Collateral Assignment of Partnership Interests

EX-10.17 6 tex10_17.htm COLLATERAL ASSIGNMENT OF PARTNERSHIP INTERESTS Collateral Assignment of Partnership Interests

Exhibit 10.17

COLLATERAL ASSIGNMENT

PARTNERSHIP INTERESTS

This COLLATERAL ASSIGNMENT OF PARTNERSHIP INTERESTS (this “Assignment”), dated as of March 11, 2005, from HARTMAN REIT OPERATING PARTNERSHIP III LP LTD, a Texas limited partnership (the “Assignor”) in favor of KeyBank National Association (the “Assignee”), as Administrative Agent under the Credit Agreement (as defined below).

WHEREAS, the Assignor is the legal and beneficial owner of one hundred percent (100%) of the limited partnership interests of Hartman REIT Operating Partnership III LP, a Texas limited partnership (the “Partnership”);

WHEREAS, pursuant to the terms of that certain Revolving Credit Agreement dated as of March 11, 2005 among Hartman REIT Operating Partnership, L.P., a Delaware limited partnership, the Partnership, each other borrower from time to time party thereto, the Assignee as Administrative Agent and Lender, the other Lenders (as defined therein), and KeyBanc Capital Markets, as Lead Arranger and Book Manager (as amended, modified, or amended and restated, and including any replacements thereof, the “Credit Agreement”), the Lenders have, upon the terms and subject to the conditions contained therein, agreed to make loans and otherwise to extend credit to the Assignor; and

WHEREAS, it is a condition precedent to the Lenders’ making any loans or otherwise extending credit to the Assignor under the Credit Agreement that the Assignor execute and deliver to the Assignee a collateral assignment of partnership interests in substantially the form hereof;

NOW, THEREFORE, in consideration of the premises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto agree as follows:

1. DEFINITIONS.

All terms not specifically defined herein, which terms are defined in the Uniform Commercial Code as in effect in the state of New York shall have the meanings assigned to them therein. The following terms shall have the following meanings herein:

Assignor. See preamble.

Assigned Interests. See §2.1 hereof.

Assignee. See preamble.

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Business Day. Any day on which banks are open for business in the state of New York.

Cash Collateral. See §4.2.

Cash Collateral Account. See §4.2.

Collateral. The Assigned Interests, the Cash Collateral, the Cash Collateral Account, and all other property now or hereafter pledged or assigned to the Assignee by the Assignor hereunder, and all income therefrom, increases therein and proceeds thereof.

Credit Agreement. See preamble.

Event of Default. See §5.

Loan Documents. As defined in the Credit Agreement.

Obligations. All obligations and liabilities of any kind, now existing or hereafter arising, of the Assignor and Borrowers to the Lenders or Assignee, certain or contingent, direct or indirect, due or to become due, including, without limitation, those arising under or in connection with the Credit Agreement, the other Loan Documents or under any other document, instrument or agreement executed in connection therewith.

Partnership. See preamble.

Partnership Agreement. The Agreement of Limited Partnership of the Partnership, dated as of March 4, 2005.

Time Deposits. See §4.2.

2. ASSIGNMENT.

2.1. Grant of Security Interest. The Assignor hereby pledges, grants a security interest in, mortgages, and collaterally assigns and transfers to the Assignee, as security for the payment and performance in full when due of all of the Obligations, all the right, title and interest of the Assignor in and to the Assignor’s partnership interests in the Partnership, wherever located and whether now owned or hereafter acquired or arising, including, without limitation, (a) all payments or distributions, whether in cash, property or otherwise, at any time owing or payable to the Assignor on account of its interest as a partner in the Partnership or in the nature of a management, investment banking or other fee paid or payable by the Partnership to the Assignor, (b) all of the Assignor’s rights and interests under the Partnership Agreement, including all voting and management rights and all rights to grant or withhold consents or approvals, (c) all rights of access and inspection to and use of all books and records, including computer software and computer software programs, of the Partnership, (d) all other rights, interests, property or claims to which the Assignor may be entitled in its capacity as a partner of the Partnership, and (e) all proceeds and products of any of the foregoing (all of the foregoing rights, title and

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interest described in the foregoing clauses (a) through (e) being herein referred to collectively as the “Assigned Interests”).

2.2. Pledge of Cash Collateral Account.

The Assignor also hereby pledges and assigns to the Assignee, and grants to the Assignee a security interest in, the Cash Collateral Account and all of the Cash Collateral, subject to the terms of this Assignment.

