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|                                                              | Page |
|-------------------------------------------------------------------|------|
| ARTICLE 1 - CERTAIN DEFINITIONS                                   | 1    |
| ARTICLE 2 - SALE OF PROPERTY                                      | 10   |
| ARTICLE 3 - PURCHASE PRICE                                        | 10   |
|                                                              | 3.1  | Earnest Money Deposit | 10 |
|                                                              | 3.2  | Buyer’s Extension | 10 |
|                                                              | 3.3  | Cash at Closing | 11 |
| ARTICLE 4 - TITLE MATTERS                                         | 11   |
|                                                              | 4.1  | Title to Real Property | 11 |
|                                                              | 4.2  | Title Defects | 11 |
|                                                              | 4.3  | Title Insurance | 13 |
| ARTICLE 5 - BUYER’S DUE DILIGENCE/CONDITION OF THE PROPERTY | 13   |
|                                                              | 5.1  | Buyer’s Due Diligence | 13 |
|                                                              | 5.2  | As-Is Sale | 14 |
|                                                              | 5.3  | Termination of Agreement During Due Diligence Period | 15 |
|                                                              | 5.4  | Natural Hazard Disclosures | 15 |
|                                                              | 5.5  | Buyer’s Certificate | 16 |
| ARTICLE 6 - ADJUSTMENTS AND PRORATIONS                            | 16   |
|                                                              | 6.1  | Lease Rentals and Other Revenues | 16 |
|                                                              | 6.2  | Reimbursable Lease Expenses | 17 |
|                                                              | 6.3  | Real Estate and Personal Property Taxes | 17 |
|                                                              | 6.4  | Other Property Operating Expenses | 18 |
|                                                              | 6.5  | Closing Costs | 19 |
|                                                              | 6.6  | Cash Security Deposits | 19 |
|                                                              | 6.7  | Apportionment Credit | 19 |
|                                                              | 6.8  | Delayed Adjustment; Deliver of Operating and Other Financial Statements | 19 |
| ARTICLE 7 - CLOSING                                               | 52   |
|                                                              | 7.1  | Closing Date | 20 |
|                                                              | 7.2  | Title Transfer and Payment of Purchase Price | 20 |
|                                                              | 7.3  | Seller’s Closing Deliveries | 20 |
|                                                              | 7.4  | Buyer’s Closing Deliveries | 22 |
| ARTICLE 8 - CONDITIONS TO CLOSING                                 | 23   |
|                                                              | 8.1  | Conditions to Seller’s Obligations | 23 |
|                                                              | 8.2  | Conditions to Buyer’s Obligations | 24 |
|                                                              | 8.3  | Waiver of Failure of Conditions Precedent | 25 |
|                                                              | 8.4  | Approvals not a Condition to Buyer’s Performance | 25 |
| ARTICLE 9 - REPRESENTATIONS AND WARRANTIES                        | 26   |
|                                                              | 9.1  | Buyer’s Representations | 26 |

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|                               | 9.2   | Seller’s Representations                                           | 27 |
|------------------------------------|-------|--------------------------------------------------------------------------|----|
|                               | 9.3   | General Provisions                                                       | 29 |
| ARTICLE 10 - COVENANTS             | 32    |
|                               | 10.1  | Buyer’s Covenants                                                  | 32 |
|                               | 10.2  | Seller’s Covenants                                                 | 33 |
|                               | 10.3  | Mutual Covenants                                                         | 34 |
| ARTICLE 11 - DEFAULT               | 36    |
|                               | 11.1  | To Seller’s Obligations                                            | 36 |
|                               | 11.2  | To Buyer’s Obligations                                             | 37 |
| ARTICLE 12 - CONDEMNATION/CASUALTY | 37    |
|                               | 12.1  | Right to Terminate                                                       | 37 |
|                               | 12.2  | Allocation of Proceeds and Awards                                        | 38 |
|                               | 12.3  | Insurance                                                                | 38 |
|                               | 12.4  | Waiver                                                                   | 38 |
| ARTICLE 13 - ESCROW PROVISIONS     | 38    |
| ARTICLE 14 - LEASING MATTERS       | 40    |
|                               | 14.1  | New Leases; Lease Modifications                                          | 40 |
|                               | 14.2  | Lease Enforcement                                                        | 40 |
|                               | 14.3  | Lease Expenses                                                           | 41 |
| ARTICLE 15 - MISCELLANEOUS         | 41    |
|                               | 15.1  | Buyer’s Assignment                                                 | 41 |
|                               | 15.2  | Designation Agreement                                                    | 43 |
|                               | 15.3  | Survival / Merger                                                        | 43 |
|                               | 15.4  | Integration; Waiver                                                      | 44 |
|                               | 15.5  | Governing Law                                                            | 44 |
|                               | 15.6  | Captions Not Binding; Exhibits                                           | 44 |
|                               | 15.7  | Binding Effect                                                           | 44 |
|                               | 15.8  | Severability                                                             | 44 |
|                               | 15.9  | Notices                                                                  | 44 |
|                               | 15.10 | Counterparts                                                             | 46 |
|                               | 15.11 | No Recordation                                                           | 46 |
|                               | 15.12 | Additional Agreements; Further Assurances                                | 46 |
|                               | 15.13 | Construction                                                             | 46 |
|                               | 15.14 | Intentionally Omitted                                                    | 46 |
|                               | 15.15 | Maximum Aggregate Liability                                              | 47 |
|                               | 15.16 | Time of Essence                                                          | 47 |
|                               | 15.17 | Jurisdiction                                                             | 47 |
|                               | 15.18 | Resolution of Disputes                                                   | 47 |
|                               | 15.19 | Facsimile Signatures                                                     | 48 |
|                               | 15.20 | Attorneys’ Fees; Referee and Reference Proceeding Fees and Charges | 49 |

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|   | Exhibit A | Legal Description |
|--------|-----------|-------------------|

|   | Exhibit B | List of Contracts |
|--------|-----------|-------------------|

|   | Exhibit C | Form of As-Is Certificate and Agreement |
|--------|-----------|-----------------------------------------|

|   | Exhibit D | Form of Deed |
|--------|-----------|--------------|

|   | Exhibit E | Form of Bill of Sale |
|--------|-----------|----------------------|

|   | Exhibit F | Form of Assignment of Leases |
|--------|-----------|------------------------------|

|   | Exhibit G | Form of Assignment of Intangible Property |
|--------|-----------|-------------------------------------------|

|   | Exhibit H | Form of Notice to Tenants |
|--------|-----------|---------------------------|

|   | Exhibit I | Form of FIRPTA Affidavit |
|--------|-----------|--------------------------|

|   | Exhibit J-1 | Form of Managing Member’s Authority Certificate |
|--------|-------------|-------------------------------------------------------|

|   | Exhibit J-2 | Form of Seller’s Authority Certificate |
|--------|-------------|----------------------------------------------|

|   | Exhibit K-1 | Form of Title Affidavit |
|--------|-------------|-------------------------|

