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Exhibit 10.2  

 
 

FORM    
    
    of    
    
    ADVISORY AGREEMENT    
    
    among    
    
    DIVIDEND CAPITAL TOTAL REALTY TRUST INC.,    
    
    DIVIDEND CAPITAL TOTAL REALTY OPERATING
PARTNERSHIP LP    
    
    and    
    
    DIVIDEND CAPITAL TOTAL ADVISORS LLC    

  

	1.	 	DEFINITIONS	 	1
	

2.	
 	

APPOINTMENT	
 	

6
	

3.	
 	

DUTIES OF THE ADVISOR	
 	

6
	

4.	
 	

AUTHORITY OF ADVISOR	
 	

8
	

5.	
 	

BANK ACCOUNTS	
 	

9
	

6.	
 	

RECORDS; ACCESS	
 	

9
	

7.	
 	

LIMITATIONS ON ACTIVITIES	
 	

9
	

8.	
 	

RELATIONSHIP WITH DIRECTORS	
 	

9
	

9.	
 	

FEES	
 	

9
	

10.	
 	

EXPENSES	
 	

11
	

11.	
 	

OTHER SERVICES	
 	

12
	

12.	
 	

REIMBURSEMENT TO THE ADVISOR	
 	

12
	

13.	
 	

OTHER ACTIVITIES OF THE ADVISOR	
 	

12
	

14.	
 	

TERM; TERMINATION OF AGREEMENT	
 	

13
	

15.	
 	

TERMINATION BY THE PARTIES	
 	

13
	

16.	
 	

ASSIGNMENT TO AN AFFILIATE	
 	

13
	

17.	
 	

PAYMENTS TO AND DUTIES OF ADVISOR UPON TERMINATION	
 	

13
	

18.	
 	

INDEMNIFICATION BY THE COMPANY AND THE OPERATING PARTNERSHIP	
 	

14
	

19.	
 	

INDEMNIFICATION BY ADVISOR	
 	

15
	

20.	
 	

NOTICES	
 	

15
	

21.	
 	

MODIFICATION	
 	

16
	

22.	
 	

SEVERABILITY	
 	

16
	

23.	
 	

CONSTRUCTION	
 	

16
	

24.	
 	

ENTIRE AGREEMENT	
 	

16
	

25.	
 	

INDULGENCES, NOT WAIVERS	
 	

16
	

26.	
 	

GENDER	
 	

16
	

27.	
 	

TITLES NOT TO AFFECT INTERPRETATION	
 	

16
	

28.	
 	

EXECUTION IN COUNTERPARTS	
 	

16
	

29.	
 	

INITIAL INVESTMENT	
 	

16

i

ADVISORY AGREEMENT  

        THIS ADVISORY AGREEMENT, dated as of [    ], 2005, is among Dividend Capital Total Realty Trust Inc., a Maryland
corporation (the "Company"), Dividend Capital Total Realty Operating Partnership LP, a Delaware limited partnership, and Dividend Capital Total Advisors LLC, a Delaware limited liability company. 

W I T N E S S E T H  

        WHEREAS, the Company intends to qualify as a REIT (as defined below), and to invest its funds in investments permitted by the terms of Sections 856 through 860 of
the Code (as defined below); 

        WHEREAS,
the Company is the general partner of the Operating Partnership and intends to conduct all its business and make all investments in Real Properties and Real Estate Related
Securities through the Operating Partnership; 

        WHEREAS,
the Company and the Operating Partnership desire to avail themselves of the experience, sources of information, advice, assistance and certain facilities of the Advisor and to
have the Advisor undertake the duties and responsibilities hereinafter set forth, on behalf of, and subject to the supervision, of the Board of Directors of the Company all as provided herein; and 

        WHEREAS,
the Advisor is willing to undertake to render such services, subject to the supervision of the Board of Directors, on the terms and conditions hereinafter set forth; 

        NOW,
THEREFORE, in consideration of the foregoing and of the mutual covenants and agreements contained herein, the parties hereto agree as follows: 

        1.    DEFINITIONS.    As used in this Advisory Agreement (the "Agreement"), the following terms have the definitions
hereinafter indicated: 

        Acquisition Expenses.    Any and all expenses, exclusive of Acquisition Fees, incurred by the Company, the Operating
Partnership, the Advisor, or any of their Affiliates in connection with the selection,
acquisition or development of any Real Property, whether or not acquired, including, without limitation, legal fees and expenses, travel and communications expenses, costs of appraisals, nonrefundable
option payments on property not acquired, accounting fees and expenses, title insurance premiums, and the costs of performing due diligence. 

        Acquisition Fees.    Any and all fees and commissions, exclusive of Acquisition Expenses, paid by any Person to any other Person
(including any fees or commissions paid by or to any Affiliate of the Company, the Operating Partnership or the Advisor) in connection with making or investing in mortgages or the purchase,
development or construction of a Real Property, including real estate commissions, selection fees, development fees, construction fees, nonrecurring management fees, loan fees, points or any other
fees of a similar nature. Excluded shall be development fees and construction fees paid to any Person not affiliated with the Sponsor in connection with the actual development and construction of a
project. 

        Advisor.    Dividend Capital Total Advisors LLC, a Delaware limited liability company, any successor advisor to the Company, the
Operating Partnership or any person or entity to which Dividend Capital Total Advisors LLC or any successor advisor subcontracts substantially all of its functions. Notwithstanding the forgoing, a
Person hired or retained by Dividend Capital Total Advisors LLC to perform property and securities management and related services for the Company or the Operating Partnership that is not hired or
retained to perform substantially all of the functions of Dividend Capital Total Advisors LLC with respect to the Company or the Operating Partnership as a whole shall not be deemed to be an Advisor. 

        Advisor Asset Management Fee.    For Real Properties, the sum of (i) a monthly fee equal to one-twelfth of
0.5% of the aggregate cost (before non-cash reserves and depreciation) of all Real Property, (ii) a monthly fee equal to 8.0% of the aggregate monthly Net Operating Income derived
from all Real Property under management and (iii) a fee of 1.0% of the sales price of each individual Real Property upon disposition. For Real Estate Related Securities, a monthly fee equal to
one-twelfth 

 

of
1.0% of the value of the Real Estate Related Securities under management. With the exception of any portion of the Advisor Asset Management Fee related to the disposition of Real Properties, which
shall be payable at the time of such disposition, the Advisor Asset Management Fee shall be payable on the 1st of each month, and shall be based upon (i) the aggregate cost (before
non-cash reserves and depreciation) of all Real Property as of close of business on the last day of the prior month, (ii) the Net Operating Income derived from all Real Property
during the prior month, and (iii) the value of the Real Estate Related Securities as of the close of business on the last day of the prior month. 

        Affiliate or Affiliated.    With respect to any Person, (i) any Person directly or indirectly owning, controlling or
holding, with the power to vote, ten percent (10%) or more of the outstanding voting securities of such other Person; (ii) any Person ten percent (10%) or more of whose outstanding voting
securities are directly or indirectly owned, controlled or held, with the power to vote, by such other Person; (iii) any Person directly or indirectly controlling, controlled by or under common
control with such other Person; (iv) any executive officer, director, trustee or general partner of such other Person; and (v) any legal entity for which such Person acts as an executive
officer, director, trustee or general partner. 

        Articles of Incorporation.    The Articles of Incorporation of the Company, as amended from time to time. 

        Average Invested Assets.    For a specified period, the average of the aggregate book value of the assets of the Company
invested, directly or indirectly, in Real Estate Related Securities and Real Properties, before deducting depreciation, bad debts or other non-cash reserves, computed by taking the average
of such values at the end of each month during such period. 

        Board of Directors or Board.    The persons holding such office, as of any particular time, under the Articles of Incorporation
of the Company, whether they be the Directors named therein or additional or successor Directors. 

        Bylaws.    The bylaws of the Company, as the same are in effect from time to time. 

        Cause.    With respect to the termination of this Agreement, fraud, criminal conduct, willful misconduct or willful or grossly
negligent breach of fiduciary duty by the Advisor, or a material breach of this Agreement by the Advisor. 

        Code.    Internal Revenue Code of 1986, as amended from time to time, or any successor statute thereto. Reference to any
provision of the Code shall mean such provision as in effect from time to time, as the same may be amended, and any successor provision thereto, as interpreted by any applicable regulations as in
effect from time to time. 

        Company.    Company shall have the meaning set forth in the preamble of this Agreement. 

        Company Property.    Any and all property, real, personal or otherwise, tangible or intangible, which is transferred or conveyed
to the Company (including all rents, income, profits and gains therefrom), and which is owned or held by, or for the account of, the Company. 

        Competitive Real Estate Commission.    A real estate or brokerage commission for the purchase or sale of property which is
reasonable, customary, and competitive in light of the size, type, and location of the property. 

        Contract Purchase Price.    The amount actually paid or allocated (as of the date of purchase) to the purchase or improvement of
Real Property, exclusive of Acquisition Fees and Acquisition Expenses. 

        Contract Sales Price.    The total consideration received by the Company for the sale of a Company Property. 

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        Conversion.    The conversion of the Company to an open-end fund format with Share prices updated not less
frequently than quarterly based upon net asset value calculated in accordance with policies and procedures determined by the Board. 

        Dealer Manager.    Dividend Capital Securities LLC, an Affiliate of the Advisor, or such other Person or entity selected by the
Board of Directors to act as the dealer manager for the Offering. Dividend Capital Securities LLC is a member of the National Association of Securities Dealers, Inc. 

        Dealer Manager Fee.    Up to: (a) 2.5% of Gross Proceeds from the sale of primary shares in the Offering (not including
Shares sold pursuant to the Company's dividend reinvestment plan) payable to the Dealer Manager for serving as the dealer manager of the Offering. 

        Director.    A member of the Board of Directors of the Company. 

        Distributions.    Any distributions of money or other property by the Company to owners of Shares, including distributions that
may constitute a return of capital for federal income tax purposes. 

        Equity Shares.    Transferable shares of beneficial interest of the Company of any class or series, including common shares or
preferred shares. 

        GAAP.    Generally accepted accounting principles as in effect in the United States of America from time to time. 

