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Operating Agreement for a Limited Liability Company

OPERATING AGREEMENT FOR

ABC LIMITED LIABILITY COMPANY

THIS OPERATING AGREEMENT (these "Articles") is made as of the ^ day of ^, 19^ by

and among the signatories identified on the signature pages hereto.

IN CONSIDERATION OF the mutual promises of the parties hereto and other good and

valuable consideration, receipt and adequacy of which is hereby acknowledged, it is mutually

agreed by and between the parties hereto as follows:

1. NAME

The name of the limited liability company shall be "^ Limited Liability Company."

2. PURPOSE

The purpose for which the limited liability company is formed is to acquire interests in

certain parcels of real property located in Illinois and various other states of the United States

of America, as is more fully described in Schedule I hereto as amended from time to time, and

to do and engage in any and all other things and activities incident to the acquisition, holding,

management, operation, leasing, financing, refinancing, development and sale of such

property.

3. REGISTERED OFFICE AND AGENT

The name of the registered agent of the limited liability company shall be ^. The

registered office of the limited liability company shall be located at ^, Illinois.

4. FILING OF ARTICLES OF ORGANIZATION

The members of the limited liability company shall:

(a) promptly file a duly executed original copy of the Articles of Organization of the

limited liability company, together with one or more additional copies thereof as appropriate,

with the Secretary of State of Illinois (the "Secretary") and in such other place or places as

may be required by law; and

(b) tender and pay all fees, charges and do all other things requisite for the due

formation of the limited liability company pursuant to the laws of the State of Illinois.

5. TERM

The limited liability company shall be deemed formed at the time of the filing of the

Articles of Organization with the Secretary and shall continue for a period of thirty (30) years

from the date of filing, unless sooner terminated pursuant to the further provisions of these

Articles.

6. INTERESTS AND CONTRIBUTIONS OF MEMBERS

6.1 The name and present mailing address of each member and the percentage

interest of each member of the limited liability company are set forth on Schedule I hereto. The

total amount of cash constituting the initial aggregate contribution by the members is ^ dollars

($^).

6.2 The initial contribution of each member shall be contributed to the limited liability

company upon execution of these Articles by such member.

6.3 An individual capital account shall be maintained for each member. The capital

account of each member shall consist of such member's initial contribution, increased by:

(a) additional contributions made by such member, and

(b) such member's share of the limited liability company's net profits,

and decreased by:

(i) distributions made to such member, and

(ii) such member's share of the limited liability company's losses,

all in accordance with any applicable provision of the Internal Revenue Code of 1986,

as amended (the "Code"), or any rule or regulation thereunder.

6.4 No additional contributions have been agreed to as of the date of these articles,

and none shall be required or permitted without the unanimous written consent of all the

members.

6.5 Except as set forth in Article 13.3, a member shall not receive from the limited

liability company any part or all of his or her contribution to capital until:

(a) all liabilities of the limited liability company, except liabilities to members

on account of their contributions to capital, have been paid or there remains property of

the limited liability company sufficient to pay them;

(b) the consent of all members is had, unless the return of the contribution

to capital may be rightfully demanded as provided herein; and

amended as to set out the withdrawal or reduction of the contributions of capital.

6.6 Subject to the provisions of Article 6.5, a member may rightfully demand the

return of his or her contribution only upon the dissolution of the limited liability company.

6.7 The limited liability company shall have the discretion to distribute cash, notes,

property or a combination thereof to a member in return for his or her contribution to capital as

it deems appropriate.

6.8 A member of the limited liability company may have the limited liability company

dissolved and its affairs wound up when:

(a) the member rightfully but unsuccessfully has demanded the return of his

or her contribution to capital; or

(b) the other liabilities of the limited liability company have not been paid, or

the limited liability company's property is insufficient for their payment and the member

would otherwise be entitled to the return of his or her contribution.

7. ALLOCATION OF PROFITS AND LOSSES

7.1 For purposes of these Articles and until determined otherwise by the manager of

the limited liability company, in such manager's sole discretion, the term "fiscal year" shall

mean the calendar year.

