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Quint & Th.inunig LLP

LOAN AGREEMENT

by and between

PACIFIC WESTERN BANK

and the

HOUSING AUTHORITY OF THE CITY OF SAN LUIS OBISPO

dated as of June 1, 2017

relating to: $5,600,000

Housing Authority of the City of San Luis Obispo Housing Revenue Note, 2017 Note C

(SLO 55 Apartments)

and

up to $750,000 Housing Authority of the City of San Luis Obispo

Housing Revenue Note, 2017 Note D (SLO 55 Apartments)*

* The issuance of this Note is contingent upon the satisfaction of the conditions precedent set forth in Section 3.5 of this Loan Agreement.

FINAL

19051.15:)14615

Section 1.1. Section 1.2. Section 1.3.

Section 2.1. Section 2.2.

Section 3.1. Section 3.2. Section 3.3. Section 3.4.

Section 4.1. Section 4.2. Section 4.3.

Section 5.1. Section 5.2.

Section 6.1. Section 6.2. Section 6.3. Section 6.4. Section 6.5. Section 6.6. Section 6.7. Section 6.8. Section 6.9. Section 6.10. Section 6.11. Section 6.12. Section 6.13. Section 6.14. Section 6.15. Section 6.16. Section 6.17. Section 6.18.

Section 7.1. Section 7 .2. Section 7.3. Section 7.4. Section 7.5. Section 7.6.

TABLE OF CONTENTS

ARTICLE!

DEFINITIONS AND INTERPRETATION Definitions ......... ............................................................................................................................................... 1 Interpretation ... ................................................................................................................................................. 4 Recitals, Titles and Headings ......................................................................................................................... .4

ARTICLE II

REPRESENTATIONS AND WARRANTIES Representations and Warranties of the Authority ....................................................................................... 5 Represen.tations, Warran.ties and Covenants of tile Bank ........................................................................... 6

ARTICLE III

THE AUTHORITY LOAN Closing of the Authority Loan ........................................................................................................................ 7 Commitment to Execute the Authority Note C ............................................................................................ 7 Amount and Use of Authority Loan .............................................................................................................. 7 Disbursement of Auth.ority Loan Proceeds ................................................................................................... 7

ARTICLE IV

LIMITED LIABILITY; NOTE REGISTER Limited Liability ............................................................................................................................................. 10 Note Register ................................................................................................................................................... 10 Transfer of Authority Note ............................................................................................................................ 10

ARTICLEV

REPAYMENT OF THE AUTHORITY LOAN Authority Loan Repayment. .......................................................................................................................... 12 Nature of the Authority's Obligations ......................................................................................................... 12

ARTICLE VI

FURTHER AGREEMENTS Successor to the Authority ................. , ........................................................................................................... 14 Borrower Not to Dispose of Assets; Conditions Under Which Exceptions Permitled ........................ .14 Additional Instruments .................................................................................................................................. 14 Books and Records .......................................................................................................................................... 14 Notice of Certain Events ................. , ............. , ...... , ......... , .................... ,,, ....... , ................... , ......... , ................. ,14

~~:;~~~~A!~~:~·L;~~:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::i~ Title to the Project ........................................................................................................................................... 15 Filing ofTax Retums ...................................................................................................................................... 15 No Untrue Statements .................................................................................................................................... 15 Insurance, ........... ,, ............................................................................................................................................ 16 No Arbitrage .................................................................................................................................................... 16 Limitation on Issuance Costs ......................................................................................................................... 16 Federal Guarantee Prohibition ...................................................................................................................... 16 Prohibited Facilities ........................................................................................................................................ 16 Use Covenant. ...................................................... , ....... , ...................... , ......... , ................ ,, ................................ 17 CDLAC Allocation .......................................................................................................................................... 17 Immunities and Limitations of Responsibility of Authority .................................................................... 17

ARTICLE VII

EVENTS OF DEFAULT AND REMEDIES Events of Default ............................................................................................................................................. 18 Notice of Default; Opportunity to Cure ...................................................................................................... 18 Remedies .......................................................................................................................................................... 19 Attorneys' Fees and Expenses .... , ................... ,,., ..... ,.,, ..... , .. ,, ...... , ............. , .... , ............ ,, ........ , ......... ,., ...... , .... 19 No Remedy Exclusive .................................................................................................................................... 19 No Additional Waiver Implied by One Waiver ......................................................................................... 19

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Section 8.1. Section 8.2. Section 8.3. Section8.4. Section 8.5. Section 8.6. Section 8.7. Section 8.8. Section 8.9. Section 8.8. Section 8.11.

EXHIBIT A EXHIBITB EXHIBITC

ARTICLE VIII

MISCELLANEOUS Entire Agreement. ..................................................... , .. , ........... , ........ ,.,, ...... , ........ ,., ...... , ................................. 20 Notices .............................................................................................................................................................. 20 Assignments .................................................................................................................................................... 20 Severability ...................................................................................................................................................... 20 Execution of Counterparts ............................................................................................................................. 20 Amendments, Changes and Modifications ................................................................................................. 20 Governing Law .............................. ,,., ....... ,,, .................................. ,, ............. , .. ,, ........... , ......... , ........... , .... ,.,, .... 20 Waiver of Jury Trial ........................................................................................................................................ 20 Judicial Reference ............................................................................................................................................ 21 Term of Agreement.. ....................................................................................................................................... 22 Survival of Agreement. .................................................................................................................................. 22

FORM OF AUTHORITY NOTE C FORM OF AUTHORITY NOTED FORM OF INVESTOR'S LETTER

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LOAN AGREEMENT

THIS LOAN AGREEMENT, dated as of June 1, 2017 (the "Bank Loan Agreement"), is by and between Pacific Western Bank, a California state-chartered bank (the "Bank"), and the Housing Authority of the City of San Luis Obispo, a public body, corporate and politic, duly organized and existing under the laws of the State of California (together with any successor to its rights, duties and obligations, the" Authority").

For and in consideration of the mutual agreements hereinafter contained, the parties hereto agree as follows:

ARTICLE I

DEFINITIONS AND INTERPRETATION

Section 1.1. Definitions. The following words and terms as used in this Agreement shall have the following meanings unless the context or use otherwise requires:

"Act" means Chapter 1 of Part 2 of Division 24 (commencing with Section 34200) of the Health and Safety Code of the State of California, as now in effect and as it may from time to time hereafter be amended or supplemented to apply to obligations incurred as of the Closing Date.

"Act of Bankruptcy" means the filing of a petition in bankruptcy (or other commencement of a bankruptcy or similar proceeding) by or against the Borrower, or any guarantor of the Borrower, under any applicable bankruptcy, insolvency or similar law now or hereafter in effect.

"Affiliate" means, as to any Person, any other Person that, directly or indirectly, is in Control of, is Controlled by or is under common Control with such Person.

"Approved Institutional Buyer" means (a) a "qualified institutional buyer" as defined in Rule 144A promulgated under the United Stated Securities Act of 1933, as in effect on the date hereof (the "Securities Act"); (b) an "accredited investor" as defined in Sections 501(a)(1) through (3) of Regulation D promulgated under the Securities Act; (c) an entity that is directly or indirectly wholly owned or controlled by the purchaser /bondholder representative (being a financial institution described in (a) above); (d) an entity all of the investors in which are described in (a), (b) or (c) above; or (e) a custodian or trustee for a party described in (a), (b), (c) or (d) above.

"Assignment Agreement" means that certain Assignment Agreement, dated as of June 1, 2017, by and between the Bank and the Authority, as referenced in Section 6.6 of this Bank Loan Agreement and Section 6.8 of the Authority Loan Agreement.

"Authority" means the Housing Authority of the City of San Luis Obispo, and its successors and assigns.

"Authority Loan" means the mortgage loan originated hereunder by the Bank to the Authority initially in a maximum principal amount of $5,600,000, evidenced by the Authority Note C, for the purpose of enabling the Authority to make the Borrower Loan to the Borrower pursuant to the terms of the Authority Loan Agreement; and subject to increase to a maximum

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principal amount of $6,350,000 upon the issuance of Authority Note D pursuant to the provisions of Section 3.5 hereof, as then evidenced by the Authority Notes.

"Authority Loan Agreement" means that certain Loan Agreement, dated as of June 1, 2017, by and between the Borrower and the Authority, as amended and supplemented from time to time, pursuant to which the Borrower Loan is being made.

"Authority Note C" means the promissory note evidencing a portion of the Authority Loan in the maximum principal amount of $5,600,000, executed by the Authority, in the form attached hereto as Exhibit A.

"Authority Note D" means, subject to the provisions of Section 3.5, the promissory note evidencing a portion of the Authority Loan in the maximum principal amount of $750,000, executed by the Authority, in the form attached hereto as Exhibit B.

"Authority Notes" means, collectively, the Authority Note C and the Authority Note D.

"Bank" means Pacific Western Bank, and its successors and assigns.

