HIS IS A CONFIDENTIAL MEMORANDUM

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2 HIS IS A CONFIDENTIAL MEMORANDUM intended solely for limited use to deter mine whether you, as a potential investor, wish to express an interest in the Country Inn & Suites, as more particularly described herein ( Property, Hotel ). This confidential memorandum contains brief, selected information pertaining to the business affairs of the Property s owner ( Owner ) and has been prepar ed by Hotel Assets Group, LLC. ( Hotel AG ), the Owner s exclusive agent, primarily from information supplied by the Owner. Although representat ives of the Owner have reviewed this confidential memorandum, it does not purport to be all-inclusive or contain all of the information that a potential investor may desire. Neither the Owner, nor any of its members, officers, directors, employees or agents, nor Hotel AG make any representation or warranty, expressed or implied, as to the accuracy or completeness of any of the information contained herein. Each of the Owner and Hotel AG discla ims any liability which may be based on such information, errors therein, or omissions therefrom. All financial data contained herein is unaudited. T he projections and proforma information contained herein represent estimates based on assumptions considered reasonable under the circumstances. No representations or warranties, expressed or implied, are made that the actual results will conform to such projections. There is no representati on as to the environmental condition of the property, or as to any other aspect of the property. By your receipt of this confidential memorandum, you agree that this memorandum and the information contained herein are of a confidential nature and that you hold and treat them in the strictest of confidence; you will not, directly or indirectly, disclose or permit any one else to disclose this memorandum or any part of the contents in any fashion or manner detrimental to the interests of the Owner. Further, you agree not to discuss this memorandum with any other institution, potential investor or tenant without the express permission of Hotel AG and the Owner. Upon request, the recipient will promptly return this confidential memorandum and any other material received from the Owner or Hotel AG withou t retaining any copies thereof. This confidential memorandum shall not be deemed an indication of the state of affairs of the Owner or constitute an indicati on that there has been no change in the business or affairs of the Owner since the date of preparation of this memorandum. Neither the Owner nor Hotel AG undertakes any obligation to provide additional information or to correct or update any of the information contained in this confidential me morandum.

3 Executive Summary 4 Property Detail 8 Market Information 12 Competitive Set 15 Financial Analysis 17 Partner (770) Victor@hotelassetsgroup.com

4 Hotel Assets Group, LLC, as sole exclusive agent, is pleased to offer the feesimple interest in the Country Inn & Suites (collectively known as the Property, or Hotel ), a select-service all suites hotel located in Columbus, Georgia. The The Country Inn & Suites is a 62-room, hotel located at 1720 Fountain Court, Columbus, Georgia. The property is conveniently located off Interstate 185 (I-185) near Columbus Park Crossing Mall, Ft. Benning and the Columbus Welcome Center. The hotel is approximately 9 miles from the downtown Columbus area. The hotel is close to attractions such as Cooper Creek Park, Columbus Museum of Art, Columbus State University, Columbus Airport, Springer Opera House, Coca-Cola Space Science Center, National Infantry Museum, RiverCenter for the Performing Arts. The city of Columbus has shopping and a variety of restaurants that are located in the surrounding area. The Property is a three story, interior corridor, hotel originally constructed in The Hotel contains a lobby reception area for both breakfast and evening receptions, business center, outdoor pool and fitness center. The Property has 62 guest rooms and suites as follows: Standard Rooms, King Suites and Whirlpool Suites. All guestrooms contain a king and/or double / double bed with luxury bedding. The Property offers standard Country Inn & Suites by Carlson amenities such as work desk, wired and wireless Internet. 62 guest rooms Three story, interior corridor building, built in 2000 Ideal for owner / operator Recently renovated Upside with aggressive management strategies The Property is being offered free of management and debt encumbrances. The terms of the sale are all cash to the Seller at closing. The Property is offered in an as is, where is condition on fee-simple land. There are a number of compelling aspects to this investment opportunity, which should provide a significant increase in value for an investor, which are as follows: Re-branding opportunity s available Ideal opportunity for Owner-Operator Limited competition on the exit

5 Price $2,500,000 Price per Key $40,323 Number of Rooms 62 The table below summarizes the historical performance and projections. Financial Summary / Projections Year Ending 2015 Year 1 Year 2 Year 3 Room Revenue $802,100 $901,579 $995,034 $1,087,616 Total Revenue $802,333 $906,488 $1,000,141 $1,092,933 Occupancy 46.2% 48.0% 50.9% 53.5% Average Daily Rate $76.72 $83.00 $86.35 $89.84 Net Operating Income (1) $56,994 $171,591 $194,351 $231,420 Net Operating Percentage 7.1% 18.9% 19.4% 21.2% (1) - Includes 3% Management fee and 4% FF&E Reserve The financial and investment projections represented in this document are estimates based on assumptions made by Hotel Assets Group, LLC given current market conditions. Hotel Assets Group, LLC neither warrants nor guarantees the occurrence of these projections as unanticipated cir cumstances may occur.

