**PURCHASE      AND SALE AGREEMENT**

**by      and between**

**CHEROKEE      NORTH KANSAS CITY, LLC,**

**a      Delaware limited liability company**

**SELLER**

**and**

**NORTHTOWN      BUSINESS CENTER, L.L.C.**

**a      Missouri limited liability company**

**PURCHASER**

**Property:      105 West 26**
**th**

**      Avenue, **

**North      Kansas City, Missouri**

**Dated      as of: June 28, 2006**

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**TABLE      OF CONTENTS**

|   |                                                                                   | Page |
|--------|----------------------------------------------------------------------------------------|------|
| 1      |  The                Property.                                                     | 1    |
|   | 1.1                     Description.                          | 1    |
|   | 1.2                     “As-Is” Purchase.         | 2    |
|   | 1.3                     Agreement to Convey.                  | 4    |
|   | 1.4                     Tenant is Debtor in Possession.       | 4    |
| 2      |  Price                and Payment.                                                | 5    |
|   | 2.1                     Purchase Price.                       | 5    |
|   | 2.2                     Deposit.                              | 5    |
|   | 2.3                     Payment.                              | 6    |
|   | 2.4                     Closing.                              | 6    |
| 3      |  Inspections                and Approvals.                                        | 6    |
|   | 3.1                     Purchaser's Right of Access.          | 7    |
|   | 3.2                     Title and Survey.                     | 8    |
|   | 3.3                     Contracts.                            | 10   |
|   | 3.4                     Permitted Exceptions.                 | 10   |
|   | 3.5                     Purchaser’s Right to Terminate. | 10   |
|   | 3.6                     Confidentiality.                      | 11   |
|   | 3.7                     Remediation                           | 12   |
| 4      |  Prior                to Closing.                                                 | 13   |
|   | 4.1                     Insurance.                            | 13   |
|   | 4.2                     Operation.                            | 14   |
|   | 4.3                     New Contracts.                        | 14   |

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|   | 4.4                     New Leases.                   | 14 |
|--------|--------------------------------------------------------------------------------|----|
| 5      |  Representations                and Warranties.                           | 14 |
|   | 5.1                     By Seller.                    | 14 |
|   | 5.2                     By Purchaser.                 | 16 |
|   | 5.3                     Broker.                       | 16 |
| 6      |  Costs                and Prorations.                                     | 17 |
|   | 6.1                     Purchaser’s Costs.      | 17 |
|   | 6.2                     Seller’s Costs.         | 18 |
|   | 6.3                     Prorations.                   | 18 |
|   | 6.4                     Security Deposits.            | 18 |
|   | 6.5                     Taxes.                        | 18 |
|   | 6.6                     Contracts.                    | 18 |
|   | 6.7     Utility                Deposits.              | 19 |
|   | 6.8                     Post-Closing Collection.      | 19 |
|   | 6.9                     In General.                   | 19 |
|   | 6.10                     Purpose and Intent.          | 19 |
| 7      |  Damage,                Destruction or Condemnation.                      | 19 |
|   | 7.1                     Material Event.               | 19 |
|   | 7.2                     Immaterial Event.             | 20 |
|   | 7.3                     Termination.                  | 20 |
| 8      |  Notices.                                                                 | 20 |
| 9      |  Closing                and Escrow.                                       | 21 |
|   | 9.1                     Seller’s Deliveries.    | 21 |
|   | 9.2                     Purchaser’s Deliveries. | 22 |

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|   | 9.3                     Possession.                   | 23 |
|--------|--------------------------------------------------------------------------------|----|
| 10     |  Default.                                                                 | 23 |
|   | 10.1                     Purchaser Default.           | 23 |
|   | 10.2                     Seller Default.              | 23 |
|   | 10.3                     Attorneys’ Fees.       | 24 |
| 11     |  Miscellaneous.                                                           | 24 |
|   | 11.1                     Entire Agreement.            | 24 |
|   | 11.2                     Severability.                | 24 |
|   | 11.3                     Applicable Law.              | 24 |
|   | 11.4                     Assignability.               | 24 |
|   | 11.5                     Successors Bound.            | 24 |
|   | 11.6                     Captions; Interpretation.    | 25 |
|   | 11.7                     No Partnership.              | 25 |
|   | 11.8                     Time of Essence.             | 25 |
|   | 11.9                     Counterparts.                | 25 |
|   | 11.10                     Recordation.                | 25 |
|   | 11.11                     Proper Execution.           | 25 |
|   | 11.12                     Liability of Seller.        | 25 |
|   | 11.13                     Waiver.                     | 25 |
|   | 11.14                     Seller’s Performance. | 26 |
|   | 11.15                     Title Company.              | 26 |
|   | 11.16                     Business Days.              | 26 |
|   | 11.17                     Surviving Obligations.      | 26 |
|   | 11.18    §1031                Exchange                | 26 |

