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                                                                    EXHIBIT 10.4

                         AGREEMENT FOR PURCHASE AND SALE
                    OF REAL PROPERTY AND ESCROW INSTRUCTIONS

THIS AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS
("Agreement") is made and entered into as of this 11th day of November, 2005, by
and between NNN Pacific Corporate Park 1, LLC and NNN Pacific Corporate Park VF,
LLC, ("Seller"), and Makoil Inc. ("Buyer"), with reference to the following
facts:

      A.    Seller owns certain real property located in Orange County,
            California and more specifically described in Exhibit A attached
            hereto (the "Land"), commonly known as Pacific Corporate Park
            located at 25371 Commercentre Drive, Lake Forest, California and
            such other assets, as the same are herein described.

      B.    Seller desires to sell to Buyer and Buyer desires to purchase from
            Seller the Land and the associated assets.

NOW, THEREFORE, in consideration of the mutual covenants, premises and
agreements herein contained, the parties hereto do hereby agree as follows:

1.    Purchase and Sale.

      1.1.  The purchase and sale includes, and at Close of Escrow (hereinafter
            defined) Seller shall sell, assign, grant and transfer to Buyer by
            grant deed, Seller's entire right, title and interest in and to all
            of the following (hereinafter sometimes collectively, the
            "Property"):

            1.1.1.  The Land, together with all structures, buildings,
                    improvements, machinery, fixtures, and equipment affixed or
                    attached to the Land and all easements and rights
                    appurtenant to the Land (all of the foregoing being
                    collectively referred to herein as the "Real Property");

            1.1.2.  All leases (the "Leases"), including associated amendments,
                    with all persons ("Tenants") leasing the Real Property or
                    any part thereof or hereafter entered into in accordance
                    with the terms hereof prior to Close of Escrow, together
                    with all security deposits, other deposits held in
                    connection with the Leases, Lease guarantees and other
                    similar credit enhancements providing additional security
                    for such Leases;

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            1.1.3.  All tangible and intangible personal property owned by
                    Seller located on or used in connection with the Real
                    Property, including, specifically, without limitation,
                    equipment, furniture, tools and supplies, and all related
                    intangibles including Seller's interest, if any, in the name
                    "Pacific Corporate Park (25371 Commercentre Drive)" (the
                    "Personal Property");

            1.1.4.  To the extent transferable, all service contracts,
                    agreements, warranties and guaranties relating to the
                    operation of the Property and all contractual and other
                    rights, and claims against third parties, regarding the
                    Property (the "Contracts"); and

            1.1.5.  To the extent transferable, all building permits,
                    certificates of occupancy and other certificates, permits,
                    licenses and approvals relating to the Property (the
                    "Permits").

2.    Purchase Price.

      The total Purchase Price of the Property shall be SEVEN MILLION THREE
      HUNDRED THIRTY FIVE THOUSAND Dollars ($7,335,000.00) ("Purchase Price")
      payable as follows:

      2.1.  Deposit/Further Payments/Down Payment.

            2.1.1.  Within two (2) business days after Opening of Escrow (as
                    hereinafter defined), Buyer (or Buyer's 1031 Exchange
                    Intermediary) shall deposit into Escrow the amount of
                    $100,000.00 (the "Deposit"), in the form of a wire transfer
                    payable to Commonwealth Land Title Company, at 2301 Dupont
                    Drive, Suite 450, Irvine, CA 92626, Attn: Michele Mesh
                    ("Escrow Holder"). Escrow Holder shall place the Deposit
                    into an interest bearing money market account at a bank or
                    other financial institution reasonably satisfactory to
                    Buyer, and interest thereon shall be credited to Buyer's
                    account.

            2.1.2.  On or before Close of Escrow, Buyer (or Buyer's 1031
                    Exchange Intermediary) shall deposit into Escrow the balance
                    of the Purchase Price, by wire transfer payable to Escrow
                    Holder.

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3.    Title to Property.

      3.1.  Title Insurance.

            3.1.1.  Escrow Holder will obtain a Standard Coverage CLTA owner's
                    policy of title insurance from Commonwealth Land Title
                    Company (the "Title Company") with their standard provisions
                    and exceptions (the "Title Policy") in the amount of the
                    Purchase Price. The Title Policy is to be free and clear of
                    encumbrances except the Permitted Exceptions (hereafter
                    defined).

      3.2.  Procedure for Approval of Title.

            During the Inspection Period (hereafter defined) Buyer shall review
            the Title Documents (hereinafter defined) and the Survey
            (hereinafter defined). If the Title Documents or Survey reflect or
            disclose any defect, exception or other matter affecting the
            Property ("Title Defects") that is unacceptable to Buyer, then
            within eight (8) days after the Opening of Escrow, Buyer shall
            provide Seller with written notice of Buyer's objections. Seller
            may, at its sole option, elect to cure or remove the objections made
            by Buyer. Should Seller elect to attempt to cure or remove the
            objections, it shall be a condition precedent to Buyer's obligation
            to acquire the Property that Seller cures such title objections, to
            Buyer's reasonable satisfaction within ten (10) days after the date
            of Buyer's written notice of objections. Unless Seller provides
            written notice to Buyer within two (2) days after the date of
            Buyer's written notice of objections that Seller intends to cure
            Buyer's title objections, Seller shall be deemed to have elected not
            to cure or remove Buyer's title objections, and Buyer shall be
            entitled, as Buyer's sole and exclusive remedies, either to (i)
            terminate this Agreement and obtain a refund of the Deposit by
            providing written notice of termination to Seller within five (5)
            days after expiration of such two (2) day period and returning the
            Due Diligence Items (hereinafter defined) or (ii) waive the
            objections and close this transaction as otherwise contemplated
            herein. If Buyer shall fail to terminate this Agreement during the
            Inspection Period, all matters shown on the Survey or described in
            the Title Report, except for monetary liens for indebtedness of the
            Seller and any matters the Seller has agreed to cure in writing,
            shall be deemed "Permitted Exceptions."

4.    Due Diligence Items.

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      4.1.  Seller shall deliver to Buyer copies of each of the following within
            two (2) business days of the Opening of Escrow (collectively, the
            "Due Diligence Items"):

            4.1.1.  The existing survey of the Property, if any (the "Survey");

            4.1.2.  A current preliminary title report or title commitment (the
                    "Title Report") for the issuance of policy of title
                    insurance to Buyer from the Title Company, together with
                    good and legible copies of all documents constituting
                    exceptions to the title as reflected in the Title Report as
                    well as copies of all documents referenced in the legal
                    description for the Property, (collectively referred to
                    hereinafter as the "Title Documents");

            4.1.3.  A list and copies of all permits, licenses, government
                    authorizations, contracts, including leases, service
                    contracts, warranties, management, maintenance, leasing
                    commission and other agreements affecting the Property, if
                    any, and all modifications amendments and extensions
                    thereto. Seller agrees not to enter into any additional
                    leases, contracts or agreements prior to closing which
                    cannot be canceled upon thirty (30) days written notice
                    without cost, penalty, or obligation unless such leases,
                    contracts or other agreements are approved in writing by
                    Buyer, which approval shall not be unreasonably withheld or
                    delayed;

            4.1.4.  All site plans, leasing plans, as-built plans, drawings,
                    environmental, mechanical, electrical, structural, soils and
                    similar reports and/or audits and plans and specifications
                    relative to the Property in the possession or control of
                    Seller, if any;

            4.1.5.  True and correct copies of the real estate and personal
                    property tax statements covering the Property or any part
                    thereof for each of the two (2) years prior to the current
                    year and, if available, for the current year;

            4.1.6.  A schedule and detailed description of all threatened,
                    current and pending litigation, mediation, arbitration and
                    administrative proceedings (including any notices of
                    violations from any governmental agency or property owners
                    association) with respect to the Property or any part
                    thereof, if any;

            4.1.7.  Operating statements for the most recent two calendar years;
                    and for the first nine (9) months of 2005.

