EX-10.6






THIS INSTRUMENT: (A) SECURES THE ORIGINAL PRINCIPAL AMOUNT OF THE NOTES HEREIN DESCRIBED AND
ANY FUTURE ADVANCES UP TO A MAXIMUM PRINCIPAL AMOUNT OF SEVENTY-FIVE MILLION FOUR HUNDRED
EIGHTY-TWO THOUSAND TWO HUNDRED FIFTY AND NO/100 DOLLARS ($75,482,250.00); AND (B) CONSTITUTES A
CONTINUOUSLY PERFECTED UCC FIXTURE FINANCING STATEMENT FILED TO PERFECT A SECURITY INTEREST IN
FIXTURES HEREIN GRANTED PURSUANT TO IND. CODE § 26-1-9.1-502 AND § 26-1-9.1-515 AND THE TERMS AND
PROVISIONS HEREOF, AND IS TO BE FILED AND INDEXED IN THE REAL ESTATE RECORDS, AND ALSO TO BE
INDEXED IN THE INDEX OF FIXTURE FINANCING STATEMENTS UNDER THE NAME OF THE MORTGAGOR, AS “DEBTOR”,
AND MORTGAGEE, AS “SECURED PARTY”, AND THE ADDITIONAL INFORMATION SET FORTH IN ATTACHED
APPENDIX A, IN THE OFFICE OF THE RECORDER OF MARION COUNTY, INDIANA.



MORTGAGE, ASSIGNMENT,

SECURITY AGREEMENT AND

FIXTURE FILING




by




G&E HEALTHCARE REIT EPLER PARKE BUILDING B, LLC,

a Delaware limited liability company,

as Mortgagor,




in favor of




WACHOVIA FINANCIAL SERVICES, INC.,

as Mortgagee




This document serves as a Fixture Filing under the Indiana Uniform Commercial Code.




1




Mortgagor’s Organizational Identification Number is 4518762.

Mortgage, Assignment, Security Agreement and Fixture Filing




This Mortgage, Assignment, Security Agreement and Fixture Filing is made as of the 24th day of
June, 2008, by G&E HEALTHCARE REIT EPLER PARKE BUILDING B, LLC, a Delaware limited liability
company (herein referred to as “Mortgagor”), whose address is c/o Grubb & Ellis Realty
Investors, LLC, 1551 N. Tustin Avenue, Suite 300, Santa Ana, California 92705, for the benefit of
WACHOVIA FINANCIAL SERVICES, INC., a North Carolina corporation, as administrative agent as
described below (in such capacity, along with its successors and assigns, “Mortgagee”),
whose address is Wachovia Financial Services, Inc., Real Estate Financial Services, General Banking
Group, Mail Code: CA 6233, 15750 Alton Parkway, Irvine, California 92618. Mortgagee is acting as
the agent for itself and all other “Lenders” now or hereafter existing under that certain Loan
Agreement of even date herewith (the “Loan Agreement”) between G&E Healthcare REIT 5995
Plaza Drive, LLC, a Delaware limited liability company, G&E Healthcare REIT Nutfield Professional
Center, LLC, a Delaware limited liability company, G&E Healthcare REIT Academy, LLC, a Delaware
limited liability company, and G&E Healthcare REIT Medical Portfolio 2, LLC, a Delaware limited
liability company, and Mortgagor, collectively as “Borrower” (collectively, “Borrower”),
Mortgagee as “Administrative Agent” and the “Lenders” described therein. As used herein, the term
"Lenders” shall have the meaning that is given such term in the Loan Agreement.



Recitals




Mortgagor has requested that Lenders make the Loan (as hereinafter defined) to Mortgagor. As
a condition precedent to making the Loan, Lenders have required that Mortgagor execute and deliver
this Mortgage, Assignment, Security Agreement and Fixture Filing to Mortgagee (as agent for
Lenders).



Grants and Agreements




Now, therefore, in order to induce Lenders to make the Loan to Borrower, Mortgagor agrees as
follows:



Article I




Definitions




As used in this Mortgage, the terms defined in the Preamble hereto shall have the respective
meanings specified therein, and the following additional terms shall have the meanings specified:



"Accessories” means all fixtures, equipment, systems, machinery, furniture,
furnishings, appliances, inventory, goods, building and construction materials, supplies and other
articles of personal property, of every kind and character, tangible and intangible (including
software embedded therein), now owned or hereafter acquired by Mortgagor, which are now or
hereafter attached to or situated in, on or about the Land or Improvements, or used in or necessary
to the complete and proper planning, development, use, occupancy or operation thereof, or acquired
(whether delivered to the Land or stored elsewhere) for use or installation in or on the Land or
Improvements, and all Additions to the foregoing, all of which are hereby declared to be permanent
accessions to the Land.



"Accelerating Transfer” means any Transfer of all or any part of the Property, the
legal or beneficial interest therein, or any membership interest in Mortgagor in violation of
Section 5.2 of this Mortgage.



"Accounts” means all accounts of Mortgagor, within the meaning of the Uniform
Commercial Code of the State, derived from or arising out of the use, occupancy or enjoyment of the
Property or for services rendered therein or thereon.



"Additional Mortgages” has the meaning set forth in the definition of “Obligations”
set forth below.



"Additions” means any and all alterations, additions, accessions and improvements to
property, substitutions therefor, and renewals and replacements thereof.



"Claim” means any liability, suit, action, claim, demand, loss, expense, penalty,
fine, judgment or other cost of any kind or nature whatsoever, including fees, costs and expenses
of attorneys, consultants, contractors and experts.



"Condemnation” means any taking of title to, use of, or any other interest in the
Property under the exercise of the power of condemnation or eminent domain, whether temporarily or
permanently, by any Governmental Authority or by any other Person acting under or for the benefit
of a Governmental Authority.



"Condemnation Awards” means any and all judgments, awards of damages (including
severance and consequential damages), payments, proceeds, settlements, amounts paid for a taking in
lieu of Condemnation, or other compensation heretofore or hereafter made, including interest
thereon, and the right to receive the same, as a result of, or in connection with, any Condemnation
or threatened Condemnation.



"Contract of Sale” means any contract for the sale of all or any part of the Property
or any interest therein, whether now in existence or hereafter executed.



"Default” means an event or circumstance which, with the giving of Notice or lapse of
time, or both, would constitute an Event of Default under the provisions of this Mortgage.



"Design and Development Documents” means, collectively, (a) all contracts for services
to be rendered, work to be performed or materials to be supplied in the development of the Land or
the construction or repair of Improvements, if any; (b) all plans, drawings and specifications for
the development of the Land or the construction or repair of Improvements, if any; (c) all permits,
licenses, variances and other rights or approvals issued by or obtained from any Governmental
Authority or other Person in connection with the development of the Land or the construction or
repair of Improvements, if any; and (d) all amendments of or supplements to any of the foregoing.



"Encumbrance” means any Lien, easement, right of way, roadway (public or private),
condition, covenant or restriction (including any condition, covenant or restriction imposed in
connection with any condominium development or cooperative housing development), Lease or other
matter of any nature that would affect title to the Property.



"Environmental Agreement” means the Environmental Indemnity Agreement of even date
herewith by and between Mortgagor and Guarantor in favor of Mortgagee and Lenders pertaining to the
Property, as the same may from time to time be extended, amended, restated, supplemented or
otherwise modified. The Environmental Agreement is one of the Loan Documents, but this Mortgage
does not secure the obligations of Mortgagor or Guarantor under the Environmental Agreement or any
other “Environmental Indemnity” as defined in the Loan Agreement.



"Event of Default” means an event or circumstance specified in Article VI and
the continuance of such event or circumstance beyond the applicable grace and/or cure periods
therefor, if any, set forth in Article VI.



"Expenses” means all fees, charges, costs and expenses of any nature whatsoever
incurred at any time and from time to time (whether before or after an Event of Default) by
Mortgagee or Lenders in making, funding, administering or modifying the Loan, in negotiating or
entering into any “workout” of the Loan, or in exercising or enforcing any rights, powers and
remedies provided in this Mortgage, any Swap Contract or any of the other Loan Documents, including
reasonable attorneys’ fees, court costs, receiver’s fees, management fees and costs incurred in the
repair, maintenance and operation of, or taking possession of, or selling, the Property.



"Governmental Authority” means any governmental or quasi-governmental entity,
including any court, department, commission, board, bureau, agency, administration, service,
district or other instrumentality of any governmental entity.



"Guarantor” means Grubb & Ellis Healthcare REIT, Inc., a Maryland corporation.



"Improvements” means all buildings, structures and other improvements now or hereafter
existing, erected or placed on the Land, together with any off-site improvements owned by Mortgagor
in any way used or to be used in connection with the use, enjoyment, occupancy or operation of the
Land.



"Insurance Proceeds” means the insurance claims under and the proceeds of any and all
policies of insurance covering the Property or any part thereof, including all returned and
unearned premiums with respect to any insurance relating to such Property, in each case whether now
or hereafter existing or arising.



"Land” means the real property described in Exhibit A attached hereto and made a part
hereof.



"Laws” means all federal, state and local laws, statutes, rules, ordinances,
regulations, codes, licenses, authorizations, decisions, injunctions, interpretations, orders or
decrees of any court or other Governmental Authority having jurisdiction as may be in effect from
time to time.



"Leases” means all leases, license agreements and other occupancy or use agreements
(whether oral or written), now or hereafter existing, which cover or relate to the Property or any
part thereof, together with all options therefor, amendments thereto and renewals, modifications
and guaranties thereof, including any cash or security deposited under the Leases to secure
performance by the tenants of their obligations under the Leases, whether such cash or security is
to be held until the expiration of the terms of the Leases or applied to one or more of the
installments of rent coming due thereunder.



"Letter of Credit” means any letter of credit issued by Mortgagee or any Lender for
the account of Mortgagor or its nominee in connection with the Property, together with any and all
extensions, renewals or modifications thereof, substitutions therefor or replacements thereof.



"Lien” means any mortgage, Mortgage, pledge, security interest, assignment, judgment,
lien or charge of any kind, including any conditional sale or other title retention agreement, any
lease in the nature thereof, and the filing of, or agreement to give, any financing statement under
the Uniform Commercial Code of any jurisdiction.



"Loan” means the loan from Lenders to Mortgagor, the repayment obligations in
connection with which are evidenced by the Notes.



"Loan Documents” means this Mortgage, the Notes, the Repayment Guaranty, the
Environmental Agreement, the Loan Agreement, any application or reimbursement agreement executed in
connection with any Letter of Credit, and any and all other documents (other than any Swap
Contracts) which Mortgagor, Guarantor or any other party or parties have executed and delivered, or
may hereafter execute and deliver, to evidence, secure or guarantee the Obligations, or any part
thereof, as the same may from time to time be extended, amended, restated, supplemented or
otherwise modified.



