Exhibit 10.1

Execution Copy

 

AMENDED AND RESTATED ASSET MANAGEMENT SERVICES AGREEMENT

 

THIS AMENDED AND RESTATED ASSET MANAGEMENT SERVICES AGREEMENT (this “Agreement”) is made as of December 1, 2013 (“Effective Date”) by and between KBS Acquisition Sub, LLC, a Delaware limited liability company (the “Company”), and GKK Realty Advisors LLC, a Delaware limited liability company (“Manager”).

 

WITNESSETH:

 

WHEREAS, the Company and Manager previously entered into that certain Asset Management Services Agreement dated as of March 30, 2012, as amended by that certain First Amendment to Asset Management Services Agreement dated August 17, 2012 and as further amended by that certain Second Amendment to Asset Management Services Agreement dated as of December 12, 2012 (as so amended, the “Original AM Agreement”);

 

WHEREAS, in connection with the entering into this Agreement and in satisfaction of amounts owing to Company pursuant to the Original AM Agreement relating to the Profit Participation, Company shall pay to Manager, on the Effective Date, the sum of $12,000,000.

 

WHEREAS, the Company and Manager desire to amend and restate the Original AM Agreement in its entirety by entering into this Agreement.

 

AGREEMENT

 

NOW, THEREFORE, in consideration of the mutual agreements herein set forth, the parties hereto agree as follows:

 

1.

Definitions.

 

(a)

“Accounting Services” means the services provided by Manager set forth in Section 2(b)(x) hereof.

 

(b)

“Affiliate” means any person or entity which, directly or indirectly, through one or more intermediaries, controls, is controlled by, or is under common control with the party in question.

 

(c)

“Applicable Percentage” means (a) 0% for Construction Projects having Construction Costs of less than $50,000; (b) 10.0% for Construction Projects with Construction Costs between $50,001 and $500,000; (c) 5.0% for Construction Projects with Construction Costs between $500,001 and $1,000,000; and (d) 3.0% for Construction Projects with Construction Costs over $1,000,001. For the avoidance of doubt, in the event there are multiple related improvement projects being undertaken at a Property, they shall together be construed as a single construction project.

 

(d)

“Applicable Portfolios” means those portfolios of Properties set forth on Annex A-2.

 

 

(e)

“Approved Budget” has the meaning assigned in Section 2(b)(i)(1).

 

(f)

“Agreement” has the meaning assigned in the first paragraph.

 

(g)

“Asset Value Documentation” has the meaning set forth in the definition of Fair Value of Applicable Portfolios.

 

(h)

“Base Management Fee” has the meaning assigned in Section 7(a).

 

(i)

“BD2 Sale” has the meaning assigned in Section 12.

 

(j)

“Breach” means fraud, misappropriation of funds, or embezzlement against Company by Manager in its corporate capacity (as distinguished from the acts of any employees of Manager which are taken without the complicity of any of the Executive Officers) which is not cured within thirty (30) days after notice thereof from Company.

 

(k)

“Cause” means any of the following, determined to have occurred by a majority ruling of a panel of three arbitrators (one arbitrator chosen by the Company, one arbitrator chosen by the Manager and the third arbitrator chosen by the other two arbitrators (collectively, the “Arbitrators”)) to have caused material damage to the Company: (i) a Material Breach; (ii) a Material Control Failure; or (iii) a Service Failure. The parties agree to use commercially reasonable efforts to appoint the Arbitrators within seven (7) days of the receipt by Manager of written notice from Company that it intends to seek the determination discussed herein and to have any determination of “Cause” by the Arbitrators completed within thirty (30) days of submission by Company or Manager.

 

(l)

“Company Account” has the meaning assigned in Section 4.

 

(m)

“Company Default” means a failure by Company to pay the Base Management Fee, Termination Fee, Construction Oversight Fee or the Profit Participation payment due to Manager under this Agreement, which failure to pay continues for five (5) business days following written notice of such default, such notice containing the following legend prominently displayed in bold, all caps and fourteen (14) point or larger font in the transmittal letter requesting approval: THIS IS A NOTICE OF A COMPANY DEFAULT. COMPANY’S RESPONSE IS REQUESTED WITHIN FIVE (5) BUSINESS DAYS. COMPANY’S FAILURE TO RESPOND WITHIN SUCH TIME PERIOD SHALL RESULT IN COMPANY BEING DEEMED TO HAVE AGREED THAT A COMPANY DEFAULT; provided, however, that such failure is not caused by any action or inaction of Manager, or any of Manager’s officers, employees, directors, managing directors, members, managers, principals, partners, shareholders, affiliates or subsidiaries.

 

(n)

“Company’s Insurance” has the meaning assigned in Section 6.

 

 

(o)

“Consistent with Accounting Past Practices” or words of similar import means those accounting services and practices (“Accounting Services and Practices”) provided to the Properties by Manager and those affiliates of Manager over the six (6) month period prior to the Effective Date, with adjustments thereto as have been mutually agreed to by Manager and Company.

 

(p)

“Consistent with Past Practices” or words of similar import means those asset management services and practices (other than Accounting Services and Practices) provided to the Properties by Manager and those affiliates of Manager over the six (6) month period prior to the Effective Date.

 

(q)

“Construction Costs” shall mean all hard costs, engineering costs and architects’ costs actually incurred for a Construction Project.

 

(r)

“Construction Oversight Fee” has the meaning set forth in Section 7(d)

 

(s)

“Construction Projects” has the meaning assigned in Section 2(b)9.

 

(t)

“Effective Date” has the meaning assigned in the first paragraph.

 

(u)

“Executive Officers” means the President, Chief Executive Officer, General Counsel and Chief Financial Officer of Gramercy Property Trust Inc.

 

(v)

“Expenses” has the meaning assigned in Section 8.

 

(w)

“Extension Option” has the meaning set forth in Section 2(a).

 

(x)

“Fair Value of Applicable Portfolios “ means the gross fair market value of the Properties included within the Applicable Portfolios (with no deduction for any mortgage debt, mezzanine debt or any other liabilities associated with any one or more of the Properties and no additions for any other assets that are not real property) of the Company as set forth in the work papers and other supporting documentation (collectively, “Asset Value Documentation”) used by KBS REIT and its accountants in determining its gross asset value as reported by KBS REIT in its then most recent applicable filing with the Securities and Exchange Commission, and as certified by the Chief Financial Officer of KBS REIT as being the values contained in such work papers and other supporting documentation.

 

(y)

“First Threshold of Incentive Profits” means an amount equal to 10% of the Profit Participation Threshold for an Applicable Portfolio.

 

(z)

“Fraud Loss” is defined in the definition of Termination Fee below.

 

 

(aa)

“Good News Capital Expenditures” means (i) all capital expenditures at a Property (as determined by GAAP) which are being funded in order to increase the value of a Property (for example upgrading the quality of materials located at a Property in order to charge tenants higher rent) as opposed to being funded to prevent or resolve repair or maintenance issues at a Property (for example repairing or replacing a roof); (ii) all tenant improvements at such Property in connection with newly signed leases at such Property (including any lease renewals); and (iii) leasing commissions for new leases at such Property (including any lease renewals). Notwithstanding the foregoing to the contrary, in the event of a contractual renewal at Beaver Valley, Tenant improvements, leasing commissions and capital expenditures in connection with such contractual renewal, shall not be included in Good News Capital Expenditures, except to the extent that a subsequent non-contractual renewal is entered into during the Term of this Agreement for such leased space.

 

(bb)

“Governing Instruments” means, with respect to any Person, the articles of incorporation and bylaws in the case of a corporation, the certificate of limited partnership (if applicable) and partnership agreement in the case of a general or limited partnership or the articles of formation and operating agreement in the case of a limited liability company.

 

(cc)

“Gross Value” means the sum of (1) the gross sales price of any one or more of the Properties included within any of the Applicable Portfolios sold from and after December 1, 2013 through and including the Measurement Date (with, for avoidance of doubt, no deduction for any mortgage debt, mezzanine debt, any other debt or any closing costs or customary closing adjustments (for example, taxes, prepaid expenses, cam charges, rents, leasing costs and similar items shall not be taken into account but prorations which are not customary but rather are in the nature of a seller providing income support or other inducements to a purchaser of a property shall be included) plus (2) the Fair Value of Applicable Portfolios as of the Measurement Date.

 

(dd)

“Incentive Profits” means the amount, if any, by which (A) Gross Value for each Applicable Portfolio exceeds (B) the sum of (1) the Profit Participation Threshold for such Applicable Portfolio, plus (2) all cash expended with respect to such Applicable Portfolio, if any, after December 1, 2013 to fund Good News Capital Expenditures at such Applicable Portfolio by KBS REIT or any of, its Affiliates and/or joint venture partner(s) (“Included Capital Contributions”). For avoidance of doubt, Incentive Profits shall be determined on (and paid on) an Applicable Portfolio by Applicable Portfolio basis taking into account all sales of Properties in an Applicable Portfolio from time to time (and all such Properties remaining as of the Measurement Date).

 

(ee)

“Included Capital Contributions” has the meaning set forth in the definition of Incentive Profits.

 

(ff)

“KBS REIT” means KBS Real Estate Investment Trust, Inc.

 

 

(gg)

“Material Breach” means fraud, misappropriation of funds, or embezzlement against Company or other willful and material violation of this Agreement by Manager in its corporate capacity (as distinguished from the acts of any employees of Manager which are taken without the complicity of any of the Executive Officers) which is not cured within thirty (30) days after notice thereof from Company and which would have a material adverse effect on the Company. Manager and Company each agree to promptly notify the other of any Material Breach that Manager or Company is aware of or becomes aware of during the Term.

 

(hh)

“Material Control Failure” means any “significant deficiencies” or any “material control weakness” identified by the Manager’s independent external auditors or by the Company’s internal auditors; provided, however, a Material Control Failure shall not occur if: (i) the “significant deficiencies” or “material control weakness” arose out of the actions of persons employed by Company; or (ii) Manager has cured such breach within a period of fifteen (15) days after notice of such fact or in the case of a breach that cannot be cured, has diligently modified its internal controls in order to prevent re-occurrence. Manager and Company each agree to promptly notify the other of any Material Control Failure that Manager or Company is aware of or becomes aware of during the Term. Company and Manager hereby agree that no Material Control Failure shall exist based on events or circumstances which arose prior to the date hereof and which Company is aware of as of the Effective Date.

 

(ii)

“Measurement Date” means the earliest to occur of (a) December 31, 2016 (or December 31, 2017 if the Extension Option is properly exercised as provided for in Section 2(a) below), (b) the date on which Company, directly or indirectly, sells, conveys or otherwise transfers (together with all prior transfers) at least ninety percent (90%) of the Properties (by value), including, but not limited to a Sale, merger, reorganization, issuance of equity securities or other recapitalization of the Company or its Subsidiaries, affiliates, or parent companies (whether or not the Company, its Subsidiaries, affiliates or parent companies is the surviving entity in such transaction); (c) the effective date of the termination of this Agreement for Cause; or (d) the effective date of the termination of this Agreement pursuant to Section 12 hereof following a BD2 Sale.

 

(jj)

“Offset Amounts” means any damages incurred by Company as a result of Cause, as determined by the Arbitrators.

 

(kk)

“Person” means any individual, corporation, partnership, joint venture, limited liability company, estate, trust, unincorporated association, any federal, state, county or municipal government or any bureau, department or agency thereof and any fiduciary acting in such capacity on behalf of any of the foregoing.

 

(ll)

“Profit Participation Percentage” means (i) 10% for Incentive Profits with respect to an Applicable Portfolio up to and including the First Threshold of Incentive Profits; (ii) 20% for Incentive Profits with respect to an Applicable Portfolio in excess of the First Threshold of Incentive Profits but less than or equal to the Second Threshold of Incentive Profits; and (iii) 30% for Incentive Profits with respect to an Applicable Portfolio in excess of the Second Threshold of Incentive Profits.

 

 

(mm)

“Profit Participation” has the meaning assigned in Section 7(b).

 

(nn)

“Profit Participation Threshold” means the amount for each of the Applicable Portfolios as set forth on Annex A-2

 

(oo)

“Properties” means the fee or leasehold interest in the real estate assets described on Annex A-1 attached hereto and made a part hereof.

 

(pp)

“Response Notice” has the meaning set forth in Section 9.

 

(qq)

“Sale” (or “Sells” as applicable) means any sale, transfer, conveyance or other assignment including, any long term (being more than 15 years) ground lease of all or substantially all of a Property.

 

(rr)

“Second Threshold of Incentive Profits” means an amount equal to 20% of the Profit Participation Threshold for an Applicable Portfolio.

 

(ss)

“Service Failure” means (i) the failure of Manager to provide a substantively equivalent level of asset management and performance under this Agreement which is Consistent with Past Practices; provided, however, a Service Failure shall not be deemed to have occurred if Manager has substantially cured such failure within a period of ten (10) days after written notice outlining the specific details of such failure, and (ii) the failure of Manager to provide a substantively equivalent level of accounting services and performance under this Agreement which is Consistent with Accounting Past Practices; provided, however, a Service Failure shall not be deemed to have occurred if Manager has substantially cured such failure within a period of ten (10) days after written notice outlining the specific details of such failure. Manager agrees to promptly notify Company of any Service Failure that Manager is aware of or becomes aware of during the Term.

