Document:

Exhibit 10.1

 

TENTH
AMENDMENT TO LOAN AGREEMENT

 

THIS
TENTH AMENDMENT TO LOAN AGREEMENT (this “Amendment”), dated as of August 17, 2022, is among NETREIT DUBOSE
MODEL HOME REIT, LP, a Delaware limited partnership (“NetREIT Dubose”), NETREIT MODEL HOMES, INC., a Delaware
corporation, formerly NETREIT MODEL HOMES, LLC (“NMH”), DUBOSE MODEL HOME INVESTORS #202 LP, a California limited
partnership (“Dubose #202”), DUBOSE MODEL HOME INVESTORS #203 LP, a California limited partnership (“Dubose
#203”), DUBOSE MODEL HOME INVESTORS #204, LP, a California limited partnership (“Dubose #204”),
DUBOSE MODEL HOME INVESTORS #205, LP, a California limited partnership (“Dubose #205”), and DUBOSE MODEL HOME
INVESTORS #206, LP, a California limited partnership (“Dubose #206”, and together with NetREIT Dubose, NMH,
Dubose #202, Dubose #203, Dubose #204, and Dubose #205 collectively, “Borrowers”), and FIRST HORIZON BANK (“Lender”).

 

RECITALS:

 

A. Borrowers
and Lender entered into that certain Loan Agreement dated as of February 26, 2016, as amended by that certain First Amendment to the
Loan Agreement dated as of March 14, 2016, by that certain Second Amendment to Loan Agreement dated as of June 29, 2016, by that certain
Third Amendment to Loan Agreement dated as of April 11, 2017, by that certain Joinder and Fourth Amendment to Loan Agreement dated as
of February 20, 2018, by that certain Fifth Amendment to Loan Agreement dated as of April 11, 2018, by that certain Joinder and Sixth
Amendment to Loan Agreement dated as of April 11, 2019, by that certain Joinder and Seventh Amendment to Loan Agreement dated as May
22, 2020, Eighth Amendment to Loan Agreement dated as of June 26, 2020, and Ninth Amendment to Loan Agreement dated as of February 26,
2021 (as amended, the “Agreement”).

 

B. Pursuant
to the Agreement, PRESIDIO PROPERTY TRUST, INC., a Maryland corporation, formerly NETREIT, INC. (“Guarantor”)
executed that certain Guaranty Agreement dated as of February 26, 2016 (the “Guaranty Agreement”) pursuant to which Guarantor
guaranteed to Lender the payment and performance of the Obligations (as defined in the Agreement).

 

C. Borrower
and Lender now desire to amend the Agreement as herein set forth.

 

NOW,
THEREFORE, in consideration of the premises herein contained and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the parties hereto agree as follows:

 

ARTICLE
I.

Definitions

 

Section
1.1 Definitions. Capitalized terms used in this Amendment, to the extent not otherwise defined herein, shall have the meanings
given to such terms in the Agreement, as amended hereby.

 

    	 

     

    

 

ARTICLE
II.

Amendments

 

Section
2.1 Omnibus Amendment. Effective as of the date hereof, NETREIT DUBOSE MODEL HOME REIT, LP is deleted as a Borrower and as
a party to the Loan Agreement.

 

Section
2.2 Amendment to Certain Definitions. Effective as of the date hereof, the definitions of the following terms contained in
Section 1.1 of the Agreement are amended to read in their respective entireties as follows:

 

“Debt
Service Coverage Ratio” means, in the aggregate, for all Borrowers, (a) the quarterly scheduled rental income under all leases
of model homes, less operating expenses (excluding depreciation, amortization, interest expense and income taxes), divided by (b) the
quarterly debt service for all model homes.

 

“Index
Rate” means, on any day, the most recent three (3) year U.S. Treasury rate as published in The Wall Street Journal on
that day under the section “Key Interest Rates,” the category “Interest Rate Swaps,” and the line “3-year”
Treasury. If such section of The Wall Street Journal reflects more than one rate as being the “three year Treasury rate”,
then the highest rate shall be the Index Rate. On days when The Wall Street Journal is not published, the Index Rate shall be
the “three year LIBOR forward swap rate” stated in the most recently published edition of The Wall Street Journal.
In the event The Wall Street Journal ceases to be published altogether, or ceases to publish the “three year Treasury rate”,
then Lender or its successors or assigns shall establish and use a new Index Rate, in the exercise of its sole discretion, without any
notice to Borrowers or any other Person being required. The Index Rate shall automatically fluctuate, upward and downward, without notice
to Borrowers or any other Person, as and in the amount the said published “three year Treasury rate” shall fluctuate. The
Index Rate is a reference rate and does not necessarily represent Lender’s best or lowest rate or a favored rate, and Lender disclaims
any statement, representation or warranty to the contrary.

 

“Termination
Date” means 11:00 a.m. on October 12, 2023 or such earlier date on which the Guidance Amount terminates as provided in this
Agreement.

 

Section
2.3 Amendment to Section 2.3. Effective as of the date hereof, Section 2.3 of the Agreement is amended to read in its entirety
as follows:

 

Section
2.3 Interest. The unpaid principal amount of any Advance shall bear interest prior to maturity at a fixed rate per annum equal
to the lesser of (a) the Maximum Rate or (b) the greater of (i) the sum of the Index Rate then in effect on the date Borrower directs
Lender to fix the interest rate for an impending Advance plus two and one-fourth percent (2.25%) and (ii) three percent (3.00%) per annum;
provided, however, that such fixing of the Interest Rate shall not be effective for more than thirty (30) days and upon the expiration
of such thirty (30) day period, the Index Rate shall be reset five (5) Business Days prior to the date of such Advance. Notwithstanding
the foregoing, if an Event of Default has occurred and is continuing, the outstanding principal of all Advances (and accordingly, all
Notes) shall bear interest at the Default Rate, and shall be payable from time to time upon demand.

 

    	- 2 -

     

    

 

Section
2.4 Amendment to Section 2.4. Effective as of the date hereof, Section 2.4 of the Agreement is amended to read in its entirety
as follows:

 

Section
2.4. Repayment of Advances/Option to Extend. (a) The principal amount of, and accrued and unpaid interest on, each Advance
(and, therefore, the Note evidencing such Advance) shall be due and payable as follows:

 

(i) Twenty-nine
(29) monthly installments principal and interest each in an amount sufficient to amortize the principal amount of such Advance over a
period of twenty (20) years at the interest rate applicable to such Advance shall be due and payable monthly on the fifteenth (15th)
day of each month, commencing on the fifteenth (15th) day of the month immediately following the month in which of such Advance
was made; and

 

(ii) A
final installment in the amount of all outstanding principal of and accrued unpaid interest on such Advance shall be due and payable
on the fifteenth (15th) day of the thirtieth (30th) month immediately following the month in which such Advance
was made.

 

(b) Provided
no Event of Default or Unmatured Event of Default has previously occurred or has occurred and is continuing, upon the written request
of the applicable Borrower given in the manner specified below, Lender agrees to extend the maturity date of any Note executed in connection
with an Advance for up to two (2) fifteen (15) month periods (the “Extension Option”), provided each of the following
terms and conditions are met in connection with each Extension Option:

 

(i) The
applicable Borrower requests in writing that Lender extend such Note in an amount not to exceed the unpaid principal balance of such
Note (the “Extension Amount”) at least sixty (60) days (but not more than ninety (90) days) prior to the commencement
of such extension period.

 

(ii) Lender
shall have received each Borrower’s and Guarantor’s current financial statements (bearing a date no more than ninety (90)
days prior to the commencement of the extension period), certified as correct by such Person. No condition shall then exist which would
cause a Material Adverse Effect upon any Borrower or Guarantor.

 

(iii) The
applicable Borrower executes an extension and modification agreement (in form and substance acceptable to Lender providing for the payment
by such Borrower of monthly installments of principal and interest based on a twenty (20) year mortgage amortization of the Extension
Amount and an interest rate equal to the lesser of (y) the Maximum Rate and (z) the greater of (i) the sum of the Index Rate determined
five (5) Business Days prior to the first day of the extension period plus two and one-fourth percent (2.25%) and (ii) three percent
(3.00%), as calculated by Lender. The final installment on such Note being extended, which is payable fifteen (15) months after the effective
date of such Extension Option, shall be in an amount equal to the outstanding balance of all unpaid principal of the Advance plus accrued
and unpaid interest thereon.

