Document:

Lawson Software and The Hackett Group Advisory Alliance Agreement

 Exhibit 10.1 
  
 **** Certain information in this agreement has been omitted and filed separately with the Securities and Exchange Commission.
Confidential treatment has been requested with respect to the omitted portions.**** 
  
 LAWSON SOFTWARE & THE HACKETT GROUP 
 ADVISORY ALLIANCE AGREEMENT 
 5.9.05 
  
 The Hackett Group & Lawson Software company confidential and for internal use only. All
rights reserved. Reproduction of this document in any form without prior consent is prohibited. 

 Statement of Confidentiality and Liability 
  
 This Advisory Alliance Agreement contains trade secrets and information that is company sensitive, proprietary, and confidential, the
disclosure of which would provide a competitive advantage to others. As a result, this Advisory Alliance Agreement shall not be disclosed, used or duplicated, in whole or in part, for any purpose other than to evaluate the Advisory Alliance
Agreement jointly created by Hackett, Inc. and Lawson Software. This Advisory Alliance Agreement is subject to the following terms and conditions listed in Appendix B of this document 
  
 This Advisory Alliance Agreement may not be reproduced or disclosed to any third party without the express written consent of Hackett and
Lawson Software. This restriction does not limit the rights of the recipient to use information contained in the herein if it is rightfully obtained from another source without restriction. 
  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 2 

 TABLE OF CONTENTS 
  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
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 1.0 BACKGROUND OF LAWSON-HACKETT ALLIANCE

  
 Lawson has had a long-standing partnership with Answerthink for over five
years. As such—Hackett—a wholly owned subsidiary purchased by Answerthink in 1997, has become increasingly a more substantial competitive differentiator as a maturing ERP market has faced recent challenges. 
  
 This contract identifies joint programs in which Lawson and Answerthink plan to engage in
over a three-year period, whereby clients are provided with a unique offering that brings together Hackett’s World Class Best Practices and the Lawson software offering. 
  
 2.0 DEFINITIONS 
  
 2.1 Exclusivity 
  
 During the term of the Agreement, Hackett will not enter into an agreement, or permit its business partners to enter into an agreement, with Oracle, SAP,
ssa Global, GEAC, or Microsoft (i) to integrate or interface its World Class Progress Report with or into such software provider’s software application, (ii) to distribute the integrated product to licensees of such software providers in order
to provide licensees or prospects of such software providers access to the World Class Progress Report, and (iii) package the additional deliverables listed in sections 5.1 and 5.2 with such software providers in a programmatic manner (i.e.
Hackett’s World Class Passport program) 
  
 2.2 Lawson
clients 
  
 Client means any business entity in the Territory
that has directly or indirectly licensed Lawson’s or its third parties’ products from Lawson. 
  
 2.3 Lawson prospects 
  
 Prospect means any business entity within the Territory that is interested in directly or indirectly licensing Lawson’s or its third parties’
products from Lawson. 
  
 2.4 Territory 
  
 Global 
  
 2.5 Hackett Best Practices 
  
 Detailed information on established and emerging ways of improving performance in all areas of the business as measured and defined by Hackett.

  
 2.6 Hackett IP 
  
 See definition in Section 15 of Appendix B attached hereto. 
  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
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 3.0 TERMS 
  

3.1 General Terms - Attached as Appendix B to this Agreement 
  

3.2 Term and Termination 
  
 3.21 Term 
  
 The Term of this Agreement shall commence on May 9, 2005 and shall continue in force for a period ending May 31, 2008, unless earlier terminated subject
to the provisions in this Agreement. 
  
 3.22
Extension to Programs 
  
 At anytime during the Term,
but at least ninety (90) days prior to the expiration of the term of any of the programs under this Agreement, Lawson and Hackett shall meet to mutually determine whether to (i) extend the applicable program beyond the expiration date by amending
the Agreement in writing, or (ii) permit the program to expire. Lawson will retain a right of first offer to continue the Hackett World Class Program at the end of Year 3 at a commercially reasonable rate. 
  
 3.23.1 Program Cancellation 
  
 During year 2 and 3 of this agreement, Lawson will have the option to cancel
its participation in the Hackett programs described in Sections 5.1 and 5.2 below without penalty, provided written notice of cancellation is given to Hackett at least sixty (60) days prior to the an anniversary date of the Agreement. Cancellation
under this Section does not cancel the Vendor intelligence Program described in Section 5.3. 
  
 3.24 Termination for Breach 
  
 Either Party may terminate this Agreement should the other Party or any of its Employees breach any substantial obligation under this Agreement and fail to cure the breach within thirty (30) days of receipt of a
written demand for its cure. 
  
 3.25 Survival of
Rights 
  
 Upon termination of this Agreement, all rights
granted to Lawson clients under this Agreement shall survive. 
  
 4.0
ASSUMPTIONS & RESPONSIBILITIES OF THE ADVISORY ALLIANCE 
  

	 	•	 	Lawson and Hackett will each identify an available executive sponsor for the Alliance for ongoing support and resolution of escalated issues not resolved at the Alliance-level

  

	 	•	 	Lawson and Hackett will each staff the Alliance appropriately, with an identified Alliance manager and project team to assist in managing and executing the program listed in this
Agreement. 

  

	 	•	 	A bi-weekly joint project plan will be created to track program objectives and deliverables 

  

	 	•	 	Lawson and Hackett will participate in a weekly Alliance call to ensure program objectives and deliverables are met 

  

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	 	•	 	Lawson and Hackett will respond in a reasonable manner to each others requests for information, input and approvals as identified in any work plan 

  

	 	•	 	Hackett agrees to communicate with Lawson Alliance manager promptly after the public announcement of a new program or product offering that icontains any element of this program not
currently offered by Hackett. 

  

	 	•	 	Any additional deliverables requested of Hackett by Lawson beyond those identified in the “program scope & timelines” and “program offering” sections
referenced in 5.1, 5.2 and 5.3 will require review by Hackett to determine the financial feasibility in providing the deliverables to Lawson 

  

	 	•	 	The text in all documents related to the Alliance will be in English and any payments will be made in US Dollars 

  
 5.0 HACKETT WORLD CLASS
PASSPORT PROGRAM DETAIL 
  
 5.1. LAWSON EXECUTIVE ADVISORY COUNCIL PILOT PROGRAM (CLIENT) 
  
 PROGRAM OVERVIEW: 
  
 The Lawson Executive Advisory Council pilot program provides an opportunity to jump-start Lawson client and prospect participation in the
“Hackett World Class Passport” program, offered by Hackett exclusively to Lawson and Lawson clients and prospects (see exclusivity definition in Section 2.1 above), and provides feedback to Lawson-Hackett on the program offering to
optimize post-pilot “Hackett World Class Passport” program rollout. The sections below define the program scope, timelines, and offerings for the pilot program. 
  
