Document:

Lease Termination Agreement

 Exhibit 10.1 
 LEASE TERMINATION AGREEMENT 
 This Lease Termination
Agreement (this “Agreement”), dated as of the 5th day of January, 2010, but effective for all purposes as of the Effective Date as defined below, is entered into by and among RREEF AMERICA REIT III-Z1 LLC, a Delaware limited
liability company (“Landlord”) and SOAPSTONE NETWORKS, INCORPORATED, a Delaware corporation (“Tenant”). 
 WHEREAS, Landlord and Tenant are parties to that certain Lease dated April 2, 2008 (the “Lease”) respecting certain premises located at One Federal Street, Billerica, Massachusetts
(as more particularly described in the Lease, the “Premises”); and 
 WHEREAS, Landlord and Tenant desire to
terminate the Lease. 
 NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are mutually
acknowledged, and in consideration of the mutual covenants and agreements hereinafter set forth, Landlord and Tenant agree as follows: 
 1. Capitalized Terms. All capitalized terms not otherwise defined herein shall have the meanings set forth in the Lease. 
 2. Termination of Existing Lease and Sublease. Landlord and Tenant hereby terminate the Lease as of the Effective Date. The “Effective Date” is the date upon which Landlord
receives the Termination Payment, as defined below. 
 3. Surrender of Premises. Landlord acknowledges that Tenant has
vacated the Premises, except for (a) certain written records of Tenant presently located in Iron Mountain storage boxes; and (b) the personal effects and personally-owned office equipment located in the offices of Mr. William Stuart,
President, and Mr. James McMaster, Controller (the “Excluded Personal Property”). Except for the removal of the Excluded Personal Property, which Tenant shall do on or before January 15, 2010, repairing any damage caused
thereby, Landlord hereby accepts the Premises in their presently existing condition in full satisfaction of the terms and provisions contained in Article 26 of the Lease. Tenant shall not remove any wiring, fixtures, equipment, furniture or other
personal property (other than the Excluded Personal Property) from the Premises. Tenant hereby conveys, transfers, set over, and grants to Landlord all of Tenant’s right, title and interest in and to all furniture, fixtures, equipment and other
personal property currently remaining in the Premises other than the Excluded Personal Property (the “Remaining Personal Property”), and simultaneously with its execution and delivery of this Agreement, Tenant has executed and delivered to
Landlord a Bill of Sale with respect to the Remaining Personal Property, in the form attached hereto as Exhibit A. 
 4.
Termination Payment. Within three (3) business days following the date upon which this Lease Termination Agreement is executed and delivered by Landlord and Tenant, Tenant shall pay to Landlord, by wire transfer to the account designated
in Exhibit B attached hereto, the sum of $3,500,000.00 (the “Termination Payment”). Tenant acknowledges and agrees that the Termination Payment is not a penalty and is fair and reasonable compensation to Landlord for the loss
of expected rentals from Tenant over the remainder of the scheduled term of the Lease. Landlord acknowledges and agrees that the effectiveness of this Agreement is not

 
conditioned upon Landlord’s entering into any lease or other occupancy agreement for the Premises or any portion thereof covering any period of time subsequent to the date of this Agreement
(each, a “New Lease”), and Landlord agrees to be solely responsible for and shall pay in full, without contribution by Tenant, any costs and expenses of any kind or nature which become due in connection with or as a result of any
New Lease, including, without limitation, marketing expenses, advertising expenses, free rent or other tenant concessions, broker’s fees and tenant improvement costs. Within one (1) business day after Landlord’s receipt of the
Termination Payment, Landlord shall return to Tenant or at Tenant’s direction that certain Irrevocable Standby Letter of Credit No. SVBSF006100 dated December 4, 2009, in the amount of $1,896,206.75 (the “Letter of
Credit”), which is currently held by Landlord as an additional Security Deposit. 
 5. Renewal Option.
Tenant’s option to renew the Lease under Article 40 thereof is null and void and of no further effect. 
 6. Mutual
Releases. Conditioned upon and subject to payment by Tenant of the Termination Payment return by Landlord of the Letter of Credit and payment by Landlord to Tenant of the Reconciliation Payment described in Section 11 below, Tenant hereby
releases, remises and forever discharges Landlord from all debts, demands, actions, causes of action, suits, accounts, covenants, contracts, agreements, damages, and all claims and liabilities arising out of, connected with or incidental to the
Lease or the Premises, and Landlord hereby releases, remises and forever discharges Tenant from all debts, demands, actions, causes of action, suits, accounts, covenants, contracts, agreements, damages, and all claims and liabilities arising out of,
connected with or incidental to the Lease or the Premises. Notwithstanding the foregoing, all indemnifications, covenants and agreements given by either party under the terms and provisions contained in the Lease which by their terms survive the
termination of the Lease shall survive the termination and are excluded from the releases contained in this Section 6, except each party hereby waives any right to reconcile or otherwise adjust for Taxes or Expenses pursuant to the terms
contained in Article 4 of the Lease, with Tenant’s waiver becoming effective only upon receipt by Tenant of the Reconciliation Payment described in Section 11 below. 
 7. Authority. The individuals executing this Agreement hereby represent and warrant that they are empowered and duly authorized to so
execute this Agreement on behalf of the parties they represent, that all required approvals and that this Agreement constitutes the valid and binding obligation of Landlord or Tenant, respectively. 
 8. Representation of Parties. Each party represents that it has not made any assignment, sublease, transfer, conveyance, or other
disposition of the Lease, or interest in the Lease, or any claim, demand, obligation, liability, action, or cause of action arising from the Lease. 
 9. Attorney’s Fees. If either party commences an action against the other party arising out of or in connection with this Agreement, the prevailing party shall be entitled to recover from the
non-prevailing party reasonable attorney’s fees and costs of suit. 
 10. Further Assurances. Each party agrees to
cooperate with the other and to execute and deliver all such further instruments and documents and do all such further acts and things as such party may be reasonably requested to do from time to time by the other party in order to carry out the
provisions and objectives of this Agreement. 
  

