Document:

EX-10.2

 Exhibit 10.2 

DIAMOND OFFSHORE 

EXECUTIVE RETENTION PLAN 

RETENTION AGREEMENT 
 THIS
RETENTION AGREEMENT (this “Agreement”), made as of             , by and between Diamond Offshore Drilling, Inc. (the “Company”) and [name of executive]
(the “Executive”), sets forth the terms of the Executive’s Retention Payments as provided under the Diamond Offshore Executive Retention Plan (the “Plan”). For the purpose of this Agreement, all capitalized
terms used but not otherwise defined in this Agreement shall have the definition ascribed to them in the Plan. 
  

	1.	Retention Payments. The Executive is entitled to the following Retention Payment, subject to the terms and conditions as set forth in this Agreement and the Plan: 

Retention Payment. The Retention Payment consists of up to two payments: the 2018 Retention Payment (eligible to be paid in 2018) and
the 2019 Retention Payment (eligible to be paid in 2019). 
  

	 	a.	2018 Retention Payment. The 2018 Retention Payment is an amount equal to $            . Provided the Executive remains actively employed in Good
Standing with the Company from the date of this Agreement through January 1, 2018 and further through the payment of the 2018 Retention Payment, the Executive will receive the 2018 Retention Payment. If earned, the 2018 Retention Payment shall
be paid in a single lump sum payment no later than March 1, 2018. 

  

	 	b.	2019 Retention Payment. The 2019 Retention Payment is an amount equal to $            . Provided the Executive remains actively employed in Good
Standing with the Company from the date of this Agreement through January 1, 2019 and further through the payment of the 2019 Retention Payment, the Executive will receive the 2019 Retention Payment. If earned, the 2019 Retention Payment shall
be paid in a single lump sum payment no later than March 1, 2019. 

  

	2.	Successors; Binding Agreement. The Plan and this Agreement shall be binding upon and shall inure to the benefit of the Company and its successors and assigns, and the Company shall have the right to assign its
obligations under the Plan and this Agreement, in whole or in part, to any successor employer or its affiliates, in which case the Company shall have no further liability with respect to the assigned obligations pursuant to the Plan and this
Agreement. 

  

	3.	Non-exclusivity of Rights. Nothing in this Agreement shall prevent or limit the Executive’s continuing or future participation in any benefit, bonus, incentive or other plan or program provided by the
Company and for which the Executive may qualify, nor shall anything herein limit or reduce such rights as the Executive may have under any other agreements with the Company. 

  
 1 

	4.	No Guaranteed Employment. The Executive and the Company acknowledge that, except as may otherwise be provided under any other written agreement between the Executive and the Company, the employment of the
Executive by the Company is “at will” and may be terminated by either the Executive or the Company at any time. The terms of this Agreement and the Plan are not intended to and should not be construed as providing a guarantee of employment
for a specific term or length of time. 

  

	5.	Consent. By executing this Agreement, the Executive hereby approves and consents to the terms of the Agreement. 

  

	6.	Miscellaneous. No provision of this Agreement may be modified, waived or discharged unless such waiver, modification or discharge is agreed to in writing and signed by the Executive and the Company or, in the
event of assignment, the successor employer. No waiver by either party hereto at any time of any breach by the other party hereto of, or compliance with, any condition or provision of this Agreement to be performed by such other party shall be
deemed a waiver of similar or dissimilar provisions or conditions at the same or at any prior or subsequent time. No agreement or representations, oral or otherwise, express or implied, with respect to the subject matter hereof have been made by
either party which are not expressly set forth in this Agreement. 

  

	7.	Section 409A Considerations. All of the payments and benefits payable pursuant to this Agreement are intended to comply with, or be exempt from, Section 409A to the extent the requirements of
Section 409A are applicable hereto, and the provisions of this Agreement shall be construed and administered in a manner consistent with that intention. Notwithstanding anything herein to the contrary, (i) if at the time of
Executive’s termination of employment with the Company, Executive is a “specified employee” as defined in Section 409A, and the deferral of the commencement of any payments or benefits otherwise payable hereunder as a result of
such termination of employment is necessary in order to prevent any accelerated or additional tax under Section 409A, then the Company will defer the commencement of the payment of any such payments or benefits hereunder (without any reduction
in such payments or benefits ultimately paid or provided to Executive) to the extent necessary to comply with the requirements of Section 409A until the first business day that is more than six (6) months following Executive’s
termination of employment with the Company (or the earliest date as is permitted under Section 409A) and (ii) if any other payments of money or other benefits due to Executive hereunder could cause the application of an accelerated or
additional tax under Section 409A, such payments or other benefits shall be deferred if deferral will make such payment or other benefits compliant under Section 409A, or otherwise such payment or other benefits shall be restructured, to
the extent possible, in a manner, determined by the Compensation Committee or the Company’s Board of Directors, that does not cause such an accelerated or additional tax. In the event that payments under this Agreement are deferred pursuant to
this paragraph in order to prevent any accelerated tax or additional tax under Section 409A, then such payments shall be paid at the time specified hereunder without any interest thereon. For purposes of Section 409A, each payment made
under this Agreement shall be designated as a “separate payment” within the meaning of Section 409A. Without limiting the foregoing, the terms “terminates” or “termination of employment” or similar terms used in
the Plan shall be interpreted to mean to occur when a “separation of service” occurs as defined under Section 409A. 

  
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	8.	Governing Law. This Agreement shall be governed by and construed and enforced in accordance with the laws of the State of Texas without giving effect to the conflict of laws principles thereof. Any action brought
by any party to this Agreement shall be brought and maintained in a court of competent jurisdiction in the State of Texas and Executive and the Company hereby consent to the personal jurisdiction in the State of Texas of all such actions.

  

	9.	Severability. The provisions of this Agreement shall be deemed severable and the invalidity or unenforceability of any provision shall not affect the validity or enforceability of the other provisions hereof.

  

	10.	Entire Agreement. This Agreement (together with the Plan) constitutes the entire agreement between the parties hereto and supersedes all prior agreements, if any, understandings and arrangements, oral or written,
between the parties hereto with respect to the subject matter hereof except that any non-solicitation, confidentiality and/or return of property agreements between the parties are not superseded but expressly preserved by this Agreement.

  

	11.	Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed an original but all such counterparts shall together constitute one and the same instrument.

 IN WITNESS WHEREOF, the Company has caused this Agreement to be executed by its duly authorized officer and the Executive
has executed this Agreement as of the day and year first above written. 
  

			
	DIAMOND OFFSHORE DRILLING, INC.
		
	By:	 	  

		 	Name:
		 	Title:
	
	EXECUTIVE
	
	  

  
 3Exhibit 10.45

 

Prepared by, and after recording 

return to:

 

New York Community Bank

Attn: Loan Servicing – LN #
110686537

NYCB Plaza, 102 Duffy Avenue - 3rd Floor

Hicksville, New York 11801

 

Consolidation, Modification
and Extension Agreement,

Assignment of Leases
and Rents

and Security Agreement

 

 

 

	Section:	1
	Block:	154
	Lot:	28
	County:	Kings
	Premises:	141 Livingston Street a/k/a 137/151 Livingston Street a/k/a 32 Smith Street Brooklyn, New
    York 11201

 

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CONSOLIDATION, MODIFICATION AND EXTENSION
AGREEMENT,

ASSIGNMENT OF LEASES AND RENTS AND SECURITY
AGREEMENT

 

THIS CONSOLIDATION,
MODIFICATION AND EXTENSION AGREEMENT, ASSIGNMENT OF LEASES AND RENTS AND SECURITY AGREEMENT (herein “Agreement”)
is made as of the 11th day of May, 2016, between 141 Livingston Owner LLC, a limited liability company, organized and existing
under the laws of Delaware, with a principal place of business at 4611 12th Avenue, Suite 1L, Brooklyn, New York 11219 (herein
“Borrower”) and New York Community Bank, a New York banking corporation, with a place of business at NYCB Plaza, 102
Duffy Avenue - 3rd Floor, Hicksville, New York 11801 (herein “Lender”).

 

WHEREAS Borrower
is indebted to Lender in the principal sum of Seventy Nine Million Five Hundred Thousand and 00/100 Dollars (US $79,500,000.00)
and Borrower and Lender desire to secure (a) the repayment of that indebtedness, with interest, and all renewals, extensions and
modifications thereof, (b) the repayment of any future advances, with interest thereon made by Lender to Borrower, and (c) the
performance of all of Borrower’s obligations, covenants and agreements stated herein and consolidated herewith; and

 

WHEREAS Borrower
has a fee interest in the real property located at 141 Livingston Street a/k/a 137/151 Livingston Street a/k/a 32 Smith Street,
Brooklyn, New York 11201, in Kings County, State of New York, having the legal description set out in Exhibit A hereto (herein
“Property”).

 

Borrower hereby covenants and agrees
with Lender as follows:

 

1.           BORROWER’S
ASSUMPTION OF OBLIGATIONS UNDER NOTES AND MORTGAGES.

 

Borrower assumes
all of the obligations and agreements of the notes (herein, “Notes”) secured by the mortgages, deeds of trust
or other security instruments (herein “Mortgages”) listed on Exhibit B attached hereto. Borrower also assumes
all of the obligations in all agreements, whether or not listed in Exhibit B, which consolidate, modify or extend such Notes and
Mortgages.

 

2.           AGREEMENT
TO CONSOLIDATE AND MODIFY THE NOTES.

 

The Borrower agrees that the obligations
under the Notes (and under all other agreements which consolidated, modified or extended the obligations under the Notes) shall
be and are hereby consolidated. To that end, Borrower has concurrently herewith executed and delivered to Lender an Amended and
Restated Mortgage Note (herein, “Consolidated Note”) which consolidates, amends and restates in their entirety
the terms and provisions of the Notes.

 

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3.           AGREEMENT
TO CONSOLIDATE AND MODIFY THE MORTGAGES.

 

Borrower agrees that the rights
and obligations under the Mortgages (and under all other agreements which consolidated, modified or extended rights and obligations
under the Mortgages) shall be and are hereby consolidated and that Lender’s rights in the Property shall be and are hereby
combined so that Lender has one real estate security interest (herein, “Consolidated Mortgage”) securing the
Consolidated Note evidencing Borrower’s indebtedness to Lender. Borrower and Lender agree that the terms of the Consolidated Mortgage
are hereby amended and restated in their entirety to be the terms which are set out in Exhibit C hereto. As consolidated and restated
hereby, the terms and provisions of the Mortgages shall remain in full force and effect and are hereby ratified and confirmed
by Borrower in all respects. For purposes of the Consolidated Mortgage, Borrower’s address stated above and Lender’s address stated
above shall be the addresses of Borrower and Lender, respectively, unless and until modified in accordance with the terms of the
Consolidated Mortgage.

 

4.           BORROWER’S
WARRANTIES.

 

Borrower covenants that Borrower
is lawfully seized of a fee estate in the property and has the right to consolidate, modify and extend the Notes and Mortgages
(and, if this Agreement is on a leasehold, that the ground lease is in full force and effect without modification except as noted
in Exhibit D, if any, attached hereto and without default on the part of either lessor or lessee thereunder) and that Borrower
will defend generally the title to the Property against all claims and demands, subject to any easements and restrictions listed
in a schedule of exceptions to coverage in any title insurance policy insuring Lender’s interest in the Property. Borrower also
covenants and warrants that there are no offsets, counterclaims or defenses against the indebtedness now unpaid or against the
Consolidated Note or the Consolidated Mortgage.

 

5.           TERMINATION;
CHANGE; AMENDMENTS.

 

This Agreement may not be terminated,
changed or amended except by a written agreement signed by the party whose rights or obligations are being changed by that Agreement.

 

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6.           LOST
NOTE(S).

 

In the event that any of the notes
secured by mortgages set forth in Exhibit B (the “Lost Notes”), were lost or misplaced by the current owner or
its predecessor in interest and have not been delivered to the Lender with the assignment of the mortgages hereinabove set forth,
the Borrower hereby agrees that, notwithstanding the fact that the Lost Notes have not been delivered to the Lender, the Borrower
remains indebted to the Lender in the full amount of Seventy Nine Million Five Hundred Thousand and 00/100 Dollars (US $79,500,000.00)
as set forth hereinabove and as set forth in and evidenced by the Consolidated Note executed by the Borrower of even date herewith,
which amount includes the principal balance now remaining unpaid on the Lost Notes. The Borrower further agrees and hereby waives
any and all claims and/or rights in any way relating to or arising from the Lost Notes whether as a defense in any action brought
by the Lender to enforce any of the terms of this Instrument or collect the full amount due and owing under this Instrument or
the Consolidated Note or otherwise. Borrower hereby indemnifies and holds the Lender harmless from and against any and all costs,
liabilities, claims, damages, loss and expenses, including attorney’s fees and expenses which at any time may be made, suffered
or incurred by the Lender based upon the failure of the Lender to hold, obtain or deliver the Lost Notes.

 

THE REMAINDER OF THIS
PAGE IS LEFT INTENTIONALLY BLANK.

 

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IN WITNESS WHEREOF,
Borrower and Lender have executed this Agreement or caused the same to be executed by their representatives thereunto duly authorized.

 

	 	New York Community Bank  
	 	 
	 	By:	/s/  Matthew P. Cullen 
	 	Name: Matthew P. Cullen 
	 	Title: Authorized Signatory
	 	 	 
	 	141 Livingston Owner LLC
	 	 
	 	By:	/s/ David Bistricer
	 	Name: David Bistricer
	 	Title: President, Treasurer and Director

 

	State of New York	)
	 	: ss.:
	County of New York	)

 

On the 11th day
of May, 2016, before me, the undersigned, personally appeared Matthew P. Cullen, personally known to me or proved to me on the
basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that
he executed the same in his capacity, and that by his signature on the instrument, the individual, or the person upon behalf of
which the individual acted, executed the instrument.

 

	 	/s/ Mark Faham
	 	Notary Public

 

	 	 	MARK FAHAM
	 	 	Notary Public,
    State of New York
	State of New York	)	No. 01FA6101480
	 	: ss.:	Qualified In Kings County
	County of New York	)	Commission Expires November
    17, 2019

 

On the 11th day
of May, 2016, before me, the undersigned, personally appeared David Bistricer, personally known to me or proved to me on the basis
of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that he
executed the same in his capacity, and that by his signature on the instrument, the individual, or the person upon behalf of which
the individual acted, executed the instrument.

 

	 	/s/ Mark Faham
	 	Notary Public

 

	 	MARK FAHAM
	 	Notary
    Public, State of New York
	 	 No.
    01FA6101480
	 	 Qualified In Kings County
	 	Commission
    Expires November 17, 2019

 

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EXHIBIT “A” (Metes)

 

All that certain plot, piece or parcel
of land, with the buildings and improvements thereon erected, situate, lying and being in the Borough of Brooklyn, County of Kings,
City and State of New York, bounded and described as follows:

 

BEGINNING at the comer formed by the
intersection of the northeasterly side of Livingston Street with the northwesterly side of Smith Street as widened;

 

RUNNING THENCE northeasterly along
the northwesterly side of Smith Street as widened 75 feet 6-3/4 inches;

 

THENCE northwesterly parallel with
Livingston Street 100 feet 3 inches to a point on a line drawn parallel with and distant 110 feet westerly from the original line
of Smith Street measured at right angles thereto;

 

THENCE northeasterly parallel with
the original line of Smith Street 50 feet;

 

THENCE northwesterly parallel with
Livingston Street 37 feet 1 inch to land now or late of James Engel;

 

THENCE southwesterly in a straight
line 125 feet to a point on the northeasterly side of Livingston Street distant 147 feet 6 inches northwesterly from the point
or place of beginning as measured along the northeasterly side of Livingston Street;

 

THENCE southeasterly along the northeasterly
side of Livingston Street 147 feet 6 inches to the comer, the point or place of BEGINNING.

 

NOTE: Being Block 154, Lot 28, on the Tax Map
of the Borough of Brooklyn, County of Kings.

 

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EXHIBIT “B” (Mortgages)

 

(a)          Mortgage
dated December 12, 2014, made by 141 Livingston Owner LLC to Citibank, N.A., in the principal sum of $55,000,000.00, and
interest, and duly recorded in the Register’s Office of the City of New York on December 24, 2014 as City Register File
Number 2014000423748 (upon which a mortgage tax of $1,540,000.00 was paid);

 

which said mortgage (a), above described,
was thereafter duly assigned by Citibank, N.A. to New York Community Bank, by instrument of assignment dated May 11, 2016, and
intended to be recorded in said Register’s Office;

 

(b)          Mortgage
dated May 11, 2016, made by 141 Livingston Owner LLC to New York Community Bank, in the principal sum of $24,500,000.00, and interest,
and intended to be recorded in said Register’s Office (upon which a mortgage tax of $686,000.00 was paid).

 

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EXHIBIT “C”

 

MORTGAGE,

ASSIGNMENT
OF LEASES AND RENTS

AND
SECURITY AGREEMENT

 

Mortgage, Assignment
of Leases and Rents and Security Agreement dated the 11th day of May, 2016 (“Mortgage”) given by 141 Livingston
Owner LLC, a Delaware limited liability company, with a principal place of business at 4611 12th Avenue, Suite 1L, Brooklyn, New
York 11219 (“Borrower” or “Mortgagor”), to New York Community Bank, a New York banking corporation,
with a place of business at NYCB Plaza, 102 Duffy Avenue - 3rd Floor, Hicksville, New York 11801 (“Lender” or
“Mortgagee”).

 

Preliminary Statements. Reference
is made to the loan of even date herewith in the sum of Seventy Nine Million Five Hundred Thousand and 00/100 Dollars (US $79,500,000.00),
lawful money of the United States made by Lender to Borrower (“Loan”), to be paid with interest thereon, evidenced
by the $79,500,000.00 Amended and Restated Mortgage Note dated May 11, 2016 made by Borrower and payable to Lender (as the same
may be amended, renewed or restated, the “Note”).

 

Article
1 - Grant

 

Section
1.1           Property.

 

Borrower hereby
irrevocably mortgages, grants, bargains, sells, pledges, sets over, assigns, warrants, transfers and conveys to Lender, and grants
a security interest to Lender in, all of the following property, rights, interests and estates now owned or hereafter created,
acquired by Borrower or accruing in Borrower’s favor (collectively, the “Property” or the “Mortgaged
Property”):

 

(1)         Land.
All of the estate, right, title and interest of Borrower in and to that certain parcel of real property described in Schedule
A annexed hereto and made a part of this Mortgage (“Land”),

 

(2)         Improvements.
All structures, buildings and improvements, including additions, enlargements, extensions, utility services and hook-ups, modifications,
repairs, and replacements, of every kind and description now or any time hereafter located or placed on the Land (“Improvements”),

 

(3)         Fixtures.
All fixtures now or hereafter attached to the Land or Improvements, including all plumbing, heating, air conditioning, lighting,
ventilating, refrigerating, disposal and incinerating equipment and all other engines, boilers, dynamos, elevators and tanks (“Fixtures”),

 

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(4)         Other
Property Rights. All other rights and interests on, under, above or related to the Land and/or Improvements and/or Fixtures,
including all appurtenances, easements, rights of way or uses, strips and gores of land, vaults, streets, ways, alleys, passages,
sewer rights and all water, ditch, well, reservoir and drainage rights, mineral rights, air rights and development rights, and
all land lying in the bed of any street, road or avenue, in front of or adjoining the Land to the center thereof, or which hereafter
shall in any way belong, relate or be appurtenant thereto and all minerals, crops, timber, trees, shrubs, flowers and landscaping
features now or hereafter located on, under or above the Land (“Other Property Rights”),

 

(5)         Real
Property Rights. All real property rights, whether at law or in equity, in possession or in expectancy, including all estates,
rights, titles, interests, franchises, privileges, licenses, liberties, servitudes, tenements, hereditaments and appurtenances,
reversions and remainders, rents, issues, profits and revenue in any way belonging, relating or appertaining to any interests
mortgaged hereby including the Land, Improvements, Personal Property, Fixtures and/or Other Property Rights or any part thereof
(“Real Property Rights”),

 

(6)         Personal
Property. All personalty including, all furniture, furnishings, goods, equipment, inventory or personal property now or at
any time located on, attached to or used in and about the Improvements or in connection with operation of the Improvements, or
in connection with activity conducted at the Real Estate, including all machines, engines, boilers, furnaces, fuel oil, coal,
motors, dynamos, elevators, tanks, cabinets, awnings, screens, shades, blinds, carpets, draperies and all appliances, plumbing,
gas, electric, electric light, heating, air conditioning, lighting, ventilating, refrigerating, disposal, incinerating equipment,
vacuum cleaning systems, sprinkler systems and other fire preventing or extinguishing equipment and materials, stoves, ranges,
refrigerators, washing machines, clothes dryers, dishwashers, refuse compactors, saunas and all building materials and equipment
hereafter situated on or about the Real Estate and all warranties and guaranties relating thereto, and all additions thereto and
substitutions and replacements thereof (“Personal Property”),

 

(7)         Permits
and Approvals. All permits and approvals including all water taps, sewer taps, certificates of occupancy, certificates of
completion, permits, Governmental Approvals, licenses, authorizations, variances, franchises, certificates, consents, approvals
and other permits, rights and privileges now or hereafter obtained in connection with the Real Estate or the Improvements (“Permits”),

 

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(8)         Leases
and Rents. All leases and rents including oil, gas and mineral leases, subleases, occupancies, tenancies, lettings, concessions,
licenses and occupancy agreements and all agreements of every kind relating to the use, enjoyment or occupancy of all or any part
of the Real Estate, whether written or oral, now or hereafter entered into whether before or after the filing by or against Borrower
of any petition for relief under the United States Bankruptcy Code, 11 USC sec. 101, et seq., with any tenant, subtenant, lessee,
licensee, occupant or other party (“Tenants”), all as amended or modified from time to time (the “Leases”)
and all rents, royalties, issues, deposits, profits, revenue, income and other benefits of the assets specified in this definition
of “Property”, including all amounts payable and all rights and benefits accruing to Borrower under the Leases or
under any other contract or agreement including housing assistance payment contracts and all such similar contracts (“HAP
Contract”) issued by or entered into by any Person including a Governmental Authority (all of the foregoing, collectively,
the “Rents”) and all guarantees of, letters of credit covering, and cash or securities deposited to secure
performance by the Tenants of their obligations under any Lease, whether said guaranties, letters of credit, cash or securities
are to be held until the expiration of the term of the applicable Lease or applied to one or more of the installments of Rent
coming due prior to the expiration of said term (“Tenant Security”),

 

(9)         Reserves.
All cash funds, deposit accounts and other rights and evidence of rights to cash, now or hereafter created or held by Lender pursuant
to this Mortgage or any other Loan Document (“Reserves”),

 

(10)        Property
Agreements. All contracts and agreements entered into covering or related to the use, operation, maintenance, repair, restoration
or management of any or all of the Real Estate and all revenue, income and other benefits thereof, including all track agreements,
easement agreements, access agreements, developer’s or utility agreements, management agreements, service contracts, maintenance
contracts, equipment leases, personal property leases and contracts or documents relating to construction on any part of the Real
Estate (including plans, drawings, surveys, tests, reports, bonds, Governmental Approvals, architectural renderings, models, specifications,
studies and data now or hereafter relating to the Real Estate) (“Property Agreements”),

 

(11)        Utility
Deposits. All deposits given to any public or private utility with respect to utility services furnished to all or any part
of the Real Estate,

 

(12)        General
Intangibles. All funds, accounts, instruments, accounts receivable, documents, causes of action, claims, general intangibles
including trademarks, trade names, service marks and symbols now or hereafter used in connection with any part of the Real Estate,
all names by which the Real Estate may be operated or known, all rights to carry on business under such names and all rights,
interest and privileges which Borrower has or may have as developer or declarant under any covenants, restrictions or declarations
now or hereafter arising from or by virtue of any transactions related to the Real Estate,

 

(13)        Building
Materials and Plans. All building materials, supplies and equipment placed in, on or used in conjunction with the Real Estate,

 

(14)        Insurance.
All right, title and interest of Borrower in any insurance policies or binders now or hereafter relating to the Property (including
title insurance policies and policies of Required Insurance), including any unearned premiums thereon and Borrower’s interest
in and to all proceeds of any such insurance policies including the right to collect and receive such proceeds,

 

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(15)        Condemnation.
All right, title and interest of Borrower in and to any and all awards, damages, payment or other compensation, and any and all
claims therefor and rights thereto, which may result from taking or injury by virtue of the exercise of the power of condemnation
or eminent domain to all or any portion of the Property,

 

(16)        Books
and Records. All Books and Records relating to or used in connection with the “Property” including those specified
in Article 10,

 

(17)        Bonds.
All right, title and interest of Borrower under completion bonds, performance bonds, payment bonds and other similar bonds and
surety agreements and arrangements related to the Property or any party thereof,

 

(18)        Tax
Certiorari. All refunds, rebates or credits in connection with reduction in Real Property Taxes charged or assessed against
the Property including those as a result of tax certiorari proceedings, tax protests, tax reduction applications and similar proceedings,

 

(19)        Causes
of Action. All causes of action and claims, including all causes of action or claims arising in tort, by contract, by fraud
or by concealment of material fact, against any Person for damages or injury to the Property including those in connection with
any transactions financed in whole or in part with proceeds of the Note (“Cause of Action”) and the right,
in the name and on behalf of Borrower, to appear in and defend any action or proceeding brought with respect to the Property and
to commence any action or proceeding to protect the interest of Lender in the Property,

 

(20)        Additions
and Proceeds. All additions, accessions, replacements, substitutions, proceeds and products of the Property, and

 

(21)        Other
Rights. All other greater, lesser or equal rights and interests of every nature in the Property or in the possession or use
of the Property including any income therefrom.