7.2 The profits and losses of the limited liability company shall be determined for

each fiscal year of the limited liability company in accordance with the accounting methods

followed for federal income tax purposes and otherwise in accordance with generally accepted

accounting principles and procedures applied in a consistent manner and shall be deemed to

have been earned ratably during the fiscal year. For purposes of Sections 702 and 704 of the

Code or the corresponding sections of any future internal revenue law or any similar tax law of

any state or jurisdiction, and for such purposes only, the determination of each member's

distributive share of all items of income, gain, deduction, loss, credit or allowance for any

period or year shall be made in proportion to the amounts of the members' respective

percentage interests in the limited liability company during such period or year.

7.3 The profits of the limited liability company shall be shared among the members,

and the losses of the limited liability company shall be borne by the members in proportion to

each member's respective percentage interest in the limited liability company.

8. DISTRIBUTIONS

8.1 To the fullest extent allowed by the Illinois Limited Liability Company Act (the

"Act"), the Net Cash Flow, if any, of the limited liability company shall be distributed at least

annually among the members in proportion to each member's respective percentage interest in

the limited liability company. For such purpose, "Net Cash Flow" shall mean:

(a) For each calendar year, all cash income and receipts of whatsoever

nature or kind received by the limited liability company less all costs and expenses

incurred or paid by, and all net additions to reserves of, the limited liability company

(whether operating or capital costs, and including without limitation, all costs to acquire

its interest in the real property described in Article 3, payments upon the principal of any

indebtedness, secured or unsecured, of the limited liability company, expenditures for

capital improvement, additions or replacements and any other expenditures which are

not deductible in arriving at the limited liability company's federal taxable income, such

as expenses for repairs and reserves to meet anticipated expenses as the manager

shall deem to be reasonably necessary); plus

(b) Any other funds deemed by the manager to be available for distribution.

8.2 The net proceeds from the sale of all or any portion of any real property of the

limited liability company shall be distributed to the members in proportion to each member's

respective percentage in the limited liability company.

9. DESIGNATION OF MANAGER

9.1 For the purpose of conducting the business and affairs of the limited liability

company, ^, an Illinois corporation, shall act as manager until the first annual meeting of the

members or until its successor is elected and qualifies. The address of the manager is as

follows: ^, llinois ^, Attention: ^.

9.2 The manager of the limited liability company shall be elected annually at a

meeting of the members or by other action of the members to be held or taken on each annual

anniversary of the date of these Articles, or as soon thereafter as such meeting or action can

be held or taken. Such person who receives the approval of those members who own an

aggregate of more than fifty percent (50%) of the total percentage interests of all members of

the limited liability company shall be elected manager, and the Articles of Organization shall be

amended to any extent required under the Act. The number of managers may be increased or

decreased as determined also by the consent of those members whose respective percentage

interests in the limited liability company in the aggregate exceed fifty percent (50%) of the total

percentage interests of all members of the limited liability company.

9.3 Whenever the consent or approval of the members is referred to in these

Articles, the consent or approval by sufficient members authorized to make such a decision

shall be effective whether votes are cast at a meeting of members (and whether or not all of

the members are in attendance at such meeting), or by formal or informal, oral or written

instructions of such members, or otherwise, and such determination so made by the members

shall be effective and legally binding upon all the members, regardless of the number of

members who may actually vote or otherwise participate therein.

10. RIGHTS AND POWERS OF THE MANAGER

10.1 The manager shall have sole and complete control of the management and

operation of the affairs and business of the limited liability company and shall operate the

limited liability company for the benefit of all of the members. One of the signatures of the

manager shall be sufficient to bind the limited liability company (so long as such signatory has

the consent thereto of the other managers, if there is more than one manager).

