EX-10.8






REPAYMENT GUARANTY




THIS REPAYMENT GUARANTY (this “Guaranty”) is made as of June 24, 2008, by GRUBB &
ELLIS HEALTHCARE REIT, INC., a Maryland corporation (“Guarantor”) in favor of WACHOVIA
FINANCIAL SERVICES, INC., a North Carolina corporation, in its capacity as administrative agent (in
such capacity, “Agent”) for the lenders (each, a “Lender,” and collectively, the
"Lenders”) from time to time a party to the Loan Agreement (described below).



1. Except as otherwise provided in this Guaranty, initially capitalized terms used in this
Guaranty without definition are defined in 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 Epler Parke Building B, LLC, a Delaware limited liability
company, G&E Healthcare REIT Academy, LLC, a Delaware limited liability company, G&E Healthcare
REIT Nutfield Professional Center, LLC, a Delaware limited liability company, and G&E Healthcare
REIT Medical Portfolio 2, LLC, a Delaware limited liability company (collectively,
"Borrower”), Agent and the Lenders.



2. In order to induce Lenders to extend to Borrower a loan in the principal amount of Fifty
Million Three Hundred Twenty-One Thousand Five Hundred Dollars ($50,321,500.00) (the
"Loan”), which shall be evidenced by the “Notes” described in the Loan Agreement, in the
aggregate principal amount of the Loan (the “Notes”), Guarantor hereby unconditionally and
irrevocably guarantees to Agent and the Lenders, and to their successors, endorsees and/or assigns,
the full and prompt payment of (a) the principal sum of the Notes in accordance with their terms
when due, by acceleration or otherwise, together with all interest accrued thereon, when due under
the terms of the Notes, and any and all other sums of money that become owing by Borrower to
Lenders and/or Agent under the Notes, Loan Agreement or any other “Loan Document” as such term is
defined in the Loan Agreement (which Notes, Loan Agreement and other “Loan Documents” are also
collectively referred to herein as the “Loan Documents”) and (b) any and all sums owing
under any “Swap Contract” as such term is defined in the Loan Agreement (“Swap Contract”).
The obligations guaranteed pursuant to this Section 2 are hereinafter referred to as the
"Guaranteed Obligations.”



3. In accordance with California Civil Code (“CC”) Section 2856:



(a) Guarantor waives any and all rights of subrogation, reimbursement, indemnification and
contribution and any other rights and defenses that are or may become available to Guarantor by
reason of CC Sections 2787 to 2855, inclusive, 2899 and 3433 including, without limitation, any and
all rights or defenses Guarantor may have by reason of protection afforded to the principal with
respect to any of the Guaranteed Obligations or to any other guarantor of any of the Guaranteed
Obligations with respect to such guarantor’s obligations under its guaranty, in either case,
pursuant to the antideficiency or other laws of this state limiting or discharging the principal’s
indebtedness or such other guarantor’s obligations, including, without limitation, California Code
of Civil Procedure (“CCP”) Sections 580a, 580b, 580d or 726; and



(b) Guarantor waives all rights and defenses that Guarantor may have because Borrower’s debt
is secured by real property. This means, among other things:




(i) Agent and/or Lenders may collect from Guarantor without first foreclosing on any
real or personal property collateral pledged by Borrower;




(ii) If Agent and/or Lenders foreclose on any real property collateral pledged by
Borrower (or any third party):




(A) The amount of the debt may be reduced only by the price for which that
collateral is sold at the foreclosure sale, even if the collateral is worth more
than the sale price; and




(B) Agent and/or Lenders may collect from Guarantor even if Agent and/or
Lenders, by foreclosing on any real property collateral, have destroyed any right
Guarantor may have to collect from Borrower.