 

    	- 3 -

     

    

 

(iv) The
applicable Borrower causes the Loan Documents to be modified and extended pursuant to the extension and modification agreement and such
other agreements or other documents prepared by Lender’s counsel (but not otherwise increasing the amount of the Obligations so
guaranteed), each of which agreements and documents shall be consented and agreed to by Guarantor.

 

(v) Borrowers
pay all title and attorneys’ fees and other reasonable costs incurred by Lender in connection with such renewal.

 

(vi) There
has been no change resulting in a Material Adverse Effect on any Borrower or Guarantor.

 

Section
2.5 Amendment to Section 2.7. Effective as of the date hereof, Section 2.7 of the Agreement is amended to read in its entirety
as follows:

 

Section
2.7 Appraisal/Mandatory Prepayment. If on the twenty-fifth (25th) month after the date of an Advance, there is a Lease
Default or Termination with respect to a Model Home acquired by any Borrower with the proceeds of such Advance, the applicable Borrower
shall obtain a new appraisal of such Model Home acquired with the proceeds of such Advance acceptable to Lender, and if the loan to value
ratio reflected by such appraisal is less than seventy percent (70%), Borrower shall prepay the Advance which funded the acquisition
of such Model Home in an amount which would cause such loan to value ratio not to exceed seventy percent (70%).

 

Section
2.6 Amendment to Section 8.10. Effective as of the date hereof, Section 2.7 of the Agreement is amended to read in its entirety
as follows:

 

Section
8.10 Debt Service Coverage Ratio. Borrowers shall not permit the Debt Service Coverage Ratio in the aggregate to be less than
1.10 to 1.00. The Debt Service Coverage Ratio shall be tested at the end of each fiscal quarter of Borrowers.

 

Section
2.7 Amendment to Exhibits. Effective as of the date hereof, (a) Exhibit “B” (Advance Request Form) to the Amendment
is amended to conform with Annex “A” to this Amendment and (b).

 

    	- 4 -

     

    

 

ARTICLE
III.

Conditions Precedent

 

Section
3.1 Conditions. The effectiveness of this Amendment is subject to the receipt by Lender of the following in form and substance
satisfactory to Lender:

 

(a) Certificate
- NMH. A certificate of the Secretary or another officer of NMH acceptable to Lender certifying (i) resolutions of the directors
or consent of the sole stockholder of NMH which authorize the execution, delivery and performance by NMH of this Agreement and the other
Loan Documents to which NMH is or is to be a party and (ii) the names of the officers of NMH authorized to sign this Agreement and each
of the other Loan Documents to which NMH is or is to be a party together with specimen signatures of such Persons.

 

(b) Governmental
Certificates - NMH. A certificate issued by the appropriate government official of the state of organization of NMH as to the existence
and good standing of NMH.

 

(c) Certificate
- General Partner- Dubose #202, #203, #204, #205 and #206. A certificate of the Secretary or another officer of General Partner-Dubose
#202, #203, #204, #205 and #206 acceptable to Lender certifying (i) resolutions of the directors or consent of General Partner-Dubose
#202, #203, #204, #205 and #206 which authorize the execution, delivery and performance by Dubose #202, #203, #204, #205 and #206 of
this Agreement and the other Loan Documents to which Dubose #202, #203, #204, #205 and #206 is or is to be a party and (ii) the names
of the officers of General Partner-Dubose #202, #203, #204, #205 and #206 authorized to sign this Agreement and each of the other Loan
Documents to which Dubose #202, #203, #204, #205 and #206 is or is to be a party together with specimen signatures of such Persons.

 

(d) Governmental
Certificates - Dubose #202. A certificate issued by the appropriate government official of the state of organization of Dubose #202
as to the existence and good standing of Dubose #202.

 

(e) Governmental
Certificates - Dubose #203. A certificate issued by the appropriate government official of the state of organization of Dubose #203
as to the existence and good standing of Dubose #203.

 

(f) Governmental
Certificates - Dubose #204. A certificate issued by the appropriate government official of the state of organization of Dubose #204
as to the existence and good standing of Dubose #204.

 

(g) Governmental
Certificates - Dubose #205. A certificate issued by the appropriate government official of the state of organization of Dubose #205
as to the existence and good standing of Dubose #205.

 

(h) Governmental
Certificates - Dubose #206. A certificate issued by the appropriate government official of the state of organization of Dubose #206
as to the existence and good standing of Dubose #206.

 

(i) Governmental
Certificates - General Partner-Dubose #202, #203, #204, #205 and #206. A certificate issued by the appropriate government official
of the state of organization of General Partner-Dubose #202, #203, #204, #205 and #206 as to the existence and good standing of General
Partner-Dubose #202, #203, #204, #205 and #206.

 

    	- 5 -

     

    

 

(j) Certificate
- Guarantor. A certificate of the Secretary or another officer of Guarantor acceptable to Lender certifying (i) resolutions of the
directors of Guarantor which authorize the execution, delivery and performance by Guarantor of this Agreement and the other Loan Documents
to which Guarantor is or is to be a party and (ii) the names of the officers of Guarantor authorized to sign this Agreement and each
of the other Loan Documents to which Guarantor is or is to be a party together with specimen signatures of such Persons.

 

(k) Governmental
Certificates - Guarantor. A certificate issued by the appropriate government official of the state of organization of Guarantor as
to the existence and good standing of Guarantor.

 

(l) Guaranty
Agreement. The Guaranty Agreement executed by Guarantor.

 

(m) Additional
Information. Such additional documents, instruments and information as Lender may request.

 

Section
3.2 Additional Conditions. The effectiveness of this Amendment is also subject to the satisfaction of the additional conditions
precedent that (a) the representations and warranties contained herein and in all other Loan Documents, as amended hereby, shall be true
and correct as of the date hereof as if made on the date hereof, (b) all proceedings, corporate or otherwise, taken in connection with
the transactions contemplated by this Amendment and all documents, instruments and other legal matters incident thereto shall be satisfactory
to Lender, and (c) no Event of Default or Unmatured Event of Default shall have occurred and be continuing.

 

ARTICLE
IV.

Ratifications, Representations, and Warranties

 

Section
4.1 Ratifications. The terms and provisions set forth in this Amendment shall modify and supersede all inconsistent terms and
provisions set forth in the Agreement and except as expressly modified and superseded by this Amendment, the terms and provisions of
the Agreement are ratified and confirmed and shall continue in full force and effect. Borrowers and Lender agree that the Agreement as
amended hereby shall continue to be the legal, valid and binding obligation of such Persons enforceable against such Persons in accordance
with its terms.

 

Section
4.2 Representations, Warranties and Agreements. Borrowers hereby represent and warrant to Lender that (a) the execution, delivery,
and performance of this Amendment and any and all other Loan Documents executed or delivered in connection herewith have been authorized
by all requisite corporate action on the part of Borrowers and will not violate the Organizational Documents of Borrowers, (b) the representations
and warranties contained in the Agreement as amended hereby, and all other Loan Documents are true and correct on and as of the date
hereof as though made on and as of the date hereof, (c) no Event of Default or Unmatured Event of Default has occurred and is continuing,
(d) except as disclosed in writing to Lender, Borrowers are in full compliance with all covenants and agreements contained in the Agreement
as amended hereby, (e) Borrowers are indebted to Lender pursuant to the terms of the Notes, as the same may have been renewed, modified,
extended or rearranged, including, without limitation, any renewals, modifications and extensions made pursuant to this Amendment, (f)
the liens, security interests, encumbrances and assignments created and evidenced by the Loan Documents are, respectively, valid and
subsisting liens, security interests, encumbrances and assignments and secure the Notes as the same may have been renewed, modified or
rearranged, including, without limitation, any renewals, modifications and extensions made pursuant to this Amendment, and (g) Borrowers
have no claims, credits, offsets, defenses or counterclaims arising from the Loan Documents or Lender’s performance under the Loan
Documents.

 

    	- 6 -

     

    

 

ARTICLE
V.

