Exhibit 10.1


 





 


STANDARD
OFFER, AGREEMENT AND ESCROW


INSTRUCTIONS
FOR PURCHASE OF REAL ESTATE 


(Non-Residential)


AIR Commercial
Real Estate Association


 


	 	 	February 24, 2014
	 	 	(Date for Reference Purposes)


 


		1.	Buyer.



 


1.1
Ratner Property Management or Assignee, (“Buyer”) hereby offers to purchase the real property, hereinafter
described, from the owner thereof (“Seller”) (collectively, the “Parties” or
individually, a “Party”), through an escrow (“Escrow”) to close 45 days after the
waiver or expiration of the Buyer’s Contingencies, (“Expected Closing Date”) to be held by McKeehan Escrow
Company (Attn: Alycia Wise) (“Escrow Holder”) whose address is 17835 Ventura Blvd., Suite 111, Encino, CA
91316, Phone No. (818) 708-1331, Facsimile No. (818) 708-1478 upon the terms and conditions set forth in this agreement
(“Agreement”). Buyer shall have the right to assign Buyer’s rights hereunder, but any such
assignment shall not relieve Buyer of Buyer’s obligations herein unless Seller expressly releases Buyer.


 


1.2 The term “Date
of Agreement” as used herein shall be the date when by execution and delivery (as defined in paragraph 20.2) of this
document or a subsequent counteroffer thereto, Buyer and Seller have reached agreement in writing whereby Seller agrees to sell, and Buyer agrees to purchase, the Property upon terms accepted by both Parties.


 


		2.	Property.



 


2.1
The real property (“Property”) that is the subject of this offer consists of (insert a brief physical
description) An approximate 27,360 square foot facility and an approximate 41,034 square foot facility located upon
approximate 226,589 square foot land parcels is located in the City of Sylmar, County of Los Angeles, State of California,
is commonly known by the street address of 12458-12460 Gladstone Avenue and is legally described as: to be provided through
escrow (APN; 2525-019-057 and 058).


 


2.2
If the legal description of the Property is not complete or is inaccurate, this Agreement shall not be invalid and the legal
description shall be completed or corrected to meet the requirements of Old Republic Title Company (Attn: Judee Heineman)
(“Title Company”), which shall issue the title policy hereinafter described.


 


2.3 The
Property includes, at no additional cost to Buyer, the permanent improvements thereon, including those items which pursuant to
applicable law are a part of the property, as well as the following items, if any, owned by Seller and at present located on the
Property: electrical distribution systems (power panel, bus ducting, conduits, disconnects, lighting fixtures); telephone distribution
systems (lines, jacks and connections only); space heaters; heating, ventilating, air conditioning equipment (“HVAC”);
air lines; fire sprinkler systems; security and fire detection systems; carpets; window coverings; wall coverings; and


	 
	 
	 


(collectively,
the “Improvements”).


 


2.4
The fire sprinkler monitor: þ is
owned by Seller and included in the Purchase Price,  ̈ is
leased by Seller, and Buyer will need to negotiate a new lease with the fire monitoring company,  ̈ ownership will be determined during Escrow, or  ̈
there is no fire sprinkler monitor.


 


2.5
Except as provided in Paragraph 2.3, the Purchase Price does not include Seller’s personal property, furniture and furnishings,
and N/A (none) all of which shall be removed by Seller prior to Closing.


 


		3.	Purchase Price.



 


3.1 The
purchase price (“Purchase Price”) to be paid by Buyer to Seller for the Property shall be $9,525,000.00, payable
as follows:


 





	 	(a)	Cash down payment, including the Deposit as defined in paragraph 4.3 (or if an all cash transaction, the Purchase Price):	 	$	4,286,250.00
	 	 	 	 	 	 
	(Strike if not

    applicable)	(b)	Amount of “New Loan” as defined in paragraph 5.1, if any:	 	$	5,238,750.00
	 	 	 	 	 	 
	 	 	Total Purchase Price:	 	$	9,525,000.00










 


 





 



 


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3.2 If Buyer
is taking title to the Property subject to, or assuming, an Existing Deed of Trust and such deed of trust permits the beneficiary
to demand payment of fees including, but not limited to, points, processing fees, and appraisal fees as a condition to the transfer
of the Property, Buyer agrees to pay such fees up to a maximum of 1.5% of the unpaid principal balance of the applicable Existing
Note.


 


		4.	Deposits.



 


4.1  ̈ Buyer
has delivered to Broker a check in the sum of $ __________________, payable to Escrow Holder, to be delivered by Broker to
Escrow Holder within 2 or ____ business days after both Parties have executed this Agreement and the executed Agreement has
been delivered to Escrow Holder, or  þ within
5 business days after both Parties have executed this Agreement and the executed Agreement has been delivered to
Escrow Holder Buyer shall deliver to Escrow Holder a check in the sum of $200,000.00. If said check is not received by Escrow
Holder within said time period then Seller may elect to unilaterally terminate this transaction by giving written notice of
such election to Escrow Holder whereupon neither Party shall have any further liability to the other under this Agreement.
Should Buyer and Seller not enter into an agreement for purchase and sale, Buyer’s check or funds shall, upon request
by Buyer, be promptly returned to Buyer.


 


		4.2	Additional
                                         deposits:



 


(a) Within 5 business days after
the Date of Agreement, Buyer shall deposit with Escrow Holder the additional sum of $N/A to be applied to the Purchase Price
at the Closing.


 


(b)
Within 5 business days after the contingencies discussed in paragraph 9.1 (a) through (k) and 5.2 are approved or waived, Buyer
shall deposit with Escrow Holder the additional sum of $200,000.00 to be applied to the Purchase Price at the Closing.


 


4.3 Escrow
Holder shall deposit the funds deposited with it by Buyer pursuant to paragraphs 4.1 and 4.2 (collectively the “Deposit”),
in a State or Federally chartered bank in an interest bearing account whose term is appropriate and consistent with the timing
requirements of this transaction. The interest therefrom shall accrue to the benefit of Buyer, who hereby acknowledges that there
may be penalties or interest forfeitures if the applicable instrument is redeemed prior to its specified maturity. Buyer’s
Federal Tax Identification Number is_____________________. NOTE: Such interest bearing account cannot be opened until Buyer’s Federal
Tax Identification Number is provided.


 


4.4 Notwithstanding
the foregoing, within 5 days after Escrow Holder receives the monies described in paragraph 4.1 above. Escrow Holder shall release
$10 of said monies to Seller as and for independent consideration for Sellers’ execution of this Agreement and the granting
of the contingency period to Buyer as herein provided. Such independent consideration is non-refundable to Buyer but shall be credited
to the Purchase Price in the event that the purchase of the Property is completed.


 


		5.	Financing
                                         Contingency. (Strike if not applicable)



 


5.1 This
offer is contingent upon Buyer obtaining from an insurance company, financial institution or other lender, a commitment to lend
to Buyer a sum equal to at least 55% of the Purchase Price, on terms reasonably acceptable to Buyer. Such loan (“New Loan”)
shall be secured by a first deed of trust or mortgage on the Property. If this Agreement provides for Seller to carry back junior
financing, then Seller shall have the right to approve the terms of the New Loan. Seller shall have 7 days from receipt of the
commitment setting forth the proposed terms of the New Loan to approve or disapprove of such proposed terms. If Seller fails to
notify Escrow Holder, in writing, of the disapproval within said 7 days it shall be conclusively presumed that Seller has approved
the terms of the New Loan.


 


5.2
Buyer hereby agrees to diligently pursue obtaining the New Loan. If Buyer shall fail to notify its Broker, Escrow Holder
and Seller, in writing within 30 days following the Date of Agreement, that the New Loan has been obtained, it shall be
conclusively presumed that Buyer has not waived this New Loan contingency.


 


5.3 If, after due
diligence, Buyer shall notify its Broker, Escrow Holder and Seller, in writing, within the time specified in paragraph 5.2 hereof,
that Buyer has obtained said New Loan, this Agreement shall not be terminated. If Buyer has not waived this contingency in
writing, Buyer shall be entitled to the prompt return of the Deposit, plus any interest earned thereon, less only Escrow Holder
and Title Company cancellation fees and costs, which Buyer shall pay.


 


		7.	Real Estate Brokers.



 


7.1 The
following real estate broker(s) (“Brokers”) and brokerage relationships exist in this transaction and are consented
to by the Parties (check the applicable boxes):


 


	þ	Colliers International  Greater
Los Angeles, Inc. represents Seller exclusively (“Seller’s Broker”);
	 	 	 
	þ	Commercial Asset Group
    represents Buyer exclusively (“Buyer’s Broker”); or
	 	 	 
	 ̈	________________________________
    represents both Seller and Buyer (“Dual Agency”).


