Document:

Deed of Trust

 Exhibit 10.63 
  
 Tax Parcel No. 4-3-38 
  
 When Recorded, Return To: 
 THE FROST NATIONAL BANK 
 P.O. Box 1600 
 San Antonio, Texas 78296 
 Attention: Loan No. 3528403-9006 
 Loan Documentation Department, RB-2

  

					
	

	  	DEED OF TRUST	  	 
	  	SECURITY AGREEMENT – ASSIGNMENT OF RENTS	  	 

  

			
	THE COMMONWEALTH OF VIRGINIA	  	§
	 	  	 §

	COUNTY OF CHARLES CITY	  	 §

  
 That, on the
9th day of February, 2006, but to be effective as of February 10, 2006, U.S. REMODELERS, INC., a
corporation (hereinafter, whether one or more, jointly and severally called “Grantor”), whose mailing address is 750 State Highway 121 Bypass, Suite 170, Lewisville, Texas 75067, in consideration of the debt and trust hereinafter
mentioned, does hereby GRANT, BARGAIN, SELL, TRANSFER, ASSIGN and CONVEY unto MICHAEL K. SMELTZER, Trustee (as hereinafter defined), whose mailing address is 1400 Wachovia Tower, 10 S. Jefferson Street, Roanoke, Virginia 24011 the following
described property (all of which is sometimes referred to collectively herein as the “Property”): 
  
 (i) the real estate situated in Charles City County, Virginia, which is more particularly described in Exhibit A attached hereto
and made a part hereof for all purposes the same as if set forth herein verbatim, together with all right, title and interest of Grantor in and to (a) all streets, roads, alleys, easements, rights-of-way, licenses, rights of ingress and egress,
vehicle parking rights and public places, existing or proposed, abutting, adjacent, used in connection with or pertaining to the real property or the Improvements (as hereinafter defined); (b) any strips or gores between the real property and
abutting or adjacent properties; and (c) all water and water rights, timber, crops and mineral interests pertaining to the real property (such real estate and other rights, titles and interests being hereinafter sometimes called the
“Land”); 
  

					
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 (ii) all buildings, structures and other improvements (such buildings, structures and
other improvements being hereinafter sometimes called the “Improvements”) now or hereafter situated on the Land; 
  
 (iii) all fixtures, equipment, systems, machinery, furniture, furnishings, inventory, goods, building and construction materials,
supplies, and articles of personal property, of every kind and character, now owned or hereafter acquired by Grantor, which are now or hereafter attached to or situated in, on or about the Land or the Improvements, or used in or necessary to the
complete and proper planning, development, use, occupancy or operation thereof, or acquired (whether delivered to the Land or stored elsewhere) for use or installation in or on the Land or the Improvements, and all renewals and replacements of,
substitutions for and additions to the foregoing, including, but without limiting the foregoing, any and all fixtures, equipment, machinery, systems, facilities and apparatus for heating, ventilating, air conditioning, refrigerating, plumbing,
sewer, lighting, generating, cleaning, storage, incinerating, waste disposal, sprinkler, fire extinguishing, communications, transportation (of people or things, including, but not limited to, stairways, elevators, escalators and conveyors), data
processing, security and alarm, laundry, food or drink preparation, storage or serving, gas, electrical and electronic, water, and recreational uses or purposes; all tanks, pipes, wiring, conduits, ducts, doors, partitions, rugs and other floor
coverings, wall coverings, windows, drapes, window screens and shades, awnings, fans, motors, engines and boilers; and decorative items and art objects (all of which are herein sometimes referred to together, as the “Accessories”);

  
 (iv) all (a) plans and specifications
for the Improvements; (b) contracts relating to the Land, or the Improvements or the Accessories or any part thereof; (c) deposits, (including, but not limited to, Grantor’s rights in tenants’ security deposits, deposits with
respect to utility services to the Land, or the Improvements or the Accessories or any part thereof, and any deposits or reserves hereunder or under any other Loan Document (as hereinafter defined) for taxes, insurance or otherwise, funds, accounts,
contract rights, instruments, documents, commitments, general intangibles (including, but not limited to, trademarks, trade names and symbols), notes and chattel paper used in connection with or arising from or by virtue of any transactions related
to the Land, or the Improvements or the Accessories or any part thereof; (d) permits, licenses, franchises, certificates and other rights and privileges obtained in connection with the Land, or the Improvements or the Accessories or any part
thereof; (e) leases, rents, royalties, bonuses, issues, profits, revenues and other benefits of the Land, the Improvements and the Accessories; and (f) other properties, rights, titles and interests, if any, specified in any Section or any
Article of this Deed of Trust as being part of the Property; and 
  
 (v) all (a) proceeds of or arising from the properties, rights, titles and interests referred to above in paragraphs (i), (ii), (iii) and (iv), including, but not limited to, proceeds of any sale, lease or
other disposition thereof, proceeds of each policy of 

  

					
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insurance relating thereto (including premium refunds), proceeds of the taking thereof or of any rights appurtenant thereto by eminent domain or sale in lieu
thereof for public or quasi-public use under any law, and proceeds arising out of any damage thereto whether caused by such a taking (including change of grade of streets, curb cuts or other rights of access) or otherwise caused; and (b) other
interests of every kind and character, and proceeds thereof, which Grantor now has or hereafter acquires in, to or for the benefit of the properties, rights, titles and interests referred to above in paragraphs (i), (ii), (iii) and
(iv) and all property used or useful in connection therewith, including, but not limited to, remainders, reversions and reversionary rights or interests. In the event the estate of Grantor in and to any of the Property is a leasehold estate,
this conveyance shall include, and the lien and security interest created hereby shall encumber and extend to, all other further or additional title, estates, interest or rights which may exist now or at any time be acquired by Grantor in or to the
property demised under the lease creating such leasehold estate and including Grantor’s rights, if any, to the property demised under such lease and, if fee simple title to any of such property shall ever become vested in Grantor such fee
simple interest shall be encumbered by this Deed of Trust in the same manner as if Grantor had fee simple title to said property as of the date of execution hereof. 
  
 TO HAVE AND TO HOLD the Property, unto Trustee and Trustee’s successors, substitutes or assigns, in trust and for the
uses and purposes herein set forth, forever, together with all rights, privileges, hereditaments and appurtenances in anywise appertaining or belonging thereto, subject only to the Permitted Exceptions (herein so called) listed on Exhibit B
attached hereto (to the extent that the same are valid, subsisting and affect the Property), and Grantor, for Grantor and Grantor’s successors, hereby agrees to warrant and forever defend, all and singular, the Property unto Trustee and
Trustee’s successors or substitutes in this trust against the claim or claims of all persons claiming or to claim the same or any part thereof, subject, however, as aforesaid. 
  
 ARTICLE I 
  
 THE OBLIGATION 
  
 Section 1.1. Beneficiary. This Deed of Trust [as used herein, the expression “this Deed of Trust” shall mean this Deed of
Trust (with Security Agreement)], and all rights, title, interest, liens, security interests, powers and privileges created hereby or arising by virtue hereof, are given to secure payment and performance of the Obligation (as hereinafter defined),
including the indebtedness described in Section 1.2 hereof payable to the order of THE FROST NATIONAL BANK, a national banking association (“Beneficiary”), whose mailing address is P.O. Box 1600, San Antonio, Texas
78296. The word “Beneficiary,” as used herein, shall mean Beneficiary named in this Section and all subsequent holders of the Note at the time in question. 
  

					
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 Section 1.2. Obligation. The word “Obligation,” as used herein, shall
mean all of the indebtedness, obligations and liabilities described as follows: 
  
 (a) the indebtedness evidenced by that certain promissory note (the “Note”) of even date herewith, incorporated herein by
this reference, executed by U.S. Home Systems, Inc. (“Borrower”), payable to the order of Beneficiary in the principal amount of ONE MILLION TWO HUNDRED THOUSAND AND NO/100 DOLLARS ($1,200,000.00), bearing interest as therein specified,
containing an attorney’s fee clause, interest and principal being payable as therein specified, which Note is issued pursuant to the provisions of that certain First Amended and Restated Loan Agreement of even date herewith by and between
Borrower and Beneficiary (the “Loan Agreement”); 
  
 (b) all indebtedness, obligations and liabilities arising pursuant to the provisions of this Deed of Trust, any other security agreement, mortgage, deed of trust, collateral assignment, pledge agreement, loan
agreement, contract or assignment of any kind, now or hereafter existing, as security for or in connection with payment of the Obligation or any part thereof and of any other document evidencing, securing or executed in connection with the
Obligation (herein referred to individually as a “Loan Document” and collectively as the “Loan Documents”); 
  
 (c) all other and any additional debts, obligations and liabilities of every kind and character of Grantor or Borrower, whether now or
hereafter existing, in favor of Beneficiary, regardless of whether such debts, obligations and liabilities be direct or indirect, primary, secondary, joint, several, joint and several, fixed or contingent, unsecured or secured by additional or
different securities, it being contemplated by Grantor and Beneficiary that Grantor or Borrower may hereafter become indebted to Beneficiary in further sum or sums; and 
  
 (d) any and all renewals, modifications, rearrangements, amendments or extensions of all or any part of the
indebtedness, obligations and liabilities described or referred to in Subsections 1.2(a), 1.2(b) and 1.2(c) preceding. 
  
 Grantor, and each party at any time claiming an interest in or lien or encumbrance against the Property, agrees that all advances made by Beneficiary from
time to time under any of the Loan Documents, and all other portions of the Obligation herein referred to, shall be secured by this Deed of Trust with priority as if all of the same had been advanced, had arisen or became owing or performable on the
date of this Deed of Trust. No reduction of the outstanding principal balance under the Note shall extinguish, release or subordinate any rights, titles, interests, liens, security interests, powers or privileges intended, created or arising
hereunder or under any other Loan Document, and this Deed of Trust shall remain in full force and effect as to any subsequent advances or subsequently arising portions of the Obligation without loss of priority until the Obligation is fully paid,
performed and satisfied, all agreements and obligations, if any, of Beneficiary for further advances have been terminated and this Deed of Trust has been released of record by Beneficiary. 
  

					
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 ARTICLE II 
  
 CERTAIN REPRESENTATIONS, WARRANTIES AND 
 COVENANTS OF GRANTOR 
  
 Section 2.1.
Warranties and Representations. Grantor represents, warrants and undertakes that: 
  
 (a) Grantor has full right and authority to execute and deliver this Deed of Trust; 
  
 (b) Grantor has, in Grantor’s own right, good and indefeasible title in fee simple to the Property free from any
encumbrance superior to the indebtedness hereby secured, subject only to the Permitted Exceptions; 
  
 (c) no part of the Property is Grantor’s homestead of any type or character and this Deed of Trust is and shall continue to be a valid and
enforceable lien and security interest against the Property until the Obligation is fully discharged; 
  
 (d) Grantor and each guarantor of the Obligation are solvent and no proceeding under any Debtor Relief Laws (as hereinafter defined) is pending or
threatened by or against any of them, or any affiliate of any of them, as a debtor; 
  
 (e) if Grantor is a corporation, partnership or other entity, Grantor is and shall until the Obligation is fully discharged continue to be (i) duly organized and validly existing in good standing under the laws
of the state of Grantor’s organization, and in good standing under Texas law, (ii) in compliance with all conditions prerequisite to Grantor’s lawfully doing business in the State of Texas and (iii) possessed of all power and
authority necessary to own and operate the Property; 
  
 (f) all
Loan Documents executed by Grantor have been duly authorized, executed and delivered by Grantor, and the obligations thereunder and the performance thereof by Grantor in accordance with their terms are within Grantor’s powers and are not in
contravention of any law, agreement or restriction to which Grantor or the Property is subject; 
  
 (g) the loan evidenced by the Note is solely for the purpose of carrying on or acquiring a business of Borrower, and is not for personal, family,
household or agricultural purposes; 
  
 (h) the statement above of
Grantor’s mailing address is true and correct; 
  
 (i) all
reports, financial statements and other information heretofore furnished to Beneficiary by or on behalf or at the request of Grantor with respect to the Property, Grantor, any guarantor or other party liable for payment or performance of the
Obligation or any part thereof are, and all of the same hereafter furnished to Beneficiary will when furnished be, true, correct and 

  

					
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complete in all material respects and do not, or will not, omit any fact, the inclusion of which is necessary to prevent the facts contained therein from
being materially misleading; and 
  
 (j) since the date of the
financial statements of Grantor or of any guarantor or other party liable for payment or performance of the Obligation or any part thereof heretofore furnished to Beneficiary, no material adverse change has occurred in the financial condition of
Grantor or any such other party, and, except as heretofore disclosed in writing to Beneficiary, Grantor or any such other party has not incurred any material liability, direct or indirect, fixed or contingent. 
  