 

Section 1.2           Mortgage
and Fixture Filing.

 

Borrower and Lender
agree that (1) this Mortgage is both a real property mortgage and a “security agreement” within the meaning of the
applicable Uniform Commercial Code, and (2) this Mortgage constitutes a “fixture filing” for purposes of the applicable
Uniform Commercial Code.

 

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Section
1.3           Secured Obligations.

 

This Mortgage
and the grants, assignments and transfers made in respect of the Property secure the payment of all amounts due and owing or to
come due under any of the Loan Documents (“Secured Obligations”) including: (1) the Indebtedness, (2) all interest,
including default interest, all fees, including all exit fees, all charges and other payment obligations under this Mortgage and
the other Loan Documents, including yield maintenance payments and prepayment premiums, (3) payment and performance of all obligations
of Borrower under this Mortgage and each of the other Loan Documents, (4) all sums advanced pursuant to this Mortgage or any other
Loan Document, including those advanced to protect and preserve the Property and the Lien created by this Mortgage and (5) all
fees, costs, charges and expenses incurred by Lender that Borrower is required to pay to Lender in accordance with the terms of
this Mortgage or any other Loan Document including those specified in Section 15.3(H).

 

Article
2 - Definitions

 

Section
2.1           Definitions.

 

For purposes of
this Mortgage the following terms have the following meanings:

 

“Affiliate”
means, with respect to any Person, any other Person which directly or indirectly controls, or is controlled by, shares control
with or is under common control with such Person. The term “control” means the possession, directly or indirectly,
of the power to cause or cause the direction of the management and policies of a Person, whether through the ownership of voting
securities, by contract or otherwise.

 

“Affiliated
Manager” has the meaning specified in “Event of Default Definitions” (Section 12.1).

 

“Assignment
of Leases and Rents” has the meaning specified in “Assignment of Leases and Rents” (Section 5.4).

 

“Bankruptcy
Event” means any one or more of the following: (i) the commencement of a voluntary case under one or more of the Insolvency
Laws; (ii) a Person is not able to or admits in writing that it is unable to pay such Person’s debts generally as they mature;
(iii) the making of a general assignment for the benefit of creditors; (iv) a Person becomes insolvent; (v) an involuntary case
under one or more Insolvency Laws; (vi) the petition or application for the appointment of, or the appointment of a receiver,
liquidator, custodian, sequestrator, trustee or other similar officer who exercises or attempts to exercise control over a Person
or any of the assets of a Person provided that any proceeding or case under subsection (v) or (vi), immediately above, is not
dismissed within 45 days after filing.

 

“Books
and Records” has the meaning specified in “Books and Records” Section 1.1(16)).

 

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“Borrower”
means the Borrower described on page 1 of this Mortgage.

 

“Business
Interruption Insurance Deductible” means
an amount not to exceed $20,000.00.

 

“Casualty”
means any casualty, damage, injury, destruction or loss occurring to all or any part of the Property.

 

“Casualty
Insurance Deductible” means
$20,000.00.

 

“Casualty
Insurance Proceeds” means all insurance proceeds which Borrower is entitled to receive or which are payable or due or
to come due under any insurance policy as a result of a Casualty, pursuant to the Required Insurance.

 

“Condemnation”
has the meaning specified as “Condemnation Definitions” (Section 7.1).

 

“Default”
means any of the events specified in “Events of Default” (Section 12.2), whether or not any requirement for the
giving of notice, the lapse of time, or both, or any other condition, has been satisfied.

 

“DSCR”
means Debt Service Coverage Ratio which is the ratio as determined by the Lender of Net Operating Income to the annual principal
and interest payable on the Loan.

 

“Environmental
Laws” has the meaning specified in “Environmental Definitions” (Section 8.1).

 

“Escrow
Fund” has the meaning specified in “Escrow Fund” (Section 4.7).

 

“Event
of Default” has the meaning specified in “Events of Default” (Section 12.2).

 

“Fixtures”
has the meaning specified in “Fixtures” (Section 1.1(3)).

 

“Governmental
Approvals” means any authorization, consent, or approval of and Governmental Authority including any license, permit,
or certification issued by, or any exemption of, registration or filing with, or report or notice to, any Governmental Authority.

 

“Governmental
Authority” means any nation or national government including the federal government of the United States of America,
any state or state government, any municipality or municipal government, any entity exercising executive, legislative, judicial,
regulatory or administrative functions of or pertaining to government and any other subdivision, council, department, branch or
agency of any of the foregoing.

 

“Guarantor”
means Clipper Realty Inc., a Maryland corporation, and each other Person that guarantees payment or performance of all or
any part of the Secured Obligations.

 

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“Guaranty”
means each guaranty executed by a Guarantor.

 

“Hazardous
Materials” has the meaning specified in “Environmental Definitions” (Section 8.1).

 

“Improvements”
has the meaning specified in “Improvements” (Section 1.1(2)).

 

“Indemnified
Parties” has the meaning specified in “Environmental Definitions” (Section 8.1).

 

“Indemnitor”
means 141 Livingston Owner LLC, Clipper Realty Inc., a Maryland corporation, and each other Person that indemnifies Lender
in connection with the Loan, the Property or any matter concerning and/or relating to the Loan including any of the Secured Obligations.

 

“Indemnity
Agreement” means each agreement executed by an Indemnitor pursuant to which such Indemnitor provides an indemnity, whether
environmental or otherwise.

 

“Insolvency
Laws” means the United States Bankruptcy Code, 11
U.S.C. § 101,
et seq., together with any other federal or state law affecting debtor and creditor
rights or relating to the bankruptcy, insolvency, reorganization, arrangement, readjustment of debt, dissolution, liquidation
or similar proceeding or any proceeding (civil or criminal) under which assets are subject to levy, attachment, sequestration,
seizure, forfeiture or divestiture.

 

“Investors”
has the meaning specified in “Dissemination of Information” (Section 14.3).

 

“Land”
has the meaning specified in “Land” (Section 1.1(1)).

 

“Laws”
means any present or future domestic or foreign, national, federal, state, provincial, local or municipal statute, law, rule,
regulation, ordinance, order, code, decree, policy, requirement or rule of common law, now or hereafter in effect, in each case
as amended, and any judicial or administrative interpretation thereof by a Governmental Authority or otherwise, including any
judicial or administrative order, decree (including a consent decree or consent order), judgment or agreement with any Governmental
Authority, and all permits, licenses, approvals and authorizations issued by any Governmental Authority, and including parking,
zoning, building, subdivision and land use Laws.

 

“Leases”
has the meaning specified in “Leases and Rents” (Section 1.1(8)).

 

“Lender”
means New York Community Bank, the Lender described on page 1 of this Mortgage.

 

“Lender’s
Title Policy” has the meaning set forth in Section 3.1(4).

 

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“License
to Collect Rents” has the meaning specified in “Assignment of Leases and Rents” (Section 5.4).

 

“Lien”
means any mortgage, deed of trust, pledge, security interest, hypothecation, assignment, deposit arrangement, encumbrance, lien
(statutory or otherwise) or preference, priority, or other security agreement or preferential arrangement, charge, or encumbrance
of any kind or nature whatsoever, including any conditional sale or other title retention agreement, any financing lease having
substantially the same economic effect as any of the foregoing and the filing of any financing statement under the Uniform Commercial
Code or comparable Law of any jurisdiction to evidence any of the foregoing.

 

“Loan
Documents” means the Note, this Mortgage and each other document and agreement executed or delivered in connection with
the Loan, the Note or this Mortgage.

 

“Losses”
has the meaning specified in “Environmental Definitions” (Section 8.1).

 

“LTV”
means Loan to Value ratio, as determined by the Lender, of the then current unpaid principal balance of the Loan to the lesser
of (i) the purchase price of the Real Estate (if purchased in the past twelve months) or (ii) the value of the Real Estate as
established by a current appraisal acceptable to the Lender.

 

“Mortgage”
means this Mortgage, Assignment of Leases and Rents and Security Agreement.

 

“Mortgage
Amount” means $79,500,000.00.

 

“Net
Operating Income” shall mean the actual income generated by the Property based upon a then current rent roll (annualized)
of the Real Estate less the greater of (i) the actual expenses of the Real Estate or (ii) the expenses set forth in a then current
appraisal of the Real Estate acceptable to the Lender.

 

“Note”
has the meaning specified in the Preliminary Statements.

 

“Obligated
Party” has the meaning specified in “Event of Default Definitions” (Section

12.1).

 

“Other
Property Rights” has the meaning specified in “Other Property Rights” (Section

1.1(4)).

 

“Organizational
Documents” has the meaning specified in “Single Purpose Entity Definitions” (Section 9.1).

 

“Participations”
has the meaning specified in “Transfer of Loan” (Section 14.1).

 

“Permits”
has the meaning specified in “Permits and Approvals” (Section 1.1(7)).

 

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“Permitted
Liens” means (1), as of the date hereof, Liens for Real Property Taxes not yet due and payable, (2), subsequent
to the date hereof, Liens for Real Property Taxes as to which Lender has sufficient funds in the Escrow Fund to pay and discharge
and (3) exceptions shown in the title insurance policy insuring the Lien of this Mortgage.

 

“Person”
means an individual, partnership (including a limited liability partnership), corporation, limited liability company, business
trust, joint stock company, trust, unincorporated association, joint venture, tenancy-in-common arrangement, Governmental Authority
or other entity of whatever nature.

 

“Personal
Property” has the meaning specified in “Personal Property” (Section 1.1(6).

 

“Power
of Sale” means any Law which permits the holder of this Mortgage to foreclose this Mortgage by power of sale and/or
to sell any portion of the Property through either judicial or non-judicial means or at a judicial or non-judicial sale. If the
Property is located in the State of New York, the meaning of such term shall also include the power to sell pursuant Article 14
of the Real Property Actions and Proceeding Law of New York and similar Laws.

 

“Principal
of the Borrower” means (i) any member, shareholder or partner of the Borrower, (ii) any other owner of an equity interest
in Borrower, (iii) any member, shareholder, partner or equity owner of any entity which either directly or indirectly through
any other entity(ies) has an equity interest in Borrower and/or (iv) any member, shareholder, partner or equity owner of any such
other entity(ies).

 

“Prohibited
Transfer” has the meaning specified in “Event of Default Definitions” (Section 12.1).

 

“Property”
has the meaning specified in “Property” (Section 1.1).

 

“Property
Agreements” has the meaning specified in “Property Agreements” (Section 1.1(10)).

 

“Real
Estate” means the Land, the Improvements, the Fixtures, the Other Property Rights and the Real Property Rights.

 

“Real
Property Rights” has the meaning specified in “Real Property Rights” (Section

1.1(5)).

“Real
Property Taxes” has the meaning specified in “Escrow Fund” (Section 4.7).

 

“Release”
has the meaning specified in “Environmental Definitions” (Section 8.1).

 

“Remedial
Work” has the meaning specified in “Environmental Definitions” (Section 8.1).

 

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“Rents”
has the meaning specified in “Leases and Rents” (Section 1.1(8)).

 

“Replacement”
has the meaning specified in “Application of Condemnation Proceeds” (Section 7.5).

 

“Required
Insurance” has the meaning specified in “Maintenance of Insurance” (Section 6.3).

 

“Reserves”
has the meaning specified in “Reserves” (Section 1.1(9)).

 

“Restoration”
has the meaning specified in “Application of Insurance Proceeds” (Section 6.12).

 

“Restricted
Parties” has the meaning specified in “Event of Default Definitions” (Section 12.1).

 

“Restrictive
Covenants” has the meaning specified in “Compliance with Laws, Permits and Restrictive Covenants” (Section
4.1(4)).

 

“Sale
or Encumbrance” means a voluntary or involuntary transfer or conveyance of a legal or beneficial right, title or interest,
whether by sale, lease, assignment, grant of options, right of first refusal, gift, donation, operation of law, or otherwise,
or the granting, creation, incurrence, assumption or existence of a Lien or the entering into any agreement to do any of the foregoing.

 

“Secured
Obligations” has the meaning specified in “Secured Obligations” (Section 1.3).

 

“Securities”
has the meaning specified in “Transfer of Loan” (Section 14.1).

 

“Tenant”
has the meaning specified in “Leases and Rents” (Section 1.1(8)).

 

“Tenant
Security” has the meaning specified in “Leases and Rents” (Section 1.1(8)).

 

“UCC
Collateral” has the meaning specified in “Remedies Under the UCC” (Section 13.1(10)).

 

“Umbrella
Liability Coverage Amount” means umbrella liability insurance in a coverage amount of at least $5,000,000.00 per occurrence.

 

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Section 2.2           Rules
of Interpretation.

 

When used in this
Mortgage: (1) “or” is not exclusive, (2) any pronouns used shall include the corresponding masculine, feminine and
neuter form, (3) a reference to a Law includes any amendment or modification of such Law, (4) terms defined in the singular have
the same meaning when used in the plural and vice versa, (5) a reference to an agreement, instrument or document includes any
amendment or modification of such agreement, instrument or document, to the extent and provided that such amendment or modification
is in accordance with the terms of such agreement, instrument or document and is permitted under the Loan Documents and (6) the
word “including” means “including, but not limited to,”. Capitalized terms have the meanings specified
in “Definitions” (Article 2) or as elsewhere defined herein or in the Loan Documents. Terms which are defined in the
Note and which are used herein shall have the meanings ascribed to them in the Note. The term “Borrower” shall also
mean “Mortgagor” and the term “Lender” shall also mean “Mortgagee”.

 

Article
3 - Mortgage Lien and Security Interest 

 

Section
3.1           Representations and Warranties.

 

Borrower represents and warrants to Lender as follows:

 

(1)         Name
of Borrower. The exact legal name of Borrower is the name specified on page 1 of this Mortgage. Borrower has not been known
by any other name during the ten (10) years prior to the date of this Mortgage.

 

(2)         Jurisdiction
of Formation of Borrower. Borrower is formed under the laws of the State of Delaware and is qualified to do business in the
State of New York.

 

(3)         Location
for Filing of Financing Statement. With respect to any item of Property that is personal property in which a security interest
can be perfected by the filing of a UCC financing statement, the filing of such a statement with the Secretary of State of Delaware
and the Register’s Office of the City of New York, County of Kings, will perfect the security interest of Lender in such
Property.

 

(4)         No
Restrictions on Property. Other than as expressly set forth in the mortgagee title policy delivered to and insuring the Lender
in connection with the origination of the Loan “Lender’s Title Policy”), to the best of Borrower’s
knowledge, none of the Property is subject to a restriction that prohibits, restricts or limits (a) the grant of a Lien in such
Property, (b) the perfection of the Lien granted by this Mortgage (including the priority of such Lien), or (c) the exercise by
Lender of its rights, remedies and powers under this Mortgage or otherwise.

 

(5)         Lien
and Claims. This Mortgage creates a valid Lien in the Property and such Lien secures the payment and performance of all Secured
Obligations. The Lien of this Mortgage on the Property is a first priority Lien. Borrower owns the Property free and clear of
all Liens, including mechanic’s or similar Liens, except for Permitted Liens.

 

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Section
3.2           Filing of Financing Statement.

 

Borrower hereby
authorizes Lender or its designee at any time and from time to time, to file financing statements and amendments covering the
Property in such jurisdictions as Lender may deem necessary or desirable to perfect the Lien granted by Borrower under this Mortgage.

 

Section 3.3         
Actions to Perfect Security Interest.

 

Borrower agrees
that from time to time, it will promptly execute and deliver all instruments and documents, and take all actions, that may be
necessary, or that Lender may reasonably request or deem desirable, for the attachment, perfection and maintenance of the priority,
of the Lien of this Mortgage on any and all of the Property or to enable Lender to exercise and enforce any and all of its rights,
powers and remedies under this Mortgage or otherwise with respect to any and all of the Property.

 

Section 3.4          Change
of Name, Etc.

 

Borrower agrees
not to change its name or jurisdiction of formation. Borrower agrees not to change its principal place of business without giving
Lender at least thirty (30) days’ prior notice.

 

Section 3.5          Reporting
Requirements.

 

Borrower will
immediately notify Lender if (1) any claim, including any attachment, levy, execution or other legal process, is made against
any or all of the Property, or (2) any representation and warranty included in this Mortgage would no longer be true if made on
such date. Borrower will furnish to Lender from time to time statements and schedules further identifying and describing the Property
and such other reports in connection with such Property as Lender may reasonably request, all in detail as required by Lender.

 

Article 4 - Property

 

Section 4.1           Representations
and Warranties.

 

Borrower represents
and warrants that:

 

(1)         Title.
Borrower has good, valid, subsisting, insurable and marketable title to the Real Estate in fee simple and good and marketable
title to the rest of the Property, in each case free and clear of all Liens other than Permitted Liens. The Permitted Liens do
not (a) interfere with the use or operation of all or any portion of the Property or (b) adversely affect the value of any or
all of the Property. All Real Property Taxes due and owing as of the date of this Mortgage have been paid as of the date when
due.

 

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(2)         No
Agreements to Transfer the Property. Other than as expressly set forth in Lender’s Title Policy, none of the Property
is subject to any agreement which provides for the conveyance of any right, title or interest in such Property, whether through
a Sale or Encumbrance, other than the Leases and, with respect to Leases, same contain no option(s) to purchase all or any portion
of the Property and contain only those rights which (a) are usually and routinely found in favor of tenants and (b) were made
in Borrower’s ordinary course of business.

 

(3)         Condition
of the Property. The Improvements and Fixtures are structurally sound, in good repair and free of patent or latent defects
in materials and workmanship, and all major building systems located within the Improvements, including the heating, air conditioning,
electrical and plumbing systems, are in good working order and condition. The Personal Property is in good repair and free of
patent or latent defects in materials and workmanship. The Property is free from damage caused by a Casualty.

 

(4)         Compliance
with Laws, Permits and Restrictive Covenants. Other than as set forth in the title report provided to Lender in connection
with this Loan, each item of Property is in compliance with all applicable Laws. Borrower possesses and is in compliance with
all Permits required for the ownership and operation of the Property. Other than as set forth in the title report provided to
Lender in connection with this Loan, the Property is in compliance with each condition, easement, right-of-way, covenant or restriction
affecting the Property (“Restrictive Covenants”). If there is a Casualty, the damaged Improvements can legally
be reconstructed to their condition prior to such Casualty without violating any Law and without the necessity of obtaining any
variances or special permits. The use of the Property is in conformity with the certificate of occupancy presently issued for
the Property. Neither the zoning nor any other right to construct, use or operate the Property is in any way dependent upon or
related to any other property.

 

(5)         Encroachment.
Other than as expressly set forth in Lender’s Title Policy, none of the Improvements lies outside of the boundaries or building
restriction lines of the Land or Improvements and no buildings or other improvements located on adjoining properties encroach
upon or encumber the Property. Other than Permitted Liens, there are no easements or other encumbrances upon the Property which
encroach upon any of the Improvements so as to affect the value or marketability of the Property.

 

(6)         Litigation.
There is no action, suit or proceeding pending or, to the knowledge of Borrower, threatened against or affecting the Property
which would have a material effect upon the Property or the zoning of the Property.

 

(7)         Property
Agreements. Borrower has entered into each Property Agreement required for the ownership, operation and maintenance of the
Property. Borrower represents that (a) each Property Agreement is in full force and effect, (b) no party to any such Agreement
has failed to perform any material obligation under any such Agreement, and (c) there are no outstanding defaults under any such
Agreement. Borrower represents that (a) no offset or any right of offset exists with respect to continued contributions to be
made by any party to any Property Agreement, (b) no exclusions or restrictions on the use, operation, management of, or construction
on the Property, including non-compete agreements, exists in any Property Agreement, and (c) no party to any Property Agreement
has given notice of a breach or default under any such Agreement.