"Mortgage” means this Mortgage, Assignment, Security Agreement and Fixture Filing, as
the same may from time to time be extended, amended, restated, supplemented or otherwise modified.



"Mortgagee” means Mortgagee and its successors and assigns.



"Notes” means, collectively, one or more promissory notes in the aggregate stated
principal amount of Fifty Million Three Hundred Twenty-One Thousand Five Hundred and No/100 Dollars
($50,321,500.00) made by Mortgagor to the order of one or more Lenders pursuant to the Loan
Agreement, as the same may from time to time be extended, amended, restated, supplemented or
otherwise modified.



"Notice” means a notice, request, consent, demand or other communication given in
accordance with the provisions of Section 9.8 of this Mortgage.



"Obligations” means all present and future debts, obligations and liabilities of
Mortgagor and each other Borrower to Mortgagee and Lenders arising pursuant to, and/or on account
of, the provisions of this Mortgage, any additional deeds of trust or mortgages now or hereafter
made to secure the Loan (“Additional Mortgages”) the Notes or any of the other Loan
Documents, including the obligations: (a) to pay all principal, interest, late charges, prepayment
premiums (if any) and other amounts due at any time under the Notes; (b) to pay all Expenses,
indemnification payments, fees and other amounts due at any time under this Mortgage, any
Additional Mortgages or any of the other Loan Documents, together with interest thereon as herein
or therein provided; (c) to pay and perform all obligations of Mortgagor and each other Borrower
under any Swap Contract; (d) to perform, observe and comply with all of the other terms, covenants
and conditions, expressed or implied, which Mortgagor is required to perform, observe or comply
with pursuant to this Mortgage, any Additional Mortgages or any of the other Loan Documents; and
(e) to pay and perform all future advances and other obligations that Mortgagor or any successor in
ownership of all or part of the Property may agree to pay and/or perform (whether as principal,
surety or guarantor) for the benefit of Mortgagee or Lenders, when a writing evidences the parties’
agreement that the advance or obligation be secured by this Mortgage; excluding,
however, the debts, obligations and liabilities of Mortgagor under the Environmental
Agreement (or any other Environmental Indemnity (as defined in the Loan Agreement)). This Mortgage
does not secure the Environmental Agreement (or any other Environmental Indemnity (as defined in
the Loan Agreement)), the Repayment Guaranty or any other Loan Document that is expressly stated to
be unsecured.



"Permitted Encumbrances” means (a) any matters set forth in any policy of title
insurance issued to Mortgagee (as agent for Lenders) and insuring Mortgagee’s (as agent for
Lenders) interest in the Property which are acceptable to Mortgagee as of the date hereof, (b) the
Liens and interests of this Mortgage, and (c) any other Encumbrance that Mortgagee shall expressly
approve in writing in its sole and absolute discretion.



"Person” means an individual, a corporation, a partnership, a joint venture, a limited
liability company, a trust, an unincorporated association, any Governmental Authority or any other
entity.



"Personalty” means all personal property of any kind or nature whatsoever, whether
tangible or intangible and whether now owned or hereafter acquired, in which Mortgagor now has or
hereafter acquires an interest and which is used in the construction of, or is placed upon, or is
derived from or used in connection with the maintenance, use, occupancy or enjoyment of, the
Property, including (a) the Accessories; (b) the Accounts; (c) all franchise, license, management
or other agreements with respect to the operation of the Real Property or the business conducted
therein (provided all of such agreements shall be subordinate to this Mortgage, and neither
Mortgagee nor Lenders shall have any responsibility for the performance of Mortgagor’s obligations
thereunder), all general intangibles (including payment intangibles, trademarks, trade names,
goodwill, software and symbols but excluding all of Mortgagor’s rights and interests under all Swap
Contracts, including all rights to the payment of money from Mortgagee or Lenders under any Swap
Contract) related to the Real Property or the operation thereof; (d) all sewer and water taps,
appurtenant water stock or water rights, allocations and agreements for utilities, bonds, letters
of credit, permits, certificates, licenses, guaranties, warranties, causes of action, judgments,
Claims, profits, security deposits, utility deposits, and all rebates or refunds of fees, Taxes,
assessments, charges or deposits paid to any Governmental Authority related to the Real Property or
the operation thereof; (e) all insurance policies held by Mortgagor with respect to the Property or
Mortgagor’s operation thereof; and (f) all money, instruments and documents (whether tangible or
electronic) arising from or by virtue of any transactions related to the Property, and all deposits
and deposit accounts of Mortgagor with Mortgagee or any Lender related to the Property, including
any such deposit account from which Mortgagor may from time to time authorize Mortgagee to debit
and/or credit payments due with respect to the Loan; together with all Additions to and Proceeds of
all of the foregoing.



"Proceeds,” when used with respect to any of the Property, means all proceeds of such
Property, including all Insurance Proceeds and all other proceeds within the meaning of that term
as defined in the Uniform Commercial Code of the State.



"Property” means the Real Property and the Personalty and all other rights, interests
and benefits of every kind and character which Mortgagor now has or hereafter acquires in, to or
for the benefit of the Real Property and/or the Personalty and all other property and rights used
or useful in connection therewith, including all Leases, all Rents, all Condemnation Awards, all
Proceeds, and all of Mortgagor’s right, title and interest in and to all Design and Development
Documents, all Contracts of Sale and all Refinancing Commitments.



"Property Assessments” means all Taxes, payments in lieu of taxes, water rents, sewer
rents, assessments, condominium and owner’s association assessments and charges, maintenance
charges and other governmental or municipal or public or private dues, charges and levies and any
Liens (including federal tax liens) which are or may be levied, imposed or assessed upon the
Property or any part thereof, or upon any Leases or any Rents, whether levied directly or
indirectly or as excise taxes, as income taxes, or otherwise.



"Real Property” means the Land and Improvements, together with (a) all estates, title
interests, title reversion rights, remainders, increases, issues, profits, rights-of-way or uses,
additions, accretions, servitudes, strips, gaps, gores, liberties, privileges, water rights, water
courses, alleys, passages, ways, vaults, licenses, tenements, franchises, hereditaments,
appurtenances, easements, rights of ingress or egress, parking rights, timber, crops, mineral
interests and other rights, now or hereafter owned by Mortgagor and belonging or appertaining to
the Land or Improvements; (b) all Claims whatsoever of Mortgagor with respect to the Land or
Improvements, either in law or in equity, in possession or in expectancy; (c) all estate, right,
title and interest of Mortgagor in and to all streets, roads and public places, opened or proposed,
now or hereafter adjoining or appertaining to the Land or Improvements; and (d) all options to
purchase the Land or Improvements, or any portion thereof or interest therein, and any greater
estate in the Land or Improvements, and all Additions to and Proceeds of the foregoing.



"Refinancing Commitment” means any commitment from or other agreement with any Person
providing for the financing of the Property, some or all of the proceeds of which are intended to
be used for the repayment of all or a portion of the Loan.



"Rents” means all of the rents, royalties, issues, profits, revenues, earnings, income
and other benefits of the Property, or arising from the use or enjoyment of the Property, including
all such amounts paid under or arising from any of the Leases and all fees, charges, accounts or
other payments for the use or occupancy of rooms or other public facilities within the Real
Property.



"Repayment Guaranty” means the Repayment Guaranty of even date herewith executed by
Guarantor for the benefit of Mortgagee and Lenders, as the same may from time to time be extended,
amended, restated, supplemented or otherwise modified.



"State” means the state in which the Land is located.



"Swap Contract” means any agreement, whether or not in writing, relating to any
transaction that is a rate swap, basis swap, forward rate transaction, commodity swap, commodity
option, equity or equity index swap or option, bond, note or bill option, interest rate option,
forward foreign exchange transaction, interest cap, collar or floor transaction, currency swap,
cross-currency rate swap, swap option, currency option or any other similar transaction (including
any option to enter into the foregoing) or any combination of the foregoing, and, unless the
context otherwise clearly requires, any form of master agreement published by the International
Swaps and Derivatives Association, Inc., or any other master agreement, entered into between
Mortgagee or Lenders (or their affiliates) and Mortgagor (or its affiliate) in connection with the
Loan, together with any related schedules and confirmations, as amended, supplemented, superseded
or replaced from time to time, relating to or governing any or all of the foregoing.



"Taxes” means all taxes and assessments, whether general or special, ordinary or
extraordinary, or foreseen or unforeseen, which at any time may be assessed, levied, confirmed or
imposed by any Governmental Authority or any community facilities or other private district on
Mortgagor or on any of its properties or assets or any part thereof or in respect of any of its
franchises, businesses, income or profits.



"Transfer” means any direct or indirect sale, assignment, conveyance or transfer,
including any Contract of Sale and any other contract or agreement to sell, assign, convey or
transfer, whether made voluntarily or by operation of Law or otherwise, and whether made with or
without consideration.



Article II




Granting Clauses; Condition of Grant




Section 2.1 Conveyances and Security Interests.



In order to secure the prompt payment and performance of the Obligations, Mortgagor
(a) irrevocably and unconditionally mortgages, warrants, pledges, transfers and assigns to
Mortgagee (as agent for Lenders), with power of sale and right of entry and possession, all estate,
right, title and interest that Mortgagor now has or may later acquire in and to the Real Property;
(b) grants to Mortgagee (as agent for Lenders) a security interest in the Personalty; (c) assigns
to Mortgagee (as agent for Lenders), and grants to Mortgagee (as agent for Lenders) a security
interest in, all Condemnation Awards and all Insurance Proceeds; and (d) assigns to Mortgagee (as
agent for Lenders), and grants to Mortgagee (as agent for Lenders) a security interest in, all of
Mortgagor’s right, title and interest in, but not any of Mortgagor’s obligations or liabilities
under, all Design and Development Documents, all Contracts of Sale and all Refinancing Commitments.
All Persons who may have or acquire an interest in all or any part of the Property will be deemed
to have notice of, and will be bound by, the terms of the Obligations and each other agreement or
instrument made or entered into in connection with each of the Obligations. Such terms include any
provisions in the Notes, the Loan Agreement or any Swap Contract which provide that the interest
rate on one or more of the Obligations may vary from time to time. Unless Administrative Agent and
Required Lenders (as defined in the Loan Agreement) otherwise agree in writing, Mortgagor’s (or its
affiliate’s, as the case may be) obligations under any Swap Contract shall continue to be secured
by this Mortgage notwithstanding that the counterparty under such Swap Contract ceases to be a
Lender (or an affiliate of a Lender) under the Loan Agreement.