This is an unconditional and irrevocable waiver of any rights and defenses Guarantor may
have because Borrower’s debt is secured by real property. These rights and defenses
include, but are not limited to, any rights or defenses based upon CCP Sections 580a, 580b,
580d, or 726; and



(c) Guarantor waives all rights and defenses arising out of an election of remedies by Agent
and/or Lenders, even though that election of remedies, such as a nonjudicial foreclosure with
respect to security for the Guaranteed Obligations, has destroyed Guarantor’s rights of subrogation
and reimbursement against Borrower by the operation of CCP Section 580d or otherwise, and even
though that election of remedies by Agent and/or Lenders has destroyed Guarantor’s rights of
contribution against another guarantor of any of the Guaranteed Obligations.



No other provision of this Guaranty shall be construed as limiting the generality of any of the
covenants and waivers set forth in this Section 3.



4. Guarantor represents and warrants to Agent and Lenders that Guarantor has a financial
interest in Borrower or is otherwise affiliated with Borrower. In that regard, Guarantor agrees
that Lenders’ agreement to make the Loan to Borrower is of substantial and material benefit to
Guarantor and further agrees as follows:



(a) Guarantor shall continue to be liable under this Guaranty and the provisions hereof will
remain in full force and effect notwithstanding (i) any modification, agreement or stipulation
between Borrower and Agent and/or Lenders, or their respective successors and assigns, with respect
to the Loan Documents or the Swap Contracts or the obligations encompassed thereby, including,
without limitation, the Guaranteed Obligations, (ii) Agent’s and/or Lenders’ waiver of or failure
to enforce any of the terms, covenants or conditions contained in the Loan Documents or the Swap
Contracts or in any modification thereof, (iii) any discharge or release of Borrower or any other
guarantor from any liability with respect to the Guaranteed Obligations, (iv) any discharge,
release, exchange or subordination of any real or personal property then held by Agent and/or
Lenders as security for the performance of the Guaranteed Obligations, (v) any additional security
taken for the Guaranteed Obligations, whether real or personal property, (vi) any foreclosure or
other realization on any security for the Guaranteed Obligations, regardless of the effect upon
Guarantor’s subrogation, contribution or reimbursement rights against Borrower or any other
guarantor, (vii) any additional loans or financial accommodations to Borrower or (viii) the manner
or order by which payments are applied to principal, interest or other obligations under the Loan
Documents and Swap Contracts. Without limiting the generality of the foregoing, Guarantor hereby
waives the rights and benefits under CC Section 2819, and agrees that by doing so Guarantor’s
liability shall continue even if Agent and/or Lenders alter any obligations under the Loan
Documents or the Swap Contracts in any respect or Agent’s and/or Lenders’ remedies or rights
against Borrower are in any way impaired or suspended without Guarantor’s consent.



(b) Guarantor’s liability under this Guaranty shall continue until all sums due under the
Notes have been paid in full and until all Guaranteed Obligations owing to Agent and Lenders have
been satisfied, and shall not be reduced by virtue of any payment by Borrower of any amount due
under the Notes or under any of the Loan Documents or Swap Contracts or by Agent’s and/or Lenders’
recourse to any collateral or security.



(c) Guarantor represents and warrants to Agent and Lenders that Guarantor now has and will
continue to have full and complete access to any and all information concerning the transactions
contemplated by the Loan Documents or Swap Contracts or referred to therein, the value of the
assets owned or to be acquired by Borrower, Borrower’s financial status and its ability to pay and
perform the Guaranteed Obligations owed to Agent and Lenders. Guarantor further represents and
warrants that Guarantor has reviewed and approved copies of the Loan Documents and Swap Contracts
and is fully informed of the remedies Agent and/or Lenders may pursue, with or without notice to
Borrower, in the event of default under the Notes or other Loan Documents or Swap Contracts. So
long as any of the Guaranteed Obligations remains unsatisfied or owing to Agent and/or Lenders,
Guarantor shall keep fully informed as to all aspects of Borrower’s financial condition and the
performance of the Guaranteed Obligations.



(d) Guarantor acknowledges and agrees that Guarantor may be required to perform the Guaranteed
Obligations in accordance with the terms hereof notwithstanding the fact that the Loan has fully
matured, that the outstanding principal balance thereof is fully due and payable and that Borrower
is in default of its obligation to pay the full amount due under the Notes on the maturity thereof.



