Document:

FS Credit Real Estate Income Trust, Inc.

 

Exhibit 10.1

 

 

SECOND
AMENDED AND RESTATED 

ADVISORY
AGREEMENT

BETWEEN

FS
CREDIT REAL ESTATE INCOME TRUST, INC.

AND

FS
REAL ESTATE ADVISOR, LLC

This
Second Amended and Restated Advisory Agreement (the “Agreement”) is made as of August 17, 2018, by and
between FS CREDIT REAL ESTATE INCOME TRUST, INC., a Maryland corporation (the “Company”), and FS REAL
ESTATE ADVISOR, LLC, a Delaware limited liability company (the “Adviser”). This Agreement amends and
restates in its entirety the Amended and Restated Advisory Agreement dated August 30, 2017, between the Company and the Adviser,
and shall become effective as of the date that Post-Effective Amendment No. 4 to the Company’s Registration Statement on
Form S-11 (Registration No. 333-216037) is declared effective (the “Effective Date”) by the Securities
and Exchange Commission (the “SEC”). Capitalized terms used herein shall have the meanings ascribed
to them in Section 1 below.

WHEREAS,
the Company intends to qualify as a real estate investment trust (“REIT”), and to invest its funds in
investments permitted by the terms of Sections 856 through 860 of the Code;

WHEREAS,
the Company desires to avail itself of the knowledge, experience, sources of information, advice, assistance and certain facilities
available to the Adviser and to have the Adviser undertake the duties and responsibilities set forth herein, on behalf of, and
subject to the supervision of, the Board of the Company, all as provided herein; and

WHEREAS,
the Adviser is willing to undertake to render such services, subject to the supervision of the Board, on the terms and conditions
hereinafter set forth.

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

1.       

Definitions.

As
used in this Agreement, the following terms shall have the meanings specified below:

Acquisition
Expenses means any and all expenses incurred by the Company, the Adviser, the Sub-Adviser or any of their Affiliates
in connection with the selection or acquisition of any Investments, whether or not acquired or originated, as applicable, including,
without limitation, legal fees and expenses, travel and communications expenses, costs of appraisals, nonrefundable option payments
on properties or other investments not acquired, accounting fees and expenses, title insurance premiums and the costs of performing
due diligence.

Adviser means:
FS Real Estate Advisor, LLC, a Delaware limited liability company.

Adviser
Entities means the Adviser and the Sub-Adviser.

    	 		 

    	 

    

 

Affiliate
or Affiliated means with respect to any Person: (i) any Person directly or indirectly controlling, controlled
by, or under common control with such other Person; (ii) any Person directly or indirectly owning, controlling, or holding
with the power to vote 10.0% or more of the outstanding voting securities of such other Person; (iii) any legal entity for
which such Person acts as an executive officer, director, trustee, or general partner; (iv) any Person 10.0% or more of whose
outstanding voting securities are directly or indirectly owned, controlled, or held, with power to vote, by such other Person;
and (v) any executive officer, director, trustee, or general partner of such other Person. An entity shall not be deemed
to control or be under common control with a program sponsored by the sponsor of the Company unless (A) the entity owns 10.0%
or more of the voting equity interests of such program or (B) a majority of the Board (or equivalent governing body) of such
program is composed of Affiliates of the entity.

Average
Invested Assets means, for a specified period, the average of the aggregate book value of the assets of the Company
invested, directly or indirectly, in Investments before reserves for depreciation or bad debts or other similar non-cash reserves,
computed by taking the average of such values at the end of each month during such period.

Base
Management Fee has the meaning set forth in Section 8. 

Board means
the board of directors of the Company, as of any particular time.

Bylaws mean
the bylaws of the Company, as amended from time to time.

Cause means,
with respect to the termination of this Agreement, (i) fraud, criminal conduct, willful misconduct or breach of fiduciary duty
by the Adviser, (ii) a material breach of this Agreement by the Adviser, or (iii) a failure by the Adviser to dedicate the personnel
and financial resources necessary to effectively manage the Company, or perform its respective duties and obligations hereunder
or (iv) a sustained material degradation in the brand or reputation of the Adviser’s parent and sponsor, Franklin Square
Holdings, L.P.

Charter means
the articles of incorporation of the Company, as amended from time to time.

Code means
the Internal Revenue Code of 1986, as amended from time to time, or any successor statute thereto. Reference to any provision
of the Code shall mean such provision as in effect from time to time, as the same may be amended, and any successor provision
thereto, as interpreted by any applicable regulations as in effect from time to time.

Company means
FS Credit Real Estate Income Trust, Inc., a corporation organized under the laws of the State of Maryland.

Core
Earnings has the meaning set forth in Section 8(b). 

Cost
of Investments means the sum of: (i) with respect to the acquisition or origination of a Loan or other permitted
investment to be wholly owned, directly or indirectly, by the Company, the amount actually paid or allocated to fund the acquisition,
origination, development, construction or improvement of the Loan or other permitted investment, inclusive of expenses associated
with such Loan or other permitted investment and the amount of any debt associated with, or used to fund the investment in, such
Loan or other permitted investment; and (ii) with respect to the acquisition or origination of a Loan or other permitted
investment through any Joint Venture, the portion of the amount actually paid or allocated to fund the acquisition, origination,
development, construction or improvement of the Loan or other permitted investment, inclusive of expenses associated with such
Loan or other permitted investment and expenses of the Joint Venture, plus the amount of any debt associated with, or used to
fund the investment in, such Loan or other permitted investment that is attributable to the Company’s investment in such
Joint Venture.

    	 	2	 

    	 

    

Dealer
Manager means FS Investment Solutions, LLC, a Delaware limited liability company, or such other Person or entity
selected by the Board to act as dealer manager for any Offering.

Dealer
Manager Fees has the meaning set forth in the Charter.

Disposition
Expenses means any and all expenses incurred by the Company, the Adviser, the Sub-Adviser or any of their Affiliates in
connection with disposing of the Company’s Investments, including, without limitation, legal fees and expenses, travel and
communications expenses, costs of appraisals, accounting fees and expenses and the costs of performing due diligence.

Distributions means
any distributions of money or other property by the Company to Stockholders, including distributions that may constitute a return
of capital for federal income tax purposes.

Excess
Amount has the meaning set forth in Section 9(b).

Expense
Year has the meaning set forth in Section 9(b).

FINRA means
the Financial Industry Regulatory Authority, Inc.

GAAP means
generally accepted accounting principles as in effect in the United States of America from time to time.

Good
Reason means any material breach of this Agreement of any nature whatsoever by the Company.

Gross
Proceeds means the aggregate purchase price of all Shares sold for the account of the Company through an Offering,
without deduction for Selling Commissions or Organization and Offering Expenses.

Independent
Directors has the meaning set forth in the Charter.

Initial
Investment has the meaning set forth in Section 24.

Initial
Public Offering means the initial public offering of Shares registered pursuant to a registration statement on Form
S-11.

Investment
Guidelines means the investment guidelines adopted by the Board, as amended from time-to-time, pursuant to which
the Adviser, or if delegated to the Sub-Adviser, the Sub-Adviser, has discretion to acquire and dispose of Investments without
the prior approval of the Board.

Investments means
any investments by the Company in Real Estate Related Assets and all other permitted investments in which the Company may acquire
an interest, either directly or indirectly, including through ownership interests in a Joint Venture, other than short-term investments
acquired for purposes of cash management.

    	 	3	 

    	 

    

 

Joint
Venture means any joint venture, limited liability company, partnership or other entity pursuant to which the Company
is a co-venturer or partner with respect to the ownership of any Investments.

Listing means
the listing of the Shares on a national securities exchange. Upon such Listing, the Shares shall be deemed “Listed.”

NASAA
REIT Guidelines means the Statement of Policy Regarding Real Estate Investment Trusts published by the North American
Securities Administrators Association as in effect on the Effective Date.

NAV
has the meaning set forth in Section 8(a). 

