Document:

EX-10.2

EXHIBIT 10.2

ADVISORY AGREEMENT

BETWEEN

INCOME OPPORTUNITY REALTY INVESTORS, INC.

AND

PRIME INCOME ASSET MANAGEMENT, LLC

     THIS ADVISORY AGREEMENT (the “Agreement”) is made and entered into on July 17,
2009, but effective as of July 1, 2009 (the “Effective Date”) between Income Opportunity
Realty Investors, Inc., a Nevada corporation (the “Company”), and Prime Income Asset
Management, LLC (the “Advisor”), a Nevada limited liability company.

WITNESSETH:

     A. The Company owns a complex, diversified portfolio of real estate, mortgages and
other assets, including certain non-performing or troubled assets.

     B. The Company is an active real estate investment company with funds available for
investment primarily in the acquisition of income-producing real estate and to a
lesser extent in short and medium term mortgages.

     C. The Advisor and its employees have extensive experience in the administration of
real estate assets and the origination, structuring and evaluation of real estate and mortgage
investments.

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

     1. Duties of the Advisor. Subject to the supervision of the Board of
Directors, the Advisor will be responsible for the day-to-day operations of the Company
and, subject to Section 17 hereof, shall provide such services and activities relating
to the assets, operations and business plan of the Company as may be appropriate,
including:

     (a) preparing and submitting an annual budget and business plan for approval
by the Board of the Company (the “Business Plan”);

     (b) using its best lawful efforts to present to the Company a continuing and
suitable investment program consistent with the investment policies and objectives of
the Company as set forth in the Business Plan;

     (c) using its best lawful efforts to present to the Company investment
opportunities consistent with the Business Plan and such investment program as the
Directors may adopt from time to time;

     (d) furnishing or obtaining and supervising the performance of the ministerial
functions in connection with the administration of the day-to-day operations of the
Company including the investment of reserve funds and surplus cash in short-term money market
investments;

 

 

     (e) serving as the Company’s investment and financial advisor and providing research,
economic, and statistical data in connection with the Company’s investments and
investment and financial policies;

     (f) on behalf of the Company, investigating, selecting and conducting relations with
borrowers, lenders, mortgagors, brokers, investors, builders, developers and others;
provided, however, that the Advisor shall not retain on the Company’s behalf any
consultants or third party professionals, other than legal counsel, without prior Board approval;

     (g) consulting with the Directors and furnishing the Directors with advice and
recommendations with respect to the making, acquiring (by purchase, investment,
exchange or otherwise), holding and disposition (through sale, exchange, or otherwise) of
investments consistent with the Business Plan of the Company;

     (h) obtaining for the Directors such services as may be required in acquiring and
disposing of investments, disbursing and collection the funds of the Company, paying the
debts and fulfilling the obligations of the Company, and handling, prosecuting, and settling
any claims of the Company, including foreclosing and otherwise enforcing mortgage and other
liens securing investments;

     (i) obtaining for and at the expense of the Company such services as may be required
for property management, loan disbursements, and other activities relating to the
investments of the Company, provided, however, the compensation for such services
shall be agreed to by the Company and the service provider;

     (j) advising the Company in connection with public or private sales of shares or other
securities of the Company, or loans to the Company, but in no event in such a way that the
Advisor could be deemed to be acting as a broker dealer or underwriter;

     (k) quarterly and at any time requested by the Directors, making reports to the
Directors regarding the Company’s performance to date in relation to the Company’s approved
Business Plan and its various components, as well as the Advisor’s performance of the
foregoing services;

     (l) making or providing appraisal reports, where appropriate, on investments or
contemplated investments of the Company;

     (m) assisting in preparation of reports and other documents necessary to satisfy
the reporting and other requirements of any governmental bodies or agencies and to maintain
effective communications with stockholders of the Company; and

     (n) doing all things necessary to ensure its ability to render the services
contemplated herein, including providing office space and office furnishings and personnel
necessary for the performance of the foregoing services as Advisor, all at its own expense,
except as otherwise expressly provided for herein.

