Exhibit 10.6
 AGREEMENT FOR PURCHASE AND SALE  OF REAL PROPERTY AND ESCROW INSTRUCTIONS  (CASH SALE)
 Agreement Seller Buyer
 Recitals
 Exhibit A
  Effective Date
 Agreement
  Purchase and Sale Property
 Exhibit A Real Property
 Tenants
 1 - AGREEMENT FOR PURCHASE AND SALE




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Leases
 Tangible Personal Property Intangible
Personal Property  Personal Property
 Contracts
 Permits
 Purchase Price Purchase Price
 Deposit Initial Deposit Escrow Holder Additional Deposit
 2 - AGREEMENT FOR PURCHASE AND SALE




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Deposit of the Balance of the Purchase Price at Closing
 Title to Property
 Due Diligence Items
 Due Diligence Items
             3 - AGREEMENT FOR PURCHASE AND SALE




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Inspections
 Inspections
  Indemnitees
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Privileged Information
  Approval
  Buyers
Reports
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Escrow
 Instructions Escrow
 Closing Closing th
 Buyer Required to Deliver
  Exhibit B Assignment and Assumption Agreement
   6 - AGREEMENT FOR PURCHASE AND SALE




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Seller Required to Deliver
 Deed
  Exhibit C
   Exhibit E
        7 - AGREEMENT FOR PURCHASE AND SALE




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Buyers Costs
     Sellers Costs
     Prorations
 Items to be Prorated
 Taxes and Assessments Taxes
 8 - AGREEMENT FOR PURCHASE AND SALE




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Rents
 CAM Expenses CAM
Charges CAM Lease Year
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Operating Expenses Current Billing Period
 Security Deposits; Prepaid Rents
 Leasing Costs
 Percentage Rent Percentage Rent
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Lease Year Gross Sales Reports
 Calculation; Reproration Closing Statement.
 Items Not Prorated
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Indemnification
 Survival
 Representations, Warranties, and Covenants
 Representations of Seller
 Authority of Seller
 Foreign Person Code
 Requisite Action
 Individual Authority
 No Violation of Agreement
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Hazardous Substances/Storage Tanks
 Compliance
 No Changes in Agreements
 Possessory Rights
 Mechanics Liens
 Actions, Suits or Proceedings
 No Tenant Bankruptcy Proceedings
 No Seller Bankruptcy Proceeding
  13 - AGREEMENT FOR PURCHASE AND SALE




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Approval of Property; Limitations on Seller Representations and Warranties
 Surviving
Obligations
  14 - AGREEMENT FOR PURCHASE AND SALE




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Approval of Property EXCEPT AS EXPRESSLY PROVIDED IN THIS AGREEMENT AND THE
CLOSING DOCUMENTS, SELLER HAS NOT, DOES NOT AND WILL NOT MAKE ANY WARRANTIES OR REPRESENTATIONS
WITH RESPECT TO THE PROPERTY AND SELLER SPECIFICALLY DISCLAIMS ANY OTHER IMPLIED WARRANTIES OR
WARRANTIES ARISING BY OPERATION OF LAW,
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INCLUDING, BUT IN NO WAY LIMITED TO, ANY WARRANTY OF CONDITION, MERCHANTABILITY, HABITABILITY
OR FITNESS FOR A PARTICULAR PURPOSE OR USE. FURTHERMORE, SELLER HAS NOT, DOES NOT AND WILL NOT
MAKE ANY REPRESENTATION OR WARRANTY WITH REGARD TO COMPLIANCE WITH ANY ENVIRONMENTAL PROTECTION,
POLLUTION OR LAND USE LAWS, RULES, REGULATIONS, ORDERS OR REQUIREMENTS INCLUDING, BUT NOT LIMITED
TO, THOSE PERTAINING TO THE HANDLING, GENERATING, TREATING, STORING OR DISPOSING OF ANY HAZARDOUS
WASTE OR SUBSTANCE INCLUDING, WITHOUT LIMITATION, ASBESTOS, PCB AND RADON. BUYER ACKNOWLEDGES THAT
BUYER IS A SOPHISTICATED BUYER FAMILIAR WITH THIS TYPE OF PROPERTY AND THAT, SUBJECT ONLY TO THE
EXPRESS WARRANTIES SET FORTH IN THIS AGREEMENT AND CLOSING DOCUMENTS, BUYER WILL BE ACQUIRING THE
PROPERTY AS IS AND WHERE IS, WITH ALL FAULTS, IN ITS PRESENT STATE AND CONDITION, SUBJECT ONLY TO
NORMAL WEAR AND TEAR AND BUYER SHALL ASSUME THE RISK THAT ADVERSE MATTERS AND CONDITIONS MAY NOT
HAVE BEEN REVEALED BY BUYERS INSPECTIONS AND INVESTIGATIONS. BUYER SHALL ALSO ACKNOWLEDGE AND
AGREE THAT THERE ARE NO ORAL AGREEMENTS, WARRANTIES OR REPRESENTATIONS COLLATERAL TO OR AFFECTING
THE PROPERTY BY SELLER, ANY AGENT OF SELLER OR ANY THIRD PARTY. THE TERMS AND CONDITIONS OF THIS
SECTION SHALL SURVIVE THE CLOSING, AND NOT MERGE WITH THE PROVISIONS OF ANY CLOSING DOCUMENTS.
SELLER SHALL NOT BE LIABLE OR BOUND IN ANY MANNER BY ANY ORAL OR WRITTEN STATEMENTS,
REPRESENTATIONS OR INFORMATION PERTAINING TO THE PROPERTY FURNISHED BY ANY REAL ESTATE BROKER,
AGENT, EMPLOYEE, SERVANT OR OTHER PERSON, UNLESS THE SAME ARE SPECIFICALLY SET FORTH OR REFERRED TO
IN THIS AGREEMENT. EXCEPT WITH REGARD TO THE OBLIGATIONS EXPRESSLY SET FORTH IN THIS AGREEMENT AND
THE REPRESENTATIONS AND WARRANTIES IN SECTION 8.1 HEREOF OR IN THE CLOSING DOCUMENTS, BUYER HEREBY
RELEASES SELLER AND ITS AGENTS, REPRESENTATIVES AND EMPLOYEES FROM ANY AND ALL LIABILITY RELATING
TO THE CONDITION OF THE PROPERTY BEFORE OR AFTER THE CLOSING AND ANY OTHER MATTER RELATING TO THE
PROPERTY, WHETHER KNOWN OR UNKNOWN AT THE TIME OF THE CLOSING.
 Release Seller Related Parties Buyer Related Party
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/s/ RK
 Covenants of Seller
   Vacated Space Defaulting Lease
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Representations and Warranties of Buyer
  18 - AGREEMENT FOR PURCHASE AND SALE