"Bank Loan Agreement" means this Loan Agreement, as amended and supplemented from time to time.

"Borrower" means SLO 55, L.P., a California limited partnership, and its successors and assigns.

"Borrower Assignments" means, collectively, the Assignment of Development Agreement and Developer Fee Subordination Agreement, made effective as of June 1, 2017, by the Borrower for the benefit of the Bank; the Environmental Indemnity Agreement, made effective as of June 1, 2017, by the Borrower and the Authority in favor of the Bank; the Guaranty of Payment and Performance, made effective as of June 1, 2017, by the Authority in favor of the Bank; the Continuing Covenants Agreement; the Disbursement Agreement; the Assignment of Construction Contracts, made effective as of June 1, 2017, by the Borrower in favor of the Bank; and the Assignment of Management Contracts and Subordination of Management Fees, made effective as of June 1, 2017, by the Borrower in favor of the Bank.

"Borrower Loan" means the mortgage loan originated by the Authority to the Borrower in a maximum principal amount of $5,600,000, evidenced by the Borrower Note C, pursuant to the terms of the Authority Loan Agreement; and subject to increase to a maximum principal amount of $6,350,000 upon the issuance of Authority Note D pursuant to the provisions of Section 3.5 hereof, as then evidenced by the Borrower Notes.

"Borrower Note C" means the promissory note evidencing a portion of the Borrower Loan in the maximum principal amount of $5,600,000, executed by the Borrower, in the form attached to the Authority Loan Agreement as Exhibit A thereto.

"Borrower Note D" means, subject to the provisions of Section 3.5, the promissory note evidencing a portion of the Borrower Loan in the maximum principal amount of $750,000, executed by the Borrower, in the form attached to the Authority Loan Agreement as Exhibit B thereto.

"Borrower Notes" means, collectively, the Borrower Note C and the Borrower Note D.

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"Borrower Representative" means the Chief Executive Officer of the managing general partner of the Borrower, the Chief Financial Officer of the managing general partner of the Borrower, or any other officer of the managing general partner of the Borrower designated by the Chief Executive Officer, the Chief Financial Officer or the Board of Commissioners of the managing general partner of the Borrower to be a Borrower Representative for purposes of the Loan Documents.

"Business Day" means any day other than a Saturday, a Sunday, or a day on which the Bank is closed.

"City" means the City of San Luis Obispo, California.

"Closing Date" means June 26, 2017, being the date of issuance of Authority Note C for purposes of the Code.

"Code" means the Internal Revenue Code of 1986 as in effect on the date of issuance of the Authority Note C and (except as otherwise referenced herein) as it may be amended, together with applicable temporary and final regulations promulgated, and applicable official public guidance published, under the Code.

"Continuing Covenants Agreement" means the Continuing Covenant Agreement, dated as of June 1, 2017, between the Bank the Borrower, as amended and supplemented from time to time in accordance with its terms.

"Control" shall mean, with respect to any Person, either (i) ownership directly or through other entities of more than 50% of all beneficial equity interest in such Person, or (ii) the possession, directly or indirectly, of the power to direct or cause the direction of the management and policies of such Person, through the ownership of voting securities, by contract or otherwise.

"County" means the County of San Luis Obispo, California.

"Deed of Trust" means the Deed of Trust, Security Agreement, Absolute Assignment of Leases and Rents and Fixture Filing, dated as of June 1, 2017, executed by the Borrower and granting a security interest in the Project, to First American Title Company, as trustee, for the benefit of the Authority, in order to secure the Borrower's obligations under the Borrower Notes to repay the Borrower Loan, and all obligations related thereto under this Authority Loan Agreement.

"Disbursement Agreement" means the Construction Disbursement Agreement, dated as of June 1, 2017, between the Bank and the Borrower, as amended and supplemented from time to time in accordance with it terms.

"Event of Default" means any of the events described as an event of default in Section 7.1 hereof.

"Initial Disbursement" means the initial advance of the principal of the Authority Loan on the Closing Date in respect of Authority Note C, in the amount specified by the Bank on the Closing Date.

"Limited Partner" means WNC Institutional Credit Fund X California Series 15, L.P.

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"Loan Documents" means this Bank Loan Agreement, the Authority Loan Agreement, the Regulatory Agreements, the Authority Notes, the Assignment Agreement, the Borrower Notes, the Borrower Assignments, the Continuing Covenants Agreement, the Disbursement Agreement, the Subordination Agreement and the Deed of Trust.

"Person" shall mean an individual, a corporation, a partnership, a limited liability company, a limited liability partnership, a limited partnership, a trust, an unincorporated organization or a government or any agency or political subdivision thereof.

"Project" means, collectively, those residential rental facilities to consist of a total of 55 units of multifamily rental housing including (a) 24 units located at 1090-1092 Orcutt Road and 1105 Laurel Lane in the City currently known as Laurel Creek Apartments (also known as Marvin Gardens Apartments), (b) 20 units located at 1102, 1108, 1116 and 1120 Ironbark Street in the City currently known as Ironbark Apartments, and (c) 11 units located at 1363 Pismo Street in the City currently known as Pismo Buchan Apartments (also known as Railroad Station Apartments).

"Qualified Project Period" has the meaning given to such term in the Regulatory Agreements.

"Regulations" means the income tax regulations promulgated by the United States Department of the Treasury from time to time pursuant to the Code.

"Regulatory Agreements" means, collectively, the three Regulatory Agreements and Declarations of Restrictive Covenants, each dated as of June 1, 2017, each by and between the Authority and the Borrower, as they may be amended and supplemented from time to time in accordance with its terms, as referenced in Section 6.15 of this Authority Loan Agreement.

"State" means the State of California.

"Subordination Agreement" means the Subordination and Intercreditor Agreement, dated as of June 1, 2017, among the Authority, Laurel Creek Apartments, a California limited partnership, Islay Hills Associates, a California limited partnership and Pismo-Buchan Associates, a California limited partnership.

Section 1.2. Interpretation. Unless the context clearly requires otherwise, words of masculine gender shall be construed to include correlative words of the feminine and neuter genders and vice versa, and words of the singular number shall be construed to include correlative words of the plural number and vice versa. This Bank Loan Agreement and all the terms and provisions hereof shall be construed to effectuate the purpose set forth herein and to sustain the validity hereof.

Section 1.3. Recitals, Titles and Headin~s. The terms and phrases used in the recitals of this Bank Loan Agreement have been included for convenience of reference only, and the meaning, construction and interpretation of all such terms and phrases for purposes of this Bank Loan Agreement shall be determined by references to Section 1.1 hereof. The titles and headings of the articles and sections of this Bank Loan Agreement have been inserted for convenience of reference only and are not to be considered a part hereof, and shall not in any way modify or restrict any of the terms or provisions hereof and shall never be considered or given any effect in construing this Bank Loan Agreement or any provision hereof or in ascertaining intent, if any question of intent should arise.

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ARTICLE II

REPRESENTATIONS AND WARRANTIES

Section 2.1. Representations and Warranties of the Authority. The Authority makes the following representations and warranties:

(a) The Authority is a public body, corporate and politic, duly organized and existing under the laws of the State.

(b) Under the provisions of the Act, the Authority has the power, and has taken all official actions necessary (i) to enter into the Loan Documents to which it is a party, or (ii) to perform its obligations hereunder and thereunder, and (iii) to consummate all other transactions on its part contemplated by this Bank Loan Agreement.

(c) The Loan Documents to which the Authority is a party have been duly executed and delivered by the Authority, and the Authority has taken such actions as are necessary to cause the Loan Documents to which it is a party, when duly authorized, executed and delivered by the other respective parties thereto, to be valid and binding limited obligations of the Authority, enforceable against the Authority in accordance with their respective terms, except as limited by bankruptcy, insolvency, reorganization, moratorium and other similar laws affecting the rights of creditors generally.

(d) The execution and delivery of Loan Documents to which it is a party, the performance by the Authority of its obligations hereunder and thereunder and the consummation of the transactions on its part contemplated hereby and thereby, will not violate any law, rule, regulation or ordinance or any order, judgment or decree of any federal, state or local court, and do not conflict with, or constitute a breach of, or a default under the terms and conditions of any agreement, instrument or commitment to which the Authority is a party or by which the Authority or any of its property is bound.

(e) The Authority has not been served with any action, suit, proceeding, inquiry or investigation or, to the knowledge of the Authority, no action, suit, proceeding, inquiry or investigation is threatened against the Authority by or before any court, governmental agency or public board or body which (i) affects or questions the existence or the territorial jurisdiction of the Authority or the title to office of any members of the Board of Commissioners of the Authority; (ii) affects or seeks to prohibit, restrain or enjoin the execution and delivery by the Authority of the Loan Documents to which the Authority is a party, or the loaning of the amounts herein set forth; (iii) affects or questions the validity or enforceability of this Bank Loan Agreement, the Assignment Agreement or the Regulatory Agreements; or (iv) questions the power or authority of the Authority to carry out the transactions on its part contemplated by this Bank Loan Agreement, the Assignment Agreement and the Regulatory Agreements.

