UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549 
FORM 10-Q
 
☒QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended June 30, 2021March 31, 2022
OR
☐TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
Commission File Number 001-34383
 
RMR MortgageSeven Hills Realty Trust
(Exact Name of Registrant as Specified in Its Charter)
Maryland20-4649929
(State of Organization)(IRS Employer Identification No.)
 
Two Newton Place, 255 Washington Street, Suite 300, Newton, MA 02458-1634
(Address of Principal Executive Offices)                            (Zip Code)
Registrant’s Telephone Number, Including Area Code 617-332-9530
Securities registered pursuant to Section 12(b) of the Act:
Title of Each ClassTrading SymbolName of each exchange on which registered
Common Shares of Beneficial InterestRMRMSEVNThe Nasdaq Stock Market LLC
Indicate by check mark whether the registrant:  (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.  Yes ☒   No ☐
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T during the preceding 12 months (or for such shorter period that the registrant was required to submit such files).  Yes ☒   No ☐
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Large accelerated filer
☐

 Accelerated filer
☐

Non-accelerated filer☒ Smaller reporting company☒
Emerging growth company
☐


If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided in Section 13(a) of the Exchange Act. ☐
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐  No ☒
Number of registrant's common shares of beneficial interest, $0.001 par value per share, outstanding as of July 30, 2021: 10,217,009April 25, 2022: 14,597,079


Table of Contents
RMR MORTGAGESEVEN HILLS REALTY TRUST
FORM 10-Q
June 30, 2021March 31, 2022
 
INDEX
  Page
1
2
Condensed Consolidated Statements of OperationsShareholders’ Equity — Three and Six Months Ended June 30,March 31, 2022 and 2021
3
4
Condensed Consolidated Statements of Shareholders’ Equity — Three and Six Months Ended June 30, 2021
5
6
7
8
9
106
2115
3328
3328
 
3429
38
3833
3833
3933
 
4034


References in this Quarterly Report on Form 10-Q to the Company, the Trust, RMRM,SEVN, we, us or our include RMR Mortgagemean Seven Hills Realty Trust and its consolidated subsidiaries unless otherwise expressly stated or the context indicates otherwise.

Table of Contents
PART I. Financial Information
Item 1. Financial Statements
RMR MORTGAGESEVEN HILLS REALTY TRUST
CONDENSED CONSOLIDATED BALANCE SHEET
(dollars in thousands, except per share data)
(unaudited)
June 30,
2021
ASSETS
Cash and cash equivalents$30,402 
Restricted cash205 
Loans held for investment, net210,742 
Accrued interest receivable620 
Prepaid expenses and other assets2,505 
Total assets$244,474 
LIABILITIES AND SHAREHOLDERS' EQUITY
Accounts payable, accrued liabilities and deposits$1,638 
Master repurchase facility, net48,775 
Due to related persons1,006 
Total liabilities51,419 
Commitments and contingencies0
Shareholders' equity:
Common shares of beneficial interest, $0.001 par value per share; unlimited number of shares authorized; 10,217,009 shares issued and outstanding10 
Additional paid in capital193,065 
Cumulative net income1,510 
Cumulative distributions(1,530)
Total shareholders' equity193,055 
Total liabilities and shareholders' equity$244,474 


The accompanying notes are an integral part of these unaudited condensed consolidated financial statements.
1
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RMR MORTGAGE TRUST
CONSOLIDATED STATEMENT OF ASSETS AND LIABILITIES (Predecessor Basis)SHEETS
(dollars in thousands, except per share data)
(unaudited)

December 31, 2020
ASSETS
Cash and cash equivalents$103,314 
Loans held for investment (cost $91,879)91,879 
Restricted cash250 
Dividends and interest receivable139 
Prepaid expenses345 
Other assets128 
Total assets196,055 
LIABILITIES
Accrued income taxes2,386 
Accrued expenses and other liabilities491 
Advisory fee payable141 
Deferred revenue82 
Compliance and internal audit costs payable31 
Administrative fee payable30 
Total liabilities3,161 
Net assets attributable to common shares$192,894 
Composition of net assets attributable to common shares
Common shares, $0.001 par value per share; unlimited number of shares authorized$10 
Additional paid in capital192,884 
Net assets attributable to common shares$192,894 
Common shares outstanding10,202 
Net asset value per share attributable to common shares$18.91 
March 31,December 31,
20222021
ASSETS
Cash and cash equivalents$8,953 $26,197 
Restricted cash9 98 
Loans held for investment, net622,710 570,780 
Prepaid expenses and other assets3,353 2,918 
Total assets$635,025 $599,993 
LIABILITIES AND SHAREHOLDERS' EQUITY
Accounts payable, accrued liabilities and deposits$967 $1,561 
Secured financing facilities, net367,679 339,627 
Due to related persons1,126 1,111 
Total liabilities369,772 342,299 
Commitments and contingencies00
Shareholders' equity:
Common shares of beneficial interest, $0.001 par value per share; 25,000,000 shares authorized; 14,597,079 shares issued and outstanding15 15 
Additional paid in capital237,706 237,624 
Cumulative net income35,776 24,650 
Cumulative distributions(8,244)(4,595)
Total shareholders' equity265,253 257,694 
Total liabilities and shareholders' equity$635,025 $599,993 
The

See accompanying notes are an integral part of these unaudited condensed consolidated financial statements.notes.
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RMR MORTGAGESEVEN HILLS REALTY TRUST
CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(amounts in thousands, except per share data)
(unaudited)
Three Months Ended June 30, 2021Six Months Ended June 30, 2021
INCOME FROM INVESTMENTS:
Interest income from investments$3,055 $5,056 
Less: interest and related expenses(192)(192)
Income from investments, net2,863 4,864 
OTHER EXPENSES:
Base management fees721 1,436 
General and administrative expenses714 1,306 
Reimbursement of shared services expenses275 601 
Total expenses1,710 3,343 
Income before income tax benefit (expense)1,153 1,521 
Income tax benefit (expense)7 (11)
Net income$1,160 $1,510 
Weighted average common shares outstanding10,208 10,205 
Net income per common share$0.11 $0.15 

Three Months Ended March 31,
20222021
INCOME FROM INVESTMENTS:
Interest income from investments$9,579 $2,001 
Purchase discount accretion5,935 — 
Less: interest and related expenses(1,737)— 
Income from investments, net13,777 2,001 
OTHER EXPENSES:
Base management fees1,063 715 
General and administrative expenses946 592 
Reimbursement of shared services expenses560 326 
Other transaction related costs37 — 
Total other expenses2,606 1,633 
Income before income tax expense11,171 368 
Income tax expense(45)(18)
Net income$11,126 $350 
Weighted average common shares outstanding - basic14,505 10,202 
Weighted average common shares outstanding - diluted14,519 10,202 
Net income per common share - basic and diluted$0.76 $0.03 


TheSee accompanying notes are an integral part of these unaudited condensed consolidated financial statements.notes.


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RMR MORTGAGE TRUST
CONSOLIDATED STATEMENTS OF OPERATIONS (Predecessor Basis)
(amounts in thousands)
(unaudited)

Three Months Ended June 30, 2020Six Months Ended June 30, 2020
INVESTMENT INCOME:
Dividend income$3,388 $7,517 
Interest income2 23 
Other income10 25 
Total investment income3,400 7,565 
EXPENSES:
Advisory547 1,252 
Legal138 175 
Compliance and internal audit34 68 
Shareholder reporting17 35 
Custodian24 48 
Administrative24 48 
Preferred share remarketing and auction fees18 36 
Audit12 24 
Trustees' fees and expenses13 28 
Other51 104 
Total expenses before interest expense878 1,818 
Interest expense297 851 
Total expenses1,175 2,669 
Net investment income2,225 4,896 
Realized and change in unrealized gain (loss) on investments
Net realized gain on investments6 921 
Net change in unrealized gains (losses) on investments38,386 (84,960)
Net realized and change in unrealized gains (losses) on investments38,392 (84,039)
Net increase (decrease) in net assets before preferred distributions resulting from operations40,617 (79,143)
Distributions to preferred shareholders from net investment income(87)(213)
Net increase (decrease) in net assets attributable to common shares resulting from operations$40,530 $(79,356)

The accompanying notes are an integral part of these unaudited condensed consolidated financial statements.
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RMR MORTGAGESEVEN HILLS REALTY TRUST
CONDENSED CONSOLIDATED STATEMENTS OF SHAREHOLDERS’ EQUITY
(amounts in thousands)
(unaudited)

Number ofAdditionalNumber ofAdditional
CommonCommonPaid InCumulativeCumulativeCommonCommonPaid InCumulativeCumulative
 SharesSharesCapitalNet IncomeDistributionsTotal SharesSharesCapitalNet IncomeDistributionsTotal
Balance at December 31, 2021Balance at December 31, 202114,597 $15 $237,624 $24,650 $(4,595)$257,694 
Share grantsShare grants— — 82 — — 82 
Net incomeNet income— — — 11,126 — 11,126 
DistributionsDistributions— — — — (3,649)(3,649)
Balance at March 31, 2022Balance at March 31, 202214,597 $15 $237,706 $35,776 $(8,244)$265,253 
Net assets at December 31, 2020Net assets at December 31, 202010,202 $10 $192,884 $0 $0 $192,894 Net assets at December 31, 202010,202 $10 $192,884 $— $— $192,894 
Net incomeNet income— — — 350 — 350 Net income— — — 350 — 350 
Balance at March 31, 2021Balance at March 31, 202110,202 10 192,884 350 0 193,244 Balance at March 31, 202110,202 $10 $192,884 $350 $— $193,244 
Share grants15 — 181 — — 181 
Net income— — — 1,160 — 1,160 
Distributions— — — — (1,530)(1,530)
Balance at June 30, 202110,217 $10 $193,065 $1,510 $(1,530)$193,055 


TheSee accompanying notes are an integral part of these unaudited condensed consolidated financial statements.notes.

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SEVEN HILLS REALTY TRUST
CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
(dollars in thousands)
(unaudited)

Three Months Ended March 31,
20222021
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income$11,126 $350 
Adjustments to reconcile net income to net cash provided by (used in) operating activities:
Accretion of purchase discount(5,935)— 
Share based compensation82 — 
Amortization of deferred financing costs209 — 
Amortization of loan origination and exit fees(1,298)(254)
Changes in operating assets and liabilities:
Prepaid expenses and other assets(520)(219)
Accounts payable, accrued liabilities and deposits(594)(1,815)
Due to related persons15 553 
Net cash provided by (used in) operating activities3,085 (1,385)
CASH FLOWS FROM INVESTING ACTIVITIES:
Origination of loans held for investment(90,036)(54,840)
Additional funding of loans held for investment(3,219)(204)
Repayment of loans held for investment48,643 — 
Net cash used in investing activities(44,612)(55,044)
CASH FLOWS FROM FINANCING ACTIVITIES:
Proceeds from secured financing facilities130,160 — 
Repayments under secured financing facilities(101,597)— 
Payments of deferred financing costs(720)(76)
Distributions(3,649)— 
Net cash provided by (used in) financing activities24,194 (76)
Decrease in cash, cash equivalents and restricted cash(17,333)(56,505)
Cash, cash equivalents and restricted cash at beginning of period26,295��103,564 
Cash, cash equivalents and restricted cash at end of period$8,962 $47,059 
SUPPLEMENTAL DISCLOSURES:
Interest paid$1,584 $— 
Income taxes paid$47 $1,830 
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RMR MORTGAGE TRUST
CONSOLIDATED STATEMENTS OF CHANGES IN NET ASSETS (Predecessor Basis)
(amounts in thousands)
(unaudited)

Three Months Ended June 30, 2020Six Months Ended June 30, 2020
Increase (decrease) in net assets resulting from operations
Net investment income$2,225$4,896
Net realized gain on investments6921
Net change in unrealized gains (losses) on investments38,386(84,960)
Distributions to preferred shareholders(87)(213)
Net increase (decrease) in net assets attributable to common shares resulting from operations40,530 (79,356)
Distributions to common shareholders from:
Distributable earnings(1,020)(4,387)
Total distributions to common shareholders(1,020)(4,387)
Total increase (decrease) in net assets attributable to common shares39,510(83,743)
Net assets attributable to common shares
Beginning of period132,073255,326
End of period$171,583 $171,583 
Common shares issued and repurchased
Shares outstanding, beginning of period10,20210,202
Shares outstanding, end of period10,20210,202

The accompanying notes are an integral part of these unaudited condensed consolidated financial statements.

6
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RMR MORTGAGE TRUST
CONDENSED CONSOLIDATED STATEMENT OF CASH FLOWS
(dollars in thousands)
(unaudited)
Six Months Ended June 30, 2021
CASH FLOWS FROM OPERATING ACTIVITIES:
Net income$1,510 
Adjustments to reconcile net income to net cash used in operating activities:
Share based compensation181 
Amortization of deferred financing costs34 
Amortization of loan origination and exit fees(641)
Changes in operating assets and liabilities:
Accrued interest receivable and interest advances(677)
Prepaid expenses and other assets(1,983)
Accounts payable, accrued liabilities and deposits(1,369)
Due to related persons852 
Net cash used in operating activities(2,093)
CASH FLOWS FROM INVESTING ACTIVITIES:
Origination of loans held for investment(117,255)
Additional funding of loans held for investment(820)
Net cash used in investing activities(118,075)
CASH FLOWS FROM FINANCING ACTIVITIES:
Proceeds from master repurchase facility49,172 
Payments of deferred financing costs(431)
Distributions(1,530)
Net cash provided by financing activities47,211 
Decrease in cash, cash equivalents and restricted cash(72,957)
Cash, cash equivalents and restricted cash at beginning of period103,564 
Cash, cash equivalents and restricted cash at end of period$30,607 
SUPPLEMENTAL DISCLOSURES:
Interest paid$120 
Income taxes paid$2,477 
SUPPLEMENTAL DISCLOSURE OF CASH, CASH EQUIVALENTS AND RESTRICTED CASH:
The table below provides a reconciliation of cash, cash equivalents and restricted cash reported within the condensed consolidated balance sheetsheets to the amounts shown in the condensed consolidated statementstatements of cash flows:
As of June 30, 2021
Cash and cash equivalents$30,402 
Restricted cash205 
Total cash, cash equivalents and restricted cash shown in the condensed consolidated statement of cash flows$30,607 
The accompanying notes are an integral part of these unaudited condensed consolidated financial statements.
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As of March 31,
20222021
Cash and cash equivalents$8,953 $46,839 
Restricted cash9 220 
Total cash, cash equivalents and restricted cash shown in the condensed consolidated statements of cash flows$8,962 $47,059 


RMR MORTGAGE TRUST
CONSOLIDATED STATEMENT OF CASH FLOWS (Predecessor Basis)
(dollars in thousands)
(unaudited)
Six Months Ended June 30, 2020
CASH FLOWS FROM OPERATING ACTIVITIES:
Net decrease in net assets before preferred distributions resulting from operations$(79,143)
Adjustments to reconcile net decrease in net assets before preferred distributions resulting from operations to cash provided by operating activities:
Purchases of long term investments(5,789)
Proceeds from sales of long term investments4,901
Net sales of short term investments(402)
Changes in assets and liabilities:
Dividends and interest receivable and other assets979
Prepaid expenses54
Interest payable(89)
Payable for securities purchased(10)
Advisory fee payable(62)
Compliance and internal audit costs payable68
Administrative fee payable(1)
Accrued expenses and other liabilities61
Net unrealized losses on investments84,960
Net realized gain on investments and foreign currency transactions(921)
Cash provided by operating activities4,606
CASH FLOWS FROM FINANCING ACTIVITIES:
Distributions paid to preferred shareholders(219)
Distributions paid to common shareholders(4,387)
Cash used in financing activities(4,606)
Increase in cash and cash equivalents0
Cash and cash equivalents at beginning of period7
Cash and cash equivalents at end of period$7
SUPPLEMENTAL DISCLOSURES:
Cash paid for interest and fees on borrowings$940

TheSee accompanying notes are an integral part of these unaudited condensed consolidated financial statements.notes.
8
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RMR MORTGAGE TRUST
CONSOLIDATED PORTFOLIO OF INVESTMENTS - DECEMBER 31, 2020 (Predecessor Basis)
(dollars in thousands)
(unaudited)

LocationProperty TypeCommitted Principal AmountCoupon RateOrigination DateMaturity DateCostValue
MORTGAGE LOANS HELD FOR INVESTMENT 47.6% (1)
Downers Grove, ILOffice$30,000L + 4.25%09/25/202011/25/2023$29,232 $29,232 
Durham, NCLab$21,500L + 4.35%12/17/202012/17/202313,28113,281
Los Angeles, CARetail$24,600L + 4.25%12/17/202012/17/202217,02917,029
Aurora, ILOffice$16,500L + 4.35%12/18/202012/18/202314,54014,540
Berkeley, CALab$19,120L + 4.35%12/30/202012/30/202317,79717,797
Total Mortgage Loans - 47.6%$91,879 91,879
Other assets less liabilities - 52.4% (2)
101,015 
Net Assets attributable to common shareholders – 100.0%$192,894 

(1)The mortgage loans we invest in are not registered under the securities laws. These mortgage loans are valued using Level III inputs as defined in the fair value hierarchy under U.S. generally accepted accounting principles, or GAAP.
(2)Please refer to our Consolidated Statement of Assets and Liabilities for further information on these amounts.

The accompanying notes are an integral part of these unaudited condensed consolidated financial statements.
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RMR MORTGAGESEVEN HILLS REALTY TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

Note 1. Organization

RMR Mortgage Trust, or we, us, our, or the Trust, is a Maryland statutory trust. We were previously registered under the Investment Company Act of 1940, as amended, or the 1940 Act, as a closed-end management investment company. Our investment objective while we operated as a registered investment company was investing in equity securities of real estate companies.

On January 5, 2021, the Securities and Exchange Commission, or the SEC, issued an order granting our request to deregister as an investment company under the 1940 Act, or the Deregistration. As a result, the Trust changed its SEC registration to a reporting company under the Securities Exchange Act of 1934, as amended, or the Exchange Act. The issuance of the deregistration order enabled us to proceed with full implementation of our new business mandate to operate as a real estate investment trust, or REIT, that focuses primarily on originating and investing in first mortgage whole loans secured by middle market and transitional commercial real estate, or CRE, or the Business Change.

On April 26, 2021, we and Tremont Mortgage Trust, or TRMT, entered into an Agreement and Plan of Merger, or the Merger Agreement, pursuant to which, on the terms and subject to the satisfaction or waiver of the conditions thereof, TRMT has agreed to merge with and into us, with us continuing as the surviving entity in the merger, or the Merger. Pursuant to the terms and subject to the conditions set forth in the Merger Agreement, at the effective time of the Merger, or the Effective Time, each common share of beneficial interest, $0.01 par value per share, of TRMT, or TRMT Common Shares, issued and outstanding immediately prior to the Effective Time will be converted into the right to receive 0.52, or the Exchange Ratio, of one newly issued common share of beneficial interest, $0.001 par value per share, of our common shares, or the RMRM Common Shares, subject to adjustment as described in the Merger Agreement, with cash paid in lieu of fractional shares. Under the Merger Agreement, the Exchange Ratio is fixed and will not be adjusted to reflect changes in the market price of the RMRM Common Shares or the TRMT Common Shares prior to the Effective Time. Pursuant to the Merger Agreement, at the Effective Time, any unvested TRMT Common Share awards outstanding under TRMT's equity compensation plan generally will be converted into an unvested RMRM Common Share award under our equity compensation plan, subject to substantially similar vesting requirements and other terms and conditions, determined by multiplying the number of unvested TRMT Common Shares subject to such award by the Exchange Ratio (rounded down to the nearest whole number). The Merger and the other transactions contemplated by the Merger Agreement are collectively referred to herein as the other Transactions. We have incurred $2,183 of transaction costs related to the Merger that are included in prepaid expenses and other assets in the condensed consolidated balance sheet.

