Document:

Exhibit 10.13

 

MODIFICATION AGREEMENT

 

This MODIFICATION AGREEMENT
(“Agreement”) is entered into effective as of April 1, 2020, by and between: FIRSTBANK, a Tennessee banking
corporation, successor-by-merger to Clayton Bank and Trust (“Lender”); BUTTERNUT MHP LAND LLC, a Delaware
limited liability company (“Land Borrower”), and BUTTERNUT MHP HOMES LLC, a Delaware limited liability
company (“Homes Borrower,” and collectively with Land Borrower, the “Borrowers”; each individually
a “Borrower”); and RAYMOND M. GEE (“Original Guarantor”) and MANUFACTURED HOUSING
PROPERTIES INC., a Nevada corporation (“New Guarantor” and collectively with Original Guarantor, the “Guarantors”;
each individually a “Guarantor”).

 

RECITALS

 

A. Lender previously
made a loan (as amended and modified herein, the “Loan”) to Land Borrower on March 30, 2017, in the maximum
principal amount of $1,162,500.00, evidenced, governed, and secured by the following documents, all dated as of March 30, 2017
(collectively, the “Original Loan Documents”): (i) that certain Loan Agreement by and between Land Borrower
and Lender (the “Loan Agreement”); (ii) that certain Promissory Note by Land Borrower payable to the order of
Lender in the amount of $1,162,500.00 (the “Note”); (iii) that certain Tennessee Deed of Trust, Assignment of
Rents, Security Agreement and Fixture Filing by Land Borrower to Lender of record at Book TD256, Page 101 in the Union County,
Tennessee Register of Deeds Office (the “Deed of Trust”), covering the real and personal property set forth
in the Deed of Trust (the “Mortgaged Property”); (iv) that certain Absolute Assignment of Rents and Leases by
Land Borrower to Lender of record at Book TD256, Page 155 in the Union County, Tennessee Register of Deeds Office (the “Assignment”);
(v) that certain Guaranty executed by Original Guarantor for the benefit of Lender (the “Original Guaranty”);
(vi) that certain Assignment of Ownership Interests by GVest Real Estate Capital LLC, a Delaware limited liability company; (vii)
that certain Security Agreement by and between Homes Borrower and Lender (the “Security Agreement”); (viii)
that certain Environmental Indemnity Agreement by and between Borrower, Guarantors, and Lender (the “Indemnity”);
and (ix) each “Loan Document” (as defined in the Loan Agreement), and each document, instrument, paper, report, or
certificate executed, furnished or delivered, or to be executed, furnished or delivered, in connection with the Loan or any Original
Loan Document.

 

B. Land Borrower
caused to be issued by Stewart Title Guaranty Company (“Title Company”) that certain Loan Policy of Title Insurance
No. M-9302-005170299, dated March 31, 2017, in the amount of the Note (collectively, the “Title Policy”).

 

C. Borrowers
and Guarantors have requested and Lender has now agreed to (i) increase the maximum amount of the Loan by $279,000.00 above the
current outstanding principal balance, to the maximum amount of $1,388,019.32, (ii) modify certain other terms of the Loan, and
(iii) join Homes Borrower as a co-borrower to the Loan.

 

D. This Agreement,
the Original Loan Documents, the Renewal Note (as defined herein), the First Amendment to Deed of Trust (as defined herein), the
First Amendment to Assignment (as defined herein), Additional Guaranty (as defined herein), and all other documents, instruments,
papers, reports, or certificates evidencing and securing the Loan or executed or delivered in connection with the foregoing, all
as modified, amended, restated, extended or renewed are hereinafter collectively referred to as the “Loan Documents.”
Capitalized terms not otherwise defined herein shall have such meaning as set forth in the applicable Loan Documents.

 

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NOW, THEREFORE, for
and in consideration of the premises and the mutual covenants and agreements contained herein, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, Lender, Borrower, and Guarantors hereby agree as follows:

 

1. Recitals.
The above recitals serve as the basis for this Agreement, and are incorporated herein and made a part hereof for all purposes.
Borrower, Guarantors, and Lender each hereby acknowledge the above recitals to be true and correct as of the date hereof. The recitals
are a substantive, contractual part of this Agreement.

 

2. Conditions Precedent.
The obligation of Lender to increase the maximum amount of the Loan, modify certain other terms of the Loan Documents, or make
any additional advances hereunder or under the Loan (all as amended, restated, modified, or extended hereby) is subject to the
conditions precedent that Lender shall have received all of the following, in form and substance satisfactory to Lender and its
legal counsel, in their absolute discretion:

 

(a) this Agreement.

 

(b) the Renewal Note.

 

(c) that certain Guaranty
executed by New Guarantor for the benefit of Lender (the “Additional Guaranty” and with the Original Guaranty,
each a “Guaranty”).

 

(d) that First Amendment
to Tennessee Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing from Land Borrower to Lender dated as of
the date hereof (the “First Amendment to Deed of Trust”).

 

(e) that First Amendment
to Absolute Assignment of Rents and Leases from Land Borrower to Lender dated as of the date hereof (the “First Amendment
to Assignment”).

 

(f) That Subordination
Agreement by and between Lender and Guarantor dated as of the date hereof.

 

(g) a closing statement
dated as of the date hereof by and between Lender and Borrowers.