2.3. Waiver of Certain Partnership Agreement Provisions.

The Assignor irrevocably waives any and all provisions of the Partnership Agreement that (a) prohibit, restrict, condition or otherwise affect the grant hereunder of any lien, security interest or encumbrance on any of the Collateral or any enforcement action which may be taken in respect of any such lien, security interest or encumbrance, or (b) otherwise conflict with the terms of this Assignment.

2.4. Authorization to File Financing Statement.

The Assignor hereby authorizes the Assignee to file in any Uniform Commercial Code filing office a financing statement naming the Assignor as the debtor and indicating the Collateral as the collateral. The financing statement may indicate some or all of the collateral on the financing statement, whether specifically or generally.

3. REPRESENTATIONS, WARRANTIES AND COVENANTS OF ASSIGNOR.

3.1. Representations and Warranties.

The Assignor hereby represents and warrants to Assignee as follows:

(a) The Partnership is duly organized, validly existing, and in good standing under the laws of the state of Texas and all other jurisdictions where the Partnership does business; the Partnership Agreement is in full force and effect; the Assignor is a duly constituted partner of the Partnership pursuant to the Partnership Agreement; the persons and entities listed as partners in the Partnership Agreement are the only partners of the Partnership; and the Assigned Interests are validly issued, non-assessable and, except as set forth in §3.1(g) hereof, fully paid partnership interests in the Partnership.

(b) The Assignor has full right, power and authority to make this Assignment (including the provisions enabling the Assignee or its nominee, upon the occurrence of an Event of Default, to exercise the voting or other rights provided for herein), under the Partnership Agreement and under applicable law, without the consent, approval or authorization of, or notice to, any other person, including any regulatory authority or any person having any interest in the Partnership.

(c) The execution, delivery, and performance of this Assignment and the transactions contemplated hereby (i) have been duly authorized by all necessary partnership proceedings on behalf of the Assignor, (ii) do not conflict with or result in any breach or contravention of any applicable law, regulation,

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judicial order or decree to which such Assignor is subject, (iii) do not conflict with or violate any provision of the limited partnership certificate or agreement of the Assignor, and (iv) do not violate, conflict with, constitute a default or event of default under, or result in any rights to accelerate or modify any obligations under any agreement, instrument, lease, mortgage or indenture to which such Assignor is party or subject, or to which any of its assets are subject.

(d) This Assignment has been duly executed and delivered by the Assignor and is the legal, valid, and binding obligation of the Assignor enforceable against it in accordance with the terms hereof except as enforceability is limited by bankruptcy, insolvency, reorganization, moratorium, or other laws relating to or affecting generally the enforcement of creditors’ rights and except to the extent that availability of the remedy of specific performance or injunctive relief is subject to the discretion of the court before which any case or proceeding therefor may be brought.

(e) The Assignor is the sole, direct, legal and beneficial owner of all Assigned Interests, which Assigned Interests constitute 100% of the 99.9% limited partnership interest in the Partnership, and has good and marketable title thereto, free and clear of any lien, security interest, mortgage or other encumbrance, other than the liens and security interest granted to the Assignee hereunder; and the liens and security interests hereunder constitute valid and perfected first priority liens and security interests.

(f) If the Assignor is an organization, the Assignor’s type and jurisdiction of organization and the Assignor’s organizational identification number, if the Assignor has one, is set forth below the Assignor’s signature to this Agreement. The Assignor’s principal place of business, chief executive office, and the place where its records concerning the Collateral are kept is located at 1450 West Sam Houston Parkway North, Suite 100, Houston, Texas 77043.

(g) The Assignor has no obligation to make any contribution, capital call or other payment to the Partnership with respect to the Assigned Interests.

(h) The copy of the Partnership Agreement attached hereto as Exhibit A is a true, correct, and complete copy thereof, and the Partnership Agreement has not been amended or modified in any respect, except for such amendments or modifications as are attached to the copy thereof delivered to the Assignee.

(i) The partnership interest of the Assignor in the Partnership is not evidenced by any certificate issued by the Partnership.

(j) The partnership interest of the Assignor in the Partnership is not a security governed by Article 8 of the Uniform Commercial Code of the jurisdiction in which the Partnership is organized.

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3.2. Covenants. The Assignor covenants to the Assignee as follows:

(a) The Assignor will not permit or agree to any amendment or modification of the Partnership Agreement (except for ministerial or other non-substantive amendments or modifications) as in effect on the date hereof (or other governing document with respect to the Assigned Interests), or waive any rights or benefits under the Partnership Agreement (or such other governing document), without the prior written consent of the Assignee.

