Document:

exhibits102.htm

EXHIBIT 10.2

AMENDED AND RESTATED

 

LIMITED LIABILITY COMPANY AGREEMENT

 

OF

 

BR HAWTHORNE CREEKSIDE JV, LLC

 

A DELAWARE LIMITED LIABILITY COMPANY

 

DATED AS OF MARCH 31, 2010

 

 

 

 

  

  

  

 

 

TABLE OF CONTENTS

Page

Section 1.                      Definitions

1

Section 2.                      Organization of the Company

8

 

	
2.1

	
Name 

	
8

 

 

	
2.2

	
Place of Registered Office; Registered Agent 

	
9

 

 

	
2.3

	
Principal Office 

	
9

 

 

	
2.4

	
Filings 

	
9

 

 

	
2.5

	
Term

	
 

	
9

 

 

	
2.6

	
Expenses of the Company 

	
9

 

Section 3.                      Purpose 

9

Section 4                      Conditions 

9

 

	
4.1

	
Bluerock Conditions 

	
9

 

 

	
4.2

	
Hawthorne Conditions 

	
10

 

Section 5.                      Capital Contributions, Loans, Percentage Interests and Capital Accounts 

11

 

	
5.1

	
Initial Capital Contributions 

	
11

 

 

	
5.2

	
Additional Capital Contributions 

	
11

 

 

	
5.3

	
Percentage Ownership Interest 

	
13

 

 

	
5.4

	
Return of Capital Contribution 

	
13

 

 

	
5.5

	
No Interest on Capital 

	
13

 

 

	
5.6

	
Capital Accounts 

	
13]

 

 

  

  

  

	
5.7

	
New Members 

	
14

 

Section 6.                      Distributions 

14

 

	
6.1

	
Distribution of Distributable Funds 

	
14

 

Section 7.                      Allocations 

15

 

	
7.1

	
Allocation of Net Income and Net Losses Other than in Liquidation 

	
15

 

 

	
7.2

	
Allocation of Net Income and Net Losses in Liquidation 

	
15

 

 

	
7.3

	
U.S. Tax Allocations 

	
15

 

Section 8.                      Books, Records, Tax Matters and Bank Accounts 

16

 

	
8.1

	
Books and Records 

	
16

 

 

	
8.2

	
Reports and Financial Statements 

	
16

 

 

	
8.3

	
Tax Matters Member 

	
17

 

 

	
8.4

	
Bank Accounts 

	
17

 

 

	
8.5

	
Tax Returns 

	
17

 

 

	
8.6

	
Expenses 

	
18

 

Section 9.                      Management and Operations 

18

 

	
9.1

	
Management 

	
18

 

 

	
9.2

	
Management Committee 

	
18

 

 

	
9.3

	
Annual Business Plan 

	
20

 

 

	
9.4

	
Implementation of Plan by Property Manager 

	
21

 

 

	
9.5

	
Affiliate Transactions 

	
21

 

 

  

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9.6

	
Other Activities 

	
21

 

 

	
9.7

	
Management Agreement 

	
22

 

 

	
9.8

	
Operation in Accordance with REOC/REIT Requirements 

	
23

 

 

	
9.10

	
FCPA 

	
25

 

Section 10.                      Confidentiality 

26

Section 11.                      Representations and Warranties 

27

 

	
11.1

	
In General 

	
27

 

 

	
11.2

	
Representations and Warranties 

	
27

 

Section 12.                      Sale, Assignment, Transfer or other Disposition 

30

 

	
12.1

	
Prohibited Transfers 

	
30

 

 

	
12.2

	
Affiliate Transfers 

	
30

 

 

	
12.3

	
Admission of Transferee; Partial Transfers 

	
31

 

 

	
12.4

	
Withdrawals 

	
32

 

Section 13.                      Dissolution 

33

 

	
13.1

	
Limitations 

	
33

 

 

	
13.2

	
Exclusive Events Requiring Dissolution 

	
33

 

 

	
13.3

	
Liquidation 

	
33

 

 

	
13.4

	
Continuation of the Company 

	
34

 

Section 14.                      Indemnification 

34

 

	
14.1

	
Exculpation of Members 

	
34

 

 

  

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14.2

	
Indemnification by Company 

	
34

 

 

	
14.3

	
Indemnification by Members for Misconduct 

	
35

 

 

	
14.4

	
General Indemnification by the Members 

	
35

 

 

	
14.5

	
Pledge of Hawthorne Interest 

	
36

 

Section 15.                      Sale Rights 

36

 

	
15.1

	
Push / Pull Rights 

	
37

 

 

	
15.2

	
Forced Sale Rights 

	
38

 

Section 16.                      Miscellaneous 

39

 

	
16.1

	
Notices 

	
39

 

 

	
16.2

	
Governing Law 

	
41

 

 

	
16.3

	
Successors 

	
41

 

 

	
16.4

	
Pronouns 

	
41

 

 

	
16.5

	
Table of Contents and Captions Not Part of Agreement 

	
41

 

 

	
16.6

	
Severability 

	
41

 

 

	
16.7

	
Counterparts 

	
41

 

 

	
16.8

	
Entire Agreement and Amendment 

	
41

 

 

	
16.9

	
Further Assurances 

	
42

 

 

	
16.10

	
No Third Party Rights 

	
42

 

 

	
16.11

	
Incorporation by Reference 

	
42

 

 

 

  

  

  

 

	
16.12

	
Limitation on Liability 

	
42

 

 

	
16.13

	
Remedies Cumulative 

	
42

 

 

	
16.14

	
No Waiver 

	
43

 

 

	
16.15

	
Limitation On Use of Names 

	
43

 

 

	
16.16

	
Publicly Traded Partnership Provision 

	
43

 

 

	
16.17

	
Uniform Commercial Code 

	
43

 

 

	
16.18

	
Public Announcements 

	
43

 

 

	
16.19

	
No Construction Against Drafter 

	
43

 

Section 17.                      Insurance 

44

 

  

  

  

AMENDED AND RESTATED

LIMITED LIABILITY COMPANY AGREEMENT

OF

BR HAWTHORNE CREEKSIDE JV, LLC

 

THIS AMENDED AND RESTATED LIMITED LIABILITY COMPANY AGREEMENT of BR HAWTHORNE CREEKSIDE JV, LLC (“JV” or “Company”) is made and entered into and is effective as of March 31, 2010, by and between BR Creekside Managing Member, LLC (“Bluerock”) and Hawthorne Creekside, LLC, a North Carolina limited liability company (“Hawthorne”) (this “Agreement”).  Capitalized terms used herein shall have the meanings ascribed to such terms in this Agreement.

 

 

W I T N E S S E T H :

 

WHEREAS, the Company was formed on September 16, 2009, pursuant to the Act;

 

WHEREAS, Bluerock and Hawthorne initially entered into the Limited Liability Company/Joint Venture Agreement of the Company as of December 2009 (the “Original Agreement”);

 

WHEREAS, the parties now desire to amend and restate the Original Agreement to adjust amend Exhibit A, to reflect updated Capital Contribution amounts in connection with the acquisition of the Property on the date by BR Creekside, LLC, the Company’s wholly-owned Subsidiary;

 

WHEREAS, Hawthorne Residential Partners, LLC (“Property Manager”) has agreed to provide management services to the Company on the terms set forth in the Management Agreement; and

 

WHEREAS, it is agreed that Property Manager shall provide such management services to the Company as an independent contractor.

 

NOW, THEREFORE, in consideration of the agreements and covenants set forth herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

 

Definitions. As used in this Agreement:

 

“Act” shall mean the Delaware Limited Liability Company Act (currently Chapter 18 of Title 6 of the Delaware Code), as amended from time to time.

 

“Adjusted Capital Account Deficit” shall mean, with respect to any Member, the deficit balance, if any, in such Member’s Capital Account as of the end of the applicable Fiscal

  

  

  

Year after (i) crediting such Capital Account with any amounts which such Member is deemed to be obligated to restore pursuant to Regulations Sections 1.704-2(g)(1) and 1.704-2(i)(5), and (ii) debiting such Capital Account by the amount of the items described in 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 Regulations Section 1.704-1(b)(2)(ii)(d) and shall be interpreted consistently therewith.

 

“Advisor” shall mean any accountant, attorney or other advisor retained by a Member.

 

“Affiliate” shall mean as to any Person any other Person that directly or indirectly controls, is controlled by, or is under common control with such first Person.  For the purposes of this Agreement, a Person shall be deemed to control another Person if such Person possesses, directly or indirectly, the power to direct or cause the direction of the management, policies and/or decision making of such other Person, whether through the ownership of voting securities, by contract or otherwise.  In addition, “Affiliate” shall include as to any Person any other Person related to such Person within the meaning of Code Sections 267(b) or 707(b)(1).  Notwithstanding the foregoing, Hawthorne and Property Manager shall not be considered to be “Affiliates” of each other.

 

“Agreed Upon Value” shall mean the fair market value (net of any debt) agreed upon pursuant to a written agreement between the Members of property contributed by a Member to the capital of the Company, which shall for all purposes hereunder be deemed to be the amount of the Capital Contribution applicable to such property contributed.

 

“Agreement” shall mean this Limited Liability Company/Joint Venture Agreement, as amended from time to time.

 

“Annual Business Plan” shall mean the business plan for a Fiscal Year of the Company prepared by Property Manager and approved by the Members as further described in Section 9.3.

 

“Applicable Adjustment Percentage” shall have the meaning set forth in Section 5.2(b)(3).

 

“Bankruptcy Code” shall mean Title 11 of the United States Code, as amended or any other applicable bankruptcy or insolvency statute or similar law.

 

“Bankruptcy/Dissolution Event” shall mean, with respect to the affected party, (i) the entry of an Order for Relief under the Bankruptcy Code, (ii) the admission by such party of its inability to pay its debts as they mature, (iii) the making by it of an assignment for the benefit of creditors generally, (iv) the filing by it of a petition in bankruptcy or a petition for relief under the Bankruptcy Code or any other applicable federal or state bankruptcy or insolvency statute or any similar law, (v) the expiration of sixty (60) days after the filing of an involuntary petition under the Bankruptcy Code without such petition being vacated, set aside or stayed during such period, (vi) an application by such party for the appointment of a receiver for the assets of such party, (vii) an involuntary petition seeking liquidation, reorganization, arrangement or readjustment of its debts under any other federal or state insolvency law, provided that the same

  

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shall not have been vacated, set aside or stayed within sixty (60) days after filing, (viii) the imposition of a judicial or statutory lien on all or a substantial part of its assets unless such lien is discharged or vacated or the enforcement thereof stayed within sixty (60) days after its effective date, (ix) an inability to meet its financial obligations as they accrue, or (x) a dissolution or liquidation.

 

“Beneficial Owner” shall have the meaning provided in Section 5.7.

 

“Bluerock” shall have the meaning provided in the first paragraph of this Agreement.

 

“Bluerock Transferee” shall have the meaning set forth in Section 12.2(b)(ii).

 

“BR REIT” shall have the meaning provided in Section 12.2(b)(ii).

 

“BR SOIF II” shall mean Bluerock Special Opportunity + Income Fund II, LLC, a Delaware limited liability company.

 

“Capital Account” shall have the meaning provided in Section 5.6.

 

“Capital Contribution” shall mean, with respect to any Member, the aggregate amount of (i) cash, and (ii) the Agreed Upon Value of other property contributed by such Member to the capital of the Company net of any liability secured by such property that the Company assumes or takes subject to.

 

“Cash Flow” shall mean, for any period for which Cash Flow is being calculated, gross cash receipts of the Company (but excluding Capital Contributions, less the following payments and expenditures (i) all payments of operating expenses of the Company, (ii) all payments of principal of, interest on and any other amounts due with respect to indebtedness, leases or other commitments or obligations of the Company (and other loans by Members to the Company), (iii) all sums expended by the Company for capital expenditures, (iv) all prepaid expenses of the Company, and (v) all sums expended by the Company which are otherwise capitalized.

 

“Certificate of Formation” shall mean the Certificate of Formation of the Company, as amended from time to time.

 

“Code” shall mean the Internal Revenue Code of 1986, as amended from time to time, including the corresponding provisions of any successor law.

 

“Collateral Agreement” shall mean any agreement, instrument, document or covenant concurrently or hereafter made or entered into under, pursuant to, or in connection with this Agreement and any certifications made in connection therewith or amendment or amendments made at any time or times heretofore or hereafter to any of the same (including, without limitation, the Management Agreement).

 

“Company” shall mean BR Hawthorne Creekside JV, LLC a Delaware limited liability company organized under the Act.

 

  

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“Company Minimum Gain” shall have the meaning given to the term “partnership minimum gain” in Regulations Sections 1.704-2(b)(2) and 1.704-2(d).

 

“Confidential Information” shall have the meaning provided in Section 10(a).

 

“Default Amount” shall have the meaning provided in Section 5.2(b).

 

“Default Loan” shall have the meaning provided in Section 5.2(b)(1).

 

“Default Loan Rate” shall have the meaning provided in Section 5.2(b)(1).

 

“Defaulting Member” shall have the meaning provided in Section 5.2(b).

 

“Delaware UCC” shall mean the Uniform Commercial Code as in effect in the State of Delaware from time to time.

 

“Dissolution Event” shall have the meaning provided in Section 13.2.

 

“Distributable Funds” with respect to any month or other period, as applicable, shall mean the sum of (x) an amount equal to the Cash Flow of the Company for such month or other period, as applicable, as reduced by reserves for anticipated capital expenditures, future working capital needs and operating expenses, contingent obligations and other purposes, the amounts of which shall be reasonably determined from time to time by the Management Committee.

 

“Distributions” shall mean the distributions payable (or deemed payable) to a Member (including, without limitation, its allocable portion of Distributable Funds).

 

 “ERISA” shall mean the Employee Retirement Income Security Act of 1974, as amended from time to time.

 

“Fiscal Year” shall mean each calendar year ending December 31.

 

“Flow Through Entity” shall have the meaning provided in Section 5.7.

 

“Foreign Corrupt Practices Act” shall mean the Foreign Corrupt Practices Act of the United States, 15 U.S.C. Sections 78a, 78m, 78dd-1, 78dd-2, 78dd-3, and 78ff, as amended, if applicable, or any similar law of the jurisdiction where the Property is located or where the Company or any of its Subsidiaries transacts business or any other jurisdiction, if applicable.

 

“Hawthorne” shall have the meaning provided in the first paragraph of this Agreement.

 

“Hawthorne Transferee” shall have the meaning set forth in Section 12.2(b)(i).

 

“Imputed Closing Costs” means an amount (not to exceed one and one quarters percent (1.25%) of the purchase price) that would normally be incurred by a Subsidiary if the Property were sold for an amount specified in Section 15.1 or Section 15.2 (as applicable), for 

  

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title insurance premiums, survey costs, brokerage commissions, legal fees, and other commercially reasonable closing costs.

 

 “Income” shall mean the gross income of the Company for any month, Fiscal Year or other period, as applicable, including gains realized on the sale, exchange or other disposition of the Company’s assets.

 

“Indemnified Party” shall have the meaning provided in Section 14.4(a).

 

“Indemnifying Party” shall have the meaning provided in Section 14.4(a).

 

“Indemnity Collateral” shall have the meaning provided in Section 14.5(a).

 

“Inducement Agreements” shall have the meaning provided in Section 14.4(a).

 

“Inducement Obligations” shall have the meaning provided in Section 14.5(a).

 

“Initiating Member” shall have the meaning provided in Section 15.2(a).

 

“Interest” of any Member shall mean the entire limited liability company interest of such Member in the Company, which includes, without limitation, any and all rights, powers and benefits accorded a Member under this Agreement and the duties and obligations of such Member hereunder.

 

“Key Individuals” shall mean Ed Harrington, Samantha Davenport and Shoffner Allison.

 

“Loan” shall mean the existing loan for the Project secured by the Deed of Trust from Reserve at Creekside Limited Partnership, a Florida Limited Liability Partnership to Miligan-Reynolds, Trustee for the benefit of CWCapital LLC, a limited liability company, dated 12/9/03 and recorded on 12/10/03 in Book 6958, page 82, Register’s Office for Hamilton County, Tennessee, in the original amount of $12,972,200.00 as partially released by Partial Release of Deed of Trust of record in Book 8002, page 469, said Register’s office, as modified by Loan Modification Agreement of record in Book 8002, page 488, said Register’s Office, as assumed by Assumption Agreement of record in Book 8365, page 25, said Register’s Office, as thereafter assumed by Seller.

 

“Loss” shall mean the aggregate of losses, deductions and expenses of the Company for any month, Fiscal Year or other period, as applicable, including losses realized on the sale, exchange or other disposition of the Company’s assets.

 

“Major Decision” means any decision for the Company to take, or refrain from taking, any action or incurring any obligation with respect to the following matters (or the effectuation of any such action or obligation):

 

	
  

	
(i)

	
any merger, conversion or consolidation involving the Company or any Subsidiary or the sale, lease, transfer, exchange or other disposition of all or substantially all of the Company’s assets or all of the Interests of the Members in the Company, in one or a series of related transactions;

 

  

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(ii)

	
except as expressly provided in Section 12 with respect to Transfers by Bluerock or a Bluerock Transferee to a Bluerock Transferee and with respect to Transfers by Hawthorne as permitted thereunder, the admission or removal of any Member or the Company’s issuance to any third party of any equity interest in the Company (including interests convertible into, or exchangeable for, equity interests in the Company);

 

	
  

	
(iii)

	
except upon the occurrence of any Dissolution Event, any liquidation, dissolution or termination of the Company;

 

	
  

	
(iv)

	
giving, granting or undertaking any options, rights of first refusal, deeds of trust, mortgages, pledges, ground leases, security or other interests in or encumbering a Property, any portion thereof or any other material assets;

 

	
  

	
(v)

	
selling, conveying, refinancing or effecting any other direct or indirect transfer of a Property, any Subsidiary (including the Subsidiary owning the Property) or other material asset of the Company or any portion thereof or the entering into of any agreement, commitment or assumption with respect to any of the foregoing;

 

	
  

	
(vi)

	
acquiring by purchase, ground lease or otherwise, any real property or other material asset or the entry into of any agreement, commitment or assumption with respect to any of the foregoing, or the making or posting of any deposit (refundable or non-refundable); or

 

	
  

	
(vii)

	
taking any action by the Company that is reasonably likely to result in any Member or any of its Affiliates having individual liability under any so called “bad boy” guaranties or similar agreements provided to third party lenders in respect of financings relating to the Company, the Subsidiaries or any of their assets which provide for recourse as a result of willful misconduct, fraud or gross negligence or failure to comply with the covenants or any other provisions of such “bad boy” guaranties.

 

“Management Agreement” shall mean that certain property management agreement attached hereto as Exhibit C to be entered into between the Company (or a Subsidiary of the Company), as owner, and Property Manager, as manager, pursuant to which Property Manager will provide certain management services for the Property.

 

“Management Committee” shall have the meaning provided in Section 9.2(a).

 

“Manager” shall have the meaning provided in Section 9.1(a).

 

“Member” and “Members” shall mean Bluerock, Hawthorne and any other Person admitted to the Company pursuant to this Agreement.  For purposes of the Act, the Members shall constitute a single class or group of members.

 

“Member in Question” shall have the meaning provided in Section 16.12.

 

“Member Minimum Gain” shall mean an amount, determined in accordance with Regulations Section 1.704-2(i)(3) 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.

 

  

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“Member Nonrecourse Debt” shall have the meaning given the term “partner nonrecourse debt” in Regulations Section 1.704-2(b)(4).

 

“Member Nonrecourse Deductions” shall have the meaning given the term “partner nonrecourse deductions” in Regulations Section 1.704-2(i).

 

“Net Income” shall mean the amount, if any, by which Income for any period exceeds Loss for such period.

 

“Net Loss” shall mean the amount, if any, by which Loss for any period exceeds Income for such period.

 

“New York UCC” shall have the meaning set forth in Section 16.17.

 

“Non-Initiating Member” shall have the meaning provided in Section 15.2(a).

 

“Nonrecourse Deduction” shall have the meaning given such term in Regulations Section 1.704-2(b)(1).

 

“Nonrecourse Liability” shall have the meaning given such term in Regulations Section 1.704-2(b)(3).

 

“Offer” shall have the meaning provided in Section 15.2(a).

 

“Offeror” shall have the meaning provided in Section 15.1(b).

 

“Offeree” shall have the meaning provided in Section 15.1(b).

 

“Ownership Entity” shall have the meaning provided in Section 15.2(a).

 

 “Percentage Interest” shall have the meaning provided in Section 5.3.

 

“Person” shall mean any individual, corporation, partnership, joint venture, association, joint-stock company, limited liability company, trust, unincorporated organization, government or any agency or political subdivision thereof or any other legal entity.

 

“Pledge Agreement” shall have the meaning provided in Section 14.5(a).

 

“Property” shall have the meaning provided in Section 3.

 

“Property Management Fee” shall have the meaning provided in Section 9.7.

 

“Property Manager” shall mean Hawthorne Residential Partners, LLC, so long as the Management Agreement is in full force and effect and thereafter, the entity performing similar services for the Company with respect to the Property.

 

“Property Manager Reports” shall have the meaning set forth in Section 8.2(c).

 

“Pursuer” shall have the meaning provided in Section 10(c).

 

  

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“REIT” shall mean a real estate investment trust as defined in Code Section 856.

 

“REIT Member” shall mean any Member, if such Member is a REIT or a direct or indirect subsidiary of a REIT.

 

“REIT Requirements” shall mean the requirements for qualifying as a REIT under the Code and Regulations.

 

“Regulations” shall mean the Treasury Regulations promulgated pursuant to the Code, as amended from time to time, including the corresponding provisions of any successor regulations.

 

“Representatives” shall have the meaning provided in Section 9.2(a).

 

“Response Period” shall have the meaning provided in Section 15.2(b).

 

“Sale Notice” shall have the meaning provided in Section 15.2(a).

 

“Securities Act” shall mean the Securities Act of 1933, as amended.

 

“Seller” shall mean Reserve at Creekside Limited Partnership, a Florida limited partnership.

 

“Subsidiary” shall mean any corporation, partnership, limited liability company or other entity of which fifty percent (50%) of which at least a majority of the capital stock or other equity securities is owned by the Company or more is owned by the Company.

 

“Tax Matters Member” shall have the meaning provided in Section 8.3.

 

“Total Investment” shall mean the sum of the aggregate Capital Contributions made by a Member.

 

“Transfer” means, as a noun, any transfer, sale, assignment, exchange, charge, pledge, gift, hypothecation, conveyance, encumbrance or other disposition, voluntary or involuntary, by operation of law or otherwise and, as a verb, voluntarily or involuntarily, by operation of law or otherwise, to transfer, sell, assign, exchange, charge, pledge, give, hypothecate, convey, encumber or otherwise dispose of.

 

 “Valuation Amount” shall have the meaning provided in Section 15.1(b).

 

	
  

	
Organization of the Company.

 

1.1 Name.  The name of the Company shall be “BR Hawthorne Creekside JV, LLC”.  The business and affairs of the Company shall be conducted under such name or such other name as the Members deem necessary or appropriate to comply with the requirements of law in any jurisdiction in which the Company may elect to do business.

  

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1.2 Place of Registered Office; Registered Agent.  The address of the registered office of the Company in the State of Delaware is 2711 Centerville Road, Wilmington, Delaware 19808.  The name and address of the registered agent for service of process on the Company in the State of Delaware is Corporation Service Company, 2711 Centerville Road, Wilmington, Delaware 19808.  The Management Committee may at any time on five (5) days prior notice to all Members change the location of the Company’s registered office or change the registered agent.

1.3 Principal Office.  The principal address of the Company shall be c/o Bluerock Real Estate, L.L.C., 680 Fifth Avenue, New York, New York 10019 and the principal office of Property Manager shall be c/o Hawthorne Residential Partners, 200 Providence Road, Suite 105, Charlotte, North Carolina 28207, or, in each case, at such other place or places as may be determined by the Management Committee from time to time.