10.2 The manager (acting for and on behalf and at the expense of the limited liability

company), in extension and not in limitation of the rights and powers given by law or by the

other provisions of these Articles, shall, in its sole discretion, have full and entire right, power

and authority in the management of the business and affairs of the limited liability company:

(a) to purchase, acquire, own, lease, manage and operate, either directly or

indirectly, the real estate described in Article 3 hereof (or any interest or interests

therein), and to carry on any and all activities related thereto; and to invest and reinvest

any funds or monies of the limited liability company in such property, real, personal, or

mixed, as may be consistent with the purposes of the limited liability company set forth

in Article 3 hereof;

(b) subject to the provisions of Article 12.2 hereof, to sell, with or without

notice, at public or private sale, and to exchange, trade, transfer, assign, convey,

mortgage or otherwise encumber, finance, refinance, lease for any term, pledge,

appraise, or have appraised, apportion, divide in kind, borrow on, hypothecate or give

options for any and all of the property of the limited liability company, whether realty or

personalty, upon such terms and conditions as the manager, in its sole discretion, may

deem to be in the best interests of the limited liability company, and in so doing to

execute, acknowledge, seal and deliver all necessary documents or instruments;

(whether as stockholder, bondholder, creditor, partner, venturer, member, fiduciary,

beneficiary or otherwise) in any business or organization or enterprise, whether

incorporated or unincorporated, in any manner or form whatsoever, to the extent

consistent with the purposes of the limited liability company set forth in Article 3 hereof;

(d) to employ agents, servants, employees and independent contractors to

assist in or assume full responsibility for the management and operation of the

business of the limited liability company, including persons related to or affiliated math

the manager, and, in each such instance, to pay them reasonable compensation

therefor;

(e) to commence or defend litigation with respect to the limited liability

company or any of its assets or liabilities; to compromise, settle, arbitrate, or otherwise

adjust claims in favor of or against the limited liability company and to insure its assets

and undertakings and the manager against any and all risks;

(f) to make loans and extend credit to the limited liability company; to

borrow money from any member, bank, lending institution, and other lender for any

purpose of the limited liability company, and in connection therewith, issue notes,

debentures or any other evidence of indebtedness and encumber the assets of the

limited liability company to secure repayment of borrowed sums; and no member, bank,

lending institution or other lender to which application is made for a loan by the

manager shall be required to inquire as to the purposes for which such loan is sought,

and as between this limited liability company and such member, bank, lending

institution or other lender, it shall be conclusively presumed that the proceeds of such

loan are to be and will be used for the purposes authorized under these Articles; and to

obtain replacement or refinancing of any indebtedness or security therefor with respect

to any property of the limited liability company, or to repay the same in whole or in part

and whether or not a prepayment penalty may be incurred;

(g) to own, improve, develop, operate, manage and lease the real estate

described in Article 3 hereof; to construct, alter, improve, demolish or repair buildings,

structures, or other improvements on such real estate; to settle boundary lines and to

grant and reserve easements, covenants, rights-of-way and other rights or privileges

with respect to such real estate; and to partition and to join with co-owners and others

in dealing with such real estate in any way;

(h) to make such elections under the tax laws of the United States, the

several states and other relevant jurisdictions as to the treatment of items of income,

gain, loss, deduction and credit, and as to all other relevant matters, as the manager, in

its sole discretion, deem necessary or desirable; and

(i) to make investments in government obligations, bank certificates of

deposit, short-term debt securities, and short-term commercial paper, pending initial

investment or future reinvestment of the funds of the limited liability company, and to

provide a source from which to meet contingencies.

10.3 To the extent permitted by the Act, all powers of the manager hereunder may be

exercised by it, and any or all of such powers may be assigned or delegated by the manager

to any other person or persons, including the other members of the limited liability company

and other persons and entities related to or affiliated with the manager.

10.4 In addition to the specific rights and powers herein granted to the manager, the

manager shall possess and may enjoy and exercise all of the rights and powers of manager as

provided in the Act.

10.5 The manager or its delegate(s), as the case may be, shall devote such of their

time to the business of the limited liability company as they may, in their sole discretion, deem

to be necessary to conduct said business. Any of the members and any manager may engage

in or possess an interest in other business ventures of every nature and description, whether

or not in competition with the business of the limited liability company, independently or with

others, including, but not limited to, the ownership, financing, leasing, operation, management,

syndication, brokerage and development of real property; and neither the limited liability

company nor the members shall have any right by virtue of these Articles in and to such

independent ventures or to the income or profits derived therefrom.