Section 2.2 Absolute Assignment of Leases and Rents.



In consideration of the making of the Loan by Lenders to Mortgagor and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, Mortgagor absolutely
and unconditionally assigns the Leases and Rents to Mortgagee (as agent for Lenders). This
assignment is, and is intended to be, an unconditional, absolute and present assignment from
Mortgagor to Mortgagee (as agent for Lenders) of all of Mortgagor’s right, title and interest in
and to the Leases and the Rents and not an assignment in the nature of a pledge of the Leases and
Rents or the mere grant of a security interest therein. So long as no Event of Default shall
exist, however, and so long as Mortgagor is not in default in the performance of any obligation,
covenant or agreement contained in the Leases, Mortgagor shall have a license (which license shall
terminate automatically and without notice upon the occurrence of an Event of Default or a default
by Mortgagor under the Leases) to collect, but not prior to accrual, all Rents. Mortgagor agrees
to collect and hold all Rents in trust for Mortgagee (as agent for Lenders) and to use the Rents
for the payment of the cost of operating and maintaining the Property and for the payment of the
other Obligations before using the Rents for any other purpose.



Section 2.3 Security Agreement, Fixture Filing and Financing Statement.



This Mortgage creates a security interest in the Personalty, and, to the extent the Personalty
is not real property, this Mortgage constitutes a security agreement from Mortgagor to Mortgagee
(as agent for Lenders) under the Uniform Commercial Code of the State. In addition to all of its
other rights under this Mortgage and otherwise, Mortgagee (as agent for Lenders) shall have all of
the rights of a secured party under the Uniform Commercial Code of the State, as in effect from
time to time, or under the Uniform Commercial Code in force from time to time in any other state to
the extent the same is applicable Law. This Mortgage shall be effective as a financing statement
filed as a fixture filing with respect to all fixtures included within the Property and is to be
filed for record in the real estate records of each county where any part of the Property
(including such fixtures) is situated. This Mortgage shall also be effective as a financing
statement with respect to any other Property as to which a security interest may be perfected by
the filing of a financing statement and may be filed as such in any appropriate filing or recording
office. The respective mailing addresses of Mortgagor and Mortgagee are set forth in the opening
paragraph of this Mortgage. A carbon, photographic or other reproduction of this Mortgage or any
other financing statement relating to this Mortgage shall be sufficient as a financing statement
for any of the purposes referred to in this Section. Mortgagor hereby irrevocably authorizes
Mortgagee at any time and from time to time to file any initial financing statements, amendments
thereto and continuation statements as authorized by applicable Law, reasonably required by
Mortgagee to establish or maintain the validity, perfection and priority of the security interests
granted in this Mortgage. The foregoing authorization includes Mortgagor’s irrevocable
authorization for Mortgagee at any time and from time to time to file any initial financing
statements and amendments thereto that indicate the Personalty (a) as “all assets” of Mortgagor or
words of similar effect, regardless of whether any particular asset comprised in the Personalty
falls within the scope of the Uniform Commercial Code of the State or the jurisdiction where the
initial financing statement or amendment is filed, or (b) as being of an equal or lesser scope or
with greater detail; provided that in either case, such description is limited to assets used on or
in connection with the Property.



Section 2.4 Release of Mortgage and Termination of Assignments and Financing
Statements.



If and when Mortgagor has paid and performed all of the Obligations, and no further advances
are to be made under the Loan Agreement and all Swap Contracts have been terminated, Mortgagee will
provide a release of the Property from the lien of this Mortgage and termination statements for
filed financing statements, if any, to Mortgagor. Mortgagor shall be responsible for the
recordation of such release and the payment of any recording and filing costs. Upon the recording
of such release and the filing of such termination statements, the absolute assignments set forth
in Section 2.2 shall automatically terminate and become null and void. Partial releases of
the Property from the lien of this Mortgage shall be made on the terms and subject to the
conditions of the Loan Agreement. No partial release shall be sought, requested or required if any
Event of Default has occurred which has not been cured.



Article III




Representations and Warranties




	 	 	 
	Mortgagor makes the following representations and warranties to Mortgagee:

	Section 3.1

	 	Title to Real Property.
	
 
	 	 






Mortgagor (a) owns fee simple title to the Real Property, (b) owns all of the beneficial and
equitable interest in and to the Real Property, and (c) is lawfully seized and possessed of the
Real Property. Mortgagor has the right and authority to convey a security interest in the Real
Property and does hereby convey a security interest in the Real Property. The Real Property is
subject to no Encumbrances other than the Permitted Encumbrances.



Section 3.2 Title to Other Property.



Mortgagor has good title to the Personalty, and the Personalty is not subject to any
Encumbrance other than the Permitted Encumbrances. None of the Leases, Rents, Design and
Development Documents, Contracts of Sale or Refinancing Commitments are subject to any Encumbrance
other than the Permitted Encumbrances.



Section 3.3 Property Assessments.



To Borrower’s knowledge, the Real Property is assessed for purposes of Property Assessments as
a separate and distinct parcel from any other property, such that the Real Property is not subject
to the Lien of any Property Assessments levied or assessed against any property other than the Real
Property.



Section 3.4 Independence of the Real Property.



To Borrower’s knowledge, no buildings or other improvements on property not covered by this
Mortgage rely on the Real Property or any interest therein to fulfill any requirement of any
Governmental Authority for the existence of such property, building or improvements; and none of
the Real Property relies, or will rely, on any property not covered by this Mortgage or any
interest therein to fulfill any requirement of any Governmental Authority. To Borrower’s
knowledge, the Real Property has been properly subdivided from all other property in accordance
with the requirements of any applicable Governmental Authorities.



Section 3.5 Existing Improvements.



The existing Improvements, if any, were constructed, and are being used and maintained, in
accordance with all applicable Laws, including zoning Laws.



Section 3.6 Leases and Tenants.



The Leases are valid and are in full force and effect, and Mortgagor is not in default under
any of the terms thereof. Except as expressly permitted in the Loan Agreement, as of the date of
the recording of this Mortgage, Mortgagor has not accepted any Rents in advance of the time the
same became due under the Leases and has not forgiven, compromised or discounted any of the Rents.
Mortgagor has title to and the right to assign the Leases and Rents to Mortgagee (as agent for
Lenders), and no other assignment of the Leases or Rents has been granted. To the best of
Mortgagor’s knowledge and belief, no tenant or tenants occupying, individually or in the aggregate,
more than five percent (5%) of the net rentable area of the Improvements are in default under their
Lease(s) or are the subject of any bankruptcy, insolvency or similar proceeding.



Article IV




Affirmative Covenants




Section 4.1 Obligations.



Mortgagor agrees to promptly pay and perform all of the Obligations, time being of the essence
in each case.



Section 4.2 Property Assessments; Documentary Taxes.



Mortgagor (a) will promptly pay in full and discharge all Property Assessments prior to the
day upon which the same shall become delinquent, and (b) will furnish to Mortgagee, upon demand,
the receipted bills for such Property Assessments prior to the day upon which the same shall become
delinquent. Property Assessments shall be considered delinquent as of the first day any interest
or penalty commences to accrue thereon. Mortgagor will promptly pay all stamp, documentary,
recordation, transfer and intangible taxes and all other taxes that may from time to time be
required to be paid with respect to the Loan, the Notes, this Mortgage, any Swap Contract or any of
the other Loan Documents.



Section 4.3 Permitted Contests.



Mortgagor shall not be required to pay any of the Property Assessments, or to comply with any
Law, so long as Mortgagor shall in good faith, and at its cost and expense, contest the amount or
validity thereof, or take other appropriate action with respect thereto, in good faith and in an
appropriate manner or by appropriate proceedings; provided that (a) such proceedings operate to
prevent the collection of, or other realization upon, such Property Assessments or enforcement of
the Law so contested, (b) there will be no sale, forfeiture or loss of the Property during the
contest, (c) Mortgagee and Lenders is not subjected to any Claim as a result of such contest, and
(d) Mortgagor provides assurances satisfactory to Mortgagee (including the establishment of an
appropriate reserve account with Mortgagee) of its ability to pay such Property Assessments or
comply with such Law in the event Mortgagor is unsuccessful in its contest. Each such contest
shall be promptly prosecuted to final conclusion or settlement, and Mortgagor shall indemnify and
save Mortgagee and Lenders harmless against all Claims in connection therewith. Promptly after the
settlement or conclusion of such contest or action, Mortgagor shall comply with such Law and/or pay
and discharge the amounts which shall be levied, assessed or imposed or determined to be payable,
together with all penalties, fines, interests, costs and expenses in connection therewith.



Section 4.4 Compliance with Laws.



Mortgagor will comply with and not violate, and cause to be complied with and not violated,
all present and future Laws applicable to the Property and its use and operation.



Section 4.5 Maintenance and Repair of the Property.



Mortgagor, at Mortgagor’s sole expense, will (a) keep and maintain Improvements and
Accessories in good condition, working order and repair, and (b) make all necessary or appropriate
repairs and Additions to Improvements and Accessories, so that each part of the Improvements and
all of the Accessories shall at all times be in good condition and fit and proper for the
respective purposes for which they were originally intended, erected, or installed.



Section 4.6 Additions to Security.



All right, title and interest of Mortgagor in and to all Improvements and Additions hereafter
constructed or placed on the Property and in and to any Accessories hereafter acquired shall,
without any further Mortgage, conveyance, assignment or other act by Mortgagor, become subject to
the Lien of this Mortgage as fully and completely, and with the same effect, as though now owned by
Mortgagor and specifically described in the granting clauses hereof. Mortgagor agrees, however, to
execute and deliver to Mortgagee and/or Lenders such further documents as may be required by the
terms of the Loan Agreement, the other Loan Documents and the Swap Contracts.



Section 4.7 Subrogation.



To the extent permitted by Law, Mortgagee and Lenders shall be subrogated, notwithstanding its
release of record, to any Lien now or hereafter existing on the Property to the extent that such
Lien is paid or discharged by Mortgagee or any Lender whether or not from the proceeds of the Loan.
This Section shall not be deemed or construed, however, to obligate Mortgagee or any Lender to pay
or discharge any Lien.



Section 4.8 Leases.



(a) Except as expressly permitted in the Loan Agreement, Mortgagor shall not enter into any
Material Lease (as defined in the Loan Agreement) with respect to all or any portion of the
Property without the prior written consent of Mortgagee.



(b) Mortgagee and Lenders shall not be obligated to perform or discharge any obligation of
Mortgagor under any Lease. The assignment of Leases provided for in this Mortgage in no manner
places on Mortgagee or Lenders any responsibility for (i) the control, care, management or repair
of the Property, (ii) the carrying out of any of the terms and conditions of the Leases, (iii) any
waste committed on the Property, or (iv) any dangerous or defective condition on the Property
(whether known or unknown).