1.4 Filings. On or before execution of this Agreement, an authorized person within the meaning of the Act shall have duly filed or caused to be filed the Certificate of Formation of the Company with the office of the Secretary of State of Delaware, as provided in Section 18-201 of the Act, and the Members hereby ratify such filing.  The Manager shall use its best efforts to take such other actions as may be reasonably necessary to perfect and maintain the status of the Company as a limited liability company under the laws of Delaware.  Notwithstanding anything contained herein to the contrary, the Company shall not do business in any jurisdiction that would jeopardize the limitation on liability afforded to the Members under the Act or this Agreement.

1.5 Term.  The Company shall continue in existence from the date hereof until December 31, 2059, unless extended by the Members, or until the Company is dissolved as provided in Section 13, whichever shall occur earlier.

1.6 Expenses of the Company.  Other than the reimbursement of costs and expenses as provided herein and the fees described in Section 9.7, no fees, costs or expenses shall be payable by the Company to any Member (or its Affiliates).

	
  

	
Purpose.

The purpose of the Company, subject in each case to the terms hereof, shall be to engage in the business of acquiring, owning, operating, developing, renovating, repositioning, managing, leasing, selling, financing and refinancing the real estate and any real estate related investments (or portions thereof) known as The Reserve at Creekside Village Apartments, 1340 Reserve Way, Chattanooga, Tennessee 37421, which are either held by the Company directly or through entities in which the Company owns a majority of the interests (any property acquired as aforesaid shall hereinafter be referred to as the “Property”), and all other activities reasonably necessary to carry out such purpose.  The acquisition of the Property will be effected through the utilization of a special purpose entity formed this express purpose and, to the extent practicable, will be structured in a tax efficient manner for each Member, in each case as determined by the Management Committee.

 

	
  

	
Conditions.

  

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1.7   Bluerock Conditions.  The obligation of Bluerock to consummate the transactions contemplated herein and to make the initial Capital Contributions under Section 5.1 is subject to fulfillment of all of the following conditions on or prior to the date hereof:

(a)           Hawthorne shall deposit in the Company’s bank account or the designated escrow account of First American Title Insurance Company of New York (“Title Company”) the amount of its initial Capital Contribution set forth on Exhibit A hereto;

 

(b)           The Management Agreement shall have been executed by the Company and Property Manager;

 

(c)           All of the representations and warranties of Hawthorne and Property Manager contained in this Agreement and the Collateral Agreements shall be true and correct as of the date hereof;

 

(d)           The Company (or BR Creekside, LLC) shall have assumed the Loan contemplated by the loan assumption documents to be entered into between BR Creekside, LLC, Seller, and CWCapital LLC (the “Loan Documents”); and

 

(e)           That certain agreement by and among James G. Babb, III, R. Ramin Kamfar, Edward Harrington, Samantha Davenport and Shoffner Allison providing for the allocation of liability and contribution for losses arising from the “bad boy” guaranties constituting part of the Loan Documents shall have been executed by Messrs. Harrington and Allison and Ms. Davenport and delivered to Bluerock.

 

1.8   Hawthorne Conditions.  The obligation of Hawthorne to consummate the transactions contemplated herein and to make the initial Capital Contributions under Section 5.1 is subject to fulfillment of all of the following conditions on or prior to the date hereof:

(a)           Bluerock shall deposit into the Company’s bank account or Title Company’s designated escrow account the amount of its initial Capital Contribution set forth on Exhibit A hereto;

 

(b)           The Company (or BR Creekside) shall have assumed the Loan contemplated by the Loan Documents;

 

(c)           The Management Agreement shall have been executed between the Company and Property Manager;

 

(d)           All of the representations and warranties of Bluerock contained in this Agreement and the Collateral Agreement shall be true and correct as of the date hereof; and

 

(e)           That certain agreement by and among James G. Babb, III, R. Ramin Kamfar, Edward Harrington, Samantha Davenport and Shoffner Allison providing for the allocation of liability and contribution for losses arising from the “bad boy” guaranties constituting part of the Loan Documents shall have been executed by Messrs. Babb and Kamfar and delivered to Hawthorne.

 

  

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Capital Contributions, Loans, Percentage Interests and Capital Accounts.

1.9 Initial Capital Contributions.  Subject to the conditions set forth in Section 4, upon execution of this Agreement, Bluerock and Hawthorne shall each make an initial Capital Contribution to the Company of cash in the amounts set forth in Exhibit A attached hereto. The initial Capital Contribution of the Members to the Company may include amounts for working capital. 

1.10 Additional Capital Contributions.

           (a)           Additional Capital Contributions may be called for from the Members by the Management Committee by written notice to the Members from time to time as and to the extent capital is necessary to effect an investment or expenditures approved by the Management Committee.  Except as otherwise agreed by the Members, such additional Capital Contributions shall be in an amount for each Member equal to the product of the amount of the aggregate Capital Contribution called for multiplied by sixty-eight (68%) percent in the case of Bluerock and thirty-two (32%) percent in the case of Hawthorne.  The Capital Contributions required to be made by Hawthorne shall be contributed or advanced, as the case may be, in cash by Hawthorne from its own sources (and shall not be borrowed or constitute proceeds from a Transfer of a direct or indirect interest in Hawthorne or the Interest of Hawthorne or otherwise).  Such additional Capital Contributions shall be payable by the Members to the Company upon the earlier of (i) twenty (20) days after written request from the Company, or (ii) the date when the Capital Contribution is required, as set forth in a written request from the Company.

 

 

(b)           If a Member (a “Defaulting Member”) fails to make a Capital Contribution that is required as provided in Section 5.2(a) within the time frame required therein (the amount of the failed contribution and related loan shall be the “Default Amount”), the other Member, provided that it has made the Capital Contribution required to be made by it, in addition to any other remedies it may have hereunder or at law, shall have one or more of the following remedies:

 

(1)           to advance to the Company on behalf of, and as a loan to the Defaulting Member, an amount equal to the Default Amount to be evidenced by a promissory note in form reasonably satisfactory to the non-failing Member (each such loan, a “Default Loan”).  The Capital Account of the Defaulting Member shall be credited with the amount of such Default Amount attributable to a Capital Contribution and the aggregate of such amounts shall constitute a debt owed by the Defaulting Member to the non-failing Member.  Any Default Loan shall bear interest at the rate of twenty (20%) percent per annum, but in no event in excess of the highest rate permitted by applicable laws (the “Default Loan Rate”), and shall be payable by the Defaulting Member on demand from the non-failing Member and from any Distributions due to the Defaulting Member hereunder.  Interest on a Default Loan to the extent unpaid, shall accrue and compound on a quarterly basis.  A Default Loan shall be prepayable, in whole or in part, at any time or from time to time without penalty.  Any such Default Loans shall be with full recourse to the Defaulting Member and shall be secured by the Defaulting Member’s interest in the Company including, without limitation, such Defaulting Member’s right to Distributions.  In furtherance thereof, upon the making of such Default Loan, the 

  

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Defaulting Member hereby pledges, assigns and grants a security interest in its Interest to the non-failing Member and agrees to promptly execute such documents and statements reasonably requested by the non-failing Member to further evidence and secure such security interest.  Any advance by the non-failing Member on behalf of a Defaulting Member pursuant to this Section 5.2(b)(1) shall be deemed to be a Capital Contribution made by the Defaulting Member except as otherwise expressly provided herein.  All Distributions to the Defaulting Member hereunder shall be applied first to payment of any interest due under any Default Loan and then to principal until all amounts due thereunder are paid in full.  While any Default Loan is outstanding, the Company shall be obligated to pay directly to the non-failing Member, for application to and until all Default Loans have been paid in full, the amount of (x) any Distributions payable to the Defaulting Member, and (y) any proceeds of the sale of the Defaulting Member’s Interest in the Company;

 

(2)           subject to any applicable thin capitalization limitations on indebtedness of the Company, to treat its portion of such Capital Contribution as a loan to the Company (rather than a Capital Contribution) and to advance to the Company as a loan to the Company an amount equal to the Default Amount, which loan shall be evidenced by a promissory note in form reasonably satisfactory to the non-failing Member and which loan shall bear interest at the Default Loan Rate and be payable on a first priority basis by the Company from available Cash Flow and prior to any Distributions made to the Defaulting Member.  If each Member has loans outstanding to the Company under this provision, such loans shall be payable to each Member in proportion to the outstanding balances of such loans to each Member at the time of payment.  Any advance to the Company pursuant to this Section 5.2(b)(2) shall not be treated as a Capital Contribution made by the Defaulting Member;

 

(3)           to make an additional Capital Contribution to the Company equal to the Default Amount whereupon the Percentage Interests of the Members shall be recalculated to (i) increase the non-defaulting Member’s Percentage Interest by the percentage (“Applicable Adjustment Percentage”) determined by dividing one hundred fifty percent (150%) of the Default Amount by the sum of the Members’ Total Investment (taking into account the actual amount of such additional Capital Contribution) and by increasing its Capital Account by one and one-half of the amount of the Default Amount, and (ii) to reduce the Defaulting Member’s Percentage Interest by the Applicable Adjustment Percentage and by decreasing its Capital Account by one-half of the amount of the Default Amount; or

 

(4)           in lieu of the remedies set forth in subparagraphs (1), (2) or (3), revoke its portion of such additional Capital Contribution, whereupon the portion of the Capital Contribution made by the non-failing Member shall be returned within ten (10) days with interest computed at the Default Loan Rate by the Company.

 

(c)           Notwithstanding the foregoing provisions of this Section 5.2, no additional Capital Contributions shall be required from any Member if (i) the Company or any other Person shall be in default (or with notice or the passage of time or both, would be in default) in any material respect under any loan, indenture, mortgage, lease, agreement or instrument to which 

  

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the Company or any of its Subsidiaries is a party or by which the Company (or any of its Subsidiaries) or any of its properties or assets is or may be bound, (ii) any other Member, the Company or any of its Subsidiaries shall be insolvent or bankrupt or in the process of liquidation, termination or dissolution, (iii) any other Member, the Company or any of its Subsidiaries shall be subjected to any pending litigation (x) in which the amount in controversy exceeds $500,000, (y) which litigation is not being defended by an insurance company who would be responsible for the payment of any judgment in such litigation, and (z) which litigation if adversely determined could have a material adverse effect on such other Member and/or the Company or any of its Subsidiaries and/or could interfere with their ability to perform their obligations hereunder or under any Collateral Agreement, (iv) there has been a material adverse change in (including, but not limited to, the financial condition of) any other Member (and/or its Affiliates) which, in Member’s reasonable judgment, prevents such other Member (and/or its Affiliates from performing, or substantially interferes with their ability to perform, their obligations hereunder or under any Collateral Agreement.  If any of the foregoing events shall have occurred and any Member elects not to make a Capital Contribution on account thereof, then any other Member which has made its pro rata share of such Capital Contribution shall be entitled to a return of such Capital Contribution from the Company.

 

1.11 Percentage Ownership Interest.  The Members shall have the initial percentage ownership interests (as the same are adjusted as provided in this Agreement, a “Percentage Interest”) in the Company set forth on Exhibit A immediately following the Capital Contributions provided for in Section 5.1.  The Percentage Interests of the Members in the Company shall be adjusted monthly so that the respective Percentage Interests of the Members at any time shall be in proportion to their respective cumulative Total Investment made (or deemed to be made) pursuant to Sections 5.1 and 5.2, as the same may be further adjusted pursuant to Section 5.2(b)(3).  Percentage Interests shall not be adjusted by distributions made (or deemed made) to a Member.

1.12 Return of Capital Contribution.  Except as approved by each of the Members, no Member shall have any right to withdraw or make a demand for withdrawal of the balance reflected in such Member’s Capital Account (as determined under Section 5.6) until the full and complete winding up and liquidation of the business of the Company.

1.13 No Interest on Capital.  Interest earned on Company funds shall inure solely to the benefit of the Company, and no interest shall be paid upon any Capital Contributions nor upon any undistributed or reinvested income or profits of the Company.

1.14 Capital Accounts.  A separate capital account (the “Capital Account”) shall be maintained for each Member in accordance with Section 1.704-1(b)(2)(iv) of the Regulations. Without limiting the foregoing, the Capital Account of each Member shall be increased by (i) the amount of any Capital Contributions made by such Member, (ii) the amount of Income allocated to such Member and (iii) the amount of income or profits, if any, allocated to such Member not otherwise taken into account in this Section 5.6.  The Capital Account of each Member shall be reduced by (i) the amount of any cash and the fair market value of any property distributed to the Member by the Company (net of liabilities secured by such distributed property that the Member is considered to assume or take subject to), (ii) the amount of Loss allocated to the Member and (iii) the amount of expenses or losses, if any, allocated to such 

  

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Member not otherwise taken into account in this Section 5.6.  The Capital Accounts of the Members shall not be increased or decreased pursuant to Regulations Section 1.704-1(b)(2)(iv)(f) to reflect a revaluation of the Company’s assets on the Company’s books in connection with any contribution of money or other property to the Company pursuant to Section 5.2 by existing Members.  If any property other than cash is distributed to a Member, the Capital Accounts of the Members shall be adjusted as if such property had instead been sold by the Company for a price equal to its fair market value, the gain or loss allocated pursuant to Section 7, and the proceeds distributed in the manner set forth in Section 6.1 or Section 13.3(e)(iii).  No Member shall be obligated to restore any negative balance in its Capital Account.  No Member shall be compensated for any positive balance in its Capital Account except as otherwise expressly provided herein.  The foregoing provisions and the other provisions of this Agreement relating to the maintenance of Capital Accounts are intended to comply with the provisions of Regulations Section 1.704-1(b)(2) and shall be interpreted and applied in a manner consistent with such Regulations.

1.15 New Members.  The Company may issue additional Interests and thereby admit a new Member or Members, as the case may be, to the Company, only if such new Member (i) has delivered to the Company its Capital Contribution, (ii) has agreed in writing to be bound by the terms of this Agreement by becoming a party hereto, and (iii) has delivered such additional documentation as the Company shall reasonably require to so admit such new Member to the Company.  Without the prior written consent of each then-current Member, a new Member may not be admitted to the Company if the Company would, or may, have in the aggregate more than one hundred (100) members.  For purposes of determining the number of members under this Section 5.7, a Person (the “beneficial owner”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the Code) (the “flow-through entity”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Management Committee, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation.

	
  

	
Distributions.

1.16 Distribution of Distributable Funds

(a)           The Management Committee shall calculate and determine the amount of Distributable Funds for each applicable period.  Except as provided in Sections 5.2(b), 6.1(b) or 13.3 or otherwise provided hereunder, Distributable Funds, if any, shall be distributed to the Members, in proportion to their Percentage Interests, on a semi-annual basis based on a calendar year, so long as the Loan is outstanding.  Thereafter, such distributions shall be made on the 15th day of each month or from time to time as determined by the Management Committee.

 

 (b)           Any distributions otherwise payable to a Member under this Agreement shall be applied first to satisfy amounts due and payable on account of the indemnity and/or contribution obligations of such Member under this Agreement and/or any other agreement delivered by such Member to the Company or any other Member but shall be deemed distributed to such Member for purposes of this Agreement.

 

  

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1.17 Distributions in Kind.  In the discretion of the Management Committee, Distributable Funds may be distributed to the Members in cash or in kind and Members may be compelled to accept a distribution of any asset in kind even if the percentage of that asset distributed to it exceeds a percentage of that asset that is equal to the percentage in which such Member shares in distributions from the Company.  In the case of all assets to be distributed in kind, the amount of the distribution shall equal the fair market value of the asset distributed as determined by the Management Committee.  In the case of a distribution of publicly traded property, the fair market value of such property shall be deemed to be the average closing price for such property for the thirty (30) day period immediately prior to the distribution, or if such property has not yet been publicly traded for thirty (30) days, the average closing price of such property for the period prior to the distribution in which the property has been publicly traded.

	
  

	
Allocations.

1.18 Allocation of Net Income and Net Losses Other than in Liquidation.  Except as otherwise provided in this Agreement, Net Income and Net Losses of the Company for each Fiscal Year shall be allocated among the Members in a manner such that, as of the end of such Fiscal Year and taking into account all prior allocations of Net Income and Net Losses of the Company and all distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the distributions that would be made to such Member pursuant to Section 6.1 if the Company were dissolved, its affairs wound up and assets sold for cash equal to their tax basis (or book value in the case of assets that have been revalued in accordance with Section 704(b) of the Code), all Company liabil­ities were satisfied, and the net assets of the Company were distributed in accordance with Section 6.1 immediately after such allocation.

1.19 Allocation of Net Income and Net Losses in Liquidation.  Net Income and Net Losses realized by the Company in connection with the liquidation of the Company pursuant to Section 13 shall be allocated among the Members in a manner such that, taking into account all prior allocations of Net Income and Net Losses of the Company and all distributions made by the Company through such date, the Capital Account of each Member is, as nearly as possible, equal to the amount which such Member is entitled to receive pursuant to Section 13.3(d)(iii).

1.20 U.S. Tax Allocations.

 

(a)           Subject to Section 704(c) of the Code, for U.S. federal and state income tax purposes, all items of Company income, gain, loss, deduction and credit shall be allocated among the Members in the same manner as the corresponding item of income, gain, loss, deduction or credit was allocated pursuant to the preceding paragraphs of this Section 7.

 

(b)           Code Section 704(c).  In accordance with Code Section 704(c) and the Treasury regulations promulgated thereunder, income and loss with respect to any property contributed to the capital of the Company (including, if the property so contributed constitutes a partnership interest, the applicable distributive share of each item of income, gain, loss, expense and other items attributable to such partnership interest whether expressly so allocated or reflected in partnership allocations) shall, solely for U.S. federal income tax purposes, be allocated among the Members so as to take account of any variation between the adjusted basis 

  

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of such property to the Company for U.S. federal income tax purposes and its Agreed Upon Value at the time of contribution.  Such allocation shall be made in accordance with such method set forth in Regulations Section 1.704-3(b) as the Manager in its reasonable discretion approves.

 

Any elections or other decisions relating to such allocations shall be made by Bluerock in any manner that reasonably reflects the purpose and intention of this Agreement.  Allocations pursuant to this Section 7.3. are solely for purposes of U.S. federal, state and local income taxes and shall not affect, or in any way be taken into account in computing, any Member’s share of Net Income, Net Loss, other items or distributions pursuant to any provisions of this Agreement.

 

	
  

	
Books, Records, Tax Matters and Bank Accounts.

 

1.21 Books and Records.  The books and records of account of the Company shall be maintained in accordance with industry standards and shall be based on the Property Manager Reports.  The books and records shall be maintained at the Company’s principal office or at a location designated by the Management Committee, and all such books and records (and the dealings and other affairs of the Company and its Subsidiaries) shall be available to any Member at such location for review, investigation, audit and copying, at such Member’s sole cost and expense, during normal business hours on at least twenty-four (24) hours prior notice.  In connection with such review, investigation or audit, such Member (and its representatives and agents) shall have the unfettered right to meet and consult with any and all employees of Property Manager (or any of their respective Affiliates) and to attend meetings and independently meet and consult with any and all third parties having dealings or any other relationship with the Company or any of its subsidiaries or with Property Manager in respect of the Company or any of its Subsidiaries.

1.22 Reports and Financial Statements.

(a)           Within thirty (30) days of the end of each Fiscal Year, the Manager shall cause each Member to be furnished with two sets of the following additional annual reports computed as of the last day of the Fiscal Year:

 

	
  

	
(i)

	
An unaudited balance sheet of the Company;

 

	
  

	
(ii)

	
An unaudited statement of the Company’s profit and loss; and

 

	
  

	
(iii)

	
A statement of the Members’ Capital Accounts and changes therein for such Fiscal Year.

 

(b)           Within fifteen (15) days of the end of each quarter of each Fiscal Year, the Property Manager shall cause to be furnished to Bluerock such information as requested by Bluerock as is necessary for any REIT Member to determine its qualification as a REIT and its compliance with REIT Requirements as shall be requested by Bluerock.  Further, the Property Manager shall cooperate in a reasonable manner at the request of any Member to work in good faith with any designated accountants or auditors of such Member or its Affiliates so that such 

  

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Member or its Affiliate is able to comply with its public reporting, attestation, certification and other requirements under the Securities Exchange Act of 1934, as amended, applicable to such entity, and to work in good faith with the designated accountants or auditors of the Member or any of its Affiliates in connection therewith, including for purposes of testing internal controls and procedures of such Member or its Affiliates.

 

(c)           The Members acknowledges that the Property Manager is obligated to perform Project-related accounting and furnish Project-related accounting statements under the terms of the Management Agreement (the “Property Manager Reports”).  Manager shall be entitled to rely on the Property Manager Reports with respect to its obligations under this Section 8, and the Members acknowledge that the reports to be furnished shall be based on the Property Manager Reports, without any duty on the part of the Manager to further investigate the completeness, accuracy or adequacy of the Property Manager Reports.

 

8.3           Tax Matters Member.  Bluerock is hereby designated as the “tax matters partner” of the Company and the Subsidiaries, as defined in Section 6231(a)(7) of the Code (the “Tax Matters Member”) and shall prepare or cause to be prepared all income and other tax returns of the Company and the Subsidiaries pursuant to the terms and conditions of Section 8.5.  Except as otherwise provided in this Agreement, all elections required or per­mitted to be made by the Company and the Subsidiaries under the Code or state tax law shall be timely determined and made by Bluerock.  The Members intend that the Company be treated as a partnership for U.S. federal, state and local tax purposes, and the Members will not elect or authorize any person to elect to change the status of the Company from that of a partnership for U.S. federal, state and local income tax purposes.  Bluerock agrees to consult with Hawthorne with respect to any written notice of any material tax elections and any material inquiries, claims, assessments, audits, controversies or similar events received from any taxing authority.  In addition, upon the request of any Member, the Company and each Subsidiary shall make an election pursuant to Code Section 754 to adjust the basis of the Company’s property in the manner provided in Code Sections 734(b) and 743(b).  The Company hereby indemnifies and holds harmless Bluerock from and against any claim, loss, expense, liability, action or damage resulting from its acting or its failure to take any action as the “tax matters partner” of the Company and the Subsidiaries, provided that any such action or failure to act does not constitute gross negligence or willful misconduct.

 

8.4           Bank Accounts.  All funds of the Company are to be deposited in the Company’s name in such bank account or accounts as may be designated by the Management Committee and shall be withdrawn on the signature of such Person or Persons as the Management Committee may authorize.

8.5           Tax Returns.  Manager shall cause to be prepared all income and other tax returns of the Company and the Subsidiaries required by applicable law and shall submit such returns to the Management Committee for its review, comment and approval at least ten (10) days prior to the due date or extended due date thereof and shall thereafter cause the same to be filed in a timely manner (including extensions).  No later than the due date or extended due date, Manager shall deliver or cause to be delivered to each Member a copy of the tax returns for the Company and such Subsidiaries with respect to such Fiscal Year, together with such information 

  

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with respect to the Company and such Subsidiaries as shall be necessary for the preparation by such Member of its U.S. federal and state income or other tax and information returns.

8.6           Expenses.  Notwithstanding any contrary provision of this Agreement, the Members acknowledge and agree that the reasonable expenses and charges incurred directly or indirectly by or on behalf of the Manager in connection with its obligations under this Section 8 will be reimbursed by the Company to the Manager.

	
  

	
Management and Operations.

 

1.23 Management.

(a)           The Company shall be managed by Bluerock (“Manager”), who shall have the authority to exercise all of the powers and privileges granted by the Act, any other law or this Agreement, together with any powers incidental thereto, and to take any other action not prohibited under the Act or other applicable law, so far as such powers or actions are necessary or convenient or related to the conduct, promotion or attainment of the business, purposes or activities of the Company.  Manager shall manage the operations and affairs of the Company, subject to the oversight and reversal by, and direction from, the Management Committee and/or Bluerock.  Decisions on the matters set forth in Exhibit E require the express approval of the Management Committee and Bluerock and shall be made solely by the Management Committee and Bluerock as provided therein.  To the extent that Bluerock or a Bluerock Transferee Transfers all or a portion of its Interest in accordance with Section 12 to a Bluerock Transferee, such Bluerock Transferee may be appointed as a co-Manager under this Section 9.1(a) by Bluerock or a Bluerock Transferee then holding all or a portion of an Interest without any further action or authorization by any Member.