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 11. Waiver of Reconciliation for 2009 Taxes and Expenses. Within three (3) days
following the date upon which Tenant removes the Excluded Personal Property from the Premises and repairs any damage caused thereby (but not before January 4, 2010), Landlord shall pay to Tenant the sum of Six Thousand Six Hundred Dollars
($6,600.00) (the “Reconciliation Payment”) in full satisfaction of the reconciliation of Taxes and Expenses for calendar year 2009 that otherwise would have been undertaken pursuant to the terms and provisions contained in Article 4
of the Lease had the Lease not been terminated. Landlord and Tenant acknowledge and agree that the Reconciliation Payment is not a penalty to either party and that it represents a fair and reasonable estimate of the amount which would have been
payable to Tenant had a reconciliation been undertaken in accordance with the terms and provisions contained in Article 4 of the Lease. 
 12. Miscellaneous. This Agreement shall be deemed to have been executed and delivered within and shall be governed by the laws of The Commonwealth of Massachusetts. This Agreement is binding upon
and shall inure to the benefit of the parties hereto and their respective successors and permitted assigns. Each party has cooperated in the drafting and preparation of this Agreement and, therefore, in any construction to be made of this Agreement,
the same shall not be construed against either party. This Agreement may be executed in counterparts, and when each party has signed and delivered at least one such counterpart, each counterpart shall be deemed an original, and, when taken together
with other signed counterparts, shall constitute one Agreement, which shall be binding upon and effective as to all parties. To facilitate the execution and delivery of this Agreement, facsimile or other electronic signatures shall have the same
force as original ink signatures. This Agreement may not be amended except by a written instrument signed by Landlord and Tenant. In case any one or more of the provisions contained in this Agreement shall for any reason be held to be invalid,
illegal or unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any other provision of this Agreement, and this Agreement shall be construed as if such invalid, illegal or unenforceable provision had never
been contained herein. 
  

 3 

 13. Limitation of Liability. Redress for any claim against Landlord under this
Agreement shall be limited to and enforceable only against and to the extent of Landlord’s interest in the Building and the rents and profits therefrom, as well as the Letter of Credit. Except for Landlord’s obligations to return the
Letter of Credit and make the Reconciliation Payment, the obligations of Landlord under this Agreement are not intended to be and shall not be personally binding on, nor shall any resort be had to any other properties of, any of its or its
investment manager’s trustees, directors, officers, partners, beneficiaries, members, stockholders, employees, or agents, and in no case shall Landlord or Tenant be liable to the other party hereunder for any lost profits, damage to business,
or any form of special, indirect or consequential damages. 
 EXECUTED as of the day and year first above written. 