(b) Without the prior written consent of the Assignee, the Assignor will not sell, dispose of or assign, beneficially or of record, or grant, create, permit or suffer any lien or encumbrance on, any of the Assigned Interests, or withdraw as the limited partner of the Partnership.

(c) Without the prior written consent of the Assignee, the Assignor shall not cast any vote or give or grant any consent, waiver or ratification or take any other action which could reasonably be expected to (i) directly or indirectly authorize or permit the dissolution, liquidation or sale of the Partnership or the sale, lease, assignment, transfer or other disposition of any of the assets of the Partnership (except for personal property which is disposed of in the ordinary course of business and so long as no Event of Default has occurred and is continuing), whether by operation of law or otherwise, (ii) have the result of materially and adversely affecting any of the Assignee’s rights under this Assignment or under any of the other Loan Documents, (iii) violate the terms of this Assignment or any of the other Loan Documents, (iv) have the effect of impairing the validity, perfection or priority of the security interest of the Assignee in any manner whatsoever, or (v) cause an Event of Default.

(d) The Assignor will comply with all laws, regulations, judicial orders or decrees applicable to the Collateral or any portion thereof, and perform and observe its duties under the Partnership Agreement or other governing documents with respect to the Assigned Interests.

(e) The Assignor will (i) keep and maintain at its own cost and expense at its principal place of business satisfactory and complete records of the Collateral including a record of all payments received and all other dealings of a material nature with the Collateral, and (ii) mark its books and records pertaining to the Collateral and its books and records kept in its jurisdiction of organization to evidence this Assignment and the liens and security interests granted hereby.

(f) The Assignor will pay promptly when due any taxes, assessments, and governmental charges or levies imposed upon the Collateral or in respect of its income or profits therefrom, as well as all claims of any kind except that no such charge need be paid if (i) the validity thereof is being diligently contested in good faith by appropriate proceedings; (ii) such proceedings do not involve any danger of the sale, forfeiture, or loss of any of the Collateral or any interest

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therein; and (iii) such charge is adequately reserved against in a manner acceptable to the Assignee.

(g) The Assignor will advise the Assignee promptly, in reasonable detail, of (i) any lien, charge, claim or other encumbrance made or asserted against any of the Collateral; (ii) any material change in the composition of the Collateral; (iii) the occurrence of any other event or condition which to its knowledge would have a material effect on the validity, perfection or priority of the liens and security interests granted hereunder; and (iv) any bankruptcy or litigation case or proceeding relating to any of the Collateral.

(h) The Assignor will not (i) if the Assignor is an organization, change its type or jurisdiction of organization or, if it has one, its organizational identification number, (ii) change its principal place of business or chief executive office or the location of the records concerning the Collateral without giving prior written notice to the Assignee and taking such actions as may be necessary or appropriate in the reasonable opinion of the Assignee duly to perfect and continue the perfection of the Assignee’s first priority lien and security interest in the Collateral pursuant to the laws of any jurisdiction into which such place of business, chief executive office, or records is or are transferred, and (iii) change its name in any matter that might make any financing statement filed hereunder misleading or invalid unless the Assignor shall have notified the Assignee thereof and taken all such actions as may be necessary or appropriate in the reasonable opinion of the Assignee to make any financing statement filed in favor of the Assignee not misleading or invalid.

(i) The Assignor shall do or cause to be done all things necessary to preserve, renew and keep in full force and effect its legal existence and that of the Partnership, the power and authority of each of the Assignor and the Partnership to own its property and carry on its business, the qualification of each of the Assignor and the Partnership to do business in its jurisdiction of organization, and the qualification of each of the Assignor and the Partnership to do business in each other jurisdiction where such qualification is necessary except where the failure so to qualify would not have a material adverse effect on the rights and interests of the Assignee hereunder.

(j) If requested by the Assignee, within one hundred twenty (120) days after the end of each tax year, the Assignor shall furnish to the Assignee complete copies of the federal income tax returns of the Assignor and of the Partnership.

(k) Without the prior written consent of the Assignee, the Assignor will not cause or permit the partnership interest of the Assignor in the Partnership to be evidenced by a certificate issued by the Partnership or to constitute a security governed by Article 8 of the Uniform Commercial Code of the jurisdiction in which the Partnership is organized. If the partnership interest at

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any time constitutes a security governed by Article 8 of the Uniform Commercial Code of the jurisdiction in which the Partnership is organized, the Assignor will, if it has not already done so, forthwith obtain an agreement from the Partnership, in form and substance satisfactory to the Assignee, that the Partnership will comply with instructions of the Assignee as to the Assigned Interests without further consent of the Assignor.