        Good Reason.    With respect to the termination of this Agreement, (i) any failure to obtain a satisfactory agreement
from any successor to the Company and/or the Operating Partnership to assume and agree to perform the Company's and/or the Operating Partnership's obligations under this Agreement; or (ii) any
material breach of this Agreement of any nature whatsoever by the Company and/or the Operating Partnership. 

        Gross Proceeds.    The aggregate purchase price of all Shares sold for the account of the Company through all Offerings, without
deduction for Sales Commissions, volume discounts, any marketing support and due diligence expense reimbursement or Organization and Offering Expenses. For the purpose of computing Gross Proceeds, the
purchase price of any Share for which reduced Sales Commissions are paid to the Dealer Manager or a Soliciting Dealer (where net proceeds to the Company are not reduced) shall be deemed to be the full
amount of the offering price per Share pursuant to the Prospectus for such Offering without reduction. 

        Independent Director.    Independent Director shall have the meaning set forth in the Articles of Incorporation. 

        Independent Expert.    A person or entity with no material current or prior business or personal relationship with the Advisor
or the Directors and who is engaged to a substantial extent in the business of rendering opinions regarding the value of assets of the type held by the Company. 

        Joint Ventures.    The joint venture or partnership arrangements (other than with Dividend Capital Total Realty Operating
Partnership LP) in which the Company or any of its subsidiaries is a co-venturer or general partner which are established to acquire Real Properties. 

        Listing.    The listing of the Shares on a national securities exchange or the quotation of the Shares on the Nasdaq National
Market ("Nasdaq"). Upon such Listing, the Shares shall be deemed Listed. 

        Net Income.    For any period, the Company's total revenues applicable to such period, less the total expenses applicable to
such period other than additions to reserves for depreciation, bad debts or other similar non-cash reserves and excluding any gain from the sale of the Company's assets. 

        Net Operating Income.    Equal to (i) revenues from Real Properties, less deferred rents receivable, calculated, in each
case, in accordance with GAAP, plus (ii) payments received pursuant to master lease agreements with sellers of Real Properties, less (iii) the costs of maintaining the Real Properties, 

3

 

including,
without limitation, taxes, insurance, repairs and maintenance, but excluding depreciation, amortization, principal and interest payments, and capital expenditures, calculated, in each case,
in accordance with GAAP. 

        Offering.    The public offering of Shares pursuant to a Prospectus. 

        Operating Partnership.    Operating Partnership shall have the meaning set forth in the preamble of this Agreement. 

        Operating Partnership Agreement.    The Operating Partnership Agreement among the Company, the Advisor, and Dividend Capital
Total Advisors Group LLC. 

        OP Unit.    Units of limited partnership interest in the Operating Partnership. 

        Organizational and Offering Expenses.    Any and all costs and expenses, other than the Sales Commission, the Dealer Manager Fee
and the Servicing Fee, incurred by the Advisor or any Affiliate in connection with the formation, qualification and registration of the Company and the marketing and distribution of Shares, including,
without limitation, the following: total underwriting and brokerage discounts and commissions (including fees of the underwriters' attorneys), expenses for printing, engraving, mailing and
distributing costs, salaries of employees while engaged in sales activity, telephone and other telecommunications costs, all advertising and marketing expenses (including the costs related to investor
and broker-dealer sales meetings), charges of transfer agents, registrars, trustees, escrow holders, depositories, experts, fees, expenses and taxes related to the filing, registration and
qualification of the sale of the Shares under federal and state laws, including accountants' and attorneys' fees. Organizational and Offering Expenses paid by the Company in connection with its
formation will not exceed 1.5% of Gross Proceeds from the sale of primary shares (not including Shares sold pursuant to the Company's dividend reinvestment plan). 

        Person.    An individual, corporation, partnership, trust, joint venture, limited liability company or other entity. 

        Prospectus.    "Prospectus" has the meaning set forth in Section 2(10) of the Securities Act of 1933, as amended (the
"Securities Act"), including a preliminary Prospectus, an offering circular as described in Rule 256 of the General Rules and Regulations under the Securities Act or, in the case of an
intrastate offering, any document by whatever name known, utilized for the purpose of offering and selling securities to the public. 

        Real Estate Asset Value.    The amount actually paid or allocated to the purchase, development, construction or improvement of a
Real Property, exclusive of Acquisition Fees and Acquisition Expenses. 

        Real Estate Related Securities.    The real estate related securities investments, or such investments the Board of Directors
and the Advisor mutually designate as Real Estate Related Securities to the extent such investments could be classified as either Real Estate Related Securities or Real Property, which are owned from
time to time by the Company or the Operating Partnership. 

        Real Property.    (i) Land, including the buildings located thereon, or (ii) land only, or (iii) the
buildings only, which are owned from time to time by the Company or the Operating Partnership, either directly or through joint venture arrangements or other partnerships, or (iv) such investments the
Board of Directors and the Advisor mutually designate as Real Property to the extent such investments could be classified as either Real Property or Real Estate Related Securities. 

        REIT.    A "real estate investment trust" under Sections 856 through 860 of the Code or as may be amended. 

        Sale or Sales.    Any transaction or series of transactions whereby: (A) the Company or the Operating Partnership
directly or indirectly (except as described in other subsections of this definition) 

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sells,
grants, transfers, conveys, or relinquishes its ownership of any Real Property or portion thereof, including the lease of any Real Property consisting of a building only, and including any
event with respect to any Real Property which gives rise to a significant amount of insurance proceeds or condemnation awards; (B) the Company or the Operating Partnership directly or
indirectly (except as described in other subsections of this definition) sells, grants, transfers, conveys, or relinquishes its ownership of all or substantially all of the interest of the Corporation
or the Operating Partnership in any Joint Venture in which it is a co-venturer or partner; (C) any Joint Venture directly or indirectly (except as described in other subsections of
this definition) in which the Company or the Operating Partnership as a co-venturer or partner sells, grants, transfers, conveys, or relinquishes its ownership of any Real Property or
portion thereof, including any event with respect to any Real Property which gives rise to insurance claims or condemnation awards; or (D) the Company or the Operating Partnership directly or
indirectly (except as described in other subsections of this definition) sells, grants, conveys or relinquishes its interest in any mortgage or portion thereof (including with respect to any mortgage,
all payments thereunder or in satisfaction thereof other than regularly scheduled interest payments) of amounts owed pursuant to such mortgage and any event which gives rise to a significant amount of
insurance proceeds or similar awards; or (E) the Company or the Operating Partnership directly or indirectly (except as described in other subsections of this definition) sells, grants,
transfers, conveys, or relinquishes its ownership of any other asset not previously described in this definition or any portion thereof, but (ii) not including any transaction or series of
transactions specified in clause (A) through (E) above in which the proceeds of such transaction or series of transactions are reinvested by the Company in one or more assets within
180 days thereafter. 

        Sales Commission.    Up to 6.0% of Gross Proceeds from the sale of primary shares in the Offering (not including Shares sold
pursuant to the Company's dividend reinvestment plan) payable to the Dealer Manager and reallowable to Soliciting Dealers with respect to Shares sold by them. 

        Servicing Fee.    Up to 1.0% of the undiscounted selling price of the Shares offered pursuant the Company's distribution
reinvestment plan payable to the Dealer Manager. 

        Securities.    Any Equity Shares, any other stock, shares or other evidences of equity or beneficial or other interests, voting
trust certificates, bonds, debentures, notes or other evidences of indebtedness, secured or unsecured, convertible, subordinated or otherwise, or in general any instruments commonly known as
"securities" or any certificates of interest, shares or participations in, temporary or interim certificates for, receipts for, guarantees of, or warrants, options or rights to subscribe to, purchase
or acquire, any of the foregoing. 

        Shares.    The shares of the common stock of the Company sold in the Offering. 

        Soliciting Dealers.    Broker-dealers who are members of the National Association of Securities Dealers, Inc., or that
are exempt from broker-dealer registration, and who, in either case, have executed participating broker or other agreements with the Dealer Manager to sell Shares. 

        Special OP Units.    The separate series of limited partnership interests to be issued in accordance with Paragraph 9(d). 

        Sponsor.    Any Person which (i) is directly or indirectly instrumental in organizing, wholly or in part, the Company,
(ii) will control, manage or participate in the management of the Company, and any Affiliate of any such Person, (iii) takes the initiative, directly or indirectly, in founding or
organizing the Company, either alone or in conjunction with one or more other Persons, (iv) receives a material participation in the Company in connection with the founding or organizing of the
business of the Company, in consideration of services or property, or both services and property, (v) has a substantial number of relationships and contacts with the Company,
(vi) possesses significant rights to control Real Properties, (vii) receives fees for providing services to the Company which are paid on a basis that is not customary in the industry,
or (viii) provides goods or services to the Company on a basis which was not negotiated at arm's-length with the Company. "Sponsor" does not include wholly 

5

 

independent
third parties such as attorneys, accountants and underwriters whose only compensation is for professional services. 

        Stockholders.    The registered holders of the Company's Shares. 

        Termination Date.    The date of termination of this Agreement. 

        Termination Event.    The termination or nonrenewal of this Agreement (i) in connection with a merger, sale of assets or
transaction involving the Company pursuant to which a majority of the Directors then in office are replaced or removed, (ii) by the Advisor for Good Reason or (iii) by the Company and
the Operating Partnership other than for Cause. 

        Total Development Cost.    With regard to any Company Real Property acquired prior to or during the development or acquisition
stages, all costs and expenses paid or incurred by the Company that are in any way related to the development of such Real Property, including, but not limited to, land and construction costs. 

