Exhibit 10.6
 PURCHASE AND SALE AGREEMENT
AND JOINT ESCROW INSTRUCTIONS
    Seller
  Buyer




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TABLE OF CONTENTS
 Page1.
    
    Agreement to Purchase/Sell
    
    
    12.
    
    Purchase Price; Independent Consideration; Deposit
    
    
    23.
    
    Contingencies
    
    
    3(a)
    
    Buyer Contingencies
    
    
    3(b)
    
    Seller Contingencies
    
    
    74.
    
    Escrow
    
    
    8(a)
    
    Escrow Holder
    
    
    8(b)
    
    Opening and Close of Escrow
    
    
    8(c)
    
    Escrow Instructions
    
    
    8(d)
    
    Seller Deposits into Escrow
    
    
    8(e)
    
    Buyer Deposits into Escrow
    
    
    9(f)
    
    Delivery of Leases to Buyer Outside of Escrow
    
    
    9(g)
    
    Authorization to Close Escrow
    
    
    9(h)
    
    Interpleader
    
    
    10(i)
    
    U.S. Treasury Regulations
    
    
    10(j)
    
    Exchange Cooperation
    
    
    115.
    
    Closing Costs
    
    
    116.
    
    Prorations and Adjustments
    
    
    127.
    
    Possession; Jazz Lease
    
    
    14(a)
    
    Possession
    
    
    14(b)
    
    Deed
    
    
    14(c)
    
    Jazz Lease
    
    
    148.
    
    Representations, Warranties and Covenants of Buyer
    
    
    149.
    
    Representations, Warranties and Covenants of Seller
    
    
    1710.
    
    Right to Enter Property; Contact with City
    
    
    19(a)
    
    Right to Enter
    
    
    19(b)
    
    Contact with City
    
    
    2011.
    
    Destruction of the Improvements
    
    
    2012.
    
    Loss by Condemnation
    
    
    2113.
    
    Default of Buyer
    
    
    2114.
    
    Brokers Commission
    
    
    22
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TABLE OF CONTENTS
 Page15.
    
    Seller Covenants
    
    
    2216.
    
    Notices
    
    
    2317.
    
    Lease of Space Within Half Dome Building
    
    
    2518.
    
    El Capitan Auditorium
    
    
    2719.
    
    Electrical Pass-Throughs
    
    
    2720.
    
    Miscellaneous Provisions
    
    
    29(a)
    
    Incorporation of Prior Agreements
    
    
    29(b)
    
    Buyers Right to Assign
    
    
    29(c)
    
    Attorneys Fees
    
    
    29(d)
    
    Time is of the Essence
    
    
    29(e)
    
    Successors and Assigns
    
    
    29(f)
    
    California Law; Choice of Forum
    
    
    30(g)
    
    Counterparts
    
    
    30(h)
    
    Interpretation
    
    
    30(i)
    
    Construction
    
    
    30(j)
    
    No Recordation
    
    
    30(k)
    
    Business Days
    
    
    30(l)
    
    Calculation of Days
    
    
    30(m)
    
    Due Execution
    
    
    30(n)
    
    Condition Precedent to Filing of Specific Performance Action Against Seller
    
    
    31(o)
    
    Joint and Several Obligations
    
    
    31EXHIBIT A
    
    LEGAL DESCRIPTIONEXHIBIT B
    
    TENANT LEASESEXHIBIT C
    
    PROPERTY DOCUMENTSEXHIBIT D-1
    
    FORM OF TENANT ESTOPPEL CERTIFICATEEXHIBIT D-2
    
    FORM OF JAZZ ESTOPPEL CERTIFICATEEXHIBIT E
    
    FORM OF GRANT DEEDEXHIBIT F
    
    FORM OF NON-FOREIGN AFFIDAVITEXHIBIT G
    
    FORM OF NOTICE TO TENANTSEXHIBIT H-1
    
    LOCATION OF HALF DOME PREMISESEXHIBIT H-2
    
    FORM OF LEASE FOR HALF DOME PREMISESEXHIBIT I
    
    FORM OF BILL OF SALEEXHIBIT J
    
    FORM OF ASSIGNMENT OF LEASESEXHIBIT K
    
    FORM OF GENERAL ASSIGNMENT
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PURCHASE AND SALE AGREEMENT
AND JOINT ESCROW INSTRUCTIONS
 Agreement Seller Buyer
 1. Agreement to Purchase/Sell
 City County Land Property
 (a) Improvements
 (b) Leases Security Deposits Rent Schedule
 (c) Excluded Property Personal
Property
 (d)
 1




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Intangibles
 2. Purchase Price; Independent Consideration; Deposit
 (a) Section
4 Purchase Price
 (i) Section 4 Section 4
 (ii) Section 3(a)(ii)(2) Section 3(a)(ii) Deposit
 (iii)
 (b) Independent Consideration
 (c) Section 3(a)(ii)(2) Section 3 Section
3 Section 17 Section 5(e)
 2