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            4.1.8.  The tenant files, books and records relating to the
                    ownership and operation of the Property shall be available
                    for inspection by Buyer during ordinary business hours
                    during the entire Inspection Period at Seller's Orange
                    County, California management office;

            4.1.9.  An inventory of all personal property located on the
                    Property, used in the maintenance of the Property or stored
                    for future use at the Property and an inventory of all
                    furniture and appliances used in the units, if any; and

            4.1.10. A Natural Hazard Disclosure Statement has been provided to
                    Buyer, and Buyer approves of such statement.

            4.1.11. A list of construction, repairs, modifications and
                    improvements made on/to the Property in the last two (2)
                    years.

            4.1.12. Within ten (10) days after opening Escrow, Seller shall
                    deliver estoppel certificates, in the form attached hereto
                    as Exhibit B. from tenants representing all of the square
                    feet which are leased and occupied by tenants as of the date
                    this Agreement is fully executed; provided, however, that if
                    Seller is unable to deliver such estoppel certificates,
                    despite using commercially reasonable efforts to obtain
                    them, Seller shall not be in default of this Agreement.

            4.1.13. The following documents which are referred to in the
                    Declaration of Covenants, Conditions and Restrictions for
                    Pacific Commercentre, to the extent they are recorded in the
                    public record or are in Seller's possession or control:

                    (a) Articles of Incorporation of Pacific Commercentre Owners
                        Association;

                    (b) Bylaws of Pacific Commercentre Owners Association;

                    (c) Pacific Commercentre Planned Community District
                        Regulations;

                    (d) Pacific Commercentre Planning and Design Guidelines
                        (including Site Planning Criteria, Architectural
                        Criteria, Landscape Criteria, Lighting Criteria and
                        Signage Criteria);

                    (e) Pacific Commercentre Feature Plan; and

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                    (f) All amendments and modifications to the above.

            4.1.14. Buyer acknowledges that Buyer has received the following
                    documents which are referred to in the Declaration of
                    Covenants, Conditions and Restrictions, and Reservation of
                    Easements for Pacific Corporate Park, to the extent they are
                    recorded in the public record or are in Seller's possession
                    or control:

                    (a) Articles of Incorporation of the Pacific Corporate Park
                        Owners Association;

                    (b) Bylaws of the Pacific Corporate Park Owners Association;

                    (c) Rules and Regulations adopted by the Board of Directors
                        of the Pacific Corporate Park Owners Association; and

                    (d) All amendments and modifications to the above.

            If Buyer determines that any of the Due Diligence Items specifically
            described above have not been delivered within the time set forth
            above, Buyer shall give Seller written notice specifying the missing
            items, with five (5) business days of the date upon which they
            should have been delivered. Any item not listed on such a Buyer
            notice shall be conclusively deemed to have been timely delivered.
            If within two (2) business days of receipt of such a Buyer notice
            Seller sends either the missing materials or a notice advising that
            such materials are not within Seller's possession or control, the
            Inspection Period shall not be extended because of the failure to
            deliver the Due Diligence Items within the time specified.

5.    Inspections.

      Buyer, at its sole expense, shall have the right to review and inspect the
      Due Diligence Items and conduct feasibility, environmental, engineering
      and physical studies and other tests and inspections (the "Inspections")
      of the Property at any time during the Inspection Period (hereinafter
      defined). Buyer, and its duly authorized agents or representatives, shall
      be permitted to enter upon the Property at all reasonable times during
      the Inspection Period in order to conduct engineering studies, soil tests
      and any other Inspections and/or tests that Buyer may deem necessary or
      advisable. Buyer must arrange all Inspections of the Property with
      Seller's agent at least two (2) business days in advance of any
      Inspections. In the event that the review and/or Inspection conducted
      pursuant to this paragraph shows any fact, matter or condition to exist
      with respect to the Property that is unacceptable

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      to Buyer, in Buyer's sole subjective discretion, then Buyer shall be
      entitled, as its sole and exclusive remedy, to (1) terminate this
      Agreement and obtain a full refund of the Deposit, or (2) waive the
      objection, and close the transaction as otherwise contemplated herein.
      Buyer agrees to promptly discharge any liens that may be imposed against
      the Property as a result of the Inspections and to defend, indemnify and
      hold Seller harmless from all, claims, suits, losses, costs, expenses
      (including without limitation court costs and attorneys' fees),
      liabilities, judgments and damages to the extent incurred by Seller as a
      result of any Inspections; provided, however, that Buyer shall not be
      deemed liable for merely discovering a preexisting condition.

      5.1.  Approval.

            5.1.1.  Subject to Seller complying with its obligations under
                    Section 4.1 above, Buyer shall have until November 25, 2005
                    ("Inspection Period") to approve or disapprove the
                    Inspections. If Buyer shall fail to notify Seller and Escrow
                    Holder of its disapproval of the Inspections in writing
                    within the Inspection Period, the condition of the Property
                    shall be deemed approved. If Buyer shall disapprove the
                    Inspections within the Inspection Period, this Agreement and
                    the Escrow shall thereupon be terminated and Buyer shall
                    receive a full refund of its Deposit. Buyer shall not be
                    entitled to purchase the Property, Seller shall not be
                    obligated to sell the Property to Buyer and the parties
                    shall be relieved of any further obligation to each other
                    with respect to the Property, except as provided in
                    Paragraph 5.

            5.1.2.  Notwithstanding anything to the contrary contained herein,
                    Buyer hereby agrees that, in the event this Agreement is
                    terminated for any reason, then Buyer shall promptly and at
                    its sole expense return to Seller all Due Diligence Items
                    which have been delivered by Seller to Buyer in connection
                    with the Inspections, along with copies of all reports,
                    drawings, plans, studies, summaries, surveys, maps and other
                    data prepared by third parties relating to the Property,
                    subject to restrictions on Buyer's ability to make any such
                    materials available to Seller that are imposed in any
                    agreement with a third party consultant preparing any such
                    reports or materials ("Buyer's Reports"). Buyer shall
                    cooperate with Seller at no expense to Buyer in order to
                    obtain a waiver of any such limitations.

            5.1.3.  Notwithstanding any contrary provision of this Agreement,
                    Buyer acknowledges that Seller is not representing or
                    warranting that any of the Due Diligence Items prepared by

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                    third parties are accurate or complete, such as the Survey,
                    engineering reports and the like. Seller advises Buyer to
                    independently verify the facts and conclusions set forth
                    therein, provided however, Seller warrants that it has no
                    knowledge of any material errors or misstatements in such
                    information regarding the Property.

6.    Escrow.

      6.1.  Opening.

            Purchase and sale of the Property shall be consummated through an
            escrow ("Escrow") to be opened with Escrow Holder within two (2)
            business days after the execution of this Agreement by Seller and
            Buyer. Escrow shall be deemed to be opened as of the date fully
            executed copies (or counterparts) of this Agreement are delivered to
            Escrow Holder by Buyer and Seller ("Opening of Escrow"). This
            Agreement shall be considered as the Escrow instructions between the
            parties, with such further reasonable instructions as Escrow Holder
            shall require in order to clarify its duties and responsibilities.
            If Escrow Holder shall require reasonable further Escrow
            instructions, Escrow Holder may prepare such instructions on its
            usual form. Such reasonable further instructions shall be promptly
            signed by Buyer and Seller and returned to Escrow Holder within
            three (3) business days of receipt thereof. In the event of any
            conflict between the terms and conditions of this Agreement and such
            further instructions, the terms and conditions of this Agreement
            shall control.

      6.2.  Close of Escrow.

            6.2.1.  Escrow shall close ("Close of Escrow") no later than
                    December 28, 2005.

      6.3.  Buyer Required to Deliver.

            Buyer (or Buyer's 1031 Exchange Intermediary with respect to payment
            of Deposits and other funds, excluding funds to be provided through
            third party lender financing) shall deliver to Escrow the following:

            6.3.1.  Within two (2) business days of the Opening of Escrow, the
                    Deposit;

            6.3.2.  On or before Close of Escrow, the payment required by
                    Paragraph 2.1.2; provided, however that Buyer shall not be

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                    required to deposit the amount specified in Paragraph 2.1.2
                    until Buyer has been notified by Escrow Holder that (i)
                    Seller has delivered to Escrow each of the documents and
                    instruments to be delivered by Seller in connection with
                    Buyer's purchase of the Property, as provided in Section
                    6.4; (ii) Title Company has committed to issue and deliver
                    the Title Policy to Buyer and Seller and (iii) the only
                    impediment to Close of Escrow is delivery of such amount by
                    or on behalf of Buyer;

            6.3.3.  On or before Close of Escrow, such other documents as Title
                    Company may reasonably require from Buyer in order to issue
                    the Title Policy;

            6.3.4.  An original, mutually acceptable assignment and assumption
                    agreement (the "Assignment and Assumption Agreement") duly
                    executed by Seller assigning and conveying to Buyer all of
                    Seller's right, title and interest in and to the Leases and
                    the Contracts. The Assignment and Assumption Agreement shall
                    incorporate this Agreement by reference, and shall not
                    supersede, replace or modify any of the provisions of this
                    Agreement.