Net
Income means, for any period, the Company’s total revenues applicable to such period, less the total expenses
applicable to such period excluding additions to reserves for depreciation, bad debts or other similar non-cash reserves; provided,
however, Net Income for purposes of calculating total allowable Operating Expenses (as defined herein) shall exclude the gain
from the sale of the Company’s assets.

Offering means
any offering of Shares that is registered with the SEC.

Operating
Expenses means all costs and expenses paid or incurred by the Company, as determined under GAAP, that in any way
are related to the operation of the Company or its business, including fees paid to the Adviser, but excluding: (i) the expenses
of raising capital such as Organization and Offering Expenses, legal, audit, accounting, underwriting, brokerage, listing, registration,
and other fees, printing and other such expenses and taxes incurred in connection with the issuance, distribution, transfer, registration
and Listing; (ii) interest payments; (iii) taxes; (iv) non-cash expenditures such as depreciation, amortization, bad debt reserves
and equity-based compensation; (v) incentive fees; and (vi) Origination Fees, Acquisition Expenses, Disposition Expenses, real
estate commissions on the resale of real property and other fees and expenses connected with the acquisition, financing, disposition,
management and ownership of real estate interests, loans or other property, including the costs of foreclosure, insurance premiums,
legal services, maintenance, repair, and improvement of property. The definition of “Operating Expenses” set forth
above is not intended to expand the type of expenses that are treated as “Total Operating Expenses” under the NASAA
REIT Guidelines.

Organization
and Offering Expenses means any and all costs and expenses incurred by or on behalf of the Company and to be paid
from the assets of the Company in connection with the formation of the Company and the qualification and registration of an Offering,
and the marketing and distribution of Shares, including, without limitation, total underwriting and brokerage discounts and commissions
(including fees of the underwriters’ attorneys), expenses for printing, preparing and amending registration statements or
supplementing prospectuses, mailing and distributing costs, salaries of employees while engaged in sales activity, telephone and
other telecommunications costs, all advertising and marketing expenses, charges of transfer agents, registrars, trustees, escrow
holders, depositories and experts and fees, expenses and taxes related to the filing, registration and qualification of the sale
of the Shares under federal and state laws, including taxes and fees and accountants’ and attorneys’ fees.

Origination
Fees has the meaning set forth in Section 8(d).

Performance
Fee has the meaning set forth in Section 8. 

    	 	4	 

    	 

    

 

Person means
an individual, corporation, partnership, estate, trust (including a trust qualified under Section 401(a) or 501(c) (17) of
the Code), a portion of a trust permanently set aside for or to be used exclusively for the purposes described in Section 642(c)
of the Code, association, private foundation within the meaning of Section 509(a) of the Code, joint stock company or other
entity, or any government or any agency or political subdivision thereof, and also includes a group as that term is used for purposes
of Section 13(d)(3) of the Securities Exchange Act of 1934, as amended.

Prospectus means
the Company’s final prospectus for any public offering within the meaning of Section 2(10) of the Securities Act of
1933, as amended.

Real
Estate Related Assets. Any investments, directly or indirectly, by the Company in interests in real property of whatever
nature, including, but not limited to (i) first lien mortgage loans supported by transitional commercial real estate properties,
(ii) other commercial real estate mortgage loans, including subordinated loans, mezzanine loans, and participations in commercial
mortgage loans and (iii) commercial real estate securities, including commercial mortgage-backed securities, B-notes, unsecured
debt of publicly-traded REITs, collateralized debt obligations and equity or equity linked securities.

Registration
Statement means the registration statement on Form S-11, as may be amended from time to time, of the Company filed
with the SEC related to the registration of the Shares for the Company’s Initial Public Offering.

REIT means
a “real estate investment trust” under Sections 856 through 860 of the Code.

Sale means
any transaction or series of transactions whereby: (A) the Company sells, grants, transfers, conveys, or relinquishes its
ownership of any Investment or portion thereof, including any event with respect to any Investment that gives rise to a significant
amount of insurance proceeds or condemnation awards, and including the issuance by one of the Company’s subsidiaries of
any asset-backed securities or collateralized debt obligations as part of a securitization transaction; (B) the Company sells,
grants, transfers, conveys, or relinquishes its ownership of all or substantially all of the interest of the Company in a co-venturer
or partner, sells, grants, transfers, conveys, or relinquishes its ownership of any Investment or portion thereof, including any
event with respect to any Investment that gives rise to insurance claims or condemnation awards, and including the issuance by
such Joint Venture or one of its subsidiaries of any asset-backed securities or collateralized debt obligations as part of a securitization
transaction.

Selling
Commissions has the meaning set forth in the Charter.

Shares means
shares of common stock of the Company, par value $0.01 per share.

Stockholder
Servicing Fee has the meaning set forth in the Charter.

Stockholders means
the registered holders of the Shares.

Sub-Adviser means
Rialto Capital Management, LLC, a Delaware limited liability company, or any successor sub-adviser which enters into similar arrangements
with the Adviser.

Sub-Advisory
Agreement means the Sub-Advisory Agreement among the Adviser and the Sub-Adviser.

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Termination
Date means the date of termination of the Agreement determined in accordance with Section 12 hereof.

Valuation
Guidelines means the valuation guidelines adopted by the Board, as may be amended from time-to-time.

2%/25%
Guidelines has the meaning set forth in Section 9(b).

2.       

Appointment.

The
Company hereby appoints the Adviser to serve as its Adviser and asset manager on the terms and conditions set forth in this Agreement,
and the Adviser hereby accepts such appointment.

3.       

Duties
of the Adviser. 

The
Adviser is responsible for managing, operating, directing and supervising the operations and administration of the Company and
its assets.  The Adviser, either directly or through the Sub-Adviser, Affiliates or third parties it retains, undertakes
to use its commercially reasonable efforts to present to the Company potential investment opportunities, to make investment decisions
on behalf of the Company subject to the limitations in the Company’s Charter, the direction and oversight of the Board and
Section 4 hereof, and to provide the Company with a continuing and suitable investment program consistent with the investment
objectives and policies of the Company as determined and adopted from time-to-time by the Board.  The Adviser will oversee
and remain responsible for all duties delegated to the Sub-Adviser. Subject to the limitations set forth in this Agreement, including
Section 4 hereof, and the continuing and exclusive authority of the Board over the management of the Company, the Adviser shall,
either directly or by engaging the Sub-Adviser, Affiliates or third parties, perform the following duties:

(a)       

Offering
Services: The Adviser shall manage and supervise:

(i)       

Development
of the Initial Public Offering and any subsequent or simultaneous Offering approved by the Board, including the determination
of the specific terms of the securities to be offered by the Company, preparation of all offering and related documents, and obtaining
all required regulatory approvals of such documents;

(ii)       

Coordination
of the due diligence process relating to participating broker-dealers or other financial intermediaries and their review of any
registration statement and other Offering and Company documents;

(iii)       

Preparation
and approval of marketing materials contemplated to be used by the Dealer Manager or others relating to any Offering;

(iv)       

Along
with the Dealer Manager, negotiation and coordination with the transfer agent of the receipt, collection, processing and acceptance
of subscription agreements, commissions, and other administrative support functions;

(v)       

All
other services related to any Offering, other than services that (a) relate to the underwriting, distribution or sale of securities
of the Company in any Offering, (b) are to be performed by the Dealer Manager, (c) the Company elects to perform directly or (d)
would require the Adviser to register as a broker-dealer with the SEC, FINRA or any state.