Following the consummation of the Merger, the combined company will continue to be managed by our and TRMT’s current manager, Tremont Realty Advisors LLC, or TRA or our Manager, pursuant to the terms of our existing management agreement with TRA. Contemporaneously with the execution of the Merger Agreement, we, TRMT and TRA entered into a letter agreement, or the TRA Letter Agreement, pursuant to which, on the terms and subject to conditions contained therein, we, TRMT and TRA have acknowledged and agreed that, effective upon consummation of the Merger, TRMT shall have terminated its management agreement with TRA, and TRA shall have waived its right to receive payment of the termination fee pursuant to such agreement. In consideration of this waiver, we have agreed that, effective upon consummation of the Merger and the termination of TRMT's management agreement with TRA, certain of the expenses TRA had paid pursuant to such management agreement will be included in the “Termination Fee” under and as defined in our existing management agreement with TRA. The TRA Letter Agreement further provides that such termination by TRMT and waiver by TRA shall apply only in respect of the Merger and will not apply in respect of any competing proposal or superior proposal (as those terms are defined in the Merger Agreement) or to any other transaction or arrangement.

Contemporaneously with the execution of the Merger Agreement, we entered into a voting agreement with TRA, or the Voting Agreement, pursuant to which TRA has agreed to vote all of the TRMT Common Shares which it is entitled to vote in favor of approval of the Merger and the other Transactions to which TRMT is a party at the special meeting of TRMT's shareholders scheduled to be held on September 17, 2021 for that purpose and against any competing acquisition proposal.

Also contemporaneously with the execution of the Merger Agreement, TRMT entered into a voting agreement with Diane Portnoy, pursuant to which Ms. Portnoy has agreed to vote all of our common shares which she is entitled to vote in favor of approval of the issuance of the RMRM Common Shares in the Merger, or the Merger Share Issuance, at the special meeting of our shareholders held for that purpose and against any competing acquisition proposal.

10

RMR MORTGAGE TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

The record date for determining the shareholders entitled to receive notice of, and to vote at, our and TRMT's special meetings is July 14, 2021. Pending requisite approval by us and TRMT shareholders, the Merger is expected to close during the third quarter of 2021.

Note 2. Basis of Presentation.
Prior to the Business Change, the Trust was accounted for as an investment company in accordance with the Financial Accounting Standards Board, or FASB, Accounting Standards Codification, or ASC, Topic 946, Financial Services - Investment Companies, or the Predecessor Basis. Upon the Business Change, we discontinued the application of guidance in ASC Topic 946 and prospectively applied the guidance required under GAAP, applicable to companies that are not investment companies, or the Successor Basis. As a result of these changes, ourThe accompanying condensed consolidated financial statements as ofare unaudited. Certain information and disclosures required by U.S. generally accepted accounting principles, or GAAP, for the three and six months ended June 30, 2021 are presented separately from ourcomplete financial statements onhave been condensed or omitted. We believe the Predecessor Basis, as of and fordisclosures made are adequate to make the periods prior to December 31, 2020. The results of operations from January 1, 2021 through January 4, 2021 wereinformation presented not material tomisleading. However, the Trust'saccompanying condensed consolidated financial statements should be read in conjunction with the consolidated financial statements and have not been presented separately, but they are includednotes contained in our condensed consolidated statement of operationsAnnual Report on Form 10-K for the six monthsyear ended June 30, 2021.

December 31, 2021, or our 2021 Annual Report. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair statement of results for the interim periods have been included. All intercompany transactions and balances with or among our consolidated subsidiaries have been eliminated. Operating results for interim periods are not necessarily indicative of the results that may be expected for the full year.

The preparation of financial statements in conformity with GAAP requires us to make estimates and assumptions that affect reported amounts. Actual results could differ from those estimates. Significant estimates in the accompanying condensed consolidated financial statements include the fair value of financial instruments.
Note 3. Summary of Significant Accounting Policies
Consolidation. These consolidated financial statements include the accounts of us and our subsidiaries, all of which are 100% owned directly by us. All intercompany transactions and balances with or among our consolidated subsidiaries have been eliminated.

For each investment we make, we evaluate whether consolidation of the borrower's financial statements is required under GAAP. GAAP addresses the application of consolidation principles to an investor with a controlling financial interest.

Cash, Cash Equivalents and Restricted Cash. We consider highly liquid investments with original maturities of three months or less at the date of purchase to be cash equivalents.
Restricted cash primarily consists of deposit proceeds from potential borrowers when originating loans, which may be returned to the applicable borrower upon the closing of the loan, after deducting any transaction costs paid by us for the benefit of such borrower.
Loans Held for Investment. Generally, our loans are classified as held for investment based upon our intent and ability to hold them until maturity, or if earlier, repayment. Loans that are held for investment are carried at cost, net of unamortized loan origination and accreted exit fees that are required to be recognized in the carrying value of the loans in accordance with GAAP, unless the loans are deemed to be impaired. Loans that we have a plan to sell or liquidate are held at the lower of cost or fair value less cost to sell.
We evaluate each of our loans for impairment at least quarterly by assessing a variety of risk factors in relation to each loan and assigning a risk rating to each loan based on those factors. Factors considered in these evaluations include, but are not limited to, property type, geographic and local market dynamics, physical condition, leasing and tenant profile, projected cash flow, risk of loss, current loan to value ratio, or LTV, debt yield, collateral performance, structure, exit plan and sponsorship. Loans are rated “1” (lower risk) through “5” (impaired/loss likely) as defined below:
"1" lower risk—Criteria reflects a sponsor having a strong financial condition and low credit risk and our evaluation of management's experience; collateral performance exceeding performance metrics included in the business plan or credit underwriting; and the property demonstrating stabilized occupancy and/or market rates, resulting in strong current cash flow and net operating income and/or having a very low LTV.
11

RMR MORTGAGE TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

"2" average risk—Criteria reflects a sponsor having a stable financial condition and our evaluation of management's experience; collateral performance meeting or exceeding substantially all performance metrics included in the business plan or credit underwriting; and the property demonstrating improved occupancy at market rents, resulting in sufficient current cash flow and/or having a low LTV.
"3" acceptable risk—Criteria reflects a sponsor having a history of repaying loans at maturity and meeting its credit obligations and our evaluation of management's experience; collateral performance expected to meet performance metrics included in the business plan or credit underwriting; and the property having a moderate LTV. New loans and loans with a limited history will typically be assigned this rating and will be adjusted to other levels from time to time as appropriate.
"4" higher risk—Criteria reflects a sponsor having a history of unresolved missed or late payments, maturity extensions and difficulty timely fulfilling its credit obligations and our evaluation of management's experience; collateral performance failing to meet the business plan or credit underwriting; the existence of a risk of default possibly leading to a loss and/or potential weaknesses that deserve management’s attention; and/or the property having a high LTV.
"5" impaired/loss likely—Criteria reflects a very high risk of realizing a principal loss or having incurred a principal loss; a sponsor having a history of default payments, trouble fulfilling its credit obligations, deeds in lieu of foreclosures, and/or bankruptcies; collateral performance is significantly worse than performance metrics included in the business plan; loan covenants or performance milestones having been breached or not attained; timely exit via sale or refinancing being uncertain; and/or the property having a very high LTV.
See Note 5 for further information regarding our current loan portfolio’s assessment under our internal risk rating policy.
Impairment occurs when it is deemed probable that we will not be able to collect all amounts due under a loan according to its contractual terms. Impairment will then be measured based on the present value of the expected future cash flows discounted at the loan's contractual effective rate and the fair value of any available collateral, net of any costs we expect to incur to realize that value. The determination of this estimated fair value involves judgments and assumptions based on objective and subjective factors. Consideration will be given to various factors, such as business plans, property occupancies, tenant profiles, rental rates, operating expenses and borrowers’ repayment plans, among others, and will require significant judgments regarding certain circumstances, such as guarantees, if any. Upon measurement of an impairment, we will record an allowance to reduce the carrying value of the loan accordingly, and record a corresponding charge to net income in our condensed consolidated statements of operations.
As of June 30, 2021, we have not recorded any allowances for losses as we believe it is probable that we will collect all amounts due pursuant to the contractual terms of our loan agreements with borrowers.
Fair Value of Financial Instruments. FASB ASC Topic 820-10, Fair Value Measurements and Disclosures, defines fair value, establishes a framework for measuring fair value in accordance with GAAP and expands the required disclosure regarding fair value measurements. ASC Topic 820-10 defines fair value as the price that would be received for a financial instrument in a current sale, which assumes an orderly transaction between market participants on the measurement date. We determine the estimated fair value of financial assets and liabilities using the three-tier fair value hierarchy established by GAAP, which prioritizes the inputs used in measuring fair value. GAAP establishes market based or observable inputs as the preferred source of values followed by valuation models using management assumptions in the absence of market inputs. The three levels of inputs that may be used to measure fair value are as follows:
    Level I—Inputs include quoted prices in active markets for identical assets or liabilities that we have the ability to access.
    Level II—Inputs include quoted prices in markets that are less active or inactive or for which all significant inputs are observable, either directly or indirectly.
    Level III—Inputs include unobservable prices and are supported by little or no market activity and are significant to the overall fair value measurement.
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RMR MORTGAGE TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

Loan Deferred Fees. Loan origination and exit fees are reflected in loans held for investment, net, in our condensed consolidated balance sheet and include fees charged to borrowers. These fees are amortized and accreted, respectively, into interest income over the life of the related loans held for investment.
Deferred Financing Costs. Costs incurred in connection with financings are capitalized and recorded as an offset to the related liability and amortized over the respective financing terms and are recorded in our condensed consolidated statements of operations as a component of interest and related expenses. At June 30, 2021, we had approximately $397 of capitalized financing costs, net of amortization.
Net Income Per Common Share. We calculate net income per common share, or EPS, by dividing net income by the weighted average number of common shares outstanding during the period. At June 30, 2021 and December 31, 2020, 0 warrants, options or other types or classes of securities existed that could be potentially dilutive to our common shares outstanding.

Revenue Recognition. Interest income related to our first mortgage whole loans secured by CRE will generally be accrued based on the coupon rates applied to the outstanding principal balance of such loans. Fees, premiums and discounts, if any, will be amortized or accreted into interest income over the remaining lives of the loans using the effective interest method, as adjusted for any prepayments.

If a loan's interest or principal payments are not paid when due and there is uncertainty that such payments will be collected, the loan may be categorized as non-accrual and no interest will be recorded unless it is collected. When all overdue payments are collected and, in our judgment, a loan is likely to remain current, it may be re-categorized as accrual.

For loans purchased at a discount, GAAP limits the yield that may be accreted (accretable yield) to the excess of the investor’s estimate of undiscounted expected principal, interest and other cash flows (cash flows expected at acquisition to be collected) over the investor’s initial investment in the loan. GAAP also requires that the excess of contractual cash flows over cash flows expected to be collected (non-accretable difference) not be recognized as an adjustment of yield, loss accrual or valuation allowance. Subsequent increases in cash flows expected to be collected from such loans generally will be recognized prospectively through adjustment of the loan’s yield over its remaining life. Decreases in cash flows expected to be collected will be recorded as an impairment.

Securities Transactions and Investment Income. Under the Predecessor Basis, we recorded securities transactions on a trade date basis, dividend income on the ex-dividend date and any non-cash dividends at the fair market value of the securities received. We use the accrual method for recording interest income, including accretion of original issue discount, where applicable, and accretion of discount on short term investments and identified cost basis for realized gains and losses from securities transactions. The difference between cost and fair value for investments we continue to hold is reflected as unrealized gain (loss), and any change in that amount from a prior period is reflected in the accompanying consolidated statement of operations.

Note 4.2. Recent Accounting Pronouncements
In June 2016, the Financial Accounting Standards Board, or the FASB, issued Accounting Standards Update, or ASU, No. 2016-13, Financial Instruments - Credit Losses (Topic 326): Measurement of Credit Losses on Financial Instruments, which requires that entities use a new forward-looking “expected loss” model that generally will result in the earlier recognition of allowance for credit losses. The measurement of expected credit losses is based upon historical experience, current conditions, and reasonable and supportable forecasts that affect the collectability of the reported amount. As a smaller reporting company, we expect to adopt ASU No. 2016-13 on January 1, 2023. We are currently assessing the potential impact the adoption of ASU No. 2016-13 will have on our condensed consolidated financial statements. The effect of the adoption of ASU No. 2016-13, if material, will be presented as a cumulative-effect adjustment to equity as of the date of adoption.
In March 2022, the FASB issued ASU No. 2022-02, Financial Instruments - Credit Losses (Topic 326): Troubled Debt Restructurings and Vintage Disclosures, which eliminated the guidance for and recognitions of troubled debt restructurings for all entities that have adopted ASU No. 2016-13. Instead, an entity must apply the loan refinancing and restructure guidance in Accounting Standards Codification, or ASC, Topic 310, Receivables (Topic 310), to determine whether a modification results in a new loan or continuation of an existing loan. If a borrower is experiencing financial difficulty, enhanced disclosures are required. ASU No. 2022-02 also amended the guidance on vintage disclosures to require disclosure of current period gross write-offs by year of origination. We expect to adopt ASU No. 2022-02 prospectively on January 1, 2023, concurrently with the adoption of ASU No. 2016-13. We are currently assessing the potential impact the adoption of ASU No. 2022-02 will have on our condensed consolidated financial statements.
Note 5.3. Loans Held for Investment
We originate first mortgage loans secured by middle market and transitional commercial real estate, or CRE, which are generally to be held as long term investments. We funded our existing loan portfolio using cash on hand and advancements under our master repurchase facilitysecured financing facilities. Additionally, we acquired the loan portfolio of Tremont Mortgage Trust, or TRMT, in the merger of TRMT with UBS AG,and into us on September 30, 2021, or UBS, orthe Merger, with our Master Repurchase Facility.common shares. See Note 64 for further information regarding our Master Repurchase Facility.secured financing agreements.

13
6

RMR MORTGAGESEVEN HILLS REALTY TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

The table below provides overall statistics for our loan portfolio as of June 30, 2021March 31, 2022 and December 31, 2020:2021:    
As of June 30, 2021
(Successor Basis)		As of December 31, 2020 (Predecessor Basis)As of March 31, 2022As of December 31, 2021
Number of loansNumber of loans95Number of loans2726
Total loan commitmentsTotal loan commitments$250,710$111,720Total loan commitments$684,547$648,266
Unfunded loan commitments (2)(1)
Unfunded loan commitments (2)(1)
$38,291$18,857
Unfunded loan commitments (2)(1)
$47,812$57,772
Principal balance (2)
Principal balance (2)
$212,515$92,863
Principal balance (2)
$636,831$590,590
Unamortized net deferred origination and exit fees$(1,773)$(984)
Carrying valueCarrying value$210,742$91,879Carrying value$622,710$570,780
Weighted average coupon rateWeighted average coupon rate4.98 %5.08 %Weighted average coupon rate4.57 %4.54 %
Weighted average all in yield (3)
5.62 %5.71 %
Weighted average LIBOR floor0.76 %0.78 %
Weighted average maximum maturity (years) (4)
4.24.2
Weighted average all in yield (2)
Weighted average all in yield (2)
5.10 %5.08 %
Weighted average floorWeighted average floor0.61 %0.68 %
Weighted average maximum maturity (years) (3)
Weighted average maximum maturity (years) (3)
3.73.8
Weighted average risk ratingWeighted average risk rating2.93.0Weighted average risk rating2.82.9
Weighted average LTV (5)
68 %68 %
(1)    Unfunded loan commitments are primarily used to finance property and building improvements and leasing capital and are generally funded over the term of the loan.
(2)     The principal balance at June 30, 2021 includes $96 of capitalized interest that does not reduce the amount of unfunded loan commitments.
(3)     All in yield represents the yield on a loan, excluding any repurchase debt funding applicable to the loan and including amortization of deferred fees over the initial term of the loan.loan and excluding any purchase discount accretion.
(4)(3)    Maximum maturity assumes all borrower loan extension options have been exercised, which options are subject to the borrower meeting certain conditions.
(5)     LTV represents the initial loan amount divided by the underwritten in-place value of the underlying collateral at closing.
The tabletables below representsrepresent our loan activities during the three months ended June 30,March 31, 2022 and 2021:
Principal BalanceDeferred Fees and Other ItemsCarrying Value
Balance at December 31, 2021$590,590 $(19,810)$570,780 
Additional funding3,304 — 3,304 
Originations91,184 (1,148)90,036 
Repayments(48,247)— (48,247)
Net amortization of deferred fees— 902 902 
Net purchase discount accretion— 5,935 5,935 
Balance at March 31, 2022$636,831 $(14,121)$622,710 
Principal BalanceDeferred Fees and Other ItemsCarrying Value
Balance at December 31, 2020$92,863 $(984)$91,879 
Additional funding274 — 274 
Originations55,515 (675)54,840 
Net amortization of deferred fees— 254 254 
Balance at March 31, 2021$148,652 $(1,405)$147,247 

Principal BalanceDeferred FeesCarrying Value
Balance at March 31, 2021 (Successor Basis)$148,652 $(1,405)$147,247 
Additional funding693 — 693 
Originations63,170 (755)62,415 
Net amortization of deferred fees— 387 387 
Balance at June 30, 2021 (Successor Basis)$212,515 $(1,773)$210,742 

The table below represents our loan activities during the six months ended June 30, 2021:
Principal BalanceDeferred FeesCarrying Value
Balance at December 31, 2020 (Predecessor Basis)$92,863 $(984)$91,879 
Additional funding967 — 967 
Originations118,685 (1,430)117,255 
Net amortization of deferred fees— 641 641 
Balance at June 30, 2021 (Successor Basis)$212,515 $(1,773)$210,742 

In July 2021, we originated a first mortgage loan of $27,385 to refinance a multi-tenant office building located in Plano, TX. This loan requires the borrower to pay interest at the floating rate of LIBOR plus a premium of 475 basis points per annum. This floating rate loan includes an initial funding of $24,635 and a future funding allowance of $2,750 for tenant improvements, leasing commissions and capital expenditures and has a three-year initial term with 2, one-year extension options, subject to the borrower meeting certain conditions.
Also in July 2021, we originated a first mortgage loan of $19,688 to finance the acquisition of a 100-unit apartment building located in Portland, OR. This loan requires the borrower to pay interest at the floating rate of LIBOR
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RMR MORTGAGESEVEN HILLS REALTY TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)


plus a premium of 357 basis points per annum. This floating rate loan was fully funded at closing and has a three-year initial term with 2, one-year extension options, subject to the borrower meeting certain conditions.
The tables below detail the property type and geographic location of the properties securing the loans in our portfolio as of June 30, 2021March 31, 2022 and December 31, 2020:2021:
June 30, 2021
(Successor Basis)		December 31, 2020
 (Predecessor Basis)		March 31, 2022December 31, 2021
Property TypeProperty TypeNumber of LoansCarrying ValuePercentage of ValueNumber of LoansCarrying ValuePercentage of ValueProperty TypeNumber of LoansCarrying ValuePercentage of ValueNumber of LoansCarrying ValuePercentage of Value
Office (1)
Office (1)
4$68,395 33 %2$38,106 41 %
Office (1)
13$276,406 45 %13$269,865 47 %
MultifamilyMultifamily144,205 21 %00 0 %Multifamily6142,220 23 %5106,002 19 %
LabLab231,199 15 %231,078 34 %Lab—— — %113,398 2 %
RetailRetail117,780 8 %117,029 19 %Retail6145,012 23 %488,724 16 %
Industrial (1)
Industrial (1)
149,163 23 %05,666 6 %
Industrial (1)
259,072 9 %392,791 16 %
9$210,742 100 %5$91,879 100 %
27$622,710 100 %26$570,780 100 %
(1)    NaN loan investments secured by mixed use properties consisting of office space and an industrial warehouse in Aurora, IL and Colorado Springs, CO are classified as office for the purpose of counting the number of loans in our portfolio because the majority of the square footage of the properties consists of office space. The carrying value of these loan investments areis reflected in office and industrial based on the fair value of the buildings at the time of origination relative to the total fair value of the properties.
June 30, 2021
(Successor Basis)		December 31, 2020
(Predecessor Basis)		March 31, 2022December 31, 2021
Geographic LocationGeographic LocationNumber of LoansCarrying ValuePercentage of ValueNumber of LoansCarrying ValuePercentage of ValueGeographic LocationNumber of LoansCarrying ValuePercentage of ValueNumber of LoansCarrying ValuePercentage of Value
EastEast1$33,908 16 %0$0 0 %East3$65,481 10 %3$55,132 10 %
SouthSouth224,184 11 %113,281 14 %South8190,383 31 %7153,495 27 %
WestWest364,537 31 %234,826 38 %West8147,126 24 %8145,453 25 %
MidwestMidwest388,113 42 %243,772 48 %Midwest8219,720 35 %8216,700 38 %
9$210,742 100 %5$91,879 100 %27$622,710 100 %26$570,780 100 %
Loan Risk RatingsCredit Quality
We evaluate each of our loans for impairment at least quarterly by assessing a variety of risk factors in relation to each loan and assigning a risk rating to each loan based on those factors. The higher the number, the greater the risk level. See our 2021 Annual Report for more information regarding our loan risk ratings.