 

(b)           The Management Committee may appoint individuals to act on behalf of the Company with such titles and authority as determined from time to time by the Management Committee.  Each of such individuals shall hold office until his or her death, resignation, replacement by the Member who appointed the individual to the Management Committee, or removal by a vote of the Management Committee (in which case the Member who appointed such individual shall promptly appoint a replacement).

 

1.24 Management Committee.

(a)           Bluerock and Hawthorne hereby establish a management committee (the “Management Committee”).  The Management Committee shall consist of four (4) individuals appointed to act as “representatives” of the Member that appointed him or her (the “Representatives”) as follows: (i) Bluerock shall be entitled to designate two (2) Representatives to represent Bluerock; and (ii) Hawthorne shall be entitled to designate two (2) Representatives to represent Hawthorne.  The initial members of the Management Committee are set forth on Exhibit A.  Hawthorne represents, warrants and covenants that the Representatives designated by Hawthorne on Exhibit A have, and shall at all times have, the full power and authority to make decisions and vote as a member of the Management Committee, and that such Representatives’ votes as members of the Management Committee will be binding on Hawthorne and any 

 

  

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transferee of all or a portion of Hawthorne’s Interest; unless and until such time as Hawthorne or its transferee notifies Bluerock of a change in a Representative, after which time this sentence shall apply only with respect to the replacement Representative.

 

(b)           Each member of the Management Committee, subject to Section 9.1(b), shall hold office until death, resignation or removal at the pleasure of the Member that appointed him or her.  If a vacancy occurs on the Management Committee, the Person with the right to appoint and remove such vacating Representative shall appoint his/her or her successor.  A Member shall lose its right to have representatives on the Management Committee, and its representatives on the Management Committee shall be deemed to be automatically removed, as of the date on which such Member ceases to be a Member or as otherwise provided in this Agreement.  If Bluerock or a Bluerock Transferee Transfers all or a portion of its Interest to a Bluerock Transferee pursuant to Section 12.2, such Bluerock Transferee shall automatically, and without any further action or authorization by any Member, succeed to the rights and powers of Bluerock under this Section 9 as may be agreed to between Bluerock or the Bluerock Transferee which is transferring the Interest, on the hand, and the Bluerock Transferee to which the Interest is being transferred, on the other hand, including the shared or unilateral right to appoint the Representatives that Bluerock was theretofore entitled to appoint pursuant to Section 9.2(a).

 

(c)           The Management Committee shall meet once every quarter (unless waived by mutual agreement of the Members) and at such other times as may be necessary for the conduct of the Company’s business on at least five (5) days prior written notice of the time and place of such meeting given by any Representative. Notice of regular meetings of the Management Committee are not required.  Representatives may waive in writing the requirements for notice before, at or after a special meeting, and attendance at such a meeting without objection by a Representative shall be deemed a waiver of such notice requirement.

 

(d)           The Management Committee shall have the right, but not the obligation, to elect one of the Representatives or another person to serve as Secretary of the Management Committee.  Such person shall hold office until his/her or her death, resignation or removal by a vote of the Management Committee.  The Secretary or a person designated by him or her shall take written minutes of the proceedings of the meetings of the Management Committee, and such minutes shall be filed with the records of the Company.

 

(e)           The only Representatives required to constitute a quorum for a meeting of the Management Committee shall be one (1) Representative appointed by Bluerock and one (1) Representative appointed by Hawthorne; provided, however, that if Hawthorne has not appointed at least one (1) Representative to the Management Committee at the time of such meeting (for example, if each Hawthorne Representative has been removed and not replaced), then a quorum for a meeting of the Management Committee shall be one (1) Representative appointed by Bluerock.  Each of the two (2) Representatives appointed by Bluerock shall be entitled to cast two (2) votes on any matter that comes before the Management Committee and each of the Representatives appointed by Hawthorne shall be entitled to cast one (1) vote on any matter that comes before the Management Committee.  Approval by the Management Committee of any matter shall require the affirmative vote (including votes cast by proxy) of at least a majority of the votes of the Representatives then in office voting at a duly held meeting of the Management 

  

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Committee, except as specifically set forth on Exhibit E.  Exhibit E may only be amended to remove items specified therein by a unanimous vote of the Representatives.

 

(f)           Any meeting of the Management Committee may be held by conference telephone call, video conference or through similar communications equipment by means of which all persons participating in the meeting can communicate with each other.  Participation in a telephonic and/or video conference meeting held pursuant to this Section shall constitute presence in person at such meeting.

 

(g)           Any action required or permitted to be taken at a meeting of the Management Committee may be taken without a meeting, without prior notice and without a vote if a consent or consents in writing, setting forth the action so taken, shall be signed by the Representatives having not less than the minimum of votes that would be necessary to authorize or take such action at a meeting at which all Representatives entitled to vote thereon were present and voted.  All consents shall be filed with the minutes of the proceedings of the Management Committee.

 

(h)           Except as otherwise expressly provided in this Agreement, none of the Members or their Representatives (in their capacities as members of the Management Committee) only, shall have any duties or liabilities to the Company or any other Member (including any fiduciary duties), whether or not such duties or liabilities otherwise arise or exist in law or in equity, and each Member hereby expressly waives any such duties or liabilities; provided, however, that this Section 9.2(h) shall not eliminate or limit the liability of such Representatives or the Members (A) for acts or omissions that involve fraud, intentional misconduct or a knowing and culpable violation of law, or (B) for any transaction not permitted or authorized under or pursuant to this Agreement from which such Representative or Member derived a personal benefit unless the Management Committee has approved in writing such transaction in accordance with this Agreement; provided, further, however, that the duty of care of each of such Representatives and the Members is to not act with fraud, intentional misconduct or a knowing and culpable violation of law.  Except as provided in this Agreement, whenever in this Agreement a Representative of a Member and/or a Member is permitted or required to make a decision affecting or involving the Company, any Member or any other Person, such Representative and/or such Member shall be entitled to consider only such interests and factors as he, she or it desires, including a particular Member’s interests, and shall, to the fullest extent permitted by applicable law, have no duty or obligation to give any consideration to any interest of or factors affecting the Company or any Member.

 

1.25 Annual Business Plan.  No later than thirty (30) days prior to the end of the then current Fiscal Year (except for the 2010 Annual Business Plan, a copy of which is attached hereto as Exhibit D), Property Manager shall prepare (or cause to be prepared) and shall deliver to the Management Committee and Bluerock for approval pursuant to Section 9.1 (and Exhibit D) the annual business plan for the next Fiscal Year.  If Property Manager fails to deliver a proposed annual business plan or if the plan proposed is unacceptable to the Management Committee or Bluerock, the Management Committee and/or Bluerock shall have the right to prepare, for approval by the Management Committee and/or Bluerock, a proposed annual business plan (a plan approved by the Management Committee and Bluerock, is referred to herein as the “Annual Business Plan”). The Annual Business Plan shall be updated on a quarterly 

  

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basis.  No material changes or departures from any item in an Annual Business Plan approved by the Management Committee shall be made by Property Manager without the prior approval of the Management Committee.  Each Annual Business Plan shall include the information set forth in Exhibit B.

1.26 Implementation of Plan by Property Manager.  Property Manager shall, subject to the limitations contained herein, the availability of operating revenues and other cash flow and any other matters outside of the reasonable control of Property Manager, implement and shall not vary or modify the then applicable Annual Business Plan without the approval of the Management Committee and Bluerock. Property Manager shall promptly advise and inform the Management Committee of any transaction, notice, event or proposal directly relating to the management and operation of any Property, other assets of the Company or the Company or any Subsidiary which does or is likely to significantly affect, either adversely or favorably, such Property, other assets of the Company or the Company or such Subsidiary or cause a significant deviation from the Annual Business Plan.  Nothing contained herein shall in any way diminish the obligations or duties of Property Manager hereunder.

1.27 Affiliate Transactions.  No agreement shall be entered into by the Company or any Subsidiary with a Member or any Affiliate of a Member and no decision shall be made in respect of any such agreement (including, without limitation, the enforcement or termination thereof) unless such agreement or related decision shall have been approved in writing by the Management Committee.  Without limiting the foregoing, any such agreement shall be on arm’s length terms and conditions, be terminable on fifteen (15) days’ notice without penalty and the terms and conditions of such agreement shall be disclosed to all Representatives prior to the execution and delivery thereof.  Further, the written approval of Bluerock shall be required prior to the use of the name “Bluerock” in connection with any matter or transaction.

1.28 Other Activities.

 

(a)           Right to Participation in Other Member Ventures.  Neither the Company nor any Member (or any Affiliate of any Member) shall have any right by virtue of this Agreement either to participate in or to share in any other now existing or future ventures, activities or opportunities of any of the other Members or their Affiliates, or in the income or proceeds derived from such ventures, activities or opportunities.  Neither the Company nor any Member (or any Affiliate of any Member) shall have any right by virtue of this Agreement either to participate in or to share in any other now existing or future ventures, activities or opportunities of any of the other Members or their Affiliates, or in the income or proceeds derived from such ventures, activities or opportunities.

 

(b)           Limitation on Actions of Members; Binding Authority.  No Member shall, without the prior written consent of the other Members, take any action on behalf of, or in the name of, the Company, or enter into any contract, agreement, commitment or obligation binding upon the Company, or, in its capacity as a Member or Manager of the Company, perform any act in any way relating to the Company or the Company’s assets, except in a manner and to the extent consistent with the provisions of this Agreement.  Notwithstanding any provision in this Agreement to the contrary and without the need for any additional consent from any Person, the 

  

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Company, are hereby authorized to execute, deliver and perform that certain Consent and Agreement of the Company attached to the Pledge Agreement.

1.29 Management Agreement.

(a)           The Company has entered into the Management Agreement for the Property with Property Manager (which Management Agreement shall be updated and supplemented from time to time) pursuant to which Property Manager will provide the development and management services described therein to the Company.  Pursuant to the Management Agreement and subject to the terms of the Loan Documents, including any regulatory agreement required by the U.S. Department of Housing and Urban Development with respect to the Property, Property Manager will be entitled to receive a net property management fee equal to 3.0% of Gross Receipts (as defined in the Management Agreement) (the “Management Fee”) and Bluerock will be entitled to receive an oversight fee equal to 1.0% of the Gross Receipts (the “Oversight Fee”).  The Management Fee earned by the Property Manager and the Oversight Fee earned by Bluerock shall be subordinate to Bluerock’s receipt of an eight percent (8%) per annum simple return on Bluerock’s Total Investment over the term of Bluerock’s investment from the Company or any Subsidiary (the “Subordinated Hurdle”) as of each distribution date under Section 6.1 (whether or not distributions are actually made).  To the extent the Property Manager has received any Management Fee and/or Bluerock has received any Oversight Fee prior to such distribution date, but Bluerock has not been distributed cash pursuant to Section 6.1 equal to or greater than the Subordinated Hurdle as of such date, the Property Manager and Bluerock shall be required to pay to Bluerock such portion of the Management Fee received by the Property Manager and Oversight Fee received by Bluerock, each in proportion to the Management Fee received by Property Manager as compared to the Oversight Fee received by Bluerock, necessary to cause Bluerock to have received the Subordinated Hurdle accrued as of such distribution date (such repayments will be treated as distributions for determining whether the Subordinated Hurdle has been achieved). Portions of the Management Fee and the Oversight Fee that are paid to Bluerock due to the provisions of the preceding sentence, shall accrue and will be payable immediately after Bluerock has achieved the Subordinated Hurdle to the extent such fund are available at future distribution dates.   To illustrate the provisions of the previous two sentences: (i) assume that Bluerock’s Total Investment is $100 and it has received distributions under Section 6.1 of $7.00 as of the end of Year 1 (further assume such date is a distribution date) for a total of $7.00 or 7% on its Total Investment, and that the Property Manager has received the Management Fee and Bluerock has received the Oversight Fee prior to such distribution date; under those circumstances, the Property Manager and Bluerock would each be required to repay its proportionate share from the Management Fee and Oversight Fee, as applicable, to Bluerock necessary to cause Bluerock to have received $8.00 or 8% of its Total Investment, with such repaid portion of the Management Fee and Oversight Fee beginning to accrue as payable to the Property Manager and Bluerock; (ii) in Year 2, Bluerock received distributions of $10.00 for a total of $10.00 as of the end of Year 2 (further assume such date is a distribution date) for a total of $10.00 or 10% on its Total Investment) and $17.00 in total for Years 1 and 2 (8.5% per annum simple return on its Total Investment of the Management Fee); under these circumstances, the Property Manager would be entitled to receive its proportionate share of the accrued Management Fee from Year 1 and Bluerock would be entitled to receive its proportionate share of the accrued Oversight Fee from 

  

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Year 1, to the extent of any excess amounts over the Subordinated Hurdle; thus, Bluerock would pay the Property Manager and Bluerock, proportionately, up to $1.00 toward the accrued Management Fee and Oversight Fee, with any then unpaid amounts continuing to accrue and be payable.

(b)           The Management Agreement shall be terminable by the Company and/or Bluerock for any reason on thirty (30) days’ notice from the Management Committee or Bluerock to Property Manager. Any delegation of the responsibilities of Property Manager or the subcontracting for such services will be subject to Bluerock’s prior written consent.  Separate agreements may also be entered into with Hawthorne, Bluerock, their respective Affiliates, or with third parties for certain services to be provided to the Company, including leasing, construction management, property management, asset management, technology services, etc.  Such arrangements shall be at market rates, and shall be entered into only with the Management Committee’s prior written approval of the Management Committee and Bluerock, consistent with an approved budget and business plan for each asset.  Unless otherwise agreed, all such contracts will be payable on a monthly basis and will be terminable upon thirty (30) day’s notice for any reason or no reason.

 

1.30 Operation in Accordance with REOC/REIT Requirements.

 

(a)           The Members acknowledge that Bluerock or one or more of its Affiliates (an “BR Affiliate”) intends to qualify as a “real estate operating company” or “venture capital operating company” within the meaning of U.S. Department of Labor Regulation 29 C.F.R. §2510.3-101 (a “REOC”), and agree that the Company and its Subsidiaries shall be operated in a manner that will enable Bluerock and such BR Affiliate to so qualify.  Notwithstanding anything herein to the contrary, the Company and its Subsidiaries shall not take, or refrain from taking, any action that would result in Bluerock or a BR Affiliate from failing to qualify as a REOC.  The Members acknowledge and agree that Bluerock may assign any or all of its rights or powers under this Agreement as Manager, to designate committee representatives, to provide consents and approvals, or any other rights or powers to one or more of its BR Affiliates as it deems appropriate, and the exercise of any such rights or powers by a BR Affiliate shall have full force and effect under this Agreement without the need for any further consent or approval.  Hawthorne (a) shall not fund any Capital Contribution "with the 'plan assets' of any 'employee benefit plan' within the meaning of Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended or any 'plan' as defined by Section 4975 of the Internal Revenue Code of 1986, as amended", and (b) shall comply with any requirements specified by Bluerock in order to ensure compliance with this Section 9.8.

 

(b)           Notwithstanding anything in this Agreement to the contrary, unless specifically agreed to by the Management Committee in writing, neither the Company nor its Subsidiaries shall hold any investment, incur any indebtedness or otherwise take any action that would cause any Member of the Company (or any Person holding an indirect interest in the Company through an entity or series of entities treated as partnerships for U.S. federal income tax purposes) to realize any “unrelated business taxable income” as such term is defined in Code Sections 511 through 514.  All consents shall be filed with the minutes of the proceedings of the Management Committee.

 

  

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          (c)           The Company (and any direct or indirect Subsidiary of the Company) may not engage in any activities or hold any assets that would constitute or result in the occurrence of a REIT Prohibited Transaction as defined herein.  Notwithstanding anything to the contrary contained in this Agreement, during the time a REIT Member is a Member of the Company, neither the Company, any direct or indirect Subsidiary of the Company, nor any Member of the Company shall take or refrain from taking any action which, or the effect of which, would constitute or result in the occurrence of a REIT Prohibited Transaction by the Company or any direct or indirect Subsidiary thereof, including without limiting the generality of the foregoing, but in amplification thereof:

 

(i) Entering into any lease, license, concession or other agreement or permitting any sublease, license, concession or other agreement that provides for rent or other payment based in whole or in part on the income or profits of any person, excluding for this purpose a lease that provides for rent based in whole or in part on a fixed percentage or percentages of gross receipts or gross sales of any person without reduction for any costs of the lessee (and in the case of a sublease, without reduction for any sublessor costs);

 

(ii) Leasing personal property, excluding for this purpose a lease of personal property that is entered into in connection with a lease of real property where the rent attributable to the personal property is less than 15% of the total rent provided for under the lease;

 

(iii) Acquiring or holding any debt investments, excluding for these purposes “debt” solely between wholly-owned Subsidiaries of the Company, unless (I) the amount of interest income received or accrued by the Company under such loan does not, directly or indirectly, depend in whole or in part on the income or profits of any person, and (II) the debt is fully secured by mortgages on real property or on interests in real property.  Notwithstanding anything to the contrary herein, in the case of debt issued to the Company by a Subsidiary which is treated as a “taxable REIT subsidiary” of the REIT Member, such debt shall be secured by a mortgage or similar security interest, or by a pledge of the equity ownership of a subsidiary of such taxable REIT subsidiary;

 

(iv) Acquiring or holding, directly or indirectly, more than 10% of the outstanding securities of any one issuer (by vote or value) other than an entity which either (i) is taxable as a partnership or a disregarded entity for United States federal income tax purposes, (ii) has properly elected to be a taxable REIT subsidiary of the REIT Member by jointly filing with REIT, IRS Form 8875, or (iii) has properly elected to be a real estate investment trust for U.S. federal income tax purposes;

 

(v) Entering into any agreement where the Company receives amounts, directly or indirectly, for rendering services to the tenants of any property that is owned, directly or indirectly, by the Company other than (i) amounts received for services that are customarily furnished or rendered in connection with the rental of real property of a similar class in the geographic areas in which the Property is located where such services are either provided by (A) an Independent Contractor (as defined in Section 856(d)(3) of the Code) who is adequately compensated for such services and from which the Company or REIT Member do not, directly or indirectly, derive revenue or (B) a taxable REIT subsidiary of REIT Member who 

  

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is adequately compensated for such services or (ii) amounts received for services that are customarily furnished or rendered in connection with the rental of space for occupancy only (as opposed to being rendered primarily for the convenience of the Property’s tenants);

 

(vi) Entering into any agreement where a material amount of income received or accrued by the Company under such agreement, directly or indirectly, does not qualify as either (i) “rents from real property” or (ii) “interest on obligations secured by mortgages on real property or on interests in real property,” in each case as such terms are defined in Section 856(c) of the Code;

 

(vii) Holding cash of the Company available for operations or distribution in any manner other than a traditional bank checking or savings account;

 

             (viii) Selling or disposing of any property, subsidiary or other asset of the Company prior to (i) the completion of a two (2) year holding period with such period to begin on the date the Company acquires a direct or indirect interest in such property and begins to hold such property, subsidiary or asset for the production of rental income, and (ii) the satisfaction of any other requirements under Section 857 of the Code necessary for the avoidance of a prohibited transaction tax on the REIT; or

 

(ix) Failing to make current cash distributions to REIT Member each year in an amount which does not at least equal the taxable income allocable to REIT Member for such year.

Notwithstanding the foregoing provisions of this Section 9.8(c), the Company may enter into a REIT Prohibited Transaction if it receives the prior written approval of the REIT Member specifically acknowledging that the REIT Member is approving a REIT Prohibited Transaction pursuant to this Section 9.8(c).  For purposes of this Section 9.8(c), “REIT Prohibited Transactions” shall mean any of the actions specifically set forth in this Section 9.8(c)

 

1.31 FCPA.

 

(a)           In compliance with the Foreign Corrupt Practices Act, each Member will not, and will ensure that its officers, directors, employees, shareholders, members, agents and Affiliates, acting on its behalf or on the behalf of the Company or any of its Subsidiaries or Affiliates do not, for a corrupt purpose, offer, directly or indirectly, promise to pay, pay, promise to give, give or authorize the paying or giving of anything of value to any official representative or employee of any government agency or instrumentality, any political party or officer thereof or any candidate for office in any jurisdiction, except for any facilitating or expediting payments to government officials, political parties or political party officials the purpose of which is to expedite or secure the performance of a routine governmental action by such government officials or political parties or party officials.  The term “routine governmental action” for purposes of this provision shall mean an action which is ordinarily and commonly performed by the applicable government official in (i) obtaining permits, licenses, or other such official documents which such Person is otherwise legally entitled to; (ii) processing governmental papers; (iii) providing police protection, mail pick-up and delivery or scheduling inspections associated with contract performance or inspections related to transit of goods across country; 

  

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(iv) providing phone service, power and water supply, loading and unloading of cargo, or protecting perishable products or commodities from deterioration; or (v) actions of a similar nature.

 

The term routine governmental action does not include any decision by a government official whether, or on what terms, to award new business to or to continue business with a particular party, or any action taken by an official involved in the decision making process to encourage a decision to award new business to or continue business with a particular party.

 

(b)           Each Member agrees to notify immediately the other Member of any request that such Member or any of its officers, directors, employees, shareholders, members, agents or Affiliates, acting on its behalf, receives to take any action that may constitute a violation of the Foreign Corrupt Practices Act.

 

	
  

	
Confidentiality.

(a)           Any information relating to a Member’s business, operation or finances which are proprietary to, or considered proprietary by, a Member are hereinafter referred to as “Confidential Information”.  All Confidential Information in tangible form (plans, writings, drawings, computer software and programs, etc.) or provided to or conveyed orally or visually to a receiving Member, shall be presumed to be Confidential Information at the time of delivery to the receiving Member.  All such Confidential Information shall be protected by the receiving Member from disclosure with the same degree of care with which the receiving Member protects its own Confidential Information from disclosure.  Each Member agrees:  (i) not to disclose such Confidential Information to any Person except to those of its employees or representatives who need to know such Confidential Information in connection with the conduct of the business of the Company and who have agreed to maintain the confidentiality of such Confidential Information and (ii) neither it nor any of its employees or representatives will use the Confidential Information for any purpose other than in connection with the conduct of the business of the Company; provided that such restrictions shall not apply if such Confidential Information:

(x)           is or hereafter becomes public, other than by breach of this Agreement;

 

(y)           was already in the receiving Member’s possession prior to any disclosure of the Confidential Information to the receiving Member by the divulging Member; or

 

(z)           has been or is hereafter obtained by the receiving Member from a third party not bound by any confidentiality obligation with respect to the Confidential Information;

 

provided, further, that nothing herein shall prevent any Member from disclosing any portion of such Confidential Information (1) to the Company and allowing the Company to use such Confidential Information in connection with the Company’s business, (2) pursuant to judicial order or in response to a governmental inquiry, by subpoena or other legal process, but only to the extent required by such order, inquiry, subpoena or process, and only after reasonable notice to the original divulging Member, (3) as necessary or appropriate in connection with or to 

  

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prevent the audit by a governmental agency of the accounts of Hawthorne or Bluerock, (4) in order to initiate, defend or otherwise pursue legal proceedings between the parties regarding this Agreement, (5) necessary in connection with a Transfer of an Interest permitted hereunder or (6) to a Member’s respective attorneys or accountants or other representative.

 

(b)           The Members and their Affiliates shall each act to safeguard the secrecy and confidentiality of, and any proprietary rights to, any non-public information relating to the Company and its business, except to the extent such information is required to be disclosed by law or reasonably necessary to be disclosed in order to carry out the business of the Company.  Each Member may, from time to time, provide the other Members written notice of its non-public information which is subject to this Section 10(b).

 

(c)           Without limiting any of the other terms and provisions of this Agreement (including, without limitation, Section 9.6), to the extent a Member (the “Pursuer”) provides the other Member with information relating to a possible investment opportunity then being actively pursued by the Pursuer on behalf of the Company, the other Member receiving such information shall not use such information to pursue such investment opportunity for its own account to the exclusion of the Pursuer so long as the Pursuer is actively pursuing such opportunity on behalf of the Company and shall not disclose any Confidential Information to any Person (except as expressly permitted hereunder) or take any other action in connection therewith that is reasonably likely to cause damage to the Pursuer.