 

							
	 LANDLORD:
	 	
	
	 RREEF AMERICA REIT III-Z1 LLC
 a Delaware limited liability company

		
	By:	 	RREEF AMERICA LLC,
		 	a Delaware limited liability company,
		 	its authorized agent
			
		 	By:	 	 /s/ Robert D. Seaman

							
		 		 	Name:	 	Robert D. Seaman
		 		 	Title:	 	Vice President — Asset Management

					
		
	TENANT:	 	
	
	 SOAPSTONE NETWORKS INCORPORATED,
 a Delaware corporation

		
	By:	 	 /s/ William J. Stuart

		 	Name:	 	William J. Stuart
		 	Title:	 	President

  

 4 

 EXHIBIT A 
 BILL OF SALE 
 For valuable consideration, the receipt and sufficiency
of which are hereby expressly acknowledged, SOAPSTONE NETWORKS, INC., a Delaware corporation (hereinafter “Tenant”), hereby grants to RREEF AMERICA REIT III-Z1 LLC, a Delaware limited liability company (hereinafter
“Landlord”), the following (collectively, the “Personal Property”): 
 All of Tenant’s right, title and
interest (if any) in and to all of the furniture, fixtures, equipment, machines, apparatus, supplies and personal property, of every nature and description, belonging to Tenant and affixed to, attached to, placed upon, within or used exclusively in
connection with that certain real estate commonly known as One Federal Street, Billerica, Massachusetts, including, without limitation, any and all wall-to-wall carpeting, loading dock door openers, blinds, window shades, screens, doors, awnings,
refrigerators, dishwashers, stoves, microwaves and other appliances, heaters, heating and cooling equipment, hot water heaters, plumbing and bathroom fixtures, electric and other lighting fixtures and antennas. 
 Notwithstanding the foregoing, excluded from the Personal Property are: (a) certain written records of Tenant presently located in Iron Mountain
storage boxes; and (b) the personal effects located in the offices of Mr. William Stuart, President, and Mr. James McMaster, Controller. 
 This Bill of Sale, and the conveyance contemplated hereby, is made without warranty or representation of any kind, either express or implied, including without limitation any warranties of title, quality,
fitness for a particular purpose, or merchantability; without limiting the generality of the foregoing the Personal Property is sold AS IS. 
 By accepting this Bill of Sale, Landlord acknowledges and agrees that no officer, director, trustee, employee, or representative of Tenant shall ever have any personal liability under this Bill of Sale. 
 IN WITNESS WHEREOF, Tenant has caused this Bill of Sale to be signed and sealed this 5th day of January, 2010. 
  

			
	SOAPSTONE NETWORKS INCORPORATED,
	a Delaware corporation
		
	By:	 	 /s/ William J. Stuart

		 	Name: William J. Stuart
		 	Title: PresidentPromissory Note

 Exhibit 10-1 
 PROMISSORY NOTE 
 Borrower: Southeast Power Corporation 
 Account Number: 9660933120 
 Address: 1684 W
Hibiscus Blvd. Melbourne, Fl 32901 
 Note Number: 00003 
 Date: December 29, 2009 
 THE UNDERSIGNED REPRESENTS THAT THE LOAN EVIDENCED HEREBY IS BEING
OBTAINED FOR BUSINESS/COMMERCIAL OR AGRICULTURAL PURPOSES. For value received, the undersigned, jointly and severally, if more than one, promises to pay to BRANCH BANKING AND TRUST COMPANY, a North Carolina banking corporation (the
“Bank”), or order, at any of Bank’s offices in the above referenced city (or such other place or places as may be hereafter designated by Bank), the sum of THREE MILLION EIGHT HUNDRED TWENTY FIVE THOUSAND 00/100 Dollars
($3,825,000.00), in immediately available coin or currency of the United States of America. 
  

	 ̈	Borrower shall pay a prepayment penalty as set forth in the Addendum attached hereto. 

 Interest shall accrue from the date hereof on the unpaid principal balance outstanding from time to time at the: 
  

	 ̈	Fixed Rate of                     % per annum.

  

	 ̈	Variable rate of the Bank’s Prime Rate plus             % per annum to be adjusted
                    % as the Bank’s Prime Rate changes. If checked here  ̈, the interest
rate will not exceed a(n)  ̈ fixed  ̈ average maximum rate of             % or a  ̈ floating maximum rate of the greater of             % or the Bank’s Prime Rate; and the interest rate will not decrease below a fixed
minimum rate of             %. If an average maximum rate is specified, a determination of any required reimbursement of interest by Bank will be made:  ̈ when Note is repaid in full by Borrower  ̈ annually beginning on
                    . 

  

	 ̈	Fixed rate of             % per annum through
                     which automatically converts on
                     to a variable rate equal to the Bank’s Prime Rate plus
            % per annum which shall be adjusted                      as
such Prime Rate changes. 

  

	x	The Adjusted LIBOR rate, as defined in the attached Addendum to the Promissory Note. 