The following table allocates the carrying value of our loan portfolio at June 30, 2021March 31, 2022 and December 31, 20202021 based on our internal risk rating policy:
June 30, 2021 (Successor Basis)December 31, 2020 (Predecessor Basis)March 31, 2022December 31, 2021
Risk RatingRisk RatingNumber of LoansCarrying ValueNumber of LoansCarrying ValueRisk RatingNumber of LoansCarrying ValueNumber of LoansCarrying Value
110$0 0$0 1—$— —$— 
22117,850 00 28147,472 494,743 
338192,892 591,879 317448,922 21463,600 
4400 00 4226,316 112,437 
5500 00 5—— —— 
9$210,742 5$91,879 27$622,710 26$570,780 
The weighted average risk rating of our loans by carrying value was 2.92.8 and 3.02.9 as of June 30, 2021March 31, 2022 and December 31, 2020,2021, respectively. The COVID-19 pandemic has negatively impacted some of our borrowers’ business operations or tenants, particularly in the cases of our retail and hospitality collateral, some of which are the types of properties that have been most negatively impacted by the pandemic. We expect that those negative impacts may continue and may apply to other borrowers and/or their tenants. Further, although economic activity in the U.S. has improved significantly from the low points during the pandemic to date, certain industries have not recovered to their pre-pandemic positions. Therefore, certain of our borrowers’ business plans will likely take longer to execute than initially expected and certain of our borrowers may be unable to pay their debt service obligations owed and due to us as currently scheduled or at all. As of March 31, 2022, we had 2 loans representing approximately 4% of the carrying value of our loan portfolio with a loan risk rating of “4” or “higher risk".
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SEVEN HILLS REALTY TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)


We may enter into loan modifications that include among other changes, extensions of maturity dates, repurposing or required replenishment of reserves, increases or decreases in loan commitments and required pay downs of principal amounts outstanding. Modifications that represent concessions to a borrower that is experiencing financial difficulties are classified as troubled debt restructurings and considered impaired.

In February 2022, we amended the agreement governing our loan secured by an office property located in Yardley, PA. As part of this amendment, the loan commitment was increased by $1,600, or the Additional Advance, and may be used to finance debt service costs and operating costs of the borrower and the initial maturity date was extended by one year to December 19, 2023. For purposes of calculating interest due to us for this loan, the Additional Advance is deemed to be outstanding as of the date of the amendment, regardless of whether such amounts have been advanced, at the London Interbank Offered Rate, or LIBOR, or a replacement base rate determined by us if LIBOR is no longer available, plus 12.0%. As of March 31, 2022, this loan had a risk rating of 4. The modification of this loan resulting from the amendment was determined not to be a troubled debt restructuring. However, we accounted for this modification as an extinguishment in accordance with ASC Topic 310, Receivables, because the changes to the terms were determined to be more than minor. As such, we recognized the related unaccreted purchase discount of $1,748 as interest income from investments in our condensed consolidated statements of income.

There were no other material modifications to our loan portfolio during the three months ended March 31, 2022.

We did not have any impaired loans or nonaccrual loans as of June 30, 2021March 31, 2022 or December 31, 2020. See Note 3 for further information regarding our loan risk ratings.

2021. As of July 30, 2021,March 31, 2022 and April 25, 2022, all of our borrowers had paid all of their debt service obligations owed and due to us and none of the loans included in our investment portfolio were in default.

Note 4. Secured Financing Agreements
Our secured financing agreements at March 31, 2022 consisted of agreements that govern: our master repurchase facility with UBS AG, or UBS, or the UBS Master Repurchase Facility; our master repurchase facility with Citibank, N.A., or Citibank, or the Citibank Master Repurchase Facility; our facility loan program with BMO Harris Bank N.A., or BMO, or the BMO Facility, and our master repurchase facility with Wells Fargo, National Association, or Wells Fargo, or the Wells Fargo Master Repurchase Facility. We refer to the UBS Master Repurchase Facility, the Citibank Master Repurchase Facility and the Wells Fargo Master Repurchase Facility, collectively, as our Master Repurchase Facilities. We refer to the Master Repurchase Facilities and the BMO Facility, collectively, as our Secured Financing Facilities. See our 2021 Annual Report for more information regarding our Secured Financing Facilities.
Wells Fargo Master Repurchase Facility

On March 11, 2022, one of our wholly owned subsidiaries entered into a master repurchase and securities agreement with Wells Fargo, or the Wells Fargo Master Repurchase Agreement, for the Wells Fargo Master Repurchase Facility. The Wells Fargo Master Repurchase Facility provides up to $125,000 in advances, with an option to increase the maximum facility amount to $250,000, subject to certain terms and conditions. We expect to use the Wells Fargo Master Repurchase Facility to finance the acquisition or origination of floating rate, commercial mortgage loans. We refer to our loan investments that secure advances we receive under any of our Secured Financing Facilities as the purchased assets. The expiration date of the Wells Fargo Master Repurchase Agreement is March 11, 2025, unless extended or earlier terminated in accordance with the terms of the Wells Fargo Master Repurchase Agreement.

Under the Wells Fargo Master Repurchase Facility, the initial purchase price paid by Wells Fargo for each purchased asset is up to 75% or 80%, depending on the property type of the purchased asset’s real estate collateral, of the lesser of the market value of the purchased asset or the unpaid principal balance of such purchased asset, and subject to Wells Fargo’s approval. Upon the repurchase of a purchased asset, we are required to pay Wells Fargo the outstanding purchase price of the purchased asset, accrued interest and all accrued and unpaid expenses of Wells Fargo relating to such purchased asset. Interest on advancements under the Wells Fargo Master Repurchase Facility will be calculated at the Secured Overnight Financing Rate, or SOFR, plus a premium.

15
9

RMR MORTGAGESEVEN HILLS REALTY TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

In connection with our Wells Fargo Master Repurchase Agreement, we entered into a guaranty, or the Wells Fargo Guaranty, which requires us to guarantee 25% of the aggregate repurchase price, and 100% of losses in the event of certain bad acts as well as any costs and expenses of Wells Fargo related to our Wells Fargo Master Repurchase Agreement. The Wells Fargo Guaranty also contains financial covenants, which require us to maintain a minimum tangible net worth, a minimum liquidity and a minimum interest coverage ratio and to satisfy a total indebtedness to stockholders’ equity ratio.

Our Wells Fargo Master Repurchase Facility also contains margin maintenance provisions that provide Wells Fargo with the right, in certain circumstances related to a credit event, as defined in the Wells Fargo Master Repurchase Agreement, to redetermine the value of purchased assets. Where a decline in the value of such purchased assets has resulted in a margin deficit, Wells Fargo may require us to eliminate any margin deficit through a combination of purchased asset repurchases and cash transfers to Wells Fargo subject to Wells Fargo’s approval.
Note 6. Debt Agreements
In addition, our Wells Fargo Master Repurchase Agreement provides for acceleration of the date of repurchase of the purchased assets by us and Wells Fargo’s liquidation of the purchased assets upon the occurrence and continuation of certain events of default, including a change of control of us, which includes Tremont Realty Capital LLC, or Tremont, ceasing to act as our sole manager or to be a wholly owned subsidiary of The RMR Group LLC, or RMR.

Citibank Master Repurchase Facility

On March 15, 2022, we amended and restated our master repurchase agreement with Citibank, or the Citibank Master Repurchase Agreement. The amended and restated Citibank Master Repurchase Agreement increased the maximum amount of available advancements under our Citibank Master Repurchase Facility to $215,000, extended the stated maturity date to March 15, 2025, and made certain other changes to the agreement and related fee letter, including replacing LIBOR with SOFR, for interest rate calculations on advancements under the Citibank Master Repurchase Facility and modifying certain pricing terms.

BMO Facility

On April 25, 2022, we amended our facility loan program agreement and the security agreement with BMO, or the BMO Loan Program Agreement, to increase the maximum principal amount available under our BMO Facility, from $100,000 to $150,000.

The weighted average interest rate for advancements under our Citibank Master Repurchase Facility, BMO Facility and UBS Master Repurchase Facility were 2.1%, 2.0% and 2.1%, respectively, for the quarter ended March 31, 2022.

As of March 31, 2022, we were in compliance with the covenants and other terms of the agreements that govern our Secured Financing Facilities.

As of March 31, 2022 and April 25, 2022, we had a $369,432 and a $378,905, respectively, aggregate outstanding principal balance under our Secured Financing Facilities.

As of March 31, 2022, our outstanding borrowings under our Secured Financing Facilities had the following remaining maturities:
Principal Payments on
Secured Financing Facilities
2022$31,448 
202386,996
2024219,338
202531,650
2026—
$369,432 

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SEVEN HILLS REALTY TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

The table below summarizes our debt agreementsSecured Financing Facilities as of June 30,March 31, 2022 and December 31, 2021:

Debt Obligation
Weighted AverageCollateral
Maximum Facility SizePrincipal BalanceCarrying ValueCoupon Rate
Remaining Maturity (1) (years)
Principal Balance
Fair Value (2)
June 30, 2021:
Master Repurchase Facility$193,055 $49,172 $48,775 L + 2.05%2.5$212,515 $208,678 
Debt Obligation
Weighted AverageCollateral
Maximum Facility SizePrincipal BalanceCarrying Value
Coupon Rate (1)
Remaining Maturity (2) (years)
Principal Balance
March 31, 2022:
UBS Master Repurchase Facility$192,000 $127,278 $126,475 2.40 %1.8$192,044 
Citibank Master Repurchase Facility215,000 159,878 159,557 2.32 %1.7223,744 
Wells Fargo Master Repurchase Facility125,000 — — — 2.9— 
BMO Facility100,000 82,276 81,647 2.16 %2.8109,701 
Total/weighted average$632,000 $369,432 $367,679 2.32 %1.9$525,489 
December 31, 2021:
UBS Master Repurchase Facility$192,000 $167,928 $167,024 2.09 %2.0$225,868 
Citibank Master Repurchase Facility213,482 161,825 161,724 2.03 %0.7222,129 
BMO Facility100,000 11,116 10,879 2.01 %2.714,821 
Total/weighted average$505,482 $340,869 $339,627 2.06 %1.4$462,818 
(1)The weighted average coupon rate is determined using LIBOR or SOFR plus a spread ranging from 1.80% to 2.30%, as applicable, for the respective borrowings under our Secured Financing Facilities.
(2)The weighted average remaining maturity is determined using the current maturity date of the corresponding loans, assuming no borrower loan extension options have been exercised. OurAs of March 31, 2022, our UBS Master Repurchase Facility, maturesCitibank Master Repurchase Facility and Wells Fargo Master Repurchase Facility mature on February 18, 2024.
(2)See Note 72024, March 15, 2025 and March 11, 2025, respectively. Our BMO Facility matures at various dates based on the respective underlying loans held for further discussion of our financial assets and liabilities not carried at fair value.investment.

On February 18, 2021, one of our wholly owned subsidiaries entered into a master repurchase agreement, or the Master Repurchase Agreement, with UBS for our Master Repurchase Facility, pursuant to which we may sell to UBS, and later repurchase, commercial mortgage loans, or the Purchased Assets. The expiration date of the Master Repurchase Agreement is February 18, 2024, unless extended or earlier terminated in accordance with the terms of the Master Repurchase Agreement. Pursuant to the Master Repurchase Agreement, we will pay UBS a non-refundable upfront fee that is equal to 0.50% of the applicable tranche amount on each Purchase Date (as each term is defined in the Master Repurchase Agreement). While the Master Repurchase Facility has no maximum facility amount, we expect the advancements under the Master Repurchase Facility to not exceed our equity, which, as of June 30, 2021, is $193,055. Our equity will change from time-to-time and may increase or decrease. We expect that the size of our Master Repurchase Facility may similarly change as our equity changes.

Under our Master Repurchase Facility, the initial purchase price paid by UBS for each Purchased Asset is up to 75% of the lesser of the market value of the Purchased Asset and the unpaid principal balance of such Purchased Asset, subject to UBS’s approval. Upon the repurchase of a Purchased Asset, we are required to pay UBS the outstanding purchase price of the Purchased Asset, accrued interest and all accrued and unpaid expenses of UBS relating to such Purchased Assets. The pricing rate (or interest rate) relating to a Purchased Asset is equal to one month LIBOR plus a customary premium within a fixed range, determined by the debt yield and property type of the Purchased Asset’s real estate collateral. UBS has the discretion under our Master Repurchase Agreement to make advancements at margins higher than 75%. The weighted average interest rate for advancements under our Master Repurchase Facility was 2.39% for both the three and six months ended June 30, 2021, respectively.

In connection with our Master Repurchase Agreement, we entered into a guaranty, or the Guaranty, which requires us to guarantee 25% of the aggregate repurchase price, and 100% of losses in the event of certain bad acts as well any costs and expenses of UBS related to our Master Repurchase Agreement. The Guaranty also requires us to comply with customary financial covenants, which include the maintenance of a minimum tangible net worth, minimum cash liquidity and a total indebtedness to stockholders' equity ratio.

Our Master Repurchase Facility also contains margin maintenance provisions that provide UBS with the right, in certain circumstances related to a Credit Event (as defined in the Master Repurchase Agreement) to redetermine the value of Purchased Assets. Where a decline in the value of such Purchased Assets has resulted in a margin deficit, UBS may require us to eliminate any margin deficit through a combination of Purchased Asset repurchases and cash transfers to UBS subject to UBS’s approval. As of June 30, 2021, we were in compliance with all covenants and other terms under our Master Repurchase Agreement and the Guaranty.

As of June 30, 2021 and July 30, 2021, we had a $49,172 and a $69,172, respectively, aggregate outstanding principal balance under our Master Repurchase Facility.

For the three and six months ended June 30, 2020, we recorded interest expense of $297 and $851, respectively, related to our former revolving credit facility with BNP Paribas Prime Brokerage International Ltd. In November 2020, we repaid all outstanding amounts and terminated that facility.
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RMR MORTGAGE TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)


Note 7.5. Fair Value of Financial Instruments
ASC Topic 820, Fair Value MeasurementsMeasurement, establishes a fair value hierarchy that prioritizes the inputs to valuation techniques used to measure fair value. The hierarchy gives the highest priority to unadjusted quoted prices in active markets for identical assets and liabilities (Level I) and the lowest priority to unobservable inputs (Level III). A financial asset’s or financial liability’s fair value measurement level within the fair value hierarchy is based on the lowest level of any input that is significant to the fair value measurement. Valuation techniques used need to maximize the use of observable inputs and minimize the use of unobservable inputs.
As of June 30, 2021 and December 31, 2020, theThe carrying values of cash and cash equivalents, restricted cash and accounts payable approximate their fair values due to the short term nature of these financial instruments. At June 30, 2021, the outstanding principal balance under our Master Repurchase Facility approximated the fair value, as interest was based on floating rates based on LIBOR plus a spread, and the spread was consistent with those demanded by the market.
We estimate the fair values of our loans held for investment and outstanding principal balances under our Master Repurchase FacilitySecured Financing Facilities by using Level III inputs, including discounted cash flow analyses and currently prevailing market terms as of the measurement date, determined by significant unobservable market inputs, which include holding periods, discount rates based on loan to value ratio, or LTV, property types and loan pricing expectations which are corroborated by a comparison with other market participants to determine the appropriate market spread to add to the one month LIBOR (Level III inputs as definedcurrent base interest.
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SEVEN HILLS REALTY TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in the fair value hierarchy under GAAP).thousands, except per share data)

The table below provides information regarding financial assets and liabilities not carried at fair value on a recurring basis in our condensed consolidated balance sheets:
June 30, 2021 (Successor Basis)December 31, 2020 (Predecessor Basis)March 31, 2022December 31, 2021
Carrying ValueFair ValueCarrying ValueFair ValueCarrying ValueFair ValueCarrying ValueFair Value
Financial assetsFinancial assetsFinancial assets
Loans held for investmentLoans held for investment$210,742 $209,034 $91,879 $91,879 Loans held for investment$622,710 $641,034 $570,780 $597,669 
Financial liabilitiesFinancial liabilitiesFinancial liabilities
Master Repurchase Facility$48,775 $48,238 0 0 
Secured Financing FacilitiesSecured Financing Facilities$367,679 $369,140 $339,627 $341,679 

There were no transfers of financial assets or liabilities within the fair value hierarchy during the three or six months ended June 30, 2021.March 31, 2022.
Note 8.6. Shareholders' Equity
Common Share Awards
We have common shares available for issuance under the terms of our 2021 Equity Compensation Plan, or the 2021 Plan. The values of the share awards are based upon the closing price of our common shares on The Nasdaq Stock Market LLC, or Nasdaq, on the date of award. The common shares that we have awarded to our Trustees vested immediately. We have not made any awards of common shares to date under the 2021 Plan to our officers and other employees of our Manager and of RMR LLC. We expect that the awards of common shares that we award to these persons will vest in 5 equal annual installments beginning on the date of award. We will recognize the value of awarded shares in general and administrative expenses ratably over the vesting period. We will recognize any share forfeitures as they occur.
On May 27, 2021, in accordance with our Trustee compensation arrangements, we awarded to each of our 5 Trustees 3,000 of our common shares, valued at $12.10 per common share, the closing price of our common shares on the Nasdaq that day.
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RMR MORTGAGE TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

Distributions

For the sixthree months ended June 30, 2021,March 31, 2022, we declared and paid a distribution to common shareholders, using cash on hand, as follows:
Record DatePayment DateDistribution per ShareTotal Distribution
April 26, 2021May 20, 2021$0.15 $1,530 

Record DatePayment DateDistribution per ShareTotal Distribution
January 24, 2022February 17, 2022$0.25 $3,649 
On July 15, 2021,April 14, 2022, we declared a quarterly distribution of $0.15$0.25 per common share, or approximately $1,533 in aggregate,$3,649, to shareholders of record as of July 26, 2021.on April 25, 2022. We expect to pay this distribution on or about AugustMay 19, 2021.2022, using cash on hand.
Note 9.7. Management Agreement with our ManagerTremont
We have 0no employees. The personnel and various services we require to operate our business are provided to us by our Manager,Tremont, pursuant to a management agreement, which provides for the day to day management of our operations by our Manager,Tremont, subject to the oversight and direction of our Board of Trustees.
Prior Agreements with RMR Advisors

Administration Agreement. Prior to its merger with our Manager on January 6, 2021, RMR Advisors LLC, or RMR Advisors, performed administrative functions for us pursuant to an administration agreement with us. RMR Advisors was also a party to a subadministration agreement with State Street Bank and Trust Company, or State Street, to perform substantially all fund accounting and other administrative services for us. Under the administration agreement, RMR Advisors was entitled to reimbursement of the cost of providing administrative services. On January 6, 2021, RMR Advisors merged with and into our Manager, with our Manager being the surviving entity, and our Manager assumed the administration agreement with us and the subadministration agreement with State Street. Each of those agreements was terminated, effective March 16, 2021. We incurred administration service fees of $24 and $48 for the three and six months ended June 30, 2020, respectively, and $15 for the period from January 1, 2021 to March 16, 2021, all of which related to the subadministration service fees payable by RMR Advisors to State Street and reimbursable by us; we did not incur any additional administration service fees beyond those reimbursable amounts for those periods.