      6.4.  Seller Required to Deliver.

            On or before Close of Escrow, Seller shall deliver to Escrow the
            following:

            6.4.1.  A duly executed and acknowledged grant deed, conveying fee
                    title to the Property in favor of Buyer (the "Grant Deed");

            6.4.2.  An executed Certificate of Non-Foreign Status; At the Close
                    of Escrow. Escrow Holder shall withhold all amounts required
                    by federal and state law and shall administer such amounts
                    in accordance with applicable law;

            6.4.3.  A bill of sale of the Personal Property, if any, without
                    warranty, in favor of Buyer and duly executed by Seller;

            6.4.4.  Such other documents as Title Company may require from
                    Seller in order to issue the Title Policy;

            6.4.5.  Seller shall deliver to Buyer all keys to all buildings and
                    other improvements located on the Property, combinations to
                    any safes thereon, and security devices therein in Seller's
                    possession;

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            6.4.6.  Seller shall deliver all records and files relating to the
                    management or operation of the Property, including, without
                    limitation, all maintenance and repair records, permits,
                    licenses, certificates of occupancy, tenant financial
                    statements, all insurance policies, all security contracts,
                    all tenant files (including correspondence), property tax
                    bills, and all calculations used to prepare statements of
                    rental increases under the Leases and statements of common
                    area charges, insurance, property taxes and other charges
                    which are paid by tenants of the Property; and

            6.4.7.  A counterpart original of the Assignment and Assumption
                    Agreement

            6.4.8.  At Buyer's request, a recordable Assignment of Declarant's
                    Rights Under Declaration of Covenants, Conditions and
                    Restrictions ("Declarant Assignment") executed and
                    acknowledged by the current declarant if favor of Buyer, as
                    Assignee, in a form similar to the March 20, 2002 Declarant
                    Assignment delivered by DT Partners Three Limited
                    Partnership in favor of NNN Pacific Corporate Park VF, LLC;
                    provided that such Assignment to Buyer shall expressly state
                    that it is made without representation or warranty, express
                    or implied, of any kind or nature.

      6.5.  Buyer's Costs.

            Buyer shall pay the following:

            6.5.1.  One-half (1/2) of Escrow Holder's fees, costs and expenses;

            6.5.2.  All other costs customarily borne by purchasers of real
                    property in Orange County, California; and

            6.5.3.  If Buyer elects to obtain special endorsements on extended
                    coverage title insurance, the amount by which the premium
                    for special endorsements on an extended coverage policy of
                    title insurance exceeds the premium for the Title Policy.

      6.6.  Seller's Costs.

            Seller shall pay the following:

            6.6.1.  One-half (1/2) of Escrow Holder's fees, costs and expenses;

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            6.6.2.  The cost of the basic CLTA title insurance premium;

            6.6.3.  The cost of recording the Grant Deed, including documentary
                    transfer taxes; and

            6.6.4.  All other costs customarily borne by sellers of real
                    property in Orange County, California.

      6.7.  Prorations and Credits.

            6.7.1.  Real property taxes, assessments, rents, and all expenses
                    the tenant is required to reimburse under the terms of its
                    lease shall be prorated through Escrow between Buyer and
                    Seller as of Close of Escrow. Security deposits held by
                    Seller shall be given to Buyer as a credit towards the
                    balance of the Purchase Price due at Close of Escrow. Rents,
                    security deposits and cam expenses shall be approved by
                    Buyer prior to Close of Escrow. Any delinquent rents
                    collected by Buyer shall be paid to Seller. Seller shall
                    have the right to pursue any Tenant for delinquent rent, but
                    shall not cause a Tenant to be delinquent for their current
                    rent or become financially unstable. Tax and assessment
                    prorations shall be based on the latest available tax bill.
                    If, after Close of Escrow, Buyer receives any further or
                    supplemental tax bill relating to any period prior to Close
                    of Escrow, or Seller receives any further or supplemental
                    tax bill relating to any period after Close of Escrow, the
                    recipient shall promptly deliver a copy of such tax bill to
                    the other party, and not later than ten (10) days prior to
                    the delinquency date shown on such tax bill Buyer and Seller
                    shall deliver to the taxing authority their respective
                    shares of such tax bill, prorated as of Close of Escrow.

            6.7.2.  All leasing commissions earned or owing and tenant
                    improvement costs with respect to transactions entered into
                    prior to full execution of this Agreement shall be paid by
                    Seller, and Seller shall indemnify, defend and hold Buyer
                    harmless for Lease commission claims brought against the
                    Property arising therefrom. All leasing commissions for new
                    Leases executed after the date of this Agreement shall be
                    prorated between Buyer and Seller as their respective
                    periods of ownership bear to the primary term of the new
                    Lease.

            6.7.3.  Seller agrees to indemnify, defend and hold Buyer harmless
                    of and from any and all liabilities, claims, demands, suits,
                    and judgments, of any kind or nature, including court costs
                    and

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                    reasonable attorneys' fees brought by third parties and
                    based on events occurring on or before the date of closing
                    and which are in any way related to the Property, and all
                    expenses related thereto, including but not limited to court
                    costs and attorneys' fees.

            6.7.4.  Buyer agrees to indemnify, defend and hold Seller harmless
                    of and from any and all liabilities, claims, demands, suits
                    and judgments, of any kind or nature, including court costs
                    and reasonable attorneys' fees, brought by third parties and
                    based on events first occurring subsequent to the date of
                    closing and which are in any way related to the Property,
                    and all expenses related thereto, including, but not limited
                    to, court costs and attorneys' fees. The existence of
                    hazardous substances or contamination on the Property at the
                    time of the Close of Escrow shall not be considered an event
                    occurring subsequent to the date of the Close of Escrow.

      6.8.  Determination of Dates of Performance.

            Within 2 days after the Opening of Escrow, Escrow Holder shall
            prepare and deliver to Buyer and Seller a schedule which shall state
            each of the following dates:

            6.8.1.  The date of Opening of Escrow pursuant to Paragraph 6.1;

            6.8.2.  The date of receipt of the Title Report by Buyer;

            6.8.3.  The date by which title must be approved or disapproved by
                    Buyer pursuant to Paragraph 3.2;

            6.8.4.  The date by which the Inspections must be approved or
                    disapproved by Buyer pursuant to Paragraph 5.1.1;

            6.8.5.  The date by which the amounts described in Paragraph 2 must
                    be deposited by Buyer, for which determination Escrow Holder
                    shall assume satisfaction of the condition expressed in
                    Paragraph 2 on the last date stated for its satisfaction;
                    and

            6.8.6.  The date of Close of Escrow pursuant to Paragraph 6.2,
                    subject to the possible extension of such date pursuant to
                    Paragraph 9.6.

            If any events which determine any of the aforesaid dates occur on a
            date other than the date specified or assumed for its occurrence in
            this

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            Agreement, Escrow Holder shall promptly redetermine as appropriate
            each of the dates of performance in the aforesaid schedule and
            notify Buyer and Seller of the dates of performance, as
            redetermined.

7.    Representations, Warranties, and Covenants.

      Seller hereby represents and warrants as of the date hereof to Buyer as
      follows:

      7.1.  Each party of which the Seller is comprised is a limited liability
            company duly formed and validly existing under the laws of the state
            in which it was formed. Seller has full power and authority to enter
            into this Agreement, to perform this Agreement and to consummate the
            transactions contemplated hereby. The execution, delivery and
            performance of this Agreement and all documents contemplated hereby
            by Seller have been duly and validly authorized by all necessary
            action on the part of Seller and all required consents and approvals
            have been duly obtained and will not result in a breach of any of
            the terms or provisions of, or constitute a default under any
            indenture, agreement or instrument to which Seller is a party. This
            Agreement is a legal, valid and binding obligation of Seller,
            enforceable against Seller in accordance with its terms, subject to
            the effect of applicable bankruptcy, insolvency, reorganization,
            arrangement, moratorium or other similar laws affecting the rights
            of creditors generally.