 

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(8)         Utility
Services. All utility services, including electricity, power, gas, oil, water, telephone, and sanitary sewer service, necessary
for the use and operation of the Property are available to the Property. All such utility services are located either in the public
right-of-way abutting the Property or in recorded easements serving the Property.

 

(9)         Access
to and Use of Property. All streets, roads, highways, bridges and waterways necessary for access to, and full use, occupancy,
operation and disposition of the Land and the Improvements are completed, are dedicated to and accepted by all appropriate Governmental
Authorities and are open and available to the Land and the Improvements without further condition or cost to Borrower.

 

(10)        Flood
Zone or Wetlands. None of the Land consists of, or is classified as, wetlands, tidelands or swamp or overflow lands and none
of the Land is located in an area identified by the Federal Emergency Management Agency as an area having special flood hazards.

 

(11)        Tax
Parcel. The Land is taxed separately without regard to any other real estate and constitutes a legally subdivided lot under
all applicable Law (or, if not subdivided, no subdivision or platting of the Property is required under applicable Law), and for
all purposes may be dealt with as an independent parcel in connection with any Sale or Encumbrance of such Land.

 

(12)        Commercial
Property. There is no homestead right or any other similar right or exemption available to Borrower affecting the Property.

 

(13)        Assessments.
There are no pending or, to Borrower’s knowledge, proposed special or other assessments for public improvements or otherwise
affecting the Property, nor are there any contemplated improvements to the Property that may result in such special or other assessments.

 

(14)        Use
of Property. The Property is used as a commercial, rental property.

 

(15)        Filing
and Recording Taxes. All transfer taxes, recording taxes, deed stamps, intangible taxes or other amounts in the nature of
transfer taxes required to be paid under applicable Law in connection with the transfer of the Property to Borrower have been
paid or are being paid simultaneously herewith. All mortgage, mortgage recording, stamp, intangible or other similar tax required
to be paid under applicable Law in connection with the execution, delivery, recordation, filing, registration, perfection or enforcement
of any of the Loan Documents, including this Mortgage, have been paid or are being paid simultaneously herewith. All Real Property
Taxes, other taxes and governmental assessments due and owing in respect of the Property have been paid, or an escrow of funds
in an amount sufficient to cover such payments has been established pursuant to this Mortgage or are insured against by the applicable
title insurance policy.

 

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Section
4.2           Covenants with Respect to the Properly.

 

Borrower covenants
and agrees:

 

(1)         Ownership
of Property. Borrower shall at all times maintain good, indefeasible and marketable title in fee simple to the Real Estate
and good and marketable title to the rest of the Property, subject only to Permitted Liens. Borrower agrees to take all actions
required to defend and preserve all of its right, title and interest in the Property and the rights granted pursuant to this Mortgage.
Borrower will not create, incur, assume or suffer to exist any Lien upon or with respect to any or all of the Property, except
Permitted Liens. Any Sale or Encumbrance of the Property in violation of this Mortgage is null and void and of no force and effect.

 

(2)         Maintenance
of Property and Mechanics’ Liens. Borrower shall maintain or cause to be maintained all of the Improvements, Fixtures
and Personal Property in good and safe condition and shall maintain same in good rentable condition at all times, whether or not
occupied. Borrower shall not commit or suffer any waste of all or any part of the Improvements, Fixtures or Personal Property.
Neither the value of the Property nor the Lien hereof will be diminished or impaired in any way by any act or omission of the
Borrower or any successor in interest thereto and Borrower will not do or permit to be done to, in, upon or about the Property,
that may in any way impair the value thereof or weaken, diminish or impair the Property. Borrower shall promptly repair, restore,
replace or rebuild any part of the Property damaged or destroyed. All such repairs shall be on a basis consistent with the operation
and maintenance of well maintained commercial properties comparable in type and location to the Property and in compliance with
prudent industry practice and all applicable Laws. Lender may make whatever advances it deems necessary as a result of Borrower’s
Default and/or in order to preserve and protect the Property. Nothing contained herein shall preclude Borrower from defending
in good faith any such bills or costs. Borrower will promptly pay when due all bills and costs for labor, materials, utilities
and all other services incurred in connection with or rendered to the Property and any other claims or charges which, if unpaid,
could result in or permit the creation of a Lien on all or any part of the Property. Borrower will not permit any drilling or
exploration for an extraction, removal or production of any minerals from the surface or subsurface of the Land.

 

(3)         Changes
to Property. Borrower shall not (1) abandon the Property or leave the Property unprotected or deserted, (2) change the use
of the Property for which all or any part of the Property was intended at the time this Mortgage was executed, (3) make any structural
alterations to the Property, (4) demolish, remove or structurally alter the Improvements or Fixtures, or (5) remove or alter any
of the Fixtures or Personal Property from the Property, unless such Fixture or Personal Property is obsolete and of no further
utility in operating the Property or such Fixture or Personal Property is replaced by an item of equal or better suitability and
value and such replacement item is owned by Borrower free and clear of any Liens other than Permitted Liens.

 

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(4)         Changes
Affecting the Real Estate. Borrower shall not (1) cause or permit any partition of the Property, (2) initiate, join in or
acquiesce in, or consent to, any change in the zoning classification (including any variance under any existing zoning ordinance
applicable to the Property), Restrictive Covenant, zoning Law or other public or private restriction, limiting or defining the
uses which may be made of all or any part of the Property, (3) permit the use of the Property to become a non-conforming use under
applicable zoning Laws, (4) file any subdivision or parcel map affecting the Property, (5) amend, modify or consent to any easement
or Restrictive Covenant, pertaining to the Property, or (6) take any steps to convert the Property, or any portion thereof, to
a condominium or cooperative form of management.

 

(5)         Permits,
Laws and Restrictive Covenants. Borrower agrees to take all actions required to obtain and maintain all Permits required for
the construction, ownership, use and operation of the Property. Borrower agrees to comply with all applicable Laws, Permits and
Restrictive Covenants applicable to the construction, use, operation, maintenance, repair and restoration of the Property.

 

(6)         No
Joint Assessment. Borrower shall not suffer, permit or initiate a joint assessment of the Property with any other real property
constituting a tax lot separate from the Property.

 

(7)         Plans
and Specifications. To the extent that Borrower possesses same, Borrower shall maintain a complete set of final plans, specifications,
blueprints and drawings for the Improvements either at the Property or in a particular office at the headquarters of Borrower
to which Lender has access.

 

Section
4.3           Property Reporting Requirements.

 

Borrower shall promptly
notify Lender: (1) of any proposed zoning reclassification, variance, conditional or special use permit, subdivision plat or annexation
affecting the Real Estate, (2) if any Law, Permit or Restrictive Covenant is violated, and such violation could affect title to
the Real Estate or Borrower’s existing or intended use of the Real Estate, or result in Liens, fines, or penalties being imposed
on the Real Estate, and (3) of all written communications received by Borrower amending, modifying or affecting any Permits then
required to be in effect for the ownership, construction, maintenance or operation of the Property.

 

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Section 4.4           Inspection
of Property.

 

Lender and any
Persons authorized by Lender shall have the right, upon reasonable advance notice to Borrower and at reasonable times, and subject
to the rights of tenants, to (1) enter and inspect the Property, and (2) inspect all work done, labor performed and materials
furnished in and about the Improvements.

 

Section
4.5           Use of Lender’s Name.

 

Borrower will
not use the names either of Lender or any of Lender’s Affiliates in connection with the development and operation of the Property.

 

Section
4.6           Property Payments.

 

To the extent
not escrowed for by the Lender pursuant to Section 4.7, below, or if the amounts maintained within the Escrow Fund are insufficient
to pay, when due, any of the following items, Borrower will pay, and upon request of Lender, will submit to Lender receipts evidencing
such payments, as they become due, all Real Property Taxes, all personal property taxes and assessments, all fees for utility
services rendered to the Property including water and sewer charges (whether metered or assessed on a frontage basis), general
and special assessments, insurance premiums for all Required Insurance, Permit fees, inspection fees, license fees, ground rents,
maintenance charges and similar charges, franchise fees, equipment rents, all encumbrances of every kind against Borrower or the
Property, any charge which, if unpaid, would become a Lien against the Property and any and all amounts required to maintain,
protect, repair or restore the Property (and all before such amounts become delinquent and before any interest attaches or penalty
is incurred) and, in the event Borrower fails to pay any such amounts or in the event of an emergency, the Lender may in its sole
discretion, but shall not have the obligation to, advance and make payment of same.

 

Section
4.7           Escrow Fund.

 

Borrower shall
establish a fund (“Escrow Fund”) sufficient to pay and discharge, with respect to the Property, all taxes,
assessments, non-metered water and sewer charges, frontage charges, flood insurance (if Land is located in a federal special flood
hazard area), hazard, liability and other property insurance premiums (at the option of Lender), municipal charges, governmental
impositions and other charges, including vault charges and license fees for the use of vaults, chutes and similar areas adjoining
the Land (“Real Property Taxes”). Initial deposits of Real Property Taxes shall be made by Borrower to Lender
in amounts determined by Lender in its discretion on the date hereof. Borrower shall pay to Lender on the first day of each calendar
month occurring after the date hereof one-twelfth (1/12) of an amount which would be sufficient to pay the Real Property Taxes
payable, or estimated by Lender to be payable, upon the due dates established by the appropriate taxing authority(ies) during
the next ensuing twelve (12) months. Borrower agrees to notify Lender immediately of any changes to the amounts, schedules and
instructions for payment of any Real Property Taxes of which Borrower has obtained knowledge and authorizes Lender or its agent
to obtain the bills for Real Property Taxes directly from the appropriate tax authority.

 

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Provided there
are sufficient amounts in the Escrow Fund and no Event of Default exists, Lender shall pay the Real Property Taxes as they become
due on their respective due dates on behalf of Borrower by applying amounts in the Escrow Fund to the payments of such Real Property
Taxes. If the amount of the Escrow Fund exceeds the amounts due for Real Property Taxes, Lender may, in its discretion, return
any excess to Borrower or credit such excess against future payments to be made to the Escrow Fund. In allocating such excess,
Lender may deal with the Person shown on the records of Lender to be the owner of the Property. If the Escrow Fund is not sufficient
to pay the items set forth above, Borrower shall promptly pay to Lender, upon demand, an amount which Lender shall reasonably
estimate as sufficient to make up such deficiency. The Escrow Fund shall not constitute a trust fund and may be commingled with
other monies held by Lender. Unless required by applicable Law, no earnings or interest on the Escrow Fund shall be payable to
Borrower or any other Person.

 

In the events
that (a) water and/or sewer charges are assessed against the Property on a metered basis and (b) the Borrower fails to timely
pay such charges to the applicable Governmental Authority, the Lender (y) shall be entitled (but not required) to pay same and/or
(z) may require the Borrower to pay to the Lender a sum of money equal to 150% of the amount of such charges (annualized), as
determined by Lender on the basis of examination of historical records, current estimated usage or such other data available to
Lender, and the Borrower shall immediately pay such sum to the Lender upon demand which funds shall be held by Lender in a non-interest
bearing account or may be comingled with its general funds and may be used by Lender to pay such outstanding charges, held as
additional collateral or applied in reduction of any amounts due and owing to the Lender.

 

Section 4.8           Taxes
on Lender/Moratorium Laws.

 

Borrower will
pay any taxes (except income, franchise or similar taxes) now or hereafter imposed on Lender by reason of its ownership of the
Note or this Mortgage. In the event of the passage after the date hereof of any Law deducting from the value of Property for the
purposes of taxation any Lien thereon or changing in any way the laws of taxation of mortgages or debts secured by mortgages or
the manner of the collection of any such taxes, so as to adversely affect this Mortgage, the holder hereof shall have the right
to give thirty days’ written notice to the owner of the Property requiring the payment in full of the Note and all other sums
due hereunder and if such notice is given, the Note and all other sums due hereunder shall become due and payable and collectible
at the expiration of said thirty days. If this Mortgage is now or shall hereafter be protected or affected by moratorium laws
or by any other statute or statutes preventing Lender from foreclosing for nonpayment of principal upon the Maturity Date (“Moratorium
Laws”), Borrower hereby undertakes to continue to pay amortization, plus interest at the Default Rate, monthly to Lender
(if Lender so elects and only so long as the Moratorium Laws protect Borrower), such monthly payments to commence on the Maturity
Date and monthly thereafter for as long as the Moratorium Laws remain in effect, such amortization based upon the greater of (a)
amortization payments due in the last year of this Mortgage prior to the Maturity Date or (b) amortization required by the Moratorium
Laws. In the event that Borrower defaults in the payment of any such installment of amortization on any due date, Lender shall
have the right to foreclose solely by reason of such default. Upon the expiration of the protection(s) afforded by any Moratorium
Laws, the entire unpaid principal balance of the Loan plus all other sums due and owing pursuant to the Note and hereunder shall
become immediately due and payable.

 

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Section
4.9           Payment of the Indebtedness Secured Obligations/Terms of Note.

 

Borrower shall
pay the Indebtedness and all other Secured Obligations including any and all other interest, charges, fees, costs and expenses
that may come due thereunder or under any Loan Document. The terms and provisions of the Note and all other Loan Documents are
incorporated herein by reference.

 

Article
5 - Leases and Rents and Assignment of Leases and Rents 

 

Section
5.1           Representations and Warranties.

 

Borrower represents
and warrants that (1) Borrower is the sole owner of the entire lessor’s interest in the Leases, Rents and Tenant Security,
(2) all existing Leases are in full force and effect and are enforceable in accordance with their respective terms and comply
with applicable Law, (3) the terms of all alterations, modifications and amendments to the Leases are reflected in the certified
rent roll of the Property delivered to Lender in connection with the closing of the Loan (the “Rent Roll”), (4)
Borrower has delivered to Lender a true, correct and complete list of all Tenant Security which have not been applied, all of
which are held by Borrower in accordance with the terms of the applicable Lease and applicable Law, (5) there is no Sale or Encumbrance
by Borrower of landlord’s interest under any of the Leases and Rents, (6) other than the collection of Rent for the first
and/or last month of a Lease, none of the Rents have been collected for more than one (1) month in advance (it being understood
that a Tenant Security shall not be deemed Rent collected in advance) and Borrower shall not hereafter collect any Rents more
than one (1) month in advance, (7) all work required to be performed by Borrower under each Lease has been performed or is being
performed as required and the premises demised under the Leases have been accepted by the applicable Tenant and such Tenant has
taken possession of the same on a rent-paying basis, (8) to Borrower’s knowledge, there exist no offsets or defenses to
the payment of any portion of the Rents, (9) no Rent has been waived, released or otherwise discharged or compromised, (10) all
payments due under the Leases are current and are consistent with the Rent Roll (or, if there are any Rent delinquencies, same
are specified in the Rent Roll), (11) there are no agreements with the Tenants other than expressly set forth in each written
Lease, (12) no Lease contains an option to purchase, right of first refusal to purchase, or any other similar provision, (13)
no Person has any possessory interest in, or right to occupy, the Property or any part thereof except under and pursuant to a
written Lease, (14) each Lease is subordinate to this Mortgage, either pursuant to its terms or a recorded subordination agreement,
(15) no Lease has the benefit of a non-disturbance agreement that would be considered unacceptable to prudent institutional mortgagees,
(16) no brokerage commissions or finders fees are due and payable regarding any Lease, (17) each Lease is an arms-length transaction
and is made at then current market rents and terms, (18) Borrower has not performed, and Borrower covenants and agrees that it
will not perform, any acts and has not executed, and shall not execute, any instrument which would prevent Lender from exercising
its rights under this Article, (19) Borrower has received no notice from any Tenant challenging the validity or enforceability
of any Lease, (20) to Borrower’s knowledge, there are no material breaches or defaults, or events that with notice or the
passage of time, or both, would constitute a material breach or default of any Leases by Borrower or any Tenant, and (21) to Borrower’s
knowledge, no Tenant is subject to a Bankruptcy Event.

 

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Section
5.2           Leases and Rents.

 

Borrower covenants
and agrees that Borrower shall (1) perform all the obligations of the landlord under each Lease, (2) use best efforts to keep
the Property leased at all times to Tenants whom Borrower, reasonably and in good faith, believes are creditworthy and at rents
not less than comparable existing market rates or applicable rates allowed by law (if lower) for similar properties, (3) promptly
send copies to Lender of all notices of material default which Borrower sends or receives with respect to any Lease, (4) use best
efforts to enforce all of the terms, covenants and conditions contained in the Leases upon the part of each Tenant to be observed
or performed, (5) other than the collection of Rent for the first and/or last month of a Lease, not collect any of the Rents more
than one (1) month in advance, (it being understood that Tenant Security shall not be deemed Rent collected in advance), nor grant
any Tenant any right to prepay Rent more than one (1) month in advance, (6) not execute any assignment of the landlord’s
interest in the Leases or the Rents, (7) not materially (or adversely to the landlord) change the terms of any Lease, (8) keep
in full force and effect and not cancel or terminate any Lease (except for defaults thereunder) or accept a surrender thereof
or convey or transfer or suffer or permit a conveyance or transfer of the Property or of any interest therein so as to effect
a merger of the estates and rights of, or a termination or diminution of the obligations of, Tenants thereunder, (9) not cancel,
release (except upon termination of the applicable Lease) or change the terms of any Tenant Security, (10) not consent to any
assignment of, or subletting under, the Leases, unless required to do so under applicable Laws, or pursuant to the terms of the
Lease, (11) intentionally omitted, (12) only enter into Leases that are a result of an arms-length transaction and only enter
into Leases with Persons that are not Affiliates of Borrower, (13) other than the existing Lease with the City of New York, Dept,
of Citywide Administrative Services, not enter into a single Lease or a series of related Leases for more than five percent (5.00%)
of the total rentable space of the Property, without the consent of Lender, such consent not to be unreasonably withheld or delayed,
(14) promptly upon Lender’s request, execute and record (a) any additional assignments of the landlord’s interest
under any Lease to Lender and (b) a specific subordination of any Lease to this Mortgage, both in form and substance satisfactory
to Lender, (15) not do, or permit to be done, anything to impair the value of the Leases as security for the Secured Obligations,
(16) not grant any Tenant any option, right of first refusal or other right to purchase all or any portion of the Property, (17)
not enter into any Lease without the consent of Lender, such consent not to be unreasonably withheld or delayed, and (18) not
engage in any action(s), omission(s), malfeasance or nonfeasance which would constitute the constructive eviction or attempted
constructive eviction of any Tenant. Upon request, Borrower shall furnish Lender with executed copies of all Leases. Each non-residential
Lease entered into subsequent to the date hereof shall provide that in the event of the enforcement by Lender of the remedies
provided for hereby or by Law, the Tenant thereunder will, upon request and at the option of any Person succeeding to the interest
of Borrower as a result of such enforcement, automatically become the lessee of said successor in interest and attorn to said
successor in interest, without change in the terms or other provisions of the Lease, provided, however, that (A) said successor
in interest shall not be bound by (i) any payment of Rent for more than one (1) month in advance, except prepayments in the nature
of Tenant Security to the extent actually received by said successor in interest or (ii) any amendment or modification of the
Lease made without the consent of Lender or such successor in interest. Each Lease shall also provide that (a) the Lease is subordinate
to this Mortgage and (b) upon request by said successor in interest, such Tenant shall execute and deliver an instrument or instruments
confirming such attornment. Lender hereby refers to Section 291-f of the Real Property Law of the State of New York and Borrower
acknowledges Lender’s rights under the statute, specifically with respect to subparagraphs 5, 7, 8 and 9 as hereinabove
set forth. Lender shall have all the rights against lessees of the Mortgaged Property as set forth in Section 291-f of the Real
Property Law of New York.

 

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Borrower shall,
promptly upon Lender’s request, deliver to Lender an executed copy of each Lease then in effect. All Leases shall be on forms
approved by Lender, shall be for initial terms of at least six months and, with respect to individual apartment residential Leases,
not more than two years, and shall not include options to purchase. If customary in the applicable market, residential Leases
with terms of less than six months may be permitted with Lender’s prior written consent.

 

Borrower shall
not lease any portion of the Property for non-residential use except with the prior written consent of Lender, such consent not
to be unreasonably withheld or delayed, and Lender’s prior written approval of each Lease. Borrower shall not modify the terms
of, or extend or terminate, any Lease for non-residential use (including any Lease in existence on the date of this Instrument)
without the prior written consent of Lender, such consent not to be unreasonably withheld or delayed. Borrower shall, without
request by Lender, deliver an executed copy of each non-residential Lease to Lender promptly after such Lease is signed. All non-residential
Leases, including renewals or extensions of existing Leases, shall specifically provide and shall be deemed to include provisions
that (1) such Leases are subordinate to the lien of this Instrument (unless waived in writing by Lender); (2) the Tenant shall
attorn to Lender and any purchaser at a foreclosure sale, such attornment to be self-executing and effective upon acquisition
of title to the Property by any purchaser at a foreclosure sale or by Lender in any manner; (3) the Tenant agrees to execute such
further evidences of attornment as Lender or any purchaser at a foreclosure sale may from time to time request; (4) the Lease
shall not (unless the Lender determines at any time to the contrary) be terminated by foreclosure or any other transfer of the
Property; (5) after a foreclosure sale of the Property, Lender or any other purchaser at such foreclosure sale may, at Lender’s
or such purchaser’s option, accept or terminate such Lease; and (6) the Tenant shall, upon receipt after the occurrence of an
Event of Default of a written request from Lender, pay all Rents payable under the Lease to Lender.

 

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Section 5.3          Tenant
Security.

 

Borrower will not commingle any
Tenant Security with any other assets of Borrower.

 

Section
5.4          Assignment of Leases, Rents.

 

(1)         As
part of the consideration for Lender’s issuance of the Loan to Borrower, Borrower absolutely and irrevocably assigns to
Lender all of Borrower’s right, title and interest in, to and under all present and future Leases and Rents and Tenant Security
and all proceeds from the sale or other disposition of such Leases, Rents and Tenant Security (“Assignment of Leases
and Rents”). This Assignment of Leases and Rents is immediately effective and is a present, absolute and irrevocable
transfer and assignment, not an assignment for security purposes only, and Lender’s right to the Leases and Rents and Tenant Security
and the proceeds thereof is not contingent upon, and may be exercised without possession of, all or any portion of the Property
and without further action by the Borrower. Promptly upon request by Lender, Borrower agrees to execute and deliver such further
assignments as Lender may from time to time require. (Notwithstanding the definition of the term “Property” hereinbefore
set forth, for purposes of giving effect to this absolute assignment of the Lease and Rents, and for no other purpose, the Leases
and Rents shall not be deemed to be a part of the “Property; however, if this present, absolute and unconditional assignment
of the Leases and Rents is not enforceable by its terms under the laws of the Property Jurisdiction, then the Leases and Rents
shall be included as a part of the Property and it is the intention of the Borrower that in this circumstance this Mortgage create
and perfect a Lien on the Leases and Rents in favor of Lender, which lien shall be effective as of the date of this Instrument.)