 Principal and Interest are payable as follows: 
  

	 ̈	Principal (plus any accrued interest not otherwise scheduled herein) is due in full maturity on. 

  

	 ̈	Principal Plus accrued interest is due in full at maturity on
                                         
       . 

  

	 ̈	Payable in consecutive monthly installments of  ̈ Principal  ̈ Principal
and interest commencing on                      and continued on the same day of each calendar period thereafter, in
             equal payments of $            , with one final payment of all remaining principal and accrued
interest due on                     . 

  

	 ̈	Choice Line Payment Option: 2% of outstanding balance is payable monthly commencing on
                     and continuing on the same day of each month thereafter, with on final payment of all remaining principal and accrued
interest due on                     . 

  

	 ̈	Accrued interest is payable                      commencing
on                      and continuing on the same day of each calendar period thereafter, with one final payment of all remaining interest
due on                     . 

  

	 ̈	Bank reserves the right in its sole discretion to adjust the fixed payment due hereunder             
on              and continuing on the same date of each calendar period thereafter, in order to maintain an amortization period of no more than
             months from the date of the initial principal payment due hereunder. Borrower understands the payment may increase if interest rates increase. 

 

	 ̈	Prior to an event of default, Borrower may borrow, repay, and reborrow hereunder pursuant to the terms of the Loan Agreement, hereinafter defined.

  

	x	See Attachment to BB&T Note Dated 12/29/2009 in the amount of $3,825,000.00 for repayment schedule. 

  

	 ̈	Borrower hereby authorizes Bank to automatically draft from its demand deposit or savings account(s) with Bank or other bank, any payment(s) due under this Note on the
date(s) due. Borrower shall provide appropriate account number(s) for account(s) at Bank or other bank. 

 
 The undersigned shall pay to Bank a late fee in the amount of five percent (5%) of any installment past due for ten (10) or more
days. When any installment payment is past due for ten (10) or more days, subsequent payments shall first be applied to the past due balance. In addition, the undersigned shall pay to Bank a returned payment fee if the undersigned or any other
obligor hereon makes any payment at any time by check or other instrument, or by any electronic means, which is returned to Bank because of nonpayment due to nonsufficient funds. 
 All interest shall be computed and charged for the actual number of days elapsed on the basis of a year consisting of three hundred sixty
(360) days. In the event periodic accruals of interest shall exceed any periodic fixed payment amount described above, the fixed payment amount shall be immediately increased, or additional supplemental interest payments required on the same
periodic basis as specified above (increased fixed payments or supplemental payments to be determined in the Bank’s sole discretion), in such amounts and at such times as shall be necessary to pay all accruals of interest for the period and all
accruals of unpaid interest from previous periods. Such adjustments to the fixed payment amount or supplemental payments shall remain in effect for so long as the interest accruals shall exceed the original fixed payment amount and shall be further
adjusted upward or downward to reflect changes in the variable interest rate; provided that unless elected otherwise above, the fixed payment amount shall not be reduced below the original 

 
fixed payment amount. However, Bank shall have the right, in its sole discretion, to lower the fixed payment amount below the original payment amount. 
 This note (“NOTE”) is given by the undersigned in connection with the following agreements (if any) between the undersigned and
the Bank: 
 Mortgage(s) granted in favor of Bank as mortgagee: 
  

	 ̈	dated                      in the maximum principal amount of
$                     granted by
                                         
                                         
                                         
                                         
            . 

  

	 ̈	Florida documentary stamp tax in the amount of
$                     have been affixed to the Mortgage securing this Promissory Note. 

  

	 ̈	Florida documentary stamp tax required by law in the amount of
$                     has been or will be paid directly to the Florida Department of Revenue. Certificate of Registration
No. 56-1074313-19-001. 

  

					
	  ̈  
	  	This loan is a renewal and increase of 	  	Account # / Note #
                                         
        /
                                         
       .
		  		  	Account # / Note #
                                         
        /
                                         
       .

  

	x	Florida Documentary Stamp Tax is not required. 

 Security Agreement(s) granting a security interest to Bank: 
  

	 ̈	dated                     , given by
                                         
                                         
              . 

  

	 ̈	Securities Account Pledge and Security Agreement dated
                    , executed by
                     

                                        
                                         
                                         
                                         
              . 
  

							
	  ̈  
	  	Control Agreement(s) dated                     , covering	  	 ̈ Deposit Account(s)	  	 ̈ Investment Property
		  		  	 ̈ Letter of Credit Rights	  	 ̈ Electronic Chattel Paper

  

	 ̈	Assignment of Certificate of Deposit, Security Agreement, and Power of Attorney (for Certificated Certificates of Deposit) dated
                    , executed by
                                         
                                         
                                         
     . 