      7.2.  Seller has good and marketable title to the Property, subject to the
            conditions of title. There are no outstanding rights of first
            refusal, rights of reverter or option relating to the Property or
            any interest therein. To Seller's knowledge, there are no unrecorded
            or undisclosed documents or other matters which affect title to the
            Property. Subject to the Leases, Seller has enjoyed the continuous
            and uninterrupted quiet possession, use and operation of the
            Property, without material complaint or objection by any person.

      7.3.  Seller is not a "foreign person" within the meaning of Section
            1445(f) of the Internal Revenue Code of 1986, as amended (the
            "Code").

      7.4.  Seller represents and warrants the following to the actual knowledge
            of Kent Peters, Asset Manager, and Marge Almond, property manager,
            without the duty of investigation:

            (a) All of the Due Diligence Items which were prepared by the
            Seller, including the rent roll and operating statements, are
            accurate. Seller makes

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            no representations about the Due Diligence Items which were prepared
            by third parties;

            (b) There are no existing material structural defects or any
            material structural defects Seller has repaired or cured in the
            past, including problems with the roof, walls, foundation, plumbing,
            electrical systems, heating, air conditioning and ventilation
            systems;

            (c) There have been no slipping, sliding, settling, flooding,
            ponding, grading, drainage or soils problems;

            (d) There are no aspects or conditions of the property which violate
            applicable laws, codes or ordinances;

            (e) No improvements, alterations or repairs have been made without a
            permit where a permit was required;

            (f) No government agency has ordered or directed that any repair,
            remediation or retrofit work be done that has not been completed to
            the satisfaction of the government agency;

            (g) Seller is not aware of any hazardous substances or contamination
            on or beneath the property or any adjacent property in quantities or
            concentrations that could be harmful to human health or the
            environment because of flammability, toxicity, reactivity or
            corrosiveness, such as asbestos, lead based paint, transformers
            containing PCBs or toxic mold;

            (h) There is no fire or water damage or dry/damp rot on the property
            which is not apparent;

            (i) Seller is not aware of any insect or vermin infestations on the
            property which are not obvious;

            (j) Seller is not aware of any pending or threatened litigation,
            arbitration, mediation, administrative proceedings, condemnation
            actions or rezoning. redevelopment or plans or proposals affecting
            the Property;

            (k) Seller is not aware of any liens, encumbrances, covenants,
            conditions, restrictions, easements, licenses, charges, assessments,
            agreements or contracts (other then tenant leases or rental
            agreements) which affect the property that are not recorded in the
            official records of the county recorder;

            (1) There are no encroachments or boundary disputes or issues
            affecting the property or neighboring properties;

                                       14

<PAGE>

            (m) No work has been performed on the property in the last six
            months which has not been paid for and/or which could result in a
            mechanic's or material supplier's lien on the property;

            (n) No tenants are currently delinquent in payment of their rent or
            otherwise in breach or violation of their leases or rental
            agreements;

            (o) Neither Seller nor any tenant is involved as a debtor or debtor
            in possession in any bankruptcy, insolvency or probate proceedings;

            (p) No insurance company has refused to provide insurance coverage
            on the property during Seller's period of ownership , nor canceled
            or refused to extend any insurance coverage or policy on the
            Property.

            Notwithstanding anything to the contrary in this Agreement, no claim
            may be brought for any representations contained in this Agreement
            or obligations arising from this Agreement unless an action is filed
            within six months of the Close of Escrow.

      7.5.  Covenants of Seller. Seller hereby covenants as follows:

            7.5.1.  At all times from the date hereof through the date of
                    closing, Seller shall cause to be in force fire and extended
                    coverage insurance upon the Property, and public liability
                    insurance with respect to damage or injury to persons or
                    property occurring on the Property in at least such amounts
                    as are maintained by Seller on the date hereof;

            7.5.2.  From the date of execution of this Agreement through the
                    date of closing, Seller will not enter into any new lease
                    with respect to the Property, without Buyer's prior written
                    consent, which shall not be unreasonably withheld. Exercise
                    of a renewal option and renewal or extension of the lease
                    for the tenant on the second floor shall not be considered a
                    new lease. Any brokerage commission payable with respect to
                    a new lease shall be prorated between Buyer and Seller in
                    accordance with their respective periods of ownership as it
                    bears to the primary term of the new lease. Further, Seller
                    will not modify any existing Lease covering space in the
                    Property without first obtaining the written consent of
                    Buyer which shall not be unreasonably withheld. Buyer shall
                    have five (5) business days in which to approve or
                    disapprove of any new lease for which it has a right to
                    consent. Failure to respond in writing within said time
                    period shall be deemed to be consent;

                                       15

<PAGE>

            7.5.3.  From the date of execution of this Agreement through the
                    date of closing, Seller shall not sell, assign, or convey
                    any right, title or interest whatsoever in or to the
                    Property, or create or permit to attach any lien, security
                    interest, easement, encumbrance, charge, or condition
                    affecting the Property (other than the Permitted Exceptions)
                    without promptly discharging the same prior to closing;

            7.5.4.  Seller shall not, without Buyer's written approval, (a)
                    amend or waive any right under any Service Contract, or (b)
                    enter into any agreement of any type affecting the Property
                    that would survive the Closing Date;

            7.5.5.  Seller shall fully and timely comply with all obligations to
                    be performed by it under the Leases, the Contracts, and all
                    permits, licenses, approvals and laws, regulations and
                    orders applicable to the Property.

            7.5.6.  Prior to the Closing Date, Seller shall maintain the
                    Property in its condition as of the date of execution of
                    this Agreement, normal wear and tear excepted.

      7.5   Approval of Property. The consummation of the purchase and sale of
            the Property pursuant to this Agreement shall be deemed Buyer's
            acknowledgement that it has had an adequate opportunity to make such
            legal, factual and other inspections, inquiries and investigations
            as it deems necessary, desirable or appropriate with respect to the
            Property. Such inspections, inquiries and investigations of Buyer
            shall be deemed to include, but shall not be limited to, any leases
            and contracts pertaining to the Property, the physical components of
            all portions of the Property, the physical condition of the
            Property, such state of facts as an accurate survey, environmental
            report and inspection would show, the present and future zoning
            ordinance, ordinances, resolutions. Except as provided otherwise in
            this Agreement, Buyer shall not be entitled to and shall not rely
            upon, Seller or Seller's agents with regard to, and Seller will not
            make any representation or warranty with respect to: (i) the
            quality, nature, adequacy or physical condition of the Property
            including, but not limited to, the structural elements, foundation,
            roof, appurtenances, access, landscaping, parking facilities, or the
            electrical, mechanical, HVAC, plumbing, sewage or utility systems,
            facilities, or appliances at the Property, if any; (ii) the quality,
            nature, adequacy or physical condition of soils or the existence of
            ground water at the Property; (iii) the existence, quality, nature,
            adequacy or physical condition of any

                                       16

<PAGE>

            utilities serving the Property; (iv) the development potential of
            the Property, its habitability, merchantability, or the fitness,
            suitability, or adequacy of the Property for any particular purpose;
            (v) the zoning or other legal status of the Property; (vi) the
            Property or its operations' compliance with any applicable codes,
            laws, regulations, statutes, ordinances, covenants, conditions or
            restrictions of any governmental or quasi-governmental entity or of
            any other person or entity; (vii) the quality of any labor or
            materials relating in any way to the Property; or (viii) the
            condition of title to the Property or the nature, status and extent
            of any right-of-way, lease, right of redemption, possession, lien,
            encumbrance, license, reservation, covenant, condition, restriction,
            or any other matter affecting the Property except as expressly set
            forth in this Agreement. EXCEPT AS EXPRESSLY PROVIDED IN THIS
            AGREEMENT AND THE GRANT DEED, 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, INCLUDING, BUT IN NO WAY
            LIMITED TO, ANY WARRANTY OF CONDITION, MERCHANTABILITY,
            HABITABILITY, OR FITNESS FOR A PARTICULAR PURPOSE OR USE.
            FURTHERMORE, EXCEPT AS PROVIDED OTHERWISE IN THIS AGREEMENT, 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

                                       17

<PAGE>

            AFFECTING THE PROPERTY BY SELLER, ANY AGENT OF SELLER OR ANY THIRD
            PARTY. THE TERMS AND CONDITIONS OF THIS PARAGRAPH 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.