|   | Exhibit K-2 | Form of Gap Indemnity |
|--------|-------------|-----------------------|

|   | Exhibit L | Form of Tenant Estoppel Certificate |
|--------|-----------|-------------------------------------|

|   | Exhibit M | Notices of Litigation, Contract Defaults and Governmental Violations |
|--------|-----------|----------------------------------------------------------------------|

|   | Exhibit N | List of Tenants |
|--------|-----------|-----------------|

|   | Exhibit O | Buyer’s Form of SNDA |
|--------|-----------|----------------------------|

|   | Exhibit P | Property Documents |
|--------|-----------|--------------------|

|   | Exhibit Q | 8-k Requirements |
|--------|-----------|------------------|

|   | Exhibit R | Audit Letter |
|--------|-----------|--------------|

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CERTAIN DEFINITIONS

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|   | (a) | Buyer shall be “deemed to know” of the existence of a fact or circumstance to the extent that: |
|--------|-----|------------------------------------------------------------------------------------------------------------|

|   | (i) | any Buyer’s Representative knows of such fact or circumstance, or |
|--------|-----|-------------------------------------------------------------------------|

|   | (ii) | such fact or circumstance is disclosed by this Agreement, the Closing Documents executed by Seller, the Documents, any estoppel certificate executed by any tenant of the Property and delivered to any Buyer’s Representatives, or any Buyer’s Reports. |
|--------|------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (b) | Buyer shall be “deemed to know” that any Seller’s Warranty is untrue, inaccurate or incorrect to the extent that: |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------|

|   | (i) | any Buyer’s Representative has knowledge of information which would make such Seller’s Warranty untrue, inaccurate or incorrect, or |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ii) | this Agreement, the Closing Documents executed by Seller, the Documents, any estoppel certificate executed by any tenant of the Property and delivered to any Buyer’s Representatives, or any Buyer’s Reports contains information which would make such Seller’s Warranty untrue, inaccurate or incorrect. |
|--------|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (a) | the Contracts; and |
|--------|-----|--------------------|

|   | (b) | to the extent that the same are in effect as of the Closing Date, any licenses, permits and other written authorizations necessary for the use, operation or ownership of the Real Property; and |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (c) | any guaranties and warranties in effect with respect to any portion of the Real Property or the Personal Property as of the Closing Date; and |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------|

|   | (d) | the rights of Seller (if any) to the name “Terraces at Copley Point” (it being acknowledged by Buyer that Seller does not have exclusive rights (and in fact may have no rights) to use such name and that Seller has not registered the same in any manner). |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (a) | any condemnation or eminent domain proceedings that occurs after the Commencement Date, if and only if the portion of the Property that is the subject of such proceedings has a value in excess of One Million Dollars ($1,000,000), as reasonably determined by Seller and reasonably agreed upon by Buyer; and |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | any casualty that occurs after the Commencement Date, if and only if either (i) the casualty is an uninsured casualty exceeding One Million Dollars ($1,000,000) to repair and Seller, in its sole and absolute discretion, does not elect to cause the damage to be repaired or restored or give Buyer a credit at Closing for such repair or restoration, or (ii) the portion of the Property that is damaged or destroyed has a cost of repair that is in excess of One Million Dollars ($1,000,000), as reasonably determined by Seller and reasonably agreed upon by Buyer; and |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (c) | any condemnation or casualty the repair or restoration of which to substantially the same condition existing prior to such casualty or condemnation is reasonably estimated by Buyer to take more than one hundred twenty (120) days from the date of the occurrence of such casualty or condemnation. |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | (a) | any Title Objections to the extent (and only to the extent) that the same (i) have not been caused by any Buyer’s Representatives, and (ii) constitute any of the following: |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (A) | liens evidencing monetary encumbrances (other than liens for non-delinquent general real estate taxes) (“Monetary Liens”) that are created as a result of the intentional acts or omissions of Seller or its agents and affiliates, including, without limitation, the documents evidencing or securing that certain mortgage indebtedness owed to JPMorgan Chase Bank, N.A.; or |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (B) | liens or encumbrances (other than Monetary Liens) created by Seller or its agents and affiliates after the Commencement Date in violation of Subsection 4.2.2. |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | any exception to title that Seller has specifically agreed in writing to Remove pursuant to the terms of Section 4.2.1(b). |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------|

|   | (a) | with respect to any condemnation or eminent domain proceedings with respect to any portion of the Property that occurs after the Commencement Date, (i) the costs, expenses and fees, including reasonable attorneys’ fees, expenses and disbursements, incurred by Seller in connection with obtaining payment of any award or proceeds in connection with any such condemnation or eminent domain proceedings, and (ii) any portion of any such award or proceeds that is allocable to loss of use of the Property prior to Closing; and |
|--------|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | with respect to any casualty to any portion of the Property that occurs after the Commencement Date, (i) the costs, expenses and fees, including reasonable attorneys’ fees, expenses and disbursements, incurred by Seller in connection with the negotiation and/or settlement of any casualty claim with an insurer with respect to the Property, (ii) the proceeds of any rental loss, business interruption or similar insurance that are allocable to the period prior to the Closing Date, and (iii) the reasonable and actual costs incurred by Seller in stabilizing the Property following a casualty. |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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SALE OF PROPERTY

PURCHASE PRICE

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TITLE MATTERS

| (a)   | Prior to the expiration of the Due Diligence Period, Buyer shall have the right to object in writing to any title matters that appear on the Title Commitment, the Survey, and any supplemental title reports or updates to the Title Commitment (whether or not such matters constitute Permitted Exceptions).  In addition, after the expiration of the Due Diligence Period, Buyer shall have the right to object in writing to any title matters which are not Permitted Exceptions that may first appear on any supplemental title reports or updates to the Title Commitment or Survey issued after the expiration of the Due Diligence Period so long as such objection is made by Buyer within five (5) business days after Buyer becomes aware of the same (but, in any event, prior to the Closing Date).  Unless Buyer timely objects to such title matters, all such title matters shall be deemed to constitute additional Permitted Exceptions. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | To the extent that any Title Objections do not constitute Required Exceptions, Seller may elect (but shall not be obligated) to Remove or cause to be Removed any such Title Objections and Seller shall notify Buyer in writing within five (5) business days after receipt of Buyer’s notice of Title Objections (but, in any event, prior to the Closing Date) whether Seller elects to Remove the same.  Failure of Seller to respond in writing within such |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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|   | period shall be deemed an election by Seller not to Remove such Title Objections.  Any Title Objection that Seller elects in writing to Remove shall be deemed a Required Exception.  If Seller elects not to Remove one or more Title Objections, then, within five (5) business days after Seller’s election (but, in any event, prior to the Closing Date), Buyer may elect in writing to either (i) terminate this Agreement, in which event the Deposit shall be paid to Buyer and, thereafter, the parties shall have no further rights or obligations hereunder except for obligations which expressly survive the termination of this Agreement, or (ii) waive such Title Objections and proceed to Closing.  Failure of Buyer to respond in writing within such period shall be deemed an election by Buyer to waive such Title Objections and proceed to Closing.  Any such Title Objection so waived (or deemed waived) by Buyer shall be deemed to constitute a Permitted Exception and the Closing shall occur as herein provided without any reduction of or credit against the Purchase Price. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | If this Agreement is not terminated by Buyer in accordance with the provisions hereof, Seller shall, at Closing, Remove or cause to be Removed any Required Exceptions.  Seller may use any portion of the Purchase Price to satisfy any Required Exceptions that exist as of the Closing Date, provided Seller shall cause the Title Company to Remove the same.  If Seller is unable to Remove any Required Exceptions prior to the Closing, Buyer may at Closing elect to either (a) terminate this Agreement, in which event the Deposit shall be paid to Buyer and Seller shall pay to Buyer the amount of Buyer’s Due Diligence Costs within ten (10) days of Seller’s receipt from Buyer of an itemized statement for same, and, thereafter, the parties shall have no further rights or obligations hereunder except for obligations which expressly survive the termination of this Agreement, or (b) accept such exceptions to title and the Closing shall occur as herein provided without any reduction of or credit against the Purchase Price. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | Seller shall be entitled to a reasonable adjournment of the Closing (not to exceed thirty (30) days) for the purpose of the Removal of any exceptions to title, provided that Seller provides Buyer and Escrow Holder with written notice of the need for such an extension at least two (2) business days prior to the scheduled Closing Date. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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BUYER’S DUE DILIGENCE