     2. No Partnership or Joint Venture. The Company and the Advisor are not partners or
joint venturers with each other, and nothing herein shall be construed so as to make them such
partners or joint venturers or impose any liability as such on either of them.

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     3. Records. At all times, the Advisor shall keep proper books of account and records
of the
Company’s affairs which shall be accessible for inspection by the Company at any time during
ordinary
business hours.

     4. Additional Obligations of the Advisor. The Advisor shall refrain from any action
that
would (a) violate any law, rule, regulation, or statement of policy of any governmental body
or agency having
jurisdiction over the Company or over its securities, (b) cause the Company to be required to
register as an
investment company under the Investment Company Act of 1940, or (c) otherwise not be permitted
by the
Articles of Incorporation of the Company.

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

     6. Bond. The Advisor shall maintain a fidelity bond with a responsible surety company
in
such amount as may be required by the Directors from time to time, covering all directors,
officers,
employees, and agents of the Advisor handling funds of the Company and any investment
documents or
records pertaining to investments of the Company. Such bond shall inure to the benefit of the
Company in
respect to losses of any such property from acts of such directors, officers, employees, and
agents through
theft, embezzlement, fraud, negligence, error, or omission or otherwise, the premium for said
bond to be at
the expense of the Company.

     7. Information Furnished Advisor. The Directors shall have the right to change the
Business
Plan at any time, effective upon receipt by the Advisor of notice of such change. The Company
shall furnish
the Advisor with a certified copy of all financial statements, a signed copy of each report
prepared by
independent certified public accountants, and such other information with regard to the
Company’s affairs
as the Advisor may from time to time reasonably request.

     8. Consultation and Advice. In addition to the services described above, the Advisor
shall
consult with the Directors, and shall, at the request of the Directors or the officers of the
Company, furnish
advice and recommendations with respect to any aspect of the business and affairs of the
Company, including
any factors that in the Advisor’s best judgment should influence the policies of the Company.

     9. Annual
Business Plan and Budget. No later than
January 15th of each year, the
Advisor
shall submit to the Directors a written Business Plan for the current Fiscal year of the
Company. Such
Business Plan shall include a twelve-month forecast of operations and cash flow with explicit
assumptions
and a general plan for asset sales or acquisitions, lending, foreclosure and borrowing
activity, other
investments or ventures and proposed securities offerings or repurchases or any proposed
restructuring of
the Company. To the extent possible, the Business Plan shall set forth the Advisor’s
recommendations and
the basis therefor with respect to all material investments of the Company. Upon approval by
the Board of
Directors, the Advisor shall be authorized to conduct the business of the Company in
accordance with the
explicit provisions of the Business Plan, specifically including the borrowing, leasing,
maintenance, capital
improvements, renovations and sale of investments set forth in the Business Plan. Any
transaction or
investment not explicitly provided for in the approved Business Plan shall require the prior
approval of the
Board of Directors unless made pursuant to authority expressly delegated to the Advisor.
Within sixty (60)
days of the end of each calendar quarter, the Advisor shall provide the Board of Directors
with a report comparing the Company’s actual performance for such quarter against the Business
Plan.

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     10. Definitions. As used herein, the following terms shall have the meanings set
forth below:

     (a) “Affiliate” shall mean, as to any Person, any other Person who owns beneficially,
directly, or indirectly, 1% or more of the outstanding capital stock, shares or equity interests
of such Person or of any other Person which controls, is controlled by, or is under common control
with such Person or is an officer, retired officer, director, employee, partner, or trustee
(excluding noninterested trustees not otherwise affiliated with the entity) of such Person or of
any other Person which controls, is controlled by, or is under common control with, such Person.

     (b) “Appraised Value” shall mean the value of a Real Property according to an appraisal made
by an independent qualified appraiser who is a member in good standing of the American Institute of
Real Estate Appraisers and is duly licensed to perform such services in accordance with the
applicable state law, or, when pertaining to Mortgage Loans, the value of the underlying property
as determined by the Advisor.