 PROGRAM SCOPE & TIMELINES 
  

	 	•	 	Twenty-five Lawson clients and/or prospects will be selected to participate in the “Lawson Executive Advisory Council Pilot Program” (the “LEAC”) within thirty
(30) days of contract signing. 

  

	 	•	 	Hackett and Lawson agree to work together to manage channel conflict with these clients. To the extent that the parties find that each is engaged with these clients regarding
Hackett Advisory products, Hackett and Lawson agree to work to develop the best solution for the client that would be complimentary to the LEAC Program. 

  

	 	•	 	Lawson and Hackett will each be responsible for their own travel and other expenses related to the LEAC 

  

	 	•	 	Lawson will sell, market, identify and enroll the LEAC members with the support of Hackett which may include subject matter experts and program specialists over the telephone and
via webcast presentations (restricted to clients utilizing Lawson software applications or prospects that are in the active sales process of licensing Lawson software applications) beginning at Lawson’s Annual User Conference (“CUE”)
on May 9, 2005 through June 30, 2006. Within 10 days of signing this Agreement, Lawson and Hackett agree to develop a mutually agreeable and beneficial Go-to-Market business plan, including a detailed budget with relevant costs associated with each
party, that will describe how the Lawson plans to sell, market, identify and enroll members in the LEAC with the support of Hackett. Joint activities will include, but not be limited to, the following: 

  

	 	•	 	Announcing the Alliance and the Hackett World Class Passport program at CUE, May 8-11, 2005 

  

	 	•	 	Releasing a press release referencing Hackett and Lawson-Hackett client quotes 

  

	 	•	 	Participating in relevant analyst briefings 

  

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	 	•	 	Announcing the program main stage at CUE to over 3,500 Lawson clients 

  

	 	•	 	Participating in three Best-Practices joint sessions with Lawson Professional Services 

  

	 	•	 	Providing press and analyst support, including quotes supporting program 

  

	 	•	 	The parties agree to develop joint Lawson-Hackett collateral explaining HWCP and benefits to clients and prospects Hackett will provide content and design input. Lawson to pay for
production costs. 

  

	 	•	 	Creating a joint Lawson-Hackett pre-sales tool showing program benefits to clients or prospects which may include a powerpoint presentation or webcast, or both.

  

	 	•	 	Producing a mutually agreed upon Lawson-Hackett contract that can be utilized by Lawson to enroll clients in the LEAC 

  

	 	•	 	Participating in a joint Lawson–Hackett Webcast to announce the LEAC to identified program targets 

  

	 	•	 	Providing two 1-day training sessions for Lawson employees on Hackett methodology, sales delivery and program detail to be delivered by Hackett during the first 30-days of the LEAC

  

	 	•	 	Conducting joint Lawson-Hackett sales meetings as jointly deemed necessary to explain program details and to close program targets 

  

	 	•	 	As needed, Hackett will also provide on site briefings for strategic-level accounts. 

  

	 	•	 	The program year for the LEAC participants will commence on May 9, 2005 and remain in effect through June 30, 2006. At the end of the LEAC one (1) year period, the client has the
right to subscribe to the post-pilot “Hackett World Class Passport” program (described below in 5.2) for the then current program rate offered through Lawson or opt out of the program 

  
 PROGRAM OFFERING 
  
 The following deliverables have been identified as the Hackett World Class Passport program
offering to the Lawson Executive Advisory Council (LEAC) for a 1-year period. It is understood and agreed by Hackett that all deliverables prepared for Lawson or Lawson clients and prospects must be approved in advance and in writing by Lawson.
Deliverables includes: 
  

	•	 	World-Class Progress Report (WCPR) 

  

	 	•	 	Defined as a quarterly progress benchmark tool covering three areas limited to HR, Finance and Procurement, thus allowing Lawson clients and/or prospects to enter key data points to
gain insight as to how they measure against a relevant peer group including, but not limited to, World Class performers and median performers 

  

	 	•	 	Accessible through the Lawson portal via a URL link to a hosted site maintained and supported by Hackett 

  

	 	•	 	The site provides LEAC users with a secure environment to enter confidential data 

  

	 	•	 	Upon client signing the LEAC agreement with Lawson and Lawson’s notice to Hackett, Hackett will provide a user ID and password for the WCPR to the client

  

	 	•	 	The site provides LEAC users with a relevant and personalized delivery of content 

  

	•	 	Participation in One-Day On-Site Best-Practices Strategic Advisory Session and/or Performance Gap Assessment 

  

	 	•	 	Hackett to provide LEAC clients with four one-day (6 hour) group sessions to be held at a mutually agreeable location by Lawson and Hackett. The one-day session is described as:

  

	 	•	 	Presentation of Best Practice themes and comparisons of World Class versus average organizations 

  

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	 	•	 	Workshop to discuss best practices strategies identified in the Best Practice repository. 

  

	 	•	 	Hackett-and Lawson may choose to individually offer this one-day session described above to strategic clients 

  

	 	•	 	The session agenda will be mutually agreed-upon by Lawson and Hackett and will be based on what is described above in this Section 5.1. Additional content may be required by the
Go-to-Market plan described above in this Section 5.1. 