      7.6   Buyer and Seller expressly agree that, except for the
            representations and warranties contained in this Agreement, the Due
            Diligence Items are being provided solely for Buyer's convenience in
            assessing the Property and that Buyer shall rely exclusively on its
            own inspection of the Property and its independently verified
            information. Except with regard to the obligations expressly set
            forth in this Agreement and the representations and warranties in
            this Agreement, Purchaser 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 Close of escrow
            and any other matter relating to the Property, whether known or
            unknown at the time of the Close of Escrow. For purposes of the
            foregoing, Buyer and Seller hereby specifically waive the provisions
            of Section 1542 of the California Civil Code and any similar law of
            any other jurisdiction. Section 1542 provides:

                  A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR
                  DOES NOT KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT THE TIME OF
                  EXECUTING THE RELEASE, WHICH IF KNOW BY HIM MUST HAVE
                  MATERIALLY AFFECTED HIS SETTLEMENT WITH THE DEBTOR.

            BUYER AND SELLER HEREBY EXPRESSLY ACKNOWLEDGE THAT EACH HAS
            CAREFULLY REVIEWED THIS SECTION AND DISCUSSED IT WITH LEGAL COUNSEL
            AND THAT THE PROVISIONS OF THIS SECTION ARE A MATERIAL PART OF THIS
            AGREEMENT.

                    BUYER INITIALS: __________      SELLER INITIALS:____________

                                       18

<PAGE>

                    BUYER INITIALS: __________      SELLER INITIALS: ___________

            TO THE EXTENT REQUIRED UNDER APPLICABLE LAW, THE PARTIES AGREE THAT
            THE DISCLAIMERS IN THIS AGREEMENT ARE "CONSPICUOUS"DISCLAIMERS FOR
            PURPOSES OF ANY APPLICABLE LAW.

            ALL OF THE MATTERS SET FORTH ABOVE IN SECTIONS 7.4, 7.5 AND 7.6 ARE
            EXPRESSLY SUBJECT TO AND CONDITIONED ON SELLER'S FULL COMPLIANCE
            WITH ALL DISCLOSURE REQUIREMENTS UNDER APPLICABLE LAW.

8.    Representations and Warranties of Buyer. Buyer hereby represents and
      warrants to Seller as follows:

      8.1.  Buyer is a corporation duly organized and validly existing under the
            laws of the state in which it was formed. Buyer has full power and
            authority to enter into this Agreement, to perform this Agreement
            and to consummate the transactions contemplated hereby. The
            execution, delivery and performance of this Agreement and all
            documents contemplated hereby by Buyer have been duly and validly
            authorized by all necessary action on the part of Buyer and all
            required consents and approvals have been duly obtained and will not
            result in a breach of any of the terms or provisions of, or
            constitute a default under any indenture, agreement or instrument to
            which Buyer is a party. This Agreement is a legal, valid and binding
            obligation of Buyer, enforceable against Buyer in accordance with
            its terms, subject to the effect of applicable bankruptcy,
            insolvency, reorganization, arrangement, moratorium or other similar
            laws affecting the rights of creditors generally, and equitable
            powers of courts.

9.    Conditions Precedent to Closing.

      The obligations of Buyer pursuant to this Agreement shall, unless
      expressly waived by Buyer, be subject to the following conditions
      precedent:

      9.1.  All of the representations, warranties and agreements of Seller set
            forth in this Agreement shall be true and correct in all material
            respects as of the date hereof, and Seller shall not have on or
            prior to closing, failed to meet, comply with or perform in any
            material respect any conditions or agreements on Seller's part as
            required by the terms of this Agreement.

                                       20
<PAGE>

            TO THE EXTENT REQUIRED UNDER APPLICABLE LAW, THE PARTIES AGREE THAT
            THE DISCLAIMERS IN THIS AGREEMENT ARE " CONSPICUOUS" DISCLAIMERS FOR
            PURPOSES OF ANY APPLICABLE LAW.

            ALL OF THE MATTERS SET FORTH ABOVE IN SECTIONS 7.4, 7.5 AND 7.6 ARE
            EXPRESSLY SUBJECT TO AND CONDITIONED ON SELLER'S FULL COMPLIANCE
            WITH ALL DISCLOSURE REQUIREMENTS UNDER APPLICABLE LAW.

8.    Representations and Warranties of Buyer. Buyer hereby represents and
      warrants to Seller as follows:

        8.1.  Buyer is a corporation duly organized and validly existing under
              the laws of the state in which it was formed. Buyer has full power
              and authority to enter into this Agreement, to perform this
              Agreement and to consummate the transactions contemplated hereby.
              The execution, delivery and performance of this Agreement and all
              documents contemplated hereby by Buyer have been duly and validly
              authorized by all necessary action on the part of Buyer and all
              required consents and approvals have been duly obtained and will
              not result in a breach of any of the terms or provisions of, or
              constitute a default under any indenture, agreement or instrument
              to which Buyer is a party. This Agreement is a legal, valid and
              binding obligation of Buyer, enforceable against Buyer in
              accordance with its terms, subject to the effect of applicable
              bankruptcy, insolvency, reorganization, arrangement, moratorium or
              other similar laws affecting the rights of creditors generally,
              and equitable powers of courts.

9.    Conditions Precedent to Closing.

      The obligations of Buyer pursuant to this Agreement shall, unless
      expressly waived by Buyer, be subject to the following conditions
      precedent:

        9.1.  All of the representations, warranties and agreements of Seller
              set forth in this Agreement shall be true and correct in all
              material respects as of the date hereof, and Seller shall not have
              on or prior to closing, failed to meet, comply with or perform in
              any material respect any conditions or agreements on Seller's part
              as required by the terms of this Agreement.

        9.2.  There shall be no change in the matters reflected in the Title
              Report, and there shall not exist any encumbrance or title defect
              affecting the Property not described in the Title Report except
              for the Permitted Exceptions or matters to be satisfied at
              closing.

                                       19

<PAGE>

      9.3.  Unless Seller receives notice from Buyer at least thirty (30) days
            prior to closing, effective as of closing, all management and
            brokerage agreements affecting the Property shall be terminated by
            Seller and any and all termination fees incurred as a result thereof
            shall be the sole obligation of Seller.

      9.4.  Seller shall have operated and maintained the Property from and
            after the date hereof in substantially the same manner as prior
            thereto.

      9.5.  If any such condition is not fully satisfied by closing, Buyer shall
            so notify Seller and may terminate this Agreement by written notice
            to Seller whereupon this Agreement may be canceled, upon return of
            the Due Diligence Items the full Deposit shall be paid to Buyer and,
            thereafter, neither Seller nor Buyer shall have any continuing
            obligations hereunder.

      9.6.  If Buyer notifies Seller of a failure to satisfy the conditions
            precedent set forth in this paragraph, Seller may, within five (5)
            days of receipt of Buyer's Notices agree to satisfy the condition by
            written notice to Buyer, and Buyer shall thereupon be obligated to
            close the transaction provided Seller so satisfies such condition.
            If Seller fails to agree to cure or fails to cure such condition by
            the Closing Date, this Agreement shall be canceled and the full
            Deposit shall be returned to Buyer and neither party shall have any
            further liability hereunder.

      9.7.  Because Buyer's acquisition of the Property is intended to be part
            of a tax-deferred exchange pursuant to Section 1031 of the Code,
            Seller agrees to execute such documents or instruments as may be
            necessary or appropriate to evidence such exchange, provided that
            Seller's cooperation in such regard shall be at no additional cost,
            expense, or liability whatsoever to Seller, and that no additional
            delays in the scheduled Close of Escrow are incurred unless mutually
            agreed upon by all parties to this Agreement.