 


The Parties
acknowledge that Brokers are the procuring cause of this Agreement. See paragraph 24 regarding the nature of a real estate agency
relationship. Buyer shall use the services of Buyer’s Broker exclusively in connection with any and all negotiations and
offers with respect to the Property for a period of 1 year from the date inserted for reference purposes at the top of page 1.


 


7.2 Buyer
and Seller each represent and warrant to the other that he/she/it has had no dealings with any person, firm, broker or finder in
connection with the negotiation of this Agreement and/or the consummation of the purchase and sale contemplated herein, other than
the Brokers named in paragraph 7.1, and no broker or other person, firm or entity, other than said Brokers is/are entitled to any
commission or finder’s fee in connection with this transaction as the result of any dealings or acts of such Party. Buyer
and Seller do each hereby agree to indemnify, defend, protect and hold the other harmless from and against any costs, expenses
or liability for compensation, commission or charges which may be claimed by any broker, finder or other similar party, other than
said named Brokers by reason of any dealings or act of the indemnifying Party.


 


		8.	Escrow and Closing.



 


8.1 Upon
acceptance hereof by Seller, this Agreement, including any counteroffers incorporated herein by the Parties, shall constitute not
only the agreement of purchase and sale between Buyer and Seller, but also instructions to Escrow Holder for the consummation of
the Agreement through the Escrow. Escrow Holder shall not prepare any further escrow instructions restating or amending the Agreement
unless specifically so instructed by the Parties or a Broker herein. Subject to the reasonable approval of the Parties, Escrow
Holder may, however, include its standard general escrow provisions.


 


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8.2 As soon
as practical after the receipt of this Agreement and any relevant counteroffers, Escrow Holder shall ascertain the Date of Agreement
as defined in paragraphs 1.2 and 20.2 and advise the Parties and Brokers, in writing, of the date ascertained.


 


8.3 Escrow
Holder is hereby authorized and instructed to conduct the Escrow in accordance with this Agreement, applicable law and custom and
practice of the community in which Escrow Holder is located, including any reporting requirements of the Internal Revenue Code.
In the event of a conflict between the law of the state where the Property is located and the law of the state where the Escrow
Holder is located, the law of the state where the Property is located shall prevail.


 


8.4 Subject
to satisfaction of the contingencies herein described, Escrow Holder shall close this escrow (the “Closing”)
by recording a general warranty deed (a grant deed in California) and the other documents required to be recorded, and by disbursing
the funds and documents in accordance with this Agreement.


 


8.5 Buyer
and Seller shall each pay one-half of the Escrow Holder’s charges and Seller shall pay the usual recording fees and any required
documentary transfer taxes, Seller shall pay the premium for a standard coverage owner’s or joint protection policy of title
insurance. (See also paragraph 11)


 


8.6 Escrow
Holder shall verify that all of Buyer’s contingencies have been satisfied or waived prior to Closing. The matters contained
in paragraphs 9.1 subparagraphs (b), (c), (d), (e), (g), (i), (n), and (o), 9.4, 9.5, 12, 13, 14, 16, 18, 20, 21, 22, and 24 are,
however, matters of agreement between the Parties only and are not instructions to Escrow Holder.


 


8.7 If this
transaction is terminated for non-satisfaction and non-waiver of a Buyer’s Contingency, as defined in paragraph 9.2, then
neither of the Parties shall thereafter have any liability to the other under this Agreement, except to the extent of a breach
of any affirmative covenant or warranty in this Agreement. In the event of such termination, Buyer shall be promptly refunded all
funds deposited by Buyer with Escrow Holder, less only the $10 provided for in paragraph 4.4 and the Title Company and Escrow Holder
cancellation fees and costs, all of which shall be Buyer’s obligation. If this transaction is terminated as a result of Seller’s
breach of this Agreement then Seller shall pay the Title Company and Escrow Holder cancellation fees and costs.


 


8.8
The Closing shall occur on the Expected Closing Date, or as soon thereafter as the Escrow is in condition for Closing; provided,
however, that if the Closing does not occur by the Expected Closing Date and said Date is not extended by mutual instructions
of the Parties, a Party not then in default under this Agreement may notify the other Party, Escrow Holder, and Brokers, in writing
that, unless the Closing occurs within 5 business days following said notice, the Escrow shall be deemed terminated without further
notice or instructions.


 


8.9 Except
as otherwise provided herein, the termination of Escrow shall not relieve or release either Party from any obligation to pay Escrow
Holder’s fees and costs or constitute a waiver, release or discharge of any breach or default that has occurred in the performance
of the obligations, agreements, covenants or warranties contained therein.


 


8.10
If this sale of the Property is not consummated for any reason other than Seller’s breach or default, then at
Seller’s request, and as a condition to any obligation to return Buyer’s deposit (see paragraph 21), Buyer shall
within 5 days after written request deliver to Seller, at no charge, copies of all surveys, engineering studies, soil
reports, maps, master plans, feasibility studies and other similar items prepared by or for Buyer that pertain to the
Property. Provided, however, that Buyer shall not be required to deliver any such report if the written contract which Buyer
entered into with the consultant who prepared such report specifically forbids the dissemination of the report to others.


 


		9.	Contingencies to Closing.



 


9.1 The
Closing of this transaction is contingent upon the satisfaction or waiver of the following contingencies. IF BUYER FAILS TO
NOTIFY ESCROW HOLDER, IN WRITING, OF THE WAIVER OF ANY OF SAID CONTINGENCIES WITHIN THE TIME SPECIFIED THEREIN, IT SHALL
BE CONCLUSIVELY PRESUMED THAT BUYER HAS NOT APPROVED SUCH ITEM, MATTER OR DOCUMENT. Buyer’s conditional approval shall
constitute disapproval, unless provision is made by the Seller within the time specified therefore by the Buyer in such conditional
approval or by this Agreement, whichever is later, for the satisfaction of the condition imposed by the Buyer. Escrow Holder shall
promptly provide all Parties with copies of any written disapproval or conditional approval which it receives. With regard to subparagraphs
(a) through (m) the pre-printed time periods shall control unless a different number of days is inserted in the spaces provided.


 


(a) Disclosure.
Seller shall make to Buyer, through Escrow, all of the applicable disclosures required by law (See AIR Commercial Real
Estate Association (“AIR”) standard form entitled “Seller’s Mandatory Disclosure
Statement”) and provide Buyer with a completed Property Information Sheet (“Property information
Sheet”) concerning the Property, duly executed by or on behalf of Seller in the current form or equivalent to that
published by the AIR within 10 or ____ days following the Date of Agreement. Buyer has 10 days from the receipt of said
disclosures to approve or disapprove the matters disclosed.


 


(b) Physical Inspection.
Buyer has 21 days from the receipt of the Property Information Sheet or the Date of Agreement, whichever is later, to satisfy
itself with regard to the physical aspects and size of the Property, Buyer may cancel escrow for any reason, or no reason at
all during such 21 day Inspection period.


 


(c) Hazardous
Substance Conditions Report. Buyer has 21 days from the receipt of the Property information Sheet or the Date of Agreement,
whichever is later, to satisfy itself with regard to the environmental aspects of the Property. Seller recommends that Buyer obtain
a Hazardous Substance Conditions Report concerning the Property and relevant adjoining properties. Any such report shall be paid
for by Buyer. A “Hazardous Substance” for purposes of this Agreement is defined as any substance whose nature
and/or quantity of existence, use, manufacture, disposal or effect, render it subject to Federal, state or local regulation, investigation,
remediation or removal as potentially injurious to public health or welfare. A “Hazardous Substance Condition”
for purposes of this Agreement is defined as the existence on, under or relevantly adjacent to the Property of a Hazardous Substance
that would require remediation and/or removal under applicable Federal, state or local law.


 


(d) Soil
Inspection. Buyer has 21 days from the receipt of the Property Information Sheet or the Date of Agreement, whichever is later,
to satisfy itself with regard to the condition of the soils on the Property. Seller recommends that Buyer obtain a soil test report,
Any such report shall be paid for by Buyer, Seller shall provide Buyer copies of any soils report that Seller may have within 10
days of the Date of Agreement.


 


(e) Governmental
Approvals. Buyer has 21 days from the Date of Agreement to satisfy itself with regard to approvals and permits from governmental
agencies or departments which have or may have jurisdiction over the Property and which Buyer deems necessary or desirable in connection
with its intended use of the Property, including, but not limited to, permits and approvals required with respect to zoning, planning,
building and safety, fire, police, handicapped and Americans with Disabilities Act requirements, transportation and environmental
matters.


