Document:

Third Modification of Lease dated July 15, 1998

  EXHIBIT 10.51
  THIRD MODIFICATION OF LEASE

	  LANDLORD NAME AND ADDRESS:
 	  The Retail Property Trust
 115 West Washington,
 Indianapolis, IN 46204
 
	  
 	  
 
	  TENANT NAME AND ADDRESS:
 	  PREMIERE COMMUNICATIONS, INC.
 3399 Peachtree Road, NE
 The Lenox Building, Suite 600
 Atlanta, Georgia 30326
 
	  
 	  
 
	  DATE OF LEASE:
 	  Executed March 3, 1997, modified August 4, 1997 and October 30, 1997
 
	  
 	  
 
	  PREMISES:
 	  The Lenox Building, Suites 300, 400, 500 600 and 700 Atlanta, Georgia
 
	  
 	  
 
	  DATE OF AGREEMENT:
 	  July 15, 1998
 

  RECITAL
           Landlord and Tenant have agreed to amend the Lease in accordance with the terms of this Agreement.
            NOW, THEREFORE, in consideration of the mutual covenants herein contained, it is hereby agreed as follows:
            1.          Subject to the terms and conditions set forth below, Tenant shall have the right to install a diesel
powered generator with a generating capacity of up to 750 KVA (the “Generator”) in the location marked on Exhibit A annexed hereto and made a part hereof, together with batteries, a diesel fuel tank of up to 2,000 gallon capacity, an
output panel and all feeders, battery charger,
  -1-

   remote annunciators, rigging and terminations in support thereof (collectively, the “Generator System”).
            2.          In connection with its installation of the Generator System, Tenant shall erect an eight (8’’)
foot chain-link security fence around the Generator; shall provide Landlord with emergency access keys; and shall replace or replant any landscaping disturbed by installation of the Generator or the fence.
            3.          Tenant shall be solely responsible for the installation, maintenance and repair of the Generator System,
and for all costs incurred in connection therewith. Tenant, at its own cost, shall enter into maintenance agreements for the Generator System with a company reasonably satisfactory to Landlord.
            4.          During the installation of the Generator System and any subsequent non-emergency repairs or alterations
thereto, Tenant shall notify Landlord at least two (2) weeks in advance of any need to interrupt normal electrical service to the Lenox Building.
           5.          Prior to installing the Generator System, Tenant shall submit to Landlord for Landlord’s approval
which shall not be unreasonably withheld, conditioned or delayed, Tenant’s proposed procedures for fuel storage, refueling, and periodic testing of the Generator.
            6.          Tenant shall not permit the testing or non-emergency operation of the Generator during Standard Business
Hours without the prior written approval of Landlord, which shall not be unreasonably withheld, conditioned or delayed.
  -2-

             7.          Upon the expiration or earlier termination of the
Lease, Tenant may remove the Generator System, or any portion thereof, and return all affected areas of the Building to their pre-installation conditions, all at Tenant’s sole cost and expense.  In the event Tenant elects not to remove the
Generator System, then it shall notify Landlord and Landlord shall have ten (10) days to notify Tenant to remove any part, or all, of the Generator System, otherwise, any part of the Generator System not so removed shall become the property of
Landlord.
            8.          Except as provided herein, all of the terms, conditions and
covenants of the Lease shall remain the same and in full force and effect.
            9.          Any capitalized term used herein shall have the meaning ascribed to it in the Lease.
 
          IN WITNESS WHEREOF, Landlord and Tenant have executed this Agreement as of the day and year first above written.

	  
 	 Tenant:
 
	  
 	  PREMIERE COMMUNICATIONS, INC.
 
	  
 	  
 
	  
 	  By:
 	  /s/ PATRICK G. JONES
 
	  
 	  
 	 
 
	  
 	  
 	  Sr.V.P.
 