4. RIGHTS OF ASSIGNEE.

4.1. Assignee Appointed Attorney-in-Fact. The Assignor hereby irrevocably constitutes and appoints the Assignee, its successors and assigns, its true and lawful attorney-in-fact, with full power and authority and with full power of substitution, at the expense of the Assignor, either in the Assignee’s own name or in the name of the Assignor, at any time and from time to time, in each case as the Assignee in its sole discretion may determine (a) to take any and all appropriate action and to execute any and all documents and instruments that may be necessary or desirable to accomplish the purposes of this Agreement and (b) upon the occurrence and during the continuance of an Event of Default:

(i)

to take any action and execute any instruments that such attorney-in-fact may deem necessary or advisable to accomplish the purposes hereof;

(ii)

to ask, demand, collect, receive, receipt for, sue for, compound, and give acquittance for any and all sums or properties that may be or become due, payable, or distributable in respect of the Collateral or that constitute a part thereof, with full power to settle, adjust, or compromise any claim thereunder or therefor as fully as the Assignor could do;

(iii)

to endorse or sign the name of the Assignor on all instruments given in payment or in part payment thereof and all documents of satisfaction, discharge, or receipt required or requested in connection therewith; and

(iv)

to file or take any action or institute any case or proceeding that the Assignee may deem necessary or appropriate to collect or otherwise realize upon any or all of the Collateral, or effect a transfer thereof, or that may be necessary or appropriate to protect and preserve the right, title, and interest of the Assignee in and to the Collateral and the security intended to be afforded hereby.

4.2. Cash Collateral Account. Unless applied by the Assignee to Obligations then due and payable, all sums of money that are paid to the Assignee pursuant to this Assignment shall be deposited into an interest bearing account with the Assignee or another financial institution selected by the Assignee in its sole discretion (the “Cash Collateral Account”). Some or all of the funds from time to time in the Cash Collateral Account may be invested in time deposits, including certificates of deposit issued by the Assignee or another financial institution selected by the Assignee in its sole discretion

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(such certificates of deposit or other time deposits being hereinafter referred to, collectively, as “Time Deposits”) that are satisfactory to the Assignee, provided, in any such case, arrangements satisfactory to the Assignee are made to perfect, and to ensure the first priority of, its lien and security interest in such Time Deposits. Interest earned on the Cash Collateral Account and on the Time Deposits, and the principal of the Time Deposits at maturity that is not invested in new Time Deposits, shall be deposited in the Cash Collateral Account. The Cash Collateral Account, all sums from time to time standing to the credit of the Cash Collateral Account, any and all Time Deposits, any and all instruments or other writings evidencing Time Deposits, and any and all proceeds of any thereof are hereinafter referred to as the “Cash Collateral.” If the Cash Collateral Account is not maintained with the Assignee, the Assignor shall, at the Assignee’s request and option, pursuant to an agreement in form and substance satisfactory to the Assignee, either (a) cause the depositary bank with which the Cash Collateral Account is maintained to agree to comply at any time with instructions from the Assignee to such depositary bank directing the funds comprising the Cash Collateral, without further consent of the Assignee, or (b) arrange for the Assignee to become the customer of such depositary bank with respect to the Cash Collateral Account.

4.3. Distributions, Conversion, Voting, etc.

So long as no Event of Default shall have occurred and be continuing and to the extent permitted under the Credit Agreement, the Assignor shall be entitled to

(a)

receive all cash and other distributions paid in respect of the Assigned Interests not authorized or made in violation of the Credit Agreement;

(b)

exercise any management or voting rights relating to the Assigned Interests; and

(c)

give consents, waivers, approvals, and ratifications in respect of the Assigned Interests.

All such rights of the Assignor to receive cash and other distributions shall cease if an Event of Default shall have occurred and be continuing, and in each such case the Assignor shall (i) at the request of the Assignee, issue appropriate instructions that any such distributions be paid directly to the Assignee or to such account as the Assignee may designate, and (ii) hold in trust for the Assignee and immediately pay over to the Assignee any such distributions received by the Assignor. All such rights of the Assignor referred to in clauses (b) and (c) shall, at the Assignee’s sole option, as evidenced by the Assignee’s notifying the Assignor in writing of its exercise of such option, cease in case an Event of Default shall have occurred and be continuing.