 

(h) such standard Title
Policy endorsement(s), or other evidence, satisfactory to Lender, from the Title Company to (i) confirm that the Title Policy has
not been reduced or terminated by virtue of the terms and provisions hereof, (ii) that the Deed of Trust as amended by the First
Amendment to Deed of Trust constitutes a valid first and prior lien upon the Mortgaged Property, and (iii) that the total title
insurance coverage will equal the face amount of the Renewal Note.

 

(i) UCC-11 search reports
on Borrowers from the Secretary of State of Delaware, satisfactory to Lender.

 

(j) a copy of the resolutions
or written consents of Borrowers authorizing the execution and delivery of this Agreement, the Renewal Note, and the execution
and delivery of the Loan Documents. a copy of the resolutions or written consents of Additional Guarantor authorizing the execution
and delivery of this Agreement, the Additional Guaranty, and the execution and delivery of the Loan Documents.

 

(k) a certified certificate
of existence for Borrowers from the Secretary of State of Delaware and Additional Guarantor from the Secretary of State of Nevada.

 

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(l) a copy of the articles
of organization and operating agreement, with all amendments thereto, of Additional Guarantor.

 

(m) evidence of payment
of all past due real estate and ad valorum taxes on the Mortgaged Property.

 

(n) all fees and expenses
(including attorneys’ fees) incurred by Lender in connection with this Agreement and the Loan Documents, including funds
in the amount of $1,395.00, which sum shall be in payment of a Loan origination fee due to Lender as additional consideration for
the principal increase of the Loan as set forth herein.

 

(o) evidence that no
Event of Default shall have occurred and be continuing hereunder or the Loan Documents, that all representations and warranties
of Borrower set forth in the Loan Documents shall be true and correct in all material respects, and there shall have been no material
adverse change in Borrower’s financial condition or otherwise since the date of the last borrowing hereunder or submission
of any financial statement.

 

3. Current Note
Balance. As of the date hereof, the current outstanding principal balance of the Note is $1,109,019.32.

 

4. Joinder.

 

(a) Joinder and
Assumption of Obligations. Land Borrower and Original Guarantor hereby acknowledges that Homes Borrower has received and reviewed
a copy of the Loan Agreement, Note, Deed of Trust, Assignment, and other Original Loan Documents. Homes Borrower hereby acknowledges,
covenants, and agrees: (i) that Homes Borrower joins in the execution of, and becomes a party to: (1) the Loan Agreement as a Borrower
thereunder, (2) the Note, as a Borrower and maker thereunder, (3) the Indemnity Agreement, as an Indemnitor thereunder, and (4)
each other Original Loan Document and Loan Document, in such capacity as set forth therein, as indicated with Home Borrower’s
signature below; (ii) to be bound by all representations, warranties, covenants, agreements, liabilities and acknowledgments of
a Borrower under the Loan Agreement, Note, Indemnity, and the other Original Loan Documents, in each case, with the same force
and effect as if Homes Borrower was an original signatory thereto and was expressly named as a “Borrower” therein;
and (iii) to ratify all terms and assume all rights and interests and perform all applicable duties and obligations of a Borrower
under the Loan Agreement, Note, Indemnity, and the other Original Loan Documents jointly and severally with Land Borrower.

 

(b) Representations,
Warranties, and Covenants. Homes Borrower hereby makes all representations, warranties, and covenants set forth in the Loan
Agreement, Note, Indemnity, and each other Original Loan Document as of the date hereof. To the extent that any changes in any
representation, warranties and covenants require any amendments to the exhibits or schedules to the Loan Agreement, such exhibits
and schedules are hereby updated.

 

5. Increase of Note
and Loan. The stated principal amount of the Loan is increased by the amount of TWO HUNDRED SEVENTY-NINE THOUSAND AND NO/l00
DOLLARS ($279,000.00), to the amount of ONE MILLION THREE HUNDRED EIGHTY-EIGHT THOUSAND NINETEEN AND 32/l00 DOLLARS ($1,388,019.32).
Borrowers hereby promises to pay to the order of Lender the principal sum of the Note, as hereby increased, or so much thereof
as may be advanced, less any repayments of the principal thereof heretofore made, together with interest thereon at the rate, on
the dates and in the manner specified in the Renewal Note.

 

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6. Renewal Promissory
Note. Contemporaneously with the execution and delivery of this Agreement, Borrowers shall execute and deliver to Lender that
certain Amended and Restated Promissory Note (“Renewal Note”) in the principal amount of ONE MILLION THREE HUNDRED
EIGHTY-EIGHT THOUSAND NINETEEN AND 32/100 DOLLARS ($1,388,019.32) to evidence the indebtedness originally evidenced by the Note,
as increased and modified herein and therein. The Renewal Note shall be in renewal and restatement of the terms and provisions
governing the repayment of the indebtedness evidenced by the Note. Notwithstanding such renewal and restatement, Borrower acknowledges
that the indebtedness originally evidenced by the Note shall be renewed by and continued in full force and effect (and the Renewal
Note shall not extinguish, be substituted for, or effect a novation of the Note) in accordance with the terms and conditions of
the Renewal Note, and the Renewal Note shall be secured by the liens and security interests of the Loan Documents, including, without
limitation, the Deed of Trust and Assignment, as modified herein and in the First Amendment to Deed of Trust and First Amendment
to Assignment.

 

7. Amendments to
Loan Agreement. The Loan Agreement is hereby amended, modified, or restated as follows:

 

(a) All references
to “Seller Financing” shall be deleted upon the repayment in full of the Seller Financing.