	  
 	  
 	   
 
	  
 	  Landlord:
 
	  
 	  THE RETAIL PROPERTY TRUST
 
	  
 	  
 
	  
 	 By:
 	 /s/ DAVID SIMON
 
	  
 	  
 	 
 
	  
 	  
 	 David Simon, CEO
 

 -3-

   
  FOURTH MODIFICATION OF LEASE

	  
 	  THIS FOURTH MODIFICATION OF LEASE  (this “Modification”) is entered into this 27th day of August, 1998 by and between The Retail Property Trust a
Massachusetts business trust (“Landlord”) and Premiere Communications, Inc., a Georgia corporation (“Tenant”)
 	  
 

   

	  LANDLORD NAME AND ADDRESS:
 	  The Retail Property Trust
 115 West Washington
Indianapolis, IN 4620
 
	  
 	  
 
	  TENANT NAME AND ADDRESS:
 	  Premiere Communications, Inc.
 3399 Peachtree Road, N.E.
 The Lenox Building
 Suite 600
 Atlanta, Georgia 30326
 
	  
 	  
 
	  DATE OF LEASE:
 	  Executed March 3, 1997, modified by Modification of Lease dated August 4, 1997, modified by Second Modification of Lease dated October 30, 1997, and modified by Third
Modification of Lease dated July 5, 1998
 
	  
 	  
 
	 LEASED PREMISES:
 	  Suite #300 and 400 on the 3rd and 4th Floors, and Suite 500 and Suite 600 on the 5th and 6th Floor by Modification of Lease, and Suite 700 on the 7th Floor by Second
Modification of Lease
 
	  
 	  
 
	  OFFICE BUILDING:
 	  The Lenox Building
 
	  
 	  
 
	  EFFECTIVE DATE OF MODIFICATION
 	  The later of the date of delivery of a fully executed Modification from Landlord to Tenant or the date on which Landlord delivers possession of Additional Space III to
Tenant
 
	  
 	  
 
	  TERM COMMENCEMENT OF ADDITIONAL SPACE III:
 	  Two months from Effective Date to begin construction 
 
	  
 	  
 
	  TERM EXPIRATION OF ADDITIONAL SPACE III:
 	  August 31, 2006
 
	  
 	  
 
	  DATE OF AGREEMENT:
 	  August 27, 1998
 

 1

   RECITALS
            WHEREAS, Landlord and Tenant
entered into that certain Agreement of Lease dated March 3, 1997 (the “Original Lease”), Modification of Lease dated August 4, 1997, Second Modification of Lease dated October 30, 1997, and Third Modification of Lease dated July 5, 1998
(the Original Lease, as so amended, the “Lease”);
            WHEREAS, Landlord and Tenant desire to amend the Lease to provide for the
expansion of the Premises (as defined in the Lease) to include Suite No. 800 on the Eighth (8th) floor of The Lenox Building (the “Additional Space III”).
            Landlord and Tenant have agreed to amend the Lease in accordance with the terms of this Agreement,
  AGREEMENT
            NOW, THEREFORE, in consideration of the mutual covenants herein contained it is hereby agreed as
follows:
            1.          The Effective Date of the Modification shall be the later of the
date of delivery of a fully executed Modification from Landlord to Tenant or the date on which Landlord delivers possession of Additional Space III to Tenant (“Effective Date”).
            2.           As of the Effective Date, Article 1 of the Lease, “Premises” section, Lines 1 and 2
are hereby amended by replacing the phrase “Nos. 300, 400, 500, 600, and 700, Third (3rd) and Fourth (4th), Fifth (5th), Sixth (6th) and Seventh (7th)” with the phrase “Nos. 300, 400, 500, 600, 700 and 800, Third (3rd), Fourth
(4th), Fifth (5th), Sixth (6th), Seventh (7th), and Eighth (8th)”.
           3.          As
of the Effective Date, Article 1 of the Lease, “Size of Premises” section, Line 1 is hereby amended by replacing the number “103,400” with the number “114,154” to reflect the increase of the Size of the Premises by
10,754 rentable square feet.
            4.          As of the Effective Date, Rider 1(B) of the
Lease is hereby amended by replacing the number “89,913”, pertaining to useable square footage, with the number “99,269” and by replacing the number “103,400”, pertaining to rentable square footage, with the number
“114,154”.
            5.          As of the Effective Date, Article 1 of the Lease,
“Tenant’s Pro Rata Share” section is hereby amended by replacing the number “29.70” with the number “32.79” to reflect the increase of the Size of the Premises.
  2

             6.          As of the Term Commencement of Additional Space III,
Article 1 of the Lease, “Fixed Rent” section is hereby deleted and replaced in its entirety with the following:

	  
 	  Fixed Rent. $2,171,400.00 per year through March 31, 2001; $2,274,800.00 per year from April 1, 2001 through August 31, 2004; and $2,378,200.00 per year from September 1,
2004 through August 31, 2007.
 	  