(c) No approval of any Lease by Mortgagee shall be for any purpose other than to protect
Mortgagee’s and Lenders’ security and to preserve Mortgagee’s and Lenders’ rights under the Loan
Documents, and no such approval shall result in a waiver of a Default or Event of Default.



Article V




Negative Covenants




Section 5.1 Encumbrances.



Mortgagor will not permit any of the Property to become subject to any Encumbrance other than
the Permitted Encumbrances or as otherwise permitted in the Loan Agreement. Within thirty (30)
days after the filing of any mechanic’s lien or other Lien or Encumbrance against the Property,
Mortgagor will promptly discharge the same by payment or filing a bond or otherwise as permitted by
Law. So long as Mortgagee’s and Lenders’ security has been protected by the filing of a bond or
otherwise in a manner satisfactory to Mortgagee in its sole and absolute discretion, Mortgagor
shall have the right to contest in good faith any Claim, Lien or Encumbrance, provided that
Mortgagor does so diligently and without prejudice to Mortgagee or Lenders or delay in completing
construction of the Improvements. Mortgagor shall give Mortgagee Notice of any default under any
Lien and Notice of any foreclosure or threat of foreclosure with respect to any of the Property.



Section 5.2 Transfer of the Property.



Mortgagor will not Transfer, or contract to Transfer, all or any part of the Property or any
legal or beneficial interest therein (except for certain Transfers of the Accessories expressly
permitted in this Mortgage). The Transfer of more than 10% of the membership interests in
Mortgagor (whether in one or more transactions during the term of the Loans) shall be deemed to be
a prohibited Transfer of the Property. Notwithstanding the foregoing, no transfer of shares of
stock in Grubb & Ellis Healthcare REIT, Inc. shall be prohibited or shall constitute a Default or
Event of Default under this Mortgage.



Section 5.3 Removal, Demolition or Alteration of Accessories and Improvements.



Except to the extent permitted by the following sentence, no Improvements or Accessories shall
be removed, demolished or materially altered without the prior written consent of Mortgagee.
Mortgagor may remove and dispose of, free from the Lien of this Mortgage, such Accessories as from
time to time become worn out or obsolete, provided that, either (a) Borrower reasonably determines
that such Accessories are not necessary for the proper ownership or operation of the Property,
(b) at the time of, or prior to, such removal, any such Accessories are replaced with other
Accessories which are free from Liens other than Permitted Encumbrances and have a value at least
equal to that of the replaced Accessories (and by such removal and replacement Mortgagor shall be
deemed to have subjected such replacement Accessories to the Lien of this Mortgage), or (c) so long
as a prepayment may be made without the imposition of any premium pursuant to the Notes, such
Accessories are sold at fair market value for cash and the net cash proceeds received from such
disposition are paid over promptly to Mortgagee to be applied to the prepayment of the principal of
the Loan.



Section 5.4 Additional Improvements.



Mortgagor will not construct any Improvements other than those presently on the Land and those
described in the Loan Agreement, if any, without the prior written consent of Mortgagee. Mortgagor
will complete and pay for, within a reasonable time, any Improvements which Mortgagor is permitted
to construct on the Land. Mortgagor will construct and erect any permitted Improvements
(a) strictly in accordance with all applicable Laws and any private restrictive covenants,
(b) entirely on lots or parcels of the Land, (c) so as not to encroach upon any easement or
right-of-way or upon the land of others, and (d) wholly within any building restriction and setback
lines applicable to the Land.



Section 5.5 Restrictive Covenants, Zoning, etc.



Without the prior written consent of Mortgagee, Mortgagor will not initiate, join in, or
consent to any change in, any restrictive covenant, easement, zoning ordinance, or other public or
private restrictions limiting or defining the uses which may be made of the Property. Mortgagor
(a) will promptly perform and observe, and cause to be performed and observed, all of the terms and
conditions of all agreements affecting the Property, and (b) will do or cause to be done all things
necessary to preserve intact and unimpaired any and all easements, appurtenances and other
interests and rights in favor of, or constituting any portion of, the Property.



Article VI




Events of Default




The occurrence or happening, from time to time, of any one or more of the following shall
constitute an Event of Default under this Mortgage:



Section 6.1 Payment Obligations.



Mortgagor fails to pay any of the Obligations when due, whether on the scheduled due date or
upon acceleration, maturity or otherwise, subject to applicable cure periods.



Section 6.2 Transfers.



Mortgagor Transfers, or contracts to Transfer, all or any part of the Property or any legal or
beneficial interest therein (except for Transfers of the Accessories expressly permitted under this
Mortgage). The Transfer of more than 10% of the membership interests in Mortgagor (whether in one
or more transactions during the term of the Loans) shall be deemed to be a prohibited Transfer of
the Property. Notwithstanding the foregoing, no transfer of shares of stock in NNN
Healthcare/Office REIT, Inc. shall be prohibited or shall constitute a Default or Event of Default
under this Mortgage.



Section 6.3 Other Obligations.



Mortgagor fails to promptly perform or comply with any of the Obligations set forth in this
Mortgage (other than those expressly described in other Sections of this Article VI), and
such failure continues uncured for a period of thirty (30) days after Notice from Mortgagee to
Mortgagor; provided, however, that if such default is susceptible of cure but such cure cannot be
accomplished with reasonable diligence within said period of time, and if Mortgagor commences to
cure such default promptly after receipt of notice thereof from Mortgagee, and thereafter
prosecutes the curing of such default with reasonable diligence, such period of time shall be
extended for such period of time as may be necessary to cure such default with reasonable
diligence, but not to exceed an additional sixty (60) days.



Section 6.4 Event of Default Under Other Loan Documents.



An Event of Default (as defined therein) occurs under the Notes or the Loan Agreement, or
Borrower or Guarantor fails to promptly pay, perform, observe or comply with any obligation or
agreement contained in any of the other Loan Documents or any Swap Contract (within any applicable
grace or cure period).



Section 6.5 Default Under Other Lien Documents.



A default by Borrower occurs under any other mortgage, deed of trust or security agreement
covering the Property, including any Permitted Encumbrances.



Section 6.6 Execution; Attachment.



Any execution or attachment is levied against any of the Property, and such execution or
attachment is not set aside, discharged or stayed within sixty (60) days after the same is levied.



Article VII




Rights and Remedies




Upon the happening of and during the continuance of any Event of Default, Mortgagee shall have
the right, in addition to any other rights or remedies available to Mortgagee or Lenders under any
Swap Contract or any of the Loan Documents or applicable Law, to exercise any one or more of the
following rights, powers or remedies:



Section 7.1 Acceleration.



Mortgagee may accelerate all Obligations under the Loan Documents (except as provided below)
whereupon such Obligations shall become immediately due and payable, without notice of default,
notice of acceleration or intention to accelerate, presentment or demand for payment, protest,
notice of protest, notice of nonpayment or dishonor, or notices or demands of any kind or character
(all of which are hereby waived by Mortgagor); provided that the foregoing provisions of this
Section 7.1 shall not be applicable to the Swap Contracts, and any acceleration of the obligations
thereunder or exercise of other remedies thereunder shall be governed by the terms of the Swap
Contracts.



Section 7.2 Foreclosure; Power of Sale.



Mortgagee shall have all of the rights and may exercise all of the powers set forth in
applicable Law of the State. Mortgagee may sell the Property in its entirety or in parcels, and by
one or by several sales, as deemed appropriate by Mortgagee in its sole and absolute discretion.
If Mortgagee chooses to have more than one foreclosure sale, Mortgagee may cause the foreclosure
sales to be held simultaneously or successively, on the same day, or on such different days and at
such different times as Mortgagee may elect. Before any foreclosure sale, Mortgagee shall give
such notice of default and election to sell as may be required by Law. After the lapse of such
time as may then be required by Law following the recordation of such notice of default, and notice
of sale having been given as then required by Law, Mortgagee shall sell the property being sold at
a public auction to be held at the time and place specified in the notice of sale. Mortgagee and
Lenders shall have no obligation to make demand on Mortgagor before any foreclosure sale. From
time to time in accordance with then-applicable Law, Mortgagee may postpone any foreclosure sale by
public announcement at the time and place noticed for that sale. At any foreclosure sale,
Mortgagee shall sell to the highest bidder at public auction for cash in lawful money of the United
States (or cash equivalents acceptable to Mortgagee to the extent permitted by applicable Law),
payable at the time of sale. Mortgagee shall execute and deliver to the purchaser(s) a deed or
deeds conveying the property being sold without any covenant or warranty whatsoever, expressed or
implied. The recitals in any such deed of any matters of fact, including any facts bearing upon
the regularity or validity of any foreclosure sale, shall be conclusive proof of their
truthfulness. Any such deed shall be conclusive against all Persons as to the facts recited
therein. Any Person, including Mortgagee or any Lender, may purchase at such sale, and any bid by
Mortgagee or any Lender may be, in whole or in part, in the form of cancellation of all or any part
of the Obligations.



Section 7.3 Judicial Action.



Mortgagee shall have the right to bring an action in any court of competent jurisdiction for
foreclosure of this Mortgage and a deficiency judgment as provided by Law, or for specific
enforcement of any of the covenants or agreements of this Mortgage.



Section 7.4 Collection of Rents.



Upon the occurrence and during the continuance of an Event of Default, the license granted to
Mortgagor to collect the Rents shall be automatically and immediately revoked, without further
notice to or demand upon Mortgagor. Mortgagee may, but shall not be obligated to, perform any or
all obligations of the landlord under any or all of the Leases, and Mortgagee may, but shall not be
obligated to, exercise and enforce any or all of Mortgagor’s rights under the Leases. Without
limiting the generality of the foregoing, Mortgagee may notify the tenants under the Leases that
all Rents are to be paid to Mortgagee, and following such notice all Rents shall be paid directly
to Mortgagee (as agent for Lenders) and not to Mortgagor or any other Person other than as directed
by Mortgagee, it being understood that a demand by Mortgagee on any tenant under the Leases for the
payment of Rent shall be sufficient to warrant payment by such tenant of Rent to Mortgagee without
the necessity of further consent by Mortgagor. Mortgagor hereby irrevocably authorizes and directs
the tenants under the Leases to pay all Rents to Mortgagee instead of to Mortgagor, upon receipt of
written notice from Mortgagee, without the necessity of any inquiry of Mortgagor and without the
necessity of determining the existence or non-existence of an Event of Default. Mortgagor hereby
appoints Mortgagee as Mortgagor’s attorney-in-fact with full power of substitution, which
appointment shall take effect upon the occurrence of an Event of Default and is coupled with an
interest and is irrevocable prior to the full and final payment and performance of the Obligations,
in Mortgagor’s name or in Mortgagee’s name: (a) to endorse all checks and other instruments
received in payment of Rents and to deposit the same in any account selected by Mortgagee; (b) to
give receipts and releases in relation thereto; (c) to institute, prosecute and/or settle actions
for the recovery of Rents; (d) to modify the terms of any Leases including terms relating to the
Rents payable thereunder; (e) to cancel any Leases; (f) to enter into new Leases; and (g) to do all
other acts and things with respect to the Leases and Rents which Mortgagee may deem necessary or
desirable to protect the security for the Obligations. Any Rents received shall be applied first
to pay all Expenses and next in reduction of the other Obligations. Mortgagor shall pay, on
demand, to Mortgagee, the amount of any deficiency between (i) the Rents received by Mortgagee, and
(ii) all Expenses incurred together with interest thereon as provided in the Loan Agreement and the
other Loan Documents.