  

	 	•	 	Hackett will lead the sessions, however, at least one representative from Hackett and one from Lawson Software is required to be in attendance 

  

	 	•	 	Hackett agrees to provide a knowledgeable resource on Hackett, and relevant best practices for each one-day session 

  

	•	 	Hackett to provide to Lawson five commercially available, Performance Gap Assessment Sessions for clients in the LEAC using either the World Class Progress Report or an existing
Hackett Performance Gap Assessment tool, described as: 

  

	 	•	 	High-level gap assessment of a client organization, whereby the client completes a questionnaire based on approximately 24 metrics in the HR, Finance and Procurement areas and is
compared to a relevant peer group to gain insight into best practices and how they rank against other organizations 

  

	 	•	 	Each client will be responsible for submitting requested data 

  

	 	•	 	Hackett will provide the comparison data output and report(s) 

  

	 	•	 	The session agenda will be mutually agreed-upon by Lawson and Hackett 

  

	 	•	 	Hackett will lead the sessions, however, at least one representative from Hackett and one Lawson Software representative is required to be in attendance 

  

	 	•	 	Hackett and Lawson will jointly provide the findings to the client 

  

	 	•	 	Hackett agrees to provide a knowledgeable resource on Hackett and relevant best practices for each gap assessment. This resource can be from our parent company, Answerthink’s
Lawson practice 

  

	 	•	 	Where this Performance Gap Assessment effort leads to a sale of a Lawson software license, Lawson will recommend Answerthink, together with Lawson Professional Services, to the
licensee as the preferred implementation partner. 

  

	•	 	Hackett Advisor Inquiry Access per quarter – 4 hours per quarter 

  

	 	•	 	Defined as LEAC access to advisors that can answer questions relating to best practices and provide a deeper understanding of Hackett-certified practices and performance metrics
contained within the Hackett database. This offering also includes research time. 

  

	 	•	 	Hackett will provide a “LEAC” knowledgeable main point of contact to respond to LEAC inquiries 

  

	•	 	Two user IDs to the on-line Hackett Best-Practice Repository accessed via the World Class Progress Report. 

  

	 	•	 	Defined as online client access to a resource containing detailed information on established and emerging ways of improving performance across the organization. These best practices
have been gathered from a variety of sources, and are validated through a combination of statistical analysis, onsite client observation and a broad range of secondary research. 

  

	 	•	 	Accessible through the Lawson portal via a URL link to a hosted site maintained and supported by Hackett 

  

	 	•	 	The site provides LEAC users with a secure environment 

  

	 	•	 	Upon client signing the LEAC agreement with Lawson and Lawson’s notice to Hackett, Hackett will provide a user ID and password for the Best–Practice Repository to the
client 

  

	•	 	Two copies of the 2004 World-Class Executive Insights Book of Numbers Research per LEAC client. 

  

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	 	•	 	Defined as an executive book describing correlating best practices adopted by leading organizations that have yielded organizations proven operational gains.

  

	•	 	Quarterly Topical Webcasts 

  

	 	•	 	1-per calendar quarter 

  

	 	•	 	Topics, agenda and Webinar content to be identified and presented jointly by Hackett and Lawson, based on the LEAC needs 

  

	•	 	Quarterly Research Perspectives 

  

	 	•	 	Accessible through the Lawson portal via a URL link to a hosted site maintained and supported by Hackett 

  

	 	•	 	1 per calendar quarter 

  

	 	•	 	Topics, agenda and Webinar content to be identified and presented jointly by Hackett and Lawson, based on the Lawson Executive Advisory Council’s needs

  

	•	 	Two tickets to the 2006 Hackett Best Practices Conference 

  
 5.2. POST- PILOT HACKETT WORLD CLASS PASSPORT PROGRAM
(CLIENT) 
  
 PROGRAM
OVERVIEW: 
  

	•	 	In exchange for the program fees noted in Appendix A, Hackett will deliver the “Hackett World Class Passport” program (“HWCP”) offering to Lawson clients and
prospects. This offering is provided by Hackett exclusively to Lawson and their clients and prospects (see exclusivity definition Section 2.1 above). The sections below define the program scope, timelines and, offerings for the post pilot HWCP,
commencing with the first client participating in the HWCP (first client after client 25 in the LEAC). 

  
 PROGRAM SCOPE & TIMELINES 
  

	 	•	 	There are no limits to the number of paid Lawson clients and prospects that participate in the HWCP as defined in section 5.2. 

  

	 	•	 	Lawson and Hackett will each be responsible for their own travel and other expenses related to the HWCP. 

  

	 	•	 	Client access to HWCP will commence on a target date of July 1, 2005 and the client’s enrollment in HWCP will renew annually for the client, on the anniversary date of the
contract entered into between the client and Lawson, at the then current HWCP rate offered through Lawson 

  

	 	•	 	Lawson reserves the right to adjust the HWCP commencement date forward, as deemed necessary 

  

	 	•	 	Hackett and Lawson agree to work together to avoid sales channel conflict. Hackett will give Lawson credit toward sales minimums as stated in Appendix A in instances where an
“advisory” service with program features that overlap those described herein is sold to an HWCP client. Where Lawson and Hackett are simultaneously pursuing the sale of the HWCP and other Hackett non-HWCP products at the same client, the
parties agree to work together to best position each others’ pursuit and not diminish the value of the HWCP to the potential client. Credit will be given at the rate per unit for the HWCP stated in the Program Fees section below whenever the
Hackett product includes program aspects incremental to the HWCP program. 

  

	 	•	 	Within 30 days of signing this Agreement, Lawson and Hackett will develop a mutually agreeable and beneficial Go-to-Market business plan for the HWCP, including a detailed budget
for costs associated with each party that will describe how Lawson plans to promote, identify and enroll members in the HWCP with the support of Hackett. 

  

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	 	•	 	The parties agree to develop joint Lawson-Hackett collateral explaining HWCP and benefits to clients and prospects Hackett will provide content and design input. Lawson to pay for
production costs. 

  

	 	•	 	The parties agree to create a joint Lawson-Hackett pre-sales tool showing program benefits to clients or prospects which may include a powerpoint presentation or webcast, or both. .