 Section 2.2. Covenants. Grantor, for Grantor and
Grantor’s successors and permitted assigns, hereunder covenants, agrees and undertakes to 
  
 (a) cause Borrower to pay and perform the Obligation in accordance with the terms thereof; 
  
 (b) pay or cause to be paid, before delinquent, all taxes and assessments of every kind or character in respect of the Property or any part thereof and,
from time to time upon request of Beneficiary, to furnish to Beneficiary evidence satisfactory to Beneficiary of the timely payment of such taxes and assessments and governmental charges (the word “assessments” as used herein includes not
only assessments and charges by any governmental body, but also all other assessments and charges of any kind, including, but not limited to, assessments or charges for any utility or utility service, easement, license or agreement upon, for the
benefit of, or affecting the Property, and assessments and charges arising under subdivision, condominium, planned unit development or other declarations, restrictions, regimes or agreements); 
  
 (c) purchase policies of insurance with respect to the Property with such
insurers, in such amounts and covering such risks as shall be satisfactory to Beneficiary, including, but not limited to, (i) personal injury and death; (ii) loss or damage by fire, lightning, hail, windstorm, explosion and such other
hazards, casualties and contingencies (including at least six (6) months rental insurance in an amount equal to the gross rentals for such period, and broad form boiler and machinery insurance) as are normally and usually covered by extended
coverage policies in effect where the Property is located, and comprehensive general public liability insurance; provided that in the absence of written direction from Beneficiary each fire and extended coverage policy shall include a “standard
mortgage clause” and shall provide by way of endorsement, rider or otherwise that no such insurance policy shall be canceled, endorsed, altered, or reissued to effect a change in coverage unless such insurer shall have first given Beneficiary
ten (10) days prior written notice thereof, such policy shall be on a replacement cost basis in an amount not less than that necessary to comply with any coinsurance percentage stipulated in the policy, but not less than 100 percent of the
insurable value (based upon replacement cost), and the deductible clause, if any, of the fire and extended coverage policy may not exceed the lesser of one percent of the face amount of the policy or $1,000.00; (iii) loss or damage by flood, if
the Property is located in an area that has been or is hereafter identified by the Director of the Federal Emergency Management Agency (“FEMA”) as a special flood hazard area using FEMA’s Flood Insurance Rate Map or the Flood
Hazard Boundary Map for the community in which the Property is located, in amounts not less than the 

  

					
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maximum limit of coverage then available or the amount of the Note, whichever is less; and (iv) such other insurance and endorsements, if any, as
Beneficiary may require from time to time, or which is required by the Loan Documents; 
  
 (d) cause all insurance (except general public liability insurance) carried in accordance with Subsection 2.2(c) hereof to be payable to Beneficiary as a mortgagee and not as a co-insured, to deliver copies of
such policies of insurance to Beneficiary, and, in the case of all policies of insurance carried by each lessee of all or any portion of the Property for the benefit of Grantor, to cause all such policies to be payable to Beneficiary as
Beneficiary’s interest may appear; 
  
 (e) pay, or cause to
be paid, all premiums for insurance required hereunder at least ten (10) days before such premiums become due, furnish to Beneficiary satisfactory proof of the timeliness of such payments and deliver all renewal policies to Beneficiary at least
ten (10) days before the expiration date of each expiring policy; 
  
 (f) comply with all federal, state, or municipal laws, rules, ordinances and regulations applicable to the Property and Grantor’s ownership, use and operation thereof, and comply with all, and not violate any, easements, restrictions,
agreements, covenants and conditions with respect to or affecting the Property or any part thereof; 
  
 (g) at all times maintain, preserve and keep the Property in good repair and condition and presenting a first class appearance, and from time to time,
make all necessary and proper repairs, replacements and renewals, and not commit or permit any waste on or of the Property, and not to do anything to the Property that may impair its value; 
  
 (h) promptly pay all bills for labor and materials incurred in connection
with the Property and never permit to be created or to exist in respect of the Property or any part thereof any lien or security interest, even though inferior to the liens and security interests hereof, for any such bill, and in any event never
permit to be created or exist in respect of the Property or any part thereof any other or additional lien or security interest on a parity with or superior to any of the liens or security interests hereof; 
  
 (i) from time to time, at the request of Beneficiary, (i) promptly
correct any defect, error or omission which may be discovered in the contents of this Deed of Trust or in any other Loan Document or in the execution or acknowledgment thereof; (ii) execute, acknowledge, deliver and record and/or file such
further instruments (including, without limitation, further deeds of trust, security agreements, financing statements, continuation statements and assignments of rents or leases) and perform such further acts and provide such further assurances as
may be necessary, desirable or proper, in Beneficiary’s opinion, to carry out more effectively the purposes of this Deed of Trust and such other instruments and to subject to the liens and security interests hereof and thereof any property
intended by the terms hereof or thereof to be covered hereby or thereby, including specifically, but without limitation, any renewals, additions, substitutions, replacements, or appurtenances to the Property; and (iii) execute, acknowledge,
deliver, procure, and file and/or record any document or instrument (including specifically, but without limitation, any financing 

  

					
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statement) deemed advisable by Beneficiary to protect the liens and the security interests herein granted against the rights or interests of third persons,
and Grantor will pay all costs connected with any of the foregoing; 
  
 (j) from time to time, upon the request of Beneficiary, promptly cause to be furnished to Beneficiary financial statements of Grantor and Borrower as required by the Loan Agreement, and to allow Beneficiary from time to time to inspect the
Property and all records relating thereto or to the Obligation, and to make and take away copies of such records; 
  
 (k) continuously maintain Grantor’s existence in the state of its incorporation and its right to do business in Virginia; 
  
 (l) at any time any law shall be enacted imposing or authorizing the
imposition of any tax upon this Deed of Trust, or upon any rights, titles, liens or security interests created hereby, or upon the Obligation or any part thereof, immediately pay all such taxes; provided that, if such law as enacted makes it
unlawful for Grantor to pay such tax, Grantor shall not pay nor be obligated to pay such tax, and in the alternative, Grantor may, in the event of the enactment of such a law, and must, if it is unlawful for Grantor to pay such taxes, prepay the
Obligation in full within sixty (60) days after demand therefor by Beneficiary; 
  
 (m) at any time and from time to time, furnish promptly upon the request of Beneficiary, a written statement or affidavit, in form satisfactory to Beneficiary, stating the unpaid balance of the Obligation and that
there are no offsets or defenses against full payment of the Obligation and the terms hereof, or, if there are any such offsets or defenses, specifying them; 
  
 (n) not cause or permit the Accessories or any part thereof, to be removed from the county and state where the Land is located, except items of the
Accessories which have become obsolete or worn beyond practical use and which have been replaced by adequate substitutes having a value equal to or greater than the replaced items when new; 
  
 (o) not seek or acquiesce in a zoning reclassification of any portion of the
Property or grant any easement, dedication, plat or restriction (or allow any easement to become enforceable by prescription) covering any portion of the Property, without Beneficiary’s prior written consent; 
  
 (p) not, without the prior written consent of Beneficiary, permit any
drilling or exploration for or extraction, removal or production of any mineral, natural element, compound or substance from the surface or subsurface of the Land regardless of the depth thereof or the method of mining or extraction thereof and
agree to defend, indemnify, save and hold Beneficiary, its officers, agents, servants, employees, successors and assigns harmless from any and all claims, liabilities, losses or expenses which may be incurred by Beneficiary, and any and all other
expenses or losses, either direct or consequential, which are attributable, or alleged in any way to be attributable, to the development and exploitation of mineral rights in, on or around the Property by Grantor or any other party; and 

 

					
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 (q) subject to the provisions of Section 7.7 hereof, pay on demand all reasonable and bona
fide out-of-pocket costs, fees and expenses and other expenditures, including, but not limited to, reasonable attorneys’ fees and expenses, paid or incurred by Beneficiary or Trustee to third parties incident to this Deed of Trust or any other
Loan Document (including, but not limited to, reasonable attorneys’ fees and expenses in connection with the negotiation, preparation and execution hereof and of any other Loan Document and any amendment hereto or thereto, any release hereof,
any consent, approval or waiver hereunder or under any other Loan Document, the making of any advance under the Note, and any suit to which Beneficiary or Trustee is a party involving this Deed of Trust or the Property) or incident to the
enforcement of the Obligation or the exercise of any right or remedy of Beneficiary under any Loan Document. 
  
 ARTICLE III 
  
 DEFAULTS AND REMEDIES OF BENEFICIARY 
  
 Section 3.1. Default. The term “Default,” as used herein, shall mean the occurrence of any one or more of the following events: 
  
 (a) the failure of Grantor or Borrower to pay any sum of money in accordance with the Obligation or any part thereof, as it
becomes due and payable, whether at the scheduled due date thereof or when accelerated pursuant to any power to accelerate, or otherwise; or 
  
 (b) the failure of Grantor or Borrower to punctually and properly perform, observe or comply with any covenant, agreement, undertaking or condition
contained herein, or in the Note, or any renewal, modification, rearrangement, amendment or extension thereof, or in any Loan Document (other than covenants to pay any sum of money in accordance with the Obligation); or 
  
 (c) a default under and pursuant to any other mortgage or security agreement
which covers or affects any part of the Property; or 
  
 (d) the
execution by Grantor or Borrower of an assignment for the benefit of creditors or the admission in writing by Grantor of Grantor’s inability to pay, or Grantor’s failure to pay, debts generally as the debts become due; or 
  
 (e) the levy against the Property or any part thereof, of any execution,
attachment, sequestration or other writ which is not vacated within sixty (60) days after the levy; or 
  
 (f) the appointment of a receiver, trustee or custodian of Grantor or Borrower, or of the Property or any part thereof, which receiver, trustee or
custodian is not discharged within sixty (60) days after the appointment; or 
  
 (g) the filing by Grantor or Borrower as a debtor of a petition, case, proceeding or other action pursuant to, or the voluntary seeking of the benefit or benefits of, Title 11 of the United 

  

					
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States Code, as now or hereafter in effect, or any other law, domestic or foreign, as now or hereafter in effect relating to bankruptcy, insolvency,
liquidation, receivership, reorganization, arrangement, or composition or extension or adjustment of debts, or similar laws affecting the rights of creditors (Title 11 of the United States Code and such other laws being herein referred to as
“Debtor Relief Laws”), or the taking of any action in furtherance thereof; or 
  
 (h) the filing by Grantor or Borrower of either a petition, complaint, answer or other instrument which seeks to effect a suspension of, or which has the effect of suspending any of the rights or powers of Beneficiary
or Trustee granted in the Note, herein or in any Loan Document; or 
  
 (i) the filing of a petition, case, proceeding or other action against Grantor or Borrower as a debtor under any Debtor Relief Law or seeking appointment of a receiver, trustee, custodian or liquidator of Grantor or Borrower or of the
Property, or any part thereof, or of any significant portion of Grantor’s or Borrower’s other property, and (i) Grantor or Borrower admits, acquiesces in or fails to contest diligently the material allegations thereof, or
(ii) the petition, case, proceeding or other action results in the entry of an order for relief or order granting the relief sought against Grantor or Borrower, or (iii) the petition, case, proceeding or other action is not permanently
dismissed or discharged on or before the earlier of trial thereon or thirty (30) days next following the date of filing; or 
  
 (j) the discovery by Beneficiary of information establishing that any representation or warranty made by Grantor or Borrower herein or in any Loan
Document is false, misleading, erroneous or breached in any material respect; or 
  
 (k) abandonment by Grantor of all or any portion of the Property; or 
  
 (l) dissolution or liquidation of the Grantor or Borrower or termination or forfeiture of Grantor’s or Borrower’s right to do business, or, if
Grantor is an individual, the death of Grantor; or 
  
 (m) the
failure of Grantor or Borrower to immediately pay any final money judgment against it; or 
  
 (n) the occurrence of. any event referred to in Subsections (d), (f), (g), (h), (i), (l) and (m) above with respect to any guarantor or other person or entity obligated in any manner to pay or
perform the Obligation or any part thereof (as if such guarantor or other person or entity were “Grantor” in such Subsections). 
  
 Section 3.2. Beneficiary’s Remedies Upon Default. Upon a Default, after the giving of any required notice and expiration of any
applicable cure period provided in the Note, Beneficiary may, at Beneficiary’s option, do any one or more of the following: 
  
 (a) If Grantor has failed to keep or perform any covenant whatsoever contained in this Deed of Trust, Beneficiary may, but shall not be obligated to any
person to do so, perform or attempt to perform said covenant, and any payment made or expense incurred in the performance or 

  

					
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attempted performance of any such covenant shall be and become a part of the Obligation, and Grantor promises, upon demand, to pay to Beneficiary, at the
place where the Note is payable, all sums so advanced or paid by Beneficiary, with interest from the date when paid or incurred by Beneficiary at the rate provided in the Note for past due payment. No such payment by Beneficiary shall constitute a
waiver of any Default. In addition to the liens and security interests hereof, Beneficiary shall be subrogated to all rights, titles, liens and security interests securing the payment of any debt, claim, tax or assessment for the payment of which
Beneficiary may make an advance, or which Beneficiary may pay. 
  
 (b) Beneficiary may, without notice, demand, presentment, notice of nonpayment or nonperformance, protest, notice of protest, notice of intent to accelerate, notice of acceleration or any other notice or any other action, all of which are
hereby waived by Grantor and all other parties obligated in any manner whatsoever on the Obligation, declare the entire unpaid balance of the Obligation immediately due and payable, and upon such declaration, the entire, unpaid balance of the
Obligation shall be immediately due and payable. 
  
 (c)
Beneficiary may request Trustee to proceed with foreclosure under the power of sale which is hereby conferred, such foreclosure to be accomplished in accordance with the following provisions: 
  
 (i) Trustee is hereby authorized and empowered and it shall
be Trustee’s special duty, upon such request of Beneficiary, to sell the Property or any part thereof, with or without having taken possession of same. Any such sale (including notice thereof) shall comply with the applicable requirements, at
the time of the sale, of Section 55-59 of the Code of Virginia (1950), or if and to the extent such statute is not then in force, with the applicable requirements, at the time of the sale, of the successor statute or statutes, if any, governing
sales of Virginia real property under powers of sale conferred by deeds of trust. If there is no statute in force at the time of the sale governing sales of Virginia real property under powers of sale conferred by deeds of trust, such sale shall
comply with applicable law, at the time of the sale, governing sales of Virginia real property under powers of sale conferred by deeds of trust. 
  
