Document:

Exhibit 10.88

 

 

 

INLAND AMERICAN CERUZZI FRAMINGHAM MEMBER, L.L.C.

LIMITED LIABILITY COMPANY AGREEMENT

 

 

 

Dated as of June 8, 2006

 

 

 

 

i

 

LIMITED LIABILITY COMPANY AGREEMENT

OF

INLAND AMERICAN CERUZZI FRAMINGHAM MEMBER, L.L.C.

 

THIS
LIMITED LIABILITY COMPANY AGREEMENT (this “Agreement”) dated as of June 8, 2006, is made by and between
Inland American Framingham Member II, L.L.C., a Delaware limited liability
company (“Inland”), and CE Investment Associates
2001 L.L.C. (the “Initial  Investor”).

 

Preliminary Statements

 

WHEREAS, Inland Real Estate Acquisitions, Inc. (“IREA”) and the
Investor entered into that certain Agreement of Contribution, dated February 24,
2006 (the “Contribution
Agreement”), providing for the contribution by the Investor of
certain real property therein described (the “Property”) to Inland American Framingham, L.L.C., a newly
formed single purpose entity the sole member of which is Inland American
Ceruzzi Framingham Member, L.L.C., in exchange for a non-managing membership
interest in such entity;

 

WHEREAS, IREA, as the contribution of
Inland to the Company, assigned its rights and obligations under the
Contribution Agreement to Inland American Framingham, L.L.C. by Assignment
dated June                        ,
2006; and

 

WHEREAS,
the parties hereto now desire to enter into this Limited Liability Company
Agreement in order to (i) reflect the admission of the Members as the sole
Members of the Company, (ii) establish the manner in which the business
and affairs of the Company shall be managed and (iii) determine the
respective rights, duties and obligations of the Members with respect to the
Company and each other.

 

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

 

ARTICLE I

 

DEFINED TERMS

 

The
following terms shall have the following meanings when used herein:

 

Adjusted Capital Account Deficit:  With respect to any Member, the deficit
balance, if any, in such Member’s Capital Account as of the end of the relevant
Allocation Year, after giving effect to the following adjustments:  (i) credit to such Capital Account any
amount that such Member is obligated to restore pursuant to any provision of
this Agreement, is otherwise treated as being obligated to restore under
Treasury Regulation Section 1.704-1(b)(2)(ii)(c), or is deemed to be
obligated to restore pursuant to the penultimate sentences of Treasury
Regulation Sections 1.704-2(g)(1) and 1.704-2(i)(5); and (ii) debit
to such Capital Account the items described in Treasury Regulations Sections
1.704-1(b)(2)(ii)(d)(4), (5) and (6). 
The foregoing definition of Adjusted Capital Account Deficit is intended
to comply with the provisions of Treasury Regulation Section 1.704-1(b)(2)(ii)(d) and
shall be interpreted consistently therewith.

 

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Affiliate:  With
respect to any Person, (i) any Person directly or indirectly controlled
by, controlling or under common control with such Person, (ii) any
officer, director, general partner or manager of such Person, or (iii) any
Person which owns, directly or indirectly, ten percent (10%) or more of any
class of voting securities of such Person or which exercises control over the
management of such Person.  For the
purposes of this Agreement, “control” when used with respect to any specified
Person means the power to direct the management and policies of such Person,
directly or indirectly, whether through the ownership of voting securities or
other beneficial interests, by contract or otherwise; and the term “controls”, “controlling”
and “controlled” have the meanings correlative to the foregoing.

 

Allocation Year: 
Means (i) the period commencing on the Closing Date and ending on December 31,
2006, (ii) any subsequent period commencing on January 1 and ending
on the following December 31, or (iii) any portion of the period
described in clause (ii) for which the Company is required to allocate
Profits, Losses and other items of Company income, gain, loss or deduction
pursuant to Article V.

 

Business Day: 
Any day other than Saturday, Sunday or any other day on which commercial
banks are required or authorized by law to close in Chicago, Illinois.

 

Capital Account: 
The Capital Account maintained for each Member pursuant to Section 3.5.

 

Capital Contribution:  With respect to any Member, the amount of
money and the initial Gross Asset Value of any property contributed by such
Member to the Company (net of any liabilities secured by such property or to
which such property is otherwise subject).

 

Capital Expenditures:  For any period, the amount expended for items
capitalized under generally accepted accounting principles, consistently
applied, except for such items as are otherwise classified under this
Agreement.

 

Capital Transaction:  Any of the following: (a) a sale,
exchange, transfer, assignment or other disposition of all or a portion of any material
asset of the Company (or Owner LLC) other than tangible personal property that
is not sold or transferred in connection with the sale or transfer of real
property or a leasehold interest in real property; (b) any condemnation or
deeding in lieu of condemnation of all or a portion of any material asset of the
Company (or Owner LLC); and (c) any fire or other casualty to the Property
or any other material asset of the Company (or Owner LLC).

 

Cash Shortfall: 
For any period, the excess, if any, of (a) Operating Expenses over (b) Gross
Receipts.

 

Cash Shortfall Loan:  A loan made by a Member (or Affiliate or
other Person designated by a Member) to the Company pursuant to Section 3.3.A
hereof, on the terms set forth in Section 3.3.B hereof.

 

Certificate: 
The Certificate of Formation for the Company filed with the Secretary of
State, pursuant to Section 18-201 of the LLC Act (as hereinafter defined),
as the same may be amended and restated from time to time.

 

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Class A Member:  The Members of the Company that hold Class A
Units.

 

Class A Units:  The Units of the Company that are
characterized as Class A Units and listed on Schedule A
attached hereto.

 

Class B Units:  The Units of the Company that are
characterized as Class B Units and listed on Schedule A
attached hereto.

 

Closing Date:  Means the date of this Agreement.

 

Code:  The
Internal Revenue Code of 1986, as amended, or any corresponding provision or
provisions of prior or succeeding law.

 

Company: 
Inland American Ceruzzi Framingham Member, L.L.C., a limited liability
company formed under the laws of the State of Delaware, and any successor
limited liability company.

 

Company Minimum Gain:  Has the meaning given to the term “partnership
minimum gain” set forth in Treasury Regulations §1.704-2(d).

 

Contribution Agreement:  Has the meaning set forth in the Preliminary
Statements to this Agreement.

 

Depreciation: 
For each Allocation Year, an amount equal to the depreciation,
amortization, or other cost recovery deduction allowable with respect to an
asset for such Allocation Year, except that if the Gross Asset Value of an
asset differs from its adjusted basis for federal income tax purposes at the
beginning of such Allocation Year, Depreciation shall be an amount which bears
the same ratio to such beginning Gross Asset Value as the federal income tax
depreciation, amortization, or other cost recovery deduction for such
Allocation Year bears to such beginning adjusted tax basis.  If any asset shall have a zero adjusted basis
for federal income tax purposes, Depreciation shall be determined utilizing any
reasonable method selected by the Manager.

 

80% Owned Affiliate: 
With respect to any Person, an Affiliate of such Person of which 80%
or more of the capital stock (or its equivalent in the case of Persons other than
corporations) is owned beneficially by such Person directly, or indirectly
through one or more 80% Owned Affiliates, or by a Person who, directly or
indirectly, owns beneficially 80% or more of the equity interest (or its
equivalent in the case of Persons other than corporations) of such Person;
provided that, for purposes of determining the ownership of the equity
interests of any Person, de minimis
amounts of stock held by directors, nominees and similar Persons pursuant to
statutory or regulatory requirements shall not be taken into account.

 

Event of Bankruptcy:  With respect to any Member, if such Member (i) makes
an assignment for the benefit of creditors, (ii) files a voluntary
petition in bankruptcy, (iii) is adjudged a bankrupt or insolvent, or has
entered against it an order for relief, in any bankruptcy or insolvency
proceeding, (iv) files a petition or answer seeking for itself any
reorganization, arrangement, composition, readjustment, liquidation,
dissolution or similar relief under any statute, law or regulation, (v) files
an answer or other pleading admitting or failing to contest the

 

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material allegations of a
petition filed against the Member in any proceeding of this nature, (vi) seeks,
consents to or acquiesces in the appointment of a trustee, receiver or
liquidator of the Member or of all or any substantial part of its properties,
or (vii) 120 days after the commencement of any proceeding against the
Member seeking reorganization, arrangement, composition, readjustment,
liquidation, dissolution or similar relief under any statute, law or
regulation, if the proceeding has not been dismissed, or if within 90 days
after the appointment without such Member’s consent or acquiescence of a trustee,
receiver or liquidator of such Member or of all or any substantial part of its
properties, the appointment is not vacated or stayed, or within 90 days after
the expiration of any such stay, the appointment is not vacated.  With respect to a Member, the foregoing
definition of “Event of Bankruptcy” is intended to replace and shall supersede
and replace the definition of “Bankruptcy” set forth in Sections 18-101(1) and
18-304 of the LLC Act.

 

Fiscal Year: 
Means (i) the period commencing on the date hereof and ending on December 31,
2006, and (ii) any subsequent period commencing on January 1 and
ending on the earlier to occur of (A) the following December 31, or (B) the
date on which all of the assets of the Company are distributed pursuant to Section 9.2
and the Certificate has been cancelled pursuant to the LLC Act.

 

Gross Asset Value: With respect to any asset, the
asset’s adjusted basis for federal income tax purposes, except as follows:

 

(a)                                  The
initial Gross Asset Value of any asset contributed by or credited to a Member
to the Company shall be the gross fair market value of such asset, as
determined by the Manager;

 

(b)                                 The
Gross Asset Values of all assets of the Company and Owner LLC shall be adjusted
to equal their respective gross fair market values, as determined by the
Manager, as of the following times: (i) the acquisition of an interest or
an additional interest in the Company by any new or existing Member in exchange
for more than a de minimis Capital Contribution; (ii) the distribution by
the Company or Owner LLC to a Member of more than a de minimis amount of
property or money as consideration for an interest in the Company; (iii) the
liquidation of the Company within the meaning of Treasury
Regulations §1.704-l(b)(2)(ii)(g); and (iv) whenever otherwise
permitted under Treasury Regulations §1.704-l(b)(2)(iv)(f); provided,
however, that adjustments pursuant to clause (i) above shall be made only
if the Manager determines that such adjustments are necessary or appropriate to
reflect the relative economic interests of the Members;

 

(c)                                  The
Gross Asset Value of any asset of the Company or Owner LLC distributed to a
Member shall be the gross fair market value of such asset on the date of
distribution as determined in accordance with the provisions hereof;

 

(d)                                 The
Gross Asset Values of the assets of the Company or Owner LLC shall be increased
(or decreased) to reflect any adjustments to the adjusted basis of such assets
pursuant to Code Section 734(b) or Code Section 743(b), but only
to the extent that such adjustments are taken into account in determining
Capital Accounts pursuant to Treasury Regulations §1.704-l(b)(2)(iv)(m)
and subparagraph (vi) of the definition of Profit and

 

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Losses;
provided, however, that Gross Asset
Values shall not be adjusted pursuant to this paragraph (d) to the extent
the Manager determines that an adjustment pursuant to paragraph (b) hereof
is necessary or appropriate in connection with a transaction that would
otherwise result in an adjustment pursuant to this paragraph (d); and

 

(e)                                  If
the Gross Asset Value of an asset has been determined or adjusted pursuant to
paragraphs (a), (b), or (d), such Gross Asset Value shall thereafter be
adjusted by the Depreciation taken into account with respect to such asset for
purposes of computing Profits and Losses.

 

(f)                                    The
Members agree that, as of the date hereof, the Gross Asset Value of the
Property is $15,709,345.00.

 

Gross Receipts: 
For any period, all cash receipts and revenues of the Company and/or
Owner LLC of any kind calculated on a cash basis, including, without
duplication (i) all Rents received by the Company and/or Owner LLC, (ii) all
payments received by the Company and/or Owner LLC from the operators of any
licensed facilities or concessions, (iii) all other forms of rent,
revenue, income, proceeds, royalties, profits and other benefits paid to the
Company from using, leasing, licensing, processing, operating from or in, or
otherwise enjoying all or any portion of the Property, (iv) all payments
under business interruption insurance policies or proceeds payable under any
policy of insurance covering loss of Rents, (v) any utility or other
deposits returned to the Company and/or Owner LLC or other refunds accruing to the
Company and/or Owner LLC, (vi) any interest earned on security deposits
held by the Company and/or Owner LLC to the extent retained by the Company
and/or Owner LLC, and interest earned on operating and other accounts of the
Company and/or Owner LLC, (vii) all amounts received by the Company and/or
Owner LLC from tenants at the Property in connection with the surrender of such
tenants’ leases and (viii) all refunds, rebates and other recoveries of
items previously charged as Operating Expenses, but excluding, (a) Capital
Contributions to the Company, (b) Net Proceeds of a Capital Transaction
and Net Proceeds of a Financing, (c) sums held by the Company and/or Owner
LLC as security deposits under leases for space at the Property unless and
until applied to the satisfaction of tenants’ obligations under such leases (to
the extent permitted under applicable leases and law) and (d) non-cash
charges accruing to the Company and/or Owner LLC in the nature of depreciation
and amortization of the Property.

 

Impositions: 
With respect to the Property, all taxes (including sales and use taxes),
assessments (including all assessments for public improvements or benefits,
whether or not commenced or completed prior to the date hereof), water, sewer
or other rents, rates and charges, excises, levies, license fees, permit fees,
inspection fees and other authorization fees and other charges, in each case
whether general or special, ordinary or extraordinary, of every character
(including all interest and penalties thereon), which at any time may be
assessed, levied, confirmed or imposed by any governmental or
quasi-governmental authority having jurisdiction over the Property on or in
respect of or be a lien upon (i) the Property or any estate or interest
therein, (ii) any occupancy, use or possession of, or activity conducted
on, the Property, or (iii) the Rents from the Property or the use or
occupancy thereof.

 

Inland Parent: 
Inland American Real Estate Trust, Inc., a Maryland corporation.

 

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Inland Preferred Return:  A per annum rate equal to (x) 15% per annum, compounded monthly, for the period beginning on
the date hereof and ending on the date that is five (5) years after the
date hereof and (y) 20% per annum, compounded monthly, from and after the date
that is five (5) years after the date hereof, on Inland’s Invested Capital as adjusted from time to time, provided,
however, that such rate shall be pro rated for each Fiscal Year of the Company
which is less than twelve (12) full months.

 

Invested Capital: 
With respect to each Member, the amount set forth opposite such Member’s
name on Schedule A attached hereto, as increased, from to time, by
any Capital Contributions (other than Initial Capital Contributions) made or
deemed made by such Member pursuant to the terms of this Agreement following
the date hereof, and as reduced from time to time, but not below zero, by
distributions made to such Member under Section 4.2(ii) in the case
of each Investor, and Section 4.2(iv) in the case of Inland, until
such time as the Invested Capital of such Member has been reduced to zero.  Notwithstanding the foregoing, in the event
that an Investor exchanges a portion of its Class B Units pursuant to the
terms of Article X hereof, the Invested Capital of such Investor shall be
reduced by a fraction, the numerator of which shall be equal to the Tendered
Units of such Investor at such time and the denominator of which shall be equal
to all of the outstanding Class B Units held by such Investor at such
time.