Investment Advisory Agreement. Prior to January 5, 2021, RMR Advisors provided us with a continuous investment program, made day to day investment decisions and generally managed our business affairs in accordance with our investment objectives and policies as a registered investment company pursuant to an investment advisory agreement. The investment advisory agreement was terminated on January 5, 2021 with our deregistration as an investment company. Pursuant to the investment advisory agreement, RMR Advisors was compensated atpay Tremont an annual rate of 0.85%base management fee payable quarterly (0.375% per quarter) in arrears equal to 1.5% of our average daily managed assets. We incurred advisory fees of $547 and $1,252 for the three and six months ended June 30, 2020, respectively, and for the period from January 1, 2021 to January 5, 2021, we incurred advisory fees of $22 which is included in base management fees in“Equity,” as defined under our condensed consolidated statements of operations. We incurred internal audit and compliance costs reimbursable to RMR Advisors of $34 and $68 for the three and six months ended June 30, 2020, respectively.

Current Management Agreement with our Manager

Effective January 5, 2021, our Manager provides services to us pursuant to a new management agreement. We recognized base management fees of $721 and $1,414$1,063 for the three and six months ended June 30, 2021, respectively.March 31, 2022 and base management and advisory fees of $737 for the three months ended March 31, 2021. Pursuant to the terms of our management agreement, no management incentive fees arebecame payable untilby us beginning with the first full quarter following the effective date of the management agreement and, thereafter, any management incentive fees would beended June 30, 2021, subject to our ManagerTremont earning those fees in accordance with the management agreement adopted by us.agreement. We did not incur any management incentive fees for the three and six months ended June 30, 2021.March 31, 2022.

We are required to pay or to reimburse our ManagerTremont and its affiliates for all other costs and expenses of our operations. Some of these overhead, professional and other services are provided by The RMR, LLC Group, or RMR LLC, pursuant to a shared services agreement between our ManagerTremont and RMR LLC. We reimburse our Manager for shared services costs our Manager pays to RMR LLC.RMR. These reimbursements include an allocation of the cost of personnel employed by RMR LLC and our share of RMR LLC’sRMR's costs for providing our internal audit function. These shared services costs are subject to approval by a majority of our Independent Trustees at least annually. We incurred shared services costs of $312$634 and $664 and$352 payable to our ManagerTremont for the three and six months ended June 30,March 31, 2022 and March 31, 2021, respectively. We include these amounts in reimbursement of shared services expenses or general and administrative expenses, as applicable, in our condensed consolidated statements of operations.

In connection with the Merger, TRMT terminated its management agreement with Tremont, and Tremont waived its right to receive payment of the termination fees that would have otherwise resulted due to the Merger. In consideration of this waiver, we agreed that, effective upon consummation of the Merger and the termination of TRMT's management agreement with Tremont, certain of the expenses Tremont had paid pursuant to its management agreement with TRMT will be included in the “Termination Fee” under and as defined in our existing management agreement with Tremont. See our 2021 Annual Report for further information regarding this waiver and change to the "Termination Fee" and the Merger.

1812

RMR MORTGAGESEVEN HILLS REALTY TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

services expenses or general and administrative expenses, as applicable, in our condensed consolidated statements of operations.

Contemporaneously with the execution of the Merger Agreement, we, TRMT and TRA entered into the TRA Letter Agreement, pursuant to which, on the terms and subject to conditions contained therein, we, TRMT and TRA have acknowledged and agreed that, effective upon consummation of the Merger, TRMT shall have terminated its management agreement with TRA, and TRA shall have waived its right to receive payment of the termination fee pursuant to such agreement. In consideration of this waiver, we have agreed that, effective upon consummation of the Merger and the termination of TRMT’s management agreement with TRA, certain of the expenses TRA had paid pursuant to such management agreement will be included in the “Termination Fee” under and as defined in our existing management agreement with TRA. The TRA Letter Agreement further provides that such termination by TRMT and waiver by TRA shall apply only in respect of the Merger and will not apply in respect of any competing proposal or superior proposal (as those terms are defined in the Merger Agreement) or to any other transaction or arrangement. See Note 1 for further information regarding the TRA Letter Agreement and the Merger.

Note 10.8. Related Person Transactions
We have relationships and historical and continuing transactions with our Manager,Tremont, RMR, LLC, The RMR Group Inc., or RMR Inc., and others related to them, including other companies to which RMR LLC or its subsidiaries provide management services and some of which have trustees, directors or officers who are also our Trustees or officers. Our ManagerTremont is a subsidiary of RMR, LLC, which is a majority owned subsidiary of RMR Inc., and RMR Inc. is the managing member of RMR. RMR LLC. RMR LLC provides certain shared services to our ManagerTremont that are applicable to us, and we reimburse our ManagerTremont or pay RMR for the amounts itTremont or RMR pays for those services. One of our Managing Trustees and Chair of our Board of Trustees, Adam D. Portnoy, is the sole trustee, an officer and the controlling shareholder of ABP Trust, which is the controlling shareholder of RMR Inc., and he is also a director of our Manager,Tremont, the chair of the board of directors, a managing director, and the president and chief executive officer of RMR Inc., and an officer and employee of RMR LLC. In connection with the Business Change, our Board of Trustees appointed Thomas J. Lorenzini as our President and G. Douglas Lanois as our Chief Financial Officer and Treasurer. Mr. Lorenzini and Mr. Lanois succeeded Fernando Diaz and Brian E. Donley, respectively, who each resigned from our Company, effective January 5, 2021. In addition, on January 5, 2021, Jennifer B. Clark resigned as ourRMR. Our other Managing Trustee, and our Board of Trustees elected Matthew P. Jordan as successor Managing Trustee to fill the vacancy created by Ms. Clark’s resignation. Also effective January 1, 2021, Mr. Jordan was appointed as a director and the president and chief executive officer of our Manager. Mr. Jordan is an officer of RMR Inc. and an officer and employee of RMR, LLC, and Messrs. Lorenzini and Lanoisour executive officers are officers of RMR LLC and officers and employees of our ManagerTremont and/or RMR LLC.RMR.

OurSome of our Independent Trustees also serve as independent directors or independent trustees of other public companies to which RMR LLC or its subsidiaries provide management services. Adam D. Portnoy serves as the chair of the boards of trustees and boards of directors of several of these public companies and as a managing director or managing trustee of all of thesethose companies. Other officers of RMR LLC, including Mr. Jordan and certain of our other officers and officers of our Manager,Tremont, serve as managing trustees, managing directors or officers of certain of these companies.

Our Manager, Tremont Realty AdvisorsCapital LLC. We have a management agreement with our ManagerTremont to provide management services to us. See Note 97 for further information regarding our management agreement with our Manager. Our ManagerTremont. Tremont also providesprovided management services to TRMT.TRMT until the Merger.

Tremont Mortgage TrustTrust. . As described further in Note 1,TRMT merged with and into us on April 26, 2021, we and TRMT entered intoSeptember 30, 2021. Prior to the Merger, Agreement. Adam D. Portnoy and Matthew P. Jordan, our Managing Trustees, arewere also TRMT’s managing trustees. Thomas J. Lorenzini, our President, also servesserved as president of TRMT, and G. Douglas Lanois, our Chief Financial Officer and Treasurer, also servesserved as chief financial officer and treasurer of TRMT. John L. Harrington serves as oneThree of our Independent Trustees, and is also an independent trustee of TRMT, andWilliam A. Lamkin, Joseph L. Morea oneand Jeffrey P. Somers, previously served as independent trustees of TRMT. In addition, our former Independent Trustees,Trustee, John L. Harrington, also previously served as an independent trustee of TRMT; Jeffrey P. Somers, oneTRMT and he resigned both trusteeships effective as of the effective time of the Merger. See our Independent Trustees, previously served as an independent trustee of TRMT. See Note 12021 Annual Report for further information regarding the Merger and the other Transactions.

For further information about these and other such relationships and certain other related person transactions, refer to our definitive Proxy Statement for our 20212022 Annual Meeting of Shareholders to our Current Report on Form 8-K dated April 26, 2021 and to our joint proxy statement/prospectus that is included in our registration statement on Form S-4 filed with the SEC on June 9, 2021 as subsequently amended and declared effective on July 26, 2021, or the Form S-4.Annual Report.

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RMR MORTGAGE TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

Note 11.9. Income Taxes
We intend to electhave elected to be taxed as a real estate investment trust, or REIT, under the Internal Revenue Code of 1986, as amended, or the IRC, effective for our 2020 taxable year.IRC. Accordingly, we generally are not, and will not be, subject to U.S. federal income tax, provided that we meet certain distribution and other requirements. We are subject to certain state and local taxes, certain of which amounts are or will be reported as income taxes in our condensed consolidated statements of operations.
Note 10. Weighted Average Common Shares
We calculate net income per common share - basic, using the two class method, by dividing net income by the weighted average number of common shares outstanding during the period. We calculate net income per common share - diluted using the more dilutive of the two class or treasury stock method. Unvested share awards and the related impact on earnings are considered when calculating net income per common share - basic and net income per common share - diluted.

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SEVEN HILLS REALTY TRUST
NOTES TO UNAUDITED CONDENSED CONSOLIDATED FINANCIAL STATEMENTS
(dollars in thousands, except per share data)

The table below provides a reconciliation of the weighted average number of common shares used in the calculations of net income per common share (amounts in thousands):
For the Three Months Ended March 31,
20222021
Weighted average common shares for net income per common share - basic14,505 10,202 
Effect of dilutive securities: unvested share awards14 — 
Weighted average common shares for net income per common share - diluted14,519 10,202 
Note 12.11. Commitments and Contingencies
As of June 30, 2021,March 31, 2022, we had unfunded loan commitments of $38,291$47,812 related to our loans held for investment that are not reflected in our condensed consolidated balance sheet.sheets. These unfunded loan commitments had a weighted average initial maturity of 2.52.1 years as of June 30, 2021.March 31, 2022. See Note 53 for further information related to our loans held for investment.
Note 13. Legal Proceedings and Claims

As of July 30, 2021, 4 lawsuits have been filed by purported shareholders of ours and TRMT in connection with the proposed Merger between us and TRMT. The lawsuits were brought by the plaintiffs individually and are captioned Bishins v. Tremont Mortgage Trust, et al., Case No. 1:21-cv-05435 (S.D.N.Y., filed June 21, 2021), Lee v. Tremont Mortgage Trust, et al., Case No. 1:21-cv-05618 (S.D.N.Y., filed June 29, 2021), Merewether v. Tremont Mortgage Trust, et al., Case No. 1:21-cv-13116 (D.N.J., filed June 29, 2021) and Parthenakis v. RMR Mortgage Trust, et al., Case No. 1:21-cv-05694 (S.D.N.Y, filed July 1, 2021), each, a complaint, and collectively, the complaints. The Bishins, Lee and Merewether complaints name as defendants TRMT and the TRMT board of trustees. The Bishins and Lee complaints also name RMRM as a defendant. The Parthenakis complaint names as defendants us and our Board of Trustees.

The plaintiffs generally assert claims under Section 14(a) and Section 20(a) of the Exchange Act, contending that the registration statement on Form S-4 filed with the SEC on June 9, 2021, and serving as the preliminary joint proxy statement/prospectus, omitted or misrepresented material information regarding the proposed merger between us and TRMT. The complaints generally seek injunctive relief preventing us and TRMT from consummating the Merger, rescission or rescissory damages, an award of plaintiffs’ costs, including attorneys’ fees and expenses, and such other relief the court may deem just and proper. The Bishins complaint also seeks a declaration that the Merger Agreement was entered into in breach of the Bishins individual defendants’ fiduciary duties and is therefore unlawful and unenforceable. The Lee and Merewether complaints additionally seek a declaration that the defendants violated Sections 14(a) and 20(a) of the Exchange Act and an order directing the defendants to disseminate a registration statement that does not contain any untrue or misleading statements of material fact. The Parthenakis complaint also seeks an order requiring the Parthenakis defendants to account to plaintiffs for all damages suffered as a result of their wrongdoing.

We and our Board of Trustees deny that we have violated any laws or breached any duties to our shareholders and believe the claims asserted in the complaints are without merit.
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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations
The following discussion should be read in conjunction with our condensed consolidated financial statements and accompanying notes included elsewhere in this Quarterly Report on Form 10-Q.10-Q and in our 2021 Annual Report.
OVERVIEW (dollars in thousands, except share data)
We are a Maryland statutory trust. We were previously registered under the 1940 Act, as a closed-end management investment company.REIT. Our investment objective while we operated as a registered investment company was investing in equity securities of real estate companies.

On January 5, 2021, the SEC issued an order granting our request to deregister as an investment company under the 1940 Act. As a result, we changed our SEC registration to a reporting company under the Exchange Act. The issuance of the deregistration order enabled us to proceed with full implementation of our new business mandate to operate as a real estate investment trust that focuses primarilystrategy is focused on originating and investing in floating rate first mortgage whole loans secured by middle market and transitional commercial real estate, or CRE. As a result of these changes to our business, we have not provided a comparison of our financial condition, any changes to financial conditions and results of operations to prior periods in which we were operating as a registered investment company because it would not be useful to our shareholders. The discussion herein is principally limited to our operations during the period following the SEC’s issuance of the deregistration order on January 5, 2021 to June 30, 2021. The results of operations from January 1, 2021 through January 4, 2021 were not material to our condensed consolidated financial statements and have not been presented or discussed separately, but they are included in our results of operations for the six months ended June 30, 2021.

Under our new business strategy of originating and investing in first mortgage whole loans secured by middle market and transitional CRE, weWe define middle market CRE as commercial properties that have values up to $100,000 and transitional CRE as commercial properties subject to redevelopment or repositioning activities that are expected to increase the value of the properties. These assetsmortgage loans are classified as loans held for investment in our condensed consolidated balance sheet.sheets. Loans held for investment are reported at cost, net of any unamortized loan fees, and origination costs, premiums or discounts, as applicable, unless the assets are deemed impaired.

Our ManagerTremont is registered with the Securities and Exchange Commission, or SEC, as an investment adviser under the Investment Advisers Act of 1940, as amended. We believe that our ManagerTremont provides us with significant experience and expertise in investing in middle market and transitional CRE.

We operate our business in a manner consistent with our qualification for taxation as a REIT under the IRC. As such, we generally are not subject to U.S. federal income tax, provided that we meet certain distribution and other requirements. We also operate our business in a manner that permits us to maintain our exemption from registration under the Investment Company Act of 1940, as amended, or the 1940 Act.

As noted earlier in this Quarterly Report on Form 10-Q, on April 26, 2021, we entered into the Merger Agreement with TRMT pursuant to which we have agreed, on the terms and subject to the conditions set forth therein, to consummate the Merger and the other Transactions, subject to the satisfaction or waiver of certain conditions. Pursuant to the terms and subject to the conditions set forth in the Merger Agreement, at the Effective Time, each of TRMT's common shares issued and outstanding immediately prior to the Effective Time will be converted into the right to receive the Exchange Ratio of one newly issued RMRM Common Share, subject to adjustment as described in the Merger Agreement, with cash paid in lieu of fractional shares. Under the Merger Agreement, the Exchange Ratio is fixed and will not be adjusted to reflect changes in the market price of our common shares or the TRMT Common Shares prior to the Effective Time. Pursuant to the Merger Agreement, at the Effective Time, any unvested common share awards outstanding under TRMT's equity compensation plan generally will be converted into unvested RMRM Common Share awards under our equity compensation plan, subject to substantially similar vesting requirements and other terms and conditions, determined by multiplying the number of TRMT's unvested common shares subject to such award by the Exchange Ratio (rounded down to the nearest whole number). Pursuant to the Merger Agreement, effective upon consummation of the Merger, our Declaration of Trust will be amended to, among other things, change our name to "Seven Hills Realty Capital Trust” and provide our Board of Trustees authority to effect the conversion of us into a Maryland real estate investment trust without shareholder approval. Following the consummation of the Merger, our common shares will continue to trade on Nasdaq under the new ticker symbol “SHRC”.