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| (a)   | During the Due Diligence Period, Buyer has conducted, and shall continue to conduct, or has waived its right to conduct, such Due Diligence as Buyer has deemed or shall deem necessary or appropriate. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | The Property shall be sold, and Buyer shall accept possession of the Property on the Closing Date, “AS IS, WHERE IS, WITH ALL FAULTS”, with no right of setoff or reduction in the Purchase Price. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | Except for Seller’s Warranties, none of the Seller Parties have or shall be deemed to have made any verbal or written representations, warranties, promises or guarantees (whether express, implied, statutory or otherwise) to Buyer with respect to the Property, any matter set forth, contained or addressed in the Documents (including, but not limited to, the accuracy and completeness thereof) or the results of Buyer’s Due Diligence. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (d)   | Buyer shall independently confirm to its satisfaction all information that it considers material to its purchase of the Property or the Transaction. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------|

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ADJUSTMENTS 

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| (a)   | Seller shall be responsible for that portion of such taxes and assessments equal to (i) the total such taxes and assessments due and payable during the Closing Tax Year, multipliedby (ii) a fraction, the numerator of which shall be the number of days in the Closing Tax Year prior to the Closing Date, and the denominator of which shall be 365; and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | Buyer shall be responsible for that portion of such taxes and assessments equal to (i) the total such taxes and assessments due and payable during the Closing Tax Year, multipliedby (ii) a fraction, the numerator of which shall be the number of days in the Closing Tax Year subsequent to and including the Closing Date, and the denominator of which shall be 365. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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CLOSING

| (a)   | Deed.  A deed in the form of Exhibit D attached hereto and incorporated herein by this reference (“Deed”) executed and acknowledged by Seller. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | Bill of Sale.  A bill of sale in the form of Exhibit E attached hereto and incorporated herein by this reference (“Bill of Sale”) executed by Seller. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | Assignment of Tenant Leases.  An assignment and assumption of the Leases, in the form of Exhibit F attached hereto and incorporated herein by this reference (“Assignment of Leases”) executed by Seller. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | Assignment of Intangible Property.  An assignment and assumption of the Intangible Property  and the Other Property Rights (to the extent the same are not transferred by the Deed, Bill of Sale or Assignment of Leases) in the form of Exhibit G attached hereto and incorporated herein by this reference (“Assignment of Intangible Property”) executed by Seller. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (e)   | Notice to Tenants.  A single form letter in the form of Exhibit H attached hereto and incorporated herein by this reference, executed by Seller, duplicate copies of which shall be sent by Buyer after Closing to each tenant under the Leases. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (f)   | Non-Foreign Status Affidavits.  A non-foreign status affidavit in the form of Exhibit I attached hereto and incorporated herein by this reference, as required by Section 1445 of the Internal Revenue Code, and a California Form 593-C, each executed by Seller. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (g)   | Evidence of Authority.  A certificate of an Assistant Secretary of Prudential Investment Management,  Inc. in the form of Exhibit J attached hereto and incorporated herein by this reference. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (h)   | Other Documents.  A title affidavit in the form of Exhibit K-1 attached hereto and incorporated herein by this reference, a gap indemnity in the form of Exhibit K-2 attached hereto and incorporated herein by this reference, and such other documents or revisions to the title affidavit as may be reasonably required by the Title Company in order to issue the Special Endorsement or as may be agreed upon by Seller and Buyer to consummate the Transaction. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (i)   | Letters of Credit as Tenant Security Deposits.  With respect to any security deposits which are letters of credit, if any, Seller shall, if the same are assignable, (i) deliver to Buyer at the Closing such letters of credit, (ii) execute and deliver such other instruments as the issuers of such letters of credit shall reasonably require, and (iii) cooperate with Buyer to change the named beneficiary under such letters of credit to Buyer so long as Seller does not incur any additional liability or expense in connection therewith. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (j)   | Tax Returns.  If applicable, duly completed and signed real estate transfer tax or sales tax returns. |
|-----------------|-----------------------------------------------------------------------------------------------------------------|

| (k)   | Closing Statement.  Seller’s form of closing statement, setting forth the prorations and adjustments to the Purchase Price respecting the Property to be made pursuant to Article 6 (the “Closing Statement”), executed by Seller. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (l)   | Date Down Certificate.  A certificate executed by Seller certifying that all representations and warranties made by Seller in this Agreement, as the same may be amended as provided in Section 9.3, remain true and correct in all material respects as of the Closing Date. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (m)   | Keys and Original Documents.  Keys to all locks on the Real Property in Seller’s or Seller’s building manager’s possession and originals or, if originals are not available, copies, of all of the Property Documents, to the extent not previously delivered to Buyer. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (a)   | Purchase Price.  The Purchase Price, as adjusted for apportionments and other adjustments required under this Agreement, plus any other amounts required to be paid by Buyer at Closing. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | Bill of Sale.  The Bill of Sale executed by Buyer. |
|-----------------|--------------------------------------------------------------|

| (c)   | Assignment of Leases.  The Assignment of Leases executed by Buyer. |
|-----------------|------------------------------------------------------------------------------|

| (d)   | Assignment of Intangible Property.  The Assignment of Intangible Property executed by Buyer. |
|-----------------|--------------------------------------------------------------------------------------------------------|

| (e)   | Buyer’s As-Is Certificate.  The certificate of Buyer required under Article 5 hereof. |
|-----------------|-------------------------------------------------------------------------------------------------------|

| (f)   | Evidence of Authority.  Documentation to establish to Seller’s reasonable satisfaction the due authorization of Buyer’s acquisition of the Property and Buyer’s execution of this Agreement and the Closing Documents required to be delivered by Buyer and the consummation of the Transaction. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (g)   | Other Documents.  Such other documents as may be reasonably required by the Title Company or may be agreed upon by Seller and Buyer to consummate the Transaction. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (h)   | Tax Returns.  If applicable, duly completed and signed real estate transfer tax or sales tax returns. |
|-----------------|-----------------------------------------------------------------------------------------------------------------|

| (i)   | Closing Statement.  The Closing Statement, executed by Buyer. |
|-----------------|-------------------------------------------------------------------------|