 

Investor:  The Initial Investor and, following the
Transfer of the Investor LLC Interest to the members of the Initial Investor in
accordance with the terms of Section 8.2.D hereof, each of the parties
identified on Schedule B-1 attached hereto.

 

Investor LLC Interest (or LLC Interest of the Investor):
 With respect to each Investor, the
entire LLC Interest in the Company held directly or indirectly by such
Investor, any Affiliate of such Investor and any and all successors and
permitted assignees of such Investor and/or any Affiliate of such
Investor.  For the avoidance of doubt the
“Investor LLC Interest” of an Investor shall include all of the Class A
Units and Class B Units held by such Investor, any Affiliate of such
Investor and any and all successors and permitted assignees of such Investor
and/or any Affiliate of such Investor.

 

Investor Preferred Return:  With respect to each Investor, a per annum
rate equal to five and one-half percent (5.5%) per
annum on such Investor’s Invested Capital as adjusted from time to time,
provided, however, that such rate shall be pro rated for each Fiscal Year of
the Company which is less than twelve (12) full months.

 

LLC Interest: 
As to any Member, all of the interest of that Member in the Company
including, without limitation, such Member’s (i) right to a distributive
share of the Profits and Losses and cash flow of the Company, (ii) right
to a distributive share of the assets of the Company and (iii) right to
participate in the management of the business and affairs of the Company, as
provided in this Agreement.

 

Manager. 
Means the Person in whom the management of the Company is vested to the
extent so provided in this Agreement. 
Pursuant to the terms of Section 6.1 of this Agreement, the Manager
is Inland.

 

6

 

Member:  At
any time, any Person admitted and remaining as a member of the Company pursuant
to the terms of this Agreement.  As of
the date of this Agreement, the Members of the Company are Inland and the
Initial Investor.

 

Member Nonrecourse Debt:  Has the meaning given to the term “partner
nonrecourse debt” set forth in Treasury Regulations §1.704-2(b)(4).

 

Member Nonrecourse Debt Minimum Gain:  An amount, with respect to each Member
Nonrecourse Debt, equal to the Company Minimum Gain that would result if such
Member Nonrecourse Debt were treated as a Nonrecourse Liability, determined in
accordance with Treasury Regulations §1.704-2(i)(2) and (3).

 

Member Nonrecourse Deductions:   Has the meaning given to the term “partner
nonrecourse deductions” set forth in Treasury Regulations §1.704-2(i)(2).  For any Allocation Year, the amount of Member
Nonrecourse Deductions with respect to a Member Nonrecourse Debt equals the
excess, if any, of the net increase, if any, in the amount of the Member
Nonrecourse Debt Minimum Gain attributable to such Member Nonrecourse Debt over
the aggregate amount of any distributions during such Allocation Year to the
Member that bears the economic risk of loss for such Member Nonrecourse Debt to
the extent such distributions are from proceeds of such Member Nonrecourse Debt
and are allocable to an increase in Member Nonrecourse Debt Minimum Gain,
determined according to the provisions of Treasury Regulations §1.704-2(i)(2).

 

Net Cash Flow: 
For any period, the excess of (a) Gross Receipts plus any amount,
as reasonably determined by the Manager, taken out of any general reserve
account established by the Company and/or Owner LLC over (b) Operating
Expenses plus any amount, as reasonably determined by the Manager, added during
such period to any such general reserve account.

 

Net Proceeds of a Capital Transaction:  With respect to the Property, the net cash
proceeds from a Capital Transaction less any portion thereof used to (i) establish
reserves as reasonably determined by the Manager, (ii) repay any debts or
other obligations of the Company and/or Owner LLC (including Cash Shortfall
Loans), or (iii) restore the Property following a casualty or
condemnation.  “Net Proceeds of a Capital
Transaction” shall include all
principal, interest and other payments as and when received with respect to any
note or other obligation received by the Company in connection with a Capital
Transaction and shall expressly exclude Net
Proceeds of a Financing.

 

Net Proceeds of a Financing:  With respect to the Property, the net cash
proceeds from any financing transaction less any portion thereof used to (i) establish
reserves as reasonably determined by the Manager, or (ii) repay any debts
or other obligations of the Company and/or Owner LLC (including Cash Shortfall
Loans).

 

Nonrecourse Deductions:   Has the meaning set forth in Treasury
Regulations §1.704-2(b)(1). The amount of Nonrecourse Deductions for an
Allocation Year equals the excess, if any, of the net increase, if any, in the
amount of Company Minimum Gain during that Allocation Year, over the aggregate
amount of any distributions during that Allocation Year of proceeds of

 

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a Nonrecourse Liability
that are allocable to an increase in Company Minimum Gain, determined according
to the provisions of Treasury Regulations §1 .704-2(c).

 

Nonrecourse Liability:  Has the meaning set forth in Treasury
Regulations §1.704-2(b)(3).

 

Operating Expenses:  For any period and with respect to the
Property, all expenses incurred by the Company and/or Owner LLC during such
period, calculated on a cash basis, including, without duplication (subject to
the exclusions described below): (i) current operating expenses and taxes
incurred by the Company and/or Owner LLC including (without duplication)
utility charges, costs of materials, normal repair and maintenance costs,
Impositions and other business taxes applicable to the Property (except as
excluded below), license fees, costs of complying with any encumbrance upon the
Property, premiums for insurance, fees of the Company’s and/or Owner LLC’s counsel,
the accounting fees, the costs of any audits and appraisals performed by the
Company and/or Owner LLC and any other reasonable costs which are paid for by
the Company and/or Owner LLC, (ii) the management fee and leasing
commissions paid to a property manager by the Company and/or Owner LLC pursuant
to a management agreement or leasing commission agreement, (iii) Capital Expenditures
incurred in accordance with the provisions hereof or as mandated by law or
necessitated by an emergency for improvements to space at the Property leased
to tenants, inducements granted to such tenants and leasing expenses (including
leasing commissions), and (iv) payments of fees, interest and scheduled
amortization of principal on any financing affecting the Property or the assets
of the Company and/or Owner LLC, but excluding without duplication: (A) expenditures
paid or to be paid from insurance proceeds or condemnation awards available for
restoration of the Property; (B) any non-cash charges from depreciation or
amortization of property; (C) any expenses or costs incurred in connection
with a Capital Transaction that would not have been incurred but for such
Capital Transaction; and (D) any payments on Cash Shortfall Loans.

 

Owner LLC: 
Inland American Framingham, L.L.C., a Delaware limited liability
company, that shall hold fee title to the Property and the sole member of which
shall be the Company.

 

Person: 
Any individual, corporation, partnership, limited liability company,
association, trust or other entity or organization.

 

Profits and Losses:  For any Allocation Year, the taxable income
or loss of the Company for federal income tax purposes for such Allocation
Year, as determined by the Manager, in accordance with Code Section 703(a) (for
this purpose, all items of income, gain, loss or deduction required to be
separately stated pursuant to Code Section 703(a)(1) shall be
included in taxable income or loss), with the following adjustments:

 

(i)                                     Any
income of the Company that is exempt from federal income tax and not otherwise
taken into account in computing Profits or Losses hereunder shall be added to
such taxable income or loss;

 

(ii)                                  Any
expenditures of the Company described in Code Section 705(a)(2)(B), or
treated as Code Section 705(a)(2)(B) expenditures pursuant to
Treasury

 

8

 

Regulations
§1.704-1(b)(2)(iv)(i) and not otherwise taken into account in
computing Profits or Losses hereunder shall be subtracted from such taxable
income or loss.

 

(iii)                               In the event the Gross
Asset Value of any Company asset is adjusted pursuant to the provisions of this
Agreement, the amount of such adjustment shall be taken into account as gain or
loss from the disposition of such asset for purposes of computing Profits or
Losses;

 

(iv)                              Gain
or loss resulting from any disposition of property with respect to which gain
or loss is recognized for federal income tax purposes shall be computed with
reference to the Gross Asset Value of the property disposed of, notwithstanding
that the adjusted tax basis of such property differs from its Gross Asset
Value;

 

(v)                                 In
lieu of the depreciation, amortization and other cost recovery deductions taken
into account in computing such taxable income or loss, there shall be taken
into account Depreciation for such Allocation Year; and

 

(vi)                              To
the extent an adjustment to the adjusted tax basis of any Company asset
pursuant to Code Section 734(b) is required pursuant to Treasury
Regulations §1.704-1(b)(2)(iv)(m)(4) to be taken into account in
determining Capital Accounts as a result of a distribution other than in
liquidation of a Member’s LLC Interest, the amount of such adjustment shall be
treated as an item of gain (if the adjustment increases the basis of the asset)
or loss (if the adjustment decreases the basis of the asset) from the
disposition of the asset and shall be taken into account for purposes of
computing Profits and Losses.

 

The amount of the items
of Company income, gain, loss or deduction available to be specially allocated
pursuant to Section 5.2 hereof shall be determined by applying rules analogous
to those set forth in subparagraphs (i) through (vi) above.

 

Property:  Has
the meaning set forth in the Preliminary Statements hereof.

 

Rents: 
Collectively, all fixed, base, minimum, guaranteed, additional,
retroactive, percentage, participation or escalation rents, operating cost
pass-throughs, utility charges, common area maintenance or management charges,
administrative charges, parking, maintenance, tax and insurance contributions
payable under any lease for space at the Property, deficiency rents and
liquidated damages following default by any tenant at the Property, premiums
payable by any tenant at the Property upon the exercise of a cancellation
privilege originally provided in any lease for space at the Property, and any
rights and claims of any kind which the Company may have against any tenant at
the Property.

 

Special Return: 
Means with respect to Inland an amount equal to two hundred percent
(200%) of the Invested Capital of Inland as of the date hereof.

 

Tax Matters Member.  Has the meaning set forth in Section 7.4.

 

Transfer: 
Any sale, assignment, gift, pledge, hypothecation or other transfer,
direct or indirect, by operation of law or otherwise, of a Member’s LLC
Interest, provided that an

 

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exchange or redemption of
Units pursuant to the terms of Article X hereof shall not constitute a “Transfer”
for the purposes of this Agreement.

 

Treasury Regulations:  The Income Tax Regulations promulgated under
the Code as such regulations may be amended from time to time (including
Temporary Regulations).

 

Unpaid Inland Preferred Return: As of any given
date, the Inland Preferred
Return accrued to such date less distributions made by the Company to Inland pursuant to the provisions of
Sections 4.1(ii) and 4.2(iii) hereof as of such date.

 

Unpaid Investor Preferred Return: With respect to
each Investor, as of any given date, the Investor Preferred Return of such
Investor accrued to such date less distributions made by the Company to such
Investor pursuant to the provisions of Sections 4.1(i) and 4.2(i) hereof
as of such date.  Notwithstanding the
foregoing, in the event that an Investor exchanges a portion of its Class B
Units pursuant to the terms of Article X hereof, the Unpaid Investor
Preferred Return shall be reduced by a fraction, the numerator of which shall
be equal to the Tendered Units of such Investor at such time and the
denominator of which shall be equal to all of the outstanding Class B
Units held by such Investor at such time.

 

Unpaid Special Return:  With
respect to Inland means as of any date, an amount equal to Inland’s Special
Return reduced, but not below zero, by any and all distributions received by
Inland prior to such date pursuant to the provisions of Section 4.2(iv) hereof.

 

ARTICLE II

 

FORMATION; NAME; PRINCIPAL OFFICE; PURPOSE; TERM

 

SECTION 2.1.                                          Formation.

 

A.                                   The
Company has been formed as a limited liability company pursuant to the
provisions of the Delaware Limited Liability Company Act, Title 6 of the
Delaware Code, Section 18-101 et seq. (the “LLC Act”).  To the extent permitted by the LLC Act, the
provisions of this Agreement shall override the provisions of the LLC Act in
the event of any inconsistency between them.

 

B.                                     In
order to maintain the Company as a limited liability company under the laws of
the State of Delaware, the Manager shall, from time to time, take appropriate
action, including the preparation and filing of such amendments to the
Certificate and such other assumed name certificates, documents, instruments
and publications as may be required by or desirable under law, including,
without limitation, action to reflect:

 

(i)                                     any
change in the Company name; or

 

(ii)                                  any
correction of false or erroneous statements in the Certificate or the desire of
the Members to make a change in any statement therein in order that it shall accurately
represent the agreement among the Members.

 

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C.                                     Each
Member shall further execute, to the extent necessary, and the Company shall
file and record (or cause to be filed and recorded) and shall publish, if
required by law, such other and further certificates, statements or other
instruments as may be necessary or desirable under the laws of the State of
Delaware or the state in which the Property is located in connection with the
formation of the Company and the commencement and carrying on of its business.

 

SECTION 2.2.                                          Name,
Registered Office, and Resident Agent; Principal Place of  Business.

 

A.                                   The
name of the Company shall be “Inland American Ceruzzi Framingham Member, L.L.C.”

 

B.                                     The
principal place of business and office of the Company shall be located at c/o
Inland American Real Estate Trust, Inc., 2901 Butterfield Road Oak Brook,
Illinois  60523 or at such other places
or within the county in which the Property is located as the Manager may from
time to time designate. The Company may have such additional offices and places
of business as may be established at such other locations as may be determined
from time to time by the Manager.

 

C.                                     The
present address of the registered office of the Company in the State of
Delaware and its resident agent for service of process in the State of Delaware
are as set forth in the Certificate.

 

SECTION 2.3.                                          Purpose.

 

A.                                   The
purpose and business of the Company are solely to:

 

(i)                                     Acquire,
own, finance (using special purpose entities or otherwise), develop, redevelop,
operate, lease, manage, control, sell, transfer, exchange or otherwise dispose
of the Property; and

 

(ii)                                  To
do and perform all acts necessary or desirable to carry out the foregoing
purpose.

 

B.                                     Nothing
in this Agreement shall be deemed to create a mutual agency between the Members
with respect to any activities of the Company or the Members whatsoever.  Except as expressly provided herein, no
Member shall be deemed to be the agent of any other Member for any purposes and
no Member shall have any authority to bind any other Member.

 

C.                                     The
Members hereby acknowledge and agree that it is the intent of the Members that
fee title to the Property shall be held by Owner LLC, a newly formed single
purpose Delaware limited liability company that is wholly owned by the
Company.  For the avoidance of doubt, for
all purposes of this Agreement, to the extent applicable, (x) references in
this Agreement to the Company’s interest in the Property shall refer to the Company’s
indirect interest in the Property through its interest in Owner LLC and (y)
references in this Agreement to the management and control of the Property (by
the Company and/or the Manager) shall refer to

 

11

 

the Company’s right (and,
indirectly, the Manager’s right), as the sole member of Owner LLC, to manage
and control the Property.

 

SECTION 2.4.                                          Term.

 

The
Company shall have perpetual existence beginning on the date that the
Certificate was filed with the Office of the Secretary of State of the State of
Delaware; provided that the Company may be
dissolved in accordance with Section 9.1 hereof.

 

SECTION 2.5.                                          Classification of the Company for
Tax Purposes.

 

The
Members hereby acknowledge their intention that the Company be classified, for
federal and state income tax purposes, as a partnership and not as an
association taxable as a corporation pursuant to Section 7701(a)(2) of
the Code and the Regulations promulgated thereunder, and hereby agree that the
provisions of this Agreement shall be applied and construed in a manner to give
full effect to such intent.  Accordingly,
each Member, by its execution or acceptance of this Agreement, covenants and
agrees that (i) it will not cause the Company to make an election under
Regulations Section 301.7701-3(b) to be taxed as a corporation for
federal income tax purposes (ii) it will file its own federal and state
income tax returns in a manner that is consistent with tax classification of
the Company as a partnership and (iii) it will not take any action which
is inconsistent with such classification.