4.4. No Assignment of Duties. This Assignment constitutes an assignment of the Assigned Interests and the other Collateral only and not an assignment of any duties or obligations of the Assignor with respect thereto, and by its acceptance hereof and whether or not the Assignee shall have exercised any of its rights or remedies hereunder, the Assignee does not undertake to perform or discharge, and shall not be responsible or

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liable for the performance or discharge of, any such duties or responsibilities, including, without limitation, for capital calls. The Assignor agrees that, notwithstanding the exercise by the Assignee of any of its rights hereunder, the Assignor shall remain liable for the full and prompt performance of all of the Assignor’s obligations and liabilities under the Partnership Agreement. Under no circumstances shall the Assignee or any holder of any of the Obligations as such be deemed to be a partner of the Partnership by virtue of the provisions of this Assignment unless expressly agreed to in writing by the Assignee. Without limiting the generality of the foregoing, the Assignee shall have no partnership fiduciary duty to the Assignor, whether by virtue of the security interests and liens hereunder, or any enforcement action in respect of such security interests and liens, unless and until the Assignee is admitted to the Partnership as a substitute partner after exercising enforcement rights under §9-504 or §9-505 of the Uniform Commercial Code in effect in the state of New York or otherwise.

5. EVENTS OF DEFAULT.

Any one or more of the following events shall constitute an “Event of Default” hereunder:

(a) The Assignor shall fail to perform any of its obligations under the Partnership Agreement; or

(b) The occurrence of any “Event of Default” or other like occurrence under the Credit Agreement, the other Loan Documents or any other agreement between the Assignor and the Assignee or under any other instrument executed by the Assignor in favor of the Assignee.

6. REMEDIES.

6.1. Remedies. During the continuance of an Event of Default, the Assignee shall have, in addition to the rights, powers and authorizations to collect the sums assigned hereunder, all rights and remedies of a secured party under the Uniform Commercial Code and under other applicable law with respect to the Assigned Interests and any other Collateral hereunder, including, without limitation, the following rights and remedies:

(a) if the Assignee so elects and gives written notice of such election to the Assignor, the Assignee may, in its sole discretion, (i) exercise any management or voting rights relating to the Assigned Interests (whether or not the same shall have been transferred into its name or the name of its nominee or nominees) for any lawful purpose, including for the amendment or modification of the Partnership Agreement or other governing documents or the liquidation of the assets of the Partnership, (ii) give all consents, waivers, approvals, and ratifications in respect of such Assigned Interests, and (iii) otherwise act with respect thereto as though it were the outright owner thereof (the Assignor hereby

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irrevocably constituting and appointing the Assignee the proxy and attorney-in-fact of the Assignor, with full power and authority of substitution, to do so);

(b) the Assignee may, in its sole discretion, demand, sue for, collect, compromise, or settle any rights or claims in respect of any Collateral, as attorney-in-fact pursuant to §4(a) or otherwise;

(c) (i) the Assignee may, in its sole discretion, sell, resell, assign, deliver, or otherwise dispose of any or all of the Collateral, for cash or credit or both and upon such terms, in such manner, at such place or places, at such time or times, and to such persons or entities as the Assignee thinks expedient, all without demand for performance by the Assignor or any notice or advertisement whatsoever except as expressly provided herein or as may otherwise be required by applicable law; and (ii) at the time of any such sale or other disposition, the Assignee or its nominee or any purchaser of the Collateral at a foreclosure sale may, in its sole discretion, cause the Partnership to make an election under §754 of the Internal Revenue Code as to the basis of any Assigned Interest being sold or otherwise disposed of;

(d) the Assignee may, in its sole discretion, cause all or any part of the Assigned Interests held by it to be transferred into its name or the name of its nominee or nominees; and

(e) the Assignee may, in its sole discretion, set off against the Obligations or place an administrative hold or freeze on any and all sums deposited with it or held by it, including any sums standing to the credit of the Cash Collateral Account and any Time Deposits issued by the Assignee, with any withdrawal penalty relating to Time Deposits being an expense of collection.

6.2. Remedies Not Exclusive. No single or partial exercise by the Assignee of any right, power or remedy hereunder shall preclude any other or further exercise thereof or the exercise of any other right, power or remedy. Each right, power and remedy herein specifically granted to the Assignee or otherwise available to it shall be cumulative, and shall be in addition to every other right, power, and remedy herein specifically given or now or hereafter existing at law, in equity, or otherwise. Each such right, power and remedy, whether specifically granted herein or otherwise existing, may be exercised at any time and from time to time and as often and in such order as may be deemed expedient by the Assignee in its sole discretion.