 


(f)
Conditions of Title. Escrow Holder shall cause a current commitment for title insurance (“Title Commitment”)
concerning the Property issued by the Title Company, as well as legible copies of all documents referred to in the Title Commitment
(“Underlying Documents”), and a scaled and dimensioned plot showing the location of any easements to be delivered
to Buyer within 10 or ______ days following the Date of Agreement. Buyer has 10 days from the receipt of the Title Commitment,
the Underlying Documents and the plot plan to satisfy itself with regard to the condition of title. The disapproval by Buyer of
any monetary encumbrance, which by the terms of this Agreement is not to remain against the Property after the Closing, shall
not be considered a failure of this contingency, as Seller shall have the obligation, at Seller’s expense, to satisfy and
remove such disapproved monetary encumbrance at or before the Closing.


 


(g) Survey.
Buyer has 21 days from the receipt of the Title Commitment and Underlying Documents to satisfy itself with regard to any ALTA title
supplement based upon a survey prepared to American Land Title Association (“ALTA”) standards for an owner’s
policy by a licensed surveyor, showing the legal description and boundary lines of the Property, any easements of record, and any
improvements, poles, structures and things located within 10 feet of either side of the Property boundary lines. Any such survey
shall be prepared at Buyer’s direction and expense. If Buyer has obtained a survey and approved the ALTA title supplement,
Buyer may elect within the period allowed for Buyer’s approval of a survey to have an ALTA extended coverage owner’s
form of title policy, in which event Buyer shall pay any additional premium attributable thereto.


 


(h)
Existing Leases and Tenancy Statements. Seller shall within 3 days of the Date of Agreement provide both Buyer and Escrow
Holder with legible copies of all leases, subleases or rental arrangements (collectively, “Existing Leases”)
affecting the Property, and 30 days with a tenancy statement (“Estoppel Certificate”) in the latest
form or equivalent to that published by the AIR, executed by each tenant and subtenant of the Property. Seller shall use its best
efforts to have each tenant complete and execute an Estoppel Certificate. Buyer has 10 days from the receipt of said Existing
Leases and Estoppel Certificates to satisfy itself with regard to the Existing teases and any other tenancy issues. If there
is any material difference between the estoppel certificate and the lease that was provided by Seller, Buyer shall have the right
to terminate this agreement without penalty and receive their entire deposit back minus $10 and the Escrow cancellation fee.


 


(i) Owner’s
Association. Seller shall within 10 or ____ days of the Date of Agreement provide Buyer with a statement and transfer package
from any owner’s association servicing the Property. Such transfer package shall at a minimum include: copies of the association’s
bylaws, articles of incorporation, current budget and financial statement. Buyer has 10 days from the receipt of such documents
to satisfy itself with regard to the association.


 


(j)
Other Agreements. Seller shall within or 3 days of the Date of Agreement provide Buyer with legible copies of all other
agreements (“Other Agreements”) known to Seller that will affect the Property after Closing. Buyer has 10 days
from the receipt of said Other Agreements to satisfy itself with regard to such Agreements. Such “other agreements”
shall include any and all operating statements (3 most recent years), any property related bills (most recent 12 months), any
environmental reports, and governmental notices, any correspondence from neighboring properties, any surveys, and any Tenant correspondences
in Sellers possession.


 


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(k) Financing.
If paragraph 5 hereof dealing with a financing contingency has not been stricken, the satisfaction or waiver of such New Loan contingency.


 


(l) Existing
Notes. If paragraph 3.1(c) has not been stricken, Seller shall within 10 or ____ days of the Date of Agreement provide
Buyer with legible copies of the Existing Notes, Existing Deeds of Trust and related agreements (collectively, “Loan
Documents”) to which the Property will remain subject after the Closing. Escrow Holder shall promptly request from
the holders of the Existing Notes a beneficiary statement (“Beneficiary Statement”) confirming: (1) the
amount of the unpaid principal balance, the current interest rate, and the date to which interest is paid, and (2) the nature
and amount of any impounds held by the beneficiary in connection with such loan. Buyer has 10 or ____ days from the receipt
of the Loan Documents and Beneficiary Statements to satisfy itself with regard to such financing. Buyer’s obligation to
close is conditioned upon Buyer being able to purchase the Property without acceleration or change in the terms of any
Existing Notes or charges to Buyer except as otherwise provided in this Agreement or approved by Buyer, provided, however,
Buyer shall pay the transfer fee referred to in paragraph 3.2 hereof. Likewise if Seller is to carry back a Purchase Money
Note then Seller shall within 10 or ____ days of the Date of Agreement provide Buyer with a copy of the proposed Purchase
Money Note and Purchase Money Deed of Trust. Buyer has 10 or ____ days from the receipt of such documents to satisfy itself
with regard to the form and content thereof.


 


(m) Personal
Property. In the event that any personal property is included in the Purchase Price, Buyer has 10 or ____ days from the
Date of Agreement to satisfy itself with regard to the title condition of such personal property. Seller recommends that
Buyer obtain a UCC-1 report. Any such report shall be paid for by Buyer. Seller shall provide Buyer copies of any liens or
encumbrances affecting such personal property that it is aware of within 10 or ____ days of the Date of Agreement.


 


(n)
Destruction, Damage or Loss. There shall not have occurred prior to the Closing, a destruction of, or damage or
loss to, the Property or any portion thereof, from any cause whatsoever, which would cost more than $50,000,00 to repair or cure.
If the cost of repair or cure is $10,000.00 or less, Seller shall repair or cure the loss prior to the Closing. Buyer shall have
the option, within 10 days after receipt of written notice of a loss costing more than $50,000.00 to repair or cure, to either
terminate this Agreement or to purchase the Property notwithstanding such loss, but without deduction or offset against the Purchase
Price, If the cost to repair or cure is more than $50,000.00, and Buyer does not elect to terminate this Agreement. Buyer shall
be entitled to any insurance proceeds applicable to such loss. Unless otherwise notified in writing. Escrow Holder shall assume
no such destruction, damage or loss has occurred prior to Closing.


 


(o)
Material Change. Buyer shall have 10 days following receipt of written notice of a Material Change within which
to satisfy itself with regard to such change. “Material Change” shall mean a substantial adverse change in
the use, occupancy, tenants, title, or condition of the Property that occurs after the date of this offer and prior to the Closing.
Unless otherwise notified in writing. Escrow Holder shall assume that no Material Change has occurred prior to the Closing.


 


(p) Seller
Performance. The delivery of all documents and the due performance by Seller of each and every undertaking and agreement to
be performed by Seller under this Agreement.


 


(q) Brokerage
Fee. Payment at the Closing of such brokerage fee as is specified in this Agreement or later written instructions to Escrow
Holder executed by Seller and Brokers (“Brokerage Fee”). It is agreed by the Parties and Escrow Holder that
Brokers are a third party beneficiary of this Agreement insofar as the Brokerage Fee is concerned, and that no change shall be
made with respect to the payment of the Brokerage Fee specified in this Agreement, without the written consent of Brokers.


 


9.2 All
of the contingencies specified in subparagraphs (a) through (m) of paragraph 9.1 are for the benefit of, and may be waived by,
Buyer, and may be elsewhere herein referred to as “Buyer’s Contingencies.”


 


9.3 If any
of Buyer’s Contingencies or any other matter subject to Buyer’s approval is disapproved as provided for herein in a
timely manner (“Disapproved Item”). Seller shall have the right within 10 days following the receipt of notice
of Buyer’s disapproval to elect to cure such Disapproved Item prior to the Expected Closing Date (“Seller’s
Election”). Seller’s failure to give to Buyer within such period, written notice of Seller’s commitment to
cure such Disapproved Item on or before the Expected Closing Date shall be conclusively presumed to be Seller’s Election not
to cure such Disapproved Item. If Seller elects, either by written notice or failure to give written notice, not to cure a Disapproved
Item. Buyer shall have the right, within 10 days after Seller’s Election to either accept title to the Property subject to such
Disapproved Item, or to terminate this Agreement. Buyer’s failure to notify Seller in writing of Buyer’s election to
accept title to the Property subject to the Disapproved Item without deduction or offset shall constitute Buyer’s election to terminate
this Agreement. Unless expressly provided otherwise herein. Seller’s right to cure shall not apply to the remediation of
Hazardous Substance Conditions or to the Financing Contingency. Unless the Parties mutually instruct otherwise, if the time periods
for the satisfaction of contingencies or for Seller’s and Buyer’s elections would expire on a date after the Expected
Closing Date, the Expected Closing Date shall be deemed extended for 3 business days following the expiration of: (a) the applicable
contingency period(s), (b) the period within which the Seller may elect to cure the Disapproved Item, or (c) if Seller elects not
to cure, the period within which Buyer may elect to proceed with this transaction, whichever is later.


 


9.4 Buyer
understands and agrees that until such time as all Buyer’s Contingencies have been satisfied or waived. Seller and/or its
agents may solicit, entertain and/or accept back-up offers to purchase the Property.