Section 7.5 Taking Possession or Control of the Property.



As a matter of right without regard to the adequacy of the security, and to the extent
permitted by Law without notice to Mortgagor, Mortgagee shall be entitled, upon application to a
court of competent jurisdiction, to the immediate appointment of a receiver for all or any part of
the Property and the Rents, whether such receivership may be incidental to a proposed sale of the
Property or otherwise, and Mortgagor hereby consents to the appointment of such a receiver and
agrees that such receiver shall have all of the rights and powers granted to Mortgagee pursuant to
Section 7.4. In addition, to the extent permitted by Law, and with or without the
appointment of a receiver, or an application therefor, Mortgagee may (a) enter upon, and take
possession of (and Mortgagor shall surrender actual possession of), the Property or any part
thereof, without notice to Mortgagor and without bringing any legal action or proceeding, or, if
necessary by force, legal proceedings, ejectment or otherwise, and (b) remove and exclude Mortgagor
and its agents and employees therefrom.



Section 7.6 Management of the Property.



Upon obtaining possession of the Property or upon the appointment of a receiver as described
in Section 7.5, Mortgagee or the receiver, as the case may be, may, at its sole option,
(a) make all necessary or proper repairs and Additions to or upon the Property, (b) operate,
maintain, control, make secure and preserve the Property, and (c) complete the construction of any
unfinished Improvements on the Property and, in connection therewith, continue any and all
outstanding contracts for the erection and completion of such Improvements and make and enter into
any further contracts which may be necessary, either in their or its own name or in the name of
Mortgagor (the costs of completing such Improvements shall be Expenses secured by this Mortgage and
shall accrue interest as provided in the Loan Agreement and the other Loan Documents). Mortgagee,
Lenders or such receiver shall be under no liability for, or by reason of, any such taking of
possession, entry, holding, removal, maintaining, operation or management, except for gross
negligence or willful misconduct. The exercise of the remedies provided in this Section shall not
cure or waive any Event of Default, and the enforcement of such remedies, once commenced, shall
continue for so long as Mortgagee shall elect, notwithstanding the fact that the exercise of such
remedies may have, for a time, cured the original Event of Default.



Section 7.7 Uniform Commercial Code.



Mortgagee may proceed under the Uniform Commercial Code as to all or any part of the
Personalty, and in conjunction therewith may exercise all of the rights, remedies and powers of a
secured creditor under the Uniform Commercial Code. Upon the occurrence and during the continuance
of any Event of Default, Mortgagor shall assemble all of the Accessories and make the same
available within the Improvements. Any notification required by the Uniform Commercial Code shall
be deemed reasonably and properly given if sent in accordance with the Notice provisions of this
Mortgage at least ten (10) days before any sale or other disposition of the Personalty.
Disposition of the Personalty shall be deemed commercially reasonable if made pursuant to a public
sale advertised at least twice in a newspaper of general circulation in the community where the
Property is located. It shall be deemed commercially reasonable for the Mortgagee to dispose of
the Personalty without giving any warranties as to the Personalty and specifically disclaiming all
disposition warranties. Alternatively, Mortgagee may choose to dispose of some or all of the
Property, in any combination consisting of both Personalty and Real Property, in one sale to be
held in accordance with the Law and procedures applicable to real property, as permitted by
Article 9 of the Uniform Commercial Code. Mortgagor agrees that such a sale of Personalty together
with Real Property constitutes a commercially reasonable sale of the Personalty.



Section 7.8 Application of Proceeds.



Unless otherwise provided by applicable Law, all proceeds from the sale of the Property or any
part thereof pursuant to the rights and remedies set forth in this Article VII and any
other proceeds received by Mortgagee or Lenders from the exercise of any of its other rights and
remedies hereunder or under the other Loan Documents shall be applied first to pay all Expenses and
next in reduction of the other Obligations, in such manner and order as Mortgagee may elect.



Section 7.9 Other Remedies.



Mortgagee and Lenders shall have the right from time to time to protect, exercise and enforce
any legal or equitable remedy against Mortgagor provided under the Loan Documents or by applicable
Laws.



Article VIII




Intentionally Omitted




Article IX




Miscellaneous




Section 9.1 Rights, Powers and Remedies Cumulative.



Each right, power and remedy of Mortgagee or Lenders as provided for in this Mortgage, or in
any of the other Loan Documents or in any Swap Contract or now or hereafter existing by Law, shall
be cumulative and concurrent and shall be in addition to every other right, power or remedy
provided for in this Mortgage, or in any of the other Loan Documents or of any Swap Contract, or
now or hereafter existing by Law, and the exercise or beginning of the exercise by Mortgagee of any
one or more of such rights, powers or remedies shall not preclude the simultaneous or later
exercise by Mortgagee or Lenders of any or all such other rights, powers or remedies.



Section 9.2 No Waiver by Mortgagee or Lenders.



No course of dealing or conduct by or among Mortgagee, Lenders and Mortgagor shall be
effective to amend, modify or change any provisions of this Mortgage, the other Loan Documents or
any Swap Contract. No failure or delay by Mortgagee to insist upon the strict performance of any
term, covenant or agreement of this Mortgage or of any of the other Loan Documents, or to exercise
any right, power or remedy consequent upon a breach thereof, shall constitute a waiver of any such
term, covenant or agreement or of any such breach, or preclude Mortgagee or Lenders from exercising
any such right, power or remedy at any later time or times. By accepting payment after the due
date of any of the Obligations, Mortgagee and Lenders shall not be deemed to waive the right either
to require prompt payment when due of all other Obligations, or to declare an Event of Default for
failure to make prompt payment of any such other Obligations. Neither Mortgagor nor any other
Person now or hereafter obligated for the payment of the whole or any part of the Obligations shall
be relieved of such liability by reason of (a) the failure of Mortgagee or any Lender to comply
with any request of Mortgagor or of any other Person to take action to foreclose this Mortgage or
otherwise enforce any of the provisions of this Mortgage, or (b) any agreement or stipulation
between any subsequent owner or owners of the Property and Mortgagee, or (c) Mortgagee’s extending
the time of payment or modifying the terms of this Mortgage or any of the other Loan Documents or
any Swap Contract without first having obtained the consent of Mortgagor or such other Person.
Regardless of consideration, and without the necessity for any notice to or consent by the holder
of any subordinate Lien on the Property, Mortgagee may release any Person at any time liable for
any of the Obligations or any part of the security for the Obligations and may extend the time of
payment or otherwise modify the terms of this Mortgage or any Swap Contract or any of the other
Loan Documents without in any way impairing or affecting the Lien of this Mortgage or the priority
of this Mortgage over any subordinate Lien. The holder of any subordinate Lien shall have no right
to terminate any Lease regardless of whether or not such Lease is subordinate to this Mortgage.
Mortgagee may resort to the security or collateral described in this Mortgage or any of the other
Loan Documents in such order and manner as Mortgagee may elect in its sole discretion.



Section 9.3 Waivers and Agreements Regarding Remedies.



To the fullest extent Mortgagor may do so under applicable law, Mortgagor hereby:



(a) agrees that it will not at any time plead, claim or take advantage of any Laws now or
hereafter in force providing for any appraisement, valuation, stay, extension or redemption, and
waives and releases all rights of redemption, valuation, appraisement, stay of execution, extension
and notice of election to accelerate the Obligations;



(b) waives all rights to a marshalling of the assets of Mortgagor, including the Property, or
to a sale in the inverse order of alienation in the event of a foreclosure of the Property, and
agrees not to assert any right under any Law pertaining to the marshalling of assets, the sale in
inverse order of alienation, the exemption of homestead, the administration of estates of
decedents, or other matters whatsoever to defeat, reduce or affect the right of Mortgagee or
Lenders under the terms of this Mortgage to a sale of the Property without any prior or different
resort for collection, or the right of Mortgagee or Lenders to the payment of the Obligations out
of the proceeds of sale of the Property in preference to every other claimant whatsoever;



(c) waives any right to bring or utilize any defense, counterclaim or setoff, other than one
which denies the existence or sufficiency of the facts upon which any foreclosure action is
grounded. If any defense, counterclaim or setoff, other than one permitted by the preceding
clause, is timely raised in a foreclosure action, such defense, counterclaim or setoff shall be
dismissed. If such defense, counterclaim or setoff is based on a Claim which could be tried in an
action for money damages, such Claim may be brought in a separate action which shall not thereafter
be consolidated with the foreclosure action. The bringing of such separate action for money
damages shall not be deemed to afford any grounds for staying the foreclosure action; and



(d) waives and relinquishes any and all rights and remedies which Mortgagor may have or be
able to assert by reason of the provisions of any Laws pertaining to the rights and remedies of
sureties.



Section 9.4 Successors and Assigns.



All of the grants, covenants, terms, provisions and conditions of this Mortgage shall run with
the Land and shall apply to and bind the successors and assigns of Mortgagor (including any
permitted subsequent owner of the Property), and inure to the benefit of Mortgagee and Lenders,
their successors and assigns.



Section 9.5 No Warranty by Mortgagee or Lenders.



By inspecting the Property or by accepting or approving anything required to be observed,
performed or fulfilled by Mortgagor or to be given to Mortgagee or Lenders pursuant to this
Mortgage or any Swap Contract or any of the other Loan Documents, Mortgagee and Lenders shall not
be deemed to have warranted or represented the condition, sufficiency, legality, effectiveness or
legal effect of the same, and such acceptance or approval shall not constitute any warranty or
representation with respect thereto by Mortgagee or Lenders.



Section 9.6 Amendments.



This Mortgage may not be modified or amended except by an agreement in writing, signed by the
party against whom enforcement of the change is sought.



Section 9.7 Severability.