  

	 ̈	Pledge and Security Agreement for Publicly Traded Certificated Securities dated
                    , executed by
                                         
                                         
                              . 

  

	 ̈	Assignment of Life Insurance Policy as Collateral dated
                    , executed by
                                         
       . 

  

	x	Loan Agreement dated     JULY 13
2006                    , executed by Borrower and  ̈ Guarantor(s). 

Addendum to Loan Agreement dated 12/29/2009 
  

	 ̈	                                       
                                         
                                         
                                         
                . 

                                        
                                         
                                         
                                         
                . 
 The above - described documents executed
in connection with this Note are hereinafter collectively referred to as the “Agreement”. 
 No delay or omission on the part of the
holder in exercising any right hereunder shall operate as a waiver of such right or of any other right of such holder, nor shall any delay, omission or waiver on any one occasion be deemed a bar to or waiver of the same or of any other right on any
future occasion. Every one of the undersigned and every endorser or guarantor of this note regardless of the time, order or place of signing waives presentment, demand, protest and notices of every kind and assents to any one or more extensions or
postponements of the time of payment or any other indulgences, to any substitutions, exchanges or releases of collateral if at any time there be available to the holder of collateral for this note, and to the additions or releases of any other
parties or persons primarily or secondarily liable. 
 
 The failure to pay any part of the principal or interest when due on this Note or to fully perform any covenant, obligation or warranty on this or on any other liability to the Bank by any one or more of the undersigned, by any affiliate of
the undersigned (as defined in 11 USC Section (101) (2)), or by any guarantor or surety of this Note (said affiliate, guarantor, or surety are herein called Obligor); or if any financial statement or other representation made to the Bank by any
of the undersigned or any Obligor shall be found to be materially incorrect or incomplete; or if any of the undersigned shall fail to furnish information to the Bank sufficient to verify the identity of the undersigned as required under the USA
Patriot Act; or in the event of a default under any of the Agreements or any other obligation of any of the undersigned or any Obligor; or in the event the Bank demands that the undersigned secure or provide additional security for its obligations
under this Note and security deemed adequate and sufficient by the Bank is not given when demanded; or in the event one or more of the undersigned or any Obligor shall die, terminate its existence, allow the appointment of a receiver for any part of
its property, make an assignment for the benefit of creditors, or where a proceeding under bankruptcy or insolvency laws is initiated by or against any of the undersigned or any Obligor; or in the event the Bank should otherwise deem itself, its
security interest, or any collateral unsafe or insecure; or should the Bank in good faith believe that the prospect of payment or other performance is impaired; or if there is an attachment, execution, or other judicial seizure of all or any portion
of the Borrower’s or any Obligor’s assets, including an action or proceeding to seize any funds on deposit with the Bank, and such seizure is not discharged within 20 days; or if final judgment for the payment of money shall be rendered
against the Borrower or any Obligor which is not covered by insurance or debt cancellation and shall remain undischarged for a period of 30 days unless such judgment or execution thereon is effectively stayed; or the termination of any guaranty
agreement given in connection with this Note, then any one of the same shall be a material default hereunder and this Note and other debts due the Bank by any one or more of undersigned shall immediately become due and payable at the option of the
Bank without notice or demand of any kind, which are hereby waived. From and after any event of default hereunder, interest shall accrue on the sum of the principal balance and accrued interest then outstanding at the variable rate equal to the
Bank’s Prime Rate plus 5% per annum (“Default Rate”) until such principal and interest have been paid in full, provided that such rate shall not exceed at any time the highest rate of interest permitted by the laws of the State
of Florida; and further provided that such rate shall also apply after judgement. In addition, upon default, the Bank may pursue its full legal remedies at law or equity, and the balance due hereunder may be charged against any obligation of the
Bank to any party including any Obligor. Bank shall not be obligated to accept any check, money order,