5. The liability of Guarantor under this Guaranty is a guaranty of payment and performance and
not of collectibility, and is not conditioned or contingent upon the genuineness, validity,
regularity or enforceability of the Loan Documents, Swap Contracts or other instruments relating to
the creation or performance of the Guaranteed Obligations or the pursuit by Agent and/or Lenders of
any remedies which they now have or may hereafter have with respect thereto under the Loan
Documents or Swap Contracts, at law, in equity or otherwise. Guarantor hereby waives any and all
benefits and defenses under CC Section 2810 and agrees that by doing so Guarantor shall be liable
even if Borrower had no liability at the time of execution of any of the Loan Documents or Swap
Contracts or thereafter ceases to be liable. Guarantor hereby waives any and all benefits and
defenses under CC Section 2809 and agrees that by doing so Guarantor’s liability may be larger in
amount and more burdensome than that of Borrower. Guarantor’s liability hereunder shall not be
limited or affected in any way by any impairment or any diminution or loss of value of any security
or collateral for the Loan, whether caused by hazardous substances or otherwise, Agent’s or
Lenders’ failure to perfect a security interest in such security or collateral or any disability or
other defense of Borrower or any other guarantor.



6. Guarantor hereby waives to the extent permitted by law: (i) all notices to Guarantor, to
Borrower, or to any other Person, including without limitation notices of the acceptance of this
Guaranty or the creation, renewal, extension, modification, accrual of any of the Guaranteed
Obligations owed to Agent and/or Lenders, enforcement of any right or remedy with respect thereto
and notice of any other matters relating thereto; (ii) diligence and demand of payment,
presentment, protest, dishonor and notice of dishonor; (iii) any statute of limitations affecting
Guarantor’s liability hereunder or the enforcement thereof; and (iv) all principles or provisions
of law which conflict with the terms of this Guaranty. Guarantor further agrees that Agent and
Lenders may enforce this Guaranty upon the occurrence of an event of default (or “Event of
Default”) under the Notes, Loan Agreement or any other Loan Document or Swap Contract (as event of
default is described therein), notwithstanding the existence of any dispute between Borrower, Agent
and/or Lenders with respect to the existence of said event of default or performance of the
Guaranteed Obligations or any counterclaim, set-off or other claim which Borrower may allege
against Agent and/or Lenders with respect thereto. Moreover, Guarantor agrees that Guarantor’s
obligations shall not be affected by any circumstances which constitute a legal or equitable
discharge of a guarantor or surety.



7. Guarantor agrees that Agent and Lenders may enforce this Guaranty without the necessity of
resorting to or exhausting any security or collateral (including, without limitation, pursuant to a
judicial or nonjudicial foreclosure) and without the necessity of proceeding against Borrower or
any other guarantor. Guarantor hereby waives any and all benefits under CC Sections 2845, 2849 and
2850, including, without limitation, the right to require Agent and/or Lenders to proceed against
Borrower, to proceed against any other guarantor, to foreclose any lien on any real or personal
property, to exercise any right or remedy under the Loan Documents and Swap Contracts, to draw upon
any letter of credit issued in connection herewith, or to pursue any other remedy or to enforce any
other right.