 


9.5 The
Parties acknowledge that extensive local, state and Federal legislation establish broad liability upon owners and/or users of real
property for the investigation and remediation of Hazardous Substances. The determination of the existence of a Hazardous Substance
Condition and the evaluation of the impact of such a condition are highly technical and beyond the expertise of Brokers. The Parties
acknowledge that they have been advised by Brokers to consult their own technical and legal experts with respect to the possible
presence of Hazardous Substances on the Property or adjoining properties, and Buyer and Seller are not relying upon any investigation
by or statement of Brokers with respect thereto. The Parties hereby assume all responsibility for the impact of such Hazardous
Substances upon their respective interests herein.


 


		10.	Documents Required at or Before Closing:



 


10.1 Five
days prior to the Closing date Escrow Holder shall obtain an updated Title Commitment concerning the Property from the Title Company
and provide copies thereof to each of the Parties.


 


10.2 Seller
shall deliver to Escrow Holder in time for delivery to Buyer at the Closing:


 


(a) Grant
or general warranty deed, duly executed and in recordable form, conveying fee title to the Property to Buyer.


 


(b) If applicable,
the Beneficiary Statements concerning Existing Note(s).


 


(c) If applicable,
the Existing Leases and Other Agreements together with duly executed assignments thereof by Seller and Buyer. The assignment of
Existing Leases shall be on the most recent Assignment and Assumption of Lessor’s Interest in Lease form published by the
AIR or its equivalent.


 


(d) If applicable,
Estoppel Certificates executed by Seller and/or the tenant(s) of the Property.


 


(e) An affidavit
executed by Seller to the effect that Seller is not a “foreign person” within the meaning of Internal Revenue Code
Section 1445 or successor statutes. If Seller does not provide such affidavit in form reasonably satisfactory to Buyer at least
3 business days prior to the Closing. Escrow Holder shall at the Closing deduct from Seller’s proceeds and remit to the Internal
Revenue Service such sum as is required by applicable Federal law with respect to purchases from foreign sellers.


 


(f) If the
Property is located in California, an affidavit executed by Seller to the effect that Seller is not a “nonresident”
within the meaning of California Revenue and Tax Code Section 18662 or successor statutes. If Seller does not provide such affidavit
in form reasonably satisfactory to Buyer at least 3 business days prior to the Closing. Escrow Holder shall at the Closing deduct
from Seller’s proceeds and remit to the Franchise Tax Board such sum as is required by such statute.


 


(g) If applicable,
a bill of sale, duly executed, conveying title to any included personal property to Buyer.


 


(h) If the
Seller is a corporation, a duly executed corporate resolution authorizing the execution of this Agreement and the sale of the Property.


 


(i)
Seller shall provide to Buyer any keys. Tenant contact Information. Vendor contact information, and any and all warranty Information
in Sellers possession.


 


10.3 Buyer
shall deliver to Seller through Escrow:


 


(a)
The cash portion of the Purchase Price and such additional sums as are required of Buyer under this Agreement shall be deposited
by Buyer with Escrow Holder, by federal funds wire transfer, or any other method acceptable to Escrow Holder in immediately collectable
funds, no later than 2:00 P.M. on the business day prior to the Expected Closing Date provided, however, that Buyer shall not
be required to deposit such monies into Escrow if at the time set for the deposit of such monies Buyers contingencies have
not been waived or if Seller is in default or has indicated that it will not perform any of its obligations hereunder, instead,
in such circumstances in order to reserve its rights to proceed Buyer need only provide Escrow with evidence establishing that
the required monies were available.


 


(b) If a
Purchase Money Note and Purchase Money Deed of Trust are called for by this Agreement, the duly executed originals of those documents,
the Purchase Money Deed of Trust being in recordable form, together with evidence of fire insurance on the improvements in the
amount of the full replacement cost naming Seller as a mortgage loss payee, and a real estate tax service contract (at Buyer’s
expense), assuring Seller of notice


 


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(c) The
Assignment and Assumption of Lessor’s Interest in Lease form specified in paragraph 10.2(c) above, duly executed by Buyer.


 


(d) Assumptions
duly executed by Buyer of the obligations of Seller that accrue after Closing under any Other Agreements.


 


(e) If applicable,
a written assumption duly executed by Buyer of the loan documents with respect to Existing Notes.


 


(f) If the
Buyer is a corporation, a duly executed corporate resolution authorizing the execution of this Agreement and the purchase of the
Property.


 


10.4 At
Closing, Escrow Holder shall cause to be issued to Buyer a standard coverage (or ALTA extended, if elected pursuant to 9.1(g))
owner’s form policy of title insurance effective as of the Closing, issued by the Title Company in the full amount of the
Purchase Price, insuring title to the Property vested in Buyer, subject only to the exceptions approved by Buyer. In the event
there is a Purchase Money Deed of Trust in this transaction, the policy of title insurance shall be a joint protection policy insuring
both Buyer and Seller.


 


IMPORTANT:
IN A PURCHASE OR EXCHANGE OF REAL PROPERTY, IT MAY BE ADVISABLE TO OBTAIN TITLE INSURANCE IN CONNECTION WITH THE CLOSE OF ESCROW
SINCE THERE MAY BE PRIOR RECORDED LIENS AND ENCUMBRANCES WHICH AFFECT YOUR INTEREST IN THE PROPERTY BEING ACQUIRED. A NEW POLICY
OF TITLE INSURANCE SHOULD BE OBTAINED IN ORDER TO ENSURE YOUR INTEREST IN THE PROPERTY THAT YOU ARE ACQUIRING.


 


		11.	Prorations and Adjustments.



 


11.1
Taxes. Applicable real property taxes and special assessment bonds shall be prorated through Escrow as of the date of the
Closing, based upon the latest tax bill available. The Parties agree to prorate as of the Closing any taxes assessed against the
Property by supplemental bill levied by reason of events occurring prior to the Closing. Payment of the prorated amount shall
be made promptly in cash upon receipt of a copy of any supplemental bill.


 


11.2
Insurance. WARNING: Any insurance which Seller may have maintained will terminate on the Closing. Buyer is advised
to obtain appropriate Insurance to cover the Property.


 


11.3 Rentals,
Interest and Expenses. Scheduled rentals, interest on Existing Notes, utilities, and operating expenses shall be prorated as
of the date of Closing. The Parties agree to promptly adjust between themselves outside of Escrow any rents received after the Closing.


 


11.4 Security
Deposit. Security Deposits held by Seller shall be given to Buyer as a credit to the cash required of Buyer at the Closing.


 


11.5 Post
Closing Matters. Any item to be prorated that is not determined or determinable at the Closing shall be promptly adjusted by
the Parties by appropriate cash payment outside of the Escrow when the amount due is determined.


 


11.6 Variations
in Existing Note Balances. In the event that Buyer is purchasing the Property subject to an Existing Deed of Trust(s), and
in the event that a Beneficiary Statement as to the applicable Existing Note(s) discloses that the unpaid principal balance of
such Existing Note(s) at the closing will be more or less than the amount set forth in paragraph 3.1(c) hereof (“Existing
Note Variation”), then the Purchase Money Note(s) shall be reduced or increased by an amount equal to such Existing Note
Variation. If there is to be no Purchase Money Note, the cash required at the Closing per paragraph 3.1(a) shall be reduced or
increased by the amount of such Existing Note Variation.


 


11.7
Variations in New Loan Balance. In the event Buyer is obtaining a New Loan and the amount ultimately obtained exceeds the
amount set forth in paragraph 5.1, then the amount of the Purchase Money Note, if any, shall be reduced by the amount of such
excess.


 


11.8
Owner’s Association Fees. Escrow Holder shall: (i) bring Seller’s account with the association current
and pay any delinquencies or transfer fees from Seller’s proceeds, and (ii) pay any up front fees required by the association
from Buyer’s funds.