 

SECTION 2.6.                                          Liability of the Members.

 

No
Member shall be liable under a judgment, decree or order of a court, or in any
other manner for the debts or any other obligations or liabilities of the
Company solely by reason of being a Member of the Company.  Except as expressly provided under the terms
of this Agreement, each Member shall not be required to lend any funds to the
Company or to make any future contributions, assessments or payments to the
Company.  No Member shall have any
personal liability for any repayment of any Capital Contribution of any Member.

 

SECTION 2.7.                                          Ownership and Waiver of Partition
and Valuation.

 

The
LLC Interests of each Member in the Company shall be personal property for all
purposes.  All property and interests in
property, real or personal, owned (directly or indirectly) by the Company shall
be deemed owned (directly or indirectly) by the Company as an entity, and no
Member, individually, shall have any ownership of or interest in such property
or interest owned (directly or indirectly) by the Company except as a Member of
the Company.  To avoid irreparable damage
to the Company, each Member, on behalf of itself and its successors, representatives,
heirs, and assigns hereby irrevocably, unconditionally and completely waives,
renounces and releases each and all of the following rights that it has or may
have, if any, by virtue of holding LLC Interests in the Company:  (i) any right of partition or any right
to take any other action that otherwise might be available to such Member for
the purpose of severing its relationship with the Company or such Member’s
interest in the assets held by the Company from the interest of the other
Members; and (ii) any right to valuation and payment with respect to such
Member’s LLC Interests or any portion thereof, except to the extent
specifically set forth herein.  Notwithstanding
any provision herein to the contrary, each Member hereby acknowledges and
agrees that, pursuant to the provisions of Section 10.8.D hereof, in the
event

 

12

 

that an Investor seeks,
or attempts to seek, to take any action in violation or inconsistent with the
foregoing, Inland shall be permitted at any time, in its sole and absolute
discretion, to deliver a Redemption Notice (as defined below) to such Investor
and to thereupon immediately cause the Company to purchase the Investor LLC
Interest of such Investor pursuant to the terms of Article X hereof.

 

SECTION 2.8.                                          Waiver of Right to Judicial
Dissolution.

 

The
Members agree that irreparable damage would be done to the good will and
reputation of the Company if any Member should bring an action in court to
dissolve the Company.  Accordingly, to
avoid irreparable damage to the Company each Member hereby irrevocably,
unconditionally and completely waives, renounces and releases its right to seek
a court decree of dissolution or to seek the appointment by a court of a
liquidator for the Company.  Notwithstanding
any provision herein to the contrary, each Member hereby acknowledges and
agrees that, pursuant to the provisions of Section 10.8.D hereof, in the
event that an Investor seeks, or attempts to seek, to take any action in
violation or inconsistent with the foregoing, Inland shall be permitted at any
time, in its sole and absolute discretion, to deliver a Redemption Notice (as
defined below) to such Investor and to thereupon immediately cause the Company
to purchase the Investor LLC Interest of such Investor pursuant to the terms of
Article X hereof.

 

ARTICLE III

 

MEMBERS; COMPANY CAPITAL; UNITS

 

SECTION 3.1.                                          Members.

 

A.                                   The
Members’ ownership interest in the Company shall be represented by units of
membership interest (“Units”).  An unlimited number of Units are hereby
authorized.  The Units of the Company
shall be of two (2) classes; “Class A Unit,” and “Class B Units.”  Except
as otherwise set forth in this Agreement, each Member’s share of the profits
and losses of the Company and right to receive distributions from the Company
(prior to its termination and dissolution) shall be determined by and shall be
in proportion to the class and number of Units held by that Member.

 

B.                                     The
respective names, addresses for notice, class and number of Units and initial
Capital Contributions of the Members are as set forth on Schedule A attached hereto. 
Upon execution of this Agreement, each Person listed on Schedule A
hereto shall be admitted to the Company as a Member and the Company hereby issues
to each such Member the number and class of Units set forth opposite such
Member’s name on Schedule A hereto. 
Schedule A shall be amended from time to time by the Manager
to reflect any changes of address, the admission of additional or substitute Members
or any change to the information set forth thereon.

 

C.                                     Concurrently
with the execution and delivery of this Agreement, and in accordance with the
terms of the Contribution Agreement, each Member has made (or shall be deemed
to have made) a Capital Contribution to the Company of an amount equal to the
amount set forth opposite such Member’s name on Schedule A attached
hereto (the “Initial Capital Contribution”).

 

13

 

D.                                    Subject
to the provisions of Section 8.2.D hereof, one or more Persons may be
admitted to the Company as additional Members from time to time only with the
unanimous written consent of the Members, provided, however, that the admission
of transferees permitted pursuant to Article VIII hereof shall not require
the consent of the Manager or the Members.

 

E.                                      In
addition to any other requirements set forth in this Agreement, no Person shall
be admitted to the Company as an additional or substitute Member unless and
until such Person has accepted and agreed to all the provisions of this
Agreement by executing a counterpart signature page hereto or an amendment
to this Agreement.

 

SECTION 3.2.                                          Additional Capital Contributions.

 

A.                                   Other
than the Capital Contributions of the Members required under Section 3.1,
and as otherwise provided in this Agreement, no Member shall (i) be
required to make any further Capital Contributions or (ii) be required to
lend any funds to the Company.

 

B.                                     No
Member shall have any obligation to make additional Capital Contributions to
restore a deficit balance in its Capital Account.

 

SECTION 3.3.                                          Funding of Additional Cash
Requirements.

 

A.                                   If,
at any time or from time to time, the Manager determines that the Company
requires additional funds, the Manager, in its sole but reasonable discretion,
may:

 

(i)                                     Cause
the Company to borrow, at market rates, the required additional funds from any
third-party lender;

 

(ii)                                  Cause
the Company to borrow the required additional funds from one or more Members
(or any of their respective affiliates) willing to make such loans as “Cash Shortfall Loans” in accordance with Section 3.3.B;
and/or

 

(iii)                               Cause
the Company to issue additional Units.

 

B.                                     Cash
Shortfall Loans, if any, made pursuant to this Section 3.3 shall:  (i) be evidenced by a written promissory
note containing customary terms and conditions and having a final maturity date
of not less than six (6) months after the date of issue, (ii) bear
interest at a floating rate equal to 2% above the prime rate as announced from
time to time by the Bank of America, adjusted monthly, (iii) if required
by the lending Member, but subject in all respects to the terms of any existing
loans of the Company, be secured by a lien on and a security interest in all of
the property and assets of the Company and (iv) be repaid prior to any
distribution to the Members.

 

C.                                     Any
Member who makes or proposes to make a Cash Shortfall Loan shall have the right
at any time and from time to time to cause the Company to replace the Cash
Shortfall Loan with a loan from a third party on terms and conditions that are
no worse to the Company than the terms of such Cash Shortfall Loan.  The Company, acting through the Manager shall
have the right at any time and from time to time to repay any Cash Shortfall
Loan and replace it

 

14

 

with a loan from a third
party.  Any Cash Shortfall Loan may be
repaid at any time without prepayment penalty.

 

D.                                    The
Members hereby covenant and agree to structure any Cash Shortfall Loans made
pursuant to the terms of this Agreement so that such loans satisfy the “Straight
Debt Safe Harbor” under Code Section 856(m) and the Treasury Regulations
promulgated thereunder.

 

E.                                      If
any Member shall lend any money to the Company, the amount of any such loan
shall not be considered a Capital Contribution to the Company, increase its
Capital Account or affect in any way its share of the Profits, Losses, other
items of income, gain, loss or deduction or distributions of the Company.

 

SECTION 3.4.                                          No Third Party Beneficiaries.

 

The
obligations of the Members hereunder shall not confer upon any creditor or
other third party having dealings with the Company any right, claim or other
benefit, including the right to require any Cash Shortfall Loans.

 

SECTION 3.5.                                          Capital Accounts.

 

A.                                   The
Company shall establish and maintain a separate Capital Account for each Member
in accordance with the provisions of this Section 3.5.  To each Member’s Capital Account there shall
be credited such Member’s Capital Contributions, such Member’s allocable share
of Profits, and any items in the nature of income or gain that are specially
allocated to such Member under this Agreement.

 

B.                                     To
each Member’s Capital Account there shall be debited the amount of cash and the
Gross Asset Value of any Company property distributed to such Member pursuant
to any provision of this Agreement (net of liabilities secured by such
distributed property that such Member is considered to assume or take subject
to under Code Section 752), such Member’s allocable share of Losses, and
any items in the nature of expenses or losses that are specially allocated to
such Member under this Agreement.

 

C.                                     In
the event any interest in the Company is transferred in accordance with the
terms of this Agreement (i.e., Article VIII hereof), the transferee shall
succeed to the Capital Account of the transferor to the extent it relates to
the transferred interest.  In the case of
a sale or exchange of an interest in the Company at a time when an election
under Code Section 754 is in effect, the Capital Account of the transferee
Member shall not be adjusted to reflect the adjustments to the adjusted tax
bases of Company property required under Code Sections 754 and 743, except as
otherwise permitted by Treasury Regulations §1.704-l(b)(2)(iv)(m).

 

D.                                    In
determining the amount of any liability for purposes of Section 3.5.B
above, there shall be taken into account Code Section 752(c) and the
Treasury Regulations promulgated thereunder, and any other applicable
provisions of the Code and Regulations.

 

E.                                      The
foregoing provisions and the other provisions of this Agreement relating to the
maintenance of Capital Accounts are intended to comply with Treasury
Regulations §1.704-l(b)

 

15

 

and 1.704-2, and shall be
interpreted and applied in a manner consistent with such Regulations.

 

SECTION 3.6.                                          Return of Capital.

 

Except
as provided in Article X or as otherwise agreed by the Members, no Member
shall have the right to withdraw or receive any return of its Capital
Contributions.  Except as provided in Article X
or as otherwise agreed by the Members, no Member shall have any right to demand
or receive property (other than cash) in return of its Capital Contributions.

 

ARTICLE IV

 

DISTRIBUTIONS

 

SECTION 4.1.                                          Distributions of Net Cash Flow.

 

Prior
to the dissolution and termination of the Company, Net Cash Flow of the Company
for any Fiscal Year shall be distributed quarterly (if and to the extent
available) by the Company in the following order of priority:

 

(i)                                     First,
pro rata among the Investors in accordance with the Unpaid Investor Preferred
Return of each Investor at such time, until such time as the Unpaid Investor Preferred
Return of each Investor has been reduced to zero;

 

(ii)                                  Second,
to Inland, until such time as the Unpaid Inland Preferred Return has been
reduced to zero; and

 

(iii)                               Third, the
balance, to the Class A Members, in proportion to their respective Class A
Units in the Company.

 

SECTION 4.2.                                          Net Proceeds of a Capital Transaction.

 

Prior
to the dissolution and termination of the Company, Net Proceeds of a Capital
Transaction shall be distributed by the Company, from time to time, in the
following order of priority:

 

(i)                                     First,
pro rata among the Investors in accordance with the Unpaid Investor Preferred
Return of each Investor at such time, until such time as the Unpaid Investor
Preferred Return of each Investor has been reduced to zero;

 

(ii)                                  Second,
pro rata among the Investors in accordance with the Invested Capital of each
Investor at such time, until such time as the Invested Capital of each Investor
has been reduced to zero;

 

(iii)                               Third, to Inland,
until such time as the Unpaid Inland Preferred Return has been reduced to zero;

 

16

 

(iv)                              Fourth,
to Inland, in an amount equal to Inland’s Unpaid Special Return at such time;
and

 

(v)                                 Fifth,
the balance, to the Class A Members, in proportion to their respective Class A
Units in the Company.

 

SECTION 4.3.                  Net Proceeds of a Financing.

 

Net
Proceeds of a Financing may be distributed by the Company from time to time in
the sole and absolute discretion of the Manager, solely to Inland.

 

SECTION 4.4.                                          Other Distribution Rules.

 

Subject
to the provisions of Section 3.3, distributions in respect of an LLC
Interest shall be made only to the Person or Persons that, according to the
Company’s books and records, are the holders of record of the LLC Interests in
respect of which such distributions are made on the actual date of
distribution.  Neither the Company nor
the Manager shall incur any liability for making distributions in accordance
with the provisions of the preceding sentence, whether or not the Company or
the Manager has knowledge or notice of any Transfer or purported Transfer of ownership
of any LLC Interest.

 

SECTION 4.5.                                          Withholding.

 

The
Members hereby authorize the Company to withhold from or pay on behalf of or
with respect to such Member any amount of federal, state, local, or foreign
taxes that the Manager reasonably determines that the Company is required to
withhold or pay with respect to any amount distributable or allocable to the
Members pursuant to this Agreement, including any taxes required to be withheld
or paid by the Company pursuant to Section 1441, 1442, 1445 or 1446 of the
Code.  The Manager shall give prompt
notice to the Members with respect to which withholding is effected in accordance
with this Section 4.5 and shall provide such Member with a written
explanation of the basis for its determination so to withhold or pay (a “Withholding Notice”). 
Any amount paid on behalf of or with respect to a Member pursuant to the
provisions hereof shall constitute a loan by the Company to such Member, which
loan shall be repaid by such Member within fifteen (15) days after notice from
the Manager that such payment must be made, unless the Company withheld such
payment from a distribution which would otherwise be made to such Member in
accordance with the provision hereof. 
Any amounts so withheld shall be treated as having been distributed to
such Member and shall be promptly paid, solely out of funds from the Company,
by the Manager to the appropriate taxing authority.  In the event that a Member fails to pay any
amounts owed to the Company pursuant to this Section 4.5 when due, the
Manager may, in its sole and absolute discretion, elect to make the payment to
the Company on behalf of such defaulting Member, and in such event shall be
deemed to have loaned such amount to such defaulting Member.  For the avoidance of doubt, any distributions
which would have otherwise been distributed to a Member, but are retained by
the Company in accordance with this Section 4.5, shall, for all other
purposes of this Agreement, be deemed to have been distributed to such Member.

 

17

 

ARTICLE V

 

ALLOCATION OF PROFITS AND LOSSES

 

SECTION 5.1.                                          Profits and Losses.

 

A.                                   Profits.                 After
giving effect to the allocations under Section 5.2 hereof, Profits for any
Allocation Year shall be allocated to the Members in the following order of
priority:

 

(i)                                     Profits
other than from a Capital Transaction (and except as otherwise provided under Section 5.1.A(iii) hereof)
shall be allocated:

 

(a)                                  First,
to each Investor, in the amount necessary to cause the aggregate amount of
Profits allocated to such Investor under this Section 5.1.A(i)(a) from
the current Fiscal Year and all prior Fiscal Years to equal the actual amounts
distributed to such Investor pursuant to Section 4.1(i) for the
current Fiscal Year and all prior Fiscal Years; and

 

(b)                                 Second,
to Inland, in the amount necessary to cause the aggregate amount of Profits
allocated to Inland under this Section 5.1.A(i)(b) from the current
Fiscal Year and all prior Fiscal Years to equal the amounts distributable to
Inland pursuant to Section 4.1(ii) for the current Fiscal Year and
all prior Fiscal Years; and

 

(c)                                  Third,
the balance, to the Class A Members, in proportion to their respective Class A
Units in the Company.