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Section 13
 3. Contingencies
 (a) Buyer Contingencies
 (i)
 Title Company Section
3(a)(ii) Commitment Exception Documents
 Disapproved Title Matters Permitted
Exceptions
  3




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Section 3(a)(i)(1)
 Section 3(a)(i)
 Section 3(a)(i)(2) Section 3(a)(i)
 (ii) Documents to be Obtained and Determinations to be made by Buyer Feasibility Period
 Property Documents
 4




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Section
3(a)(ii) Property Due Diligence Disapproval Notice Approval Notice both
 (iii) Waiver; Failure of Condition; No Default Section 3
 (iv) Sellers Right to Studies
 5




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Section
3(a)(iii)
 (v) Estoppel Certificates
 Tenant Estoppel Certificate Tenant Estoppel Certificates Estoppel Condition Jazz
 Section 5(e)
 (vi) Natural Hazard Disclosure Natural Hazard Disclosure Statement Natural Hazard Expert Natural
Hazard Report
 6




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(vii) Sellers Obligations Section 4(d) Section 15 Section 15(a)
 (viii) Title Policy Title Policy ALTA Policy
 (ix) Accuracy of Sellers Representations and Warranties Section 9
 (b) Seller Contingencies
 (i) Buyers Obligations
 (ii) Accuracy of Buyers Representations and Warranties Section 8
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4. Escrow
 (a) Escrow Holder Escrow Holder
 (b) Opening and Close of Escrow Opening of Escrow Close of
Escrow
 (c) Escrow Instructions
 (d) Seller Deposits into Escrow
 (i) Grant Deed
 (ii) Bill of Sale
 (iii) Assignment of Leases
 (iv) General Assignment
 (v) Non-Foreign Affidavit
 (vi) Tenant Notices
 (vii) Section
17
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(viii)
 (e) Buyer Deposits into Escrow
 (i)
 (ii)
 (iii)
 (iv)
 (v) PCO Statement
 (vi)
 (vii)
 (viii)
 (f) Delivery of Leases to Buyer Outside of Escrow
 (g) Authorization to Close Escrow Section
7
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(i)
 (ii) Section 6
 (iii)
 (iv)
 (v)
 (vi)
 (vii)
 (viii)
 (h) Interpleader Party Parties
 (i) U.S. Treasury Regulations Regulation
 10




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(j) Exchange Cooperation Intermediary Designating Party Non-Designating Party
 5. Closing Costs
 (a)
 (b)
 (c)
 11




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(d)
 (e) Section 5
 6. Prorations and Adjustments
 (a)
 (i) Taxes Section 6(b)
 (ii) Utilities
 (iii) Tenant Receivables Tenant Receivables
 Section 6
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Uncollected Tenant Receivables Section 6(a)(iii)(1)
 Section
6(a)(iii)(2)
  (b) Final Adjustment After Close of Escrow
 (c) Security Deposits
 13




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7. Possession; Jazz Lease
 (a) Possession
 (b) Deed
 (c) Jazz Lease
 8. Representations, Warranties and Covenants of Buyer
 (a)
 (i)
 (ii)
 (iii)
 14




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(b) AS-IS Section 9 Section 9 Section 8(b)
  15




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(c)
 (d)
 16




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(e)
 (f) Section 9
 (g)
  BUYERS INITIALS ______
 (h) Section 8 Close of Escrow
 9. Representations, Warranties and Covenants of Seller Section 8
 (a)
 (b)
 17




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(c)
 (d)
 (e)
 (f)
 (g)
 18




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(h)
 (i)
  Section 3(a)(vi) Section 3(a)(v)(2)
 10. Right to Enter Property; Contact with City
 (a) Right to Enter
 19




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Section 15 Section 13
 (b) Contact with City
 11. Destruction of the Improvements
 Close of Escrow Section 5(e)
 20