 (ii) In addition to the rights and powers of sale granted under the preceding provisions of this Subsection, if default is made in the
payment of any installment of the Obligation, Beneficiary may, at Beneficiary’s option, at once or at any time thereafter while any matured installment remains unpaid, without declaring the entire Obligation to be due and payable, orally or in
writing direct Trustee to enforce this trust and to sell the Property subject to such unmatured indebtedness and to the rights, powers, liens, security interests and assignments securing or providing recourse for payment of such unmatured
indebtedness, in the same manner, all as provided in the preceding provisions of this Subsection. Sales made without maturing the Obligation may be made hereunder whenever there is a default in the payment of any installment of the Obligation,
without exhausting the power of sale granted hereby, and without affecting in any way the power of sale granted under this Subsection, the 

  

					
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unmatured balance of the Obligation or the rights, powers, liens, security interests and assignments securing or providing recourse for payment of the
Obligation. 
  
 (iii) Sale of a part of the
Property shall not exhaust the power of sale, but sales may be made from time to time until the Obligation is paid and performed in full. It is intended by each of the foregoing provisions of this Subsection that Trustee may, after any request or
direction by Beneficiary, sell not only the Land and the Improvements, but also the Accessories and other interests constituting a part of the Property or any part thereof, along with the Land and the Improvements or any part thereof, as a unit and
as a part of a single sale, or may sell any part of the Property separately from the remainder of the Property. It shall not be necessary to have present or to exhibit at any sale any of the Property. 
  
 (iv) After any sale under this Subsection, Trustee shall
make good and sufficient deeds, assignments and other conveyances to the purchaser or purchasers thereunder in the name of Grantor, conveying the Property or any part thereof so sold to the purchaser or purchasers with special warranty of title by
Grantor. It is agreed that, in any deeds, assignments or other conveyances given by Trustee, any and all statements of fact or other recitals therein made as to the identity of Beneficiary, or as to the occurrence or existence of any Default, or as
to the acceleration of the maturity of the Obligation, or as to the request to sell, notice of sale, time, place, terms and manner of sale, and receipt, distribution and application of the money realized therefrom, or as to the due and proper
appointment of a substitute trustee, and, without being limited by the foregoing, as to any other act or thing having been duly done by or on behalf of Beneficiary or by or on behalf of Trustee, shall be taken by all courts of law and equity as
prima facie evidence that the said statements or recitals state facts and are without further question to be so accepted, and Grantor does hereby ratify and confirm any and all acts that Trustee may lawfully do in the premises by virtue hereof.

  
 (d) Beneficiary may, or Trustee may upon written request of
Beneficiary, proceed by suit or suits, at law or in equity, to enforce the payment and performance of the Obligation in accordance with the terms hereof and of the Note or the Loan Documents, to foreclose the liens and security interests of this
Deed of Trust as against all or any part of the Property, and to have all or any part of the Property sold under the judgment or decree of a court of competent jurisdiction. 
  
 (e) Beneficiary, as a matter of right and without regard to the sufficiency of the security, and without any showing of
insolvency, fraud or mismanagement on the part of Grantor, and without the necessity of filing any judicial or other proceeding other than the proceeding for appointment of a receiver, shall be entitled to the appointment of a receiver or receivers
of the Property or any part thereof, and of the income, rents, issues and profits thereof. 
  
 (f) Beneficiary may enter upon the Land, take possession of the Property and remove the Accessories or any part thereof, with or without judicial process, and, in connection therewith, without any responsibility or
liability on the part of Beneficiary, take possession of any property 

  

					
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located on or in the Property which is not a part of the Property and hold or store such property at Grantor’s expense. 
  
 (g) Beneficiary may require Grantor to assemble the Accessories or any part
thereof, and make them available to Beneficiary at a place to be designated by Beneficiary which is reasonably convenient to Grantor and Beneficiary. 
  
 (h) After notification, if any, hereafter provided in this Subsection, Beneficiary may sell, lease or otherwise dispose of, at the office of Beneficiary
or on the Land or elsewhere, as chosen by Beneficiary, all or any part of the Accessories, in their then condition, or following any commercially reasonable preparation or processing, and each Sale (as used in this Subsection, the term
“Sale” means any sale, lease, or other disposition made pursuant to this Subsection) may be as a unit or in parcels, by public or private proceedings, and by way of one or more contracts, and, at any Sale it shall not be necessary to
exhibit the Accessories or part thereof being sold. The Sale of any part of the Accessories shall not exhaust Beneficiary’s power of sale, but Sales may be made from time to time until the Obligation is paid and performed in full. Reasonable
notification of the time and place of any public Sale pursuant to this Subsection, or reasonable notification of the time after which any private Sale is to be made pursuant to this Subsection, shall be sent to Grantor and to any other person
entitled under the Code (as hereinafter defined) to notice; provided that if the Accessories or part thereof being sold are perishable, or threaten to decline rapidly in value, or are of a type customarily sold on a recognized market, Beneficiary
may sell, lease or otherwise dispose of the Accessories, or part thereof, without notification, advertisement or other notice of any kind. It is agreed that notice sent or given not less than ten (10) calendar days prior to the taking of the
action to which the notice relates, is reasonable notification and notice for the purposes of this Subsection. 
  
 (i) Beneficiary may surrender the insurance policies maintained pursuant to Subsection 2.2(c) hereof or any part thereof, and receive and apply the
unearned premiums as a credit on the Obligation and, in connection therewith, Grantor hereby appoints Beneficiary as agent and attorney-in-fact for Grantor to collect such premiums. 
  
 (j) Beneficiary may retain the Accessories in satisfaction of the Obligation whenever the circumstances are such that
Beneficiary is entitled to do so under the Code. 
  
 (k)
Beneficiary may buy the Property or any part thereof at any public sale or judicial sale. 
  
 (1) Beneficiary may buy the Accessories or any part thereof at any private sale, if the Accessories or part thereof being sold are a type customarily sold in a recognized market or a type subject to widely distributed
standard price quotations. 
  
 (m) Beneficiary shall have and may
exercise any and all other rights and remedies which Beneficiary may have at law or in equity, or by virtue of any Loan Document, or under the Code, or otherwise. 
  

					
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 (n) Beneficiary may apply the reserves, if any, required by Section 6.3 hereof toward payment
of the Obligation. 
  
 Section 3.3. Beneficiary as
Purchaser. If Beneficiary is the purchaser of the Property or any part thereof, at any sale thereof, whether such sale be under the power of sale hereinabove vested in Trustee or upon any other foreclosure of the liens and security interests
hereof, or otherwise, Beneficiary shall, upon any such purchase, acquire good title to the Property so purchased, free of the liens and security interests hereof, unless the sale was made subject to an unmatured portion of the Obligation and
Beneficiary elects that no merger occur. 
  
 Section 3.4.
Other Rights of Beneficiary. Should any part of the Property come into the possession of Beneficiary, whether before or after Default, Beneficiary may use or operate the Property for the purpose of preserving it or its value, pursuant
to the order of a court of appropriate jurisdiction or in accordance with any other rights held by Beneficiary in respect of the Property. Grantor covenants promptly to reimburse and pay to Beneficiary on demand, at the place where the Note is
payable, the amount of all reasonable expenses (including the cost of any insurance, taxes or other charges) incurred by Beneficiary in connection with Beneficiary’s custody, preservation, use or operation of the Property, together with
interest thereon from the date incurred by Beneficiary at the rate provided in the Note for past-due principal, and all such expenses, costs, taxes, interest and other charges shall be and become a part of the Obligation. It is agreed, however, that
the risk of loss or damage to the Property is on Grantor, and Beneficiary shall have no liability whatsoever for decline in value of the Property, for failure to obtain or maintain insurance, or for failure to determine whether insurance in force is
adequate as to amount or as to the risks insured. 
  
 Section 3.5 Possession After Foreclosure. If the liens or security interests hereof shall be foreclosed by power of Trustee’s sale, by judicial action or otherwise, the purchaser at any such sale shall receive, as an
incident to Trustee’s ownership, immediate possession of the property purchased, and if Grantor or Grantor’s successors shall hold possession of said property or any part thereof, subsequent to foreclosure, Grantor and Grantor’s
successors shall be considered as tenants at sufferance of the purchaser at foreclosure sale (without limitation of other rights or remedies, at a reasonable rental per day, due and payable daily, based upon the value of the portion of the Property
so occupied), and anyone occupying such portion of the Property after demand is made for possession thereof shall be guilty of forcible detainer and shall be subject to eviction and removal, forcible or otherwise, with or without process of law, and
all damages by reason thereof are hereby expressly waived. 
  
 Section 3.6. Application of Proceeds. The proceeds from any sale, lease or other disposition made pursuant to this Article, or the proceeds from the surrender of any insurance policies pursuant to Subsection 3.2(i)
hereof, or any rental collected by Beneficiary from the Property, or the reserves required by Section 6.3 hereof, or sums received pursuant to Section 6.1 hereof, or proceeds from insurance which Beneficiary elects to apply
to the Obligation pursuant to Section 6.2 hereof, shall be applied by Trustee, or by Beneficiary, as the case may be, as follows: first, to the payment of all expenses of advertising, selling and conveying the Property or part thereof,
including reasonable 

  

					
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attorneys’ fees; second, to accrued interest on the Obligation; third, to principal on the matured portion of the Obligation; fourth, to prepayment of
the unmatured portion, if any, of the Obligation applied to installments of principal in inverse order of maturity; and fifth, the balance, if any, remaining after the full and final payment and performance of the Obligation, to the person or
persons legally entitled thereto. 
  
 Section 3.7.
Abandonment of Sale. In the event a foreclosure hereunder is commenced by Trustee in accordance with Subsection 3.2(c) hereof, Beneficiary may, at any time before the sale, direct Trustee to abandon the sale, and may then
institute suit for the collection of the Note and for the foreclosure of the liens and security interests hereof. If Beneficiary should institute a suit for the collection of the Note and for a foreclosure of the liens and security interests hereof,
Beneficiary may, at any time before the entry of a final judgment in said suit, dismiss the same and require Trustee to sell the Property or any part thereof in accordance with the provisions of this Deed of Trust. 
  
 Section 3.8. Payment of Fees. If the Note or any other
part of the Obligation shall be collected or enforced by legal proceedings, whether through a probate or bankruptcy court or otherwise, or shall be placed in the hands of an attorney for collection after maturity, whether matured by the expiration
of time or by an option given to the beneficiary to mature same, or if Beneficiary becomes a party to any suit where this Deed of Trust or the Property or any part thereof is involved, Grantor agrees to pay Beneficiary’s attorneys’ and
collection fees, and such fees shall be and become a part of the Obligation. 
  
 Section 3.9. Indemnification of Trustee. Except for gross negligence or willful misconduct, Trustee shall not be liable for any act or omission or error of judgment. Trustee may rely on any document
believed by Trustee in good faith to be genuine. All money received by Trustee shall, until used or applied as herein provided, be held in trust, but need not be segregated (except to the extent required by law), and Trustee shall not be liable for
interest thereon. Grantor shall indemnify Trustee against all liability and expenses which Trustee may incur in the performance of Trustee’s duties hereunder. 
  
 Section 3.10. Substitute Trustee. Beneficiary may appoint a substitute Trustee (a) if Trustee herein
named or any substitute Trustee shall die, resign, or fail, refuse or be unable, for any reason, to make any such sale or to perform any of the trusts herein declared; or (b) at the option of Beneficiary from time to time as often and whenever
Beneficiary prefers and with or without any reason or cause. Each appointment shall be in writing, but without the necessity of recordation, notice to Grantor, or any other action or formality. Each substitute trustee so appointed shall thereupon by
such appointment become Trustee and succeed to all the estates, titles, rights, powers, trusts and duties of predecessor Trustee. Any such appointment may be executed by Beneficiary or any authorized representative of Beneficiary, and such
appointment shall be presumed conclusively to have been executed with due and proper authority. Without limiting the generality of the foregoing, if Beneficiary is a corporation, bank or association, of any type or character, such appointment may be
executed in its behalf by any officer of Beneficiary and shall be presumed conclusively to have been executed with due and proper authority without necessity of proof of any 

  

					
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action by the board of directors or any superior officer. Wherever herein the word “Trustee” is used, the same shall mean the duly appointed
trustee or substitute trustee hereunder at the time in question. Trustee may resign by written notice to Beneficiary. 
  
 Section 3.11. WAIVER OF JUDICIAL ACTION. BORROWER HEREBY EXPRESSLY WAIVES AND RELEASES ANY REQUIREMENT OR OBLIGATION THAT BENEFICIARY OR THE
TRUSTEE PRESENT EVIDENCE OR OTHERWISE PROCEED BEFORE ANY COURT, CLERK OR OTHER JUDICIAL OR QUASI-JUDICIAL BODY AS A CONDITION OR OTHERWISE INCIDENT TO THE EXERCISE OF THE POWERS OF SALE CONTAINED IN THIS DEED OF TRUST AND IN §55-59 OF THE CODE
OF VIRGINIA (1950), AS AMENDED, EXCEPT AS MAY BE EXPRESSLY PROVIDED THEREIN. 
  