  

	 	•	 	The parties agree to develop a mutually agreed upon Lawson-Hackett contract for the HWCP that can be utilized by Lawson to enroll clients in the program 

  

	 	•	 	The parties agree to jointly participate in Lawson and Hackett Webcasts and seminars to announce HWCP to identified program targets and cover other relevant topics periodically
throughout program commitment 

  

	 	•	 	The parties agree to develop topical whitepapers 

  

	 	•	 	Topics to be mutually agreed upon by Lawson and Hackett 

  

	 	•	 	The parties agree to provide press and analyst support, including quotes from Hackett in support of HWCP 

  

	 	•	 	The parties agree to participate in quarterly account sales planning sessions between Lawson and Hackett to identify program targets throughout program commitment

  

	 	•	 	The parties agree to participate in joint Lawson-Hackett sales meetings to explain program details and close program targets 

  

	 	•	 	Lawson and Hackett will each be responsible for their own travel and other expenses related to the LEAC unless paid for by the applicable client/prospect 

 

	 	•	 	Hackett will conduct training events for Lawson employees on Hackett methodology, sales delivery and program detail 

  

	 	•	 	Lawson and Hackett will each be responsible for their own travel and other expenses related to the LEAC unless paid for by the applicable client/prospect 

 

	 	•	 	The parties agree to implementing compensation plans to incent their respective sales forces (Hackett Alliance representatives and Lawson sales representatives) to promote the joint
offering 

  

	 	•	 	Compensation plans to be developed, approved and administered by Hackett to Hackett employees and by Lawson to Lawson employees 

  
 PROGRAM OFFERING 
  
 The following section lists the potential offerings Hackett and Lawson will provide to
Lawson clients and prospects during the post-pilot Hackett World Class Passport program rollout (HWCP) for client twenty-six and beyond. The parties agree to work in good faith to develop the optimal set of program offerings. The final agreed upon
program features and parameters may or may not include features in addition to those noted below, except that the program will include the World Class Progress Report and the Hackett Advisory Inquiry Access. It is understood and agreed by Hackett
that all offerings prepared for Lawson or Lawson clients and prospects must be approved in advance by Lawson. Deliverables include: 
  

	•	 	World-Class Progress Report (WCPR) 

  

	 	•	 	“Lawsonized” World-Class Progress Report (WCPR) is defined as a quarterly progress benchmark tool covering three or more areas such as, but not limited to, HR, Finance and
Procurement, thus allowing Lawson clients and/or prospects to enter key data points to gain insight as to how they measure against a relevant peer group including, but not limited to, World Class performers, median performers and other Lawson
clients 

  

	 	•	 	WCPR is accessible through the Lawson portal via a URL link to a hosted site maintained and supported by Hackett 

  

	 	•	 	The site provides users with a secure environment to enter confidential data 

  

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	 	•	 	Upon client signing the HWCP agreement with Lawson and Lawson’s notice to Hackett, Hackett will provide a user ID and password for the HWCP to the client

  

	 	•	 	The site provides users with a relevant and personalized delivery of content 

  

	•	 	Hackett Advisor Inquiry Access – four hours per quarter 

  

	 	•	 	Defined as access to advisors that can answer questions relating to best practices and provide a deeper understanding of Hackett-certified practices and performance metrics
contained within the Hackett database. This offering includes research time. 

  

	 	•	 	Hackett will provide a “Lawson” program knowledgeable resource to respond to HWCP inquiries 

  

	•	 	Two user IDs to the on-line Hackett Best-Practice Repository 

  

	 	•	 	Defined as online client access to a resource containing detailed information on hundreds of established and emerging ways of improving performance in all areas of an organization.
These best practices have been gathered from a variety of sources, and are validated through a combination of statistical analysis, onsite client observation and a broad range of secondary research. 

  

	 	•	 	Accessible through the Lawson portal via a URL link to a hosted site maintained and supported by Hackett 

  

	 	•	 	The site provides HWCP users with a secure environment 

  

	 	•	 	Upon client signing the HWCP agreement with Lawson and Lawson’s notice to Hackett, Hackett will provide a user ID and password for the Best–Practice Repository to the
client 

  

	•	 	Topical Research Abstracts based on the Book of Numbers 

  

	•	 	Access to Quarterly Topical Webcasts 

  

	 	•	 	1-per calendar quarter 

  

	 	•	 	Topics, agenda and Webinar content to be identified and presented jointly by Hackett and Lawson, based on HWCP client needs 

  

	•	 	Access to Quarterly Research Perspectives 

  

	 	•	 	Accessible through the Lawson portal via a URL link to a hosted site maintained and supported by Hackett 

  

	 	•	 	1 per calendar quarter 

  

	 	•	 	Topics and content to be identified by Hackett and Lawson, based on HWCP client needs 

  

	•	 	Two tickets to the 2006 Hackett Best Practices Conference 

  
 HWCP INCREMENTAL SERVICE OFFERINGS 
  

	 	•	 	As part of the Go-to-Market, Lawson and Hackett agree to develop complimentary and incremental services offerings to the HWCP including, but not limited to, the following (reference
Vendor Intelligence Program, 5.3.x) with pricing and terms to be agreed upon: 

  

	 	•	 	One-Day Onsite Best Practices Advisory session (reference section 5.1) 

  

	 	•	 	1-2 Week Extended Gap Assessment 

  

	 	•	 	Defined as a “Lawsonized” high-level gap assessment of a client organization, whereby the client completes a questionnaire based on approximately 40+ metrics in key areas
such as, but not limited to, HR, Finance and Procurement, and is compared to a relevant peer group to gain insight into industry best practices and how they rank against other organizations 

  

	 	•	 	Client will be responsible for gathering data on the questionnaire 

  

	 	•	 	Hackett will provide the comparison data output and report(s) 

  

	 	•	 	The session agenda will be mutually agreed upon by Lawson and Hackett 

  

	 	•	 	Hackett will lead the sessions, however, at least one representative from Hackett and one from Lawson Software is required to be in attendance 

  

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	 	•	 	Hackett and Lawson will jointly provide the findings to the client 

  

	 	•	 	Hackett agrees to provide a knowledgeable resource on Hackett and relevant best practices 

  

	 	•	 	3-4 Week Best Practices Assessment and Workshop 

  

	 	•	 	Defined as a workshop designed to provide education and insight into World Class Performance and best practices with detailed recommendations on how to close perceived gaps.

  

	 	•	 	The session agenda will be mutually agreed-upon by Lawson and Hackett 

  

	 	•	 	Hackett will lead the sessions, however, at least one representative from Hackett and one from Lawson Software is required to be in attendance 

  

	 	•	 	Hackett and Lawson will jointly provide the findings to the client 

  

	 	•	 	Hackett agrees to provide a knowledgeable resource on Hackett and relevant best practices 

  
 5.3 VENDOR INTELLIGENCE PROGRAM (LAWSON) 
  
 PROGRAM OVERVIEW 
  
 The Vendor Intelligence program (“VIP”), offered by Hackett to Lawson, provides
access to Hackett metrics, best-practices research and intellectual property for a two-year commitment period, commencing on the effective date of this Agreement. 
  