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(b)       

Acquisition
Services. The Adviser shall:

(i)       

Serve
as the Company’s investment and financial Adviser and obtain certain market research and economic and statistical data in
connection with the Company’s Investments and investment objectives and policies;

(ii)       

identify
potential opportunities for Investments consistent with the Company’s investment objectives and policies, including but
not limited to: (a) locate, analyze and select potential Investments; (b) structure and negotiate the terms and conditions of
acquisition and disposition transactions; and (c) arrange financing and refinancing or other changes in the asset or capital structure
of the Company;

(iii)       

Make
investments in, and dispositions of, Investments approved by the Board or within the discretionary limits and authority as granted
by the Board pursuant to the Investment Guidelines, and upon request of the Company, act, or obtain the services of others to
act, as attorney-in-fact or agent of the Company in making, acquiring and disposing of investments, disbursing and collecting
funds in connection with any acquisition or disposition, paying the debts and fulfilling the obligations of the Company and handling,
prosecuting and settling any claims of the Company, including foreclosing and otherwise enforcing mortgage and other liens and
security interests securing Investments;

(iv)       

Oversee
the due diligence process related to prospective investments;

(v)       

Prepare
reports regarding prospective investments which include recommendations and supporting documentation necessary for the Board to
evaluate the prospective Investments, to the extent the approval of the Board is required; and

(vi)       

Obtain
reports, where appropriate, concerning the value and condition of prospective Investments.

(c)       

Asset
Management Services. The Adviser shall:

(i)       

Investigate,
select, and, on behalf of the Company, engage and conduct business with such Persons as the Adviser deems necessary to the proper
performance of its obligations hereunder, including but not limited to consultants, accountants, lenders, technical Advisers,
attorneys, brokers, underwriters, corporate fiduciaries, escrow agents, depositaries, custodians, agents for collection, insurers,
insurance agents, developers, construction companies, contractors, sub-contractors and any and all Persons acting in any other
capacity deemed by the Adviser necessary or desirable for the performance of any of the foregoing services;

(ii)       

Manage
the origination and closing process for real estate debt and other Investments;

(iii)       

Perform
or oversee the performance of loan servicing;

(iv)       

Monitor
applicable markets and obtain reports where appropriate, concerning the value and condition of Investments of the Company;

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(v)       

Monitor
and evaluate the performance of Investments of the Company, provide daily management services to the Company and perform and supervise
the various management and operational functions related to the Company’s Investments;

(vi)       

Formulate
and oversee the implementation of strategies for the administration, promotion, management, operation, maintenance, improvement,
redevelopment, repositioning, financing and refinancing, marketing, leasing and disposition of Investments on an overall portfolio
basis;

(vii)       

Coordinate
and manage relationships between the Company and any Joint Venture partners;

(viii)       

Provide
financial and operational planning services and investment portfolio management functions; and

(ix)       

Evaluate
and recommend to the Board hedging strategies and cause the Company to engage in hedging strategies consistent with the Company’s
status as a REIT and the Company’s investment policies approved by the Board.

(d)       

Accounting
and Other Administrative Services. The Adviser shall:

(i)       

Manage
and perform the various administrative functions necessary for the management of the day-to-day operations of the Company;

(ii)       

From
time-to-time, or at any time reasonably requested by the Board, make reports to the Board on the Adviser’s performance of
services to the Company under this Agreement;

(iii)       

Coordinate
with the Company’s independent auditors to prepare and deliver to the Company’s audit committee an annual report covering
the Adviser’s compliance with certain material aspects of this Agreement;

(iv)       

Calculate,
at the end of each month, the NAV of the Shares in accordance with the Valuation Guidelines, and in connection therewith, obtain
appraisals performed by independent valuation firms, as needed;

(v)       

Monitor
the Investments for events that may be expected to have a material impact on the most recent estimated values and report such
events in accordance with the Valuation Guidelines;

(vi)       

Otherwise
perform all services related to the calculation of NAV required pursuant to the Valuation Guidelines;

(vii)       

Provide
or arrange for administrative services and items, legal and other services, office space, office furnishings, personnel and other
overhead items necessary and incidental to the Company’s business and operations;

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(viii)       

Provide
financial and operational planning services and portfolio management functions;

(ix)       

Maintain
accounting data and any other information concerning the activities of the Company as shall be needed to prepare and file all
periodic financial reports and returns required to be filed with the SEC and any other regulatory agency, including annual financial
statements;

(x)       

Prepare,
on behalf of the Company, and supervise the filing of all reports required by the SEC, the Internal Revenue Service, other state
or federal governmental agencies or other Company vendors;

(xi)       

Maintain
all appropriate books and records of the Company;

(xii)       

Oversee
tax and compliance services and risk management services and coordinate with appropriate third parties, including independent
accountants and other consultants, on related tax matters;

(xiii)       

Supervise
the performance of such ministerial and administrative functions as may be necessary in connection with the daily operations of
the Company;

(xiv)       

Provide
the Company with all necessary cash management services;

(xv)       

Manage
and coordinate with the transfer agent the distribution process and payments to Stockholders;

(xvi)       

Consult
with the officers of the Company and the Board, and assist in evaluating and obtaining adequate insurance coverage based upon
risk management determinations;

(xvii)       

Provide
the officers of the Company and the Board with timely updates related to the overall regulatory environment affecting the Company,
as well as managing compliance with such matters;

(xviii)       

Consult
with the officers of the Company and the Board relating to the corporate governance structure and appropriate policies and procedures
related thereto; and

(xix)       

Oversee
all reporting, record keeping, internal controls and similar matters in a manner to allow the Company to comply with applicable
law including the Sarbanes-Oxley Act of 2002;

(xx)       

Manage
legal matters involving the Company’s Investments and the Company will pay the expenses of any litigation;

(xxi)       

Advise
the Company regarding the maintenance of the Company’s exemption from the Investment Company Act of 1940 and monitor compliance
of the requirements for maintaining an exemption from such act; and

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(xxii)       

Advise
the Company regarding its ability to elect REIT status, and thereafter maintenance of such status, and monitor compliance with
the REIT qualification tests under the Code.

(e)       

Stockholder
Services. The Adviser shall:

(i)       

Manage
communications with Stockholders, including answering phone calls, preparing and sending written and electronic reports and other
communications; and

(ii)       

Establish
technology infrastructure to assist in providing Stockholder support and service.

(f)       

Financing
Services. The Adviser shall:

(i)       

Identify
and evaluate potential financing and refinancing sources, engaging a third-party broker if necessary;

(ii)       

Negotiate
terms, arrange and execute financing agreements;

(iii)       

Manage
relationships between the Company and its lenders;

(iv)       

Monitor
and oversee the service of and compliance with the Company’s debt facilities and other borrowings; and

(v)       

Supervise
the compilation of financing information concerning the Investments.

(g)       

Disposition
Services. The Adviser shall:

(i)       

Consult
with the Board and provide assistance with the evaluation and approval of potential asset dispositions, sales, syndications or
other liquidity events; and

(ii)       

Structure
and negotiate the terms and conditions of transactions pursuant to which Investments may be sold.

4.       

Power
and Authority.

(a)       

Powers
of the Adviser. Subject to the express limitations set forth in this Agreement, any restrictions imposed by law, rule or regulation
and the continuing and exclusive authority of the Board over the management of the Company, the power to direct the management,
operation and policies of the Company, including making, financing and disposing of Investments that fits within the performance
of those services described in Section 3 hereof, shall be vested in the Adviser, which shall have the power by itself and shall
be authorized and empowered on behalf and in the name of the Company to carry out any and all of the objectives and purposes of
the Company and to perform all acts and enter into and perform all contracts and other undertakings that it may in its sole discretion
deem necessary, advisable or incidental thereto to perform its obligations under this Agreement. The Adviser shall have the power
to delegate all or any part of its rights and powers to manage and control the business and affairs of the Company to the Sub-Adviser
and to such officers, employees, Affiliates, agents and representatives of the Adviser, the Sub-Adviser or the Company as it may
deem appropriate. Any authority delegated by the Adviser to any other Person shall be subject to the limitations on the rights
and powers of the Adviser specifically set forth in this Agreement or the Charter.

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(b)       

Approval
of the Board. Notwithstanding the foregoing, the Adviser may not take any action on behalf of the Company without the prior
approval of the Board or duly authorized committees thereof if the Charter or Maryland General Corporation Law require the prior
approval of the Board.  If the Board or a committee of the Board must approve a proposed investment, financing or disposition
or chooses to do so, the Adviser will deliver to the Board or committee, as applicable, all documents required by it to evaluate
such investment, financing or disposition.