 ARTICLE IV 
  
 SECURITY
AGREEMENT 
  
 This Deed of Trust is also a security agreement
between Grantor, as debtor, and Beneficiary, as secured party. Grantor hereby grants to Beneficiary and Beneficiary’s successors and assigns, a security interest in those portions of the Property which constitute Accessories and each and every
part thereof, and in all proceeds from the sale, lease or other disposition thereof, and in all sums, proceeds, funds and reserves described or referred to in Sections 6.1, 6.2 and 6.3 hereof. However, the grant of a security
interest in proceeds shall not be deemed to authorize any action otherwise prohibited herein. The security interest created hereby is specifically intended to cover and include all leases of the Property (in this Article IV, together with all
amendments and supplements thereto made as provided therein, called the “Leases”), between Grantor (or parties acting on behalf of Grantor), as lessor or as successor to or assignee from the lessor, and tenants which occupy the
Property under the Leases, including all extended terms and all extensions and renewals of the terms thereof, as well as any amendments to or replacements of said Leases, together with all the right, title and interest of Grantor, as lessor
thereunder, including, without limiting the generality of the foregoing, the present and continuing right to make claim for, collect, receive and receipt for any and all of the rents, income, revenues, issues and profits and moneys payable as
damages or in lieu of rent and moneys payable as the purchase price of the Property or any part thereof or of awards or claims for money and other sums of money payable or receivable thereunder howsoever payable, and to bring actions and proceedings
thereunder or for the enforcement thereof, and to do any and all things which Grantor or any lessor is or may become entitled to do under the Leases, all as assigned to Beneficiary in accordance with Article V hereof; provided, that this
provision and said Article V shall not impair or diminish any obligation of Grantor under the Leases, nor shall any obligation be imposed upon Beneficiary. In addition to Beneficiary’s rights hereunder or otherwise, Beneficiary shall
have all of the rights of a secured party under the Virginia Uniform Commercial Code, as amended (the “Code”). Grantor, from time to time, upon each request of Beneficiary, shall promptly (a) execute and deliver to Beneficiary
all financing statements as required by Beneficiary in order to establish or maintain the validity, perfection or priority of the security interest with respect to the Accessories or fixtures; (b) pay to Beneficiary on demand all costs of
preparation and 

  

					
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filing of financing statements pursuant hereto and all costs of Code searches reasonably required by Beneficiary; and (c) give to Beneficiary a
certificate in form satisfactory to Beneficiary listing all trade names of Grantor and under which Grantor operates or intends to operate the Property or any part thereof, and give to Beneficiary advance written notice of any proposed change of any
such trade name and of any change of name (or trade name or assumed name), identity or structure of Grantor. A carbon, photographic or other reproduction of this Deed of Trust or of a financing statement executed pursuant hereto is sufficient as a
financing statement. This Deed of Trust is, without limitation, intended to be a financing statement filed as a fixture filing with respect to the portions of the Property which are or are to become fixtures, and as mineral, crop and timber filing.
The address of Grantor (debtor) is set forth on the first page hereof and the address of Beneficiary (secured party) from whom information concerning the security interest may be obtained, is set forth in Section 1.1 hereof. Grantor is
the record owner of the Land, the Improvements and the Accessories. 
  
 ARTICLE V 
  
 ASSIGNMENT OF RENTS, LEASES, PROFITS,

 INCOME, CONTRACTS AND BONDS 
  
 Section 5.1. Assignment of Leases. Grantor hereby assigns to Beneficiary all existing and future leases, including, without limitation,
all subleases thereof, and any and all extensions, renewals, modifications and replacements thereof, upon any part of the Property (collectively, the “Leases”). Grantor hereby further assigns to Beneficiary all guaranties of
tenants’ performance under the Leases. Prior to a Default, Grantor shall have the right, without joinder of Beneficiary, to enforce the Leases, unless Beneficiary directs otherwise. 
  
 Section 5.2. Assignment of Rents. Grantor does hereby absolutely and unconditionally assign, transfer and
set over to Beneficiary all rents, income, receipts, revenues, issues, profits and proceeds to be derived from the Property, including, without limitation, the immediate and continuing right to collect and receive all of the rents, income, receipts,
revenues, issues, profits and other sums of money that may now or at any time hereafter become due and payable to Grantor under the terms of any leases now or hereafter covering the Property, or any part thereof, including, but not limited to,
minimum rents, additional rents, percentage rents, deficiency rents and liquidated damages following Default, all proceeds payable under any policy of insurance covering the loss of rents resulting from untenantability caused by destruction or
damage to the Property, and all of Grantor’s rights to recover monetary amounts from any tenant in bankruptcy, including, without limitation, rights of recovery for use and occupancy and damage claims arising out of lease defaults, including
rejections, under the United States Bankruptcy Code or any other present or future federal or state insolvency, bankruptcy or similar law, together with any sums of money that may now or at any time hereafter become due and payable to Grantor by
virtue of any and all royalties, overriding royalties, bonuses, delay rentals and any other amount of any kind or character arising under any and all present and future oil, gas and mining leases covering the Property or any part thereof
(collectively, the “Rents”); and all proceeds and other 

  

					
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amounts paid or owing to Grantor under or pursuant to any and all contracts and bonds relating to the construction, erection or renovation of the Property;
subject however to a license hereby granted by Beneficiary to Grantor to collect and receive all of the foregoing (such license evidenced by Beneficiary’s acceptance of this Deed of Trust), subject to the terms and conditions hereof.
Notwithstanding anything contained herein or in any of the other Loan Documents to the contrary, the assignment in this Paragraph is an absolute, unconditional and presently effective assignment and not merely a security interest; provided, however,
upon the occurrence of a Default hereunder or upon the occurrence of any event or circumstance which with the lapse of time or the giving of notice or both would constitute a Default hereunder, such license shall automatically and immediately
terminate and Grantor shall hold all Rents paid to Grantor thereafter in trust for the use and benefit of Beneficiary and Beneficiary shall have the right, power and authority, whether or not it takes possession of the Property, to seek enforcement
of any such lease, contract or bond and to demand, collect, receive, sue for and recover in its own name any and all of the above described amounts assigned hereby and to apply the sum(s) collected, first to the payment of expenses incident to the
collection of the same, and the balance to the payment of the Obligation; provided further, however, that Beneficiary shall not be deemed to have taken possession of the Property except on the exercise of its option to do so, evidenced by its demand
and overt act for such purpose. It shall not be necessary for Beneficiary to institute any type of legal proceedings or take any other action whatsoever to enforce the assignment provisions in this Section 5.2. 
  
 Section 5.3. Warranties Concerning Leases and Rents.
Grantor represents and warrants that: 
  

	 	(a)	Grantor has good title to the Leases and Rents and authority to assign them, and no other person or entity has any right, title or interest therein; 

  

	 	(b)	all existing Leases are valid, unmodified and in full force and effect, except as indicated herein, and no default exists thereunder; 

  

	 	(c)	unless otherwise provided herein, no Rents have been or will be assigned, mortgaged or pledged; 

  

	 	(d)	no Rents have been or will be anticipated, waived, released, discounted, set off or compromised; and 

  

	 	(e)	except as indicated in the Leases, Grantor has not received any funds or deposits from any tenant for which credit has not already been made on account of accrued Rents.

  
 Section 5.4. Grantor’s Covenants
of Performance. Grantor covenants to: 
  

	 	(a)	perform all of its obligations under the Leases and give prompt notice to Beneficiary of any failure to do so; 

  

					
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	 	(b)	give immediate notice to Beneficiary of any notice Grantor receives from any tenant or subtenant under any Leases, specifying any claimed default by any party under such Leases,
excluding, however, notices of default under residential leases; 

  

	 	(c)	enforce the tenant’s obligations under the Leases; 

  

	 	(d)	defend, at Grantor’s expense, any proceeding pertaining to the Leases, including, if Beneficiary so requests, any such proceeding to which Beneficiary is a party; and

  

	 	(e)	neither create nor permit any encumbrance upon its interest as lessor of the Leases, except this Deed of Trust and any other encumbrances permitted by this Deed of Trust.

  
 Section 5.5. Prior Approval for
Actions Affecting Leases. Grantor shall not, without the prior written consent of Beneficiary: 
  

	 	(a)	receive or collect Rents more than one month in advance; 

  

	 	(b)	encumber or assign future Rents; 

  

	 	(c)	waive or release any material obligation of any tenant under the Leases; 

  

	 	(d)	cancel, terminate or modify any of the Leases; cause or permit any cancellation, termination or surrender of any of the Leases; or commence any proceedings for dispossession of any
tenant under any of the Leases, except upon default by the tenant thereunder; 

  

	 	(e)	renew or extend any of the Leases, except pursuant to terms in existing Leases; 

  

	 	(f)	permit any assignment of the Leases; or 

  

	 	(g)	enter into any Leases after the date hereof. 

  
 Section 5.6. Settlement for Termination. Grantor agrees that no settlement for damages for termination of any of the Leases under the
Federal Bankruptcy Code, or under any other federal, state or local statute, shall be made without the prior written consent of Beneficiary, and any check in payment of such damages will be made payable to both Grantor and Beneficiary. Grantor
hereby assigns any such payment to Beneficiary to be applied to the Obligation as Beneficiary may elect and agrees to endorse any check for such payment to the order of Beneficiary. 
  

					
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 Section 5.7. Beneficiary in Possession. Beneficiary’s acceptance of this
assignment shall not, prior to entry upon and taking possession of the Property by Beneficiary, be deemed to constitute Beneficiary a “mortgagee in possession,” nor obligate Beneficiary to appear in or defend any proceedings relating to
any of the Leases or to the Property, take any action hereunder, expend any money, incur any expenses, or perform any obligation or liability under the Leases, or assume any obligation for any deposits delivered to Grantor by any tenant and not
delivered to Beneficiary. Beneficiary shall not be liable for any injury or damage to any person or property in or about the Property. 
  
 Section 5.8. Appointment of Attorney. Grantor hereby irrevocably appoints Beneficiary its attorney-in-fact, coupled with an interest,
empowering Beneficiary to subordinate any Leases to this Deed of Trust. 
  
 Section 5.9. Indemnification. Grantor hereby indemnifies and holds Beneficiary (which shall include the directors, officers, partners, employees, representatives and agents of Beneficiary and any persons or entities owned
or controlled by, owning or controlling, or under common control or affiliated with Beneficiary) harmless from all liability, damage or expense imposed on or incurred by Beneficiary from any claims under the Leases, including, without limitation,
any claims by Grantor with respect to payments of Rents made directly to Beneficiary after Default and claims by any tenant for security deposits or for rental payments more than one (1) month in advance and not delivered to Beneficiary. All
amounts indemnified against hereunder, including, without limitation, attorneys’ fees, if paid by Beneficiary shall bear interest at the maximum lawful rate and shall be payable by Grantor in accordance with Section 1.1 hereof. The
foregoing indemnities shall not terminate upon the foreclosure, release or other termination of this Deed of Trust but will survive foreclosure of this Deed of Trust or conveyance in lieu of foreclosure and the repayment of the Obligation and the
discharge and release of this Deed of Trust and the other Loan Documents. 
  
 Section 5.10. Records. Upon request by Beneficiary, Grantor shall deliver to Beneficiary executed copies of all Leases and copies of all records relating thereto. 
  
 Section 5.11. Merger. There shall be no merger of the
leasehold estates, created by the Leases, with the fee estate of the Land without the prior written consent of Beneficiary. 
  
 Section 5.12. Right to Rely. Grantor hereby irrevocably authorizes and directs the tenants under the Leases to pay Rents to
Beneficiary upon written demand by Beneficiary without further consent of Grantor, and the tenants may rely upon any written statement delivered by Beneficiary to the tenants. Any such payment to Beneficiary shall constitute payment to Grantor under
the Leases. The provisions of this Paragraph are intended solely for the benefit of the tenants and shall never inure to the benefit of Grantor or any person claiming through or under Grantor, other than a tenant who has not received such notice.
The assignment of Rents set forth in Section 5.2 is not contingent upon any notice or demand by Beneficiary to the tenants. 
  

					
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 ARTICLE VI 
  
 SPECIAL PROVISIONS 
  
 Section 6.1. Condemnation Proceeds. Beneficiary shall be entitled to receive any and all sums which may be awarded or become payable to
Grantor for the condemnation of the Property or any part thereof, for public or quasi-public use, or by virtue of private sale in lieu thereof, and any sums which may be awarded or become payable to Grantor for damages caused by public works or
construction on or near the Property. All such sums are hereby assigned to Beneficiary and Grantor shall, upon request of Beneficiary, make, execute, acknowledge and deliver any and all additional assignments and documents as may be necessary from
time to time to enable Beneficiary to collect and receipt for any such sums. Beneficiary shall not be, under any circumstances, liable or responsible for failure to collect, or exercise diligence in the collection of, any of such sums. Any sums
received by Beneficiary as a result of condemnation shall be applied to installments on the Obligation in inverse order of maturity. 
  
 Section 6.2. Insurance Proceeds. The proceeds of any and all insurance upon the Property shall be collected by Beneficiary and
Beneficiary shall have the option, in Beneficiary’s sole discretion, to apply any proceeds so collected either to the restoration of the Property or to the liquidation of the Obligation. 
  
 Section 6.3. Reserve for Taxes, Assessments and Insurance
Premiums. Upon Grantor’s failure to perform the covenants of this Deed of Trust concerning the delivery to Beneficiary of evidence of the payment of taxes and insurance premiums on the Property and upon written request by Beneficiary,
Grantor shall create a fund or reserve for the payment of all insurance premiums, taxes and assessments against or affecting the Property by paying to Beneficiary, on the first day of each calendar month prior to the maturity of the Note, a sum
equal to the premiums that will next become due and payable on the hazard insurance policies covering the Property or any part thereof, plus taxes and assessments next due on the Property or any part thereof as estimated by Beneficiary, less all
sums paid previously to Beneficiary therefor divided by the number of months to elapse before one (1) month prior to the date when such premiums, taxes and assessments will become due; such sums to be held by Beneficiary without interest,
unless interest is required by applicable law, for the purposes of paying such premiums, taxes and assessments. Any excess reserve shall, at the discretion of Beneficiary, be credited by Beneficiary on subsequent reserve payments or subsequent
payments to be made on the Note by the maker thereof, and any deficiency shall be paid by Grantor to Beneficiary on or before the date when such premiums, taxes and assessments shall become delinquent. In the event there exists deficiency in such
fund or reserve at any time when taxes, assessments or insurance premiums are due and payable, Beneficiary may, but shall not be obligated to, advance the amount of such deficiency on behalf of Grantor and such amounts so advanced shall become a
part of the Obligation, shall be immediately due and payable, and shall bear interest at the rate provided in the Note from the date of such advance through and including the date of repayment. Transfer of legal title to the Property shall
automatically transfer the interest of Grantor in all sums deposited with Beneficiary under the provisions hereof or otherwise. 
  