8. (a) Guarantor agrees that nothing contained herein shall prevent Agent and/or Lenders from
suing on the Notes or from exercising any rights available to it under the Notes or under any of
the other Loan Documents or Swap Contracts and that the exercise of any of the aforesaid rights
will not constitute a legal or equitable discharge of Guarantor. Guarantor understands that the
exercise by Agent and/or Lenders of certain rights and remedies now or hereafter contained in the
Swap Contracts and Loan Documents (such as a nonjudicial foreclosure of a mortgage or deed of
trust) may affect or eliminate Guarantor’s right of subrogation against Borrower and that Guarantor
may therefore incur a partially or totally non-reimbursable liability hereunder; nevertheless,
Guarantor hereby authorizes and empowers Agent and/or Lenders to exercise, in their sole
discretion, any rights and remedies, or any combination thereof, which may then be available to
Agent and/or Lenders, since it is the intent and purpose of Guarantor that the obligations
hereunder are absolute, independent and unconditional under any and all circumstances. Guarantor
expressly waives any defense (which defense, if Guarantor had not given this waiver, Guarantor
might otherwise have) to a judgment against Guarantor by reason of a nonjudicial foreclosure sale.
Without limiting the generality of the foregoing, if the Guaranteed Obligations are at any time
secured by real property, Guarantor hereby expressly waives any and all benefits and defenses under
(i) CCP Section 580a (which Section, if Guarantor had not given this waiver, would otherwise limit
Guarantor’s liability after a nonjudicial foreclosure sale to the difference between the
obligations guaranteed herein and the fair market value of the property or interests sold at such
nonjudicial foreclosure sale), (ii) CCP Sections 580b and 580d (which Sections, if Guarantor had
not given this waiver, would otherwise limit Agent’s and/or Lenders’ right to recover a deficiency
judgment with respect to purchase money obligations and after a nonjudicial foreclosure sale,
respectively), and (iii) CCP Section 726 (which Section, if Guarantor had not given this waiver,
among other things, would otherwise require Agent and/or Lenders to exhaust all of their security
before a personal judgment may be obtained for a deficiency). Notwithstanding any foreclosure of
the lien of any deed of trust or security agreement with respect to any or all of the real or
personal property encumbered thereby, whether by the exercise of the power of sale contained
therein, by an action for judicial foreclosure or by an acceptance of a deed in lieu of
foreclosure, Guarantor shall remain bound under this Guaranty.



(b) Guarantor waives all benefits and defenses under CC Sections 2847, 2848 and 2849 and
agrees that Guarantor shall have no right of subrogation against Borrower or against any collateral
or security provided for in the Loan Documents or Swap Contracts and no right of reimbursement or
contribution against any other guarantor unless and until all Guaranteed Obligations have been
indefeasibly paid and satisfied in full, and Agent and Lenders have released, transferred or
disposed of all of their rights, title and interest in any collateral or security. To the extent
the waiver of Guarantor’s rights of subrogation, reimbursement and contribution as set forth herein
is found by a court of competent jurisdiction to be void or voidable for any reason, Guarantor
further agrees that Guarantor’s rights of subrogation and reimbursement against Borrower and
Guarantor’s rights of subrogation against any collateral or security shall be junior and
subordinate to any rights Agent and/or Lenders may have against Borrower and to all rights, title
and interest Agent and/or Lenders may have in such collateral or security, and Guarantor’s rights
of contribution against any other guarantor shall be junior and subordinate to any rights Agent
and/or Lenders may have against such other guarantor. Agent and/or Lenders may use, sell or
dispose of any item of collateral or security as they see fit without regard to Guarantor’s
subrogation and contribution rights, and upon disposition or sale of any item, Guarantor’s rights
with respect to such item will terminate. Guarantor understands that Guarantor may record a
Request for Notice of Default pursuant to CC Section 2924b and thereby receive notice of any
proposed foreclosure of any real property collateral then securing the Guaranteed Obligations.
With respect to the foreclosure of any security interest in any personal property collateral then
securing the Guaranteed Obligations, Agent agrees to give Guarantor five (5) days’ prior written
notice, in the manner set forth in Section 11 hereof, of any sale or disposition of any such
personal property collateral, other than collateral which is perishable, threatens to decline
speedily in value, is of a type customarily sold on a recognized market, or is cash, cash
equivalents, certificates of deposit or the like.