 

(2)          Notwithstanding
such Assignment of Leases and Rents

 

		(i)	Lender
                                         confers upon Borrower a revocable license to collect and retain the Rents as they become
                                         due and payable and not in advance (“License to Collect Rents”). Borrower
                                         shall hold the Rents and all sums received pursuant to any Lease or Tenant Security or
                                         a portion thereof sufficient to discharge all current sums due on the Secured Obligations,
                                         in trust for Lender for use in the payment of such sums and shall apply all Rents to
                                         pay the installments of interest and principal then due and payable under the Note and
                                         the other amounts then due and payable under the other Loan Documents, including the
                                         Escrow Fund and all current costs and expenses of managing, operating and maintaining
                                         the Property, including utilities, Real Property Taxes and insurance premiums for Required
                                         Insurance, tenant improvements and other capital expenditures. So long as no Event of
                                         Default has occurred and is continuing, the Rents remaining after application pursuant
                                         to the preceding sentence may be retained and/or subject to the payment of all current
                                         debt service and other expenses of maintaining the Property, distributed by Borrower
                                         free and clear of, and released from, Lender’s rights with respect to Rents under this
                                         Instrument.

 

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		(ii)	As
                                         part of the License to Collect Rents, Lender also confers upon Borrower all rights, power
                                         and authority granted to Borrower under any Lease (except as otherwise limited by this
                                         Article or elsewhere herein), including the right, power and authority to modify the
                                         terms of any Lease or extend or terminate any Lease.

 

(3)           From
and after the occurrence and during the existence of an Event of Default, and without the necessity of Lender entering upon and
taking and maintaining control of the Property directly, or by a receiver, (i) Borrower’s License to Collect Rents shall automatically
terminate, (ii) Lender shall without notice be entitled to all Rents as they become due and payable, including Rents then due
and unpaid, (iii) the authority granted in Section 5.4(2)(ii) shall be automatically revoked, (iv) Borrower authorizes Lender
to collect, sue for and compromise Rents and directs each Tenant to pay all Rents to, or as directed by, Lender, (v) Borrower
shall, upon Borrower’s receipt of any Rents pay the total amount of such receipts to the Lender, (vi) Borrower shall pay to Lender
upon demand all Rents to which Lender is entitled and (vii) Lender immediately shall have all rights, powers and authority granted
to Borrower under any Lease, including the right, power and authority to modify the terms of any such Lease, or extend or terminate
any such Lease. At any time on or after the date of Lender’s demand for Rents, Lender may give, and Borrower hereby irrevocably
authorizes Lender to give, notice to all Tenants of the Property instructing them to pay all Rents to Lender, no Tenant shall
be obligated to inquire further as to the occurrence or continuance of an Event of Default, and no Tenant shall pay to or be obligated
to pay to Borrower any amounts which are actually paid to Lender in response to such a notice. Any such notice by Lender shall
be delivered to each Tenant personally, by mail or by delivering such demand to each rental unit. Borrower shall not interfere
with and shall cooperate with Lender’s collection of such Rents.

 

(4)         If
an Event of Default has occurred and is continuing, Lender may, regardless of the adequacy of Lender’s security or the solvency
of Borrower and even in the absence of waste, enter upon and take and maintain full control of the Property in order to perform
all acts that Lender in its discretion determines to be necessary or desirable for the operation and maintenance of the Property,
including the execution, cancellation or modification of Leases, the collection of all Rents, the making of repairs to the Property
and the execution or termination of contracts providing for the management, operation or maintenance of the Property or for such
other purposes as Lender in its discretion may deem necessary or desirable.

 

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(5)         Borrower
acknowledges and agrees that the exercise by Lender, either directly or by a receiver, of any of the rights conferred under this
Article or elsewhere herein shall not be construed to make Lender a mortgagee-in-possession of the Property so long as Lender
has not itself entered into actual possession of the Real Estate. The acceptance by Lender of the assignment of the Leases and
Rents pursuant to this Article and the exercise of any rights hereunder shall not at any time or in any event obligate Lender
to take any action under this Mortgage or to expend any money or to incur any expenses. Lender shall not be liable in any way
for any injury or damage to person or property sustained by any person or persons, firm or corporation in or about the Property
other than those arising by reason of Lender’s gross negligence or willful misconduct. Lender shall not (i) be obligated
to perform any of the terms, covenants and conditions contained in any Lease (or otherwise have any obligation with respect to
any Lease); (ii) be obligated to appear in or defend any action or proceeding relating to any Lease or the Property; (iii) be
responsible for the operation, control, care, management or repair of all or any portion of the Property; (iv) be responsible
or liable for any waste committed on the Property by any Tenant or Person, (v) be responsible for any dangerous or defective condition
of the Property, (vi) be responsible for any negligence in the management, upkeep, repair or control of the Property resulting
in loss or injury or death to any Tenant, licensee, employee, invitee or other Person, (vii) be responsible for or impose upon
Lender any duty to produce Rents or profits, or (viii) be required to exercise any of the rights, remedies or powers granted to
Lender under this Mortgage. The execution of this Mortgage by Borrower shall constitute conclusive evidence that all responsibility
for the operation, control, care, management and repair of the Property is and shall be that of Borrower.

 

Article
6 - Insurance 

 

Section
6.1           Insurance Definitions.

 

For purposes of
this Mortgage the following terms have the following meanings:

 

“Full
Replacement Cost” means (1) with respect to the Improvements and Fixtures, the cost of replacing the Improvements and
Fixtures without regard to deduction for depreciation, and (2) with respect to Personal Property, the cost of replacing such Personal
Property.

 

“Rental
Income” means the sum of (1) the total of the then ascertainable Rents payable under the Leases, and (2) the total ascertainable
amount of all other amounts to be received by Borrower from third parties which are the legal obligations of Tenants.

 

Section
6.2           Conditions of Property.

 

Borrower represents
and warrants that Borrower has not received notice from any insurance company or bonding company of any defects or inadequacies
in any or all of the Property which could (1) adversely affect the insurability of any or all of the Property, (2) cause the imposition
of increased premiums or charges or (3) cause the termination of any insurance policy or bond.

 

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Section
6.3           Maintenance of Insurance.

 

Borrower will
maintain at all times the following types of insurance upon or related to the Property (collectively, “Required Insurance”):

 

(1)         Casualty
Insurance. “All risk” coverage insurance against loss or damage to the Property from all risk perils, including
acts of terrorism (foreign or domestic), fire, lightning, wind, hail, flood, earthquake, subsidence, vandalism, riot or civil
commotion, malicious mischief, burglary and theft. The amount of such insurance shall not be less than one hundred percent (100%)
of the Full Replacement Cost of the Improvements, Fixtures, and Personal Property owned by Borrower from time to time. The determination
of the amount of the Full Replacement Cost shall be adjusted annually to comply with the requirements of the insurer providing
such coverage or, at Lender’s election, by reference to such indexes, appraisals or information as Lender determines in its discretion.
Absent such annual adjustment, each policy shall contain inflation guard coverage insuring that the policy limit will be increased
over time to reflect the effect of inflation. Each policy or policies shall contain a replacement cost endorsement and either
an agreed amount endorsement (to avoid the operation of any co-insurance provisions) or a waiver of any co-insurance provisions.
Co-insurance is not permitted and, in all events, the amount of such insurance shall be sufficient to prevent Lender from becoming
a co-insurer within the terms of the applicable policies and under applicable Law. The maximum deductible under such insurance
will not exceed the Casualty Insurance Deductible.

 

(2)         Comprehensive
General Liability Insurance. Commercial general liability insurance for personal injury, bodily injury, death and property
damage liability in amounts not less than $1,000,000 per occurrence, $2,000,000 aggregate (exclusive of umbrella coverage). Lender
may require Borrower to increase the amount of such liability insurance maintained by Borrower should Lender deem an increase
to be reasonably prudent under then existing circumstances. Such policy must include coverage for premises and operations, products
and completed operations, independent contractors, blanket contractual liability, hired, owned and non-owned automobile liability,
and innkeeper’s legal liability. No deductible is permitted under such liability insurance.

 

(3)         Business
Interruption Insurance. Business interruption and/or loss of Rental Income insurance in amounts sufficient to avoid any co-insurance
penalty and to compensate Borrower for all Rents during a period for twelve (12) months from the date of the Casualty, plus one
hundred eighty (180) days extended period of indemnity, subject to a deductible not to exceed the Business Interruption Insurance
Deductible. The amount of coverage shall be adjusted annually to reflect the Rents payable during the succeeding twelve (12) month
period. Borrower hereby assigns the proceeds of such insurance to Lender, to be applied by Lender in payment of the interest and
principal on the Note, insurance premiums for all Required Insurance and Real Property Taxes until such time as the Improvements
shall have been restored and placed in full operation, at which time, provided there are no outstanding Events of Default, the
balance of such insurance proceeds, if any, held by Lender shall be paid over to Borrower.

 

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(4)         Major
Equipment Property Insurance. Broad form boiler and machinery insurance covering the major components of the Real Estate including
central heating, air conditioning and ventilating systems, boilers, other pressure vessels, high pressure piping and machinery,
elevators and escalators, if any, and other similar equipment installed in the Improvements, in an amount equal to one hundred
percent (100%) of the Full Replacement Cost of the Improvements. Such policies shall insure against physical damage to and loss
of occupancy and use of the Improvements arising out of an accident or breakdown of any of such equipment.

 

(5)         Flood
Insurance. If the Land or any part thereof is identified by the Secretary of Housing and Urban Development and/or the Federal
Emergency Management Agency as being situated in an area now or subsequently designated as having special flood hazards (including
those areas designated as Zone A or Zone V), flood insurance in an amount equal to the lesser of (1) one hundred percent (100%)
of the Full Replacement Cost of the Improvements, or (2) the maximum amount of available flood insurance. The maximum deductible
under such insurance will not exceed $20,000.00.

 

(6)         Other
Customary Insurance. Such other insurance as is usually carried by companies engaged in the same or a similar business as
Borrower and similarly situated and such other insurance in such amounts as Lender may require from time to time, including
(a) statutory worker’s compensation insurance with respect to any work on or about the Property covering all persons
subject to the worker’s compensation laws of the state in which the Property is located, (b), during the period of any
construction on the Property or renovation or alteration of the Improvements, a so-called “Builder’s All-Risk Completed
Value” or “Course of Construction” insurance policy in non-reporting form for any Improvements under
construction, renovation or alteration in an amount approved by Lender and with an agreed amount endorsement waiving
co-insurance provisions and (c) Blanket Crime Bond covering all employees for employee dishonesty, computer fraud and
depositors forgery in an amount of not less than $5,000,000.00.

 

(7)         Law
and Ordinance Coverage. Law and ordinance coverage in an amount satisfactory to Lender if the Property, or any part
thereof, shall now or at any time hereafter constitute a nonconforming use or structure under applicable zoning ordinances,
sub-division and building codes or other laws, ordinances, orders and requirements.

 

(8)         Umbrella
Liability Insurance. In addition to the primary coverage otherwise required by this Mortgage, umbrella liability
insurance in an amount equal to or greater than the Umbrella Coverage Liability Amount.

 

Section
6.4           Insurance Carriers.

 

All insurance required
by this Mortgage shall be provided by an insurance company (1) licensed to do business in the state where the Land is located,
and (2) with a policy rating of “B+” or better and a financial rating of at least VIII from A.M. Best Company or any
successor thereto.

 

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Section 6.5           Evidence of Insurance.

 

Borrower shall
deliver to Lender an original of each insurance policy required to be maintained, or a certificate of such insurance reasonably
acceptable to Lender, together with a copy of the declaration page for each such policy. Not later than fifteen (15) days prior
to the expiration of each policy of Required Insurance, Borrower shall deliver a renewed policy or policies, or certificates of
insurance, or duplicate original or originals thereof and, if requested by Lender, accompanied by evidence of payment satisfactory
to Lender with standard non-contributory mortgage clauses in favor of and acceptable to Lender. Upon request of Lender, Borrower
shall use its best efforts to cause its insurance underwriter or broker to certify to Lender in writing that all the requirements
of this Mortgage governing insurance have been satisfied.

 

Section 6.6           Insurance Policy Provisions.

 

Each Required
Insurance policy shall (1) in the case of a liability policy, name Lender and its successors and assigns as additional insured,
(2) in the case of a casualty policy, name Lender and its successors and assigns as mortgagee and loss payee, (3) be for a term
of not less than one (1) year, (4) include a standard mortgagee clause providing that the interest of Lender shall be insured
regardless of any breach or violation by Borrower or any Tenant of any warranties, declarations or conditions in such policy,
(5) if any such Required Insurance policy is subject to cancellation, termination or being endorsed to effect a change in coverage
for any reason whatsoever, the insurer under such policy shall promptly notify Lender in writing and such cancellation, termination
or change shall not be effective as to Lender until thirty (30) days after receipt by Lender of such notice (unless such cancellation
is for non-payment, in which case such insurer shall be obligated to provide Lender with not less than ten (10) days written notice),
(6) shall include an effective waiver of all subrogation rights against any loss payee, additional insured or named insured, (7)
in the case of property damage insurance policies such policies automatically reinstate after a Casualty, (8) provide that no
loss payee or additional insured is responsible for any insurance premiums on or assessments pursuant to any such policy, (9)
permit Lender to pay the premiums and continue such policy upon failure of Borrower to pay such premium, and (10) to the extent
available at commercially reasonable rates, a waiver of subrogation endorsement as to Lender. Lender may, but shall not be obligated
to, make premium payments to prevent such cancellation. In addition, each Required Insurance policy shall be subject to the approval
of Lender as to insurance company, amounts, content, form of policy, method by which premiums are paid and expiration date.

 

Section 6.7           Compliance with Requirements
of Insurance Policies.

 

Borrower
shall (1) pay when due all insurance premiums for all Required Insurance, (2) comply with and conform to (a) all provisions of
each such Required Insurance policy, and (b) all requirements of the insurers applicable to Borrower or to the Property or to
the use, manner of use, occupancy, possession, operation, maintenance, alterations or repair of any of the Property, (3)
not use or permit the use of the Property in any manner which permits
any insurer to cancel or void any Required Insurance policy.

 

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Section 6.8           Insurance Reporting Requirements.

 

Borrower shall
give Lender prompt notice of, and copies of documents delivered or received by Borrower in connection with, each of the following:
(1) any claims made against Borrower for any personal injury, bodily injury or property damage incurred on or about the Property,
(2) any Casualty, and (3) any cancellation or non-renewal of any Required Insurance policy.

 

Section
6.9          Renewal and Replacement of Insurance Policies.

 

Not less than
fifteen (15) days prior to the expiration, termination or cancellation of any insurance policy required to be maintained under
this Agreement, Borrower shall renew such policy or obtain a replacement policy or policies (or a binding commitment for such
replacement policy or policies), which shall be effective not later than the date of the expiration, termination or cancellation
of the previous policy, and shall deliver to Lender a certificate in respect of such policy or policies or a copy of the binding
commitment for such policy or policies and confirming that such policy complies with all requirements of this Mortgage.

 

Section
6.10         Rights of Lender to Obtain Insurance.

 

If at any time
Lender is not in receipt of written evidence that all Required Insurance is in full force and effect, Lender has the right but
not the obligation, without notice to Borrower, to obtain such insurance coverage as Lender in its sole discretion deems appropriate.
Borrower agrees that all premiums incurred by Lender in connection with obtaining and maintaining such insurance shall be paid
by Borrower to Lender upon demand and until paid shall bear interest at the Default Rate. At Lender’s option, said premiums
may be paid by Lender from the Escrow  Fund.

 

Section
6.11         Dealing with Insurance Carriers/Succession to Borrower’s Rights.

 

Borrower shall
obtain Lender’s prior written approval, such approval not to be unreasonably withheld, prior to any settlement, adjustment or
compromise of any claims for loss, damage or destruction under any Required Insurance policy, and Lender shall have the right
to participate with Borrower in negotiation of any such settlement, adjustment or compromise, provided the claim exceeds $250,000.00
in such event. Lender shall also have the right to appear with Borrower in any action against an insurer based on a claim for
loss, damage or destruction under any policy or policies of insurance. If all or any portion of the Property is sold at a foreclosure
sale or Lender acquires title to all or any portion of the Property, Lender shall automatically succeed to all rights of Borrower
in and to any insurance policies and unearned insurance premiums and in and to the proceeds resulting from any damage to the Property
prior to such sale or acquisition.

 

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Section
6.12        Application of Insurance Proceeds.

 

Borrower will cause
all Casualty Insurance Proceeds to be paid over to Lender. Such Casualty Insurance Proceeds shall be applied first to reimburse
Lender for all costs and expenses of Lender incurred in connection with the recovery, maintenance and administration of such Casualty
Insurance Proceeds, and then, at the option of Lender in its sole discretion, either (1) to the payment or prepayment of the Secured
Obligations in such order as Lender may determine or (2) to reimburse Borrower for the cost of restoring, repairing, replacing
or rebuilding all or any part of the Property subject to the Casualty (“Restoration”).

 

Section
6.13         Lender’s Right to Escrow for Insurance.

 

Upon an Event of
Default or if the Lender is compelled by Law, Borrower covenants to pay to Lender, one-twelfth (1/12th) of the annual premiums
for fire, flood and other hazard insurance, which sums shall be held by the Lender pursuant to Section 4.7 (and shall be deemed
included in the Escrow Fund) and used by it to pay such insurance premiums as the same become due and payable.

 

Article
7 - Condemnation 

 

Section
7.1           Condemnation Definitions.

 

For purposes of
this Mortgage the following terms have the following meanings:

 

“Condemnation”
means any temporary or permanent taking or requisition of any or all right, title and interest in all or any part of the Property
or any change of grade which affects the Property or any roadway providing access to the Property, in each case, as the result
of the exercise of any right of condemnation or eminent domain.

 

“Condemnation
Proceeds” means all funds or proceeds received as a result of, in connection with, or in anticipation of, a Condemnation.

 

Section
7.2           Condemnation Representations and Warranties.

 

Borrower represents
and warrants that there are no pending or, to the knowledge of Borrower, threatened Condemnation proceedings.

 

Section
7.3          Condemnation Reporting Requirements.

 

Borrower will promptly
give Lender notice of the actual or threatened commencement of any Condemnation proceeding and shall deliver to Lender copies
of each notice and paper served by any party in connection with such a proceeding.

 

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Section
7.4          Condemnation Proceedings.

 

Borrower authorizes
Lender, at Lender’s option, to commence, appear in and participate in, in Borrower or Lender’s name, in any Condemnation proceeding.
If Lender elects to participate in such a proceeding then Borrower will execute and deliver all instruments requested by Lender
to permit or facilitate Lender’s participation in such a proceeding. If Lender elects not to participate in such a Condemnation
proceeding, then Borrower shall, at its expense, diligently prosecute such proceeding. In that case, Borrower will consult with
Lender, and will cooperate with Lender in any defense of such proceeding. In either case, Borrower will not settle or compromise
such a proceeding without the consent of Lender.

 

Section
7.5           Application of Condemnation Proceeds.

 

Borrower will
cause all Condemnation Proceeds to be paid directly to Lender. Such Condemnation Proceeds shall be applied first to reimburse
Lender for all costs and expenses of Lender incurred in connection with obtaining such Condemnation Proceeds, and then, at the
option of Lender, in its sole discretion, either (1) to the payment or prepayment of the Secured Obligations in such order as
Lender may determine or (2) to reimburse Borrower for the cost of restoring, repairing, replacing or rebuilding all or any of
the Property that was affected by the Condemnation (“Replacement”).

 

Article
8 – Environmental

 

Section
8.1           Environmental Definitions.

 

As used in this
Mortgage, the following terms have the following meanings:

 

“Environmental
Laws” means any and all Laws relating to or imposing liability or standards of conduct concerning environmental regulation,
environmental protection, Hazardous Materials, pollution, contamination or clean up, including the Clean Air Act, the Clean Water
Act, also known as the Federal Water Pollution Control Act, the Federal Insecticide, Fungicide and Rodenticide Act, the Surface
Mining Control and Reclamation Act, the Comprehensive Environmental Response, Compensation and Liability Act, as amended by the
Superfund Amendment and Reauthorization Act of 1986, the Emergency Planning and Community Right to Know Act, the Resource Conservation
and Recovery Act, the Safe Drinking Water Act, the Toxic Substances Control Act, the Hazardous Materials Transportation Act, the
Occupational Safety and Health Act, the Water Pollution Control Act, the Endangered Species Act, the River and Harbors Appropriation
Act, the Solid Waste Disposal Act and the National Environmental Policy Act.

 

“Hazardous
Materials” means (1) any and all elements, compounds, mixtures, substances, radioactive materials,
hazardous materials, hazardous wastes, hazardous or toxic substances, in quantities or volumes covered by or regulated
pursuant to any Environmental Law, including asbestos, gasoline, diesel fuel, motor oil, waste or used oil, heating oil,
kerosene and any other petroleum products, including crude oil or any fraction thereof, and material exhibiting the
characteristics of ignitability, corrosivity, reactivity or extraction procedure toxicity, as such terms are defined in
connection with hazardous materials or hazardous wastes or hazardous or toxic substances in any Environmental Law, and (2)
other substances which may have a significant negative impact on human health and safety or the environment if released into
or within a structure, the workplace or the environment, including radon, mold, fungus mildew and similar items, but
excluding substances of kinds and in amounts ordinarily and customarily used or stored for the purposes of cleaning or other
maintenance or operations if such substances are used and stored in compliance with all Environmental Laws. As used herein,
the phrase “Hazardous Materials at the Property” shall mean “Hazardous Materials at, in, on, about, above,
over, under, into, within, through, across, from, to, near, affecting or emanating from all or any portion of the
Property” and the phrase “Hazardous Materials . . . at the Property” shall mean “Hazardous Materials
.. . . at, in, on, about, above, over, under, into, within, through, across, from, to, near, affecting or emanating from all
or any portion of the Property”.