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8 The Property s civic address is 1720 Fountain Court, Columbus, Georgia The Hotel is easily accessible with excellent visibility from I and Williams Road. The Property has 62 guest rooms and suites as follows: Standard Rooms, King Suites and Whirlpool Suites. All guestrooms contain a king and/or queen bed with luxury bedding. The Property offers standard Country Inn & Suites by Carlson amenities such as work desk, wired and wireless Internet. Guestrooms are broken down as follows: King 14 Double / Double 26 Executive Suites 11 Junior Suites 4 Handicap 5 Jaccuzzi 2 Total 62 The Hotel offers 124 asphalt-surfaced parking spaces.

9 Foundation: Concrete slab Exterior Walls: Plywood and vinyl siding Roof: Shingles Lot Size: 85, square feet Floors: 3 Interior Walls: Wood frame, sheet rock Ceilings: Sheet rock, acoustic tiles Number of Buildings: 1 Frontage: 319 feet Building Size: 19,000 square feet Manufacturer of Door Lock: Onity Guestrooms are equipped with hard-wired, battery-operated smoke detectors and sprinkler heads. The hotel has full coverage with off site monitoring. Manufacturer of system is Central Sprinkler Company. Scope and Coverage: Central Annunciation in back office, sprinkled throughout guest rooms, corridors and public space Electric: Gas: Water/Sewer Diverse Power Liberty Utiliteis Columbus Water Works Through Wall Individual Units: 16 years old/ge Separate System for public area: Yes Boiler manufacturer: Rudd; 100 gallons each Hot Water Storage Capacity: gallon storage tank Two Pipe System: Yes The Hotel has two, 60 pound, Unimac washers and two 60 pound Unimac dryers. All are in fully functional. Manufacturer: Mitel Age: 16 Years/Owned Voic Yes Call-in-accounting systems: Yes 2-line phones in rooms: No Number of Phones in guest rooms: One to Two phones Local service provider: Mediacom Long distance service provider: Mediacom Telephone call accounting interfaced to hotel PMS?: Yes The Hotel has one guest elevators, manufactured by Dover; 2,500 pound capacity MAKE AGE SIZE OWNED/LEASED FLAT PANEL IN-ROOM MOVIES Sharp Three 32 Owned Yes No

10 Front Desk: Micros Back Office: Quickbooks PMS Software: Micros / Opera The Property was built as a Country Inn & Suites by Carlson in Be Our Guest 2014 Presidents Award by Carlson 2014 Booking.com Service Award 2014 Trip Advisor Service Award Fort Benning Infantry Museum Columbus Park Crossing Mall Downtown Columbus Columbus Civic Center River Walk White Water Rafting Hot water heater Central HVAC north hall One meeting room for people

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12 Columbus is the county seat of Muscogee County, with which it is consolidated; Columbus is the principal city of the Columbus, Georgia Metropolitan Area. It joins with the Auburn, Alabama Metropolitan Area to form the Columbus, Georgia-Auburn, Alabama Combined Statistical Area, which in 2009 had an estimated population of 450,467. The city of Columbus, as of the 2010 Census, had a population of 189,885. (The Columbus, Georgia Metropolitan Area had an estimated population in 2009 of 292,795.) Columbus is the third largest city and fourth largest metropolitan area in Georgia; and the 123 rd largest city in the Nation. Columbus, Georgia is located approximately 100-miles south of Atlanta, Georgia. Muscogee County is located on the central western border of Georgia and had a population of 189,885 according to the 2010 Census. Columbus is the only city in the county and has been a consolidated city-county since the beginning of Fort Benning is a major employer in Columbus (located in Muscogee County) and the post boundaries extend into Chattahoochee Counties in Georgia and Russell County, Alabama. Fort Benning is a United States Army post and a selfsustaining military community supporting more than 120,000 active-duty military, family members, reserve component soldiers, retirees, and civilian employees on a daily basis. Fort Benning is part of the Columbus, Georgia Metropolitan Statistical Area. Additionally, Fort Benning is home of the United States Army Armor School, United States Army Infantry School, the Western Hemisphere Institute for Security Cooperation, elements of the 75 th Ranger Regiment, 3 rd Brigade 3 rd Infantry Division, and many other additional tenant units. Columbus is divided into five geographic areas: Downtown (also called Uptown ) is the city s central business district, and home to many historic districts, homes, and churches. East Columbus is the largest of the five Columbus areas; it is home to Bull Creek Golf Course, the largest of seven golf courses in the city. MidTown is a residential and commercial area home to two major shopping areas: Peachtree Mall, an indoor shopping center and The Landings, an outdoor strip mall. Additionally, MidTown is home to the majority of bars and nightclubs in the Columbus area. North Columbus is a diverse suburban area of the city that is home to established neighborhoods and newly built subdivisions. South Columbus is situated just below MidTown and is home to the National Infantry Museum, a museum hat honors the history of infantry forces in the U.S. Army. The South Columbus area has a noticeably higher military population than other areas, likely because it is located just above the United States Army post Fort Benning. The city is home to museums and other tourism sites such as the Columbus Museum, accredited by the American Association of Museums. It was founded in 1953 and contains artifacts on both American art and regional history, displayed in