(c) Guarantor’s sole right with respect to any such foreclosure of real or personal property
collateral shall be to bid at such sale in accordance with applicable law. Guarantor acknowledges
and agrees that Agent and/or Lenders may also bid at any such sale and in the event such collateral
is sold to Agent and/or Lenders in whole or in partial satisfaction of the Guaranteed Obligations
(or any portion thereof), Guarantor shall have no further right or interest with respect thereto.
Notwithstanding anything to the contrary contained herein, no provision of this Guaranty shall be
deemed to limit, decrease, or in any way to diminish any rights of set-off Agent and/or Lenders may
have with respect to any cash, cash equivalents, certificates of deposit, letters of credit or the
like which may now or hereafter be deposited with Agent and/or Lenders by Borrower.



(d) To the extent any dispute exists at any time between or among Guarantor and any other
guarantor of the Guaranteed Obligations as to Guarantor’s or any other guarantor’s right to
contribution or otherwise, Guarantor agrees to indemnify, defend and hold Agent and Lenders
harmless from and against any loss, damage, claim, demand, cost or any other liability (including,
without limitation, reasonable attorneys’ fees and costs) Agent and/or Lenders may suffer as a
result of such dispute.



(e) So long as any of the Guaranteed Obligations are owing to Agent and/or Lenders, Guarantor
shall not, without the prior written consent of Agent, commence or join with any other party in
commencing any bankruptcy, reorganization or insolvency proceedings of or against Borrower. The
obligations of Guarantor under this Guaranty shall not be altered, limited or affected by any case,
voluntary or involuntary, involving the bankruptcy, insolvency, receivership, reorganization,
liquidation or arrangement of Borrower or by any defense which Borrower may have by reason of the
order, decree or decision of any court or administrative body resulting from any such case. Agent
shall have the sole right to accept or reject any plan on behalf of Guarantor proposed in such case
and to take any other action which Guarantor would be entitled to take, including, without
limitation, the decision to file or not file a claim. Guarantor acknowledges and agrees that any
interest on the Guaranteed Obligations which accrues after the commencement of any such proceeding
(or, if interest on any portion of the Guaranteed Obligations ceases to accrue by operation of law
by reason of the commencement of said proceeding, such interest as would have accrued on any such
portion of the Guaranteed Obligations if said proceedings had not been commenced) will be included
in the Guaranteed Obligations because it is the intention of the parties that the Guaranteed
Obligations should be determined without regard to any rule or law or order which may relieve
Borrower of any portion of such Guaranteed Obligations. Guarantor hereby permits any trustee in
bankruptcy, receiver, debtor in possession, assignee for the benefit of creditors or similar Person
to pay Agent and/or Lenders, or allow the claim of Agent and/or Lenders in respect of, any such
interest accruing after the date on which such proceeding is commenced. Guarantor hereby assigns
to Agent Guarantor’s right to receive any payments from any trustee in bankruptcy, receiver, debtor
in possession, assignee for the benefit of creditors or similar Person by way of dividend, adequate
protection payment or otherwise. If all or any portion of the Guaranteed Obligations are paid or
performed by Borrower, the obligations of Guarantor hereunder shall continue and remain in full
force and effect in the event that all or any part of such payment(s) or performance(s) is avoided
or recovered directly or indirectly from Agent and/or Lenders as a preference, fraudulent transfer
or otherwise in such case irrespective of payment in full of all obligations under the Loan
Documents and Swap Contracts.



9. (a) Guarantor represents and warrants that any financial statements, tax returns or other
documents of Guarantor heretofore delivered to Agent and/or Lenders are true and correct in all
material respects. Such statements were prepared in accordance with generally accepted accounting
principles, consistently applied and fairly present the financial position of Guarantor as of the
date thereof. Guarantor further represents and warrants that no material adverse change has
occurred in Guarantor’s financial position since the date of such statements.



(b) Guarantor covenants and agrees to provide to Agent any and all financial information
required by Agent pursuant to the terms of the Loan Agreement, or as otherwise reasonably requested
by Agent. Guarantor further covenants and agrees to immediately notify Agent of any material
adverse change in Guarantor’s financial status.



10. All notices, requests and demands to be made hereunder to the parties hereto must be in
writing and given as provided in the notice provisions of the Loan Agreement (at the addresses set
forth below).