Miscellaneous

 

Section
5.1 Survival of Representations and Warranties. All representations and warranties made in this Amendment or any other Loan
Documents including any Loan Document furnished in connection with this Amendment shall fully survive the execution and delivery of this
Amendment and the other Loan Documents, and no investigation by Lender or any closing shall affect the representations and warranties
or the right of Lender to rely on them.

 

Section
5.2 Reference to Agreement. Each of the Loan Documents, including the Agreement and any and all other agreements, documents,
or instruments now or hereafter executed and delivered pursuant to the terms hereof or pursuant to the terms of the Agreement, as amended
hereby, are hereby amended so that any reference in such Loan Documents to the Agreement shall mean a reference to the Agreement, as
amended hereby.

 

Section
5.3 Expenses of Lender. As provided in the Agreement, Borrowers agree to pay on demand all costs and expenses incurred by Lender
in connection with the preparation, negotiation and execution of this Amendment and the other documents and instruments executed pursuant
hereto and any and all amendments, modifications and supplements thereto, including, without limitation, the costs and fees of Lender’s
legal counsel, and all costs and expenses incurred by Lender in connection with the enforcement or preservation of any rights under the
Agreement, as amended hereby, or any other Loan Document, including, without limitation, the costs and fees of Lender’s legal counsel.

 

Section
5.4 Severability. Any provision of this Amendment held by a court of competent jurisdiction to be invalid or unenforceable
shall not impair or invalidate the remainder of this Amendment and the effect thereof shall be confined to the provision so held to be
invalid or unenforceable.

 

Section
5.5 APPLICABLE LAW. THIS AMENDMENT AND ALL OTHER LOAN DOCUMENTS EXECUTED PURSUANT HERETO SHALL BE DEEMED TO HAVE BEEN MADE
AND TO BE PERFORMABLE IN HOUSTON, HARRIS COUNTY, TEXAS AND SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE
OF TEXAS.

 

Section
5.6 Successors and Assigns. This Amendment is binding upon and shall inure to the benefit of Lender and Borrowers and their
respective successors and assigns, except Borrowers may not assign or transfer any of their respective rights or obligations hereunder
without the prior written consent of Lender.

 

    	- 7 -

     

    

 

Section
5.7 Counterparts. This Amendment and the other Loan Documents may be executed in one or more counterparts, each of which when
so executed shall be deemed to be an original, but all of which when taken together shall constitute one and the same instrument. Delivery
of an executed signature page of this Amendment and/or any other Loan Document by a scanned PDF attached to an e-mail or facsimile transmission
shall be effective as delivery of a manually executed counterpart hereof.

 

Section
5.8 Effect of Waiver. No consent or waiver, express or implied, by Lender to or for any breach of or deviation from any covenant,
condition or duty by Borrowers shall be deemed a consent or waiver to or of any other breach of the same or any other covenant, condition
or duty.

 

Section
5.9 Headings. The headings, captions, and arrangements used in this Amendment are for convenience only and shall not affect
the interpretation of this Amendment.

 

Section
5.10 RELEASE. IN CONSIDERATION OF LENDER’S AGREEMENTS CONTAINED HEREIN, EACH OF BORROWERS AND GUARANTOR (FOR THEMSELVES
AND ON BEHALF OF THEIR DIRECTORS, MEMBERS, SHAREHOLDERS, MANAGERS, OFFICERS, EMPLOYEES, AGENTS, PRINCIPALS, AFFILIATES, PREDECESSORS,
HEIRS, LEGAL REPRESENTATIVES, SUCCESSORS AND ASSIGNS) HEREBY WAIVES, AND RELEASES LENDER AND ITS OFFICERS, EMPLOYEES, AGENTS, DIRECTORS,
SHAREHOLDERS, SUBSIDIARIES, PREDECESSORS, SUCCESSORS AND ASSIGNS FROM, ANY AND ALL CLAIMS, LOSSES, LIABILITIES, DAMAGES, COSTS AND EXPENSES
(INCLUDING ATTORNEYS’ FEES) , WHETHER KNOWN OR UNKNOWN, ASSERTED OR UNASSERTED, THAT DIRECTLY OR INDIRECTLY ARISE FROM OR RELATE
TO (A) THE NEGOTIATION, EXECUTION, PERFORMANCE, ADMINISTRATION OR ENFORCEMENT OF THE AGREEMENT, ANY OTHER RELATED DOCUMENT OR THIS AMENDMENT,
(B) ANY OF THE TRANSACTIONS CONTEMPLATED BY THE AGREEMENT, ANY OTHER RELATED DOCUMENT OR THIS AMENDMENT OR (C) ANY BREACH BY BORROWERS
OR ANY GUARANTOR OF ANY COVENANT, AGREEMENT OR REPRESENTATION CONTAINED IN THE AGREEMENT, ANY OTHER RELATED DOCUMENT OR THIS AMENDMENT.

 

    	- 8 -

     

    

 

Section
5.11 INDEMNIFICATION. EACH OF BORROWERS AND GUARANTOR, INDIVIDUALLY AND ON BEHALF OF ITS DIRECTORS, MEMBERS, SHAREHOLDERS,
MANAGERS, OFFICERS, EMPLOYEES, AGENTS, PRINCIPALS, AFFILIATES, PREDECESSORS, HEIRS, LEGAL REPRESENTATIVES, SUCCESSORS AND ASSIGNS (COLLECTIVELY,
THE “INDEMNIFYING PARTIES”), HEREBY UNCONDITIONALLY AND IRREVOCABLY INDEMNIFIES AND HOLDS HARMLESS LENDER AND ITS
OFFICERS, EMPLOYEES, ATTORNEYS, AGENTS, DIRECTORS, SHAREHOLDERS, SUBSIDIARIES, PREDECESSORS, SUCCESSORS AND ASSIGNS (COLLECTIVELY, THE
“INDEMNIFIED PARTIES”) FROM AND AGAINST ANY AND ALL COSTS, EXPENSES, CLAIMS, DEMANDS, DAMAGES, ACTIONS, CAUSES OF
ACTION, LIABILITY OR SUITS AT LAW OR IN EQUITY, OF WHATEVER KIND OR NATURE, WHETHER ARISING UNDER STATE OR FEDERAL LAW, RULE OR REGULATION,
WHETHER NOW EXISTING OR HEREAFTER ARISING, WHETHER KNOWN OR UNKNOWN OR ASSERTED OR UNASSERTED, THAT DIRECTLY OR INDIRECTLY IN ANY WAY
RELATE TO, ARE BASED UPON, OR ARISE OUT OF ANY CIRCUMSTANCE, EVENT, MATTER, OCCURRENCE, COURSE OF DEALING, TRANSACTION, FACT, ACT, OMISSION,
OBLIGATION, DUTY, RESPONSIBILITY, WARRANTY, STATEMENT OR REPRESENTATION WHATSOEVER RELATED IN ANY WAY TO (A) THE AGREEMENT, (B) THIS
AMENDMENT, (C) ANY OTHER RELATED DOCUMENT OR (D) ANY DOCUMENTS OR INSTRUMENTS EXECUTED IN CONNECTION WITH OR IN EVIDENCE OF ANY INDEBTEDNESS
BETWEEN BORROWERS AND ANY GUARANTOR AND LENDER (ALL OF WHICH CLAIMS ARE REFERRED TO COLLECTIVELY AS THE “INDEMNIFIED CLAIMS”),
INCLUDING, WITH RESPECT TO ALL OF THE ABOVE, INDEMNIFIED CLAIMS WHICH AROSE FROM THE NEGLIGENCE OF AN INDEMNIFIED PARTY, PROVIDED
THAT THE OBLIGATIONS OF THE INDEMNIFYING PARTIES UNDER THIS SECTION SHALL NOT APPLY TO THE EXTENT AN INDEMNIFIED CLAIM AROSE FROM AN
INDEMNIFIED PARTY’S GROSS NEGLIGENCE OR WILLFUL MISCONDUCT. EACH INDEMNIFYING PARTY HEREBY COVENANTS AND AGREES NOT TO IN ANY MANNER
WHATSOEVER SUE ANY INDEMNIFIED PARTY IN ANY COURT OR TRIBUNAL OR BRING ANY ACTION, LAWSUIT OR CAUSE OF ACTION (WHETHER BY WAY OF DIRECT
ACTION, COUNTERCLAIM, CROSSCLAIM OR INTERPLEADER) AGAINST ANY INDEMNIFIED PARTY IN ANY MANNER WHATSOEVER BASED UPON ANY MATTER DIRECTLY
OR INDIRECTLY RELATED TO ANY INDEMNIFIED CLAIM.