      9.8.  It shall be a condition precedent to Buyer's obligation to close
            that Buyer shall not have terminated this Agreement because of the
            inability of Buyer to secure Acceptable Financing (hereafter
            defined) within the Financing Contingency Period (hereafter
            defined). Buyer shall diligently endeavor to secure Acceptable
            Financing (hereafter defined) during the period which ends December
            19, 2005 (the "Financing Contingency Period"). For purposes of this
            Section, "Acceptable Financing" shall mean a loan

                                       20

<PAGE>

            in an amount no less than 70% loan to value, with an interest rate
            of no more than 7%, amortized over no less than 20 years, with no
            more than a 1% origination fee. If Buyer is unable to secure a
            commitment for Acceptable Financing within the Financing Contingency
            Period, Buyer may, within the Financing Contingency Period,
            terminate this Agreement, in which case the full Deposit shall be
            refunded to Buyer. In the event Buyer terminates the Agreement
            during the extended Financing Contingency Period, all of the Deposit
            shall be refunded to Buyer.

10.   Damage or Destruction Prior to Close of Escrow.

      In the event that the Property should be damaged by any casualty prior to
      the Close of Escrow, then if the cost of repairing such damage, as
      estimated by an architect or contractor retained pursuant to the mutual
      agreement of the parties, is:

         10.1. Less than Twenty-Five Thousand Dollars ($25,000), the Close of
               Escrow shall proceed as scheduled and any insurance proceeds
               shall be distributed to Buyer to the extent not expended by
               Seller for restoration;

or if said cost is:

         10.2. Greater than Twenty-Five Thousand Dollars ($25,000), then either
               Seller or Buyer may elect to terminate this Agreement, in which
               case upon return of the Due Diligence Items the Deposit shall be
               returned to Buyer and neither party shall have any further
               obligation to the other except for Buyer's indemnification
               obligations under Paragraph 5.

11.   Eminent Domain.

         11.1. If, before the Close of Escrow, proceedings are commenced for the
               taking by exercise of the power of eminent domain of all or a
               material part of the Property which, as reasonably determined by
               Buyer, would render the Property unacceptable to Buyer or
               unsuitable for Buyer's intended use, Buyer shall have the right,
               by giving notice to Seller within thirty (30) days after Seller
               gives notice of the commencement of such proceedings to Buyer, to
               terminate this Agreement, in which event this Agreement shall
               terminate, the full Deposit shall be returned to Buyer and
               neither party shall have any further obligation to the other
               except for Buyer's indemnification under Paragraph 5. If, before
               the Close of Escrow, proceedings are commenced for the taking by
               exercise of

                                       21

<PAGE>

            the power of eminent domain of less than such a material part of the
            Property, or if Buyer has the right to terminate this Agreement
            pursuant to the preceding sentence but Buyer does not exercise such
            right, then this Agreement shall remain in full force and effect
            and, at the Close of Escrow, the condemnation award (or, if not
            therefore received, the right to receive such portion of the award)
            payable on account of the taking shall be transferred in the same
            manner as title to the Property is conveyed. Seller shall give
            notice to Buyer within three (3) business days after Seller's
            receiving notice of the commencement of any proceedings for the
            taking by exercise of the power of eminent domain of all or any part
            of the Property.

12.   Notices.

         12.1. All notices, demands, or other communications of any type given
               by any party hereunder, whether required by this Agreement or in
               any way related to the transaction contracted for herein, shall
               be void and of no effect unless given in accordance with the
               provisions of this Paragraph. All notices shall be in writing and
               delivered to the person to whom the notice is directed, either in
               person, by United States Mail, as a registered or certified item,
               return receipt requested by facsimile or by Federal Express.
               Notices delivered by mail shall be deemed given when received.
               Notices by facsimile or Federal Express shall be deemed received
               on the business day following transmission. Notices shall be
               given to the following addresses:

         Seller:                 Theresa Hutton
                                 Triple Net Properties, LLC
                                 1551 N. Tustin Ave. #200
                                 Santa Ana, CA 92705
                                 (714) 667-8252
                                 (714) 667-6860 fax

         With Required Copy to:  Joseph J. McQuade, Esq.
                                 Hirschler Fleischer
                                 The Federal Reserve Bank Building, 16th Floor
                                 701 East Byrd Street
                                 Richmond, VA 23219
                                 (804) 771-9502
                                 (804)644-0957 fax

         Buyer:                  Makoil Inc.
                                 Attn: Greg Kozlowski

                                       22

<PAGE>

                              25391 Commercentre Dr., Suite 120
                              Lake Forest, CA 92630
                              (949) 462-9010
                              (949) 462-9012 fax
      Either party may change their address and/or facsimile number for notice
      purposes by sending notice of such change to the other party in accordance
      with the above.

13.   Remedies.

      13.1. Defaults by Seller. If there is any default by Seller under this
            Agreement, following notice to Seller and seven (7) days, during
            which period Seller may cure the default, Buyer may, at its option,
            (a) declare this Agreement terminated in which case the full Deposit
            shall be returned to Buyer and seek actual out of pocket damages not
            to exceed Fifty Thousand ($50,000); or (b) treat this Agreement as
            being in full force and effect and bring an action against Seller
            for specific performance.

      13.2. Defaults by Buyer. If there is any default by Buyer under this
            Agreement, following notice to Buyer and seven (7) days, during
            which period Buyer may cure the default, then Seller may, as its
            sole remedy, declare this Agreement terminated, in which case the
            Deposit shall be paid to Seller as liquidated damages and each party
            shall thereupon be relieved of all further obligations and
            liabilities, except any which survive termination. In the event this
            Agreement is terminated due to the default of Buyer hereunder, Buyer
            shall deliver to Seller, at no cost to Seller, the Due Diligence
            Items and all of Buyer's Reports.

14.   Assignment.

      Buyer may assign its rights under this Agreement to an entity in which
      Buyer has a significant interest.

15.   Interpretation and Applicable Law.

      This Agreement shall be construed and interpreted in accordance with the
      laws of the state in which the Property is located (the "State"). Where
      required for proper interpretation, words in the singular shall include
      the plural; the masculine gender shall include the neuter and the
      feminine, and vice versa. The terms "successors and assigns" shall include
      the heirs, administrators, executors, successors, and assigns, as
      applicable, of any party hereto.

                                       23

<PAGE>

16.   Amendment.

      This Agreement may not be modified or amended, except by an agreement in
      writing signed by the parties. The parties may waive any of the conditions
      contained herein or any of the obligations of the other party hereunder,
      but any such waiver shall be effective only if in writing and signed by
      the party waiving such conditions and obligations.

17.   Attorney's Fees.

      In the event it becomes necessary for either party to file a suit or
      arbitration to enforce this Agreement or any provisions contained herein,
      the prevailing party shall be entitled to recover, in addition to all
      other remedies or damages, reasonable attorneys' fees and costs of court
      incurred in such suit or arbitration.

18.   Entire Agreement; Survival.

      This Agreement (and the items to be furnished in accordance herewith)
      constitutes the entire agreement between the parties pertaining to the
      subject matter hereof and supersedes all prior and contemporaneous
      agreements and understandings of the parties in connection therewith. No
      representation, warranty, covenant, agreement, or condition not expressed
      in this Agreement shall be binding upon the parties hereto nor affect or
      be effective to interpret, change, or restrict the provisions of this
      Agreement. The obligations of the parties hereunder and all other
      provisions of this Agreement shall survive the closing of this Agreement,
      except as expressly limited herein.

19.   Multiple Originals only; Counterparts.

      Numerous agreements may be executed by the parties hereto. Each such
      executed copy shall have the full force and effect of an original executed
      instrument. This Agreement may be executed in any number of counterparts,
      all of which when taken together shall constitute the entire agreement of
      the parties.

20.   Acceptance.

      Time is of the essence of this Agreement. The date of execution of this
      Agreement by the last of Seller or Buyer shall be the date of execution of
      this Agreement. If the final date of any period falls upon a Saturday,
      Sunday, or legal holiday under Federal law, the laws of the State of
      California, then in such event the expiration date of such period shall be
      extended to the next

                                       24

<PAGE>

      day which is not a Saturday, Sunday, or legal holiday under Federal law,
      the laws of the State of California.