The Authority makes no representation or warranty that the Project will be adequate or sufficient for the purposes of the Borrower. Nothing in this Bank Loan Agreement shall be construed as requiring the Authority to provide any financing for the Project other than the proceeds of the Authority Loan, or to provide sufficient moneys for all of the costs of the Project.

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Section 2.2. Representations, Warranties and Covenants of the Bank. The Bank as of the date hereof, represents, warrants and covenants that:

(a) The Bank is a banking corporation, organized and existing under the laws of the State, is in good standing in the State, and has full legal right, power and authority under the laws of the United States and the State (i) to enter into this Loan Documents to which it is a party, (ii) to perform its obligations hereunder, and (iii) to consummate the transactions on its part contemplated by the Loan Documents to which it is a party.

(b) The Loan Documents to which it is a party have been duly executed and delivered by the Bank and, when duly authorized, executed and delivered by the other respective parties thereto, will constitute valid and binding obligations of the Bank, enforceable against the Bank in accordance with their respective terms, except as limited by bankruptcy, insolvency, reorganization, moratorium or other similar laws or judicial decisions affecting the rights of creditors generally.

(c) The execution and delivery of the Loan Documents to which it is a party, the performance by the Bank of its obligations thereunder and the consummation of the transactions on its part contemplated thereby will not violate any law, regulation, rule or ordinance or any order, judgment or decree of any federal, state or local court and do not conflict with, or constitute a breach of, or a default under, any document, instrument or commitment to which the Bank is a party or by which the Bank or any of its property is bound.

(d) The Bank has not been served with and, to the knowledge of the Bank there is no action, suit, proceeding, inquiry or investigation by or before any court, governmental agency or public board or body pending or threatened against the Bank which (i) affects or seeks to prohibit, restrain or enjoin the loaning of the amounts set forth herein to the Authority or the Bank's execution and delivery of the Loan Documents to which it is a party, (ii) affects or questions the validity or enforceability against the Bank of the Loan Documents to which it is a party, or (iii) questions the power or authority of the Bank to carry out the transactions on its part contemplated by, or to perform its obligations under, the Loan Documents to which it is a party.

(e) Any certificate signed by a representative of the Bank and delivered pursuant to this Bank Loan Agreement or any of the other Loan Documents to which it is a party shall be deemed a representation and warranty by the Bank as to the statements made therein.

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ARTICLE III

THE AUTHORITY LOAN

Section 3.1. Closing of the Authority Loan. The closing of the Authority Loan shall not occur until the following conditions are met:

(a) the Bank shall have received an original executed counterpart of this Bank Loan Agreement, the Authority Note C, the Assignment Agreement, the Regulatory Agreements, the Disbursement Agreement, the Deed of Trust, the Borrower Assignments, the Continuing Covenants Agreement and the Subordination Agreement, and the original of the Borrower Note C endorsed by the Authority without recourse to the Bank, together with evidence satisfactory to the Bank of the recordation of the Regulatory Agreements, the Subordination Agreement and the Deed of Trust in the official records of the County Recorder of the County, which may be by telephonic notice from a title company;

(b) no Event of Default nor any event which with the passage of time and/ or the giving of notice would constitute an Event of Default under this Bank Loan Agreement shall have occurred as evidenced by a certificate received from the Authority;

(c) the conditions to the initial advance of the Authority Loan set forth in the Disbursement Agreement and the Continuing Covenants Agreement shall have been satisfied in full;

(d) counsel to the Borrower shall have delivered an opinion in form satisfactory to counsel to the Authority and counsel to the Bank regarding the enforceability against the Borrower of the Loan Documents to which the Borrower is a party; and

(e) all legal matters incident to the transactions contemplated by this Bank Loan Agreement shall be concluded to the reasonable satisfaction of Quint & Thimmig LLP serving as Bond Counsel to the Authority, the Authority's general counsel and counsel to the Bank.

Section 3.2. Commitment to Execute the Authority Note C. The Authority agrees to execute and deliver the Authority Note C simultaneously with the execution of this Bank Loan Agreement, the Authority Loan Agreement, the Borrower Note C and the Regulatory Agreements.

Section 3.3. Amount and Use of Authority Loan. The Bank hereby makes to the Authority and agrees to fund, and the Authority hereby accepts from the Bank, upon the terms and conditions set forth herein, the Authority Loan in an aggregate principal amount of up to $5,600,000, subject to increase to up to $6,350,000 upon the delivery of Authority Note D as provided in Section 3.5, and agrees to have the proceeds of the Authority Loan applied and disbursed in accordance with the provisions of this Bank Loan Agreement.

Section 3.4. Disbursement of Authority Loan Proceeds. (a) The Authority Loan is to be funded on a draw-down basis. The proceeds of the Authority Loan shall be advanced by the Bank directly to the Borrower for the account of the Authority as and when needed to make each advance in accordance with the disbursement provisions of the Borrower Loan Agreement and the Disbursement Agreement. Upon each advance of principal under the Borrower Loan Agreement and the Disbursement Agreement, a like amount of the Authority Loan shall be deemed concurrently and simultaneously advanced under this Authority Loan Agreement,

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including the Initial Disbursement. Subject to the terms and conditions of the Borrower Loan Agreement, the Disbursement Agreement and the Continuing Covenants Agreement, the Bank agrees to advance, on behalf of the Authority, to the Borrower under the Borrower Loan Agreement the amount of the Initial Disbursement, which amount shall be deemed to have been simultaneously advanced for the account of the Authority under this Authority Loan Agreement as an advance on the Authority Loan.

Borrower Loan advances and Authority Loan advances shall be allocated (i) first to the Borrower Note C and the related Authority Note C, (ii) on the date of the delivery of Authority Note D, $50,001 to Borrower Note D and the related Authority Note D, and (iii) thereafter pro rata to Borrower Note C and D and the related Authority Note C and D. If Authority Note Dis never issued, all advances will be allocated to Borrower Note C and the related Authority Note C. Notwithstanding anything in this Authority Loan Agreement to the contrary, no amount of the Authority Loan may be drawn down and funded hereunder after the date which is three (3) years after the Closing Date.

(b) The Authority Loan shall be originated on the Closing Date and the Authority Notes shall mature on their respective maturity dates as specified in the respective Authority Notes at which time the entire principal amount of the respective Authority Note, to the extent not previously paid, and all accrued and unpaid interest, shall be due and payable.

(c) The outstanding principal amount of each Authority Note and of the Authority Loan as of any given date shall be the total amount advanced by the Bank to or for the account of the Authority to fund corresponding advances with respect to the related Borrower Note under the Borrower Loan Agreement and the Disbursement Agreement as proceeds of the Borrower Loan, less any payments of principal of the respective Authority Note previously received upon payment of corresponding principal amounts under the related Borrower Note, including regularly scheduled principal payments and voluntary and mandatory prepayments. The principal amount of each Authority Note and interest thereon shall be payable on the basis specified in this paragraph (c) and in paragraphs (d) and (e) of this Section 3.4.

The Bank shall keep a record of all principal advances and principal repayments made under each Authority Note and shall upon written request provide the Authority with a statement of the outstanding principal balance of each Authority Note and the Authority Loan.

(d) Interest shall be paid on the outstanding principal amount of each Authority Note at the rate or rates set forth in the related Authority Note.

(e) The payment or prepayment of principal, interest and premium, if any, due on the Authority Loan and each Authority Note shall be identical with and shall be made on the same dates, terms and conditions, as the principal, interest, premiums, late payment fees and other amounts due on the related Borrower Note. The Authority Note C shall be payable from payments on the related Borrower Note C, and the Authority Note D shall be payable from payments on the related Borrower Note D. Any payment or prepayment made by the Borrower of principal, interest, premium, if any, due on a Borrower Note shall be deemed to be like payments or prepayments of principal, interest and premium, if any, due on the Authority Loan and the related Authority Note.

Section 3.5. Conditions to Issuance of Authority Note D. Authority Note D shall be executed, issued and delivered by the Authority to the Bank upon satisfaction of the following conditions precedent:

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(a) The City Council of the City shall have held a public hearing as required by Section 147(f) of the Code regarding at least an additional $750,000 of debt to be incurred by the Authority to provide financing for the Project, and the City Council shall have adopted a resolution, following the conduct of the public hearing, approving the incurrence by the Authority of up to at least an additional $750,000 of debt for the Project.

(b) The California Debt Limit Allocation Committee shall have provided an allocation of the State of California private activity bond volume cap under section 146 of the Code to the Authority for the Project in an amount at least equal to the maximum principal amount of Authority Note D, which maximum principal amount shall not exceed $750,000.