The completion of the Merger is subject to the satisfaction or waiver of various conditions, including, among other things: (1) approval of the Merger and the other Transactions to which TRMT is a party by at least a majority of all the votes entitled to be cast by holders of its outstanding common shares at the special meeting of its shareholders scheduled to be held
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on September 17, 2021 for that purpose; (2) approval of the Merger Share Issuance by at least a majority of all the votes cast by the holders of our outstanding Common Shares entitled to vote at the special meeting of our shareholders scheduled to be held on September 17, 2021 for that purpose; (3) the absence of any law or order by any governmental authority prohibiting, making illegal, enjoining or otherwise restricting, preventing or prohibiting the consummation of the Merger and the other Transactions; (4) the effectiveness of the Form S-4 filed by us with the SEC to register our Common Shares to be issued in the Merger; (5) Nasdaq’s approval of the listing of our Common Shares to be issued in the Merger, subject to official notice of issuance; and (6) the receipt of certain tax opinions from each party’s tax counsel. The Form S-4 was declared effective by the SEC on July 26, 2021. The record date for determining the shareholders entitled to receive notice of, and to vote at, our and TRMT special meetings is July 14, 2021. Pending approval by our and TRMT shareholders at the special meetings of shareholders scheduled to be held on September 17, 2021, the Merger is expected to close during the third quarter of 2021.

The Merger Agreement provides that either party may terminate the agreement if the Merger is not consummated by December 31, 2021. The Merger is intended to qualify as a tax-free reorganization under the IRC and to provide a tax-free exchange for TRMT's shareholders for our Common Share consideration they receive in the Merger, except that TRMT's shareholders generally may recognize gain or loss with respect to cash received in lieu of fractional shares of our Common Shares.

The Merger Agreement contains certain customary representations, warranties and covenants, including, among others, covenants with respect to the conduct of our and TRMT’s respective businesses prior to closing, subject to certain consent rights by us and TRMT, respectively, and covenants prohibiting us and TRMT from soliciting, providing information or entering into discussions concerning TRMT competing proposals (generally defined as proposals for 20% or more of the assets, revenues or earnings or equity of the applicable party), subject to certain exceptions.

The Merger Agreement contains certain termination rights for both us and TRMT, including that under specified circumstances, either party is entitled to terminate the Merger Agreement to accept a superior proposal (generally defined as proposals for 75% or more of the assets, revenues or earnings or equity of such party, which proposal such party’s board of trustees (or an authorized committee thereof) has determined in good faith, after consultation with outside financial advisors and outside legal counsel, (1) would, if consummated, result in a transaction that is more favorable to the shareholders of such party from a financial point of view than the Merger and the other Transactions, (2) for which the third party has demonstrated that the financing for such superior proposal is fully committed or is reasonably likely to be obtained, and (3) which is reasonably likely to receive all required approvals from any governmental authority and otherwise reasonably likely to be consummated on the terms proposed); provided that TRMT may only terminate the Merger Agreement after it has held the special meeting of its shareholders scheduled to be held on September 17, 2021 for the purpose of approving the Merger. Each party is required to pay the other party a termination fee of $2,156 plus the other party’s reasonable fees and expenses under certain circumstances related to such party’s change in recommendation, breach or termination in connection with a superior proposal. Except with respect to the foregoing, all fees and expenses incurred in connection with the Merger and the other Transactions will be paid by the party incurring those expenses, except that we and TRMT will share equally any filing fees incurred in connection with the filing of the Form S-4 and the related joint proxy statement/prospectus.

The Merger, the Merger Share Issuance and the other Transactions and the terms thereof were evaluated, negotiated and recommended, as applicable, to each of our and TRMT’s board of trustees by special committees of our and TRMT’s board of trustees, respectively, each comprised solely of our and TRMT’s disinterested, independent trustees, respectively, and were separately unanimously approved and adopted by our and TRMT’s independent trustees and by our and TRMT’s board of trustees, with independent trustees unanimously approving the Merger, the Merger Share Issuance and the other Transactions, as applicable. UBS Securities LLC acted as financial advisor to the special committee of our Board of Trustees and Citigroup Global Markets Inc. acted as financial advisor to the special committee of TRMT's board of trustees.

For further information regarding the Merger and the other Transactions, see Notes 1, 9 and 10 to the Notes to Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q and “Management’s Discussion and Analysis of Financial Condition and Results of Operations—Liquidity and Capital Resources—Our Investment and Financing Liquidity and Resources” of this Quarterly Report on Form 10-Q.

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COVID-19 Pandemic    
The COVID-19 pandemic and the various governmental and market responses intended to contain and mitigate the spread of the virus and its detrimental public health impact have had a significant impact on the global economy, including the U.S. economy. Many of the restrictions that had been imposed in the United StatesU.S. during the pandemic have been lifted and commercial activity in the United StatesU.S. has increasingly returned to pre-pandemic practices and operations. To date, the COVID-19 pandemic has not had a significant impact on our business.

There remains uncertainty as to the ultimate duration and severity of the COVID-19 pandemic, including risks that may arise from mutations or related strains of the virus, the ability to successfully administer vaccinations to a sufficient number of persons or attain immunity to the virus by natural or other means to achieve herd immunity or otherwise render the virus reasonably manageable, and the impact on the U.S. economy that may result from the inability of other countries to administer vaccinations to their citizens or their citizens’ ability to otherwise achieve immunity to the virus. As a result, we are unable to determine what the ultimate impact will be on our borrowers’ and other stakeholders’ businesses, operations, financial results and financial position. For further information and risks relating to the COVID-19 pandemic on us and our business, and the various actions our Manager has takensee "Warning Concerning Forward-Looking Statements" elsewhere in response to the COVID-19 pandemic, see our "Summary of Principal Risk Factors" included in our Current Report on Form 8-K filed on March 24, 2021.

Book Value per Common Share
The table below calculates our book value per common share:
June 30, 2021
Shareholders' equity$193,055 
Total outstanding common shares10,217 
Book value per common share$18.90 

Our Loan Portfolio
The table below details overall statistics for our loan portfolio as of June 30, 2021 and December 31, 2020:
As of June 30, 2021
(Successor Basis)		As of December 31, 2020 (Predecessor Basis)
Number of loans95
Total loan commitments$250,710$111,720
Unfunded loan commitments (1)(2)
$38,291$18,857
Principal balance (2)
$212,515$92,863
Unamortized net deferred origination and exit fees$(1,773)$(984)
Carrying value$210,742$91,879
Weighted average coupon rate4.98 %5.08 %
Weighted average all in yield (3)
5.62 %5.71 %
Weighted average LIBOR floor0.76 %0.78 %
Weighted average maximum maturity (years) (4)
4.24.2
Weighted average risk rating2.93.0
Weighted average LTV (5)
68 %68 %
(1)    Unfunded loan commitments are primarily used to finance property and building improvements and leasing capital and are generally funded over the term of the loan.
(2)    The principal balance at June 30, 2021 includes $96 of capitalized interest that does not reduce the amount of unfunded loan commitments.
(3)    All in yield represents the yield on a loan, excluding any repurchase debt funding applicable to the loan and including amortization of deferred fees over the initial term of the loan.
(4)    Maximum maturity assumes all borrower loan extension options have been exercised, which options are subject to the borrower meeting certain conditions.
(5)    LTV represents the initial loan amount divided by the underwritten in-place value of the underlying collateral at closing.
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Loan Portfolio Details
    The table below details our loan portfolio as of June 30, 2021:
LocationProperty TypeOrigination DateCommitted Principal AmountPrincipal
Balance		Coupon Rate
All in
Yield (1)
Maximum Maturity(2)
(date)
LTV(3)
Risk Rating
First mortgage loans
Downers Grove, ILOffice09/25/2020$30,000 $29,500 L + 4.25%L + 4.69%11/25/202467 %3
Durham, NCLab12/17/202021,500 13,500 L + 4.35%L + 5.20%12/17/202557 %3
Los Angeles, CARetail12/17/202024,600 17,826 L + 4.25%L + 5.08%12/17/202467 %3
Aurora, ILOffice / Industrial12/18/202016,500 14,710 L + 4.35%L + 5.04%12/18/202473 %3
Berkeley, CALab12/30/202019,120 17,998 L + 4.35%L + 4.85%12/30/202575 %2
Miami, FLOffice01/19/202110,900 10,900 L + 4.50%L + 5.47%01/19/202568 %3
Olmstead Falls, OHMultifamily01/28/202154,575 44,615 L + 4.00%L + 4.65%01/28/202663 %3
Colorado Springs, COOffice / Industrial04/06/202134,275 29,215 L + 4.50%L + 5.04%04/06/202573 %3
Londonderry, NHIndustrial04/06/202139,240 34,251 L + 4.00%L + 4.62%04/06/202673 %3
Total/weighted average$250,710 $212,515 L + 4.27%L + 4.91%68 %2.9
(1)All in yield represents the yield on a loan, excluding any repurchase debt funding applicable to the loan and including amortization of deferred fees over the initial term of the loan.
(2)Maximum maturity assumes all borrower loan extension options have been exercised, which options are subject to the borrower meeting certain conditions.
(3)    LTV represents the initial loan amount divided by the underwritten in-place value of the underlying collateral at closing.

As of June 30, 2021, we had $250,710 in aggregate loan commitments, consisting of a diverse portfolio, geographically and by property type, of nine first mortgage loans. All of the loans in our portfolio are structured with risk mitigation mechanisms, such as cash flow sweeps or interest reserves, to help protect us against investment losses. In addition, we continue to actively engage with our borrowers regarding their execution of the business plans for the underlying collateral, among other things.
    As of July 30, 2021, all of our borrowers had paid all of their debt service obligations owed and due to us and none of the loans included in our investment portfolio were in default.
In July 2021, we originated a first mortgage loan of $27,385 which was used to refinance a multi-tenant office building located in Plano, TX. This loan requires the borrower to pay interest at the floating rate of LIBOR plus a premium of 475 basis points per annum. This floating rate loan includes an initial funding of $24,635 and a future funding allowance of $2,750 for tenant improvements, leasing commissions and capital expenditures and has a three-year initial term with two, one-year extension options, subject to the borrower meeting certain conditions.
Also in July 2021, we originated a first mortgage loan of $19,688 which was used to finance the acquisition of a 100-unit apartment building located in Portland, OR. This loan requires the borrower to pay interest at the floating rate of LIBOR plus a premium of 357 basis points per annum. This floating rate loan was fully funded at closing and has a three-year initial term with two, one-year extension options, subject to the borrower meeting certain conditions.
We did not have any impaired loans, non-accrual loans or loans in default as of June 30, 2021; thus, we did not record a reserve for loan loss as of that date. For further information regarding our risk rating policy, see Notes 3 and 5 to the Notes to Unaudited Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q. However, depending on the duration10-Q and severity of the COVID-19 pandemic and any resulting economic downturn, our borrowers' businesses, operations and liquidity may be materially adversely impacted. As a result, they may become unable to pay their debt service obligations owed and due to us, which may result in the impairment of those loans, and our recording loan loss reserves with respect to those loans and recording of any income with respect to those loans on a nonaccrual basis. For further information regarding the risks associated with our loan portfolio, see the risk factors identified in our "Summary of Principal RiskPart 1, Item 1A, "Risk Factors" included in our Current Report on Form 8-K filed on March 24, 2021.
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Financing Activities
On February 18, 2021, one, of our wholly owned subsidiaries entered into our Master Repurchase Agreement with UBS. For further information regarding our Master Repurchase Agreement, see Note 6 to the Notes to Unaudited Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q.
The table below is an overview of our Master Repurchase Facility, which provided financing for our loans held for investment, as of June 30, 2021:
June 30, 2021Maturity DatePrincipal BalanceUnused Capacity
Maximum Facility Size (1)
Collateral Principal Balance
Master Repurchase Facility02/18/2024$49,172 $143,883 $193,055 $— $212,515 
(1)    While the Master Repurchase Facility has no maximum facility amount, we expect the advancements under the Master Repurchase Facility to not exceed our equity, which is as of June 30, 2021 is $193,055.
The table below details our Master Repurchase Facility activities during the three months ended June 30, 2021:
Total
Balance at March 31, 2021$— 
Borrowings49,172 
Deferred fees(431)
Amortization of deferred fees34 
Balance at June 30, 2021$48,775 
Annual Report.

The table below details our Master Repurchase Facility activities during the six months ended June 30, 2021:
Total
Balance at December 31, 2020$— 
Borrowings49,172 
Deferred fees(431)
Amortization of deferred fees34 
Balance at June 30, 2021$48,775 

As of June 30, 2021, outstanding advancements under our Master Repurchase Facility had a weighted average interest rate of LIBOR plus 205 basis points per annum, excluding associated fees and expenses. As of June 30, 2021 and July 30, 2021, we had a $49,172 and a $69,172, respectively, aggregate outstanding principal balance under our Master Repurchase Facility. As of June 30, 2021, we were in compliance with all covenants and other terms under our Master Repurchase Agreement and the Guaranty.
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RESULTS OF OPERATIONS (dollars in thousands, except per share data)
As a result of the changes to our business, we have not provided a comparison of our financial statements to prior year periods in which we were operating as a registered investment company because it would not be useful to our shareholders. We have provided a 2021 sequential quarter comparison which we believe may be useful to investors because we have operated as a mortgage REIT since January 5, 2021. The discussion herein is principally limited to our operations during the period following the SEC's issuance of the deregistration order on January 5, 2021 to June 30, 2021.

Three Months Ended June 30, 2021 Compared to Three Months Ended March 31, 2021

Three Months Ended
June 30, 2021March 31, 2021Change% Change
INCOME FROM INVESTMENTS:
Interest income from investments$3,055 $2,001 $1,054 52.7 %
Less: interest and related expenses(192)— (192)n/m
Income from investments, net2,863 2,001 862 43.1 %
OTHER EXPENSES:
Base management fees721 715 6 0.8 %
General and administrative expenses714 592 122 20.6 %
Reimbursement of shared services expenses275 326 (51)(15.6 %)
Total expenses1,710 1,633 77 4.7 %
Income before income tax benefit (expense)1,153 368 785 213.3 %
Income tax benefit (expense)7 (18)25 (138.9 %)
Net income$1,160 $350 $810 231.4 %
Weighted average common shares outstanding10,208 10,202 6 0.1 %
Net income per common share$0.11 $0.03 $0.08 266.7 %
n/m - not meaningful

Interest income from investments. The increase in interest income from investments was primarily the result of a full quarter of interest income from investments on two loan investments that were originated during the three months ended March 31, 2021 and the interest income from the origination of two loan investments during the three months ended June 30, 2021.

Interest and related expenses. The increase in interest and related expenses was primarily the result of advances made to us under our Master Repurchase Facility during the three months ended June 30, 2021.

General and administrative expenses. The increase in general and administrative expenses was primarily due to share-based compensation recognized as a result of trustee share grants awarded in May 2021, partially offset by a decrease in professional fees.
Reimbursement of shared services expenses. Reimbursement of shared services expenses represents reimbursement of the costs for the services that our Manager arranges on our behalf from RMR LLC. The decrease in reimbursement of shared services expenses was primarily the result of decreased usage of shared services from RMR LLC during the three months ended June 30, 2021.
Income tax benefit (expense). Income tax expense represents income taxes paid or payable by us in certain jurisdictions where we are subject to state income taxes.
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Net income. The increase in net income was due to the changes noted above.
Non-GAAP Financial Measures

We present Distributable Earnings, Distributable Earnings per common share, Adjusted Distributable Earnings, Adjusted Distributable Earnings per common share and Adjusted Book Value per common share, which isare considered a “non-GAAP financial measure”measures” within the meaning of the applicable SEC rules. Distributable Earnings doesThese non-GAAP financial measures do not represent net income, net income per common share or cash generated from operating activities and should not be considered as an alternative to net income or net income per common share determined in accordance with GAAP or as an indication of our cash flows from operations determined in accordance with GAAP, a measuremeasures of our liquidity or operating performance or an indication of funds available for our cash needs. In addition, our methodologymethodologies for calculating Distributable Earningsthese non-GAAP financial measures may differ from the methodologies employed by other companies to calculate the same or similar supplemental performance measures; therefore, our reported Distributable Earnings, Distributable Earnings per common share, Adjusted Distributable Earnings and Adjusted Distributable Earnings per common share may not be comparable to the distributable earningsnon-GAAP financial measures as reported by other companies.

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We intend to elect to be taxedbelieve that Adjusted Book Value per common share is a meaningful measure of our capital adequacy because it excludes the unaccreted purchase discount resulting from the excess of the fair value of the loans TRMT then held for investment and that we acquired as a REIT underresult of the IRC, effectiveMerger over the consideration we paid in the Merger. Adjusted Book Value per common share does not represent book value per common share or alternative measures determined in accordance with GAAP. Our methodology for calculating Adjusted Book Value per common share may differ from the methodologies employed by other companies to calculate the same or similar supplemental capital adequacy measures; therefore, our 2020 taxable year. Adjusted Book Value per common share may not be comparable to the adjusted book value per common share reported by other companies.

In order to qualifymaintain our qualification for taxation as a REIT, we are generally required to distribute substantially all of our taxable income, subject to certain adjustments, to our shareholders. We believe that one of the factors that investors consider important in deciding whether to buy or sell securities of a REIT is its distribution rate. Over time, Distributable Earnings, Distributable Earnings per common share, Adjusted Distributable Earnings and Adjusted Distributable Earnings per common share may be a useful indicatorindicators of distributions to our shareholders and is a measureare measures that isare considered by our Board of Trustees when determining the amount of such distributions. We believe that Distributable Earnings, providesDistributable Earnings per common share, Adjusted Distributable Earnings and Adjusted Distributable Earnings per common share provide meaningful information to consider in addition to net income, net income per common share and cash flows from operating activities determined in accordance with GAAP. This measure helpsThese measures help us to evaluate our performance excluding the effects of certain transactions, the variability of any management incentive fees that may be paid or payable and GAAP adjustments that we believe are not necessarily indicative of our current loan portfolio and operations. In addition, Distributable Earnings is used in determining the amount of base management and management incentive fees payable by us to our ManagerTremont under our management agreement.

Distributable Earnings and Adjusted Distributable Earnings

We calculate Distributable Earnings and Distributable Earnings per common share as net income and net income per common share, respectively, computed in accordance with GAAP, including realized losses not otherwise included in net income determined in accordance with GAAP, and excluding: (a) the management incentive fees earned by our Manager,Tremont, if any; (b) depreciation and amortization, if any; (c) non-cash equity compensation expense; (d) unrealized gains, losses and other similar non-cash items that are included in net income for the period of the calculation (regardless of whether such items are included in or deducted from net income or in other comprehensive income under GAAP), if any; and (e) one-time events pursuant to changes in GAAP and certain non-cash items, if any. Distributable Earnings are reduced for realized losses on loan investments when amounts are deemed uncollectable.

Three Months Ended June 30, 2021Six Months Ended June 30, 2021
Reconciliation of net income to Distributable Earnings:
Net income$1,160 1,510 
Non-cash equity compensation expense182 182 
Distributable Earnings$1,342 $1,692 
Weighted average common shares outstanding10,208 10,205 
Distributable Earnings per common share$0.13 $0.17 
We define Adjusted Distributable Earnings and Adjusted Distributable Earnings per common share as Distributable Earnings and Distributable Earnings per common share, respectively, excluding the effects of certain non-recurring transactions.

Reconciliation of Book Value per Common Share to Adjusted Book Value per Common Share
The table below calculates our book value per common share and demonstrates how we calculate Adjusted Book Value per common share:
March 31, 2022December 31, 2021
Shareholders' equity$265,253 $257,694 
Total outstanding common shares14,597 14,597 
Book value per common share18.17 17.65 
Unaccreted purchase discount per common share0.78 1.20 
Adjusted Book Value per common share (1)
$18.95 $18.85 
(1)Adjusted Book Value per common share is a non-GAAP financial measure that excludes the impact of the unaccreted purchase discount resulting from the excess of the fair value of the loans TRMT then held for investment and that we acquired as a result of the Merger over the consideration we paid in the Merger. The purchase discount of $36,443 was allocated to each acquired loan and is being accreted into income over the remaining term of the respective loan. As of March 31, 2022 and December 31, 2021, the unaccreted purchase discount was $11,458 and $17,391.