					
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 Section 6.4. Right to Accelerate Upon Transfer. If Grantor shall sell, convey, assign
or transfer all or any part of the Property or any interest therein or any beneficial interest in Grantor, Beneficiary may, at Beneficiary’s option, without demand, presentment, protest, notice of protest, notice of intent to accelerate, notice
of acceleration or other notice, or any other action, all of which are hereby waived by Grantor and all other parties obligated in any manner on the Obligation, declare the Obligation to be immediately due and payable, which option may be exercised
at any time following such sale, conveyance, assignment or transfer, and upon such declaration the entire unpaid balance of the Obligation shall be immediately due and payable. Beneficiary may, in Beneficiary’s sole discretion and at
Grantor’s request, decide not to exercise said option, in which event Beneficiary’s forbearance may be predicated on such terms and conditions as Beneficiary may, in Beneficiary’s sole discretion require, including, but not limited
to, Beneficiary’s approval of the transferee’s creditworthiness and management ability, the execution and delivery to Beneficiary by transferee prior to the sale, transfer, assignment or conveyance of a written assumption agreement
containing such terms as Beneficiary may require, including, but not limited to, a payment of a part of the principal amount of the Obligation, an increase in the rate of interest payable by the Obligation, the payment of an assumption fee, a
modification of the term of the Obligation and such other terms as Beneficiary may require, or Beneficiary may require any of such modifications of the terms of the Obligation without requiring an assumption thereof by the transferee. Should the
Property be sold, traded, transferred, assigned, exchanged or otherwise disposed of without the prior written consent of Beneficiary and should payment of any portion of the Obligation thereafter be accepted by Beneficiary, such acceptance shall not
be deemed a waiver of the requirement of Beneficiary’s consent in writing thereto or with respect to any other sale, trade, transfer, assignment, exchange or other disposition. Notwithstanding the foregoing, said option shall not apply in case
of: (a) sales or transfers of items of the Accessories which have become obsolete or worn beyond practical use and which have been replaced by adequate substitutes having a value equal to or greater than the replaced items when new. 

 
 Section 6.5. Subordinate Financing. If Grantor, without
the prior written consent of Beneficiary, executes or delivers any pledge, security agreement, mortgage or deed of trust covering all or any portion of the Property (hereinafter called “Subordinate Mortgage”), Beneficiary may, at
Beneficiary’s option, which option may be exercised at any time following such pledge, security agreement, mortgage or deed of trust, without demand, presentment, protest, notice of protest, notice of intent to accelerate, notice of
acceleration or other notice, or any other action, all of which are hereby waived by Grantor and all other parties obligated in any manner on the Obligation, declare the Obligation to be immediately due and payable. In the event of consent by
Beneficiary to the granting of a Subordinate Mortgage, or in the event the above-described right of Beneficiary to declare the Obligation to be immediately due and payable upon the granting of a Subordinate Mortgage without the prior written consent
of Beneficiary is determined by a court of competent jurisdiction to be unenforceable under the provisions of any applicable law, Grantor will not execute or deliver any Subordinate Mortgage unless (i) it shall contain express covenants to the
effect: (a) that the Subordinate Mortgage is in all respects unconditionally subject and subordinate to the lien and security interest evidenced by this Deed of Trust and each term and provision hereof; (b) that if any action or proceeding
shall be instituted to foreclose the Subordinate Mortgage 

  

					
	 DEED OF TRUST (LONG FORM)
	 	22	 	 
	 Rev. July 2000
	 	 	 	 

 
(regardless of whether the same is a judicial proceeding or pursuant to a power of sale contained therein), no tenant of any portion of the Property will be
named as a party defendant, nor will any action be taken with respect to the Property which would terminate any occupancy or tenancy of the Property without the prior written consent of Beneficiary; (c) that the rents and profits, if collected
through a receiver or by the holder of the Subordinate Mortgage, shall be applied first to the obligations secured by this Deed of Trust, including principal and interest due and owing on or to become due and owing on the Note and the other
indebtedness secured hereby, and then to the payment of maintenance, operating charges, taxes, assessments, and disbursements incurred in connection with the ownership, operation and maintenance of the Property; and (d) that if any action or
proceeding shall be brought to foreclose the Subordinate Mortgage (regardless of whether the same is a judicial proceeding or pursuant to a power of sale contained therein), written notice of the commencement thereof will be given to Beneficiary
contemporaneously with the commencement of such action or proceeding; and (ii) a copy thereof shall have been delivered to Beneficiary not less than ten (10) days prior to the date of the execution of such Subordinate Mortgage. 

 
 Section 6.6. Environmental Matters; Compliance with
Laws. Grantor warrants and represents to Beneficiary that (a) the occupancy, operation, and use of the Property shall not violate any applicable law, statute, ordinance, rule, regulation, order, or determination of any governmental
authority or any board of fire underwriters (or other body exercising similar functions), or any restrictive covenant or deed restriction (of record or otherwise) affecting the Property, including, without limitation, applicable zoning ordinances
and building codes, the Americans with Disabilities Act of 1990, flood disaster laws and health and environmental laws and regulations (hereinafter sometimes collectively called the “Applicable Regulations”); (b) Grantor and
any lessee of space from Grantor in the Property shall obtain all permits, licenses, or similar authorizations required by reason of any Applicable Regulations pertaining to health or the environment (hereinafter sometimes collectively called
“Applicable Environmental Laws”), including, without limitation, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (“CERCLA”) and the Resource Conservation and Recovery Act of 1976
(“RCRA”), as each is amended from time to time; and (c) the use that Grantor intends to make, or intends to allow, of the Property will not result in the disposal of or release of any hazardous substance or solid waste onto or
into the Property, or any part thereof, in violation of any Applicable Environmental Laws. The terms (as used in this Deed of Trust) “hazardous substance” and “release” have the meanings specified in CERCLA, and the
terms “solid waste” and “disposal” (or “disposed”) have the meanings specified in RCRA. If either CERCLA or RCRA is amended to broaden the meaning of any term defined thereby, the broader meaning
shall apply to this provision after the effective date of the amendment. Moreover, to the extent that Virginia law establishes a meaning for “hazardous substance”, “release”, “solid waste”, or
“disposal” that is broader than that specified in either CERCLA or RCRA, the broader meaning shall apply. 
  
 Beneficiary (through its officers, employees and agents) at any reasonable time and from time to time, either prior to or after Default in this Deed of
Trust or under the Note secured hereby, may employ persons (the “Site Reviewers”) to conduct environmental site assessments (“Site Assessments”) on the Property to determine whether or not there exists on the
Property any 

  

					
	 DEED OF TRUST (LONG FORM)
	 	23	 	 
	 Rev. July 2000
	 	 	 	 

 
environmental condition which might result in any liability, cost or expense to the owner, occupier or operator of the Property arising under the Applicable
Environmental Laws. The Site Assessments may be performed at any time or times, upon reasonable notice, and under reasonable conditions established by Beneficiary (so as not to unreasonably interfere with the operation of the Property). The Site
Reviewers are authorized at their own risk to enter upon the Property and to perform above and below-the-ground testing (including, without limitation, taking of core samples) to determine environmental damage or presence of any hazardous substance
or solid waste in, on or under the Property and such other tests as may be necessary or desirable, in the opinion of the Site Reviewers, to conduct Site Assessments. Grantor will supply to the Site Reviewers such historical and operational
information available to Grantor regarding the Property as may be requested by the Site Reviewers to facilitate the Site Assessments and will make available for meetings with the Site Reviewers appropriate personnel having knowledge of such matters.

  
 Grantor shall indemnify, defend (with counsel selected by
Beneficiary) and hold Beneficiary harmless from and against, and reimburse Beneficiary with respect to, any and all claims, demands, causes of action, loss, damage, liabilities, costs, and expenses (including attorney’s fees and court costs) of
every kind or character, known or unknown, fixed or contingent, asserted against or incurred by Beneficiary at any time and from time to time by reason of or arising out of any violation of an Applicable Environmental Law and all matters arising out
of acts, omissions, events, or circumstances relating to the Property (including, without limitation, the presence on the Property or release from or to the Property of hazardous substances or solid wastes disposed of or otherwise released and
Grantor’s breach of any of its covenants, representations or indemnities under this provision), regardless of whether the act, omission, event, or circumstance constituted a violation of any Applicable Environmental Law at the time of the
existence or occurrence. 
  
 Section 6.7.
Appraisals. Upon written request of Beneficiary, Grantor agrees to reimburse Beneficiary for the full cost of narrative appraisals of the Property, such appraisals being required from time-to-time in Beneficiary’s sole discretion
to re-evaluate the current value of the Property due to (a) a deterioration of Grantor’s revenue from the Property, (b) an increase in Grantor’s operating expenses for the Property, or (c) other events which would suggest a
deterioration in the value of the Property. Each appraisal shall be ordered directly by Beneficiary from an appraiser satisfactory to Beneficiary and shall be in form and substance necessary to comply with all laws and regulations affecting
Beneficiary. Grantor shall reimburse Beneficiary for any requested appraisal expense within thirty (30) days from the date of the written request by Beneficiary. Appraisals may be ordered by Beneficiary at any time in its sole discretion, but
Grantor is required to reimburse Beneficiary for only one appraisal in any calendar year. Failure of Grantor to reimburse Beneficiary for any requested appraisal (not to exceed one appraisal in any twelve month period) shall constitute a Default
under this Deed of Trust. 
  

					
	 DEED OF TRUST (LONG FORM)
	 	24	 	 
	 Rev. July 2000
	 	 	 	 

 ARTICLE VII 
  
 MISCELLANEOUS 
  
 Section 7.1. Release. If the Obligation is paid in full in accordance with the terms of this Deed of Trust, the Note and the Loan
Documents, and if Grantor shall well and truly perform all of Grantor’s covenants contained herein, then this conveyance shall become null and void and be released at Grantor’s request and expense and Beneficiary shall have no further
obligation to make advances under and pursuant to the provisions hereunder or in the Note. 
  
 Section 7.2. Rights Cumulative. Beneficiary shall have all rights, remedies and recourses granted in the Loan Documents and available at law or in equity (including, without limitation, those
granted by the Code and applicable to the Property or any portion thereof), and the same (a) shall be cumulative and concurrent, (b) may be pursued separately, successively or concurrently against Grantor or others obligated for the
Obligation or any part thereof, or against any one or more of them, or against the Property, at the sole discretion of Beneficiary, (c) may be exercised as often as occasion therefor shall arise, it being agreed by Grantor that the exercise,
discontinuance of the exercise of or failure to exercise any of the same shall in no event be construed as a waiver or release thereof or of any other right, remedy or recourse, and (d) are intended to be, and shall be, nonexclusive. All rights
and remedies of Beneficiary hereunder and under the other Loan Documents shall extend to any period after the initiation of foreclosure proceedings, judicial or otherwise, with respect to the Property. 
  
 Section 7.3. Waiver. Any and all covenants in this Deed of
Trust may, from time to time, by instrument in writing signed by Beneficiary and delivered to Grantor, be waived to such extent and in such manner as Beneficiary may desire, but no such waiver shall ever affect or impair Beneficiary’s rights,
remedies, powers, privileges, liens, titles and security interests hereunder except to the extent so specifically stated in such written instrument. No waiver of any Default on the part of Grantor or a breach of any of the provisions of this Deed of
Trust or of any Loan Document shall be considered a waiver of any other or subsequent default or breach, and no delay or omission in exercising or enforcing the rights and powers herein granted shall be construed as a waiver of such rights and
powers, and likewise no exercise or enforcement of any rights or powers hereunder shall be held to exhaust such rights and powers, and every such right and power may be exercised from time to time. No notice to or demand on Grantor in any case shall
of itself entitle Grantor to any other or further notice or demand in similar or other circumstances. The granting of any consent or approval by Beneficiary shall be limited to the specific instance and shall not waive or exhaust the requirement of
consent or approval in any other instance. Except as otherwise specified herein, in any instance hereunder where Beneficiary’s approval or consent is required or the exercise of Beneficiary’s judgment is required, the granting or denial of
such approval or consent and the exercise of such judgment shall be within the sole discretion of Beneficiary, and Beneficiary shall not, for any reason or to any extent, be required to grant such approval or consent or exercise such judgment in any
particular manner regardless of the reasonableness of the request or of Beneficiary’s judgment. 
  

					
	 DEED OF TRUST (LONG FORM)
	 	25	 	 
	 Rev. July 2000
	 	 	 	 

 Section 7.4. Payments. Remittances in payment of any part of the Obligation other than
in the required amount in funds immediately available at the place where the Note is payable shall not, regardless of any receipt or credit issued therefor, constitute payment until the required amount is actually received by Beneficiary in funds
immediately available at the place where the Note is payable (or such other place as Beneficiary, in Beneficiary’s sole discretion, may have established by delivery of written notice thereof to Grantor) and shall be made and accepted subject to
the condition that any check or draft may be handled for collection in accordance with the practice of the collecting bank or banks. Acceptance by Beneficiary of any payment in an amount less than the amount then due shall be deemed an acceptance on
account only, and the failure to pay the entire amount then due shall be and continue to be a default. 
  