 

(ii)                                  Profits
from a Capital Transaction (except as otherwise provided under Section 5.1.A(iii) hereof)
shall be allocated:

 

(a)                                  First,
to each Member in an amount equal to the amount necessary to increase each such
Member’s Capital Account to the amount distributable to such Member pursuant to
Section 4.2 hereof; and

 

(b)                                 Second,
the balance, to the Class A Members, in proportion to their respective Class A
Units in the Company.

 

(iii)                               Profits arising from any
Capital Transaction (including a hypothetical sale in connection with an
in-kind distribution upon liquidation of the Company) occurring upon or
resulting in the liquidation (within the meaning of Treasury
Regulations §1.704-l(b)(2)(ii)(g)) of the Company shall be allocated:

 

(a)                                  First,
to each Investor, until the Capital Account balance of such Investor equals the
sum of (1) the Unpaid Investor Preferred Return of such Investor plus (2) the
Invested Capital of such Investor at such time;

 

18

 

(b)                                 Second,
to Inland, until the Capital Account balance of Inland equals the sum of (1) the
Unpaid Inland Preferred Return plus (2) the Unpaid Special Return of
Inland at such time; and

 

(c)                                  Third,
the balance, to the Class A Members, in proportion to their respective Class A
Units in the Company.

 

B.                                     Losses.  After giving effect to the allocations under Section 5.2
hereof, Loss for any Allocation Year shall be allocated to the Members in the
following order of priority:

 

(i)                                     Losses
other than as provided in Section 5.1.B(ii) hereof shall be allocated:

 

(a)                                  First,
to Inland, to the extent that the allocation of such Losses does not cause
Inland to have an Adjusted Capital Account Deficit;

 

(b)                                 Second,
to each Investor, to the extent that the allocation of such Losses does not
cause such Investor to have an Adjusted Capital Account Deficit; and

 

(c)                                  Third,
the balance, to the Class A Members, in proportion to their respective Class A
Units in the Company.

 

(ii)                                  Losses
arising from any Capital Transaction (including a hypothetical sale in
connection with an in-kind distribution upon liquidation of the Company)
occurring upon or resulting in the liquidation (within the meaning of Treasury
Regulations §1.704-l(b)(2)(ii)(g)) of the Company shall be allocated:

 

(a)                                  First,
to each Investor, until the Capital Account balance of such Investor equals the
sum of (1) the Unpaid Investor Preferred Return of such Investor plus (2) the
Invested Capital of such Investor at such time;

 

(b)                                 Second,
to Inland, the maximum amount that can be allocated without causing Inland to
have an Adjusted Capital Account Deficit;

 

(c)                                  Third,
to each Investor, in the maximum amount that can be allocated without causing such
Investor to have an Adjusted Capital Account Deficit; and

 

(d)                                 Fourth,
the balance, to the Class A Members, in proportion to their respective Class A
Units in the Company.

 

SECTION 5.2.                                          Regulatory and Special
Allocations.

 

Notwithstanding
any other provisions of this Article V, the special allocations provisions
set forth on Schedule 5.2, which are hereby incorporated into this Section 5.2
by this reference as if set forth in their entirety, shall apply prior to any
other allocations of Profits and Losses (and any items of income, gain, loss or
deduction).

 

19

 

SECTION 5.3.                                          Other Allocation Rules.

 

A.                                   For
purposes of determining the Profits, Losses, or any other items allocable to
any period, Profits, Losses, and any such other items shall be determined on a
daily, monthly, or other basis, as reasonably determined by the Manager using
any permissible method under Code Section 706 and the Treasury Regulations
thereunder.

 

B.                                     Except
as otherwise provided in this Agreement, all items of Company income, gain,
loss, deduction, and any other allocations not otherwise provided for shall be
divided among the Members for tax purposes in the same proportions as they
share Profits or Losses, as the case may be, for the Allocation Year.

 

C.                                     The
Members are aware of the income tax consequences of the allocations made by
this Article V and hereby agree to be bound by the provisions of this Article V
in reporting their shares of Company income and loss for income tax purposes.

 

D.                                    Profits,
Losses and any other items of income, gain, loss or deduction shall be
allocated to the Members pursuant to this Article V as of the last day of
each Fiscal Year, provided that Profits, Losses and such other items shall also
be allocated at such times as the Gross Asset Values of the assets of the
Company are adjusted pursuant to subparagraph (b) of the definition of “Gross
Asset Value” in Article I.

 

SECTION 5.4.                                          Tax Allocations: Code Section 704(c).

 

A.                                   In
accordance with Code Section 704(c) and the Treasury Regulations
thereunder, income, gain, loss, and deduction with respect to the Property, and
any other property contributed to the capital of the Company shall, solely for
tax purposes, be allocated among the Members, in any manner permitted by the
Treasury Regulations and determined by the Manager in its sole and absolute
discretion, so as to take account of any variation between the adjusted basis
of such property to the Company for federal income tax purposes and its initial
Gross Asset Value.

 

B.                                     In
the event the Gross Asset Value of any Company property is adjusted pursuant to
paragraph (b) of the definition of Gross Asset Value, subsequent
allocations of income, gain, loss, and deduction with respect to such asset
shall take account of any variation between the adjusted basis of such asset
for federal income tax purposes and its Gross Asset Value in a manner permitted
under Code Section 704(c) and the Treasury Regulations thereunder, as
determined by the Manager in its sole and absolute discretion.

 

C.                                     Any
elections or other decisions relating to such allocations shall be made by the
Manager, in any manner that reasonably reflects the purpose and intention of
this Agreement.

 

20

 

ARTICLE VI

 

GOVERNANCE AND ADMINISTRATIVE
PROVISIONS

 

SECTION 6.1.                                          Management of Business and
Affairs.

 

A.                                   Except
as otherwise expressly provided in this Agreement, the business and affairs of
the Company shall be exclusively and solely vested in the Manager.  Except as otherwise expressly provided in
this Agreement, no Member, other than the Manager, shall be an agent of the
Company or have any authority to bind or take action on behalf of the Company.

 

B.                                     The
Members hereby designate and appoint Inland to serve as the Manager of the
Company.  Subject to the approval of the
Members for Major Decisions, the management of the Property shall rest with and
remain the sole and absolute right, and responsibility of the Manager.  Each Investor agrees to cooperate with the
Manager by executing any consents or certificates of the Company necessary to
demonstrate to a lender, tenant or other service provider to the Company that the
Manager has the power and authority set forth in this Section 6.1.  Without limiting the generality of the
foregoing, but subject to the express provisions of this Agreement to the
contrary, the Manager shall have the full power and authority to do all things
deemed necessary or desirable by it in its sole and absolute discretion to
conduct the business of the Company (and to cause the Company to conduct the
business of Owner LLC through the Company’s interest in Owner LLC) and to
effectuate the purposes set forth in Section 2.3 hereof, including,
without limitation:

 

(i)                                     the
making of any expenditures, the lending or borrowing of money (subject to the
provisions of Section 6.1.D(v) hereof), the assumption or guarantee
of, or other contracting for, indebtedness and other liabilities, the issuance
of evidences of indebtedness (including securing of same by deed to secure
debt, mortgage, deed of trust or other lien or encumbrance of the Company’s
assets) and incurring of any obligations that it deems necessary for the
conduct of the activities of the Company;

 

(ii)                                  the
acquisition, sale, transfer, exchange or other disposition of any assets of the
Company (including, but not limited to, the exercise or grant of any conversion,
option, privilege, or subscription right or any other right available in
connection with any assets at any time held by the Company);

 

(iii)                               the mortgage, pledge,
encumbrance or hypothecation of any assets of the Company (including, without
limitation, the Property), the use of the assets of the Company (including,
without limitation, cash on hand) for any purpose consistent with the terms of
this Agreement which the Manager believes will directly benefit the Company and
on any terms that the Manager sees fit, the lending of funds to other Persons
and the repayment of obligations of the Company;

 

(iv)                              the
management, operation, leasing (including the amendment and/or termination of
any lease), landscaping, repair, alteration, demolition, replacement or
improvement of any Property;

 

21

 

(v)                                 the
negotiation, execution and performance of any contracts, leases, conveyances or
other instruments that the Manager considers useful or necessary to the conduct
of the Company’s operations or the implementation of the Manager’s powers under
this Agreement, including contracting with property managers, contractors,
developers, consultants, accountants, legal counsel, other professional
advisors and other agents (including Inland Parent service providers and
property managers provided  that
the terms and conditions of any agreement or contract with such service
providers and property managers shall be on terms no less favorable to the
Company than terms available from unrelated parties) and the payment of their
expenses and compensation out of the Company’s assets;

 

(vi)                              the
distribution of Company cash and other Company assets in accordance with this
Agreement and the holding, management, investment, and reinvestment of cash and
other assets of the Company;

 

(vii)                           the selection and dismissal
of employees of the Company (including, without limitation, employees having
the title or holding the office of “president,” “vice president,” “secretary”
or “treasurer”), and agents, outside attorneys, accountants, consultants and
contractors of the Company and the determination of their compensation and
other terms of employment or hiring;

 

(viii)                        the maintenance of such
insurance for the benefit of the Company and the Members as it deems necessary
or appropriate including casualty, liability and other insurance on the Property
and other assets of the Company, which insurance may be obtained by a blanket
insurance policy obtained by Inland Parent service providers and property
managers;

 

(ix)                                the
control of any matters affecting the rights and obligations of the Company,
including the settlement, compromise, submission to arbitration or any other
form of dispute resolution, or abandonment of any claim, cause of action,
liability, debt or damages due or owing to or from the Company, the
commencement or defense of suits, legal proceedings, administrative
proceedings, arbitrations or other forms of dispute resolutions, and the
representation of the Company in all suits or legal proceedings, administrative
proceedings, arbitrations or other forms of dispute resolutions, the incurring
of legal expenses and the indemnification of any Person against liabilities and
contingencies to the extent permitted by law;

 

(x)                                   holding,
managing, investing and reinvesting cash and other assets of the Company;

 

(xi)                                the
collection and receipt of rents, revenues and income of the Company;

 

(xii)                             in addition to working
capital and/or reserves required to be maintained under this Agreement, the
maintenance of working capital and other reserves in such amounts as the
Manager deems appropriate and reasonable from time to time;

 

(xiii)                          the making, execution and
delivery of any and all deeds, leases, notes, deeds to secure debt, mortgages,
deeds of trust, security agreements, conveyances,

 

22

 

contracts,
guarantees, warranties, indemnities, waivers, releases or legal instruments or
agreements in writing necessary or appropriate in the judgment of the Manager
for the accomplishment of any of the powers of the Manager enumerated in this
Agreement; and

 

(xiv)                         causing the Company to take
any of the foregoing actions on behalf of Owner LLC through the Company’s
interest in Owner LLC.

 

C.                                     In
addition to and without limiting the duties and obligations of the Manager as
set forth above, the Manager shall use commercially reasonable efforts (on
behalf of the Company and, indirectly to the extent applicable, on behalf of
Owner LLC) to:

 

(i)                                     cause
the Company, directly or through its agents, at all times to perform and comply
with the provisions of any loan commitment, agreement, mortgage, deed of trust,
lease, construction contract or other contract, instrument or agreement to
which the Company is a party or which affects the Property or the operation
thereof;

 

(ii)                                  keep
and maintain at least such insurance coverage as may be required by the holder
of any mortgage or deed of trust encumbering all or any portion of any
Property;

 

(iii)                               open and maintain bank
accounts for funds of the Company;

 

(iv)                              employ
contractors for the ordinary maintenance and repair of the Property, including
installation of tenant improvements as required by leases on the Property;

 

(v)                                 retain
or engage real estate brokers licensed to do business in the states in which
the Property, or any part thereof, is located;

 

(vii)                           use reasonable efforts to
enter into leases of space and other occupancy agreements on the Property on
market terms and conditions, and in accordance with the requirements of any
applicable loan;

 

(viii)                        employ such managing or other
agents necessary for the operation, management and leasing of the Property
including, without limitation, a property manager;

 

(ix)                                retain
or engage attorneys and accountants, to the extent such professional services are
required during the term of the Company; and

 

(x)                                   do
any act which is necessary or desirable to carry out any of the foregoing.

 

D.                                    Notwithstanding
the provisions of Section 6.1.B and 6.1.C, neither the Manager nor any
other Member shall have any authority, in the name of or on behalf of the
Company, to take any of the following actions or make any of the following
decisions without the prior written consent or approval of the Investors (each,
a “Major Decision”):

 

23

 

(i)                                     prior
to December 31, 2008 and except with respect to a tax deferred exchange
under Section 1031 of the Code or a reinvestment under Section 1033
of the Code, or other transaction in which the Company defers gain recognition
or recognizes a de  minimis (i.e., less
than 1% of the selling price) gain, sell, transfer, assign, convey, exchange or
otherwise dispose of or transfer all or any material portion of the Property;

 

(ii)                                  except
as provided in Article VIII, admit any Person as an additional Member of
the Company;

 

(iii)                               assign all or
substantially all of the assets of the Company in trust for creditors or file
on behalf of the Company a voluntary petition for relief under the bankruptcy
laws or similar voluntary petition under state laws;

 

(iv)                              cause
the Company to become a party to any merger, consolidation or share exchange
with any other entity or person, or dissolve or terminate the Company if any
such transaction would have a material adverse effect on the Investors;

 

(v)                                 cause
the Company to enter into a loan or loans to be secured by the Property which
loans exceed in the aggregate sixty percent (60%) of the appraised value on the
Property at the time such financing is obtained; or

 

(vi)                              cause
the Company to cause the Owner LLC to take any of the foregoing actions, to the
extent applicable.

 

E.                                      The
Manager shall cause the Company (or Owner LLC) to arrange and maintain
property, casualty and liability insurance with respect to the Property in
amounts and on terms that it deems necessary or appropriate and that are
consistent with the amounts that may be required by the holder of any mortgage
or deed of trust encumbering all or any portion of the Property.

 

F.                                      Whenever
a Member (“Requesting Member”) requests that
the other Member (the “Requested Member”)
consent to any action required of the Requested Member under the provisions of
this Agreement, notice shall be delivered by the Requesting Member to the
Requested Member pursuant to the provisions of Section 11.2 hereof, which
notice shall be in writing and shall include (a) a summary of the terms
and conditions of the actions requested to be taken by the Requesting Member, (b) a
copy of any proposed documentation, including any document to be executed by
the Company or the Requested Member in connection therewith, and (c) a
notice that conspicuously states that “THIS NOTICE IS BEING PROVIDED TO YOU IN
ACCORDANCE WITH THE TERMS OF THE LIMITED LIABILITY COMPANY AGREEMENT OF INLAND
AMERICAN CERUZZI FRAMINGHAM MEMBER, L.L.C. 
IF YOU DO NOT GIVE YOUR APPROVAL OR DISAPPROVAL OF THE ACTION PROPOSED
IN THIS NOTICE TO BE TAKEN WITHIN TEN (10) BUSINESS DAYS AFTER THE DATE OF
THIS REQUEST FOR APPROVAL, YOUR APPROVAL OF THE PROPOSED ACTION WILL BE DEEMED
GIVEN.”  If the Requested Member does not
respond to the Requesting Member within ten (10) Business Days of its receipt
(or deemed receipt) of such notice (determined in the manner provided under Section 11.2
hereof), the Requested Member shall be deemed to have approved the action
requested by the Requesting

 

24

 

Member.  Notwithstanding the inference from the
foregoing provisions to the contrary, the foregoing provisions of this Section 6.1.F
shall not be deemed to reduce any specific time periods for notice otherwise
expressly set forth in this Agreement.