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Our Loan Portfolio
The table below details overall statistics for our loan portfolio as of March 31, 2022 and December 31, 2021:
As of March 31, 2022As of December 31, 2021
Number of loans2726
Total loan commitments$684,547$648,266
Unfunded loan commitments (1)
$47,812$57,772
Principal balance$636,831$590,590
Carrying value$622,710$570,780
Weighted average coupon rate4.57 %4.54 %
Weighted average all in yield (2)
5.10 %5.08 %
Weighted average floor0.61 %0.68 %
Weighted average maximum maturity (years) (3)
3.73.8
Weighted average risk rating2.82.9
Weighted average LTV (4)
68 %68 %
(1)    Unfunded loan commitments are primarily used to finance property and building improvements and leasing capital and are generally funded over the term of the loan.
(2)     All in yield represents the yield on a loan, including amortization of deferred fees over the initial term of the loan and excluding any purchase discount accretion.
(3)    Maximum maturity assumes all borrower loan extension options have been exercised, which options are subject to the borrower meeting certain conditions.
(4)    LTV represents the initial loan amount divided by the underwritten in-place value of the underlying collateral at closing.

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Loan Portfolio Details
The table below details our loan portfolio as of March 31, 2022:
LocationProperty TypeOrigination DateCommitted Principal AmountPrincipal
Balance		Coupon Rate
All in
Yield (1)
Maximum Maturity (2)
(date)
LTV(3)
Risk Rating
First mortgage loans
St. Louis, MOOffice12/19/2018$29,500 $28,917 L + 3.25%L + 3.74%12/19/202372 %2
Coppell, TXRetail02/05/201919,365 19,365 L + 3.50%L + 4.24%08/12/202273 %3
Yardley, PAOffice12/19/201916,500 14,687 L + 4.58%L + 5.80%12/19/202475 %4
Allentown, PAIndustrial01/24/202010,270 10,270 L + 3.50%L + 4.03%01/24/202567 %2
Dublin, OHOffice02/18/202022,820 22,507 S + 3.75%S + 4.95%02/18/202333 %2
Downers Grove, ILOffice09/25/202030,00029,499L + 4.25%L + 4.69%11/25/202467 %3
Los Angeles, CARetail12/17/202024,600 19,142 L + 4.25%L + 5.05%12/17/202467 %3
Aurora, ILOffice / Industrial12/18/202016,500 14,710 L + 4.35%L + 5.04%12/18/202473 %2
Miami, FLOffice01/19/202110,90010,900L + 4.50%L + 5.47%01/19/202568 %2
Olmstead Falls, OHMultifamily01/28/202154,57546,084L + 4.00%L + 4.64%01/28/202663 %3
Colorado Springs, COOffice / Industrial04/06/202134,27529,642L + 4.50%L + 5.03%04/06/202573 %3
Westminster, COOffice05/25/202115,25013,759L + 3.75%L + 4.20%05/25/202666 %2
Plano, TXOffice07/01/202127,38525,209L + 4.75%L + 5.17%07/01/202678 %3
Portland, ORMultifamily07/09/202119,689 19,688 L + 3.57%L + 3.97%07/09/202675 %3
Portland, ORMultifamily07/30/202113,400 13,400 L + 3.57%L + 3.98%07/30/202671 %4
Seattle, WAMultifamily08/16/202112,50012,259L + 3.55%L + 3.89%08/16/202670 %3
Dallas, TXOffice08/25/202150,000 43,450 L + 3.25%L + 3.61%08/25/202672 %3
Sandy Springs, GARetail09/23/202116,488 14,821 L + 3.75%L + 4.11%09/23/202672 %2
Carlsbad, CAOffice10/27/202124,750 23,740 L + 3.25%L + 3.59%10/27/202678 %3
Bellevue, WAOffice11/05/202121,000 20,000 L + 3.85%L + 4.19%11/05/202668 %3
Ames, IAMultifamily11/15/202118,00017,680L + 3.80%L + 4.13%11/15/202671 %3
Downers Grove, ILOffice12/09/202123,530 23,530 L + 4.25%L + 4.57%12/09/202672 %3
West Bloomfield, MIRetail12/16/202142,500 37,388 L + 3.85%L + 4.66%12/16/202459 %3
Summerville, SCIndustrial12/20/202135,000 35,000 L + 3.50%L + 3.82%12/20/202670 %2
Delray Beach, FLRetail03/18/202216,000 13,034 S + 4.25%S + 5.00%03/18/202656 %3
Starkville, MSMultifamily03/22/202237,250 35,950 S + 4.00%S + 4.33%03/22/202770 %3
Brandywine, MDRetail03/29/202242,500 42,200 S + 3.85%S + 4.25%03/29/202762 %3
Total/weighted average$684,547 $636,831 + 3.87%+ 4.40%68 %2.8
(1)All in yield represents the yield on a loan, including amortization of deferred fees over the initial term of the loan and excluding any purchase discount accretion.
(2)Maximum maturity assumes all borrower loan extension options have been exercised, which options are subject to the borrower meeting certain conditions.
(3)    LTV represents the initial loan amount divided by the underwritten in-place value of the underlying collateral at closing.


As of March 31, 2022, we had $684,547 in aggregate loan commitments, consisting of a diverse portfolio, geographically and by property type, of 27 first mortgage loans. The impact from the COVID-19 pandemic has negatively impacted some of our borrowers’ business operations or tenants, particularly in the cases of our retail and hospitality collateral, which are some of the types of properties that have been most negatively impacted by the pandemic. We expect that those negative impacts may continue and may apply to other borrowers and/or their tenants. Further, although economic activity in the U.S. has improved significantly from the low points during the pandemic to date, certain industries have not recovered to their pre-pandemic positions. Therefore, certain of our borrowers’ business plans will likely take longer to execute than initially expected and certain of our borrowers may be unable to pay their debt service obligation owed and due to us as currently scheduled. As of March 31, 2022, we had two loan representing approximately 4% of the carrying value of our loan portfolio with a loan risk rating of “4” or “higher risk”.

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All of the loans in our portfolio are structured with risk mitigation mechanisms, such as cash flow sweeps or interest reserves, to help protect us against investment losses. In addition, we continue to actively engage with our borrowers regarding their execution of the business plans for the underlying collateral, among other things.

As of March 31, 2022 and April 25, 2022, all of our borrowers had paid all of their debt service obligations owed and due to us and none of the loans included in our investment portfolio were in default.

We did not have any impaired loans, non-accrual loans or loans in default as of March 31, 2022; thus, we did not record a reserve for loan loss as of that date. However, depending on the duration and severity of the COVID-19 pandemic and any resulting economic downturn, our borrowers' businesses, operations and liquidity may be materially adversely impacted. As a result, they may become unable to pay their debt service obligations owed and due to us, which may result in the impairment of those loans, and our recording loan loss reserves with respect to those loans and recording of any income with respect to those loans on a nonaccrual basis. For further information regarding our loan portfolio and the risks associated with it, see Note 3 to our Unaudited Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q and the risk factors identified in Part I, Item 1A, “Risk Factors”, of our 2021 Annual Report.
Financing Activities
On March 11, 2022, one of our wholly owned subsidiaries entered into our Wells Fargo Master Repurchase Agreement for the Wells Fargo Master Repurchase Facility. The Wells Fargo Master Repurchase Facility provides up to $125,000 in advances, with an option to increase the maximum facility to $250,000, subject to certain terms and conditions. We expect to use the Wells Fargo Master Repurchase Facility to finance the acquisition or origination of floating rate commercial mortgage loans. The expiration date of the Wells Fargo Master Repurchase Agreement is March 11, 2025, unless extended or earlier terminated in accordance with the terms of the Wells Fargo Master Repurchase Agreement. The Wells Fargo Master Repurchase Facility acts in the manner of a revolving credit facility that can be repaid as our loan investments are repaid and re-drawn as we fund new or additional loan investments.

On March 15, 2022, we amended and restated our Citibank Master Repurchase Agreement, which governs the Citibank Master Repurchase Facility. The amended and restated Citibank Master Repurchase Agreement extended the stated maturity date of the Citibank Master Repurchase Facility to March 15, 2025, and made certain other changes to the agreement and related fee letter, including replacing LIBOR with SOFR for interest rate calculations on advancements under the Citibank Master Repurchase Facility and modifying certain pricing terms.

On April 25, 2022, we amended and restated our BMO Loan Program Agreement, which increased the maximum facility amount from $100,000 to $150,000.

For further information regarding our Secured Financing Facilities, see Note 4 to our Unaudited Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q.

The table below is an overview of our Secured Financing Facilities as of March 31, 2022:
Maturity DatePrincipal BalanceUnused CapacityMaximum Facility Size
Collateral Principal Balance
UBS Master Repurchase Facility02/18/2024$127,278 $64,722 $192,000 $192,044 
Citibank Master Repurchase Facility03/15/2025159,878 55,122 215,000 223,744 
Wells Fargo Master Repurchase Facility03/11/2025— 125,000 125,000 — 
BMO FacilityVarious82,276 17,724 100,000 109,701 
Total$369,432 $262,568 $632,000 $525,489 
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The table below details our Secured Financing Facilities activities during the three months ended March 31, 2022:
Carrying Value
Balance as of December 31, 2021$339,627 
Borrowings130,160 
Repayments(101,597)
Deferred fees(720)
Amortization of deferred fees209 
Balance as of March 31, 2022$367,679 
As of March 31, 2022, outstanding advancements under our Secured Financing Facilities had a weighted average interest rate of 2.32% per annum, excluding associated fees and expenses. As of March 31, 2022 and April 25, 2022, we had a $369,432 and a $378,905, respectively, aggregate outstanding principal balance under our Secured Financing Facilities.
As of March 31, 2022, we were in compliance with all covenants and other terms under our Secured Financing Facilities.
RESULTS OF OPERATIONS (amounts in thousands, except per share data)
Three Months Ended March 31, 2022 Compared to Three Months Ended December 31, 2021:

Three Months Ended
March 31, 2022December 31, 2021Change% Change
INCOME FROM INVESTMENTS:
Interest income from investments$9,579 $7,209 $2,370 32.9 %
Purchase discount accretion5,935 18,932 (12,997)(68.7 %)
Less: interest and related expenses(1,737)(1,573)(164)10.4 %
Income from investments, net13,777 24,568 (10,791)(43.9 %)
OTHER EXPENSES:
Base management fees1,063 1,054 9 0.9 %
General and administrative expenses946 1,352 (406)(30.0 %)
Reimbursement of shared services expenses560 615 (55)(8.9 %)
Other transaction related costs37 589 (552)(93.7 %)
Total expenses2,606 3,610 (1,004)(27.8 %)
Income before income tax expense11,171 20,958 (9,787)(46.7 %)
Income tax expense(45)(302)257 (85.1 %)
Net income$11,126 $20,656 $(9,530)(46.1 %)
Weighted average common shares outstanding - basic14,505 14,506 (1)— %
Weighted average common shares outstanding - diluted14,519 14,507 12 0.1 %
Net income per common share - basic and diluted$0.76 $1.42 $(0.66)(46.5 %)

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Interest income from investments. The increase in interest income from investments was primarily the result of prepayment premiums and accelerated amortization of the deferred fees of $2,402 on two loans repaid during the three months ended March 31, 2022, as well as a full quarter of interest income from investments on six loan investments that were originated during the three months ended December 31, 2021 and the interest income from the origination of three loan investments during the three months ended March 31, 2022.

Purchase discount accretion. The fair value of the loans acquired in the Merger exceeded the purchase price of the loans. In accordance with GAAP, a purchase discount was recorded for the difference between the fair value and purchase price of the loans acquired. The purchase discount was allocated to each acquired TRMT loan and is being accreted into income over the remaining term of the respective loan. During the three months ended December 31, 2021, three loans acquired in the Merger were repaid, resulting in the respective allocated purchase discount being fully accreted. No loans acquired in the Merger were repaid during the three months ended March 31, 2022; therefore, purchase discount accretion decreased.

Interest and related expenses. The increase in interest and related expenses was primarily the result of an increase in advances made to us under our Secured Financing Facilities and an increase in interest rates on those advances during the three months ended March 31, 2022 as compared to the three months ended December 31, 2021.

General and administrative expenses. The decrease in general and administrative expenses was primarily due to a decrease in share-based compensation and professional fees during the three months ended March 31, 2022 as compared to the three months ended December 31, 2021.
Reimbursement of shared services expenses. Reimbursement of shared services expenses represents reimbursement of the costs for the services that Tremont arranges on our behalf from RMR. The decrease in reimbursement of shared services expenses was primarily the result of an adjustment recognized during the three months ended December 31, 2021 to increase our estimate of costs for the usage of shared services from RMR for the year ended December 31, 2021 to reflect actual costs incurred.
Other transaction related costs. The decrease in other transaction related costs was primarily the result of a decrease in the costs associated with the final settlement of legal complaints filed in connection with the Merger and our conversion from a Maryland statutory trust to a Maryland REIT during the three months ended December 31, 2021.
Income tax expense. Income tax expense represents income taxes paid or payable by us in certain jurisdictions where we are subject to state income taxes. The decrease in income tax expense was primarily the result of income tax expense incurred during the three months ended December 31, 2021 on realized gains on the disposition of our securities portfolio upon our conversion from an investment company under the 1940 Act to a mortgage REIT.
Net income. The decrease in net income was due to the changes noted above.
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Reconciliation of Net Income to Distributable Earnings and Adjusted Distributable Earnings
The table below demonstrates how we calculate Distributable Earnings, Distributable Earnings per common share, Adjusted Distributable Earnings and Adjusted Distributable Earnings per common share, which are non-GAAP measures, and provides a reconciliation of these non-GAAP measures to net income:
Three Months Ended March 31, 2022Three Months Ended December 31, 2021
Reconciliation of net income to Distributable Earnings and Adjusted Distributable Earnings:
Net income$11,126 $20,656 
Non-cash equity compensation expense82 446 
Non-cash accretion of purchase discount(5,935)(18,932)
Distributable Earnings5,273 2,170 
Other transaction related costs (1)
37 589 
Income tax expense (2)
— 282 
Adjusted Distributable Earnings$5,310 $3,041 
Weighted average common shares outstanding - basic14,505 14,506 
Weighted average common shares outstanding - diluted14,519 14,507 
Distributable Earnings per common share - basic and diluted$0.36 $0.15 
Adjusted Distributable Earnings per common share - basic and diluted$0.37 $0.21 

(1)Other transaction related costs for the three months ended March 31, 2022 include expenses related to the Merger and to our conversion from a Maryland statutory trust to a Maryland REIT. For the three months ended December 31, 2021, other transaction related costs include expenses related to our conversion from a Maryland statutory trust to a Maryland REIT and the final settlement of legal complaints filed in connection with the Merger.
(2)Income tax expense represents the portion of our income tax expense incurred on realized gains on the disposition of our securities portfolio upon our conversion from an investment company under the 1940 Act to a mortgage REIT.

Factors Affecting Operating Results

Our results of our operations are impacted by a number of factors and primarily depend on the interest income from our investments and the financing and other costs associated with our business. Our operating results are also impacted by general CRE market conditions and unanticipated defaults by our borrowers. For further information regarding the risks
associated with our loan portfolio, see the risk factors identified in "SummaryPart I, Item 1A, “Risk Factors”, of Principal Risk Factors" included in our Current2021 Annual Report.
Report on Form 8-K filed on March 24, 2021.
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Credit Risk. We are subject to the credit risk of our borrowers in connection with our investments. We seek to mitigate this risk by utilizing a comprehensive underwriting, diligence and investment selection process and by ongoing monitoring of our investments. Nevertheless, unanticipated credit losses could occur that could adversely impact our operating results.

Changes in Fair Value of our Assets. We generally intend to hold our investments for their contractual terms, unless repaid earlier by the borrower.borrowers. We evaluate our investments for impairment at least quarterly. Impairments occur when it is probable that we will not be able to collect all amounts due according to the applicable contractual terms. If we determine that a loan is impaired, we will record an allowance to reduce the carrying value of the loan to an amount that takes into account both the present value of expected future cash flows discounted at the loan's contractual effective interest rate and the fair value of any available collateral, net of any costs we expect to incur to realize that value.

Although we intend to generally hold our investments for their contractual terms or until repaid earlier by the borrower,borrowers, we may occasionally classify some of our investments as held for sale. Investments held for sale will be carried at the lower of their amortized cost or fair value less costs to sell within loans held for sale on our condensed consolidated balance sheet,sheets, with changes in fair value recorded through earnings. Fees received from our borrowers on any loans held for sale will be recognized as part of the gain or loss on sale. WeCurrently, we do not currently expect to hold any of our investments for trading purposes.
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Availability of Leverage and Equity. We use leverage to make additional investments that may increase our returns. We may not be able to obtain the expected amount of leverage we desire or its cost may exceed our expectation and, consequently, the returns generated from our investments may be reduced. Our ability to further grow our loan portfolio over time will depend, to a significant degree, upon our ability to obtain additional capital. However, our access to additional capital depends on many factors including the price at which our common shares trade relative to their book value and market lending conditions. See " —Market"—Market Conditions" below.
Market Conditions.The outbreak CRE transaction total volume for 2021 exceeded the previous annual high watermark of 2019. Investor demand for CRE assets, historically low interest rates and strong property fundamentals, particularly for multifamily and industrial assets, have caused CRE valuations to continue to grow. These conditions continue to drive significant demand for CRE debt. CRE loan originations, driven by property acquisitions and refinancing activities of borrowers capitalizing on increasing property values, reached a record high in 2021. Investor demand for the relative risk adjusted returns offered by CRE debt investments has also contributed to the growth of the COVID-19 pandemic in the first quarter of 2020 led to a sharp decline in economic activity over the first half of 2020. The closing of non-essential businesses, "shelter-in-place" orders, restrictions on travel, cancellations of events and gatherings and limitations on building occupancies implemented to stop or slow the spread of the virus had a substantial negative impact on the CRE mortgage loan market. Many property owners granted lease forbearance to tenants unable or, in some cases, unwilling to make rent payments which, in turn,This increased the number of loan forbearance requests by property owners. In addition, volatility in the capital markets resulted in a substantial widening of credit spreads of commercial mortgage-backed securities, or CMBS, contributing to increased overall borrowing costs for banks and alternative lenders. Further, uncertainty surrounding the depth and duration of the economic downturn resulted in a severe decline in overall CRE transaction volume, and the financial burdens resulting from margin calls imposed on lenders, as a result of increased borrowing costs and declining collateral values, and many lenders’ shift in focus to manage large volumes of forbearance requests from borrowers caused new loan originations to significantly decline.