10.6 The limited liability company shall, to the fullest extent permitted by law,

indemnity, defend and save harmless the manager and former manager(s) from any and all

claims, actions, causes of action, suits, proceedings, losses, damage, liability, costs and

expenses (including, without limitation, attorneys' fees and expenses, and court costs)

asserted against or incurred or sustained by them by reason of any act performed by them

while manager or any omission on their part while manager to act for or in behalf of the limited

liability company and in furtherance of its interest provided that the manager(s) acted in good

faith and in a manner the manager(s) reasonably believed to be in, or not opposed to, the best

interest of the limited liability company and, with respect to any criminal action or proceeding,

had no reason to believe that their conduct was unlawful.

10.7 The manager shall not be liable for any mistakes in judgment or for any

inadvertent failure to perform any of its obligations hereunder, or for any loss due to such

mistake or failure to perform, or due to the negligence, dishonesty, fraud or bad faith of any

employee or other agent of the limited liability company.

10.8 The manager, on behalf of the limited liability company, may contract with any

person related to or affiliated with the manager, and the manager and such persons related to

or affiliated with the limited liability company (including any of the directors, officers or

employees of such person), their designees and nominees, shall not be liable to the limited

liability company or to any of the members for damages, losses, liability or expenses of any

nature whatsoever resulting from mistakes in judgment or any acts or omissions, whether or

not disclosed, unless caused by willful misconduct.

10.9 Notwithstanding anything to the contrary contained herein, the manager shall

not perform any act on behalf of the limited liability company without the approval of those

members who own an aggregate of more than fifty percent (50%) (or 75% in the case of the

last sentence of Article 12.2 below) of the total percentage interests of all members of the

limited liability company, which approval may be made in writing or at a meeting of the limited

liability company in accordance with Article 12.3 below; provided that each member, by its

execution of these Articles, approves of the execution, delivery and performance, from time to

time, of, and directs the manager to execute, deliver and perform [identify agreements or

transactions which have already been approved by a majority of the members and/or may be

entered into and performed without specific approval of the members].

10.10 Unless not required by applicable law, the identification "a limited liability

company" shall appear after the name of the limited liability company on all correspondence,

stationery, cheeks, invoices and any and all documents and papers executed by the limited

liability company.

11. LEGAL TITLE TO PROPERTY

Legal title to all or any portion of the property of the limited liability company shall be

held in the name of "ABC Limited Liability Company" or, to the extent allowed by the Act, in

such other name as the manager, in its sole discretion, shall determine to be in the best

interest of the limited liability company. Without limiting the foregoing grant of authority, to the

extent permitted by the Act, the manager may arrange to have title taken and held in its own

name or in the names of trustees, nominees or straw parties for the limited liability company. It

is expressly understood and agreed that the manner of holding title to the property (or any part

thereof) of the limited liability company is solely for the convenience of the limited liability

company, and that all such property shall be treated as property of the limited liability company,

subject to the terms of these Articles.

12. RIGHTS AND POWERS OF MEMBERS

12.1 With the exception of the manager(s) designated in Article 9 herein and as they

shall be so elected from time to time, no member of the limited liability company shall

participate in the management of the business and affairs of the limited liability company,

except as otherwise provided in these Articles.

12.2 The manager of the limited liability company shall have the authority to amend

these Articles provided that any such amendment shall have received the consent of those

members whose aggregate percentage interests in the limited liability company exceed fifty

percent (50%) of the total percentage interests of all members of the limited liability company

and the agreement of a majority in number of the managers. A sale, exchange, lease,

mortgage, pledge or other transfer of any substantial assets of the limited liability company

shall require consent of members whose aggregate percentage interests in the limited liability

company exceed seventy-five percent (75%) of the total percentage interests of all members

of the limited liability company.

12.3 Meetings of the limited liability company for any purpose shall be held at the call

of the manager. All such meetings shall be held at a place designated by the manager, and

notice of such location and of the date and time of the meeting shall be given by the manager

to each member at least ten (10) days prior to such date (unless such notice is waived as to

any member, by such member).

12.4 The members of the limited liability company shall have the right and the power

to admit additional members upon the unanimous consent of all of the then members.