 

(tt)

“Settlement Agreement” means, collectively, that certain (a) Collateral Transfer and Settlement Agreement, dated as of September 1, 2011, by and among GKK Stars Acquisition LLC (“GKK Stars”), KBS Acquisition Sub, LLC, KBS GKK Participation Holdings I, LLC, KBS GKK Participation Holdings II, LLC, KBS Debt Holdings Mezz Holder, LLC and KBS Acquisition Holdings, LLC, and (b) Acknowledgment and Consent Agreement, dated as of September 1, 2011, by and among Goldman Sachs Mortgage Company, Citicorp North America, Inc., GKK Stars, KBS Acquisition Sub, LLC, KBS GKK Participation Holdings I, LLC, KBS GKK Participation Holdings II, LLC, KBS Debt Holdings Mezz Holder, LLC and KBS Acquisition Holdings, LLC.

 

(uu)

“Subsidiary” means any direct or indirect subsidiary of the Company, any partnership, the general partner of which is the Company or any direct or indirect subsidiary of the Company and any limited liability company, the managing member of which is the Company or any direct or indirect subsidiary of the Company.

 

 

(vv)

“Systemic Accounting Failure” has the meaning set forth in Section 9.

 

(ww)

“Systemic Accounting Failure Notice” has the meaning set forth in Section 9.

 

(xx)

“Termination Fee” means: (a) $7,500,000 for any termination of this Agreement by the Company pursuant to Section 12(1)(B) of this Agreement, which termination is effective prior to January 1, 2016, (b) $3,750,000 for any termination of this Agreement by the Company pursuant to Section 12(1)(B) of this Agreement effective on or after January 1, 2016 and on or prior to December 31, 2016, and (c) $0.00 for any termination of this Agreement pursuant to Section 12(1)(B) of this Agreement on or after January 1, 2017. Notwithstanding the foregoing, at such time as Company pays to Manager the full Profit Participation payable to Manager as set forth in Section 7(b) hereof as a result of the termination of this Agreement by the Company pursuant to Section 12(1)(B) of this Agreement, Manager shall rebate to the Company all or a portion of (but not in excess of) the Termination Fee paid by Company to Manager in an amount equal to 50% of (X) the amount by which the Profit Participation paid by Company to Manager exceeds (Y) (1) $15,000,000 for a termination effective prior to January 1, 2016 or (2) the Third Year Termination Baseline for a termination effective on or after January 1, 2016 and on or prior to December 31, 2016. The parties agree that the amount of the foregoing rebate may be offset against the payment by the Company to Manager of the Profit Participation triggered by the termination of this Agreement pursuant to Section 12(1)(B) hereof. Notwithstanding anything in this Agreement to the contrary, in the event of a termination of this Agreement by Company pursuant to Section 12(1)(A), Manager shall not receive a Termination Fee. Additionally, in the event (i) there is no Profit Participation, and (ii) Company suffers an unreimbursed actually incurred loss, cost or expense arising out of the fraud, misappropriation of funds or embezzlement against Company or other willful and material violation of this Agreement by manager or any employees of Manager (a “Fraud Loss”), then the parties agree that the amount of the Fraud Loss may be offset against the payment by the Company to Manager of any Termination Fee.

 

(yy)

“Third Threshold of Incentive Profits” means an amount equal to 30% of the Profit Participation Threshold for an Applicable Portfolio.

 

(zz)

“Third Year Termination Baseline” means the amount set forth on Annex E.

 

 

2.

Appointment and Duties of Manager.

 

(a)

Appointment. Unless earlier terminated in accordance with the terms of this Agreement, commencing on the Effective Date and continuing until December 31, 2016, the Company hereby appoints Manager as its exclusive asset manager to manage the Properties subject to the further terms and conditions set forth in this Agreement. So long as the Company is not in default of its obligations hereunder, Company shall have the right to extend the foregoing expiration date to December 31, 2017 by delivery of written notice to Manager irrevocably exercising such option, such notice, to be effective must be delivered no later than May 30, 2016 (herein, the “Extension Option”). Subject to the terms and conditions of this Agreement, Manager hereby agrees to use its commercially reasonable efforts to perform each of the duties set forth herein, provided funds are made available by the Company for such purposes, as set forth in Section 8 hereof.

 

(b)

Duties. Manager will perform (or cause to be performed) the following services and activities for the Company, all of which activities shall be performed Consistent with Past Practices:

 

(i)

administering or overseeing the Company’s day-to-day operations and performing and supervising the performance of other administrative functions necessary to the Company’s management, including the collection of revenues and the payment of the Company’s debts and obligations (subject to funds being made available to Manager to pay such debts and obligations), and in the event of an emergency, Manager shall use commercially reasonable efforts to notify Company of such emergency as soon as reasonably possible;

 

(ii)

serving as the Company’s consultant with respect to the periodic review of the Properties;

 

(iii)

investigating, analyzing and selecting possible opportunities for the sale of any one or more of the Properties;

 

(iv)

retaining and supervising third parties or affiliates to provide property management services with respect to those Properties that are not otherwise managed by a tenant pursuant to the terms of such tenant’s lease;

 

(v)

engaging and supervising, on the Company’s behalf and at the Company’s expense, independent contractors which provide real estate-related services, property management services, legal services, accounting services, due diligence services and such other services as may be required relating to the Properties;

 

(vi)

to the extent expressly authorized by the Company in writing, negotiating, and closing on the Company’s behalf the sale, exchange or other disposition of any of the Properties (it being understood that third party fees and expenses may be incurred at the Company’s expense in connection with any such disposition efforts);

 

(vii)

arranging, negotiating, coordinating and managing operations of any joint venture or co-investment interests held by the Company with respect to the Properties and conducting all matters with any joint venture or co-investment partners;

 

 

(viii)

monitoring the operating performance of the Properties;

 

(ix)

providing oversight (including providing development budgets) with respect to construction, development and other capital improvement projects being undertaken at any Property (whether on site or located off site but for the benefit of the Property) including, without limitation, tenant improvements being undertaken by, or at the direction of, a tenant at any Property (herein, “Construction Projects”);

 

(x)

providing or overseeing the following accounting related services Consistent with Accounting Past Practices:

 

(1)

administration and maintenance of general ledger accounts in the Company’s MRI accounting system using the Company’s approved chart of accounts. The Company’s books are to be separate from Manager’s and/or any other Subsidiary’s books;

 

(2)

administration and maintenance of general ledger on both a cash and US GAAP basis. US GAAP shall include, among other things, straightlining of rent, FAS 141 setup and maintenance, and proper treatment of lease incentives;

 

(3)

monthly cash cutoff, other than at the end of the calendar year, shall be on the 20th of each month. Accruals are to be through the end of each month;

 

(4)

administration and maintenance of a general ledger trial balance, balance sheet, income statement and certain other reports the Manager customarily prepares in the normal course of business and periodic distribution of such reports to the Company;

 

(5)

preparation of period-end reconciliations and associated period-end journal entries for all significant balance sheet accounts;

 

(6)

accounting oversight including review of monthly trial balances and supporting documentation and timely correct bank reconciliations;

 

(7)

ensure that all expense invoices are submitted for “proper approval” before processing them for payment;

 

(8)

administration of accounts payable (including check generation and wire transfers);

 

(9)

administration of timely payment and recordation of any required principal and interest payments under any underlying debt of the Properties;

 

 

(10)

administration of recurring cash transfers between bank accounts;

 

(11)

determine monthly accruals for any costs incurred and unpaid, regardless of whether actual invoice has been received, including fixed expenses, and non-recurring expenses such as repair and maintenance and capital expenditures. Accruals will be reviewed with the budget and changes will be recommended as necessary and reflected in accruals. Notwithstanding the foregoing, Manager will utilize a quarterly accrual process for construction in process. All other accruals will be prepared monthly;

 

(12)

administration of accounts receivable and collections including daily posting of cash receipts;

 

(13)

maintenance of lease database including preparation of lease abstracts for new and modified lease agreements and preparation of related schedules such as lease inventory reports and rent rolls;

 

(14)

recording and maintenance of depreciation and amortization on all the following basis- GAAP, tax, and E&P. Depreciation is to be available as requested in a excel downloaded format;

 

(15)

monitor the Company’s compliance with internal policy guidelines as provided by the Company, including those applicable under Sarbanes-Oxley and including loan covenants with respect to applicable financing arrangements;

 

(16)

act as liaison between the Company and its independent accountants to provide backup and answer questions with respect to information presented on the general ledger, trial balance, balance sheet, income statement and certain other reports the Manager customarily prepares in the normal course of business;

 

(17)

maintenance of all accounting records supporting the financial statements (consistent with the Company’s record retention program) in reasonable fashion and separate and discrete from the Manager’s accounting records; and

 

(18)

following all documented accounting and internal control policies, processes and procedures as they currently exist and/or may be established in the future with the approval of Manager and Company.

 

(xi)

advising the Company with respect to qualifying to do business in all applicable jurisdictions and to obtain and maintain all appropriate licenses;

 

(xii)

assisting the Company in complying with all regulatory requirements applicable to the Company in respect of its business activities;

 

 

(xiii)

assisting with the preparation of work papers for required tax filings and reports;

 

(xiv)

communicating on the Company’s behalf, with any first mortgage lenders having loans on any of the Properties and with any landlords with respect to any leased Properties and providing written reports to such lenders in connection therewith to the extent required by the loan documents applicable to such loans;

 

(xv)

using commercially reasonable efforts to oversee the property managers and to not consent or authorize the property managers to incur expenses by or on behalf of the Company other than in accordance with the Approved Budget (subject to any variance permitted in accordance with the applicable property management agreements);

 

(xvi)

provide additional services reasonably requested by Company which are consistent with the services currently being provided by Manager as of the Effective Date (for purposes of clarification, if any requested services will require Manager to hire new employees, then such services shall fall under romanette (xvii) below); and

 

(xvii)

providing additional services to, or for the benefit of, the Company as may be mutually agreed upon by the Company and Manager (which additional services may require the payment of additional fees to Manager as may be agreed upon by Company and Manager).

 

(c)

404 Services. As of the Effective Date of this Agreement, the Manager shall:

 

(i)

provide Company with reasonable access to internal documents, reports, risk assessments, process narratives and other information pertaining to and/or used by Manager in connection with ensuring compliance with Section 404 of the Sarbanes-Oxley Act;

 

(ii)

allow Company’s internal audit to perform property audits, walkthroughs, process documentation, control testing and any other procedure needed to comply with Section 404 of the Sarbanes-Oxley Act on an annual basis;

 

(iii)

make changes as reasonably requested by the Company to its accounting reporting requirements; and

 

(iv)

make available to the Company, its internal audit team and its accountants all necessary books, records and other information needed in order to permit Company to complete ongoing audits.

 

 

(d)

Property Management Subcontracts. Consistent with Past Practices and subject to the prior written approval of Company, such approval not to be unreasonably withheld, delayed or conditioned, Manager may enter into agreements with other parties (on the Company’s standard form), including its affiliates, at market rates and costs for the purpose of engaging one or more property managers for and on behalf, and at the sole cost and expense, of the Company to provide property management and/or similar services to the Company with respect to the Properties. Notwithstanding the foregoing, all new property management contracts shall be terminable upon thirty (30) days’ notice without penalty.

 

(e)

Other Service Providers. Manager may retain for, and on behalf of, the Company, and at the sole cost and expense of the Company, at market rates and costs, such services of accountants, legal counsel, appraisers, insurers and brokers, among others, including Manager’s affiliates, as Manager deems necessary or advisable in connection with the management and operations of the Company and the provision of its duties under this Agreement; provided, that any such agreement entered into with an affiliate of Manager to perform any such services shall be engaged on terms no more favorable to such affiliate than would be obtained from a third party on an arm’s-length basis and if the costs and expenses of such third party contracts exceed $10,000 in any calendar year they will be subject to the Company’s approval. Notwithstanding the foregoing, all new third party contracts shall be terminable upon thirty (30) days’ notice without penalty.

 

(f)

Claims. Should any claims, demands, suits or other legal proceedings in respect to any of the Properties be made or instituted against Company or any Subsidiary, Manager shall reasonably assist the Company in the defense or other disposition thereof.

 

(g)

Employees. All matters pertaining to the employment, supervision, compensation and promotion of Manager’s employees are the sole responsibility of Manager.

 

(h)

Reporting Requirements.

 

(i)

Manager shall prepare, or cause to be prepared, with respect to the Properties: (a) reports and information on the Properties’ operations and performance as described on Annex B attached hereto in form and substance and to the extent Consistent with Past Practices and Consistent with Accounting Past Practices; and (b) such other reports as may be reasonably requested by Company. Monthly and quarterly books shall be finalized and available for review by Company as soon as reasonably practicable and in any event shall be available for review by Company within seven (7) business days following the 20th of each month other than December and within seven (7) business days following December 31st;

 

(ii)

Intentionally Omitted

 

(iii)

Manager shall prepare, or cause to be prepared, all materials and data necessary to complete an annual audit of the Company’s books of account by a nationally recognized independent accounting firm of good reputation, initially Ernst & Young; and

 

 

 

 

(iv)

Additionally and notwithstanding anything in this Agreement to the contrary, Manager acknowledges and agrees that it will prepare the financial accounting reports required by all mortgage loans which affect the Properties.

 

(i)

Budgets and Business Plans:

 

(1)

The operating and capital budget (the “Budget”) for the operation, repair and maintenance of each of the Properties for 2013 (the “2013 Budget”) has been submitted to, and has been approved by, Company. On or before the date specified each year by the Company (but no earlier than July 31st, nor later than October 31st), Manager shall prepare and submit to Company a preliminary Budget for the next calendar year followed by a final Budget for the next calendar year, incorporating any changes requested by Company. Such Budgets shall be uploadable by the MRI accounting system and shall:

 

(A)

Be prepared on a basis Consistent with Past Practices and Consistent with Accounting Past Practices and in sufficient form and detail that when uploaded into the MRI accounting system, can be used by the Company to prepare a cash and accrual basis budget; and

 

(B)

Show a month by month projection of income, expenses, capital expenditures and reserves. After written approval of each such Budget by Company (each such approved Budget being an “Approved Budget”), Manager shall oversee the implementation by the property managers of the Approved Budget.