 

Section
5.12 BINDING ARBITRATION. (a) AS DETAILED
IN THE FOLLOWING PARAGRAPHS, UNDER THIS PROVISION, BORROWERS AND LENDER EXPRESSLY WAIVE RIGHTS TO PURSUE OR RESOLVE DISPUTES BETWEEN
THEM IN COURT OR IN A CLASS ACTION (REGARDLESS OF WHETHER THAT CLASS ACTION IS BROUGHT IN COURT OR IN ARBITRATION).

 

(b) DISPUTES,
CLAIMS, OR CONTROVERSIES (HEREINAFTER “DISPUTES”) BETWEEN OR AMONG BORROWERS AND LENDER ARISING OUT OF OR RELATED
TO THIS AMENDMENT, THE AGREEMENT AND/OR ANY OTHER LOAN DOCUMENT TO WHICH BORROWERS ARE A PARTY SHALL BE RESOLVED BY BINDING ARBITRATION.
DISPUTES SHALL INCLUDE ALL CLAIMS, COUNTERCLAIMS, CROSS-CLAIMS, THIRD PARTY CLAIMS, INTERPLEADERS, OR CONTROVERSIES ARISING OUT OF OR
RELATING TO THIS AMENDMENT, THE AGREEMENT, ANY OTHER LOAN DOCUMENT AND/OR ANY ACTION TAKEN (OR ANY OMISSION TO TAKE ANY ACTION) IN CONNECTION
WITH THE FOREGOING. DISPUTES SHALL BE SUBJECT TO BINDING ARBITRATION REGARDLESS OF THE NATURE OF THE CAUSES OF ACTION ASSERTED OR THE
RELIEF OR REMEDY SOUGHT. DISPUTES HEREUNDER INCLUDE NOT ONLY DISPUTES THAT BORROWERS AND LENDER MAY HAVE AGAINST EACH OTHER, BUT ALSO
DISPUTES THAT BORROWERS AND LENDER MAY HAVE AGAINST EACH OTHER’S AFFILIATES, PREDECESSORS, SUCCESSORS, ASSIGNS, DIRECTORS, OFFICERS,
EMPLOYEES, AGENTS AND REPRESENTATIVES.

 

    	- 9 -

     

    

 

(c) BORROWERS
AND LENDER AGREE THAT ARBITRATION REPLACES THE RIGHT TO GO TO COURT, AND THUS THE PARTIES WAIVE ANY RIGHT TO HAVE DISPUTES TRIED BEFORE
A JUDGE OR A JURY.

 

(d) BORROWERS
AND LENDER ALSO AGREE THAT NEITHER PARTY WILL BE ABLE TO PURSUE DISPUTES AS A CLASS ACTION OR OTHER REPRESENTATIVE ACTION (SUCH AS AN
ACTION IN THE FORM OF A PRIVATE ATTORNEY GENERAL) IN COURT OR IN ARBITRATION, AND THE PARTIES WAIVE THE RIGHT TO DO SO. IF THE PRECEDING
SENTENCE IS HELD TO BE INVALID BY A COURT OF LAW, THEN ANY CLASS OR REPRESENTATIVE ACTION WILL NOT BE RESOLVED THROUGH ARBITRATION AND
WILL BE RESOLVED IN COURT.

 

(e) Because
this arbitration provision is made pursuant to transactions involving interstate commerce, the parties acknowledge and agree that it
shall be governed by the Federal Arbitration Act, 9 U.S.C. §§ 1, et seq., as the same may be amended from time
to time.

 

(f) The
party pursuing Disputes in arbitration must pursue the Disputes before the American Arbitration Association (“AAA”)
under the AAA Commercial Finance rules (the “Commercial Finance Rules”). The Commercial Finance Rules and related
forms may be obtained from and Disputes may be filed at American Arbitration Association, 335 Madison Avenue, Floor 10, New York, NY
10017-4605, 800-778-7879, www.adr.org. Any arbitration hearing shall be held at a place chosen by the arbitrator(s) or AAA within the
federal district in which Borrowers’ principal place of business is located, or at some other place to which Lender and Borrowers
agree in writing. Judgment upon any arbitration award may be entered in any court having jurisdiction.

 

(g) In
arbitration, resolution of Disputes shall be based solely upon the law of the State of Texas and, where applicable, the United States
of America. The arbitrator or arbitrators may not add to, modify, invalidate, or ignore any provision of this agreement or the controlling
law. Defenses based on statutes of limitation, estoppel, waiver, laches and similar doctrines, that would otherwise be applicable to
an action brought by a party, shall be applicable in any such arbitration proceeding. In the event of any conflict between the Commercial
Finance Rules and this arbitration provision, the terms of this arbitration provision control.

 

(h) This
arbitration provision shall survive termination of the Agreement. If any portion of this provision is deemed invalid or unenforceable,
the remaining portions shall nevertheless remain in force.

 

Section
5.13 WAIVER OF JURY TRIAL. IN THE EVENT THAT THE FOREGOING BINDING ARBITRATION PROVISION IS DEEMED UNENFORCEABLE, AND THUS
LENDER AND BORROWERS ARE REQUIRED TO LITIGATE IN COURT, LENDER AND BORROWERS HEREBY WAIVE THE RIGHT TO ANY JURY TRIAL IN ANY ACTION OR
PROCEEDING BETWEEN THE PARTIES, WHETHER ARISING OUT OF OR RELATING TO THIS AMENDMENT, THE AGREEMENT OR ANY OTHER LOAN DOCUMENT BROUGHT
BY EITHER PARTY AGAINST THE OTHER.

 

Section
5.14 ENTIRE AGREEMENT. THIS AMENDMENT AND ALL OTHER INSTRUMENTS, DOCUMENTS, AND AGREEMENTS EXECUTED AND DELIVERED IN CONNECTION
WITH THIS AMENDMENT EMBODY THE FINAL, ENTIRE AGREEMENT AMONG THE PARTIES HERETO WITH RESPECT TO THE SUBJECT MATTER HEREOF AND THEREOF
AND SUPERSEDE ANY AND ALL PRIOR COMMITMENTS, AGREEMENTS, REPRESENTATIONS AND UNDERSTANDINGS, WHETHER WRITTEN OR ORAL, RELATING TO THIS
AMENDMENT AND THE OTHER INSTRUMENTS, DOCUMENTS AND AGREEMENTS EXECUTED AND DELIVERED IN CONNECTION WITH THIS AMENDMENT, AND MAY NOT BE
CONTRADICTED OR VARIED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL AGREEMENTS OR DISCUSSIONS OF THE PARTIES HERETO. THERE
ARE NO ORAL AGREEMENTS AMONG THE PARTIES HERETO.

 

[REMAINDER
OF PAGE INTENTIONALLY OMITTED]

 

    	- 10 -

     

    

 

Executed
as of the date first written above.

 

	 	BORROWERS:
	 	 
	 	NETREIT
    DUBOSE MODEL HOME REIT, LP
	 	(executing
    solely to confirm it is no longer a 
	 	“Borrower”
    or a party to the Loan Agreement)

 

	 	By:	NetREIT
    Dubose Model Home REIT,
	 	 	Inc.,
    its general partner

 

	 	By:	 
	 	 	Steve
    Hightower
	 	 	Executive
    Vice President

 

	 	NETREIT MODEL HOMES, INC.
	 	 