 Section 7.5. Exceptions to Covenants. Grantor shall not be deemed to be permitted to take any action or to fail to take any action,
notwithstanding (a) that the action or omission may be permitted as an exception to any of the covenants or conditions contained herein, or (b) that obligations of Grantor or rights of Beneficiary are provided herein with respect to the
action or omission (or the result thereof), if the action or omission would result in the breach of any other covenant or condition contained herein or in any of the Loan Documents, nor shall Beneficiary be deemed to have consented to any such act
or omission if the same would provide cause for acceleration of the Obligation. 
  
 Section 7.6. Change of Security. Any part of the Property may be released, regardless of consideration, by Beneficiary from time to time without impairing, subordinating or affecting in any way the
lien, security interest and other rights hereof against the remainder. The lien, security interest and other rights granted hereby shall not be affected by any other security taken for the Obligation or any part thereof. The taking of additional
security, or the extension, renewal or rearrangement of the Obligation or any part thereof, shall not release or impair the lien, security interest and other rights granted hereby, or affect the liability of any endorser or guarantor or improve the
right of any junior lienholder; and this Deed of Trust, as well as any instrument given to secure any renewal, extension or rearrangement of the Obligation or any part thereof, shall be and remain a first and prior lien, except as otherwise provided
herein, on all of the Property not expressly released until the Obligation is fully paid and performed. 
  
 Section 7.7. Controlling Agreement. The parties hereto intend to conform strictly to the applicable usury laws. All agreements between
Grantor (and any other party liable for any part of the Obligation) and Beneficiary, whether now existing or hereafter arising and whether written or oral, are expressly limited so that in no event whatsoever, whether by reason of acceleration of
the maturity of the Obligation or otherwise, shall the interest contracted for, charged or received by Beneficiary hereunder or otherwise exceed the maximum amount permissible under applicable law. If from any circumstances whatsoever interest would
otherwise be payable to Beneficiary in excess of the maximum lawful amount, the interest payable to Beneficiary shall be reduced automatically to the maximum amount permitted under applicable law. If Beneficiary shall ever receive anything of value
deemed interest under applicable law which would apart from this provision be in excess of the maximum lawful amount, the amount which would have been excessive interest shall be applied to the reduction of the principal amount owing on the
Obligation in inverse order of 

  

					
	 DEED OF TRUST (LONG FORM)
	 	26	 	 
	 Rev. July 2000
	 	 	 	 

 
maturity and not to the payment of interest, or if such amount which would have been excessive interest exceeds the unpaid principal balance of the
Obligation, such excess shall be refunded to Grantor, or to the maker of the Note or other evidence of indebtedness if other than Grantor. All interest paid or agreed to be paid to Beneficiary shall, to the extent permitted by applicable law, be
amortized, prorated, allocated and spread throughout the full stated term, including any renewal or extension, of such indebtedness so that the amount of interest on account of such indebtedness does not exceed the maximum permitted by applicable
law. The terms and provisions of this section shall control and supersede every other provision of all existing and future agreements between Grantor, the maker of the Note or other evidence of indebtedness if other than Grantor, and Beneficiary.

  
 Section 7.8. Effect of Transfer on Grantor’s
Liability. If the ownership (legal or beneficial) of the Property or any part thereof becomes vested in a person other than Grantor, or in the event of a change in ownership (legal or beneficial) of any Grantor other than an individual,
Beneficiary may, without notice to or consent of Grantor or Grantor’s successors, deal with such successor or successors in interest with reference to this Deed of Trust and the Obligation either by way of forbearance on the part of
Beneficiary, or extension of time of payment of the Obligation, or release of all or any part of the property or any other property securing payment of the Obligation, or otherwise, without in any way modifying or affecting Beneficiary’s rights
and liens hereunder or the liability of Grantor or any other party liable for payment of the Obligation, in whole or in part. 
  
 Section 7.9. Waiver of Right to Marshal. Grantor hereby waives all rights of marshaling in the event of any foreclosure of the liens
and security interests hereby created. 
  
 Section 7.10.
Subrogation. To the extent that proceeds of the Obligation are used to renew, extend or pay any outstanding debt or to perform any obligation, such proceeds have been advanced by Beneficiary at Grantor’s request, and Beneficiary
shall be subrogated to all liens, security interests, rights, priorities, powers, titles, equities and interests owned or held by any owner or holder of such outstanding debt or obligation, however remote, irrespective of whether the same are
released of record, and all of the same are recognized as valid and subsisting and are renewed, continued and preserved in force to secure the Obligation; provided, however, that if and to the extent Beneficiary desires in each case, the terms and
provisions hereof and of the other Loan Documents shall govern the rights and remedies of Beneficiary and shall supersede the terms, provisions, rights, and remedies under any lien, security interest, charge or other encumbrance to which Beneficiary
is subrogated hereunder. 
  
 Section 7.11. Covenant to
Perform. Grantor and each subsequent owner of the Property or any part thereof, covenants and agrees that Grantor or any subsequent owner will perform or cause to be performed, each and every condition, term, provision and covenant of this
Deed of Trust, except that Grantor shall have no duty to pay the indebtedness evidenced by the Note except in accordance with the terms of the Note and all renewals and extensions thereof, and this Deed of Trust or in accordance with the terms of
the transfer to Grantor or any subsequent owner. 
  

					
	 DEED OF TRUST (LONG FORM)
	 	27	 	 
	 Rev. July 2000
	 	 	 	 

 Section 7.12. Notice. Except as otherwise provided herein, all notices, demands,
requests and other communications required or permitted hereunder shall be in writing, and shall be deemed to be given and delivered when received, or if earlier and regardless of whether or not actually received (except where actual receipt is
specified herein), upon deposit in a regularly maintained receptacle for the United States mail, registered or certified, postage fully prepaid, return receipt requested, addressed to the addressee at such addressee’s address set forth herein
or at such other address as such party may have specified theretofore by notice delivered in accordance with this Section and actually received by the addressee. To the extent actual receipt is required herein, rejection or other refusal to accept
or the inability to deliver because of changed address of which no notice was received shall be deemed to be receipt of the notice, demand, request or other communication sent. 
  
 Section 7.13. Enforceability. If any provision of this Deed of Trust or the application thereof to any
person or circumstance shall, for any reason and to any extent, be invalid or unenforceable, neither the remainder of this Deed of Trust nor the application of such provision to any other person or circumstances shall be affected thereby, but rather
the same shall be enforced to the greatest extent permitted by law. If the rights and liens created by this Deed of Trust shall be held by a court of competent jurisdiction to be invalid or unenforceable as to any part of the Obligation, the portion
of the Obligation which as the result of such invalidity or unenforceability is no longer secured by the liens and security interests herein granted shall be completely paid prior to the payment of the portion, if any, of the Obligation which shall
continue to be secured hereunder, and all payments made on the Obligation shall be considered to have been paid on and applied first to the complete payment of the unsecured portion of the Obligation. 
  
 Section 7.14. Binding Effect. The covenants herein
contained shall bind, and the benefits and advantages shall inure to, the respective heirs, executors, administrators, personal representatives, successors, and assigns of the parties hereto and shall be covenants running with the Land. The term
“Grantor” shall include in their individual capacities and jointly all parties hereinabove named a Grantor. The duties, covenants, conditions, obligations, and warranties of Grantor in this Deed of Trust shall be joint and several
obligations of Grantor and, if more than one, of each party named a Grantor hereinabove, and each such party’s heirs, personal representatives, successors and assigns. Each party who executes this Deed of Trust and each subsequent owner of the
Property or any part thereof (other than Beneficiary), covenants and agrees that it will perform, or cause to be performed, each term, provision, covenant and condition of this Deed of Trust. 
  
 Section 7.15. Headings; Construction. The headings which
have been used throughout this Deed of Trust have been inserted for convenience of reference only and do not constitute matter to be construed in interpreting this Deed of Trust. Words of any gender used in this Deed of Trust shall be held and
construed to include any other gender and words in the singular number shall be held to include the plural, and vice versa, unless the context requires otherwise. The words “herein,” “hereof,” “hereunder” and other
similar compounds of the words “here” when used in this Deed of Trust shall refer to the entire Deed of Trust and not to any particular provision or section. 
  

					
	 DEED OF TRUST (LONG FORM)
	 	28	 	 
	 Rev. July 2000
	 	 	 	 

 Section 7.16. Counterparts. This Deed of Trust has simultaneously been executed in a
number of identical counterparts, each of which, for all purposes, shall be deemed an original. If any Grantor is a corporation, this instrument is executed, acknowledged and delivered by Grantor’s officers hereunto duly authorized. 

 
 Section 7.17. Controlling Law. This Deed of Trust shall
be governed by the applicable laws of the Commonwealth of Virginia. Grantor consents to the jurisdiction of the courts of the Commonwealth of Virginia and of the United States District Court of the Eastern District of Virginia in any action or
proceeding brought in connection with this Deed of Trust. 
  
 Section 7.18. Purpose. The Note is given as a part of the purchase price of the Property. 
  
 Section 7.19. Accommodation. This Deed of Trust is executed by Grantor as an accommodation to Borrower for the extension of credit to
Borrower by Beneficiary, and Grantor hereby warrants and represents to Beneficiary the receipt by Grantor of a material benefit by reason of the extension of such credit to Borrower. 
  
 ARTICLE VIII 
  
 MISCELLANEOUS PROVISIONS RELATING TO VIRGINIA LAW 
  
 Section 8.1. Trustee. The Trustee shall be under no duty to take any action hereunder except as expressly required, or to perform any
act which would involve him in expense or liability or to institute or defend any suit in respect hereof, unless properly indemnified to his satisfaction. All reasonable expenses, charges, attorneys’ fees and other disbursements incurred by the
Trustee in and about the administration and execution of the trust hereby created and the performance of his duties and powers hereunder, shall be secured by this Deed of Trust prior to the indebtedness represented by the Note and shall bear
interest at the rate of twelve percent (12%) per annum. Trustee may exercise all the rights and powers of the Trustee hereunder. Pursuant to the provisions of §26-49 of the Code of Virginia (1950), as amended, or any successor provision of
law, Beneficiary, with or without cause in its discretion, is hereby authorized and empowered to substitute and appoint, by an instrument recorded wherever this Deed of Trust is recorded, a Trustee in the place of any Trustee hereunder. 

 
 The Trustee and Beneficiary shall have, in their discretion, the right to
employ agents and attorneys in the execution of this trust and to protect the interest of Beneficiary hereunder, and to the extent permitted by law, the Trustee, his agents and attorneys shall be reasonably compensated and shall be reimbursed for
all reasonable expenses in and about said employment, including those of litigation. Said compensation and expenses shall be payable by Grantor on demand or shall be paid out of the proceeds of sale of the Property, including improvements and
personal property, should a sale be held, and if no sale be had, all sums so paid out may be added to the indebtedness secured hereby and in all events shall be recoverable to the extent permitted by law through any remedies at law or in equity
under which the indebtedness hereby secured may be recovered. 
  

					
	 DEED OF TRUST (LONG FORM)
	 	29	 	 
	 Rev. July 2000
	 	 	 	 

 Section 8.2. Incorporation of Statutory Provisions. This Deed of Trust shall, unless
otherwise specified herein or in the Note, be construed under and in accordance with and incorporate by reference the terms of §§55-59 and 55-60, Code of Virginia (1950), as amended, and in force and effect on the date of this Deed of
Trust and further to incorporate herein the following provisions by short form reference below of §55-60, Code of Virginia (1950), as amended: 
  

	 	•	 	Exemptions waived 

  

	 	•	 	Subject to all (call) upon default (upon the expiration of all applicable notice and cure periods) 

  

	 	•	 	Renewal, extension or reinstatement permitted 

  

	 	•	 	Any Trustee may act 

  

	 	•	 	Substitution of Trustee permitted 

  
 Section 8.3. Further Assurances. Grantor shall execute and cause to be executed and filed or recorded, if necessary, such further
assurances of title (including, but not limited to, financing statements) to the Property, and to take and cause to be taken such steps, including legal proceedings, as may at any time appear to the Trustee or Beneficiary to be reasonably necessary
to perfect and/or evidence the title to the same in the Trustee. 
  
 Section 8.8. Severability. If any provision of this Deed of Trust shall be held invalid by any court of competent jurisdiction, such holding shall not invalidate any other provision hereof. 
  
 Section 8.5. Inconsistency. To the extent that any
provision in this Article VIII is inconsistent or conflicts with any provision of any other Article, the provisions of this Article VIII shall control. 
  
 (see following page for signature) 
  

					
	 DEED OF TRUST (LONG FORM)
	 	30	 	 
	 Rev. July 2000
	 	 	 	 

 EXECUTED as of the date first above written. 
  

			
	GRANTOR:
	
	U.S. REMODELERS, INC.
		
	 By:
	 	 
	 Name:
	 	 
	 Title:
	 	 

  
 Schedule of Exhibits:

  

			
	 Exhibit  A  -
	 	Land
	 Exhibit  B  -
	 	Permitted Exceptions

  

					
	 DEED OF TRUST (LONG FORM)
	 	31	 	 
	 Rev. July 2000
	 	 	 	 

			
	THE COMMONWEALTH OF VIRGINIA	  	§
	 	  	§
	COUNTY OF CHARLES CITY	  	§

  
 This instrument was
acknowledged before me on the ___ day of February, 2006, by ____________________, ______ President of U.S. Remodelers, Inc., a corporation. 
  