(c)       

Modification
or Revocation of Authority of Adviser. The Board may, at any time upon the giving of notice to the Adviser, amend the Investment
Guidelines or modify or revoke the authority or approvals set forth in Section 3 and this Section 4 hereof; provided, however,
that such modification or revocation shall be effective upon receipt by the Adviser and shall not be applicable to investment
transactions to which the Adviser has committed the Company prior to the date of receipt by the Adviser of such notification.

5.       

Bank
Accounts.

The
Adviser may establish and maintain one or more bank accounts in the name of the Company and may collect and deposit into any such
account or accounts, and disburse from any such account or accounts, any money on behalf of the Company, under such terms and
conditions as the Board may approve, provided that no funds shall be commingled with the funds of the Adviser.  The
Adviser shall from time to time render appropriate accountings of such collections and payments to the Board and the independent
auditors of the Company.

6.       

Records
and Access.

The
Adviser, in the conduct of its responsibilities to the Company, shall maintain adequate and separate books and records for the
Company’s operations in accordance with GAAP, which shall be supported by sufficient documentation to ascertain that such
books and records are properly and accurately recorded. Such books and records shall be the property of the Company and shall
be available for inspection by the Board and by counsel, auditors and other authorized agents of the Company, at any time or from
time to time during normal business hours. The Adviser shall at all reasonable times have access to the books and records of the
Company.

7.       

Limitation
on Activities.

Notwithstanding
any provision in this Agreement to the contrary, the Adviser shall not take any action that, in its sole judgment made in good
faith, would: (i) adversely affect the ability of the Company to qualify or continue to qualify as a REIT under the Code
unless the Board has determined that the Company will not seek or maintain REIT qualification for the Company; (ii) subject
the Company to regulation under the Investment Company Act of 1940, as amended; (iii) violate any law, rule, regulation or
statement of policy of any governmental body or agency having jurisdiction over the Company, its Shares or its other securities;
(iv) require the Adviser to register as a broker-dealer with the SEC or any state; or (v) violate the Charter or Bylaws.
In the event an action that would violate (i) through (v) of the preceding sentence but such action has been ordered
by the Board, the Adviser shall notify the Board of the Adviser’s judgment of the potential impact of such action and shall
refrain from taking such action until it receives further clarification or instructions from the Board. In such event, the Adviser
shall have no liability for acting in accordance with the specific instructions of the Board so given.

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8.       

Fees.

The
Company agrees to pay, and the Adviser agrees to accept, as compensation for the services provided by the Adviser hereunder, a
base management fee (“Base Management Fee”) and a performance fee (“Performance Fee”)
as hereinafter set forth. The Adviser may determine to temporarily or permanently waive, in whole or in part, the Base Management
Fee and/or the Performance Fee. See Appendix A for examples of how the Performance Fee is calculated.

(a)       

Base
Management Fee. The Base Management Fee shall equal 1.25% of the Company’s net asset value (“NAV”)
per annum attributable to all Shares other than Class F and Class Y Shares for such day, before giving effect to any accruals
for the Base Management Fee, the Performance Fee, the Stockholder Servicing Fee or any Distributions, payable quarterly and in
arrears. All or any part of the Base Management Fee not taken as to any quarter shall be deferred without interest and may be
taken in any such other quarter as the Adviser shall determine.

(b)       

Performance
Fee. The Performance Fee will be calculated and payable quarterly in arrears in an amount
equal to 10.0% of the Company’s Core Earnings (as defined below) for the immediately preceding quarter, subject to a hurdle
rate, expressed as a rate of return on adjusted capital, equal to 1.625% per quarter, or an annualized hurdle rate of 6.5%. As
a result, the Adviser does not earn a Performance Fee for any quarter until the Company’s Core Earnings for such quarter
exceed the hurdle rate of 1.625%. For purposes of the Performance Fee, “adjusted capital” means cumulative net proceeds
generated from sales of the Company’s common stock other than Class F common stock (including proceeds from its distribution
reinvestment plan) reduced for distributions from non-liquidating dispositions of the Company’s investments paid to Stockholders
and amounts paid for share repurchases pursuant to the Company’s share repurchase program. Once the Company’s Core
Earnings in any quarter exceed the hurdle rate, the Adviser will be entitled to a “catch-up” fee equal to the amount
of Core Earnings in excess of the hurdle rate, until the Company’s Core Earnings for such quarter equal 1.806%, or 7.222%
annually, of adjusted capital. Thereafter, the Adviser is entitled to receive 10.0% of the Company’s Core Earnings.

“Core
Earnings” means: the net income (loss) attributable to Stockholders of all shares other than Class F shares, computed
in accordance with GAAP (provided that net income (loss) attributable to Stockholders of Class Y shares shall be reduced by an
amount equal to the Base Management Fee that would have been paid if Class Y shares were subject to the Base Management Fee),
including realized gains (losses) not otherwise included in GAAP net income (loss) and excluding (i) non-cash equity compensation
expense, (ii) the Performance Fee, (iii) depreciation and amortization, (iv) any unrealized gains or losses or other similar non-cash
items that are included in net income for the applicable reporting period, regardless of whether such items are included in other
comprehensive income or loss, or in net income, and (v) one-time events pursuant to changes in GAAP and certain material non-cash
income or expense items, in each case after discussions between the Adviser and the Independent Directors and approved by a majority
of the Independent Directors.

(c)       

Proration
of Management Fees. With respect to the Base Management Fee and the Performance Fee for a quarter in which the termination
of this Agreement occurs, the Adviser shall be paid on a pro rata basis through the date of termination, based on the number of
days for which the Adviser served as such under this Agreement.

(d)       

Origination
Fees. The Company acknowledges and agrees that the Adviser or Sub-Adviser may retain origination fees of up to 1.0% of the
loan amount for first lien mortgage loans, subordinated debt or mezzanine debt, and up to 1.0% of a preferred equity financing
(such amounts, “Origination Fees”). Origination Fees will only be retained to the extent they are paid
by the borrower and generally will be paid directly to the Adviser or Sub-Adviser. To the extent Origination Fees are paid to
the Company, the Company shall remit such fees to the Adviser or Sub-Adviser.

    	 	12	 

    	 

    

  

9.       

Expenses.

(a)       

General.
In addition to the compensation paid pursuant to Section 8 hereof, the Company shall pay directly or reimburse the Adviser Entities
or their Affiliates for all of the expenses paid or incurred by the Adviser Entities or their Affiliates on behalf of the Company
or in connection with the services provided to the Company pursuant to this Agreement, including, but not limited to:

(i)       

All
Organization and Offering Expenses; provided, however, that the Adviser, or an Affiliate of the Adviser, shall be responsible
for the payment of the Company’s Organization and Offering Expenses, Selling Commissions, Dealer Manager Fees and Stockholder
Serving Fees to the extent the total of such expenses exceeds the 15.0% of Gross Proceeds from any Offering; provided that within
60 days after the end of the month in which an Offering terminates, the Adviser shall reimburse the Company to the extent the
Company incurred Organization and Offering Expenses, Selling Commissions, Dealer Manager Fees and Stockholder Servicing Fees exceeding
15.0% of the Gross Proceeds raised in the completed Offering. The Company shall not reimburse the Adviser for any individual retirement
account custodian fees that the Adviser pays on behalf of Stockholders;

(ii)       

Acquisition
Expenses incurred in connection with the selection, evaluation and acquisition of Investments, including such expenses incurred
related to assets pursued or considered but not ultimately acquired by the Company, provided that, notwithstanding anything herein
to the contrary, the payment of Acquisition Expenses by the Company shall be subject to the limitations contained in the Charter;

(iii)       

Disposition
Expenses incurred in connection with disposing of Investments;

(iv)       

The
actual out-of-pocket cost of goods and services used by the Company and obtained from entities not Affiliated with the Adviser;

(v)       

Interest
and other costs for borrowed money or securitization transactions, including discounts, points and other similar fees;

(vi)       

Taxes
and assessments on income or Properties, taxes as an expense of doing business and any other taxes otherwise imposed on the Company
and its business, assets or income;