 
	  
 	  
 	  
 
	           together with the following Fixed Rent for Additional Space III:
 	  
 
	  
 	  
 	  
 
	  
 	  $258,096.00 (Two Hundred Fifty Eight Thousand Ninety Six and 00/100 Dollars) per year from the Term Commencement of Additional Space III to August 31, 2002; $279,604.00 (Two
Hundred Seventy Nine Thousand Six Hundred Four and 00/100 Dollars) per year from September 1, 2002 through August 31, 2006.
 	  
 

   
            7.          As of the Effective Date, Exhibit B, annexed hereto, which describes Additional Space III, also known as
Suite 800 of the Premises, shall be added to the Exhibit B annexed to the Lease.
            8.          As of the Effective Date, Rider 3(B) of the Lease is hereby deleted and replaced in its entirety with
the following:
                         Rider 3(B):
 
                       Tenant is familiar with Additional Space III and accepts the same
in an “as is”, “where is” condition, and Landlord shall not be obligated to do any further construction or make any additional improvements in Additional Space III, except as may otherwise be expressly provided herein. Landlord
shall deliver Additional Space III to Tenant on or before the Effective Date of the Modification, in broom-clean condition and free of all existing tenants.
                        Landlord acknowledges and agrees that Tenant shall be allowed to make tenant
improvements (“Tenant Improvements”) to the Premises at any time during the Term. Tenant shall be granted an allowance of $5.00 (Five Dollars) per square foot for Tenant Improvements made in Additional Space III which shall be paid within
thirty (30) days of the Effective Date. Tenant shall provide Landlord with Tenant’s drawings, plans and specifications regarding the proposed Tenant Improvements to the Premises. Landlord shall notify Tenant within Fifteen (15) days after its
receipt of such drawings, plans and specifications of its approval thereof, which shall not be unreasonably withheld, or its objection to anything contained therein.
            9.          As of the Effective Date, Article 2 and Rider 3(D) to the Lease are hereby amended by inserting the
phrase and “and eighth (8th) floors” after the word “floors” on Line 4.
  3

             10.          As of the Effective Date, Rider 4(A) to the Lease is
hereby amended by replacing the phrase “Sixth (6th) floor and Seventh (7th) floors” in line 3 with the phrase “Sixth (6th), Seventh (7th), and Eighth (8th) floors”.
            11.          As of the Effective Date, Section 7.1C and Rider 25 to the Lease are amended such that Landlord
represents and warrants that no conditions exist in Additional Space III as of the Effective Date which are not in compliance with Government Authority in effect on the Effective Date and agrees to remedy an such conditions in the same manner as
provided for Suites 300 and 400 as of the Commencement Date.
            12.          All
additional rents and other charges attributable to Additional Space III shall be prorated beginning as of the Term Commencement Date of Additional Space III.
           13.          Except as provided herein, all of the terms, conditions and covenants of the Lease, including all items
of additional tent, termination date and rights of renewal shall remain the same and in full force and effect.
            14.          Any capitalized term used herein shall have the meaning ascribed to it in the Lease.
 
          15.          Additional Provisions: On the Effective Date, Tenant will be entitled to one (1)
additional reserved parking space, which shall bring Tenant’s total number of reserved parking spaces to eleven (11).  Such reserved parking space shall be located on the second level of the parking deck between the stairwell and the
elevator lobby.
            IN WITNESS WHEREOF, Landlord and Tenant have executed this Fourth Modification of Lease as of the day and year first
above written.

	  
 	  TENANT:
 
	  
 	  
 
	  
 	  PREMIERE COMMUNICATIONS, INC.
 
	  
 	  
 
	  
 	  By:
 	  /s/ PATRICK G. JONES
 
	  
 	  
 	 
 
	  
 	 Print Name:
 	  Patrick G. Jones
 
	  
 	  Title:
 	 Sr. V.P
 

  4

	  
 	  LANDLORD:
 
	  
 	  THE RETAIL PROPERTYTRUST, MASS, BUS TRUST
 
	  
 	  
 	  
 
	  
 	  By
 	  /s/ DAVID SIMON
 
	  
 	  
 	 
 
	  
 	 Print Name :
 	 David Simon
 
	  
 	 Title:
 	 CEO
 

 5

   
  FIFTH MODIFICATION OF LEASE

	  THIS FIFTH MODIFICATION OF LEASE (this “Fifth Modification”) is entered into as of the 1st day of April, 1999 by and between The Retail Property Trust, a
Massachusetts business trust, successor in interest to Corporate Property Investors, (“Landlord”) and Premiere Communications, Inc., a Georgia corporation (“Tenant”).
 