(c) The Borrower shall have executed Borrower Note D with a maximum principal amount the same as the maximum principal amount of Authority Note D, and the Authority shall have endorsed without recourse, and shall have delivered, to the Bank the Borrower Note D.

(d) The Authority shall have executed and delivered to the Bank Authority NoteD.

(e) The Authority shall have received an opinion of Bond Counsel, substantially similar to the opinion of Bond Counsel rendered on the Closing Date with respect to Authority Note C, regarding the enforceability of Authority Note D against the Authority and to the effect that the interest on Authority Note D is not includable in the gross income of the owner of Authority Note D for purposes of federal income taxation and is exempt from California personal income taxation.

(f) The Bank shall have received a reliance letter from Bond Counsel entitling it to rely on the opinion described in (e) above to the same extent as if such opinion was addressed to it.

(g) The Bank and the Authority shall have received an opinion of counsel to the Borrower in form and substance acceptable to the Bank as to such matters as the Bank may require.

(h) The Borrower shall have paid to the Bank an amount equal to any expenses incurred incident to the delivery and issuance of Borrower Note D and Authority Note D, as shall be specified by the Bank.

(i) The Bank shall have received an updated title insurance policy in the amount of the maximum principal amount of the Borrower Loan, following the delivery of Borrower Note D, in a form acceptable to the Bank.

(j) The conditions set forth in Section 4.06 of the Continuing Covenants Agreement shall have been satisfied.

Following the last to occur of the foregoing, and subject to any applicable conditions set forth in the Disbursement Agreement and the Continuing Covenants Agreement, the Authority Note D shall be issued upon the funding of the next at least $50,001.00 of the Authority Loan.

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ARTICLE IV

LIMITED LIABILITY; NOTE REGISTER

Section 4.1. Limited Liability. All obligations and any liability of the Authority hereunder and under the Authority Notes shall be limited, special obligations of the Authority, payable solely and only from amounts received from the Borrower under the Authority Loan Agreement, the Borrower Notes and the Deed of Trust, as further described in Article V hereof. None of the Authority, its Commissioners, or the State or any of its political subdivisions shall be directly, indirectly, contingently or morally obligated to use any other moneys or assets to pay all or any portion of the debt service due on the Authority Loan, to levy or to pledge any form of taxation whatever therefor or to make any appropriation for its payment. The repayment of the Authority Loan is not secured by a pledge of the faith and credit of the Authority, its Commissioners, or the State or any of its political subdivisions, nor does the Authority Loan constitute indebtedness within the meaning of any constitutional or statutory debt limitation. The Authority has no taxing power.

Section 4.2. Note Register. The Bank shall maintain records (the "Note Register") as to the payee of each Authority Note. Any transfer by the Bank (or by any subsequent transferee) of an Authority Note shall be recorded by the Bank in the Note Register.

Section 4.3. Transfer of Authority Note. (a) An Authority Note may, in accordance with the terms of this Bank Loan Agreement but in any event subject to the provisions of Section 4.3(b) and (c) hereof, be transferred upon the Note Register required to be kept pursuant to the provisions of Section 4.2 by the person in whose name it is registered, in person or by his duly authorized attorney, upon surrender of the respective Authority Note for cancellation at the office of the Authority, accompanied by a written instrument of transfer in the form attached to the respective Authority Note, duly executed. Whenever an Authority Note shall be surrendered for transfer, the Authority shall execute and deliver to the Bank, and the Bank shall deliver to the transferee thereof, a new Authority Note of the same series in the name of the transferee as beneficiary thereof.

(b) Notwithstanding any other provision hereof, an Authority Note may not be registered in the name of, or transferred to, any person except an Approved Institutional Buyer that executes and delivers to the Authority an investor letter substantially in the form attached hereto as Exhibit C; provided, however, that no investor letter is required to be executed by an Affiliate of the Bank.

Nothing contained in this Section 4.3(b) shall be deemed to limit or otherwise restrict the sale by any holder of an Authority Note of any participation interests in an Authority Note; provided that (i) such holder shall remain the owner of record of the respective Authority Note following the sale of any such participation interest; (ii) all purchasers of any participation interest are Approved Institutional Buyers; (iii) any such participation shall be in a principal amount of at least $250,000 or, if less, the then outstanding principal amount of the respective Authority Note; and (iv) the purchaser of such participation interest shall provide an investor letter to the Authority substantially in the form of Exhibit C hereto.

(c) An Authority Note may only be transferred in whole.

(d) The Authority may require the payment by the entity requesting a transfer of an Authority Note of any tax, fee or other governmental charge required to be paid with respect to such transfer. The cost of printing any new Authority Note and any services rendered or any

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out-of-pocket expenses incurred by the Authority in connection therewith shall be paid by the transferor of the respective Authority Note.

(e) The Bank shall indemnify and defend the Authority against any claim against the Authority brought by any transferor or transferee of an Authority Note in respect of the Loan Documents or the Project in the event that the Bank permits a transfer of an Authority Note in violation of the restrictions in Sections 4.3(b) and (c) above, except no such indemnity or defense shall be required in respect of any action of the Authority constituting willful misconduct on the part of the Authority in connection with any such transfer.

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ARTICLEV

REPAYMENT OF THE AUTHORITY LOAN

Section 5.1. Authority Loan Repayment. (a) The Authority Loan shall be evidenced initially by Authority Note C which shall be executed by the Authority in the form attached hereto as Exhibit A. Subject to satisfaction of the conditions precedent set forth in Section 3.5, the Authority Loan shall be further evidenced by Authority Note D which shall be executed by the Authority in the form attached hereto as Exhibit B. The Authority agrees to pay to the Bank, but only from amounts received by the Authority (or by the Bank, in its capacity as agent for the Authority under the Assignment Agreement) from the Borrower pursuant to the Authority Loan Agreement, the Borrower Notes, the Borrower Assignments and the Deed of Trust, principal of and interest on the Authority Loan at the times, in the manner, in the amount and at the rates of interest provided in the Authority Notes and this Bank Loan Agreement.

(b) The Authority further agrees to cause the Borrower to pay, solely by the execution of the Authority Loan Agreement and the assignment thereof to the Bank and appointment of the Bank as agent for the Authority under the Assignment Agreement, all late charges and prepayment penalties as set forth in the Authority Notes, all taxes and assessments, general or special, including, without limitation, all ad valorem taxes and any other governmental charges and impositions whatsoever concerning or in any way related to the Project, foreseen or unforeseen, and all utility and other charges and assessments concerning or in any way related to the Project; provided, however, that the Authority reserves the right to contest in good faith the legality of any tax or governmental charge concerning or in any way related to the Project and the Authority's obligations hereunder will be limited as provided in Article IV hereof.

(c) The Authority further agrees, subject to Article IV hereof, to cause the Borrower to pay to the Bank, solely by the execution of the Authority Loan Agreement and the assignment thereof to the Bank and appointment of the Bank as agent for the Authority under the Assignment Agreement, on the Closing Date a loan fee equal to $31,750.00.

Section 5.2. Nature of the Authority's Obligations. The Authority shall repay the Authority Loan, but only from amounts received by the Authority or the Bank (in its capacity as assignee of the Authority under the Assignment Agreement) from the Borrower pursuant to the Authority Loan Agreement, the Borrower Notes, the Borrower Assignments and the Deed of Trust, pursuant to the terms of the Authority Note irrespective of any rights of set-off, recoupment or counterclaim the Authority might otherwise have against the Bank or any other person. The Authority will not suspend, discontinue or reduce any such payment or (except as expressly provided herein) terminate this Bank Loan Agreement for any cause, including, without limiting the generality of the foregoing, (i) any delay or interruption in the rehabilitation or operation of the Project; (ii) the failure to obtain any permit, order or action of any kind from any governmental agency relating to the Authority Loan or the Project; (iii) any event constituting Force Majeure (as defined in the Authority Loan Agreement); (iv) any acts or circumstances that may constitute commercial frustration of purpose; (v) any change in the laws of the United States of America, the State or any political subdivision thereof; or (vi) any failure of the Authority or the Bank to perform or observe any covenant whether expressed or implied, or to discharge any duty, liability or obligation arising out of or connected with the Authority Notes; it being the intention of the parties that, as long as an Authority Note or any portion thereof remains outstanding and unpaid, the Authority shall be obliged to repay the Authority Loan, but only from amounts received by the Authority or the Bank (in its capacity as assignee of the Authority under the Assignment Agreement) from the Borrower pursuant to the Authority Loan Agreement, the Borrower Notes, the Borrower Assignments and the Deed of Trust. This Section 5.2 shall not be construed to release the Authority from any of its obligations

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hereunder, or, except as provided in this Section 5.2, to prevent or restrict the Authority from asserting any rights which it may have against the Bank under the Authority Notes or under any provision of law or to prevent or restrict the Authority, from prosecuting or defending any action or proceeding by or against the Bank or the Borrower or taking any other action to protect or secure its rights, or to prevent or restrict the Bank from asserting any rights which it may have against the Borrower.