 PROGRAM SCOPE & TIMELINES 
  
 Deliverables from Hackett to Lawson under VIP include, but are not limited to: 

 
 World Class Progress Report Development for the post-pilot WCPR described in Section
5.2 
  
 In order to expand the World Class Progress Report (WCPR) for
relevancy to Lawson clients participating in the post-pilot HWCP as described in Section 5.2, Lawson and Hackett agree to identify, within 30-days of the effective date of the Agreement, the mutually agreeable relevant “best practices”
from a Lawson-client perspective in, but not limited to, HR, Finance, and Procurement. In addition, Lawson and Hackett agree to expand the WCPR to address industry-specific benchmark metrics in areas such as, but not limited to, Healthcare, Retail,
Government & Education and Financial Services. As such, Hackett will deliver up to four vertical client surveys via a joint Webinar to Lawson clients representing these industries to collect “vertical industry” data required to provide
a more relevant World Class Progress Report (WCPR) program deliverable. 
  

	•	 	Expanded Services Offering as part of the HWCP Incremental Services Section as described in section 5.2 

  

	 	•	 	Within 30-days of the contract, Lawson and Hackett will develop a business plan that outlines the details of Hackett-Lawson service offerings complimentary to the post-pilot Hackett
World Class Passport program 

  

	 	•	 	Lawson reserves the right to maintain control over packaging, pricing and methodology of services’ presentation, delivery and implementation, with input from Answerthink’s
Lawson practice and Hackett 

  

	•	 	Advisory Services for Lawson 

  

	 	•	 	9 Volumes of the Hackett Book of Numbers Research series per contractual year covering Finance (2), HR (2), Procurement (2), IT (2) and Executive Overview (1) for Lawson’s
internal use 

  

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	 	•	 	The Book of Numbers cannot be re-distributed or re-purposed in its current state without the written consent of Hackett 

  

	 	•	 	2 Knowledge Exchange Seminars for Lawson Executives per contractual year 

  

	 	•	 	Topics to be mutually agreed upon by both Hackett and Lawson 

  

	 	•	 	Location of session to be a mutually agreed upon by the parties 

  

	•	 	30 Hackett Perspectives per contractual year to be accessed by all Lawson employees through the Lawson portal 

  

	 	•	 	Topics to be mutually agreed upon by both Hackett and Lawson 

  

	•	 	Up to eight Hackett speaking engagements per contractual year to be used at the discretion of Lawson for Lawson’s client and prospect opportunities 

  

	 	•	 	Up to two per quarter 

  

	 	•	 	All T&E to be covered by Lawson or Lawson clients, unless the speaking engagement ties directly to the promotion of the Hackett World Class Passport program as defined in
Sections 5.1 and 5.2. 

  

	•	 	20 Hours of Advisor Access per function per contractual year, covering areas such as HR, Finance, Procurement, IT, EPM, and one additional function by mutual agreement of the
parties 

  

	 	•	 	Defined as access to advisors that can answer questions relating to best practices and provide a deeper understanding of Hackett-certified practices and performance metrics
contained within the Hackett database  

  

	 	•	 	Lawson will provide up to two main contacts and/or users per function for advisor access. 

  

	 	•	 	Hackett will provide a “Lawson” knowledgeable resource to respond to inquiries 

  

	 	•	 	Hours may be applied to custom data cuts and summarized reports to support strategic initiatives within Lawson  

  

	•	 	1 SG&A Benchmark and World-Class Progress Report for Lawson S&GA as defined by Hackett’s current commercial offering 

  

	•	 	Five passes per year to Lawson for the following Hackett events: 

  

	 	•	 	Hackett’s Annual Best Practices Conference 

  
 By signing this Agreement, Lawson and Hackett agree to the terms of this Agreement and any Appendix hereto. 
  

							
	Accepted And Agreed To:	 	 	 	 
		
	LAWSON SOFTWARE, INC.	 	The Hackett Group, Inc.
				
	SIGNATURE:	 	 /S/ JAY COUGHLAN

	 	SIGNATURE:	 	 / S/ WAYNE MINCEY

	NAME:	 	JAY COUGHLAN	 	NAME:	 	WAYNE MINCEY
	TITLE:	 	CHIEF EXECUTIVE OFFICER AND PRESIDENT	 	TITLE:	 	PRESIDENT
	DATE:	 	05/05/05	 	DATE:	 	05/06/05

  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 13 

 **** Certain information on this page has been omitted and filed separately with the Securities and Exchange Commission.
Confidential treatment has been requested with respect to the omitted portions.**** 
  
 APPENDIX A 
  
 PROGRAM FEES & SCHEDULES: 
  

									
	 Program Name

	  	 Program
Start/End Dates

	  	 Program Fee

	  	 Payment Dates

	  	 Associated Terms

	Lawson Executive Advisory Council (LEAC); referenced in section 5.1	  	May 9, 2005 – June 30, 2006	  	$[*********]	  	 Invoiced by Hackett to Lawson on June 1, 2005
 Payment by
Lawson to Hackett by June 30, 2005
	  	One-time, non-recurring program payment
					
	 Vendor Intelligence Program (VIP);
 referenced in
section 5.3
	  	 Year 1:
 May 9, 2005 –June 30,
2006
  
 Year 2:
 July 1, 2006 – June 30, 2007
	  	 $[*********]
  
 $[*********]
	  	 Invoiced by Hackett to Lawson on June 1, 2005; Payment by Lawson to Hackett by June 30, 2005
  
 Invoiced by Hackett to Lawson on July 1, 2006; Payment by Lawson to Hackett by July 31,
2006
	  	 2-year noncancelable commitment (subject to Section 5.3 of the Agreement); Lawson will have an option to renew at the end of year 2 at then current
market rates.
  
 At the end of the year 1 program date, Hackett agrees to review
VIP program deliverables and adjust as agreed to for year two of the program, consistent with level of effort with year one of the program.

  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 14 

 **** Certain information on this page has been omitted and filed separately with the Securities and Exchange Commission.
Confidential treatment has been requested with respect to the omitted portions.**** 
  
 EXCLUSIVITY 
  
 In order for Hackett to provide exclusivity to
Lawson (as defined in section 2.1 of this Agreement) to offer the Lawson Executive Advisory Council (LEAC) and the Hackett World Class Passport program to the then current Lawson clients and prospects from the inception
of this contract, the foregoing payments must be made and the following sales targets must be met during year two and three as described below in relation to the Hackett World Class Passport Program. These costs are in addition to the
financial commitments outlined for the programs above. If Hackett exercises it’s option to opt out of exclusivity, it will provide Lawson a 30 day written notice of its intent. Such notice may be given in advance of the applicable quarter end
if results indicate that the sales targets will be not be achieved. 
  