   

	  LANDLORD NAME AND ADDRESS:
 	  THE RETAIL PROPERTY TRUST
 c/o Simon Debartolo Group, L.P.
 115 West Washington Street
 Indianapolis, Indiana 46204
 
	  
 	  
 
	  TENANT NAME AND ADDRESS:
 	  PREMIERE COMMUNICATIONS, INC.
 3399 Peachtree Road, N.E.
 The Lenox Building
 Suite 600
 Atlanta, Georgia 30326
 
	  
 	  
 
	  DATE OF LEASE:
 	  Executed, March 3, 1997, modified by Modification of Lease dated August 4, 1997, modified by Second Modification of Lease dated October 30, 1997 modified by Third Modification
of Lease dated July 15, 1998, and modified by Fourth Modification of Lease dated August 17, 1998
 
	  
 	  
 
	 LEASED PREMISES:
 	  Suites 300 and 400 on the 3rd and 4th Floors; Suites 500 and 600 on the 5th and 6th Floor by Modification of Lease; Suite 700 on the
7th Floor by Second Modification of Lease; and Suite 800 on the 8th Floor by Fourth Modification to Lease.
 
	  
 	  
 
	  OFFICE BUILDING:
 	  The Lenox Building
 
	  
 	  
 
	  EFFECTIVE DATE OF FIFTH MODIFICATION:
 	  August 4, 1997
 

  RECITALS
            WHEREAS, Landlord and Tenant entered into that certain Agreement of Lease dated March 3, 1997 (the “Original Lease”), Modification of Lease dated August 4,
1997, Second Modification of Lease dated October 30, 1997, Third Modification of Lease dated

   July 15, 1998 and Fourth Modification of Lease dated August 17, 1998 (the Original Lease, as so amended, together the “Lease”);
            WHEREAS, Landlord and Tenant desire to amend the Lease to clarify their mutual understanding with respect to the termination dates for the respective portions of the
various premises occupied by Tenant, and have agreed to amend the Lease for such purpose in accordance with the terms of this Fifth Modification.
 AGREEMENT
 
          NOW, THEREFORE, in consideration of the mutual covenants herein contained it is hereby agreed as follows:

	  
 	  1.
 	  At Article I of the Lease, “Term” is hereby deleted in its entirety and replaced with the following:
 
	  
 	  
 	  
 	  
 	  
 
	  
 	  
 	  Term.
 	  
 	  As to Suites 300 and 400 (the Premises as defined in the Original Lease), that period of time commencing on the Commencement Date (as stipulated in said Original Lease) and
expiring on August 31, 2007.
 
	  
 	  
 	  
 	  
 	  
 
	  
 	  
 	  
 	  
 	  As to Suites 500 and 600 (the Additional Space as defined in the Modification of Lease), that period of time commencing on the Effective Date (as defined in said Modification of
Lease) and expiring on August 31, 2007.
 
	  
 	  
 	  
 	  
 	  
 
	  
 	  
 	  
 	  
 	 As to Suite 700 (the Additional Space II as defined in the Second Modification of Lease), that period of time commencing on the Effective Date (as defined in said Second
Modification of Lease) and expiring on August 31, 2007.
 
	  
 	  
 	  
 	  
 	  
 
	  
 	  
 	  
 	  
 	  As to Tenant’s right to install and maintain the Generator System (as defined in the Third Modification to Lease), that period of time commencing upon the Date of Agreement
(as stipulated in said Third Modification to Lease) and expiring on August 31, 2007.
 
	  
 	  
 	  
 	  
 	  
 
	  
 	  
 	  
 	  
 	  As to Suite 800 (the Additional Space III as defined in the Fourth Modification to Lease), that period of time commencing on the Effective Date (as defined in said Fourth
Modification to Lease) and expiring on August 31, 2006.
 
	  
 	  
 	  
 	  
 	  
 
	  
 	 2.
 	  Except as provided herein, all of the terms, conditions and covenants of the Lease, including all items of additional rent, termination date and rights to renewal
shall remain the same and in full force and effect.
 