        Total Operating Expenses.    All costs and expenses paid or incurred by the Company, as determined under generally accepted
accounting principles, that are in any way related to the operation of the Company or to corporate business, including asset management fees and other fees paid to Advisors, but excluding
(i) the expenses of raising capital such as Organization and Offering Expenses, legal, audit, accounting, underwriting, brokerage, listing, registration, and other fees, printing and other such
expenses and tax incurred in connection with the issuance, distribution, transfer, registration and Listing, (ii) interest payments, (iii) taxes, (iv) non-cash
expenditures such as depreciation, amortization and bad debt reserves, (v) incentive fees paid in compliance with the NASAA REIT Guidelines; (vi) Acquisition Fees and Acquisition
Expenses, (vii) real estate commissions on the Sale of Real Property, and (viii) other fees and expenses connected with the acquisition, disposition, management and ownership of real
estate interests, mortgage loans or other property (including the costs of foreclosure, insurance premiums, legal services, maintenance, repair, and improvement of property). The definition of "Total
Operating Expenses" set forth above is intended to encompass only those expenses which are required to be treated as Total Operating Expenses under the NASAA REIT Guidelines. As a result, and
notwithstanding the definition set forth above, any expense of the Company which is not part of Total Operating Expenses under the NASAA REIT Guidelines shall not be treated as part of Total Operating
Expenses for purposes hereof. 

        Total Property Cost.    With regard to any Company Property, an amount equal to the sum of the Real Estate Asset Value of such
Real Property plus the Acquisition Fees and Acquisition Expenses paid in connection with such Real Property. 

        2%/25% Guidelines.    For any year in which the Company qualifies as a REIT, the requirement pursuant to the guidelines of the
North American Securities Administrators Association, Inc. that, in any 12 month period, Total Operating Expenses not exceed the greater of 2% of the Company's Average Invested Assets
during such 12 month period or 25% of the Company's Net Income over the same 12 month period. 

        2.    APPOINTMENT.    The Company and the Operating Partnership hereby appoint the Advisor to serve as their advisor
on the terms and conditions set forth in this Agreement, and the Advisor hereby accepts such appointment. 

        3.    DUTIES OF THE ADVISOR.    The Advisor undertakes to use its best efforts to present to the Company and the
Operating Partnership potential investment opportunities and to provide a continuing and suitable investment program consistent with the investment objectives and policies of the Company as determined
and adopted from time to time by the Directors. In performance of this undertaking, subject to the supervision of the Directors and consistent with the provisions of the 

6

 

Articles
of Incorporation and Bylaws of the Company and the Operating Partnership Agreement, the Advisor shall, either directly or by engaging an Affiliate: 

        (a)   serve
as the Company's and the Operating Partnership's investment and financial advisor and provide research and economic and statistical data in connection with the
Company's assets and investment policies; 

        (b)   provide
the daily management for the Company and the Operating Partnership and perform and supervise the various administrative functions reasonably necessary for the
management of the Company and the Operating Partnership; 

        (c)   investigate,
select, and, on behalf of the Company and the Operating Partnership, engage and conduct business with such Persons as the Advisor deems necessary to the
proper performance of its obligations hereunder, including but not limited to consultants, accountants, correspondents, lenders, technical advisors, attorneys, brokers, underwriters, corporate
fiduciaries, escrow agents, depositaries, custodians, agents for collection, insurers, insurance agents, banks, builders, developers, property owners, real estate management companies, real estate
operating companies, securities investment advisors, mortgagors, and any and all agents for any of the foregoing, including Affiliates of the Advisor, and Persons acting in any other capacity deemed
by the Advisor necessary or desirable for the performance of any of the foregoing services, including but not limited to entering into contracts in the name of the Company and the Operating
Partnership with any of the foregoing; 

        (d)   consult
with the officers and Directors of the Company and assist the Directors in the formulation and implementation of the Company's financial policies, and, as
necessary, furnish the Directors with advice and recommendations with respect to the making of investments consistent with the investment objectives and policies of the Company and in connection with
any borrowings proposed to be undertaken by the Company and/or the Operating Partnership; 

        (e)   subject
to the provisions of Paragraphs 3(g) and 4 hereof, (i) locate, analyze and select potential investments, (ii) structure and negotiate the terms and
conditions of transactions pursuant to which investments will be made; (iii) make investments on behalf of the Company and the Operating Partnership in compliance with the investment objectives
and policies of the Company; (iv) arrange for financing and refinancing and make other changes in the asset or capital structure of, and dispose of, reinvest the proceeds from the sale of, or
otherwise deal with, investments; and (v) enter into leases and service contracts for Company Property and, to the extent necessary, perform all other operational functions for the maintenance
and administration of such Company Property; 

        (f)    upon
request provide the Directors with periodic reports regarding prospective investments; 

        (g)   obtain
the prior approval of the Board, any particular Directors specified by the Board or any committee of the Board, as the case may be, for any and all investments in
and dispositions of Real Properties; 

        (h)   make
investments in and dispositions of Real Estate Related Securities within the discretionary limits and authority as granted by the Board; 

        (i)    negotiate
on behalf of the Company and the Operating Partnership with banks or lenders for loans to be made to the Company and the Operating Partnership, and negotiate
on behalf of the Company and the Operating Partnership with investment banking firms and broker-dealers or negotiate private sales of Shares and Securities or obtain loans for the Company and the
Operating Partnership, but in no event in such a way so that the Advisor shall be acting as broker-dealer or underwriter; and provided, further, that any fees and costs payable to third parties
incurred by the Advisor in connection with the foregoing shall be the responsibility of the Company or the Operating Partnership; 

7

 

        (j)    obtain
reports (which may but are not required to be prepared by the Advisor or its Affiliates), where appropriate, concerning the value of investments or contemplated
investments of the Company and/or the Operating Partnership in Real Properties or Real Estate Related Securities; 

        (k)   from
time to time, or at any time reasonably requested by the Directors, make reports to the Directors of its performance of services to the Company and the Operating
Partnership under this Agreement, including reports with respect to potential conflicts of interest involving the Advisor or any of its affiliates; 

        (l)    provide
the Company and the Operating Partnership with all necessary cash management services; 

        (m)  do
all things necessary to assure its ability to render the services described in this Agreement; 

        (n)   deliver
to or maintain on behalf of the Company copies of all appraisals obtained in connection with the investments in Real Properties and all valuations of Real Estate
Related Securities as may be required to be obtained by the Board; 

        (o)   notify
the Board of all proposed transactions above $25 million before they are completed; and 

        (p)   effect
any private placement of OP Units, tenancy-in-common or other interests in Real Properties as may be approved by the Board. 

        Notwithstanding
the foregoing, the Advisor may delegate any of the foregoing duties to any Person so long as the Advisor or any Affiliate remains responsible for the performance of the
duties set forth in this Paragraph 3. 

        4.    AUTHORITY OF ADVISOR.    

        (a)   Pursuant
to the terms of this Agreement (including the restrictions included in this Paragraph 4 and in Paragraph 7), and subject to the continuing and
exclusive authority of the Directors over the management of the Company, the Directors hereby delegate to the Advisor the authority to (1) locate, analyze and select investment opportunities,
(2) structure the terms and conditions of transactions pursuant to which investments will be made, acquired or disposed of for the Company and the Operating Partnership, (3) acquire and
dispose of investments in compliance with the investment objectives and policies of the Company, (4) arrange for financing or refinancing Real Property or Real Estate Related Securities,
(5) enter into leases and service contracts for Company Property, (6) oversee Affiliated and non-Affiliated property managers who perform services for the Company or the
Operating Partnership, (7) oversee Affiliated and non-Affiliated Persons with whom the Advisor contracts to perform certain of the services required to be performed under this
Agreement, and (7) manage accounting and other record-keeping functions for the Company and the Operating Partnership. 

        (b)   Notwithstanding
the foregoing, any investment in Real Properties, including any acquisition of Real Property by the Company or the Operating Partnership (including any
financing of such acquisition), will require the prior approval of the Board, any particular Directors specified by the Board or any committee of the Board, as the case may be. 

        (c)   If
a transaction requires approval by the Independent Directors, the Advisor will deliver to the Independent Directors all documents and other information required by
them to properly evaluate the proposed transaction. 

        The
prior approval of a majority of the Independent Directors not otherwise interested in the transaction and a majority of the Directors not otherwise interested in the transaction will
be required for each transaction to which the Advisor or its Affiliates is a party. The Directors may, at any time upon the giving of notice to the Advisor, modify or revoke the authority set forth in
this Paragraph 4. If and to the extent the Directors so modify or revoke the authority contained herein, the Advisor shall henceforth submit to the Directors for prior approval such proposed
transactions involving investments in Real Property or Real Estate Related Securities as thereafter require prior approval, provided however, that such modification or revocation shall be effective
upon receipt by the Advisor and shall not be applicable to investment transactions to which the Advisor has committed the Company prior to the date of receipt by the Advisor of such notification. 

8

   
        5.    BANK ACCOUNTS.    The Advisor may establish and maintain one or more bank accounts in its own name for the
account of the Company and/or the Operating Partnership or in the name of the Company and the Operating Partnership and may collect and deposit into any such account or accounts, and disburse from any
such account or accounts, any money on behalf of the Company and/or the Operating Partnership, under such terms and conditions as the Directors may approve, provided that no funds shall be commingled
with the funds of the Advisor; and the Advisor shall from time to time render appropriate accountings of such collections and payments to the Directors and to the auditors of the Company. 

        6.    RECORDS; ACCESS.    The Advisor shall maintain appropriate records of all its activities hereunder and make such
records available for inspection by the Directors and by counsel, auditors and authorized agents of the Company, at any time or from time to time during normal business hours. The Advisor shall at all
reasonable times have access to the books and records of the Company and the Operating Partnership. 

        7.    LIMITATIONS ON ACTIVITIES.    Anything else in this Agreement to the contrary notwithstanding, the Advisor shall
refrain from taking any action which, in its sole judgment made in good faith, would (a) adversely affect the status of the Company as a REIT, (b) subject the Company to regulation under
the Investment Company Act of 1940, as amended, or (c) violate any law, rule, regulation or statement of policy of any governmental body or agency having jurisdiction over the Company, its
Shares or its Securities, or otherwise not be permitted by the Articles of Incorporation or Bylaws of the Company, except if such action shall be ordered by the Directors, in which case the Advisor
shall notify promptly the Directors of the Advisor's judgment of the potential impact of such action and shall refrain from taking such action until it receives further clarification or instructions
from the Directors. In such event the Advisor shall have no liability for acting in accordance with the specific instructions of the Directors so given. Notwithstanding the foregoing, the Advisor, its
directors, officers, employees and stockholders, and stockholders, directors and officers of the Advisor's Affiliates shall not be liable to the Company or to the Directors or stockholders for any act
or omission by the Advisor, its directors, officers or employees, or stockholders, directors or officers of the Advisor's Affiliates taken or omitted to be taken in the performance of their duties
under this Agreement except as provided in Paragraphs 20 and 21 of this Agreement. 