13. TRANSFERABILITY AND REDEMPTION OF INTERESTS

13.1 Except as otherwise provided in this Article 13, none of the members of the

limited liability company shall have the right to transfer or assign any part or all of their interest

in the limited liability company, and any purported transfer or assignment shall be void and of

no force or effect, and may be ignored by the limited liability company and its members. If all

members of the limited liability company other than the member proposing to dispose of his or

her interest do not approve of the proposed transfer or assignment by unanimous written

consent, the transferee of the member's interest shall have no right to participate in the

management of the business and affairs of the limited liability company or to become a

member. In that event, the transferee shall only be entitled to receive the share of profits or

other compensation by way of income and the return of contributions, to which that member

otherwise would be entitled.

13.2 In the event of an assignment pursuant to this Article 13, the limited liability

company shall, upon the unanimous written consent of all remaining members, continue with

respect to the remaining members; appropriate adjustments shall be made to their capital

accounts and percentage interests to reflect the assignment of the interest of the assignor

member; and an election may be made by the manager, in its sole discretion, to adjust the

basis of assets of the limited liability company.

13.3 Notwithstanding any provisions of Article 13.1, no transfer or assignment of all

or any portion of a member's interest in the limited liability company shall be effective, unless

the transferor or assignor delivers to the limited liability company a written opinion of counsel

acceptable to the limited liability company, to the effect that:

(a) such transfer or assignment, when added to the total of all other

transfers and assignments of interest in the limited liability company within the

preceding twelve (12) months, would not result in the limited liability company being

considered to have terminated within the meaning of Section 708 of the Code;

(b) such transferor assignment would not violate the Securities Act of 1933,

as amended, or any state securities of "Blue Sky" laws applicable to the limited liability

company or the interest to be transferred or assigned; and

to lose its status as a partnership for federal income tax purposes, result in a

nonexempt "prohibited transaction" as defined under Section 4975 of the Code, with

respect to the limited liability company or any of its managers or members or cause the

limited liability company to be subject to registration as an investment company under

the Investment Company Act of 1940.

13.4 Each transferor or assignor and each transferee or assignee agrees that it will

pay all reasonable expenses, including attorneys' fees, incurred by the limited liability company

in connection with a transfer or assignment of all or any portion of such transferor's or

assignor's interest in the limited liability company being transferred to such transferee or

assignee.

13.5 A person who is the transferee or assignee of all or any portion of the interest of

a member as permitted hereby but does not become a substituted member and who desires to

make a further transfer or assignment of all or any portion of such interest, shall be subject to

all of the provisions of this Article 13 to the same extent and in the same manner as any

member desiring to make a transfer or assignment of all or any portion of its interest.

14. DISSOLUTION

14.1 The limited liability company shall be dissolved upon the occurrence of any of

the following events:

(a) when the period fixed for the duration of the limited liability company

shall expire;

(b) by the unanimous agreement of all members, which shall be in writing;

declaration of incompetence with respect to, or dissolution of, a member or the

occurrence of any other event that terminates the continued membership of a member

in the limited liability company, unless within ninety (90) days after such event there are

at least two (2) remaining members and all the remaining members elect to continue

the business of the limited liability company by unanimous agreement; or

(d) upon the occurrence of any other event specified in section 35-1 of the

Act.

14.2 As soon as possible following the occurrence of any of the events specified in

this Article effecting the dissolution of the limited liability company, the limited liability company

shall execute and file, with the Secretary, articles of dissolution in accordance with Sections

35-15 and 35-20 of the Act and in such form as shall be prescribed by the Secretary.

14.3 Upon a dissolution of the limited liability company, the assets thereof shall be

liquidated, and the proceeds therefrom, together with assets distributed in kind to the extent

sufficient therefor, shall be applied and distributed in order of priority as follows:

(a) First, to creditors of the limited liability company, including members who

are creditors, in the order of priority provided by law, in satisfaction of liabilities of the

limited liability company other than liabilities for distribution to members under Section

25-1 or Section 25-10 of the Act;

(b) Second, to members of the limited liability company in respect of their

share of the profits and other compensation by way of income on their contributions;

and

contributions to capital.

14.4 The manager of the limited liability company shall not be personally liable for the

return or repayment of all or any portion of the contributions of any member; any such return or

repayment shall be made solely from assets of the limited liability company.