CONDITIONS

| (a)   | Corporate Approval.  On or before the date that is five (5) business days after the expiration of the Due Diligence Period, Seller shall have received, and Seller shall have delivered to Buyer written notice of, the unconditional approval of the Transaction by both the corporate officers and the Law Department of The Prudential Insurance Company of America (an affiliate of the managing member of Seller), each in their sole and absolute discretion (the “Seller’s Corporate Approval”); |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | Representations True.  All representations and warranties made by Buyer in this Agreement shall be true and correct in all material respects on and as of the Closing Date, as if made on and as of such date except to the extent they expressly relate to an earlier date; |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | Buyer’s Financial Condition.  No petition has been filed by or against Buyer under the Federal Bankruptcy Code or any similar State or Federal Law, whether now or hereafter existing; and |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | Buyer’s Deliveries Complete.  Buyer shall have delivered the funds required hereunder and all of the documents to be executed by Buyer set forth in Section 7.4 and shall have performed all other covenants, undertakings and obligations, and complied with all conditions required by this Agreement, to be performed or complied with by Buyer at or prior to the Closing. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (a)   | Representations True.  Subject to the provisions of Section 9.3, all representations and warranties made by Seller in this Agreement, as the same may be amended as provided in Section 9.3, shall be true and correct in all material respects on and as of the Closing Date, as if made on and as of such date except to the extent that they expressly relate to an earlier date; |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | Title Conditions Satisfied.  At the time of the Closing, title to the Property shall be as provided in Article 4 of this Agreement and the Title Company shall be irrevocably committed to issue the Owner’s Title Policy (including the Special Endorsement); and |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | Estoppel Certificate.  The Pre-Commencement Date Lease shall be in full force and effect without any material defaults and Buyer shall have received an executed estoppel certificate from the Required Tenant that (i) shall be dated no earlier than thirty (30) days prior to the Original Closing Date, and (ii) shall be substantially in the form of Exhibit L attached hereto and incorporated herein by this reference; provided, however, that if the Required Tenant is required or permitted under the terms of its Lease to provide less information or to otherwise make different statements in a certification of such nature than are set forth on Exhibit L attached hereto, then Buyer shall accept any modifications made to such estoppel certificate to the extent that such changes are consistent with the minimum requirements set forth in the Required Tenant’s Lease.  To the extent that such estoppel certificate is received by Buyer after the expiration of the Due Diligence Period, it shall be a condition to Buyer’s obligations that such estoppel certificate shall not disclose any information or facts that differ in any material respect from the information or facts that Buyer knows about or is deemed to know about prior to the expiration of the Due Diligence Period.  Notwithstanding any provisions in this Agreement to the contrary, if Buyer fails to object in writing to an estoppel certificate within five (5) business days after the date the same has been delivered to any Buyer’s Representative and its attorneys, Buyer shall be deemed to have approved the same. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (d)   | Seller’s Deliveries Complete.  Seller shall have delivered all of the documents and other items required pursuant to Section 7.3 and shall have performed all other covenants, undertakings and obligations, and complied with all conditions required by this Agreement, to be performed or complied with by Seller at or prior to the Closing. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (e)   | No Written Notices of Violations of Law.  Neither Seller nor Buyer has received any written notices of violation of any Laws regulating the condition or use of the Property that has a material adverse effect on the current use or operation of the Property, which violation has not been cured as of the Closing Date. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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REPRESENTATIONS