 

(b) The definition
of “Guarantors” set forth in Section 1.1 of the Loan Agreement is hereby deleted in its entirety and replaced with
the following:

 

“Guarantors”
means, collectively, Raymond M. Gee, Manufactured Housing Properties Inc., a Nevada corporation, and any other guarantor, surety,
or accommodation party with respect to the Loan, and any heir or permitted successor or assign of the foregoing; individually,
each is a “Guarantor.”

 

(c) The definition
of “Maturity Date” set forth in Section 1.1 of the Loan Agreement is hereby deleted in its entirety and replaced with
the following: “Maturity Date” has that meaning ascribed thereto in the Renewal Note.”

 

(d) Section 2.2 of
the Loan Agreement is hereby deleted in its entirety and replaced with “[Reserved].”

 

(e) Section 2.3 of
the Loan Agreement is hereby deleted in its entirety and replaced with the following:

 

Section 2.3 Purpose
of Loan. The proceeds of the Loan shall be used by Borrower for the purchase of the Premises and for the repayment in full of the
Seller Financing.

 

(f) Section 2.8 of
the Loan Agreement is hereby amended by deleting the first (1st) sentence and replacing with: “In the event Borrower
desires to sell a Home securing the Loan, then Borrower agrees that concurrently with the closing of the sale Borrower shall pay
Lender an amount equal to the lesser of (a) $7,000.00 per Home, or (b) ninety percent (90%) of the net sales price of the Home,
provided that such home is sold to a resident of the Premises.”

 

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(g) Section 5.2 of
the Loan Agreement is hereby deleted in its entirety and replaced with the following.

 

Section
5.2 Financial Covenants. Until the Indebtedness is paid in full and all other obligations of Borrower to be performed under
the Loan Documents shall have been paid and/or performed, Borrower shall maintain the following financial covenant: (i) a minimum
Debt Service Coverage Ratio of 1.25:1. All ratios are to be calculated on the twelve (12)-month trailing period ending as of December
31st of each year, beginning December 31, 2020. Compliance with these financial covenants shall be verified by Lender and in the
event of a material difference between Borrower’s calculation of a financial covenant and Lender’s determination of
a financial covenant, Lender’s determination shall govern absent manifest error. In addition to any other remedies available
to Lender hereunder, Borrower shall pay to Lender a fee in the amount of $500.00 for each failure of Borrower to satisfy these
financial covenants. For purposes of this Section 5.2, the following terms shall have the following meanings:

 

(a) “Debt
Service Coverage Ratio” means for the applicable annual period, the ratio of Borrower’s Gross Cash Flow (as defined
herein) divided by Debt Service (as defined herein) of Borrower, certified by Borrower’s Manager and verified by Lender.

 

(b) “Gross
Cash Flow” means, for any period, an amount equal to the sum of (i) Net Income, plus (ii) to the extent deducted in determining
Net Income, (A) interest expense, (B) income tax expense, (C) depreciation and amortization, and (D) all other non-cash charges
determined in accordance with generally accepted accounting principles, plus (iii) cash contributions by owners, less
(iv) distributions to owners. “Net Income” means, for any period, the net income (or loss) for such period in
accordance with generally accepted accounting principles, but excluding therefrom (to the extent otherwise included therein) (i)
any extraordinary gains or losses, (ii) any gains attributable to write-ups of assets, and (iii) any security deposits or other
type deposits or advance rentals paid by tenants. “Debt Service” means, for any period, all annual debt service,
including principal and interest payments, due on all debt obligations during the applicable period.

 

8. Grant. If
the increase of the Note and Loan pursuant to this Agreement and the Renewal Note is ever deemed or construed not to constitute
a debt or obligation which is a future advance, Borrowers and Lender hereby agree that, from and after the date hereof, the lien
of the Deed of Trust, Assignment, and Security Agreement, as amended by the First Amendment to Deed of Trust, First Amendment to
Assignment, and this Agreement, shall secure the payment of the aggregate amount of the Loan (as amended hereby), evidenced by
the Renewal Note and other Loan Documents. To effectuate same, Borrowers by these presents does hereby GRANT, BARGAIN, SELL and
CONVEY, in trust, under and pursuant to the terms and provisions of the Deed of Trust, as amended by the First Amendment to Deed
of Trust, to Lender and Lender’s heirs, executors, administrators, personal representatives, successors and assigns, forever,
all and singular, the applicable Mortgaged Property, TO HAVE AND TO HOLD the applicable Mortgaged Property, forever, upon and subject
to each and every term and provision contained in the Deed of Trust, as amended by the First Amendment to Deed of Trust, all of
which are incorporated herein by reference to secure the repayment of the Renewal Note, and the performance by the Borrowers and
other parties of the terms, covenants and provisions of the Loan Documents, as hereby modified.