     (c) “Book Value” of an asset or assets shall mean the value of such asset or assets on the
books of the Company, before provision for amortization, depreciation, depletion of valuation
reserves and before deducting any indebtedness or other liability in respect thereof, except that
no asset shall be valued at more than its fair market value as determined by the Directors.

     (d) “Book Value of Invested Assets” shall mean the Book Value of the Company’s total assets
(without deduction of any liabilities), but excluding (i) goodwill and other intangible assets,
(ii) cash, and (iii) cash equivalent investments with terms which mature in one year or less.

     (e)
“Business Plan” shall mean the Company’s investment policies and objectives and the
capital and operating budget based thereon, approved by the Board as thereafter modified or
amended.

     (f) “Effective Date” shall be July 1, 2009 for all accounting and tax purposes.

     (g) “Fiscal Year” shall mean any period for which an income tax return is submitted to the
Internal Revenue Service and which is treated by the Internal Revenue Service as a reporting
period.

     (h) “Gross Asset Value” shall mean the total assets of the Company after deduction of
allowance for amortization, depreciation or depletion and valuation reserves.

     (i) “Mortgage Loans” shall mean notes, debentures, bonds, and other evidences of
indebtedness or obligations, whether negotiable or non-negotiable, and which are secured or
collateralized by mortgages, including first, wraparound, construction and development, and junior
mortgages.

     (j) “Net Asset Value” shall mean the Book Value of all the assets of the Company minus
all the liabilities of the Company.

     (k) “Net Income” for any period shall mean the Net Income of the Company for such period
computed in accordance with generally accepted accounting principles after deduction of the Gross
Asset Fee, but before deduction of the Net Income Fee, as set forth
in Sections 11(a) and 11(b),
respectively, herein, and inclusive of gain or loss of the sale of assets.

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     (l) “Net Operating Income” shall mean rental income less property operating expenses.

     (m) “Operating Expenses” shall mean the aggregate annual expenses regarded as operating
expenses in accordance with generally accepted accounting principles as determined by the
independent auditors selected by the Directors and including the Gross Asset Fee payable to the
Advisor and fees and expenses paid to the Directors who are not employees or Affiliates of the
Advisor.

     (n) The operating expenses shall exclude, however, the
following:

     (i) the cost of money borrower by the Company;

     (ii) income taxes, taxes and assessments on real property and all other taxes
applicable to the Company,

     (iii) expenses and taxes incurred in connection with the issuance, distribution,
transfer, registration and stock exchange listing of the Company’s securities (including
legal, auditing, accounting, underwriting, brokerage, printing, engraving and other fees);

     (iv) fees and expenses paid to independent mortgage servicers, contractors,
consultants, managers and other agents retained by or on behalf of the Company;

     (v) expenses directly connected with the purchase, origination, ownership and
disposition of Real Properties or Mortgage Loans (including the costs of foreclosure,
insurance, legal, protective, brokerage, maintenance, repair and property improvement
services) other than expenses with respect thereto of employees of the Advisor, except
legal, internal auditing, foreclosure and transfer agent services performed by employees
of the Advisor;

     (vi) expenses of maintaining and managing real estate equity interests and
processing and servicing mortgage and other loans;

     (vii) expenses connected with payments of dividends, interest or distributions by the
Company to shareholders;

     (viii) expenses connected with communications to shareholders and bookkeeping and
clerical expenses for maintaining shareholder relations, including the cost of printing and
mailing share certificates, proxy solicitation materials and reports;

     (ix) transfer agent’s, registrar’s and indenture trustee’s fees and charges;
and

     (x) the cost of any accounting, statistical, bookkeeping or computer equipment
necessary for the maintenance of books and records of the Company.

Additionally, the following expenses of the Advisor shall be excluded:

     (i) employment expenses of the Advisor’s personnel (including

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Directors, officers and employees of the Company who arc directors,
officers or employees of the Advisor or its Affiliates), other than the
expenses of those employee services listed at (v) above;

     (ii) rent, telephone, utilities and office furnishings and other
office expenses of the Advisor (except those relating to a separate office,
if any, maintained by the Company); and

     (iii) the Advisor’s overhead directly related to performance of its
functions under this Agreement.