(vii)       

Out-of-pocket
costs associated with insurance required in connection with the business of the Company or by its officers and Board;

(viii)       

Expenses
of managing, improving, developing, operating and selling Investments owned, directly or indirectly, by the Company, as well as
expenses of other transactions relating to such Investments, including but not limited to prepayments, maturities, workouts and
other settlements of Investments;

(ix)       

All
out-of-pocket expenses in connection with payments to the Board and meetings of the Board and Stockholders;

    	 	13	 

    	 

    

 

(x)       

Personnel
and related employment costs incurred by the Adviser Entities, or their Affiliates in performing the services described in Section
3 hereof, including but not limited to reasonable salaries and wages, benefits and overhead of all employees directly involved
in the performance of such services, provided that no reimbursement shall be made for costs of such employees of the Adviser Entities
or its Affiliates to the extent that such employees are executive officers of the Company;

(xi)       

Out-of-pocket
expenses of providing services for and maintaining communications with Stockholders, including the cost of preparation, printing,
and mailing annual reports and other Stockholder reports, proxy statements and other reports required by governmental entities;

(xii)       

Audit,
accounting and legal fees, and other fees for professional services relating to the operations of the Company and all such fees
incurred at the request, or on behalf of, the Board or any other committee of the Board;

(xiii)       

Out-of-pocket
costs for the Company to comply with all applicable laws, regulations and ordinances;

(xiv)       

Expenses
connected with payments of Distributions made or caused to be made by the Company to the Stockholders;

(xv)       

Expenses
of organizing, redomesticating, merging, liquidating or dissolving the Company or of amending the Charter or the Bylaws; and

(xvi)       

All
other out-of-pocket costs incurred by the Adviser in performing its duties hereunder and the costs of the Sub-Adviser in performance
of its delegated duties under any Sub-Advisory Agreement.

(b)       

Timing
of and Additional Limitations on Reimbursements.

(i)       

Expenses
incurred by the Adviser or the Sub-Adviser on behalf of the Company and reimbursable pursuant to this Section 9 shall be reimbursed
no less than quarterly to the Adviser. The Adviser shall prepare a statement documenting the expenses of the Company during each
quarter and shall deliver such statement to the Company within 45 days after the end of each quarter.

(ii)       

Commencing
upon the earlier to occur of four fiscal quarters after (i) the Company commences material operations or (ii) commencement of
the Initial Public Offering, the following limitation on Operating Expenses shall apply:   The Company shall not reimburse
the Adviser at the end of any fiscal quarter for Operating Expenses that in the four consecutive fiscal quarters then ended (the
“Expense Year”) exceed (the “Excess Amount”) the greater of 2.0% of Average
Invested Assets or 25.0% of Net Income (the “2%/25% Guidelines”) for such year unless the Independent
Directors determine that such excess was justified, based on unusual and nonrecurring factors that the Independent Directors deem
sufficient. If the Independent Directors do not approve such excess as being so justified, any Excess Amount paid to the Adviser
during a fiscal quarter shall be repaid to the Company. If the Independent Directors determine such excess was justified, then,
within 60 days after the end of any fiscal quarter of the Company for which total reimbursed Operating Expenses for the Expense
Year exceed the 2%/25% Guidelines, the Adviser, at the direction of the Board, shall cause such fact to be disclosed to the Stockholders
in writing (or the Company shall disclose such fact to the Stockholders in the next quarterly report of the Company or by filing
a Current Report on Form 8-K with the SEC within 60 days of such quarter end), together with an explanation of the factors the
Independent Directors considered in determining that such excess expenses were justified. Such determination shall be reflected
in the minutes of the meetings of the Board. All figures used in the foregoing computation shall be determined in accordance with
GAAP applied on a consistent basis.

    	 	14	 

    	 

    

  

(iii)       

Notwithstanding
anything else in this Section 9 to the contrary, the Adviser will not seek reimbursement for any of the Company’s Organization
and Offering Expenses funded by the Adviser Entities or their Affiliates until the Company receives $250.0 million in aggregate
gross proceeds from the Offering. The Company shall not be liable for Organization and Offering Expenses to the extent that Organization
and Offering Expenses, together with all prior Organization and Offering Expenses, exceed 0.75% of the aggregate gross proceeds
from the Offering in excess of $250.0 million.

(c)       

Records
and Receipts. The Adviser Entities shall maintain appropriate records and receipts in connection with any reimbursement of
expenses under this Section 9, and such records and receipts shall be made available to the Company upon request by the Company.

10.       

Other
Services.

Should:
(i) the Company request that the Adviser or any manager, officer or employee thereof render services for the Company other
than as set forth in this Agreement; or (ii) there are changes to the regulatory environment in which the Adviser or Company
operates that would increase significantly the level of services performed such that the costs and expenses borne by the Adviser
for which the Adviser is not entitled to separate reimbursement for personnel and related employment direct costs and overhead
under Section 9 of this Agreement would increase significantly, such services shall be separately compensated at such rates and
in such amounts as are agreed by the Adviser and the Independent Directors, subject to the limitations contained in the Charter,
and shall not be deemed to be services pursuant to the terms of this Agreement.

11.       

Relationship
of Adviser and Company; Other Activities of the Adviser.

(a)       

Relationship.
The Company and the Adviser are not partners or joint venturers with each other, and nothing in this Agreement shall be construed
to make them such partners or joint venturers. Nothing herein contained shall prevent the Adviser from engaging in other activities,
including, without limitation, the rendering of advice to other Persons (including other REITs) and the management of other programs
advised, sponsored or organized by the Adviser or its Affiliates. Nor shall this Agreement limit or restrict the right of any
manager, director, trustee, officer, employee or equity holder of the Adviser or its Affiliates to engage in any other business
or to render services of any kind to any other Person. The Adviser may, with respect to any investment in which the Company is
a participant, also render advice and service to each and every other participant therein. The Adviser shall promptly disclose
to the Board the existence of any condition or circumstance, existing or anticipated, of which it has knowledge, that creates
or could create a conflict of interest between the Adviser’s obligations to the Company and its obligations to or its interest
in any other Person.

(b)       

Responsibility
of Dual Trustees, Officers and/or Employees. If any person who is a manager, partner, member, officer or employee of the Adviser
is or becomes a trustee, officer and/or employee of the Company and acts as such in any business of the Company, then such manager,
partner, member, officer and/or employee of the Adviser shall be deemed to be acting in such capacity solely for the Company,
and not as a manager, partner, member, officer or employee of the Adviser or under the control or direction of the Adviser, even
if paid by the Adviser.

    	 	15	 

    	 

    

  

(c)       

Time
Commitment. The Adviser shall, and shall cause its Affiliates and their respective employees, officers and agents to,
devote to the Company such time as shall be reasonably necessary to conduct the business and affairs of the Company in an appropriate
manner consistent with the terms of this Agreement. The Company acknowledges that the Adviser and its Affiliates and their respective
employees, officers and agents may also engage in activities unrelated to the Company and may provide services to Persons other
than the Company or any of its Affiliates.

(d)       

Investment
Opportunities. The Adviser shall use its commercially reasonable efforts to present to the Company a number of potential
investment opportunities appropriate for the portfolio of the Company consistent with the investment policies and objectives of
the Company, but neither the Adviser nor any Affiliate of the Adviser shall be obligated generally to present any particular investment
opportunity to the Company even if the opportunity is of a character that, if presented to the Company, could be taken by the
Company. In the event an investment opportunity is located, the allocation procedure set forth in the Prospectus shall govern
the allocation of the opportunity among the Company, on the one hand, and other clients of the Adviser, on the other hand; provided
any changes to the procedure shall be presented in advance and approved by the Board, including a majority of the Independent
Directors.

(e)       

Investment
Allocation Policy. On a quarterly basis, the Adviser shall prepare a report outlining the allocation of investment opportunities
to the Company. For purposes of such report, the Sub-Adviser shall provide the Adviser with a report of all transitional first
mortgage real estate loans underwritten by the Sub-Adviser in such quarter for any of the vehicles sponsored or managed by Rialto
or its Affiliates.