6.3. Public Sale. In the event of any sale or other disposition of the Collateral as provided in §6.1(c), the Assignee shall give to the Assignor at least five (5) Business Days’ prior written notice of the time and place of any public sale or other disposition of the Collateral or of the time after which any private sale or any other disposition is to be made. The Assignor hereby acknowledges that five (5) Business Days’ prior authenticated notice of such sale or other disposition or sales or other dispositions shall be reasonable notice. The Assignee may enforce its rights hereunder without any other

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notice and without compliance with any other condition precedent now or hereafter imposed by law, regulation, judicial order or decree or otherwise (all of which are hereby expressly waived by the Assignor, to the fullest extent permitted by law). The Assignee may buy any part or all of the Collateral, in each case free from any right or equity of redemption, at any public sale or other disposition and if any part or all of the Collateral is of a type customarily sold or otherwise disposed of in a recognized market or is of a type which is the subject of widely-distributed standard price quotations, the Assignee may buy at private sale or other disposition and may make payments thereof by any means. The Assignee may apply the cash proceeds actually received from any sale or other disposition to the reasonable expenses of retaking, holding, preparing for sale, selling, and the like, to reasonable attorneys’ fees, travel, and all other expenses which may be incurred by the Assignee in attempting to collect the Obligations or to enforce this Assignment or in the prosecution or defense of any case or proceeding related to this Assignment, and then to the Obligations in accordance with the requirements of the Credit Agreement.

6.4. Private Sale. The Assignor recognizes that the Assignee may be unable to effect a public sale or other disposition of the Collateral by reason of the lack of a ready market for the Collateral, of the limited number of potential buyers of the Collateral or of certain prohibitions contained in the Securities Act of 1933, state securities laws, federal banking laws, and other applicable laws, and that the Assignee may be compelled to resort to one or more private sales or other dispositions thereof to a restricted group of purchasers. The Assignor agrees that any such private sales or other dispositions may be at prices and other terms less favorable to the seller than if sold at public sales or other dispositions and that such private sales or other dispositions shall not solely by reason thereof be deemed not to have been made in a commercially reasonable manner. The Assignee shall be under no obligation hereunder or otherwise (except as provided by applicable law) to delay a sale or other disposition of any of the Collateral for the period of time necessary to permit the registration of such securities for public sale or other public disposition under the Securities Act of 1933 and applicable state securities laws. Any such sale or other disposition of all or a portion of the Collateral may be for cash or on credit or for future delivery and may be conducted at a private sale or other disposition where the Assignee or any other person or entity may be the purchaser of all or part of the Assigned Interests so sold or otherwise disposed of. The Assignor agrees that to the extent notice of sale or other disposition shall be required by law, at least five (5) Business Days’ prior notice to the Assignor of the time and place after which any private sale is to be made shall constitute reasonable notification. Subject to the foregoing, the Assignee agrees that any sale or other disposition of the Assigned Interests shall be made in a commercially reasonable manner. The Assignee shall incur no liability as a result of the sale or other disposition of any of the Collateral, or any part thereof, at any private sale which complies with the requirements of this §6.4. The Assignor hereby waives, to the extent permitted by applicable law, any claims against the Assignee arising by reason of the fact that the price at which any of the Collateral, or any part thereof, may have been sold or otherwise disposed of at such private sale was less than the price that might have been obtained at a public sale or other public disposition, even if the Assignee accepts the first offer deemed by the Assignee in good faith deemed to be commercially

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reasonable under the circumstances and does not offer any of the Collateral to more than one offeree.

6.5. Further Assurances.

The Assignor further agrees to do or cause to be done all such other acts and things as may be reasonably necessary to make any sales of any portion or all of the Collateral valid and binding and in compliance with any and all applicable laws (including, without limitation, the Securities Act, the Securities Exchange Act of 1934, as amended, the rules and regulations of the Securities and Exchange Commission applicable thereto and all applicable state securities or “blue sky” laws), regulations, orders, writs, injunctions, decrees or awards of any and all courts, arbitrators or governmental instrumentalities, domestic or foreign, having jurisdiction over any such sale or sales, all at the Assignor’s expense. The Assignor further agrees that a breach of any of the covenants contained in this remedies section will cause irreparable injury to the Assignee, that Assignee has no adequate remedy at law in respect of such breach and, as a consequence, agrees that each and every covenant contained in this section shall be specifically enforceable against the Assignor by the Assignee and the Assignor hereby waives and agrees not to assert any defenses against an action for specific performance of such covenants.