 
or other payment instrument marked “payment in full” on any disputed amount due hereunder, and Bank expressly reserves the right to reject all such payment instruments. Borrower
agrees that tender of its check or other payment instrument so marked will not satisfy or discharge its obligation under this Note, disputed or otherwise, even if such check or payment instrument is inadvertently processed by Bank unless in fact
such payment is in fact sufficient to pay the amount due hereunder. 
 WAIVER OF TRIAL BY JURY. UNLESS
EXPRESSLY PROHIBITED BY APPLICABLE LAW, THE UNDERSIGNED HEREBY WAIVE THE RIGHT TO TRIAL BY JURY OF ANY MATTERS OR CLAIMS ARISING OUT OF THIS NOTE OR ANY LOAN DOCUMENT EXECUTED IN CONNECTION HEREWITH OR OUT OF THE CONDUCT OF THE RELATIONSHIP BETWEEN
THE UNDERSIGNED AND BANK. THIS PROVISION IS A MATERIAL INDUCEMENT FOR BANK TO MAKE THE LOAN EVIDENCED BY THIS NOTE. FURTHER, THE UNDERSIGNED HEREBY CERTIFY THAT NO REPRESENTATIVE OR AGENT OF BANK, NOR BANK’S COUNSEL, HAS REPRESENTED, EXPRESSLY
OR OTHERWISE, THAT BANK WOULD NOT SEEK TO ENFORCE THIS WAIVER OR RIGHT TO JURY TRIAL PROVISION IN THE EVENT OF LITIGATION, NO REPRESENTATIVE OR AGENT OF BANK, NOR BANK’S COUNSEL, HAS THE AUTHORITY TO WAIVE, CONDITION OR MODIFY THIS PROVISION.

 Unless otherwise required under a Loan Agreement, if applicable, and as long as any indebtedness evidenced by this Note
remains outstanding or as long as Bank remains obligated to make advances, the undersigned shall furnish annually an updated financial statement in a form satisfactory to Bank, which, when delivered shall be the property of the Bank. 
 The term “Prime Rate,” if used herein, means the rate of interest per annum announced by the Bank from time to time and adopted as
its Prime Rate. The Prime Rate is one of several rate indexes employed by the Bank when extending credit, and not necessarily the lowest rate. Any change in the interest rate resulting from a change in the Bank’s Prime Rate shall become
effective as of the opening of business on the effective date of the change. If this Note is placed with an attorney for collection, the undersigned agrees to pay, in addition to principal, interest and late fees, if any, all costs of collection,
including but not limited to reasonable attorneys’ fees. All obligations of the undersigned and of any Obligor shall bind his heirs, executors, administrators, successors, and/or assigns. Use of the masculine pronoun herein shall include the
feminine and the neuter, and also the plural. If more than one party shall execute this Note, the term “undersigned” as used herein shall mean all the parties signing this Note and each of them, and all such parties shall be jointly and
severally obligated hereunder. Wherever possible, each provision of this Note shall be interpreted in such a manner to be effective and valid under applicable law, but if any provision of this Note shall be prohibited by or invalid under such law,
such provision shall be ineffective but only to the extent of such prohibition or invalidity, without invalidating the remainder of such provision or the remaining provisions of this Note. All of the undersigned hereby waive all exemptions and
homestead laws as may be permitted by Florida law. The proceeds of the loan evidenced by this Note may be paid to any one or more of the undersigned. 
 From time to time the maturity date of this Note may be extended, or this Note may be renewed in whole or in part, or a new note of different form may be substituted for this Note, or the rate of interest
may be modified, or changes may be made in consideration of loan extensions, and the holder hereof, from time to time may waive or surrender, either in whole or in part any rights, guaranties, secured interest, or liens, given for the benefit of the
holder in connection with the payment and the securing the payment of this Note; but no such occurrence shall in any manner affect, limit, modify, or otherwise impair any rights, guaranties or security of the holder not specifically waived,
released, or surrendered in writing, nor shall the undersigned, or any obligor, either primarily or contingently, be released by reason of the occurrence of any such event. The holder hereof, from time to time, shall have the unlimited right to
release any person who might be liable hereon, and such release shall not affect or discharge the liability of any other person who is or might be liable hereon. No waivers and modifications shall be Valid unless in writing and signed by the Bank.
The Bank may, at its option, charge any fees for the modification, renewal, extension, or amendment of any of the terms of the Note permitted by the laws of the state of Florida. In case of a conflict between the terms of this Note and the Loan
Agreement or Commitment Letter issued in connection herewith, the priority of controlling terms shall be first this Note, then the Loan Agreement, and then the Commitment Letter. This Note shall be governed by and construed in accordance with the
laws of Florida. 
 (SIGNATURES ON FOLLOWING PAGE) 

 PROMISSORY NOTE SIGNATURE PAGE 
 Borrower: Southeast Power Corporation 
 Account
Number: 9660933120 
 Note Amount: $3,825,000.00 
 Note Number: 00003 
 Date: December 29, 2009 
 Notice of Right to Copy of Appraisal: If a 1-4 family residential dwelling is pledged as collateral for this Agreement, you, the
undersigned, have a right to copy of the real estate appraisal report used in connection with your application for credit. You must forward your request to the Bank no later than 90 days after the date of this Agreement. In your request letter,
please provide your name, mailing address, appraised property address, the date of this Agreement, and the account and note numbers shown on the front of this Agreement. 
 IN WITNESS WHEREOF, THE UNDERSIGNED, on the day and year first written above, has caused this instrument to be executed under seal. 
  