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| (a)   | Except as may be listed in Exhibit M attached hereto and incorporated herein by this reference, Seller has not received any written notice of any current or pending litigation against Seller and to Seller’s knowledge no litigation has been threatened which would, if determined adversely to Seller, materially adversely affect the Property. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | As of the Commencement Date, Seller has not entered into any contracts, subcontracts or agreements affecting the Property which will be binding upon Buyer after the Closing other than (i) the Contracts listed in Exhibit B attached hereto, (ii) the Leases, and (iii) liens, encumbrances, covenants, conditions, restrictions, easements and other matters of record. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | Except for defaults cured on or before the Commencement Date, to Seller’s knowledge Seller is not in default under the terms of any of the Contracts except as may be listed in Exhibit M attached hereto. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (d)   | As of the Commencement Date, the only tenants of the Property with whom Seller has entered into a Lease are the tenants listed in Exhibit N attached hereto and incorporated herein by this reference; provided, however, that the foregoing is not intended (and shall not be construed) as a representation by Seller of the parties that are in actual possession of any portion of the Property since there may be subtenants, licensees or assignees that are in possession of portions of the Property of which Seller may not be aware. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (e)   | Except for violations cured or remedied on or before the Commencement Date and except as may be listed in Exhibit M attached hereto, as of the Commencement Date, Seller has not received any written notice from any governmental authority of any violation of any Law applicable to the Property that would have a material adverse effect on the Property. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (f)   | As of the Commencement Date, except as may be set forth on Exhibit B attached hereto, there are no currently effective leasing commission agreements with respect to the Property that will be binding upon Buyer after the Closing. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (g)   | To Seller’s knowledge, the documents heretofore or hereafter delivered or otherwise made available to Buyer prior to Closing (i) include all documents used by Seller in the day-to-day operations and management of the Property, and (ii) are the same documents used in connection with (A) the performance by Seller of its fiduciary obligations to its clients and investors, and (B) the preparation of financial statements and reports submitted to the clients and investors of Seller. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (a)   | If at or prior to the Closing, any Buyer’s Representative obtains actual knowledge that any of Seller’s Warranties were untrue, inaccurate or incorrect in any material respect as of the date made, or any Buyer’s Representative discovers that any fact, matter or event exists or has first occurred that would cause any of Seller’s Warranties to be untrue, inaccurate or incorrect if made after the date of this Agreement, then such Person shall deliver written notice to Seller thereof within five (5) business days of obtaining such knowledge (but, in any event, prior to the Closing).  If at or prior to the Closing, Seller obtains actual knowledge that any of Seller’s Warranties are untrue, inaccurate or incorrect in any material respect as of the date made, or Seller discovers that any fact, matter or event exists or has first occurred that would cause any of Seller’s Warranties to be untrue, inaccurate or incorrect if made after the date of this Agreement, then Seller shall deliver to Buyer written notice thereof within five (5) business days of obtaining such knowledge (but, in any event, prior to the Closing).  In either such event, Seller shall have the right to cure such misrepresentation, breach, untruth, or inaccuracy and shall be entitled to a reasonable adjournment of the Closing (not to exceed thirty (30) days) for the purpose of such cure. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | If any breach of any of Seller’s Warranties made as of the date of this Agreement is first discovered by Buyer after the date of this Agreement but prior to Closing and Seller either does not elect to or is not able to so cure such breach, then Buyer, as its sole remedies for any and all such breaches, shall have the following rights: |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (i)   | If any of Seller’s Warranties are untrue, inaccurate or incorrect in any material respect as of the date of this Agreement, then Buyer may elect either (A) to waive such breaches and consummate the Transaction without any reduction of or credit against the Purchase Price, or (B) to terminate this Agreement by written notice delivered to Seller within five (5) days after Buyer first learns that Seller will not cure such breach, in which event this Agreement shall be terminated, the Deposit shall be returned to Buyer, Seller shall pay to Buyer the amount of Buyer’s Due Diligence Costs within ten (10) days of Seller’s receipt from Buyer of an itemized statement for same, or Buyer may pursue its other rights and remedies available to Buyer due to a Seller default pursuant to Section 11.2 below. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii)   | If any of Seller’s Warranties are untrue, inaccurate or incorrect as of the date of this Agreement but are not untrue, inaccurate or incorrect in any material respect, or if Buyer fails to terminate this Agreement by written notice delivered to Seller within the five (5) day period described in clause (i) immediately above, then Buyer shall be deemed to waive such breach of Seller’s Warranty(ies), and Buyer shall be required to consummate the Transaction without any reduction of or credit against the Purchase Price. |
|------------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | If any fact or matter is first discovered after the date of this Agreement but prior to the Closing that causes any of Seller’s Warranties (if made as of the date such fact or matter is discovered) to be untrue or incorrect (but Seller is not in breach of Seller’s Warranties made as of the date of this Agreement), or an event or circumstance first occurs after the date of this Agreement but prior to the Closing that causes Seller’s Warranties (if made as of the date such event or circumstance is first discovered by Seller) to be untrue or incorrect, and Seller either does not elect to or is not able to so cure any such fact, matter, event, or circumstance, then Buyer, as its sole rights and remedies for any and all such facts, matters, events, or circumstances, shall have the following rights: |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (i)   | If the fact, matter, event, or circumstance causes any of Seller’s Warranties, to be untrue, inaccurate or incorrect in any material respect, then Buyer may elect either (A) to waive such inaccuracy and consummate the Transaction without any reduction of or credit against the Purchase Price, or (B) to terminate this Agreement by written notice delivered to Seller within five (5) days after Buyer first learns that Seller will not cure such fact, matter, event, or circumstance, in which event this Agreement shall be terminated, the Deposit shall be returned to Buyer, Seller shall not be deemed to be in default hereunder (and Buyer will not be permitted to pursue any of its rights or remedies under Section 11.2) and, thereafter, neither party shall have any further rights or obligations hereunder except as provided in any section hereof that by its terms expressly provides that it survives any termination of this Agreement. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (ii)   | If the fact, matter, event, or circumstance causes Seller’s Warranties to be untrue, inaccurate or incorrect but not in any material respect, or if Buyer fails to terminate the Agreement by written notice delivered to Seller within the five (5) day period described in clause (i) immediately above, then Buyer shall be deemed to waive any untruth or inaccuracy in Seller’s Warranties made at Closing as a result of such fact, matter, event, or circumstance, and Buyer shall be required to consummate the Transaction without any reduction of or credit against the Purchase Price. |
|------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | The untruth, inaccuracy or incorrectness of Seller’s Warranties shall be deemed material for purposes of this Agreement only if Buyer’s aggregate damages resulting from the untruth, inaccuracy or incorrectness of Seller’s Warranties are reasonably estimated to exceed (i) $50,000 in connection with a single untruth, inaccuracy or incorrectness, or (ii) greater than $150,000 in the aggregate for multiple claims of less than $50,000 each. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

COVENANTS

----

| (a)   | Without Buyer’s prior consent, between the Commencement Date and the Closing Date Seller shall not extend, renew, replace or otherwise modify any Contract or enter into any new service contract or agreement unless such Contract, service contract or agreement (as so extended, renewed, replaced or modified) can be terminated by the owner of the Property without penalty on not more than thirty (30) days’ notice.  Seller shall furnish Buyer with a written notice of the proposed transaction which shall contain information that Seller believes is reasonably necessary to enable Buyer to make informed decisions with respect to the advisability of the proposed transaction.  If Buyer fails to object in writing to the terms set forth in Seller’s notice within five (5) business days after receipt thereof, Buyer shall be deemed to have approved the terms of the proposed transaction.  Buyer’s consent shall not be unreasonably withheld, conditioned or delayed with respect to any such transaction that is proposed prior to the expiration of the Due Diligence Period.  Buyer, in its sole and absolute discretion, shall be entitled to grant or withhold its consent with respect to any such transaction that is proposed between the expiration of the Due Diligence Period and the Closing. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | On or before the Closing, Seller shall terminate any management agreements currently in effect with respect to the Property at the sole cost and expense of Seller. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

----

----

DEFAULT

----

CONDEMNATION/

----

ESCROW

----

----

LEASING MATTERS

----

MISCELLANEOUS

| (a)   | Except as provided in Section 15.1(b) below, Buyer shall not assign this Agreement or its rights hereunder to any individual or entity without the prior written consent of Seller, which consent Seller may grant or withhold in its sole and absolute discretion, and any such assignment shall be null and void ab initio. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | Notwithstanding the terms of paragraph (a), Buyer shall have the right to assign this Agreement to (a) one or more entities owned and controlled by, controlling or under common control with Buyer, or (b) to a partnership, limited liability company or similar vehicle in which Buyer owns a partnership or membership interest, without Seller’s consent so long as Buyer complies with the terms of paragraphs (c) and (d) hereinbelow. |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | In the event Buyer intends to assign its rights hereunder: |
|-----------------|------------------------------------------------------------|

| (i)   | Buyer shall send Seller written notice of its proposed assignment at least five (5) business days prior to the scheduled Closing Date, which notice shall include the legal name and structure of the proposed assignee and evidence reasonably satisfactory to Seller of the valid legal existence of Buyer’s assignee, its qualification (if necessary) to do business in the jurisdiction in which the Property is located and of the authority of Buyer’s assignee to execute and deliver any and all documents required of Buyer under the terms of this Agreement; and |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

| (ii)   | Buyer and the proposed assignee shall execute an assignment and assumption of this Agreement pursuant to which Buyer’s obligations hereunder are expressly assumed by such assignee. |
|------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | Notwithstanding any provision in this Agreement to the contrary: |
|-----------------|------------------------------------------------------------------|

