Exhibit 10.2
 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; Downpayment
    
    
    23.
    
    Contingencies
    
    
    3(a)
    
    Buyer Contingencies
    
    
    3(b)
    
    Seller Contingencies
    
    
    44.
    
    Escrow
    
    
    5(a)
    
    Escrow Holder
    
    
    5(b)
    
    Opening and Close of Escrow
    
    
    5(c)
    
    Escrow Instructions
    
    
    5(d)
    
    Seller Deposits into Escrow
    
    
    5(e)
    
    Buyer Deposits into Escrow
    
    
    6(f)
    
    Delivery of Leases to Buyer Outside of Escrow
    
    
    7(g)
    
    Authorization to Close Escrow
    
    
    7(h)
    
    Interpleader
    
    
    8(i)
    
    U.S. Treasury Regulations
    
    
    8(j)
    
    Exchange Cooperation
    
    
    85.
    
    Closing Costs
    
    
    96.
    
    Prorations and Adjustments
    
    
    97.
    
    Possession; Jazz Lease
    
    
    12(a)
    
    Possession
    
    
    12(b)
    
    Deed
    
    
    12(c)
    
    Jazz Lease
    
    
    128.
    
    Representations, Warranties and Covenants of Buyer
    
    
    139.
    
    Representations, Warranties and Covenants of Seller
    
    
    1610
    
    Sellers Right to Studies
    
    
    1811.
    
    Destruction of the Improvements
    
    
    1912.
    
    Loss by Condemnation
    
    
    1913.
    
    Default of Buyer
    
    
    1914.
    
    Brokers Commission
    
    
    2015.
    
    Seller Covenants
    
    
    2116.
    
    Notices
    
    
    22
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TABLE OF CONTENTS
 Page17.
    
    Lease of Space Within Half Dome Building
    
    
    2418.
    
    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
    
    [INTENTIONALLY DELETED]EXHIBIT D
    
    [INTENTIONALLY DELETED]EXHIBIT 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 DATA CENTER LEASEEXHIBIT H-3
    
    FORM OF FLEX SPACE LEASEEXHIBIT I
    
    FORM OF BILL OF SALEEXHIBIT J
    
    FORM OF ASSIGNMENT OF LEASESEXHIBIT K
    
    FORM OF GENERAL ASSIGNMENTEXHIBIT L
    
    FORM OF ENVIRONMENTAL MANAGEMENT AGREEMENT
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PURCHASE AND SALE AGREEMENT
AND JOINT ESCROW INSTRUCTIONS
 Agreement Seller Buyer Exclusivity Agreement
 1. Agreement to Purchase/Sell
 City), County), Land) Property):
 (a) Improvements
 (b) Leases Security Deposits Rent Schedule
 (c) Excluded Property
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Personal Property
 (d) Intangibles
 2. Purchase Price; Independent Consideration; Downpayment
 (a) Section
4) Purchase Price
 (i) Section 4) Downpayment
 (ii) Balance of the Purchase Price
 (b)
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Independent Consideration
 (c) Section 3 Section 3(a)(iv)) Section 3 Section 3(a)(iv)) Section 17 Section 5(e) Section 3
(b)(iii) Section 13
 3. Contingencies
 (a) Buyer Contingencies Section 3(a) Buyer
Contingencies
 (i) Sellers Obligations Section 4(d) Section 15 Section 15(a),
 (ii) Title Policy Title Policy
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ALTA Policy
 (iii) Accuracy of Sellers Representations and Warranties. Section 9
 (iv) Pollution Liability Policy
 (b) Seller Contingencies
 (i) Buyers Obligations
 (ii) Accuracy of Buyers Representations and Warranties Section 8
 (iii) Pollution Liability Policy
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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
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(vii) Section 17
 (viii) Section 17
 (ix) Environmental Management Agreement
 (x) Memorandum
 (xi)
 (e) Buyer Deposits into Escrow.
 (i)
 (ii)
 (iii)
 (iv)
 (v)
 (vi)
 (vii)
 (viii) PCO Statement);
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(ix)
 (x)
 (xi)
 (f) Delivery of Leases to Buyer Outside of Escrow
 (g) Authorization to Close Escrow
 (i) Official Records
 (ii)
 (iii) Section 6,
 (iv)
 (v)
 (vi)
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(vii)
 (viii)
 (ix)
 (x)
 (h) Interpleader Party Parties
 (i) U.S. Treasury Regulations Regulation
 (j) Exchange Cooperation Intermediary Designating Party Non-Designating Party
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5. Closing Costs .
 (a)
 (b)
 (c)
 (d)
 (e) Section 5,
 6. Prorations and Adjustments .
 (a)
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(i) Section 6(b)
 (ii) Utilities.
 (iii) Tenant Receivables. Tenant Receivables)
 Section 6 Uncollected Tenant Receivables).
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Section 6(a)(iii)(1)
 Section 6(a)(iii)(2)
  (b) Final Adjustment After Close of Escrow
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(c) Security Deposits.
 (d) Miscellaneous Credit for Portion of Premium for Environmental Insurance. (PLL
Policy Premium Credit)
 (e) Miscellaneous Credit for Conexant Capital Contribution to TSG-Newport,
L.P. ( Brooktree Capital
Contribution Credit ) ( Brooktree ) ( TSG
Newport )  Uptown Newport Partnership Agreement ).  TSG Partnership Agreement 
 7. Possession; Jazz Lease .
 (a) Possession.
 (b) Deed.
 (c) Jazz Lease. Jazz Leases)
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8. Representations, Warranties and Covenants of Buyer .
 (a)
 (i)
 (ii)
 (iii)
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(b) AS-IS Section 9, Section 9 Section 8(b),
  14