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Conditions Precedent to Closing
    Exhibit D
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Financing Contingency Period Financing Contingency Removal Notice
     Damage or Destruction Prior to Closing
   20 - AGREEMENT FOR PURCHASE AND SALE




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Eminent Domain
 Notices
 Seller:
    
    David Mellor, Senior Vice President of Dispositions 
Grubb & Ellis Realty Investors, LLC
1551 N. Tustin Avenue, Suite 200
Santa Ana, California 92705
Phone: (714) 667-8252
Facsimile: (714) 918-9102
E-mail: david.mellor@grubb-ellis.com
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With Required Copy to:
    
    Tracy Liu
Grubb & Ellis Realty Investors, LLC
1551 N. Tustin Ave. #200
Santa Ana, CA 92705
(714) 667-8252
(714) 918-9138 fax
Tracy.Liu@Grubb-Ellis.comWith Required Copy to:
    
    John D. Guinasso
Schwabe, Williamson & Wyatt, P.C.
1211 SW Fifth Avenue, Suite 2000
Portland, OR 97204
(503) 796-2971
(503) 796-2900 fax
JGuinasso@Schwabe.comBuyer:
    
    Robert Ko
1151 W. Arrow Highway
Azusa, CA 91702
Phone: (626) 969-7277
Facsimile: (626) 633-1107
E-mail: rhko888@yahoo.comWith Required Copy to:
    
    Mandy Zhang, Esq.
Gibbs, Giden, Locher, Turner & Senet LLP
1880 Century Park East, 12th Floor
Los Angeles, CA 90067
Phone: (310) 552-3400
Facsimile: (310) 552-0805
E-mail: mzhang@gglts.com
 Remedies
 Defaults by Seller
 Defaults by Buyer
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ARBITRATION OF DISPUTES
 AAA
  Assignment
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Interpretation and Applicable Law
 Amendment
 Attorneys Fees
 Entire Agreement; Survival
 Multiple Originals; Counterparts; Signatures
 Time of the Essence; Business Day Convention
 Real Estate Commission
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Exchange
 Confidentiality
 Parties Not Bound
 [Remainder of Page Intentionally Left Blank]
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SIGNATURE PAGE FOR AGREEMENT FOR PURCHASE AND SALE
For Property Located At:
901 Civic Center Drive
Santa Ana, California
 SELLER:NNN VF 901 CIVIC, LLC,
a Delaware limited liability companyBy:
    
    Grubb & Ellis Realty Investors, LLC, a
Virginia limited liability company,
Its Vice PresidentBy:
    
    /s/ Michael RispoliName:
    
    Michael RispoliTitle:
    
    Chief Financial OfficerNNN 901 CIVIC, LLC,
a Delaware limited liability companyBy:
    
    Grubb & Ellis Realty Investors, LLC, a
Virginia limited liability company,
Its ManagerBy:
    
    /s/ Michael RispoliName:
    
    Michael RispoliTitle:
    
    Chief Financial OfficerEXECUTED on this the 21 day of April, 2009.BUYER:/s/ Robert KoRobert KoEXECUTED on this the 21 day of April, 2009.
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CONSENT OF ESCROW HOLDER
 23
 FIRST AMERICAN TITLE INSURANCE COMPANYBy:
    
    /s/ Michele D. SeiboldName:
    
    Michele D. SeiboldIts:
    
    Sr. Escrow Officer
 27 - AGREEMENT FOR PURCHASE AND SALE