 

G.                                     Notwithstanding
any provision of this Article VI to the contrary, the Manager hereby
covenants and agrees not to cause the Company to enter into any agreement or
take any action, that, to the knowledge of the Manager, would (i) limit
the ability of the Investors to exercise their Exchange Rights under Section 10.2
of this Agreement or (ii) interfere with or jeopardize the ability of the
Company to perform or fulfill its obligations under Article X of this Agreement.

 

SECTION 6.2.                                          Duties and Conflicts.

 

A.                                   The
Members, in connection with their respective duties and responsibilities
hereunder, shall at all times act in good faith and, except as expressly set
forth herein, any decision or exercise of right of approval, consent,
disapproval or deferral of approval by a Member (including the Manager) is to
be made by such Member pursuant to the terms of this Agreement in good faith,
but recognizing that each Member may act in its own economic self interest and
in accordance with such tax and business objectives as it deems appropriate or
desirable for such Member. Except as otherwise agreed to in writing by the
Members, no Member (including the Manager) or any partner, officer, shareholder
or employee of any Member shall receive any salary or other remuneration for
its services rendered pursuant to this Agreement.  Notwithstanding the foregoing, Inland Parent
service providers and property managers may manage the Property pursuant to a
separate management agreement the execution by the Company of which shall
expressly not require the consent of the Investors; provided,
however, that the terms and conditions
of any such agreement or contract shall be on terms no less favorable to the
Company than terms available from unrelated parties.

 

B.                                     Each
Member recognizes that the other Members (including the Manager) have or may
have other business interests, activities and investments, some of which may be
in conflict or competition with the business of the Company and that such other
Member (including the Manager) is entitled to carry on such other business
interests, activities and investments.  No Member (including the Manager) shall be
obligated to devote all or any particular part of its time and effort to the
Company and its affairs.

 

C.                                     The
Manager shall not be liable to the Company or to any other Member for any error
in judgment, mistake or law or fact or for any other act or thing which it may
do or refrain from doing in connection with the business and affairs of the Company,
except in the case of an intentional breach of any provision of this Agreement
(after written notice to the Manager and a reasonable time to cure) or its
willful misconduct, gross negligence or bad faith.

 

SECTION 6.3.                                          Exculpation and Indemnification.

 

A.                                   The
Company shall indemnify any Person who was or is a party or is threatened to be
made a party to any threatened, pending or completed action, suit, proceeding
or investigation, whether civil, criminal, investigative or administrative, and
whether external or internal to the Company (other than an action or suit
brought by or in the right of the Company),

 

25

 

by reason of the fact
that such person is or was a Manager, Member, employee or trustee of the
Company, or that, such person is or was an Affiliate of a Manager, Member,
employee or trustee of the Company, against expenses (including attorneys’
fees), judgments, fines and amounts paid in settlement actually and reasonably
incurred by such Person in connection with such action, suit or proceeding, or
any appeal therein, if such Person acted in good faith and in a manner he, she,
or it reasonably believed to be in or not opposed to the best interests of the
Company, and with respect to any criminal action or proceeding, had no
reasonable cause to believe such conduct was unlawful.  The termination of any action, suit or
proceeding whether by judgment, order, settlement, conviction, or upon a plea
of nolo contendere or its equivalent shall not, of itself, create a presumption
that the Person did not act in good faith and in a manner which he, she or it
reasonably believed to be in or not opposed to the best interests of the
Company, and, with respect to any criminal action or proceeding, that such Person
had reasonable cause to believe that his, her or its conduct was unlawful.

 

B.                                     The
Company shall indemnify any Person who was or is a party or is threatened to be
made a party to any threatened, pending or completed action or suit brought by
or in the right of the Company to procure a judgment in its favor by reason of
the fact that he, she or it is or was a Manager, Member, employee or trustee of
the Company or is or was an Affiliate of a Manager, Member, employee or trustee
of the Company against expenses (including attorneys’ fees) actually and
reasonably incurred by such Person in connection with the defense, settlement
or appeal of such action or suit if such Person acted in good faith and in a
manner such Person reasonably believed to be in or not opposed to the best
interests of the Company, except that no indemnification shall be made in
respect of any claim, issue or matter as to which such Person shall have been
adjudicated to be liable for gross negligence or willful misconduct in the
performance of his, her or its duty to the Company unless and only to the
extent that the court in which such action or suit was brought shall determine
upon application that, despite the adjudication of liability but in view of all
the circumstances of the case, such Person is fairly and reasonably entitled to
be indemnified for such expenses which the court shall deem proper.

 

C.                                     Any
indemnification under Sections 6.3.A or 6.3.B hereof (unless ordered by a
court) shall be made by the Company only as authorized in the specific case
upon a determination that the indemnification of the Person in question is
proper in the circumstances because that Person has met the applicable
standards of conduct set forth in Sections 6.3.A or 6.3.B hereof.  Such determination shall be made by the
Manager.

 

D.                                    To
the extent that any Person referred to in Sections 6.3.A or 6.3.B hereof has
been successful on the merits or otherwise in defense of any action, suit,
proceeding or investigation, or any appeal or in defense of any claim, issue or
matter therein, or on appeal from any such proceeding, action, suit, claim or
matter, such Person shall be indemnified against all expenses (including
attorney’s fees) incurred in connection therewith.

 

E.                                      Expenses
incurred in any action, suit, proceeding or investigation or any appeal
therefrom may be paid by the Company in advance of the final disposition of
such matter, as authorized by the Manager, upon receipt of an acceptable
undertaking by or on behalf of such Person to repay such amount, unless it
shall ultimately be determined, as provided herein, that such Person is
entitled to indemnification.

 

26

 

F.                                      The
indemnification provided by this Section 6.3 shall not be deemed exclusive
of, and shall not affect, any other rights to which any Person seeking
indemnification may be entitled under any law, agreement, or otherwise, and
shall continue and inure to the benefit of the heirs, executors and
administrators of such a Person.

 

G.                                     The
Company may purchase and maintain insurance on behalf of any Person who is or
was a Manager, Member, employee or trustee of the Company against any liability
asserted against such Person and incurred by him, her or it in any such
capacity, or arising out of his, her or its status as such, whether or not the
Company would have the power to indemnify such Person against such liability
under the provisions of this Section. 
Such insurance may include “tail” coverage for periods after termination
of service in such capacity or after liquidation, merger, consolidation or
other change in the Company.

 

H.                                    The
Company shall, at its cost and expense, defend with counsel of the Company’s
choice or approval, any Person who was or is a party or is threatened to be
made a party to any threatened, pending or completed action, suit or proceeding
or investigation, whether civil, criminal or administrative, and whether
external or internal to the Company by reason of the fact that he, she or it or
was acting in any capacity described in Sections 6.3.A or 6.3.B hereof if he,
she or it acted in good faith and in a manner reasonably believed to be in or
not opposed to the best interests of the Company and with respect to any
criminal action or proceeding, had no reasonable cause to believe such conduct
was unlawful.

 

SECTION 6.4                                             Compliance with Certain
Requirements.

 

Notwithstanding
any other provision of this Agreement or any other document governing the
management and operation of the Property, the Manager shall have the right to
cause the Company to take any reasonable action or to refrain from taking any
action (including but not limited to using a protective trust to own assets) to
(i) preserve the continued qualification of Inland Parent as a real estate
investment trust under Section 856 of the Code (a “REIT”),
(ii) preserve the continued qualification of any Affiliates of Inland
Parent as taxable REIT subsidiaries and (iii) avoid the imposition of
additional taxes on Inland Parent under Section 857 of the Code or Section 4981
of the Code and the Treasury Regulations promulgated thereunder (collectively
the “REIT Rules”).  The Members agree that in the event that the
Manager proposes to take any action (or cause the Company to take any action)
to ensure the continued qualification of Inland Parent as a REIT or to avoid
the imposition of additional taxes under the REIT Rules on Inland Parent,
the Manager shall not have liability to any other Member for monetary damages
or otherwise for losses sustained or liabilities incurred in connection with
such actions.

 

ARTICLE VII

 

BOOKS AND RECORDS; RESERVES

 

SECTION 7.1.                                          Bank Accounts.

 

The
Manager shall have authority to open bank accounts and designate signatories
with respect thereto on behalf of the Company and may authorize property
managers to open such

 

27

 

bank accounts as it shall
deem necessary or desirable for the management and operation of the Property
and the conduct of Company business.

 

SECTION 7.2.                                          Books of Account.

 

The
Company shall keep accurate and complete books of account and records showing
the assets and liabilities, operations, transactions and financial condition of
the Company and the Property.  All such
books of account and records may be inspected by any Member, its designees or
representatives from time to time and upon reasonable prior notice at the
office of the Company or other person maintaining the same.  The Manager shall cause to be prepared
quarterly operating statements of the Company in accordance with generally
acceptable accounting principles and shall provide each Member with copies
thereof, along with all other reports, studies, budgets and other material
documents prepared by the Company.

 

SECTION 7.3.                                          Operating Statements.

 

A.                                   As
and when prepared or received by the Manager, the Manager shall promptly
provide each Member with copies of all reports, studies, operating statements,
budgets and other material documents received by the Company.

 

B.                                     Upon
the request of any Member and solely to the extent that such information and
reports are available to, and have been prepared or received by, the Manager,
the Manager shall promptly provide such requesting Member with (i) a Net
Cash Flow statement, (ii) unaudited financial statements of the Company,
including statements of profit and loss for the applicable quarter, prepared in
accordance with generally accepted accounting principles applied on a
consistent basis, (iii) a revised projection of income and expenses of the
Company for the remainder of the current Fiscal Year, (iv) in the event a
Capital Transaction has occurred, a statement of the Net Proceeds of a Capital
Transaction for such Capital Transaction. 
Upon the request of any Member and as promptly as practical after the
end of each calendar year, the Manager shall forward to such requesting Member
the same statements described in the preceding sentence for the preceding
calendar year.

 

C.                                     As
soon as practicable, but within seventy-five (75) days after the end of the
Fiscal Year, and only after the written approval thereof by the Manager, the
Tax Matters Member shall, as a Company expense, furnish the Members with all
necessary tax reporting information required by the Members for the preparation
of their respective federal, state and local income tax returns, including each
Member’s pro rata share of income, gain, loss, deductions and credits for such
Fiscal Year.

 

D.                                    As
soon as practicable, but in no event later than seventy-five (75) days after
the end of the Fiscal Year, the Tax Matters Member shall, as a Company expense,
furnish each Member with copies of the Company’s federal partnership Return of
Income and other income tax returns, together with each Member’s Schedule K-1
or analogous schedule, which returns shall be signed by the Tax Matters Member
on behalf of the Company and co-signed by the Company’s accountant as preparer.

 

E.                                      Except
as otherwise provided in this Agreement, all decisions as to accounting
principles, whether for the Company’s books or for income tax purposes (and
such decisions

 

28

 

may be different for each
such purpose) and all elections available to the Company under applicable tax
law shall be made by the Manager.

 

F.                                      Each
Member shall promptly provide the Manager and/or the Tax Matters Member, as
applicable, with the information necessary in order to enable the Manager
and/or the Tax Matters Member to furnish the information, reports and/or
statements called for pursuant to this Section 7.3.  The Manager’s and/or the Tax Matters Member’s
obligations to provide reports, information and filings, shall be contingent
upon the receipt of the relevant information from the Members.

 

SECTION 7.4.                                          Tax Matters Member.

 

A.                                   Inland
is hereby designated to act as the “Tax Matters Member” under Code section 6231(a)(7).  To the extent provided in Code Sections 6221
through 6231 and subject to the provisions hereof, the Tax Matters Member shall
represent the Company and the Members in their capacities as Members before
taxing authorities or courts of competent jurisdiction in tax matters affecting
the Company or the Members in their capacities as Members, and, subject to the
limitations set forth in this Agreement, shall file any tax returns and execute
any agreements or other documents on behalf of the Company.

 

B.                                     Subject
to the limitations set forth in this Agreement, the Tax Matters Member is
authorized to make any and all elections for federal, state, and local tax
purposes, including, without limitation, any election, if permitted by
applicable law: (i) to adjust the basis of the assets of the Company pursuant
to Code sections 754, 734(b), and 743(b), or comparable provisions of state or
local income tax law, in connection with Transfers of LLC Interests and Company
distributions and (ii) to treat the Company as a partnership for income
tax purposes (or the functional equivalent thereof under applicable state
and/or local income tax law).

 

C.                                     To
the extent that such matters would have a material adverse effect on any
Member, the Tax Matters Member shall obtain the consent of the other Members
before it can (i) extend the statute of limitations for assessment of tax
deficiencies against the Members with respect to adjustments to the Company’s
federal, state, or local income tax returns, or (ii) execute any settlement
agreement that binds the Members or otherwise affects the rights of the Company
and the Members.

 

D.                                    Prior
to the taking of any action and/or the making of any election by the Tax
Matters Member (including all such actions and/or elections specifically
referred to in this Agreement) which has a material adverse effect on the other
Member, the Tax Matters Member shall provide prompt written notice of such
intended action and/or election to the other Member.  If the other Member sends the Tax Matters
Member a written objection within thirty (30) business days of receiving the
notice (or such shorter time as may be required to take such action or to make
such election), the Tax Matters Member and the other Member shall confer about
the intended action or election, as applicable. 
If agreement cannot be reached within sixty (60) business days after the
receipt by the Tax Matters Member of the other Member’s written objection (or
such shorter time as may be required to take such action or to make such election),
the Tax Matters Member shall take the action or make the election, as
applicable as originally proposed unless the other Member provides an opinion
from the other Member’s regular outside

 

29

 

legal tax counsel, or, at
the option of the other Member, another nationally recognized law firm that is
reasonably acceptable to the Tax Matters Member, in either case at the other
Member’s sole expense, that the action or election, as applicable as proposed
would more likely than not have an adverse tax consequence to the other
Member.  In making such determination,
the other Member’s counsel (or such other law firm selected by it in accordance
with the foregoing) shall be instructed to give effect to the provisions of
Articles III and IV hereof.  Any dispute
regarding any action to be taken under this Section 7.4.D shall be
submitted to arbitration in accordance with the provisions of Section 7.4.F
hereof.

 

E.                                      Within
five (5) business days of its receipt, the Tax Matters Member shall give
written notice to the other Member of the receipt of any written notice
relating to a controversy or related proceeding which has a material adverse
effect on the other Member with the Internal Revenue Service or any state or local
taxing authority, including, without limitation, (A) written notice that
the Internal Revenue Service or any state or local taxing authority intends to
examine the Company’s income tax returns for any year; (B) written notice
of commencement of an administrative proceeding at the Company level related to
the Company under section 6223 of the Code; (C) written notice of any
final Company administrative adjustment relating to the Company pursuant to a
proceeding under section 6223 of the Code; (D) any request from the
Internal Revenue Service or any comparable state or local taxing agency for
waiver of any applicable statute of limitations with respect to the filing of
any tax return by the Company; (E) any information document requests from
the Internal Revenue Service or any other taxing authority, and (F) any Form 5701
or comparable state or local audit adjustment notices.  Within ninety (90) days after receipt of
notice of a final Company administrative adjustment, the Tax Matters Member
shall notify each Member if it does not intend to file for judicial review with
respect to such adjustment.