									
	 Program Name

	  	 Program
Start/End Dates

	  	 Fees

	  	 Payment Dates

	  	 Associated Terms

	 Hackett World Class Passport Program
 Reference 5.2 of
the Agreement
 (First Year)
	  	June 1, 2005 – May 31, 2006	  	 [*********] units @ average price of $[*********] per unit = $[*********] sales targets
  
 Non-refundable pre-payment of $[*********] for first [*********] units out of the [*********]
unit sales target
	  	 Pre-payment: December 31, 2005
  
 Hackett will invoice Lawson for the non-prepaid fees upon receipt of notice that a client has contracted to participate. Payment is due from Lawson 30 days after invoice
date.
	  	If nonrefundable pre-payment is made and contractual obligations for minimum sales dollars in the first year are not met by Lawson, Lawson is not liable for the payment of these sales targets in
excess of the pre-payment and Hackett will continue to observe the exclusivity provision as defined in Section 2.1 of the Agreement with Lawson until May 31, 2006.

  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 15 

 **** Certain information on this page has been omitted and filed separately with the Securities and Exchange Commission.
Confidential treatment has been requested with respect to the omitted portions.**** 
  

									
	 Hackett World Class Passport Program
 (Second Year)
	  	June 1, 2006 – May 31, 2007	  	[*********] units @ average price of $[*********] per unit = $[*********] sales target	  	Hackett will invoice Lawson for the non-prepaid fees upon receipt of notice that a client has contracted to participate. Payment is due from Lawson 30 days after invoice
date	  	If an average of 25% of the total $[*********] in annual sales targets is not collected by Hackett for the first program quarter for payment of units, Lawson is not liable for the payment of the
shortfall in sales targets. However, Hackett will have the option to opt out of the exclusivity arrangement upon notice as indicated above. Hackett agrees to meet with Lawson in good faith to discuss program results and will consider options to
continue exclusivity through the 2nd program quarter, including the option for Lawson to make a prepayment for
[*********] units at $[*********]. Program exclusivity will continue thereafter provided the cumulative quarterly sales targets are met in each succeeding quarter. If the sales targets are not met in the second, third or fourth program quarter of
the 2nd year, Lawson will not be liable for the payment of the shortfall in sales targets. However, Hackettt will
have the option to opt-out of the exclusivity arrangement with Lawson upon notice as indicated above.

  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 16 

 **** Certain information on this page has been omitted and filed separately with the Securities and Exchange Commission.
Confidential treatment has been requested with respect to the omitted portions.**** 
  

									
	 Program Name

	  	 Program
Start/End Dates

	  	 Fees

	  	 Payment Dates

	  	 Associated Terms

	 Hackett World Class Passport Program
 (Third
Year)
	  	June 1, 2007 – May 31, 2008	  	 [*********] units @ average price of $
 [*********] per unit = $[*********] sales target
	  	Hackett will invoice Lawson for the unit fees upon receipt of notice that a client has contracted to participate. Payment is due from Lawson 30 days after invoice date.	  	If an average of 25% of the total $[*********] in annual sales targets are not collected by Hackett per program quarter for payment of units, Lawson will not liable for the payment of these
units. . However, Hackett will have the option to opt-out of the exclusive provision referenced in Section 2.1 of the Agreement upon notice as indicated above.

  
 Additional Assumptions for program
exclusivity: 
  

	 	•	 	Unit Assumptions 

	 	•	 	Units do not represent a cumulative number from year to year 

	 	•	 	Units can be sold into the Lawson customer base and/or net new prospects 

	 	•	 	Renewals from clients subscribing to the prior year will be included in the total unit commitments 

	 	•	 	Units sold above and beyond the “required” unit levels will be counted toward the sales dollar commitment for the following year 

	 	•	 	Costs are based on an average per unit program fee of $[*********], which does not limit Lawson from increasing the market price to the client. 

	 	•	 	Extended incremental services offerings listed in section 5.2, detailed under “program offering” are not included in the average unit price of $[*********]. 

  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 17 

 Appendix B – General Terms 
  
 The Lawson Software and the Hackett Group Advisory Alliance Agreement Terms
are effective dated as of May     , 2005 (the “Effective Date”), by and between Lawson Software, Inc, a Minnesota corporation with its principal place of business at 380 St. Peter Street, Minneapolis, MN
(“Lawson”), and The Hackett Group, Inc., an Ohio corporation, and wholly owned subsidiary of Answerthink, Inc., with offices at 1001 Brickell Bay Drive, Suite 3000, Miami, Florida 33131 (“Hackett”). Lawson and Hackett may be
referred to herein individually as a “Party” or collectively as the “Parties.” 
  
 1. Term and Scope. For a period commencing on May 1, 2005 and subject to termination or expiration pursuant to the terms agreed upon in the Lawson Software and The Hackett Group Alliance Advisory
Agreement, (the “Agreement”), Hackett shall provide to Lawson or its selected licensees, as the case may be, the products and service offerings outlined in the Agreement. 
  
 2. Reserved.  
  
 3. Confidentiality of Lawson Information, Protection of Hackett Information by Lawson Licensees. (i) The information provided by Lawson from time to time
and specified by Lawson to be confidential, is hereinafter referred to as “Lawson Information.” Except as provided in Section 3 hereof, Hackett will not, without the written consent of Lawson, disclose to any third party any Lawson
Information, subject to the requirements of applicable law or legal or administrative process. Notwithstanding the foregoing, Hackett shall be permitted to use and publish Lawson Information in its Hackett programs as now or in the future conducted,
which may include the aggregated results of the data analysis and research, and the reports generated in connection with the Hackett programs for its own business, provided Hackett shall not publish Lawson Information in the Hackett programs or
related publications in a way that identifies Lawson. Hackett shall be permitted to identify Lawson as a participant in the programs specified in the Agreement. (ii) From time to time certain selected Lawson licensees may be invited to participate
in on or more programs which comprise the Hackett/Lawson Advisory Alliance. Each such participant shall be required to execute a contract which will be developed mutually by both Hackett and Lawson. 
  