	 	 	 	 	 
	To Agent/Lenders:
	 	Wachovia Financial Services, Inc.
	 
	 	Real Estate Financial Services
	 
	 	Mail Code: CA 6233
	 
	 	15750 Alton Parkway
	 
	 	Irvine, California  92618
	 
	 	Attn:  Anne McNeil
	 
	 	Telephone:  (949) 754-7034
	 
	 	Facsimile:  (949) 754-4814
	To Guarantor:
	 	Grubb & Ellis Healthcare REIT, Inc.
	 
	 	c/o Triple Net Properties, LLC
	 
	 	1551 N. Tustin Avenue, Suite 300
	 
	 	Santa Ana, California  92705
	 
	 	Attn:  Shannon Johnson
	 
	 	Telephone: (714) 667-8252
	 
	 	Facsimile: (714) 918-9138
	With a copy to:
	 	Cox, Castle & Nicholson LLP
	 
	 	2049 Century Park East, 28th Floor
	 
	 	Los Angeles, California  90067
	 
	 	Attention: Kevin Kinigstein, Esq.
	 
	 	Telephone: (310) 284-2191
	 
	 	Facsimile: (310) 277-7889






11. Guarantor represents and warrants to Agent and Lenders as follows:



(a) No consent of any other Person, including, without limitation, any creditors of Guarantor,
and no license, permit, approval or authorization of, exemption by, notice or report to, or
registration, filing or declaration with, any governmental authority is required by Guarantor in
connection with this Guaranty or the execution, delivery, performance, validity or enforceability
of this Guaranty and all obligations required hereunder. This Guaranty has been duly executed and
delivered by Guarantor, and constitutes the legally valid and binding obligation of Guarantor
enforceable against Guarantor in accordance with its terms.



(b) The execution, delivery and performance of this Guaranty will not violate any provision of
any existing law or regulation binding on Guarantor, or any order, judgment, award or decree of any
court, arbitrator or governmental authority binding on Guarantor, or of any mortgage, indenture,
lease, contract or other agreement, instrument or undertaking to which Guarantor is a party or by
which Guarantor or any of its assets may be bound, and will not result in, or require, the creation
or imposition of any lien on any of Guarantor’s property, assets or revenues pursuant to the
provisions of any such mortgage, indenture, lease, contract or other agreement, instrument or
undertaking.



12. Guarantor’s performance of a portion, but not all, of the Guaranteed Obligations will in
no way limit, affect, modify or abridge Guarantor’s liability for that portion of the Guaranteed
Obligations that is not performed. Without in any way limiting the generality of the foregoing, in
the event that Agent and/or Lenders are awarded a judgment in any suit brought to enforce
Guarantor’s covenant to perform a portion of the Guaranteed Obligation, such judgment will in no
way be deemed to release Guarantor from its covenant to perform any portion of the Guaranteed
Obligation which is not the subject of such suit.



13. Guarantor covenants and agrees to provide the financial information required for Guarantor
in Section 10.9 of the Loan Agreement.



14. Guarantor shall at all times maintain a combined net worth of at least One Hundred Fifty
Million Dollars ($150,000,000). As used herein, “net worth” shall mean an amount equal to the
gross fair market value of all of Guarantor’s assets (excluding any value for goodwill, trademarks,
patents, copyrights and other similar intangible items), less an amount equal to all of Guarantor’s
liabilities (including guaranties and other contingent liabilities), all as reasonably determined
by Agent.



15. Guarantor shall at all times maintain combined unencumbered liquid assets equal to at
least Five Million Dollars ($5,000,000). “Liquid assets” means the following assets of
Guarantor: (i) Cash; (ii) certificates of deposit or time deposits with terms of six (6) months or
less; (iii) A–1/P–1 commercial paper with a term of three (3) months or less; (iv) U.S. treasury
bills and other obligations of the federal government, all with terms of six (6) months or less;
(v) readily marketable securities (excluding “margin stock” (within the meaning of Regulation U of
the Board of Governors of the Federal Reserve System), restricted stock and stock subject to the
provisions of Rule 144 of the Securities and Exchange Commission); (vi) bankers’ acceptances issued
for terms of six (6) months or less by financial institutions; (vii) repurchase agreements with
terms of six (6) months or less covering U.S. government securities; (viii) unfunded capital
commitments in Guarantor; and (ix) the undrawn amounts under credit lines available for
disbursement to Guarantor.