        8.    RELATIONSHIP WITH DIRECTORS.    Subject to Paragraph 7 of this Agreement and to restrictions advisable
with respect to the qualification of the Company as a REIT, directors, officers and employees of the Advisor or an Affiliate of the Advisor or any corporate parents of an Affiliate, may serve as a
Director and as officers of the Company, except that no director, officer or employee of the Advisor or its Affiliates who also is a Director or officer of the Company shall receive any compensation
from the Company for serving as a Director or officer other than reasonable reimbursement for travel and related expenses incurred in attending meetings of the Directors and no such Director shall be
deemed
an Independent Director for purposes of satisfying the Director independence requirement set forth in the Articles of Incorporation. 

        9.    FEES.    

        (a)    Acquisition Fees.    The Advisor shall receive as compensation for services rendered in connection with the
investigation, selection and acquisition (by purchase, investment or exchange) of Real Property an Acquisition Fee payable by the Company. The total Acquisition Fees paid to the Advisor or its
Affiliates shall not exceed (i) 2.0% of the Contract Purchase Price of Real Properties acquired directly or indirectly by the Company for the first $500,000,000 of Real Properties acquired, and
1.0% thereafter, and (ii) 4.0% of the Total Development Cost of Real Properties developed by or on behalf of the Company for services provided by the Advisor, its Affiliates, or
sub-contractors thereof. Acquisition Fees shall be payable on the acquisition of a specific Real Property, on the acquisition of a portfolio of Real Properties through a purchase of
assets, merger or similar transaction, or on the completion of development of a Real Property or Real Properties for the Company. However, the total of all Acquisition Fees and Acquisition 

9

 

Expenses
payable with respect to any Real Property or Real Properties shall not exceed 6% of the Contract Purchase Price or the Total Development Cost (as applicable) of such Real Property or Real
Properties unless fees in excess of such amount are approved by a majority of the Directors not interested in such transaction and by a majority of the Independent Directors not interested in such
transaction. 

        (b)    Real Estate Sales Commissions.    If the Advisor or an Affiliate provides a substantial amount of the services
in connection with the Sale of one or more Real Properties, the Advisor or an Affiliate shall receive a real estate sales commission equal to the lesser of (i) one-half of a
Competitive Real Estate Commission or (ii) 1% of the Contract Sales Price of such Real Property or Real Properties. The Real Estate Commission may be paid in addition to real estate commissions
paid to non-Affiliates, provided that the total real estate commissions paid to all Persons by the Company with respect to the sale of such Real Property or Real Properties shall not
exceed an amount equal to the lesser of (i) 6% of the Contract Sales Price of the Real Property or Real Properties or (ii) the Competitive Real Estate Commission. 

        (c)    Advisor Asset Management Fee.    The Advisor shall receive as compensation for services rendered in connection
with the management of the Company's assets the Advisor Asset Management Fee. The Advisor Asset Management Fee shall be payable by the Company in cash or in Shares at the option of the Advisor, and
may be deferred, in whole or in part, from time to time, by the Advisor (without interest). The Advisor Asset Management Fee shall be calculated monthly and includes, for Real Properties: (i) a
monthly fee not to exceed one-twelfth of 0.5% of the aggregate cost (before non-cash reserves and depreciation) of Real Properties; (ii) a monthly fee not to exceed 8.0%
of the aggregate monthly Net Operating Income derived from all Real Properties; and (iii) a fee not to exceed 1.0% of the Contract Sales Price of each Real Property sold upon its
disposition. For Real Estate Related Securities, the Advisor Asset Management Fee will consist of a monthly fee not to exceed one-twelfth of 1.0% of the value of the Real Estate Related
Securities. With the exception of any portion of the Advisor Asset Management Fee related to the disposition of Real Properties, which shall be payable at the time of such disposition, the Advisor
Asset Management Fee shall be payable on the 1st of each month, and shall be based upon (i) the aggregate cost (before non-cash reserves and depreciation) of all Real Property as of
close of business on the last day of the prior month, (ii) the Net Operating Income derived from all Real Property during the prior month, and (iii) the value of the Real Estate Related
Securities as of the close of business on the last day of the prior month. 

        (d)    Operating Partnership Interests.    The Advisor has made a capital contribution of $200,000 to the Operating
Partnership in exchange for OP Units. An affiliate of the Advisor also will be issued OP Units constituting a separate series of limited partnership interests (the "Special OP Units"). Upon the
earliest to occur of the termination of this Agreement for Cause, a Termination Event, a Listing, or a Conversion, all of the Special OP Units shall be redeemed by the Operating Partnership in
accordance with the terms of the Operating Partnership Agreement. 

        (e)    Loans from Affiliates.    If any loans are made to the Company or the Operating Partnership by the Advisor or
any Affiliate, the maximum amount of interest that may be charged shall be the lesser of (i) 1% above the prime rate of interest charged from time to time by the principal bank then used by the
Company or the Operating Partnership and (ii) the rate that would be charged to the Company or the Operating Partnership by unrelated lending institutions on comparable loans for the same
purpose. The Advisor or any Affiliate thereof may not make any loan to the Company or the Operating Partnership unless a majority of the Directors (including a majority of the Independent Directors)
not otherwise interested in such loan approve the loan as being fair, competitive, and commercially reasonable and no less favorable to the Company or the Operating Partnership than loans between
unaffiliated parties under the same circumstances. 

        (f)    Exclusion of Certain Transactions.    In the event the Company or the Operating Partnership shall propose to
enter into any transaction in which an officer or director of the 

10

 

Company,
and the Operating Partnership, the Advisor, or any Affiliate of the Company, the Operating Partnership or the Advisor has a direct or indirect interest, then (i) such transaction shall
be approved by a majority of the Board of Directors and also by a majority of the Independent Directors and (ii) any commissions or remuneration received by any such persons in connection with
such transaction shall be deducted from the fees payable under this Agreement. 

        10.    EXPENSES.    

        (a)   In
addition to the compensation paid to the Advisor pursuant to Paragraph 9 hereof, the Company or the Operating Partnership shall pay directly or reimburse the
Advisor for all of the expenses paid or incurred by the Advisor in connection with the services it provides to the Company and the Operating Partnership pursuant to this Agreement, including, but not
limited to: 

        (i)    the
Company's Organizational and Offering Expenses; provided, however, that within 60 days after the end of the month in which the Offering terminates, the
Advisor shall reimburse the Company for any Organizational and Offering Expenses reimbursement received by the Advisor pursuant to this Paragraph 10, to the extent that such reimbursement
exceeds the maximum amount permitted or, at the option of the Company, such excess shall be subtracted from the next reimbursement of expense to be made by the Company pursuant to this
Paragraph 10. The Advisor shall be responsible for the payment of all the Company's Organizational and Offering Expenses in excess of the maximum amount permitted; 

        (ii)   Acquisition
Expenses incurred in connection with the selection and acquisition of Real Properties; 

        (iii)  the
actual cost of goods and services used by the Company and obtained from entities not affiliated with the Advisor, other than Acquisition Expenses, including
brokerage fees paid in connection with the purchase and sale of Real Estate Related Securities; 

        (iv)  interest
and other costs for borrowed money, including discounts, points and other similar fees; 

        (v)   taxes
and assessments on income of the Company or Real Properties; 

        (vi)  costs
associated with insurance required in connection with the business of the Company or by the Directors; 

        (vii) expenses
of managing and operating Real Properties owned by the Company, whether payable to an Affiliate of the Company or a non-affiliated Person. 

        (viii) all
expenses in connection with payments to the Directors and meetings of the Directors and Stockholders; 

        (ix)  expenses
associated with a Listing or Conversion, if applicable, or with the issuance and distribution of Shares and Securities, such as selling commissions and fees,
advertising expenses, taxes, legal and accounting fees, listing and registration fees, and other Organization and Offering Expenses; 

        (x)   expenses
connected with payments of Distributions in cash or otherwise made or caused to be made by the Company to the Stockholders; 

        (xi)  expenses
of organizing, revising, amending, converting, modifying, or terminating the Company or the Articles of Incorporation; 

        (xii) expenses
of maintaining communications with Stockholders, including the cost of preparation, printing, and mailing annual reports and other Stockholder reports, proxy
statements and other reports required by governmental entities; 

        (xiii) administrative
service expenses (including personnel costs; provided, however, that no reimbursement shall be made for costs of personnel to the extent that such
personnel perform services in transactions for which the Advisor receives a separate fee); and 

11

 

        (xiv) audit,
accounting and legal fees. 

        (b)   Expenses
incurred by the Advisor on behalf of the Company and the Operating Partnership and payable pursuant to this Paragraph 10 shall be reimbursed no less than
monthly to the Advisor. The Advisor shall prepare a statement documenting the expenses of the Company and the Operating Partnership and the calculation of the Advisor Asset Management Fee during each
quarter, and shall deliver such statement to the Company and the Operating Partnership within 45 days after the end of each quarter. 

        11.    OTHER SERVICES.    Should the Directors request that the Advisor or any director, officer or employee thereof
render services for the Company and the Operating Partnership other than set forth in Paragraph 3, such services shall be separately compensated at such rates and in such amounts as are agreed
by the Advisor and the Independent Directors of the Company, subject to the limitations contained in the Articles of Incorporation, and shall not be deemed to be services pursuant to the terms of this
Agreement. 