| (i)   | Any permitted assignment by Buyer shall not relieve Buyer of any of its obligations and liabilities hereunder including obligations and liabilities which survive the Closing or the termination of this Agreement, nor shall any such assignment alter, impair or relieve such assignee from the waivers, acknowledgements and agreements of Buyer set forth herein, including, but not limited to, those set forth in Article 5, Article 9 and Article 10 hereof, all of which will be binding upon any assignee of Buyer. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (ii)   | No transfer by Buyer of any interest in this Agreement and no transfers of direct or indirect interests in Buyer shall be permitted if the same would cause the representations and warranties made in Section 9.1.3 to be untrue, inaccurate or incomplete and Buyer covenants to cooperate with Seller’s requests to provide the following documentation for Seller to verify that such representations and warranties are true, accurate and complete at all times prior to Closing: information regarding the ownership of Buyer following the proposed assignment and a list of any person or entity that would directly or indirectly own more than a 25% interest in Buyer following the proposed assignment.  If the results of Seller’s OFAC compliance check require additional information from the proposed assignee, Buyer covenants to deliver the Social Security number, FEIN number, or a copy of the passport, as applicable, for each such person or entity that would directly or indirectly own more than a 25% interest in Buyer following the proposed assignment.  Notwithstanding any provision in this |
|------------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|   | Agreement to the contrary, Seller may disclose such information, without notice to Buyer, to any government agency or regulators in connection with any regulatory examination or if Seller reasonably believes that such disclosure is required by Law or its regulatory compliance policies.  If Buyer fails to provide the requested documentation to Seller at least five (5) business days prior to the scheduled Closing Date, then Seller shall have the right, at its election, to postpone the scheduled Closing Date for a period not to exceed thirty (30) days. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|   | IF TO BUYER: | Pacific Office Properties Trust, Inc. |
|--------|--------------|---------------------------------------|

----

|   | COPY TO: | Pacific Office Properties Trust, Inc. |
|--------|----------|---------------------------------------|

|   | ADDITIONAL COPY TO: | Foley & Lardner LLP |
|--------|---------------------|-------------------------|

|   | IF TO SELLER: | The Prudential Insurance Company of America |
|--------|---------------|---------------------------------------------|

|   | AND TO: | The Prudential Insurance Company of America |
|--------|---------|---------------------------------------------|

----

|   | COPY TO: | The Prudential Insurance Company of America |
|--------|----------|---------------------------------------------|

|   | COPY TO: | Goodwin Procter LLP |
|--------|----------|---------------------|

----

----

----

----

| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

|   |  Name:   __________________________________ |
|--------|-----------------------------------------------------------------|

|   |        Title: | Vice President |
|--------|--------------------------------------------------|----------------|

----

----

EXHIBIT A

----

EXHIBIT B

| Contracts for Cricket Building            |                                       |                  |   |
|-------------------------------------------|--------------------------------------------|-----------------------|--------|
|                                      |                                       |                  |   |   |   |
| Otis Elevators                            | Maintain four interior passenger elevators |
|                                      |                                       |                  |   |   |   |
| GMI Buildling Services                    | Janitorial/Cleaning for Cricket Building   |
|                                      |                                       |                  |   |   |   |
| Brian Cox Mechanical (BCM)                | Maintain Landlord HVAC equipment           |
|                                      |                                       |                  |   |   |   |
| Merchants Engineering                     | Building Engineer Services                 |                  |
|                                      |                                       |                  |   |   |   |
| Contracts for Common Area and Association |                                       |
|                                      |                                       |                  |   |   |   |
| Arrowhead Water                           | Drinking water                             |                  |   |
|                                      |                                       |                  |   |   |   |
| Heritage Security                         | Exterior security patrols                  |                  |
|                                      |                                       |                  |   |   |   |
| LaSalle lighting                          | Monthly exterior lighting service/check    |
|                                      |                                       |                  |   |   |   |
| Merchants Engineering                     | Building Engineer Services                 |                  |
|                                      |                                       |                  |   |   |   |
| Otis Elevator                             | Maintain one elevator in parking garage    |
|                                      |                                       |                  |   |   |   |
| Park West landscape                       | Monthly landscape contract                 |                  |
|                                      |                                       |                  |   |   |   |
| Pestgon                                   |                                       | Pest Control services |   |   |
|                                      |                                       |                  |   |   |   |
| San Diego Sweeping Services               | Parking lot and structure sweeping         |
|                                      |                                       |                  |   |   |   |
| Sunrise Pools                             | Cleaning of two water features             |                  |
|                                      |                                       |                  |   |   |   |
| Waste Management                          | Trash Hauling                              |                  |   |

----

EXHIBIT C

----

----

|   | (a) | The Property is being sold, and Buyer is accepting possession of the Property on the date hereof, “AS IS, WHERE IS, WITH ALL FAULTS”, with no right of setoff or reduction in the Purchase Price. |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | None of the Seller Parties have or shall be deemed to have made any verbal or written representations, warranties, promises or guarantees (whether express, implied, statutory or otherwise) to Buyer with respect to the Property, any matter set forth, contained or addressed in the Documents (including, but not limited to, the accuracy and completeness thereof) or the results of Buyer’s Due Diligence. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (c) | Buyer has confirmed independently all information that it considers material to its purchase of the Property or the Transaction. |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------|

|   | (d) | Buyer is not relying on (and Seller and each of the other Seller Parties does hereby disclaim and renounce) any representations or warranties of any kind or nature whatsoever, whether oral or written, express, implied, statutory or otherwise, from any of the Seller Parties, as to: |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (i) | the operation or performance of the Property, the income potential, economic status, uses, or the merchantability, habitability or fitness of any portion of the Property for a particular purpose; |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ii) | the physical condition of the Property or the condition or safety of the Property or any component thereof, including, but not limited to, plumbing, sewer, heating, ventilating and electrical systems, roofing, air conditioning, foundations, soils and geology, including Hazardous Materials, lot size, or suitability of the Property or any component thereof for a particular purpose; |
|--------|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|   | (iii) | the presence or absence, location or scope of any Hazardous Materials in, at, about or under the Property; |
|--------|-------|------------------------------------------------------------------------------------------------------------|

|   | (iv) | whether the appliances, if any, plumbing or utilities are in working order; |
|--------|------|-----------------------------------------------------------------------------|

|   | (v) | the habitability or suitability for occupancy of any structure and the quality of its construction; |
|--------|-----|-----------------------------------------------------------------------------------------------------|

|   | (vi) | whether the improvements are structurally sound, in good condition, or in compliance with applicable Laws; |
|--------|------|------------------------------------------------------------------------------------------------------------|

|   | (vii) | the accuracy of any statements, calculations or conditions stated or set forth in the Documents, other books and records concerning the Property, or any of Seller’s offering materials with respect to the Property; |
|--------|-------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (viii) | the dimensions of the Property or the accuracy of any floor plans, square footage, lease abstracts, sketches, or revenue or expense projections related to the Property; |
|--------|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ix) | the locale of the Property, the leasing market for the Property, or the market assumptions Buyer utilized in its analysis of the Property and determination of the Purchase Price (such as rental rates, leasing costs, vacancy and absorption rates, land values, replacement costs, maintenance and operating costs, financing costs, etc.); |
|--------|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (x) | whether the Property is or would likely constitute a target of terrorist activity or other acts of war; |
|--------|-----|---------------------------------------------------------------------------------------------------------|