 

	
  

	
Representations and Warranties.

 

1.32 In General.  As of the date hereof, each of the Members hereby makes each of the representations and warranties applicable to such Member as set forth in Section 11.2.  Such representations and warranties shall survive the execution of this Agreement.

 

1.33 Representations and Warranties.  Each Member hereby represents and warrants that:

(a)           Due Incorporation or Formation; Authorization of Agreement.  Such Member is a corporation duly organized or a partnership or limited liability company duly formed, validly existing and in good standing under the laws of the jurisdiction of its incorporation or formation and has the corporate, partnership or company power and authority to own its property and carry on its business as owned and carried on at the date hereof and as contemplated hereby.  Such Member is duly licensed or qualified to do business and in good standing in each of the jurisdictions in which the failure to be so licensed or qualified would have a material adverse effect on its financial condition or its ability to perform its obligations hereunder.  Such Member has the corporate, partnership or company power and authority to execute and deliver this Agreement and to perform its obligations hereunder, and the execution, delivery and performance of this Agreement has been duly authorized by all necessary corporate, partnership or company action.  This Agreement constitutes the legal, valid and binding obligation of such Member.

 

  

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(b)           No Conflict with Restrictions; No Default.  Neither the execution, delivery or performance of this Agreement nor the consummation by such Member (or any of its Affiliates) of the transactions contemplated hereby (i) does or will conflict with, violate or result in a breach of (or has conflicted with, violated or resulted in a breach of) any of the terms, conditions or provisions of any law, regulation, order, writ, injunction, decree, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator, applicable to such Member or any of its Affiliates, (ii) does or will conflict with, violate, result in a breach of or constitute a default under (or has conflicted with, violated, resulted in a breach of or constituted a default under) any of the terms, conditions or provisions of the articles of incorporation, bylaws, partnership agreement or operating agreement of such Member or any of its Affiliates or of any material agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates is or may be bound or to which any of its properties or assets is subject, (iii) does or will conflict with, violate, result in (or has conflicted with, violated or resulted in) a breach of, constitute (or has constituted) a default under (whether with notice or lapse of time or both), accelerate or permit the acceleration of (or has accelerated) the performance required by, give (or has given) to others any material interests or rights or require any consent, authorization or approval under any indenture, mortgage, lease, agreement or instrument to which such Member or any of its Affiliates is a party or by which such Member or any of its Affiliates or any of their properties or assets is or may be bound or (iv) does or will result (or has resulted) in the creation or imposition of any lien upon any of the properties or assets of such Member or any of its Affiliates.

 

(c)           Governmental Authorizations.  Any registration, declaration or filing with, or consent, approval, license, permit or other authorization or order by, or exemption or other action of, any governmental, administrative or regulatory authority, domestic or foreign, that was or is required in connection with the valid execution, delivery, acceptance and performance by such Member under this Agreement or consummation by such Member (or any of its Affiliates) of any transaction contemplated hereby has been completed, made or obtained on or before the date hereof.

 

(d)           Litigation.  There are no actions, suits, proceedings or investigations pending, or, to the knowledge of such Member or any of its Affiliates, threatened against or affecting such Member or any of its Affiliates or any of their properties, assets or businesses in any court or before or by any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could, if adversely determined (or, in the case of an investigation could lead to any action, suit or proceeding which if adversely determined could) reasonably be expected to materially impair such Member’s ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member; such Member or any of its Affiliates has not received any currently effective notice of any default, and such Member or any of its Affiliates is not in default, under any applicable order, writ, injunction, decree, permit, determination or award of any court, any governmental department, board, agency or instrumentality, domestic or foreign, or any arbitrator which could reasonably be expected to materially impair such Member’s (or any of its Affiliate’s) ability to perform its obligations under this Agreement or to have a material adverse effect on the consolidated financial condition of such Member.

 

  

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(e)           Investigation.  Such Member is acquiring its Interest based upon its own investigation, and the exercise by such Member of its rights and the performance of its obligations under this Agreement will be based upon its own investigation, analysis and expertise.  Such Member is a sophisticated investor possessing an expertise in analyzing the benefits and risks associated with acquiring investments that are similar to the acquisition of its Interest.

 

(f)           Broker.  No broker, agent or other person acting as such on behalf of such Member was instrumental in consummating this transaction and that no conversations or prior negotiations were had by such party with any broker, agent or other such person concerning the transaction that is the subject of this Agreement.

 

(g)           Investment Company Act.  Neither such Member nor any of its Affiliates is, nor will the Company as a result of such Member holding an interest therein be, an “investment company” as defined in, or subject to regulation under, the Investment Company Act of 1940, as amended.

 

(h)           Securities Matters.

 

	
  

	
(i)

	
None of the Interests are registered under the Securities Act or any state securities laws.  Such Member understands that the offering, issuance and sale of the Interests are intended to be exempt from registration under the Securities Act, based, in part, upon the representations, warranties and agreements contained in this Agreement.  Such Member is an “accredited investor” as such term is defined in Rule 501 of Regulation D promulgated under the Securities Act.

 

	
  

	
(ii)

	
Neither the Securities and Exchange Commission nor any state securities commission has approved the Interests or passed upon or endorsed the merits of the offer or sale of the Interests.  Such Member is acquiring the Interests solely for such Member’s own account for investment and not with a view to resale or distribution thereof in violation of the Securities Act.

 

	
  

	
(iii)

	
Such Member is unaware of, and in no way relying on, any form of general solicitation or general advertising in connection with the offer and sale of the Interests, and no Member has taken any action which could give rise to any claim by any person for brokerage commissions, finders’ fees (without regard to any finders’ fees payable by the Company directly) or the like relating to the transactions contemplated hereby.

 

	
  

	
(iv)

	
Such Member is not relying on the Company or any of its officers, directors, employees, advisors or representatives with regard to the tax and other economic considerations of an investment in the Interests, and such Member has relied on the advice of only such Member’s advisors.

 

	
  

	
(v)

	
Such Member understands that the Interests may not be sold, hypothecated or otherwise disposed of unless subsequently registered under the 

 

  

  

  

	
  

	
 

	
Securities Act and applicable state securities laws, or an exemption from registration is available.  Such Member agrees that it will not attempt to sell, transfer, assign, pledge or otherwise dispose of all or any portion of the Interests in violation of this Agreement.

 

	
  

	
(vi)

	
Such Member has adequate means for providing for its current financial needs and anticipated future needs and possible contingencies and emergencies and has no need for liquidity in the investment in the Interests.  Except for Bluerock, such Member was not formed for the specific purpose of acquiring the Interests.

 

	
  

	
(vii)

	
Such Member has significant prior investment experience, including investment in non-listed and non-registered securities.  Such Member is knowledgeable about investment considerations and has a sufficient net worth to sustain a loss of such Member’s entire investment in the Company in the event such a loss should occur.  Such Member’s overall commitment to investments which are not readily marketable is not excessive in view of such Member’s net worth and financial circumstances and the purchase of the Interests will not cause such commitment to become excessive.  The investment in the Interests is suitable for such Member.

 

	
  

	
(viii)

	
Such Member represents to the Company that the information contained in this subparagraph (h) and in all other writings, if any, furnished to the Company with regard to such Member (to the extent such writings relate to its exemption from registration under the Securities Act) is complete and accurate and may be relied upon by the Company in determining the availability of an exemption from registration under federal and state securities laws in connection with the sale of the Interests.

 

	
  

	
Sale, Assignment, Transfer or other Disposition.

 

1.34 Prohibited Transfers.  Except as otherwise provided in this Section 12, Sections 5.2(b), 14.5, 15.1 and 15.2, or as approved by the Management Committee, no Member shall Transfer all or any part of its Interest, whether legal or beneficial, in the Company, and any attempt to so Transfer such Interest (and such Transfer) shall be null and void and of no effect.  Notwithstanding the foregoing, either Member shall have the right, with the consent of the other Member, at any time to pledge to a lender or creditor, directly or indirectly, all or any part of its Interest in the Company for such purposes as it deems necessary in the ordinary cause of its business and operations.

 

1.35 Affiliate Transfers.

(a)           Subject to the provisions of Section 12.2(b) hereof, and subject in each case to the prior written approval of each Member (such approval not to be unreasonably withheld), any Member may Transfer all or any portion of its Interest in the Company at any 

  

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time to an Affiliate of such Member, provided that such Affiliate shall remain an Affiliate of such Member at all times that such Affiliate holds such Interest.  If such Affiliate shall thereafter cease being an Affiliate of such Member while such Affiliate holds such Interest, such cessation shall be a non-permitted Transfer and shall be deemed void ab initio, whereupon the Member having made the Transfer shall, at its own and sole expense, cause such putative transferee to disgorge all economic benefits and otherwise indemnify the Company and the other Member(s) against loss or damage under any Collateral Agreement.

(b)           Notwithstanding anything to the contrary contained in this Agreement, the following Transfers shall not require the approval set forth in Section 12.2(a):

(i)           Any Transfer by Hawthorne of up to forty-nine percent (49%) of its Interest as of the date of this Agreement to any Person (a “Hawthorne Transferee”); and

(ii) Any Transfer by Bluerock or a Bluerock Transferee of up to one hundred percent (100%) of its Interest to any Affiliate of Bluerock, including but not limited to (A) Bluerock Enhanced Multifamily Trust, Inc. (“BR REIT”) or any Person that is directly or indirectly owned by BR REIT; and/or (B) Bluerock Special Opportunity + Income Fund II, LLC (“BR SOIF II”) or any Person that is directly or indirectly owned by BR SOIF II (collectively, a “Bluerock Transferee”);

provided however, as to subparagraphs (b)(i) and (b)(ii), and as to subparagraph (a), no Transfer shall be permitted and shall be void ab initio if it shall violate any “Transfer” provision of any applicable Collateral Agreement with third party lenders.

(c) Upon the execution by any such Hawthorne Transferee or Bluerock Transferee of such documents necessary to admit such party into the Company and to cause the Hawthorne Transferee or Bluerock Transferee (as applicable) to become bound by this Agreement, the Hawthorne Transferee or Bluerock Transferee (as applicable) shall become a Member, without any further action or authorization by any Member.

(d) The Transfer of any interest in Manager and any transferee of an interest in Manager shall be recognized and permitted under this Agreement and by the Members, without any further action or authorization by any Member.

 

 

1.36 Admission of Transferee; Partial Transfers.  Notwithstanding anything in this Section 12 to the contrary and except as provided in Sections 5.2(b), and 14.5, no Transfer of Interests in the Company shall be permitted unless the potential transferee is admitted as a Member under this Section 12.3:

(a) If a Member Transfers all or any portion of its Interest in the Company, such transferee may become a Member if (i) such transferee executes and agrees to be bound by this Agreement, (ii) the transferor and/or transferee pays all reasonable legal and other fees and expenses incurred by the Company in connection with such assignment and substitution and (iii) the transferor and transferee execute such documents and deliver such certificates to the 

  

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Company and the remaining Members as may be required by applicable law or otherwise advisable; and

(b) Notwithstanding the foregoing, any Transfer or purported Transfer of any Interest, whether to another Member or to a third party, shall be of no effect and void ab initio, and such transferee shall not become a Member or an owner of the purportedly transferred Interest, if the Management Committee determines in its sole discretion that:

(i)           the Transfer would require registration of any Interest under, or result in a violation of, any federal or state securities laws;

 

(ii)           the Transfer would result in a termination of the Company under Code Section 708(b); provided, however, that any such determination under this Section 12.3(b)(ii) shall require the reasonable determination and approval of at least one (1) Representative appointed by Hawthorne.

 

(iii)           as a result of such Transfer the Company would be required to register as an investment company under the Investment Company Act of 1940, as amended, or any rules or regulations promulgated thereunder;

 

(iv)           if as a result of such Transfer the aggregate value of Interests held by “benefit plan investors” including at least one benefit plan investor that is subject to ERISA, could be “significant” (as such terms are defined in U.S. Department of Labor Regulation 29 C.F.R. 2510.3-101(f)(2)) with the result that the assets of the Company could be deemed to be “plan assets” for purposes of ERISA;

 

(v)           as a result of such Transfer, the Company would or may have in the aggregate more than one hundred (100) members and material adverse federal income tax consequences would result to a Member.  For purposes of determining the number of members under this Section 12.3(b)(v), a Person (the “beneficial owner”) indirectly owning an interest in the Company through a partnership, grantor trust or S corporation (as such terms are used in the Code) (the “flow-through entity”) shall be considered a member, but only if (i) substantially all of the value of the beneficial owner’s interest in the flow-through entity is attributable to the flow-through entity’s interest (direct or indirect) in the Company and (ii) in the sole discretion of the Management Committee, a principal purpose of the use of the flow-through entity is to permit the Company to satisfy the 100-member limitation; or

 

(vi)           the transferor failed to comply with the provisions of Sections 12.2(a) or (b).

 

The Management Committee may require the provision of a certificate as to the legal nature and composition of a proposed transferee of an Interest of a Member and from any Member as to its legal nature and composition and shall be entitled to rely on any such certificate in making such determinations under this Section 12.3.

 

1.37 Withdrawals.  Each of the Members does hereby covenant and agree that it will not withdraw, resign, retire or disassociate from the Company, except as a result of a 

  

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Transfer of its entire Interest in the Company permitted under the terms of this Agreement and that it will carry out its duties and responsibilities hereunder until the Company is terminated, liquidated and dissolved under Section 13.  No Member shall be entitled to receive any distribution or otherwise receive the fair market value of its Interest in compensation for any purported resignation or withdrawal not in accordance with the terms of this Agreement.

	
  

	
Dissolution.

 

1.38 Limitations.  The Company may be dissolved, liquidated and terminated only pursuant to the provisions of this Section 13, and, to the fullest extent permitted by law but subject to the terms of this Agreement, the parties hereto do hereby irrevocably waive any and all other rights they may have to cause a dissolution of the Company or a sale or partition of any or all of the Company’s assets.

1.39 Exclusive Events Requiring Dissolution.  The Company shall be dissolved only upon the earliest to occur of the following events (a “Dissolution Event”):

(a)           the expiration of the specific term set forth in Section 2.5;

 

(b)           at any time at the election of the Management Committee in writing;

 

(c)           at any time there are no Members (unless otherwise continued in accordance with the Act); or

 

(d)           the entry of a decree of judicial dissolution pursuant to Section 18-802 of the Act.

 

1.40 Liquidation.  Upon the occurrence of a Dissolution Event, the business of the Company shall be continued to the extent necessary to allow an orderly winding up of its affairs, including the liquidation of the assets of the Company pursuant to the provisions of this Section 13.3, as promptly as practicable thereafter, and each of the following shall be accomplished:

(a)           The Management Committee 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 or distributed in kind under the supervision of the Management Committee as promptly as possible, but in an orderly, businesslike and commercially reasonable manner.

 

(c)           Any gain or loss realized by the Company upon the sale of its property shall be deemed recognized and allocated to the Members in the manner set forth in Section 7.2.  To the extent that an asset is to be distributed in kind, such asset shall be deemed to have been sold at its fair market value on the date of distribution, the gain or loss deemed realized upon 

  

33

  

such deemed sale shall be allocated in accordance with Section 7.2 and the amount of the distribution shall be considered to be such fair market value of the asset.

 

(d)           The proceeds of sale and all other assets of the Company shall be applied and distributed as follows and in the following order of priority:

 

	
  

	
(i)

	
to the satisfaction of the debts and liabilities of the Company (contingent or otherwise) and the expenses of liquidation or distribution (whether by payment or reasonable provision for payment), other than liabilities to Members or former Members for distributions;

 

	
  

	
(ii)

	
to the satisfaction of loans made pursuant to Section 5.2(b) in proportion to the outstanding balances of such loans at the time of payment;

 

	
  

	
(iii)

	
the balance, if any, to the Members in accordance with Sections 6.1.

 

1.41 Continuation of the Company.  Notwithstanding anything to the contrary contained herein, the death, retirement, resignation, expulsion, bankruptcy, dissolution or removal of a Member shall not in and of itself cause the dissolution of the Company, and the Members are expressly authorized to continue the business of the Company in such event, without any further action on the part of the Members.

 

	
  

	
Indemnification.

 

1.42 Exculpation of Members.  No Member, Manager, Representative or officer of the Company shall be liable to the Company or to the other Members for damages or otherwise with respect to any actions or failures to act taken or not taken relating to the Company, except to the extent any related loss results from fraud, gross negligence or willful or wanton misconduct on the part of such Member, Manager, representative or officer or the willful breach of any obligation under this Agreement.

1.43 Indemnification by Company.  The Company hereby indemnifies, holds harmless and defends the Members, the Manager, Representatives, the officers and each of their respective agents, officers, directors, members, partners, shareholders and employees from and against any loss, expense, damage or injury suffered or sustained by them (including but not limited to any judgment, award, settlement, reasonable attorneys’ fees and other costs or expenses incurred in connection with the defense of any actual or threatened action, proceeding or claim) by reason of or arising out of (i) their activities on behalf of the Company or in furtherance of the interests of the Company, including, without limitation, the provision of guaranties to third party lenders in respect of financings relating to the Company or any of its assets (but specifically excluding from such indemnity by the Company any so called “bad boy” guaranties or similar agreements which provide for recourse as a result of failure to comply with covenants, willful misconduct or gross negligence, (ii) their status as Members, Managers, representatives, employees or officers of the Company, or (iii) the Company’s assets, property, business or affairs (including, without limitation, the actions of any officer, director, member or 

  

34

  

employee of the Company or any of its Subsidiaries), if the acts or omissions were not performed or omitted fraudulently or as a result of gross negligence or willful or wanton misconduct by the indemnified party or as a result of the willful breach of any obligation under this Agreement by the indemnified party.  For the purposes of this Section 14.2, officers, directors, employees and other representatives of Affiliates of a Member who are functioning as representatives of such Member in connection with this Agreement shall be considered representatives of such Member for the purposes of this Section 14.  Reasonable expenses incurred by the indemnified party in connection with any such proceeding relating to the foregoing matters shall be paid or reimbursed by the Company in advance of the final disposition of such proceeding upon receipt by the Company of (x) written affirmation by the Person requesting indemnification of its good faith belief that it has met the standard of conduct necessary for indemnification by the Company and (y) a written undertaking by or on behalf of such Person to repay such amount if it shall ultimately be determined by a court of competent jurisdiction that such Person has not met such standard of conduct, which undertaking shall be an unlimited general obligation of the indemnified party but need not be secured.

1.44 Indemnification by Members for Misconduct.

(a)           Hawthorne hereby indemnifies, defends and holds harmless the Company, Bluerock, each Bluerock Transferee and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, Hawthorne, any Key Individual, any entity controlled directly or indirectly by one or more of the Key Individuals that directly or indirectly controls Hawthorne, or any Representative appointed by Hawthorne.

 

(b)           Bluerock hereby indemnifies, defends and holds harmless the Company, Hawthorne, Hawthorne Transferee and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of any fraud, gross negligence or willful or wanton misconduct on the part of, or by, Bluerock or any Representative appointed by Bluerock.

 

1.45 General Indemnification by the Members.

 

(a)           Notwithstanding any other provision contained herein, each Member (the “Indemnifying Party”) hereby indemnifies and holds harmless the other Members, the Company and each of their subsidiaries and their agents, officers, directors, members, partners, shareholders and employees (each, an “Indemnified Party”) from and against all losses, costs, expenses, damages, claims and liabilities (including reasonable attorneys’ fees) as a result of or arising out of (i) any breach of any obligation of the Indemnifying Party under this Agreement, or (ii) any breach of any obligation by or any inaccuracy in or breach of any representation or warranty made by the Indemnifying Party or its Affiliates, whether in this Agreement or in any other agreement with respect to the conveyance, assignment, contribution or other transfer of the Property (or interests therein), assets, agreements, rights or other interests conveyed, assigned, 

  

35

  

contributed or otherwise transferred to the Company (collectively, the “Inducement Agreements”).

 

(b)           Except as otherwise provided herein or in any other agreement, recourse for the indemnity obligation of the Members under this Section 14.4 shall be limited to such Indemnifying Party’s Interest in the Company; provided, however, that recourse against Bluerock under its indemnity obligations under this Agreement or otherwise shall be further limited to an aggregate amount equal to the value of Hawthorne’s Interest as determined by and being limited to the then current liquidation value of Hawthorne’s Interest assuming the Company were liquidated in an orderly fashion and all net proceeds thereof were distributed in accordance with Article 6.

 

(c)           The indemnities, contributions and other obligations under this Agreement shall be in addition to any rights that any Indemnified Party may have at law, in equity or otherwise.  The terms of this Section 14 shall survive termination of this Agreement.

 

1.46 Pledge of Hawthorne Interest.

 

(a)           As security for the indemnity obligations of Hawthorne under Sections 14.3(a) (the “Inducement Obligation”), Hawthorne shall execute and deliver to Bluerock a certain Pledge Agreement (the “Pledge Agreement”) and related documents pursuant to which Hawthorne grants to Bluerock a lien upon and a continuing interest in Hawthorne’s Interest in the Company including all payments due or to become due to Hawthorne hereunder from and after the entry of a judgment described in Section 14.5(c) and such other rights pledged under the Pledge Agreement (collectively, the “Indemnity Collateral”).  Any Transfer by Hawthorne of its Interest shall be subject to the lien and security interest granted hereby until and unless such lien and security interest are released by Bluerock.

 

(b)           Hawthorne shall, on the date hereof, have prepared and filed UCC financing statements and such other documents and have taken such other action necessary to grant to Bluerock a fully perfected first priority security interest in all of Hawthorne’s Interest in the Company.  Each Indemnified Party shall have all of the rights now or hereafter existing under applicable law, and all rights as a secured creditor under the Uniform Commercial Code in all relevant jurisdictions, with respect to the Indemnity Collateral, and Hawthorne agrees to take all such actions as may be reasonably requested of it by an Indemnified Party to ensure that the Indemnified Parties can realize on such security interest.

 

(c)           In the event an Indemnified Party obtains a judgment on account of an Inducement Obligation, then Bluerock shall, to the fullest extent permitted by law, be deemed, without payment of further consideration or the taking of further action by Hawthorne or any of its Subsidiaries, to have acquired from Hawthorne such portion of the Indemnity Collateral as shall be equal in value to the amount of the judgment; provided, at the request of Bluerock, Hawthorne shall execute and deliver to Bluerock an amendment to this Agreement to reflect the change in the Interests and Percentage Interests of the Members.

 

	
  

	
Sale Rights

  

36

  

1.47 Push / Pull Rights.

(a) Availability of Rights.  At any time (i) after the third anniversary of this Agreement or (ii) that the Members are unable to agree on a Major Decision and such failure to agree has continued for fifteen (15) days after written notice from one Member to the other Member indicating an intention to exercise rights under this Section 15.1, either Member may exercise its right to initiate the provisions of this Section 15.1.

(b) Exercise.  The Member wishing to exercise its rights pursuant to this Section 15.1 (the “Offeror”) shall do so by giving notice to the other Member (the “Offeree”) setting forth a statement of intent to invoke its rights under this Section 15.1, stating therein the aggregate dollar amount (the “Valuation Amount”) that the Offeror would be willing to pay for the assets of the Company as of the Closing Date (as defined below) free and clear of all liabilities, and setting forth all oral or written offers and inquiries received by the Offeror during the previous twelve-month period relating to the financing, disposition or leasing of any Company property (including proposals for the formation of a new entity for the ownership and operation of the Property).