 

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“Indemnified
Parties” means (1) Lender, (2) each Person who has been, is or will be involved in the origination of the Loan, (3)
each Person who is or will be involved in the servicing of the Loan, (4) each Person in whose name the security interest created
by the Mortgage is or will be recorded, (5) each Person who acquires all or part of the Property by foreclosure, power of sale,
conveyance in lieu of foreclosure or otherwise, (6) each Person who holds or acquires or will hold or acquire a full or partial
interest in the Loan, including investors, participants or prospective investors in the Loan, (7) each custodian, trustee and
other fiduciary who has held, holds or will hold a full or partial interest in the Loan for the benefit of third parties, (8)
each director, officer, shareholder, member, partner, employee, agent, attorney, servant, representative, contractor, subcontractor,
Affiliate, subsidiary, participant, successor and assign of any and all of the foregoing Persons, including any other Person who
holds or acquires or will hold a participation or other full or partial interest in the Loan, whether during the term of the Loan
or as a part of or following a foreclosure of the Loan or enforcement of any other remedy, including deed-in-lieu of foreclosure,
with respect to the Loan, (9) any receiver of the Property and (10) each successor and assign of each of the parties specified
above in this definition, including any successors or assigns by merger, consolidation or acquisition of all or substantially
all of the assets or business of any such party.

 

“Losses”
means any and all losses, damages, liabilities, costs and expenses incurred by any Indemnified Party in respect of or as a result
of any or all claims, suits, liabilities (including strict liabilities), actions, demands, proceedings, obligations, debts, damages
(including punitive and consequential), fines, trials, penalties, charges, diminution of value, injury to a person, property or
natural resources, Remedial Work, fees, judgments, accounts, orders, adjudications, awards, liens, injunctive relief, causes of
action or amounts paid in settlement of whatever kind or nature, including reasonable attorney’s fees and all fees of experts,
including engineers and environmental consultants, and other costs of defense or otherwise related thereto.

 

“Release”
means, by any Person or by any other source or means, any generation, treatment, use, transportation, transfer, production, processing,
manufacture, refinement, handling, storage, holding, control, management, existence, disposition, removal, remediation, disposal,
abatement, release, escape, seepage, spillage, discharge, leak, presence, migration or movement (whether any of the foregoing
be intentional or unintentional, direct or indirect, foreseeable or unforeseeable, naturally occurring or man-made) of a Hazardous
Material or any other activity related to a Hazardous Material.

 

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“Remedial
Work” means investigation, inspection, assessment, site monitoring, containment, clean-up, removal, remediation, response,
corrective action, mitigation, restoration or other remedial work of any kind or nature because of, in connection with or related
to any existing, current or future presence, suspected presence, Release or threatened Release of any Hazardous Materials, including
any action to comply with any Environmental Law or directive of any Governmental Authority with regard to any Environmental Laws.

 

Section
8.2           Environmental Representations and Warranties.

 

After due inquiry
and investigation and except as may be expressly set forth in any third party environmental report of the Property delivered to
the Lender in connection with the Lender’s origination of the Loan, Borrower represents and warrants that, to the best of
Borrower’s knowledge, (1) the Property is not in violation of any Environmental Law, (2) there are no Hazardous Materials
at the Property and neither Borrower nor any prior owner or current or prior tenant, subtenant, or other occupant of all or any
part of the Property has used or is using, Hazardous Materials at the Property that (a) would require any Remedial Work, or (b)
poses a threat to persons or the environment, except for the use and storage of immaterial amounts of Hazardous Materials at the
Property if such use or storage is in connection with the ordinary cleaning and maintenance of the Property so long as such use
and storage is in compliance with all applicable Environmental Laws, (3) the Property is not subject to any private or governmental
Lien or judicial or administrative notice or action or inquiry, investigation or claim relating to Hazardous Materials, (4) there
has been no Release of any Hazardous Materials at the Property (including the period prior to Borrower’s acquisition of the Property)
other than in compliance with all Environmental Laws and other than releases of Hazardous Materials which have been remediated
in compliance with applicable Environmental Laws, (5) no Hazardous Materials are present in, on or under any nearby real property
which could migrate to or otherwise affect the Property, (6) no underground storage tanks exist on any of the Property, (7) Borrower
has not received any notice from any Person claiming a violation of any Environmental Law, including a Release in violation of
any applicable Environmental Law or requiring Remedial Work with regard to the Property and (8) there are no environmental investigations,
studies, audits, reviews or other analysis conducted by or in possession of Borrower or any of its Affiliates which have not been
made available to Lender.

 

Section
8.3           Environmental Covenants.

 

Borrower agrees
that Borrower will (1) comply with all Environmental Laws, including performing all Remedial Work required by Environmental Laws
and provide all information required to be delivered to Governmental Authorities, and cause each Tenant to comply with such Laws,
(2) keep or cause to be kept the Property in compliance with all Environmental Laws and free from Hazardous Materials, except
for the use and storage of immaterial amounts of Hazardous Materials at the Property if such use or storage is in connection with
the ordinary cleaning and maintenance of the Property so long as such use and storage is in compliance with all applicable Environmental
Laws, (3) keep the Property free and clear of any Liens imposed pursuant to any Environmental Law, and (4) not permit or suffer
any Release in violation of any applicable Environmental Laws. If Borrower is aware that Remedial Work is required, whether as
a result of governmental inquiries, environmental audits or otherwise, Borrower shall, within thirty (30) days after obtaining
such knowledge (or such shorter period of time as may be required under any applicable Environmental Law), commence and thereafter
diligently prosecute to completion all such Remedial Work. If requested by Lender, Borrower will insure that all Remedial Work
shall be performed by contractors approved in advance by Lender, and under the supervision of a consulting engineer approved by
Lender. All costs and expenses of such Remedial Work shall be paid by Borrower. In the event Borrower fails to timely prosecute
to completion such Remedial Work, or to contest its obligation to do so, Lender may, but shall not be required to, cause such
Remedial Work to be performed, consistent with sound commercial practices designed to protect the Lien hereby created, and all
costs and expenses thereof, or incurred in connection therewith, shall become part of the Secured Obligations.

 

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Section
8.4           Environmental Reporting Requirements.

 

Borrower shall
give prompt written notices to Lender: (1) if the Property is in violation of any Environmental Law, (2) of the presence of Hazardous
Materials at the Property, (3) any Release or threatened Release, (4) of any required or proposed Remedial Work on the Property,
(5) of any proceeding or inquiry by any Person with respect to the presence of any Hazardous Material at the Property, (6) of
all claims made or threatened by any Person against Borrower or the Property relating to any loss or injury resulting from any
Hazardous Material, (7) of Borrower’s discovery of any occurrence or condition on any real property adjoining or in the vicinity
of the Property that could cause the Property to be subject to any investigation or cleanup pursuant to any Environmental Law,
(8) of Borrower’s receipt of any notice from any Governmental Authority or any other Person relating or pertaining to any Hazardous
Materials located or Released at the Property, (9) of any Governmental Authority incurring any cost or expense in connection with
the assessment, containment, remediation or removal of any Hazardous Materials located or Released at the Property, and (10) any
actual or potential Lien on the Property pursuant to any Environmental Law.

 

Section
8.5           Environmental Inspection.

 

Upon the request
of Lender, after the occurrence of an Event of Default or upon Lender’s reasonable belief that the Property is not in full
compliance with Environmental Laws, Borrower will perform, at the expense of Borrower, an environmental audit of the Property
and provide a copy of such audit to Lender. Borrower agrees that Lender or any agent or representative acting on behalf of Lender
may, but shall not be obligated to, enter upon the Property at any time, to conduct such inspections and tests, at Borrower’s
sole cost and expense, as may be desired by Lender to determine compliance with Environmental Laws.

 

Section
8.6           Environmental Audits.

 

At any time at
Lender’s request, after the occurrence of an Event of Default or upon Lender’s reasonable belief that the Property
is not in full compliance with Environmental Laws, Borrower shall provide at Borrower’s sole expense, an inspection or audit of
the Property prepared by a licensed hydro geologist or licensed environmental engineer approved by Lender indicating the presence
or absence of Hazardous Materials at the Property. If Borrower fails to provide such inspection or audit within thirty (30) days
after such request Lender may order same, and Borrower hereby grants to Lender and its employees and agents access to the Property
and a license to undertake such inspection or audit. The cost of such inspection or audit shall be paid by Borrower on demand
and shall bear interest thereafter until paid at the highest rate provided in the Note or herein.

 

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Section
8.7           Environmental Legal Proceedings.

 

Borrower shall
permit Lender to join and participate in, as a party if it so elects, any legal proceedings or actions initiated with respect
to the Property in connection with any Environmental Law or Hazardous Material, and Borrower shall pay all out of pocket attorney’s
fees and disbursements incurred by Lender in connection with such proceeding.

 

Section
8.8          Environmental Indemnification.

 

Borrower hereby
agrees at Borrower’s sole cost and expense to protect, indemnify, defend, and hold harmless each Indemnified Party from
and against any and all Losses, arising out of, attributable to, relating to, which may accrue out of, or which may result from
(1) a past, present or future violation or alleged violation of any Environmental Laws in connection with the Property by any
Person or other source whether related or unrelated to Borrower, (2) any claim brought or threatened, settlement reached, or governmental
order relating to a Hazardous Material, including the cost and expense of any Remedial Work, out of pocket attorney and consultant
fees and disbursements, investigation fees, court cost and litigation expenses, (3) any presence of any Hazardous Materials at
the Property, (4) the failure to timely perform any Remedial Work, (5) any past, present or future activity by any Person or other
source whether related or unrelated to Borrower in connection with any actual, proposed or threatened use, treatment, storage,
holding, existence, disposition or other release, generation, production, manufacturing, processing, refining, control, management,
abatement, removal, handling, transfer or transportation to or from the Property of any Hazardous Materials at the Property, (6)
any past, present or future actual, threatened or alleged Release (whether intentional or unintentional, direct or indirect, foreseeable
or unforeseeable) to, from, on, within, in, under, near or affecting the Property by any Person or other source, whether related
or unrelated to Borrower, (7) the imposition, recording or filing of any Lien on the Property with regard to, or as a result of,
any Hazardous Materials or pursuant to any Environmental Law, or (8) any misrepresentation or inaccuracy in any representation
or warranty or breach or failure to perform any covenants or other obligations pursuant to this Agreement or relating to environmental
matters under any of the other Loan Documents.

 

The foregoing
indemnity shall (a) survive the sale, assignment, transfer, cancellation, release or satisfaction of all or any part of the Mortgage
or any of the Secured Obligations, the foreclosure or conveyance in lieu of foreclosure of all or any part of the Property or
the exercise by Lender of any of the remedies available under the Mortgage, any other Loan Document or at law or in equity and
(b) inure to the benefit of Lender notwithstanding the occurrence of any of the foregoing events.

 

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Article
9 - Single Purpose Entity

 

Section
9.1           Single Purpose Entity Definitions.

 

As used in this
Mortgage, the following terms have the following meanings:

 

“Organizational
Documents” means all documents and agreements providing for, or related to, the formation, organization and governance
of a Person, including (1) if such Person is a corporation, its certificate of incorporation, by-laws and any shareholder agreement
related to such corporation, (2) if such a Person is a general partnership, its partnership agreement, (3) if such Person is a
limited partnership, its certificate of limited partnership and partnership agreement, and (4) if such Person is a limited liability
company, its certificate of formation and operating agreement and any agreement among its members related to such limited liability
company.

 

Section
9.2           Single Purpose Entity.

 

Borrower represents,
warrants and covenants that Borrower did not previously and in the future will not and shall not (a) acquire any real or personal
property other than the Property and Personal Property, (b) operate any business other than the management and operation of the
Property; and (c) take any actions or suffer any omissions that would cause its assets to be comingled with the assets of another
Person or which would render it difficult to segregate and identify its assets, including any of the following:

 

(1)         Organizational
Documents. Either (a) fail to provide in its Organizational Documents for restrictions substantially similar to those set forth
in this Section; or (b) amend any provisions of its Organizational Documents so that Borrower is no longer in compliance with
this Section,

 

(2)         Single
Business Purposes. Engage in any business or activity other than the ownership, operation, management and maintenance of the
Property, and activities incidental thereto,

 

(3)         Ownership
of a Single Asset. Acquire or own any assets other than the Property,

 

(4)         Maintenance
of Existence. Fail to do all things necessary to preserve its existence in good standing (if applicable) under the laws of
the jurisdiction of its organization or formation, or fail to qualify and remain qualified as a foreign entity in each jurisdiction
in which such qualification is required,

 

(5)         Maintain
Separate Accounts. Comingle its assets or funds with the assets of any other Person, including its Affiliates, or fail to
maintain its assets in such a manner that it is costly or difficult to segregate, ascertain or identify its individual assets
from those of any other Person, including its respective Affiliates,

 

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(6)         Guarantees.
Pledge any or all of its assets for the benefit of, or to secure the obligations of, any other Person, except for the Liens granted
pursuant to the Loan Documents, or (b) hold itself out as responsible for, or assume, guarantee, endorse or otherwise be or become
directly or contingently responsible or liable for the obligations of any Person,

 

(7)         Investments.
Make a loan or advance to a Person, or purchase or otherwise acquire any capital stock, assets, obligations, or other securities
of, or make any capital contribution to, or otherwise invest in or acquire any interest in any Person,

 

(8)         Transactions
With Affiliates. Enter into any contract or agreement with any Affiliates, except in the ordinary course of and pursuant to
the reasonable requirements of the business of Borrower and upon fair and reasonable terms no less favorable to Borrower than
Borrower would obtain in a comparable arm’s length transaction with a Person that is not an Affiliate,

 

(9)         Presentation
as Separate Legal Entity. Present itself as a division or department of another Person, or fail to (a) hold itself out to
the public as a legal Person separate and distinct from any other Person, (b) conduct its business solely in its own name, and
(c) correct any known misunderstanding regarding its separate identity,

 

(10)        Maintenance
of Separate Books and Records. Fail to maintain its records, financial statements, accounting records, books of account, and
bank accounts and Organizational Documents separate and apart from those of any other Person, other than in connection with consolidated
financial statements with the parent entities provided same is in accordance with commercially sound accounting practices.

 

Article
10 - Books and Records and Reporting Requirements

 

Section
10.1         Maintenance of Records.

 

Borrower will maintain
and keep complete and accurate books and records of account in which complete entries reflecting all financial transactions relating
to the Borrower and the Property will be made in accordance with accounting methods acceptable to Lender in its reasonable discretion,
consistently applied and correctly reflecting the operation, income, revenue, rents, costs and expenses of the Property, such
records to include, without limitation, copies of supporting bills and invoices, bank account statements, contracts, leases and
all other instruments and financial records which affect or relate to the Property, the Borrower, any Guarantor or any Indemnitor
including any reports or documents required by this Article (collectively, the “Books and Records”). Borrower
shall keep and maintain the Books and Records at the Property or the management agent’s offices. Upon request by Lender, Borrower
shall make all Books and Records available for review, inspection and copying by the Lender at the Property and all Books and
Records shall be subject to examination, inspection and copying at any reasonable time by Lender. If Borrower fails to provide
in a timely manner any Books and Records, Lender shall have the right to have Borrower’s Books and Records audited, at Borrower’s
expense, by independent certified public accountants selected by Lender in order to obtain such statements, schedules and reports,
and all related out of pocket costs and expenses of Lender including accountant’s fees and attorney’s fees shall be
paid by Borrower to Lender. If an Event of Default has occurred, Borrower shall deliver to Lender upon written demand all Books
and Records. If an Event of Default has occurred and Lender has not previously required Borrower to furnish a quarterly statement
of income and expense for the Property, Lender may require Borrower to furnish such a statement within 30 days after the end of
each fiscal quarter of Borrower following such Event of Default.

 

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Section
10.2         Right of Inspection.

 

Lender and any
Persons authorized by Lender have the right, upon reasonable advance notice to Borrower and at reasonable times, to examine, review
and inspect at the Property any Books and Records, and to make copies and take abstracts therefrom. All Books and Records shall
be made available at the Property for such examination, review, inspection and copying. Lender shall have the right to discuss
the affairs, finances, assets, business and Books and Records of Borrower with its managers, officers, members, partners, shareholders
and/or accountants and Borrower shall make such managers, officers, members, partners, shareholders and/or accountants available
for such discussions and direct (and hereby irrevocably directs) such managers, officers, partners, shareholders and/or accountants
to answer Lender’s questions concerning the Books and Records and the financial affairs of Borrower and disclose to Lender
such financial information of Borrower as Lender may require. Lender shall have the right to discuss the affairs, finances, business
and assets of any Guarantor or Indemnitor with each such Guarantor and Indemnitor (and, if applicable, each such Guarantor’s
or Indemnitor’s managers, officers, partners, shareholders and/or accountants) and Borrower shall make all such Persons
available for such discussions and direct (and hereby irrevocably directs) such Persons to answer Lender’s questions concerning
the Books and Records and the financial affairs of Guarantors and Indemnitors and disclose to Lender such financial information
of Guarantors and Indemnitors as Lender may require.

 

Section
10.3         Reporting Requirements.

 

Borrower shall
furnish to Lender (and to the extent any of the following Books and Records are required of or relate to any Guarantor or Indemnitor,
Borrower shall cause such Guarantor and Indemnitor to furnish and such Guarantor and Indemnitor shall furnish to the Lender):

 

(1)         Semi-Annual Financial Statements.
As soon as available and in any event within ninety (90) days after the end of each fiscal year of Borrower following the date
hereof, and every six (6) months thereafter, a balance sheet of Borrower as of the end of such fiscal year (or fiscal year to
date, as applicable), a statement of operations and cash flow of Borrower for such fiscal year (or fiscal year to date, as applicable)
commencing at the end of its previous fiscal year and a full and complete statement of all income and expenses incurred in the
operation and maintenance of the Property (an “Income and Expense Statement”), all in reasonable detail and in form
required by Lender, stating in comparative form the respective figures for the corresponding date and periods in such previous
fiscal year (or fiscal year to date, as applicable). Lender also may require that any statements, schedules or reports be audited
at Borrower’s expense by independent certified public accountants acceptable to Lender;

 

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(2)         Intentionally
omitted;

 

(3)         Rent
Roll. As soon as available but no later than thirty (30) days after the end of each of the Borrower’s fiscal years,
a rent roll in form required by Lender detailing the names of all Tenants of the Improvements, the portion of the Improvements
occupied by each Tenant, the base rent and any other charges payable under each Lease and the term of each Lease, including the
expiration date, the extent to which any Tenant is in default under any Lease, and any other information as is reasonably requested
by Lender; it being understood, however, that the detail and form of statements provided to and accepted by Lender prior to the
making of the Loan shall be deemed to be satisfactory;

 

(4)         Financial
Statements. Within one hundred twenty (120) days of the end of each calendar year, a Financial Statement of each Guarantor
and of each Indemnitor. Each Financial Statement shall be certified as complete and accurate by each Guarantor and each Indemnitor
and contain such schedules and reports as may in the Lender’s determination be necessary, together with such information
as the Lender in its sole discretion may require (the “Financial Statement”) and, as soon as available and in any
event within five (5) days after filing, copies of all tax returns filed by each Guarantor and each Indemnitor; it being understood,
however, that the detail and form of statements provided to and accepted by Lender prior to the making of the Loan shall be deemed
to be satisfactory.

 

(5)         Tax
Returns. As soon as available and in any event within five (5) days after filing, copies of all tax returns filed by
Borrower.

 

Upon request made by Lender,
Borrower shall also furnish to Lender (a) such reports described above in this Section 10.3 to Lender at any other time and for
such period or periods as Lender may reasonably require (but no more than four (4) times a year) and (b) such additional reports
as Lender may reasonably require (but no more than four (4) times a year) including:

 

		(i)	Monthly Operating Statement. As soon as available but no
later than twenty (20) days after the end of the calendar month in which such request is made, a monthly operating statement for
the Property in the form required by Lender, detailing the revenues received, the expenses incurred and the net operating income
before and after debt service (principal and interest) and major capital improvements for such month and containing appropriate
year-to-date information;

 

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		(ii)	Monthly
Financial Statements. As soon as available but no later than thirty (30) days after the end of the calendar month in which such
request is made, a balance sheet of Borrower as of the end of such month, and a statement of operations and statement of cash
flow of Borrower for such month, all in reasonable detail and stating in comparative form the respective figures for the corresponding
date and period in the prior fiscal year; it being understood, however, that the detail and form of statements provided to and
accepted by Lender prior to the making of the Loan shall be deemed to be satisfactory.

 

		(iii)	Quarterly
Financial Statements. As soon as available and in any event within forty-five (45) days after the end of each of the first three
fiscal quarters of each fiscal year of Borrower, a balance sheet of Borrower as of the end of such quarter, a statement of operations
and cash flow of Borrower for such quarter and for the period commencing at the end of its previous fiscal year and ending with
the end of such quarter and an Income and Expense Statement for each such quarter, all in reasonable detail and in form required
by Lender, stating in comparative form the respective figures for the corresponding date and periods; it being understood, however,
that the detail and form of statements provided to and accepted by Lender prior to the making of the Loan shall be deemed to be
satisfactory.

 

		(iv)	Property
Management Report. A property management report for the Property, showing the number of inquiries made and/or rental applications
received from Tenants or prospective Tenants and deposits received from Tenants and any other information requested by Lender,
in reasonable detail and certified by Borrower to be true and complete;

 

		(v)	Accounting
for Security Deposits. An accounting of all security deposits held in connection with any Lease, including the name and identification
number of the accounts in which such security deposits are held, the name and address of the financial institutions in which such
security deposits are held and the name of the person to contact at such financial institution, along with any authority or release
necessary for Lender to obtain information regarding such accounts directly from such financial institutions.

 

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During the occurrence
and continuance of an Event of Default, Borrower shall furnish each and every of the above reports to Lender within ten (10) days
of demand made by Lender therefor.

 

Section
10.4         Credit Report.

 

Borrower, each
Guarantor and each Indemnitor authorize Lender to obtain a credit report, Dun & Bradstreet report and/or similar reports
against Borrower, any Guarantor and any Indemnitor at any time.

 

Section
10.5        Certification of Chief Financial Officer.

 

Accompanying all
financial statements, reports and Books and Records to be delivered under Section 10.3, Borrower shall deliver to Lender a certificate
of the chief financial officer of Borrower or a principal of Borrower authorized to bind Borrower certifying that (a) such statements,
reports and/or Books and Records are complete and correct and that they fairly present the financial condition of Borrower as
of the end of such applicable period and the results of operations for such applicable period, all in accordance with a method
of accounting (consistently applied) acceptable to Lender in its reasonable discretion, and (b) no Event of Default has occurred
and is continuing, or if an Event of Default has occurred and is continuing, a statement as to the nature of such Event of Default
and the action which is proposed to be taken with respect to such Event of Default.

 

Section
10.6        Fees for Failure to Provide Required Reports.

 

All reports required
under Section 10.3 shall be furnished within the time period(s) specified above in this Section. In the event that any such report
remains outstanding for a period of thirty (30) days beyond its due date, the Lender shall be entitled (in addition to any other
remedies available to the Lender) upon fifteen (15) days written notice to increase the Interest Rate by two percent (2%) per
annum (i.e., 200 basis points) until such time as the reports required under Section 10.3 are delivered to the Lender’s
satisfaction.