	  
 	  
 	  
 	  
 	  
 
	  
 	  3.
 	  Capitalized terms used herein and not otherwise defined shall have the meanings ascribed to them in the Lease.
 

	  
 	  4.
 	  Landlord and Tenant acknowledge that this Fifth Modification does not extend the Term, and in the event any brokerage commissions are due pursuant to this Fifth Modification,
such shall be the sole obligation of Tenant and, as such, Tenant shall fully indemnify Landlord from and against any claims which might arise thereby.
 

            IN WITNESS WHEREOF, Landlord and Tenant have executed this Fifth Modification as of the day and year first above written.

	  
 	 TENANT:
 	  
 
	  
 	  
 	  
 
	  
 	  PREMIERE COMMUNICATIONS, INC.,
 a Georgia corporation
 	  
 
	  
 	  
 	  
 
	  
 	  By:
 	  /s/ PATRICK  G. JONES
 	  
 
	  
 	  
 	 
 	  
 
	  
 	  Print Name:
 	  Patrick G. Jones
 	  
 
	  
 	  Title:
 	  Sr VP
 	  
 
	  
 	  
 	  
 	  
 
	  
 	 LANDLORD:
 	  
 
	  
 	  
 	  
 
	  
 	  THE RETAIL PROPERTY TRUST,
 a Massachusetts business trust
 	  
 
	  
 	  
 	  
 	  
 
	  
 	  By:
 	  /s/ DAVID SIMON
 	  
 
	  
 	  
 	 
 	  
 
	  
 	  Print Name: 
 	  David Simon
 	  
 
	  
 	 Title: 
 	 President & CEO
 	  
 

  

  
  SIXTH MODIFICATION OF LEASE

	  
 	  THIS SIXTH MODIFICATION OF LEASE (this “Sixth Modification”) is entered into as of the ___ day of ______, 1999 by and between The Retail Property Trust, a
Massachusetts business trust, successor in interest to Corporate Property Investors, (“Landlord”) and Premiere Communications, Inc., a Florida corporation (“Tenant”).
 
	  
 	  
 
	  LANDLORD NAME AND ADDRESS:
 	  THE RETAIL PROPERTY TRUST
 115 West Washington Street
 Indianapolis, Indiana 46204
 
	  
 	  
 
	  TENANT NAME AND ADDRESS:
 	  PREMIERE COMMUNICATIONS, INC.
 3399 Peachtree Road, N.E.
 The Lenox Building
 Suite 600
 Atlanta, Georgia 30326
 
	  
 	  
 
	  DATE OF LEASE:
 	  Executed March 3, 1997, modified by Modification of Lease dated August 4, 1997, modified by Second Modification of Lease dated October 30, 1997, modified by Third Modification
of Lease dated July 15, 1998, modified by Fourth Modification of Lease dated August 27, 1998, and modified by Fifth Modification of Lease dated April 1, 1999.
 
	  
 	  
 
	 LEASED PREMISES:
 	  Suites 300 and 400 on the 3rd and 4th Floors; Suites 500 and 600 on the 5th and 6th Floor by Modification of Lease; Suite 700 on the
Floor by 7th Floor by Second Modification of Lease; and Suite 800 on the 8th Floor by Fourth Modification to Lease.
 
	  
 	  
 
	  OFFICE BUILDING:
 	  The Lenox Building
 
	  
 	  
 
	  EFFECTIVE DATE OF SIXTH MODIFICATION:
 	  ____________________________________
 
	  
 	  
 
			

  RECITALS
            WHEREAS, Landlord and Tenant
entered into that certain Agreement of Lease dated March 3, 1997 (the “Original Lease”), Modification of Lease dated August 4, 1997, Second Modification of Lease dated October 30, 1997, Third Modification of Lease dated July 15, 1998,
Fourth Modification of Lease dated August 27, 1998, and Fifth Modification of Lease dated April 1, 1999 (the Original Lease, as so amended, together the “Lease”);
  -1-

            WHEREAS, Landlord and Tenant desire to amend the Lease to set forth and clarify their mutual understanding with
respect to the Leased Premises and the additional premises on the tenth (10th) floor. Landlord and Tenant have agreed to amend the Lease for such purposes in accordance with the terms of this Sixth Modification.
  AGREEMENT
            NOW, THEREFORE, in consideration of the mutual covenants herein
contained it is hereby agreed as follows:

	  
 	  1.
 	  At Article I of the Lease, “Term” is hereby amended to include Suite 1000 of approximately 7,396 square feet on the tenth floor, as designated on Exhibit A
attached hereto.  Such Suite 1000 shall be leased by Tenant, commencing May 15, 1999 and expiring on May 31, 2001, at the Fixed Rent rate of Twenty-five and no/100 Dollars ($25.00) per square foot, such Fixed Rent rate to be $184,900.00 per
year, payable in advance in equal monthly installments of $15,408.33.
 