21.   Real Estate Commission.

      Seller and Buyer each represent and warrant to the other that neither
      Seller nor Buyer has contracted or entered into any agreement with any
      real estate broker, agent, finder or any other party in connection with
      this transaction, and that neither party has taken any action which would
      result in any real estate broker's, finder's or other fees or commissions
      being due and payable to any party with respect to the transaction
      contemplated hereby, except that Seller has contracted with (a) Grubb &
      Ellis Company, (b) Lee & Associates and (c) Triple Net Properties Realty,
      Inc. as its brokers and Buyer has retained NAI Capital as its broker.
      Brokerage commissions and fees payable to such brokers shall be set forth
      in separate agreements between Seller and its brokers, and between one or
      more of Seller's brokers and NAI Capital. Each party hereby indemnifies
      and agrees to hold the other party harmless from any loss, liability,
      damage, cost, or expense (including reasonable attorneys' fees) resulting
      to the other party by reason of a breach of the representation and
      warranty made by such party in this paragraph.

22.   Exchange.

      Each entity comprising Seller reserves the right to structure the sale of
      the Property as a like kind exchange pursuant to Section 1031 of the Code.
      In such event Seller shall have the right to assign its interest in this
      Agreement to a qualified exchange intermediary of its choosing to effect
      such exchange. Buyer shall sign a customary assignment and/or notice of
      assignment, however, such assignment shall be at no cost, liability or
      expense to Buyer and shall not otherwise affect the term of this
      Agreement.

23.   Confidentiality.

      Buyer agrees that, prior to the closing, all Property information received
      by Buyer shall be kept confidential as provided in this paragraph. Without
      the prior written consent of Seller, prior to the closing, the Property
      information shall not be disclosed by Buyer or its representatives, in any
      manner whatsoever, in whole or in part, except (1) to Buyer's
      representatives who need to know the Property information for the purpose
      of evaluating the Property and who are informed by the Buyer of the
      confidential nature of the Property information; (2) as may be necessary
      for Buyer or Buyer's representatives to comply with applicable laws,
      including, without limitation, governmental, regulatory, disclosure, tax
      and reporting requirements; to comply with other requirements and requests
      of regulatory and supervisory authorities and self-regulatory
      organizations having jurisdiction over Buyer

                                       25

<PAGE>

      or Buyer's representatives; to comply with regulatory or judicial
      processes; or to satisfy reporting procedures and inquiries of credit
      rating agencies in accordance with customary practices of Buyer or its
      affiliates; and (3) to prospective tenants of the Property.

              THE BALANCE OF THIS PAGE IS INTENTIONALLY LEFT BLANK

                                       26

<PAGE>

                               SIGNATURE PAGE FOR

                            25371 Commercenter Drive
                                 Lake Forest, CA

EXECUTED on this the 10 day of Nov, 2005.

SELLER:

NNN Pacific Corporate Park 1, LLC, a Virginia limited liability company

By: Triple Net Properties, LLC, a Virginia limited liability company,
    Its: Manager

    By: /s/ Richard Hutton
        -----------------------------

    Name: RICHARD HUTTON

    Title: CHIEF INVESTMENT OFFICER

NNN Pacific Corporate Park Plaza VF, LLC, a Virginia limited liability company

By: Triple Net Properties, LLC, a Virginia limited liability company
    Its: Manager

    By: /s/ Richard Hutton
        -----------------------------

    Name: RICHARD HUTTON

    Title: CHIEF INVESTMENT OFFICER

                                       28

<PAGE>

EXECUTED on this the 11th day of November, 2005.

BUYER:

Makoil Inc.

By: /s/ Gregg Kozlowski
    ----------------------------------
    Gregg Kozlowski, President

                                       28

<PAGE>

                                    EXHIBIT A

                        Legal Description of the Property

                                       29

<PAGE>

                                   EXHIBIT "A"

All that certain real property situated in the County of Orange, State of
California, described as follows:

PARCEL A:

Parcel 3 as shown on Parcel Map No. 2001-247, as per map filed in book 327,
pages 27 through 30, inclusive of Parcel Maps in the office of the County
Recorder of said County.

EXCEPTING from a portion of said land, any and all minerals located within the
real property hereinafter described, including without limitation, all oil, gas,
hydrocarbon and similar rights, and all water, water rights, geothermal steam
and steam power within or underlying such real property, together with the
perpetual right of development thereof, provided, however, that the rights
herein conveyed do not include the right to enter upon the surface and top 500
feet of the subsurface of such real property, as provided in deed to Signal
Properties, Inc., a California corporation, an undivided one-half interest
recorded July 3, 1979 in book 13215, page 646 and to Eastwood Minerals and
Energy Company, a California corporation, an undivided one-half interest,
recorded July 3, 1979 in book 13215, page 649, both of Official Records.

ALSO EXCEPTING from the remainder of said land, all oil, gas, other hydrocarbons
and other minerals in and to said real property in which Grantor presently owns
or may obtain an interest, together with the right as hereinafter limited, to
drill, redrill, deepen, complete and maintain well holes, under, through and
beyond and to drill for, produce, extract, take and remove oil, gas and other
hydrocarbon substances (and water necessary therefor) and other minerals from
and through said real property, together with rights of way and easements for
any and all of the above mentioned purposes, but with no right of entry upon or
through said real property, except beneath a depth of 500 feet below the present
surface of the said real property, as reserved by the Roman Catholic Archbishop
of Los Angeles, a corporation sole, by deed recorded June 23, 1976 in book
11784, page 827 of Official Records.

PARCEL B:

Easements as set forth in Covenants, Conditions and Restrictions recorded
January 10, 1991 as Instrument No. 91-013945, as amended by instruments recorded
October 4, 1991 as Instrument No. 91-540892; September 10, 1992 as Instrument
No. 92-606715; October 1, 1993 as Instrument No. 93-0666712; February 16, 1996
as Instrument No. 19960074202; December 30, 1996 as

<PAGE>

Instrument No. 19960655380; and December 19, 1997 as Instrument No. 19970654599,
all of Official Records, and as set forth in Covenants, Conditions and
Restrictions recorded November 3, 2000 as Instrument No. 20000595557, as amended
by instruments recorded March 25, 2002 as Instrument No. 20020243642 and
recorded August 29, 2002 as Instrument No. 20020730519, both of Official
Records.

Assessor's Parcel Number: 610-362-10



<PAGE>

                                    EXHIBIT B

                              Estoppel Certificate

                                       30
<PAGE>

                                                                               1

                              ESTOPPEL CERTIFICATE

To: ___________________________           Loan No. ________________________

    ___________________________

    ___________________________

    ___________________________
    (to be completed by Purchaser)
    ["Lender"]

       and

    Makoil Inc. ["Purchaser"]

PROPERTY TO BE MORTGAGED: 25371 Commercentre Drive, Lake Forest, California
[the "Property"]

PREMISES OCCUPIED BY TENANT: 25371 Commercentre Drive, Suite._________________,
Lake Forest, California, which is approximately _____________  square feet [the
"Premises"].

TENANT'S NAME: _____________________________________________________ ["Tenant"].

DESCRIPTION OF TENANT'S BUSINESS: ______________________________________________
________________________________________________________________________________

CURRENT LANLORD'S/LESSOR'S NAME: NNN Pacific Corporate Park 1, LLC and NNN
Pacific VF, LLC, both Virginia limited liability companies [collectively
"Landlord"].

PROSPECTIVE PURCHASER'S/BORROWER'S NAME: Makoil Inc., a Nevada corporation
["Purchaser"]

Landlord requests that Tenant complete and return this Estoppel Certificate for
the benefit of Lender and Purchaser (together with their respective successors
and assigns) in connection with Purchaser's pending acquisition of the Property
and a pending loan from Lender to Purchaser [the "Loan"] which will be secured
by a mortgage or deed of trust on the Property.