In the event any one or more of the provisions of this Mortgage or any of the other Loan
Documents or any Swap Contract shall for any reason be held to be invalid, illegal or
unenforceable, in whole or in part or in any other respect, or in the event any one or more of the
provisions of the Loan Documents or Swap Contracts operates or would prospectively operate to
invalidate this Mortgage or any of the other Loan Documents or any Swap Contract, then and in
either of those events, at the option of Mortgagee, such provision or provisions only shall be
deemed null and void and shall not affect the validity of the remaining Obligations, and the
remaining provisions of the Loan Documents and any Swap Contract shall remain operative and in full
force and effect and shall in no way be affected, prejudiced or disturbed thereby.



Section 9.8 Notices.



All Notices required or which any party desires to give hereunder or under any other Loan
Document shall be in writing and, unless otherwise specifically provided in such other Loan
Document, shall be deemed sufficiently given or furnished if delivered by personal delivery, by
nationally recognized overnight courier service or by certified United States mail, postage
prepaid, addressed to the party to whom directed at the applicable address specified in the
Preamble to this Mortgage (unless changed by similar notice in writing given by the particular
party whose address is to be changed) or by facsimile. Any Notice shall be deemed to have been
given either at the time of personal delivery or, in the case of courier or mail, as of the date of
first attempted delivery at the address and in the manner provided herein, or, in the case of
facsimile, upon receipt; provided that service of a Notice required by any applicable statute shall
be considered complete when the requirements of that statute are met. Notwithstanding the
foregoing, no notice of change of address shall be effective except upon actual receipt. This
Section shall not be construed in any way to affect or impair any waiver of notice or demand
provided in this Mortgage or in any other Loan Document or in any Swap Contract or to require
giving of notice or demand to or upon any Person in any situation or for any reason.



Section 9.9 Joint and Several Liability.



If Mortgagor consists of two (2) or more Persons, the term “Mortgagor” shall also refer to all
Persons signing this Mortgage as Mortgagor, and to each of them, and all of them are jointly and
severally bound, obligated and liable hereunder. Mortgagee or Lenders may release, compromise,
modify or settle with any of Mortgagor, in whole or in part, without impairing, lessening or
affecting the obligations and liabilities of the others of Mortgagor hereunder or under the Notes.
Any of the acts mentioned aforesaid may be done without the approval or consent of, or notice to,
any of Mortgagor. Section 13.23 of the Loan Agreement (the “Joint Borrower Provisions”) is
by this reference incorporated herein in its entirety.



Section 9.10 Rules of Construction.



The words “hereof,” “herein,” “hereunder,” “hereto,” and other words of similar import refer
to this Mortgage in its entirety. The terms “agree” and “agreements” mean and include “covenant”
and “covenants.” The words “include” and “including” shall be interpreted as if followed by the
words “without limitation.” The headings of this Mortgage are for convenience of reference only and
shall not be considered a part hereof and are not in any way intended to define, limit or enlarge
the terms hereof. All references (a) made in the neuter, masculine or feminine gender shall be
deemed to have been made in all such genders, (b) made in the singular or plural number shall be
deemed to have been made, respectively, in the plural or singular number as well, (c) to the Loan
Documents or any Swap Contract are to the same as extended, amended, restated, supplemented or
otherwise modified from time to time unless expressly indicated otherwise, (d) to the Land,
Improvements, Personalty, Real Property or Property shall mean all or any portion of each of the
foregoing, respectively, and (e) to Articles or Sections are to the respective Articles or Sections
contained in this Mortgage unless expressly indicated otherwise. Any term used or defined in the
Uniform Commercial Code of the State, as in effect from time to time, which is not defined in this
Mortgage shall have the meaning ascribed to that term in the Uniform Commercial Code of the State.
If a term is defined in Article 9 of the Uniform Commercial Code of the State differently than in
another Article of the Uniform Commercial Code of the State, the term shall have the meaning
specified in Article 9.



Section 9.11 Governing Law.



THE RIGHTS AND OBLIGATIONS OF THE PARTIES UNDER THIS MORTGAGE (AND UNDER THE OTHER LOAN
DOCUMENTS IN ACCORDANCE WITH THEIR TERMS) SHALL BE GOVERNED BY, CONSTRUED AND INTERPRETED IN
ACCORDANCE WITH THE INTERNAL LAW OF THE STATE OF CALIFORNIA WITHOUT GIVING EFFECT TO THE
CONFLICTS-OF-LAW RULES AND PRINCIPLES OF SUCH STATE. GRANTOR AND BENEFICIARY FURTHER ACKNOWLEDGE,
AGREE AND STIPULATE THAT THE STATE OF CALIFORNIA HAS A SUBSTANTIAL RELATIONSHIP TO THE PARTIES
INVOLVED IN THIS TRANSACTION AND TO THE UNDERLYING TRANSACTIONS SECURED BY THIS MORTGAGE.
NOTWITHSTANDING THE FOREGOING, THE PARTIES FURTHER AGREE THAT:



(a) THE PROCEDURES GOVERNING THE ENFORCEMENT BY MORTGAGEE AND/OR LENDERS OF PROVISIONAL
REMEDIES AGAINST MORTGAGOR DIRECTLY RELATING TO THE SECURED PROPERTY, INCLUDING, BY WAY OF
ILLUSTRATION BUT NOT LIMITATION, ANY SUCH ACTIONS FOR REPLEVIN, FOR CLAIM AND DELIVERY OF PROPERTY,
OR FOR THE APPOINTMENT OF A RECEIVER, SHALL BE GOVERNED BY THE LAWS OF INDIANA; AND



(b) THE LAWS OF INDIANA SHALL APPLY TO THE EXTENT, BUT ONLY TO THE EXTENT, NECESSARY IN ORDER
TO CREATE, PERFECT AND FORECLOSE THE SECURITY INTERESTS, LIENS AND ASSIGNMENTS OF RENTS AND LEASES
ARISING UNDER THIS MORTGAGE; PROVIDED, HOWEVER, THAT NOTHING IN THIS SECTION SHALL IN ANY EVENT BE
CONSTRUED TO PROVIDE THAT THE SUBSTANTIVE LAW OF INDIANA SHALL APPLY TO THE OBLIGATIONS AND
INDEBTEDNESS SECURED BY THIS MORTGAGE OR EVIDENCED BY THE LOAN DOCUMENTS, WHICH ARE AND SHALL
CONTINUE TO BE GOVERNED BY THE SUBSTANTIVE LAW OF THE STATE OF CALIFORNIA. IN SUCH CONNECTION, THE
PARTIES FURTHER AGREE THAT:




(1) MORTGAGEE AND/OR LENDERS MAY ENFORCE THEIR RIGHTS UNDER THE LOAN DOCUMENTS
(INCLUDING WITHOUT LIMITATION THEIR RIGHT TO SUE MORTGAGOR, TO COLLECT ANY
OUTSTANDING INDEBTEDNESS OR TO OBTAIN A JUDGMENT AGAINST MORTGAGOR IN CALIFORNIA,
INDIANA OR ANY OTHER STATE FOR ANY DEFICIENCY PRIOR TO OR FOLLOWING FORECLOSURE) IN
ACCORDANCE WITH THE TERMS THEREOF. IF MORTGAGEE AND/OR LENDERS OBTAIN A DEFICIENCY
JUDGMENT IN A STATE OTHER THAN INDIANA, THEN MORTGAGEE AND/OR LENDERS SHALL HAVE THE
RIGHT TO ENFORCE SUCH JUDGMENT IN INDIANA, AS WELL AS IN ANY OTHER STATE; AND




(2) ANY LAWS OF INDIANA RELATING TO USURY, ANTI-DEFICIENCY, ONE FORM OF ACTION,
SECURITY-FIRST OR ANY SIMILAR MATTERS SHALL BE INAPPLICABLE TO THE OBLIGATIONS AND
INDEBTEDNESS SECURED BY THIS MORTGAGE AND TO THE ENFORCEMENT OR REALIZATION BY
MORTGAGEE AND/OR LENDERS OF THEIR RIGHTS AND REMEDIES RELATING THERETO, INCLUDING
(i) MORTGAGEE’S AND/OR LENDERS’ RIGHT TO OBTAIN A DEFICIENCY JUDGMENT EITHER PRIOR
TO OR FOLLOWING FORECLOSURE OR (ii) MORTGAGEE’S AND/OR LENDERS’ RIGHT TO FORECLOSE
ON THE SECURED PROPERTY JUDICIALLY OR NONJUDICIALLY FOLLOWING ANY EXERCISE OR
ENFORCEMENT OF ANY OTHER RIGHTS OR REMEDIES OF MORTGAGEE AND/OR LENDERS.



Section 9.12 Entire Agreement.



The Loan Documents and the Swap Contracts constitute the entire understanding and agreement
between Mortgagor, Mortgagee and Lenders with respect to the transactions arising in connection
with the Loan, and supersede all prior written or oral understandings and agreements between
Mortgagor, Mortgagee and Lenders with respect to the matters addressed in the Loan Documents. In
particular, and without limitation, the terms of any commitment by Mortgagee to make the Loan are
merged into the Loan Documents and Swap Contracts. Except as incorporated in writing into the Loan
Documents and Swap Contracts, there are no representations, understandings, stipulations,
agreements or promises, oral or written, with respect to the matters addressed in the Loan
Documents or Swap Contracts.



Article X




Additional State Provisions




Section 10.1 Principles of Construction. In the event of any inconsistencies between
the terms and provisions of this Article 10 and the terms and provision of the other Sections and
Articles of this Mortgage, the terms and provisions of this Article 10 shall govern and control.



Section 10.2 Definitions (State Specific). Terms used in this Article 10 that are not
otherwise defined are given the same meaning as set forth in this Mortgage. The following terms
and references (for purposes of this Article 10 only) shall mean the following:



"Applicable Law” means statutory and case law in the State, including, but not by way
of limitation, Mortgages, Ind. Code 32-29-1-1 to 11-1, Mortgage Foreclosure
Actions, Ind. Code 32-30-10 et seq., Receiverships, Ind. Code 32-30-5 et seq., and the
Uniform Commercial Code — Secured Transactions, Ind. Code 26-1-9.1-1 et seq. (the
"UCC”), as amended, modified and/or recodified from time to time; provided, however, if by
reason of mandatory provisions of law, the perfection, the effect of perfection or nonperfection,
and the priority of a security interests in any Personalty are governed by the Uniform Commercial
Code as in effect in a jurisdiction other than the State, “UCC” shall mean the Uniform Commercial
Code as in effect in such other jurisdiction for purposes of the provisions hereof relating to
perfection, effect of perfection or non-perfection, and the priority of the security interests in
any such Personalty.



"County” means the County in the State in which the Property is located.