 

(C)

Manager shall prepare on a monthly basis (i) variance analysis of rental income as compared to budget (to be prepared as part of a 13 month trend analysis); (ii) variance analysis of common area maintenance (CAM) percentages as compared to prior month actual (to be prepared as part of a 13 month trend analysis); (iii) variance analysis of actual expenses as compared to prior month actual; and (iv) comparison of actual expenses to budgeted expenses as requested, but not more than quarterly.

 

(2)

For Significant Properties in major metropolitan areas, Manager shall provide Company such other information reasonably requested by Company including: (i) a list of all properties competitive with the Properties, a list of the tenants of each, and all other reasonably available information for such competitive properties, and (ii) basic demographic data relating to the market area of the Properties, including population growth, major employers, employment and unemployment levels and, if a property is a retail property, retail sales and housing starts in such area.

 

 

(3)

From time to time, upon Company’s request, such other information with regard to Properties as may reasonably be requested including the following:

 

(A)

Supporting leases and lease abstracts as requested;

 

(B)

Cash flow projection broken out by NOI, capital expenditures, debt service payments, principal draws and paydowns, and projected net sales proceeds updated as requested over the assets’ expected hold period to the extent Company advises Manager of such hold period (or if not provided, the hold period shall be deemed to be equal to 5 years), but at a minimum on a quarterly basis and provided in a format approved by Company; and

 

(C)

Property Performance Report (“PPR”): Manager shall provide to Company a Quarterly PPR for each of the Properties, in the form attached hereto as Annex C. Manager shall use good faith efforts to provide such PPRs to Company by the third week of each calendar quarter, but in any event, shall provide such Quarterly PPRs to Company by the last day of the month following the month with respect to which the PPR is applicable.

 

(j)

Use of Manager’s Funds. Manager shall not be required to expend money in excess of that contained in any applicable Company Account or otherwise made available by the Company to be expended by Manager hereunder.

 

(k)

Reliance by Manager. Manager, in performing its duties under this Section 2, shall be entitled to rely on qualified experts and professionals (including, without limitation, accountants, legal counsel and other professional service providers) hired by Manager at the Company’s sole cost and expense.

 

(l)

Payment and Reimbursement of Expenses. The Company shall pay all expenses, and reimburse Manager for Manager’s expenses incurred on its behalf, in connection with any such services to the extent such expenses are reimbursable by the Company to Manager pursuant to Section 8 hereof.

 

 

3.

Dedication; Other Activities.

 

(a)

Devotion of Time. Manager will provide a management team (“Team”) to deliver the management services to the Company hereunder. Manager covenants to the Company that the Team shall devote sufficient time to the management of the Company to satisfy its responsibilities under this Agreement and to properly perform its duties and obligations under this Agreement, including, without limitation, (i) to address and remedy any and all accounting processes and errors which have occurred by Manager and its Team over the prior twelve (12) calendar month period, and (ii) timely providing correct bank reconciliations. The Company shall have the benefit of Manager’s reasonable judgment and effort in rendering services and, in furtherance of the foregoing, Manager shall not undertake activities which, in its reasonable judgment, will adversely affect the performance of its obligations under this Agreement.

 

(b)

Other Activities. Except to the extent set forth in clause (a) above, nothing herein shall prevent Manager or any of its affiliates or any of the officers and employees of any of the foregoing from engaging in other businesses, or from rendering services of any kind to any other Person.

 

4.

Bank Accounts.  At the direction of the Company, Manager may establish and maintain on behalf of the Company one or more bank accounts in the name of the Company or any other Subsidiary (any such account, a “Company Account”), collect and deposit funds into any such Company Account and disburse funds from any such Company Account, Consistent with Past Practices and Consistent with Accounting Past Practices and in accordance with the terms of this Agreement. Notwithstanding the foregoing, Manager shall designate control of any such Company Account to the Company and the Company shall give to Manager joint signature authority with respect to checks for such bank accounts. Manager shall from time to time render appropriate accountings of such collections and payments to the Company and, upon request, to the auditors of Company as set forth in Section 2 of this Agreement. The bank at which such accounts will be maintained shall be subject to the approval of Company.

 

5.

Records; Confidentiality.

 

(a)

Records. Manager shall maintain appropriate books of account and records relating to services performed under this Agreement, and such books of account and records shall be accessible for inspection by representatives of the Company at any time during normal business hours.

 

(b)

Confidentiality. Manager shall keep confidential any nonpublic information obtained in connection with the services rendered under this Agreement and shall not disclose any such information (or use the same except in furtherance of its duties under this Agreement), except: (i) with the prior written consent of the Company; (ii) to legal counsel, accountants and other professional advisors; (iii) to appraisers, consultants, financing sources and others in the ordinary course of the Company’s business; (iv) to governmental officials having jurisdiction over the Company; (v) in connection with any governmental or regulatory filings of the Company or disclosure or presentations to Company investors; or (vi) as required by law or legal process to which Manager or any Person to whom disclosure is permitted hereunder is a party. The foregoing shall not apply to information which has previously become available through the actions of a Person other than Manager not resulting from Manager’s violation of this Section 5(b). The foregoing is not intended to prevent Manager or its Affiliates from, and Manager is permitted to, bid on Properties offered for sale by the Company even if such bid utilizes confidential information; provided, however, prior to bidding or participating in any foreclosure sale of any of the Properties, (i) Manager or any Affiliate of Manager shall first notify Company and KBS REIT in writing of Manager’s or any of its Affiliate’s interest in bidding on any such foreclosure sales of any Properties, (ii) Manager shall represent and warrant to Company and KBS REIT in writing that Manager is unaware of any material information (whether written or oral) relating to the Properties offered for sale that is not available to the Company, and (iii) Manager shall recuse itself from the sales process for such Properties, and Manager shall not be privy to any other bids for such Properties.

 

 

6.

Obligations of Manager; Restrictions.

 

(a)

Restrictions. Manager shall refrain from any action that, in its sole judgment made in good faith, would violate any law, rule or regulation of any governmental body or agency having jurisdiction over the Company or the Properties. Furthermore, Manager shall use its good faith, commercially reasonable efforts to not authorize the property managers to take actions that would cause the Company to incur costs in excess of that set forth in the Approved Budget (plus any variance afforded the property managers pursuant to the property management agreements) without first advising the Company of such costs and obtaining their approval. If Manager is ordered to take any such action by the Company, Manager shall promptly notify the Company of Manager’s judgment that such action would violate any such law, rule or regulation or would be for a cost in excess of that set forth in the Approved Budget. Notwithstanding the foregoing, the Manager, shall not be liable to the Company or any Subsidiary, or any of the Company’s stockholders, members or partners for any act or omission by Manager, its managers, directors, officers, employees or agents taken in good faith or except as provided in Section 10 hereof.

 

(b)

Manager’s Insurance. Manager shall maintain the following insurance in Manager’s name applicable to Manager’s activities under this Agreement (collectively, “Manager’s Insurance”): (i) “errors and omissions” coverage with an aggregate policy limit of $10,000,000, (ii) commercial crime coverage with an aggregate policy limit of not less than $1,000,000, (iii) broad form commercial general liability coverage in an amount not less than $20,000,000 combined single limit, (iv) automobile liability coverage for both owned and non-owned vehicles, in an amount not less than $5,000,000 combined single limit and (v) workers compensation insurance as required by law covering all Manager’s employees (and, when required by law, compulsory non-occupational disability insurance).

 

 

(c)

Manager’s Insurance Requirements. Manager’s Insurance shall be underwritten by reputable, financially sound companies. Manager shall furnish Company with certificates evidencing Manager’s Insurance within ten (10) business days following the Effective Date and thereafter upon renewing or replacing such insurance. Manager’s Insurance policies shall provide that they may not be cancelled or modified unless thirty (30) days’ prior written notice of such cancellation or modification has been provided to Company. Company shall be named as a loss payee on Manager’s commercial crime insurance policy.

 

(d)

Company’s Insurance. Company and Manager acknowledge and agree that Company, at its expense, has obtained property and liability insurance with respect to the Properties and shall maintain and keep in force such property and liability insurance to the extent reasonably and commercially feasible (“Company’s Insurance”). Company shall deliver to Manager certificates of insurance evidencing Company’s Insurance within ten (10) business days following the Effective Date, which certificates shall state that Company’s Insurance shall be primary and non-contributory as to claims made against Company and Manager and which are not covered by Manager’s indemnity pursuant to Section 10 below. Manager shall be named as an additional insured on Company’s liability insurance and evidence thereof shall be furnished to Manager. Manager shall furnish any information that is reasonably requested or required by Company for the purpose of establishing the placement of insurance coverage and shall aid and cooperate in every reasonable way with respect to such insurance and any loss thereunder. Manager shall promptly notify Company and the insurance carrier if Manager receives notice of any loss, damage or injury with respect to any of the Properties. Company shall cause Manager to be covered as an additional insured under Company’s Commercial General Liability Insurance covering the Properties. To the extent that Company is entitled to any Offset Amounts or reimbursement of Fraud Losses as expressly provided for herein, Manager shall be entitled to receive any subsequent recoveries from any insurance policies relating to such Offset Amounts. Company shall use commercially reasonable efforts to pursue any insurance claims relating to Offset Amounts or Fraud Losses.

 

7.

Compensation.

 

(a)

Management Fee. For the entire term of this Agreement, Company hereby agrees to pay to Manager a management fee equal to $7,500,000 per year in equal monthly installments of $625,000, plus reimbursement of all property related expenses paid by Manager on behalf of Company (together, the “Base Management Fee”), payable monthly in arrears, plus the amount, if any, of the Profit Participation, as described below. Notwithstanding the foregoing to the contrary, in the event Manager, after the Effective Date in its sole and absolute discretion, at any time or from time to time reduces the head count of employees providing services to Company in any material respect, Manager and Company agree that the Base Management Fee shall thereafter be reduced by an amount equal to the actual savings to Manager resulting from the reduction in head count (base salary and benefits and after payment of severance). In such event, Company and Manager shall execute a writing setting forth the new Base Management Fee.

 

 

(b)

Profit Participation.

 

(i)

Calculation. Company shall also pay to Manager a profit participation (“Profit Participation”) in an amount equal to the Profit Participation Percentage of the Incentive Profits minus any Offset Amounts and Fraud Losses (without double counting). The Profit Participation shall be determined on an Applicable Portfolio by Applicable Portfolio basis taking into account all sales of Properties in an Applicable Portfolio from time to time (and all such Properties remaining as of the Measurement Date). For avoidance of doubt, an example of the calculation of the Profit Participation is attached hereto as Annex D.

 

(ii)

Intentionally Omitted

 

(iii)

Reporting; Inspections. Manager will require, and Company shall provide: (i) Asset Value Documentation (to be delivered no later than five (5) days following the public disclosure by KBS REIT of its net asset value); (ii) if this Agreement has been terminated prior to such date, any other reports and information reasonably requested by Manager and reasonably available to Company to verify or determine the amounts included in the calculation of the Profit Participation; and (iii) notice of all Affiliate transactions along with detail confirming those transaction are on third party terms. If Manager does not agree with the values of any net assets in the Company for the calendar year in which the Measurement Date occurs submitted by Company as set forth above, then Company shall make available to an independent third party selected by Manager and reasonably acceptable to Company (the “Third Party Reviewer”) the applicable Company books and records for such Third Party Reviewer to value such net assets. If such Third Party Reviewer’s valuation differs in any manner from the Company’s valuation of any net asset(s) and within seven (7) days of the receipt of such Third Party Reviewer’s valuation by the parties the Company and Manager are still not able to agree on the value of the applicable net asset(s), then within seven (7) days of the receipt of such Third Party Reviewer’s valuation by the parties, each of the Company and the Manager shall choose an arbitrator, and such arbitrators shall work in good faith to agree upon the value of the applicable net asset(s) within thirty (30) days of their selection. In the event such arbitrators cannot agree upon a value, they shall choose a third arbitrator who shall work in good faith to determine the value of the applicable net asset(s) within fifteen (15) days of his/her selection and such valuation shall be accepted by Company and Manager and shall be determinative and final. Representatives of the Manager shall have the right to inspect the books and records of the Company and its Subsidiaries at any time during normal business hours upon reasonable notice to the Company.

 

 

(iv)

Determination of Profit Participation. The obligation to pay the Profit Participation to Manager shall survive any termination of the Agreement (including a termination for Cause). The terms and provisions of this Agreement relating to the determination of the Profit Participation shall survive any termination of this Agreement (including a termination for Cause). The amount, if any, of the Profit Participation payable to Manager shall be determined on the Measurement Date (whether or not this Agreement has been terminated prior to such date).

 

(v)

Payment. Payment of the Profit Participation shall be due and payable in cash (except as otherwise set forth in the following sentence), within (a) five (5) business days following the sale of one or more Properties included in an Applicable Portfolio for an amount (when taking into account all prior sales within that Applicable Portfolio) that is at least equal to the Profit Participation Threshold for that Applicable Portfolio; and (b) with respect to the calculation of Equity Value as of the Measurement Date, no later than ten (10) business days following the calculation of such Gross Value which must be completed no later than sixty (60) days following the Measurement Date. If the Company sells Properties, or is itself sold, directly or indirectly, for non-cash consideration, Manager shall be paid a pro-rata portion of the Profit Participation in the form of such non-cash consideration.