 

9. Additional Modifications.
All references to the “Note” in any of the Loan Documents shall hereinafter hereby refer to the Renewal Note, as the
same may be amended, extended and modified from time to time. All references to the “Loan Agreement” in any of the
Loan Documents shall hereinafter hereby refer to the Loan Agreement, as amended by this Agreement, and as the same may be amended,
extended and modified from time to time. All references in any of the Loan Documents to the “Loan” or the amount constituting
the Loan, shall be deemed, from and after the date hereof, to refer to the Loan or the amount constituting the Loan, as amended
by this Agreement. All references in any of the Loan Documents to the “Loan,” the amount constituting the Loan, any
defined terms, or to any of the other Loan Documents shall be deemed, from and after the date hereof, to refer to the Loan, the
amount constituting the Loan, defined terms and to such other Loan Documents, as amended by this Agreement, within the Renewal
Note, or within the Loan Documents. All references to the “Loan Documents” in any of the Loan Documents shall hereinafter
hereby refer to the Loan Documents, as defined in and amended by this Agreement, and as the same may be amended, extended and modified
from time to time. All references to the “Deed of Trust” in any of the Loan Documents shall hereinafter hereby refer
to the Deed of Trust, as amended by the First Amendment to Deed of Trust, and as the same may be amended, extended and modified
from time to time. All references to the “Assignment of Rents” in any of the Loan Documents shall hereinafter hereby
refer to the Assignment of Rents, as amended by the First Amendment to Assignment, and as the same may be amended, extended and
modified from time to time.

 

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10. Acknowledgment
by Borrower. Except as otherwise specified herein, the terms and provisions hereof shall in no manner impair, limit, restrict
or otherwise affect the obligations of Borrowers, each Guarantor or any third party to Lender, as evidenced by the Loan Documents.
Borrowers and each Guarantor hereby acknowledge, agree and represent that (a) Borrowers are indebted to Lender pursuant to the
terms of the Renewal Note; (b) the liens, security interests and assignments created and evidenced by the Loan Documents are, respectively,
valid and subsisting liens, security interests and assignments of the respective dignity and priority recited in the Loan Documents;
(c) there are no claims or offsets against, or defenses or counterclaims to, the terms or provisions of the Loan Documents, and
the other obligations created or evidenced by the Loan Documents; (d) there are no claims, offsets, defenses or counterclaims arising
from any of Lender’s acts or omissions with respect to the Mortgaged Property, the Loan Documents or Lender’s performance
under the Loan Documents or with respect to the Mortgaged Property; (e) the representations and warranties contained in the Loan
Documents are true and correct representations and warranties of Borrowers and each Guarantor, as of the date hereof, except to
the extent that such representations and warranties expressly relate to an earlier date, in which case, they are true and correct
in all material respects as of such earlier date; and (f) Borrowers and each Guarantor are not in default and no event has occurred
which, with the passage of time, giving of notice, or both, would constitute a default of such party’s obligations under
the terms and provisions of the Loan Documents. As to any facts which Borrowers or any Guarantor have knowledge, which give rise
to any claims, offsets, defenses or counterclaims against Lender or the repayment of all or a portion of the Loan, whether fixed
or contingent, same are hereby forever irrevocably waived and released in their entirety.

 

11. Acknowledgment
by Guarantors. By its execution hereof, each Guarantor hereby (a) acknowledges and consents to the terms and provisions hereof;
(b) irrevocably and unconditionally, guarantees to Lender, jointly and severally, the prompt and punctual payment and performance
of the Renewal Note in accordance with the terms of the Guaranty; (c) ratifies and confirms the Guaranty, including all interest
and costs of collection, to or for the benefit of Lender; (d) agrees that the Guaranty is and shall remain in full force and effect
and that the terms and provisions of the Guaranty cover and pertain to the Loan, Renewal Note, and other Loan Documents as modified
hereby, including, without limitation, that the Guaranteed Obligations (as defined in the Guaranties) incorporates and includes
the Renewal Note; (e) acknowledges that there are no claims or offsets against, or defenses or counterclaims to, the terms and
provisions of the Guaranty or the other obligations created and evidenced by the Guaranty; (f) certifies that the representations
and warranties contained in the Guaranty remain true and correct representations and warranties of each Guarantor as of the date
hereof, except to the extent that such representations and warranties expressly relate to an earlier date, in which case, they
are true and correct in all material respects as of such earlier date; and (g) acknowledges that Lender has satisfied and performed
its covenants and obligations under the Guaranty and the other Loan Documents, and that no action or failure to act by or on behalf
of Lender has or will give rise to any cause of action or other claim against Lender for breach of the Guaranty or other Loan Documents
or otherwise.

 

12. Miscellaneous
Provisions.

 

(a) No Waiver of
Remedies. Except as may be expressly set forth herein, nothing contained in this Agreement shall prejudice, act as, or be deemed
to be a waiver of any right or remedy available to Lender by reason of the occurrence or existence of any fact, circumstance or
event constituting a default under the Note or the other Loan Documents.

 

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(b) Notices.
Notices or other communications required or permitted under this Agreement or the Loan Documents shall be provided in accordance
with the requirements therefor as set forth in the Loan Documents to the address of Borrowers and Guarantors to: 136 Main Street,
Pineville, North Carolina 28134.

 

(c) Costs and Expenses.
Contemporaneously with the execution and delivery hereof, Borrower shall pay, or cause to be paid, all costs and expenses incident
to the preparation, execution and recordation hereof and the consummation of the transaction contemplated hereby, including, but
not limited to, recording fees, title insurance policy or endorsement premiums or other charges of the Title Company or any title
agency, appraisal and appraisal review fees, and reasonable fees and expenses of legal counsel to Lender.

 

(d) Additional Documentation.
From time to time, Borrower shall execute or procure and deliver to Lender such other and further documents and instruments evidencing,
securing or pertaining to the Loan or the Loan Documents as shall be reasonably requested by Lender so as to evidence or effect
the terms and provisions hereof.