 

F.                                      The
Tax Matters Member shall keep the other Member fully and promptly informed
about the status of any tax controversy or related proceeding involving the
Company which could have a material adverse effect on the other Member.  If, as a result of a notice provided by the
Tax Matters Member under Section 7.4.E or otherwise, the other Member
believes, based upon the nature of the government inquiry, that the government
could be considering an adjustment that would have an adverse effect upon the
other Member, then other Member shall have the right to hire and retain counsel
of its choice, reasonably acceptable to the Tax Matters Member, to represent
the Company in connection with such issue, shall have the right to control the
contest of such issue, and shall participate in such contest to the maximum
extent allowable by law, but shall keep the Tax Matters Member fully
informed.  If the Tax Matters Member does
not agree that the government could be considering an adjustment that would
have an adverse effect upon the other Member, then this dispute shall be
promptly submitted to a senior tax partner at a nationally recognized law firm
(other than the other Member’s regular outside tax counsel) selected by the
other Member and reasonably acceptable to the Tax Matters Member (the “Arbitrator”).  The
Arbitrator so selected shall be instructed to give effect to the provisions of
this Agreement in determining whether the adjustment could have an adverse
effect on the other Member.  The
Arbitrator’s determination shall be final and binding on the parties and if the
determination is that the adjustment could have an adverse effect on the other
Member, then the other Member shall have the rights set forth in this Section 7.4.F.  All information provided to the Arbitrator by
the Company or either Member shall be kept strictly confidential by the
Arbitrator.

 

30

 

G.                                     All
expenses incurred by the Tax Matters Member (including the expenses of counsel
retained by the other Member to represent the Company under section 7.4.F)
in connection with any tax controversy or related proceeding of the Company
will be borne by the Company.  Nothing herein
shall be construed to restrict the Tax Matters Member from engaging an
accounting or law firm to assist the Tax Matters Member in discharging its
duties hereunder, so long as the compensation paid by the Company for such
services is customary.

 

ARTICLE VIII

 

TRANSFER OF LLC INTERESTS

 

SECTION 8.1.                                          No Transfer.

 

A.                                   Except
as provided in this Article VIII, no Member may Transfer any LLC Interest,
except as hereinafter set forth in this Article VIII or upon prior written
consent of all of the other Members, which consent may be granted or withheld
in the sole and absolute discretion of the other Members.  Any Transfer of an LLC Interest in
contravention of this Article VIII shall be null and void and shall be
deemed a material breach of, and a default under, this Agreement, and the other
Members shall have all the rights and remedies available under this Agreement.

 

B.                                     For
the purposes of this Article VIII the rules applicable to the
Transfer of an LLC Interest shall apply in the same manner to transfers of
interest in the Members; provided, however, that the following transfers shall not be subject
to this Section 8.1: (i) transfers of an interest in Inland to a
Person who, as of the date hereof, is a member of such entity, or (ii) transfers
of an interest in Inland if an Affiliate of Inland Parent retains at least a
20% interest, or (iii) transfers of an interest in Inland in connection
with a sale or transfer by Inland Parent, of all or substantially all of their
assets.

 

SECTION 8.2.                                          Permitted Transfers.

 

A.                                   The
restrictions on Transfers under Section 8.1 shall not apply to any (i) Transfer
(for any consideration or no consideration) by Inland of all or any part of its
LLC Interest to any 80% Owned Affiliate of Inland Parent, (ii) Transfer to
any other Member and (iii) Transfer by a Member to the immediately family
members of such Member.

 

B.                                     Subject
to the provisions of Section 8.2.D hereof, a permitted transferee of a
Member pursuant to Section 8.1.A or 8.2.A hereof that acquires the LLC
Interest of a Member shall not be recognized by the Company as a Member and
shall have only the rights of an assignee of the transferor Member’s LLC
Interest, except upon compliance with the terms of Section 8.2.C.  A Member who assigns all of its LLC Interest
to a permitted transferee (other than one of the other Members) in accordance
with the provisions of this Agreement shall nevertheless remain a Member of the
Company subject to all the duties and obligations imposed on it under this
Agreement until such time as the transferee of such LLC Interest is admitted to
the Company as a substitute Member in accordance with Section 8.2.C.  Upon any permitted assignment of an LLC
Interest pursuant to Section 8.2, the transferor and transferee shall file
with the Company an executed or authenticated copy of the written instrument of
assignment or transfer.

 

31

 

C.                                     No
transferee of the whole or a portion of a Member’s LLC Interest shall have the
right to become a substituted Member in place of its transferor unless and
until all of the following conditions are satisfied:

 

(i)                                     the
transferor and transferee have executed and acknowledged such instruments as
the Manager may reasonably deem necessary or desirable to effect such Transfer;

 

(ii)                                  a
duly executed and acknowledged written instrument of transfer has been filed
with the Company setting forth the intention of the transferor that the
transferee become a substituted Member in its place;

 

(iii)                               the transferee accepts
and agrees to be bound by all the provisions of this Agreement by executing and
delivering a counterpart signature page hereto;

 

(iv)                              the
transfer would not materially and adversely affect the treatment of the Company
for tax purposes under the Code or the tax laws of any state in which the
Company does business; and

 

(v)                                 the
transferee demonstrates and agrees, to the satisfaction of the Manager
determined in its sole and absolute discretion, that it has complied and shall
comply with the provisions of the Uniting and Strengthening America by
Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of
2001 (the USA Patriot Act), as amended from time to time.

 

D.                                    Notwithstanding
the provisions of Section 8.1 hereof to the contrary, the Initial Investor
shall be permitted, without the consent of the Manager or the other Member, to
make a one-time Transfer of its Investor LLC Interest to the members of the
Initial Investor identified on Schedule B-1.  Immediately following the Transfer permitted
under the preceding sentence, the Initial Capital Contribution, Invested
Capital, Unpaid Investor Preferred Return and Capital Account of the Initial
Investor shall be divided among each of such members, as applicable in
accordance with the manner provided to the Manager by the Initial Investor
prior to such Transfer, the Initial Investor shall resign and withdraw as a
Member of the Company and each of such members shall be admitted to the Company
as an “Investor” for all purposes of this Agreement.

 

SECTION 8.3.                                          Succession by Operation of Law.

 

A.                                   In
the event of an Event of Bankruptcy with respect to a Member or the merger,
consolidation, dissolution or liquidation of a Member, all of such Member’s
rights to distributions and allocations by the Company, shall pass to such
Member’s legal successor, but such legal successor shall not become a Member of
the Company without the prior written consent of the Manager, which consent may
be granted or withheld in all of the sole and absolute discretion of the
Manager, and the compliance with the provisions of clauses (ii), (iii), (iv) and
(v) of Section 8.2.C hereof.

 

B.                                     Upon
occurrence of an Event of Bankruptcy of a Member, or any other event that
causes a Member to cease to be a member of the Company, the business of the
Company shall

 

32

 

continue without
dissolution.  Notwithstanding any other
provision of this Agreement, each Member waives any right that it might have
under Section 18-801(b) of the Act to agree in writing to dissolve
the Company upon the occurrence an Event of Bankruptcy or any other such event.

 

SECTION 8.4.                                          Additional Restrictions on
Transfers.

 

The
LLC Interests described in this Agreement have not been registered under the
Securities Act of 1933, as amended (the “1933 Act”) or
under the securities laws of the State of Delaware or any other jurisdiction
(the “State Acts”).  Consequently, in addition to any and all
other restrictions on transferability set forth herein, the LLC Interests may
not be sold, assigned, pledged, hypothecated or otherwise disposed of or
Transferred, except in accordance with the provisions of the 1933 Act and the
State Acts.

 

ARTICLE IX

 

DISSOLUTION AND TERMINATION OF
THE COMPANY

 

SECTION 9.1.                                          Dissolution.

 

The
Company shall be dissolved and commence winding up and liquidating only upon
the first to occur of any of the following:

 

A.                                   The
sale, condemnation or other disposition of all of the Property and the receipt
of all consideration therefor;

 

B.                                     At
any time that there are no Members; or

 

C.                                     The
written election of all the Members to dissolve, wind up and liquidate the
Company.

 

SECTION 9.2.                                          Termination.

 

Notwithstanding
any other provision of this Agreement, in all cases of valid, voluntary
dissolution of the Company (the parties acknowledging that the right of a
Member to cause an involuntary dissolution of the Company or a partition of the
Company has been expressly waived, renounced and released under Sections 2.7
and 2.8 hereof), the business of the Company shall be wound up and the Company
terminated as promptly as practicable thereafter, and each of the following
shall be accomplished:

 

A.                                   The
Manager shall cause to be prepared a statement setting forth the assets and
liabilities of the Company as of the date of dissolution, a copy of which
statement shall be furnished to all of the Members.

 

B.                                     The
property and assets of the Company shall be liquidated by the Manager as
promptly as possible, but in an orderly and businesslike and commercially
reasonable manner. The Manager may, in the exercise of its business judgment
and if commercially reasonable, determine to defer the sale of all or any
portion of the property and assets of the Company if

 

33

 

deemed necessary or
appropriate to realize the fair market value of any such property or
assets.  The proceeds of any liquidation
shall be distributed to the Members, to the extent remaining after funding all
Company expenses and adequate reserves, in accordance with the positive Capital
Account balances of the Members (as adjusted immediately prior to such
distribution in accordance with the terms of Section 5.1 hereof).

 

SECTION 9.3.                                          Liquidating Member.

 

Upon
the dissolution of the Company, the Manager shall act as the liquidating member
(in such capacity, the “Liquidating Member”).  The Liquidating Member shall, upon the
dissolution and upon completion of the winding up of the affairs of the
Company, file appropriate certificate(s) to such effect in the proper
governmental office or offices under the LLC Act as then in effect.
Notwithstanding the foregoing, each Member, upon the request of the Liquidating
Member, shall promptly execute, acknowledge and deliver all such documents,
certificates and other instruments as the Liquidating Member shall reasonably
request to effectuate the proper dissolution and termination of the Company,
including the winding up of the business of the Company.  Any tax matters that are continuing as of the
time of such liquidation and dissolution and/or that arise after such
liquidation and dissolution (if such liquidation and dissolution should ever
occur) shall be governed by the provisions of Section 7.4 hereof, and the
provisions of this sentence shall survive any such liquidation and/or
dissolution of the Company.

 

ARTICLE X

 

CONVERSION ; REDEMPTION

 

SECTION 10.1.                                   Definitions.

 

The
following terms and phrases shall, for purposes of this Article X of this
Agreement, have the meanings set forth below:

 

“Closing
Price” on any date shall mean the last sale price, regular way of the
Common Stock, or, in case no such sale takes place on such day, the average of
the closing bid and asked prices, regular way, in either case as reported in
the principal consolidated transaction reporting system with respect to
securities listed or admitted to trading on the New York Stock Exchange or, if
the Common Stock is not listed or admitted to trading on the New York Stock
Exchange, as reported in the principal consolidated transaction reporting
system with respect to securities listed on the principal national securities
exchange on which the Common Stock is listed or admitted to trading or, if the
Common Stock is not listed or admitted to trading on any national securities
exchange, the last quoted price, or if not so quoted, the average of the high
bid and low asked prices in the over-the-counter market, as reported by the
National Association of Securities Dealers, Inc. Automated Quotations
System or, if such system is no longer in use, the principal other automated
quotations system that may then be in use or, if the Common Stock is not quoted
by any such organization, the average of the closing bid and asked prices as
furnished by a professional market maker making a market in the Common Stock as
such person is selected from time to time by Inland Parent.

 

34

 

“Common
Stock” shall mean the shares of Common Stock of Inland Parent, par value
$10.

 

“Computation
Date” shall mean the date on which an Exchange Notice is delivered to
Inland.

 

“Current
Per Share Market Price” on any date shall mean the average of the Closing
Price for the five consecutive Trading Days ending on such date.

 

“Exchange
Factor” shall mean 100%; provided that such factor shall be adjusted
in accordance with the Antidilution Provisions of Section 10.5 hereof.

 

“Purchase
Price” shall mean the Cash Purchase Price or the Stock Purchase Price.

 

“Trading
Day” shall mean each Monday, Tuesday, Wednesday, Thursday and Friday, other
than any day which securities are not traded on such exchange or in such market
and the term “ex date”, when used in respect of any issuance or distribution,
shall mean the first date on which the shares trade regular way on such
exchange or in such market without the right to receive such issuance or
distribution.

 

SECTION 10.2.                                   Grant of Right.

 

A.                                   Each
Investor shall have the right, but not the obligation, to require the Company
to either (i) exchange all or a portion of such Investor’s Class B
Units for shares of Common Stock of Inland Parent (the “Exchange
Option”) or (ii) redeem all or a portion of such Investor’s Class B
Units for the Investor Liquidation Amount of such Investor (as determined under
Section 10.10 hereof) (the “Redemption Option”),
if a written notice (the “Exercise Notice”)
is delivered by such Investor to the Manager and the other Investors at any
time or times from and after December 15, 2010 (the “Exchange
Right”).  Following the
delivery of the Exercise Notice under this Section 10.2.A, the closing of
such exchange shall be in accordance with the provisions of Section 10.9
hereof.  For all purposes of this Article X,
the Class B Units that are the subject of an Exercise Notice shall be
referred to as the “Tendered Units”;
provided, however,
that in the event that the Tendered Units include all of the outstanding Class B
Units held by an Investor at such time, then for all purposes of this Article X
the “Tendered Units” shall be deemed to include the applicable Investor’s
entire Investor LLC Interest such that following the closing of the exchange of
such Tendered Units, neither the applicable Investor nor any Affiliate of the
applicable Investor shall have any rights with respect to the Company or the
assets of the Company.

 

B.                                     Notwithstanding
the provisions of Section 10.2.A hereof to the contrary, each Investor
shall not have the right to deliver an Exercise Notice more often the one time
in any six (6) month period.

 

35

 

SECTION 10.3.                                   Exchange Option - Computation of
Purchase Price/Form of Payment.

 

In the
event that an Investor delivers an Exercise Notice to the Manager in which such
Investor elects the Exchange Option, the Purchase Price payable by the Company
to such Investor for the Tendered Units shall be payable by the issuance by
Inland Parent of the number of shares of its Common Stock equal to the product,
expressed as a whole number, of (i) the Tendered Units, multiplied by (ii) the
Exchange Factor (the “Stock Purchase Price”).  At the election of the Manager, the Purchase
Price may be paid in whole (but not in part) in cash rather than in Common
Stock (the “Cash Purchase Price”).  The Cash Purchase Price shall mean, an amount
of cash (in immediately available funds) equal to (i) the number of shares
of Inland Parent’s Common Stock that would be issued to such Investor if the
Stock Purchase Price were paid for the Tendered Units (taking into account the
adjustments required pursuant to the definition of “Exchange Factor”)
multiplied by (ii) the Current Per Share Market Price computed as of the
Computation Date.  The Cash Purchase
Price shall, in the sole and absolute discretion of the Manager, be paid in the
form of cash, or cashier’s or certified check, or by wire transfer of
immediately available funds to the Investor’s designated account.

