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EX-10.1617d368735dex1016.htmMEZZANINELOANAGREEMENTEXHIBIT10.16LoanNo.10061253MEZZANINELOANAGREEMENTDatedasofJune13,2012BetweenTNPSRTPORTFOLIOIIHOLDINGS,LLCasBorrowerandKEYBANKNATIONALASSOCIATION,asLenderTABLEOFCONTENTSPageARTICLEI-DEFINITIONS;PRINCIPLESOFCONSTRUCTION1Section1.1Definitions1Section1.2PrinciplesofConstruction26ARTICLEII-GENERALTERMS27Section2.1LoanCommitment;DisbursementtoBorrower272.1.1AgreementtoLendandBorrow272.1.2SingleDisbursementtoBorrower272.1.3TheNote,PledgeAgreementandLoanDocuments272.1.4UseofProceeds27Section2.2InterestRate272.2.1InterestRate272.2.2InterestCalculation272.2.3DefaultRate282.2.4UsurySavings28Section2.3LoanPayment28Section2.4Prepayments29Section2.5LiquidationEvents29Section2.6LockboxAccount/CashManagement292.5.1LockboxAccount292.6.2CashManagement302.6.3MezzanineCollectionAccount31ARTICLEIII-CONDITIONSPRECEDENTTOCLOSING32ARTICLEIV-REPRESENTATIONSANDWARRANTIES32Section4.1BorrowerRepresentations324.1.1Organization324.1.2Proceedings334.1.3NoConflicts334.1.4Litigation334.1.5Agreements334.1.6UCCInsurance;MezzanineLenderEndorsement344.1.7Solvency344.1.8FullandAccurateDisclosure354.1.9NoPlanAssets354.1.10Compliance354.1.11FinancialInformation354.1.12Condemnation364.1.13FederalReserveRegulations364.1.14NotaForeignPerson364.1.15Enforceability364.1.16NoPriorAssignment364.1.17Insurance36i4.1.18Leases364.1.19FilingandRecordingTaxes374.1.20SpecialPurposeEntity/Separateness374.1.21ManagementAgreement384.1.22IllegalActivity384.1.23NoChangeinFactsorCircumstances;Disclosure384.1.24InvestmentCompanyAct384.1.25EmbargoedPerson384.1.26PrincipalPlaceofBusiness;StateofOrganization394.1.27MortgageLoanRepresentationsandWarranties394.1.28TitleInsuranceProceeds39Section4.2SurvivalofRepresentations39ARTICLEV-BORROWERCOVENANTS39Section5.1AffirmativeCovenants395.1.1Existence;CompliancewithLegalRequirements395.1.2TaxesandOtherCharges405.1.3Litigation415.1.4AccesstoProperty415.1.5NoticeofDefault415.1.6CooperateinLegalProceedings415.1.7PerformLoanDocuments425.1.8FurtherAssurances425.1.9PrincipalPlaceofBusiness,StateofOrganization425.1.10FinancialReporting435.1.11BusinessandOperations455.1.12TitletotheProperty455.1.13CostsofEnforcement455.1.14EstoppelStatement455.1.15LoanProceeds465.1.16PerformancebyBorrower465.1.17LeasingMatters475.1.18Alterations475.1.19OperationofProperty485.1.20EmbargoedPerson495.1.21MortgageLoanReserveFunds495.1.22SpecialDistributions495.1.23Curing495.1.24EnvironmentalCovenants505.1.25MortgageBorrowerCovenants52Section5.2NegativeCovenants525.2.1OperationofProperty525.2.2Liens525.2.3Dissolution525.2.4ChangeInBusiness535.2.5DebtCancellation535.2.6Zoning53ii5.2.7NoJointAssessment535.2.8ERISA535.2.9Transfers545.2.10LimitationsonDistributions575.2.11LostNote575.2.12LimitationonSecuritiesIssuances57ARTICLEVI-INSURANCE;CASUALTY;CONDEMNATION58Section6.1Insurance58Section6.2Casualty58Section6.3Condemnation58Section6.4Restoration59ARTICLEVII-RESERVEFUNDS59Section7.1TransferofReserveFundsunderMortgageLoan59Section7.2TaxandInsuranceEscrowFund60Section7.3ReplacementsandReplacementReserve607.3.1ReplacementReserveFund607.3.2DisbursementsfromReplacementReserveAccount617.3.3PerformanceofReplacements627.3.4FailuretoMakeReplacements647.3.5BalanceintheReplacementReserveAccount657.3.6WaiverofDepositstotheReplacementReserveAccount65Section7.4RolloverReserve657.4.1Depo...