     (o) “Person” shall mean and include individuals, corporations, limited
partnerships, general partnerships, joint stock companies or associations, joint ventures,
associations, companies, trusts, banks, trust companies, land trusts, business trusts, or
other entities and governments and agencies and political subdivisions thereof.

     (p) “Real Property” shall mean and include land, rights in land, leasehold
interests (including, but not limited to, interests of a lessor or lessee therein), and any
buildings, structures, improvements, fixtures, and equipment located on or used in
connection with land, leasehold interests, and rights in land or interests therein.

     All calculations made pursuant to this Agreement shall be based on statements (which may be
unaudited, except as provided herein) prepared on an accrual basis consistent with generally
accepted accounting principles, regardless of whether the Company may also prepare statements on a
different basis. All other terms shall have the same meaning as set forth in the Company’s
Articles of Incorporation and Bylaws.

     11. Advisory Compensation.

     (a) Gross Asset Fee. On or before the twenty-eighth day of each month during
the term hereof, the Company shall pay to the Advisor, as compensation for the basic
management and advisory services rendered to the Company hereunder, a
fee at a rate of .0625% per month of the average of the Gross Asset Value of the Company at the beginning and
at the end of the next preceding calendar month. Without negating the provisions of Sections
18, 19, 22 an 23 hereof, the annual rate of the Gross Asset Fee shall be .75% per annum.

     (b) Net Income Fee. As an incentive for successful investment and management of
the Company’s assets, the Advisor will be entitled to receive a fee equal to 7.5% per annum
of the Company’s Net Income for each Fiscal Year or portion thereof for which the Advisor
provides services. To the extent the Company has Net Income in a quarter, the 7.5% Net
Income fee is to be paid quarterly on or after the third business day following the filing
of the report on Form 10-Q with the Securities and Exchange Commission, except for the
payment for the fourth quarter, ended December 31, which is to be paid on or after the third
business day following the filing of the report on Form 10-K with the Securities and
Exchange Commission. The 7.5% Net Income Fee is to be cumulative within any Fiscal Year,
such that if the Company has a loss in any quarter during the Fiscal Year, each subsequent
quarter’s payment during such Fiscal Year shall be adjusted to maintain the 7.5% per annum
rate, with final settlement being made with the fourth quarter payment and in accordance
with audited results for the Fiscal Year. The 7.5% Net Income Fee is not cumulative from
year to year.

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     (c) Acquisition Commission. For supervising the acquisition, purchase or long term
lease of Real Property for the Company, the Advisor is to receive an Acquisition Commission equal
to the lesser of (i) up to 1% of the cost of acquisition, inclusive of commissions, if any, paid to
nonaffiliated brokers; or (ii) the compensation customarily charged in arm’s-length transactions by
others rendering similar property acquisition services as an ongoing public activity in the same
geographical location and for comparable property (including the Acquisition Commissions and all
real estate brokerage fees) may not exceed such property’s Appraised Value at acquisition.

     (d) Incentive Sales Compensation. To encourage periodic sales of appreciated Real
Property at optimum value and to reward the Advisor for improved performance of the Company’s Real
Property, the Company shall pay to the Advisor, on or before the
45th day after the close of each
Fiscal Year, an incentive fee equal to 10% of the amount, if any, by which the aggregate sales
consideration for all Real Property sold by the Company during such Fiscal Year exceeds the sum of:
(i) the cost of each such Real Property as originally recorded in the Company’s books for tax
purposes (without deduction for depreciation, amortization or reserve for losses), (ii) capital
improvements made to such assets during the period owned by the Company, and (iii) all closing
costs (including real estate commissions) incurred in the sale of such Real Property,
provided, however, no incentive fee shall be paid unless (a) such Real Property
sold in such Fiscal year, in the aggregate, has produced an 8% simple annual return on the
Company’s net investment, including capital improvements, calculated over the Company’s holding
period before depreciation and inclusive of operating income and sales consideration and (b) the
aggregate Net Operating Income from all Real Property owned by the Company for all of the prior
Fiscal Year and the current Fiscal Year shall be at least 5% higher in the current Fiscal Year than
in the prior Fiscal Year.