Notwithstanding the foregoing, neither the Commissioners of the Authority nor the officers or agents of the Authority shall be personally liable for the amounts owing under this Bank Loan Agreement or the Authority Notes; and the Bank's remedies in the event of a default under the Authority Loan shall be limited to those remedies set forth in Section 7.3 hereof and, if a default also exists under the Authority Loan Agreement, the Borrower Notes or the Deed of Trust, to commence foreclosure under one or more of the Deed of Trust and the exercise of the power of sale or other rights granted thereunder and to exercise any rights it may have under the Borrower Assignments. In the event of a default hereunder or under an Authority Note, the Bank shall not have the right to proceed directly against the Authority or the right to obtain a deficiency judgment from the Authority after foreclosure.

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ARTICLE VI

FURTHER AGREEMENTS

Section 6.1. Successor to the Authority. The Authority will at all times use its best efforts to maintain the powers, functions, duties and obligations now reposed in it pursuant to law or assure the assumptions of its obligations hereunder by any public trust or political subdivision succeeding to its powers.

Section 6.2. Borrower Not to Dispose of Assets; Conditions Under Which Exceptions Permitted. In Section 6.2 of the Authority Loan Agreement and subject to the terms thereof, the Authority has caused the Borrower to agree that during the term of the Authority Loan Agreement the Borrower will not dispose of all or substantially all of its assets nor consolidate with nor merge into any entity unless (i) the acquirer of its assets or the entity with which it shall consolidate or into which it shall merge shall be an individual or a corporation, partnership or other legal entity organized and existing under the laws of the United States of America or one of the states of the United States of America and shall be qualified and admitted to do business in the State; and (ii) such acquiring or remaining entity shall assume in writing all of the obligations of the Borrower under the Authority Loan Agreement, the Regulatory Agreements, the Borrower Notes, the Disbursement Agreement, the Continuing Covenants Agreement, the Borrower Assignments and the Deed of Trust.

Section 6.3. Additional Instruments. The Authority hereby covenants to execute and deliver, or cause to be executed and delivered, at the expense of the Borrower, such additional instruments and to perform such additional acts, or cause the performance of such additional acts, as may be necessary, in the written opinion of the Bank, acting reasonably, to carry out the intent of the Authority Loan and the Authority Notes or to perfect or give further assurances of any of the rights granted or provided for in the Loan Documents.

Section 6.4. Books and Records. The Authority shall, solely by the execution of the Authority Loan Agreement and the assignment thereof to the Bank, and subject to the provisions of Article IV hereof, cause the Borrower to permit the Bank or its duly authorized representatives access during normal business hours to the books and records of the Borrower pertaining to the Borrower Loan and the Project, and to make such books and records available for audit and inspection, at reasonable times and under reasonable conditions to the Authority, the Bank and their duly authorized representatives, and at the sole expense of the Borrower.

Section 6.5. Notice of Certain Events. The Authority hereby covenants to advise the Bank promptly in writing of the occurrence of any Event of Default under and as defined in the Authority Loan Agreement or any of the Regulatory Agreements of which it has received written notice, or any event which, with the passage of time or service of notice, or both, would constitute an Event of Default thereunder of which it has received written notice, specifying the nature and period of existence of such event and the actions being taken or proposed to be taken with respect thereto. In Section 6.6 of the Authority Loan Agreement, the Borrower has agreed to advise the Authority and the Bank promptly in writing of the occurrence of any default under the Borrower Loan or of the occurrence of an Act of Bankruptcy.

Section 6.6. Consent to Assignment. The Authority has made an assignment to the Bank of all rights and interest of the Authority in and to the Authority Loan Agreement (except its rights under Section 6.7 and its reserved rights under Sections 2.3, 2.4, 5.l(b), 5.l(d), 5.l(e) and 7.4 thereof), the Borrower Assignments and the Deed of Trust and the Borrower Notes, upon the terms and as otherwise provided in the Assignment Agreement. The Bank hereby consents to all such assignments.

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Section 6.7. Compliance with Usury Laws. Notwithstanding any other provision of this Bank Loan Agreement, it is agreed and understood that in no event shall this Bank Loan Agreement, with respect to the Authority Notes, be construed as requiring the Authority or any other person to pay interest and other costs or considerations that constitute interest under any applicable law which are contracted for, charged or received pursuant to this Bank Loan Agreement in an amount in excess of the maximum amount of interest allowed under any applicable law.

In the event of any acceleration of the payment of the principal amount of either of the Authority Notes or other evidence of indebtedness, that portion of any interest payment in excess of the maximum legal rate of interest, if any, provided for in this Bank Loan Agreement or related documents shall be cancelled automatically as of the date of such acceleration, or if theretofore paid, credited to the principal amount.

The provisions of this Section prevail over any other provision of this Bank Loan Agreement.

Section 6.8. Title to the Project. The Borrower has agreed in Section 6.10 of the Authority Loan Agreement that, concurrently with the closing of the Borrower Loan, it will have a leasehold interest (with respect to the site on which the Laurel Creek Apartments are located} or a fee interest ( with respect to the sites on which the Iron bark Apartments and the Pismo Buch on Apartments are located} in the sites on which the Project is located free and clear of any lien or encumbrance except for (i) liens for nondelinquent assessments and taxes not yet due or which are being contested in good faith by appropriate proceedings; (ii) the Deed of Trust and the Subordination Agreement, (iii) Permitted Encumbrances (as defined in the Disbursement Agreement), and (iv) any other encumbrances approved by the Bank. Concurrently with the closing of the Authority Loan, the Borrower is obligated under Section 6.10 of the Authority Loan Agreement to deliver to the Bank one or more title policies, naming the Bank as the insured, as its interests may appear with endorsements specified in the Bank's escrow instructions, issued by a title company acceptable to the Bank. The Authority makes no representation as to the condition of title to the Project or as to the adequacy or enforceability of any title insurance referred to in the Authority Loan Agreement or the Deed of Trust.

Section 6.9. Filing of Tax Returns. The Authority shall, solely by the execution of the Authority Loan Agreement and the assignment thereof to the Bank, and subject to the provisions of Article IV hereof, cause the Borrower to file, or caused to be filed all federal, state and local tax returns or information returns which are required to be filed with respect to the Project and of which the Authority has knowledge.

Section 6.10. No Untrue Statements. Neither this Bank Loan Agreement nor any other document, certificate or statement furnished to the Bank by the Authority, contains to the best of its knowledge any untrue statement of a material fact or omits to state a material fact necessary in order to make the statements contained herein and therein not misleading or incomplete as of the date hereof. It is specifically understood by the Authority that all such statements, representations and warranties shall be deemed to have been relied upon by the Bank as an inducement to make the Authority Loan and that if any such statements, representations and warranties were materially incorrect at the time they were made, the Bank may consider any such misrepresentation or breach an Event of Default.

No document, certificate or statement furnished to the Authority by the Bank contains to the best of its knowledge any untrue statement of a material fact or omits to state a material fact

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necessary in order to make the statements contained therein not misleading or incomplete as of the date hereof.

Section 6.11. Insurance. The Authority shall, solely by the execution of the Authority Loan Agreement and the assignment thereof to the Bank, and subject to the provisions of Article IV hereof, cause the Borrower to provide policies of insurance with respect to the Project and the operation thereof issued by an insurer, and in forms and amounts, as required by the Continuing Covenants Agreement.

Section 6.12. No Arbitra&e. Solely in reliance upon the covenants and representations of the Borrower in the Authority Loan Agreement and in the Regulatory Agreements, the Authority shall not take, nor permit nor suffer to be taken, any action with respect to the proceeds of either of the Authority Notes which, if such action had been reasonably expected to have been taken, or had been deliberately and intentionally taken, on the Closing Date or the date of issuance of Authority Note D would have caused either of the Authority Notes to be an "arbitrage bond" within the meaning of section 148 of the Code and the regulations promulgated thereunder. The Authority covenants, solely in reliance upon the covenants and representations of the Borrower in the Authority Loan Agreement and in the Regulatory Agreements, to cause the Borrower to rebate to the United States Treasury any amounts which are required to be rebated thereto pursuant to the Code and any regulations promulgated thereunder in respect of the Authority Notes and the Borrower shall cause payment of an amount equal to excess investment earnings to the United States in accordance with the Regulations, all at the sole expense of the Borrower.

Section 6.13. Limitation on Issuance Costs. The Authority shall assure, solely in reliance upon the covenants and representations of the Borrower in the Authority Loan Agreement and in the Regulatory Agreements, that, from the proceeds of the Authority Notes received from the Bank and investment earnings thereon, an amount not in excess of two percent (2%) of the amount of the Authority Loan advanced by the Bank and attributable to either of the Authority Notes shall be used to pay for, or provide for the payment of costs associated with the issuance, execution and delivery of the Authority Notes. For this purpose, if the fees of the Bank are retained as a discount on the purchase of an Authority Note, such retention shall be deemed to be an expenditure of proceeds of the Authority Loan for said fees.