 

Borrower expressly
acknowledges that its failure to provide any of the foregoing required reports to the Lender will (a) cause Lender to incur additional
and significant costs and expenses in servicing and processing the Loan, including the need for increased attention by the Lender’s
servicing department and the possibilities of increased regulatory examination and transfer of the loan to the Lender’s
special servicing department or loan recovery unit, (b) potentially subject the Lender to increased reserve or capital requirements
and (c) subject Lender to additional review burdens, costs and fees including the need for increased personnel to monitor Borrower’s
compliance with the requirements of this Article. Borrower acknowledges that it is extremely difficult and impractical to determine
any of those additional costs and expenses and that the Lender is entitled to be compensated for such increased risks. Borrower
agrees that the increase in the rate of interest set forth above represents a fair and reasonable estimate of the additional costs
and expenses Lender will incur by reason of Borrower’s failure to provide any such report and the additional compensation
Lender is entitled to receive on account of such failure.

 

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Article
11 - General Representations and Covenants 

 

Section
11.1         General Representations and Warranties.

 

Borrower represents, covenants and
warrants that:

 

(1)         Formation,
Good Standing, Power and Due Qualification of Borrower. Borrower (a) is a limited liability company, duly formed, validly
existing, and in good standing under the laws of the jurisdiction of its formation, (b) has all the requisite power and authority,
to own its assets and to transact the business in which it now engages or proposes to engage in, (c) is duly authorized to transact
business within the state in which the Property is located, (d) is in good standing under the laws of each other jurisdiction
in which such qualification is required and (e) shall maintain, continuously and without interruption, all of the foregoing authorizations,
power and authority until the obligations evidenced hereby are fully satisfied.

 

(2)         Authority
of Borrower. The execution, delivery and performance by Borrower of this Mortgage are within its powers, have been duly authorized
by all necessary action, and do not and will not (a) require any consent or approval of its managers or members, as the case may
be, which has not been obtained, or (b) contravene its Organizational Documents.

 

(3)         No
Contravention of Borrower. The execution, delivery and performance by Borrower of this Mortgage do not and will not (a) violate
any provision of any Law, order, writ, judgment, injunction, decree, determination, or award presently in effect applicable to
Borrower, (b) result in a breach of or constitute a default under any indenture or loan or credit agreement or any other agreement,
lease, or instrument to which Borrower is a party or by which Borrower or Borrower’s properties may be bound or affected,
or (c) result in, or require, the creation or imposition of any Lien upon or with respect to any of the properties now owned or
hereafter acquired by Borrower.

 

(4)         Legally
Enforceable. This Mortgage and each other Loan Document to which Borrower is a party is the legal, valid and binding obligation
of Borrower, enforceable against Borrower in accordance with its terms, except to the extent that such enforcement may be limited
by (a) applicable Insolvency Laws, or (b) general equitable principles, regardless of whether the issue of enforceability is considered
in a proceeding in equity or at law.

 

(5)         Authorization.
Other than as has been already obtained, no authorization, approval or other action by, and no notice to or filing with, any Governmental
Authority is required (a) for the execution, delivery or performance by Borrower of this Mortgage or any other Loan Document,
or (b) for the consummation of the transaction contemplated by the Loan Documents, or (c) for the exercise by Lender of the rights
and remedies provided for in this Mortgage or any other Loan Document.

 

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(6)         Information.
No information, exhibit, or report furnished by Borrower or any other Person to Lender in connection with the making of the Loan
contains any material misstatement of fact or omits to state a material fact or any fact necessary to make the statements contained
therein not misleading. There has been no material adverse change in any condition, fact, circumstances, or event that would make
any of the information, exhibits or reports furnished in connection with the making of the Loan inaccurate, incomplete or otherwise
misleading in any respect. Borrower has disclosed to Lender in writing any and all facts that could result in a material adverse
change to the Real Estate or Borrower.

 

(7)         Financial
Information. All information, including all financial statements or information delivered by Borrower and/or any Guarantor,
Indemnitor or other Person regarding Borrower, any Guarantor, any Indemnitor and/or the Property, is true and correct as of the
respective date of each such statement or report, and accurately reflects the financial condition of Borrower and each such Guarantor,
Indemnitor or Person as of the date of such statements or reports. Neither Borrower nor any such Guarantor, Indemnitor or Person
has any contingent liabilities, liabilities for taxes, unusual forward or long-term commitments or unrealized or anticipated losses
from any unfavorable commitments that could result in a material adverse change to Borrower, such Guarantor, such Indemnitor or
such Person, as applicable. There has been no material adverse change to Borrower, or any such Guarantor, Indemnitor or Person
since the date of such financial statements or reports. There has been no material adverse change to the Real Estate or Borrower.

 

(8)         Tax
Returns. Borrower has filed all tax returns (federal, state and local) (“Tax Returns”) required to be filed
and has paid all taxes, assessments and governmental charges and levies thereon to be due, including interest and penalties. The
charges, accruals and reserves on the books of Borrower for taxes or other governmental charges are adequate. No additional tax
liability has been asserted against Borrower or any assessment received by Borrower which remains open and unpaid. Subsequent
to the date hereof, Borrower shall file all Tax Returns required to be filed by Borrower and shall pay all taxes, assessments
and governmental charges and levies imposed upon Borrower or the Property, including interest and penalties.

 

(9)         Compliance
With Law. Borrower has no knowledge that it is not in compliance in all material respects with all applicable Laws. Borrower
possesses and is in compliance with all Governmental Approvals required to conduct its business as now conducted and as presently
proposed to be conducted. Neither Borrower nor to the best of Borrower’s knowledge any other Person in occupancy of or involved
in the operations or use of the Property has committed any act or omission affording any Governmental Authority the right of forfeiture
as against any or all of the Property, any collateral for any or all of the Secured Obligations, or any or all monies paid in
performance of Borrower’s obligations under any of the Loan Documents.

 

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(10)        Embargoed
Person. None of the funds or other assets of Borrower constitute property of, or are beneficially owned, directly or indirectly,
by any Person subject to trade restrictions under U.S. Law with the result that either (1) the investment in Borrower (whether
directly or indirectly), or (2) the making of the Loan is in violation of Law. None of the funds of Borrower or any Guarantor
or any Indemnitor have been derived from any unlawful activity with the result that either (1) the investment in Borrower, or
(2) the making of the Loan is prohibited by Law. The Borrower, all Restricted Parties and their affiliates, subsidiaries or any
of their respective agents acting or benefitting in any capacity in connection with the transactions contemplated by this Loan
are in full compliance with, and shall continue to comply with any Laws relating to terrorism or money laundering, including without
limitation Executive Order No. 13224 (effective September 24, 2001), the USA PATRIOT Act, the laws comprising or implementing
the Bank Secrecy Act, and the laws administered by U.S. Department of Treasury Office of Foreign Assets Control (“OFAC”).

 

(11)        Litigation.
There is no action, suit or proceeding pending or, to the knowledge of Borrower, threatened against or affecting Borrower before
any court, arbitration panel or other governmental body, which, in any one case or in the aggregate, could result in a material
adverse change to the Real Estate or Borrower.

 

(12)        No
Default or Event of Default. No Default or Event of Default has occurred.

 

(13)        No
Foreign Person. Borrower is not a “foreign person” within the meaning of Section 1445(f)(3) or 7701 of the Internal
Revenue Code of 1986.

 

(14)        Partnership
and Joint Ventures. Borrower is not a partner in any partnership, a shareholder in corporation, a member of any limited liability
company, a party to a joint venture or an owner, member or principal of any other entity.

 

(15)        Intellectual
Property. Borrower possesses all licenses, franchises, patents, copyrights, trademarks, and trade names, or rights thereto,
to conduct its business as now conducted and as presently proposed to be conducted, and Borrower is not in violation of any valid
rights of others with respect to any of the items noted above.

 

(16)        Acts
of God. Neither the business nor the properties of Borrower are affected by any fire, explosion, accident, strike, lockout
or other labor dispute, drought, storm, hail, earthquake, embargo, act of God or of the public enemy, or other Casualty (whether
or not covered by insurance) which has resulted in, or could result in, a material adverse change to the Real Estate or Borrower.

 

(17)        Labor
Matters. Borrower is not a party to any collective bargaining agreement.

 

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(18)        Other
Agreements. Borrower is not a party to any indenture, loan, or credit agreement, or to any lease or other agreement or instrument,
or subject to any Organizational Document restriction which has resulted in, or could result in, a material adverse change to
the Real Estate or Borrower. Borrower is not in default in any respect in the performance, observance or fulfillment of any of
the obligations, covenants or conditions contained in any agreement or instrument to which it is a party where such default has
resulted in, or could result in, a material adverse change to the Real Estate or Borrower.

 

(19)        Governmental
Regulation. Borrower is not subject to any Law limiting its ability to incur its obligations under any of the Loan Documents.

 

(20)        J-51/DHCR/Tax
Abatements/Rent Registrations. If required by the Laws of the State and City of New York, Borrower has complied with, and
shall continue to comply with, any and all Laws relating to real estate tax abatements and/or exemptions benefiting the Property,
rent regulation, rent control and rent stabilization, including Section 11-243 of the Administrative Code of the City of New York,
New York State Real Property Tax Law Section 489, Chapter 5 of Title 28 of the Rules of the City of New York, all Laws commonly
known as J-51 tax abatement laws, all Laws commonly known as 421-a tax abatement laws and all Laws related to obtaining reductions
or abatements of real estate taxes and/or real estate tax assessments (collectively, the “Tax Abatement Laws”)
and the Borrower and/or the Property is/are not subject to any penalty, fine, assessment or adjustment of or repayment of
Rents under any of the Tax Abatement Laws. Borrower hereby consents to the review by Lender of all New York State Division of
Housing and Community Renewal (“DHCR”) registrations. Borrower further certifies and represents that any DHCR
rent registration filings submitted to Lender are true and correct and not subject to overcharge claims. Borrower covenants and
agrees to timely file for additional rent increases whenever allowed by applicable rent regulations and whenever commercially
prudent.

 

(21)        Property
Agreements. No Person party to such Property Agreement (other than a management agreement) has given or received any notice
of default under any of the Property Agreements that remains uncured or in dispute. No Property Agreement (other than a management
agreement) has as a party an Affiliate of Borrower. All fees and other compensation for services previously performed under the
management agreement have been paid in full.

 

Section
11.2        General Reporting Requirements.

 

Borrower agrees that Borrower will furnish:

 

(1)        Litigation.
Promptly after their commencement, notice of all actions, suits, and proceedings involving or affecting Borrower or the Property
including those brought by, against or before any Governmental Authority or arbitrator.

 

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(2)         Material
Adverse Change. As soon as possible after the occurrence of any Material Adverse Change to Borrower, written notice of such
material adverse change.

 

(3)         Event
of Default. Within five (5) days after the occurrence of any Event of Default, notice, and the nature, of such Event of
Default.

 

(4)         General
Information. Promptly after request, such other information respecting the status of the business, assets, liabilities, results
of operations, condition (financial or otherwise), of Borrower or the Property as Lender may reasonably request from time to time.

 

Section
11.3         Trust Fund; Lien Laws.

 

Borrower will
receive the advances made hereunder and secured hereby and will hold the right to receive such advances as a trust fund to be
applied first for the purpose of paying the costs of improvements on the Land and will apply the same first to the payment of
such costs before using any part of the total of the same for any other purpose and, in the event all or any part of the Land
is located in the State of New York, will comply with Section 13 of the New York Lien Law. Borrower will indemnify and hold Lender
harmless against any loss or liability, cost or expense, including any judgments, out of pocket attorney’s fees, costs of
appeal bonds and printing costs, arising out of or relating to any proceeding instituted by any claimant alleging a violation
by Borrower of any applicable lien law, including any section of Article 3-A of the New York Lien Law.

 

Section
11.4        Estoppel Certificate.

 

Within 10 days
after a request from Lender, but not more than twice a year and at any time after an Event of Default, Borrower shall deliver
to Lender a written statement, signed and acknowledged by Borrower, certifying to Lender or any person designated by Lender, as
of the date of such statement, (i) that the Loan Documents are unmodified and in full force and effect (or, if there have been
modifications, that the Loan Documents are in full force and effect as modified and setting forth such modifications); (ii) the
unpaid principal balance of the Note; (iii) the date to which interest under the Note has been paid; (iv) that Borrower is not
in default in paying the Secured Obligations or in performing or observing any of the covenants or agreements contained in this
Mortgage or any of the other Loan Documents (or, if the Borrower is in default, describing such default in detail satisfactory
to Lender); (v) whether or not there are then existing any setoffs or defenses known to Borrower against the enforcement of any
right or remedy of Lender under the Loan Documents; and (vi) any additional facts reasonably requested by Lender (“Estoppel
Certificate”).

 

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Article
12 - Events of Default 

 

Section
12.1         Event of Default Definitions.

 

As used in this
Mortgage the following terms have the following meanings:

 

“Affiliated
Manager” means any managing agent in which Borrower, any Guarantor or any Indemnitor has, directly or indirectly, any
legal, beneficial or economic interest.

 

“Obligated
Party” means Borrower, each Guarantor and each Indemnitor, or any or all of the foregoing, all as the context may require.

 

“Prohibited
Transfer” means (1) if a Restricted Party is a corporation, general partnership, limited partnership or limited liability
company, any merger or consolidation involving such Party, (2) if a Restricted Party is a corporation, a Sale or Encumbrance of
such corporation’s stock or of any profits or proceeds related to such stock or the creation or issuance of new stock, (3)
if a Restricted Party is a general partnership, the change, removal, resignation or addition of a partner or the Sale or Encumbrance
of any partnership interest of any partner or of any profits or proceeds relating to such partnership interest, or the creation
of a new partnership interest, (4) if a Restricted Party is a limited partnership, the change, removal, resignation or addition
of a general or limited partner or the Sale or Encumbrance of any general or limited partnership interest of any partner or of
any profits or proceeds related to such general or limited partnership interest, or the creation of new general or limited partnership
interest, (5) if a Restricted Party is a limited liability company, the change, removal, resignation or addition of a member or
the Sale or Encumbrance of any membership interest of a member or of any profits or proceeds related to such membership interest,
or the creation or issuance of a new membership interest, or the change, removal, resignation or addition of a managing member
or non-member manager, (6) an installment sales contract with respect to all or any portion of the Property, (7) a lease of all
or any portion of the Property with an option to buy, (8) a lease of all or any portion of the Property with a term in excess
of three (3) years including renewal terms (other than (i) routine residential apartment leases and (ii), with respect to leases
of parking or commercial spaces, stores or offices, if any, in the Real Estate, individual commercial, office, parking or store
leases, provided all such leases are made in the Borrower’s ordinary course of business and upon then current market terms
and rents, and comply with the provisions of the Section 5.1 and Section 5.2 herein, (9) any change in the interests of the Principals
of the Borrower as shareholders, partners, members and/or otherwise, including any change in the ownership of any entities which
own (either directly or indirectly and/or through one or more sub-entities) any interest in the Borrower, (10) any change in the
management of the Property in place at the closing of the Loan, (11) any pledge or mortgaging of, or placing any encumbrance upon,
any interest, direct or indirect, in the Borrower, (12) any attempt to convert the Property, or any portion thereof, to a condominium
or cooperative form of ownership, and (13) any financing by a Restricted Party in which bonds, debentures or similar instruments
are offered for sale to investors, whether privately or publicly, including any sale or offering thereof through a domestic or
foreign marketplace and either (a) the underlying asset(s) or credit(s) supporting or serving, as the basis (directly or indirectly)
of such financing is/are comprised of, in whole or in part, the Property or any part thereof or (b) where as part of the underlying
asset(s) or credit(s) supporting or serving, in whole or in part, as the basis (directly or indirectly) of such financing, the
Property has been or will be pooled, grouped with or considered in conjunction with any other property(ies).”

 

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“Restricted
Parties” means: (a) Borrower, (b) each Guarantor, (c) each Indemnitor, (d) each Affiliated Manager, (e) each shareholder,
partner, member or other principal or member- or non-member manager of any of the foregoing, (f) each direct, indirect, legal
or beneficial owner of any of the foregoing (through one or more sub-entities or one or more owning entities) and each shareholder,
partner, member or other principal or member- or non-member manager of any such direct, indirect, legal or beneficial owner.

 

Section
12.2         Events of Default.

 

Each of the following
events is an “Event of Default”:

 

		(1)	The occurrence of any of the following:

 

(a)          any
failure to pay or deposit when due, beyond any applicable notice and grace period, any amount required by the Note, this Mortgage
or any other Loan Document;

 

(b)          any
failure to maintain the insurance coverage required by Article 6 (Insurance);

 

(c)          any
failure to comply with the provisions of Article 9 (Single Purpose Entity);

 

(d)          fraud
or material misrepresentation or material omission by Borrower, or any of Principals of the Borrower, or any Guarantor or Indemnitor
in connection with (A) the application for or creation of the Indebtedness, (B) any financial statement, rent roll, or other report
or information provided to Lender during the term of this Mortgage or (C) any request for Lender’s consent to any proposed action,
including a request for disbursement of funds under any Loan Document;

 

(e)          a
Prohibited Transfer or a Sale or Encumbrance of all or any of the Property, of any interest in the Property or of any interest
(direct or indirect) in the Borrower or any Restricted Party;

 

(f)          any
exercise by the holder (including Lender) of any other debt instrument secured by a mortgage, deed of trust or deed to secure
debt on the Property (whether or not same constitutes a Permitted Encumbrance and regardless of whether same is junior, equal
or superior in Lien to the Lien of this Mortgage) of a right to declare all amounts due under that debt instrument immediately
due and payable;

 

(g)          any
failure by Borrower to comply with the requirements of Article 10 (Books and Records and Reporting Requirements);

 

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(h)          any
Obligated Party is the subject of or becomes subject to a Bankruptcy Event, or all or any part of the Property is the subject
of or becomes subject to a Bankruptcy Event;

 

(i)          if
at any time and for any reason the Lien of this Mortgage ceases to be a valid and perfected first priority Lien in, to, on and
against the Property;

 

(j)          if
at any time and for any reason any Guaranty, Indemnity Agreement or other Loan Document ceases to be in full force and
effect, or is declared null and void; or the validity or enforceability of such Guaranty, Indemnity Agreement or other Loan
Document is contested by the applicable Guarantor, Indemnitor or other obligor; or any Guarantor, Indemnitor or other obligor
denies it has any further liability or obligation under its Guaranty, Indemnity or other Loan Document; or any Guarantor,
Indemnitor or other obligor fails to perform any of its obligations under its Guaranty, Indemnity or other Loan Document;

 

(k)          any
representation or warranty made by any Obligated Party in any Loan Document or which is contained in any certificate,
document, opinion, financial or other statement furnished at any time under, as required by or in connection with any Loan
Document, was incorrect in any material respect on or as of the date made;

 

(1)         any
change in the management of the Property currently in effect as of the date hereof without the prior written consent of
Lender;

 

(m)          intentionally
omitted;

 

(n)          any
failure by Borrower to perform or abide by any of obligations or covenants as and when required under any Loan Document other
than this Mortgage, or to suffer or permit any omission of any of such obligations or covenants under any Loan Document other
than this Mortgage or to suffer, permit or engage in any breach of any warranty, representation or covenant made in any Loan
Document other that this Mortgage, which continues beyond the applicable cure period, if any, specified in that Loan
Document;

 

(o)          any
failure by Borrower to comply with any of the terms, covenants and/or conditions of any other Article contained in this
Mortgage.

 

(2)         Subordination
Agreements. At any time and for any reason any subordination agreement ceases to be in full force and effect or is declared
null and void, or the validity or enforceability thereof or of any part thereof is contested by any Person or any Person fails
to perform its obligations thereunder;

 

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(3)         Loss
of Use of Property. If for any reason Borrower is unable to use all or any material part of the Property for the purposes
intended as of the date of this Mortgage, including as a result of (a) failure to obtain or comply with any Permit required for
the ownership or operation of the Property, (b) any change in any zoning Law, (c) the enactment, adoption or implementation of
any Law, (d) a Casualty, if the related Casualty Insurance Proceeds are not used in accordance with the terms of this Mortgage
to pay for the cost of the applicable Restoration, or (e) a Condemnation, if the related Condemnation Award is not used in accordance
with the terms of this Mortgage to pay for the cost of the applicable Replacement, or (f) issuance of an order by any Governmental
Authority;

 

(4)         Dissolution
or Death. In the case of an Obligated Party that is not an individual, any dissolution, termination, partial or complete liquidation,
merger or consolidation of any Obligated Party, or, in the case of a Obligated Party that is an individual, the death or incapacity
of such Obligated Party, unless said individual is replaced by a substitute individual satisfactory to the Lender, in its reasonable
discretion;

 

(5)         Prohibition
on Payment of Taxes. If it shall be illegal for Borrower to pay any tax referred to in “Taxes on Lender” (Section
4.8) or if the payment of such tax by Borrower would result in the violation of applicable usury Laws;

 

(6)         Property
Agreements. Other than termination on its regularly scheduled termination date, at any time and for any reason any Property
Agreement ceases to be in full force and effect or is declared null and void, or the validity or enforceability thereof is contested
by any party thereto, or any party thereto denies it has any further liabilities or obligations under such Agreement, or any party
to such Agreement fails to perform any of its obligations under such Agreement, unless a substitute property agreement is entered
into by Borrower with another reputable party containing commercially reasonable terms and subject to Lender’s reasonable
approval.

 

Article
13 - Remedies and Foreclosure

 

Section
13.1         Remedies.

 

If an Event of Default occurs, Lender may,
at its option, but without obligation, exercise one or more or all of the following remedies:

 

(1)         Performance
by Lender. Lender may perform, or cause the performance of (but shall not have the obligation to perform), any agreement Borrower
fails to perform under this Mortgage or any other Loan Document, including a failure to pay Real Property Taxes or insurance premiums
for any Required Insurance.

 

(2)         Acceleration.
Lender may declare the unpaid portion of the Secured Obligations to be immediately due and payable, without any presentment, demand,
protest, notice or action of any kind (each of which hereby is expressly waived by Borrower), whereupon the Secured Obligations
shall become immediately due and payable.

 

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(3)         Revocation
of License to Collect Rents. Upon an Event of Default, Lender may revoke the License to Collect Rents. Upon such revocation
Lender may collect and apply the Rents pursuant to the terms of this Mortgage without notice and without taking possession of
the Property. All Rents collected by Borrower after the revocation of the License to Collect Rents shall be held by Borrower as
trustee under a constructive trust for the benefit of Lender, shall be segregated from the other property or funds of Borrower
and shall be immediately delivered to Lender.