The CRE debt markets began to rebound in the third quarter of 2020 and are continuing to stabilize. CMBS credit spreads have declined such that newly issued AAA rated, investment grade bonds for conservatively underwritten loan pools with high quality collateral are trading at credit spreads less than those seen prior to the COVID-19 pandemic. In addition, issuance of CRE collateralized loan obligations, or CLOs (financial instruments secured by a pool of loans and used by lenders as a source of funding),demand has increased while CLO credit spreads have declined, providing additional liquidity to alternative lenders, like us.

While CRE transaction volume has improved recently, it has not returned to the average levels experienced prior to the COVID-19 pandemic. The decline in property transaction volume and increased liquidity available to lenders has caused greater competition among lenders, including banks andallowed alternative lenders, like us, to fund new loans. We believe that this increased competition amongst lenders, along with significant declinescontinue to gain market share, as borrowers seek flexible capital to complete value add business plans to optimize property values or to have the option to sell or refinance in the LIBOR and U.S. treasury index rates, has benefited borrowers seeking loansshort to refinance high quality properties, particularly multifamily, industrial, life science or research and development/laboratory properties, that are either stabilized or near stabilization. Alternative lenders, like us, can provide flexible, shortermedium term financing to borrowers that may not be seeking longer term financing options because of economic uncertainty caused by the COVID-19 pandemic. However, despite the improvement of the securitization markets and the increase in lending activity, we believe challenges remain.time frames.

The hospitalityHowever, significant inflation experienced in 2022 and retail sectors are among those thatRussia's invasion of Ukraine, along with the additional supply chain issues and overall geopolitical risks have been most negatively impacted by the economic downturn related to the COVID-19 pandemic. However, with reduced restrictions andcaused recent increased vaccination ratesuncertainty in the United States, retail salesCRE debt markets. The U.S. Federal Reserve's reaction to inflationary pressures has resulted in increased borrowing and leisure travel have experienced improvement duringtransaction costs for both borrowers and lenders alike. Despite the second quarter of 2021, while business travel remains at levels significantly lower than prior to the COVID-19 pandemic. It is unclear how consumerrecent increase in borrowing costs, nominal interest rates remain low, and travel habits will be impacted
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over the long term during and after the COVID-19 pandemic; if consumer and travel activity does not substantially rebound, we believe that this uncertainty willCRE investors continue to burden these sectorssee strength in the fundamentals of the U.S. CRE markets, especially in the multifamily and lenders with significant exposure to these property types will continue to face challenges. It is still unclear how the shift to flexible work-from-home schedules will impact the office sectorindustrial sectors. Transaction activity and demand for office space going forward. As such, lenders will continue to face underwriting challenges with respect to assumptions related to new leasing, tenant renewal probabilities and occupancy rates for office properties, especially assets located in downtown or central business district markets. As vaccination rates increase and companies re-evaluate their work-from-home policies, there should be increased clarity on the demand for office properties. Multifamily properties are expected toloan origination opportunities continue to be a preferred asset class by most lendersstrong, as CRE investors are seemingly willing to accept higher borrowing costs in the short term as they perceive longer term upside to rent growth resulting from continued demand for affordable rental housing and investors for the near term due to the stability of cash flows and the liquidity availableindustrial space.

Recovery from government sponsored enterprises, such as Fannie Mae or Freddie Mac; however, it is unclear what the impact of the U.S. Centers for Disease Control and Prevention moratorium on tenant evictions that expired on July 31, 2021 will have on the sector and how rent collections will be impacted. Industrial properties continue to perform well and benefit from the shift in consumers’ behavior to increased levels of e-commerce, which accelerated during the COVID-19 pandemic. Lastly, competition among lenders has caused alternative lenders, like us, to expand their loan portfolios to include certain asset types within these asset classes, such as data centers, manufactured housing, cold storage and self-storage, to achieve favorable yields on high quality properties that have been and may continue to be less susceptible to the impact of the COVID-19 pandemic.pandemic on the hospitality and retail sectors continues to improve. Hotels located in destinations that can be driven to, select service hotels that offer services and amenities in moderation and extended stay hotels continue to see improvements in performance, along with increased investor and lender demand. Retail has performed better than many expected and investors continue to favor grocery anchored, service oriented and neighborhood shopping centers over larger shopping centers anchored by big box retailers, regional malls or lifestyle centers. However, the office sector continues to pose underwriting challenges, especially for older suburban assets, and there continues to be uncertainty surrounding the long term impacts of work-from-home and flexible work schedules on demand for office space.

While the debt capital markets experienced strong performance in 2021 and into the first quarter of 2022, we believe challenges remain. The longer-termlonger term impact of the COVID-19 pandemic and the risk of future variants of the virus is still uncertain. However,Supply chain issues remain and inflation has started to impact the broader markets. The U.S. Federal Reserve raised interest rates in March 2022 and has indicated that it expects to raise interest rates several more times during 2022, which will continue to increase borrowing costs for property owners.

Despite these challenges, we believe that if and as the U.S. economy continues to improve and returns to a more stable state,grow, there will continue to be significant opportunities for alternative lenders like us to provide creative, flexible debt capital for a wide array of circumstances and business plans.

Changes in Market Interest RatesRates.. With respect to our business operations, increases in interest rates, in general, may cause: (a) the interest expense associated with our variable rate borrowings, if any, to increase; (b) the value of our fixed rate investments, if any, to decline; (c) the coupon rates on our variable rate investments, if any, to reset, perhaps on a delayed basis, to higher rates; and (d) it to become more difficult and costly for our borrowers, which may negatively impact their ability to repay our investments. See " —Market"—Market Conditions" above for a discussion of the current market including interest rates.

Conversely, decreases in interest rates, in general, may cause: (a) the interest expense associated with our variable rate borrowings, if any, to decrease; (b) the value of our fixed rate investments, if any, to increase; (c) the coupon rates on our variable rate investments, if any, to reset, perhaps on a delayed basis, to lower rates; and (d) it to become easier and more affordable for our borrowers to refinance, and as a result, repay our loans, but may negatively impact our future returns if any such repayment proceeds were to be reinvested in lower yielding investments.
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The interest income on our loans and interest expense on our borrowings float with one month LIBOR.benchmark rates, such as LIBOR and SOFR. Because we generally intend to leverage approximately 75% of our investments, as LIBOR increases,benchmark rates increase above the floors of our loans, our income from investments, net of interest and related expenses, will increase. LIBOR decreasesDecreases in benchmark rates are mitigated by interest rate floor provisions in all but one of our loan agreements with borrowers; therefore, changes to income from investments, net, may not move proportionately with the increase or decrease in LIBOR. Based on our loan portfolio at June 30, 2021,benchmark rates. As of March 31, 2022, LIBOR was 0.08%and SOFR were 0.45% and 0.30%, respectively, and would have to exceed the floor established by any of our loans, which currently range from 0.50%0.10% to 1.00%2.32%, for us to realize an increase in interest income.

LIBOR is currently expected to be phased out for new contracts by December 31, 2021 and for pre-existing contracts by June 30, 2023. Our Master Repurchase Agreement, with UBS states that at such time as LIBOR shall no longer be made available or used for determining the interest rate of loans, the replacement base rate shall be an alternative benchmark rate (including any mathematical or other adjustments to the benchmark rate (if any) incorporated therein so that the resulting rate approximates LIBOR as close as reasonably possible) as determined by UBS under similar facilities for the financing of similar assets and is consistent with the pricing index of similarly situated counterparties. We also currently expect that, as a result of any phase out of LIBOR, the interestInterest rates under our loan agreements with borrowers wouldentered into prior to January 1, 2022 have been or are expected to be amended to replace LIBOR for an alternative benchmark rate (which may includewith SOFR prior to June 30, 2023, the Secured Overnight Financing Rate, or SOFR or another ratedate LIBOR is expected to no longer be available. Since January 1, 2022, interest rates under our new loan agreements with borrowers are based on SOFR) that will approximate the existingSOFR. Our Citibank Master Repurchase Agreement was amended and restated in March 2022 to, among other things, replace LIBOR with SOFR for interest rate as calculated in accordance with LIBOR.calculations on advances. Interest rates on advances under our BMO Facility and Wells Fargo Master Repurchase Facility have been based on SOFR since we entered into the agreements governing these facilities.

Size of Portfolio. The size of our loan portfolio, as measured both by the aggregate principal balance and the number of our CRE loans and our other investments, is also an important factor in determining our operating results. Generally, if the size of our loan portfolio grows, the amount of interest income we receive would increase and we may achieve certain economies of scale and diversify risk within our loan portfolio. A larger portfolio, however, may result in increased expenses; for example,
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we may incur additional interest expense or other costs to finance our investments. Also, if the aggregate principal balance of our loan portfolio grows but the number of our loans or the number of our borrowers does not grow, we could face increased risk by reason of the concentration of our investments.

LIQUIDITY AND CAPITAL RESOURCES (dollars in thousands, except per share data)
Under the Merger Agreement, we have agreed to conduct our business in all material respects in the ordinary course of business consistent with past practice. The Merger Agreement contains certain operating covenants that could affect our liquidity and capital resources, but we do not expect any material changes to our liquidity and capital resources prior to consummation of the Merger or, if applicable, the termination of the Merger Agreement, other than those which may occur in the ordinary course of our business. See Note 1 to the Notes to Unaudited Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q for further information regarding the Merger Agreement.

Liquidity is a measure of our ability to meet potential cash requirements, including ongoing commitments to fund our lending commitments, repay or meet margin calls resulting from our borrowings, if any, fund and maintain our assets and operations, make distributions to our shareholders and fund other business operating requirements. We require a significant amount of cash to originate, purchase and invest in our target investments, make additional unfunded loan commitment payments, repay principal and interest on our borrowings, make distributions to our shareholders and fund other business operating requirements. The long-term impact of the COVID-19 pandemic and its aftermath on financial markets is uncertain. To the extent that impact is significant, negative and sustained for an extended period, we expect that we may be challenged in accessing capital. Our sources of cash flows include cash on hand, payments of principal, interest and fees we receive on our investments, other cash we may generate from our business and operations and any unused borrowing capacity, including under our Master Repurchase FacilitySecured Financing Facilities or other repurchase agreements or financing arrangements andwe may obtain, which may also include bank loans or public or private issuances of debt or equity securities. We believe that these sources of funds will be sufficient to meet our operating and capital expenses, and pay our debt service obligations owed and make any distributions to our shareholders for the next 12 months and for the foreseeable future, subject to the duration and severity of the COVID-19 pandemic and its economic impact on our borrowers and their ability to fund their debt service obligations owed to us. For further information regarding the risks associated with our loan portfolio, see the risk factors identified in "SummaryPart I, Item 1A, "Risk Factors" of Principal Risk Factors" included in our Current Report on Form 8-K filed on March 24, 2021.2021 Annual Report.

Pursuant to the terms of our UBS Master Repurchase Facility and our Citibank Master Repurchase Facility, we may sell to, and later repurchase from, UBS and Citibank, the Purchased Assets.purchased assets related to the applicable facility. The initial purchase price paid by UBS foror Citibank of each Purchased Assetpurchased asset is up to 75% of the lesser of the market value of the Purchased Assetpurchased asset or the unpaid principal balance of such Purchased Asset,purchased asset, subject to UBS’s or Citibank's approval. Upon the repurchase of a Purchased Asset,purchased asset, we are required to pay UBS or Citibank, as applicable, the outstanding purchase price of the Purchased Asset,purchased asset, accrued interest and all accrued and unpaid expenses of UBS or Citibank, as applicable, relating to such purchased asset. The pricinginterest rate (or interest rate) relating to a Purchased Assetan existing UBS purchased asset is equal to one month LIBOR plus a customary premium within a fixed range, determined by the debt yield and property type of the Purchased Asset’spurchased asset’s real estate collateral. The interest rate related to our Citibank purchased assets was amended March 15, 2022 as part of the amendment to the Citibank Master Repurchase Agreement to replace one month LIBOR with one month SOFR plus a premium within a fixed range, determined by the debt yield and property type of the purchased asset’s real estate collateral. UBS and Citibank each has the discretion to make advancements at margins higher than 75%.

Loans issued under the BMO Facility are coterminous with the corresponding pledged mortgage loan investments, are not subject to margin calls and allow for up to an 80% advance rate, subject to certain loan to cost and LTV limits. Interest on advancements under the BMO Facility are calculated at SOFR plus a premium. Loans issued under the BMO Facility are secured by a security interest and collateral assignment of the underlying loans to our borrowers which are secured by real property underlying such loans. We are required to pay an upfront fee equal to a percentage of the aggregate amount of the facility loan, such percentage to be determined at the time of approval of the separate facility loan agreements with BMO, or the BMO Facility Loan Agreements.

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On March 11, 2022, one of our wholly owned subsidiaries entered into the Wells Fargo Master Repurchase Agreement for the Wells Fargo Master Repurchase Facility, pursuant to which we may sell to, and later repurchase from Wells Fargo, the purchased assets related to the facility. The initial purchase price paid by Wells Fargo for each purchased asset is up to 75% or 80%, depending on the property type of the purchased asset’s real estate collateral, of the lesser of the market value of the purchased asset or the unpaid principal balance of such purchased asset, and subject to Wells Fargo’s approval. Upon the repurchase of a purchased asset, we are required to pay Wells Fargo the outstanding purchase price of the purchased asset, accrued interest and all accrued and unpaid expenses of Wells Fargo relating to such purchased asset. Interest on advancements under the Wells Fargo Master Repurchase Facility is calculated at SOFR plus a premium.

For further information regarding our Master Repurchase Facility,Secured Financing Facilities, see Note 64 to the Notes to Unaudited Condensed Consolidated Financial Statements included in Part I Item 1 of this Quarterly Report on Form 10-Q and "—Overview-Financing Activities" above.

The following is a summary of our sources and uses of cash flows for the periodperiods presented:
Six Months Ended June 30, 2021
Cash, cash equivalents and restricted cash at beginning of period$103,564 
Net
Three Months Ended March 31,
20222021
Cash, cash equivalents and restricted cash at beginning of period$26,295 $103,564 
Net cash provided by (used in):
Operating activities3,085 (1,385)
Investing activities(44,612)(55,044)
Financing activities24,194 (76)
Cash, cash equivalents and restricted cash at end of period$8,962 $47,059 

The increase in cash provided by (used in):
Operating activities(2,093)
Investing activities(118,075)
Financing activities47,211 
Cash, cash equivalents and restricted cash at end of period$30,607 
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During the six months ended June 30, 2021, our cash used in operating activities consisted of unfavorable changes in working capital, includingfor the payment of transaction costs related2022 period compared to the Merger2021 period was primarily the result of $2,270. Duringour origination activities since April 1, 2021. Since April 1, 2021, we have increased the six months ended June 30, 2021,size of our loan portfolio from 7 loans to 27 loans as of March 31, 2022. The decrease in cash used in investing activities consistedin the 2022 period compared to the 2021 period is primarily due to the repayment of loan originations and additional fundings on our loans held for investment. Duringin the six months ended June 30, 2021, our cash provided by financing activities consisted of proceeds from our Master Repurchase Facility,2022 period, partially offset by deferredan increase in origination activity in the 2022 period. The increase in cash used in financing cost payments relatedactivities in the 2022 period compared to the 2021 period is primarily due to proceeds received from our Master Repurchase Facility and distributions toSecured Financing Facilities, partially offset by repayments on our common shareholders.Secured Financing Facilities for the 2022 period. As of March 31, 2021, we had not yet borrowed any funds under our Secured Financing Facilities.

Distributions
During the sixthree months ended June 30, 2021,March 31, 2022, we paid distributions to our common shareholders aggregating $1,530,totaling $3,649, or $0.15$0.25 per common share, using cash on hand.

On April 14, 2022, we declared a quarterly distribution of $0.25 per common share, or $3,649, to shareholders of record on April 25, 2022. We expect to pay this distribution to our common shareholders on May 19, 2022 using cash on hand.
For further information regarding distributions, we paid during the six months ended June 30, 2021, see Note 6 to the Notes toUnaudited Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q.

On July 15, 2021, we declared a quarterly distribution
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Table of $0.15 per common share, or approximately $1,533 in aggregate, to shareholders of record on July 26, 2021. We expect to pay this distribution on or about August 19, 2021.Contents

Contractual Obligations and Commitments

Our contractual obligations and commitments as of June 30, 2021March 31, 2022 were as follows:
Payment Due by PeriodPayment Due by Period
TotalLess than 1 Year1 - 3 Years3 - 5 YearsMore than 5 yearsTotalLess than 1 Year1 - 3 Years3 - 5 YearsMore than 5 years
Unfunded loan commitments (1)
Unfunded loan commitments (1)
$38,291 $— $38,291 $— $— 
Unfunded loan commitments (1)
$47,812 $6,450 $41,362 $— $— 
Principal payments on Master Repurchase Facility (2)
49,172 — 49,172 — — 
Principal payments on Secured Financing Facilities (2)
Principal payments on Secured Financing Facilities (2)
369,432 63,687 305,745 — — 
Interest payments (3)
Interest payments (3)
2,701 1,067 1,634 — — 
Interest payments (3)
17,495 8,512 8,983 — — 
$90,164 $1,067 $89,097 $— $— $434,739 $78,649 $356,090 $— $— 
(1)The allocation of our unfunded loan commitments is based on the current loan maturity date to which the individualsindividual commitments relate.
(2)The allocation of outstanding advancements under our Master Repurchase FacilitySecured Financing Facilities is based on the earlier of the current maturity date of each loan investment with respect to which the individual borrowing relates.relates or the maturity date of the respective Secured Financing Facilities.
(3)Projected interest payments are attributable only to our debt service obligations at existing rates as of June 30, 2021March 31, 2022 and are not intended to estimate future interest costs which may result from debt prepayments, additional borrowings, new debt issuances or changes in interest rates.