 


		12.	Representations and Warranties of Seller and Disclaimers.



 


12.1
Seller’s warranties and representations shall survive the Closing and delivery of the deed for a period of 1 year, and any
lawsuit or action based upon them must be commenced within such time period. Seller’s warranties and representations are
true, material and relied upon by Buyer and Brokers in all respects. As used herein, the term “seller has no knowledge”
means the actual knowledge (as opposed to constructive, deemed or imputed knowledge) of Don Wagner, whom Seller represents Is
the most knowledgeable person with respect to the matters covered by Seller’s representations and warranties. If at any
time after the execution of this Agreement either Buyer or Seller becomes aware of any information previously unknown to it which
makes a representation or warranty contained in this Agreement untrue in any material respect, said party shall promptly disclose
such Information in a written notice to the other party hereto. Provided that the party making the representation, has taken no
willful act to cause the representation to become untrue, said party shall not be in default under this Agreement and the sole
remedy of the other party shall be to either (i) terminate this Agreement by written notice within five (5) business days of the
date on which the non-breaching party becomes aware of such fact (“Notice Date”). In which event this Agreement, without
further action of the parties, shall become null and void such that neither party shall have any further rights or obligations
under this Agreement except for those rights and obligations which by their terms expressly survive any such termination, or (ii)
elect to proceed to Closing. In which case such party shall be deemed to have walved its rights with respect to any such breach
of representation or warranty or (iii), Seller shall reimburse Buyer for actual out of pocket expenses up to $25,000.00, Incurred
by Buyer as a results of such misrepresentation. In the event the non-breaching party falls to deliver such termination notice
to the breaching party on or before the Notice Date, then the non-breaching party shall conclusively be deemed to have elected
to proceed under clause (ii) of the preceding sentence. Seller hereby makes the following warranties and representations to
Buyer and Brokers:


 


(a) Authority
of Seller. Seller is the owner of the Property and/or has the full right, power and authority to sell, convey and transfer
the Properly to Buyer as provided herein, and to perform Seller’s obligations hereunder.


 


(b) Maintenance
During Escrow and Equipment Condition At Closing. Except as otherwise provided in paragraph 9.1(n) hereof, Seller shall maintain
the Property until the Closing in its present condition, ordinary wear and tear excepted.


 


(c) Hazardous
Substances/Storage Tanks. Seller has no knowledge, except as otherwise disclosed to Buyer in writing, of the existence or prior
existence on the Property of any Hazardous Substance, nor of the existence or prior existence of any above or below ground storage
tank.


 


(d) Compliance.
Seller has no knowledge of any aspect or condition of the Property which violates applicable laws, rules, regulations, codes or
covenants, conditions or restrictions, or of improvements or alterations made to the Property without a permit where one was required,
or of any unfulfilled order or directive of any applicable governmental agency or casualty insurance company requiring any investigation,
remediation, repair, maintenance of improvement be performed on the Property.


 


(e) Changes
in Agreements, Prior to the Closing, Seller will not violate or modify any Existing Lease or Other Agreement, or create any
new leases or other agreements affecting the Property, without Buyers written approval, which approval will not be unreasonably
withheld.


 


(f)
Possessory Rights. Seller has no knowledge that anyone will, at the Closing, have any right to possession of the Property,
except as disclosed by this Agreement or otherwise in writing to Buyer.


 


(g)
Mechanics’ Liens. There are no unsatisfied mechanics’ or materialmens’ lien rights concerning the Property.
Seller has no knowledge of any existing mechanics or material mechanics liens concerning Property.


 


(h) Actions,
Suits or Proceedings. Seller has no knowledge of any actions, suits or proceedings pending or threatened before any commission,
board, bureau, agency, arbitrator, court or tribunal that would affect the Property or the right to occupy or utilize same.


 


(i) Notice
of Changes, Seller will promptly notify Buyer and Brokers in writing of any Material Change (see paragraph 9.1(0)) affecting
the Property that becomes known to Seller prior to the Closing.


 


(j) No
Tenant Bankruptcy Proceedings. Seller has no notice or knowledge that any tenant of the Property is the subject of a bankruptcy
or insolvency proceeding.


 


(k) No
Seller Bankruptcy Proceedings. Seller is not the subject of a bankruptcy, insolvency or probate proceeding.


 


(i)
Personal Property. Seller has no knowledge that anyone will, at the Closing, have any right to possession of any personal
property included in the Purchase Price nor knowledge of any liens or encumbrances affecting such personal properly, except as
disclosed by this Agreement or otherwise in writing to Buyer.


 


12.2 Buyer
hereby acknowledges that, except as otherwise stated in this Agreement, Buyer is purchasing the Property in its existing condition
and will, by the time called for herein, make or have waived all inspections of the Property Buyer believes are necessary to protect
its own interest in, and its contemplated use of, the Property. The Parties acknowledge that, except as otherwise stated in this
Agreement, no representations, inducements, promises, agreements, assurances, oral or written, concerning the Property, or any
aspect of the occupational safety and health laws, Hazardous Substance laws, or any other act, ordinance or law, have been made
by either Party or Brokers, or relied upon by either Party hereto.


 


12.3 In
the event that Buyer learns that a Seller representation or warranty is untrue prior to the Closing, and Buyer elects to purchase
the Property anyway then, and in that event, Buyer waives any right that it may have to bring an action or proceeding against Seller
or Brokers regarding said representation or warranty.


 


12.4 Any
environmental reports, soils reports, surveys, and other similar documents which were prepared by third party consultants and provided
to Buyer by Seller or Seller’s representatives, have been delivered as an accommodation to Buyer and without any representation
or warranty as to the sufficiency, accuracy, completeness, and/or validity of said documents, all of which Buyer relies on at its
own risk. Seller believes said documents to be accurate, but Buyer is advised to retain appropriate consultants to review said
documents and investigate the Property.


 


		13.	Possession.



 


Possession of the Property shall
be given to Buyer at the Closing subject to the rights of tenants under Existing Leases.


  


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		14.	Buyer’s Entry.



 


At any time
during the Escrow period, Buyer, and its agents and representatives, shall have the right at reasonable times and subject to rights
of tenants, to enter upon the Property for the purpose of making inspections and tests specified in this Agreement. No destructive
testing shall be conducted, however, without Seller’s prior approval which shall not be unreasonably withheld. Following
any such entry or work, unless otherwise directed in writing by Seller, Buyer shall return the Property to the condition it was
in prior to such entry or work, including the recompaction or removal of any disrupted soil or material as Seller may reasonably
direct. All such inspections and tests and any other work conducted or materials furnished with respect to the Property by or for
Buyer shall be paid for by Buyer as and when due and Buyer shall indemnify, defend, protect and hold harmless Seiler and the Property
of and from any and all claims, liabilities, losses, expenses (including reasonable attorneys’ fees), damages, including
those for injury to person or property, arising out of or relating to any such work or materials or the acts or omissions of Buyer,
its agents or employees in connection therewith.


 


		15.	Further Documents and Assurances.



 


The Parties
shall each, diligently and in good faith, undertake all actions and procedures reasonably required to place the Escrow in condition
for Closing as and when required by this Agreement. The Parties agree to provide all further information, and to execute and deliver
all further documents, reasonably required by Escrow Holder or the Title Company.


 


		16.	Attorneys’ Fees.



 


If any
Party or Broker brings an action or proceeding (including arbitration) involving the Properly whether founded in tort, contract
or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal
thereon, shall be entitled to reasonable attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate
suit, whether or not such action or proceeding is pursued to decision or judgment. The term “Prevailing Party” shall
include, without limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether
by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorneys’
fees award shall not be computed in accordance with any court Fee schedule, but shall be such as to fully reimburse all attorneys’
fees reasonably incurred.


 


		17.	Prior Agreements/Amendments.



 


17.1 This Agreement supersedes
any and all prior agreements between Seller and Buyer regarding the Property.


 


17.2 Amendments to this Agreement
are effective only if made in writing and executed by Buyer and Seller.


 


		18.	Broker’s Rights.



 


		19.	Notices.



 


19.1 Whenever
any Party, Escrow Holder or Brokers herein shall desire to give or serve any notice, demand, request, approval, disapproval or
other communication, each such communication shall be in writing and shall be delivered personally, by messenger or by mail, postage
prepaid, to the address set forth in this Agreement or by facsimile transmission.


 


19.2 Service
of any such communication shall be deemed made on the date of actual receipt if personally delivered. Any such communication sent
by regular mail shall be deemed given 48 hours after the same is mailed. Communications sent by United States Express Mail or overnight
courier that guarantee next day delivery shall be deemed delivered 24 hours after delivery of the same to the Postal Service or
courier. Communications transmitted by facsimile transmission and e-mail shall be deemed delivered upon telephonic confirmation
of receipt (confirmation report from fax machine is sufficient), provided a copy is also delivered via delivery or mail. If such
communication is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day.


 


19.3 Any
Party or Broker hereto may from time to time, by notice in writing, designate a different address to which, or a different person
or additional persons to whom, all communications are thereafter to be made.


 


		20.	Duration of Offer.



 


20.1 If
this offer is not accepted by Seller on or before 5:00 P.M. according to the time standard applicable to the city of Los Angeles
on the date of Tuesday, February 25, 2014, it shall be deemed automatically revoked.


 


20.2 The
acceptance of this offer, or of any subsequent counteroffer hereto, that creates an agreement between the Parties as described
in paragraph 1.2, shall be deemed made upon delivery to the other Party or either Broker herein of a duly executed writing unconditionally
accepting the last outstanding offer or counteroffer.