 4. Use of Marks 
  
 (i) No Other Use of Other Party’s Name. Except as specifically described in this Section 4, neither party may use the
name of the other in connection with any advertising or publicity materials or activities without the prior written consent of the other party. Any press releases related to the Agreement must be approved in writing by each party prior to release.

  
 (ii) Use of Other Party’s Trade Name and Trademarks. 

  
 Limited Right to Use. Each party will have the limited right to use the other
party’s trade name and trademarks in order to identify the other party’s proper trade name and trademarks in connection with the activities described in this Agreement. The parties may identify in the Agreement each party’s proper
trade name and trademarks, and thereafter, each party will advertise and display the other party’s trade name and trademark, in strict compliance with that party’s policies as communicated to the other party. If either party determines
that any use by the other party of its trade name or trademarks is not in compliance with such policies then in effect, (a) that party may inform the other party of that fact, and (b) that party will use all reasonable commercial efforts to cease
the use and withdraw the non-compliant materials from circulation promptly after receipt of such notice. Unless otherwise agreed in writing, a party’s right to use the other party’s trade name and trademarks will cease immediately on the
expiration or earlier termination of the Agreement. Neither party will without the other party’s prior consent, attach any additional trademarks, logos or trade designations to any of the other party’s advertisements regarding their
products or services. 
  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 18 

 (iii) No Other Rights. Except as otherwise set forth in this Agreement, neither party will use the
other’s marks or company names in any promotional material or activity without first obtaining, for each proposed class of use, the owner’s prior consent, which will not be unreasonably withheld or delayed. The using party will, at its
expense and before using the other party’s marks, make all reasonable changes, corrections or alterations to any proposed material or activity that the owning party deems necessary or advisable. Nothing herein is intended to create: (i) an
independent obligation that either party undertake any advertising of the other party’s Alliance Services; or (ii) an assignment or grant to the other party of any right, title or interest in or to the other party’s marks. This Agreement
does not confer any right or license to grant sublicenses or permission to third parties to use any marks. 
  
 5. Assignment. Neither party may assign this Agreement, in whole or in part, without the prior written consent of the other party, such consent to not be unreasonably withheld. However, either party may
assign its rights and obligations in the Agreement in connection with a merger, reorganization, sale or transfer of substantially all of the capital stock or assets of such party or its applicable operating division. In the event such assignment
results in the assignment of the Agreement to (i) a competitor of the other party or (ii) another party where such assignment places the party not making the assignment in breach of an existing contractual commitment, the other party may in its sole
discretion terminate this Agreement without penalty upon thirty (30) days notice to the assigning party. 
  
 6. Limited Warranty. Hackett warrants that work performed under the Agreement will be provided by Hackett’s trained personnel in a timely and professional manner and consistent with the standards
that Hackett has established in its industry. HACKETT DISCLAIMS ALL OTHER WARRANTIES, EXPRESS OR IMPLIED, INCLUDING ANY WARRANTY OF MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. 
  
 7. Fees, Expenses and Payment. All fees associated with the Agreement’s programs (i.e. Lawson Advisory Executive Council,
Hackett’s World Class Passport Program and the Vendor Intelligence Program) are set forth in the Agreement. Invoices are due thirty (30) days after invoice date, unless otherwise specified in the Agreement. 
  
 For purposes of this Agreement, Lawson agrees to pay to Hackett the amounts relating to the
Agreement based on the fee schedules set forth in the Agreement. 
  
 8.
Other Expenses. Reasonable travel, and other expenses incurred under the Agreement (“Other Expense”) shall be payable based on the terms set forth in the Agreement. Hackett’s invoices are due within 30 days of the
invoice date and are payable in United States dollars, plus any applicable sales, excise or value-added taxes based on the Services. 
  
 9. Limitation of Liability. If either party or any of its affiliates, or any of their respective officers, directors, employees, agents, subcontractors or
shareholders, is ever liable to the other for one or more breaches (except for infringement of Hackett’s intellectual property rights), disputes, controversies or claims arising under or in connection with the Programs or services provided
hereunder (whether any such breach, dispute, controversy or claim is based upon contract, tort, statute, equity or any other legal theory), then the cumulative amount of all damages and penalties, if any, recoverable by either party for all such
breaches, disputes, controversies and claims will not exceed, in the aggregate, an amount equal to the total amount of the fees paid by Lawson under the Agreement for the program (ie. Lawson Executive Advisory Council, Hackett’s World Class
Passport program and the Vendor Intelligence Program) from which the breach, dispute, controversy or claim arose. In no event will Hackett or Lawson be liable to the other party or any third party for any indirect, special, indirect,
incidental, punitive, exemplary or consequential damages (such as lost profits revenue, data or use), incurred by a party, whether in contract or tort, even if the other party has been advised of the possibility of such damages. 
  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 19 

 10. Dispute Resolution; Injunctive Relief. If a dispute arises out of or relates to the Agreement, or the
breach thereof, and if the dispute cannot be settled through negotiation, the parties agree first to try in good faith to settle the dispute by mediation administered by the American Arbitration Association (“AAA”) under its Commercial
Mediation Rules before resorting to litigation. The parties agree not to disclose the existence of any dispute or terms of any settlement to any third party (except to the extent necessary to each party’s respective counsel or as required by
law). The parties agree and acknowledge that a violation or threatened violation of the confidentiality and nondisclosure provisions herein will cause irreparable injury to the other party and that, in addition to any other remedies that may be
available, in law or in equity or otherwise, the non-breaching party shall be entitled to seek injunctive relief against the breach or threatened breach of the confidentiality and nondisclosure provisions herein by the breaching party. 

 
 11. Choice of Law/Venue. This Agreement shall be governed by and construed
in accordance with the laws of the State of New York, without regard to the conflict of laws provisions thereof. Each of the parties hereby submits to the exclusive jurisdiction of the State of New York for purposes of all legal proceedings arising
out of or relating to this Agreement and the transactions contemplated hereby. 
  
 12. Waiver of Jury Trial. Each of the parties hereto hereby waive the right to a trial by jury in respect of any litigation based hereon, or arising out of, under or in connection with the Agreement and any agreement executed
in conjunction herewith. This provision is a material inducement for the parties entering into this Agreement. 
  