	 	By:	 
	 	 	Steve
    Hightower
	 	 	Executive
    Vice President
	 	 	 
	 	DUBOSE MODEL HOME INVESTORS #202 LP
	 	 	 
	 	By:	Dubose
    Advisors, LLC,
	 	 	its
    general partner

 

	 	By:	 
	 	 	Steve
    Hightower
	 	 	Executive
    Vice President

 

	 	DUBOSE
    MODEL HOME INVESTORS #203 LP
	 	 
	 	By:	Dubose
    Advisors, LLC,
	 	 	its
    general partner

 

	 	By:	 
	 	 	Steve
    Hightower
	 	 	Executive
    Vice President

 

[Signature
Page to Tenth Amendment to Loan Agreement]

 

    	 

     

    

 

	 	DUBOSE MODEL HOME INVESTORS #204, LP
	 	 
	 	By:	Dubose
    Advisors, LLC,
	 	 	its
    general partner

 

 

	 	By:	 
	 	 	Steve
    Hightower
	 	 	Executive
    Vice President

 

	 	DUBOSE MODEL HOME INVESTORS #205, LP
	 	 
	 	By:	Dubose
    Advisors, LLC,
	 	 	its
    general partner

 

	 	By:	 
	 	 	Steve
    Hightower
	 	 	Executive
    Vice President

 

	 	DUBOSE MODEL HOME INVESTORS #206, LP
	 	 
	 	By:	Dubose
    Advisors, LLC,
	 	 	its
    general partner

 

	 	By:	 
	 	 	Steve
    Hightower
	 	 	Executive
    Vice President

 

	 	LENDER:
	 	 
	 	FIRST HORIZON BANK
	 	 	 
	 	By:	 
	 	 	Beau
    Warren
	 	 	Vice
    President

 

[Signature
Page to Tenth Amendment to Loan Agreement]

 

    	 

     

    

 

LIST
OF ANNEXES

 

	Annex		Document
	A	 	Advance
    Request Form

 

    	 

     

    

 

Annex
A

 

Advance
Request Form

 

    	Annex A - iExhibit
10.2

 

GUARANTY
AGREEMENT

 

WHEREAS,
the execution of this Guaranty Agreement is a condition to FIRST HORIZON BANK (“Lender”) making certain loans to NETREIT
MODEL HOMES, INC., a Delaware corporation, formerly NETREIT MODEL HOMES, LLC (“NMH”), DUBOSE MODEL HOME INVESTORS
#202 LP, a California limited partnership (“Dubose #202”), DUBOSE MODEL HOME INVESTORS #203 LP, a California limited
partnership (“Dubose #203”), DUBOSE MODEL HOME INVESTORS 204, LP, a California limited partnership (“Dubose
#204”), DUBOSE MODEL HOME INVESTORS #205, LP, a California limited partnership (“Dubose #205”) and DUBOSE
MODEL HOME INVESTORS #206, LP, a California limited partnership (“Dubose #206”, and together with NMH, Dubose #202,
Dubose #203, Dubose #204 and Dubose #205, collectively, “Borrowers” and each a “Borrower”), pursuant
to that certain Loan Agreement dated as of February 26, 2016, between Borrowers and Lender as amended by that certain First Amendment
to Loan Agreement dated as of March 14, 2016, Second Amendment to Loan Agreement dated as of June 29, 2016, Third Amendment to Loan Agreement
dated as of April 11, 2017, Joinder and Fourth Amendment to Loan Agreement dated as of February 20, 2018, Fifth Amendment to Loan Agreement
dated as of April 11, 2018, Joinder and Sixth Amendment to Loan Agreement dated as of April 11, 2019, Joinder and Seventh Amendment to
Loan Agreement dated as of May 22, 2020, Eighth Amendment Loan Agreement dated as of June 26, 2020, Ninth Amendment to Loan Agreement
dated as of April 11, 2021 and Tenth Amendment to Loan Agreement dated as of August 17, 2022 (such Loan Agreement as amended and as may
hereafter be amended or modified from time to time, is hereinafter referred to as the “Loan Agreement”);

 

NOW,
THEREFORE, for valuable consideration, the receipt and adequacy of which are hereby acknowledged, the undersigned, PRESIDIO PROPERTY
TRUST, INC., a Maryland corporation, formerly NETREIT, INC. (the “Guarantor”), hereby irrevocably and unconditionally
guarantees to Lender the full and prompt payment and performance of the Guaranteed Indebtedness (hereinafter defined); provided, however,
that notwithstanding any provision of this Guaranty Agreement to the contrary, the obligation of the Guarantor to pay the Guaranteed
Indebtedness pursuant to this Guaranty Agreement, shall be limited to an amount equal to fifteen percent (15%) of the Total Guaranteed
Indebtedness (hereinafter defined). This Guaranty Agreement shall be upon the following terms:

 

1. The
term “Guaranteed Indebtedness”, as used herein means all of the “Obligations”, as defined in the
Loan Agreement. The term “Guaranteed Indebtedness” shall include any and all post-petition interest and expenses (including
attorneys’ fees) whether or not allowed under any bankruptcy, insolvency, or other similar law. As of the date of this Guaranty
Agreement, the Obligations include, but are not limited to, the indebtedness evidenced by the Notes (as defined in the Loan Agreement).
The term “Total Guaranteed Indebtedness”, as used herein, means an amount equal to the sum of (a) the total outstanding
principal balance of the Notes at the time demand is made on Guarantor, plus (b) accrued interest on the Notes determined at the time
of demand on Guarantor and adjusted through the date of actual collection, plus (c) costs of collection determined at the time of demand
on Guarantor and adjusted through the date of actual collection, plus (d) any other Obligations outstanding at the time demand is made
on Guarantor.

 

    	 

     

    

 

2. This
instrument shall be an absolute, continuing, irrevocable, and unconditional guaranty of payment and performance, and not a guaranty of
collection, and Guarantor shall remain liable on its obligations hereunder until the payment and performance in full of the Guaranteed
Indebtedness. No set-off, counterclaim, recoupment, reduction, or diminution of any obligation, or any defense of any kind or nature
which Borrowers, or any of them, may have against Lender or any other party, or which Guarantor may have against Borrowers, or any of
them, Lender, or any other party, shall be available to, or shall be asserted by, Guarantor against Lender or any subsequent holder of
the Guaranteed Indebtedness or any part thereof or against payment of the Guaranteed Indebtedness or any part thereof.

 

3. If
Guarantor becomes liable for any indebtedness owing by Borrowers, or any of them, to Lender by endorsement or otherwise, other than under
this Guaranty Agreement, such liability shall not be in any manner impaired or affected hereby, and the rights of Lender hereunder shall
be cumulative of any and all other rights that Lender may ever have against Guarantor. The exercise by Lender of any right or remedy
hereunder or under any other instrument, or at law or in equity, shall not preclude the concurrent or subsequent exercise of any other
right or remedy.

 

4. In
the event of default by any Borrower in payment or performance of the Guaranteed Indebtedness, or any part thereof, when such Guaranteed
Indebtedness becomes due, whether by its terms, by acceleration, or otherwise, Guarantor shall promptly pay the amount due thereon to
Lender without notice or demand in lawful currency of the United States of America and it shall not be necessary for Lender, in order
to enforce such payment by Guarantor, first to institute suit or exhaust its remedies against any Borrower or others liable on such Guaranteed
Indebtedness, or to enforce any rights against any collateral which shall ever have been given to secure such Guaranteed Indebtedness.
Until the Guaranteed Indebtedness is paid in full and a period of ninety (90) days has passed following such payment, Guarantor waives
any and all rights it may now or hereafter have under any agreement or at law or in equity (including, without limitation, any law subrogating
the Guarantor to the rights of Lender) to assert any claim against or seek contribution, indemnification or any other form of reimbursement
from any Borrower or any other party liable for payment of any or all of the Guaranteed Indebtedness for any payment made by Guarantor
under or in connection with this Guaranty Agreement or otherwise.

 

5. If
acceleration of the time for payment of any amount payable by any Borrower under the Guaranteed Indebtedness is stayed upon the insolvency,
bankruptcy, or reorganization of any Borrower, all such amounts otherwise subject to acceleration under the terms of the Guaranteed Indebtedness
shall nonetheless be payable by Guarantor hereunder forthwith on demand by Lender.