        12.    REIMBURSEMENT TO THE ADVISOR.    For any year in which the Company qualifies as a REIT, the Company shall not
reimburse the Advisor at the end of any fiscal quarter Total Operating Expenses that, in the four consecutive fiscal quarters then ended (the "Expense Year") exceed (the "Excess
Amount") the greater of 2% of Average Invested Assets or 25% of Net Income (the "2%/25% Guidelines") for such year. Any Excess Amount paid to the Advisor during a fiscal quarter shall be repaid to the
Company or, at the option of the Company, subtracted from the Total Operating Expenses reimbursed during the subsequent fiscal quarter. If there is an Excess Amount in any Expense Year and the
Independent Directors determine that such excess was justified based on unusual and nonrecurring factors which they deem sufficient, then (i) the Excess Amount may be carried over and included
in Total Operating Expenses in subsequent Expense Years and reimbursed to the Advisor in one or more of such years, provided that Total Operating Expenses in any Expense Year, including any Excess
Amount to be paid to the Advisor, shall not exceed the 2%/25% Guidelines or (ii) the Excess Amount may be paid in the Expense Year and within 60 days after the end of such Expense Year
there shall be sent to the stockholders a written disclosure of such fact, together with an explanation of the factors the Independent Directors considered in determining that such excess expenses
were justified. Such determination shall be reflected in the minutes of the meetings of the Board of Directors. The Company will not reimburse the Advisor or its Affiliates for services for which the
Advisor or its Affiliates are entitled to compensation in the form of a separate fee. All figures used in the foregoing computation shall be determined in accordance with generally accepted accounting
principles applied on a consistent basis. 

        13.    OTHER ACTIVITIES OF THE ADVISOR.    Nothing herein contained shall prevent the Advisor or any of its Affiliates
from engaging in or earning fees from other activities, including, without limitation, the rendering of advice to other Persons (including other REITs) and the management of other programs advised,
sponsored or organized by the Advisor or its Affiliates; nor shall this Agreement limit or restrict the right of any director, officer, employee, or stockholder of the Advisor or its Affiliates to
engage in or earn fees from any other business or to render services of any kind to any other partnership, corporation, firm, individual, trust or association and earn fees for rendering such
services. The Advisor may, with respect to any investment in which the Company is a participant, also render advice and service to each and every other participant therein, and earn fees for rendering
such advice and service. Specifically, it is contemplated that the Company may enter into joint ventures or other similar co-investment arrangements with certain Persons, and pursuant to
the agreements governing such joint ventures or arrangements, the Advisor may be engaged to provide advice and service to such Persons, in which case the Advisor will earn fees for rendering such
advice and service. 

        The
Advisor shall report to the Directors the existence of any condition or circumstance, existing or anticipated, of which it has knowledge, which creates or could create a conflict of
interest between the Advisor's obligations to the Company and its obligations to or its interest in any other partnership, corporation, firm, individual, trust or association. The Advisor or its
Affiliates shall promptly disclose to 

12

 

the
Directors knowledge of such condition or circumstance. If the Advisor, Director or Affiliates thereof have sponsored other investment programs with similar investment objectives which have
investment funds available at the same time as the Company, it shall be the duty of the Directors (including the Independent Directors) to ensure that the Advisor and its Affiliates adopt the method
approved by the Independent Directors, by which investments are to be allocated to the competing investment entities and to use their best efforts to ensure that such method is applied fairly to the
Company. 

        The
Advisor may make such an investment only after (i) such investment has been offered to the Company, the Operating Partnership and all public partnerships and other investment
entities Affiliated with the Company with funds available for such investment and (ii) such investment is found to be unsuitable for investment by the Company, the Operating Partnership, such
partnerships and investment entities. The Advisor's Affiliates may make such an investment subject to the method approved by the Independent Directors, by which investments are to be allocated to the
competing investment entities. 

        In
the event that the Advisor is presented with a potential investment which might be made by the Company or the Operating Partnership and by another investment entity which the Advisor
advises or manages, the Advisor shall consider the investment portfolio of each entity; cash flow of each entity; the effect of the acquisition on the diversification of each entity's portfolio;
rental payments during any renewal period; the estimated income tax effects of the purchase on each entity, the policies of each entity relating to leverage; the funds of each entity available for
investment and the length of time such funds have been available for investment. In the event that an investment opportunity becomes available which the Advisor determines is suitable for the Company
or the Operating Partnership based on the criteria set forth above, then the investment opportunity shall be offered to the Company or the Operating Partnership, consistent with the method approved by
the Independent Directors. The Advisor may consider the investment for its own investment only if such investment is deemed inappropriate for any investment entity which is advised or managed by the
Advisor, including the Company and the Operating Partnership. 

        14.    TERM; TERMINATION OF AGREEMENT.    This Agreement shall continue in force for a period of one year from the
date hereof, subject to an unlimited number of successive one-year renewals upon mutual consent of the parties. It is the duty of the Directors to evaluate the performance of the Advisor
annually before renewing the Agreement, and each such renewal shall be for a term of no more than one year. 

        15.    TERMINATION BY THE PARTIES.    This Agreement may be terminated upon 60 days written notice with or
without Cause and without penalty, by a majority of the Independent Directors of the Company or by the Advisor. 

        16.    ASSIGNMENT TO AN AFFILIATE.    This Agreement may be assigned by the Advisor to an Affiliate with the approval
of a majority of the Directors (including a majority of the Independent Directors). The Advisor may assign any rights to receive fees or other payments under this Agreement to any Person without
obtaining the approval of the Directors. This Agreement shall not be assigned by the Company or the Operating Partnership without the consent of the Advisor, except in the case of an assignment by the
Company or the Operating Partnership to a corporation, limited partnership or other organization which is a successor to all of the assets, rights and obligations of the Company or the Operating
Partnership, in which case such successor organization shall be bound hereunder and by the terms of said assignment in the same manner as the Company and the Operating Partnership are bound by this
Agreement. 

        17.    PAYMENTS TO AND DUTIES OF ADVISOR UPON TERMINATION.    Payments to the Advisor of unpaid expense reimbursements
pursuant to this Section 19 shall be subject to the 2%/25% Guidelines to the extent applicable. 

13

 

        (a)   After
the Termination Date, the Advisor shall not be entitled to compensation for further services hereunder except it shall be entitled to receive from the Company or
the Operating Partnership within 30 days after the effective date of such termination all unpaid reimbursements of expenses and all earned but unpaid fees payable to the Advisor prior to
termination of this Agreement. 

        (b)   The
Advisor shall promptly upon termination: 

        (i)    pay
over to the Company and the Operating Partnership all money collected and held for the account of the Company and the Operating Partnership pursuant to this
Agreement, after deducting any accrued compensation and reimbursement for its expenses to which it is then entitled; 

        (ii)   deliver
to the Directors a full accounting, including a statement showing all payments collected by it and a statement of all money held by it, covering the period
following the date of the last accounting furnished to the Directors; 

        (iii)  deliver
to the Directors all assets, including Real Properties and Real Estate Related Securities, and documents of the Company and the Operating Partnership then in
the custody of the Advisor; and 

        (iv)  cooperate
with the Company and the Operating Partnership to provide an orderly management transition. 

        18.    INDEMNIFICATION BY THE COMPANY AND THE OPERATING PARTNERSHIP.    The Company and the Operating Partnership
shall indemnify and hold harmless the Advisor and its Affiliates, including their respective officers, directors, partners and employees, from all liability, claims, damages or losses arising in the
performance of their duties hereunder, and related expenses, including reasonable attorneys' fees, to the extent such liability, claims, damages or losses and related expenses are not fully reimbursed
by insurance, subject to any limitations imposed by the laws of the State of Maryland or the Articles of Incorporation of the Company. Notwithstanding the foregoing, the Company and the Operating
Partnership shall not provide for indemnification of the Advisor and its Affiliates, including their respective officers, directors, partners and employees, for any loss or liability
suffered by the Advisor and its Affiliates, including their respective officers, directors, partners and employees, nor shall they provide that the Advisor and its Affiliates, including their
respective officers, directors, partners and employees, be held harmless for any loss or liability suffered by the Company and the Operating Partnership, unless all of the following conditions are
met: 

        (a)   The
Advisor has determined, in good faith, that the course of conduct which caused the loss or liability was in the best interest of the Company and the Operating
Partnership; 

        (b)   The
Advisor was acting on behalf of or performing services for the Company and the Operating Partnership; 

        (c)   Such
liability or loss was not the result of negligence or misconduct by the Advisor; and 

        (d)   Such
indemnification or agreement to hold harmless is recoverable only out of the Company's net assets and not from its shareholders. 

        Notwithstanding
the foregoing, the Advisor and its Affiliates, including their respective officers, directors, partners and employees, shall not be indemnified by the Company and the
Operating Partnership for any losses, liabilities or expenses arising from or out of an alleged violation of federal or state securities laws by the Advisor and its Affiliates, including their
respective officers, directors, partners and employees, unless one or more of the following conditions are met: 

        (a)   There
has been a successful adjudication on the merits of each count involving alleged securities law violations as to the Advisor; 

        (b)   Such
claims have been dismissed with prejudice on the merits by a court of competent jurisdiction as to the Advisor; or 

14

 

        (c)   A
court of competent jurisdiction approves a settlement of the claims against the Advisor and finds that indemnification of the settlement and the related costs should
be made, and the court considering the request for indemnification has been advised of the position of the Securities and Exchange Commission and of the published position of any state securities
regulatory authority in which securities
of the Company and the Operating Partnership were offered or sold as to indemnification for violation of securities laws. 

        In
addition, the advancement of the Company's or the Operating Partnership's funds to the Advisor and its Affiliates, including their respective officers, directors, partners and
employees, for legal expenses and other costs incurred as a result of any legal action for which indemnification is being sought is permissible only if all of the following conditions are satisfied: 

        (a)   The
legal action relates to acts or omissions with respect to the performance of duties or services on behalf of the Company or the Operating Partnership; 

        (b)   The
legal action is initiated by a third party who is not a shareholder or the legal action is initiated by a shareholder acting in his or her capacity as such and a
court of competent jurisdiction specifically approves such advancement; and 

        (c)   The
Advisor undertakes to repay the advanced funds to the Company or the Operating Partnership, together with the applicable legal rate of interest thereon, in cases in
which the Advisor is found not to be entitled to indemnification. 