	
	
	 
	 Notary Public in and for the Commonwealth of Virginia

  
 PREPARED IN THE LAW OFFICE OF:

  
 Thompson & Knight LLP 
 Attn: Mr. Robert C. Walker 
 333 Clay Street, Suite 3300 

Houston, TX 77002 
  

					
	 DEED OF TRUST (LONG FORM)
	 	32	 	 
	 Rev. July 2000
	 	 	 	 

 EXHIBIT “A” 
  
 Beginning at a point on the south line of Route 106, Roxbury Road, thence, along the right of way of Route 664, Roxbury Industrial Center,
thence South 24°47’17” East, a distance of 26.15 feet to the beginning of a curve concave to the west having a radius of 399.64 feet and a central angle of 56°26’34” and being subtended by a chord which bears South
03°25’54” West 377.96 feet; thence southeasterly, along said curve, a distance of 393.69 feet, having a tangent of 214.48 feet; thence South 31°39’18” West, a distance of 133.36 feet to the True Point of Beginning; thence
South 58°20’48” East, a distance of 414.01 feet; thence South 31°39’12” West, a distance of 865.17 feet; thence North 29°26’04” West, a distance of 600.00 feet to the south line of Route 664; thence along
the right of way line of Route 664 North 60°33’56” East, a distance of 25.36 feet to the beginning of a curve tangent to said line; thence northeasterly a distance of 400.62 feet along the curve concave to the northwest, having a
radius of 793.94 feet and a central angle of 28°54’41”, a chord of North 46°06’32” East 396.38 feet, a tangent of 204.67 feet; thence North 31°39’12” East tangent to said curve, a distance of 169.06 feet to
the Point of Beginning and containing 7.551 ACRES, more or less. 
  
 And being the same as: 
  
 Approximately 7.551
acres, Roxbury Industrial Center, Charles City County, Virginia, all as shown on the plat of Resource International, Ltd., dated January 19, 1994 Deed Book 137 and page 232. 
  
 And being more particularly described on a plat by Resource International, Ltd. entitled “ALTA/ACSC LAND TITLE SURVEY OF 7.551 ACRES OF
LAND” dated January 16, 2006. 
  

					
	 DEED OF TRUST (LONG FORM)
	 	33	 	 
	 Rev. July 2000
	 	 	 	 

 EXHIBIT “B” 
  

	1.	Real property taxes subsequent to December 31, 2005, not yet due and payable. 

  

	2.	20’ easement for drainage and public utilities per Plat Book 137 at page 242, along the northeast side property line. 

  

	3.	Restrictions recorded in Deed Book 85 at page 386. 

  

	4.	Easement to Virginia Electric Power Company recorded in Deed Book 84 at page 347, 7  1/2’ in width affecting the front property line (Rt. 664). 

  

	5.	Well Lot Certification recorded in Deed Book 86 at page 597. 

  

					
	 DEED OF TRUST (LONG FORM)
	 	34	 	 
	 Rev. July 2000First Amended and Restated Guaranty Agreement executed by FCC

			
	

	  	Exhibit 10.64

  
 FIRST AMENDED AND
RESTATED GUARANTY AGREEMENT 
  
 THIS FIRST AMENDED AND
RESTATED GUARANTY AGREEMENT (“Guaranty”) is made as of February 9, 2006, to be effective for all purposes as of February 10, 2006, by Guarantor (as hereinafter defined) for the benefit of Lender (as hereinafter
defined). 
  
 1. Definitions. As used in this Guaranty, the
following terms shall have the meanings indicated below: 
  
 (a)
The term “Lender” shall mean THE FROST NATIONAL BANK, a national banking association, whose address for notice purposes is the following: 
  
 P.O. Box 1600, San Antonio, Texas 78296 
 Attn:
Steve Martin 
  
 (b) The term “Borrower” (whether
one or more) shall mean the following: 
  
 U.S. HOME SYSTEMS, INC.

  
 (c) The term “Guarantor” shall mean FIRST
CONSUMER CREDIT, INC., whose address for notice purposes is the following: 
  
 405 State Highway 121 Bypass, Suite 250 
 Lewisville, Texas 75067 
 Attn: Chief Financial Officer. 
  
 (d) The term “Guaranteed Indebtedness” shall mean (i) all indebtedness, obligations and liabilities of Borrower to Lender of any
kind or character, now existing or hereafter arising, whether direct, indirect, related, unrelated, fixed, contingent, liquidated, unliquidated, joint, several or joint and several, and regardless of whether such indebtedness, obligations and
liabilities may, prior to their acquisitions by Lender, be or have been payable to or in favor of a third party and subsequently acquired by Lender (it being contemplated that Lender may make such acquisitions from third parties), including without
limitation all principal indebtedness owing by Borrower to Lender now existing or hereafter arising under or evidenced by (1) that one certain Revolving Promissory Note dated as of February 9, 2006, to be effective as of February 10,
2006, executed by Borrower and payable to the order of Lender, in the original principal amount of $3,000,000.00, (2) that one certain Revolving Promissory Note dated as of February 9, 2006, to be effective as of February 10, 2006,
executed by Borrower and payable to the order of Lender, in the original principal amount of $4,000,000.00, (3) that one certain Term Note dated as of February 9, 2006, to be effective as of February 10, 2006, executed by Borrower and
payable to the order of Lender, in the original principal amount of $1,200,000, (4) that one certain Term Note dated as of February 9, 2006, to be effective as of February 10, 2006, executed by Borrower and payable to the order of
Lender, in the original principal amount of $875,000, and (5) that one certain Term Note dated as of May 30, 2003, executed by Borrower and payable to the order of Lender, in the original principal amount of $775,000; 

  

					
	FIRST AMENDED AND RESTATED GUARANTY AGREEMENT	 	 	 	 

 
(ii) all accrued but unpaid interest on any of the indebtedness described in (i) above; (iii) all obligations of Borrower to Lender under any
documents evidencing, securing, governing and/or pertaining to all or any part of the indebtedness described in (i) and (ii) above (collectively, the “Loan Documents”); (iv) all costs and expenses incurred by Lender
in connection with the collection and administration of all or any part of the indebtedness and obligations described in (i), (ii) and (iii) above or the protection or preservation of, or realization upon, the collateral securing all or
any part of such indebtedness and obligations, including without limitation all reasonable attorneys’ fees; and (v) all renewals, extensions, modifications and rearrangements of the indebtedness and obligations described in (i), (ii),
(iii) and (iv) above. 
  
 2. Obligations. As an
inducement to Lender to extend or continue to extend credit and other financial accommodations to Borrower, Guarantor, for value received, does hereby unconditionally and absolutely guarantee the prompt and full payment and performance of the
Guaranteed Indebtedness when due or declared to be due and at all times thereafter. Notwithstanding the foregoing, it is agreed and understood that the liability of Guarantor hereunder shall be limited to the maximum amount of liability that can be
incurred without rendering this Guaranty, as it relates to Guarantor, voidable under applicable law relating to fraudulent conveyance or fraudulent transfer, and not for any greater amount. 
  
 3. Character of Obligations. 
  
 (a) This is an absolute, continuing and unconditional guaranty of payment and
not of collection and if at any time or from time to time there is no outstanding Guaranteed Indebtedness, the obligations of Guarantor with respect to any and all Guaranteed Indebtedness incurred thereafter shall not be affected. This Guaranty and
the Guarantor’s obligations hereunder are irrevocable and, in the event of Guarantor’s death, shall be binding upon Guarantor’s estate. All of the Guaranteed Indebtedness shall be conclusively presumed to have been made or acquired in
acceptance hereof. Guarantor shall be liable, jointly and severally, with Borrower and any other guarantor of all or any part of the Guaranteed Indebtedness. 
  
 (b) Lender may, at its sole discretion and without impairing its rights hereunder, (i) apply any payments on the Guaranteed Indebtedness that Lender
receives from Borrower or any other source other than Guarantor to that portion of the Guaranteed Indebtedness, if any, not guaranteed hereunder, and (ii) apply any proceeds it receives as a result of the foreclosure or other realization on any
collateral for the Guaranteed Indebtedness to that portion, if any, of the Guaranteed Indebtedness not guaranteed hereunder or to any other indebtedness secured by such collateral. 
  
 (c) Guarantor agrees that its obligations hereunder shall not be released, diminished, impaired, reduced or affected by the
existence of any other guaranty or the payment by any other guarantor of all or any part of the Guaranteed Indebtedness and, in the event Paragraph 2 above partially limits Guarantor’s obligations under this Guaranty, Guarantor’s
obligations hereunder shall continue until Lender has received payment in full of the Guaranteed Indebtedness. 
  
 (d) Guarantor’s obligations hereunder shall not be released, diminished, impaired, reduced or affected by, nor shall any provision contained herein
be deemed to be a limitation upon, the amount of credit which Lender may extend to Borrower, the number of transactions 

  

					
	FIRST AMENDED AND RESTATED GUARANTY AGREEMENT    	 	2	 	 

 
between Lender and Borrower, payments by Borrower to Lender or Lender’s allocation of payments by Borrower. 
  
 (e) Without further authorization from or notice to Guarantor, Lender may
compromise, accelerate, or otherwise alter the time or manner for the payment of the Guaranteed Indebtedness, increase or reduce the rate of interest thereon, or release or add any one or more guarantors or endorsers, or allow substitution of or
withdrawal of collateral or other security and release collateral and other security or subordinate the same. 
  
 4. Representations and Warranties. Guarantor hereby represents and warrants the following to Lender: 
  
 (a) This Guaranty may reasonably be expected to benefit, directly or
indirectly, Guarantor, and (i) if Guarantor is a corporation, the Board of Directors of Guarantor has determined that this Guaranty may reasonably be expected to benefit, directly or indirectly, Guarantor, or (ii) if Guarantor is a
partnership, the requisite number of its partners have determined that this Guaranty may reasonably be expected to benefit, directly or indirectly, Guarantor; and 
  
 (b) Guarantor is familiar with, and has independently reviewed the books and records regarding, the financial condition of
Borrower and is familiar with the value of any and all collateral intended to be security for the payment of all or any part of the Guaranteed Indebtedness; provided, however, Guarantor is not relying on such financial condition or collateral as an
inducement to enter into this Guaranty; and 
  
 (c) Guarantor has
adequate means to obtain from Borrower on a continuing basis information concerning the financial condition of Borrower and Guarantor is not relying on Lender to provide such information to Guarantor either now or in the future; and 
  
 (d) Guarantor has the power and authority to execute, deliver and perform
this Guaranty and any other agreements executed by Guarantor contemporaneously herewith, and the execution, delivery and performance of this Guaranty and any other agreements executed by Guarantor contemporaneously herewith do not and will not
violate (i) any agreement or instrument to which Guarantor is a party, (ii) any law, rule, regulation or order of any governmental authority to which Guarantor is subject, or (iii) its articles or certificate of incorporation or
bylaws, if Guarantor is a corporation, or its partnership agreement, if Guarantor is a partnership; and 
  
 (e) Neither Lender nor any other party has made any representation, warranty or statement to Guarantor in order to induce Guarantor to execute this
Guaranty; and 
  
 (f) The financial statements and other financial
information regarding Guarantor heretofore and hereafter delivered to Lender are and shall be true and correct in all material respects and fairly present the financial position of Guarantor as of the dates thereof, and no material adverse change
has occurred in the financial condition of Guarantor reflected in the financial statements and other financial information regarding Guarantor heretofore delivered to Lender since the date of the last statement thereof; and 
  

					
	FIRST AMENDED AND RESTATED GUARANTY AGREEMENT    	 	3	 	 

 (g) As of the date hereof, and after giving effect to this Guaranty and the obligations evidenced hereby,
(i) Guarantor is and will be solvent, (ii) the fair saleable value of Guarantor’s assets exceeds and will continue to exceed its liabilities (both fixed and contingent), (iii) Guarantor is and will continue to be able to pay its
debts as they mature, and (iv) if Guarantor is not an individual, Guarantor has and will continue to have sufficient capital to carry on its business and all businesses in which it is about to engage. 
  
 5. Covenants. Guarantor hereby covenants and agrees with Lender as
follows: 
  
 (a) Guarantor shall not, so long as its obligations
under this Guaranty continue, transfer or pledge any material portion of its assets for less than full and adequate consideration; and 
  
 (b) Guarantor shall promptly furnish to Lender at any time and from time to time such financial statements and other financial information of Guarantor as
the Lender may require, in form and substance satisfactory to Lender; and 
  
 (c) Guarantor shall comply with all terms and provisions of the Loan Documents that apply to Guarantor; and 
  
 (d) Guarantor shall promptly inform Lender of (i) any litigation or governmental investigation against Guarantor or affecting any security for all or
any part of the Guaranteed Indebtedness or this Guaranty which, if determined adversely, might have a material adverse effect upon the financial condition of Guarantor or upon such security or might cause a default under any of the Loan Documents,
(ii) any claim or controversy which might become the subject of such litigation or governmental investigation, and (iii) any material adverse change in the financial condition of Guarantor. 
  
 6. Consent and Waiver. 
  
 (a) Guarantor waives (i) promptness, diligence and notice of acceptance
of this Guaranty and notice of the incurring of any obligation, indebtedness or liability to which this Guaranty applies or may apply and waives presentment for payment, notice of nonpayment, protest, demand, notice of protest, notice of intent to
accelerate, notice of acceleration, notice of dishonor, diligence in enforcement and indulgences of every kind, and (ii) the taking of any other action by Lender, including without limitation giving any notice of default or any other notice to,
or making any demand on, Borrower, any other guarantor of all or any part of the Guaranteed Indebtedness or any other party. 
  
 (b) Guarantor waives any rights Guarantor has under, or any requirements imposed by, Chapter 34 of the Texas Business and Commerce Code, as in effect on
the date of this Guaranty or as it may be amended from time to time. 
  