Section 6.14. Federal Guarantee Prohibition. The Authority shall take no action nor, solely in reliance upon the covenants and representations of the Borrower in the Authority Loan Agreement and in the Regulatory Agreements, permit nor suffer any action to be taken if the result of the same would be to cause either of the Authority Notes to be "federally guaranteed" within the meaning of Section 149(b) of the Code.

Section 6.15. Prohibited Facilities. The Authority, solely in reliance upon the covenants and representations of the Borrower in the Authority Loan Agreement and in the Regulatory Agreements, shall assure that no portion of the proceeds of the Authority Loan shall be used to provide any airplane, skybox or other private luxury box, health club facility, facility primarily used for gambling, or store the principal business of which is the sale of alcoholic beverages for consumption off premises. The Authority, solely in reliance upon the covenants and representations of the Borrower in the Authority Loan Agreement and in the Regulatory Agreements, shall assure that no portion of the proceeds of the Authority Loan are used for an office unless the office is located on the premises of the facilities constituting the Project and unless not more than a de minimus amount of the functions to be performed at such office is not related to the day-to-day operations of the Project or any portion thereof.

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Section 6.16. Use Covenant. Solely in reliance upon the covenants and representations of the Borrower in the Authority Loan Agreement and in the Regulatory Agreements, the Authority shall not use or knowingly permit the use of any proceeds of Authority Loan or any other funds of the Authority, directly or indirectly, in any manner, and shall not take or permit to be taken any other action or actions, which would result in either of the Authority Notes not meeting the requirements of Section 142(d) of the Code.

Section 6.17. CDLAC Allocation. The California Debt Limit Allocation Committee has provided an allocation of the State of California's 2016 private activity bond volume cap under section 146 of the Code to the Authority for the Authority Note C, the Authority has timely made a carry forward election with respect to such allocation as required by the Code, and the Authority will comply with the requirements of the Code with respect to such allocation. The Authority has applied the alternative option under clause (2) of the first paragraph of Section 3.01 of IRS Notice 2011-63 with respect to the issue date of the Authority Note C; and, in connection therewith, has included the information on Form 8038 filed for the Authority Note C that is required by section 3.03 of said Notice.

Section 6.18. Immunities and Limitations of Responsibility of Authority. The Authority shall be entitled to the advice of counsel, and the Authority shall be wholly protected as to action taken or omitted in reliance on such advice. The Authority may rely conclusively on any communication or other document furnished to it hereunder or under the Authority Loan Agreement and reasonably believed by it to be genuine. The Authority shall in no event be liable for the application or misapplication of funds or for other acts or defaults by any person, except its own officers and employees. When any payment or consent or other action by it is called for hereby, it may defer such action pending receipt of such evidence (if any) as it may require in support thereof. The Authority shall not be required to take any remedial action ( other than the giving of notice) unless indemnity in a form acceptable to the Authority is furnished for any expense or liability to be incurred in connection with such remedial action. The Authority shall be entitled to reimbursement from the Borrower for its expenses reasonably incurred or advances reasonably made, with interest at the rate of interest on the Borrower Loan, in the exercise of its rights or the performance of its obligations hereunder, to the extent that it acts without previously obtaining indemnity. No permissive right or power to act which the Authority may have shall be construed as a requirement to act; and no delay in the exercise of a right or power shall affect its subsequent exercise of the right or power.

A default by the Borrower in any of its covenants, representations and agreements in the Authority Loan Agreement or the Regulatory Agreements on which the Authority is relying in the various sections of this Article VI shall not be considered a default hereunder by the Authority.

The Borrower has indemnified the Authority against certain acts and events as set forth in Section 6.7 of the Authority Loan Agreement and Section 9 of the Regulatory Agreements. Such indemnities shall survive payment of the Authority Loan and discharge of this Bank Loan Agreement.

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ARTICLE VII

EVENTS OF DEFAULT AND REMEDIES

Section 7.1. Events of Default. Each of the following shall be an "Event of Default":

(a) The Authority shall fail to perform or observe any of its covenants or agreements contained in this Bank Loan Agreement or an Authority Note, and such failure shall continue during and after the period specified in Section 7.2; or

(b) Any representation or warranty of the Authority hereunder shall be determined by the Bank to have been false in any material respect when made; or

(c) The Borrower shall fail to pay when due the amounts required to be paid under the Authority Loan Agreement, the Continuing Covenants Agreement, the Deed of Trust, the Borrower Assignments or a Borrower Note, including a failure to repay any amounts which have been previously paid but are recovered, attached or enjoined pursuant to any insolvency receivership, liquidation or similar proceedings; or

(d) the occurrence of any other Event of Default under and as defined in the Authority Loan Agreement.

Section 7.2. Notice of Default; Opportunity to Cure. No default under Section 7.l(a), (b) or (d) hereof shall constitute an Event of Default until:

(a) The Authority, the Borrower and the Limited Partner by registered or certified mail, shall have received notice of such default specifying the same and stating that such notice is a "Notice of Default"; and

(b) The Authority, the Borrower and the Limited Partner shall have had 30 days after receipt of such notice to correct the default and shall not have corrected it; provided, however, that if the default stated in the notice is of such a nature that it cannot be corrected within 30 days, such default shall not constitute an Event of Default hereunder so long as (i) the Authority, the Borrower or the Limited Partner institutes corrective action within said 30 days, and diligently pursues such action until the default is corrected, but in no event later than 60 days after the occurrence of such Event of Default, and (ii) in the opinion of the Counsel to the Authority, the failure to cure said default within 30 days will not adversely affect the exclusion from gross income for federal income tax purposes of interest on either of the Authority Notes.

The Authority and the Limited Partner may, but shall not in any way be required to, correct a default on behalf of the Borrower under the Authority Loan Agreement or a Borrower Note.

Notwithstanding anything to the contrary contained in the Loan Documents, if a monetary default or event of default occurs under the terms of any of the Loan Documents, prior to exercising any remedies thereunder, the Bank shall give the Borrower and the Limited Partner and any administrative limited partner of the Borrower under the Partnership Agreement simultaneous written notice of such default. The Borrower and the Limited Partner shall have a period of ten (10) days after receipt of such notice, or such longer period of time as may be set forth in the applicable Loan Documents, to cure the default prior to exercise of remedies by the Bank under the Loan Documents.

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Section 7.3. Remedies. Whenever any Event of Default under Section 7.1 hereof shall have happened and be continuing, the Bank may take whatever remedial steps as may be allowed under the law, this Bank Loan Agreement, the Continuing Covenants Agreement, the Deed of Trust and the Borrower Assignments.

Section 7.4. Attorneys' Fees and Expenses. If an Event of Default occurs and if the Authority or the Bank should employ attorneys or incur expenses for the enforcement of any obligation or agreement of the Authority contained herein, the Authority shall cause the Borrower (solely by its execution and assignment of the Authority Loan Agreement) on demand to pay to the Authority or the Bank the reasonable fees of such attorneys and the reasonable expenses so incurred, including court appeals.

Section 7.5. No Remedy Exclusive. No remedy herein conferred upon or reserved to the Bank is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Bank Loan Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the Bank to exercise any remedy reserved to it in this Article VII, it shall not be necessary to give any notice, other than such notice as may be herein expressly required.

Section 7.6. No Additional Waiver Implied by One Waiver. In the event any agreement or covenant contained in this Bank Loan Agreement should be breached by the Authority or the Borrower and thereafter waived by the Bank, such waiver shall be limited to the particular breach so waived and shall not be deemed to waive any other breach hereunder including any other breach of the same agreement or covenant.

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ARTICLE VIII

MISCELLANEOUS

Section 8.1. Entire Agreement. This Bank Loan Agreement, the Authority Notes, the Assignment Agreement and the other Loan Documents to which the Authority is a party constitute the entire agreement and supersede all prior agreements and understandings, both written and oral, between the Authority and the Bank with respect to the subject matter hereof.

Section 8.2. Notices. All notices, certificates or other communications shall be in writing and shall be sufficiently given and shall be deemed given on the second day following the date on which the same have been personally delivered or mailed by first class mail postage prepaid, addressed as follows: If to the Authority, to Housing Authority of the City of San Luis Obispo, 487 Leff Street, San Luis Obispo, California 93401-4347, Attention: Executive Director; if to the Borrower, to SLO 55, L.P., c/ o San Luis Obispo Nonprofit Housing Corporation, 487 Leff Street, San Luis Obispo, California 93406, Attention: Scott Smith; and if to the Bank, to Pacific Western Bank, 1001 Marsh Street, San Luis Obispo, California 93401. A copy of any notice provided to the Borrower hereunder shall be provided to the Limited Partner at WNC Institutional Credit Fund X California Series 15, L.P. c/ o WNC & Associates, Inc., 17782 Sky Park Circle, Irvine, California 92614-6404 Attention: Michael J. Gaber, or to such other address as the Limited Partner shall direct in writing delivered to the Authority and the Bank.