 

SECTION 10.4.                                   Covenants of Inland.

 

A.                                   In
the event that an Investor delivers an Exercise Notice to the Manager in which
such Investor elects the Exchange Option, and Inland Parent is either unable or
unwilling to deliver Common Stock in the amount of the Stock Purchase Price to
such Investor (whether due to the fact that the issuance of such Common Stock
would disqualify Inland Parent from being characterized as a REIT, the issuance
of such Common Stock would cause Inland Parent to incur substantial
registration fees or otherwise), the Company shall be required to pay the Cash
Purchase Price to such Investor

 

B.                                     In
the event that the Common Stock of Inland Parent is listed or admitted for
trading on a national securities exchange, Inland shall use reasonable efforts
to provide written notice to each Investor of the fact that such Common Stock
has become so listed or admitted; provided, however, that (x) the obligation of Inland to provide
written notice under this Section 10.4.B shall only apply after such
Common Stock has become so listed or admitted and then only to the extent
permitted under any and all applicable state and federal securities laws and
(y) the provisions of this Section 10.4.B shall not be deemed in any
manner to constitute a representation as to whether or not the Common Stock of
Inland Parent will in fact be listed or admitted on a national securities
exchange in the future.

 

SECTION 10.5.                                   Antidilution Provisions.

 

A.                                   The
Exchange Factor shall be subject to adjustment from time to time effective upon
the occurrence of the following events and shall be expressed as a percentage,
calculated to the nearest one-thousandth of one percent (.001%):

 

(i)                                     In
case Inland Parent shall pay or make a dividend or other distribution in shares
of Common Stock to all holders of the Common Stock, the Exchange Factor in
effect at the opening of business on the day following the date fixed for the
determination of stockholders entitled to receive such dividend or other
distribution shall be increased

 

36

 

in
proportion to the increase in outstanding shares of Common Stock resulting from
such dividend or other distribution, such increase to become effective
immediately after the opening of business on the day following the record date
fixed for such dividend or other distribution.

 

(ii)                                  In
case outstanding shares of Common Stock shall be subdivided into a greater
number of shares, the Exchange Factor in effect at the opening of business on
the day following the day upon which such subdivision becomes effective shall
be proportionately increased, and, conversely, in case the outstanding shares
of Common Stock shall be combined into a smaller number of shares, the Exchange
Factor in effect at the opening of business on the day following the day upon
which such combination becomes effective shall be proportionately reduced, such
increase or reduction, as the case may be, to become effective immediately
after the opening of business on the day following the day upon which such
subdivision or combination becomes effective.

 

B.                                     In
case the shares of Common Stock shall be changed into the same or a different
number of shares of any class or classes of stock, whether by capital
reorganization, reclassification, or otherwise (other than subdivision or
combination of shares or a stock dividend described in subparagraph (ii) of
Section 10.5.A) then and in each such event the Investors, upon the
delivery of an Exchange Notice, shall have the right thereafter to convert the
Tendered Units into the kind and amount of shares and other securities and
property which would have been received upon such reorganization,
reclassification or other change by holders of the number of shares into which
the Tendered Units might have been converted immediately prior to such
reorganization, reclassification or change.

 

SECTION 10.6.                                   Fractions of Shares.

 

No
fractional shares shall be issued upon conversion of Class B Units.  Instead of any fractional share of Common
Stock which would otherwise be issuable upon conversion of the Class B
Units of an Investor, the Company shall pay a cash adjustment in respect of
such fraction in an amount equal to the same fraction of the current market
price per share at the close of business on the day of the Closing (or, if such
day is not a Trading Day, on the Trading Day immediately preceding such day).

 

SECTION 10.7.                                   Provisions
in Case of Consolidation, Merger or Sale of Assets.

 

In
case of any consolidation of Inland Parent with, or merger of Inland Parent
into, any other Person, any merger or consolidation of another Person into
Inland Parent (other than a merger which does not result in any
reclassification, conversion, exchange or cancellation of outstanding shares of
Common Stock of Inland Parent), or any sale or transfer of all or substantially
all of the assets of Inland Parent, the Person formed by such consolidation or
resulting from such merger or which acquires such assets of Inland Parent, as
the case may be, shall execute and deliver to the Investors an agreement
providing that the Investors shall have the right thereafter, during the period
such Exchange Rights shall be exercisable as specified herein, to require the
conversion of the Class B Units of the Investors for the kind and amount
of securities, cash and other property receivable upon such consolidation,
merger, sale or transfer by a holder of the number of shares of Common Stock
into which the Class B Units of the

 

37

 

Investors might have been
converted immediately prior to such consolidation, merger, sale or
transfer.  Such agreement shall provide
for adjustments which, for events subsequent to the effective date of such
agreement, shall be as nearly equivalent as may be practicable to the
adjustments provided for in this Article X.  The above provisions of this Section 10.8
shall similarly apply to successive consolidations, mergers, sales or
transfers.

 

SECTION 10.8.                                   Redemption.

 

A.                                   Inland
shall have the continuing right, but not the obligation, to require the Company
to purchase and redeem all, but not less than all, and the applicable Investor
shall be required to assign all, of an Investor’s LLC Interests for the higher
of (i) the Investor Liquidation Amount (as defined below) of such Investor
or (ii) the Stock Purchase Price of such Investor (which, at the election
of the Manager, may be paid in the form of the Cash Purchase Price of such
Investor determined in the manner set forth in Section 10.3 hereof), if
(except as provided in Section 10.8.D hereof) an Exchange Notice is not
delivered by such Investor prior to the date that is seven (7) years after
the date hereof.  Inland’s rights under
this Section 10.8.A shall be applied on an Investor-by-Investor basis
(i.e., Inland may exercise its rights under this Section 10.8.A with
respect to one or more Investors without exercising such rights with respect to
each of the Investors).

 

B.                                     In
order to exercise the rights to require the Company to purchase and completely
redeem an Investor’s Investor LLC Interests under this Section 10.8,
Inland shall deliver to the applicable Investor, to the other Investors and to
the Company written notice (the “Redemption Notice”)
of the exercise of such right, which notice shall state Inland’s computation of
such Investor’s Investor Liquidation Amount, Stock Purchase Price or Cash
Purchase Price, as applicable.  The
delivery of the Redemption Notice by Inland shall constitute an irrevocable
commitment by the applicable Investor to transfer and deliver, and the Company
to purchase and redeem, all of such Investor’s Investor LLC Interests for the higher
of the Investor Liquidation Amount or Stock Purchase Price (or, at the election
of the Manager, the Cash Purchase Price) of such Investor.  Closing on the purchase and redemption of such
Investor’s Investor LLC Interests shall take place in accordance with Section 10.9
hereof.

 

C.                                     Upon
the delivery of the Redemption Notice by Inland, the applicable Investor shall
thereupon only be entitled to receive its Investor Liquidation Amount, Stock
Purchase Price or Cash Purchase Price, as applicable, and Inland shall have
sole authority to act on behalf of the Company to obtain at Closing the funds
required to completely redeem such Investor’s Investor LLC Interests, including
borrowing money from third-party lenders, Members or Affiliates and seeking
Capital Contributions from additional Members to be admitted to the Company,
subject to the provisions of Section 3.1.D hereof.

 

D.                                    Notwithstanding
any provision of this Section 10.8 and this Article X to the
contrary, and specifically notwithstanding the time after which Inland is
permitted to deliver a Redemption Notice under Section 10.8.A hereof,
Inland shall have the right, but not the obligation, in its sole and absolute
discretion, to deliver a Redemption Notice to an Investor and to cause the
purchase and redemption of all of such Investor’s Investor LLC Interests
pursuant to the terms of this Article X, at any time if such Investor breaches
any of the provisions of Sections 2.7 or 2.8 hereof.

 

38

 

SECTION 10.9.                                   Closing.

 

A.                                   The
closing of the exchange of an Investor’s Tendered Units by the Company pursuant
to Section 10.2.A (whether such Investor elected the Exchange Option or
the Redemption Option) and the closing of the redemption of an Investor’s
Investor LLC Interests by the Company pursuant to Section 10.8 (in either
case, the “Closing”) shall be held at the
principal offices of the Company and, subject to any other specific time
periods for the Closing stated in this Agreement, shall occur on the date
specified in the Exchange Notice or Redemption Notice, as applicable, which
date shall be no sooner than thirty (30) days and no later than one hundred
twenty (120) days following the delivery of the Exchange Notice or Redemption
Notice, as applicable, to the applicable Investor, Inland and/or the Company,
as applicable.

 

B.                                     At
the Closing, the applicable Investor shall transfer and assign its Tendered
Units or Investor LLC Interests, as applicable, to the Company free and clear
of any liens, encumbrances or any interests of any third party and shall
execute or cause to be executed any and all documents required to transfer
fully good and clear title to the LLC Interests being transferred, including,
but not limited to, any and all documents necessary to evidence such
transfer.  In the event that the
applicable Investor does not timely execute any and all documents necessary to
evidence and effect such transfer of its Tendered Units or entire Investor LLC
Interest, as applicable, at the Closing, then the Manager is hereby appointed
the attorney-in-fact of, and is hereby authorized on behalf of, such Investor,
to execute, acknowledge and deliver all such documents and take all such other
actions as may be required to evidence and effect such transfer of such
Investor’s Tendered Units or entire Investor LLC Interest, as applicable.  Such appointment and authorization are
coupled with an interest and are irrevocable. 
The failure by an Investor to execute any document shall not delay the
Closing or cause the Closing to be ineffective.

 

C.                                     At
the Closing, (i) in the case that the Exchange Option was elected under Section 10.2.A
hereof, or in the case that Inland delivers a Redemption Notice in accordance
with Section 10.8.A hereof and, pursuant to the terms of Section 10.8.A
hereof, the consideration for such redemption is the Stock Purchase Price or
the Cash Purchase Price, Inland shall cause the Company or Inland Parent to
either deliver the Stock Purchase Price or the Cash Purchase Price to the
applicable Investor and (ii) in the case that the Redemption Option was
elected under Section 10.2.A hereof or in the case that Inland delivers a
Redemption Notice in accordance with Section 10.8.A hereof and, pursuant
to the terms of Section 10.8.A hereof, the consideration for such
redemption Inland is the Investor Liquidation Amount, Inland shall cause the
Company to distribute to the applicable Investor, the Investor Liquidation
Amount of such Investor.  If any consents
from lenders or otherwise are required in order to carry out any provision of
this Agreement, the parties hereby agree to cooperate in good faith and will
proceed promptly and diligently to obtain all such consents; provided, however, that
the failure to obtain any such consent may be waived by Inland in its sole and
absolute discretion.  Each party hereby
covenants and agrees that following the payment of the Investor Liquidation
Amount, Stock Purchase Price or Cash Purchase Price, as applicable, for either (i) all
of the Class B Units held by an Investor at such time or (ii) the
applicable Investor’s entire Investor LLC Interest, neither the applicable
Investor nor any Affiliate of the applicable Investor shall have any rights
with respect to the Company or the assets of the Company either as owner,
lender or otherwise and neither such Investor nor any Affiliate of such
Investor shall have any right to receive any further

 

39

 

payments or distributions
from the Company under the terms of this Agreement or otherwise, specifically
including, but not limited to, such Investor’s Unpaid Investor Preferred
Return, if any, such Investor’s Capital Account and such Investor’s Invested
Capital.

 

SECTION 10.10.                            Investor Liquidation Amount.

 

In the
event that an Investor elects the Redemption Option under Section 10.2.A
hereof or in the event that Inland delivers a Redemption Notice in accordance
with Section 10.8.A hereof and, pursuant to the terms of Section 10.8.A
hereof, the consideration for such redemption is such Investor’s Investor
Liquidation Amount, the entire purchase price payable by the Company to an
Investor (or its Affiliates) for such Investor’s Investor LLC Interest (the “Investor Liquidation Amount”)
shall be an amount equal to the sum of the following:

 

(i)                                     the
Unpaid Investor Preferred Return of such Investor as of the date of the Closing
as reasonably determined by the Company’s accountant at such time, plus

 

(ii)                                  such
Investor’s Invested Capital as of the date of the Closing.

 

For all purposes of this Article X,
in the event that an Investor elects the Redemption Option under Section 10.2.A
hereof for less than all of its outstanding Class B Units at such time, then
the Investor Liquidation Amount applicable to the Tendered Units of such
Investor shall equal such Investor’s Investor Liquidation Amount as determined
under this Section 10.10 multiplied by a fraction, the numerator of which
shall be equal to the Tendered Units and the denominator of which shall be
equal to all of the outstanding Class B Units held by such Investor at
such time.

 

SECTION 10.11.                            Deemed Redemption.

 

Notwithstanding
any provision of this Agreement to the contrary, in the event that an Investor
receives a distribution with respect to its Invested Capital under Section 4.2(ii) hereof,
such distribution shall be treated for all purposes of this Agreement
(specifically including, but not limited to, the provisions of this Article X)
as a redemption by the Company of a portion of the Class B Units held by
such Investor at such time.  The number
of Class B Units that are deemed to be redeemed by the Company in
accordance with the provisions of this Section 10.11, shall be determined
by multiplying an amount equal to all of the Class B Units held by such
Investor immediately prior to such distribution by a fraction, the numerator of
which shall be equal to the applicable distribution made to such Investor at
such time with respect to its Invested Capital under Section 4.2(ii) hereof
and the denominator of which shall be equal to the Invested Capital of such
Investor immediately prior to such distribution.

 

ARTICLE XI

 

MISCELLANEOUS

 

SECTION 11.1.                                   Further Assurances.

 

Each
Member agrees to execute, acknowledge, deliver, file, record and publish such
further certificates, amendments to certificates, instruments and documents,
and do all such other

 

40

 

acts and things as may be
required by law, or as may be required to carry out the intent and purposes of
this Agreement.

 

SECTION 11.2.                                   Notices.

 

All
notices, requests or demands to be given under this Agreement from one party to
the other (collectively, “Notices”) shall
be in writing and shall be given by personal delivery, or by overnight courier
service for next Business Day delivery at the other party’s address set forth
below, or by telecopy transmission at the other party’s facsimile telephone
number set forth below (with a copy of such telecopy transmission being given
to receiving party by deposit, on the day of such transmission, with an
overnight courier service for next Business Day delivery to the receiving
party). Notices given by personal delivery (i.e. by the sending party or a
messenger) shall be deemed given on the date of delivery, Notices given by
overnight courier service shall be deemed given upon deposit with the overnight
courier service and Notices given by telecopy transmission shall be deemed
given on the date of transmission provided such transmission is completed by
5:00 p.m. (sending party’s local time) on a Business Day, otherwise such
delivery shall be deemed to occur on the next succeeding Business Day.  If any party’s address is a business, receipt
by a receptionist, or by any person in the employ of such party, shall be
deemed actual receipt by the party of Notices. 
Notices may be issued by an attorney for a party and in such case such
Notices shall be deemed given by such party. 
Until further notice, notices and other communications under this
Agreement shall be addressed to the parties listed below as follows:

 

(i)                                     If
to the Investor, to:

 

CE Investment Associates 2001 LLC

1720 Post Road

Fairfield, CT 06824

Attention:  Louis
L. Ceruzzi, Jr.