 


		21.	LIQUIDATED DAMAGES. (This Liquidated Damages paragraph
is applicable only if initialed by both Parties).



THE
PARTIES AGREE THAT IT WOULD BE IMPRACTICABLE OR EXTREMELY DIFFICULT TO FIX, PRIOR TO SIGNING THIS AGREEMENT, THE ACTUAL DAMAGES
WHICH WOULD BE SUFFERED BY SELLER IF BUYER FAILS TO PERFORM ITS OBLIGATIONS UNDER THIS AGREEMENT. THEREFORE, IF, AFTER THE SATISFACTION
OR WAIVER OF ALL CONTINGENCIES PROVIDED FOR THE BUYER’S BENEFIT, BUYER BREACHES THIS AGREEMENT, SELLER SHALL BE ENTITLED
TO LIQUIDATED DAMAGES IN THE AMOUNT OF Actual amount held by Escrow. UPON PAYMENT OF SAID SUM TO SELLER, BUYER SHALL BE
RELEASED FROM ANY FURTHER LIABILITY TO SELLER, AND ANY ESCROW CANCELLATION FEES AND TITLE COMPANY CHARGES SHALL BE PAID BY SELLER.


 





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		22.	ARBITRATION
                                         OF DISPUTES. (This Arbitration of Disputes paragraph is applicable only if
                                         initialed by both Parties)



 


22.1
ANY CONTROVERSY AS TO WHETHER SELLER IS ENTITLED TO THE LIQUIDATED DAMAGES AND/OR BUYER IS ENTITLED TO THE RETURN OF DEPOSIT MONEY,
SHALL BE DETERMINED BY BINDING ARBITRATION BY, AND UNDER THE COMMERCIAL RULES OF THE AMERICAN ARBITRATION ASSOCIATION (“COMMERCIAL
RULES”). ARBITRATION HEARINGS SHALL BE HELD IN THE COUNTY WHERE THE PROPERTY IS LOCATED. ANY SUCH CONTROVERSY
SHALL BE ARBITRATED BY 3 ARBITRATORS WHO SHALL BE IMPARTIAL REAL ESTATE BROKERS WITH AT LEAST 5 YEARS OF FULL TIME EXPERIENCE
IN BOTH THE AREA WHERE THE PROPERTY IS LOCATED AND THE TYPE OF REAL ESTATE THAT IS THE SUBJECT OF THIS AGREEMENT. THEY SHALL BE
APPOINTED UNDER THE COMMERCIAL RULES. THE ARBITRATORS SHALL HEAR AND DETERMINE SAID CONTROVERSY IN ACCORDANCE WITH APPLICABLE
LAW, THE INTENTION OF THE PARTIES AS EXPRESSED IN THIS AGREEMENT AND ANY AMENDMENTS THERETO, AND UPON THE EVIDENCE PRODUCED AT
AN ARBITRATION HEARING. PRE-ARBITRATION DISCOVERY SHALL BE PERMITTED IN ACCORDANCE WITH THE COMMERCIAL RULES OR STATE LAW APPLICABLE
TO ARBITRATION PROCEEDINGS. THE AWARD SHALL BE EXECUTED BY AT LEAST 2 OF THE 3 ARBITRATORS, BE RENDERED WITHIN 30 DAYS AFTER THE
CONCLUSION OF THE HEARING, AND MAY INCLUDE ATTORNEYS’ FEES AND COSTS TO THE PREVAILING PARTY PER PARAGRAPH 16 HEREOF, JUDGMENT
MAY BE ENTERED ON THE AWARD IN ANY COURT OF COMPETENT JURISDICTION NOTWITHSTANDING THE FAILURE OF A PARTY DULY NOTIFIED OF THE
ARBITRATION HEARING TO APPEAR THEREAT.


 


22.2 BUYER’S
RESORT TO OR PARTICIPATION IN SUCH ARBITRATION PROCEEDINGS SHALL NOT BAR SUIT IN A COURT OF COMPETENT JURISDICTION BY THE BUYER
FOR DAMAGES AND/OR SPECIFIC PERFORMANCE UNLESS AND UNTIL THE ARBITRATION RESULTS IN AN AWARD TO THE SELLER OF LIQUIDATED DAMAGES,
IN WHICH EVENT SUCH AWARD SHALL ACT AS A BAR AGAINST ANY ACTION BY BUYER FOR DAMAGES AND/OR SPECIFIC PERFORMANCE.


 


22.3 NOTICE:
BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE “ARBITRATION
OF DISPUTES” PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU
MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL
RIGHTS TO DISCOVERY AND APPEAL, UNLESS SUCH RIGHTS ARE SPECIFICALLY INCLUDED IN THE “ARBITRATION OF DISPUTES” PROVISION.
IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY
OF THE CALIFORNIA CODE OF CIVIL PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION IS VOLUNTARY.


 


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WE HAVE READ AND UNDERSTAND THE FOREGOING
AND AGREE TO SUBMIT DISPUTES ARISING OUT OF THE MATTERS INCLUDED IN THE “ARBITRATION OF DISPUTES” PROVISION TO NEUTRAL
ARBITRATION.


 


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		23.	Miscellaneous.



 


23.1 Binding Effect.   This
Agreement shall be binding on the Parties without regard to whether or not paragraphs 21 and 22 are initialed by both of the Parties.
Paragraphs 21 and 22 are each incorporated into this Agreement only if initialed by both Parties at the time that the Agreement
is executed.


 


23.2 Applicable
Law.   This Agreement shall be governed by, and paragraph 22.3 is amended to refer to, the laws of the state
in which the Property is located. Any litigation or arbitration between the Parties hereto concerning this Agreement shall be initiated
in the county in which the Property is located.


 


23.3 Time of Essence.   Time
is of the essence of this Agreement.


 


23.4 Counterparts.   This
Agreement may be executed by Buyer and Seller in counterparts, each of which shall be deemed an original, and all of which together
shall constitute one and the same instrument. Escrow Holder, after verifying that the counterparts are identical except for the
signatures, is authorized and instructed to combine the signed signature pages on one of the counterparts, which shall then constitute
the Agreement.


 


23.5 Waiver of Jury
Trial.   THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR PROCEEDING INVOLVING
THE PROPERTY OR ARISING OUT OF THIS AGREEMENT.


 


23.6 Conflict.   Any
conflict between the printed provisions of this Agreement and the typewritten or handwritten provisions shall be controlled by
the typewritten or handwritten provisions.


 


23.7 1031 Exchange.
   Both Seller and Buyer agree to cooperate with each other in the event that either or both wish to participate in a 1031 exchange.
Any party initiating an exchange shall bear all costs of such exchange.


 


23.8 Days.
   Unless otherwise specifically indicated to the contrary, the word “days” as used in this Agreement
shall mean and refer to calendar days.


 


		24.	Disclosures Regarding The Nature of a Real Estate Agency Relationship.



 


24.1 The Parties and
Brokers agree that their relationship(s) shall be governed by the principles set forth in the applicable sections of the California
Civil Code, as summarized in paragraph 24.2.


 


24.2 When entering
into a discussion with a real estate agent regarding a real estate transaction, a Buyer or Seller should from the outset understand
what type of agency relationship or representation it has with the agent or agents in the transaction. Buyer and Seller acknowledge
being advised by the Brokers in this transaction, as follows:


 


(a) Seller’s
Agent. A Seller’s agent under a listing agreement with the Seller acts as the agent for the Seller only. A Seller’s
agent or subagent has the following affirmative obligations; (1) To the Seller: A fiduciary duty of almost care,
integrity, honesty, and loyalty in dealings with the Seller. (2) To the Buyer and the Seller: a. Diligent exercise
of reasonable skills and care in performance of the agent’s duties. b. A duty of honest and fair dealing and good faith.
c. A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not
known to, or within the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party
any confidential information obtained from the other Party which does not involve the affirmative duties set forth above.


 


(b) Buyer’s
Agent. A selling agent can, with a Buyer’s consent, agree to act as agent for the Buyer only. In these situations,
the agent is not the Seller’s agent, even if by agreement the agent may receive compensation for services rendered,
either in full or in part from the Seller. An agent acting only for a Buyer has the following affirmative obligations. (1) To
the Buyer: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Buyer. (2) To the
Buyer and the Seller: a. Diligent exercise of reasonable skills and care in performance of the agent’s duties. b. A
duty of honest and fair dealing and good faith. c. A duty to disclose all facts known to the agent materially affecting the
value or desirability of the property that are not known to, or within the diligent attention and observation of, the
Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which
does not involve the affirmative duties set forth above.