|   | (xi) | the ability of Buyer to obtain any and all necessary governmental approvals or permits for Buyer’s intended use and development of the Property; |
|--------|------|--------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (xii) | the leasing status of the Property or the intentions of any parties with respect to the negotiation and/or execution of any lease for any portion of the Property; and |
|--------|-------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (xiii) | Seller’s ownership of any portion of the Property or the condition or status of Seller’s or Buyer’s title to the Property. |
|--------|--------|----------------------------------------------------------------------------------------------------------------------------------------------|

|   | (e) | Seller is under no duty to make any affirmative disclosures or inquiry regarding any matter which may or may not be known to any of the Seller Parties, and Buyer, for itself and for its successors and assigns, hereby specifically waives and releases each of the Seller Parties from any such duty that otherwise might exist. |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

|   | (a) | any and all statements or opinions heretofore or hereafter made, or information furnished, by the Seller Parties to any Buyer’s Representatives; and |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | the Physical Condition Liabilities; and |
|--------|-----|-----------------------------------------|

|   | (c) | the Hazardous Materials Liabilities; and |
|--------|-----|------------------------------------------|

|   | (d) | any and all tort claims made or brought with respect to the Property or the use or operation thereof from events first accruing or occurring from and after the Closing; and |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (e) | any implied or statutory warranties or guaranties of fitness, merchantability or any other statutory or implied warranty or guaranty of any kind or nature regarding or relating to any portion of the Property; and |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (f) | any and all Liabilities relating to the condition or status of Seller’s or Buyer’s title to the Property. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------|

----

----

----

EXHIBIT D

----

| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

|   | By: | _______________________________ |   |
|--------|-----|---------------------------------|--------|

|   | Name: |
|--------|-------|

|   | Title: | Vice President |
|--------|--------|----------------|

| NOTE: | After the permanent record is made, this form will be affixed to the conveying document and returned with it. |
|-------|---------------------------------------------------------------------------------------------------------------|

----

----

| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

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

|   | Name: |
|--------|-------|

|   | Title: | Vice President |
|--------|--------|----------------|

----

----

EXHIBIT E

----

----

| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

|   | By: | __________________________________ |   |
|--------|-----|------------------------------------|--------|

|   | Name: |
|--------|-------|

|   | Title: | Vice President |
|--------|--------|----------------|

----

EXHIBIT F

----

----

| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

|   | By: | ___________________________________  |   |
|--------|-----|-------------------------------------------|--------|

|   | Name: |
|--------|-------|

|   | Title: | Vice President |
|--------|--------|----------------|

----

EXHIBIT G

|   | (a) | all service, supply, maintenance, utility and commission agreements, all equipment leases, and all other contracts, subcontracts and agreements relating to the Real Property and the Personal Property (including all contracts, subcontracts and agreements relating to the construction of any unfinished tenant improvements) that are described in Exhibit A attached hereto and incorporated herein by this reference (herein collectively called the “Contracts”); and |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (b) | to the extent that the same are in effect as of the date hereof, any licenses, permits and other written authorizations necessary for the use, operation or ownership of the Real Property (herein collectively called the “Licenses and Permits”); and |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (c) | any guaranties and warranties in effect with respect to any portion of the Real Property or the Personal Property as of the date hereof; and |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------|

|   | (d) | the rights of Assignor (if any) to the name “Terraces at Copley Point” (it being acknowledged by Assignee that Assignor does not have exclusive rights (and in fact may have no rights) to use such name and Assignor has not registered the same in any manner). |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

----

----

| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

|   | By: | __________________________________  |   |
|--------|-----|------------------------------------------|--------|

|   | Name: |
|--------|-------|

|   | Title: | Vice President |
|--------|--------|----------------|

----

EXHIBIT H

| Re: | Notice of Change of Ownership of |
|-----|----------------------------------|

|   | Terraces at Copley Point |
|--------|--------------------------|

|   | 5887 Copley Drive |
|--------|-------------------|

----

| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

|   | By: | __________________________________  |   |
|--------|-----|------------------------------------------|--------|

|   | Name: |
|--------|-------|

|   | Title: | Vice President |
|--------|--------|----------------|

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EXHIBIT I

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| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

|   | By: | __________________________________  |   |
|--------|-----|------------------------------------------|--------|

|   | Name: |
|--------|-------|

|   | Title: | Vice President |
|--------|--------|----------------|

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EXHIBIT J

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|   | By:_______________________________________ |
|--------|--------------------------------------------|

|   | Name:  Joan Hayden |
|--------|------------------------------|

|   | By:__________________________________ |
|--------|---------------------------------------|

|   | Name: |
|--------|-------|

|   | Title:    Vice President |
|--------|----------------------------------------------|

|   | By:____________________________________ |
|--------|-----------------------------------------|

|   | Name:  Joan Hayden |
|--------|------------------------------|

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EXHIBIT K-1

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| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

|   | By: | __________________________________  |   |
|--------|-----|------------------------------------------|--------|

|   | Name: |
|--------|-------|

|   | Title: | Vice President |
|--------|--------|----------------|

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EXHIBIT K-2

----

| By: | PRISA III Legacy, LLC, |
|-----|------------------------|

|   | a Delaware limited liability company, its managing member |
|--------|-----------------------------------------------------------|

|   | By: | PRISA III REIT Operating LP, |
|--------|-----|------------------------------|

|   | a Delaware limited partnership, its sole member |
|--------|-------------------------------------------------|

|   | By: | PRISA III OP GP, LLC, |
|--------|-----|-----------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund LP, |
|--------|-----|--------------------|

|   | a Delaware limited partnership, |
|--------|---------------------------------|

|   | its manager |
|--------|-------------|

|   | By: | PRISA III Fund GP, LLC, |
|--------|-----|-------------------------|

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

|   | its general partner |
|--------|---------------------|

|   | By: | PRISA III Fund PIM, LLC, |
|--------|-----|--------------------------|

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

|   | its sole member |
|--------|-----------------|

|   | By: | Prudential Investment Management, Inc., |
|--------|-----|-----------------------------------------|

|   | its sole member |
|--------|-----------------|

|   | By: | __________________________________  |   |
|--------|-----|------------------------------------------|--------|

|   | Name: |
|--------|-------|

|   | Title: | Vice President |
|--------|--------|----------------|

----

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EXHIBIT L

| Terraces CP, LLC                                |   | [INSERT NAME OF BUYER]                              |
|-------------------------------------------------|--------|-----------------------------------------------------|
| c/o The Prudential Insurance Company of America |   |  _____________________________________________ |
| c/o Prudential Real Estate Investors            |   |  _____________________________________________ |
| 180 N. Stetson St., Suite 3275                  |   |  _____________________________________________ |
| Chicago, IL  60601                    |   | Attention:                                          | _____________________________________  |
| Attention:  Collete English Dixon     |   |                                                |
|                                            |   |                                                |
|                                            |   |                                                |