     (e) Mortgage or Loan Acquisition Fees. For the acquisition or purchase from an
unaffiliated party of any existing mortgage or loan by the Company, the Advisor or an Affiliate is
to receive a Mortgage or Loan Acquisition Fee equal to the lesser of (a) 1% of the amount of the
mortgage or loan purchased by the Company or (b) a brokerage or commitment fee which is reasonable
and fair under the circumstances. Such fee will not be paid in connection with the origination or
funding by the Company of any mortgage loan.

     (f) Mortgage Brokerage and Equity Refinancing Fees. For obtaining loans to the Company
or refinancing on Company properties, the Advisor or an Affiliate is to receive a Mortgage
Brokerage and Equity Refinancing Fee equal to the lesser of (a) 1 % of the amount of the loan or
the amount refinanced or (b) a brokerage or refinancing fee which is reasonable and fair under the
circumstances; provided, however, that no such fee shall be paid on loans from the
Advisor or an Affiliate without the approval of the Board of Directors. No Fee shall be paid on
loan extensions.

     (g) Construction Advisory Fee. For all activities in connection with or related to
construction for the Company and its subsidiaries, Advisor shall receive a fee equal to 6% of the
so-called “hard costs” only of any costs of construction on a completed basis based upon amounts
set forth as approved on any architect’s certificate issued in connection with such construction
from time to time, which fee shall be payable at such time as the applicable architect certifies
other costs for payment to third parties. For the purposes of this subpart (g), the phrase “hard
costs” shall mean and be all actual costs of construction paid to all contractors, subcontractors
and third parties for materials or labor performed as a part of the construction, but does not
include items generally deemed to be “soft costs” which are consulting fees, attorneys’ fees,
architectural fees, fees of any other professional or permit fees.

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     12. Limitation on Third Party Mortgage Placement Fees. The Advisor or any of its
Affiliates shall pay to the Company, one-half of any compensation received by the Advisor or any
such Affiliate from third parties with respect to the origination, placement or brokerage of any
loan made by the Company, provided, however, the compensation retained by the Advisor or
Affiliated shall not exceed the lesser of (a) 2% of the amount of the loan committed by the Company
or (b) a loan brokerage and commitment fee which is reasonable and fair under the circumstances.

     13. Statements. The Advisor shall furnish to the Company not later than the tenth day
of each calendar month, beginning with the second calendar month of the term of this Agreement, a
statement showing the computation of the fees, if any, payable in respect to the next preceding
calendar month (or, in the case of incentive compensation, for the preceding Fiscal Year, as
appropriate) under the Agreement. The final settlement of incentive compensation for each Fiscal
year shall be subject to adjustment in accordance with, and upon completion of, the annual audit of
the Company’s financial statements; any payment by the Company or repayment by the Advisor that
shall be indicated to be necessary in accordance therewith shall be made promptly after the
completion of such audit and shall be reflected in the audited statements to be published by the
Company.

     14. Compensation for Additional Services. If and to the extent that the Company shall
request the Advisor or any director, officer, partner, or employee of the Advisor to render
services for the Company other than those required to be rendered by the Advisor hereunder, such
additional services, if performed, will be compensated separately on terms to be agreed upon
between such party and the Company from time to time. In particular, but without limitation, if the
Company shall request that the Advisor perform property management, leasing, loan disbursement or
similar functions, the Company and the Advisor shall enter into a separate agreement specifying the
obligations of the parties and providing for reasonable additional compensation to the Advisor for
performing such services.

     15. Expenses of the Advisor. Without regard to the amount of compensation or
reimbursement received hereunder by the Advisor, the Advisor shall bear the following expenses:

     (a) employment expenses of the personnel employed by the Advisor (including Directors,
officers, and employees of the Company who are directors, officers, or employees of the
Advisor or of any company that controls, is controlled by, or is under common control with
the Advisor), including, but not limited to, fees, salaries, wages, payroll taxes, travel
expenses, and the cost of employee benefit plans and temporary help expenses except for
those personnel expenses described in Sections 16(e) and (p);

     (b) advertising and promotional expenses incurred in seeking investments for the
Company;

     (c) rent, telephone, utilities, office furniture and furnishings, and other office
expenses of the Advisor and the Company, except as any of such expenses relates to an office
maintained by the Company separate from the office of the Advisors; and

     (d) miscellaneous administrative expenses relating to performance by the Advisor of its
functions hereunder.