        19.    INDEMNIFICATION BY ADVISOR.    The Advisor shall indemnify and hold harmless the Company and the Operating
Partnership from contract or other liability, claims, damages, taxes or losses and related expenses including attorneys' fees, to the extent that such liability, claims, damages, taxes or losses and
related expenses are not fully reimbursed by insurance and are incurred by reason of the Advisor's bad faith, fraud, willful misfeasance, gross misconduct, gross negligence or reckless disregard of
its duties, but the Advisor shall not be held responsible for any action of the Board of Directors in following or declining to follow any advice or recommendation given by the Advisor.
Notwithstanding the foregoing, the Company and the Operating Partnership may not indemnify or hold harmless the Advisor, its Affiliates, or any of their respective officers, directors, partners or
employees in any manner that would be inconsistent with the provisions of Section II.G of the REIT Guidelines adopted by the North American Securities Administrators Association. 

        20.    NOTICES.    Any notice, report or other communication required or permitted to be given hereunder shall be in
writing unless some other method of giving such notice, report or other communication is required by the Articles of Incorporation, the Bylaws, or accepted by the party to whom it is given, and shall
be given by being delivered by hand or by overnight mail or other overnight delivery service to the addresses set forth herein: 

	 	To the Directors and to the

Company:	 	Dividend Capital Total Realty Trust Inc.

518 17th Street

17th Floor

Denver, CO 80202
	

 	

To the Operating Partnership:	
 	

Dividend Capital Total Realty Operating Partnership LP

518 17th Street

17th Floor

Denver, CO 80202
	

 	

To the Advisor:	
 	

Dividend Capital Total Advisors LLC

518 17th Street

17th Floor

Denver, CO 80202

15

 

        Any
party may at any time give notice in writing to the other parties of a change in its address for the purposes of this Paragraph 22. 

        21.    MODIFICATION.    This Agreement shall not be changed, modified, terminated, or discharged, in whole or in part,
except by an instrument in writing signed by the parties hereto, or their respective successors or assignees. 

        22.    SEVERABILITY.    The provisions of this Agreement are independent of and severable from each other, and no
provision shall be affected or rendered invalid or unenforceable by virtue of the fact that for any reason any other or others of them may be invalid or unenforceable in whole or in part. 

        23.    CONSTRUCTION.    The provisions of this Agreement shall be construed and interpreted in accordance with the
laws of the State of Colorado. 

        24.    ENTIRE AGREEMENT.    This Agreement contains the entire agreement and understanding among the parties hereto
with respect to the subject matter hereof, and supersedes all prior and
contemporaneous agreements, understandings, inducements and conditions, express or implied, oral or written, of any nature whatsoever with respect to the subject matter hereof. The express terms
hereof control and supersede any course of performance and/or usage of the trade inconsistent with any of the terms hereof. This Agreement may not be modified or amended other than by an agreement in
writing. 

        25.    INDULGENCES, NOT WAIVERS.    Neither the failure nor any delay on the part of a party to exercise any right,
remedy, power or privilege under this Agreement shall operate as a waiver thereof, nor shall any single or partial exercise of any right, remedy, power or privilege preclude any other or further
exercise of the same or of any other right, remedy, power or privilege, nor shall any waiver of any right, remedy, power or privilege with respect to any occurrence be construed as a waiver of such
right, remedy, power or privilege with respect to any other occurrence. No waiver shall be effective unless it is in writing and is signed by the party asserted to have granted such waiver. 

        26.    GENDER.    Words used herein regardless of the number and gender specifically used, shall be deemed and
construed to include any other number, singular or plural, and any other gender, masculine, feminine or neuter, as the context requires. 

        27.    TITLES NOT TO AFFECT INTERPRETATION.    The titles of paragraphs and subparagraphs contained in this Agreement
are for convenience only, and they neither form a part of this Agreement nor are they to be used in the construction or interpretation hereof. 

        28.    EXECUTION IN COUNTERPARTS.    This Agreement may be executed in any number of counterparts, each of which shall
be deemed to be an original as against any party whose signature appears thereon, and all of which shall together constitute one and the same instrument. This Agreement shall become binding when one
or more counterparts hereof, individually or taken together, shall bear the signatures of all of the parties reflected hereon as the signatories. 

        29.    INITIAL INVESTMENT.    The Advisor has made a capital contribution of $200,000 to the Operating Partnership in
exchange for OP Units. The Advisor may not sell any of the OP Units while the Advisor acts in such advisory capacity to the Company, provided, that such OP Units may be transferred to Affiliates of
the Advisor. The restrictions included above shall not apply to any other Securities acquired by the Advisor or its Affiliates. The Advisor shall not vote any Shares it now owns, or hereafter
acquires, in any vote for the election of Directors or any vote regarding the approval or termination of any contract with the Advisor or any of its Affiliates. 

16

 

        IN
WITNESS WHEREOF, the parties hereto have executed this Advisory Agreement as of the date and year first above written. 

	 	 	DIVIDEND CAPITAL TOTAL REALTY TRUST INC.
	

 	
 	

By:	
 	

 
	 	 	 	 	

	 	 	Name:	 	 
	 	 	Title:	 	 
	

 	
 	

DIVIDEND CAPITAL TOTAL REALTY OPERATING PARTNERSHIP LP
	

 	
 	

By:	
 	

 
	 	 	 	 	

	 	 	Name:	 	 
	 	 	Title:	 	 
	

 	
 	

DIVIDEND CAPITAL TOTAL ADVISORS LLC
	

 	
 	

By:	
 	

 
	 	 	 	 	

	 	 	Name:	 	 
	 	 	Title:	 	 

17

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FORM of ADVISORY AGREEMENT among DIVIDEND CAPITAL TOTAL REALTY TRUST INC., DIVIDEND CAPITAL TOTAL REALTY OPERATING PARTNERSHIP LP and DIVIDEND CAPITAL TOTAL ADVISORS LLCQuickLinks
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EXHIBIT 10.3  

 
 

MANAGEMENT AGREEMENT    
    

        THIS MANAGEMENT AGREEMENT ("Agreement") is made and entered into as of the [            ]th day of
[                        ], 2005, by and between DIVIDEND CAPITAL TOTAL REALTY TRUST INC., a Maryland corporation ("Owner"),
and DIVIDEND CAPITAL PROPERTY MANAGEMENT LLC., a
Colorado limited liability company ("Manager"). 

WITNESSETH:  

        WHEREAS, Owner intends to raise money from the sale of stock for the acquisition or construction of income-producing properties; and 

        WHEREAS,
Owner intends to employ Manager to manage the properties to be acquired by the Owner; and 

        WHEREAS,
Owner and Manager are entering into this Agreement to establish the terms and conditions for such services. 

        NOW,
THEREFORE, in consideration of the mutual covenants herein, the parties agree as follows: 

ARTICLE I  

 DEFINITIONS  

        Except as otherwise specified or as the context may otherwise require, the following terms have the respective meanings set forth below for all purposes of this
Agreement: 

        "Gross
Revenues" means all amounts actually collected as rents or other charges for the use and occupancy of Properties, but shall exclude interest and other investment income of Owner
and proceeds received by Owner for a sale, exchange, condemnation, eminent domain taking, casualty or other disposition of assets of Owner. 

        "Improvements"
means all buildings, structures and equipment from time to time located on Properties and all parking and common areas located on Properties. 

        "Lease"
means, unless the context otherwise requires, any lease or sublease made by Owner as landlord or by its predecessor. 

        "Management
Fee" means the fee payable to Manager for its services hereunder. 

        "Properties"
means all tracts (including all buildings and other improvements and property of Owner located thereon) as yet unspecified but to be acquired by Owner, specified in writing
by Owner to be managed by Manager, and included in Schedule I hereto, containing income-producing improvements or on which Owner will construct income-producing improvements. 

ARTICLE II  

 APPOINTMENT OF MANAGER; SERVICES TO BE PERFORMED  

        2.1    Appointment of Manager.    Owner hereby engages and retains Manager as its sole and exclusive agent and manager
of the Properties, and Manager hereby accepts such appointment on the terms and
conditions hereinafter set forth, it being understood that this Agreement shall cause Manager to be, at law, Owner's agent upon the terms contained herein. 

        2.2    General Duties.    Manager shall devote its best efforts to performing its duties hereunder to manage, operate
and maintain the Properties in a diligent, careful and vigilant manner. The services of Manager are to be of scope and quality not less than and similar to those generally performed by professional
property managers of other similar properties in the area. Manager shall make available to 

 

Owner
the full benefit of the judgment, experience and advice of the members of Manager's organization and staff with respect to the policies to be pursued by Owner relating to the operation of the
Properties. 

        2.3    Specific Duties.    Manager's duties include the following: 

        (a)    Lease Obligations.    Manager shall perform all duties of the landlord under all Leases insofar as such duties
relate to operation, maintenance, and day-to-day management. Manager shall also provide or cause to be provided, at Owner's expense, all services normally provided to tenants
of like premises, including where applicable and without limitation, gas, electricity or other utilities required to be furnished to tenants under Leases, normal repairs and maintenance, and cleaning,
and janitorial service. Manager shall arrange for and supervise the performance of all installations and improvements in space leased to any tenant which are either expressly required under the terms
of the Lease of such space or which are customarily provided to tenants. 

        (b)    Maintenance.    Manager shall cause the Properties to be maintained in the same manner as similar properties in
the area. Manager's duties and supervision in this respect shall include, without limitation, cleaning of the interior and the exterior of the Improvements and the public common areas on the
Properties and the making and supervision of repair, alterations, and decoration of the Improvements, subject to and in strict compliance with this Agreement and the Leases. Non-budgeted
expenses for any individual item of work which are not reimbursed by a tenant shall not exceed the sum of $1,000 unless specifically authorized in advance by Owner, provided that emergency repairs
which are immediately necessary for the preservation or safety of the Properties, or for the safety of occupant or other persons, or required to avoid the suspension of any necessary service of the
Properties may be made by Manager without prior approval of Owner if under the circumstances Owner cannot be conveniently notified before the required emergency repairs must be done. 

        (c)    Notice of Violations.    Manager shall forward to Owner promptly upon receipt all notices of violation or other
notices from any governmental authority, and board of fire underwriters or any insurance company, and shall make such recommendations regarding compliance with such notice as shall be appropriate. 