(c) Offeree Response.  After receipt of such notice, the Offeree shall elect to either (i) sell its entire Interest to the Offeror for an amount equal to the amount the Offeree would have been entitled to receive if the Company had sold its assets for the Valuation Amount on the Closing Date and the Company had immediately paid all Company liabilities and Imputed Closing Costs and distributed the net proceeds of sale to the Members in satisfaction of their Interests pursuant to Section 13.3, or (ii) purchase the entire Interest of the Offeror for an amount equal to the amount the Offeror would have been entitled to receive if the Company had sold all of its assets for the Valuation Amount on the Closing Date and the Company had immediately paid all Company liabilities and Imputed Closing Costs and distributed the net proceeds of the sale to the Members in satisfaction of their Interests pursuant to Section 13.3.  The Offeree shall have thirty (30) days from the giving of the Offeror’s notice in which to exercise either of its options by giving written notice to the Offeror.  If the Offeree does not elect to acquire the Offeror’s Interest within such time period, the Offeree shall be deemed to have elected to sell its Interest to the Offeror as provided in subsection (i) above.

             (d) Earnest Money.  Within five (5) business days after an election has been made or deemed made under Section 15.1(c), the acquiring Member shall deposit with a mutually acceptable third-party escrow agent a non-refundable earnest money deposit in the amount of five percent (5%) of the amount the selling Member is entitled to receive for its Interest under this Section 15.1, which amount shall be applied to the purchase price at closing.  If the acquiring Member should thereafter fail to consummate the transaction for any reason other than a default by the selling Member or a refusal by any lender of the Company who has a right under its loan documents to consent to such transfer to so consent, (i) (A) the earnest money deposit shall be distributed from escrow to the selling Member, free of all claims of the acquiring Member, as liquidated damages and constituting the sole and exclusive remedy available to the selling Member because of a default by the acquiring Member or (B) the selling Member may, by delivering to the acquiring Member written notice thereof, elect to buy the acquiring Member’s entire Interest for an amount equal to the amount the acquiring Member would have 

 

  

37

  

been entitled to receive if the Company had sold all of its assets for the Valuation Amount and the Company had immediately paid all Company liabilities and Imputed Closing Costs and distributed the net proceeds of the sale to the Members in satisfaction of their Interests pursuant to Section 13.3, in which case, the Closing Date therefor shall be the date specified in the selling Member’s notice, and (ii) if the acquiring Member was the Offeror, the non-refundable earnest money deposit for any future election by the acquiring Member to buy the selling Member’s Interest shall be twenty percent (20%) of the amount the selling Member is entitled to receive for its Interest in connection with such future election.

(e) Closing.  The closing of an acquisition pursuant to this Section 15.1 shall be held at the principal place of business of the Company on a mutually acceptable date (the “Closing Date”) not later than sixty (60) days (or, if the Offeree is the acquiring Member, ninety (90) days) after an election has been made or deemed made under Section 15.1(c).  At such closing, the following shall occur:

(i) The selling Member shall assign to the acquiring Member or its designee the selling Member’s Interest in accordance with the instructions of the acquiring Member, and shall execute and deliver to the acquiring Member all documents which may be required to give effect to the disposition and acquisition of such interests, in each case free and clear of all liens, claims, and encumbrances, with covenants of general warranty; and

(ii) The acquiring Member shall pay to the selling Member the consideration therefor in cash.

(f) Enforcement.  It is expressly agreed that the remedy at law for breach of the obligations of the Members set forth in this Section 15.1 is inadequate in view of (i) the complexities and uncertainties in measuring the actual damage to be sustained by reason of the failure of a Member to comply fully with such obligations, and (ii) the uniqueness of the Company’s business and the Members’ relationships.  Accordingly, each of such obligations shall be, and is hereby expressly made, enforceable by an order of specific performance.

1.48 Forced Sale Rights.

(a) Offers.  If, at any time following the third anniversary of the date that a Property is acquired by a Subsidiary, (i) either Member desires to offer the Property for sale on specified terms, or (ii) receives from an unaffiliated purchaser a bona fide written cash offer (i.e., not seller financed) for the purchase of such Property on terms that such Member desires for the Company, or the Subsidiaries that own such Property (individually or collectively, the “Ownership Entity”) to accept (such specified terms or bona fide offer being herein called the “Offer”), then the Member desiring to make or accept the Offer (the “Initiating Member”) shall provide written notice of the terms of such Offer (the “Sale Notice”) to the other Member (the “Non-Initiating Member”).

(b) Response.  The Non-Initiating Member shall have thirty (30) days from the date of the Sale Notice (the “Response Period”) to provide written notice to the 

  

38

  

Initiating Member of whether the Ownership Entity should make or accept the Offer; the failure to timely deliver such notice shall be deemed to constitute an election to accept the Offer and sell such Property on the terms of the Offer.

(c) Offer Unacceptable.  If the Non-Initiating Member does not wish for the Company, or the Ownership Entity, to make or accept the Offer, the Initiating Member may elect to sell its Interest to the Non-Initiating Member, in which case the Non-Initiating Member must purchase the Initiating Member’s Interest for an amount equal to the amount that would be distributable to the Initiating Member if the Company had accepted the Offer, closed the sale pursuant to such Offer and wound up its affairs pursuant to Section 13.

For purposes of the foregoing calculations, the purchase price for a sale shall be reduced by Imputed Closing Costs therefor.  The Initiating Member must exercise this option, if at all, by delivering written notice thereof to the Non-Initiating Member within twenty (20) days after the end of the Response Period.  The Non-Initiating Member shall pay the Company cash for each Ownership Entity or the Initiating Member cash for its Interest, as the case may be.  Closing shall take place on or before the date specified in the Sale Notice, but if the Non-Initiating Member is purchasing the Initiating Member’s Interest or one or more Ownership Entities, the Non-Initiating Member shall have until 120 days after the Sale Notice in which to close.  If the Initiating Member or the Non-Initiating Member defaults at closing, the non-defaulting party shall have the right to bring suit for damages, for specific performance, or exercise any other remedy available at law or in equity.  Upon payment at closing, the Initiating Member shall execute and deliver all documents reasonably required to transfer the interest being sold.

(d) Offer Acceptable.  If the Non-Initiating Member consents (or is deemed to have consented) to the Company or the Ownership Entities selling the Property on the terms of the Offer, then the Initiating Member shall be allowed to sell such Property for cash on the terms of the Offer for a period of up to one hundred eighty (180) days following the expiration of the Response Period.  If the Initiating Member obtains a bona fide third party contract to sell any such Property on the terms of the offer within such one hundred eighty (180) day period, the Initiating Member shall have an additional period of ninety (90) days after the date of such contract (that is, not to exceed 270 days after the expiration of the Response Period) in which to consummate the sale.  If after having received the consent (or deemed consent) of the Non-Initiating Member to the sale of such Property on the terms of the Offer, the Initiating Member is unable to obtain a bona fide contract within such one hundred eighty (180) day period, or if after having obtained such bona fide contract, the Initiating Member is unable to consummate such sale within 270 days after the expiration of the Response Period, then the Initiating Member must again submit an Offer to the Non-Initiating Member under the terms of this Section 15.2 before it may sell such Property.

	
  

	
Miscellaneous.

 

1.49 Notices.

 

  

39

  

(a)           All notices, requests, approvals, authorizations, consents and other communications required or permitted under this Agreement shall be in writing and shall be (as elected by the Person giving such notice) hand delivered by messenger or overnight courier service, mailed (airmail, if international) by registered or certified mail (postage prepaid), return receipt requested, or sent via facsimile (provided such facsimile is immediately followed by the delivery of an original copy of same via one of the other foregoing delivery methods) addressed to:

 

If to Bluerock:

 

c/o Bluerock Real Estate, L.L.C.

680 Fifth Avenue

New York, New York 10019

Attention:  James G. Babb, III

 

with a copy to:

 

c/o Bluerock Real Estate, L.L.C.

680 5th Avenue, 16th Floor

New York, New York 10019

Attention:  Michael Konig, Esq.

 

If to Hawthorne:

 

Hawthorne Residential Partners

200 Providence Road

Suite 105

Charlotte, North Carolina 28207

 

with a copy to:

 

K&L Gates, LLP.

Hearst Tower, 47th Floor

214 North Tryon Street

Charlotte, NC 28202

Attention:  David H. Jones

Telephone:  704-331-7481

Facsimile:  704-353-3181

E-mail:  david.jones@klgates.com

 

(b)           Each such notice shall be deemed delivered (a) on the date delivered if by hand delivery or overnight courier service or facsimile, and (b) on the date upon which the return receipt is signed or delivery is refused or the notice is designated by the postal authorities as not deliverable, as the case may be, if mailed (provided, however, if such actual delivery occurs after 5:00 p.m. (local time where received), then such notice or demand shall be deemed delivered on the immediately following business day after the actual day of delivery).

 

  

40

  

(c)           By giving to the other parties at least fifteen (15) days written notice thereof, the parties hereto and their respective successors and assigns shall have the right from time to time and at any time during the term of this Agreement to change their respective addresses.

 

1.50 Governing Law.  This Agreement and the rights of the Members hereunder shall be governed by, and interpreted in accordance with, the laws of the State of Delaware.  Each of the parties hereto irrevocably submits to the jurisdiction of the New York State courts and the Federal courts sitting in the State of New York and agree that all matters involving this Agreement shall be heard and determined in such courts.  Each of  the parties hereto waives irrevocably the defense of inconvenient forum to the maintenance of such action or proceeding.  Each of the parties hereto designates CT Corporation System, 1633 Broadway, New York, New York  10019, as its agent for service of process in the State of New York, which designation may only be changed on not less than ten (10) days’ prior notice to all of the other parties.

1.51 Successors.  This Agreement shall be binding upon, and inure to the benefit of, the parties and their successors and permitted assigns.  Except as otherwise provided herein, any Member who Transfers its Interest as permitted by the terms of this Agreement shall have no further liability or obligation hereunder, except with respect to claims arising prior to such Transfer.

1.52 Pronouns.  Whenever from the context it appears appropriate, each term stated in either the singular or the plural shall include the singular and the plural, and pronouns stated in either the masculine, the feminine or the neuter gender shall include the masculine, feminine and neuter.

1.53 Table of Contents and Captions Not Part of Agreement.  The table of contents and captions contained in this Agreement are inserted only as a matter of convenience and in no way define, limit or extend the scope or intent of this Agreement or any provisions hereof.

1.54 Severability.  If any provision of this Agreement shall be held invalid, illegal or unenforceable in any jurisdiction or in any respect, then the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or impaired, and the Members shall use their best efforts to amend or substitute such invalid, illegal or unenforceable provision with enforceable and valid provisions which would produce as nearly as possible the rights and obligations previously intended by the Members without renegotiation of any material terms and conditions stipulated herein.

1.55 Counterparts.  This Agreement may be executed in several counterparts, each of which shall be deemed an original but all of which shall constitute one and the same instrument.

1.56 Entire Agreement and Amendment.  This Agreement and the other written agreements described herein between the parties hereto entered into as of the date hereof, constitute the entire agreement between the Members relating to the subject matter hereof.  In the 

  

41

  

event of any conflict between this Agreement or such other written agreements, the terms and provisions of this Agreement shall govern and control.  Bluerock may amend this Agreement at any time provided that no amendment (other than an amendment necessary to implement the rights of the parties and/or any decisions made hereunder) which would have a material adverse effect on Hawthorne shall be effective without the prior written consent of Hawthorne.  No amendment or waiver by Bluerock shall be enforceable against Bluerock unless it is in writing and duly executed by Bluerock.

1.57 Further Assurances.  Each Member agrees to execute and deliver any and all additional instruments and documents and do any and all acts and things as may be necessary or expedient to effectuate more fully this Agreement or any provisions hereof or to carry on the business contemplated hereunder.

1.58 No Third Party Rights.  The provisions of this Agreement are for the exclusive benefit of the Members and the Company, and no other party (including, without limitation, any creditor of the Company) shall have any right or claim against any Member by reason of those provisions or be entitled to enforce any of those provisions against any Member.

1.59 Incorporation by Reference. Every Exhibit and Annex attached to this Agreement is incorporated in this Agreement by reference.

1.60 Limitation on Liability.  Except as set forth in Section 14 and with respect to a Default Loan as set forth in Section 5.2(b), the Members shall not be bound by, or be personally liable for, by reason of being a Member, a judgment, decree or order of a court or in any other manner, for the expenses, liabilities or obligations of the Company, and the liability of each Member shall be limited solely to the amount of its Capital Contributions as provided under Section 5.  Except as set forth in Section 14.3(a) and with respect to a Default Loan as set forth in Section 5.2(b), any claim against any Member (the “Member in Question”) which may arise under this Agreement shall be made only against, and shall be limited to, such Member in Question’s Interest, the proceeds of the sale by the Member in Question of such Interest or the undivided interest in the assets of the Company distributed to the Member in Question pursuant to Section 13.3(d) hereof.  Except as set forth in Section 14.3(a) and with respect to a Default Loan as set forth in Section 5.2(b), any right to proceed against (i) any other assets of the Member in Question or (ii) any agent, officer, director, member, partner, shareholder or employee of the Member in Question or the assets of any such Person, as a result of such a claim against the Member in Question arising under this Agreement or otherwise, is hereby irrevocably and unconditionally waived.

1.61 Remedies Cumulative.  The rights and remedies given in this Agreement and by law to a Member shall be deemed cumulative, and the exercise of one of such remedies shall not operate to bar the exercise of any other rights and remedies reserved to a Member under the provisions of this Agreement or given to a Member by law.  In the event of any dispute between the parties hereto, the prevailing party shall be entitled to recover from the other party reasonable attorney’s fees and costs incurred in connection therewith.

  

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1.62 No Waiver.  One or more waivers of the breach of any provision of this Agreement by any Member shall not be construed as a waiver of a subsequent breach of the same or any other provision, nor shall any delay or omission by a Member to seek a remedy for any breach of this Agreement or to exercise the rights accruing to a Member by reason of such breach be deemed a waiver by a Member of its remedies and rights with respect to such breach.

1.63 Limitation On Use of Names.  Notwithstanding anything contained in this Agreement or otherwise to the contrary, each of Bluerock and Hawthorne as to itself agree that neither it nor any of its Affiliates, agents, or representatives is granted a license to use or shall use the name of the other under any circumstances whatsoever, except such name may be used in furtherance of the business of the Company but only as and to the extent unanimously approved by the Members.  Any change in the Name of the Property must be approved by Management Committiee.

1.64 Publicly Traded Partnership Provision.  Each Member hereby severally covenants and agrees with the other Members for the benefit of such Members, that (i) it is not currently making a market in Interests in the Company and will not in the future make such a market and (ii) it will not Transfer its Interest on an established securities market, a secondary market or an over-the-counter market or the substantial equivalent thereof within the meaning of Code Section 7704 and the Regulations, rulings and other pronouncements of the U.S. Internal Revenue Service or the Department of the Treasury thereunder.  Each Member further agrees that it will not assign any Interest in the Company to any assignee unless such assignee agrees to be bound by this Section and to assign such Interest only to such Persons who agree to be similarly bound.

1.65 Uniform Commercial Code.  The interest of each Member in the Company shall be an “uncertificated security” governed by Article 8 of the Delaware UCC and the UCC as enacted in the State of New York (the “New York UCC”), including, without limitation, (i) for purposes of the definition of a “security” thereunder, the interest of each Member in the Company shall be a security governed by Article 8 of the Delaware UCC and the New York UCC and (ii) for purposes of the definition of an “uncertificated security” thereunder.

1.66 Public Announcements.  Neither Hawthorne nor any of its Affiliates shall, without the prior approval of Bluerock, issue any press releases or otherwise make any public statements with respect to the Company or the transactions contemplated by this Agreement, except as may be required by applicable law or regulation or by obligations pursuant to any listing agreement with any national securities exchange so long as Hawthorne or such Affiliate has used reasonable efforts to obtain the approval of Bluerock prior to issuing such press release or making such public disclosure.

1.67 No Construction Against Drafter.  This Agreement has been negotiated and prepared by Bluerock and Hawthorne and their respective attorneys and, should any provision of this Agreement require judicial interpretation, the court interpreting or construing such provision shall not apply the rule of construction that a document is to be construed more strictly against one party.

  

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Insurance.

During the Term, Property Manager, on behalf of and at the expense of the Company, shall procure and maintain insurance as is determined to be appropriate by either Bluerock or the Management Committee (in form and with endorsements, waivers and deductibles and with insurance companies, designated or approved by Bluerock) naming the Company, Bluerock and Hawthorne as insureds thereunder.

 

  

44

  

IN WITNESS WHEREOF, this Agreement is executed by the Members, effective as of the date first set forth above.

 

BR CREEKSIDE MANAGING MEMBER, LLC, a Delaware limited liability company

 

	
  

	
By:  Bluerock Special Opportunity + Income Fund,

	
  

	
LLC, a Delaware limited liability company,

	
  

	
its manager

	
  

	
By:

	
Bluerock Real Estate, L.L.C., a Delaware

	
  

	
limited liability company, its manager

 

 

	
  

	
By:

	
___________________________________

	
  

	
Name: Jordan B. Ruddy

	
  

	
Title: President

 

 

HAWTHORNE CREEKSIDE, LLC,

a North Carolina limited liability company

 

	
  

	
By: Hawthorne Creekside II, LLC, a North Carolina limited liability company, its manager

 

	
  

	
By:

	
___________________________________

 

	
  

	
Name:

	
  

	
Title:

 

For purposes of Sections 8.2(b), 9.3, 9.4 and 9.7 only and only for the term Hawthorne Residential Partners, LLC is Property Manager under the Management Agreement.

 

HAWTHORNE RESIDENTIAL PARTNERS, LLC, a North Carolina limited liability company

 

	
  

	
By:

	
___________________________________

 

	
  

	
Name:

	
  

	
Title:

 

  

45

  

EXHIBIT A

 

Initial Capital Contributions and Percentage Interests

 

	
Member Name

	
Capital

Contributions

	
Vl

	
Percentage Interest

	  
	
BR Creekside Managing Member, LLC

	
$1,483,296.22

 

	  	
68%

	  
	
Hawthorne Creekside, LLC

	
$698,021.75

	  	
32%

	  

 

Management Committee Representatives

 

Bluerock:

 

James G. Babb, III

Jordan B. Ruddy

 

Hawthorne:

 

Shoffner Allison

Edward Harrington

  

  

  

EXHIBIT B

 

Annual Business Plan Information

 

	
  

	
1.

	
a narrative description of any acquisitions or sales that are planned and any other activities proposed to be undertaken;

 

	
  

	
2.

	
a projected annual income statement (accrual basis) on a quarter-by-quarter basis;

 

	
  

	
3.

	
a projected balance sheet as of the end of the next Fiscal Year;

 

	
  

	
4.

	
a schedule of projected operating cash flow (including itemized operating revenues, project costs and project expenses) for such Fiscal Year on a quarter-by-quarter basis, including a schedule of projected operating deficits, if any;

 

	
  

	
5.

	
a marketing plan indicating the portions of the Property that Hawthorne recommends be made available for sale or lease and the proposed terms and conditions relating thereto;

 

	
  

	
6.

	
a detailed budget reflecting on a line by line basis all projected operating expenses and any proposed construction and capital expenditures for the Property, including projected dates for commencement and completion of the foregoing;

 

	
  

	
7.

	
a description of the proposed investment of any funds of the Company which are (or are expected to become) available for investment;

 

	
  

	
8.

	
a description, including the identity of the recipient (if known) and the amount and purpose, of all fees and other payments proposed, expected or projected to be paid for professional services and, if a fee or payment exceeds $25,000, for other services rendered to or on behalf of the Company by third parties;

 

	
  

	
9.

	
a projection of the amount of any anticipated additional Capital Contributions which may be called for pursuant to Section 5.2(a) and the purposes for which such additional Capital Contributions may be used; and

 

	
  

	
10.

	
such other information requested from time to time by any Member.

 

 

  

  

  

EXHIBIT C

 

Management Agreement

 

 

  

  

  

 

EXHIBIT D

 

Initial Annual Business Plan

 

 

  

  

  

EXHIBIT E

 

Certain Rights of Management Committee

 

Notwithstanding anything contained herein or elsewhere to the contrary (but without limitation of the independent rights of Bluerock set forth in this Agreement), the Management Committee shall have the authority to affirmatively cause to occur or take action with respect to all or any of the following matters, and no act shall be taken, sum expended, decision made or obligation incurred by the Company (and the Company shall not permit any act to be taken, sum expended, decision made or obligation incurred by any Subsidiary) with respect to the following matters without (x) the approval of the Management Committee, with such heightened approval requirements as set forth below, and (y) the additional written approval of Bluerock acting in its capacity as a Member, in each case from time to time and whether or not set forth in the Annual Business Plan or previously approved by the Management Committee:

 

(i)  any merger, conversion or consolidation involving the Company or any Subsidiary or the sale, lease, transfer, exchange or other disposition of all or substantially all of the Company’s assets or all of the Interests of the Members in the Company, in one or a series of related transactions;

 

(ii)  except as expressly provided in Section 12, the admission or removal of any Member or the Company’s issuance to any third party of any equity interest in the Company (including interests convertible into, or exchangeable for, equity interests in the Company);

 

(iii)  any amendment of this Agreement or the Certificate of Formation;

 

(iv)  except as provided in Section 13, any liquidation, dissolution or termination of the Company;

 

(v)  employing any individual or establishing or entering into any employment contracts, agreements with respect to salaries or bonus compensation or other employee benefit plans;

 

(vi)  the incurrence by the Company or any Subsidiary, in an amount in excess of US $25,000, of any indebtedness for borrowed money or any capitalized lease obligation or the entry into of any agreement, commitment, assumption or guarantee with respect to any of the foregoing;

 

(vii)  expenditures or distributions of cash or property by the Company or any Subsidiary, in an amount in excess of US $25,000, which are not otherwise provided for in this Agreement or the establishment of any reserves;

 

(viii)  entering into any material agreement, including without limitation any management agreement or development agreement, contract, license or lease that could result in an obligation or liability of the Company or any Subsidiary in excess of US $25,000;

(ix) doing any act which would make it impossible or unreasonably burdensome to carry on the business of the Company;

 

  

  

  

 

 

(x)  any material change in the strategic direction of the Company or any material expansion of the business of the Company, whether into new or existing lines of business or any change in the structure of the Company;

 

(xi)  adoption of, and any supplement to, revision of, or deviation from the Annual Business Plan, and any activity by the Company, which is inconsistent with the Annual Business Plan in any material respect;

 

(xii)  constructing any new discretionary capital improvements on any Property or replacing on a discretionary basis an existing capital improvement following completion of construction thereof or the entering into of any contract or agreement therefor;

 

(xiii)  giving or granting any options, rights of first refusal, deeds of trust, mortgages, pledges, ground leases, security or other interests encumbering a Property or any portion thereof;

 

(xiv)  selling, conveying, refinancing or effecting any other transfer of a Property, any Subsidiary (including the Subsidiary owning the Property) or other material asset of the Company or any portion thereof or the entering into of any agreement, commitment or assumption with respect to any of the foregoing; provided, however, that any decision with regard to this item (xiv) will require the approval of at least one (1) Representative appointed by Hawthorne.

 

(xv)  confessing a judgment against the Company (or any Subsidiary), submitting a Company (or Subsidiary) claim to arbitration or engaging, terminating and/or replacing counsel to defend or prosecute on behalf of the Company (or any Subsidiary) any action or proceeding;

 

(xvi)  acquiring by purchase, ground lease or otherwise, any real property or other material asset or the entry into of any agreement, commitment or assumption with respect to any of the foregoing, or the making or posting of any deposit (refundable or non-refundable);

 

(xvii)  entering into, renewing or terminating any property management, leasing or development contract, including the Management Agreement;

 

(xviii)  the amount of, whether and when to make, contributions to the Company (other than the contributions under Section 5.1(a) made contemporaneously with the execution of this Agreement) and Distributions by the Company; or

 

(xix)  without limiting any of the foregoing, any other matter determined from time to time by any Member to require the approval of, or be subject to the modification by, the Management Committee (including, without limitation, the establishment of rules and procedures relating to the affairs and dealings of the Company and its Subsidiaries).