 

(4)         Exercise
Rights of Borrower. Lender may exercise all rights, powers and privileges of Borrower with respect to the Property, whether
in the name of Borrower or otherwise, including:

 

(a)          Possession
and Operation of the Property. Taking possession, custody and control of the Property and using, managing and operating the
Property,

 

(b)          Deliveries
by Borrower to Lender. Requiring Borrowerto deliver to Lender
all keys, security deposits, operating accounts, prepaid Rents, past due Rents, the Books and Records and all original counterparts
of the Leases and the Property Agreements,

 

(c)          Collect
Rents. All acts permitted under Article 5 including collecting,
suing for and giving receipts for the Rents; in furtherance of such right Lender may make demand on each Tenant for the payment
to Lender of all rents due and to become due under its Lease, and Borrower for the benefit of Lender and each such Tenant hereby
covenants and agrees that the Tenant shall be under no duty to question the accuracy of Lender’s statement of default and
shall unequivocally be authorized to pay said Rents to Lender without regard to the truth of Lender’s statement of default
and notwithstanding notices from Borrower disputing the existence of an Event of Default such that the payment of Rent by the
Tenant to Lender pursuant to such a demand shall constitute performance in full of the Tenant’s obligation under the lease
for the payment of Rents by the Tenant to Borrower, and Borrower and each Tenant agrees that the exercise by the Lender of any
rights under this subsection “( c)” shall not (i) render the Lender a mortgagee-in-possession, (ii) obligate the Lender
to perform any duty or obligation under any Lease or (iii) obligate the Lender to take any action with respect to the Property
including the care or maintenance thereof,

 

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(d)          Leases.
Taking any action with respect to Leases including entering into, modifying, extending, enforcing, terminating, renewing or accepting
surrender of Leases and evicting tenants,

 

(e)          Property
Agreements. Taking any action with respect to any Property Agreement including entering into, modifying, extending, enforcing,
terminating or renewing any Property Agreement,

 

(f)          Proceedings.
Bringing any proceeding in connection with the Property or taking any action with respect to such proceeding including appearing
in and defending any such proceeding and instituting or continuing any such proceeding to protect the Property as well as Borrower’s
or Lender’s respective interests in the Property,

 

(g)          Insurance.
Maintaining insurance on the Property,

 

(h)          Construction/Alterations.
Completing any construction on the Property in such manner and form as Lender deems advisable and/or making alterations, additions,
renewals, replacements and improvements to, or on, the Property, as Lender deems advisable,

 

(i)          Application
of Receipts. After deducting all expenses incurred in connection with the Property, applying the receipts from the Property
to the payment of the Secured Obligations, and

 

(j)          Operation of Property.
Operating or managing the Property (through Lender or any Person designated by Lender), without any liability to Borrower in connection
with such operations, except to use ordinary care, and Borrower shall repay to Lender all costs, expenses and liabilities incurred
by Lender in managing, operating, maintaining, protecting, constructing or preserving the Property.

 

(5)          Foreclosure
Proceedings. Lender may institute proceedings, judicial or otherwise, for the complete or partial foreclosure of this Mortgage
and sale of all or any portion of the Property at public auction, the power of sale being hereby specifically granted. Such rights
shall include Lender’s right (and Borrower hereby expressly grants to Lender such right) to sell the Property through Power
of Sale, as and to the extent such remedy is available to Lender.

 

With respect
to such Power of Sale, if the Property is located in the State of New York: (a) Borrower hereby expressly grants to Lender the
power to sell the Property pursuant to Article 14 of the Real Property Actions and Proceedings Law of the State of New York or
any Law or similar Law permitting non-judicial sale (“Article 14”); (b) as used in this Mortgage, the term
or terms “foreclosure”, “action to foreclose”, “proceeding to foreclose”, “action to collect
the mortgage debt” and any similar term or terms used herein shall be deemed to expressly include and refer to Lender’s power
to sell the Property pursuant to Article 14; and (c) Borrower waives (to the extent permitted by Law) any right granted pursuant
to Section 1421 of the Real Property Actions and Proceedings Law of New York or any similar Law, to challenge Lender’s election
to enforce this Mortgage by means of such non-judicial foreclosure by Power of Sale.

 

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(6)         Specific
Performance. Lender may seek specific performance of any covenant, condition or agreement in this Mortgage or any other
Loan Document (without being required to foreclose this Mortgage), or in aid of the execution of any power granted in any
Loan Document, or for any foreclosure this Mortgage, or for the enforcement of any other appropriate legal or equitable
remedy or otherwise as Lender elects.

 

(7)         Sale
of Property. Lender may sell for cash or upon credit all or any part of the Property and all estate, claim, demand, right,
title and interest of Borrower therein and rights of redemption thereof pursuant to Power of Sale or otherwise, at one or more
sales, in one or more parcels, at such time and place, upon such terms and after such notice thereof as may be required or permitted
by applicable Law.

 

(8)         Judgment.
Lender may recover judgment on the Note either before, during or after any proceedings for the enforcement of this Mortgage or
the other Loan Documents.

 

(9)          Receiver
or Possession.

 

(a) Lender shall be entitled,
as a matter of strictright, without notice to any Person and ex parte, and without regard to the value, condition or
occupancy of the security or of the Property, or the solvency of Borrower or of any Guarantor or Indemnitor, or the adequacy
of the Property as security for the Note, to have a receiver appointed to enter upon and take possession of the Property,
collect the Rents and apply the same in accordance with the terms of this Mortgage, such receiver to have all the rights and
powers permitted under the Laws of the jurisdiction in which the Property is located. Borrower hereby waives any requirements
on the receiver or Lender to post any surety or other bond. Lender or the receiver may also take possession of, and for these
purposes use, any and all Personal Property which is a part of the Property and used by Borrower in the rental or leasing of
all or any part of the Property. Borrower is liable for repayment of all of the expenses of any such receiver (including,
without limitation, the receiver’s fees, counsel fees, costs and agent’s compensation) incurred pursuant to the powers herein
contained. Lender shall apply such Rents received by it in accordance with the terms of this Mortgage. The right to enter and
take possession of the Property, to manage and operate the same, and to collect the Rents, whether by receiver or otherwise,
shall be cumulative to any other right or remedy hereunder or afforded by Law, and may be exercised concurrently therewith or
independently thereof. Lender shall be liable to account only for such Rents actually received by Lender.

 

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(b)          Immediately
upon appointment of a receiver or immediately upon the Lender’s entering upon and taking possession and control of the Property,
Borrower shall surrender possession of the Property to Lender or the receiver, as the case may be, and shall deliver to Lender
or the receiver, as the case may be, all Books and Records, Tenant Security and prepaid Rents and any Rents subsequently received.
In the event Lender or a receiver takes possession and control of the Property, Lender or such receiver may exclude Borrower and
its representatives from the Property. Borrower acknowledges and agrees that the exercise by Lender of any of the rights conferred
under this Article shall not be construed to make Lender a mortgagee-in-possession of all or any portion of the Property so long
as Lender has not itself entered into actual possession of the Real Estate.

 

(c)          If
Lender enters the Property, Lender shall be liable to account only to Borrower and only for those Rents actually received. Lender
shall not be liable to Borrower, anyone claiming under or through Borrower or anyone having an interest in the Property, by reason
of any act or omission of Lender under this Section, and Borrower hereby releases and discharges Lender from any such liability
to the fullest extent permitted by law.

 

(d)          Any
entering upon and taking of control of the Property by Lender or the receiver, as the case may be, and any application of Rents
as provided in this Instrument shall not cure or waive any Event of Default or invalidate any other right or remedy of Lender
under applicable law or provided for in this Instrument.

 

(10)        Remedies
Under the UCC. With respect to each item of Property in which a security interest is granted pursuant to, and such security
interest is perfected under, the applicable Uniform Commercial Code (“UCC Collateral”), Lender may exercise
in respect of any or all of the UCC Collateral all rights, remedies and powers provided for in this Mortgage, by Law, in equity
or otherwise available to it, including all the rights and remedies of a secured party under the applicable Uniform Commercial
Code.

 

(11)        Insurance
Policies. Lender may surrender the insurance policies
maintained pursuant to “Insurance” (Article 6) and collect the unearned insurance premiums on any and all such
policies.

 

(12)        Application
of Reserves. Lender may apply the undisbursed balance of any funds in any Reserve to the payment of the Secured Obligations.

 

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(13)        Blocking
Accounts. Lender may prohibit Borrower and anyone claiming for or through Borrower from making use of, or withdrawing any
sums from, any lockbox, escrow or similar account.

 

(14)        Right
of Setoff. Borrower agrees that, in addition to, and without limiting, any right of setoff, banker’s lien or counterclaim
Lender may otherwise have, and notwithstanding the existence of and without regard to any exculpation language or other similar
language, if any, in the Note or Loan Documents limiting recourse against the Borrower and/or any other Person, (a) Lender shall
be entitled, at its option, to offset balances (including general or special, time or demand, provisional or final) held by it
for the account of Borrower (or any Borrower, if more than one Person comprises the Borrower), at any of the offices of Lender,
in U.S. Dollars or any other currency, against any amount due and payable by Borrower to Lender under this Instrument or any other
Loan Document which is not paid when due and (b) the exercise of any such right of setoff shall not constitute an election of
remedies which would preclude the exercise of any other rights or remedies available to Borrower.

 

(15)        Causes
of Action. Lender may exercise all rights and remedies under any Causes of Action, whether before or after any sale of the
Property by foreclosure, Power of Sale or otherwise, and apply the proceeds of any recovery to the Secured Obligations.

 

(16)        Other
Remedies. Lender may pursue such other remedies as Lender may have under Law or otherwise.

 

Section
13.2         Lender as Purchaser.

 

Lender has the right to
become the purchaser at any sale held by Lender or by any court, receiver, public officer or other Person, and Lender has the
right to credit, upon the amount of the bid made therefor, the amount of Secured Obligations payable to it out of the net proceeds
of such sale. Upon any such purchase, Lender shall acquire good title to the Property so purchased, free from the Lien of this
Mortgage and free of all rights of redemption, if any, in Borrower.

 

Section
13.3         Effect of Sale.

 

Any sale or sales of the
Property, whether under the Power of Sale herein granted and conferred or by virtue of judicial proceedings, shall operate to
divest all right, title, interest, claim, and demand whatsoever either at law or in equity, of Borrower of, in, and to the Property
and the property sold, and shall be a perpetual bar, both at law and in equity, against Borrower, Borrower’s successors,
and against any and all persons claiming or who shall thereafter claim all or any of the Property sold from, through or under
Borrower, or Borrower’s successors or assigns. Upon the completion of any sale or sales made by Lender under or by virtue of this
Article, Lender, or an officer of any court empowered to do so, shall execute and deliver to the accepted purchaser or purchasers
a good and sufficient interest in and to the property and rights sold. Lender is hereby appointed the true and lawful irrevocable
attorney of Borrower, in its name and stead, to make all necessary conveyances, assignments, transfers and deliveries of the Property
and rights so sold and for that purpose Lender may execute all necessary instruments of conveyance, assignment and transfer, and
may substitute one or more Persons with like power, Borrower hereby ratifying and confirming all that its said attorney or such
substitute or substitutes shall lawfully do by virtue hereof Nevertheless, Borrower, if requested by Lender so to do, shall join
in the execution and delivery of all proper conveyances, assignments and transfers of the properties so sold.

 

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Section
13.4         Separate Sales.

 

Any Property sold
pursuant to any judgment or writ of execution issued on a judgment obtained by virtue of this Mortgage or any other Loan Document,
or pursuant to any other judicial proceedings under this Mortgage, or pursuant to the Power of Sale granted in this Mortgage,
may be sold in one parcel, as an entirety or in such parcels, and in such manner or order as Lender, in its sole discretion, may
elect.

 

Section
13.5         Remedies Cumulative and Not Concurrent.

 

The rights and
remedies of Lender as provided in this Mortgage and in the other Loan Documents shall be cumulative and concurrent and may be
pursued concurrently, separately or successively against Borrower or any Guarantor or against other obligors, any Guarantor, any
Indemnitor or against the Property, or any one or more of them, at the sole discretion of Lender, and may be exercised as often
as occasion therefore shall arise and in any order. Notwithstanding the existence of any other security interests in the Property
held by Lender or by any other party, Lender shall have the right to determine, in its sole discretion, the order in which any
or all of the Property shall be subjected to the remedies provided in this Mortgage, the Note, any other Loan Document or applicable
Law. Lender shall have the right to determine, in its sole discretion, the order in which any or all portions of the Secured Obligations
are satisfied from the proceeds realized upon the exercise of such remedies. Lender shall not, by any act, delay, forbearance,
stay, omission or otherwise, be deemed to have waived any of its rights or remedies under this Mortgage, any Loan Document or
any Law. A waiver by Lender of any right or remedy under this Mortgage, any Loan Document or any Law on any one occasion, shall
not (a) be construed as a bar or waiver to the exercise of any such right or remedy Lender at any time in the future, (b) preclude
the exercise of such right or remedy at a later date or (c) preclude the exercise of any of any other right or remedy available
to Lender under this Mortgage, any Loan Document or Law; nor shall Lender be liable for exercising or failing to exercise any
such right or remedy. Lender’s acceptance of payment of all or any part of the Secured Obligations after the due date of
such payment, or in an amount which is less than the required payment, shall not (x) be a waiver of Lender’s right to require
timely payment of all amounts due under this Mortgage, the Note or any other Loan Document, (y) preclude any right of Lender to
insist upon and require full payment at a later date or (z) preclude Lender’s exercise of any remedies available to Lender.
Enforcement by Lender of any (i) security for the Secured Obligations, (ii) any Guaranty or (iii) any other remedy(ies) available
to Lender under any Loan Document, shall not constitute an election by Lender of remedies so as to preclude the exercise of any
other right(s) available to Lender. Any failure by Lender to insist upon strict performance by Borrower, any Guarantor or any
Indemnitor of any of the terms and provisions of this Mortgage or any other Loan Document, shall not be deemed to be a waiver
of any of the terms or provisions of this Mortgage or such other Loan Document and Lender shall have the right thereafter to insist
upon strict performance of any and all of them. Lender’s receipt of any of Casualty Insurance Proceeds or Condemnation Proceeds
or Condemnation Award(s) shall not operate to cure or waive any Event of Default.

 

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Section
13.6         No Cure or Waiver.

 

Neither Lender’s
nor any receiver’s entry upon and taking possession of all or any part of the Property nor any collection of Rents, Insurance
Proceeds, Condemnation Proceeds or damages, other security or proceeds of other security, or other sums, nor the application of
any collected sum to any Secured Obligations, nor the exercise of any other right or remedy by Lender or any receiver shall impair
the status of the security, or cure or waive any Event of Default or nullify the effect of any notice of any Event of Default
or sale (unless all Secured Obligations and obligations which are then due have been paid and performed and Borrower has cured
all other Defaults), or prejudice Lender in the exercise of any right or remedy, or be construed as an affirmation by Lender of
any tenancy, Lease or option or a subordination of the Lien of this Mortgage.

 

Section
13.7         Proceeds.

 

If any of the Property
is sold by Lender upon credit or for future delivery, Lender shall not be liable for the failure of the purchaser to purchase
or pay for the same and, in the event of any such failure, Lender may resell such Property. In no event shall Borrower be credited
with any part of the proceeds of sale of any Property until and to the extent cash payment in respect thereof has actually been
received by Lender. To the extent any of the Secured Obligations are contingent, cash proceeds received by Lender in respect of
any sale of, collection from, or other realization upon all or any part of the Property may, in the discretion of Lender, be held
by Lender as collateral for such contingent Secured Obligations. Any cash held by Lender as collateral and all cash proceeds received
by Lender in respect of any sale of, collection from, or other realization upon all or any part of the Property may, in the discretion
of Lender, be applied, first, to pay all costs and expenses incurred by Lender in connection with or incident to the custody,
preservation, use or operation of, or the sale of, collection from, or other realization upon, any and all of the Property, second,
to pay all reasonable attorney’s fees and legal expenses incurred by Lender in connection with or incident to the custody,
preservation, use or operation of, or the sale of, collection from, or other realization upon, any and all of the Property, third,
to pay all matured and unpaid Secured Obligations, in whole or in part by Lender against, all or any part of the Secured Obligations
in such order as Lender shall elect, fourth, if and to the extent any of the Secured Obligations are unmatured or contingent,
to provide cash collateral for all such Secured Obligations, and fifth, in accordance with applicable Law. If the proceeds of
the sale of the Property or other collateral, if any, for the Loan are insufficient to pay all of the Secured Obligations, Borrower
agrees to pay upon demand any deficiency to Lender, except to the extent, if any, that Borrower’s obligation to make payment
therefor may be limited under the terms of the Note.

 

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Section 13.8        Waivers.

 

To the extent permitted
by Law, Borrower waives: (1) the right to assert a counterclaim, other than a mandatory counterclaim, in any action or proceeding
in which Lender is a party, (2) the benefit of all Laws now or hereafter in force regarding appraisement, valuation, stay, extension,
reinstatement and redemption, (3) all rights of marshalling of assets in the event of any sale hereunder of the Property or any
part thereof or any interest therein, (4) any and all rights of redemption from sale under any order or decree of foreclosure
of this Mortgage on behalf of Lender, and on behalf of each and every Person acquiring any interest in or title to the Property
subsequent to the date of this Mortgage and on behalf of all Persons, (5) any notices of any nature whatsoever from Lender except
with respect to matters for which this Mortgage and/or the Loan Documents specifically and expressly provides for the giving of
notice by Lender to Borrower and except with respect to matters for which Lender is required by applicable Law to give notice,
(6) the pleading, assertion or the defense of any statute of limitations as a defense to payment of the Secured Obligations or
performance of any other obligations under any Loan Document, (7) any defense Borrower might assert or have by reason of Lender’s
failure to make any Tenant a party defendant in any foreclosure proceeding or action in which Lender is a party and (8) any claim
or right to require that any of the Property be sold in the inverse order of alienation or that any of the Property be sold in
parcels or as an entirety.

 

Section
13.9         Borrower’s Use and Occupancy after Default.

 

During the continuance
of any Event of Default and pending the exercise by Lender of its right to exclude Borrower from all or any part of the Property,
Borrower agrees to pay then current market rents for the use and occupancy of the Property or any portion thereof which are in
its or any of its Affiliates’ possession for such period and, upon default of any such payment, will vacate and surrender
possession of the Property to Lender or to a receiver, if any, and in default thereof may be evicted by any summary action or
proceeding for the recovery of possession of Property for non-payment of rent, however designated.

 

Section
13.10      Transfer Taxes.

 

Any provisions
in this Agreement to the contrary notwithstanding, Borrower hereby agrees to pay any and all State and local real property and
other transfer taxes payable in connection with a sale or other conveyance of the Property arising or resulting from Lender’s
exercise of any right or remedy available to it. Borrower hereby irrevocably appoints Lender its true and lawful attorney to act
in Borrower’s name and stead in completing any and all returns, questionnaires, notices of sale or other documents which may be
required in connection with any such transfer or the payment of any such transfer tax or other tax.

 

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Section
13.11      Late Charge.

 

If any monthly
payment due hereunder or under the Note (other than the final payment due upon the Maturity Date) is not received by Lender on
or before the 15th day of each month or if any other amount payable under the Note, this Mortgage any other Loan Document is not
received by Lender within 14 days after the date such amount is due, the Borrower shall pay to Lender, immediately and without
demand by Lender, a late charge equal to five percent (5.00%) of such monthly installment or other amount due, however, (i) in
the event of acceleration of payment of the entire principal balance and accrued interest, or (ii) after the Maturity Date, no
additional late charge will be assessed provided, further, that those late charges which had previously been assessed shall continue
to be due and payable. Borrower acknowledges that its failure to make timely payments will cause Lender to incur additional expenses
in servicing and processing the Loan and that it is extremely difficult and impractical to determine those additional expenses.
Borrower agrees that the late charge payable pursuant to this Section represents a fair and reasonable estimate of the additional
expenses Lender will incur by reason of such late payment. The late charge is payable in addition to, and not in lieu of, any
interest payable at the Default Rate.

 

Section
13.12       Default Rate.

 

At the option
of Lender in its sole discretion, interest due and payable hereunder and on the Loan shall convert to, accrue at and be charged
at the Default Rate upon the occurrence of any of the following:

 

(a)          failure
to pay any monthly installment due under the Note on or before the 15th day of the month in which it is due;

 

(b)          any
other Event of Default which continues beyond any applicable notice and cure period;

 

(c)          failure
to pay the unpaid principal balance, all accrued interest and all other charges due under the Note, this Mortgage and any other
Loan Document on the Maturity Date; or

 

(d)          the
acceleration of the Secured Obligations.

 

Article
14 - Transfer of Loan 

 

Section
14.1         Transfer of Loan.

 

Lender may, at
any time, sell, transfer or assign the Mortgage, Loan and/or Loan Documents, or grant participations therein (“Participations”)
or issue mortgage pass-through- certificates or other securities evidencing a beneficial interest in a rated or unrated public
offering or private placement (“Securities”).

 

Section
14.2         Sale or Delegation of Servicing.

 

Lender may, at
any time, transfer any and all of the servicing rights with respect to the Loan, or delegate any or all of its responsibilities
as Lender under the Loan Documents.

 

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Section 14.3         Dissemination of Information.

 

Lender may forward to any
prospective purchaser, transferee, assignee, servicer of, participant in or investor in the Loan, any Participations and/or Securities
or any of their respective successors (collectively, “Investors”) or to any rating agency rating the Loan,
any Participations and/or Securities, or to any organization maintaining databases on the underwriting and performance of loans,
all documents and information (including the Loan Documents) which Lender now has or may hereafter acquire relating to the Secured
Obligations and to Borrower, any Guarantor, any Indemnitor and the Property, including financial statements whether furnished
by Borrower, any Guarantor, any Indemnitor or otherwise, as Lender determines necessary or desirable. Borrower irrevocably waives
any and all rights it may have under applicable Law to prohibit such disclosure, including any right of privacy.

 

Section
14.4         Cooperation/Disclosure of Information.

 

Borrower, each Guarantor
and each Indemnitor agree to cooperate with Lender in connection with any transfer made or any Participation and/or Securities
created pursuant to this Article, including the delivery of an Estoppel Certificate and such other documents as may be reasonably
requested by Lender. Borrower shall execute, acknowledge, and deliver, at its sole cost and expense, all further acts, deeds,
conveyances, assignments, estoppel certificates, financing statements, transfers and assurances as Lender may reasonably require
from time to time in order to better assure, grant, and convey to Lender the rights intended to be granted, now or in the future,
to Lender under this Mortgage and any other Loan Document.

 

Article
15 - Miscellaneous 

 

Section
15.1        Borrower Remains Liable.