 

    	- 2 -

     

    

 

6. Guarantor
hereby agrees that its obligations under this Guaranty Agreement shall not be released, discharged, diminished, impaired, reduced, or
affected for any reason or by the occurrence of any event, including, without limitation, one or more of the following events, whether
or not with notice to or the consent of Guarantor: (a) the taking or accepting of collateral as security for any or all of the Guaranteed
Indebtedness or the release, surrender, exchange, or subordination of any collateral now or hereafter securing any or all of the Guaranteed
Indebtedness; (b) any partial release of the liability of Guarantor hereunder, or the full or partial release of any other guarantor
or obligor from liability for any or all of the Guaranteed Indebtedness; (c) any disability of any Borrower, or the dissolution, insolvency,
or bankruptcy of any Borrower, Guarantor, or any other party at any time liable for the payment of any or all of the Guaranteed Indebtedness;
(d) any renewal, extension, modification, waiver, amendment, or rearrangement of any or all of the Guaranteed Indebtedness or any instrument,
document, or agreement evidencing, securing, or otherwise relating to any or all of the Guaranteed Indebtedness; (e) any adjustment,
indulgence, forbearance, waiver, or compromise that may be granted or given by Lender to any Borrower, Guarantor, or any other party
ever liable for any or all of the Guaranteed Indebtedness; (f) any neglect, delay, omission, failure, or refusal of Lender to take or
prosecute any action for the collection of any of the Guaranteed Indebtedness or to foreclose or take or prosecute any action in connection
with any instrument, document, or agreement evidencing, securing, or otherwise relating to any or all of the Guaranteed Indebtedness;
(g) the unenforceability or invalidity of any or all of the Guaranteed Indebtedness or of any instrument, document, or agreement evidencing,
securing, or otherwise relating to any or all of the Guaranteed Indebtedness; (h) any payment by any Borrower or any other party to Lender
is held to constitute a preference under applicable bankruptcy or insolvency law or if for any other reason Lender is required to refund
any payment or pay the amount thereof to someone else; (i) the settlement or compromise of any of the Guaranteed Indebtedness; (j) the
non-perfection of any security interest or lien securing any or all of the Guaranteed Indebtedness; (k) any impairment of any collateral
securing any or all of the Guaranteed Indebtedness; (l) the failure of Lender to sell any collateral securing any or all of the Guaranteed
Indebtedness in a commercially reasonable manner or as otherwise required by law; (m) any material change in the corporate existence,
structure, or ownership of any Borrower; or (n) any other circumstance which might otherwise constitute a defense available to, or discharge
of, any Borrower or Guarantor.

 

7. Guarantor
represents and warrants to Lender set forth below:

 

(1) Guarantor
is a corporation duly organized, validly existing and in good standing under the laws of the state of its incorporation, is qualified
to do business in all jurisdictions in which the nature of the business conducted by it makes such qualification necessary and where
failure to so qualify would have a material adverse effect on its business, financial condition, or operations.

 

(2) Guarantor
has the corporate power, authority and legal right to execute, deliver, and perform its obligations under this Guaranty Agreement and
this Guaranty Agreement constitutes the legal, valid, and binding obligation of Guarantor, enforceable against Guarantor in accordance
with its respective terms, except as enforceability thereof may be limited by bankruptcy, insolvency, or other laws of general application
relating to the enforcement of creditor’s rights.

 

(3) The
execution, delivery, and performance by Guarantor of this Guaranty Agreement have been duly authorized by all requisite action on the
part of Guarantor and do not and will not violate or conflict with the Organizational Documents (as defined in the Loan Agreement) of
Guarantor or any law, rule, or regulation or any order, writ, injunction or decree of any court, governmental authority, or arbitrator,
and do not and will not conflict with, result in a breach of, or constitute a default under, or result in the imposition of any lien
upon any of the revenues or assets of Guarantor pursuant to the provisions of any indenture, mortgage, deed of trust, security agreement,
franchise, permit, license, or other instrument or agreement by which Guarantor or its properties is bound.

 

    	- 3 -

     

    

 

(4) No
authorization, approval, or consent of, and no filing or registration with, any court, governmental authority, or third party is necessary
for the execution, delivery or performance by Guarantor of this Guaranty Agreement or the validity or enforceability thereof.

 

(5) The
value of the consideration received and to be received by Guarantor as a result of Borrowers and Lender entering into the Loan Agreement
and Guarantor executing and delivering this Guaranty Agreement is reasonably worth at least as much as the liability and obligation of
Guarantor hereunder, and such liability and obligation and the Loan Agreement have benefitted and may reasonably be expected to benefit
Guarantor directly or indirectly.

 

(6) Guarantor
represents and warrants to Lender that Guarantor is not insolvent, Guarantor’s liabilities do not exceed its assets, and Guarantor
will not be rendered insolvent by the execution and performance of this Guaranty Agreement and the Loan Documents (as defined in the
Loan Agreement).

 

8. Guarantor
covenants and agrees that, as long as the Guaranteed Indebtedness or any part thereof is outstanding or Lender has any commitment under
the Loan Agreement, Guarantor will observe the covenants set forth below:

 

(1) Guarantor
will deliver to Lender the financial statements of Guarantor described in the Loan Agreement at the times required by the Loan Agreement.

 

(2) Guarantor
will furnish promptly to Lender written notice of the occurrence of any default under this Guaranty Agreement or an Event of Default
as defined in the Loan Agreement of which Guarantor has knowledge.

 

(3) Guarantor
will furnish promptly to Lender such additional information concerning Guarantor as Lender may reasonably request.

 

(4) Guarantor
will not dissolve or liquidate.

 

9. Upon
the occurrence of an Event of Default Lender shall have the right to set off and apply against this Guaranty Agreement or the Guaranteed
Indebtedness or both, at any time and without notice to Guarantor, any and all deposits (general or special, time or demand, provisional
or final) or other sums at any time credited by or owing from Lender to Guarantor whether or not the Guaranteed Indebtedness is then
due and irrespective of whether or not Lender shall have made any demand under this Guaranty Agreement. In addition to Lender’s
right of setoff and as further security for this Guaranty Agreement and the Guaranteed Indebtedness, Guarantor hereby grants Lender a
security interest in all deposits (general or special, time or demand, provisional or final) and all other accounts of Guarantor now
or hereafter on deposit with or held by Lender and all other sums at any time credited by or owing from Lender to Guarantor. The rights
and remedies of Lender hereunder are in addition to other rights and remedies (including, without limitation, other rights of setoff)
which Lender may have. The provisions of this Section 9 are limited to accounts of Guarantor maintained with Lender.

 

    	- 4 -

     

    

 

10. Guarantor
hereby agrees that the Subordinated Indebtedness shall be subordinate and junior in right of payment to the prior payment in full of
all Guaranteed Indebtedness, and Guarantor hereby assigns the Subordinated Indebtedness to Lender as security for the Guaranteed Indebtedness.
If any sums shall be paid to Guarantor by any Borrower or any other person or entity on account of the Subordinated Indebtedness, such
sums shall be held in trust by Guarantor for the benefit of Lender and shall forthwith be paid to Lender without affecting the liability
of Guarantor under this Guaranty Agreement. For purposes of this Guaranty Agreement, the term “Subordinated Indebtedness”
means all indebtedness, liabilities, and obligations of Borrowers, or any of them, to Guarantor, whether such indebtedness, liabilities,
and obligations now exist or are hereafter incurred or arise, or whether the obligations of Borrowers, or any of them, thereon are direct,
indirect, contingent, primary, secondary, several, joint and several, or otherwise, and irrespective of the person or persons in whose
favor such indebtedness, obligations, or liabilities may, at their inception, have been, or may hereafter be created, or the manner in
which they have been or may hereafter be acquired by Guarantor.

 

11. No
amendment or waiver of any provision of this Guaranty Agreement or consent to any departure by the Guarantor therefrom shall in any event
be effective unless the same shall be in writing and signed by Lender, Borrowers and Guarantor. No failure on the part of Lender to exercise
and no delay in exercising, and no course of dealing with respect to, any right, power, or privilege hereunder shall operate as a waiver
thereof; nor shall any single or partial exercise of any right, power, or privilege hereunder preclude any other or further exercise
thereof or the exercise of any other right, power, or privilege. The rights and remedies herein provided are cumulative and not exclusive
of any rights and remedies provided by law.

 

12. This
Guaranty Agreement is for the benefit of Lender and its successors and assigns, and in the event of an assignment of the Guaranteed Indebtedness,
or any part thereof, the rights and benefits hereunder, to the extent applicable to the indebtedness so assigned, may be transferred
with such indebtedness. This Guaranty Agreement is binding not only on Guarantor, but on Guarantor’s successors and assigns.