 

(e) Effectiveness
of the Loan Documents. Except as expressly modified by the terms and provisions hereof, each of the terms and provisions of
the Loan Documents are hereby ratified and shall remain in full force and effect.

 

(f) Governing Law;
Jurisdiction. This Agreement shall be governed by and construed in accordance with the laws of the State of Tennessee without
regard to provisions regarding conflicts of law, except as otherwise expressly stated herein. Borrower hereby submits to the jurisdiction
of any United States Federal or Tennessee State court sitting in Knoxville, Tennessee, and agrees that all claims in respect of
any such suit, action or proceeding shall be heard and determined exclusively in such courts.

 

(g) Waiver of Jury
Trial. LENDER, BORROWER, AND EACH GUARANTOR HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE ANY RIGHTS THEY MAY HAVE
TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION BASED HEREON, OR ARISING OUT OF, UNDER, OR IN CONNECTION WITH, THIS AGREEMENT,
THE LOAN DOCUMENTS, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENTS (ORAL OR WRITTEN), OR ACTIONS OF LENDER, BORROWER,
OR GUARANTORS. THIS PROVISION IS A MATERIAL INDUCEMENT FOR LENDER ENTERING INTO THIS AGREEMENT.

 

(h) Time. Time
is of the essence in the performance of the covenants contained herein and in the Loan Documents.

 

(i) Binding Agreement.
This Agreement shall be binding upon the heirs, executors, administrators, personal representatives, successors and assigns of
the parties hereto.

 

(j) Headings.
The section headings hereof are inserted for convenience of reference only and shall in no way alter, amend, define or be used
in the construction or interpretation of the text of such section.

 

(k) Construction.
Whenever the context hereof so requires, reference to the singular shall include the plural and likewise, the plural shall include
the singular; words denoting gender shall be construed to mean the masculine, feminine or neuter, as appropriate; and specific
enumeration shall not exclude the general, but shall be construed as cumulative of the general recitation.

 

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(l) Severability.
If any clause or provision of this Agreement is or should ever be held to be illegal, invalid or unenforceable under any present
or future law applicable to the terms hereof, then and in that event, it is the intention of the parties hereto that the remainder
of this Agreement shall not be affected thereby, and that in lieu of each such clause or provision of this Agreement that is illegal,
invalid or unenforceable, such clause or provision shall be judicially construed and interpreted to be as similar in substance
and content to such illegal, invalid or unenforceable clause or provision, as the context thereof would reasonably suggest, so
as to thereafter be legal, valid and enforceable.

 

(m) Counterparts.
To facilitate execution, this Agreement may be executed in as many counterparts as may be convenient or required. It shall not
be necessary that the signature and acknowledgment of, or on behalf of, each party, or that the signature and acknowledgment of
all persons required to bind any party, appear on each counterpart. All counterparts shall collectively constitute a single instrument.
It shall not be necessary in making proof of this Agreement to produce or account for more than a single counterpart containing
the respective signatures and acknowledgment of, or on behalf of, each of the parties hereto. Any signature and acknowledgment
page to any counterpart may be detached from such counterpart without impairing the legal effect of the signatures and acknowledgments
thereon and thereafter attached to another counterpart identical thereto except having attached to it additional signature and
acknowledgment pages.

 

(n) Electronic Transmission.
The parties agree that if a paper original of this Agreement executed by one or more of the parties is sent by electronic transmission
(an “Executed Copy”), (i) the Executed Copy shall be treated in all respects as a paper original of this Agreement
executed by the same parties whose signatures appear on the Executed Copy and (ii) the Executed Copy shall have the same binding
and legal effect as a paper original of this Agreement executed by the same parties whose signatures appear on the Executed Copy.
At the request of any party who receives an Executed Copy, this Agreement shall be re-executed by the parties who signed the Executed
Copy and the executed paper original Agreement shall be sent to the requesting party by any method permitted herein other than
by electronic transmission. Each of the parties further agree that it will not raise the transmission of this Agreement or the
Executed Copy by electronic transmission as a defense in any proceeding or action in which the validity of this Agreement is at
issue and hereby forever waives such defense. “Electronic transmission” means any form of communication, such
as facsimile or email, not directly involving the physical transmission of actual paper, which creates a record of the actual paper
that may be retained, retrieved, reviewed and printed by the recipient.

 

(o) Notice of Final
Agreement. THIS AGREEMENT AND THE OTHER LOAN DOCUMENTS EMBODY THE FINAL, ENTIRE AGREEMENT AMONG THE PARTIES HERETO AND THERETO
AND SUPERSEDE ANY AND ALL PRIOR COMMITMENTS, AGREEMENTS, REPRESENTATIONS, AND UNDERSTANDINGS, WHETHER WRITTEN OR ORAL, RELATING
TO THE SUBJECT MATTER HEREOF AND THEREOF AND MAY NOT BE CONTRADICTED OR VARIED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS, OR SUBSEQUENT
ORAL AGREEMENTS OR DISCUSSIONS OF THE PARTIES HERETO OR THERETO. THERE ARE NO ORAL AGREEMENTS AMONG THE PARTIES HERETO OR THERETO.
THE PROVISIONS OF THIS AGREEMENT AND THE OTHER LOAN DOCUMENTS MAY BE AMENDED OR WAIVED ONLY BY AN INSTRUMENT IN WRITING SIGNED
BY THE RESPECTIVE PARTIES TO SUCH DOCUMENTS.