 

(vi)

Survival. The obligation to pay the Profit Participation shall survive any direct or indirect Sale by Company, its parent or any Subsidiary, of all or any portion of the direct or indirect equity interests in Company or any of the direct or indirect equity interests in the entities which own the Properties (including, without limitation any merger, reorganization, issuance of equity securities or other recapitalization of the Company or its Subsidiaries, Affiliates or parent companies (whether or not the Company, its Subsidiaries, Affiliates or parent companies is the surviving entity in such transaction)).

 

(c)

No Interest in Company or Properties. Notwithstanding anything in this Agreement to the contrary, both Company and Manager acknowledge and agree that (i) the Profit Participation are simply contractual rights being granted by Company to Manager in this Agreement, and (ii) Manager shall have no equity interest whatsoever in the Properties, the Company or any of the Company’s Subsidiaries.

 

(d)

Construction Management. Company shall pay to Manager a fee (“Construction Oversight Fee”) equal to the Applicable Percentage of Construction Costs with respect to Construction Projects. The Construction Oversight Fee shall be paid on a monthly basis on or before the 5th day of each calendar month based on an agreed to schedule between the Company and Manager as it relates to each applicable Construction Project.

 

 

(e)

No Breach Event. The Company and Manager each acknowledge that (i) each of the Company and GKK Stars has completely satisfied each and every one of its respective obligations under the Settlement Agreement to the date of this Agreement, (ii) no Breach Event has occurred under the Settlement Agreement, and (iii) none of the Company or any affiliate of the Company has any right under the Settlement Agreement to (A) offset any amounts then and thereafter owing to Manager under this Agreement or (B) seek the return from Manager or any affiliate of Manager of any amounts accrued and paid under this Agreement. Manager acknowledges that GKK Stars still has continuing obligations set forth under Section 5.8 of the Settlement Agreement.

 

(f)

Releases. Each of the Company and the Manager acknowledge and agree on behalf of themselves and their respective officers, directors, managing directors, members, managers, principals, partners, shareholders, affiliates, subsidiaries, agents, attorneys, employees, heirs, executors, administrators, legal  representatives, successors and assigns that the Release Effective Date (as defined in the Settlement Agreement) has occurred.

 

8.

Expenses.  So long as such expenses are incurred by Manager in good faith in furtherance of the services provided by Manager under this Agreement, the Company shall pay all of its expenses and shall reimburse Manager for its documented reasonable expenses incurred on the Company’s behalf in accordance with this Agreement (collectively, the “Expenses”). Expenses include all reasonable and customary costs and expenses which are expressly designated elsewhere in this Agreement as the Company’s expenses, together with the following:

 

(a)

travel and out-of pocket expenses incurred in connection with the services provided by Manager under this Agreement;

 

(b)

costs of third-party professional fees including, but not limited to, legal, accounting, tax, auditing and other similar services performed for the Company;

 

(c)

compensation and expenses, including salary, bonuses, health and welfare benefits and liability insurance, for employees and independent contractors assigned to one or more Properties;

 

(d)

costs associated with establishing and maintaining bank accounts;

 

(e)

costs associated with any computer hardware or software used for the Company, including, but not limited to, any software or licenses required for Manager’s use of the MRI accounting system;

 

(f)

costs and expenses incurred contracting with third parties, including affiliates of Manager;

 

 

(g)

all other costs associated with the Company’s business and operations, including, but not limited to, costs of owning, protecting, maintaining, developing and disposing of Properties, including appraisal, engineering and environmental studies, reporting, audit and legal fees;

 

(h)

costs and expenses charged by states and municipalities on entities doing business in those locations;

 

(i)

costs and expenses incurred in connection with corporate and partnership maintenance and legal compliance including annual filing fees, state fees, service company charges and other items;

 

(j)

all expenses actually incurred by Manager which are reasonably necessary for the performance by Manager of its duties and functions in accordance with the terms of this Agreement;

 

(k)

actual wages, salaries and benefits of property accounting staff at the level of property controller and below, for all property accounting services relating to the Properties as agreed to by Company and Manager; and

 

(l)

payment to Manager for costs incurred in providing in house legal services to, or for the benefit of Company and/or the Properties, provided, that the total payment to Manager shall not exceed $41,667 for the balance of 2013 and shall not exceed $500,000 in any full calendar year thereafter and further provided that such $500,000 cap shall be reduced in a manner mutually agreed to by Company and Manager in the event Manager reduces its staff of in-house lawyers providing legal services for the benefit of the Company.

 

Manager may retain third parties including accountants, legal counsel, real estate underwriters and brokers, among others, on the Company’s behalf, and be reimbursed for such services. The provisions of this Section 8 shall survive the expiration or earlier termination of this Agreement to the extent such expenses have previously been incurred or are incurred in connection with such expiration or termination.

 

9.

Accounting Matters. In the event Company reasonably determines Manager is failing in a systemic and repeated manner to perform Accounting Services in any material respect (each such failure being a “Systemic Accounting Failure”), Company shall have the right to promptly notify Manager (the “Systemic Accounting Failure Notice”), in writing, of such event, which Accounting Failure Notice shall include a reasonably detailed description of such Systemic Accounting Failure together with all appropriate backup documentation. Within ten (10) business days of Manager’s receipt of such Systemic Accounting Failure Notice, Manager shall notify Company, in writing (the “Response Notice”), that it elects to cure in all material respects such Systemic Accounting Failure as described below. If Manager fails to deliver a Response Notice by the end of such ten (10) business day period, Company shall deliver to Manager a second Systemic Accounting Failure Notice containing the following legend prominently displayed in bold, all caps and fourteen (14) point or larger font in the transmittal letter requesting approval: THIS IS A SECOND NOTICE OF A SYSTEMIC ACCOUNTING FAILURE. MANAGER’S RESPONSE IS REQUESTED WITHIN FIVE (5) BUSINESS DAYS. MANAGER’S FAILURE TO RESPOND WITHIN SUCH TIME PERIOD SHALL RESULT IN MANAGER BEING DEEMED TO HAVE AGREED THAT A SYSTEMIC ACCOUNTING FAILURE HAS OCCURRED AND MANAGER HAS ELECTED TO NOT CURE SUCH SYSTEMIC ACCOUNTING FAILURE. In the event that Manager fails to deliver a Response Notice to Company within five (5) business days of receipt of a second Systemic Accounting Failure Notice delivered with the legend described above, then Manager shall be deemed to have agreed that a Systemic Accounting Failure has occurred and Manager has elected to not cure such Systemic Accounting Failure and Company shall be entitled to the Remedy until such time as the Systemic Accounting Failure is cured as described below.

 

 

If Manager delivers a Response Notice it shall promptly commence and diligently proceed to correct the Systemic Accounting Failures noted by Company, which correction may be achieved by curing the specific Systemic Accounting Failures or by Manager correcting its internal controls, procedures and processes as appropriate to avoid a repeat of the identified Systemic Accounting Failure and which cure must be completed, in any event, no later than fifteen (15) business days following the receipt of the initial Systemic Accounting Failure Notice; provided, however, with respect to a cure that requires performance by Manager on a quarterly basis, Manager shall complete such cure within such fifteen (15) business day period (and shall be charged a Remedy if such cure is not completed within such fifteen (15) business day period) and provided such cure is in place within such fifteen (15) business day period, Manager shall not be charged a Remedy unless in the next following applicable quarter such cure fails. If Manager fails to so cure such Systemic Accounting Failure on or before said fifteen (15) business day period (or next quarter as applicable), then, as the Company’s sole remedy, a portion of the Base Management Fee payable to Manager in an amount equal to $100,000 per month (or $3,333.33 per day per Systemic Accounting Failure until all such Systemic Accounting Failure(s) are cured, as reasonably determined by Company) shall be retained by Company, and shall not paid to Manager (herein, the “Remedy”).

 

Notwithstanding the foregoing to the contrary, Manager shall have the right to dispute the existence of a Systemic Accounting Failure and submit such matter to the Arbitrators for their determination as set forth in the definition of Cause; provided, however, during such determination, Manager shall use best efforts to reasonably address any concerns raised by Company and notwithstanding the forgoing, Company shall be entitled to the Remedy if a Systemic Accounting Failure is not cured within the applicable cure period set forth above (without Manager being deemed to agree that a Systemic Accounting Failure has occurred) regardless of whether or not Manager is disputing the existence of a Systemic Accounting Failure. However, if at a later date the Arbitrators determine that there was not a Systemic Accounting Failure, then Company shall promptly reimburse the Remedy to Manager. If the Arbitrators conclude that a Systemic Accounting Failure has occurred, then Company shall have the right to cure such Systemic Accounting Failure within the time frames set forth above or a Remedy shall be due.

 

 

10.

Limits of Manager Responsibility; Indemnification.

 

(a)

Pursuant to this Agreement, Manager will not assume any responsibility other than to render the services called for hereunder and will not be responsible for any action of the Company in following or declining to follow its advice or recommendations. Except in the event of a Material Breach, Manager will not be liable to the Company, any Subsidiary, any of their directors, officers, stockholders, managers, owners or partners for acts or omissions performed or not performed in accordance with and pursuant to this Agreement. In no event shall any Affiliate of the Manager or any of the Manager’s or its Affiliates respective members, stockholders, partners, managers, directors, officers, employees and agents be liable to the Company, any Subsidiary, any of their directors, officers, stockholders, managers, owners or partners for acts or omissions performed or not performed in accordance with, pursuant to or otherwise in connection with this Agreement The Company agrees to indemnify Manager and its Affiliates and their respective members, stockholders, partners, managers, directors, officers, employees and agents with respect to all expenses, losses, actual damages, liabilities, demands, charges and claims arising from acts or omissions of Manager performed in good faith in accordance with and pursuant to this Agreement and not resulting from the gross negligence or willful misconduct of Manager or as a result of the reckless disregard by Manager of its duties hereunder, as determined pursuant to a final, non-appealable order of a court of competent jurisdiction; provided, however, Manager first agrees to (i) make all necessary claims under the Manager’s Insurance that Manager is required to carry under this Agreement, (ii) use best efforts to pursue such claims until completion, and (iii) first use all proceeds of such claims, prior to making any claims against the Company under this Section 10. Manager agrees to indemnify Company and its directors and officers with respect to all expenses, losses, actual damages, liabilities, demands, charges and claims arising from acts of Manager constituting willful misconduct, gross negligence or reckless disregard of its duties under this Agreement by Manager, as determined pursuant to a final, non-appealable order of a court of competent jurisdiction. The provisions of this Section 10 shall survive the expiration or earlier termination of this Agreement.

 

(b)

In the event of a Breach, regardless of whether or not such Breach is a Material Breach, (i) Manager shall reimburse Company (A) any funds or monies which Company loses due to fraud, misappropriation of funds or embezzlement by Manager in its corporate capacity and (B) all out of pocket costs and expenses incurred by the Company relating to such matters and (ii) the Company shall be entitled to pursue all rights and remedies available at law or in equity, except as otherwise set forth herein.

 

11.

No Joint Venture/Independent Contractor.  Nothing in this Agreement shall be construed to make the Company and Manager partners or joint venturers or impose any liability as such on either of them. Manager in performance of its duties however is an independent contractor.

 

 

12.

Term; Termination.

  

The “Term” of this Agreement is from the Effective Date through December 31, 2016, (or December 31, 2017 if the Extension Option is properly exercised) subject to the right of (1) the Company to terminate this Agreement: (A) at any time on thirty (30) days prior written notice for Cause; or (B) with no requirement of Cause upon the satisfaction of the following conditions: (i) the closing of the sale of all or substantially all of the Properties comprising the BD2 portfolio (the “BD2 Sale”); (ii) 60 days prior written notice of termination delivered by the Company to the Manager, which notice shall be irrevocable and which notice may only be delivered following the closing of the BD2 Sale; and (iii) the payment of the Termination Fee by Company to Manager in immediately payable funds on or prior to the effective date of termination; and (2) the right of manager to terminate this Agreement in the event of a Company Default.

 

13.

Action Upon Termination or Expiration of Agreement. Without limiting the obligation of Company to pay to Manager the Profit Participation and the Termination Fee (to the extent otherwise payable) and without limiting the obligation of the Company to continue to comply with the reporting requirements contained herein for the benefit of the Company which shall expressly survive any termination of this Agreement), from and after the effective date of a termination of this Agreement, Manager shall not be entitled to the Base Management Fee or Construction Oversight Fee for further services under this Agreement, but shall be paid all compensation accruing to the date of termination and shall be reimbursed for properly incurred expenses. Upon such termination or expiration, Manager shall reasonably promptly:

 

(a)

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

 

(b)

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

 

(c)

upon notice of termination of this Agreement, Manager shall immediately gather all books, records, accounts and any and all other records, documents or materials relating to the Properties or the Company as may be in the possession or control of Manager, including, without limitation, diskettes containing reports or other materials generated in connection with the performance by Manager of its services hereunder, originals of all insurance policies, bills of sale, leases, licenses, service contracts, permits, plans, equipment, tools, supplies and keys with respect to the Properties; and Manager shall provide to Company a list of employees who perform services relating to the Properties after Manager has determined which of such employees shall be terminated. Upon the effective date of termination, Manager shall (i) deliver to Company or its designee all of such books, records, accounts and other materials and any and all other records or documents pertaining to the Properties, whether or not enumerated herein, which are necessary or desirable for the ownership and operation of the Properties, (ii) assign to Company any and all rights Manager may have in and to any existing contracts, licenses and permits relating to the operation and maintenance of the Properties, if any, (iii) provide the Company with access to Manager’s electronic accounting and leasing data so that such information can be uploaded into the Company’s accounting and property management systems, and (iv) furnish such information and take all such actions as Company shall reasonably require, in order to effectuate an orderly and systematic ending of the duties and activities of Manager under this Agreement.