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




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Section 3(a)(iii)
 10. Sellers Right to Studies . Section 10
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11. Destruction of the Improvements .
 Close of Escrow Section 5(e)
 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
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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 DOWNPAYMENT SHALL BE RELEASED 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 DOWNPAYMENT 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 PROVISION CONTAINED IN THIS AGREEMENT FOR THE PAYMENT OF ATTORNEYS FEES.
 SELLERS
INITIALS: BUYERS INITIALS:
 (b)
 14. Brokers Commission .
 Section 14
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15. Seller Covenants .
 (a)
 (b)
 (c) Section 15(c) Section
19(b) Lease Transaction Service Contract Leasing Costs
 (d)
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(e)
 16. Notices .
 (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 92660Attention: Mark Peterson, Esq., General CounselE-mail Address: Mark.Peterson@conexant.comFacsimile No: (949) 483-5536With a copy to:
    
    Manatt, Phelps & Phillips, LLP695 Town Center Drive, 14th FloorCosta Mesa, California 92626Attention: Steven Edwards, Esq.E-mail Address: sedwards@manatt.comFacsimile No.: 714-371-2550To Buyer:
    
    Shopoff Advisors, L.P.8951 Research DriveIrvine, California 92618Attention: William A. Shopoff, President, CEO and ChairmanE-mail Address: bshopoff@shopoff.comFacsimile No: 949-417-1399
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And to:DRA Advisors LLC220 East 42nd Street, 27th FloorNew York, NY 10017Facsimile: (212) 697-7403Attention: Jean Marie ApruzzeseAnd to:DRA Advisors LLC220 East 42nd Street, 27th FloorNew York, NY 10017Facsimile: (212) 697-7403Attention: Daniel Goldman, Director, AcquisitionsWith a copy to:
    
    Gromet & Associates114 Pacifica, Suite 250Irvine, CA 92618Attention: Stevan J. Gromet, Esq.E-mail Address: sjgromet@grometlaw.comFacsimile No: (949) 261-1818And to:Morrison & Foerster LLP425 Market StreetSan Francisco, California 94105Attention: Craig B. Etlin, Esq.Reference: 23573 (222)Facsimile: (415) 268-7522To Escrow Holder:
    
    First American Title Insurance Company5 First American WaySanta Ana, California 92701Attention: Patty BeverlyE-mail Address: pbeverly@firstam.comFacsimile No: (714) 200-0519
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17. Lease of Space Within Half Dome Building (Half Dome
Building) (Data Center Space), Flex Space Premises
 (a) Data Center Lease (Flex Space Lease).
 (b)
 (c)
 (d)
 (e)
 (f)
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(g) (Future Data Space Tenant)
 (h) (Jazz/Half Dome Lease)
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(i) (Option), (Option Period), Option Space (Option
Notice) (Optioned Space), (Flex Space Lease Amendment)
 (j) Section 17
 (k)
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Give Back Space
 (I) Section 17
 18. EI Capitan Auditorium . El Capitan Building
 19. Electrical Pass-Throughs .
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Electrical Easement (Conexant Towers (SCE) Jazz/El Capitan Lease
 (a)
 (b)
 (c)
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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:

Senior Vice President, General Counsel & Secretary[Printed Name and Title] BUYER
UPTOWN NEWPORT LP, a Delaware limited partnershipBy:
    G&I VI NEWPORT CORP., a Delaware corporation, its General Partner By:

/s/
Jean Marie ApruzzeseIts:

Vice
President[Printed Name and Title] Acceptance by Escrow Holder
  Dated: 12-9-10
FIRST AMERICAN TITLE INSURANCE COMPANYBy:
    /s/ Patty BeverlyPatty Beverly, Escrow Officer1. 4(a) corrected to be escrow #421096-A2. 4(g)(vii) to be handled outside of escrow S-1