 

[Signature page follows]

 

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This Modification Agreement is EXECUTED
effective as of the date first above written.

 

	 	LENDER:
	 	 
	 	FIRSTBANK
	 	 
	 	By:	/s/ Chris Price
	 	 	Chris Price, MH Relationship Manager, AVP

 

[Signature page continues]

 

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This Modification Agreement is EXECUTED
effective as of the date first above written.

 

	 	BORROWERS:
	 	 
	 	BUTTERNUT MHP LAND LLC
	 	 
	 	By:	/s/ Raymond M. Gee
	 	 	Raymond M. Gee, Manager

 

STATE OF NORTH CAROLINA)

COUNTY OF MECKLENBURG)

 

Before me, the undersigned,
a Notary Public of said County and State, personally appeared Raymond M. Gee, with whom I am personally acquainted (or proved to
me on the basis of satisfactory evidence), and who, upon oath, acknowledged himself to be the Manager of Butternut MHP Land LLC,
a Delaware limited liability company, the within named bargainor, and that he as such Manager, being authorized so to do, executed
the foregoing instrument for the purposes therein contained, by signing the name of the company by himself in such capacity.

 

Witness my hand and
seal, this 30 day of March, 2020.

 

	 	/s/ Janalyn M Bailey
	 	Notary Public

 

My Commission Expires: 03/25/2024

 

		 

                    BUTTERNUT MHP HOMES LLC

                     

	By: 	/s/ Raymond M. Gee
	 	 	Raymond M. Gee, Manager

STATE OF NORTH CAROLINA)

COUNTY OF MECKLENBURG)

 

Before me, the undersigned,
a Notary Public of said County and State, personally appeared Raymond M. Gee, with whom I am personally acquainted (or proved to
me on the basis of satisfactory evidence), and who, upon oath, acknowledged himself to be the Manager of Butternut MHP Homes LLC,
a Delaware limited liability company, the within named bargainor, and that he as such Manager, being authorized so to do, executed
the foregoing instrument for the purposes therein contained, by signing the name of the company by himself in such capacity.

 

Witness my hand and
seal, this 30 day of March, 2020.

 

	 	/s/ Janalyn M Bailey
	 	Notary Public

 

	My Commission Expires: 03/25/2024	

[Signature page continues]

 

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This Modification Agreement
is EXECUTED effective as of the date first above written.

 

	 	GUARANTORS:
	 	 
	 	/s/ Raymond M. Gee
	 	Raymond M. Gee

 

STATE OF NORTH CAROLINA)

COUNTY OF MECKLENBURG)

 

Before me, the undersigned
authority, a Notary Public in and for said county and state, personally appeared the within named bargainor, Raymond M. Gee,
with whom I am personally acquainted (or proved to me on the basis of satisfactory evidence), and executed the within instrument
for the purposes therein contained by signing his name above.

 

Witness my hand and
seal, this 30 day of March, 2020.

 

	 	/s/ Janalyn M Bailey
	 	Notary Public

 

My Commission expires: 03/25/2024

 

		 

                    MANUFACTURED HOUSING PROPERTIES INC.

                     

	By: 	/s/ Raymond M. Gee
	 	 	Raymond M. Gee, Chief Executive Officer

 

STATE OF NORTH CAROLINA)

COUNTY OF MECKLENBURG)

 

Before me, the undersigned,
a Notary Public of said County and State, personally appeared Raymond M. Gee, with whom I am personally acquainted (or proved to
me on the basis of satisfactory evidence), and who, upon oath, acknowledged himself to be the Chief Executive Officer of MANUFACTURED
HOUSING PROPERTIES INC., a Nevada corporation, the within named bargainor, and that he as such Chief Executive Officer, being authorized
so to do, executed the foregoing instrument for the purposes therein contained, by signing the name of the company by himself in
such capacity.

 

Witness my hand and
seal, this 30 day of March, 2020.

 

	 	/s/ Janalyn M Bailey
	 	Notary Public

 

	My Commission Expires: 03/25/2024	

 

 

11Exhibit 10.14

 

AMENDED AND
RESTATED PROMISSORY NOTE

 

	April 1, 2020	$1,388,019.32

 

FOR VALUE RECEIVED, BUTTERNUT
MHP LAND LLC, a Delaware limited liability company, and BUTTERNUT MHP HOMES LLC, a Delaware limited liability company
(individually and collectively, “Borrower”), promises and agrees to pay to the order of FIRSTBANK, a Tennessee
corporation, and successor-by-merger to Clayton Bank and Trust (“Lender,” which term shall always refer to the
lawful holder hereof), at its offices in Knoxville, Tennessee, or at such other place as may be designated in writing by Lender,
in lawful money of the United States of America, the principal sum of up to ONE MILLION THREE HUNDRED EIGHTY-EIGHT THOUSAND NINETEEN
AND 32/100 DOLLARS ($1,388,019.32), or so much thereof as may be disbursed and remain outstanding from time to time by Lender,
together with interest on the disbursed and unpaid principal balance outstanding computed from the date of each advance until repaid
in full.