 

 

 

14.

Release of Money or other Property Upon Written Request. Manager agrees that any money or other property of the Company held by Manager under this Agreement shall be held by Manager as custodian for the Company, and Manager’s records shall be clearly and appropriately marked to reflect the ownership of such money or other property by the Company. Upon the receipt by Manager of a written request signed by a duly authorized officer of the Company requesting Manager to release to the Company any money or other property then held by Manager for the account of the Company under this Agreement, Manager shall release such money or other property to the Company within ten (10) business days following such request. Manager shall not be liable to the Company, any Subsidiary or any of their respective directors, officers, stockholders, managers, owners or partners for any acts or omissions by the Company in connection with the money or other property released to the Company in accordance with the terms hereof. The Company shall indemnify Manager and its affiliates and their respective members, stockholders, partners, managers, directors, officers, employees and agents against any and all expenses, losses, damages, liabilities, demands, charges and claims of any nature whatsoever which arise in connection with Manager’s release of such money or other property to the Company in accordance with the terms of this Section 14. Indemnification pursuant to this Section 14 shall be in addition to any right to indemnification under Section 10.

 

15.

Notices. Unless expressly provided otherwise in this Agreement, all notices, requests, demands and other communications required or permitted under this Agreement shall be in writing and shall be deemed to have been duly given, made and received when delivered against receipt or upon actual receipt of (a) personal delivery, (b) delivery by a reputable overnight courier, (c) delivery by facsimile transmission against answerback, or (d) delivery by registered or certified mail, postage prepaid, return receipt requested, addressed as set forth below:

 

If to the Company:	c/o KBS Capital Advisors, LLC
	620 Newport Center Drive, Suite 1300
	Newport Beach, CA 92660
	Attn: Brian Ragsdale and David Snyder
With a copy to:	Greenberg Traurig, LLP
	3161 Michelson Drive, Suite 1000
	Irvine, CA 92612
	Attn: L. Bruce Fischer

 

 

With a copy to:	Mayer Brown LLP
	700 Louisiana, Suite 3400
	Houston, Texas 77002
	Attn: Ronald M. Shoss
If to Manager:	c/o Gramercy Proprety Trust.
	521 Fifth Avenue, 30th Floor
	New York, New York 10175
	Attn: Allan B. Rothschild and Peter Tubesing
With a copy to:	Kirkland & Ellis, LLP
	300 N. LaSalle Street
	Chicago, IL  60654
	Attn: Andrew D. Small

 

Any party may change the address to which communications or copies are to be sent by giving notice of such change of address in conformity with the provisions of this Section 15 for the giving of notice.

 

16.

Binding Nature of Agreement; Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors and permitted assigns as provided in this Agreement.

 

17.

Entire Agreement; Amendments. This Agreement contains the entire agreement and understanding among the parties hereto with respect to the subject matter hereof and supersedes all prior and contemporaneous agreements, understandings, inducements and conditions, express or implied, oral or written, of any nature whatsoever with respect to the subject matter of this Agreement. The express terms of this Agreement controls and supersedes any course of performance and/or usage of the trade inconsistent with any of the terms of this Agreement. This Agreement may not be modified or amended other than by an agreement in writing signed by the parties hereto.

 

18.

Governing Law. This Agreement and all questions relating to its validity, interpretation, performance and enforcement shall be governed by and construed, interpreted and enforced in accordance with the internal laws of the State of New York, without regard to conflicts of laws principles thereof. Any legal suit, action or proceeding arising out of or relating to this Agreement may at the instituting party’s option be instituted in any Federal Court in the City of New York, County of New York, pursuant to Section 5-1402 of the New York General Obligations Law and each party hereto waives any objections which it may now or hereafter have based on venue and/or forum non convenient of any such suit, action or proceeding, and each party hereto hereby irrevocably submits to the jurisdiction of any such court in any suit, action or proceeding.

 

 

19.

Indulgences, Not Waivers. Neither the failure nor any delay on the part of a party to exercise any right, remedy, power or privilege under this Agreement shall operate as a waiver thereof, nor shall any single or partial exercise of any right, remedy, power or privilege preclude any other or further exercise of the same or of any other right, remedy, power or privilege, nor shall any waiver of any right, remedy, power or privilege with respect to any occurrence be construed as a waiver of such right, remedy, power or privilege with respect to any other occurrence. No waiver shall be effective unless it is in writing and is signed by the party asserted to have granted such waiver.

 

20.

Titles Not to Affect Interpretation. The titles of sections, paragraphs and subparagraphs contained in this Agreement are for convenience only, and they neither form a part of this Agreement nor are they to be used in the construction or interpretation of this Agreement.

 

21.

Execution in Counterparts. This Agreement may be executed in any number of counterparts, each of which shall be deemed to be an original as against any party whose signature appears thereon, and all of which shall together constitute one and the same instrument. This Agreement shall become binding when one or more counterparts of this Agreement, individually or taken together, shall bear the signatures of all of the parties reflected hereon as the signatories.

 

22.

Provisions Separable. The provisions of this Agreement are independent of and separable from each other, and no provision shall be affected or rendered invalid or unenforceable by virtue of the fact that for any reason any other or others of them may be invalid or unenforceable in whole or in part.

 

23.

Principles of Construction. Words used herein regardless of the number and gender specifically used, shall be deemed and construed to include any other number, singular or plural, and any other gender, masculine, feminine or neuter, as the context requires. All references to recitals, sections, paragraphs and schedules are to the recitals, sections, paragraphs and schedules in or to this Agreement unless otherwise specified.

 

24.

Assignment; Change of Control of Manager. Manager may not assign its duties under this Agreement except as described in this Section 24. Manager may assign this Agreement, Manager’s duties hereunder or direct or indirect interests in Manager so long as the assignee or Manager, as the case may be, shall be controlled, directly or indirectly, by Gramercy Property Trust. For avoidance of doubt the purposes of this Section 24, Gramercy Property Trust. shall include any successor to Gramercy Property Trust. whether by merger, consolidation or similar business combination transaction, however characterized. Furthermore, Manager may assign, freely, to one or more persons or entities its rights to receive the Profit Participation and/or the Termination Fee. This Agreement may not be assigned by Company without the prior written consent of the Manager.

 

25.

No Personal Liability. None of the members, owners, partners (general or limited), direct or indirect, officers, directors, shareholders, employees, agents, trustees or representatives of Company, any Subsidiary or Manager shall be liable, accountable or subject to any suit for any costs, expenses, or liability arising directly or indirectly, out of Company’s or Manager’s (as applicable) failure or refusal to satisfy its obligations hereunder or out of the transactions contemplated by this Agreement.

 

 

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written.

 

	KBS ACQUISITION SUB, LLC
	a Delaware limited liability company

 

	By:	/s/ David E. Snyder
	Name:	David E. Snyder
	Title:	Chief Financial Officer

 

 

	GKK REALTY ADVISORS LLC
	a Delaware limited liability company

 

	By:	/s/ Allan B. Rothschild*
	Name:	Allan B. Rothschild
	Title:	Vice President

 

* Note: Executed as of December 19, 2013

 

 

Annex A-1

 

Property Number		Property Name		Address Line		City		State		Zip
RG1117		5201-Bentonville		808 S. Walton Rd.		Benton		AR		72712
RG1118		5203-Mountain Home Mn-Mn Bldn		650 South Street		Mountain Home		AR		72653
RG1119		5204 -RH Johnson-Mn Bldng		19022 R.H. Blvd		Sun City		AZ		85375
RG1120		5205 -Arnold		1082 Highway 4		Arnold		CA		95223
RG1121		5206 -Bay-Fair		1200 Fairmont Drive		San Leandro		CA		94578
RG1122		5208 -Burlingame-Mn Bldng		400 El Camino Real		Burlingame		CA		94010
RG1123		5209 -Canoga Park Branch		22004 Sherman Way		Canoga Park		CA		91303
RG1124		5210 -College Heights		2800 Oswell Street		Bakersfield		CA		93306
RG1125		5211 -Dinuba		240 East Tulare Street		Dinuba		CA		93618
RG1126		5212 -East Fresno		4445 East Tulare Street		Fresno		CA		93702
RG1127		5214 -Eureka Main		334 F Street		Eureka		CA		95501
RG1128		5215 -Folsum		403 East Bidwell Street		Folsum		CA		95630
RG1129		5216 -Fort Bragg		228 North Main Street		Fort Bragg		CA		95437
RG1130		5217 -Hanford -Main Building		180 North Redington		Hanford		CA		93230
RG1131		5218 -Healdsburg		502 Healdsburg Ave		Healdsburg		CA		95448
RG1132		5219 -Hemet Branch		1687 East Florida Ave		Hemet		CA		92544
RG1133		5220 -Hilltop		1300 Hilltop Drive		Redding		CA		96003
RG1134		5222 -Lemoore		338 West D Street		Lemoore		CA		93245
RG1135		5223 -Lincoln Village		503 West Benjiman Holt Drive		Stockton		CA		95207
RG1136		5224 -Livermore		1748 Railroad Ave		Livermore		CA		94550
RG1137		5225 -Martin Luthr Kng Jr.		4103 South Western Ave		Los Angeles		CA		90062
RG1138		5227 -Mission-23rd		2701 Mission Street		San Francisco		CA		94110
RG1139		5228 -Montrose Branch		2320 Honolulu Ave		Montrose		CA		91020
RG1140		5229 -Ontario Plaza Branch		910 North Mountain Ave		Ontario		CA		91762
RG1141		5230 -Orangevale Branch		8890 Greenback Lane		Orangevale		CA		95662
RG1142		5231 -Oroville		1820 Oro Dam Boulevard		Oroville		CA		95966
RG1143		5234 -Pleasanton		337 Main Street		Pleasanton		CA		94566
RG1144		5235 -Porterville-Mn Bldng		345 North Main Street		Porterville		CA		93257
RG1145		5236 -Reedley		936 G Street		Reedley		CA		93654
RG1146		5237 Reseda Branch		18120 Sherman Way		Reseda		CA		91335
RG1147		5238 -Ridgecrest		101 West Ridgecrest		Ridgecrest		CA		93555
RG1148		5240 -Sherman Oaks		14701 Ventura Boulevard		Sherman Oaks		CA		91403
RG1149		5241 -Slauson Vermont		5700 South Vermonth Ave		Los Angeles		CA		90037
RG1150		5242 -St. Helena		101 Adams Street		St. Helena		CA		94574
RG1151		5243 -Stockton Agri-Center		407 North Wilson Way		Stockton		CA		95205
RG1152		5245 -Susanville		50 N Gay Street		Susanville		CA		96130
RG1153		5246 -Toluca Lake		4123 West Olive Ave		Burbank		CA		91505
RG1154		5247 -Turlock -Main Building		501 East Main Street		Turlock		CA		95380
RG1155		5248 -Vacaville Financial		150 Parker Street		Vacaville		CA		95688
RG1156		5249 -Vernon Branch		3810 S. Santa Fe Ave		Vernon		CA		90058
RG1157		5250 -West Los Angls Brnch		11501 Santa Monica Blvd		W. Los Angeles		CA		90025

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG1158		5251 -Williow Glen		1245 Lincoln Avenue		San Jose		CA		95125
RG1159		5253 -Batterson		70 Batterson Park Rd		Farmington		CT		06032
RG1160		5255 -Greenwich		240 Greenwich Ave		Greenwich		CT		06830
RG1161		5259 -North Wakefield Dr		300 North Wakefield Dr		Newark		DE		19702
RG1162		5260 -Baypoint		500 Biscayne Boulevard		Miami		FL		33132
RG1163		5261 -Bayshore-Mn Bldng		6160 14th Street West		Bradentown		FL		34207
RG1164		5263 -Blountstown-Mn Bldng		16793 SE Pear Street		Blountstown		FL		32424
RG1165		5267-Charlotte Harbor-Mn Bldng		23081 Harborview Road		Port Charlotte		FL		33980
RG1166		5268 -Coral Ridge-Mn Bldng		3600 North Federal Highway		Ft. Lauderdale		FL		33308
RG1167		5269 -Crystal River-Mn Bldng		450 SE Highway 19		Crystal River		FL		34429
RG1168		5273-Ft. Myers Beach-Mn Bldng		2525 Estero Blvd		Ft. Myers Beach		FL		33931
RG1169		5274-Ft. Walton Beach-Mn Bldng		189 Eglin Parkway NE		Ft Walton Beach		FL		32546
RG1170		5276 -Homestead-Mn Bldng		850 Homestead Boulevard		Homestead		FL		33030
RG1171		5283 -Live Oak-Mn Bldng		201 S. Ohio Avenue		Live Oak		FL		32064
RG1172		5286 -Midway -Main Building		7760 West Flagler Street		Miami		FL		33144
RG1173		5288 -Plantation-Mn Bldng		7001 W. Broward Blvd.		Plantation		FL		33317
RG1174		5295 -Trouble Creek-Mn Bldng		4526 US Highway 19		New Port Richey		FL		34652
RG1175		5297 -W. Sunrise-Mn Bldng		8190 W. Sunrise		Plantation		FL		33322
RG1176		5298 -Weeki Wachee-Mn Bldng		9223 Cortez Blvd		Brooksville		FL		34613
RG1177		5299 -Westside-Mn Bldng		4311 Manatee Avenue West		Bradenton		FL		34209
RG1178		5300-Aberdeen Village-Mn Bldng		500 North Lake Drive		Peachtree City		GA		30269
RG1179		5303 -East Point-Mn Bldng		2818 East Point Street		East Point		GA		30344
RG1180		5312 -Exchange Street		200 Exchange St		Malden		MA		02148
RG1181		5313 -Waltham Mn (1 and 2)		1025-1075 Main (blds I & II)		Waltham		MA		02451
RG1182		5317 -Wheaton -Main Building		2601 University Boulevard		Wheaton		MD		20902
RG1183		5319 -Court St.		178 Court St		Auburn		ME		04210
RG1184		5320 -Gannett Dr.		65 Gannett Dr		South Portland		ME		04106
RG1185		5321-Ballwin Facility-Mn Bldng		15115 Manchester		Ballwin		MO		63011
RG1186		5322-Belton Facility-Mn Bldng		1818 E. North Ave		Belton		MO		64012
RG1187		5324-Forsyth Facility-Mn Bldng		Hwy 160 and Main		Forsyth		MO		65653
RG1188		5326-I-70 & Noland-Mn Bldng		4141 Lynn Ct. Drive		Independence		MO		64055
RG1189		5328-Metropolitan-Mn Bldng		8550 Holmes Rd		Kansas City		MO		64131
RG1190		5331 -Gateway Center -Chr		901 W. Trade Street		Charlotte		NC		28202
RG1191		5334 -Nashua Main		143-157 Main St		Nashua		NH		03060
RG1192		5335 -Portsmouth Pleasant		3 Pleasant St		Portsmouth		NH		03801