 (c) Lender may at any time, without the consent of or notice to Guarantor, without incurring responsibility to Guarantor and without impairing, releasing, reducing or affecting the obligations of Guarantor hereunder: (i) change the
manner, place or terms of payment of all or any part of the Guaranteed Indebtedness, or renew, extend, modify, rearrange or alter all or any part of the Guaranteed Indebtedness; (ii) change the interest rate accruing on any of the 

  

					
	FIRST AMENDED AND RESTATED GUARANTY AGREEMENT    	 	4	 	 

 
Guaranteed Indebtedness (including, without limitation, any periodic change in such interest rate that occurs because such Guaranteed Indebtedness accrues
interest at a variable rate which may fluctuate from time to time); (iii) sell, exchange, release, surrender, subordinate, realize upon or otherwise deal with in any manner and in any order any collateral for all or any part of the Guaranteed
Indebtedness or this Guaranty or setoff against all or any part of the Guaranteed Indebtedness; (iv) neglect, delay, omit, fail or refuse to take or prosecute any action for the collection of all or any part of the Guaranteed Indebtedness or
this Guaranty or to take or prosecute any action in connection with any of the Loan Documents; (v) exercise or refrain from exercising any rights against Borrower or others, or otherwise act or refrain from acting; (vi) settle or
compromise all or any part of the Guaranteed Indebtedness and subordinate the payment of all or any part of the Guaranteed Indebtedness to the payment of any obligations, indebtedness or liabilities which may be due or become due to Lender or
others; (vii) apply any deposit balance, fund, payment, collections through process of law or otherwise or other collateral of Borrower to the satisfaction and liquidation of the indebtedness or obligations of Borrower to Lender not guaranteed
under this Guaranty; and (viii) apply any sums paid to Lender by Guarantor, Borrower or others to the Guaranteed Indebtedness in such order and manner as Lender, in its sole discretion, may determine. 
  
 (d) Should Lender seek to enforce the obligations of Guarantor hereunder by
action in any court or otherwise, Guarantor waives any requirement, substantive or procedural, that (i) Lender first enforce any rights or remedies against Borrower or any other person or entity liable to Lender for all or any part of the
Guaranteed Indebtedness, including without limitation that a judgment first be rendered against Borrower or any other person or entity, or that Borrower or any other person or entity should be joined in such cause, or (ii) Lender first enforce
rights against any collateral which shall ever have been given to secure all or any part of the Guaranteed Indebtedness or this Guaranty. Such waiver shall be without prejudice to Lender’s right, at its option, to proceed against Borrower or
any other person or entity, whether by separate action or by joinder. 
  
 (e) In addition to any other waivers, agreements and covenants of Guarantor set forth herein, Guarantor hereby further waives and releases all claims, causes of action, defenses and offsets for any act or omission of Lender, its directors,
officers, employees, representatives or agents in connection with Lender’s administration of the Guaranteed Indebtedness, except for Lender’s willful misconduct and gross negligence. 
  
 (f) Guarantor grants to Lender a contractual security interest in, and hereby
assigns, conveys, delivers, pledges and transfers to Lender all Guarantor’s right, title and interest in and to Guarantor’s accounts with Lender (whether checking, savings or some other account), including without limitation all accounts
held jointly with someone else and all accounts Guarantor may open in the future, excluding however all IRA and Keogh accounts, and all trust accounts for which the grant of a security interest would be prohibited by law. Guarantor authorizes
Lender, to the extent permitted by applicable law, to charge or setoff all sums owing on the Guaranteed Indebtedness against any and all such accounts. 
  
 (g) In addition to Guarantor, other subsidiaries of Borrower are giving or hereafter will be giving guaranties of some or all of the Guaranteed
Indebtedness to Lender, and in this subsection (g) Guarantor and such other subsidiaries are called the “Subsidiary Guarantors.” 

  

					
	FIRST AMENDED AND RESTATED GUARANTY AGREEMENT    	 	5	 	 

 
Upon full and final payment of the Guaranteed Indebtedness, all Subsidiary Guarantors which have made payments upon the Guaranteed Indebtedness shall be
entitled to contribution from all of the Subsidiary Guarantors, to the end that all such payments upon the Guaranteed Indebtedness shall be shared among all Subsidiary Guarantors in proportion to their respective Net Worths, provided that the
contribution obligations of each Subsidiary Guarantor shall be limited to the maximum amount that it can pay at such time without rendering its contribution obligations voidable under applicable law relating to fraudulent conveyances or fraudulent
transfers. As used in this subsection, the “Net Worth” of each Subsidiary Guarantor means, at any time, the remainder of (i) the fair value of such Subsidiary Guarantor’s assets (other than such right of contribution), minus
(ii) the fair value of such Subsidiary Guarantor’s liabilities (other than its liabilities under its guaranty of the Guaranteed Indebtedness). 
  
 7. Obligations Not Impaired. 
  
 (a) Guarantor agrees that its obligations hereunder shall not be released, diminished, impaired, reduced or affected by the occurrence of any one or more
of the following events: (i) the death, disability or lack of corporate power of Borrower, Guarantor or any other guarantor of all or any part of the Guaranteed Indebtedness, (ii) any receivership, insolvency, bankruptcy or other
proceedings affecting Borrower, Guarantor or any other guarantor of all or any part of the Guaranteed Indebtedness, or any of their respective property; (iii) the partial or total release or discharge of Borrower or any other guarantor of all
or any part of the Guaranteed Indebtedness, or any other person or entity from the performance of any obligation contained in any instrument or agreement evidencing, governing or securing all or any part of the Guaranteed Indebtedness, whether
occurring by reason of law or otherwise; (iv) the taking or accepting of any collateral for all or any part of the Guaranteed Indebtedness or this Guaranty; (v) the taking or accepting of any other guaranty for all or any part of the
Guaranteed Indebtedness; (vi) any failure by Lender to acquire, perfect or continue any lien or security interest on collateral securing all or any part of the Guaranteed Indebtedness or this Guaranty; (vii) the impairment of any
collateral securing all or any part of the Guaranteed Indebtedness or this Guaranty; (viii) any failure by Lender to sell any collateral securing all or any part of the Guaranteed Indebtedness or this Guaranty in a commercially reasonable
manner or as otherwise required by law; (ix) any invalidity or unenforceability of or defect or deficiency in any of the Loan Documents; or (x) any other circumstance which might otherwise constitute a defense available to, or discharge
of, Borrower or any other guarantor of all or any part of the Guaranteed Indebtedness. 
  
 (b) This Guaranty shall continue to be effective or be reinstated, as the case may be, if at any time any payment of all or any part of the Guaranteed Indebtedness is rescinded or must otherwise be returned by Lender
upon the insolvency, bankruptcy or reorganization of Borrower, Guarantor, any other guarantor of all or any part of the Guaranteed Indebtedness, or otherwise, all as though such payment had not been made. 
  
 (c) In the event Borrower is a corporation, joint stock association or
partnership, or is hereafter incorporated, none of the following shall affect Guarantor’s liability hereunder: (i) the unenforceability of all or any part of the Guaranteed Indebtedness against Borrower by reason of the fact that the
Guaranteed Indebtedness exceeds the amount permitted by law; (ii) the act of creating all or any part of the Guaranteed Indebtedness is ultra vires; or (iii) the officers or partners creating all or any part of the Guaranteed Indebtedness
acted in excess of 

  

					
	FIRST AMENDED AND RESTATED GUARANTY AGREEMENT    	 	6	 	 

 
their authority. Guarantor hereby acknowledges that withdrawal from, or termination of, any ownership interest in Borrower now or hereafter owned or held by
Guarantor shall not alter, affect or in any way limit the obligations of Guarantor hereunder. 
  
 8. Actions Against Guarantor. In the event of a default in the payment or performance of all or any part of the Guaranteed Indebtedness when such Guaranteed Indebtedness becomes due, whether by its terms, by
acceleration or otherwise, Guarantor shall, without notice or demand, promptly pay the amount due thereon to Lender, in lawful money of the United States, at Lender’s address set forth in Subparagraph 1(a) above. One or more successive or
concurrent actions may be brought against Guarantor, either in the same action in which Borrower is sued or in separate actions, as often as Lender deems advisable. The exercise by Lender of any right or remedy under this Guaranty or under any other
agreement or instrument, at law, in equity or otherwise, shall not preclude concurrent or subsequent exercise of any other right or remedy. The books and records of Lender shall be admissible as evidence in any action or proceeding involving this
Guaranty and shall be prima facie evidence of the payments made on, and the outstanding balance of, the Guaranteed Indebtedness. 
  
 9. Payment by Guarantor. Whenever Guarantor pays any sum which is or may become due under this Guaranty, written notice must be delivered to Lender
contemporaneously with such payment. Such notice shall be effective for purposes of this paragraph when contemporaneously with such payment Lender receives such notice either by: (a) personal delivery to the address and designated department of
Lender identified in Subparagraph 1(a) above, or (b) United States mail, certified or registered, return receipt requested, postage prepaid, addressed to Lender at the address shown in Subparagraph 1(a) above. In the absence of such notice to
Lender by Guarantor in compliance with the provisions hereof, any sum received by Lender on account of the Guaranteed Indebtedness shall be conclusively deemed paid by Borrower. 
  
 10. Intentionally Omitted. 
  

11. Notice of Sale. In the event that Guarantor is entitled to receive any notice under the Uniform Commercial Code, as it exists in the state
governing any such notice, of the sale or other disposition of any collateral securing all or any part of the Guaranteed Indebtedness or this Guaranty, reasonable notice shall be deemed given when such notice is deposited in the United States mail,
postage prepaid, at the address for Guarantor set forth in Subparagraph 1(c) above, ten (10) days prior to the date any public sale, or after which any private sale, of any such collateral is to be held; provided, however, that notice given in
any other reasonable manner or at any other reasonable time shall be sufficient. 
  
 12. Waiver by Lender. No delay on the part of Lender in exercising any right hereunder or failure to exercise the same shall operate as a waiver of such right. In no event shall any waiver of the provisions of
this Guaranty be effective unless the same be in writing and signed by an officer of Lender, and then only in the specific instance and for the purpose given. 
  

13. Successors and Assigns. This Guaranty is for the benefit of Lender, its successors and assigns. This Guaranty is binding upon
Guarantor and Guarantor’s successors, assigns and personal representatives, including without limitation any person or entity obligated by operation of law upon the reorganization, merger, consolidation or other change in the organizational
structure of Guarantor. 
  

					
	FIRST AMENDED AND RESTATED GUARANTY AGREEMENT    	 	7	 	 

 14. Costs and Expenses. Guarantor shall pay on demand by Lender all costs and expenses, including
without limitation all reasonable attorneys’ fees, incurred by Lender in connection with the preparation, administration, enforcement and/or collection of this Guaranty. This covenant shall survive the payment of the Guaranteed Indebtedness.

  
 15. Severability. If any provision of this Guaranty is
held by a court of competent jurisdiction to be illegal, invalid or unenforceable under present or future laws, such provision shall be fully severable, shall not impair or invalidate the remainder of this Guaranty and the effect thereof shall be
confined to the provision held to be illegal, invalid or unenforceable. 
  
 16. No Obligation. Nothing contained herein shall be construed as an obligation on the part of Lender to extend or continue to extend credit to Borrower. 
  
 17. Amendment. No modification or amendment of any provision of this Guaranty, nor consent to any departure by
Guarantor therefrom, shall be effective unless the same shall be in writing and signed by an officer of Lender, and then shall be effective only in the specific instance and for the purpose for which given. 
  
 18. Cumulative Rights. All rights and remedies of Lender hereunder are
cumulative of each other and of every other right or remedy which Lender may otherwise have at law or in equity or under any instrument or agreement, and the exercise of one or more of such rights or remedies shall not prejudice or impair the
concurrent or subsequent exercise of any other rights or remedies. 
  
 19. Governing Law, Venue. This Guaranty is intended to be performed in the State of Texas. Except to the extent that the laws of the United States may apply to the terms hereof, the substantive laws of the State of Texas shall govern
the validity, construction, enforcement and interpretation of this Guaranty. In the event of a dispute involving this Guaranty or any other instruments executed in connection herewith, the undersigned irrevocably agrees that venue for such dispute
shall lie in any court of competent jurisdiction in Bexar County, Texas. 
  
 20. Compliance with Applicable Usury Laws. Notwithstanding any other provision of this Guaranty or of any instrument or agreement evidencing, governing or securing all or any part of the Guaranteed
Indebtedness, Guarantor and Lender by its acceptance hereof agree that Guarantor shall never be required or obligated to pay interest in excess of the maximum non-usurious interest rate as may be authorized by applicable law for the written
contracts which constitute the Guaranteed Indebtedness. It is the intention of Guarantor and Lender to conform strictly to the applicable laws which limit interest rates, and any of the aforesaid contracts for interest, if and to the extent payable
by Guarantor, shall be held to be subject to reduction to the maximum non-usurious interest rate allowed under said law. 
  
 21. Gender. Within this Guaranty, words of any gender shall be held and construed to include the other gender. 
  

					
	FIRST AMENDED AND RESTATED GUARANTY AGREEMENT    	 	8	 	 

 22. Captions. The headings in this Guaranty are for convenience only and shall not define or limit
the provisions hereof. 
  
 23. Restatements. This Guaranty
amends and restates that certain Guaranty Agreement dated as of May 30, 2003, executed by Guarantor for the benefit of Lender in its entirety. 
  
 EXECUTED as of the date first above written. 
  

			
	GUARANTOR:
	
	FIRST CONSUMER CREDIT, INC.
		
	By:	 	 
	Name:	 	 
	Title:	 	 

  

					
	FIRST AMENDED AND RESTATED GUARANTY AGREEMENT    	 	9

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