Off-Balance Sheet Arrangements
As of June 30, 2021, we had no off-balance sheet arrangements that have had or that we expect would be reasonably likely to have a material effect on our financial condition, changes in financial condition, revenues or expenses, results of operations, liquidity, capital expenditures or capital resources.
Debt Covenants
Our principal debt obligations at June 30, 2021as of March 31, 2022 were the outstanding balances under our Secured Financing Facilities. The agreements governing our Master Repurchase Facility. OurFacilities, or our Master Repurchase Agreement providesAgreements, provide for acceleration of the date of repurchase of any then Purchased Assetspurchased assets and UBS’sthe liquidation of the Purchased Assetspurchased assets by UBS, Citibank or Wells Fargo, as applicable, upon the occurrence and continuation of certain events of default, including a change of control of us, which includes our ManagerTremont ceasing to act as our sole manager or to be a wholly owned subsidiary of RMR LLC.RMR. Our Master Repurchase AgreementAgreements also providesprovide that upon the repurchase of any then Purchased Asset,purchased asset, we are required to pay UBS, Citibank or Wells Fargo the outstanding purchase price of such Purchased Assetpurchased asset and accrued interest and any and all accrued and unpaid expenses of UBS, Citibank or Wells Fargo, as applicable, relating to such Purchased Asset.purchased asset.
In connection with our Master Repurchase Agreement,Agreements, we entered into our guarantees, or the Guaranty,Master Repurchase Guarantees, which requiresrequire us to guarantee 25% of the aggregate repurchase price, and 100% of losses in the event of certain bad acts as well as any costs and expenses of UBS, Citibank and Wells Fargo, as applicable, related to our Master Repurchase Agreement.Agreements. The Guaranty also requires us to comply with customaryMaster Repurchase Guarantees contain financial covenants, which include the maintenance ofrequire us to maintain a minimum tangible net worth, a minimum cash liquidity and a minimum interest coverage ratio and to satisfy a total indebtedness to stockholders' equity ratio.
In connection with the BMO Loan Program Agreement, we have agreed to guarantee certain of the obligations under the BMO Loan Program Agreement and the BMO Facility Loan Agreements pursuant to a limited guaranty from us to and for the benefit of the administrative agent for itself and such other lenders, or the BMO Guaranty. Specifically, the BMO Guaranty requires us to guarantee 25% of the then current outstanding principal balance of the facility loans and 100% of losses or the entire indebtedness in the event of certain bad acts as well as any costs and expenses of the administrative agent or lenders related to the BMO Loan Program Agreement. In addition, the BMO Guaranty contains financial covenants that require us to maintain a minimum tangible net worth and a minimum liquidity and to satisfy a total indebtedness to stockholders’ equity ratio. The BMO Loan Program Agreement and the BMO Guaranty contain representations, warranties, covenants, conditions precedent to funding, events of default and indemnities that are customary for agreements of these types.
As of June 30, 2021,March 31, 2022, we had a $49,172$287,156 aggregate outstanding principal balance under our Master Repurchase Facility.Facilities. Our Master Repurchase Agreement isAgreements are structured with risk mitigation mechanisms, including a cash flow sweep, which would
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allow UBS, Citibank and Wells Fargo, as applicable, to control interest payments from our borrowers under our loans that are financed under our respective Master Repurchase Facility,Facilities, and the ability to accelerate dates of repurchase and institute margin calls, which may require us to pay down balances associated with one or more of our loans that are financed under our Master Repurchase Facility. Facilities.
As of June 30, 2021,March 31, 2022, we believehad a $82,276 aggregate outstanding principal balance under the BMO Facility.
As of March 31, 2022, we were in compliance with all covenants and other terms under our Master Repurchase Agreement and, to date, UBS has not utilized any such risk mitigation mechanisms under our Master Repurchase Agreement.Secured Financing Facilities.

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Related Person Transactions
We have relationships and historical and continuing transactions with our Manager,Tremont, RMR, LLC, RMR Inc. and others related to them. For example, as noted earlier in this Quarterly Report on Form 10-Q, we entered into the Merger Agreement with TRMT pursuant to which we have agreed, on the terms and subject to the conditions set forth therein, to consummate the Merger and the other Transactions, subject to the satisfaction or waiver of certain conditions. For further information about these and other such relationships and related person transactions, see Notes 1, 97 and 108 to the Notes to Unaudited Condensed Consolidated Financial Statements included in Part I, Item 1 of this Quarterly Report on Form 10-Q, our Current2021 Annual Report, on Form 8-K dated April 26, 2021,our definitive Proxy Statement for our 20212022 Annual Meeting of Shareholders Form S-4 and our other filings with the SEC. In addition, see the section captioned “Risk Factors” of this Quarterlyour 2021 Annual Report on Form 10-Q and “Summary of Principal Risk Factors” included in our Current Report on Form 8-K filed on March 24, 2021 for a description of risks that may arise as a result of these and other related person transactions and relationships. We may engage in additional transactions with related persons, including businesses to which RMR, LLCTremont or itstheir respective subsidiaries provide management services.


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Item 3. Quantitative and Qualitative Disclosures About Market Risk
Not applicable.
Item 4. Controls and Procedures
As of the end of the period covered by this Quarterly Report on Form 10-Q, our management carried out an evaluation, under the supervision and with the participation of our Managing Trustees, our President and our Chief Financial Officer and Treasurer, of the effectiveness of our disclosure controls and procedures pursuant to Rules 13a-15 and 15d-15 under the Securities Exchange Act of 1934, as amended. Based upon that evaluation, our Managing Trustees, our President and our Chief Financial Officer and Treasurer concluded that our disclosure controls and procedures are effective.

There have been no changes in our internal control over financial reporting during the quarter ended June 30, 2021March 31, 2022 that
have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.
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Warning Concerning Forward-Looking Statements
This Quarterly Report on Form 10-Q contains statements that constitute forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and other securities laws. Also, whenever we use words such as “believe”, “expect”, “anticipate”, “intend”, “plan”, “estimate”, “will”, “may” and negatives or derivatives of these or similar expressions, we are making forward-looking statements. These forward-looking statements are based upon our present intent, beliefs or expectations, but forward-looking statements are not guaranteed to occur and may not occur. Forward-looking statements in this Quarterly Report on Form 10-Q relate to various aspects of our business, including:
•The likelihood that we will complete the Merger;

•Our expectation that our shareholders will benefit from the Merger;

•The risks associated with the ability to consummate the Merger and the other Transactions;

•The risk that the anticipated benefits from the Merger may not be realized or may take longer to realize than
expected, including as a result of the failure to obtain the required approvals of our and TRMT’s shareholders;

•Unexpected costs or unexpected liabilities that may arise from the Merger or the other Transactions, whether or not
completed;

•The occurrence of any event, change or other circumstances that could give rise to the termination of the Merger Agreement or the failure to satisfy the closing conditions;

•The duration and severity of the COVID-19 pandemic and its impact on us and our borrowers and their ability and willingness to fund their debt service obligations to us;

•Our expectations about our borrowers’ business plans and their abilities to successfully execute them;
•Our expectations regarding the diversity and other characteristics of our loan portfolio;
•Our ability to carry out our business strategy and take advantage of opportunities for our business that we believe exist;
•Our expectations of the market demand for CRE debt and the volume of transactions and opportunities that will exist in the CRE debt market, including the middle market, when the U.S. economy improves and returns to a more stable state for a sustained period;market;

•Our ability to utilize our existing available Secured Financing Facilities and to obtain additional capital and to realize our expected extent of leverage, to enable us to attain our target leverage, to make additional investments orand to increase our potential returns, including by using available leverage;returns;

•Our ability to pay distributions to our shareholders and to increase and sustain the amount of such distributions;

•Our operating and investment targets, investment and financing strategies and leverage policies;
•Our expected operating results;
•The amount and timing of cash flows we receive from our investments;
•The ability of our ManagerTremont to locatemake suitable investments for us, to monitor, service and administer our existing investments and to otherwise implement our investment strategy;
•Our ability to maintain and increase the net interest spread between the interest we earn on our investments and the interest we pay on our borrowings;

•Our belief that we are well positioned to lend to private equity sponsors of middle market and transitional CRE assets;

•The origination, extension, exit, prepayment or other fees we may earn from our investments;
•Yields that may be available to us from mortgages on middle market and transitional CRE;
•The duration and other terms of our loan agreements with borrowers;
•The credit qualities of our borrowers;
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Table•Rising inflationary pressures, supply chain issues and geopolitical risks and their effects on demand for CRE debt, our borrowers' businesses and our results of Contentsoperations and financial conditions;
•The ability and willingness of our borrowers to repay our investments in a timely manner or at all;
•Our projected leverage;
•The cost and availability of additional advancements under our Master Repurchase Facility,Secured Financing Facilities or other debt financing under additional repurchase or bank facilities we may obtain from time to time, and our ability to obtain such additional debt financing;obtain;
•Our qualification for taxation as a REIT;
•Our ability to maintain our exemption from registration under the 1940 Act;
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•Our understanding of the competitive nature of our industry and our ability to successfully compete under such circumstances;
•Market trends in our industry or with respect to interest rates, real estate values, the debt securities markets or the economy generally; and
•Regulatory requirements and the effect they may have on us or our competitors.
Our actual results may differ materially from those contained in or implied by our forward-looking statements. Forward-looking statements involve known and unknown risks, uncertainties and other factors, some of which are beyond our control. Risks, uncertainties and other factors that could have a material adverse effect on our forward-looking statements and upon our business, financial condition, liquidity, results of operations, cash flows, prospects and ability to make distributions include, but are not limited to:
•The impact of conditions in the economy, the CRE industry and the capital markets on us and our borrowers,borrowers;
•Competition within the CRE lending industry,industry;
•Changes in the availability, sourcing and structuring of CRE lending,lending;
•Defaults by our borrowers,borrowers;
•Compliance with, and changes to, federal, state or local laws or regulations, accounting rules, tax laws or similar matters,matters;
•Limitations imposed on our business and our ability to satisfy complex rules in order for us to qualifymaintain our qualification for taxation as a REIT for U.S. federal income tax purposes,purposes;

•Actual and potential conflicts of interest with our related parties, including our Managing Trustees, our Manager,Tremont, RMR, LLC, and others affiliated with them,them; and
•Acts of terrorism, outbreaks ofwar, pandemics, including the COVID-19 pandemic, or other manmade or natural disasters beyond our control.
For example:
•We have a limited operating history originating and investing in first mortgage loans secured by middle market and transitional CRE and we may not be able to operate our business successfully or generate sufficient revenue to make or sustain distributions to our shareholders,shareholders;
•To make additional investments and continue to grow our business after we invest our existing available capital, we will need to obtain additional cost-effective capital. We cannot be sure that we will be successful in obtaining any such additional capital. If we are unable to obtain such additional capital, we may not be able to further grow our business by making additional investments,investments;
•Our distributions and distribution rate are set from time to time by our Board of Trustees. The timing, amount and form of future distributions will be determined at the discretion of our Board of Trustees and will depend upon various factors that our Board of Trustees deems relevant, including our historical and projected income, our Distributable Earnings, Distributable Earnings per common share, Adjusted Distributable Earnings and Adjusted Distributable Earnings per common share, the then-currentthen current and expected needs and availability of cash to pay our obligations and fund our investments, distributions which may be required to be paid by us to qualifymaintain our qualification for taxation as a REIT, limitations on distributions contained in our financing arrangements and other factors deemed relevant by our Board of Trustees
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in its discretion. Accordingly, our future distribution rates may be increased or decreased and we can provide no assurances as to the rate at which future distributions will be paid.paid;

•Competition may limit our ability to identify and make desirable investments with any additional capital we may obtain or with any proceeds we may receive from repayments of our investments;

•Our belief that there will be strong demand for alternative sources of CRE debt capital as the U.S. economy continues to improve and return to a more stable state may not be correct,capital;
•The value of our loans depends upon our borrowers’ ability to generate cash flows from operating the underlying collateral for our loans. Our borrowers may not have sufficient cash flows to repay our loans according to their terms, which may result in delinquency and foreclosure on our loans,loans;
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•Our investments contain certain risk mitigation mechanisms that may help protect us against investment losses by mitigating the impact from our borrowers being unable to pay their debt service obligations owed to us as scheduled for a temporary period. However, these mechanisms may not adequately cover the debt service amount and will likely not be able to fully fund the debt service obligations owed to us if the tenants’ businesses fail or they default on their debt service obligations owed to us,us;
•The impact of the COVID-19 pandemic is affectingaffected all parts of the economy and continues to particularly affect certain aspects of the economy, including certain of our borrowers who are experiencingborrowers. In addition, current inflationary pressures, supply chain issues and geopolitical risks may adversely impact the negative impact of current economic conditions.economy and our borrowers' businesses and their ability and willingness to fund their obligations to us. As a result, we may not have sufficient capital to meetfund our debt obligations or to satisfy any margin calls or other commitments fromwe may have under our Secured Financing Facilities, including as a result of any actions that UBS takesour lenders under our Master Repurchase Facilities may take if our borrowers default on their loan obligations to us or the value of our collateral that secures those loans declines below required levels,levels;

•Prepayment of our loans may adversely affect the value of our loan portfolio and our ability to make or sustain distributions to our shareholders,shareholders;
•Loans secured by properties in transition involve a greater risk of loss than loans secured by stabilized properties,properties;
•Our ManagerTremont and RMR LLC have limited historical experience managing or servicing mortgage REITs,REITs;
•We may incur significant debt, and our governing documents contain no limit on the amount of debt we may incur,incur;
•Although, to date, our Master Repurchase Facility lenders have not instituted cash sweeps on our accounts and we have not received a margin call under our Master Repurchase Agreements, these lenders may do so in the future in accordance with such agreements;
•Continued availability of additional advancements under our Master Repurchase FacilitySecured Financing Facilities is subject to us identifying suitable loans to invest in and our satisfying certain financial covenants and other conditions, as applicable, that we may be unable to satisfy,satisfy;
•Financing for floating rate mortgages and other related assets that we may seek to sell pursuant to our Master Repurchase FacilitySecured Financing Facilities is subject to approval by the lender under our Master Repurchase Facility,those lenders, whose approval we may not obtain,obtain;
•The phase out of LIBOR could negatively impact our investments and our debt financing arrangements;
•Actual costs under our Master Repurchase FacilitySecured Financing Facilities and our other debt facilities will be higher than LIBORthe applicable interest index rate plus a premium because of fees and expenses associated with our debt,
•Any phase out of LIBOR may have an impact on our investments and our debt financing arrangements,debt;
•We are dependent upon our Manager,Tremont, its affiliates and their personnel. We may be unable to find suitable replacements if our management agreement is terminated,terminated;
•We believe that our relationships with our related parties, including our Managing Trustees, our Manager,Tremont, RMR LLC and others affiliated with them may benefit us and provide us with competitive advantages in operating and growing our business. However, the advantages we believe we may realize from these relationships may not materialize,materialize;
•Our intention to remain exempt from registration under the 1940 Act imposes limits on our operations, and we may fail to remain exempt from registration under the 1940 Act,Act; and
•Our failure to qualifyremain qualified for taxation as a REIT could have significant adverse consequences,
•Although we have entered into the Merger Agreement and we expect the Merger to close during the third quarter of 2021, the closing of the Merger is subject to the satisfaction or waiver of conditions, including the receipt of requisite approvals by our and TRMT’s shareholders. We cannot be sure that any or all of these conditions will be
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satisfied or waived. Accordingly, the Merger may not close when expected or at all, or the terms of the Merger and the other Transactions may change, and
•This Quarterly Report on Form 10-Q states that the Merger, the Merger Share Issuance and the other Transactions and the terms thereof were evaluated, negotiated and recommended to each of our and TRMT’s board of trustees by special committees of our and TRMT’s board of trustees, respectively, each consisting solely of our and TRMT’s disinterested, independent trustees, respectively, and were separately unanimously approved and adopted by our and TRMT’s independent trustees and by our and TRMT’s board of trustees, and that UBS Securities LLC and Citigroup Global Markets Inc. acted as a financial advisor to each of the special committees of our and TRMT’s board of trustees, respectively. Despite this process, we have been subject to, and could be subject to additional claims challenging the Merger and the other Transactions or our entry into the Merger Agreement and related agreements because of the multiple relationships among us, TRMT, TRA, RMR LLC, RMR Inc. and their related persons and entities or other reasons, and defending even meritless claims could be expensive and distracting to management.consequences.
Currently unexpected results could occur due to many different circumstances, some of which are beyond our control, such as acts of terrorism, the COVID-19 pandemic, inflation, war, geopolitical risks, natural disasters, global climate change or changes in capital markets or the economy generally.

The information contained elsewhere in this Quarterly Report on Form 10-Q inand our “Summary of Principal Risk Factors” included in our Current2021 Annual Report, on Form 8-K filed on March 24, 2021 or in our other filings with the SEC, including under the caption “Risk Factors”, herein or therein, or incorporated herein or therein, identifies other important factors that could cause differences from our actual results to differ materially from those stated in or implied by our forward lookingforward-looking statements. Our filings with the SEC are available on the SEC’s website at www.sec.gov.
You should not place undue reliance upon our forward-looking statements.
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Except as required by law, we do not intend to update or change any forward-looking statements as a result of new information, future events or otherwise.
Statement Concerning Limited Liability
Our Amended and Restated Agreement andThe Declaration of Trust providesof Seven Hills Realty Trust, a copy of which, together with any amendments or supplements thereto, is duly filed with the State Department of Assessments and Taxation of Maryland, provide that nothe name Seven Hills Realty Trust refers to the trustees collectively as trustees, but not individually or personally. No trustee, officer, shareholder, employee or agent of theSeven Hills Realty Trust shall be held to any personal liability, jointly or severally, for any obligation of, or claim against, theSeven Hills Realty Trust. All persons or entities dealing with theSeven Hills Realty Trust, in any way, shall look only to the assets of theSeven Hills Realty Trust for the payment of any sum or the performance of any obligation.

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Part II. Other Information
Item 1. Legal Proceedings

Information regarding our legal proceedings and claims is included in Note 13 to our condensed consolidated financial statements included in Part I, Item I of this Quarterly Report on Form 10-Q.

Item 1A. Risk Factors
Our business is subjectThere have been no material changes to a number of risks and uncertainties, a number of which are described in "Summary of Principal Risk Factors" includedthe risk factors previously disclosed in our Current Report on Form 8-K filed on March 24, 2021. The Merger may subject us to additional risks as described in "Risk Factors" in the joint proxy statement/prospectus that is included in the Form S-4 filed with the SEC on June 9, 2021 as subsequently amended and declared effective on July 26, 2021. The risks described in the "Summary of Principal Risk Factors" included in our Current Report on Form 8-K filed on March 24, 2021 and in "Risk Factors" in the definitive joint proxy statement/prospectus may not be the only risks we face but are risks we believe may be material at this time. Other risks of which we are not yet aware, or that we currently believe are not material, may also materially and adversely impact our business operations or financial results. If any of the events or circumstances described therein occurs, our business, financial condition, results of operations or ability to make distributions to our shareholders could be adversely affected and the value of an investment in our securities could decline. Investors and prospective investors should consider the risks described in "Summary of Principal Risk Factors" included in our Current Report on Form 8-K filed on March 24, 2021 and in "Risk Factors" in the definitive joint proxy statement/prospectus and the information contained under the caption “Warning Concerning Forward-Looking Statements” and elsewhere in this Quarterly Report on Form 10-Q before deciding whether to invest in our securities.

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Annual Report.
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Item 6. Exhibits
Exhibit
Number		 Description
2.13.1
3.1
3.2
4.1
10.1
10.2
10.3
10.4
10.5
31.1
31.2
31.3
31.4
32.1
101.INSXBRL Instance Document - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document.
101.SCHXBRL Taxonomy Extension Schema Document. (Filed herewith.)
101.CALXBRL Taxonomy Extension Calculation Linkbase Document. (Filed herewith.)
101.DEFXBRL Taxonomy Extension Definition Linkbase Document. (Filed herewith.)
101.LABXBRL Taxonomy Extension Label Linkbase Document. (Filed herewith.)
101.PREXBRL Taxonomy Extension Presentation Linkbase Document. (Filed herewith.)
104Cover Page Interactive Data File. (Formatted as Inline XBRL and contained in Exhibit 101.)
(+) Management contract or compensatory plan or arrangement.
† This document was previously filed as Exhibit 10.2 to our Current Report on Form 8-K, filed with the SEC on November 12, 2021, and has been amended to correct a scrivener’s error.

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SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.
RMR MORTGAGESEVEN HILLS REALTY TRUST
By:/s/ Thomas J. Lorenzini
Thomas J. Lorenzini
President
Dated: August 3, 2021April 27, 2022
By:/s/ G. Douglas Lanois
G. Douglas Lanois
Chief Financial Officer and Treasurer
(principal financial and accounting officer)
Dated: August 3, 2021April 27, 2022

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