 

13. Guarantor
recognizes that Lender is relying upon this Guaranty Agreement and the undertakings of Guarantor hereunder in making extensions of credit
to Borrowers under the Loan Agreement and further recognizes that the execution and delivery of this Guaranty Agreement is a material
inducement to Lender in entering into the Loan Agreement. Guarantor hereby acknowledges that there are no conditions to the full effectiveness
of this Guaranty Agreement.

 

14. This
Guaranty Agreement is executed and delivered as an incident to a lending transaction negotiated, consummated, and performable in Harris
County, Texas, and shall be governed by and construed in accordance with the laws of the State of Texas. Any action or proceeding against
Guarantor under or in connection with this Guaranty Agreement may be brought in any state or federal court in Harris County, Texas, and
Guarantor hereby irrevocably submits to the nonexclusive jurisdiction of such courts, and waives any objection it may now or hereafter
have as to the venue of any such action or proceeding brought in such court. Guarantor agrees that service of process upon it may be
made by certified or registered mail, return receipt requested, at its address specified in the Loan Agreement. Nothing herein shall
affect the right of Lender to serve process in any other manner permitted by law or shall limit the right of Lender to bring any action
or proceeding against Guarantor or with respect to any of Guarantor’s property in courts in other jurisdictions. Any action or
proceeding by Guarantor against Lender shall be brought only in a court located in Harris County, Texas.

 

    	- 5 -

     

    

 

15. Guarantor
shall pay on demand all attorneys’ fees and all other costs and expenses incurred by Lender in connection with the preparation,
administration, enforcement, or collection of this Guaranty Agreement.

 

16. Guarantor
hereby waives promptness, diligence, notice of any default under the Guaranteed Indebtedness, demand of payment, notice of acceptance
of this Guaranty Agreement, presentment, notice of protest, notice of dishonor, notice of the incurring by any Borrower of additional
indebtedness, and all other notices and demands with respect to the Guaranteed Indebtedness and this Guaranty Agreement.

 

17. The
Loan Agreement, and all of the terms thereof, are incorporated herein by reference, the same as if stated verbatim herein, and Guarantor
agrees that Lender may exercise any and all rights granted to it under the Loan Agreement and the other Loan Documents without affecting
the validity or enforceability of this Guaranty Agreement. Any notices given hereunder shall be given in the manner provided by and to
the addresses set forth in the Loan Agreement.

 

18. Guarantor
hereby represents and warrants to Lender that Guarantor has adequate means to obtain from Borrowers on a continuing basis information
concerning the financial condition and assets of Borrowers and that Guarantor is not relying upon Lender to provide (and Lender shall
have no duty to provide) any such information to Guarantor either now or in the future.

 

19. Guarantor
understands and agrees that (a) Lender’s document retention policy involves the imaging of executed loan documents and the destruction
of the paper originals, and (b) Guarantor waives any right that it may have to claim that the imaged copies of the Loan Documents are
not originals.

 

20. This
paragraph contains a jury waiver, arbitration clause and a class action waiver. This paragraph should be carefully read.

 

(1) JURY
TRIAL WAIVER. AS PERMITTED BY APPLICABLE LAW, EACH OF GUARANTOR AND LENDER (BY ITS ACCEPTANCE HEREOF) (EACH A “PARTY”
AND TOGETHER THE “PARTIES”) WAIVES ITS RESPECTIVE RIGHTS TO A TRIAL BEFORE A JURY IN CONNECTION WITH ANY DISPUTE (HEREINAFTER
DEFINED), AND DISPUTES SHALL BE RESOLVED BY A JUDGE SITTING WITHOUT A JURY. IF A COURT DETERMINES THAT THIS PROVISION IS NOT ENFORCEABLE
FOR ANY REASON, THEN AT ANY TIME PRIOR TO TRIAL OF THE DISPUTE, BUT NOT LATER THAN THIRTY (30) DAYS AFTER ENTRY OF THE ORDER DETERMINING
THIS PROVISION IS UNENFORCEABLE, EITHER PARTY SHALL BE ENTITLED TO MOVE THE COURT FOR AN ORDER COMPELLING ARBITRATION AND STAYING OR
DISMISSING SUCH LITIGATION PENDING ARBITRATION (“ARBITRATION ORDER”).

 

(2) ARBITRATION.
If a claim, dispute, or controversy arises between the parties hereto with respect to this Guaranty Agreement, related agreements, or
any other agreement or business relationship between the parties hereto whether or not related to the subject matter of this Guaranty
Agreement (all of the foregoing, a “Dispute”), and only if a jury trial waiver is not permitted by applicable law
or ruling by a court, either party may require that the Dispute be resolved by binding arbitration before a single arbitrator at the
request of any party. By agreeing to arbitrate a Dispute, each party gives up any right such party may have to a jury trial, as well
as other rights such party would have in court that are not available or are more limited in arbitration, such as the rights to discovery
and to appeal.

 

    	- 6 -

     

    

 

Arbitration
shall be commenced by filing a petition with, and in accordance with the applicable arbitration rules of, JAMS or National Arbitration
Forum (“Administrator”) as selected by the initiating party. If the parties agree, arbitration may be commenced by
appointment of a licensed attorney who is selected by the parties and who agrees to conduct the arbitration without an Administrator.
Disputes include matters (i) relating to a deposit account, application for or denial of credit, enforcement of any of the obligations
either party has to the other party, compliance with applicable laws and/or regulations, performance or services provided under any agreement
by any party, (ii) based on or arising from an alleged tort, or (iii) involving either party’s employees, agents, affiliates, or
assigns. However, Disputes do not include the validity, enforceability, meaning, or scope of this arbitration provision and such matters
may be determined only by a court. If a third party is a party to a Dispute, each party will consent to including the third party in
the arbitration proceeding for resolving the Dispute with the third party. Venue for the arbitration proceeding shall be at a location
determined by mutual agreement of the parties or, if no agreement, in the city and state where lender or bank is headquartered.

 

After
entry of an Arbitration Order, the non-moving party shall commence arbitration. The moving party shall, at its discretion, also be entitled
to commence arbitration but is under no obligation to do so, and the moving party shall not in any way be adversely prejudiced by electing
not to commence arbitration. The arbitrator: (i) will hear and rule on appropriate dispositive motions for judgment on the pleadings,
for failure to state a claim, or for full or partial summary judgment; (ii) will render a decision and any award applying applicable
law; (iii) will give effect to any limitations period in determining any Dispute or defense; (iv) shall enforce the doctrines of compulsory
counterclaim, res judicata, and collateral estoppel, if applicable; (v) with regard to motions and the arbitration hearing, shall apply
rules of evidence governing civil cases; and (vi) will apply the law of the state specified in the agreement giving rise to the Dispute.
Filing of a petition for arbitration shall not prevent any party from (i) seeking and obtaining from a court of competent jurisdiction
(notwithstanding ongoing arbitration) provisional or ancillary remedies including but not limited to injunctive relief, property preservation
orders, foreclosure, eviction, attachment, replevin, garnishment, and/or the appointment of a receiver, (ii) pursuing non-judicial foreclosure,
or (iii) availing itself of any self-help remedies such as setoff and repossession. The exercise of such rights shall not constitute
a waiver of the right to submit any Dispute to arbitration.

 

Judgment
upon an arbitration award may be entered in any court having jurisdiction except that, if the arbitration award exceeds $4,000,000.00,
any party shall be entitled to a de novo appeal of the award before a panel of three arbitrators. To allow for such appeal, if the award
(including Administrator, arbitrator, and attorney’s fees and costs) exceeds $4,000,000.00, the arbitrator will issue a written,
reasoned decision supporting the award, including a statement of authority and its application to the Dispute. A request for de novo
appeal must be filed with the arbitrator within thirty (30) days following the date of the arbitration award; if such a request is not
made within that time period, the arbitration decision shall become final and binding. On appeal, the arbitrators shall review the award
de novo, meaning that they shall reach their own findings of fact and conclusions of law rather than deferring in any manner to the original
arbitrator. Appeal of an arbitration award shall be pursuant to the rules of the Administrator or, if the Administrator has no such rules,
then the JAMS arbitration appellate rules shall apply.