12.       

Term
and Termination of the Agreement.

(a)       

Term.  This
Agreement shall continue in force for a period of one year from the Effective Date and may be renewed for an unlimited
number of successive one-year terms upon mutual consent of the parties. The Company (acting through the Independent Directors)
will evaluate the performance of the Adviser annually before renewing this Agreement, and each such renewal shall be for a term
of no more than one year.  Any such renewal must be approved by the Independent Directors.

(b)       

Termination
by the Parties.  This Agreement may be terminated:

(i)       

immediately
by the Company for Cause, upon the bankruptcy of the Adviser or upon a material breach of this Agreement by the Adviser;

(ii)       

upon
60 days written notice without Cause and without penalty by a majority of the Independent Directors; or

(iii)       

upon
60 days written notice without Cause by the Adviser; or

(iv)       

immediately
by the Adviser for Good Reason.

The
provisions of Section 12(b), Section 12(c) and Sections 14 through 23 of this Agreement shall survive termination of this Agreement.

    	 	16	 

    	 

    

 

(c)       

Payments
on Termination and Survival of Certain Rights and Obligations.   Payments to the Adviser pursuant to this Section 12(c)
shall be subject to the 2%/25% Guidelines to the extent applicable.

(i)       

After
the Termination Date, the Adviser shall not be entitled to compensation for further services hereunder except it shall be entitled
to receive from the Company within 30 days after the effective date of such termination all unpaid reimbursements of expenses
and all earned but unpaid fees payable to the Adviser prior to termination of this Agreement.

(ii)       

The
Adviser shall promptly upon termination:

(A)        

pay
over to the Company all money collected and held for the account of the Company pursuant to this Agreement, if any, after deducting
any accrued compensation and reimbursement for its expenses to which it is then entitled;

(B)        

deliver
to the Board a full accounting, including a statement showing all payments collected by it and a statement of all money held by
it, covering the period following the date of the last accounting furnished to the Board;

(C)       

 deliver
to the Board all assets and documents of the Company then in the custody of the Adviser; and

(D)        

cooperate
with the Company to provide an orderly transition of advisory functions.

13.       

Assignment.

This
Agreement may be assigned by the Adviser with the approval of a majority of the Board (and with respect to any assignment to an
Affiliate, also with the approval of a majority of the Independent Directors). The Adviser may assign any rights to receive fees
or other payments under this Agreement without obtaining the approval of the Board. This Agreement shall not be assigned by the
Company without the consent of the Adviser, except in the case of an assignment by the Company to a corporation or other organization
that is a successor to all of the assets, rights and obligations of the Company, in which case such successor organization shall
be bound hereunder and by the terms of said assignment in the same manner as the Company is bound by this Agreement. Nothing herein
shall be deemed to prohibit or otherwise restrict any transfers or additional issuances of equity interests in the Adviser nor
shall any such transfer or issuance be deemed an assignment for purposes of this Section 13.

14.       

Indemnification
and Limitation of Liability. 

(a)       

Indemnification.  Except
as prohibited by the restrictions provided in this Section 14(a), Section 14(b) and Section 14(c), the Company shall
indemnify, defend and hold harmless the Adviser, the Sub-Adviser and their Affiliates, including their respective officers, directors,
equity holders, partners, members and employees, from all liability, claims, damages or losses arising in the performance of their
duties hereunder and under the Sub-Advisory Agreement, and related expenses, including reasonable attorneys’ fees, to the
extent such liability, claims, damages or losses and related expenses are not fully reimbursed by insurance.

 

    	 	17	 

    	 

    

 

Notwithstanding
the foregoing, the Company shall not indemnify the Advisers, the Sub-Adviser or their Affiliates for any loss, liability or expense
arising from or out of an alleged violation of federal or state securities laws by such party unless one or more of the following
conditions are met: (i) there has been a successful adjudication on the merits of each count involving alleged securities
law violations as to the particular indemnitee; (ii) such claims have been dismissed with prejudice on the merits by a court
of competent jurisdiction as to the particular indemnitee; or (iii) a court of competent jurisdiction approves a settlement
of the claims against a particular indemnitee and finds that indemnification of the settlement and the related costs should be
made, and the court considering the request for indemnification has been advised of the position of the SEC and of the published
position of any state securities regulatory authority in which securities of the Company were offered or sold as to indemnification
for violations of securities laws.

(b)       

Limitation
on Indemnification.  Notwithstanding the foregoing, the Company shall not provide for indemnification of the Adviser,
the Sub-Adviser or their Affiliates for any liability or loss suffered by any of them, nor shall any of them be held harmless
for any loss or liability suffered by the Company, unless all of the following conditions are met:

(i)       

The
Adviser, the Sub-Adviser or their Affiliates have determined, in good faith, that the course of conduct that caused the loss or
liability was in the best interests of the Company.

(ii)       

The
Adviser, the Sub-Adviser or their Affiliates were acting on behalf of or performing services for the Company.

(iii)       

Such
liability or loss was not the result of negligence or misconduct by the Adviser, the Sub-Adviser or their Affiliates.

(iv)       

Such
indemnification or agreement to hold harmless is recoverable only out of the Company’s net assets and not from the Stockholders.

(c)       

Limitation
on Payment of Expenses.  The Company shall pay or reimburse reasonable legal expenses and other costs incurred by
the Adviser, the Sub-Adviser or their Affiliates in advance of the final disposition of a proceeding only if (in addition to the
procedures required by the Maryland General Corporation Law, as amended from time to time) all of the following are satisfied:
(a) the proceeding relates to acts or omissions with respect to the performance of duties or services on behalf of the Company,
(b) the legal proceeding was initiated by a third party who is not a Stockholder or, if by a Stockholder acting in his or
her capacity as such, a court of competent jurisdiction approves such advancement and (c) the Adviser, the Sub-Adviser or
their Affiliates undertake to repay the amount paid or reimbursed by the Company, together with the applicable legal rate of interest
thereon, if it is ultimately determined that the particular indemnitee is not entitled to indemnification.

(d)       

Indemnification
by Adviser. The Adviser shall indemnify and hold harmless the Company from contract or other liability, claims,
damages, taxes or losses and related expenses including attorneys’ fees, to the extent that such liability, claims, damages,
taxes or losses and related expenses are not fully reimbursed by insurance and are incurred by reason of the Adviser’s bad
faith, fraud, misfeasance, intentional misconduct, gross negligence or reckless disregard of its duties; provided, however, that
the Adviser shall not be held responsible for any action of the Board in following or declining to follow any advice or recommendation
given by the Adviser.

    	 	18	 

    	 

    

 

15.       

Notices.

Any
notice, report or other communication required or permitted to be given hereunder shall be in writing unless some other method
of giving such notice, report or other communication is required by the Charter, the Bylaws or is accepted by the party to whom
it is given, and shall be given by being delivered by hand or by overnight mail or other overnight delivery service at its principal
office.

16.       

Amendments.

This
Agreement shall not be amended, changed, modified, terminated or discharged, in whole or in part, except by an instrument in writing
signed by both parties hereto, or their respective successors or permitted assigns.

17.       

Use
of Name. 

The
Adviser has consented to the use by the Company of the acronym “FS” in the name of the Company. Such consent is conditioned
upon the employment of the Adviser as the investment adviser to the Company. The acronym “FS” or the name or identifying
word “Franklin Square” may be used from time to time in other connections and for other purposes by the Adviser and
any of its Affiliates. The Adviser may require the Company to cease using “FS” in the name of the Company, if the
Company ceases to employ, for any reason, the Adviser, any successor thereto or any affiliate thereof as investment adviser to
the Company. If so required by the Adviser, the Company will cease using “FS” in its name as promptly as practicable
and make all reasonable efforts to remove “FS” from its name including calling a special meeting of shareholders.

18.       

Miscellaneous.

The
captions in this Agreement are included for convenience of reference only and in no way define or delimit any of the provisions
hereof or otherwise affect their construction or effect. This Agreement shall be binding on, and shall inure to the benefit of
the parties hereto and their respective successors.