 

#2840410 v6     033882.00030exhibit103.htm

EXHIBIT 10.3

PROPERTY MANAGEMENT AGREEMENT

 

This Property Management Agreement is made and entered into as of this 31st day of March, 2010, by and between BR CREEKSIDE LLC, a Delaware limited liability company, having an office at c/o Bluerock Real Estate, L.L.C., 680 Fifth Avenue, 16th Floor, New York, NY 10019 (the “Owner”) and HAWTHORNE RESIDENTIAL PARTNERS, LLC, a North Carolina limited liability company, having an office at 200 Providence Road, Suite 105, Charlotte, NC  28207 (the “Manager”).

 

R E C I T A L S:

 

A.           Owner is the owner of the Property, which is commonly known as The Reserve at Creekside Village Apartments having 192 units and located at 1340 Reserve Way, Chattanooga, TN 37421.

 

B.           Owner desires to engage Manager as an independent contractor to rent, lease, operate and manage the Property on the terms and conditions set forth below and Manager desires to accept such engagement.

 

NOW, THEREFORE, in consideration of the premises, mutual covenants and agreements set forth herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Owner and Manager agree as follows:

 

  

1

  

Part I:  BASIC DATA

 

The following defined terms shall have the meaning set forth below:

	
“Property Name”

	
The Reserve at

Creekside Village Apartments

	
“Number of Units”

	
192

	
“Commencement Date”

	
12/__/09

	
“Initial Term”

	
24 months [per Sec. 6.1]

	
“Budget Due Date”

	
30 days prior to start of Fiscal Year

	
“Management Fee Percentage”

	
4.00%

	
“Incentive Management Fee”

	
N/A

	
“New Construction Fee”

	
5% for Capital Projects in excess of $10,000

	
“Capital Event Fee”

	
 N/A

	
“Payroll Handling Fee”

	
$12 – see 5.5

	“Renovation/Capital Projects/Insurance Restoration Fee”                            N/A
	
“Lender”   CWCapital/HUD (to include the Secretary of HUD)

	
“Manager’s Notice Address”

	  	
Hawthorne Residential Partners, LLC

	  	  
	  	
200 Providence Road

	  	  
	  	
Charlotte, NC  28207

	  	  
	
“Owner’s Notice Address”

	  	  
	  	
c/o Bluerock Real Estate, L.L.C.

	  	  
	  	
680 Fifth Ave – 16th Floor

	  	  
	  	
New York, NY 10019

	  	  

 

  

2

  

	
  

Part II - STANDARD TERMS

	 

 

	
1.

	
Appointment and General Provisions

 

	
1.1  

	
Management Duties and Authority

 

Subject to the provisions of this Agreement and at the direction of Owner, Manager shall manage, administer the operations of, and lease the Property on behalf of Owner in a manner consistent with the standard of maintenance generally applied from time to time during the Term to other similarly-situated residential apartment properties of similar age, class, and appearance (“Comparable Properties”), in good order and repair, and in a manner consistent with the Budget and the Financing Documents and in a manner intended to maximize the cash flow from the Property, subject to and within the Budgets approved by Owner as provided herein.  Subject to the provisions hereof, and subject to the approved Budgets, Manager shall provide all services reasonably necessary, proper, desirable and appropriate for the successful management and operation of the Property, including, but not limited to the duties and services specified in this Agreement.

 

	
1.2  

	
Independent Contractor

 

Except as otherwise herein provided (including, by way of illustration, Manager’s execution of Contracts pursuant to Section 2.4(C)), Manager’s relationship to Owner hereunder is that of an independent contractor, and neither Manager nor Owner shall represent to any other person that Manager’s relationship to Owner hereunder is other than that of an independent contractor.  All persons employed by Manager or any Affiliates of Manager in connection with the operation and maintenance of the Property shall be employees solely of Manager or its Affiliates and not of Owner and all arrangements with such employees are solely the concern of Manager.   For purposes hereof, “Affiliate” shall mean as to any person any other person that directly or indirectly controls, is controlled by, or is under common control with such first person.  For the purposes of this Agreement, a person shall be deemed to control another person if such person possesses, directly or indirectly, the power to direct or cause the direction of the management, policies and/or decision making of such other person, whether through the ownership of voting securities, by contract or otherwise.

 

	
1.3  

	
Indemnification.

 

	
(A)  

	
Manager shall indemnify, defend and hold harmless Owner, and its direct and indirect, members, partners, directors, officers, managers, employees, agents and Affiliates (each, an “Owner Indemnified Party”) from and against any and all claims, actions, suits, proceedings, losses, damages, liabilities, costs and expenses, including reasonable attorneys’ fees and disbursements (“Damages”) (including Damages relating to violations of Legal Requirements), arising out or resulting from the acts or omissions of Manager and its Affiliates, directors, officers, employees, contractors, subcontractors and agents, which constitute gross negligence, fraud, malfeasance, breach of fiduciary duty, willful, reckless or criminal misconduct, a breach of this Agreement, or any actions of Manager (or its Affiliates) beyond the scope of the authority conferred upon Manager

 

  

3

  

	
 

	
hereunder.  Manager shall have the right to defend, and shall defend, at its expense and by counsel of its own choosing (subject to Owner’s approval of such counsel, not to be unreasonably withheld, conditioned or delayed), against any claim or liability to which the indemnity agreement set forth in this Section 1.3(A) would apply.  Notwithstanding the foregoing, if (i) Manager has failed or refused to diligently defend the action, or has failed or refuses to indemnify and hold harmless Owner and any Owner Indemnified Party after written notice to Manager, (ii) an Event of Default exists on the part of Manager, (iii) Owner or any Owner Indemnified Party to be defended hereunder reasonably determines that a conflict of interest exists, or (iv) Owner reasonably determines that Manager is insufficiently liquid or creditworthy to adequately defend or pay the amount of any Damages when due, Owner (or such Owner Indemnified Party) may, in its sole and absolute discretion, engage its own attorney and other professionals to defend or assist it with respect to such matters, and, at the option of Owner (or such Owner Indemnified Party), its attorney shall control the resolution of such matters.  Manager shall not have the authority to settle any claim or liability that is the subject of the indemnification agreement provided for in this Section 1.3(A) without first obtaining Owner’s prior written consent, such consent not to be unreasonably withheld.  Manager or Owner, as applicable, shall regularly apprise the other of the status of all proceedings.

 

	
(B)  

	
Owner shall indemnify, defend (through attorneys selected by Owner) and hold harmless Manager and its partners, members, stockholders, managers, directors, officers, employees and agents (each a “Manager Indemnified Party”) from and against any and all Damages arising out of or resulting from  the acts or omissions of Owner and its directors, officers, employees, contractors, subcontractors and agents, which constitute fraud, malfeasance, breach of fiduciary duty, willful, reckless or criminal misconduct, or a breach of this Agreement.  Owner shall have the right to defend, and shall defend, at its expense and by counsel of its own choosing against any claim or liability to which the indemnity agreement set forth in this Section 1.3(B) would apply.  Any settlement of any such claim or liability by Owner shall be subject to the reasonable approval of Manager.  Notwithstanding the foregoing, if (i) Owner has failed or refused to diligently defend the action, or has failed or refused to indemnify and hold harmless Manager and any Manager Indemnified Party after written notice to Owner, (ii) an Event of Default exists on the part of Owner, (iii) Manager or any Manager Indemnified Party to be defended hereunder reasonably determines that a conflict of interest exists, or (iv) Manager reasonably determines that Owner is insufficiently liquid or creditworthy to adequately defend or pay the amount of any Damages when due, then Manager (or such Manager Indemnified Party) may, with the prior, written consent of Owner with such consent not to be unreasonably withheld, engage its own attorney and other professionals to defend or assist it with respect to such matters.  Owner or Manager, as applicable, shall regularly apprise the other of the status of all such legal proceedings.

 

	
(C)  

	
The provisions of this Section 1.3 shall survive the expiration or termination of this Agreement.

 

  

4

  

	
2.  

	
Management Duties and Authority

 

	
2.1  

	
Property Management Generally

 

	
(A)  

	
Manager shall, at the expense of Owner, manage, operate and care for the Property in a manner consistent with the standard of maintenance and repair of Comparable Properties, in accordance with the approved Budgets and the terms of any Financing Documents, to the extent that Owner has communicated such terms in writing to Manager, and do all things necessary, desirable or appropriate therefore or customarily performed by managing agents of Comparable Properties.  Without limiting the generality of the foregoing, Manager shall (subject to any applicable law, covenant or restriction):

 

	
(i)  

	
advertise the Property, displaying signs thereon, and rent the Property including the authority to negotiate, execute, extend, and renew leases in the Owner’s name;

 

	
(ii)  

	
implement approved Budgets;

 

	
(iii)  

	
make and renew all contracts (“Contracts”) for water, sanitary and storm sewer, drainage, electricity, steam, gas, telephone, fuel, cleaning, garbage removal, pest control and other utilities and all other services necessary or appropriate for the management and operation of the Property in accordance with the Budgets unless otherwise provided herein;

 

	
(iv)  

	
purchase all supplies and equipment necessary or appropriate for the management and operation of the Property in accordance with the Budgets unless otherwise provided herein;

 

	
(v)  

	
if appropriate, or directed to do so by Owner, contract a qualified, local real estate property tax consultant of the Manager’s choice to monitor the real estate tax assessments of the Property and the reasonableness thereof in comparison with the assessments of Comparable Properties; consult with, and make recommendations to, Owner concerning the real estate tax assessments of the Property and, at the expense of Owner, authorize the designated real estate tax consultant to take such action with respect thereto as Owner may direct;

 

	
(vi)  

	
make or cause to be made all ordinary and extraordinary repairs, decorations and alterations of the Property at Owner’s expense, subject to the limits of the Budgets as set forth in Section 2.6(F).

 

	
2.2  

	
Management Employees

 

	
(A)  

	
Manager shall employ capable personnel for the proper on-site maintenance and operation of the Property in accordance with the terms of this Agreement.  Such on-site personnel shall be employees of Manager and all matters pertaining to

 

  

5

  

	
 

	
such personnel, including their employment, supervision, compensation, promotion and discharge, shall be the responsibility of Manager.

 

	
(B)  

	
Manager shall be reimbursed for all of the gross salary or wages, including, without limitation, reasonable bonuses, reasonable vacation pay, payroll taxes, insurance, worker’s compensation, and Manager’s standard sick pay, and other reasonable benefits and payroll burdens of Manager’s employees required to properly, adequately, safely and economically manage, operate and maintain the Property but excluding any of Manager’s management, account and office personnel who supervise and direct Manager’s on-site employees.  The number of the on-site employees and amounts of their compensation may be adjusted annually, as may be reflected in the Budget approved by Owner.  Manager is hereby authorized to reimburse itself the payroll expense as defined in this Section 2.2(B) from the Operating Account no more than three (3) business days prior to each actual payroll date.

 

	
(C)  

	
Manager shall fully comply with all Legal Requirements relating to worker’s compensation, social security, unemployment insurance, wages, hours, working conditions and other matters pertaining to Manager’s personnel.  Manager shall indemnify, defend and hold harmless Owner and any Owner Indemnified Party from and against any and all Damages relating to Manager’s failure to comply with this Section 2.2(C), and Manager’s obligations to indemnify, defend and hold harmless under this Section 2.2(C) shall survive the termination or expiration of this Agreement.

 

	
(D)  

	
Manager shall be solely responsible for its personnel in the event of the termination of this Agreement.

 

	
2.3  

	
Rent Collection and Services with Respect to Leases

 

	
(A)  

	
Manager shall perform any duties and exercise any rights conferred upon the Owner, as landlord, under all leases covering the Property.

 

	
(B)  

	
Manager shall use commercially reasonable efforts to collect all rentals and other charges and amounts due or to become due under all leases covering the Property (“Leases”).

 

	
(C)  

	
Manager may institute judicial actions and proceedings as may be reasonably necessary to recover rents and other sums due the Owner from the Property’s tenants (“Tenants”) or to evict tenants and regain possession, including the authority, in the Manager’s reasonable discretion, to settle, compromise and release any and all such judicial actions and proceedings.

 

	
(D)  

	
If the Financing Documents impose limitations on the amount of rent that can be charged under Leases or require preapproval of rental increases, the Manager shall fully comply with such requirements in connection with its rental activities hereunder.  Similarly, if the Financing Documents require Owner to grant

 

 

  

6

 

	
 

	
preferences or priorities when selecting tenants to certain persons, then Manager shall fully comply with and honor such requirements.  While the HUD Financing remains in effect, Manager shall not, without the prior written approval of Owner and the Secretary of the U.S. Department of Housing and Urban Development (“Secretary”):

 

	
(i)  

	
Require, as a condition of the occupancy or leasing of any apartment unit at the Property, any consideration or deposit other than the prepayment of the first month’s rent plus a security deposit in an amount not in excess of one month’s rent to guarantee the performance of the covenants of such lease; or

 

	
(ii)  

	
Permit the use of the dwelling accommodations of the Property for any purpose except the use which was originally intended, or permit commercial use greater than that originally approved by the Secretary.

 

	
2.4  

	
Services with Respect to Contracts

 

	
(A)  

	
Manager shall, at the expense of the Owner, make contracts for terms no longer than (1) year for advertising, electric, gas, oil, water, telephone, rubbish hauling, vermin extermination, janitorial services, landscaping maintenance and other maintenance services for the Property as Manager shall reasonably determine to be advisable, unless otherwise provided herein. These obligations are cumulative with respect to any such similar obligations set forth in Section 2.1(A)(iii) above and any contracts pursuant to this Section 2.4(A) shall be included in the defined term “Contracts” as used herein.

 

	
(B)  

	
Unless otherwise provided herein, Manager shall, at the expense of Owner, in accordance with the approved Budgets, duly and punctually pay and perform on behalf of Owner all of Owner’s obligations under the Contracts and use its good faith efforts to enforce, preserve and keep unimpaired the rights of Owner and the obligations of other parties under the Contracts.

 

	
(C)  

	
All Contracts and purchases made hereunder at the expense of Owner (whether or not specifically requiring the approval of Owner pursuant hereto) shall be made in the name of the Property and shall be executed by Manager solely as Owner’s agent, and Property shall retain title to all such property so purchased on behalf of and at the expense of Owner.  Manager shall use commercially reasonable efforts to ensure that all Contracts made hereunder contain a provision satisfactory to Owner limiting the liability of Owner thereunder to the Property substantially similar to the following:

 

“Notwithstanding any provision to the contrary herein, [Contractor/Vendor] shall look solely to the estate and property of Owner in and to the Property in the event of any claim against Owner arising out of or in connection with this Agreement or the relationship of Owner and [Contractor/Vendor]. [Contractor/Vendor] further agrees that the liability 

  

7

  

of Owner arising out of or in connection with this Agreement, and the relationship of Owner and [Contractor/Vendor], shall be limited to such estate and property of Owner in and to the Property.  No properties or assets of Owner other than the estate and property of Owner in and to the Property and no property owned by any partner or member of Owner shall be subject to judgment, levy, execution or other judicial enforcement or collection procedures arising out of or in connection with this Agreement or any other business relationship of Owner and [Contractor/Vendor].”

 

	
(D)  

	
All Contracts made with any Affiliate of Manager must be approved by Owner in writing, such approval not to be unreasonably withheld, conditioned or delayed, provided that it shall be deemed reasonable for Owner to withhold its approval to any proposed Affiliate Contract if such Contract shall not be at competitive market terms and rates and the amount charged thereunder is more than would be charged by an independent third party.

 

	
(E)  

	
Subject to the provisions hereof, Manager may elect to have the routine maintenance, repair, cleaning, landscaping and other services with respect to the Property performed by employees of Manager and the reasonable costs of performing such services shall be at the expense of Owner; provided, however, in any event, such costs shall not exceed the costs that would have been incurred by Owner had such services been provided by unrelated third parties, and shall be incurred in accordance with the approved Budget.

 

	
(F)  

	
Notwithstanding anything contained herein to the contrary, while the Financing Documents remain in effect, payment for services, supplies, or materials shall not exceed the amount ordinarily paid for such services, supplies, or materials in the area where the services are rendered or the supplies or materials furnished.

 

	
2.5  

	
Services with Respect to Legal Requirements and Insurance Requirements

 

	
(A)  

	
Each of Manager and Owner shall promptly notify the other upon receiving any notice with respect to any Legal Requirement or Insurance Requirement (as defined below) (and furnish a copy of the notice received by it with its notice to the other party) or upon learning of any default, event of default or condition which, with the giving of notice or the passage of time, or both, might constitute a default or event of default by Owner under any Legal Requirement or Insurance Requirement.  In the event of any such notice, condition, default or event of default, Manager shall consult with Owner concerning the action to be taken with respect thereto and, at the expense of Owner, shall take such action with respect thereto as Owner shall reasonably direct.  As used herein, “Legal Requirements” shall mean, with respect to the Property, all federal, state, county, municipal and other governmental statutes, laws, rules, orders, regulations, ordinances, judgments, decrees and injunctions of governmental authorities affecting the Property or any part thereof, or the construction, use, alteration or operation thereof, or any part thereof, whether now or hereafter enacted and in force, and all permits, licenses and authorizations and regulations relating thereto, and all

 

  

8

  

	
 

	
covenants, agreements, restrictions and encumbrances contained in any instruments, either of record or known to Borrower, at any time in force affecting the Property or any part thereof, including, without limitation, any which may (a) require repairs, modifications or alterations in or to the Property or any part thereof, or (b) in any way limit the use and enjoyment thereof.

 

	
(B)  

	
As long as the failure to promptly comply with any notice concerning any Legal Requirement or Insurance Requirement shall not subject Manager to any liability, Owner may stay Manager’s remedial action with respect to such notice by instituting, or directing Manager to institute, appropriate legal or other proceedings to contest such notice, all at Owner’s sole expense.  In the event Owner directs Manager to institute such proceedings to contest such notice, Manager is hereby authorized to prepare, execute and file all applications and other documents required for such proceedings on Owner’s behalf and in Owner’s name.  Manager shall promptly furnish to Owner copies of all such applications and other documents prepared, executed or filed by Manager.

 

	
(C)  

	
Manager may appear in or commence legal or other proceedings on behalf of Owner in Owner’s name only upon the direction of Owner, it being understood that Owner will pay any costs and fees, including, without limitation, attorneys’ fees, in connection therewith.  However, Manager may appear in or commence legal or other proceedings relative to the performance by Manager of its duties and obligations hereunder, on its own behalf and at its own expense at any time without the direction of Owner, provided that the same shall result in no cost or liability to Owner.  Manager shall promptly notify Owner if it appears in any such proceedings on its own behalf and promptly furnish copies of any documents it files in connection with any such proceedings.

 

	
2.6  

	
Records and Reports

 

	
(A)  

	
Software and Chart of Accounts.  Manager will prepare rent rolls and monthly operating statements for the Property using Manager’s selected property management and accounting software using the Manager’s Chart of Accounts.

 

	
(B)  

	
Monthly Close Out.   Monthly financial statements for the Property shall be closed or “cut-off” on the 24th of each month.  In the event, the 24th falls on a weekend, the Property shall close on the Friday prior to the 24th.

 

	
(C)  

	
Distribution of Cash Flows.  Manager shall remit to Owner the net cash flow generated from operating and investing and financing activities for the previous month as specified in Exhibit B in accordance with wire transfer instructions provided by Owner.

 

	
(D)  

	
Budgets.  Not later than thirty (30) days from the date hereof and not later than sixty (60) days prior to the beginning of each fiscal year (same to be determined by Owner), Manager shall submit to Owner for its approval a proposed annual budget (each a “Budget” and collectively, “Budgets”) for the Property for the

 

 

  

9

  

	
 

	
ensuing Fiscal Year setting forth on a monthly basis Manager’s good faith estimates of gross revenues, Operating Expenses and Debt Service for the Property for such Fiscal Year, and the recommended Capital Expenditures and extraordinary expenses for such Fiscal Year, in all instances described in reasonable detail or with such additional detail as Owner may reasonably request.

 

	
(E)  

	
Budget Approval.  Owner shall approve, disapprove or comment on the proposed annual and revised Budgets within thirty (30) days after Owner’s receipt of such Budget.  Owner may approve, disapprove or modify any Budget in whole or in part.  Until such Budget has been approved, Manager shall work diligently to address and resolve Owner’s reasonable objectives, until the Budget is fully approved by Owner.

 

	
(F)  

	
Operation Within Budget.  Manager shall use, manage and operate the Property strictly in accordance with the then current approved Budget, provided that, without Owner’s prior approval, Manager may (i) exceed any pre-approved category or line item of the approved Budget for a Fiscal Year by up to $10,000; (ii) incur expenses in excess of the approved Budget in the event of an emergency requiring immediate action to avoid imminent personal injury or imminent material property damage, provided that Manager notifies Owner as to such emergency, the actions taken to address it and the costs of such emergency promptly after the occurrence of the same; (iii) incur expenses to comply with Legal Requirements; and (iv) incur expenses necessary to satisfy Tenant’s right of quiet enjoyment pursuant to a Lease.  If a Budget is disapproved by Owner in whole or in part, or not approved prior to the commencement of the ensuing Fiscal Year, Manager shall continue to manage and operate the Property pursuant to the prior Fiscal Year’s approved Budget or the previously approved Budget for the current Fiscal Year (except for non-recurring expenditures and capital expenditures) until Manager and Owner can resolve their differences; provided, however, Manager shall be authorized to pay, as an expense of the Property, third party costs outside the control of Manager, such as, without limitation, taxes and utilities.  Manager has the authority to expend funds as provided in Section 2.8 in accordance with the provisions of the current approved Budget and in accordance with the provisions of this Section 2.6(F), provided that Manager shall not be required in any event to expend its own funds if there are insufficient funds available for Manager to perform its obligations hereunder.  Manager’s failure to manage the Property in the manner required herein shall be excused if Manager is prevented from doing so due to Owner’s failure or refusal to approve a Budget or to make available funds sufficient for Manager to perform its obligations hereunder.

 

	
(G)  

	
Books and Records.  Manager shall maintain, at Manager’s premises, in a manner customary and consistent with generally accepted accounting principles, accounting records based on Owner’s fiscal year end.

 

  

10

  

 

	
(i)  

	
Depreciation and amortization expense are not to be recorded.  Manager will make available to Owner or Owner’s auditors or tax preparers general ledger and invoice details necessary for the preparation of depreciation and amortization schedules.

 

	
(ii)  

	
Owner shall at all times retain title to the information constituting such books, records and accounts.  Manager shall, during the Term, retain such books, records (records to include copies of all Leases and Contracts and other written instruments affecting the Property) and accounts and maintain same at all times in reasonable condition for proper audit and in accordance with the requirements of the Secretary (while the HUD Financing remains in effect).  Upon termination, Manager shall, at the expense of Owner, deliver such books and records to Owner.  Any and all computer programs, software and hardware not the property of Owner and utilized by Manager to maintain such books, records and accounts shall in all events remain the property of Manager.

 

	
(iii)  

	
Upon reasonable prior notice to Manager, Owner or its appointed representatives may, at Owner’s expense, inspect, audit and copy such books, records and accounts during regular business hours or during such other time as Manager may reasonably direct on a periodic or continuing basis by accountants retained by Owner, or other representatives of Owner, and Manager shall cooperate in good faith in connection with the same.  For purposes hereof, Owner’s appointed representatives may include, without limitation, the Secretary or his duly authorized agents (and any advance notice requirement contained herein shall not apply if same not provided by the terms of the Financing Documents).

 

	
(iv)  

	
Upon commencement of this Agreement, Owner shall coordinate with previous owner or manager the delivery of such reports and data as requested by Manager for the accurate set up of the Property’s books and records on the Manager’s property management and accounting system.

 

	
(v)  

	
In the event this Agreement is terminated, the Manager shall deliver such books, records and accounts of the Property to Owner at Owner’s expense.  Manager shall deliver a final accounting within thirty (30) days after the last day of the calendar month in which such termination occurs.

 

	
(H)  

	
Monthly Reports.  Manager shall furnish to Owner monthly reports for the Property, which reports shall be prepared showing monthly and year to date activity and which shall be furnished (without notice or demand by Owner) as specified in Exhibit A.  To the extent the Secretary or Lender (pursuant to the Financing Documents) require monthly reports that differ from those specified in Exhibit A, Manager shall be required to produce and furnish to Owner such Secretary (or Lender) required monthly reports in addition to the monthly reports specified in Exhibit A.  To the extent the Secretary or Lender (pursuant to the Financing Documents) require quarterly reports, Manager shall furnish to Owner

 

 

  

11

  

	
 

	
reports for the Property containing such information as is required pursuant to such Financing Documents.