     16. Expenses of the Company. The Company shall pay all of its expenses not assumed by
the Advisor and, without limiting the generality of the foregoing, it is specifically agreed that
the following expenses of the Company shall be paid by the Company and shall not be paid by the
advisor.

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     (a) the cost of money borrowed by the Company;

     (b) income taxes, taxes and assessments on real property, and all other taxes applicable to
the Company;

     (c) legal, auditing, accounting, underwriting, brokerage, listing, registration and other
fees, printing, and engraving and other expenses, and taxes incurred in connection with the
issuance, distribution, transfer, registration, and stock exchange listing of the Company’s
securities;

     (d) fees, salaries, and expenses paid to officers and employees of the Company who are not
directors, officers or employees of the Advisor, or of any company that controls, is controlled by,
or is under common control with the Advisor;

     (e) expenses directly connected with the origination or purchase of Mortgage Loans and with
the acquisition, disposition and ownership of real estate equity interests or other property
(including the costs of foreclosure, insurance, legal, protective, brokerage, maintenance, repair,
and property improvement services) and including all compensation, traveling expenses, and other
direct costs associated with the Advisor’s employees or other
personnel engaged in (i) real estate
transaction legal services, (ii) internal auditing, (iii) foreclosure and other mortgage finance
services, (iv) sale or solicitation for sale of mortgages, (v) engineering and appraisal services,
and (vi) transfer agent services;

     (f) expenses of maintaining and managing real estate equity interests;

     (g) insurance, as required by the Directors (including Directors’ liability
insurance);

     (h) the expenses of organizing, revising, amending, converting, modifying, or
termination the Company;

     (i) expenses connected with payments of dividends or interest or distributions in cash or any
other form made or caused to be made by the Directors to holders of securities of the Company;

     (j) all expenses connected with communications to holders of securities of the Company
and the other bookkeeping and clerical work necessary in maintaining relations with holders of
securities, including the cost of printing and mailing certificates for securities and proxy
solicitation materials and reports to holders of the Company’s securities;

     (k) the cost of any accounting, statistical, bookkeeping or computer equipment or
computer time necessary for maintaining the books and records of the Company and for preparing and
filing Federal, State and Local tax returns;

     (l) transfer agent’s, registrar’s, and indenture trustee’s fees and charges;

     (m) legal, accounting, investment banking, and auditing fees and expenses charged by
independent parties performing these services not otherwise included in clauses (c) and (e) of
this Section 16;

     (n) expenses incurred by the Advisor, arising from the sales of Company properties,

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     including those expenses related to carrying out foreclosure proceedings;

     (o)
commercially reasonable fees paid to the Advisor for efforts to liquidate
mortgages before maturity, such as the solicitation of offers and negotiation of terms of
sale;

     (p) costs and expenses connected with computer services, including, but not limited
to, employee or other personnel compensation, hardware and software costs, and related
development and installation costs associated therewith;

     (q) costs and expenses associated with risk management (i.e. insurance relating to the
Company’s assets);

     (r) loan refinancing compensation; and

     (s) expenses associated with special services requested by the Directors
pursuant to Section 14 hereof.

     17. Other Activities of Advisor. The Advisor, its officers, directors, or employees or
any of its Affiliates may engage in other business activities related to real estate investments or
act as advisor to any other person or entity (including another real estate investment trust), including those with
investment policies similar to the Company, and the Advisor and its officers, directors, or employees and
any of its
Affiliates shall be free from any obligation to present to the Company any particular
investment opportunity
that comes to the Advisor or such persons, regardless of whether such opportunity is in
accordance with the
Company’s Business Plan. However, to minimize any possible conflict, the Advisor shall
consider the
respective investment objectives of, and the appropriateness of a particular investment to
each such entity
in determining to which entity a particular investment opportunity should be presented. If
appropriate to
more than one entity, the Advisor shall present the investment opportunity to the entity that
has had sufficient
uninvested funds for the longest period of time.