6.6. Title. The Assignor further acknowledges its obligation for payment of any deficiency remaining beyond the amount of the sale or other disposition price of the Assigned Interests, or any of them, less any payment or expenses incurred by the Assignee in connection with such sale or other disposition, and the Assignor will promptly pay the amount of any such deficiency to the Assignee. Nothing contained in this Assignment shall be construed to require the Assignee to take any action with respect to the Assigned Interests, whether by way of foreclosure or otherwise and except as required by the Partnership Agreement, in order to permit the Assignee to become a substitute limited partner of the Partnership under the Partnership Agreement.

7. ASSIGNMENT NOT AFFECTED BY OTHER ACTS.

The Assignor acknowledges and agrees that the security interests and collateral assignments herein provided for shall remain in full force and effect and shall not be impaired by any acceptance by the Assignee of any other collateral security for or guaranty of any of the Obligations, or by any failure or neglect or omission on the part of the Assignee to realize upon, collect or protect any Obligations or any Collateral. The security interests and collateral assignments herein provided for shall not in any manner be affected or impaired by any renewal, extension, modification, amendment, waiver, or restatement of any of the Obligations or of any collateral security therefor, or of any guaranty thereof, the Assignor hereby waiving any and all suretyship defenses to the extent otherwise applicable. In order to sell or otherwise dispose of or otherwise realize upon the security interests and assignments herein granted and provided for, and exercise the rights granted the Assignee hereunder and under applicable law, there shall be no obligation on the part of the Assignee at any time to first resort for payment to any

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guarantors of the Obligations or any part thereof or to resort to any other collateral security, property, liens or other rights or remedies whatsoever, and the Assignee shall have the right to enforce the security interests and collateral assignments herein provided for irrespective of whether or not other proceedings are pending for realization upon or from any of the foregoing.

8. MISCELLANEOUS.

8.1. Additional Instruments and Assurances. The Assignor hereby agrees, at its own expense, to execute and deliver, from time to time, any and all further, or other, instruments, and to perform such acts, as the Assignee may reasonably request to effect the purposes of this Assignment and to secure to the Assignee the benefits of all rights and remedies conferred upon the Assignee by the terms of this Assignment.

8.2. Release. If and only if all of the Obligations shall have been indefeasibly paid, performed, and discharged in full in cash, and any commitments to lend under the Credit Agreement shall have been canceled, the Assignee shall, upon demand and at the sole expense of the Assignor, release this Assignment and the lien hereof by proper instrument or instruments, at the request and expense of the Assignor.

8.3. Assignee’s Exoneration. Under no circumstances shall the Assignee be deemed to assume any responsibility for or obligation or duty with respect to any part or all of the Collateral of any nature or kind or any matter or proceeding arising out of or relating thereto, other than (a) to exercise reasonable care in the physical custody of the Collateral and (b) if an Event of Default shall have occurred and be continuing, to act in a commercially reasonable manner in exercising its rights and remedies with respect to the Collateral. Subject to the foregoing, the Assignee shall not be required to take any action of any kind to collect, preserve or protect its or the Assignor's rights in the Collateral.

8.4. No Waiver, etc. Any term of this Assignment may be amended or modified with, but only with, the written consent of the Assignor and the Assignee. Any term of this Assignment may be waived by a writing executed by the party to be charged with such waiver. No act, failure, or delay by the Assignee shall constitute a waiver of its rights and remedies hereunder or otherwise. No single or partial waiver by the Assignee of any default, right, or remedy that it may have shall operate as a waiver of any other default, right, or remedy or of the same default, right, or remedy on a future occasion.

8.5. Waiver By Assignor. The Assignor hereby waives presentment, notice of dishonor, and protest of all instruments included in or evidencing any of the Obligations or the Collateral, and any and all other notices and demands whatsoever (except as expressly provided herein or in the Credit Agreement or for notices required in connection with judicial proceedings).

8.6. Notice, etc. All notices, requests, and other communications hereunder shall be made and effective in the manner and at the address set forth in §21 of the Credit

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Agreement or at such other address as may be set forth or in a notice from the notifying party to the other parties hereto.

8.7. Overdue Amounts. Until paid, all amounts due and payable by the Assignor hereunder shall be a debt secured by the Collateral and shall bear, whether before or after judgment, interest at the rate of interest for overdue principal set forth in the Credit Agreement.