 

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG1193		5336 -Arthur St.		639 Rte 18 & Arthur St		East Brunswick		NJ		08816
RG1194		5337 -Beechwood Rd		40 Beechwood Rd		Summit		NJ		07901
RG1195		5338 -Bellevue Ave.		209-215 Bellevue Ave		Hammonton		NJ		08037
RG1196		5340 -Bergenline Ave		3109 Bergenline Ave		Union City		NJ		07087
RG1197		5342 -Bridgewater		1125 Rte 22 West		Bridgewater		NJ		08807
RG1198		5355 -Lakewood Rte 70		395 N/S Rte 70		Lakewood		NJ		08701
RG1199		5356 -Maplewood Ave		161 Maplewood Ave		Maplewood		NJ		07040
RG1200		5358 -Pennsauken		4900 Rte 70		Pennsauken		NJ		08109
RG1201		5361 -South Orange Ave		8 South Orange Ave.		South Orange		NJ		07079
RG1202		5362 -Springfield Ave		367 Springfield Ave.		Summit		NJ		07901
RG1203		5365 -Wood Ave		601,607-609 N Wood Ave.		Linden		NJ		07036
RG1204		5366-Amador (Cruces)-Mn Bldng		250 W. Amador		Las Cruces		NM		88005
RG1205		5368-Santa Fe-Mtr Bnk-Mn Bldng		1235 St. Michael's Drive		Santa Fe		NM		87505
RG1207		5378 -Genesee St		120 Genesee St.		Auburn		NY		13021
RG1208		5380 -Hempstead Tpke		2310 Hempstead Tpke.		East Meadow		NY		11554
RG1209		5381 -Jamaica		91-16 168 Street		Jamaica		NY		11432
RG1210		5383 -Levittown		3161 Hempstead Tpke.		Levittown		NY		11756
RG1211		5387 -Merrick Ave		15 Merrick Ave		Merrick		NY		11566
RG1212		5388 -Middle Neck Rd		10 Middle Neck Rd.		Great Neck		NY		11021
RG1213		5391 -Park Avenue		3330 Park Ave.		Wantagh		NY		11793
RG1214		5394 -State St		69 State St.		Allbany		NY		12207
RG1215		5395 -Transit Rd		2970 Transit Rd.		West Seneca		NY		14224
RG1216		5396 -Wantagh		15 Hempstead Gardens Dr.		West Hempstead		NY		11552
RG1217		5398 -31st Street-Mn Bldng		10802 E. 31st St.		Tulsa		OK		74146
RG1218		5400 -Broken Arrow-Mn Bldng		1800 South Elm Place		Broken Arrow		OK		74012
RG1219		5401 -Catoosa -Main Building		1801 North Hwy. 66		Catoosa		OK		74015
RG1220		5406 -Gresham -Main Building		200 East Powell Blvd.		Gresham		OR		97030
RG1221		5407 -Parkrose-Mn Bldng		10120 N.E. Sandy Blvd.		Portland		OR		97220
RG1222		5408 -Blair Mill Rd		550 Blair Mill Rd.		Horsham		PA		19044
RG1223		5409 -Bustleton Ave		9501 Bustleton Ave.		Philadelphia		PA		19115
RG1224		5413 -Dupont Dr		125 Dupont Dr.		Providence		RI		02907
RG1225		5415 -Post Rd		6725 Post Rd.		North Kingstown		RI		02852
RG1226		5419-Hilton Hd-Pope Av-Mn Bldg		59 Pope Ave.		Hilton Head		SC		29928
RG1227		5420 -Rock Hill MO-Mn Bldng		222 East Main St.		Rock Hill		SC		29730
RG1228		5425 -Lebanon Main-Mn Bldng		120 W. Main		Lebanon		TN		37087
RG1229		5427 -Beaumont-Mn Bldng		2635 Broadway		Beaumont		TX		77702
RG1230		5430 -Harlandale-Mn Bldng		111 Rayburn		San Antonio		TX		78221
RG1231		5432 -Nederland-Mn Bldng		1308  Boston Avenue		Nederland		TX		77627
RG1232		5433 -Northern Hills-Mn Bldng		11714 Perrin Beitel		San Antonio		TX		78217
RG1233		5436 -Steeplechase-Mn Bldng		11025 FM 1960 W		Houston		TX		77065

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG1234		5438 -Witchita Falls-Mn Bldng		2733 Midwestern Pky.		Wichita Falls		TX		76308
RG1235		5439 -Abingdon-Mn Bldng		271 West Main Street		Abingdon		VA		24210
RG1236		5441-Coliseum-Rvrdl-Mn Bldng		2030 Coliseum Drive		Hampton		VA		23666
RG1237		5442 -Fairfax Courthouse		10440 Main St.		Fairfax		VA		22030
RG1238		5443 -Orange -Main Building		113 West Main St.		Orange		VA		22960
RG1239		5445-Robinson & Broad-Mn Bldng		2601 W Broad St.		Richmond		VA		23220
RG1240		5446 -Camas -Main Building		528 N.E. 4th		Camas		WA		98607
RG1241		5448 -Clarkson-Mn Bldng		648 6th St.		Clarkson		WA		99403
RG1242		5449 -Edmonds -Main Building		306 Main St.		Edmonds		WA		98020
RG1243		5450 -Greenwood-Mn Bldng		404 N. 85th St.		Seattle		WA		98103
RG1244		5452 -Kennewick-Mn Bldng		3420 W Kennewick Ave.		Kennewick		WA		99336
RG1245		5454 -Lynden -Main Building		700 Front St.		Lynden		WA		98264
RG1246		5457 -Port Townsend		734 Water St.		Port Townsend		WA		98368
RG1247		5458 -Quincy -Main Building		500 Central Ave. South		Quincy		WA		98848
RG1248		5460 -Sequim -Main Building		114 S. Sequim Ave.		Sequim		WA		98382
RG1249		5461-Wenatchee Valley-Mn Bldng		30 South Wenatchee Ave.		Wenatchee		WA		98801
RG1250		5462 -Ballard -Main Building		2010 NW Market St.		Seattle		WA		98107
RG1251		5464-Dayton Bch Spdwy-Mn Bldn		1025 International Speedwy Bd		Daytona Beach		FL		32114
RG1252		5467 -Palm Beach Vault		5701 Village Blvd		West Palm Beach		FL		33407
RG1253		5474 -Redmond -Main Building		552 S 6th St		Redmond		OR		97756
RG1254		5476 -Las Veg Ops Ctr		4101 E. Charleston Blvd		Las Vegas		NV		89104
RG1265		3316 -Deland Main		131 E New York Ave		Deland		FL		32724
RG1278		4209-CENTRAL AVENUE		835 Central Ave		Hot Springs		AR		71901
RG1289		4233-BELLEVILLE		222 East Main Street		Belleville		IL		62220
RG1301		4265-SOUTH FIRST STREET		203 S. First Street		Lufkin		TX		75901
RG1312		4300-COOKEVILLE		10 W Broad Street		Cookeville		TN		38501
RG1323		3372 -NBOC Operations		100/300 Fidelity Plaza		North Brunswick		NJ		08905
RG1324		3443 -NBOC Op Center		100/300 Fidelity Plaza		North Brunswick		NJ		08905
RG1326		925 -Barbee Chapel Road		112 West Barbee Chapel Road		Chapel Hill		NC		27517
RG1327		3122 -BERNWOOD PARK		12851 Bonita Beach Road		Bonita Springs		FL		34135
RG1328		3128 -CHARLOTTE HARBOR O		22627 Bayshore Road		Port Charlotte		FL		33980
RG1329		3132 -CYPRESS POINT		1300 Palm Coast Parkway		Palm Coast		FL		32137
RG1330		3140 -HUDSON OFFICE		9005 State Rd. 52		Hudson		FL		34669
RG1331		3143 -MARCO ISLAND OFFICE		615 Elkcam Circle		Marco Island		FL		34145
RG1332		3147 -NORTH LOCKWOOD RID		6056 N LOCKWOOD RIDGE RD		SARASOTA		FL		34243
RG1333		3160 -WEST BRADENTON		4601 Manatee Ave. W.		Bradenton		FL		34209
RG1334		3165 -CHESHIRE SHERIDAN		2419 Cheshire Bridge Rd NE		Atlanta		GA		30324

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG1335		3167 -EDGEWOOD		3805 Macon Road		Columbus		GA		31907
RG1336		3186 -UNIVERSITY PLACE OFF		8700 University Exec. Pk Dr		Charlotte		NC		28262
RG1337		3190 -FOREST DRIVE OFFICE		5490 Forest Drive		Columbia		SC		29206
RG1338		3209 -LAND O'LAKES OFFICE		21708 State Rd. 54		Lutz		FL		33549
RG1339		4554 -West Placerville Branch		3970 J Missouri Flat Road		Placerville		CA		95667
RG1340		0115 -New Smyma Bch E		763 E. 3rd Avenue		New Smyrna Beac		FL		32169
RG1341		0031 -Hamilton Sq		3659 Nottingham Way		Hamilton Square		NJ		08690
RG1342		3135 -EAST COMMERCIAL BLV		2660 E Commercial Blvd.		Fort Lauderdale		FL		33308
RG1343		3141 -LARGO OFFICE		13175 Walsingham Rd.		Largo		FL		33774
RG1344		3145 -NEW CITRUS PARK		7919 Gunn Highway		Tampa		FL		33626
RG1345		3173 -PROVIDENCE SQUARE		4209 Roswell Road NE		Marietta		GA		30062
RG1346		3178 -ASHLEY VILLAGE		7210 Tryon Rd.		Cary		NC		27511
RG1347		3188 -WEST MARKET STREET		4636 W. Market Street		Greensboro		NC		27407
RG1348		3191 -HARBISON OFFICE		149 Columbiana Drive		Irmo		SC		29212
RG1349		3206 -VIRGINIA BEACH SHORE		2993 Shore Dr.		Virginia Beach		VA		23103
RG1350		3600 -Cypress Lake Drive		7750 Cypress Lake Drive		Fort Myers		FL		33907
RG1351		3604 -Woodstock Crossing		2255 Towne Lake Parkway		Woodstock		GA		30189
RG1352		3625 -The Avenues		10625 Philips Hwy		Jacksonville		FL		32256
RG1353		4555 -Roseville Branch Branch		1801 Douglas Boulevard		Roseville		CA		95661
RG1354		4558 -Valley Springs		87 Highway 26		Valley Springs		CA		95252
RG1355		4559 -Lake Community Bank		805 11th Street		Lakeport		CA		95453
RG1356		0108 -Park Hill		3200 John F. Kennedy Blvd.		N. Little Rock		AR		72116
RG1357		0113 -Holiday		2123 US Hwy. 19N		Holiday		FL		34691
RG1358		924 -Village Circle		200 Meadowmont Village Circle		Chapel Hill		NC		27517
RG1359		3123 -BLOOMINGDALE		110 W. Bloomingdale Ave		Brandon		FL		33511
RG1360		3126 -CEDAR SHORES OFFICE		3620 SE Maricamp Road		Ocala		FL		34471
RG1361		3137 -GROVE CITY OFFICE		2691 Placida Road		Grove City		FL		34224
RG1362		3163 -BLUEGRASS OFFICE		1475 McFarland Road		Alpharetta		GA		30005
RG1363		3169 -LAVISTA ROAD		3880 LaVista Road		Tucker		GA		30084
RG1364		3182 -GARNER OFFICE		1145 Hwy 70 W.		Garner		NC		27529
RG1365		3192 -JAMES ISLAND		540 Folly Road		Charleston		SC		29412
RG1366		3197 -CHESTER		4023 W. Hundred Road		Chester		VA		23831
RG1367		3613 -Haddonfield-Kings		17 Kings Highway West		Haddonfield		NJ		08033
RG1368		3616 -Staples Mill		8727 Staples Mill Road		Richmond		VA		23228
RG1369		4552 -Cameron Park		4011 Plaza Goldorado		Cameron Park		CA		95682
RG1370		4556 -Sonora Branch		229 South Washington		Sonora		CA		95370
RG1371		0140 -Simpsonville Mn		116 NE Main Street		Simpsonville		SC		29481