19.       

Severability. 

If
any provision of this Agreement shall be declared illegal, invalid, or unenforceable in any jurisdiction, then such provision
shall be deemed to be severable from this Agreement (to the extent permitted by law) and in any event such illegality, invalidity
or unenforceability shall not affect the remainder hereof, and the remaining provisions of this Agreement shall be interpreted
to give maximum effect to the intent of the parties manifested thereby.

20.       

Entire
Agreement; Governing Law.

This
Agreement contains the entire agreement of the parties and supersedes all prior agreements, understandings and arrangements with
respect to the subject matter hereof. Notwithstanding the place where this Agreement may be executed by any of the parties hereto,
this Agreement shall be construed in accordance with the laws of the State of Delaware.

21.       

Counterparts.

This
Agreement may be executed in counterparts by the parties hereto, each of which shall constitute an original counterpart, and all
of which, together, shall constitute one Agreement.

    	 	19	 

    	 

    

 

22.       

Third-Party Beneficiary. 

The
Sub-Adviser is intended to be a third-party beneficiary of the Company’s obligations to pay fees and expenses to the
Sub-Adviser under Sections 8(d) and 9, the Company’s indemnification obligations in Section 14 and the Company’s non-solicitation
obligations in Section 23. Except as set forth in the immediately preceding sentence and except for those Persons entitled to
indemnification under Section 14 who shall be third-party beneficiaries of this Agreement, no other Person is a third-party
beneficiary of this Agreement.

23.       

Non-Solicitation.

During
the period commencing on the Effective Date and ending one year following the date of termination of this Agreement, the Company
shall not, without the impacted Adviser Entity’s prior written consent, directly or indirectly; (i) solicit or encourage
any person to leave the employment or other service of any Adviser Entity or its Affiliate; or (ii) hire, on behalf of the Company
or any other person or entity, any person who has left the employment within the one-year period following the termination of
that person’s employment with any Adviser Entity or its Affiliate. During the period commencing on the date hereof through
and ending one year following the date of termination of this Agreement, the Company will not, whether for its own account or
for the account of any other Person, intentionally interfere with the relationship of any Adviser Entity or its Affiliate with,
or endeavor to entice away from any Adviser Entity or its Affiliate, any person who during the term of the Agreement is, or during
the preceding one-year period, was a tenant, co-investor, co-developer, joint venturer or other customer of any Adviser Entity
or its Affiliate.

24.       

Initial
Investment. 

The
Adviser or one of its Affiliates has contributed $200,000 (the “Initial Investment”) in exchange for
the initial issuance of Shares. The Adviser or its Affiliates may not sell any of the Shares purchased with the Initial Investment
while the Adviser acts in an advisory capacity to the Company. The restrictions included above shall not apply to any Shares acquired
by the Adviser or its Affiliates other than the Shares acquired through the Initial Investment. Neither the Adviser not its Affiliates
shall vote any Shares they now own, or hereafter acquire, or consent that such Shares be voted, on matters submitted to the Stockholders
regarding (i) the removal of the Adviser or any of its Affiliates as the Adviser; (ii) the removal of any member of the Board;
or (iii) any transaction by and between the Company and the Adviser, a member of the Board or any of their Affiliates.

 

[Remainder
of page intentionally left blank]

    	 	20	 

    	 

    

 

IN
WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed on the date above written.

 

FS
CREDIT REAL ESTATE INCOME TRUST, INC.

	By:	/s/ Michael C. Forman	 
	Name:	Michael C. Forman	 
	Title:	Chief Executive Officer	 

 

FS
REAL ESTATE ADVISOR, LLC

	By:	/s/ Michael C. Forman	 
	Name:	Michael C. Forman	 
	Title:	Chief Executive Officer	 
	 	 	 

    	 

    	 

    

 

Appendix
A

Performance
Fee Calculation

NOTE:
All assumptions refer to Performance Fee paying Share Classes.

Example:
Performance Fee for Each Calendar Quarter

Scenario
1

Assumptions

 

	Net
    Investment Income (investment income less interest expense) =	 	 	1.5000	% 
	Hurdle
    Rate(1) =	 	 	1.6250	% 
	Base
    Management Fee(2) =	 	 	0.3125	% 
	Other
    Expenses (legal, accounting, custodian, transfer agents, etc.)(3) =	 	 	0.1500	% 
	Core
    Earnings (Net Investment income - (Base Management Fee + Other Expenses)) =	 	 	1.0375	% 
	Performance
    Fee	 	 	0.0000	% 

 

Core
Earnings do not exceed the Hurdle Rate, therefore there is no Performance Fee Payable.

Scenario
2

Assumptions

 

	Net
    Investment Income (investment income less interest expense) =	 	 	2.2500	% 
	Hurdle
    Rate(1) =	 	 	1.6250	% 
	Base
    Management Fee(2) =	 	 	0.3125	% 
	Other
    Expenses (legal, accounting, custodian, transfer agents, etc.)(3) =	 	 	0.1500	% 
	Core
    Earnings (Net Investment Income - (Base Management Fee + Other Expenses)) =	 	 	1.7875	% 
	Performance
Fee = 100% x Core Earnings (subject to catch-up)(4)

        =
        100% x (1.7875% - 1.6250%) =
	 	 	0.1625	% 

 

Core
Earnings exceed the Hurdle Rate, but does not fully satisfy the catch-up provision, therefore the Performance Fee is 0.1625%.

Scenario
3

Assumptions

 

	Net
    Investment Income (investment income less interest expense) =	 	 	2.4625	% 
	Hurdle
    Rate(1) =	 	 	1.6250	% 
	Base
    Management Fee(2) =	 	 	0.3125	% 
	Other
    Expenses (legal, accounting, custodian, transfer agents, etc.)(3) =	 	 	0.1500	% 
	Core
    Earnings (Net Investment Income - (Base Management Fee + Other Expenses)) =	 	 	2.0000	% 
	Catch
Up = 100% x Core Earnings (subject to catch-up)(4)

        Catch
        Up = (1.806% - 1.625%) =
	 	 	0.1806	% 
	Incentive
        Fee = (100% x catch-up) + (10.0% x (Core Earnings - 1.806%))

        Incentive
        Fee = (100% x 0.1806%) + (10.0% x (2.000% - 1.806%))

        Incentive
        Fee = (0.1806% + (10.0% x 0.194%))

        Incentive
        Fee = (0.1806% + 0.0194%) =
	 	 	0.2000	% 

 

Core
Earnings exceed the Hurdle Rate and fully satisfies the catch-up provision, therefore the Performance Fee is 0.2000%.

 

	1.	Represents 6.50%
    annualized return.
	2.	Represents 1.25%
    annualized Base Management Fee of the Company’s net asset value attributable to those shares subject to the Base Management
    Fee. Example assumes net assets are equal to Adjusted Capital.
	3.	Excludes organization
    and offering expenses.
	4.	The catch-up provision
    is intended to provide the Adviser with a performance fee of 10.0% on all Core Earnings when Core Earnings exceed 1.806% in
    any calendar quarter, which represents a 7.222% annualized return.FS Credit Real Estate Income Trust, Inc.

 

Exhibit 10.2

 

 

AMENDED
AND RESTATED EXPENSE LIMITATION AGREEMENT

THIS
AMENDED AND RESTATED EXPENSE LIMITATION AGREEMENT (“Expense Limitation Agreement”) is made
as of August 17, 2018, by and among FS Credit Real Estate Income Trust, Inc., a Maryland corporation (the “Company”),
FS Real Estate Advisor, LLC, a Delaware limited liability company (the “Adviser”), and Rialto Capital
Management LLC, a Delaware limited liability company (the “Sub-Adviser”). This Expense Limitation Agreement
amends and restates in its entirety the Expense Limitation Agreement dated August 30, 2017, by and among the Company, the Adviser
and the Sub-Adviser.