 

In all events, including
the exercise by Lender of any rights or remedies under this Mortgage, Borrower remains liable to perform all of its duties and
obligations under the Property Agreements to the same extent as if this Mortgage had not been executed. Lender shall not have
any obligation or liability under any Property Agreements by reason of this Mortgage, nor shall Lender be obligated to perform
any of the obligations or duties of Borrower under, or to take any action to collect or enforce any claim or rights under, any
Property Agreements. The powers conferred on Lender under this Mortgage are solely to protect its interest in the Property and
such other interests as the Lender shall elect in its sole discretion to protect, and shall not impose any duty upon it to exercise
any such powers.

 

Section
15.2        Appointment of Lender Attorney-in-Fact.

 

Borrower
hereby irrevocably appoints Lender attorney-in-fact, with full authority in the place and stead of Borrower and in the name of
Borrower, Lender or otherwise (1) to take any and all action and exercise all rights and remedies granted to Lender under this
Mortgage, and (2) to execute any instrument which Lender may deem
necessary or advisable to accomplish the purpose(s) of this Mortgage. Borrower hereby ratifies and approves all acts of Lender
as its attorney-in-fact pursuant to this Section, and Lender, as its attorney-in-fact, will not be liable for any acts of commission
or omission, nor for any error of judgment or mistake of fact or law, other than those which result from Lender’s gross
negligence or willful misconduct. This power, being coupled with an interest, is irrevocable so long as this Mortgage remains
in effect.

 

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Section
15.3         Indemnity/Expenses; Fees and Charges; Protective Advances.

 

Borrower agrees to indemnify
Lender and each of its directors, officers, employees, agents and affiliates from and against any and all claims, losses and liabilities
growing out of or resulting from this Mortgage or the transactions contemplated by this Mortgage (including enforcement of any
right or remedy under this Mortgage or any Loan Document). Borrower shall pay to Lender, whether or not demand be made, the following
amounts:

 

A.           Any
and all costs and expenses, including the fees and out of pocket expenses and disbursements of Lender’s counsel and of any
experts and agents, which Lender may incur in connection with any aspect of this Mortgage or any Loan Document including (1) any
amendment to this Mortgage, (2) intentionally omitted, (3) out-of- pocket filing or recording fees or taxes incurred with respect
to or in connection with this Mortgage, (4) the custody, preservation, use or operation of, or the sale of, collection from, or
other realization upon, any of the Property, (5) the exercise or enforcement of any of the right or remedy of Lender under this
Mortgage or any other Loan Document or (6) the failure by Borrower to perform or observe any of the provisions of this Mortgage;

 

B.           The
charge(s), including the fees and charges of Lender’s attorneys and their out of pocket expenses which the Lender may, at
its option, impose and/or incur for (a) the processing on its records of any change of ownership or substitution of bondsman or
(b) any letter advice as to the amount of principal and interest owing on this Mortgage, (c) any inspection(s) of the Property,
including any inspection(s) of the Property permitted hereunder or required in connection with any escrow(s) that may be held
by the Lender including those held in connection with payment of Casualty Insurance Proceeds or Condemnation Proceeds or Condemnation
Award(s) or (d) any and all other matters, documents, inquiries or agreements relating to, in connection with or arising as a
result of this Mortgage, any Loan Document or the Property, including any modification, extension, advance, additional loan, lease,
consent (including any consents to a lease, replacement lease, lease modification, subordination and non-disturbance agreement,
change in tenant(s), subletting and/or assignment of any lease), subordination, waiver, easement, loan review, loan restructuring,
special agreement, reduction certificate, estoppel, assignment, satisfaction and discharge and any matters relating to insurance,
the Escrow Fund, completion of construction, repairs, Restoration and Replacement;

 

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C.           All
attorney’s fees, costs, expenses and disbursements paid or incurred by Lender in connection with any action or proceeding which
is threatened or commenced and which relates to, is connected with or concerns the Mortgage, the Lien hereof, the Note, any other
Loan Document, the Loan, any Obligated Party or the Property, whether or not suit be brought, whether or not the holder hereof
is or is made a party to such action or proceeding, whether or not incurred prior to the commencement of, during or after the
completion of any such action or proceeding and whether occurring pre- or post- judgment (including an action to foreclose this
Mortgage, an action to collect any part of the Secured Obligations, an action on any Guaranty or Indemnity, any post-judgment
collection efforts, any receivership, any proceeding relating to any Insolvency Laws or Bankruptcy Event (whether voluntary or
involuntary), any actions or efforts for relief from any stays, any reorganization, any motions, any administrative action or
proceeding, any appellate proceeding or motion and any action or proceeding in probate, law, equity or otherwise); and

 

D.           All
costs and expenses in connection with or concerning this Mortgage, the Lien hereof, the Note, any other Loan Document, the Loan,
any Obligated Party or the Property, and the preparation, execution, and delivery of the Mortgage and all Loan Documents including
the fees and out of pocket disbursements of counsel appointed by Lender and incurred or paid by Lender, surveys, appraisals, premiums
for policies of title and other insurance.

 

E.           Interest
as hereinabove provided shall accrue on such fees, costs, expenses and disbursements from the earlier to occur of (a) the date
such fees, costs, expenses or disbursements are incurred or (b) the date such fees, costs, expenses or disbursements are paid.

 

F.           If
Borrower shall fail to perform any of the covenants contained in this Mortgage, Lender may make advances to perform the same on
its behalf. The provisions of this Section shall not prevent any default in the observance of any covenant contained herein from
constituting an Event of Default.

 

G.           Any
reference to attorneys’ or counsels’ fees paid or incurred by Lender shall be deemed to and shall include the fees, costs and
disbursements of paralegals and legal assistants.

 

H.           All
advances and payments made and/or fees, costs, expenses, disbursements, payments, liabilities, bills, claims and charges paid
or incurred and/or any indemnity payment or other payment due, owing or collectible under or pursuant to this Mortgage or any
other Loan Document shall be deemed to be and are a Lien upon the Property and shall be deemed to be and are secured by this Mortgage,
including those: (a) to preserve or protect the Property; (b) for labor and materials incurred in connection with the Property;
(c) in operating, using, managing, inspecting, maintaining, repairing or constructing, or the custody of, the Property including
Restoration and Replacement; (d) of Lender’s counsel, experts and agents and any receiver or custodian; (e) in payment of
any taxes and fees including mortgage recording tax and recording fees; (f) in the sale of, collection from, or other realization
upon, any of the Property or the proceeds thereof; (g) in the exercise or enforcement of any of the right or remedy of Lender;
(h) incurred in connection with the failure by Borrower to perform or observe any of the provisions of this Mortgage or any Loan
Document; (i) incurred in servicing the Loan and this Mortgage or any aspect hereof; (j) of any accountant(s) in auditing or reviewing
any Books and Records; or (k) specified in any provision of this Mortgage or any Loan Document (collectively, “Advances
and Expenses”). All Advances and Expenses shall constitute a demand obligation owing by Borrower to Lender and Borrower
shall repay to Lender all Advances and Expenses whether or not demand be made. All Advance and Expenses shall bear interest from
the earlier to occur of the date of expenditure or the date of incurrence until paid at the rate(s) specified in the Note (including
at the Default Rate from the date of effectiveness of the Default Rate) and shall be collectible by Lender in any action or upon
the exercise by Lender of any right or remedy including any action to foreclose this Mortgage and shall be deemed to be and are
secured hereby.

 

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Section
15.4          Amendments.

 

No amendment or
waiver of any provision of this Mortgage, nor consent to any departure by Borrower from this Mortgage, shall in any event be effective
unless the same shall be in writing and signed by Lender and Borrower, and then such waiver or consent shall be effective only
in the specific instance and for the specific purpose for which given.

 

Section
15.5        Notices.

 

All notices and
other communications provided for under this Mortgage shall be in writing via (a) personal delivery, (b) U.S. mail (via first
class mail, postage prepaid), or (c) a reputable overnight delivery service (nationally recognized within the United States of
America) which maintains a record of its deliveries and with arrangements for the payment of delivery charges by the party sending
notice and addressed, in the case of notice given pursuant “(a)”, “(b)” or “(c)”, above, if
to Borrower, to its address set forth in the preamble of this Mortgage and, if to Lender, to its address specified in the preamble
of this Mortgage, or, as to either such party, at such other address as shall be designated by such party in a written notice
to the other party complying as to delivery with the terms of this Section.

 

Notice shall be
deemed to have been given (a), if made by personal delivery, on the date of such delivery, (b), if made by such overnight delivery
service, on the first business day following the day on which such notice was given to such overnight delivery service for delivery
in accordance with the preceding paragraph and (c), if made via U.S. mail, on the fourth business day following the deposit of
such notice with the U.S. postal service in accordance with the preceding paragraph.

 

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Section 15.6         Transfer of Secured Obligation.

 

This Mortgage
shall be binding upon Borrower and its heirs, executors, administrators, successors, transferees and assigns, with like effect
as if such heirs, executors, administrators, successors and assigns were named herein. This Mortgage shall inure to the benefit
of Lender and its successors, transferees and assigns. Borrower may not transfer or assign its obligations under this Mortgage.
Lender may assign or otherwise transfer all or a portion of its rights or obligations hereunder or with respect to the Secured
Obligations to any other party, and such other party shall then become vested with all the benefits in respect of such transferred
Secured Obligations and the Lien granted to Lender pursuant to this Mortgage or otherwise.

 

Section
15.7        Choice of Law.

 

This Mortgage,
the Note, all other Loan Documents and any determination of deficiency judgments shall be governed, construed, applied and enforced
in accordance with the laws of the state in which the Property is located and applicable laws of the United States of America.

 

Section
15.8         Submission to Jurisdiction.

 

Borrower hereby
irrevocably submits to the jurisdiction of any federal or state court sitting in the County and State in which the Land is located
(the “Property Jurisdiction”) over any action or proceeding arising out of or related to this Mortgage, the
Note or any other Loan Document and Borrower agrees that personal jurisdiction over Borrower rests with such courts for purposes
of any such action. Borrower agrees that any controversy arising under this Mortgage, the Note or any other Loan Document shall
be litigated exclusively in the Property Jurisdiction. The state and federal courts and authorities with jurisdiction in the Property
Jurisdiction shall have exclusive jurisdiction over all controversies which shall arise under this Mortgage, the Note or any other
Loan Document. Borrower irrevocably consents to service, jurisdiction, and venue of such courts for any such litigation and waives
any other venue to which it might be entitled by virtue of domicile, habitual residence or otherwise. Borrower hereby waives personal
service by manual delivery and agrees that service of process may be made by prepaid certified mail directed to Borrower at the
address of Borrower for notices under this Mortgage or at such other address as may be designated in writing by Borrower to Lender
pursuant to the provisions of this Mortgage, and that upon mailing of such process such service will be effective as if Borrower
was personally served. Borrower agrees that a final judgment in any such action or proceeding shall be conclusive and may be enforced
in other jurisdictions by suit on the judgment or in any manner provided by law. Borrower further waives any objection to venue
in any such action or proceeding on the basis of inconvenient forum. Borrower agrees that any action, proceeding, claim, counterclaim,
cross-claim, arbitration or the like brought against Lender or any of its officers, directors, employees, affiliates, subsidiaries,
partners, successors, assigns, agents, brokers, attorneys or agents (any of the foregoing referred to as a “Defendant”)
affecting Lender or the Property or arising out of the Mortgage or any other Loan Document, shall only be brought in the courts
having jurisdiction within the Property Jurisdiction, unless Lender consents in writing otherwise.

 

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Section 15.9         Duplicate Originals, Counterparts.

 

This Mortgage
may be executed in any number of duplicate originals and each duplicate original shall be deemed to be an original. This Mortgage
may be executed in several counterparts, each of which counterparts shall be deemed an original instrument and all of which together
shall constitute a single Mortgage. The failure of any party hereto to execute this Mortgage, or any counterpart hereof, shall
not relieve the other signatories from the obligations hereunder.

 

Section 15.10       Miscellaneous.

 

This Mortgage
is in addition to and not in limitation of any other rights and remedies Lender may have by virtue of any other instrument or
agreement heretofore, contemporaneously herewith or hereafter executed by Borrower or by law or otherwise. If any provision of
this Mortgage is contrary to applicable Law, such provision shall be deemed ineffective without invalidating the remaining provisions
of this Mortgage. The headings in this Mortgage are for convenience of reference only, and shall not affect the interpretation
or construction of this Mortgage.

 

Section 15.11       Severability.

 

In the event any
one or more of the provisions contained herein or in the Note shall for any reason be held to be invalid, illegal or unenforceable
in any respect, such invalidity, illegality or unenforceability shall not affect any other provision hereof but this Mortgage
shall be construed as if such invalid, illegal or unenforceable provision had never been contained herein or therein, provided
however, that if such provision held to be invalid, illegal or unenforceable relates to the payment of any sum under the Note
or any other material monetary sum, then Lender may, at its option, declare the Secured Obligations and any other sums secured
hereby to be immediately due and payable.

 

Section 15.12      Substitute Mortgages.

 

Borrower and Lender
shall, upon their mutual agreement to do so, execute such documents as may be necessary in order to effectuate the modification
hereof, including the execution of substitute mortgages, so as to create two (2) or more liens on the Property in such amounts
as may be mutually agreed upon but in no event to exceed, in the aggregate, the Mortgage Amount. In such event, Borrower covenants
and agrees to pay the reasonable fees and expenses of Lender and its counsel in connection with any such modification.

 

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Section 15.13      Satisfaction or Assignment
of Mortgage.

 

Upon payment in
full of the Secured Obligations and the performance of all obligations secured hereby in accordance with the terms and conditions
of this Mortgage and the other Loan Documents, Lender shall deliver a satisfaction or release of this Mortgage or at Borrower’s
option to be exercised in writing, an assignment hereof, in either case in proper form for recording. As a condition to any such
satisfaction or assignment, Borrower covenants and agrees to pay Lender’s reasonable fees and expenses (including attorneys’
fees, Lender’s processing fee of up to $1,500.00 and all out of pocket expenses of the Lender) in connection therewith.
Upon any such satisfaction or assignment, Lender shall, automatically and without the need for any further documentation, be absolutely
and unconditionally released from any and all claims or liabilities in connection with the Loan. In addition, Borrower hereby
indemnifies and agrees to hold Lender harmless from and against any and all claims and liabilities arising out of the satisfaction
or assignment hereof, such indemnification to survive any such satisfaction or assignment.

 

Section
15.14      No Oral Modifications.

 

The terms and
provisions of this Mortgage, the Note and all Loan Documents shall not be changed, modified, or discharged in whole or part except
by an instrument in writing signed by the party against whom enforcement of such change, modification or discharge is sought or
by its agent thereunto duly authorized in writing.

 

Section
15.15      Joint and Several.

 

If more than one
Person signs this Mortgage, the obligations of such Persons shall be joint and several.

 

Section
15.16      No Representation by Lender.

 

By accepting or
approving anything required to be observed, performed or fulfilled, or to be given to Lender, pursuant to this Mortgage or any
other Loan Document, including any officer’s certificate, balance sheet, statement, survey or appraisal, Lender shall not be deemed
to have warranted or represented the sufficiency, legality, effectiveness or legal effect of the same, or of any term, provision
or condition thereof, and such acceptance or approval thereof shall not be or constitute any warranty or representation with respect
thereto by Lender.

 

Section
15.17      WAIVER OF JURY TRIAL.

 

MORTGAGOR AND
MORTGAGEE EACH (A) COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS MORTGAGE, THE
NOTE OR ANY OTHER LOAN DOCUMENT OR THE RELATIONSHIP BETWEEN THE PARTIES AS MORTGAGOR AND MORTGAGEE THAT IS TRIABLE OF RIGHT BY
A JURY AND (B) WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO ANY SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR
IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEPARATELY GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT
OF COMPETENT LEGAL COUNSEL.

 

THE
REMAINDER OF THIS PAGE IS LEFT INTENTIONALLY BLANK.

 

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IN WITNESS WHEREOF
this Mortgage has been executed by Borrower as of the date first written above.

 

Date: May 11, 2016

 

	 	BORROWER:
	 	 
	 	141 Livingston Owner LLC
	 	 
	 	By:	/s/ David Bistricer
	 	Name: David Bistricer
	 	Title: President, Treasurer and Director

 

	State of New York	)
	 	: ss.:
	County of New York	)

 

On the 11th day
of April, 2016, before me, the undersigned, personally appeared David Bistricer, personally known to me or proved to me
on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged
to me that he executed the same in his capacity, and that by his signature on the instrument, the individual, or the person upon
behalf of which the individual acted, executed the instrument.

 

	 	/s/ Mark Faham
	 	Notary Public

 

	 	MARK FAHAM
	 	Notary
    Public, State of New York
	 	 No.
    01FA6101480
	 	 Qualified In Kings County
	 	Commission
    Expires November 17, 2019

 

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SCHEDULE A

 

All that certain plot, piece or parcel
of land, with the buildings and improvements thereon erected, situate, lying and being in the Borough of Brooklyn, County of Kings,
City and State of New York, bounded and described as follows:

 

BEGINNING at the corner formed by
the intersection of the northeasterly side of Livingston Street with the northwesterly side of Smith Street as widened;

 

RUNNING THENCE northeasterly along
the northwesterly side of Smith Street as widened 75 feet 6-3/4 inches;

 

THENCE northwesterly parallel with
Livingston Street 100 feet 3 inches to a point on a line drawn parallel with and distant 110 feet westerly from the original line
of Smith Street measured at right angles thereto;

 

THENCE northeasterly parallel with
the original line of Smith Street 50 feet;

 

THENCE northwesterly parallel with
Livingston Street 37 feet 1 inch to land now or late of James Engel;

 

THENCE southwesterly in a straight
line 125 feet to a point on the northeasterly side of Livingston Street distant 147 feet 6 inches northwesterly from the point
or place of beginning as measured along the northeasterly side of Livingston Street;

 

THENCE southeasterly along the northeasterly
side of Livingston Street 147 feet 6 inches to the corner, the point or place of BEGINNING.

 

NOTE: Being District, Section, Block(s)
154, Lot(s) 28, Tax Map of the Borough of Brooklyn, County of Kings.

 

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	Borrower:	 	141 Livingston Owner LLC
	 	 	 
	Lender:	 	New York Community Bank
	 	 	 
	Section:	 	1
	Block:	 	154
	Lot:	 	28
	County:	 	Kings
	Premises:	 	141 Livingston Street a/k/a 137/151
    Livingston Street a/k/a 32 Smith Street Brooklyn, New York 11201
	 	 	 
	1.	 ̈	The attached mortgage covers real
    property improved by a one or two family dwelling only.
	 	 	 
	2.	 ̈	The attached mortgage covers real
    property principally improved or to be improved by one or more structures containing in the aggregate not more than six residential
    dwelling units, each having their own separate cooking facilities.
	 	 	 
	3.	x	The attached mortgage does not cover
    real property improved as described above.

 

Date: May 11, 2016

 

	 	BORROWER:
	 	 
	 	141 Livingston Owner LLC
	 	 
	 	By:	/s/ David Bistricer
	 	Name: David Bistricer
	 	Title: President, Treasurer and Director

 

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RIDER
TO MORTGAGE

 

This rider is attached to and made
a part of that certain Mortgage, Assignment of Leases and Rents and Security Agreement dated as of the 11th day of May, 2016 (“Mortgage”)
given by 141 Livingston Owner LLC, as Borrower, to New York Community Bank, as Lender. The following provisions modify or supplement
the terms and provisions of the foregoing Mortgage. In the event of any conflict between the terms and provisions of this Rider
and the terms and provisions of the foregoing Mortgage, the terms and provisions of this Rider shall control.

 

A.            EXCEPTIONS
TO DUE-ON-TRANSFER PROVISIONS

 

Notwithstanding the provisions of
Section 12.2(l)(e) of the Mortgage, the Lender agrees that, provided the Loan hereunder is not in default, declared or undeclared,
beyond applicable notice, grace and cure periods and current management maintains managerial control of Borrower after any such
transfer, the following transfers shall not constitute a Prohibited Transfer:

 

		i.	transfers
of limited partnership interests of Clipper Realty L.P., a Delaware limited partnership (“Clipper LP”), from existing
limited partners to immediate family members, existing limited partners or partners or to trusts for the benefit of themselves
and/or members of their families, existing limited partners or entities comprised of same, and by operation of law, provided Guarantor
remains the sole general partner of Clipper LP;

		ii.	transfers
of membership interests of Berkshire Equity LLC, a Delaware limited liability company (“Berkshire”), the sole member
of Borrower, from existing members to immediate family members, existing members or to trusts for the benefit of themselves and/or
members of their families, existing members or entities comprised of same, and by operation of law, provided Clipper LP maintains
managerial control of Berkshire;

		iii.	the
issuance by Guarantor of additional common stock or other ownership interests, and the subsequent transfer of any such stock or
ownership interests; provided:

		a.	David
Bistricer and Sam Levinson remain on the Board of Directors of Guarantor after any such transfer; and

		b.	David
Bistricer, or entities controlled by his immediate family, and Sam Levinson, or entities controlled by his immediate family, maintain
in the aggregate not less than thirty three percent (33%) of the ownership interests of Guarantor after any such transfer.

 

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B.           NOTICE
AND CURE

 

Notwithstanding
any of the provisions contained herein to the contrary, the Lender shall provide Borrower written notice of any default
herein. If Borrower is in default in the payment to Lender of any sum or amount of money which may fall due or be payable
from time to time under the term of the mortgage hereunder (“a monetary default”), Borrower shall have a period
of ten (10) days after Lender’s giving of such notice within which time such default must be cured. If Borrower is in
default, other than a monetary default, Borrower shall have a period of thirty (30) days after Lender’s giving of such
notice within which time such default must be cured. However, in the event such default cannot, in the sole determination of
Lender, be cured within such thirty (30) day period, and provided Borrower has immediately commenced to take all action
necessary to cure said default and continues to proceed diligently, without interruption and in good faith, to cure such
default, the Lender may in its sole discretion grant Borrower an additional thirty (30) day period within which time all
actions required as set forth in Lender’s notice of default under this paragraph shall be completed. Any such default
not cured within said thirty (30) day period shall be subject to all of the other terms and provisions contained in this
Agreement. It is further agreed that no such notice or grace period provided in this paragraph shall apply in the case of any
such failure which could, in Lender’s judgment, absent immediate exercise by Lender of a right or remedy under this Mortgage,
result in harm to Lender, impairment of the Note or this Mortgage or any other security given under any other Loan
Document.

 

	 	141 Livingston Owner LLC
	 	 
	 	By:	/s/ David Bistricer
	 	Name: David Bistricer
	 	Title: President, Treasurer and Director

 

    	Mortgage	CD Form 127
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	Loan No. 110686537 File No. 123-33001	04-09-11

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