	  
 	  
 	  
 
	  
 	  2.
 	  Provided Tenant is not then in default of its obligations hereunder, Tenant shall have the right to extend the Term for this Suite 1000 for two (2) consecutive terms of one (1)
year each, such option term(s) to be exercised, if at all, not later than nine (9) months prior to the conclusion of the then existing Term (including the first option, if exercised), provided, however, in no event may either option be exercised
sooner than twelve (12) months prior to the then existing Term. In the event Tenant exercises its option(s), Landlord shall, within thirty (30) days after receipt of Tenant’s election notify Tenant as to the then current fair market value of
Suite 1000 and such shall be deemed to be the Fixed Rent rate. Landlord and Tenant acknowledge that Tenant will pay its proportionate share of all increases in rent as otherwise set forth in Section 3.2 of the Lease, utilizing a base year of 1999,
Tenant’s Pro Rata Share for Suite 1000 to be Two and 2/100 percent (2.02%).
 
	  
 	  
 	  
 
	  
 	 3.
 	  Except as provided herein, all of the terms, conditions and covenants of the Lease, including all items of additional rent, termination date and rights to renewal shall remain
the same and in full force and effect, and shall apply to Suite 1000 as otherwise set forth in the Lease.
 
	  
 	  
 	  
 
	  
 	  4.
 	  Capitalized terms used herein and not otherwise defined shall have the meanings ascribed to them in the Lease.
 
	  
 	  
 	  
 
	  
 	  5.
 	  Landlord and Tenant acknowledge that this Sixth Modification does not extend the Term. Brokerage commissions are due pursuant to this Sixth Modification, to Cushman &
Wakefield in the amount of Two percent (2%) per a separate Commission Agreement.
 
	  
 	  
 	  
 
	            IN WITNESS WHEREOF, Landlord and Tenant have executed this Sixth Modification as of the day and year
first above written.
 

 -2-

	  
 	  TENANT:
 
	  
 	  
 
	  
 	  PREMIERE COMMUNICATIONS, INC.,
 a Florida corporation
 
	  
 	  By:
 	  /s/ JEFFREY A. ALLRED
 
	  
 	  
 	 
 
	  
 	  Print Name:
 	  JEFFREY A. ALLRED
 
	  
 	  Title:
 	  Pres &COO
 
	  
 	  
 	   
 
	  
 	  LANDLORD:
 
	  
 	  
 
	  
 	 THE RETAIL PROPERTY TRUST,
 a Massachusetts business trust
 
	  
 	  
 
	  
 	 By:
 	 /s/ DAVID SIMON
 
	  
 	  
 	 
 
	  
 	 Print Name:
 	 David Simon
 
	  
 	 Title:
 	 President & CEO
 
				

 -3-Seventh Amendment to Lease dated February 28, 2001

  EXHIBIT 10.52
  SEVENTH AMENDMENT TO LEASE
            THIS SEVENTH AMENDMENT TO LEASE (“Seventh Amendment”) dated as of February 28, 2001 is entered into by and between PROPERTY GEORGIA OBJLW TWO
CORPORATION, an Oregon corporation (as successor-in-interest to Corporate Property Investors) (“Landlord”) and PREMIERE COMMUNICATIONS, INC., a Florida corporation (“Tenant”).
  RECITALS
            A.          Landlord and Tenant are parties to an Agreement of Lease dated March 3, 1997, as modified by a
Modification of Lease dated August 4, 1997, a Second Modification of Lease dated October 30,  1997, a Third Modification of Lease dated July 15,  1998, a Fourth Modification of Lease dated August 27, 1998, and a Fifth Modification of Lease
dated April 1, 1999 (as modified, the “Lease”). Pursuant to the Lease, Landlord leases to Tenant and Tenant leases from Landlord certain premises, among others, known as Suite 1000 located on the tenth (10th) floor
of the Building, as more particularly described in the Lease (the “Tenth Floor Premises”).
            B.          Landlord and Tenant desire to amend the Lease in accordance with the terms set forth herein. Landlord
and Tenant have expressed their mutual desire to confirm the square footage of the Tenth Floor Premises and to adjust Tenant’s Pro Rata Share, Fixed Rent and other terms for the Tenth Floor Premises as set forth below.
            NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows:
           1.          The Tenth Floor Premises shall be deemed to contain a total of Seven Thousand Two Hundred Eighty One
(7,281) rentable square feet.
            2.          The Fixed Rent for the Tenth Floor Premises
is hereby revised to be $182,025.00 per year, payable in advance in equal monthly installments of $15,168.75. After full execution of this Seventh Amendment, Tenant shall receive a credit against their next payment of Fixed Rent due in the amount of
($239.58 per month for       months). (5/15/99- 9/30/00; 16.5 months) Three thousand nine hundred fifty three and 07/100ths ($3,953.07)
            3.          Tenant’s Pro Rata Share for the Tenth Floor Premises is hereby revised to be Two and 9/100ths
percent (2.09%).
            4.          Tenant acknowledges that it is currently in possession of
the Tenth Floor Premises and accepts same in an “AS IS” condition. Landlord and Landlord’s agents have made no representations to Tenant concerning the Tenth Floor Premises except those specified herein. By remaining in occupancy of
any part of the Tenth Floor Premises, Tenant shall be deemed to have agreed that Landlord, up to the time of such occupancy, had performed all of its obligations