 

	
(I)  

	
Annual Reports.

 

	
(i)  

	
Manager shall cooperate in good faith with Owner’s accountants in the preparation of a year-end statement of continuing operation of the Property, including a balance sheet and related statements of income and cash flows, and any other Property-level reports required by the terms of the Financing Documents, all of which shall be furnished not later than forty-five (45) days after the end of each Fiscal Year.

 

	
(ii)  

	
All such annual reports shall be prepared on an accrual basis, and, at Owner’s option and expense, may be audited by a national firm of independent certified public accountants selected by Owner (“Accountant” or “Auditor” as context requires).  Owner shall be responsible for arranging for such audit, and Manager shall cooperate in good faith with Owner’s Accountant or Auditor in the preparation of Owner’s audited financial statements. A draft of the Auditor’s report for each Fiscal Year shall be submitted to Owner for approval by Owner before finalization of the same.

 

	
(iii)  

	
At Owner’s request, Manager shall furnish the Secretary with copies of any reports requested by the Secretary pursuant to the terms of the Financing Documents.  The Manager shall respond in a timely manner to any inquiries made by the Secretary (whether directly to Manager or to Owner) with respect to Property-level financial reports or information desired from time to time relative to income, assets, liabilities, contracts, operation, and condition of the Property.

 

	
(J)  

	
Tax Matters Reporting.

 

	
(i)  

	
Manager shall cooperate in good faith and at Owner’s expense with Owner’s (or Owner’s appointed Agent) accountants and cooperate in the preparation of Owner’s tax return including, but not limited to, supplying necessary information for preparation of such tax return.  The cost of preparation and filing of the tax return will be borne by Owner.

 

	
(ii)  

	
As reasonably requested by Owner, Manager shall complete all tax-related surveys and questionnaires which Owner may reasonably require.

 

	
(iii)  

	
Manager shall prepare at Owner’s expense all state and local personal property and other tax returns, as required by law, which are not prepared by Owner’s accountant.

 

 

  

12

  

	
2.7  

	
Bank Accounts.

 

	
(A)  

	
Manager shall establish and maintain an operating account (the “Operating Account”) in the name of the Property for the collection of rents and other receipts of the Property and an interest-bearing trust account for tenant security deposits as required by law or by the terms of the Financing Documents (the “Security Deposit Account”).

 

	
(B)  

	
The Operating Account and the Security Deposit Account shall be maintained in the name of the Property at an FDIC-insured financial institution selected by the Manager (the “Depository”). All funds deposited in such accounts or otherwise held by or in the name of Manager for the account of Owner shall be held by Manager in trust and Manager shall have no equitable interest therein and they shall not be commingled with Manager’s other funds.  Manager shall in no event have any liability in the event that the Depository should fail, go into receivership or conservatorship or if such funds are otherwise not available for reasons beyond Manager’s reasonable control.  Manager shall indemnify and hold harmless Owner from and against any and all Damages occurring by reason of any unauthorized application by Manager or its directors, officers, employees, agents or representatives of any such funds held for the account of Owner, it being agreed that all expenditures made by Manager in a reasonable and good faith belief that same are authorized hereunder shall not be subject to said indemnity.

 

	
(C)  

	
Sweep accounts (if required by Lender) will be maintained in the name of the Property in conjunction with the Operating Account in the event the monthly balance of the Operating Account exceeds $250,000.

 

	
(D)  

	
While the Financing Documents remain in effect or longer if required by applicable law, (i) any funds collected as tenant security deposits shall be kept separate and apart from all other funds of the Property in the Security Deposit Account, and Manager shall ensure that all such tenant security deposits are deposited promptly in the Security Deposit Account, and (ii) the amount of funds in the Security Deposit Account shall at all times equal or exceed the aggregate of all outstanding obligations of Owner under the Leases with respect to tenant security deposits.  As needed, Manager shall withdraw such amounts from the Security Deposit Account as are necessary to (i) repay a security deposit (or portion thereof) to a Tenant as required pursuant to the terms of such Tenant’s Lease; and (ii) cause the transfer of a forfeited tenant security deposit (or portion thereof) to the Operating Account.  Manager will prepare and maintain an itemization of all deposits and withdrawals of the Security Deposit Account, together with a reference to applicable apartment unit and description of an application of said funds.

 

	
(E)  

	
Upon commencement of this Agreement, Owner shall cause to be delivered to Manager a listing showing the current Tenants of the Property who previously made security deposits under existing Leases of the Property and will deliver the

 

 

  

13

  

	
 

	
total amount of these security deposits via wire transfer to the Security Deposit Account established by the Manager for the Property.

 

	
(F)  

	
Manager hereby acknowledges and agrees that, while the Financing Documents remain in effect, distributions (as such term is defined in that certain Regulatory Agreement for Multifamily Housing Projects entered into by Owner and the Secretary of even date herewith (the “Regulatory Agreement”)) to Owner from the Operating Account, and withdrawals by Manager from the Operating Account, shall be limited to those distributions and withdrawals expressly permitted by the terms of the Regulatory Agreement.

 

	
2.8  

	
Payment of Expenses and Capital Expenditures

 

	
(A)  

	
Manager shall pay all expenses of operating the Property from the Operating Account in such amounts as are necessary to pay:

 

	
(i)  

	
operating expenses actually due and owing for such period (“Operating Expenses”);

 

	
(ii)  

	
Mortgage interest expense and principal payments (“Debt Service”);

 

	
(iii)  

	
Lender required reserves and escrows (“Lender Reserves”);

 

	
(iv)  

	
Management Fees; and

 

	
(v)  

	
Actual capital expenditures for such period (“Capital Expenditures”). At the discretion of Owner and subject to any Lender requirements, Capital Expenditures may be required to be approved by Owner and/or Lender prior to payment or be funded separately by Owner or from Lender Reserves.  If such an election is made, Capital Expenditures are to be requested based on actual expenditures and supported by actual invoices and other documentation required by the Financing Documents.  If and when a requisition is made, the Manager must provide the following:

 

	
(i)  

	
an itemization by category of all types of Capital Expenditures;

 

	
(ii)  

	
within each Capital Expenditure type, there shall be a one-line summary by type of improvement of the amount(s) previously spent, the amount of the current request and the estimated amount to complete the project;

 

	
(iii)  

	
a comparison to the original, approved Budget with an explanation for material variances; and

 

	
(iv)  

	
supporting documentation, such as invoices and other documentation required by the Financing Documents.

 

  

14

  

	
(B)  

	
If the funds on deposit in the Operating Account are insufficient or projected to be insufficient to cover the amounts necessary to pay the Operating Expenses, Debt Service, Lender Reserves or Capital Expenditures for such month,

 

	
(i)  

	
Manager shall promptly notify Owner, and Owner shall promptly make up such negative cash flow by depositing an amount equal to the deficit in the Operating Account. In such cases, Manager may, but shall not be obligated to, advance Manager’s own funds on behalf of Owner; and, if Manager makes any such advance from Manager’s own funds, Owner shall, within five (5) days of written demand by Manager, reimburse Manager for any such advance plus interest thereon at the rate per annum publicly announced by the Depository as its base or prime rate from the date of such advance to, but not including, the date of such reimbursement.

 

	
(ii)  

	
Until such time as additional Owner funding (if required) has been received, Manager shall prioritize payments from the Operating Account based on the following order of priority:  (1) third party debt service payments, including Lender Reserves; (2) Operating Expenses that are necessary to maintain the operation of the Property, including but not necessarily limited to utility costs and Manager’s costs for property-level employees (i.e., wages, payroll handling fee, taxes, insurance, workers compensation and other benefits for on-site employees as set forth in Section 2.2(B); (3) insurance premiums, if not included in Lender’s Reserves; (4) Management Fees; (5) real estate taxes, if not included in Lender’s Reserves; (6) personal property taxes; and (7) other bills and charges of third parties related to the Property or the operation thereof with the oldest charges being paid first.

 

	
(C)  

	
Subject to subparagraphs (a) through (c) below, Owner shall reimburse Manager for all actual, out of pocket expenses incurred and paid by Manager in connection with the management and operation of the Property pursuant to the Budget approved by Owner.  Such expenses shall include but not be limited to Budgeted: salary and wages, payroll taxes, insurance, workers’ compensation, payroll handling fee and other benefits for Manager’s employees working on the Property; advertising expenses; court costs; attorney’s fees; office supplies; long distance phone calls; postage; computer fees; overnight courier expense; and expenses related to training on-site personnel.  Such expenses shall not include without prior consent of Owner (except as specifically provided herein or in the Schedules attached hereto, if any):

 

	
(a)  

	
the cost of salary and wages, payroll taxes, insurance, workers compensation and other benefits of Manager’s management, accounting and office personnel unless this personnel is filling a temporary vacancy of an approved, budgeted on-site position;

 

 

  

15

  

	
(b)  

	
travel expenses by Manager’s management, accounting and office personnel unless this personnel is filling a temporary vacancy of an approved, budgeted on-site position; and

 

	
(c)  

	
costs of providing the reports and documents to be provided pursuant to the provisions hereof, other than the costs and expenses incurred by Manager’s on site staff and the Auditor’s services hereunder.

 

	
2.9  

	
Services with Respect to Financing.

 

	
(A)  

	
Manager shall, at the expense of Owner, in accordance with the approved Budgets unless otherwise provided herein, duly and punctually pay and perform on behalf of Owner all of those Owner’s obligations so requested by Owner for any Property acquisition financing (including any loan assumed in connection with such acquisition) (or any refinancing thereof) (“Financing”) and shall use its commercially reasonable efforts to comply with all of the terms and provisions of any documents executed and delivered by Owner relating to a Financing (collectively, the “Financing Documents”).

 

	
(B)  

	
Each of Manager and Owner shall promptly notify the other upon learning of any default, or event of default or event which, with the giving of notice or the passage of time or both, might constitute a default or an event of default under any Financing Document.  Manager shall consult with Owner concerning the action to be taken with respect thereto and, at the expense of Owner, take such action as Owner shall direct.

 

	
(C)  

	
Without the consent of Owner, Manager (i) shall not modify, or in any way alter, the provisions of any Financing Documents and (ii) shall not take any action, or omit to take any action, or give any notice, the taking, omission or giving of which might result in the occurrence of a default by Owner under any Financing Documents to the extent such terms and provisions are provided by Owner to Manager in writing.

 

	
(D)  

	
Each of Manager and Owner shall promptly notify the other upon receiving any notice under any Financing Documents (and furnish a copy of the notice received by it with its notice to the other party) of any default, event of default or condition which, with the giving of notice or the passage of time or both, might result in a default or event of default by Owner under any Financing Documents. Manager shall consult with Owner concerning the action to be taken with respect thereto and, at the expense of Owner, shall take such reasonable action as Owner shall direct.

 

	
(E)  

	
Upon written request by Owner, Manager shall prepare all information, schedules and reports necessary to calculate and/or support the covenants in any Financing Documents encumbering the Property or as are otherwise required to be provided by Owner under such Financing Documents, including, but not limited to, preparing rent rolls, delivering historic income and expense data for Financings,

 

 

  

16

  

	
 

	
and providing debt covenant compliance information including, but not limited to, rent rolls, annual budgets, audited financial statements and debt service coverage ratio calculations.

 

	
2.10  

	
Notification of Sale or Financing Transaction.

 

Notwithstanding anything to the contrary set forth in this Agreement, it shall be a material covenant of Owner under this Agreement that Owner deliver a written notice to Manager promptly upon becoming aware that any person is offering or otherwise marketing the Property for sale or offering the property as collateral in connection with or arising from any Financing.  Owner’s failure to comply with the foregoing covenant shall constitute a material default under this Agreement, entitling Manager to terminate this Agreement upon not less than 30 days’ notice to Owner.

 

	
3.  

	
Services with Respect to Property Sales and Post Sale-Closing

 

With respect to any potential sale of the Property, the Manager shall cooperate in good faith with Owner during the due diligence process and, as necessary, perform the following duties and obligations during and after the sale process:

 

	
(i)  

	
Prepare current rent rolls, historic income and expense data and such other materials necessary to offer the Property for sale.

 

	
(ii)  

	
Process information requests as reasonably requested by Owner, or due diligence requests of potential buyers, including providing access to Lease files, financial statements, service contracts, and supporting billing and disbursement documentation.

 

	
(iii)  

	
Prepare and provide schedules and support for closing adjustments, including revenue and expense prorations and, if necessary, reconciliations of estimated billed recoverable expenses versus actual expenses.

 

	
(iv)  

	
Prepare final accounting for the sale of the Property and, as necessary, participate in the fieldwork and preparation of the financial statements or audited financial statements to be prepared by the Auditor, including, but not limited to, providing access to the Property’s books and records and having qualified personnel available during normal business hours to answer any questions which may arise during the fieldwork.

 

	
(v)  

	
Prepare the final expense and recoverable expense reconciliations relating to the proration of revenues and expenses for the sale of the Property.

 

	
(vi)  

	
Process any invoices, if applicable and as approved by Owner, for payments made relating to property expenses for a period not to exceed sixty (60) days after the sale date.

 

	
(vii)  

	
Prepare, upon the request of Owner, a final schedule of distributions to be made.

 

 

  

17

  

	
(viii)  

	
After processing property disbursements and distributions, Manager shall close all bank accounts for which it has authorization.

 

	
(ix)  

	
Aid in the preparation of any buyer (or its lender) required third party reports.

 

	
(x)  

	
Aid in site visits and/or due diligence requests of buyers (or their lenders).

 

Post-closing duties and obligations may span a period not to exceed sixty (60) days.  The monthly Management Fee covering the post-closing period shall be the greater of 50% of the previous 12 month average Management Fee or $1,500 paid monthly for such 60 days.

 

	
4.  

	
Insurance

 

	
4.1  

	
Owner’s Insurance

 

Owner shall maintain in full force and effect with respect to the Property and any personal property of Owner located at the Property and used in connection therewith, insurance policies satisfactory to Owner (or as required under any Financing Documents) issued by insurance companies having an A.M. Best General Policyholder’s Service rating of not less than “A-,VIII” (or otherwise satisfactory to Owner), which are licensed, or approved to do business, in the state in which the Property is located and which are otherwise satisfactory to Owner.  Manager shall obtain same at Owner’s expense, subject to the review and acceptance of all coverage by Owner. All policies maintained by or for the benefit of Owner shall provide the following coverages:

 

	
(A)  

	
“All Risk” property damage insurance including, without limitation, fire, flood, sprinkler leakage, water damage and earthquake coverage, if applicable and available at commercially reasonable rates, in an amount and with an agreed amount endorsement equal to the lesser of (i) an amount sufficient to prevent Owner from becoming a co-insurer in any loss under the policy or (ii) equal to the replacement cost of the Property, and a deductible reasonably approved by Owner.  The policies of insurance carried in accordance with this Section 4.1(A) shall contain (y) a replacement cost endorsement without deduction for depreciation or obsolescence and (z) a waiver of subrogation clause, all in form reasonably satisfactory to Owner and Lender;

 

	
(B)  

	
Rental value insurance on the Property, if applicable, with a minimum twelve (12) month indemnity period;

 

	
(C)  

	
Business Interruption Insurance, if applicable, on an eighty percent (80%) Gross Earnings Form, with a minimum twelve (12) month indemnity period and including ordinary payroll coverages;

 

	
(D)  

	
Commercial General and Excess Liability Insurance, written on an occurrence basis, including blanket contractual liability, products and completed operations and personal injury coverage with a combined single limit for any one occurrence of $5,000,000 or such higher limit as Owner may from time to time reasonably request.  Such requirement may be satisfied by a layering of Commercial General

 

 

  

18

  

	
 

	
Liability, Umbrella and Excess Liability policies, but in no event will the liability insurance be written for an amount less than $5,000,000 combined single limit for bodily injury and property damage liability.

 

	
(E)  

	
Boiler and Machinery Breakdown Direct Damage Insurance and third party liability coverage (if not covered under the Commercial General Liability Policy) with full comprehensive coverage on a repair and replacement basis for all HVAC equipment, electrical equipment, boilers and machinery which form a part of the Property including Business Interruption Coverage for Loss of Rental Income in connection therewith in accordance with Section 4.1(C) hereof;

 

	
(F)  

	
During the course of any construction or repair of Improvements or during the course of Restoration on the Property (other than Tenant leasehold Improvements), Builder’s Risk Insurance on a completed value basis and on a non-reporting form against “all risks of physical loss,” including flood (if available at commercially reasonable rates), earthquake (if available at commercially reasonable rates), collapse and transit coverage (if available at commercially reasonable rates), during construction of such Improvements or Restoration, with deductibles reasonably satisfactory to Owner, covering the replacement cost value of work performed and the equipment, supplies and materials furnished (unless such equipment, supplies and materials are required to be insured by contractors or vendors) and rent loss insurance for a period not less than twelve (12) months in an amount reasonably satisfactory to Owner.  Such policy of insurance shall contain a “permission to occupy upon completion of work or occupancy” endorsement, a waiver of coinsurance or an agreed amount endorsement and an agreement by the insurer that following a loss, the insurer will pay to the insured (i) the full value of the loss (less the deductible), provided that Owner is required to or elects to rebuild or (ii) the actual cash value of the loss in the event Owner is not required to or does not elect to rebuild; and

 

	
(G)  

	
Such other insurance with respect to the Property, in such amounts as Owner (or any Lender in connection with a Financing) from time to time may require against such other insurable hazards which at the time are commonly insured against for Comparable Properties.

 

Manager shall submit all insurance policies it obtains on behalf of Owner pursuant to this Section 4.1 for Owner’s and Lender’s, if applicable, review and approval.  Manager will obtain and maintain all insurance coverages referenced in this Section 4.1 so as to be in compliance with Financing Document requirements (in the event of any conflict between the provisions set forth in this Section 4.1 and the insurance requirements imposed under the Financing Documents, the insurance requirements imposed under the Financing Documents shall govern and control).

 

	
4.2  

	
Manager’s Insurance

 

Manager shall, at the expense of Manager, maintain in full force and effect insurance policies with respect to the employees of Manager in form reasonably satisfactory to Owner (or as 

 

 

  

19

  

required under any Financing Documents) and issued by insurance companies having an A.M. Best General Policyholder’s Service rating of not less than “A-,VIII” which are licensed in the state in which the Property is located and which are otherwise reasonably satisfactory to Owner.  Such policies shall provide the following coverage:

 

	
(A)  

	
Worker’s compensation and employer’s liability insurance subject to the statutory limits of the state in which the Property is located.  Manager shall provide Owner with a certificate evidencing such coverage.

 

	
(B)  

	
Comprehensive automobile liability insurance covering owned, non-owned, and hired vehicles in an amount not less than $1,000,000 combined single limit for bodily injury and property damage.  Such requirements may be satisfied by layering of comprehensive automobile liability, umbrella and excess liability policies.

 

	
(C)  

	
Fidelity bond and computer crime insurance with an annual limit of a minimum of $1,000,000 for each director, officer, employee or agent of Manager associated with the management of the Property including the handling of receipts and disbursements.

 

	
(D)  

	
Commercial general and umbrella liability insurance, written on an occurrence basis, in an amount not less than $1,000,000 and $10,000,000, respectively.  Such umbrella liability insurance shall apply in excess of the commercial general liability insurance and the insurance required in Sections 4.2(a) and 4.2(b).

 

	
(E)  

	
Professional liability insurance with an annual limit not less than $1,000,000 per occurrence and in the aggregate with an extended period of indemnity.  Such insurance policy shall survive the termination or expiration of this Agreement for a minimum period of two (2) years following the expiration or termination of this Agreement.

 

Manager will obtain and maintain all insurance coverages referenced in this Section 4.2 so as to be in compliance with Financing Document requirements (in the event of any conflict between the provisions set forth in this Section 4.2 and the insurance requirements imposed under the Financing Documents, the insurance requirements imposed under the Financing Documents shall govern and control).

 

	
4.3  

	
Blanket Insurance

 

Subject to Owner’s (and Lender’s, if applicable) prior consent, Manager may effect any coverage required under this Article 4 under a blanket insurance policy reasonably satisfactory to Owner, provided that (i) any such policy of blanket insurance either shall specify therein, or the insurer under such policy shall certify to Owner, (a) the maximum amount of the total insurance afforded by the blanket policy allocated to the Property and (b) any sublimits in such blanket policy applicable to the Property, which amounts shall not be less than the amounts required pursuant to this Article 4; (ii) any such policy of blanket insurance shall comply in all respects with the other provisions of this Article 4; (iii) the protection afforded under any policy of 

 

  

20

  

 

blanket insurance hereunder shall be no less than that which would have been afforded under a separate policy or policies relating only to the Property, and (iv) the coverages under such blanket policies otherwise conform in all respect to the insurance requirements imposed by the Financing Documents.

 

	
4.4  

	
Policies

 

	
(A)  

	
The insurance maintained under Section 4.1 shall name Owner as the Insured and Manager, Lender and such other affiliated parties as additional insureds as their interests may appear.  Such insurance may also be extended to name other persons as Owner may specify or as Lender may require, from time to time, as additional insureds as their interests may appear.

 

	
(B)  

	
The insurance maintained under Section 4.2 shall name Manager as the insured thereunder.  The insurance maintained under Section 4.2(B) and (D) shall name Owner, Lender and such other persons as Owner may specify or as Lender may require, from time to time, as additional insureds as their interests might appear.

 

	
(C)  

	
All insurance maintained under this Article 4 shall provide that (i) no cancellation or reduction thereof shall be effective until at least thirty (30) days after receipt by Owner, Lender and Manager of written notice thereof and (ii) all losses shall be payable notwithstanding any act or negligence of any Tenant (or its guests or invitees) or Manager or its partners, directors, officers, employees or agents which might, absent such agreement, result in a forfeiture of all or part of such insurance payment and notwithstanding (a) the occupation or use of the Property for purposes more hazardous than permitted by the terms of such policy, or (b) any foreclosure or other action or proceeding taken pursuant to the provision of any mortgage with respect to the Property or (c) any change in title or ownership of the Property.  As used herein, the term “Insurance Requirements” shall mean the terms and conditions of the insurance policies required to be obtained and maintained by Manager under this Article 4 and the insurance requirements of the Financing Documents.

 

	
(D)  

	
Manager shall furnish to Owner and Lender, upon request, certificates of insurance or other evidence satisfactory to Owner of the renewal thereof, and evidence satisfactory to Owner and Lender of payment of the premiums therefor.  Upon Owner’s request, Manager shall deliver a copy of each policy certified to be a true copy by the insurer or insurance broker with respect to such policy.

 

	
  

	
(E)   

	
Manager shall also cooperate with Owner in procuring and maintaining Law/Ordinance Insurance for Zoning/Parking issues, as and where required by Lender or Owner.

 

	
4.5  

	
Payment of Premiums by Owner

 

If Manager fails to maintain the insurance required to be maintained under this Article 4 or fails to deliver evidence of insurance, Owner may, but shall not be obligated to, obtain such insurance 

 

 

  

21

  

and pay the premiums therefore and in the case of the insurance described in Section 4.2 or the duplication of any other insurance described in Article 4, Manager shall, on demand, reimburse Owner for all actual sums advanced and reasonable expenses incurred in connection therewith.

 

	
4.6  

	
Claims

 

In the event of a loss related to the Property under any of the insurance policies described in Sections 4.1 and 4.2(B), (C) and (D), Manager shall, if Manager has knowledge of the loss, promptly after learning of same, file a claim on behalf of Owner (and any other party that is also named insured) and use commercially reasonable efforts to diligently monitor such claim on behalf of such insured party and cooperate in good faith with any appointed representatives, consultants and adjusters retained by or on behalf of the insurance companies’ interests.  Manager shall also notify Lender of such loss to the extent notice is required under any Financing Documents.

 

	
4.7  

	
Subrogation

 

[Intentionally Deleted]

 

	
5.  