 

With a
copy (which shall be for informational purposes only) to:

 

Ceruzzi Holdings, LLC

1720 Post Road

Fairfield, CT

Attention: 
Arthur W. Hooper, Jr., Esq.

 

 (ii)                               If to the Company or
Inland, to:

 

c/o Inland American Ceruzzi Framingham Member, L.L.C.

2901 Butterfield Road

Oak Brook, Illinois 
60523

Attention: 
Chief Financial Officer

 

and
with copies (which shall be for informational purposes only) to:

 

c/o The Inland Real Estate Group, Inc.

2901 Butterfield Road

Oak Brook, Illinois 
60523

Attention: 
General Counsel

 

41

 

and
to:

 

Stephen L. Owen

DLA Piper Rudnick Gray Cary US LLP

6225 Smith Avenue

Baltimore, Maryland 21209

Tel:  410-580-4230

Fax:  410-580-3230

 

Any Member may designate
another addressee (and/or change its address) for Notices hereunder by a Notice
given pursuant to this Section.  Copies
of Notices are for informational purposes only, and a failure to give or
receive copies of any Notice shall not be deemed a failure to give notice, and
shall in no way adversely affect the effectiveness of such Notice given to the
addressee party.

 

SECTION 11.3.                                   Independent
Representation.

 

Inland
hereby acknowledges and agrees that it has consulted its independent counsel
with respect to the tax and non-tax consequences of its investment in the Company,
and that neither the Investors nor any Affiliate of the Investors shall have
any liability to Inland or its Affiliates as a result of any adverse
consequences to Inland, or any direct or indirect partner (or other equity
owner) of Inland, as a result of Inland’s investment in the Company or Inland’s
ownership of an LLC Interest in the Company. 
Each Investor hereby acknowledges and agrees that it has consulted its
independent counsel with respect to the tax and non-tax consequences of its
investment in the Company, and that neither Inland nor any Inland Affiliate
shall have any liability to the Investors or any Affiliate of the Investors as
a result of any adverse consequences to the Investors or any Affiliate of the
Investors as a result of the Investors’ investment in the Company, the Investors’
ownership of an LLC Interest in the Company or the Investors’ possible
withdrawal from the Company.  The
foregoing provision is not intended to and shall not operate to diminish or
limit the liability of either Member resulting from such Member’s breach of or
default under any provision of this Agreement.

 

SECTION 11.4.                                   Governing
Law.

 

This
Agreement, the rights and obligations of the parties hereto, and any claims or
disputes relating thereto shall be governed by and construed in accordance with
the laws of the State of Delaware (but not including the choice of law rules thereof).

 

SECTION 11.5.                                   Captions.

 

All
titles or captions contained in this Agreement are inserted only as a matter of
convenience and for reference and in no way define, limit, extend, or describe
the scope of this Agreement or the intent of any provision hereof.

 

SECTION 11.6.                                   Pronouns.

 

All
pronouns and any variations thereof shall be deemed to refer to the masculine,
feminine, and neuter, singular and plural, as the identity of the party or
parties may require.

 

42

 

SECTION 11.7.                                   Successors
and Assigns.

 

This
Agreement shall be binding upon the parties hereto and their respective
executors, administrators, legal representatives, heirs, successors and
permitted assigns, and shall inure to the benefit of the parties hereto and,
except as otherwise provided herein, their respective executors,
administrators, legal representatives, heirs, successors and permitted assigns.

 

SECTION 11.8.                                   Extension
Not a Waiver.

 

No
delay or omission in the exercise of any power, remedy or right herein provided
or otherwise available to a Member or the Company shall impair or affect the
right of such Member or the Company thereafter to exercise the same. Any
extension of time or other indulgence granted to a Member hereunder shall not
otherwise alter or affect any power, remedy or right of any other Member or of
the Company, or the obligations of the Member to whom such extension or
indulgence is granted.

 

SECTION 11.9.                                   Construction.

 

None
of the provisions of this Agreement shall be for the benefit of or enforceable
by any creditor of the Company or any third party.  No Member shall be obligated personally for
any debt, obligation or liability of the Company solely by being a Member of
the Company.

 

SECTION 11.10.                            Severability.

 

In
case any one or more of the provisions contained in this Agreement or any
application thereof shall be invalid, illegal or unenforceable in any respect,
the validity, legality and enforceability of the remaining provisions contained
herein and other application thereof shall not in any way be effected or
impaired thereby.

 

SECTION 11.11.                            Consents.

 

Unless
otherwise provided in this Agreement to the contrary, any consent or approval
to any act or matter required under this Agreement must be in writing and shall
apply only with respect to the particular act or matter to which such consent
or approval is given, and shall not relieve any Member from the obligation to
obtain the consent or approval, as applicable, wherever required under this
Agreement to any other act or matter.

 

SECTION 11.12.                            Entire
Agreement.

 

This
Agreement, together with the Contribution Agreement and any other agreement
ancillary or related hereto or thereto, contains the entire agreement among the
parties hereto relating to the subject matter hereof and all prior agreements
relative hereto which are not contained herein are terminated.  Amendments, variations, modifications or
changes herein may be made effective and binding upon the parties by, and only
by, the setting forth of same in a document duly executed by each party, and
any alleged amendment, variation, modification or change herein which is not so
documented shall not be effective as to any party.

 

43

 

SECTION 11.13.                            Rules of
Construction.

 

Unless
the context clearly indicates to the contrary, the following rules apply
to the construction of this Agreement:

 

(i)                                     Words
importing the singular number include the plural number and words importing the
plural number include the singular number.

 

(ii)                                  Words
of the masculine gender include correlative words of the feminine and neuter
genders.

 

(iii)                               The table of contents
and the headings or captions used in this Agreement are for convenience of
reference and do not constitute a part of this Agreement, nor affect its
meaning, construction, or effect.

 

(iv)                              Words
importing persons include any individual, corporation, partnership, limited
liability company, joint venture, association, joint stock company, trust,
unincorporated organization or government or agency or political subdivision
thereof.

 

(v)                                 Any
reference in this Agreement to a particular “Article,” “Section” or other subdivision
shall be to such Article, Section or subdivision of this Agreement unless
the context shall otherwise require.

 

(vi)                              Each
reference in this Agreement to an agreement or contract shall include all
amendments, modifications, and supplements to such agreement or contract unless
the context shall otherwise require.

 

(vii)                           When any reference is made
in this document or any of the schedules or exhibits attached hereto to the
Agreement, it shall mean this Agreement, together with all other schedules and
exhibits attached hereto, as though one document.

 

SECTION 11.14.                            Counterparts.

 

This
Agreement may be executed in any number of counterparts, and each such
counterpart will for all purposes be deemed an original, and all such
counterparts shall constitute one and the same instrument.

 

[SIGNATURES ON NEXT PAGE]

 

44

 

WHEREFORE, the parties hereto have duly executed this
Limited Liability Company Agreement of INLAND AMERICAN CERUZZI FRAMINGHAM
MEMBER, L.L.C. under seal as of the day and year first above written.

 

	
   

  	
  INLAND AMERICAN
  FRAMINGHAM

  MEMBER II, L.L.C.,

  
	
   

  	
   

  
	
   

  	
  By:  Inland American Real Estate Trust,

  Inc., a Maryland corporation

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Name:

  
	
   

  	
  Its:

  
	
   

  	
   

  
	
   

  	
  CE INVESTMENT
  ASSOCIATES 2001

  LLC

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Name:

  
	
   

  	
  Its:

  

 

45Exhibit
10.89

 

PROMISSORY
NOTE

 

	
  $11,066,477.00

  	
   

  	
  New York, New
  York

  As of June 8, 2006

  

 

 

FOR VALUE RECEIVED, INLAND AMERICAN
SWAMPSCOTT, L.L.C., a Delaware limited liability company, having its
principal place of business at 2901 Butterfield Road, Oak Brook, Illinois
60523, as maker hereunder (referred to herein as “Borrower”),
hereby unconditionally promises to pay to the order of NOMURA
CREDIT & CAPITAL, INC., a Delaware corporation, as payee, having
an address at 2 World Financial Center, Bldg. B, New York, New York 10281 (“Lender”), or at such other place as
the holder hereof may from time to time designate in writing, the principal sum
of ELEVEN MILLION SIXTY-SIX THOUSAND FOUR HUNDRED
SEVENTY-SEVEN AND 00/100 DOLLARS ($11,066,477.00), in lawful money
of the United States of America with interest thereon to be computed from the
date of this Note at the Interest Rate, and to be paid in accordance with the
terms of this Note and that certain Loan Agreement, dated as of the date
hereof, between Borrower and Lender (the “Loan Agreement”).
All capitalized terms not defined herein shall have the respective meanings set
forth in the Loan Agreement.

 

ARTICLE 1

 

PAYMENT TERMS

 

Borrower agrees to pay interest on the unpaid principal sum of this
Note from time to time outstanding at the rates and at the times specified in
the Loan Agreement and the outstanding balance of the principal sum of this
Note and all accrued and unpaid interest thereon shall be due and payable on
the Maturity Date. This Note shall be the “Note” as defined in the Loan
Agreement.

 

ARTICLE 2

 

DEFAULT AND ACCELERATION

 

The Debt shall without notice become immediately due and payable at the
option of Lender if any payment required in this Note is not paid on or prior
to the date when due or if not paid on the Maturity Date or on the happening of
any other Event of Default.

 

ARTICLE 3

 

LOAN DOCUMENTS

 

This Note is secured by the Mortgage and the other Loan Documents. All
of the terms, covenants and conditions contained in the Loan Agreement, the
Mortgage and the other Loan Documents are hereby made part of this Note to the
same extent and with the same force as if they were fully set forth herein. In
the event of a conflict or inconsistency between the terms 

 

 

of this Note and the Loan
Agreement, the terms and provisions of the Loan Agreement shall govern.

 

ARTICLE 4

 

SAVINGS CLAUSE

 

Notwithstanding anything
to the contrary, (a) all agreements and communications between Borrower and
Lender are hereby and shall automatically be limited so that, after taking into
account all amounts deemed interest, the interest contracted for, charged or
received by Lender shall never exceed the maximum lawful rate or amount, (b) in
calculating whether any interest exceeds the lawful maximum, all such interest
shall be amortized, prorated, allocated and spread over the full amount and
term of all principal indebtedness of Borrower to Lender, and (c) if through
any contingency or event, Lender receives or is deemed to receive interest in
excess of the lawful maximum, any such excess shall be deemed to have been
applied toward payment of the principal of any and all then outstanding
indebtedness of Borrower to Lender, or if there is no such indebtedness, shall
immediately be returned to Borrower.

 

ARTICLE 5

 

NO ORAL CHANGE

 

This Note may not be modified, amended, waived, extended, changed,
discharged or terminated orally or by any act or failure to act on the part of
Borrower or Lender, but only by an agreement in writing signed by the party
against whom enforcement of any modification, amendment, waiver, extension,
change, discharge or termination is sought.

 

ARTICLE 6

 

WAIVERS

 

Borrower and all others who may become liable for the payment of all or
any part of the Debt do hereby severally waive presentment and demand for payment,
notice of dishonor, notice of intention to accelerate, notice of acceleration,
protest and notice of protest and non-payment and all other notices of any kind.
No release of any security for the Debt or extension of time for payment of
this Note or any installment hereof, and no alteration, amendment or waiver of
any provision of this Note, the Loan Agreement or the other Loan Documents made
by agreement between Lender or any other Person shall release, modify, amend,
waive, extend, change, discharge, terminate or affect the liability of
Borrower, and any other Person who may become liable for the payment of all or
any part of the Debt, under this Note, the Loan Agreement or the other Loan
Documents. No notice to or demand on Borrower shall be deemed to be a waiver of
the obligation of Borrower or of the right of Lender to take further action
without further notice or demand as provided for in this Note, the Loan
Agreement or the other Loan Documents. If Borrower is a partnership, the
agreements herein contained shall remain in force and applicable,
notwithstanding any changes in the individuals comprising the partnership, and
the term “Borrower,” as used herein, shall include any alternate or successor
partnership, but 

 

 

any predecessor
partnership and their partners shall not thereby be released from any
liability. If Borrower is a limited liability company, the agreements herein
contained shall remain in force and applicable, notwithstanding any changes in
the members comprising the company, and the term “Borrower,” as used herein,
shall include any alternate or successor company, but any predecessor company
shall not thereby be released from any liability. If Borrower is a corporation,
the agreements contained herein shall remain in full force and applicable
notwithstanding any changes in the shareholders comprising, or the officers and
directors relating to, the corporation, and the term “Borrower” as used herein,
shall include any alternative or successor corporation, but any predecessor
corporation shall not be relieved of liability hereunder. (Nothing in the
foregoing sentence shall be construed as a consent to, or a waiver of, any
prohibition or restriction on transfers of interests in such entity which may
be set forth in the Loan Agreement, the Mortgage or any other Loan Document.)

 

ARTICLE 7

 

TRANSFER

 

Upon the transfer of this Note, Borrower hereby waiving notice of any
such transfer except as provided in the Loan Agreement, Lender may deliver all
the collateral mortgaged, granted, pledged or assigned pursuant to the Loan
Documents, or any part thereof, to the transferee who shall thereupon become
vested with all the rights herein or under applicable law given to Lender with
respect thereto, and Lender shall from that date forward forever be relieved
and fully discharged from any liability or responsibility in the matter; but
Lender shall retain all rights hereby given to it with respect to any
liabilities and the collateral not so transferred.

 

ARTICLE 8

 

EXCULPATION

 

The provisions of Section 9.4 of the Loan Agreement are hereby
incorporated by reference into this Note to the same extent and with the same
force as if fully set forth herein.

 

ARTICLE 9

 

GOVERNING LAW

 

THIS NOTE SHALL BE DEEMED TO BE A CONTRACT ENTERED
INTO PURSUANT TO THE LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED AND
SHALL IN ALL RESPECTS BE GOVERNED, APPLIED AND ENFORCED IN ACCORDANCE WITH THE
LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED AND APPLICABLE FEDERAL LAWS.

 

 

ARTICLE 10

 

NOTICES

 

All notices or other written communications hereunder shall be
delivered in accordance with Section 10.6 of the Loan Agreement.

 

 

IN WITNESS WHEREOF, Borrower has duly executed this Note as of the day
and year first above written.

 

 

	
   

  	
  BORROWER:

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  INLAND AMERICAN SWAMPSCOTT,
  L.L.C., a

  
	
   

  	
  Delaware
  limited liability company

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  INLAND AMERICAN CERUZZI
  SWAMPSCOTT

  
	
   

  	
   

  	
  MEMBER, L.L.C.,
  a Delaware limited liability company,

  
	
   

  	
   

  	
  its Sole Member

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  INLAND AMERICAN SWAMPSCOTT
  MEMBER

  
	
   

  	
   

  	
   

  	
  II, L.L.C., a
  Delaware limited liability company,

  
	
   

  	
   

  	
   

  	
  its Manager

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  INLAND AMERICAN REAL ESTATE

  
	
   

  	
   

  	
   

  	
   

  	
  TRUST, INC., a Maryland
  corporation,

  
	
   

  	
   

  	
   

  	
   

  	
  its
  Sole Member

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  Name:

  
	
   

  	
   

  	
   

  	
   

  	
  Title:

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