   hereunder with respect to such part and that such part was in satisfactory condition as of the date of such occupancy.
            5.          Notices to Landlord shall be delivered as follows: Property Georgia OBJLW Two Corporation, c/o Clarion
Partners LLC, 335 Madison, Avenue, New York, New York 10017, Attention: Portfolio Manager – Lenox Building with a copy to Property Georgia OBJLW Two Corporation, 3399 Peachtree Road, NE, Suite 920, Atlanta, Georgia 30326, Attention:
Property Manager. All rent shall be paid to Landlord at Property Georgia OBJLW Two Corporation, Unit #212, Post Office Box 5037, Portland, Oregon 97208
           6.          This Seventh Amendment shall be binding upon and inure to the benefit of Landlord and Tenant and their
respective successors and assigns.  Except as expressly amended hereby, the Lease remains in full force and effect and is hereby ratified and confirmed. All capitalized terms used herein but not defined herein shall have the meanings ascribed
to them in the Lease. This Seventh Amendment may be executed in any number of counterparts, each of which shall be deemed an original instrument and all of which together shall constitute a single agreement.
            IN WITNESS WHEREOF, Landlord and Tenant  have executed this Seventh Amendment under seal as of the day and year first above written.

	  
 	  LANDLORD:
 
	  
 	  
 
	  
 	  PROPERTY GEORGIA OBJLW TWO CORPORATION,
 an Oregon corporation
 
	  
 	  
 
	  
 	  By:
 	  Clarion Partners, LLC, a New York limited liability company, its duly authorized agent
 
	  
 	  
 	  
 
	  
 	 By:
 	  /s/ MICHAEL O’BRIEN
 
	  
 	  
 	 
 
	  
 	  Name:
 	  Michael O’Brien
 
	  
 	  
 	  Authorized Person
 
	  
 	  
 	   
 
	  
 	  TENANT:
 
	  
 	  
 	   
 
	  
 	  PREMIERE COMMUNICATIONS, INC.,
 a Florida corporation
 
	  
 	  
 
	  
 	  By:
 	  /s/ PATRICK G. JONES
 
	  
 	  
 	 
 
	  
 	 Name:
 	 Patrick G. Jones
 
	  
 	 Title:
 	 E.V.P.
 

 -2-

   
  EIGHTH AMENDMENT TO LEASE
            THIS EIGHTH AMENDMENT TO LEASE (“Eighth Amendment”)dated as of June 24, 2001, is entered into by and between PROPERTY GEORGIA OBJLW TWO
CORPORATION, an Oregon corporation (successor-in-interest to Corporate Property Investors) (“Landlord”)and PREMIERE COMMUNICATIONS, INC., a Florida corporation (“Tenant”).
 
RECITALS

	  
 	  A.
 	  Landlord and Tenant are parties to an Agreement of Lease dated March 3, 1997, as modified by a Modification of Lease dated August 4, 1997, a Second Modification of Lease dated
October 30, 1997, a Third Modification of Lease dated July 15, 1998, a Fourth Modification of Lease dated August 27, 1998, a Fifth Modification of Lease dated April 1, 1999, a Sixth Modification of Lease dated May 15, 1999 and a Seventh Amendment to
Lease dated February 28, 2001 (as modified and amended, the “Lease”). Pursuant to the Lease, Landlord leases to Tenant and Tenant leases from Landlord certain premises, among others, known as Suite 1000 located on the
tenth (10th) floor of the Building, as more particularly described in the Lease (the “Tenth Floor Premises”).
 