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG1372		352 - Banner Elk		1667 NC Highway 184		Banner Elk		NC		28779
RG1373		3119 -47TH TERRACE OFFICE		1645 SE 47th Terrace		Cape Coral		FL		33904
RG1374		3120 -ALTAMONTE CROSSING		151 N. State Road 434		Altamont Spring		FL		32714
RG1375		3124 -BRADENTON CITY		921 Manatee Ave. W.		Bradenton		FL		34205
RG1376		3125 -BRANDON		510 Oakfield Drive		Brandon		FL		33511
RG1377		3130 -CORDOVA-PENSACOLA		4710 Bayou Blvd.		Pensacola		FL		32503
RG1378		3133 -DEERFIELD BEACH (H.S		3325 W. Hillsboro Road		Deerfield Beach		FL		33442
RG1379		3139 -HOLLY HILL OFFICE		555 Ridgewood Ave.		Holly Hill		FL		32117
RG1380		3155 -SAWGRASS		12396 W. Sunrise Blvd.		Plantation		FL		33323
RG1381		3159 -VERO-WEST (1ST AM)		4000 20th Street		Vero Beach		FL		32960
RG1382		3170 -LILBURN OFFICE		4354 Lawrenceville Hwy		Lilburn		GA		30047
RG1383		3185 -STONEHENGE OFFICE		7541 Creedmoor Rd.		Raleigh		NC		27613
RG1384		3196 -CENTERVILLE		27 Broad Street		Manakin-Sabot		VA		23103
RG1385		4553 -El Dorado Hills Branch		3880 El Dorado Hills Blvd		El Dorado Hills		CA		95762
RG1386		4557 -Sutter Creek		11 Ridge Road		Sutter Creek		CA		95685
RG1622		4101A-Albemarle Rd		6425 Albemarle Road		Charlotte		NC		28212
RG1623		4103A-Beatties Ford Rd		2249 Beatties Ford Road		Charlotte		NC		28216
RG1624		4104A-Belhaven Blvd		4801 Brookshire Blvd		Charlotte		NC		28216
RG1625		4106A-Boger City		2614 E. Main Street		Lincolnton		NC		28092
RG1626		4107-Boone Main Office		709 Blowing Rock Road		Boone		NC		28607
RG1627		4109A-Burgaw Main Offc		104 E. Fremont Street		Burgaw		NC		28425
RG1628		4110A-Burlington Mn Of		245 W. Davies Street		Burlington		NC		27215
RG1629		4112A-Cameron Village		321 Oberlin Road		Raleigh		NC		27605
RG1630		4113A-Candler		1189 Smokey Park Highway		Candler		NC		28715
RG1631		4114A-Carmel Commons		6611 Carmel Road		Charlotte		NC		28216
RG1632		4115A-Carolina Beach		123 Harper Avenue		Carolina Beach		NC		28428
RG1633		4116A-Cary Village		801 E. Maynard Road		Cary		NC		27511
RG1634		4117A-Cherryville		403 E. Main Street		Cherryville		NC		28021
RG1635		4120A-Columbus		211 E. Mill Street		Columbus		NC		28722
RG1636		4121A-Cornelius		20005 NC Highway 73 West		Cornelius		NC		28031
RG1637		4122A-Cumberland		5581 Cumberland Road		Fayetteville		NC		28306
RG1638		4123A-Dallas		202 W. Trade Street		Dallas		NC		28034
RG1639		4124A-Denver		3768 N. Highway 16		Denver		NC		28037
RG1640		4125A-Dixie Village		2401 W. Franklin Blvd.		Gastonia		NC		28052
RG1641		4130A-Eden Main Office		213 W. Kings Highway		Eden		NC		27288
RG1642		4131A-Elizabethtown Mn		201 W. Broad Street		Elizabethtown		NC		28337
RG1643		4133A-Farmville		200 S. Main Street		Farmville		NC		27828
RG1644		4134A-Fayettevll Dwntn		324 Mason Street		Fayetteville		NC		28301
RG1645		4135A-Garner		547 Benson Road		Garner		NC		27529
RG1646		4136A-Gastonia Mn Off		355 S. New Hope Road		Gastonia		NC		28054
RG1647		4138A-Guilford College		700 College Road		Greensboro		NC		27410
RG1648		4141A-Hendersn MO Relc		826 S. Garnett Street		Henderson		NC		27536

 

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG1649		4142A-Hillsborough		113 N. Churton Street		Hillsborough		NC		27278
RG1650		4143A-Hilltop Plaza		901 E. Roosevelt Blvd		Monroe		NC		28112
RG1651		4145A-Hospital-Grnvill		2000 Stantonsburg Road		Greenville		NC		27834
RG1652		4147A-Kenansville		104 Limestone Road		Kenansville		NC		28349
RG1653		4148A-Kinston Mn Offic		1900 W. Vernon Avenue		Kinston		NC		28501
RG1654		4149A-Landfall		1325 Military Cut-Off-Road		Wilmington		NC		28405
RG1655		4152A-Marion Main Offc		100 N. Main Street		Marion		NC		28752
RG1656		4155A-Mooresville Main		314 N. Main Street		Mooresville		NC		28115
RG1657		4156A-Mt Olive Mn Off		211 N. Chestnut Street		Mount Olive		NC		28365
RG1658		4157A-Myers Park		751 Providence Road		Charlotte		NC		28207
RG1659		4158A-North Asheville		892 Merrimon Avenue		Asheville		NC		28804
RG1660		4159A-North Blvd-Ralgh		5005 Capital Blvd		Raleigh		NC		27615
RG1661		4160A-North Durham		3807 N. Duke Street		Durham		NC		27712
RG1662		4161A-North Henderson		1405 N. Garnett Street		Henderson		NC		27536
RG1663		4164A-North Raleigh		6300 Falls of Neuse Road		Raleigh		NC		27615
RG1664		4165A-Northeast		3401 The PLaza		Charlotte		NC		28205
RG1665		4166A-Northwood		201 E. Paris Avenue		High Point		NC		27265
RG1666		4167A-Park Road		4535 Park Road		Charlotte		NC		28209
RG1667		4168A-Pavilions		698 Hanes Mall Blvd		Winston-Salem		NC		27103
RG1668		4169A-Pinehurst		5 Villiage Green West		Pinehurst		NC		28374
RG1669		4170A-Pleasant Garden		4615 Pleasant Garden Road		Pleasant Garden		NC		27313
RG1670		4171A-Reidsville Mn Of		507 S. Main Street		Reidsville		NC		27320
RG1671		4172A-Reynolda		2899 Reynolda Road		Winston-Salem		NC		27106
RG1672		4174A-Salisbury Mn Off		500 W. Innes Street		Salisbury		NC		28144
RG1673		4175A-Salisbury West		200 Statesville Blvd.		Salisbury		NC		28144
RG1674		4176A-Sardis Village		9700 Old Monroe Road		Charlotte		NC		28270
RG1675		4177A-Signal Hill		1616 E. Broad Street		Statesville		NC		28625
RG1676		4178A-Six Forks		8820 Six Forks Road		Raleigh		NC		27615
RG1677		4179A-South Elm		1500 S. Elm Street		Greensboro		NC		27406
RG1678		4180A-S Park Greenvill		317 E. Greenville Blvd.		Greenville		NC		27858
RG1679		4181A-South Square		3200 Shannon Road		Durham		NC		27707
RG1680		4182A-S Pines Mn Offic		100 W. Morganton Road		Southern Piens		NC		28337
RG1681		4183A-Southwinds		Southwinds Shopping Center		Spring Lake		NC		28390
RG1682		4184A-Southwood Square		115 W. Fairfield Road		High Point		NC		27263
RG1683		4185A-Spruce Pine Main		337 Oak Avenue		Spruce Pine		NC		28777
RG1684		4186A-Statesville Mn O		113 W. Broad Street		Statesville		NC		28677
RG1685		4187A-Swansboro		620 W. Corbett Avenue		Swansboro		NC		28584
RG1686		4189A-Troutman		539 N. Main Street		Troutman		NC		28166
RG1687		4190A-Tryon Main Offic		201 Pacolet Street		Tryon		NC		28782
RG1688		4191A-Twin Rivers		3131 Martin Luther Kng Jr. Bl		New Bern		NC		28562
RG1689		4192A-Union Road		2950 Union Road		Gastonia		NC		28054
RG1690		4194A-University		502 S. College Road		Wilmington		NC		28403
RG1691		4195A-Village Drive		2901 Villiage Drive		Fayetteville		NC		28305
RG1692		4003B -Combee		1414 South Combee Rd		Lakeland		FL		33801
RG1693		4012B -Lantana		1500 W Lantana Rd		Lantana		FL		33462
RG1694		4014B -Monument Rd		9580 Regency Square Blvd		Jacksonville		FL		32225

 

 

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG1695		4016B -North Boca Ratn		3601 N. Federal Highway		Boca Raton		FL		33431
RG1696		4020B -Ridge Road		8423 Moon Lake Road		New Port Richey		FL		34654
RG1697		4021B -Rockledge		201 North Church Street		Rockledge		FL		32955
RG1698		4022B -S. Mandarin		12222 San Jose Blvd.		Jacksonville		FL		32223
RG1699		4025B -Westside		4328 Blanding Blvd.		Jacksonville		FL		32210
RG1700		4030B -Hapeville		590 S. Central Ave		Hapeville		GA		30354
RG1701		4038B -Perimeter Centr		4570 Ashford Dunwoody Road		Atlanta		GA		30346
RG1702		4040B -Stephenson		16 Stephenson Ave.		Savannah		GA		31405
RG1703		4041B -Toco Hills		2942 N. Druid Hills Road		Atlanta		GA		30329
RG1704		4045B -Walton Way		1478 Walton Way		Augusta		GA		30901
RG1705		4046B -Washington Road		2835 Washington Road		Augusta		GA		30909
RG1706		4057B -Clemmons		2565 Lewisville-Clemmons Rd.		Clemmons		NC		27012
RG1707		4069B -King Main		701 S. Main St.		King		NC		27021
RG1708		4072B -Marion Main		129 N. Main Street		Marion		NC		28752
RG1709		4078B -Roxboro Main		515 North Madison Blvd.		Roxboro		NC		27573
RG1710		4079B -Russ Avenue		339 Russ Avenue		Waynesville		NC		28786
RG1711		4080B -Sardis Road		1607 N. Sardis Road Extension		Charlotte		NC		28270
RG1712		4083B -Valdese Main		101 Main Street		Valdese		NC		28690
RG1713		4084B -Viewmont		1453 Second Street NW		Hickory		NC		28601
RG1714		4086B -Wilkesboro Main		210 West  Main Street		Wilkesboro		NC		28697
RG1715		3009 -Winterpark Tmpl		1400 Howell Branch Road		Winter Park		FL		32789
RG1716		3016 -Ballantyne		14925 John J. Delaney Drive		Charlotte		NC		28277
RG1717		3017 -Cary Preston		999 High House Road		Cary		NC		27513
RG1718		3018 -Clemmons		3645 Clemmons Road		Clemmons		NC		27012
RG1719		3031 -Wakefield FC		14400 New Falls of Neuse Blvd		Raleigh		NC		27511
RG1720		3032 -Westinghouse		741 Westinghouse Blvd		Charlotte		NC		28273
RG1721		3039 -Sea Pines Mn		4  Pope Avenue		Hilton Head		SC		29928
RG1722		4603 -Champions		6333 FM 1960 West		Houston		TX		77069
RG1723		4604 -Clear Lake		16211 Space Center Boulevard		Houston		TX		77062
RG1724		4605 -Cypress Station		855 FM 1960 Road West		Houston		TX		77090
RG1725		4606 -Deer Park		1500 Center Street		Deer Park		TX		77536
RG1726		4607 -Duncanville		338 South Cedar Ridge		Duncanville		TX		75116
RG1727		4608 -Galleria		5006 Verde Valley Lane		Dallas		TX		75254
RG1728		4609 -Heights		414 West 19th Street		Houston		TX		77008
RG1729		4610 -Helotes		12850 Bandera Road		San Antonio		TX		78023
RG1730		4611 -Highway 290		15000 Northwest Freeway		Houston		TX		77049
RG1731		4612 -Highway 6		6895 Highway 6 North		Houston		TX		77084
RG1732		4613 -Humble		111 FM 1960 Bypass Road East		Humble		TX		77338
RG1733		4614 -Mangum		2201 Mangum Road		Houston		TX		77092
RG1734		4615 -Northshore		12727 East Freeway		Houston		TX		77015

 

 