"Secured Obligations” means the Obligations secured by this Mortgage and shall
include, without limitation, any judgment(s) or final decree(s) rendered to collect all
indebtedness and any other money obligations of Mortgagor to Lenders and/or to enforce the
performance or collection of all covenants, agreements, other obligations and liabilities of the
Mortgagor under this Mortgage, the Notes, the Loan Agreement or any or all of the other Loan
Documents.



Section 10.3 Secured Obligations. Notwithstanding anything contained herein or in any
of the other Loan Documents to the contrary, Secured Obligations shall not include any
judgment(s) or final decree(s) rendered in another jurisdiction, which judgment(s) or final
decree(s) would be unenforceable by a State Court pursuant to Ind. Code 34-54-3-4. The obtaining
of any judgment by Mortgagee and/or Lenders (other than a judgment foreclosing this Mortgage) and
any levy of any execution under any such judgment upon the Property shall not affect in any manner
or to any extent the lien of this Mortgage upon the Property or any part thereof, or any liens,
powers, rights and remedies of Mortgagee or Lenders, but such liens, powers, rights and remedies
shall continue unimpaired as before until the judgment or levy is satisfied.



Section 10.4 Rights and Remedies under Applicable Law. Notwithstanding anything in
this Mortgage, the Notes, the Loan Agreement or the other Loan Documents to the contrary, Mortgagee
and Lenders shall be entitled to all rights and remedies that a mortgagee would have under
Applicable Law. In the event of any inconsistency between the provisions of this Mortgage and the
provisions of Applicable Law, the provisions of Applicable Law shall take precedence over the
provisions of this Mortgage, but shall not invalidate or render unenforceable any other provisions
of this Mortgage that can be construed in a manner consistent with Applicable Law. Conversely, if
any provision of this Mortgage shall grant to Mortgagee and/or Lenders any rights or remedies upon
default of the Mortgagor which are more limited than the rights or remedies that would otherwise be
vested in this Mortgage under Applicable Law in the absence of said provision, Mortgagee and
Lenders shall be vested with the rights and remedies granted under Applicable Law. Notwithstanding
any provision in this Mortgage relating to a power of sale or other provision for sale of the
Property upon an Event of Default other than under a judicial proceeding, any sale of the Property
pursuant to this Mortgage will be made through a judicial proceeding, except as otherwise may be
permitted under the UCC.



Section 10.5 Unenforceable Remedies. To the extent Applicable Law limits: (i) the
availability of the exercise of any of the remedies set forth in this Mortgage, including without
limitation the remedies involving a power of sale on the part of Mortgagee (as agent for Lenders)
and the right of Mortgagee (as agent for Lenders) to exercise self-help in connection with the
enforcement of the terms of this Mortgage, or (ii) the enforcement of waivers and indemnities made
by Mortgagor, such remedies, waivers, or indemnities shall be exercisable or enforceable, any
provisions in this Mortgage to the contrary notwithstanding, if, and to the extent, permitted by
the laws in force at the time of the exercise of such remedies or the enforcement of such waivers
or indemnities without regard to whether such remedies, waivers or indemnities were enforceable at
the time of the execution and delivery of this Mortgage.



Section 10.6 Future Advances. Notwithstanding anything contained in this Mortgage or
the other Loan Documents to the contrary, this Mortgage shall secure: (i) a maximum principal
amount of $75,482,250, exclusive of any items described in (ii) below, including any additional
advances made from time to time after the date hereof pursuant to the Loan Documents whether made
as part of the obligations secured hereby, made at the option of the Mortgagee (as agent for
Lenders), made after a reduction to a zero (0) or other balance, or made otherwise, (ii) all other
amounts payable by Mortgagor, or advanced by Lenders for the account, or on behalf, of Mortgagor,
pursuant to this Mortgage or the other Loan Documents, including amounts advanced with respect to
the Property for the payment of taxes, assessments, insurance premiums and other costs and
impositions incurred for the protection of the Property to the same extent as if the future
obligations and advances were made on the date of execution of this Mortgage; and (iii) future
modifications, extensions, and renewals of any Loan Documents or Secured Obligations secured by
this Mortgage. Pursuant to Ind. Code 32-29-1-10, the lien of this Mortgage with respect to any
future advances, modifications, extensions, and renewals referred to herein and made from time to
time shall have the same priority to which this Mortgage otherwise would be entitled as of the date
this Mortgage is executed and recorded without regard to the fact that any such future advance,
modification, extension, or renewal may occur after this Mortgage is executed. Notwithstanding
anything to the contrary contained herein or in the other Loan Documents, Mortgagor acknowledges
and agrees that Lenders are under no obligation to make any additional advances following the
initial advance evidenced by the Notes.



Section 10.7 Incorporation by Reference. To the extent necessary to interpret this
Mortgage, the provisions of the Notes, the Loan Agreement and the other Loan Documents are hereby
incorporated by reference into this Mortgage with the same effect as if set forth herein. In the
event that any such incorporated provisions of the Notes, the Loan Agreement or the other Loan
Documents are inconsistent with the provisions hereof, the provisions of such Loan Documents shall
govern and control to the extent of the inconsistency; provided, however, the
provisions of this Article 10 shall govern and control in all circumstances, anything in this
Mortgage or the Loan Documents to the contrary notwithstanding. Notwithstanding anything
contained in this Mortgage and the other Loan Documents to the contrary, the creation, validity,
perfection, priority and enforceability of the lien and security interest created by this Mortgage,
all warranties of title contained herein with respect to the Property and all provisions hereof
relating to the realization of the security covered hereby with respect to the Property shall be
governed by Applicable Law.



Section 10.8 Disclosure Law. Mortgagor represents and warrants that it has complied,
and will comply, with the Indiana Responsible Property Transfer Law, Indiana Code § 13-25-3-1 et
seq. (the “Disclosure Law”), by (A) the completion and delivery to the Mortgagee of a
disclosure document in the form required by the Disclosure Law (the “Disclosure Document”),
(B) the timely recording in the Office of the Recorder of the County in which the Property is
located of a Disclosure Document, and (C) the timely filing in the Office of the Indiana Department
of Environmental Management, of the Disclosure Document; or Mortgagor has determined after diligent
investigation that the Property does not constitute “property” under the Disclosure Law and
therefore delivery, filing and recording of a Disclosure Document is not required.



Section 10.9 Environmental Liens. Neither Mortgagor nor, to the best of Mortgagor’s
knowledge, after diligent inquiry and investigation, any tenant of the Property has received a
notice of intention to hold a lien as may be imposed under Ind. Code 13-25-4-2, et
seq.



Section 10.10 Fixture Filing. Part of the Property is or may become fixtures as such
term is defined in Ind. Code 26-1-9.1-102(41). It is intended that as to such fixtures, this
Mortgage shall be effective as a continuously perfected financing statement filed pursuant to Ind.
Code 26-1-9.1-515 as a fixture filing from the date of the filing of this Mortgage for record with
the Recorder of the County in which the Property is located. In order to satisfy Ind. Code
26-1-9.1-502(a) and Ind. Code 26-1-9.1-502(b), the information required to be set forth in an UCC
financing statement is set forth in Appendix A attached hereto and made a part hereof.
Mortgagor hereby acknowledges receipt of a copy of this Mortgage in compliance with Mortgagee’s
obligation to deliver a copy of the fixture filing to Mortgagor pursuant to Section 9.1-502(f) of
the UCC. A copy, photographic, or other reproduction of this Mortgage and/or any financing
statement relating thereto shall be sufficient for filing and/or recording as a financing
statement. The filing of any other financing statement relating to any personal property rights or
interests described herein shall not be construed to diminish any right or priority hereunder.



Section 10.11 Subrogation; Waiver. If any of the proceeds of the Notes are utilized
to pay off outstanding liens against all or any part of the Property, Mortgagee and Lenders shall
be subrogated to any and all rights, superior titles, liens and equities owned or claimed by any
owner or holder of any such outstanding liens and debts, however remote, regardless of whether said
liens or debts are acquired by Mortgagee and/or Lenders by assignment, or are released by the
holder thereof upon payment. Mortgagor, any guarantors and any endorsers hereof or of the Notes
jointly and severally waive absolutely and unconditionally any and all rights of subrogation to the
rights of Mortgagee and Lenders hereunder or under any of the Loan Documents.



Section 10.12 UCC Remedies. It is the intention of the parties hereto that this
Mortgage shall constitute a security agreement within the meaning of Applicable Law. If an Event
of Default shall occur and be continuing under this Mortgage, then in addition to having any other
right or remedy available at law or in equity, Mortgagee and Lenders shall have the option pursuant
to Applicable Law of either (i) proceeding under Applicable Law and exercising such rights and
remedies as may be provided to a secured party by Applicable Law with respect to all or any portion
of the personal property that is not real property (including, without limitation, taking
possession of and selling such personal property) or (ii) treating such collateral as real property
and proceeding with respect to both the real and collateral constituting the Property in accordance
with Mortgagee’s and Lenders’ rights, powers and remedies with respect to the real property under
Applicable Law (in which event the default provisions of the UCC shall not apply). Mortgagee
and/or Lenders may exercise any or all of the remedies available to a secured party under the UCC.
Upon request or demand of Mortgagee and/or Lenders after the occurrence and during the continuance
of an Event of Default, Mortgagor shall, at its expense, assemble the collateral and make it
available to Mortgagee (as agent for Lenders) at the Land if tangible property, and if not, at a
place designated by Mortgagee which is reasonably convenient to both Mortgagee and Mortgagor. Any
notice of sale, disposition or other intended action by Mortgagee (as agent for Lenders) with
respect to the collateral sent to Mortgagor in accordance with the provisions of this Mortgage at
least ten (10) days prior to such action, shall, except as otherwise provided by Applicable Law,
constitute reasonable notice to Mortgagor.



Section 10.13 No Waiver of Right to Seek Deficiency. Anything contained in Ind. Code.
32-29-7-5 to the contrary notwithstanding, no waiver made by Mortgagor in this Mortgage, the Notes,
the Loan Agreement or in any of the other Loan Documents shall constitute the consideration for or
be deemed to be a waiver or release by Mortgagee or Lenders or any judgment holder of the Secured
Obligations of the right to seek a deficiency judgment against the Mortgagor or any other person or
entity who may be personally liable for the Secured Obligations, which right to seek a deficiency
judgment is hereby reserved, preserved and retained by Mortgagee and Lenders for their own behalf
and its successors and assigns.



Section 10.14 Application of Proceeds of Foreclosure Sale. The proceeds of any
foreclosure sale of the Property shall be distributed and applied pursuant to this Mortgage and the
other Loan Documents, to the fullest extent permitted by Applicable Law.