 

    	- 7 -

     

    

 

Arbitration
under this provision concerns a transaction involving interstate commerce and shall be governed by the Federal Arbitration Act, 9 U.S.C.
§ 1 et seq. This arbitration provision shall survive any termination, amendment, or expiration of this Guaranty Agreement.
If the terms of this provision vary from the Administrator’s rules, this arbitration provision shall control.

 

(3) CLASS
ACTION WAIVER. EACH PARTY WAIVES THE RIGHT TO LITIGATE IN COURT OR ARBITRATE ANY CLAIM OR DISPUTE AS A CLASS ACTION, EITHER AS A
MEMBER OF A CLASS OR AS A REPRESENTATIVE, OR TO ACT AS A PRIVATE ATTORNEY GENERAL.

 

(4) RELIANCE.
Each party (i) certifies that no one has represented to such party that the other party would not seek to enforce jury and class action
waivers in the event of suit, and (ii) acknowledges that it and the other party have been induced to enter into this Guaranty Agreement
by, among other things, the mutual waivers, agreements, and certifications in this paragraph.

 

21. (A)
AS DETAILED IN THE FOLLOWING PARAGRAPHS, UNDER THIS PROVISION, BOTH GUARANTOR AND LENDER (BY ITS ACCEPTANCE HEREOF) EXPRESSLY WAIVE
RIGHTS TO PURSUE OR RESOLVE DISPUTES BETWEEN THEM IN COURT OR IN A CLASS ACTION (REGARDLESS OF WHETHER THAT CLASS ACTION IS BROUGHT IN
COURT OR IN ARBITRATION).

 

(B) DISPUTES,
CLAIMS, OR CONTROVERSIES (HEREINAFTER “DISPUTES”) BETWEEN OR AMONG GUARANTOR AND LENDER ARISING OUT OF OR RELATED TO THIS
GUARANTY AGREEMENT AND/OR ANY OTHER LOAN DOCUMENT TO WHICH GUARANTOR IS A PARTY SHALL BE RESOLVED BY BINDING ARBITRATION. DISPUTES SHALL
INCLUDE ALL CLAIMS, COUNTERCLAIMS, CROSS-CLAIMS, THIRD PARTY CLAIMS, INTERPLEADERS, OR CONTROVERSIES ARISING OUT OF OR RELATING TO THIS
GUARANTY AGREEMENT, ANY OTHER LOAN DOCUMENT AND/OR ANY ACTION TAKEN (OR ANY OMISSION TO TAKE ANY ACTION) IN CONNECTION WITH THE FOREGOING.
DISPUTES SHALL BE SUBJECT TO BINDING ARBITRATION REGARDLESS OF THE NATURE OF THE CAUSES OF ACTION ASSERTED OR THE RELIEF OR REMEDY SOUGHT.
DISPUTES HEREUNDER INCLUDE NOT ONLY DISPUTES THAT GUARANTOR AND LENDER MAY HAVE AGAINST EACH OTHER, BUT ALSO DISPUTES THAT GUARANTOR
AND LENDER MAY HAVE AGAINST EACH OTHER’S AFFILIATES, PREDECESSORS, SUCCESSORS, ASSIGNS, DIRECTORS, OFFICERS, EMPLOYEES, AGENTS
AND REPRESENTATIVES.

 

(C) GUARANTOR
AND LENDER (BY ITS ACCEPTANCE HEREOF) AGREE THAT ARBITRATION REPLACES THE RIGHT TO GO TO COURT, AND THUS THE PARTIES WAIVE ANY RIGHT
TO HAVE DISPUTES TRIED BEFORE A JUDGE OR A JURY.

 

    	- 8 -

     

    

 

(D) GUARANTOR
AND LENDER (BY ITS ACCEPTANCE HEREOF) ALSO AGREE THAT NEITHER PARTY WILL BE ABLE TO PURSUE DISPUTES AS A CLASS ACTION OR OTHER REPRESENTATIVE
ACTION (SUCH AS AN ACTION IN THE FORM OF A PRIVATE ATTORNEY GENERAL) IN COURT OR IN ARBITRATION, AND THE PARTIES WAIVE THE RIGHT TO DO
SO. IF THE PRECEDING SENTENCE IS HELD TO BE INVALID BY A COURT OF LAW, THEN ANY CLASS OR REPRESENTATIVE ACTION WILL NOT BE RESOLVED THROUGH
ARBITRATION AND WILL BE RESOLVED IN COURT.

 

(E) Because
this arbitration provision is made pursuant to transactions involving interstate commerce, the parties acknowledge and agree that it
shall be governed by the Federal Arbitration Act, 9 U.S.C. §§ 1, et seq., as the same may be amended from time to time.

 

(F) The
party pursuing Disputes in arbitration must pursue the Disputes before the American Arbitration Association (“AAA”) under
the AAA Commercial Finance rules (the “Commercial Finance Rules”). The Commercial Finance Rules and related forms
may be obtained from and Disputes may be filed at American Arbitration Association, 335 Madison Avenue, Floor 10, New York, NY 10017-4605,
800-778-7879, www.adr.org. Any arbitration hearing shall be held at a place chosen by the arbitrator(s) or AAA within the federal district
in which Guarantor’s principal place of business is located, or at some other place to which Lender and Guarantor agree in writing.
Judgment upon any arbitration award may be entered in any court having jurisdiction.

 

(G) In
arbitration, resolution of Disputes shall be based solely upon the law of the State of Texas and, where applicable, the United States
of America. The arbitrator or arbitrators may not add to, modify, invalidate, or ignore any provision of this agreement or the controlling
law. Defenses based on statutes of limitation, estoppel, waiver, laches and similar doctrines, that would otherwise be applicable to
an action brought by a party, shall be applicable in any such arbitration proceeding. In the event of any conflict between the Commercial
Finance Rules and this arbitration provision, the terms of this arbitration provision control.

 

(H) This
arbitration provision shall survive termination of this Guaranty Agreement. If any portion of this provision is deemed invalid or unenforceable,
the remaining portions shall nevertheless remain in force.

 

22. IN
THE EVENT THAT THE FOREGOING BINDING ARBITRATION PROVISION IS DEEMED UNENFORCEABLE, AND THUS LENDER AND GUARANTOR ARE REQUIRED TO LITIGATE
IN COURT, LENDER (BY ITS ACCEPTANCE HEREOF) AND GUARANTOR HEREBY WAIVE THE RIGHT TO ANY JURY TRIAL IN ANY ACTION OR PROCEEDING BETWEEN
THE PARTIES, WHETHER ARISING OUT OF OR RELATING TO THIS GUARANTY AGREEMENT OR ANY OTHER LOAN DOCUMENT BROUGHT BY EITHER PARTY AGAINST
THE OTHER.

 

23. THIS
GUARANTY AGREEMENT EMBODIES THE FINAL, ENTIRE AGREEMENT OF GUARANTOR AND LENDER WITH RESPECT TO GUARANTOR’S GUARANTY OF THE GUARANTEED
INDEBTEDNESS AND SUPERSEDES ANY AND ALL PRIOR COMMITMENTS, AGREEMENTS, REPRESENTATIONS, AND UNDERSTANDINGS, WHETHER WRITTEN OR ORAL,
RELATING TO THE SUBJECT MATTER HEREOF AND MAY NOT BE CONTRADICTED OR VARIED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL
AGREEMENTS OR DISCUSSIONS OR OTHER EXTRINSIC EVIDENCE OF ANY NATURE. THERE ARE NO ORAL AGREEMENTS BETWEEN GUARANTOR AND LENDER. THIS
GUARANTY AGREEMENT MAY NOT BE AMENDED EXCEPT IN WRITING BY GUARANTOR AND LENDER.

 

[[Remainder
of Page Intentionally Left Blank.]]

 

    	- 9 -

     

    

 

EXECUTED
as of August 17, 2022.

 

	 	GUARANTOR:
	 	 
	 	PRESIDIO PROPERTY TRUST, INC.
	 	 	                 
	 	By:	 
	 	Name:	 
	 	Title:	 

 

[Signature
Page to Guaranty Agreement – Tenth Amendment]

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