 


(c) Agent Representing
Both Seller and Buyer. A real estate agent, either acting directly or through one or more associate licenses, can legally
be the agent of both the Setter and the Buyer in a transaction, but only with the knowledge and consent of both the Seller and
the Buyer. (1) In a dual agency situation, the agent has the following affirmative obligations to both the Seller and the Buyer:
a. A fiduciary duty of utmost care, integrity honesty and loyalty in the dealings with either Seller or the Buyer. b. Other duties
to the Seller and the Buyer as stated above in their respective sections (a) or (b) of this paragraph 24.2. (2) In representing
both Seller and Buyer, the agent may not without the express permission of the respective Party, disclose to the other Party that
the Seller will accept a price less than the listing price or that the Buyer will pay a price greater than the price offered.
(3) The above duties of the agent in a real estate transaction do not relieve a Seller or Buyer from the responsibility to protect
their own interests. Buyer and Seller should carefully read all agreements to assure that they adequately express their understanding
of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired,
consult a competent professional.


 


(d) Further Disclosures.
Throughout this transaction Buyer and Seller may receive more than one disclosure, depending upon the number of agents assisting
in the transaction. Buyer and Seller should each read its contents each time it is presented, considering the relationship between
them and the real estate agent in this transaction and that disclosure. Brokers have no responsibility with respect to any default
or breach hereof by either Party. The Parties agree that no lawsuit or other legal proceeding involving any breach of duty, error
or omission relating to this transaction may be brought against Broker more than one year after the Date of Agreement and that
the liability (including court costs and attorneys’ fees), of any Broker with respect to any breach of duty, error or omission
relating to this Agreement shall not exceed the fee received by such Broker pursuant to this Agreement; provided, however, that
the foregoing limitation on each Broker’s liability shall not be applicable to any gross negligence or willful misconduct
of such Broker.


 


24.3 Confidential
Information: Buyer and Seller agree to identify to Brokers as “Confidential” any communication or information given
Brokers that is considered by such Party to be confidential.


 


25.   Construction of Agreement. In
construing this Agreement, all headings and titles are for the convenience of the Parties only and shall not be considered a part
of this Agreement. Whenever required by the context, the singular shall include the plural and vice versa. Unless otherwise specifically
indicated to the contrary, the word “days” as used in this Agreement shall mean and refer to calendar days. This Agreement
shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties
had prepared it,


 


		26	Additional Provisions:



 


Additional provisions of this offer, if
any, are as follows or are attached hereto by an addendum consisting of paragraphs 28 through 33. (If there are no additional provisions
write “NONE”.)


 


	 
	 
	 
	 
	 
	 
	 
	 
	 
	 
	 
	 
	 
	 
	 
	 


 


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        ATTENTION: NO REPRESENTATION OR RECOMMENDATION
        IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES
        OF THIS AGREEMENT OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:

         

        1.       SEEK
        ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS AGREEMENT.

        2.       RETAIN
        APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PROPERTY. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED
        TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PROPERTY, THE INTEGRITY AND CONDITION OF ANY STRUCTURES AND
        OPERATING SYSTEMS, AND THE SUITABILITY OF THE PROPERTY FOR BUYER’S INTENDED USE.

         

        WARNING: IF THE PROPERTY IS LOCATED IN
        A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THIS AGREEMENT MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE
        IN WHICH THE PROPERTY IS LOCATED.



 


NOTE:


 


1.         THIS
FORM IS NOT FOR USE IN CONNECTION WITH THE SALE OF RESIDENTIAL PROPERTY.





2.         IF
EITHER PARTY IS A CORPORATION, IT IS RECOMMENDED THAT THIS AGREEMENT BE SIGNED BY TWO CORPORATE OFFICERS.


 


The undersigned Buyer offers and agrees
to buy the Property on the terms and conditions stated and acknowledges receipt of a copy hereof.


 


	BROKER:	       	BUYER:
	 	 	 
	Commercial Asset Group	 	Ratner Property Management
	 	 	 
	 	 	 
	Attn:	             	 	By:	/S/ ADOM RATNER-STAUBER
	Title:	 	 	Date:	2/25/14
	Address:	 	 	Name Printed:	Adom Ratner-Stauber
	 	 	 	Title:	 
	Telephone:(____)	 	 	Telephone:(____)	 
	Facsimile:(____)	 	 	Facsimile:(____)	 
	Email:	 	 	Email:	 
	Federal ID No.	 	 	 
	 	 	 	By:	 
	Broker/Agent DRE License #:                                            	 	Date:	 
	 	 	Name Printed:	 
	 	 	Title:	 
	 	 	Address:	 
	 	 	Telephone:(          )	 
	 	 	Facsimile:(____)	 
	 	 	Email:	 
	 	 	Federal ID No.	 


 


		27.	Acceptance.



 


27.1 Seller accepts
the foregoing offer to purchase the Properly and hereby agrees to sell the Property to Buyer on the terms and conditions therein
specified.


 


27.2
Seller acknowledges that Brokers have been retained to locate a Buyer and are the procuring cause of the purchase and sale of
the Property set forth in this Agreement. In consideration of real estate brokerage service rendered by Brokers, Seller
agrees to pay Brokers a real estate Brokerage Fee pursuant to separate agreement, if, and only if, Closing occurs. This
Agreement shall serve as an irrevocable instruction to Escrow Holder to pay such Brokerage Fee to Brokers out of the proceeds
accruing to the account of Seller at the Closing.


 


27.3 Seller acknowledges
receipt of a copy hereof and authorizes Brokers to deliver a signed copy to Buyer.


 


NOTE: A PROPERTY INFORMATION SHEET IS
REQUIRED TO BE DELIVERED TO BUYER BY SELLER UNDER THIS AGREEMENT.


 


	BROKER:	       	SELLER:
	 	 	 
	Colliers
    International Greater Los Angeles Inc. 	 	Eaco
    Corporation
	 	 	 
	Attn:	 	 	By:	  /S/ GLEN F. CEILEY
	Title:	 	 	Date: 	 
	Address: 	16830
    Ventura Boulevard, Suite J	 	Name Printed:	 
	Encino,
    California 91436	 	Title:	 
	Telephone:	(818)
    905-5800	 	Telephone:(____)	 
	Facsimile:	(818)
    325-4000	 	Facsimile:(____)	 
	Email:	 	 	Email:	 
	Federal ID No.:	 	 	 	 
	 	 	 	By:	 
	Broker/Agent DRE
    License #:   CI: 01908231                             	 	Date:	 
	 	 	Name Printed:	 
	 	 	Title:	 
	 	 	Address: 	1500
    N. Lakeview Ave.
	 	 	Anaheim,
    CA 92807
	 	 	Telephone:(         
    )	 
	 	 	Facsimile:(____)	 
	 	 	Email:	 
	 	 	Federal ID No.:	 


 


	/s/ GC	PAGE 8 OF 9	/s/ AR
	 	 	 
	INITIALS	 	INITIALS


 


	©2003 - AIR COMMERCIAL REAL ESTATE ASSOCIATION	FORM OFA-11-04/12E


 




    	 



    	 



    

  





NOTICE: These forms are often modified
to meet changing requirements of law and industry needs. Always write or call to make sure you are utilizing the most current
form: AIR Commercial Real Estate Association, 500 N Brand Blvd. Suite 900, Glendale, CA 91203.


Telephone No. (213) 687-8777, Fax No.:
(213) 687-8616.


 


© Copyright 2003 By AIR Commercial
Real Estate Association.


All rights reserved.


No part of these works may be reproduced
in any form without permission in writing.


 


	/s/ GC	PAGE 9 OF 9	/s/ AR
	 	 	 
	INITIALS	 	INITIALS


 


	©2003 - AIR COMMERCIAL REAL ESTATE ASSOCIATION	FORM OFA-11-04/12E


 




    	 



    	 



    

 


ADDENDUM TO STANDARD OFFER, AGREEMENT
AND ESCROW INSTRUCTIONS FOR PUCHASE OF REAL PROPERTY DATED FOR REFERENCE PURPOSES ONLY, FEBRUARY 24, 2014 BY AND BETWEEN: RATNER
PROPERTY MANAGEMENT OR ASSIGNEE AS BUYER AND EACO CORPORATION AS SELLER FOR PROPERTY 12458-12460 GLADSTONE AVENUE, SYLMAR, CALIFORNIA.


 


Buyer and Seller hereby agree to amend
the terms and conditions of the above described lease as follows:


 


	28. AS-IS PROVISIONS:	 	“AS IS” SALE. EXCEPT FOR THE REPRESENTATIONS, WARRANTIES AND TERMS EXPRESSLY SET FORTH IN THIS AGREEMENT, BUYER AGREES THAT IT IS PURCHASING THE PROPERTY ON AN “AS IS” BASIS BASED ON ITS OWN INVESTIGATION OF THE PROPERTY AND THE SELLER’S MANDATORY DISCLOSURE STATEMENT, AND THAT SELLER HAS NOT MADE ANY REPRESENTATION, WARRANTY OR GUARANTY, EXPRESS OR IMPLIED, OTHER THAN AS SET FORTH IN THIS AGREEMENT. BUYER IS A SOPHISTICATED REAL ESTATE INVESTOR AND IS, OR WILL BE AS OF THE CLOSE OF ESCROW, FAMILIAR WITH THE PROPERTY AND ITS SUITABILITY FOR BUYER’S INTENDED USE.
	 	 	 