 

This Amended and Restated
Promissory Note (“Note”) is issued in accordance with and pursuant to that certain Loan Agreement dated as of
March 30, 2017 by and between Butternut MHP Land LLC and Lender (as such may be amended and/or restated from time to time, the
“Loan Agreement”), as amended by that certain Modification Agreement of even date herewith by and between Borrower,
Lender, and the other parties thereto. Capitalized terms not otherwise defined herein shall have such meaning as set forth in the
Loan Agreement.

 

Interest on the disbursed
and unpaid principal balance hereunder shall accrue from the date funds are first disbursed to Borrower at a fixed rate of interest
(the “Interest Rate”) equal to six percent (6.0%) per annum or the maximum rate of interest allowed by law, whichever
is less; provided, however, that on April 10, 2023 and thereafter, the Interest Rate shall be equal to (i) the Wall Street Journal
Prime (as defined herein) plus one percent (1.0%) per annum, adjusted on the first day of each calendar quarter (each a
“Change Date”) or (ii) the maximum rate of interest allowed by law, whichever is less; provided further, however,
that the Interest Rate shall never be less than six percent (6.0%). Each change in the interest rate shall become effective without
notice to Borrower, but Lender will endeavor to notify Borrower of each change in the interest rate; provided, however, that the
failure to provide notice to Borrower shall not affect the validity of the change in the interest rate. Interest shall be calculated
on the basis of a 360-day year and the actual number of calendar days elapsed.

 

“Wall Street Journal
Prime” means the per annum rate of interest identified as the “Prime Rate” as published in the Money Rates section
each day in The Wall Street Journal. If The Wall Street Journal ceases to be published or if it ceases to publish a Prime
Rate, then Lender will choose a substitute prime rate. If the Wall Street Journal Prime is published as a range of rates, the highest
rate will be considered the Wall Street Journal Prime for the purposes of this Note. On such days that The Wall Street Journal
is not published (such as holidays and weekends), the Wall Street Journal Prime shall be the Wall Street Journal Prime stated in
the most recently published edition of The Wall Street Journal. Each determination of the Prime Rate by Lender shall be based upon
the most recently published rate as of the date of each adjustment hereunder, and, in the absence of manifest error, shall be conclusive
and binding upon Borrower.

 

Each payment due hereunder
shall be due on the tenth (10th) day of each month (each a “Due Date”) during the term of this Note.
This Note shall be repaid as follows:

 

		(a)	As of the date hereof, the outstanding principal balance hereunder will be amortized over two hundred
sixty-seven (267) consecutive monthly installments of principal and interest (the “Monthly Payment”) with the
first Monthly Payment in the amount of $9,429.93 due from Borrower on April 10, 2020, and continuing on each Due Date thereafter,
until adjusted as provided herein.

 

    1

     

    

 

		(b)	On each Change Date, Lender shall determine a new Monthly Payment using the then outstanding principal
balance of the Note as of the Change Date, the remaining months of the amortization period and the Interest Rate as of the Change
Date. The new Monthly Payment shall be payable on the Due Date following the Change Date and on each Due Date thereafter until
the next Change Date when Lender shall again determine a new Monthly Payment as provided in this paragraph.

 

		(c)	On April 10, 2025 (the “Maturity Date”) this Note shall mature and Borrower shall
pay to Lender an amount equal to all accrued interest, plus all outstanding principal, costs, fees and expenses.

 

Should an Event of Default
occur under the Loan Agreement, then, at the option of Lender, the entire indebtedness hereby evidenced shall become due, payable
and collectible then or thereafter, without notice, as Lender may elect regardless of the date of maturity. Lender may waive any
default before or after the same has been declared and restore this Note to full force and effect without impairing any rights
hereunder, such right of waiver being a continuing one.

 

Principal and unpaid interest
may, at Lender’s option, bear interest following any Event of Default at the Default Rate. Commencing on the 11th day
after the applicable due date of any missed payment, a five percent (5%) late charge (the “Late Charge”) shall
be assessed on the amount of such missed payment. Borrower will pay a fee to Lender of $32.00 if Borrower makes a payment on Borrower’s
loan and the check or preauthorized charge with which Borrower pays is later dishonored. In case of suit, or if this obligation
is placed in an attorney’s hands for collection, or to protect the security for its payment, the undersigned will pay all costs
of collection and litigation, including a reasonable attorney’s fee.

 

All amounts received for
payment shall, at the option of Lender, be applied first to any unpaid expenses due under this Note or under any other documents
evidencing or securing the obligations or indebtedness of Borrower to Lender, then to any unpaid default interest, then to all
other accrued but unpaid interest, and finally, to the reduction of outstanding principal due under this Note. Borrower may prepay
the principal balance hereunder in whole or in part, subject to the principal prepayment premiums set forth in the Loan Agreement.
All prepayments of principal shall be applied to installments of principal in inverse order of maturity. No such prepayment shall
postpone or extend the due date of any subsequent installment or change the amount of any installment. Early payments will not,
unless agreed to by Lender in writing, relieve Borrower of Borrower’s obligation to continue to make payments under the payment
schedule. Rather, early payments will reduce the principal balance due and may result in Borrower’s making fewer payments. Borrower
can repay the Indebtedness in full at any time without penalty. Borrower agrees not to send Lender payments marked “paid in
full,” “without recourse,” or similar language. If Borrower sends such a payment, Lender may accept it without losing
any of Lender’s rights under this Note, and Borrower will remain obligated to pay any further amount owed to Lender. All written
communications concerning disputed amounts, including any check or other payment instrument that indicates that the payment constitutes
“payment in full” of the amount owed or that is tendered with other conditions or limitations or as full satisfaction
of a disputed amount must be mailed or delivered to: FirstBank, Attn: President, Specialty Lending, 520 W. Summit Hill Drive, Suite
801, Knoxville, TN 37902.