TENANT STATEMENTS ABOUT ITS LEASE

Unless otherwise stated by Tenant in Item 21 below, Tenant certifies and
confirms to Lender and Purchaser as follows:

1. An accurate and complete copy of Tenant's original office lease and all
amendments thereto are attached to this Estoppel Certificate as Schedule A
[collectively the "Lease"]. There are no other amendments, modifications,
supplements, extensions or renewals of or

<PAGE>

                                                                               2

to the Lease. The Lease (a) embodies the entire agreement of Tenant and Landlord
concerning the use and occupancy of the Premises, (b) has not been terminated,
cancelled, revoked or rescinded in any manner (and Tenant has not given Landlord
any notice of any such matters), and (c) is currently in full force and effect.

2. Tenant has not assigned, sublet, encumbered or otherwise transferred or
conveyed all or any part of the Premises or Lease, or entered into any agreement
or commitment to do any of the above. No person or entity other than Tenant is
in possession of all or any part of the Premises.

3. To the best of Tenant's knowledge (a) no rental or leasing commission remains
unpaid with respect to the Premises or Lease, (b) no construction, repair or
improvement work has been made to the Premises which has not been fully paid
for, and (c) the Premises and Property are owned solely by Landlord, who holds
the entire interest of the lessor under the Lease.

4. Tenant currently (a) is the sole tenant and occupant of the Premises, (b)
subject to the terms of the Lease, has unconditionally accepted full possession
of the Premises, (c) is open for business and operating such business from the
Premises, and (d) pays the rent and operating expenses due under the Lease and
otherwise performs Tenant's other obligations and responsibilities under the
Lease.

5. Except as provided below (a) all tenant improvement work and other
construction, repair and improvement work to be performed by Landlord or Tenant
under the Lease has been completed, and no un-reimbursed construction or fix-up
allowances are due Tenant, (b) no damage to the Premises or Property exists
which has not been repaired, (c) the Premises and the common areas of the
Property (including, without limitation, parking areas, sidewalks, access ways,
elevators and landscaping) are in compliance with the Lease and are satisfactory
for Tenant's purposes and (d) the windows, walls, roof, ceiling and foundation
are free of leaks and in good repair. The only exception(s) to the above is
described as follows: __________________________________________________________
________________________________________________________________________________

_______________________________________________________________________________.

6. The Lease and Tenant's obligations under the Lease are guaranteed by: _______
_______________________________________________________________________________.

7. No breach or default by Tenant or Landlord currently exists under the Lease.
No event or condition exists which would be a breach or default under the Lease
if notice had been given or applicable grace/cure periods had expired (or both).
With the exception of __________________________________________________________
______________________, Tenant has no setoffs, credits, claims or defenses to
Tenant's obligation to pay rent, operating expenses or other charges to be paid
under the Lease (including, without limitations, applicable common area charges)
or to enforcement of the Lease.

<PAGE>

                                                                               3

8. The original Lease term, and rent commencement date, began _________________.
The current Lease term (excluding extension options) ends on __________________,
and Tenant has no option or right to terminate or cancel the Lease prior to such
date.

9. Tenant has no options or right to extend the term of the Lease, to lease
additional space in the Property, or to purchase the Premises or Property except
for the following:

________________________________________________________________________________

________________________________________________________________________________

10. Effective January 1, 2006, the Minimum Base Rent for the Premises is as
follows:

<TABLE>
<CAPTION>
                                            Monthly               Total
                                            Rent Per             Monthly
            Rental Period                 Square Foot              Rent
-------------------------------------  -----------------  ----------------------
<S>                                    <C>                <C>
January 1, 2006   to ________________  $________________  $_____________________
_________________ to ________________  $________________  $_____________________
_________________ to ________________  $________________  $_____________________
_________________ to ________________  $________________  $_____________________
_________________ to ________________  $________________  $_____________________
_________________ to ________________  $________________  $_____________________
</TABLE>

Tenant is obligated to pay its share of Operating Expenses during the entire
remaining term of the Lease. Except as indicated above, there is no free/abated
rent under the Lease.

11. Tenant's share of Operating Expenses under the Lease is ________%.

12. Tenant's last payment of Base Rent in the amount of $ __________________ was
paid on ____________________, 2005. Tenant's last payment of Operating Expenses
in the amount of $ ________________ was paid on __________________, 2005. No
other advance Base Rent or Operating Expenses have been paid by Tenant.

13. Tenant has not paid any refundable deposits under the Lease except for a
security deposit in the amount of $_______________. No portion of the security
deposit has been applied by Landlord towards Tenant's obligations under the
Lease.

14. No bankruptcy, reorganization, insolvency or similar proceedings under any
state or federal law has commenced or is currently proceeding in which Tenant is
the debtor.

15. Tenant has all licenses and permits which Tenant must have to operate its
business from the Premises, and all are current and have not been revoked.

<PAGE>

                                                                               4

16. Since taking possession of the Premises, Tenant has not received any notice
that the Premises or Tenant's use of the Premises violates any applicable law,
regulation, ordinance or directive of any governmental authority or agency or
insurance company.

17. Since taking possession of the Premises, Tenant has not stored, generated,
manufactured, refined, treated, transported, disposed or in any way used
materials which are considered hazardous substances or wastes under applicable
environmental laws and regulations (including, without limitation, petroleum or
petroleum by-products) at the Premises or on any other part of the Property,
except for de minimus quantities incidental to the cleaning or operation of
Tenant's business.

18. Tenant is not identified on the list of specially designated nationals and
blocked persons subject to financial sanctions that is maintained by the U.S.
Treasury Department, Office of Foreign Assets Control or any other similar list
maintained by the Office of Foreign Assets Control pursuant to any authorizing
United States law, regulation or Executive Order of the President of the United
States, nor is Tenant subject to trade embargo or economic sanctions pursuant to
any authorizing United States law, regulation or Executive Order of the
President of the United States.

19. Tenant understands that a condition of the Loan may require Lender's consent
to any future amendment, waiver, expansion or renewal (except for expansion or
renewal rights currently permitted to Tenant by the express terms of the Lease),
and no modification, waiver, expansion or renewal made without Lender's written
consent will be enforceable against Landlord or Purchaser.

20. Tenant understands that a condition of the Loan may prohibit Landlord from
accepting Tenant's rent more than 30 days prior to its due date, and no payment
of rent by Tenant more than 30 days in advance will be binding on Lender.

21. Listed below (or on Schedule B attached hereto by Tenant) are any exceptions
asserted by Tenant to the foregoing statements 1-20. (Lender has no obligation
to address Tenant's exceptions in connection with the Loan):

________________________________________________________________________________
________________________________________________________________________________
________________________________________________________________________________
________________________________________________________________________________
________________________________________________________________________________
________________________________________________________________________________
________________________________________________________________________________
________________________________________________________________________________
________________________________.

<PAGE>

                                                                               5

BY SIGNING BELOW:

- Tenant acknowledges that Purchaser's decision to acquire the Property and
Lender's decision to provide financing to Purchaser for the purpose of acquiring
the Property is based in material part on the certifications set forth above.
Tenant agrees that Purchaser and Lender and their respective successors,
assigns, and personal representatives may rely on such certifications when
making such decisions.

- Tenant certifies that all information stated in this Estoppel Certificate is
accurate and correct in all material respects and does not omit any material
fact that would make any statement false or misleading, and that the undersigned
representative of Tenant is duly authorized to sign this Estoppel Certificate on
Tenant's behalf.

- Tenant agrees for a period of sixty days from the date hereof to notify
Purchaser and Lender in writing of any changes to the statements made by Tenant
in this Estoppel Certificate promptly upon Tenant learning of each such change.

                                     TENANT: __________________________________

Date: _________________, 2005        By: ______________________________________

                                     Print Name: ______________________________

                                     Print Title: _____________________________

BY SIGNING BELOW, Landlord certifies to the best of Landlord's knowledge that
the information disclosed by Tenant above is accurate and complete in all
material respects and does not omit any material fact that would make any
statement false or misleading, and that the undersigned representative of
Landlord is duly authorized to sign this Estoppel Certificate on Landlord's
behalf.

                                     LANDLORD: NNN Pacific Corporate Park 1, LLC
                                     and NNN Pacific Corporate Park VF, LLC

 Date: _________________, 2005       By: Triple Net Properties Realty, Inc.
                                     Authorized Agent for Landlord

                                     By: _______________________________________

                                     Name: _____________________________________

                                     Title: ____________________________________