13 both its permanent collection as well as temporary exhibitions. The National Civil War Naval Museum, a 40,000 square-foot facility that opened in 1962, features two original American Civil War military vessels, uniforms, equipment and weapons used by the Union and Confederate Navy. The Coca- Cola Space Science Center opened in 1996 for the purpose of public education in science, physics, and astronomy. It includes seven flight simulators and a planetarium. The National Infantry Museum and Soldier Center opened in 2009 and honors the service of Infantry forces in the United State Army. The Museum includes displays related to the history of the Infantry from the founding of the nation to the present and has its own IMAX Theater. Companies headquartered in Columbus include Aflac, Masterbuilt, TSYS, Synovus, Carmike Cinemas, and the W.C. Bradley Co. The Columbus 2009 Comprehensive Annual Financial Report listed the top employers in the city as follows: Fort Benning, 41,462; Muscogee County School District, 6,200; TSYS, 4,300; Aflac, 4,100; Columbus-Muscogee County Consolidated Government, 2,933; Columbus Regional Healthcare System, 2,700; Blue Cross Blue Shield of Georgia, 1,540; Pezold Management, 1,500; St. Francis Hospital, 1,470; Synovus, 1,021. Atlanta, Georgia Birmingham, Alabama Jacksonville, Florida Nashville, Tennessee Charlotte, North Carolina Cities Nearest to Columbus, Georgia Population of 200,000 plus 96-miles 129-miles 244-miles 277-miles 308-miles Interstate 185 is a mile, secondary interstate in western Georgia also known as unsigned State Route 411. It provides a freeway connection from Columbus and Fort Benning to Atlanta, Georgia. Its southern terminus is at U.S. 27, U.S. 280, and Georgia 520 in Columbus, just north of Fort Benning; south of this interchange, a freeway continues onto the base. Its northern terminus is at an interchange with Interstate 85 near LaGrange % Change Columbus / Muscogee County 189, , % Georgia 9,687,653 8,186, % United States 308,745, ,421, % Source: Census Bureau 2010 Fact Finder

14 Columbus, Georgia Top Employers The Columbus Airport is the metro area s primary airport and the fourth busiest airport in Georgia, located just off of Interstate 185. The airport is served by Delta Air Lines and American Air Lines and its carrier American Eagle. Currently, there are approximately 100,000 arrivals and departures annually. Fort Benning U.S. Army 33,779 TSYS 6,000 Muscogee County School District 6,000 AFLAC, Incorporated 3,300 Columbus Regional Healthcare System 2,603 The Bradley Center of St. Francis Columbus, Georgia Columbus Doctors Hospital, Inc. Columbus, Georgia Hughston Sports Medicine Hospital Columbus, Georgia The Medical Center Columbus, Georgia St. Francis Hospital Columbus, Georgia West Central Georgia Regional Hospital Columbus, Georgia W.C. Bradley Company 2,000 Blue Cross/Blue Shield of Georgia 1,700 Swift Denim, Inc. 1,600 St. Francis Hospital, Inc. 1,409 Tom s Food Inc. (1,600 total company) 500 Source: Columbus Georgia Chamber of Commerce Columbus State University (Full-time enrollment: 3,886) Columbus Technical College (Full-time enrollment: 1,110) Auburn University Main Campus (33 miles; Auburn, Alabama; Full-time enrollment: 19,703) Tuskegee University (46 miles; Tuskegee, Alabama; Full-time enrollment: 2,732) Southern Union State Community College (59 miles; Wadley, Alabama; Full-time enrollment: 2,925) Gordon College (62 miles; Barnesville, Georgia; Full-time enrollment: 2,263) Fort Valley State University (62 miles; Ft. Valley, Georgia; Full-time enrollment: 2,233) State University of West Georgia (76 miles; Carrollton, Georgia; Full-time enrollment: 7,241) Troy State University-Main Campus (76 miles; Troy, Alabama; Full-time enrollment: 9,143)

15 The Property competes with the following five properties in terms of location, market positioning and/or overall quality of f acilities. Including the Property, the competitive set totals 430 guestrooms The following tables summarize the current competitive properties: Property Location Rooms Opened Country Inn & Suites Columbus Columbus, GA Comfort Suites Columbus Columbus, GA Wingate By Wyndham Columbus Columbus, GA Hampton Inn Columbus North Columbus, GA Sleep Inn Columbus Columbus, GA Fairfield Inn & Suites Columbus Columbus, GA Competitive Set Operating Statistics YE Dec 2015 Occupancy ADR RevPAR Country Inn & Suites 46.2% 44.1% 46.2% $76.72 $79.14 $75.89 $35.42 $34.87 $35.04 Competitive Set 59.7% 60.5% 58.2% $80.79 $79.57 $80.12 $48.22 $48.16 $46.66 Index Source: Smith Travel Research

16 Property & Comps A B C D E F Country Inn & Suites Columbus Comfort Suites Columbus Wingate By Wyndham Columbus Hampton Inn Columbus North Sleep Inn Columbus Fairfield Inn & Suites Columbus

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25 Victor Kalyanji Partner (770)