     18. Limitation on Operating Expenses. To the extent that the Operating Expenses of the
Company for any Fiscal Year exceed the lesser of (a) 1.5% of the average of the Book Values of
Invested
Assets of the Company at the end of each calendar month of such Fiscal Year, or (b) the
greater of 1.5% of
the average of the Net Asset Value of the Company at the end of each calendar month of such
Fiscal Year
or 25% of the Company’s Net Income, the Advisor shall refund to the Company from the fees paid
to the
Advisor the amount, if any, by which the Operating Expenses so exceed the applicable amount,
provided,
however, that the Advisor shall not be required to refund to the Company, with respect
to any Fiscal Year,
any amount which exceeds the aggregate of the Gross Asset Fees paid to the Advisor under this
Agreement
with respect to such Fiscal Year.

     19. Term; Termination of Agreement. This Agreement shall continue in force until the
next Annual Meeting of Stockholders of the Company, and, thereafter, it may be renewed from year to
year, subject to any required approval of the Stockholders of the Company and, if any Director is an
Affiliate of
the Advisor, the approval of a majority of the Directors who are not so affiliated. Notice of
renewal shall
be given in writing by the Directors to the Advisor not less than 60 days before the
expiration of this
Agreement or of any extension thereof. This Agreement may be terminated for any reason without
penalty
upon 60 days written notice by the Company to the Advisor or 120 days written notice by the
Advisor to the
Company, in the former case by the vote of a majority of the Directors who are not Affiliates
of the Advisor
or by the vote of holders of a majority of the outstanding shares of the Company.
Notwithstanding the
foregoing, however, in the event of any material change in the ownership, control or
management of the

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Advisor, the Company may terminate this Agreement without penalty and without advance notice to
the Advisor.

     20. Amendments. This Agreement shall not be changed, modified, terminated or
discharged
in whole or in part except by an instrument in writing signed by both parties hereto, or their
respective
successors or assigns, or otherwise as provided herein.

     21. Assignment. This Assignment shall not be assigned by the Advisor without the prior
consent of the Company. The Company may terminate this Agreement in the event of its
assignment by the Advisor without the prior consent of the Company. Such an assignment or any other assignment
of this Agreement shall bind the assignee hereunder in the same manner as the Advisor is bound
hereunder. This Agreement shall not be assignable by the Company without the consent of the Advisor, except in
the case of assignment by the Company to a corporation, association, trust, or other organization that
is a successor to the Company. Such successor shall be bound hereunder and by the terms of said assignment in
the same manner as the Company is bound hereunder.

     22. Default
Bankruptcy, etc. At the option solely of the Directors, this Agreement
shall be and become terminated immediately upon written notice of termination from the Directors to the
Advisor if any of the following events shall occur:

     (a) if the Advisor shall violate any provision of this Agreement, and after notice of
such
violation shall not cure such default within 30 days; or

     (b) if the Advisor shall be adjudged bankrupt or insolvent by a court of competent
jurisdiction, or an order shall be made by a court of competent jurisdiction for the
appointment of
a receiver, liquidator, or trustee of the Advisor or of all or substantially all of its
property by reason
of the foregoing, or approving any petition filed against the Advisor for its
reorganization, and such
adjudication or order shall remain in force or unstayed for a period of 30 days; or

     (c) if the Advisor shall institute proceedings for voluntary bankruptcy or shall file a
petition seeking reorganization under the Federal bankruptcy laws, or for relief under
any law for the relief of debtors, or shall consent to the appointment of a receiver of itself or
of all or substantially all its property, or shall make a general assignment for the benefit of
its creditors, or shall admit in writing its inability to pay its debts generally, as they become due.