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12. Loss by Condemnation
 Section 5(e)
 13. Default of Buyer
 (a) PRIOR TO ENTERING INTO THIS TRANSACTION, BUYER AND SELLER HAVE BEEN CONCERNED WITH THE
FACT THAT SUBSTANTIAL DAMAGES WILL BE SUFFERED BY SELLER IN THE EVENT OF BUYERS DEFAULT UNDER THIS
AGREEMENT. WITH THE FLUCTUATION IN LAND VALUES, THE UNPREDICTABLE STATE OF THE ECONOMY AND OF
GOVERNMENTAL REGULATIONS, THE FLUCTUATING MARKET FOR REAL ESTATE LOANS OF ALL TYPES, AND OTHER
FACTORS WHICH DIRECTLY AFFECT THE VALUE AND MARKETABILITY OF THE PROPERTY, IT IS REALIZED BY THE
PARTIES THAT IT WOULD BE EXTREMELY DIFFICULT AND IMPRACTICABLE, IF NOT IMPOSSIBLE, TO ASCERTAIN
WITH ANY DEGREE OF CERTAINTY THE AMOUNT OF DAMAGES WHICH WOULD BE SUFFERED BY SELLER IN THE EVENT
OF BUYERS DEFAULT UNDER THIS AGREEMENT. THEREFORE, IN THE EVENT BUYER DEFAULTS IN ITS OBLIGATION
TO CLOSE THE PURCHASE OF THE PROPERTY, THE DEPOSIT SHALL BE PAID OR DELIVERED TO AND RETAINED BY
SELLER AS LIQUIDATED DAMAGES WHICH (SUBJECT TO PARAGRAPH (b) OF THIS SECTION 13 ) SHALL BE
SELLERS SOLE REMEDY HEREUNDER BY REASON OF SUCH DEFAULT. THE PARTIES HERETO EXPRESSLY AGREE AND
ACKNOWLEDGE THAT THE AMOUNT OF THE DEPOSIT REPRESENTS THE PARTIES REASONABLE ESTIMATE OF SELLERS
DAMAGES IN THE EVENT OF SUCH DEFAULT. BUYER AND SELLER EXPRESSLY AGREE THAT THE FOREGOING
LIQUIDATED DAMAGES PROVISION IS NOT INTENDED TO DEFINE OR LIMIT ANY INDEMNITY LIABILITY OF BUYER TO
SELLER UNDER THIS AGREEMENT OR ANY
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PROVISION CONTAINED IN THIS AGREEMENT FOR THE PAYMENT OF ATTORNEYS FEES.
 SELLERS INITIALS: ________ BUYERS INITIALS: ________
 (b)
 14. Brokers Commission
 Section 14
 15. Seller Covenants
 (a)
 22




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(b)
 (c) Section 15(c) Section
19(b) Lease Transaction Service Contract Section 19(b) Leasing Costs
 (d)
 16. Notices
  23




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provided however Subparagraph 15(a) (c) (d) subsection 15(a) (b) (d) subsection 15(c)
 To Seller:
    
    Conexant Systems, Inc.
4000 MacArthur Blvd.
Newport Beach, California 92660
Attention: Mark Peterson, Esq., General Counsel
E-mail Address: Mark.Peterson@conexant.com
Facsimile No: (949) 483-5536With a copy to:
    
    Manatt, Phelps & Phillips, LLP
695 Town Center Drive, 14th Floor
Costa Mesa, California 92626
Attention: Steven Edwards, Esq.
E-mail Address: sedwards@manatt.com
Facsimile No.: 714-371-2550To Buyer:
    
    City Ventures, LLC
2850 Red Hill Avenue, Suite 200
Santa Ana, California 92705
Attention: Mark Buckland, President
E-mail Address: mark@cvassets.com
Facsimile No: (949) 250-1529With a copy to:
    
    Kenneth M. Kaplan, Esq.
361 Forest Avenue, Suite 204
Laguna Beach, California 92651-2148
E-mail Address: kaplankm@gmail.com
Facsimile No: (949) 715-0772To Escrow Holder:
    
    First American Title Insurance Company
5 First American Way
Santa Ana, California 92701
Attention: Patty Beverly
E-mail Address: pbeverly@firstam.com
Facsimile No: (714) 200-0519
 24




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17. Lease of Space Within Half Dome Building
 (a) Section 17
 (b)
 (c)
 (d)
 (e)
 (f)
 (g)
 25




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(h)
 (i) Section 17
 26




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18. El Capitan Auditorium
 19. Electrical Pass-Throughs
 (a)
 27




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(b)
 (c) Section 19 Section
19(b)
 28




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20. Miscellaneous Provisions
 (a) Incorporation of Prior Agreements
 (b) Buyers Right to Assign affiliate control
 (c) Attorneys Fees
 (d) Time is of the Essence
 (e) Successors and Assigns Section 20(b) Sections 17 through 19
 29




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(f) California Law; Choice of Forum
 (g) Counterparts
 (h) Interpretation
 (i) Construction
 (a) Exhibits
 (j) No Recordation
 (k) Business Days
 (l) Calculation of Days
 (m) Due Execution
 30




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(n) Condition Precedent to Filing of Specific Performance Action Against Seller Action Lawsuit
Deposit Section 13(a)
 (o) Joint and Several Obligations
 31




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IN WITNESS WHEREOF
 SELLER
CONEXANT SYSTEMS, INC., a Delaware corporationBy:
    /s/ Mark PetersonIts:
    Mark Peterson, Senior Vice President,
Chief Legal Officer and SecretaryBUYER
CITY VENTURES, LLC, a Delaware limited liability
companyBy:
    /s/ R. Mark BucklundIts:
    R. Mark Buckland, President S-1