							
	Witness:	 		 	Borrower:
			
		 		 	Southeast Power Corporation
		 		 	(Name of Corporation)
				
	 /s/ Barry Forbes
	 		 	By:	 	 /s/ Stephen R Wherry

	Print Name: Barry Forbes	 		 		 	Stephen R Wherry, Its Treasurer
				
	  
	 		 		 	
	Print Name:	 		 		 	

 ATTACHMENT TO BB&T NOTE 
  

					
		 		 	Account Number: 9660933120
		 		 	Note Number: 00003                 

 This Attachment to BB&T Promissory Note date December 29, 2009 in the amount of
$3,825,000.00 between Branch Banking And Trust Company, as Bank, and Southeast Power Corporation as Borrower, and is hereby incorporated into and made a part of such Promissory Note as though fully set forth therein. 
 I. Repayment terms of this attachment to promissory note are as follows: 
 Interest Paid in 60 Monthly payments starting on 01/29/2010. 
 Principal paid in 9 Monthly payments
of $55,000.00 starting on 04/29/2010 
 Principal paid in 12 Monthly payments of $60,000.00 starting on 01/29/2011 
 Principal paid in 36 Monthly payments of $72,500.00 starting on 01/29/2012 
 II. Mortgage(s) granted in favor of Bank as beneficiary: 
  

	 ̈	dated                      in the maximum principal amount of
$                                         
                                       

 granted by
                                         
                                         
                                         
                         . 
  

	 ̈	dated                      in the maximum principal amount of
$                                         
                                       

 granted by
                                         
                                         
                                         
                         . 
  

	 ̈	dated                      in the maximum principal amount of
$                                         
                                       

 granted by
                                         
                                         
                                         
                         . 
 III. Security Agreement(s) conveying a security interest in favor of Bank: 
  

	 ̈	dated                      given by
                                         
                                         
                                         
    

                                        
                                         
                                         
                                         
    . 
  

	 ̈	dated                      given by
                                         
                                         
                                         
    

                                        
                                         
                                         
                                         
    . 
  

	 ̈	dated                      given by
                                         
                                         
                                         
    

                                        
                                         
                                         
                                         
    . 
 IV. Additional Agreements, Assignments, Pledges or other security instruments: 
  

	 ̈	                                       
                                         
                                         
                                         
    
                                         
                                         
                                         
                                         
   

  

	 ̈	                                       
                                         
                                         
                                         
    
                                         
                                         
                                         
                                         
   

  

	 ̈	                                       
                                         
                                         
                                         
    
                                         
                                         
                                         
                                         
   

  

	 ̈	                                       
                                         
                                         
                                         
    
                                         
                                         
                                         
                                         
   

 IN WITNESS WHEREOF, the undersigned, on the day and year first written above, has caused this Note to be
executed under seal. 
  

							
	Witness:	 		 	Borrower:
			
		 		 	Southeast Power Corporation
				
	 /s/ Barry Forbes
	 		 	By:	 	 /s/ Stephen R Wherry

	Print Name: Barry Forbes	 		 		 	Stephen R Wherry, Its Treasurer
				
	  
	 		 		 	
	Print Name:	 		 		 	

 ADDENDUM TO PROMISSORY NOTE 
 THIS ADDENDUM TO PROMISSORY NOTE (“Addendum”) is hereby made a part of the Promissory Note dated December 29, 2009 from Southeast
Power Corporation (“Borrower”) payable to the order of Branch Banking and Trust Company (“Bank”) in the principal amount of $ 3,825,000.00 (including all renewals, extensions, modifications and substitutions therefore, the
“Note”). 
  

	I.	DEFINITIONS 

  

	1.1	Adjusted LIBOR Rate means a rate of interest per annum equal to the sum obtained (rounded upwards, if necessary, to the next higher 1/100th of 1.0%) by adding
(i) the One Month LIBOR plus (ii) 2.500 % per annum, which shall be adjusted monthly on the first day of each LIBOR Interest Period. The Adjusted LIBOR Rate shall be adjusted for any change in the LIBOR Reserve Percentage so that Bank
shall receive the same yield. 