WHEREAS,
the Company operates, and intends to continue to operate, as a real estate investment trust and offers one or more classes of
common stock (“Shares”) in a continuous public offering;

WHEREAS,
the Adviser serves as investment adviser to the Company pursuant to a second amended and restated advisory agreement between the
Company and the Adviser, dated August 17, 2018 (the “Advisory Agreement”); and

WHEREAS,
the Sub-Adviser serves as sub-advisor to the Adviser pursuant to an amended and restated sub-advisory agreement between the Adviser
and the Sub-Adviser, dated August 30, 2017 (the “Sub-Advisory Agreement”).

NOW,
THEREFORE, in consideration of the mutual covenants herein contained and other good and valuable consideration, the parties
hereto agree as follows:

1.       

Expense
Limitation.

(a)       

The
Adviser and Sub-Adviser each agrees to waive reimbursement of and/or pay (or to cause its affiliates to waive and/or pay) certain
of the Company’s Ordinary Operating Expenses (as defined below) to the extent necessary to ensure that the Ordinary Operating
Expenses for each class of Shares, as applicable, do not exceed the percentage of average monthly net assets set forth on Exhibit
A.

(b)       

The
amount waivable and/or payable by the Adviser, Sub-Adviser or their respective affiliates hereunder shall be determined as of
the last day of each fiscal quarter for the Company based on the annualized Ordinary Operating Expenses for the Company for that
fiscal quarter (prior to recording any reimbursement pursuant to Section 2 hereof for that fiscal quarter). Any payment due from
the Adviser, Sub-Adviser or their respective affiliates under this Section 1 shall be made within 30 days of the end of the Company’s
applicable fiscal quarter.

(c)       

“Ordinary
Operating Expenses” for a class of Shares shall consist of all ordinary expenses of the Company attributable to
such class, including administration fees, transfer agent expenses, fees paid to the Company’s independent directors (the
“Independent Directors”), loan servicing expenses, administrative services expenses, acquisition-related
expenses, and expenses associated with legal, regulatory compliance and investor relations, but excluding the following: (a) fees
paid to the Adviser pursuant to the Advisory Agreement, (b) interest expense and other financing costs, (c) taxes, (d) distribution
or stockholder servicing fees and (e) unusual, unexpected and/or nonrecurring expenses of the Company.

(d)       

The
methodology for determining the priority of expense waivers, deferrals and payments and the amounts payable by each of the Adviser
and Sub-Adviser shall be set forth in a separate agreement between the parties.

    	 	 	 

    	 

    

2.       

Conditional
Recoupment. Any waiver or reimbursement by the Adviser or Sub-Adviser pursuant to this Expense Limitation Agreement shall
be subject to repayment by the Company on a quarterly basis within the three fiscal years of the Company following the fiscal
quarter of the Company in which the expenses were paid or absorbed, if the Company is able to make the repayment without exceeding
its then-current expense limitation, if any, and the expense limitation that was in effect at the time when the Adviser or Sub-Adviser
waived or reimbursed the Ordinary Operating Expenses that are the subject of repayment. For the avoidance of doubt, any waiver
or reimbursement made by the Adviser or Sub-Adviser that has not be repaid within three fiscal years of the fiscal quarter within
which the Ordinary Operating Expense were waived or absorbed shall be permanently waived by the Adviser and Sub-Adviser and shall
not be subject to reimbursement under this Expense Limitation Agreement. The amount repayable to the Adviser or Sub-Adviser hereunder
shall be determined as of the last day of each fiscal quarter for the Company based on the annualized Ordinary Operating Expenses
for the Company for that fiscal quarter (prior to recording any recoupment pursuant to this Section 2 for that fiscal quarter).
Any repayment due to the Adviser or Sub-Adviser under this Section 2 shall be made within 30 days of the end of the Company’s
applicable fiscal quarter.

3.       

Effective
Date, Duration and Termination. This Expense Limitation Agreement shall be effective as of the effectiveness of
Post-Effective Amendment No. 4 to the Company’s Registration Statement on Form S-11 (Registration No. 333-216037) relating
to the continuous offering of the Shares and shall continue in effect for successive twelve-month periods provided that such continuance
is specifically approved at least annually by a majority of the Independent Directors and by the mutual consent of the Adviser
and Sub-Adviser. Aside from its annual renewal, this Expense Limitation Agreement may not be terminated by the Adviser
or Sub-Adviser, but may be terminated by the Independent Directors, on written notice to the Adviser and Sub-Adviser. This Expense
Limitation Agreement will automatically terminate if the Advisory Agreement for the Company is terminated with such termination
effective upon the effective date of the Advisory Agreement’s termination. The Adviser’s and Sub-Adviser’s right
to repayment pursuant to Section 2 hereof shall survive the termination of this Expense Limitation Agreement for any reason.

4.       

Miscellaneous.

(a)       

The
captions of this Expense Limitation Agreement are included for convenience only and in no way define or limit any of the
provisions hereof or otherwise affect their construction or effect.

(b)       

This
Expense Limitation Agreement contains the entire agreement of the parties and supersedes all prior agreements, understandings
and arrangements with respect to the subject matter hereof. Notwithstanding the place where this Expense Limitation Agreement
may be executed by any of the parties hereto, this Expense Limitation Agreement shall be construed in accordance with the
laws of the State of Delaware. Nothing in this Expense Limitation Agreement shall be deemed to require the Company to take
any action contrary to the Company’s Articles of Incorporation or Bylaws, as each may be amended or restated, or to relieve
or deprive the board of directors of the Company of its responsibility for and control of the conduct of the affairs of the Company.

(c)       

If
any provision of this Expense Limitation Agreement shall be held or made invalid by a court decision, statute, rule or otherwise,
the remainder of this Expense Limitation Agreement shall not be affected thereby and, to this extent, the provisions of this
Expense Limitation Agreement shall be deemed to be severable, and the remaining provisions of this Expense Limitation Agreement shall
be interpreted to give maximum effect to the intent of the parties manifested thereby.

    	 	2	 

     

    

(d)       

No
party hereto shall assign this Expense Limitation Agreement or any right, interest or benefit under this Expense Limitation
Agreement without the prior written consent of the other parties hereto.

(e)       

This
Expense Limitation Agreement may be amended in writing by mutual consent of the parties. This Expense Limitation Agreement may
be executed by the parties on any number of counterparts, delivery of which may occur by facsimile or as an attachment to an electronic
communication, each of which shall be deemed an original, and all of said counterparts taken together shall be deemed to constitute
one and the same instrument.

 

 

 

[SIGNATURE
PAGE FOLLOWS]

 

 

    	 	3	 

     

    

 

IN
WITNESS WHEREOF, the parties hereto have caused this Expense Limitation Agreement to be executed in duplicate by their respective
officers as of the date first above written.

 

FS
CREDIT REAL ESTATE INCOME TRUST, INC. 

 

	By:	/s/ Michael Forman	 	 
	Name:	Michael
    C. Forman	 
	Title:	Chief
    Executive Officer	 
	 	 
	 	 
	 	 
	FS
REAL ESTATE ADVISOR, LLC	 
	 	 
	 	 
	By:	/s/ Michael Forman	 	 
	Name:	Michael
    C. Forman	 
	Title:	Chief
    Executive Officer	 
	 	 
	 	 
	 	 
	RIALTO
CAPITAL MANAGEMENT LLC	 
	 	 
	 	 
	By:	/s/ Cory Olson	 	 
	Name:	Cory
    Olson	 
	Title:	Executive
    Vice President	 

 

    	 	 	 

    	 

    

 

EXHIBIT
A

 

	Class
    of Shares		Cap
on Ordinary Operating Expenses

	 	 	(as a percentage
    of average monthly net assets)
	 	 	 
	Class
D Shares	 	1.50%
	 	 	 
	Class
M Shares	 	1.50%
	 	 	 
	Class
I Shares	 	1.50%
	 	 	 
	Class
T Shares	 	1.50%
	 	 	 
	Class
S Shares	 	1.50%
	 	 	 
	Class
F Shares	 	1.50%
	 	 	 
	Class
Y Shares	 	1.50%

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