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| EXHIBITS                                                                                                                                                                                                                                            |
|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 1.1.1                               Legal                Description                     |
| 1.1.5           Schedule                of Leases                and Security Deposits                                                                                                       |
| 1.2.6                               List                of Environmental Reports         |
| 3.1.1                               Form                of Access Agreement              |
| 3.2.2                               Existing                Title and Survey Matters     |
| 3.3                                  Schedule                of Contracts |
| 5.1.12                            Environmental Compliance Disclosures                                                                                                                  |
| 9.1.1                               Special                Warranty Deed                 |
| 9.1.2           Assignment                and                Assumption of Leases                                                                                                            |
| 9.1.3          Assignment                and                Assumption of Contracts                                                                                                               |
| 9.1.5         FIRPTA                Affidavit                                                                                                                                                          |
| 9.1.8                             Form of Tenant                Estoppel Certificate and Landlord Estoppel                Certificate                                              |
| 9.1.10        Tenant                Notification Letter                                                                                                                                                     |
| 9.1.11          Contractor                Notification                Letter                                                                                                                      |

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**PURCHASE      AND SALE AGREEMENT**

**THIS      PURCHASE AND SALE AGREEMENT**

**RECITAL:**

**AGREEMENTS:**

**NOW,      THEREFORE,**

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**AS      IS, WHERE IS”**
**“WITH      ALL FAULTS”**

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|   |   |   |   | 104                Armour Road |
|--------|--------|--------|--------|--------------------------------|

|   |   |   |   | North                Kansas City, Missouri 64116 |
|--------|--------|--------|--------|--------------------------------------------------|

|   |   |   |   | Telephone:                816-303-4500 |
|--------|--------|--------|--------|----------------------------------------|

|   |   |   |   | Facsimile:                816-221-1829 |
|--------|--------|--------|--------|----------------------------------------|

|   |   |   |   | 4324                Belleview, Suite 201 |
|--------|--------|--------|--------|------------------------------------------|

|   |   |   |   | Kansas                City, Missouri 64111 |
|--------|--------|--------|--------|--------------------------------------------|

|   |   |   |   | Facsimile:                816-531-6828 |
|--------|--------|--------|--------|----------------------------------------|

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|   |   |   |   | Email:                 RThomson@maxusprop.com |
|--------|--------|--------|--------|----------------------------------------------------|

|   |   |   |   | Denver,                CO 80237 |
|--------|--------|--------|--------|---------------------------------|

|   |   |   |   | Attention:                Kenneth Ho |
|--------|--------|--------|--------|--------------------------------------|

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** **

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**IN      WITNESS WHEREOF**

**SELLER:**

**PURCHASER:**

~~**June**~~

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**LEGAL      DESCRIPTION**

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**SCHEDULE      OF LEASES AND SECURITY DEPOSITS**

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**ENVIRONMENTAL      REPORTS**

| **Date**  | **Document**                                                                                                                                                                                                            |
|----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
| 2/8/89    | Certificate                of Destruction.                                                                                                                                                                              |
| 3/20/89   | Underground                Storage Tank Removals.                                                                                                                                                                       |
| 6/2/89    | Farmland                UST Removals, Terracon                                                                                                                                                                          |
| 11/15/90  | Potentiometric                Contour Diagrams of Groundwater Data Collected on 8/24/90, 9/21/90,                10/18/90, and 11/19/90.                                                                                |
| 11/15/91  | Phase                I Environmental Audit Report, Geraghty &Miller, prepared for the                subject property.                                                                                              |
| 11/18/91  | Site                Map, shows the relative location of subject property.                                                                                                                                               |
| 10/23/97  | Farmland                Industries, Inc. Underground Storage Tank Removal Report.                                                                                                                                       |
| 11/18/98  | Final                Phase II Site Assessment, Arcadis Geraghty & Miller, prepared for the                subject property.                                                                                         |
| 7/1/99    | Preliminary                Assessment/Site Inspection Groundwater Sampling Report, MDNR.                                                                                                                                |
| 8/27/99   | MDNR                letter and copy of Preliminary Assessment/Site Inspection Groundwater                Sampling Report for the sampling event on July 1-2, 1999, official                submittal of previous item.  |
| 9/29/99   | Combined                Preliminary Assessment/Site Inspection Report, MDNR Division of                Environmental Quality Hazardous Waste Program.                                                                   |
| 4/10/00   | Site                Characterization Work Plan, Farmland Corporate Environmental Health&                Safety Department.                                                                                          |
| 3/01      | Site                Characterization Work Plan, Final of previous document.                                                                                                                                             |
| 3/21/02   | MDNR                Abatement Order on Consent for Site Characterization, executed on                June 13,                2002.                                                                                      |
| 10/02/02  | Site                Characterization Investigation Report, Burns & McDonnell                                                                                                                                        |