 

    2

     

    

 

The makers, endorsers,
guarantors and all parties to this Note and all who may become liable for same, jointly and severally waive presentment for payment,
protest, notice of protest, notice of nonpayment of this Note, demand and all legal diligence in enforcing collection, any and
all rights under the laws of any state to claim or recover any special, exemplary, punitive, consequential or other damages other
than actual direct damages, and hereby expressly agree that the lawful owner or holder of this Note may defer or postpone collection
of the whole or any part thereof, either principal and/or interest, or may extend or renew the whole or any part thereof, either
principal and/or interest, or may accept additional collateral or security for the payment of this Note, or may release the whole
or any part of any collateral security and/or liens given to secure the payment of this Note, or may release from liability on
account of this Note any one or more of the makers, endorsers, guarantors and/or other parties thereto, all without notice to them
or any of them; and such deferment, postponement, renewal, extension, acceptance of additional collateral or security and/or release
shall not in any way affect or change the obligation of any such maker, endorser, guarantor or other party to this Note, or of
any who may become liable for the payment thereof.

 

This Note is a secured
promissory note.

 

If for any reason whatsoever
the interest and loan fees and charges paid or payable by Borrower hereunder shall exceed the maximum amounts collectible under
applicable laws, then, ipso facto, the obligation to pay such interest and loan fees and charges shall be reduced to the
maximum amounts collectible under applicable laws, and any amounts collected by Lender that exceed such maximum amounts shall be
applied to the reduction of the outstanding principal balance, or if the outstanding principal balance is paid to zero, any excessive
amounts collected shall be refunded to Borrower, so that at no time shall the interest and loan fees and charges paid or payable
exceed the maximum amounts permitted from time to time by applicable law.

 

This Note has been executed
and delivered in, and shall be governed by and construed according to the laws of the State of Tennessee except to the extent preempted
by applicable laws of the United States of America. If any provision of this Note should for any reason be invalid or unenforceable,
the remaining provisions hereof shall remain in full force and effect.

 

BORROWER AND LENDER HEREBY
EACH WAIVE ANY RIGHT TO A JURY TRIAL ON ANY CAUSE OF ACTION ARISING WITH RESPECT TO BORROWER’S LIABILITY HEREUNDER.

 

TIME IS OF THE ESSENCE
WITH REGARD TO EACH AND EVERY PROVISION OF THIS NOTE.

 

This Note may not be changed
or terminated without the prior written approval of Lender and Borrower. No waiver of any term or provision hereof shall be valid
unless in writing signed by Lender.

 

This Note amends, restates,
and supersedes that certain Promissory Note dated March 30, 2017 made by Butternut MHP Land LLC payable to the order of Lender
in the face principal amount of $1,162,500.00, (the “Original Note”). This Note is not intended to, and will not,
effect a novation, substitution, or extinguishment of the Original Note, and this Note shall be entitled to the same benefit (and
priority) of the Loan Documents, including the Original Loan Documents (as defined in the Modification); and the lien of the Loan
Documents (as defined in the Modification), including the Original Loan Documents, is not intended to be released, altered or changed
in any manner except as specifically stated herein or in the documents executed by Borrower and Lender in connection with this
Note.

 

[Signature page follows]

 

    3

     

    

 

This Amended and Restated
Promissory Note is entered into as of the date first above written.

 

	
         
	BORROWER:
	 	 
	 	BUTTERNUT MHP LAND LLC
	 	 
	 	By:	/s/ Raymond M. Gee
	 	 	Raymond M. Gee, Manager
	 	 
	STATE OF __________________)	 
	COUNTY OF ________________)	 

 

Before me, the undersigned,
a Notary Public of said County and State, personally appeared Raymond M. Gee, with whom I am personally acquainted (or proved to
me on the basis of satisfactory evidence), and who, upon oath, acknowledged himself to be the Manager of Butternut MHP Land LLC,
a Delaware limited liability company, the within named bargainor, and that he as such Manager, being authorized so to do, executed
the foregoing instrument for the purposes therein contained, by signing the name of the company by himself in such capacity.

 

Witness my hand and seal, this ____ day of
____________, 20__.

 

	 	 
	 	Notary Public
	My Commission Expires:____________________________	 

 

	 	BUTTERNUT MHP HOMES LLC
	 	 
	 	By:	/s/ Raymond M. Gee
	 	 	Raymond M. Gee, Manager
	 	 
	STATE OF __________________)	 
	COUNTY OF ________________)	 

 

Before me, the undersigned,
a Notary Public of said County and State, personally appeared Raymond M. Gee, with whom I am personally acquainted (or proved to
me on the basis of satisfactory evidence), and who, upon oath, acknowledged himself to be the Manager of Butternut MHP Homes LLC,
a Delaware limited liability company, the within named bargainor, and that he as such Manager, being authorized so to do, executed
the foregoing instrument for the purposes therein contained, by signing the name of the company by himself in such capacity.

 

Witness my hand and seal, this ____ day of
____________, 20__.

 

	 	 
	 	Notary Public
	My Commission Expires:____________________________	 

 

 

4

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