	
Manager’s Compensation

 

	
5.1  

	
Management Fees

 

	
(A)  

	
Owner shall pay Manager, and Manager shall accept, as compensation for Manager’s management services during the Term a fee on a monthly basis in an amount equal to four percent (4%) of Gross Receipts actually collected by Manager during that month (the “Management Fee”).  Notwithstanding the foregoing, Manager acknowledges that the Financing Documents may impose limitations on Owner’s ability to pay such Management Fee under certain enumerated conditions, with Owner not to be considered in default of this Agreement should the full Management Fee not be paid to Manager when such conditions exist.

 

	
(B)  

	
The Management Fee for any month shall be estimated and paid as an Operating Expense on the 10th day of the month to which it relates.  Reconciliation and true up of the Management Fee estimate will be calculated as part of the month end close out and will be paid as an Operating Expense on the 10th day of the following month.  Subject to Section 2.8(B) and (C), Manager is hereby authorized to pay itself the Management Fee from the Operating Account.

 

	
(C)  

	
For the purposes of this Section 5.1, the term “Gross Receipts” shall mean all amounts actually collected as rents or other charges for use or occupancy of space or facilities in the Property, including furniture rental, forfeited security deposits, pet fees, non-refundable application fees, decorating fees, late charges, collections from residents for water, sewer, electric, gas, oil and trash, royalties received for laundry equipment/services, cable/telephone/Internet services, insurance proceeds received as business loss compensation (to the extent Lender allows same to be

 

 

  

22

  

	
 

	
collected by Owner), and all other miscellaneous income with respect to the Property, but excluding other receipts, such as interest or investment income, tenant security deposits (unless and until forfeited), insurance proceeds received as replacement cost, tax refunds, condemnation awards, dividends on insurance policies and proceeds of any other capital event or sale of the Property or related personal property (or any portion thereof).

 

	
(D)  

	
Manager shall pay to BR Creekside Managing Member LLC (“Managing Member LLC”) an “Oversight Fee” of one percent (1%) payable from the Management Fee earned each month as defined above (for the avoidance of doubt the amount re-allowed to Managing Member LLC will be the equivalent of 25% of the Management Fee, so that Managing Member LLC has been re-allowed 1% of the monthly Gross Receipts and Manager has been compensated 3% of the monthly Gross Receipts).

 

	
5.2  

	
Construction Management Fees

 

Five Percent (5%) of the cost of any capital project exceeding $10,000 (which items have been approved by Owner and have been itemized in the approved Budget) but not including regular recurring interior capital replacements such as carpet, floor vinyl and appliance replacements.  Additionally, if the services of a capital projects manager is required and has been approved by Owner, such capital projects manager will charge to the Property $40.00 per hour for time worked plus travel time, travel expenses and accommodations expenses.

 

	
5.3  

	
Renovation/Capital Projects/Insurance Rehabilitation Fees

 

Not Applicable.

 

	
5.4  

	
For Capital Event (Refinance, Sale, etc.)

 

	
  

	
Not applicable.

 

	
5.5  

	
Payroll Handling Fee

 

	
  

	
$12.00 per employee per payroll period.

 

	
5.6  

	
Training

 

As approved in advance in writing by Owner, Manager will charge the Property for the direct costs of travel and accommodations for Manager’s on-site personnel for attendance at required training and corporate conference events.

 

 

  

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6.  

	
Term

 

	
6.1  

	
Term

 

The term shall commence as of the date hereof and shall expire on the second (2nd) anniversary of the date hereof (the “Initial Term”), unless extended or sooner terminated as hereinafter provided.

 

	
6.2  

	
Extension

 

After the expiration of the Initial Term, subject to termination under Section 6.3, the term of this Agreement (“Term”) shall be automatically extended on an annual basis unless terminated by Owner or Manager by written notice to the other party given not less than thirty (30) days’ prior to the end of the Initial Term or the then current Term, as applicable.

 

	
6.3  

	
Termination

 

	
(A)  

	
In the event of the sale of all or substantially all of Owner’s interest in the Property  (including any sale by agreement, foreclosure or otherwise), this Agreement shall terminate upon the consummation of such sale.

 

	
(B)  

	
If any one or more of the following events (each an “Event of Default”) shall occur and be continuing:

 

	
(i)  

	
if Manager shall assign this Agreement or delegate its duties hereunder without the prior written consent of Owner;

 

	
(ii)  

	
if any material license, permit or qualification held by Manager and necessary for the performance of its duties or services hereunder shall be terminated or suspended, and such termination or suspension, as the case may be, is not reversed within fifteen (15) days following notice thereof by the applicable licensing authority or Owner;

 

	
(iii)  

	
if Manager or any of its Affiliates or any of their directors, partners, officers agents, representatives, contractors or employees shall misappropriate any funds of Owner or otherwise be guilty of gross negligence, willful misconduct, bad faith fraud, malfeasance, breach of fiduciary duty, or criminal misconduct in connection with Manager’s duties hereunder;

 

	
(iv)  

	
if Manager or Owner shall fail to pay any amount payable to the other party under this Agreement when due and such default shall continue for ten (10) days after notice thereof to the defaulting party;

 

	
(v)  

	
(a) if Manager or Owner shall fail to comply with any provision of this Agreement (other than those described in Section 6.3(B)(i) through (iv) and (vi) through (viii)) and such default shall continue for ten (10) days after notice of such default is given by Owner to Manager; or (b) if such 

 

 

  

24

  

	
 

	
default cannot reasonably be cured within such ten (10) day period, if Manager or Owner shall fail to commence the curing of such default within such ten (10) day period (and to notify the other party within such ten (10) day period that Manager or Owner has commenced such cure and will prosecute such cure diligently and complete the same, which notice shall specify Manager’s or Owner’s estimate of the time period within which such cure will be completed) or, thereafter, shall fail to prosecute such cure diligently and complete the same within sixty (60) days; or (c) if, after the ten (10) day period described in clause (a) of this Section 6.3(B)(v), the other party is subject to any criminal liability or unbonded civil liability, the Property is subject to any unbonded Lien or the non-defaulting party or the Property is subject to any material risk of loss by reason of the defaulting party’s failure to comply with such provision of this Agreement;

 

	
(vi)  

	
if Manager shall fail to follow any lawful direction of Owner or Lender with respect to the Property which direction complies with this Agreement and such default shall continue for three (3) Business Days after notice of such default is given by Owner to Manager;

 

	
(vii)  

	
(a) if Manager or Owner shall commence a voluntary case or other proceeding seeking liquidation, reorganization or other relief with respect to itself or its debts under any bankruptcy, insolvency, reorganization or other similar law now or hereafter in effect or seeking the appointment of a trustee, receiver, liquidation, custodian or other similar official of its or any substantial part of its property, or shall consent to any such relief or to the appointment of or taking possession by any such official in an involuntary case or other proceeding commenced against it, or shall make a general assignment for the benefit of creditors, or shall fail generally to pay its debts as they become due, or shall take any corporate action to authorize any of the foregoing; or (b) if an involuntary case or other proceeding shall be commenced against Manager or Owner seeking liquidation, reorganization or other relief with respect to it or its debts under any bankruptcy, insolvency, reorganization or other similar law now or hereafter in effect or seeking the appointment of a trustee, receiver, liquidate, custodian or other similar official of it or any substantial part of its property, and such involuntary case or other proceeding shall remain undismissed and unstayed for a period of sixty (60) days; or (c) if an order for relief shall be entered against Manager or Owner under any bankruptcy, insolvency, reorganization or other similar law now or hereafter in effect; or

 

	
(viii)  

	
if there shall be a dissolution or termination of the corporate existence of Manager or Owner by merger, consolidation or otherwise;

 

then, while any such Event of Default shall be continuing, the non-defaulting party shall have the right to terminate this Agreement by notice to the defaulting 

  

25

  

party and to exercise any and all other rights and remedies available under this Agreement and at law or in equity.  Notwithstanding anything to the contrary contained herein while any such Event of Default shall be continuing beyond any applicable cure period, the non-defaulting party may, at its option, elect to terminate this Agreement.

 

	
(C)  

	
Notwithstanding anything to the contrary contained herein, Owner shall have the right to terminate this Agreement upon thirty (30) days’ prior notice to the Manager, with or without cause.

 

	
(D)  

	
Notwithstanding anything to the contrary contained herein, Manager shall have the right to terminate this Agreement upon sixty (60) days’ prior notice to the Owner, with or without cause.

 

	
(E)  

	
In the case of an Event of Default under Sections 6.3 (B) (vii) (a) or (c), the notice of termination shall be deemed to have been given upon the occurrence of such Event of Default.

 

	
(F)  

	
Following the expiration or termination of this Agreement, Manager shall cooperate in good faith with Owner and Owner’s agents, employees and representatives (and Lender and its representatives, where applicable) to effectuate an orderly transition in connection with the management and/or operation of the Property.  Following the expiration or termination of this Agreement, Manager shall promptly deliver to Owner (or such other party as is designated by Lender) (i) all books, records, leases, agreements, and other documents and instruments in Manager’s possession or control relating to the Property, or the management or operation thereof, (ii) the unused inventory of all supplies, materials, tools and equipment owned by Owner and used in connection with the management and/or operation of the Property, and (iii) all keys to any locks on the Property and security codes then in the possession of Manager, together with any plans and specifications pertaining to the Property then in the possession of Manager.  The provisions of this Section 6.3(F) shall survive the expiration or termination of this Agreement.

 

	
7.  

	
Miscellaneous

 

	
7.1  

	
Notices

 

All notices, requests, permissions, waivers and other communications (individually and collectively, a “Notice”) to either party hereunder shall be in writing and, unless otherwise specified herein, shall be delivered by hand, facsimile, United States registered or certified mail, return receipt requested, United States Express Mail, Federal Express, Airborne Express or any other national overnight express delivery service (in each case postage or delivery charges paid by the party giving such communication) addressed to the party to whom such communication is given at its address or facsimile number set forth in Part I. 

 

 

  

26

  

Unless otherwise specified herein, each such Notice addressed and given as set forth above shall be effective (i) the date of receipt of such Notice, or attempted delivery of such Notice if receipt is refused; and (ii) if sent by mail as aforesaid, the date which is seventy-two (72) hours after such Notice is deposited in the mail, postage prepaid as aforesaid.  Owner or Manager may change its address under this Section 7.1 by delivering Notice to the other party provided that no such address shall be located outside of the United States of America.

 

	
7.2  

	
Representations and Warranties

 

	
(A)  

	
Manager represents and warrants to Owner that (i) Manager is a limited liability company duly organized and validly existing and in good standing under the laws of the State of North Carolina and has all requisite power and authority to carry on its business as now conducted and to execute, deliver and perform its obligations under this Agreement; (ii) the execution, delivery and performance by Manager of this Agreement are within its power, have been authorized by all necessary corporate action and do not contravene any provision of its operating agreement or certificate of formation; (iii) this Agreement has been duly executed and delivered by Manager; (iv) this Agreement is a valid and binding obligation of Manager; (v) the execution, delivery and performance by Manager of this Agreement does not conflict with or result in a breach of any of the provisions of, or constitute a default under, any bond, note or other evidence of indebtedness, indenture, mortgage, deed of trust, loan agreement or similar instrument, any Lease or any other material agreement or contract by which Manager, or its activities or the Property, is bound or any applicable law or order, rule or regulation of any court or governmental authority having jurisdiction over Manager, its activities or the Property; and (vii) to Manager’s knowledge, no order, permission, consent, approval, license (other than those already held by Manager), authorization, registration or filing by or with any governmental authority having jurisdiction over Manager, its activities or the Property is required for the execution, delivery or performance by Manager of this Agreement.

 

	
(B)  

	
Owner represents and warrants to Manager that (i) Owner is duly organized and validly existing and in good standing under the laws of the State of Delaware and has all requisite power and authority to carry on its business as now conducted and to execute, deliver and perform its obligations under this Agreement; (ii) the execution, delivery and performance by Owner of this Agreement are within its power, have been authorized by all necessary corporate action and do not contravene any provision of its operating agreement or certificate of formation; (iii) this Agreement has been duly executed and delivered by Owner; (iv) this Agreement is a valid and binding obligation of Owner; (v) the execution, delivery and performance by Owner of this Agreement do not conflict with or result in a breach of any of the provisions of, or constitute a default under, any bond, note or other evidence of indebtedness, indenture, mortgage, deed of trust, loan agreement or similar instrument, any Lease or any other material agreement or contract by which Owner, or its activities or the Property is bound or any applicable law or order, rule or regulation of any court or governmental authority

 

  

27

  

 

	
 

	
having jurisdiction over Owner, its activities or the Property; and (vii) to Owner’s knowledge, no order, permission, consent, approval, license (other than those already held by Owner), authorization, registration or filing by or with any governmental authority having jurisdiction over Owner, its activities or the Property is required for the execution, delivery or performance by Owner of this Agreement.

 

	
7.3  

	
No Partnership, etc.

 

Nothing in this Agreement shall be construed as making Owner or Manager partners, joint ventures or members of a joint enterprise or as creating between Owner and Manager any employer employee relationship.

 

	
7.4  

	
Severability

 

If any provision of this Agreement or the application thereof to any person or circumstances shall be held invalid or unenforceable, the other provisions of this Agreement or the application of such provision to other persons or circumstances shall not be effected thereby but shall continue to be valid and enforceable to the fullest extent permitted under applicable law.

 

	
7.5  

	
Modification

 

Except as specified herein, no provision of this Agreement shall be modified, waived or terminated except by an instrument in writing signed by the party against whom such modification, waiver or termination is to be enforced.

 

	
7.6  

	
Successors and Assigns

 

	
(A)  

	
This Agreement shall be binding upon and inure to the benefit of Manager and Owner and their respective successors and permitted assigns, and all references in this Agreement to “Manager” and “Owner” shall include the respective successors and permitted assigns of such parties.

 

	
(B)  

	
Notwithstanding anything to the contrary contained herein, Manager shall not assign this Agreement or delegate its duties and obligations hereunder without the prior written consent of Owner, which consent may be granted or withheld in the sole and absolute discretion of Owner, and without the prior written consent of Lender should such consent be required pursuant to the terms of the Financing Documents.

 

	
7.7  

	
Limitation of Liability

 

Notwithstanding anything to the contrary, if Manager shall recover any judgment against Owner in connection with this Agreement, Manager shall look solely to Owner’s interest in the Property for the collection or enforcement of any such judgment, and no other assets of Owner shall be subject to levy, execution or other process for the satisfaction or enforcement of such judgment, and neither Owner nor any person having an interest in Owner shall be liable for any deficiency.  

 

 

  

28

  

Manager’s employees, officers, directors, members and shareholders shall not be personally liable for any of Manager’s liabilities arising under this Agreement.

 

	
7.8  

	
Governing Law

 

This Agreement shall be governed by and construed in accordance with the laws of the State in which the Property is located, without regard to principles of conflicts of laws.  Manager and Owner, after consulting or having had the opportunity to consult with counsel, knowingly, voluntarily and intentionally waive any right they may have to a trial by jury in any action brought with respect to this Agreement or any of the transactions contemplated by this Agreement or any course of conduct, dealing, statements (whether oral or written) or actions of any party to this Agreement.  Manager and Owner shall not seek to consolidate, by counterclaim or otherwise, any such action in which a jury trial has been waived with any other action in which a jury trial cannot be or has not been waived.  These provisions shall not be deemed to have been modified in any respect or relinquished by either party except by a written instrument executed by such party.

 

	
7.9  

	
Counterparts

 

This Agreement may be signed in any number of counterparts, each of which shall be deemed to be an original, with the same effect as if the signatures thereto and hereto were on the same instrument.

 

	
7.10  

	
Exclusive Benefit

 

Neither this Agreement nor any provision hereof nor any service, relationship or other matter alluded to herein shall inure to the benefit of any third party (except a successor or assign of Owner and its mortgagees, if any), to any trustee in bankruptcy, to any assignee for the benefit of creditors, to any receiver by reason of insolvency, to any other fiduciary or officer representing a bankrupt or insolvent estate of either party, or to the creditors or claimants in such an estate.  Without limiting the generality of the foregoing sentence, it is specifically understood and agreed that insolvency or bankruptcy of either party hereto shall, at the option of the other party, void all rights of such insolvent or bankrupt party hereunder (or as many of such rights as the other party shall elect to void) except to receive any moneys which are due to the insolvent or bankrupt party.

 

	
7.11  

	
Attorneys’ Fees

 

If either party hereto shall obtain a judgment against the other party in connection with a dispute arising under or in connection with this Agreement (whether in an action or through arbitration), such party shall be entitled to recover its court (or arbitration) costs, and reasonable attorneys’ fees and disbursements incurred in connection therewith and in any appeal or enforcement proceeding thereafter, in addition to all other recoverable costs.  Similarly, should either party hereto be made a party to, or otherwise is required to participate to protects its interests hereunder in, any proceeding described in Section 6.3(B)(vii) involving the other party hereto, then such party shall be entitled to recover its court costs, and reasonable attorneys’ fees and 

 

  

29

  

 

disbursements incurred in connection therewith and in any appeal or enforcement proceeding thereafter, in addition to all other recoverable costs.

 

	
7.12  

	
Nondiscrimination

 

Manager hereby agrees, warrants and assures that no person shall be excluded from participation in, be denied benefits of, or be otherwise subjected to discrimination in the performance of this Agreement or in the employment practices of Manager on the grounds of disability, age, race, color, religion, sex, national origin, or any other classification protected by Federal or state constitutional or statutory law, and Owner and Manager each agree to comply with the provisions of any Federal, State, or local law prohibiting discrimination in housing on the grounds of race, color, religion or creed, sex, or national origin, including Title VIII of the Civil Rights Act of 1968 (Public Law 90-284; 82 Stat. 73), as amended; Executive Order 11063; and all requirements imposed by or pursuant to the regulations of the Department of Housing and Urban Development implementing these authorities (including 24 CFR Parts 100, 107 and 110, and Subparts I and M of Part 200).  Manager shall, upon request, show proof of such nondiscrimination and shall post in conspicuous places, available to all employees and applicants, notices of nondiscrimination as required by any applicable Federal or state constitutional or statutory law.  Manager and Owner further agree that, while the Financing Documents remain in effect, they shall not in selecting tenants for the Property discriminate against any person or persons by reason of the fact that there are children in the family.

 

 

	
7.13  

	
HUD Financing

 

Owner and Manager acknowledge that the Financing in existence on the Effective Date hereof (the “HUD Financing”) is being insured by the Unites States Department of Housing and Urban Development (“HUD”) and that while the Secretary of HUD (“Secretary”) or the Secretary’s successors or assigns is the insurer of the Financing (or holder of the note underlying the Financing), the following provisions shall govern and control over any contrary provision contained herein:

 

	
(A)  

	
All Management Fees shall be computed and paid according to HUD requirements.

 

	
(B)  

	
HUD may require the Owner to terminate this Agreement:

 

	
(i)  

	
immediately upon the occurrence of an event of a default under the HUD mortgage, note, Regulatory Agreement or subsidy contract attributable to the Manager;

 

	
(ii)  

	
upon thirty (30) days written notice for failure to comply with the provisions of the HUD management certification or for other good cause; or

 

	
(iii)  

	
when HUD takes over the Property as mortgagee-in-possession.

 

	
(C)  

	
If HUD terminates this Agreement, the Owner shall promptly make arrangements for providing management of the Property satisfactory to HUD.

 

	
(D)  

	
HUD’s rights and requirements shall prevail in the event of a conflict with this Agreement.

 

  

30

  

	
(E)  

	
Manager shall turn over to Owner all of the Property’s cash trust accounts, investments and records immediately, but in no event more than thirty (30) days after this Agreement is terminated.

 

 

 

 

[SIGNATURES ON FOLLOWING PAGE]

 

 

 

  

31

  

IN WITNESS WHEREOF, Owner and Manager have executed and delivered this Agreement as of the date first above written.

 

OWNER:

BR CREEKSIDE LLC,

a Delaware limited liability company

	
  

	
By:

	
BR Hawthorne Creekside JV LLC,

	
  

	
a Delaware limited liability company,

its Sole Member

	
  

	
By:

	
BR Creekside Managing Member LLC,

a Delaware limited liability company,

its Manager

	
  

	
By:

	
Bluerock Special Opportunity + Income 

Fund, L.L.C., a Delaware limited liability 

company, its Manager

	
  

	
By:

	
Bluerock Real Estate, L.L.C.,

a Delaware limited liability company, its Manager

	
  

	
By:

	 ________________   

	
  

	
Jordan B. Ruddy

	
  

	
President

MANAGER:

HAWTHORNE RESIDENTIAL PARTNERS, LLC,

a North Carolina limited liability company

    By:________________                                                                     

Name:________________                                                                             

Title:________________                                                                             

  

32

  

MANAGING MEMBER LLC (as to Section 5.1(D)):

BR CREEKSIDE MANAGING MEMBER LLC,

a Delaware limited liability company,

	
  

	
By:

	
Bluerock Special Opportunity + Income Fund, 

L.L.C., a Delaware limited liability company, its Manager

 

	
  

	
By:

	
Bluerock Real Estate, L.L.C.,

a Delaware limited liability company,

its Manager

By: ________________                                                        

Jordan B. Ruddy

President

  

33

  

Exhibit A

 

 Monthly Reporting Package Due Date:   15th of each month

 

 Delivery Method:  Electronic

 

 Monthly Reporting Package Table of Contents

 

(1) Balance Sheet

 

(2) Month-to-Date and Year-to-Date Budget Comparison Report;

 

(3) 13 Month Rolling Profit and Loss Statement;

 

(4) Statement of Cash Flows;

 

(5) Comparative Balance Sheet showing current month and prior month balances;

 

(6) General Ledger for the current month;

 

(7) Variance Report with narrative explanations of all material variances (i.e., those exceeding the lesser of five percent (5%) or $1,000 of an individual Budget category of income or expense (actual compared to Budget) for the reporting period on a monthly and Fiscal Year to date basis;

 

(8) Rent Roll as of month end close out; 

 

(9) Aged Accounts Receivable Summary (i.e. Tenant Delinquent Report);

 

(10) Accounts Receivable activity statement itemizing for the reporting period the opening rents receivable balance, the collected and billed rents, the closing rents receivable balance and any advanced rent and security deposit balances;

 

(11) Monthly Management Fee Calculation and Fiscal Year to date reconciliation;

 

(12) Aged Payables schedule;

 

(13) Market Survey detailing leasing activity at the Property, the competitive environment vacancy rate for the relevant market in which the Property is locate for the current month.

 

(14) Narrative/Executive Summary reporting (i) general operations and performance; (ii) marketing/leasing activity: (iii) monthly site activity; (iv) capital improvements in progress; (v) pending marketing and management plans for upcoming month and quarter

 

Each of the above-described monthly reports shall be prepared, where applicable, on an accrual basis of accounting or on such other basis set forth in Section 2.6(G).

 

 

  

34

  

 

Exhibit B

 

 Monthly Cash Flow Distribution Calculation:

 

 

	
Distributable Funds Worksheet

As of ______________

	  	  	  
	
Operating Cash Balance (as of ________)

	  	  
	
Security Deposit (MM Acct) Cash Balance

	  	  
	
Excess Cash

	  	  
	
Self-Managed Repair Escrow

	  	  
	
Insurance Capital Reserve 2009

	  	
                            -

	
Franchise tax 2009

	  	  
	
Security Deposit Liability

	  	  
	
Excess Cash Available

	  	
 $                         -

	  	  	  
	
Total Cash Available

	  	
                            -

	  	  	  
	
Reserve for Utilities

	  	
                            -

	
Reserve for Payroll

	  	  
	
Reserve for Outstanding Checks

	  	  
	
Reserve for Vendor Payables

	  	  
	
Tax Escrow shortage

	  	  
	
Transfer to/(from) Parent

	  	  
	
Total Reserves

	  	
 $                         -

	  	  	  
	
Excess Cash

	  	
                            -

	  	  	  
	
Working Capital Cushion

	  	  
	  	  	  
	
Distributable Funds

	  	
 $                         -

	  	  	  

#2842433 v3      033882.00045

 

 

35

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