	  
 	  
 	  
 
	  
 	  B.
 	  The term of the lease has expired with respect to the Tenth Floor Premises. Landlord and Tenant have expressed their mutual desire to allow the Lease to continue on a
month-to-month basis for a portion of the Tenth Floor premises containing approximately 1,250 rentable square feet, and more particularly described on Exhibit “A” hereto (the “Eighth Amendment Premises”).

           NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant hereby agree as follows:
            1.          The Eighth Amendment Premises shall be deemed to contain a total of One Thousand Two Hundred Fifty
(1,250) rentable square feet and be located as shown on Exhibit A hereto.
            2.          The Fixed Rent for the Eighth Amendment Premises shall be $2,916.67 per month, payable in advance in
equal monthly installments on the first day of each month. Upon execution of this Eighth Amendment by Tenant, Tenant shall pay to Landlord $2,916.67 as Fixed Rent for the month of June 2001.
            3.           The Term of the Lease for the Eighth Amendment Premises shall be month-to-month, terminable by either
Landlord or Tenant upon thirty (30) days advance written notice to the other party, provided that in the absence of default by Tenant, which default is not cured within the applicable notice and cure period, if any, such Term shall not terminate
prior to August 31, 2001.
  1

             4.          As of June 1, 2001, Tenant shall have no further
obligation to pay Tenant’s Pro Rata Share for the Eighth Amendment Premises.
            5.          Tenant acknowledges that it is currently in possession of the Eighth Amendment Premises and accepts same
in an “AS IS” condition. Landlord and Landlord’s agents have made no representations to Tenant concerning the Eighth Amendment Premises except those specified herein. By remaining in occupancy of any part of the Eighth Amendment
Premises, Tenant shall be deemed to have agreed that Landlord, up to the time of such occupancy, had performed all of its obligations hereunder with respect to such part and that such part was in satisfactory condition as of the date of such
occupancy.
           6.          Notices to Landlord shall be delivered as follows: Property
Georgia OBJLW Two Corporation, c/o Clarion Partners LLC, One Federal St., 28th Floor, Boston, MA   02110, Attention: Portfolio Manager – Lenox Building with a copy to Property Georgia OBJLW Two Corporation, 3399 Peachtree Road,
NE, Suite 920, Atlanta, Georgia 30326, Attention: Property Manager. All rent shall be paid to Landlord at Property Georgia OBJLW Two Corporation, Unit #212, Post Office Box 5037, Portland, Oregon 97208
            7.          This Eighth Amendment shall be binding upon and inure to the benefit of Landlord and Tenant and their
respective successors and assigns. Except as expressly amended hereby, the Lease remains in full force and effect and is hereby ratified and confirmed.   All capitalized terms used herein but not defined herein shall have the meanings
ascribed to them in the Lease.   This Eighth Amendment may be executed in any number of counterparts, each of which shall be deemed an original instrument and all of which together shall constitute a single agreement.
  2

             IN WITNESS WHEREOF, Landlord and Tenant have executed this Eighth Amendment under seal as of the day and
year first above written.

	  
 	  LANDLORD:
 
	  
 	  
 
	  
 	  PROPERTY GEORGIA OBJLW TWO CORPORATION,
 
	  
 	 an Oregon corporation
 
	  
 	  
 
	  
 	  By:
 	  CLARION  PARTNERS , LLC,
 a New York limited liability
 company, its duly authorized agent
 
	  
 	  
 	  
 
	  
 	  By:
 	  /s/ BRUCE G. MORRISON
 
	  
 	  
 	 
 
	  
 	  Name:
 	  Bruce G. Morrison
 Authorized Person
 
	  
 	  
 	  
 
	  
 	  TENANT:
 
	  
 	  
 
	  
 	  PREMIERE COMMUNICATIONS, INC.,
 a Florida corporation
 
	  
 	  
 	  
 
	  
 	 By:
 	 /s/ PATRICK G. JONES
 
	  
 	  
 	 
 
	  
 	 Name:
 	 Patrick G. Jones
 
	  
 	 Title:
 	 EVP
 

 3

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