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----

EXHIBIT M

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EXHIBIT N

----

EXHIBIT O

| RECORDING REQUESTED BY                       | )                                    |
|----------------------------------------------|--------------------------------------|
| AND WHEN RECORDED MAIL TO:                   | )                                    |
|   _____________________________________ | )                                    |
|   _____________________________________ | )                                    |
|   _____________________________________ | )                                    |
|   _____________________________________ | )                                    |
| Attn.:_______________________________        | )                                    |
|                                         | )                                    |
|                                         | Space above for Recorder’s Use |

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| Dated:  _______________________ | LANDLORD:                                                         |
|-------------------------------------------|-------------------------------------------------------------------|
|                                      |                                                              |
|                                      |     ______________________________________________ |
|                                      |                                                              |
|                                      | By:___________________________________________                    |
|                                      | Name:_________________________________________                    |
|                                      | Title:__________________________________________                  |

----

| Dated:  _______________________ | GUARANTOR:                                                |
|-------------------------------------------|-----------------------------------------------------------|
|                                      |                                                      |
|                                      | LEAP WIRELESS INTERNATIONAL, INC., a Delaware corporation |
|                                      |                                                      |
|                                      | By:___________________________________________            |
|                                      |   Name:_________________________________________     |
|                                      | Title:__________________________________________          |

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EXHIBIT P

| 1.   | Leases and Contracts.  Seller shall provide to Buyer copies of all existing leases, lease abstracts, rent rolls, rental agreements, amendments, side agreements and letters of understanding related to the Property.  Also included should be any financial information related to tenants, together with any information about purchase options, rights of first refusal, or lease extensions or termination options and other rights of tenants.  Seller shall provide to Buyer copies of sales reports for all tenants of the Property, if any, for the prior three (3) years as well as year to date sales reports.  Further, Seller shall provide any service, management or leasing contracts. |
|----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2.   | Title, Survey, Use and Zoning Matters.  Seller shall provide Buyer copies of preliminary title reports, all underlying documents, ALTA surveys, a current ADA compliance survey prepared by a licensed architect, easements and other encumbrances, CC&R’s, assessment district information, and any governmental correspondence or other documentation and notices related to use, zoning, building code or any other regulatory matters. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3.   | Improvements.  To the extent in Seller’s possession, Seller shall provide to Buyer construction plans and specifications; site plans, and all associated drawings, modifications, and add-ons for the Property, copies of permits and soils reports, hazardous materials permits, fire sprinkler ratings, electrical ratings, and a seismic compliance report with an aggregate probable maximum loss (PML) estimate prepared by a licensed structural engineer. |
|----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4.   | Hazardous Materials and Environmental Matters.  To the extent in Seller’s possession, Seller shall provide Buyer with all Phase I and Phase II environmental inspection reports for the Property. |
|----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 5.   | Historical Income, Expense and Capital Expenditure Data.  Seller shall make available to Buyer historical operating information related to the Property, specifically including three years of records of 2009 and YTD 2010, confirming collected income, operating expenses, capital expenditures, commissions and fees, together with related correspondence, notices, existing audits, tax filings, contracts and associated books and records. |
|----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6.   | Collateral Materials.  Seller shall provide to Buyer copies of property tax bills, service contracts, aerial photos, records of and correspondence to or from the Terraces at Copley Point Association and the Telecom Center Property Owner’s Association, and any other material in possession of the Seller that may be helpful to Buyer in its evaluation of the Property. |
|----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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EXHIBIT Q

|   | 1. | Rent rolls for the calendar month during which the Closing occurs and the 11 immediately preceding calendar months; |
|--------|----|---------------------------------------------------------------------------------------------------------------------|

|   | 2. | Seller’s internally prepared operating statements relating to the Property; |
|--------|----|-----------------------------------------------------------------------------------|

|   | 3. | Most currently available real estate tax bills; |
|--------|----|-------------------------------------------------|

|   | 4. | Access to Seller’ cash receipt journal(s) and bank statements for the Property; |
|--------|----|---------------------------------------------------------------------------------------|

|   | 5. | Seller’s general ledger with respect to the Property; |
|--------|----|-------------------------------------------------------------|

|   | 6. | Seller’s schedule of expense reimbursements required under the leases with respect to the Property as in effect on the Closing; |
|--------|----|---------------------------------------------------------------------------------------------------------------------------------------|

|   | 7. | A schedule of those items of repairs and maintenance performed by, or at the direction of, Seller during Seller’s final fiscal year of ownership and operation of the Property; |
|--------|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 8. | A schedule of those capital improvements and fixed asset additions made by, or at the direction of, Seller during Seller’s final fiscal year of ownership of the Property; |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 9. | Access to Seller’s invoices with respect to expenditures made during Seller’s final fiscal year of ownership of the Property; |
|--------|----|-------------------------------------------------------------------------------------------------------------------------------------------|

|   | 10. | Access (during normal and customary business hours) to responsible personnel to answer accounting questions relative to the Property; and |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------|

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|   | 11. | A representation letter in such form and as is reasonably required by Pacific Office Properties Trust, Inc. (or its successor in interest), signed by the individual(s) responsible for Seller’s financial reporting, as prescribed by generally accepted auditing standards promulgated by the Auditing Standards Division of the American Institute of Certified Public Accountants, which representation letter may be required to assist the auditors of Pacific Office Properties Trust, Inc. (or its successor in interest) in rendering an opinion on such financial statements. |
|--------|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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EXHIBIT R

1

| (1)   | We have made available to you all financial records and related data, including lease agreements, and amendments thereto which support the amounts reported in the Financial Statement and that relate to our period of ownership of the Property. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (2)   | With respect to the period of time during which the undersigned owned the Property:  (x) there are no material transactions that have not been properly recorded in the accounting records of the undersigned that underlie the Financial Statement; and (y) the revenue and certain expenses included in the Financial Statement are for the Property operations, and do not relate to operations that have occurred for other properties owned or managed by us. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| (3)   | We have no knowledge of any fraud or suspected fraud (during our ownership of the Property) involving management or employees who have significant roles in internal control, whether or not perceived to have a material effect on the financial statements.  There are no allegations of fraud or suspected fraud affecting the Property (during our ownership of the Property) received by us in communications from employees, former employees, regulators, or others. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (4)   | Related party transactions with which we were involved during our ownership of the Property and where applicable, have been properly recorded or disclosed in the Financial Statement. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (5)   | We are not aware of any information relating to our ownership of the Property and indicating that an illegal act, or violations or possible violations of any regulations, including the failure to file reports required by regulatory bodies (e.g., SEC, DOC, IRS, EPA, OCC, FDIC, DOL) when the effects of failing to file could be material to the financial statements of the Property. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (6)   | We are not aware of any unasserted claims or assessments (with respect to our ownership of the Property) that are probable of assertion and must be disclosed in accordance with FASB Statement No. 5, Accounting for Contingencies. |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (7)  | During our ownership of the Property, we complied with all aspects of contractual agreements to which we were a party that would have a material effect on the Financial Statement in the event of noncompliance. |
|-----------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

2

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|   | 2 Note that this date will be December 31st of the calendar year immediately preceding the calendar year in which the Closing Date occurs. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------|