8.8. Governing Law; Consent to Jurisdiction. This Assignment is intended to take effect as a sealed instrument and shall be governed by, and construed in accordance with, the laws of the state of New York THE ASSIGNOR AGREES THAT ANY PROCEEDING FOR THE ENFORCEMENT OF THIS ASSIGNMENT MAY BE BROUGHT IN THE COURTS OF THE STATE OF NEW YORK OR THE STATE OF GEORGIA, OR ANY OTHER COURT HAVING JURISDICTION OVER THE ASSIGNOR, OR ANY FEDERAL COURT SITTING THEREIN AND CONSENTS TO THE NON-EXCLUSIVE JURISDICTION OF SUCH COURT AND TO SERVICE OF PROCESS IN ANY SUCH PROCEEDING BEING MADE UPON THE ASSIGNOR BY MAIL AT THE ADDRESS SPECIFIED IN &SECT;8.6. THE ASSIGNOR HEREBY WAIVES ANY OBJECTION THAT IT MAY NOW OR HEREAFTER HAVE TO THE VENUE OF ANY SUCH PROCEEDING OR ANY SUCH COURT OR THAT SUCH PROCEEDING IS BROUGHT IN AN INCONVENIENT COURT.

8.9. Waiver of Jury Trial. EACH OF THE ASSIGNOR AND THE ASSIGNEE HEREBY WAIVES ITS RIGHT TO A JURY TRIAL WITH RESPECT TO ANY PROCEEDING ARISING OUT OF ANY DISPUTE IN CONNECTION WITH THIS ASSIGNMENT, ANY RIGHTS OR OBLIGATIONS HEREUNDER, OR THE PERFORMANCE OF ANY SUCH RIGHTS OR OBLIGATIONS.

8.10. Limitation of Liability. Except as prohibited by applicable law, each of the Assignor and Assignee waives any right which it may have to claim or recover in any proceeding referred to in the preceding sentence any special, exemplary, or punitive damages or any damages other than, or in addition to, actual or consequential damages. The Assignor (a) certifies that neither the Assignee nor any representative, agent, or attorney of the Assignee has represented, expressly or otherwise, that the Assignee would not, in the event of any proceeding, seek to enforce the foregoing waivers and (b) acknowledges that, in entering into the Credit Agreement and the other Loan Documents to which the Assignee is a party, the Assignee is relying upon, among other things, the waivers and certifications contained in this §8.10.

8.11. Severability and Enforceability. All provisions hereof are severable and the invalidity or unenforceability of any of such provisions shall in no manner affect or impair the validity and enforceability of the remaining provisions hereof.

8.12. Successors and Assigns. This Assignment shall be binding upon the Assignor and upon the legal representatives, successors and assigns of the Assignor and shall inure to the benefit of the Assignee and its successors and assigns.

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8.13. Counterparts. This Assignment may be executed in any number of counterparts, each constituting an original, but all together one and the same instrument.

8.14. Entire Agreement. This Assignment and the Loan Documents and any other document executed in connection herewith or therewith express the entire understanding of the parties with respect to the transactions contemplated hereby. Neither this Assignment nor any terms hereof may be changed, waived or terminated except by a writing signed by each party hereto.

[Signatures follow on the Next Pages]

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[Signature Page to Collateral Assignment of Partnership Interests;

HROP III LP LTD in HROP III LP]

IN WITNESS WHEREOF, the Assignor and the Assignee have executed this Assignment as of the date first above written, as an instrument under seal.

ASSIGNOR: HARTMAN REIT OPERATING PARTNERSHIP III

LP LTD, a Texas limited partnership

By: Hartman REIT Operating Partnership III GP

LLC, a Texas limited liability company, its

sole general partner

By: Hartman REIT Operating

Partnership, L.P., a Delaware limited

partnership, its sole member

By: Hartman Commercial

Properties REIT, a Maryland

real estate investment trust,

its sole general partner

By: _________________________

Name: Allen R. Hartman

Title: President

Organizational identification number (or

state “none” if the jurisdiction does not issue

one):

800460879

[Signatures continue on the Next Pages]

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[Signature Page to Collateral Assignment of Partnership Interests;

HROP III LP LTD in HROP III LP]

ASSIGNEE: KEYBANK NATIONAL ASSOCIATION

By:____________________________

Name: Meredith Hall

Title: Vice President

[Signatures continue on the Next Page]

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[Signature Page to Collateral Assignment of Partnership Interests;

HROP III LP LTD in HROP III LP]

The undersigned hereby consents to the transactions contemplated by the above Agreement.

HARTMAN REIT OPERATING PARTNERSHIP

III LP, a Texas limited partnership

By: Hartman REIT Operating Partnership III GP LLC,

a Texas limited liability company, its sole general

partner

By:

Hartman REIT Operating Partnership, L.P.,

a Delaware limited partnership, its sole member

By:

Hartman Commercial Properties REIT, a Maryland real estate

investment trust, its sole general partner

By: _____________________________

Name: Allen R. Hartman

Title: President

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