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| **Date**               | **Document**                                                                                                                                                                                                                                                                                                 |
|-----------------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|
|                        | Engineering                Company, Inc.                                                                                                                                                                                                                                                                     |
| 4/16/03                | MDNR                letter re: Comments on Site Characterization Investigation                Report                                                                                                                                                                                                         |
| 6/17/03                | Farmland                letter to Pia Capell of MDNR re: Response to Site Characterization                Comments                                                                                                                                                                                           |
| 8/17/04                | Letter                from Pia Capell of MDNR                                                                                                                                                                                                                                                                |
| 9/9/04                 | MDNR                letter re: Response to Comments on Site Characterization Investigation                Report                                                                                                                                                                                             |
| 11/12/04               | Shaw                letter to MDNR re: Response to MDNR Letter of September 9, 2004 with                attached figure Proposed Sample Location Map                                                                                                                                                         |
| 8/24/05                | Site                Participation Agreement between Missouri Department of Natural Resources,                Cherokee North Kansas City, LLC and, FI Missouri Remediation                Trust                                                                                                               |
| 09/07/05               | United                States Bankruptcy Court, Western District of Missouri, Motion to                approve                site participation agreement between FI Missouri Remediation Trust,                Cherokee North Kansas City, LLC and Missouri Department of Natural                Resources  |
| 11/29/05               | Shaw                letter to MDNR re: Site Investigation Workplan                                                                                                                                                                                                                                           |
| 2005?                  | Draft                Agreement and Covenant Not To Sue                                                                                                                                                                                                                                                       |
| 2005                ?  | 10                Tables reporting groundwater and soil sampling results.                                                                                                                                                                                                                                    |
| 1/06/06                | MDNR                letter re John Weber replacing Karen Cass as MDNR Remedial Project                Manager                                                                                                                                                                                                |
| 1/9/06                 | Quarterly                Progress Report letter to MDNR                                                                                                                                                                                                                                                      |
| 1/17/06                | MDNR                letter, comments regarding Site Investigation Workplan                                                                                                                                                                                                                                   |
| 4/10/06                | Quarterly                Progress Report letter to MDNR                                                                                                                                                                                                                                                      |
| 5/09/06                | Soil                Chemistry Map                                                                                                                                                                                                                                                                            |

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| **Date**  | **Document**                              |
|----------------|------------------------------------------------|
| 5/09/06   | Groundwater                Chemistry Map  |
| 5/09/06   | Groundwater                Elevation Map  |
| 5/15/06   | Site                Investigation Tables  |

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**FORM      OF ACCESS AGREEMENT**

**THIS      ACCESS AGREEMENT **

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**SELLER:**

|   | Date: | __________________________,                2006 |
|--------|-------|-------------------------------------------------|

**INSPECTOR:**

|   | Date: | _______________________,                2006 |
|--------|-------|----------------------------------------------|

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**EXISTING      TITLE AND SURVEY MATTERS**

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**SCHEDULE      OF CONTRACTS**

| ·   | Ackerson                Lawn & Landscape |
|--------------------|----------------------------------------------|

| ·   | Landmark                Water Services (HVAC) |
|--------------------|-----------------------------------------------|

| ·   | Dynatron                Elevator |
|--------------------|----------------------------------|

| ·   | SEI                - Security Equipment, Inc. |
|--------------------|-----------------------------------------------|

| ·   | Siemens                Building Technologies, Inc. |
|--------------------|----------------------------------------------------|

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**ENVIRONMENTAL      COMPLIANCE DISCLOSURES**

| ·   | Missouri                Department of Natural Resources letter dated August 27,                1999. |
|--------------------|------------------------------------------------------------------------------------------------------|

| ·   | Abatement                Order on Consent for Site Characterization executed June 13,                2002. |
|--------------------|------------------------------------------------------------------------------------------------------------|

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**SPECIAL      WARRANTY DEED**

|   |   |   |   |   |   |   | Cherokee                North Kansas City, LLC, |
|--------|--------|--------|--------|--------|--------|--------|-------------------------------------------------|

|   |   |   |   |   |   |   | a                Delaware limited liability company |
|--------|--------|--------|--------|--------|--------|--------|-----------------------------------------------------|

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**ASSIGNMENT      AND ASSUMPTION OF LEASES**

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|   | By: | _____________________________ |
|--------|-----|-------------------------------|

|   | By: | _____________________________ |
|--------|-----|-------------------------------|

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**ASSIGNMENT      AND ASSUMPTION OF CONTRACTS**

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|   | By: | _____________________________ |
|--------|-----|-------------------------------|

|   | By: | _____________________________ |
|--------|-----|-------------------------------|

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**FIRPTA      AFFIDAVIT**

|   | By: | ____________________________ |
|--------|-----|------------------------------|

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**TENANT      ESTOPPEL CERTIFICATE**

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**TENANT**

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**LANDLORD      ESTOPPEL CERTIFICATE**

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***[Delphi      estoppel would disclose the then current bankruptcy status of      Tenant.]***

**LANDLORD**

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**Exhibit      A to Estoppel Certificate**

**[Lease      Agreement and Any Amendments Thereto]**

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**FORM      OF TENANT NOTIFICATION LETTER**

|   | By: | ________________________________ |
|--------|-----|----------------------------------|

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**CONTRACTOR      NOTIFICATION LETTER**

|   | Re: | 105                West 26th                Avenue, North Kansas City, Missouri (the “Building”) |
|--------|-----|--------------------------------------------------------------------------------------------------------------|

|   | By: | ______________________________ |
|--------|-----|--------------------------------|

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