Section 8.3. Assignments. Neither this Bank Loan Agreement nor the Authority Loan Agreement may be assigned by any party hereto or thereto without the prior written consent of the other, which consent shall not be unreasonably withheld, except that the Authority shall assign to the Bank its rights under the Authority Loan Agreement.

Section 8.4. Severability. If any provision of this Bank Loan Agreement shall be held or deemed to be or shall, in fact, be illegal, inoperative or unenforceable, the same shall not affect any other provision or provisions herein contained or render the same invalid, inoperative, or unenforceable to any extent whatever.

Section 8.5. Execution of Counterparts. This Bank Loan Agreement may be executed in several counterparts, each of which shall be an original and all of which shall constitute but one and the same instrument.

Section 8.6. Amendments, Changes and Modifications. Except as otherwise provided in this Bank Loan Agreement, this Bank Loan Agreement may not be effectively amended, changed, modified, altered or terminated without the written consent of the parties hereto.

Section 8.7. Governing Law. This Bank Loan Agreement shall be governed exclusively by and construed in accordance with the applicable laws of the State.

Section 8.8. Waiver of Jury Trial. TO THE MAXIMUM EXTENT PERMITTED UNDER APPLICABLE LAW, EACH OF BANK AND THE AUTHORITY (A) COVENANTS AND AGREES NOT TO ELECT A TRIAL BY JURY WITH RESPECT TO ANY ISSUE ARISING OUT OF THIS BANK LOAN AGREEMENT OR THE RELATIONSHIP BETWEEN THE PARTIES THAT IS TRIABLE OF RIGHT BY A JURY, AND (B) WAIVES ANY RIGHT TO TRIAL BY JURY WITH RESPECT TO SUCH ISSUE TO THE EXTENT THAT ANY SUCH RIGHT EXISTS NOW OR IN THE FUTURE. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS SEP ARA TEL Y GIVEN BY EACH PARTY, KNOWINGLY AND VOLUNTARILY WITH THE BENEFIT OF COMPETENT LEGAL COUNSEL. IF, FOR ANY REASON, THIS PROVISION IS DETERMINED TO BE UNENFORCEABLE, ALL MATTERS OTHERWISE SUBJECT TO JURY

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TRIAL SHALL BE SUBJECT TO THE JUDICIAL REFERENCE PROCEDURES SET FORTH IN THE FOLLOWING SECTION 8.9 OF THIS BANK LOAN AGREEMENT.

Section 8.9. judicial Reference. The Authority and the Bank hereby covenant the following:

(a) The parties prefer that any dispute between them be resolved in litigation subject to a jury trial waiver as set forth in this Bank Loan Agreement, but the California Supreme Court has held that such pre-dispute jury trial waivers are unenforceable. This Section will be applicable until: (i) the California Supreme Court holds that a pre-dispute jury trial waiver provision similar to that contained in Section 8.8 of this Bank Loan Agreement is valid or enforceable; or (ii) the California Legislature passes legislation and the governor of the State signs into law a statute authorizing pre-dispute jury trial waivers and as a result such waivers become enforceable.

(b) Other than the exercise of provisional remedies (any of which may be initiated pursuant to applicable law), any controversy, dispute or claim (each, a "Claim") between the parties arising out of or relating to this Bank Loan Agreement will be resolved by a reference proceeding in California in accordance with the provisions of Section 638 et seq. of the California Code of Civil Procedure ("CCP"), or their successor sections, which shall constitute the exclusive remedy for the resolution of any Claim, including whether the Claim is subject to the reference proceeding. Venue for the reference proceeding will be in the Superior Court or Federal District Court in Los Angeles County, California (the "Court").

(c) The referee shall be a retired Judge or Justice selected by mutual written agreement of the parties. If the parties do not agree, the referee shall be selected by the Presiding Judge of the Court (or his or her representative). A request for appointment of a referee may be heard on an ex parte or expedited basis, and the parties agree that irreparable harm would result if ex parte relief is not granted. The referee shall be appointed to sit with all the powers provided by law. Pending appointment of the referee, the Court has power to issue temporary or provisional remedies.

(d) The parties agree that time is of the essence in conducting the reference proceedings. Accordingly, the referee shall be requested, subject to change in the time periods specified herein for good cause shown, to (i) set the matter for a status and trial-setting conference within fifteen (15) days after the date of selection of the referee, (ii) if practicable, try all issues of law or fact within ninety (90) days after the date of the conference, and (iii) report a statement of decision within twenty (20) days after the matter has been submitted for decision.

(e) The referee will have power to expand or limit the amount and duration of discovery. The referee may set or extend discovery deadlines or cutoffs for good cause, including a party's failure to provide requested discovery for any reason whatsoever. Unless otherwise ordered based upon good cause shown, no party shall be entitled to "priority" in conducting discovery, depositions may be taken by either party upon seven (7) days written notice, and all other discovery shall be responded to within fifteen (15) days after service. All disputes relating to discovery which cannot be resolved by the parties shall be submitted to the referee whose decision shall be final and binding.

(f) Except as expressly set forth in this Bank Loan Agreement, the referee shall determine the manner in which the reference proceeding is conducted including the time and place of hearings, the order of presentation of evidence, and all other questions

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that arise with respect to the course of the reference proceeding. All proceedings and hearings conducted before the referee, except for trial, shall be conducted without a court reporter, except that when either party so requests, a court reporter will be used at any hearing conducted before the referee, and the referee will be provided a courtesy copy of the transcript. The party making such a request shall have the obligation to arrange for and pay the court reporter. Subject to the referee's power to award costs to the prevailing party, the parties will equally share the cost of the referee and the court reporter at trial.

(g) The referee shall be required to determine all issues in accordance with existing case law and the statutory laws of the State. The rules of evidence applicable to proceedings at law in the State will be applicable to the reference proceeding. The referee shall be empowered to enter equitable as well as legal relief, provide all temporary or provisional remedies, enter equitable orders that will be binding on the parties and rule on any motion which would be authorized in a trial, including without limitation motions for summary judgment or summary adjudication. The referee shall issue a decision, and pursuant to CCP Section 644 the referee's decision shall be entered by the Court as a judgment or an order in the same manner as if the action had been tried by the Court. The final judgment or order or from any appealable decision or order entered by the referee shall be fully appealable as provided by law. The parties reserve the right to findings of fact, conclusions of laws, a written statement of decision, and the right to move for a new trial or a different judgment, which new trial, if granted, is also to be a reference proceeding under this provision.

(h) If the enabling legislation which provides for appointment of a referee is repealed (and no successor statute is enacted), any dispute between the parties that would otherwise be determined by reference procedure will be resolved and determined by arbitration. The arbitration will be conducted by a retired Judge or Justice, in accordance with the California Arbitration Act Section 1280 through Section 1294.2 of the CCP as amended from time to time. The limitations with respect to discovery set forth above shall apply to any such arbitration proceeding.

(i) THE PARTIES RECOGNIZE AND AGREE THAT ALL DISPUTES RESOLVED UNDER THIS REFERENCE PROVISION WILL BE DECIDED BY A REFEREE AND NOT BY A JURY. AFTER CONSULTING (OR HAVING HAD THE OPPORTUNITY TO CONSULT) WITH COUNSEL OF THEIR OWN CHOICE, EACH PARTY KNOWINGLY AND VOLUNTARILY AND FOR THEIR MUTUAL BENEFIT AGREES THAT THIS REFERENCE PROVISION WILL APPLY TO ANY DISPUTE BETWEEN THEM WHICH ARISES OUT OF OR IS RELATED TO THIS BANK LOAN AGREEMENT.

Section 8.10. Term of Agreement. This Bank Loan Agreement shall be in full force and effect from the date hereof until such time as the Authority Loan shall have been fully paid or provision made for such payment. Time is of the essence in this Bank Loan Agreement.

Section 8.11. Survival of Agreement. All agreements, representations and warranties made herein shall survive the making of the Authority Loan.

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

19051.15,)14615

HOUSING AUTHORITY OF THE CITY OF SAN LUIS OBISPO

//,

By:-_·~· ~:;r"'------;,.--~~c-=~~~--.....