     The Advisor agrees that if any of the events specified in subsections (b) and (c) of this
Section 22 shall occur, it will give written notice thereof to the Directors within seven days
after the occurrence of such event.

     23. Action Upon Termination. From and after the effective date of termination of this
Agreement, pursuant to Sections 19, 21 or 22 hereof, the Advisor shall not be entitled to
compensation for further services hereunder but shall be paid all compensation accruing to the date of
termination. The Advisor shall forthwith upon such termination:

     (a) pay over to the Company all monies collected and held for the account of the
Company pursuant to this Agreement;

     (b) deliver to the Directors a full accounting, including a statement showing all

11

 

payments collected by it and a statement of any monies held by it, covering the period
following the date of the last accounting furnished to the Directors; and

     (c) deliver to the Directors all property and documents of the Company then in
the custody of the Advisor.

     24. Miscellaneous. The Advisor shall be deemed to be in a fiduciary relationship to
the stockholders of the Company. The Advisor assumes no responsibility under this Agreement other
than to render the services called for hereunder in good faith, and shall not be responsible for any
action of the Directors in following or declining to follow any advice or recommendations of the Advisor.
Neither the Advisor nor any of its shareholders, directors, officers, or employees shall be liable to the
Company, the Directors, the holders of securities of the Company or to any successor or assign of the
Company for any losses arising from the operation of the Company if the Advisor had determined, in good faith,
that the course of conduct which caused the loss or liability was in the best interests of the Company and the
liability or loss was not the result of negligence or misconduct by the Advisor. However, in no event will the
directors, officers or employees of the Advisor be personally liable for any act or failure to act unless
it was the result of such person’s willful misfeasance, bad faith, gross negligence or reckless disregard of
duty.

     25. 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 accepted by the party to whom it is given, and shall be given by being delivered at the
following addresses of the parties hereto:

     The Directors and/or the Company:

Income Opportunity Realty investors, Inc.

1800 Valley View Lane, Suite 300 

Dallas, Texas 75234
 Attn: President

     The Advisor:

Prime Income Asset Management, LLC

1800 Valley View Lane, Suite 300

Dallas, Texas 75234

Attn: Executive Vice President and Principal Financial Officer

     Either party may at any time give notice in writing to the other party of a change of its
address for the purpose of this Section 25.

     26. Headings. The section headings hereof have been inserted for convenience of
reference only and shall not be construed to affect the meaning, construction, or effect of this
Agreement.

     27. Governing Law. This Agreement has been prepared, negotiated and executed in the
State of Texas. The provisions of this Agreement shall be construed and interpreted in accordance
with the laws of the State of Texas applicable to agreements made and to be performed entirely in the State
of Texas.

     28. Execution. This Agreement is executed and made on behalf of the Company by an
officer

12

 

of the Company, not individually but solely as an Officer, and the obligations under this Agreement
are not binding upon, nor shall resort be had to the private property of, any of the Directors,
stockholders, officers, employees, or agents of the Company personally, but bind only the Company
property.

     29. Facsimile; Electronic Transmission. This Agreement may be transmitted by
facsimile or electronic transmission, and it is the intent of the Parties for the facsimile of any
autograph reproduced by a receiving facsimile machine or computer to be an original signature, and
for the facsimile or computer-generated version and any complete photocopy of this Agreement to be
deemed an original counterpart.

     IN WITNESS WHEREOF, INCOME OPPORTUNITY REALTY INVESTORS, INC. and PRIME INCOME ASSET
MANAGEMENT, LLC, by their duly authorized officers, have signed this Agreement as of the day and
year first above written.

	 	 	 	 	 
	 	INCOME OPPORTUNITY REALTY 

INVESTORS, INC.

 	 
	 	By:  	

/s/ Daniel J. Moos
 	 
	 	 	Daniel J. Moos, President 	 
	 	 	 	 
	 
	 	PRIME INCOME ASSET MANAGEMENT,
 LLC

 	 
	 	By:  	/s/ Gene S. Bertcher
 	 
	 	 	Gene S. Bertcher, Executive Vice President 	 
	 	 	and Chief Accounting Officer 	 
	 

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