	29. RELEASE PROVISIONS:	 	Buyer hereby releases Seller from any and all liability in connection with any claims which Buyer may have against Seller, and Buyer hereby agrees that it will not assert any claims, for contribution, cost recovery, diminution in value or otherwise, against Seller relating directly or indirectly to the existence of Hazardous Materials or Hazardous Substances (as such terms are defined below) on, or environmental conditions of, the Property unless Seller was aware of such conditions intentionally not disclosed to Buyer, in which case this release shall not apply. In furtherance of this intention, Buyer hereby expressly waives any and all rights and benefits conferred upon it by the provisions of California Civil Code Section 1542, which provides as follows:
	 	 	 
	 	 	“A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM OR HER MUST HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR.”


 


	 	 	/s/ AR
	 	 	BUYER’S INITIALS


 


	 	 	
        Buyer acknowledges that the foregoing acknowledgments,
        releases and waivers including without limitation the waiver of the provisions of California Civil Code Section 1542 were expressly
        bargained for. As used herein, the term “Hazardous Materials” or “Hazardous Substances” mean:

        hazardous wastes, hazardous substances,
        hazardous constituents, toxic substances or related materials, whether solids, liquids or gases, including, but not limited to
        substances defined as “hazardous wastes,” “hazardous substances,” “toxic substances,” “pollutants,”
        “contaminants,” “radioactive materials,” or other similar designations in, or otherwise subject to regulation
        under the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. § 9601 et seq., as amended
        by the Superfund Amendments and



 


	 	Initials:	/s/ GC
	 	 	/s/ AR


 




    	 



    	 



    

 


ADDENDUM TO STANDARD OFFER, AGREEMENT
AND ESCROW INSTRUCTIONS FOR PUCHASE OF REAL PROPERTY DATED FOR REFERENCE PURPOSES ONLY, FEBRUARY 24, 2014 BY AND BETWEEN: RATNER
PROPERTY MANAGEMENT OR ASSIGNEE AS BUYER AND EACO CORPORATION AS SELLER FOR PROPERTY 12458-12460 GLADSTONE AVENUE, SYLMAR, CALIFORNIA.


 


	 	 	Reauthorization Act of 1986, 42 U.S.C. § 11001, et seq.; the Toxic Substance Control Act, 15 U.S.C. § 2601 et seq.; the Hazardous Materials Transportation Act, 49 U.S.C. § 1802; the Resource Conservation and Recovery Act, 42 U.S.C. § 6901 et seq.; the Clean Water Act, 33 U.S.C. § 1251 et seq.; the Safe Drinking Water Act, 42 U.S.C. § 300(f) et seq.; the Clean Air Act, 42 U.S.C. § 7401 et seq.; the Solid Waste Disposal Act, 42 U.S.C. § 3251 et seq.; Sections 25115, 25117, 25122.7, 25140, 25249.8, 25281, 25316, 25501 and 25316 of the California Health and Safety Code; and Article 9 or Article 11 of Title 22 of the California Administrative Code, Division 4, Chapter 20; all as amended from time to time, and any similar state statutes; as the same may be amended from time to time; and in any permits, licenses, approvals, plans, rules, regulations or ordinance adopted, or other criteria and guidelines promulgated pursuant to the preceding laws or other similar federal, state or local laws, regulations, rules or ordinances now or hereafter in effect relating to environmental matters (collectively, the “Environmental Laws”); and any other substances, constituents or wastes subject to any applicable federal, state or local law, regulation or ordinance, including any Environmental Law now or hereafter in effect, including but not limited to petroleum, refined petroleum products, waste oil, waste aviation or motor vehicle fuel, and asbestos.
	 	 	 
	30. SELLER DEFAULT:	 	If Seller defaults in its obligations to sell and convey the Property to Buyer pursuant to this Agreement, Buyer’s sole and exclusive remedy shall be to elect one of the following: (a) to terminate this Agreement, in which event Buyer shall be entitled to the return by Escrow Holder to Buyer of the Deposit and Seller shall reimburse Buyer for actual out of pocket due diligence costs up to $25,000.00, or (b) to bring a suit for specific performance provided that any suit for specific performance must be brought as to the Property within sixty (60) days of Seller’s default, Buyer’s waiving the right to bring suit at any later date to the extent permitted by law. This Agreement confers no present right, title or interest in the Property to Buyer and Buyer agrees not to file a lis pendens or other similar notice against the Property except in connection with, and after, the proper filing of a suit for specific performance.
	 	 	 
	31. ASSIGNMENT:	 	Notwithstanding anything in Paragraph 1.1 to the contrary, Buyer shall not assign any of its rights, obligations or liabilities hereunder, except that Buyer may assign this Agreement or its rights, obligations or liabilities hereunder to an Assignee provided that such assignment does not have the effect of delaying the Closing in any respect and provided further that such assignment shall not relieve Buyer of any of its obligations under this Agreement.
	 	 	 
	32. BUYER’S INDEMNIFICATION	 	Buyer shall indemnify, defend, and hold harmless Seller and Seller’s employees, partners, subsidiaries, parents, affiliates, shareholders, officers, directors, attorneys, agents, and affiliates, and its predecessors, successors and assigns, from and against all liabilities, claims, losses, actions, damages, fines, costs, expenses, causes of action and demands arising out of Buyer’s failure to perform or satisfy any of its contractual or legal obligations arising from the ownership and operation of the Property to the extent such obligations relate and are applicable to periods on or after the Closing Date


 


	 	Initials:	/s/ GC
	 	 	/s/ AR


 




    	 



    	 



    

 


ADDENDUM TO STANDARD OFFER, AGREEMENT
AND ESCROW INSTRUCTIONS FOR PUCHASE OF REAL PROPERTY DATED FOR REFERENCE PURPOSES ONLY, FEBRUARY 24, 2014 BY AND BETWEEN: RATNER
PROPERTY MANAGEMENT OR ASSIGNEE AS BUYER AND EACO CORPORATION AS SELLER FOR PROPERTY 12458-12460 GLADSTONE AVENUE, SYLMAR, CALIFORNIA. 



 


	33. SELLER’S INDEMNIFICATION	 	Seller shall indemnify,
    defend, and hold harmless Buyer and Buyer’s employees, partners, subsidiaries, parents, affiliates, shareholders, officers,
    directors, attorneys, agents, and affiliates, and their predecessors, successors and assigns, from and against all liabilities,
    claims, losses, actions, damages, fines, costs, expenses, causes of action and demands arising out of Seller’s failure
    to perform or satisfy any of its contractual or legal obligations arising from the ownership and operation of the Property
    to the extent such obligations relate and are applicable to periods prior to the Closing Date.


 


CONSULT YOUR ATTORNEY/ADVISORS -
This document has been prepared for approval by your attorney. No representation or recommendation is made by Colliers International
Greater Los Angeles, Inc. or the American Industrial Real Estate Association (A.I.R.), or their agents or employees, regarding
this document or the transaction to which it relates. These are questions for your attorney.


 


On any real estate transaction, it is recommended
that you consult with a professional, such as a civil engineer, industrial hygienist or other person with experience in evaluating
the condition of the property, including the possible presence of asbestos, hazardous materials and underground storage tanks.


 


In addition, please be advised that an
Owner or Tenant of real property may be subject to the Americans with Disabilities Act (the ADA), a Federal law codified at 42
USC Section 12101 et seq. Among other requirements of the ADA that could apply to your property, Title III of the ADA requires
Owners and Tenants of “public accommodations” to remove barriers to access by disabled persons and provide auxiliary
aids and services for hearing, vision or speech impaired persons by January 26, 1992. The regulations under Title III of the ADA
are codified at 28 CFR Part 36.


 


Colliers International Greater Los Angeles,
Inc. recommends that you and your attorney, engineer and/or architect review the ADA and the regulations, and, if appropriate,
your proposed lease agreement, to determine if this law would apply to you, and the nature of the equipment.


 


All other terms and conditions of the above
described lease shall remain unchanged


 


	BUYER:	 	SELLER:
	RATNER PROPERTY MANAGEMENT OR ASSIGNEE	 	EACO CORPORATION
	 	 	 
	BY:	/S/ ADOM RATNER-STAUBER	 	BY:	  /S/ GLEN F. CEILEY
	 	 	 	 	 
	BY: 	Adom Ratner-Stauber	 	BY:	 


 


	 	Initials:	/s/ GC
	 	 	/s/ AR