15. BANK ACCOUNTS

The funds of the limited liability company shall be deposited in such bank account or

accounts as the manager shall deem appropriate, in its sole discretion, and the manager shall

arrange for the appropriate conduct of such accounts. The name "ABC Limited Liability

Company, a limited liability company" shall appear on all bank accounts in which funds of the

limited liability company are deposited.

16. MISCELLANEOUS PROVISIONS

16.1 Unless otherwise provided in these Articles, no member shall be liable to any

other member or to the limited liability company for any good faith act or omission to act in the

exercise of his or her judgment under the provisions of these Articles.

16.2 Nothing herein contained shall be construed to constitute any member hereof

the agent of any other member or to limit in any manner the members in the carrying on of

their own respective business or activities.

16.3 The use of any gender herein shall be deemed to be or include the other

genders, and the use of the singular herein shall be deemed to be or include the plural (and

vice versa), wherever appropriate. The headings herein are inserted only as a matter of

convenience and reference, and in no way define, limit or describe the scope of these Articles,

or the intent of any provisions thereof.

16.4 These Articles set forth all (and are intended by all parties hereto to be an

integration of all) of the covenants, promises, agreements, warranties and representations

among the parties hereto with respect to the limited liability company, the business of the

limited liability company and the property of the limited liability company, and there are no

covenants, promises, agreements, warranties or representations, oral and written, express or

implied, among them other than as set forth herein.

16.5 Nothing contained in these Articles shall be construed as requiring the

commission by any person of any act contrary to applicable law, including, without limitation,

Section 4975 of the Code (to the extent applicable). Wherever there is any conflict between

any provision of these Articles and any statute, law, ordinance or regulation contrary to which

the parties have no legal right to contract, the latter shall prevail, but in such manner that the

provision(s) of these Articles thus affected shall be curtailed and limited only to the extent

necessary to conform with said requirement of law. In the event that any part, section,

paragraph or clause of these Articles shall be held to be indefinite, invalid or otherwise

unenforceable, the entire Articles shall not fail on account thereof, and the balance of the

Articles shall continue in full force and effect.

16.6 The limited liability company shall indemnity, defend and save harmless each

member or former member of the limited liability company against expenses actually and

reasonably incurred by him, her or it in connection with the defense of an action, suit or

proceeding, civil or criminal, in which he, she or it is made a party by reason of being or having

been such member, except in relation to matters as to which he, she or it shall be adjudged in

the action, suit or proceeding to be liable for gross negligence or willful misconduct.

17. GOVERNING LAW

It is the intention of the parties hereto that these Articles shall be governed by and

construed and enforced in accordance with the internal laws of the State of Illinois.

18. BURDEN AND BENEFIT

These Articles are binding upon and shall inure to the benefit of the parties hereto and

their respective heirs, guardians, executors, administrators, personal and legal representatives,

and successors and to the assigns of the parties hereto to the extent, but only to the extent,

the same is provided for in accordance with, and permitted by, the provisions of these Articles.

19. NOTICES

Except as otherwise provided in these Articles, any notice, consent or other

communication required or permitted hereunder shall be in writing and shall be addressed, in

the case of the limited liability company, to its principal place of business specified in Article 2,

in the case of the manager, to its office at the location specified in Article 9.1, and, in the case

of any member, to its address set forth opposite its signature below, as specified on or to such

other address or person as any of the foregoing parties shall furnish to the other parties in

writing; and any such communication so addressed shall be deemed to have been given when

delivered by hand or on the earlier of actual receipt and three (3) business days after being

sent by registered or certified mail, postage prepaid, return receipt requested, or one (1)

business day after being sent by overnight courier, telegram, or cable or on actual receipt after

being sent by any means not specified herein.

IN WITNESS WHEREOF, the parties have executed these Articles as of the day and

year first above written.

Address: ^ ^

^ Name printed: ^,

^ a natural person

Percentage Interest: ^ %

Address: ^ ^,

^ an Illinois corporation,

Percentage Interest: ^% By: ^

Its: ^

Address: ^ ^

^ as custodian for

Percentage Interest: ^% ^

By: ^

Name Printed: ^

Title: ^

SCHEDULE I

Identification of Real Estate