16. This Guaranty is solely for the benefit of Agent and Lenders and is not intended to nor
may it be deemed to be for the benefit of any third party, including Borrower.



17. Guarantor represents and warrants to Agent and Lenders as follows:



(a) Guarantor is a corporation duly formed, validly existing and in good standing under the
laws of the State of Maryland, has the power to own its assets and to transact the business in
which it is now engaged and is in good standing under the laws of each jurisdiction where its
ownership or lease of property or the conduct of its business requires such qualification; and



(b) Guarantor has the power, authority and legal right to execute, deliver and perform this
Guaranty and all obligations required hereunder and has taken all necessary action to authorize its
execution, delivery and performance of this Guaranty and all obligations required hereunder. The
execution, delivery and performance of this Guaranty will not violate any of the formation or
governing documents of Guarantor or of any laws pursuant to which Guarantor has been formed.



18. Guarantor hereby grants Agent and Lenders a security interest in any personal property of
Borrower in which Guarantor hereafter acquires any right, title or interest. Guarantor agrees that
such security interest is additional security for the obligations hereby guaranteed. Such security
interest is superior to any right of Guarantor in such personal property until all sums due under
the Notes or other Loan Documents and Swap Contracts have been repaid in full and all Guaranteed
Obligations have been fully satisfied.



19. Agent and/or Lenders may assign this Guaranty with any Loan Document or Swap Contract,
without in any way affecting Guarantor’s liability hereunder. Any married person executing this
Guaranty agrees that recourse may be had against community property and separate property for the
satisfaction of all obligations hereby guaranteed. This Guaranty shall be binding upon Guarantor,
Guarantor’s heirs, representatives, administrators, executors, successors and assigns and shall
inure to the benefit of and shall be enforceable by Agent and Lenders and their successors,
endorsees and assigns. As used herein, the singular includes the plural, and the masculine
includes the feminine and neuter and vice versa, if the context so requires.



20. In the event of any dispute or litigation regarding the enforcement or validity of this
Guaranty, Guarantor shall be obligated to pay all charges, costs and expenses (including, without
limitation, reasonable attorneys’ fees) incurred by Agent and Lenders, whether or not any action or
proceeding is commenced regarding such dispute and whether or not such litigation is prosecuted to
judgment.



21. THIS GUARANTY SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE INTERNAL LAWS OF
THE STATE OF CALIFORNIA.



22. To the maximum extent permitted by law, Guarantor and Agent hereby voluntarily, knowingly
and intentionally WAIVE ANY AND ALL RIGHTS TO TRIAL BY JURY in any legal action or proceeding
arising under or in connection with this Guaranty or any other Loan Document or Swap Contract or
concerning the Guaranteed Obligations and/or any collateral therefor or pertaining to any
transaction related to or contemplated in any Loan Document or Swap Contract, regardless of whether
such action or proceeding concerns any contractual or tortious or other claim. Guarantor
acknowledges that this waiver of jury trial is a material inducement to Agent and Lenders in
extending credit to Borrower, that Agent and Lenders would not have extended such credit without
this jury trial waiver, and that Guarantor has been represented by an attorney or has had an
opportunity to consult with an attorney regarding this Guaranty and understands the legal effect of
this jury trial waiver.