PACIFIC WESTERN BANK, a California

:~~R----t - Paul White, Vice President

[Signature Page to Bank Loan Agreement - SLO 55 Apartments]

5--1

EXHIBIT A

HOUSING AUTHORITY OF THE CITY OF SAN LUIS OBISPO HOUSING REVENUE NOTE, 2017 NOTE C

(SLO 55 APARTMENTS)

The Housing Authority of the City of San Luis Obispo (the "Authority"), acknowledges itself indebted and for value received hereby promises to pay to the order of Pacific Western Bank (the "Bank"), or its successors and assigns, the sum of up to five million six hundred thousand dollars ($5,600,000), together with interest on the advanced and unpaid principal amount of this Authority Note C at the applicable interest rate referred to below from June 26, 2017 until the Authority's obligation to pay the Outstanding Balance (as hereinafter defined) shall be discharged. The Outstanding Balance shall mean the principal balance of the Authority Loan evidenced by this Authority Note C which has been advanced by the Bank under Section 3.4 of the Bank Loan Agreement described below that has not been repaid by the Authority to the Bank as of the date of calculation of the Outstanding Balance.

This Authority Note C is issued to evidence a portion of the Authority Loan by the Bank to the Authority and the obligation of the Authority to repay the same, but only from amounts received by the Authority from the SLO 55, L.P., a California limited partnership (the "Borrower"), pursuant to a Loan Agreement, dated as of June 1, 2017, by and between the Authority and the Borrower (the" Authority Loan Agreement"). This Authority Note C shall be governed by and be payable in accordance with the terms and conditions of a Loan Agreement (the "Bank Loan Agreement"), dated as of June 1, 2017, between the Bank and the Authority pursuant to which the Bank has made the Authority Loan to the Authority.

The Outstanding Balance of this Authority Note C shall be due and payable in its entirety on January 1, 2036.

Interest on this Authority Note C shall be payable to the Bank in immediately available funds on the first day of each month, commencing July 1, 2017. This Authority Note C shall bear interest at a rate of two and one-half percent (2.50%) per annum to the date on which the Conversion Conditions (as such term is used in the Continuing Covenants Agreement referred to in the Bank Loan Agreement) have been satisfied (the "Conversion Date"), and at a rate of four percent (4.00%) per annum on and after the Conversion Date. Interest on this Authority Note C shall be computed on a 365/360 basis; that is, by applying the ratio of the interest rate over a year of 360 days, multiplied by the outstanding principal balance, multiplied by the actual number of days the principal balance is outstanding. All interest payable under this Authority Note C shall be computed using this method. Principal of this Authority Note C shall be paid in part on the Conversion Date, as required by Section 2.0l(e)(i) of the Continuing Covenants Agreement, and thereafter on the first day of the month based upon a schedule provided by the Bank computed upon a thirty-five year amortization schedule.

On and after a Determination of Taxability (as defined in the Continuing Covenants Agreement), this Authority Note C shall bear interest at the Taxable Interest Rate (as defined in the Continuing Covenants Agreement).

In the event the Authority fails to make timely payment of any monthly payment, and such payment remains unpaid for a period of ten (10) days subsequent to the established payment date, the Authority shall pay (solely from amounts received from the Borrower as late charges under the Authority Loan Agreement) to the Bank a late charge in the amount of five percent (5.00%) of the monthly payment so due and payable. Upon the occurrence of an Event

A-1

of Default (as defined in the Bank Loan Agreement), the interest rate on this Authority Note C shall immediately increase to an interest rate equal to the interest rate that would otherwise be in effect plus five percent (5% ).

The Authority agrees that all loan fees and other prepaid finance charges are earned fully as of the date of the Authority Loan and will not be subject to refund upon early payment (whether voluntary or as a result of default), except as otherwise required by law.

The principal of this Authority Note C may be prepaid on any date, in whole or in part, upon 15 days prior written notice to the Bank.

All sums due hereunder shall be paid in lawful money of the United States of America. All payments made hereunder shall be credited first against accrued and previously unpaid interest, against principal, with the balance applied against unpaid late charges.

THIS AUTHORITY NOTE C IS A LIMITED OBLIGATION OF THE AUTHORITY, PAYABLE SOLELY FROM AND SECURED BY THE PLEDGE AND ASSIGNMENT OF CERTAIN PAYMENTS ON THE BORROWER NOTES (AS DEFINED IN THE AUTHORITY LOAN AGREEMENT), AND THE OTHER COLLATERAL PLEDGED THEREFOR UNDER THE BANK LOAN AGREEMENT. NEITHER THE AUTHORITY, ITS COMMISSIONERS, THE STATE OF CALIFORNIA, NOR ANY OF ITS POLITICAL SUBDIVISIONS SHALL BE DIRECTLY, INDIRECTLY, CONTINGENTLY OR MORALLY OBLIGATED TO USE ANY OTHER MONEYS OR ASSETS TO PAY ALL OR ANY PORTION OF THE DEBT SERVICE DUE ON THIS AUTHORITY NOTE C, TO LEVY OR TO PLEDGE ANY FORM OF TAXATION WHATEVER THEREFOR OR TO MAKE ANY APPROPRIATION FOR PAYMENT OF THIS AUTHORITY NOTE C. THIS AUTHORITY NOTE C IS NOT SECURED BY A PLEDGE OF THE FAITH AND CREDIT OF THE AUTHORITY, ITS COMMISSIONERS, THE STATE OF CALIFORNIA OR ANY OF ITS POLITICAL SUBDIVISIONS NOR DOES THIS AUTHORITY NOTE C CONSTITUTE INDEBTEDNESS WITHIN THE MEANING OF ANY CONSTITUTIONAL OR STATUTORY DEBT LIMITATION. THE AUTHORITY HAS NO TAXING POWER.

THIS AUTHORITY NOTE C AND THE REPAYMENT PROVISIONS CONTAINED HEREIN ARE SUBJECT TO THE PROVISIONS AND LIMITATIONS CONTAINED IN ARTICLE IV OF THE BANK LOAN AGREEMENT.

This Authority Note C may only be transferred in accordance with the requirements of Section 4.3 of the Bank Loan Agreement, and any such transfer shall be recorded in the Note Register maintained by the Bank.

A-2

IN WITNESS WHEREOF, THE HOUSING AUTHORITY OF THE CITY OF SAN LUIS OBISPO has caused this Authority Note C to be executed in its name and on its behalf all as of the 26th day of June, 2017.

HOUSING AUTHORITY OF THE CITY OF SAN LUIS OBISPO

By: ________ ~-----Scott Smith,

Executive Director

[Signature Page to Authority Note C- SLO 55 Apartments]

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ASSIGNMENT

For value received the undersigned hereby sells, assigns and transfers unto

(Name, Address and Tax Identification or Social Security Number) the within-mentioned registered Authority Note C and hereby irrevocably constitute(s) and appoint(s)~---~-------~----------~ ___ attorney, to transfer the same on the Note Register with full power of substitution in the premises.

Dated: _______ _

Signatures Guaranteed:

Note: Signature guarantee shall be made by a guarantor institution participating in the Securities Transfer Agents Medallion Program or in such other guarantee program acceptable to the Bank.

Note: The signatures(s) on this Assignment must correspond with the name(s) as written on the face of the within Authority Note A in every particular without alteration or enlargement or any change whatsoever.

A-4

EXHIBITB

HOUSING AUTHORITY OF THE CITY OF SAN LUIS OBISPO HOUSING REVENUE NOTE, 2017 NOTED

(SLO 55 APARTMENTS)

The Housing Authority of the City of San Luis Obispo (the "Authority"), acknowledges itself indebted and for value received hereby promises to pay to the order of Pacific Western Bank (the "Bank"), or its successors and assigns, the sum of up to -------,--- dollars ($ ____ ~., together with interest on the advanced and unpaid principal amount of this Authority Note D at the applicable interest rate referred to below from ---~ 2017 until the Authority's obligation to pay the Outstanding Balance (as hereinafter defined) shall be discharged. The Outstanding Balance shall mean the principal balance of the Authority Loan evidenced by this Authority Note D which has been advanced by the Bank under Section 3.4 of the Bank Loan Agreement described below that has not been repaid by the Authority to the Bank as of the date of calculation of the Outstanding Balance.

This Authority Note Dis issued to evidence a portion of the Authority Loan by the Bank to the Authority and the obligation of the Authority to repay the same, but only from amounts received by the Authority from the SLO 55, L.P ., a California limited partnership ( the "Borrower"), pursuant to a Loan Agreement, dated as of June 1, 2017, by and between the Authority and the Borrower (the "Authority Loan Agreement"). This Authority Note D shall be governed by and be payable in accordance with the terms and conditions of a Loan Agreement (the "Bank Loan Agreement"), dated as of June 1, 2017, between the Bank and the Authority pursuant to which the Bank has made the Authority Loan to the Authority.

The Outstanding Balance of this Authority Note D shall be due and payable in its entirety on January 1, 2036.

Interest on this Authority Note D shall be payable to the Bank in immediately available funds on the first day of each month, commencing with the first day of the month following the month in which this Authority Note D is issued. This Authority Note D shall bear interest at a rate of two and one-half percent (2.50%) per annum to the date on which the Conversion Conditions (as such term is used in the Continuing Covenants Agreement referred to in the Bank Loan Agreement) have been satisfied (the "Conversion Date"),