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG1750		Independence -Main Bld -0104		101 Independence Center		Charlotte		NC		28246
RG1751		801 Market Associates		801 Market Street		Philadelphia		PA		19107
RG1752		FS Wilmington, LP		3 Beaver Valley Road		Wilmington		DE		19083
RG1754		0093 -Arlington		4220 W. Green Oaks Blvd.		Arlington		TX		76016
RG1755		0094 -Ennis -Main Building		301 W. Knox & 305 W. Baylor		Ennis		TX		75119
RG1756		0095-Hillsboro-Main Building		100 E. Elm Street & 302 S.Wac		Hillsboro		TX		76645
RG1757		0096 -Paris -Main Building		1161 Clarksville Street		Paris		TX		75460
RG1758		0097-Stephenville-Mn Bldng		115 N. Graham Street		Stephenville		TX		76401
RG1759		0027 -Feasterville		40 E. Street Rd.		Feasterville		PA		19053
RG1760		Jenkins Court -Tower		610 Old York Road		Jenkintown		PA		19046
RG1764		0101 -Brainard		5506 Brainerd Road		Chattanooga		TN		37411
RG1766		0109 -E. Colonial Drive Thr		4450 East Colonial Drive		Orlando		FL		32803
RG1768		0917 -Inverness		2875 E. Gulf to Lake Highway		Inverness		FL		34450
RG1769		0918 -Paoli		12 Chestnut Street		Paoli		PA		19301
RG1770		224 -Forest Hill Banking Cent		2915 Forst Hill - Irene Road		Germantown		TN		38138
RG1771		231 -Upper Montclair Drive Up		529 Valley Road		Upper Montclair		NJ		07043
RG1772		0001 -Ardmore		225 W. Lancaster Ave.		Ardmore		PA		19003
RG1773		0007 -Milltown		270 Ryders Ln		Milltown		NJ		08850
RG1774		0009 -Fairgrounds		17th and Chew Streets		Allentown		PA		18102
RG1777		0012 -West Goshen		1115 West Chester Pike		West Chester		PA		19382
RG1780		0020 -Reading Airport		Route 183 and Macarthur		Reading Airport		PA		19605
RG1781		0022 -East Brunswick		Loehmann's Plaza, Rte 18		East Brunswick		NJ		08816
RG1782		0023 -Concordia		Concordia Shopping Ctr		Cranbury		NJ		08512
RG1783		0025 -Thorndale		3719 E. Lincoln Highway		Thorndale		PA		19372
RG1784		0030 -Devon		144 E. Lancaster Ave.		Devon		PA		19333
RG1785		0031 -Wind Gap		1430 Jacobsburg Road		Wind Gap		PA		18091
RG1786		Schwab -Harborside		Harborside Financial Center		Jersey City		NJ		07311
RG1787		302A -Hickory PKG Lot		2nd Street Place NE		Hickory		NC		28601
RG1788		2909 -Torrance		22150 Hawthorne Boulevard		Torrance		CA		90503
RG1793		3914 -Chapel Hill		100 E. Franklin Street		Chapel Hill		NC		27514
RG1796		3924 -Greenville Main		201 W. McBee Street		Greenville		SC		29601
RG1797		2926 -Del Prado		2503 Del Prado		Cape Coral		FL		33904
RG1798		2931 -Parkside Marketplace		10791 W. Broad Street		Glen Allen		VA		23060
RG1799		2932 -Livingston		39 East Mount Pleasant Ave		Livingston		NJ		07039
RG1800		3320 -Dwntwn St Ptrsb		410 Central Avenue		St. Petersburg		FL		33701
RG1811		5170 Bank America Finc -Sub-L		601 W. Riverside Avenue		Spokane		WA		99201
RG1813		5275 -Gulfgate-Mn Bldng		6525 South Tamiami Trail		Sarasota		FL		34231
RG1815		5463 -Cocoa Village Dt		430 Brevard Ave		Cocoa		FL		32922

 

 

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG2004		71010-Clinton East Main		156 East Main Street		Clinton		CT		06413
RG2005		71011-Railroad Avenue		16 Railroad Avenue		Cromwell		CT		06374
RG2006		71012-Shunpike Road		61 Shunpike Road		Cromwell		CT		06416
RG2007		71013-Whalley Avenue		395 Whalley Avenue		New Haven		CT		06511
RG2008		71014-Lockport		1103 E 9th Street		Lockport		IL		60441
RG2009		71015-Columbia Road		568-572 Columbia Road		Dorchester		MA		02125
RG2010		71016-East Boston Square		26 Central Square		East Boston		MA		02128
RG2011		71017-Massachusetts Avenue		1420 Massachusetts Avenue		Arlington Heights		MA		02476
RG2012		71018-Rogers Road		147 Main Street + 52 Rogers Ro		Gloucester		MA		01930
RG2013		71019-Union Square - Somervill		40 Union Square		Somerville		MA		02143
RG2014		71020-18 Mile Road		2225 18 Mile Road		Sterling Height		MI		48314
RG2015		71021-Allen Road - Southgate		11275 Allen Road		Southgate		MI		48195
RG2016		71022-Ford Road Heights		25350 Ford Road		Dearborn Heights		MI		48127
RG2017		71023-Grand River		2150 Grand River		Detroit		MI		48219
RG2018		71024-Greater Mack		21800 Greater Mack		St. Clair Shores		MI		48080
RG2019		71025-Grosse Pointe Woods		19307 Mack Avenue		Gross Pointe Wood		MI		48236
RG2020		71026-Hoover Road		26681 Hoover Road		Warren		MI		48089
RG2021		71027-Joy Road		10641 Joy Road		Detroit		MI		48204
RG2022		71028-Main St - Belleville		105 Main Street		Belleville		MI		48111
RG2023		71029-North Adams		44 North Adams		Rochester		MI		48309
RG2024		71030-Plymouth Rd - Detroit		20222 Plymouth Road		Detroit		MI		48228
RG2025		71031-Roseville		26000 Gratiot Ave		Roseville		MI		48066
RG2026		71032-Schoenherr		28455 Schoenherr		Warren		MI		48088
RG2027		71033-West Fort Street		14600 W Fort Street		Southgate		MI		48195
RG2028		71034-West Maple		2500 W Maple		Bloomfield Hills		MI		48301
RG2029		71035-Woodward - Ferndale		23011 Woodward Avenue		Ferndale		MI		48220
RG2030		71036-Barrington		Jct Rt 9 & 125		Barrington		NH		03825
RG2031		71037-Coliseum Avenue		33 Coliseum Avenue		Nashua		NH		03063
RG2032		71038-One Constitution Way		One Constitution Way		Somersworth		NH		03878
RG2033		71039-Endicott		18-20 Washington Avenue		Endicott		NY		13760
RG2034		71040-Genesee - Utica		264-266 Genesee Street and		Utica		NY		13502
RG2035		71041-Glens Falls		37 Bay Street		Glen Falls		NY		12801
RG2036		71042-Main St - Beacon		364 Main Street		Beacon		NY		12508
RG2037		71043-Meadow Avenue		Union and Meadow Avenues		Newburgh		NY		12550
RG2038		71044-Montcalm Street		117Montcalm Street		Ticonderoga		NY		12883
RG2039		71045-Chagrin Falls		4 E Washington Street		Chagrin Falls		OH		44022
RG2040		71046-Dover Center Road		411 Dover Center Road		Bay Village		OH		44140
RG2041		71047-East Street - Euclid		365 E 200 Street		Euclid		OH		44119
RG2042		71048-Fairview Park		22591 Lorain Road		Fairview Park		OH		44126
RG2043		71049-Girard		35 S State Street		Girard		OH		44420
RG2044		71050-Lake Shore Blvd		23300 Lake Shore Boulevard		Euclid		OH		44123
RG2045		71051-Lorain Road		25290 Lorain Road		North Olmsted		OH		44070

 

 

 

 

Property Number		Property Name		Address Line		City		State		Zip
RG2046		71052-Mentor Avenue		8715 Mentor Avenue		Mentor		OH		44060
RG2047		71053-Navarre Avenue		3024 Navarre Avenue		Oregon		OH		43616
RG2048		71054-Richmond Heights		690 Richmond Road		Richmond Heights		OH		44143
RG2049		71055-Toledo Main		602 Main Street		Toleda		OH		43605
RG2050		71056-University Heights		2175 Warrensville Center		University Height		OH		44118
RG2051		71057-Westlake		1299 Columbia Road		Westlake		OH		44145
RG2052		71058-Burgettstown		20 Main Street		Burgettstown		PA		15021
RG2053		71059-Zelienople		100 W. Main Street		Zelienople		PA		16063
RG2054		71060-Portsmouth East Main		3033 East main Road		Portsmouth		RI		02871
RG2055		71061-Pearl St - Essex Junction		84 Pearl Street		Essex Junction		VT		05452

  

  

Annex A-2

 

Profit Participation Threshold
Portfolio		Profit Participation Threshold
	BBD2	255,000,000
	101IND	88,200,000
	PITNEY BOA	64,089,405
	Citizens JV	64,300,000
	BEAVER	48,000,000
	6000A	31,915,876
	6000B	36,655,711
	6000C	30,856,783
	6000D	34,275,087
	PITNEY WACH	30,598,505
	STERLING	23,000,000
	RBCCENTURA	1,173,000	(1)
	FSI	11,030,574	(2)
		719,094,941

  

(1)

RBCCENTURA includes only RG1720 - 3032 Westinghouse and RG1715 - 3009 Winterpark.

 

(2)

FSI includes RG1324 - 3443 NBOC Op Center, RG1323 - 3372 NBOC Operations, RG1278 - 4209 Central Avenue, RG1289 - 4233 Bellevile, RG1301 - 4265 South First Street, RG1265 - 3316 Deland Main, and RG1312 - 4300 Cookeville.

   

  

Annex B

 

Reports

 

1.             Monthly U.S. GAAP Financial Statements shall be prepared on a consolidated basis, in sub-portfolio groups and/or on a individual property basis in such form as approved by Company, which shall include, among other things, balance sheet, thirteen (13) month income statement with year-to-date actual to budget comparison with explanation of unusual fluxes in thirteen (13) month trend income statement trends (until such time as the Company has had control of the properties for thirteen (13) months, such income statement shall include historical information on the Properties prior to control by the Company), report summarizing any capital expenditures and repair and maintenance which year-to-date are greater than $100,000, supporting depreciation and amortization schedule, FAS13 schedules, and support for significant balance sheet items schedules (in same groupings consolidated basis, in sub-portfolios and/or on individual property basis) such as accounts payable accruals, property taxes, insurance, prepaids, and allowance for doubtful accounts. See Exhibit __ for GAAP Report Table of Contents and Accrual Basis Report Checklist for a complete listing of required reports. Both the GAAP Report Table of Contents and Accrual Basis Report Checklist is required to be signed by both the preparer of the financial statements and their supervisor as representation that the reports are accurate and complete.

 

2.             Quarterly Financial Statements shall be prepared in a manner consistent with Item 1 above. In addition, Manager shall provide any information, including supporting back-up schedules/information, as required to complete the Company’s quarterly 10-Q and board packages, including among other things:

 

(a)               Consolidated Properties portfolio balance sheet, income statement and statement of cash flow

 

(b)               Five (5) year and thereafter minimum rent schedule

 

(c)               Five (5) year and thereafter minimum principal paydown schedule

 

(d)               Schedule of lease expirations by year based on rsf and annualized base rent

 

(e)               Base information on lease terms, location, industry, annual base rent and rsf on Top Ten (10) Tenants in the Properties portfolio

 

(f)               Breakout of portfolio by annualized base rent and rsf by geographic and industry dispersion

 

(g)               Net absorption data for the Properties portfolio by month for a trailing and forward twelve (12) months

   

  

(h)               Variances explanations for significant fluctuations between current quarter and current year to date numbers compared to prior year quarter and prior year to date numbers

 

(i)               Other information as requested.

 

3.             Annual U.S. GAAP Financial Statements: As soon as practicable, and in any event within seven (7) working days of December 31st, the manager shall deliver annual accrual basis financial statements prepared in a manner and form consistent with Items 1 and 2 above. In addition, Manager shall provide any information as required to complete the Company’s annual audited financial statements and 10-K.

 

4.             Annual E&P and Tax Return information: In addition to Item 3 above, Manager shall provide FAS depreciation schedules on a E&P basis no later than seven (7) business days prior to January 31st and any other information as requested to allow the Company to prepare an annual E&P estimate for purposes of meeting its 1099-DIV requirements to its investors. In addition, fifteen (15) days after year end numbers have been finalized, FAS depreciation schedules which sort and summarize information by year placed in service and depreciable life categories on a tax basis and other information as requested to allow the Company to prepare its annual tax returns.

  

  

Annex C

 

Property Performance Report

   

  

  

Annex D

 

Example of Profit Participation Calculation for a Sample Portfolio:
Portfolio Value:
Plus:  Net Sales Price of the Properties Sold from and after November 1, 2013		$
Plus:  Fair Value of Applicable Remaining Properties as of the Measurement Date			80,000,000
Total Portfolio Value			80,000,000
Profit Participation Threshold			64,295,988
Good News Cash Equity Contributions Funded after December 1, 2013
Plus:  Capital Expenditures
Plus:  Tenant Improvements
Plus:  Lease Commissions			1,000,000
Total Cash Equity Contributions			1,000,000
Incentive Profit Calculation
Plus:  Total Portfolio Value			80,000,000
Less:  Profit Participation Threshold			64,295,988
Less:  Cash Equity Contributions			1,000,000
			14,704,012
Profit Participation
Plus:  10% for Incentive Profits			642,960
Plus:  20% for Incentive Profits			1,285,920
Plus:  30% for Incentive Profits			553,444
		$	2,482,324

  

  

Annex E

 

Third Year Termination Baseline

  

Effective Date of Termination	Third Year Termination Baseline
Month of January, 2016	14,062,500
Month of February, 2016	13,125,000
Month of March, 2016	12,187,500
Month of April, 2016	11,250,000
Month of May, 2016	10,312,500
Month of June, 2016	9,375,000
Month of July, 2016	8,437,500
Month of August, 2016	7,500,000
Month of September, 2016	6,562,500
Month of October, 2016	5,625,000
Month of November, 2016	4,687,500
Month of December, 2016	3,750,000