23. Guarantor hereby submits to the jurisdiction of the state and federal courts in the State
of California for purposes of any action arising from or growing out of this Guaranty, and further
agrees that the venue of any such action may be laid in Orange County, California and that (in
addition to any other method provided by law for service of process) service of process in any such
action may be made on Guarantor by the delivery of the process to Shannon Johnson, whose present
address is c/o Grubb & Ellis Realty Investors, LLC, 1551 N. Tustin Avenue, Suite 300, Santa Ana,
California 92705, whom Guarantor hereby appoints as Guarantor’s agent for service of process.
Nothing contained in this Guaranty, however, shall be deemed to constitute, or to imply the
existence of, any agreement by Agent and/or Lenders to bring any such action only in said courts or
to restrict in any way any of Agent’s and/or Lenders’ remedies or rights to enforce the terms of
this Guaranty as, when and where Agent shall deem appropriate, in its sole discretion.



24. No provision of this Guaranty may be changed, waived, revoked or amended without Agent’s
and Guarantor’s prior written consent. Every provision of this Guaranty is intended to be
severable. If any term or provision hereof is declared to be illegal or invalid for any reason
whatsoever by a court of competent jurisdiction, such illegality or invalidity will not affect the
balance of the terms and provisions hereof, which terms and provisions will remain binding and
enforceable.



25. This Guaranty may be executed in any number of counterparts each of which shall be deemed
an original and all of which shall constitute one and the same guaranty with the same effect as if
all parties had signed the same signature page. Any signature page of this Guaranty may be
detached from any counterpart of this Guaranty and reattached to any other counterpart of this
Guaranty identical in form hereto but having attached to it one or more additional signature pages.



26. No failure or delay on the part of Agent and/or Lenders to exercise any power, right or
privilege under this Guaranty will impair any such power, right or privilege, or be construed to be
a waiver of any default or an acquiescence therein, nor will any single or partial exercise of such
power, right or privilege preclude other or further exercise thereof or of any other right, power
or privilege.



27. This Guaranty embodies the entire agreement among the parties hereto with respect to the
matters set forth herein, and supersedes all prior agreements among the parties with respect to the
matters set forth herein. No course of prior dealing among the parties, no usage of trade, and no
parol or extrinsic evidence of any nature may be used to supplement, modify or vary any of the
terms hereof. There are no conditions to the full effectiveness of this Guaranty.



28. This Guaranty is in addition to all other guaranties of Guarantor and any other guarantors
of Borrower’s obligations to Agent and/or Lenders.



29. GUARANTOR ACKNOWLEDGES THAT GUARANTOR HAS BEEN AFFORDED THE OPPORTUNITY TO READ THIS
DOCUMENT CAREFULLY AND TO REVIEW IT WITH AN ATTORNEY OF GUARANTOR’S CHOICE BEFORE SIGNING IT.
GUARANTOR ACKNOWLEDGES HAVING READ AND UNDERSTOOD THE MEANING AND EFFECT OF THIS DOCUMENT BEFORE
SIGNING IT.



30. When two or more persons or entities have executed this Guaranty, unless the context
clearly indicates otherwise, all references herein to “Guarantor” shall mean the guarantors
hereunder or either or any of them. All of the obligations and liabilities of said guarantors
under this Guaranty (and the obligations of other guarantors under any similar or other guaranties
of part or all of the Guaranteed Obligations) shall be joint and several. Suit may be brought
against said guarantors, jointly and severally, or against any one or more of them (even if less
than all), without impairing the rights of Agent and/or Lenders against the other or others of said
guarantors; and Agent and/or Lenders may settle with any one or more of said guarantors for such
sums or sum as they may see fit and Agent and/or Lenders may release any of said guarantors from
all further liability to Agent and/or Lenders for such indebtedness without impairing the right of
Agent and/or Lenders to demand and collect the balance of such indebtedness from the other or
others of said guarantors not so released; but it is agreed among said guarantors themselves,
however, that such settlement and release shall in no way impair the rights of said guarantors as
among themselves.



[Signatures on next page]




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IN WITNESS WHEREOF, Guarantor has executed this Guaranty as of the date first above written.



"Guarantor”



GRUBB & ELLIS HEALTHCARE REIT, INC., a


Maryland corporation



By:/s/ Andrea R. Biller

Name: Andrea R. Biller

Title: Executive Vice President





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