        (d)    Personnel.    In the event Owner notifies Manager of the necessity of Manager employing additional personnel to
manage the Properties, Manager shall cause to be hired personnel to maintain and operate the Properties. The persons so hired shall be the employees or independent contractors of Manager and not of
Owner. Manager shall be responsible for the preparation of and shall timely file all payroll tax reports and timely make payments of all withholding and other payroll taxes with respect to each
employee. 

        (e)    Utilities and Supplies.    Manager shall, on behalf of Owner, enter into or renew contracts for electricity,
gas, steam, landscaping, fuel, oil, maintenance and other services as are customarily furnished or rendered in connection with the operation of similar rental property in the area, or as it, in its
reasonable judgment, shall deem prudent, provided that Manager shall submit to Owner for its approval such contracts for items of expense which are not reimbursable by tenants. Unless Owner notifies
Manager of its disapproval of any such contract within 10 days after receipt thereof, Owner shall be deemed to have approved such contract. Manager shall also purchase all supplies which
Manager shall deem necessary to maintain and operate the Properties, provided that no such purchase which is not in the ordinary course of business or which is of a nature not reimbursed by tenants
shall be made by Manager without the prior consent of Owner. 

        (f)    Expenses.    Manager shall analyze all bills received for services, work and supplies in connection with the
maintaining and operating the Properties, pay all such bills, and, if requested by Owner, pay, when due, utility and water charges, sewer rent and assessments, and any other 

2

 

amount
payable in respect to the Properties. All bills shall be paid by Manager within the time required to obtain discounts, if any. Owner may from time to time request that Manager forward certain
bills to Owner promptly after receipt, and Manager shall comply with any such request. It is understood that the payment of real property taxes and assessment and insurance premiums will be paid out
of the Account (as hereinafter defined) by Manager at the direction of Owner. All expenses shall be billed at net cost (i.e., less all rebates, commissions, discounts and allowances, however
designed). 

        (g)    Monies Collected.    Manager shall collect all rent and other monies from tenants and any sums otherwise due
Owner with respect to the Owner in the ordinary course of business. In collecting such monies, Manager shall inform tenants of the Owner that all remittances are to be in the form of a check, wire
transfer or money order. Owner authorizes Manager to request, demand, collect and receipt for all such rent and other monies and to institute legal proceedings in the name of Owner for the collection
thereof and for the dispossession of any tenant in default under its Lease. Manager shall
not, however, compromise with any tenant or waive Owner's rights under any Lease without Owner's consent. 

        (h)    Banking Account.    Manager shall establish and maintain a separate checking account (the "Account"). All
monies deposited from time to time in the Account shall be deemed to be trust funds and shall be and remain the property of Owner and shall be withdrawn and disbursed by Manager for the account of
Owner only as expressly permitted by this Agreement for the purposes of performing the obligations of Manager hereunder. No monies collected by Manager on Owner's behalf shall be commingled with funds
of Manager. The Account shall be maintained, and monies shall be deposited therein and withdrawn therefrom, in accordance with the following: 

          (i)  All
sums received from rents and other income from the Owner shall be promptly deposited by Manager in the Account. Manager shall have the right to designate two or
more persons who shall be authorized to draw against the Account, but only for purposes authorized by this Agreement. 

         (ii)  All
sums due to Manager hereunder, whether for compensation, reimbursement for expenditures, or otherwise, as herein provided, shall be a charge against the operating
revenues of the Properties and shall be paid and/or withdrawn by Manager from the Account prior to the making of any other disbursements therefrom. 

        (iii)  By
the 20th day of each month, Manager shall forward to Owner net operating proceeds from the preceding month, retaining at all times, however a reserve of $5,000. 

        (i)    Tenant Complaints.    Manager shall maintain business-like relations with the tenants of the
Properties. 

        (j)    Signs.    Manager shall place and remove, or cause to be placed and removed, such signs upon the Properties as
Manager deems appropriate, subject, however, to the terms and conditions of the Leases and to any applicable ordinances and regulations. 

        (k)    Other Services.    Manager shall recommend from time to time to Owner such procedures with respect to the
Properties as Manager may deem advisable for the most efficient and economic management services which normally are performed in connection with the operation of first-class office and commercial
buildings, residential buildings or other buildings, as applicable, and perform all services normally provided to similar premises, without additional charges to Owner. 

        2.4    Approval of Leases, Contracts, Etc.    Manager shall not approve the execution of or otherwise enter into or
bind Owner with respect to Leases or any contract or agreement without the prior consent of Owner; provided that without such consent, except to the extent required under Section 2.3(e),
Manager may enter into any contracts or agreements (excluding Leases of space in the 

3

 

Properties)
on behalf of Owner in the ordinary course of the management, operation and maintenance of the Properties for the obtaining of utility, maintenance or other services to the Properties; and
further provided that without such consent, Manager may enter into any contracts or agreements on behalf of Owner, in the case of casualty, breakdown in machinery or other similar emergency, if in the
opinion of Manager emergency action or immediate approval for the commencement of repairs is necessary to prevent additional damage or greater total expenditure or to protect the Properties from
damage or prevent default on the part of Owner under any of the Leases, in which event such action taken shall be taken concurrently with prompt notice to Owner. 

        2.5    Accounting, Records and Reports.    

        (a)    Records.    Manager shall maintain all office records and books of account and shall record therein, and keep
copies of, each invoice received from services, work and supplies ordered in connection with the maintenance and operation of the Properties. Such records shall be maintained on a double entry basis.
Owner and persons designated by Owner shall at all reasonable time have access to and the right to audit and make independent examinations of such records, books and accounts and all vouchers, files
and all other material pertaining to the Owner and this Agreement, all of which Manager agrees to keep safe, available and separate from any records not pertaining to Owner, at a place recommended by
Manager and approved by Owner. 

        (b)    Monthly Reports.    On or before the 15th day of each month following the month for which such report or
statement is prepared and during the term of this Agreement, Manager shall prepare and submit to Owner the following reports and statements: 

          (i)  Rental
collection record in a form to be agreed upon by Manager and Owner; 

         (ii)  Monthly
operating statement in a form to be agreed upon by Manager and Owner; 

        (iii)  Copy
of cash disbursements ledger entries for such month; 

        (iv)  Copy
of cash receipts ledger entries for such month; 

         (v)  The
original copies of all contracts entered into by Manager on behalf of Owner during such month; and 

        (vi)  Copy
of ledger entries for such month relating to security deposits maintained by Manager. 

        (c)    Budgets and Leasing Plans.    Not later than 30 days before the anniversary of this Agreement and any
extensions thereof, Manager shall prepare and submit to Owner for its approval an operating budget and a marketing and leasing plan on the Properties for the calendar year immediately following such
submission. The budget and leasing plan shall be in the form of the budget and plan approved by Owner prior to the date thereof. As often as reasonably necessary during the period covered by any such
budget, Manager may submit to Owner for its approval an updated budget or plan incorporating such changes as shall be necessary to reflect cost over-runs and the like during such period.
If Owner does not disapprove any such budget within 30 days after receipt thereof by Owner, such budget shall be deemed approved. If Owner shall disapprove any such budget or plan, it shall so
notify Manager within said 30-day period and explain the reasons therefor. 

        (d)    Returns Required by Law.    Managers shall execute and file when due all forms, reports, and returns required
by law relating to the employment of its personnel. 

        (e)    Notices.    Promptly after receipt, Manager shall deliver to Owner all notices, from any tenant, or any
governmental authority, that are not of a routine nature. Manager shall also report expeditiously to Owner notice of any extensive damage to any part of the Properties. 

4

 

        2.6    Delegation of Management Functions.    

        Owner
hereby agrees that Manager may engage a third party to perform the daily management functions with respect to each of the Properties. 

ARTICLE III  

 EXPENSES  

        3.1    Owner's Expenses.    Except as otherwise specifically provided, all costs and expenses incurred hereunder by
Manager shall be for the account of and on behalf of Owner. Such costs and expenses may include salaries and other employee-related expenses, and all legal, travel and other
out-of-pocket expenses which are directly related to the management of specific Properties, to the extent permitted by the Statement of Policy Regarding Real Estate Investment
Trusts adopted by the North American Securities Administrators Association, Inc. All costs and expenses for which Owner is responsible under this Agreement shall be paid by Manager out of the
Account. In the event said account does not contain sufficient funds to pay all said expenses, Owner shall fund all sums necessary to meet such additional costs and expenses. 

        3.2    Manager's Expenses.    Managers shall, out of its own funds, pay all of its general overhead and administrative
expenses. 

ARTICLE IV  

 MANAGER'S COMPENSATION  

        4.1    Management Fee.    Commencing on the date hereof, Owner shall pay Manager, as compensation for its services
hereunder an amount equal to a market based percentage of the annual gross revenues of each of the Owner's Properties managed by the Manager ("Management Fee"), as specified in Schedule I
hereto. The actual percentage will be variable and is dependent upon geographic location and product type (such as office, industrial, retail, multifamily and other property types). In addition, Owner
may pay the Manager a separate fee for the one-time rent-up or lease-up of newly constructed properties in an amount not to exceed the fee customarily charged in
arm's length transactions by others rendering similar services in the same geographic area for similar properties, as determined by a survey of brokers and agents in such area (customarily equal to
the first month's rent). 

        4.2    Audit Adjustment.    If any audit of the records, books or accounts relating to the Properties discloses an
underpayment of Management Fees, Owner shall promptly pay to Manager the amount of such
underpayment, and if such audit discloses an overpayment of management fees, the next payment due by Owner hereunder shall be reduced by the amount of such overpayment. If such audit discloses an
overpayment of Management Fees for any fiscal year, Manager shall bear the cost of such audit. 

ARTICLE V  

 INSURANCE AND INDEMNIFICATION  

        5.1    Insurance to be Carried.    

        (a)   The
Properties shall be insured by Owner against such hazards as Owner shall deem appropriate. All liability policies shall provide sufficient insurance satisfactory to
both Owner and Manager and shall contain waivers of subrogation for the benefit of Manager. 