  

	1.2	One Month LIBOR means the average rate (rounded upwards, if necessary, to the next higher 1/100th of 1.0%) quoted on Bloomberg Screen BBAM1 or Page 3750 (or such
replacement page) of the Telerate Service on the determination date for deposits in U.S. Dollars offered in the London interbank market for one month, or if the above method for determining the One Month LIBOR shall not be available, the rate quoted
in The Wall Street Journal, or a rate determined by a substitute method of determination agreed on by Borrower and Bank; provided, if such agreement is not reached within a reasonable period of time (in Bank’s sole judgment), a rate reasonably
determined by Bank in its sole discretion as a rate being paid, as of the determination date, by first class banking organizations (as determined by Bank) in the London interbank market for U.S. Dollar deposits. 

  

	1.3	LIBOR Advance means the advances made by Bank to Borrower evidenced by this Note upon which the Adjusted LIBOR Rate of interest shall apply.

  

	1.4	LIBOR Interest Period means a period of one calendar month as may be elected by the Borrower applicable to any LIBOR Advance which shall begin on first day of
any month notwithstanding the maturity date of this Note; provided, however, that a LIBOR Interest Period may be less than one calendar month in and only in the calendar month in which the Note originates or matures. 

  

	1.5	LIBOR Reserve Percentage means the maximum aggregate rate at which reserves (including, without limitation, any marginal supplemental or emergency reserves) are
required to be maintained under Regulation D by member banks of the Federal Reserve System with respect to dollar funding in the London interbank market. Without limiting the effect of the foregoing, the LIBOR Reserve Percentage shall reflect any
other reserves required to be maintained by such member banks by reason of any applicable regulatory change against (i) any category of liability which includes deposits by reference to which the Adjusted LIBOR Rate is to be determined or
(ii) any category of extensions of credit or other assets related to LIBOR. 

  

	1.6	Standard Rate means, for any day, a rate per annum (rounded upwards, if necessary, to the next higher 1/100th of 1.0%) equal to the Bank’s announced Prime
Rate minus 0% per annum, and each change in the Standard Rate shall be effective on the date any change in the Prime Rate is publicly announced as being effective. 

	II.	LOAN BEARING ADJUSTED LIBOR RATE 

  

	2.1	Application of Adjusted LIBOR Rate. The Adjusted LIBOR Rate shall apply to the entire principal balance outstanding of a LIBOR Advance for any LIBOR Interest
Period. 

  

	2.2	Adjusted LIBOR Based Rate Protections. 

  

	 	(a)	Inability to Determine Rate. In the event that Bank shall have determined, which determination shall be final, conclusive and binding, that by reason of
circumstances occurring after the date of this Note affecting the London interbank market, adequate and fair means do not exist for ascertaining the One Month LIBOR on the basis provided for in this Note, Bank shall give notice (by telephone
confirmed in writing or by telecopy) to Borrower of such determination, whereupon (i) no LIBOR Advance shall be made until Bank notifies Borrower that the circumstances giving rise to such notice no longer exist, and (ii) any request by
Borrower for a LIBOR Advance shall be deemed to be a request for an advance at the Standard Rate. 

  

	 	(b)	Illegality; Impracticability. In the event that Bank shall determine, which determination shall be final, conclusive and binding, that the making, maintaining or
continuance of any portion of a LIBOR Advance (i) has become unlawful as a result of compliance by Bank with any law, treaty, governmental rule, regulation, guideline or order (or would conflict with any of the same not having the force of law
even though the failure to comply therewith would not be unlawful) or (ii) has become impracticable, or would cause Bank material hardship, as a result of contingencies occurring after the date of this Note materially and adversely affect the
London interbank market or Bank’s ability to make LIBOR Advances generally, then, and in any such event, Bank shall give notice (by telephone confirmed in writing or by telecopy) to Borrower of such determination. Thereafter, (x) the
obligation of Bank to make any LIBOR Advances or to convert any portion of the loan to a LIBOR Advance shall be suspended until such notice shall be withdrawn by Bank, and (y) any request by Borrower for a LIBOR Advance shall be deemed to be a
request for an advance at the Standard Rate. 

  

							
	Witness:	 		 	Borrower:
			
		 		 	Southeast Power Corporation
				
	 /s/ Barry Forbes
	 		 	By:	 	 /s/ Stephen R Wherry

	Print Name: Barry Forbes	 		 	Stephen R Wherry, Its Treasurer
				
	  
	 		 		 	
	Print Name:

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