Section 10.15 Additional Provision Regarding Foreclosure. With respect to any
foreclosure sale of all or any of the Property, Mortgage agrees that (a) there is an irrebuttable
presumption that the foreclosure sale price is equal to the fair market value of the Property sold
for purposes of calculating any deficiencies owed by Mortgagor, guarantors and others against whom
recovery of a deficiency is sought, regardless of whether the purchaser at the foreclosure sale is
the Mortgagee, any Lender or any other person; and (b) in the event that the foregoing presumption
shall not be applied for any reason, and the value of the Property is determined by a court of
competent jurisdiction for purposes of calculating any deficiencies owed by Mortgagor, guarantors
and others against whom recovery of a deficiency may be sought, the following shall be considered
competent evidence for the finder of fact’s determination of the fair market value of the Property
as of the date of the foreclosure sale: (i) the Property shall be valued in an “as is” condition as
of the date of the foreclosure sale, without any assumption or expectation that the Property will
be repaired or improved in any manner before a resale of the Property after foreclosure; (ii) the
valuation shall be based upon an assumption that the foreclosure purchaser desires a prompt resale
of the Property for cash promptly (but no later than twelve months) following the foreclosure sale;
(iii) all expenses to be incurred when Mortgagee, any Lender or other purchaser resells the
Property, including reasonable closing costs customarily borne by the seller in a commercial real
estate transaction, should be added to the Expenses, including, without limitation, brokerage
commissions, expenses of title insurance, survey, an environmental assessment and any necessary or
appropriate testing and remediation of the Property, tax prorations, attorneys’ fees, and marketing
costs; (iv) the gross fair market value of the Property shall be further discounted for any
estimated holding costs associated with maintaining the Real Property pending sale, including,
without limitation, utilities expenses, property management fees, taxes and assessments (to the
extent not accounted for in subsection (iii) above), and other maintenance expenses; and (v) any
expert opinion testimony given or considered in connection with a determination of the fair market
value of the Property must be given by persons having at least five years’ experience in appraising
improved property in the vicinity where the Property is located and being actively engaged therein
at the time of such testimony.



Section 10.16 Purchase by Mortgagee. Upon any foreclosure sale or sales of all or any
portion of the Property under this Mortgage and Applicable Law, Mortgagee and any Lender may bid
for and purchase the Property and shall be entitled to apply all or any part of the Secured
Obligations as a credit to the purchase price.



Section 10.17 Consent To Receiver and No Mortgagee-In-Possession. Subject to the
terms and provisions of this Mortgage, any receiver, when duly appointed pursuant to Ind. Code
32-30-5-1(4)(C), shall have all of the powers and duties of receivers pursuant to Applicable Law;
provided, however, no appointment of a receiver for the Property by any court at the request of
Mortgagee (as agent for Lenders) or by agreement with the Mortgagor, or the entering into
possession of any part of the Property by such receiver, shall be deemed to make Mortgagee or
Lenders a “mortgagee-in-possession” or otherwise responsible or liable in any manner with respect
to the Property or the use, occupancy, enjoyment or operation of all or any portion thereof.



Section 10.18 Reimbursable Costs. All costs incurred by Mortgagee and Lenders
pursuant to this Mortgage, to the extent reimbursable under Applicable Law, whether or not
enumerated in this Mortgage or the other Loan Documents (“Reimbursable Costs”), shall be
added to the Secured Obligations or by the judgment of foreclosure, which Reimbursable Costs may
include, without limitation, all costs and expenses which may be paid or incurred by or on behalf
of Mortgagee and/or Lenders in any proceeding to enforce this Mortgage or foreclose upon the
Property, all expenses of any environmental site assessments, environmental audits, environmental
remediation costs, appraisals, surveys, engineering studies, wetlands delineations, flood plain
studies, and any other similar testing or investigation deemed necessary or advisable by Mortgagee
(as agent for Lenders) incurred in preparation for, contemplation of or in connection with the
enforcement of this Mortgage and/or the collection of the Obligations and for attorneys’ fees,
appraiser’s fees, receiver’s costs and expenses, insurance, taxes, outlays for documentary and
expert evidence, expenses and costs for preservation of the Property, stenographer’s charges,
publication costs and costs of procuring all abstracts of title, title searches and examination,
guarantee policies, and similar data and assurances with respect to title as may deem to be
reasonably necessary either to prosecute such suit or to evidence to bidders at any foreclosure
sale which may be had pursuant to such decree the true condition of the title to or value of the
Property or for any other reasonable purpose. The amount of any such Reimbursable Costs which may
be paid or incurred after the decree or judgment for sale is entered may be estimated and the
amount of such estimate may be allowed and included as additional indebtedness secured hereby in
the foreclosure judgment or decree for or sale. The phrases “attorneys fees”, “legal fees” and
counsel fees” when used herein or in the other Loan Documents shall include any and all attorneys’,
paralegals’ and law clerks’ fees and disbursements, including, but not limited to, fees and
disbursements at the pre-trial, trial and appellate levels incurred or paid by Mortgagee or any
Lender in protecting its interest in the Property, or any part thereof and enforcing its rights
hereunder.



Section 10.19 Security Interest – Rents. Without limiting the scope of the assignment
of Rents contained in this Mortgage, the assignment of Rents set forth herein shall constitute an
assignment of rents as set forth in Ind. Code 32-21-4-2 and thereby creates, and Mortgagor hereby
grants to Mortgagee (as agent for Lenders), a security interest in the Rents that will be perfected
upon the recording of this Mortgage.



Section 10.20 Consolidation of Actions. If Mortgagee or any Lender brings an action
in the State to recover judgment under the Notes, the Loan Agreement or any of the other Loan
Documents and during the pendancy of such action brings a separate action in the State under this
Mortgage, such actions shall be consolidated if and to the extent required pursuant to Ind. Code
32-30-10-10.



Section 10.21 Trade Name. Mortgagor warrants that Mortgagor does business under no
other names with respect to this Mortgage and the Property. Mortgagor shall immediately notify
Mortgagee (as agent for Lenders) in writing of any change in the name of and the use of any trade
names by Mortgagor and, upon request of Mortgagee (as agent for Lenders), shall execute any
additional financing statements and other certificates required to reflect any change in name or
trade names and shall execute and file any assumed name certificate required by applicable laws
including, without limitation, Ind. Code 23-15-1-1.



Section 10.22 Satisfaction or Release. Notwithstanding any release or satisfaction of
this Mortgage pursuant to the terms and conditions hereof, any of the terms and provisions of this
Mortgage that are intended to survive, shall nevertheless survive, to the extent permitted by
Applicable Law, the release or satisfaction of this Mortgage whether voluntarily granted by
Mortgagee (as agent for Lenders), as a result of a judgment upon judicial foreclosure of this
Mortgage or in the event a deed in lieu of foreclosure is granted by Mortgagor to Mortgagee (as
agent for Lenders).



Section 10.23 Perfection. Mortgagee’s and Lenders’ interest hereunder shall be
perfected no later than the date and time of recording, pursuant to Ind. Code 32-21-4-2 and
enforceable, among other things, in accordance with Ind. Code. 32-29-1-11.



Section 10.24 Additional Waiver. Mortgagor expressly waives and relinquishes any and
all rights and remedies which Mortgagor may have or be able to assert by reason of the laws of the
State pertaining to the rights and remedies of sureties. Each of the Obligations is payable
without relief from valuation and appraisement laws, and Mortgagor expressly waives and
relinquishes any and all rights which Mortgagor may have or be able to assert by Applicable Law
providing for any valuation or appraisement before sale of any portion of the Property.



Section 10.25 After Acquired Property. If, after the date of this Mortgage, Mortgagor
acquires any property located on and used in connection with the Property and that by the terms of
this Mortgage is required or intended to be encumbered by this Mortgage, the property shall become
subject to the lien and security interest of this Mortgage immediately upon its acquisition by
Borrower and without any further mortgage, conveyance, assignment or transfer. Nevertheless, upon
Mortgagee’s (as agent for Lenders) request at any time Mortgagor will execute, acknowledge and
deliver any additional instruments and assurances of title and will do or cause to be done anything
further that is reasonably necessary for carrying out the intent of this Mortgage.



Section 10.26 No Joint Venture. Nothing contained in this Mortgage or any other Loan
Document is intended to create a partnership, joint venture, or association between Mortgagor,
Mortgagee, and/or Lenders, or in any way make Mortgagee or Lenders a co-principal with Mortgagor
with reference to the Property, and any inferences to the contrary are hereby expressly waived.



Section 10.27 Indemnification Notice. IT IS EXPRESSLY AGREED AND UNDERSTOOD BY
MORTGAGOR THAT THIS MORTGAGE AND THE OTHER LOAN DOCUMENTS MAY INCLUDE INDEMNIFICATION PROVISIONS
WHICH, IN CERTAIN CIRCUMSTANCES, INCLUDE AN INDEMNIFICATION BY MORTGAGOR OF MORTGAGEE AND LENDERS
FROM CLAIMS OR LOSSES ARISING AS A RESULT OF MORTGAGEE’S OR LENDERS’ OWN OR SOLE NEGLIGENCE AND
SUCH INDMENIFICATION PROVISIONS SHALL SURVIVE THE SATISFACTION OR RELEASE OF THIS MORTGAGE.



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IN WITNESS WHEREOF, Mortgagor has caused this Mortgage to be executed as of the day and
year first written above.



	 
	MORTGAGOR:

	G&E HEALTHCARE REIT EPLER

PARKE BUILDING B, LLC, a Delaware

limited liability company

By: /s/ Andrea R. Biller

Printed Name: Andrea R. Biller

Title: Authorized Signatory







	 
	 	 	STATE OF CALIFORNIA	 	 	)
	 	 	 	 	 	)
	 	 	COUNTY OF ORANGE	 	 	)





On June 13, 2008, before me, Monica Chavez, a Notary Public, personally appeared Andrea R. Biller
who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to
the within instrument and acknowledged to me that she executed the same in her authorized capacity,
and that by her signature on the instrument the person, or the entity upon behalf of which the
person acted, executed the instrument.



I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing is
true and correct.



WITNESS my hand and official seal.



Signature /s/ Monica Chavez



[Seal] Monica Chavez


[Seal] Commission # 1762879


[Seal] Notary Public – California


[Seal] Orange County


[Seal] My Comm. Expires Aug 21, 2011



Upon recording return to:



Sheppard, Mullin, Richter & Hampton llp


Attn: Kenneth D. Fox


650 Town Center Drive, Fourth Floor


Costa Mesa, CA 92626



This instrument was prepared by Kenneth D. Fox.



I affirm, under the penalties for perjury, that I have taken reasonable care to redact each Social
Security number in this document, unless required by law. Kenneth D. Fox




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