        (b)   Manager
shall obtain and keep in full force and effect, in accordance with the laws of the state in which each Property is located, employer's liability insurance
applicable to and covering all employees of Manager located in such state and all persons engaged in the performance of any work required hereunder, and Manager shall furnish Owner certificates of
insurers naming Owner 

5

 

as
a co-insured and evidencing that such insurance is in effect. If any work under this Agreement is subcontracted as permitted herein, Manager shall include in each subcontract a
provision that the subcontractor shall also furnish Owner with such a certificate. 

        5.2    Cooperation with Insurers.    Manager shall cooperate with and provide reasonable access to the Owner to
representatives of insurance companies and insurance brokers or agents with respect to insurance which is in effect or for which application has been made. Manager shall use its best efforts to comply
with all requirements of insurers. 

        5.3    Accidents and Claims.    Manager shall promptly investigate and shall report in detail to Owner all accidents,
claims for damage relating to the Properties, operation or maintenance of the Properties, and any damage or destruction to the Properties and the estimated costs of repair thereof, and shall prepare
for approval by Owner all reports required by an insurance company in connection with any such accident, claim, damage, or destruction. Such reports shall be given to Owner promptly and any
report not so given within 10 days after the occurrence of any such accident, claim, damage or destruction shall be noted in the monthly report delivered to Owner pursuant to
section 2.5(b). Manager is authorized to settle any claim against an insurance company not exceeding $500 arising out of any policy and, in connection with such claim, to execute proofs of loss
and adjustments of loss and to collect and receipt for loss proceeds. If a claim against an insurance company exceeds $500, Manager shall take no action specified in the immediately preceding sentence
with respect thereto without the approval of Owner. 

        5.4    Indemnification.    The Owner shall not provide for indemnification of the Manager for any loss or liability
suffered by the Manager, nor shall it provide that the Manager be held harmless for any loss or liability suffered by the Owner, unless all of the following conditions are met: 

        (a)   The
Manager has determined, in good faith, that the course of conduct which caused the loss or liability was in the best interest of the Owner; 

        (b)   The
Manager was acting on behalf of or performing services for the Owner; 

        (c)   Such
liability or loss was not the result of negligence or misconduct by the Manager; and 

        (d)   Such
indemnification or agreement to hold harmless is recoverable only out of the Owner's net assets and not from its shareholders. 

        Notwithstanding
the foregoing, the Manager shall not be indemnified by the Owner for any losses, liabilities or expenses arising from or out of an alleged violation of federal or state
securities laws by the Manager unless one or more of the following conditions are met: 

        (a)   There
has been a successful adjudication on the merits of each count involving alleged securities law violations as to the Manager; 

        (b)   Such
claims have been dismissed with prejudice on the merits by a court of competent jurisdiction as to the Manager; or 

        (c)   A
court of competent jurisdiction approves a settlement of the claims against the Manager and finds that indemnification of the settlement and the related costs should
be made, and the court considering the request for indemnification has been advised of the position of the Securities and Exchange
Commission and of the published position of any state securities regulatory authority in which securities of the Owner were offered or sold as to indemnification for violation of securities laws. 

6

   
        The advancement of the Owner's funds to the Manager for legal expenses and other costs incurred as a result of any legal action for which indemnification is being sought is permissible
only if all of the following conditions are satisfied: 

        (a)   The
legal action relates to acts or omissions with respect to the performance of duties or services on behalf of the Owner; 

        (b)   The
legal action is initiated by a third party who is not a shareholder or the legal action is initiated by a shareholder acting in his or her capacity as such and a
court of competent jurisdiction specifically approves such advancement; and 

        (c)   The
Manager undertakes to repay the advanced funds to the Owner, together with the applicable legal rate of interest thereon, in cases in which the Manager is found not
to be entitled to indemnification. 

ARTICLE VI  

 TERM  

        6.1    Term.    This Agreement shall commence on the date first above written and shall continue until terminated in
accordance with the earliest to occur of the following: 

        (a)   One
year from the date of the commencement of the term hereof. However, this Agreement will be automatically extended for an additional one year period at the end of
each year unless Owner or Manager gives sixty (60) days written notice of its intention to terminate the Agreement; 

        (b)   Sixty
(60) days after prior written notice of intention to terminate the Agreement given by Owner or Manager; 

        (c)   Upon
any change in control of Manager, unless Owner consents to such change; or 

        (d)   Immediately
upon the occurrence of any of the following: 

          (i)  A
decree or order is rendered by a court having jurisdiction 

        (1)   adjudging
Manager as bankrupt or insolvent, or approving as properly filed a petition seeking reorganization, readjustment, arrangement, composition or similar relief
for Manager under the federal bankruptcy laws or any similar applicable law or practice, or 

        (2)   appointing
a receiver or liquidator or trustee or assignee in bankruptcy or insolvency of Manager or a substantial part of the property of Manager, or for the winding up
or liquidation of its affairs, or 

         (ii)  Manager
(A) institutes proceedings to be adjudicated a voluntary bankrupt or an insolvent, (B) consents to the filing of a bankruptcy proceeding against
it, (C) files a petition or answer or consent seeking reorganization, readjustment, arrangement, composition or relief under any similar applicable law or practice, (D) consents to the
filing of any such petition, or to the appointment of a receiver or liquidator or trustee or assignee in bankruptcy or insolvency for it or for a substantial part of its property, (E) makes an
assignment for the benefit of creditors, (F), is unable to or admits in writing its inability to pay its debts generally as they become due unless such inability shall be the fault of Owner, or
(G) takes corporate or other action in furtherance of any of the aforesaid purposes. 

        Upon
termination, the obligations of the parties hereto shall cease, provided that Manager shall comply with the provisions hereof applicable in the event of termination and shall be
entitled to receive all compensation which may be due Manager hereunder up to the date of such termination, and 

7

 

provided,
further, that if this Agreement terminates pursuant to clause (d) above, Owner shall have other remedies as may be available at law or in equity. 

        6.2    Manager's Obligations after Termination.    Upon the termination of this Agreement, Manager shall have the
following duties: 

        (a)   Manager
shall deliver to Owner, or its designee, all books and records with respect to the Properties and/or the Owner. 

        (b)   Manager
shall transfer and assign to Owner, or its designee, all service contracts and personal property relating to or used in the operation and maintenance of the
Properties, except personal property paid for and owned by Manager. Manager shall also, for a period of sixty (60) days immediately following the date of such termination, make itself available
to consult with and advise Owner, or its designee, regarding the operation and maintenance of the Properties. 

        (c)   Manager
shall render to Owner an accounting of all funds of Owner in its possession and shall deliver to Owner a statement of Management Fees claimed to be due Manager
and shall cause funds of Owner held by Manager relating to the Properties to be paid to Owner or its designee. 

ARTICLE VII  

 MISCELLANEOUS  

        7.1    Notices.    All notices, approvals, consents and other communications hereunder shall be in writing, and,
except when receipt is required to start the running of a period of time, shall be deemed given when delivered in person or on the fifth day after its mailing by either party by registered or
certified United States mail, postage prepaid and return receipt requested, to the other party, at the addresses set forth after their respective name below or at such different addresses as either
party shall have theretofore advised the other party in writing in accordance with this Section 7.1. 

	 	 	Owner:	 	Dividend Capital Total Realty Trust Inc.

518 17th Street

Suite 1700

Denver, Colorado 80202	 	 
	

 	
 	

Manager:	
 	

Dividend Capital Property Management LLC

518 17th Street

Suite 1700

Denver, Colorado 80202	
 	

 

        7.2    Governing Law.    This Agreement shall be governed by and construed in accordance with the laws of the State of
Colorado. 

        7.3    Assignment.    Manager may delegate partially or in full its duties and rights under this Agreement but only
with the prior written consent of Owner. Except as provided in the immediately preceding sentence, this Agreement shall be binding upon and shall inure to the benefit of the parties and their
respective successors and assigns. 

        7.4    No Waiver.    The failure of Owner to seek redress for violation or to insist upon the strict performance of
any covenant or condition of this Agreement, shall not constitute a waiver thereof for the future. 

        7.5    Amendments.    This Agreement may be amended only by an instrument in writing signed by the party against whom
enforcement of the amendment is sought. 

8

 

        7.6    Headings.    The headings of the various subdivisions of this Agreement are for reference only and shall not
define or limit any of the terms or provisions hereof. 

        7.7    Counterparts.    This Agreement may be executed in any number of counterparts, each of which shall be deemed an
original as against any party whose signature appears thereon, and all of which shall
together constitute one and the same instrument. This Agreement shall become binding when one or more counterparts hereof, individually or taken together, shall bear the signatures of all parties
reflected thereon as the signatories. 

        7.8    Entire Agreement.    This Agreement contains the entire understanding and all agreements between Owner and
Manager respecting the management of the Properties. There are no representations, agreements, arrangements or understandings, oral or written, between Owner and Manager relating to the management of
the Properties that are not fully expressed herein. 

        7.9    Disputes.    If there shall be a dispute between Owner and Manager relating to this Agreement resulting in
litigation, the prevailing party in such litigation shall be entitled to recover from the other party to such litigation such amount as the court shall fix as reasonable attorneys' fees. 

        7.10    Activities of Manager.    The obligations of Manager pursuant to the terms and provisions of this Agreement
shall not be construed to preclude Manager from engaging in other activities or business ventures, whether or not such other activities or ventures are in competition with the Properties or the
business of Owner. 

        7.11    Independent Contractor.    Manager and Owner shall not be construed as joint venturers or owners of each other
pursuant to this Agreement, and neither shall have the power to bind or obligate the other except as set forth herein. In all respects, the status of Manager to Owner under this Agreement is that of
an independent contractor. 

        IN
WITNESS WHEREOF, the parties have executed this Agreement as of the date first above written. 

	 	 	Dividend Capital Total Realty Trust Inc.
	

 	
 	

By:	
 	

 

	

 	
 	

Name:	
 	

[                        ]
	 	 	Title:	 	President
	

 	
 	

Dividend Capital Property Management LLC
	

 	
 	

By:	
 	

 

	

 	
 	

Name:	
 	

[Evan H. Zucker]
	 	 	Title:	 	Manager

9

SCHEDULE I  

	Property
 
	 	Management Fee

	 	 	 

QuickLinks

MANAGEMENT AGREEMENT

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