 13. Attorney’s Fees. The prevailing party in any action related to or arising out of the Agreement, whether such action is at the trial or appellate level, shall be entitled to its reasonable
attorney’s fees and court costs. 
  
 14. Survival. The rights
and obligations of the parties set forth in Sections 13 through 17 of this Agreement shall survive the termination of this Agreement. 
  
 15. Hackett Copyrighted Materials Quotation and Usage Policy, Ownership of Data. 
  
 “Hackett Intellectual Property” is defined as original content and materials that are proprietary to Hackett, including, but not
limited to, written research, presentation materials, questions sets, program features, website content, and performance metrics created and/or developed by Hackett. The Hackett Group name and published materials are subject to trademark and
copyright protection. To use the “The Hackett Group” or the “Hackett” name, take excerpts of The Hackett Group research or quote a Hackett Advisor, a usage request must be submitted in writing to Hackett for approval. 

 
 The Hackett Group name, Hackett Intellectual Property, trademarks, or logo may only be
used commercially in connection with advertising, sales materials or other commercial efforts with Hackett’s prior written approval for each instance of use. 
  
 The parties agree that the aggregated results of the data analysis and research of data collected from Lawson or its licensees or its
prospects shall become the property of Hackett and that in the event that any potential program participant does not agree to these terms, it will not be eligible to participate in any program covered hereby. 
  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 20 

 16. Waiver. The waiver, failure, and/or delay of either party to exercise any right provided for herein
shall not be deemed a waiver of any further right hereunder. The rights and remedies of the parties set forth in this Agreement are in addition to any rights or remedies the parties may otherwise have at law or in equity. 
  
 17. Relationship of the Parties. All program deliverables provided by Hackett
to Lawson under the Agreement will be provided as an independent contractor, and neither party shall be, or represent itself to be, the franchiser, franchisee, agent, legal representative or fiduciary of the other party. 
  
 18. Entire Agreement. This Agreement contains the entire agreement of the
parties with respect to the subject matter hereof and supersedes all prior oral and written agreements between them regarding such matter. This Agreement may be modified only by an agreement in writing dated and signed by both parties after the date
hereof. The parties hereto agree that for the purpose hereof, facsimile counterpart signatures are acceptable. 
  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 21 

 Exhibit A 
 to 
 Lawson and the Hackett Group Advisory Alliance Agreement Terms 
  
 Mutual Confidentiality Non-Disclosure Agreement 
  
 This is a Mutual Confidentiality Non-Disclosure Agreement (“Agreement”) by and
between Answerthink, Inc., (hereinafter referred to as “Answerthink”) with its principal place of business at 1001 Brickell Bay Drive, Suite 3000, Miami, Florida 33131 and Lawson Software, Inc. (“Lawson”) having a principal place
of business at 380 St. Peter Street, Minneapolis, MN 55102 
  
 This Agreement
shall be effective as of                      and, if not stated, as of the date of execution hereof. Each Party understands that both
Answerthink (and its wholly-owned subsidiary Hackett Group) and Lawson may be disclosing their confidential information to the other. As the situation may require, the parties are hereinafter referred to individually as the “Disclosing
Party” or “Receiving Party,” or referred to collectively as the “Parties.” 
  

	1.	The Parties have each developed and acquired extensive proprietary and confidential technical and economic information relating to their respective businesses. The technical
information developed includes, but is not limited to, computer software (source codes and object codes), reports, programming aids or materials, documentation, manuals, charts, specifications, formulas, descriptions, diagrams, screen displays,
schematics, blueprints, drawings, tapes, listings, inventions, records or other materials, and any draft of any of the foregoing (“Technical Information”). The Technical Information, services, product concepts and designs, customer lists,
product sources, business relationships with manufacturers and distributors, operational strategies, marketing techniques, business plans and strategies, costs and fees, personnel information, trade secrets, discoveries, inventions, programs,
employee lists or resumes, designs, drawings, specifications, models, data, documentation, diagrams, flow charts, research, development, equipment and machinery, information related to customers, financial information, and/or other data or
information related to the business, operations, methods, systems, processes, applications and formulae which Disclosing Party considers confidential or in good faith to be valuable or sensitive or holds in confidence from the general public
(whether or not reduced to writing, or tangible or intangible) are sometimes collectively referred to herein as the “Confidential Information.” 

  

	2.	The Parties are interested in reviewing certain Confidential Information of each other to evaluate the desirability of entering into a business relationship with each other (the
“Lawson and the Hackett Group Advisory Alliance”). 

  

	3.	The Disclosing Party is agreeable to disclosing to the Receiving Party such Confidential Information as the Disclosing Party in its sole discretion deems appropriate, provided,
however, said Confidential Information is to be used for the sole purpose of enabling Receiving Party to evaluate the desirability and feasibility of the Lawson and the Hackett Group Advisory Alliance. 

  

	4.	Receiving Party agrees to: 

  

	 	(a)	Treat as confidential all Confidential Information, which has been or may hereafter be made available by the Disclosing Party, directly or indirectly, and to take reasonable
precautions to protect such Confidential Information (including, without limitation, all precautions the Receiving Party employs with respect to its own confidential information); 

  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 22 

	 	(b)	Provide access to Confidential Information only to those employees of Receiving Party upon a need-to-know basis, make its employees aware of the obligations in this Agreement, and
be responsible for breaches of this Agreement by its employees; 

  

	 	(c)	Not disclose Confidential Information to any third party without Disclosing Party’s express prior written consent; 

  

	 	(d)	Not make copies (electronic or otherwise) of any Confidential Information without the prior written authorization of the Disclosing Party and immediately upon the Disclosing
Party’s request, return or destroy all originals, copies, and summaries (electronic or otherwise) of Confidential Information; 

  

	 	(e)	Not use, decompile, or reverse engineer the Disclosing Party’s Confidential Information or other information Disclosing Party treats as proprietary or designates as
confidential whether or not owned or developed by the Disclosing Party, for any purpose other than for the purpose set forth in Section 3 hereof, unless such information is in the public domain. 

  

	5.	Receiving Party’s commitments of confidentiality and non-use set forth in Paragraph 4 above shall not extend to: 

  

	 	(a)	disclosure of limited Confidential Information as may be reasonably required in the sole opinion of Answerthink (or Hackett Group) to disclose to prospective subcontractors,
provided, however, that such third parties may be required to execute a Confidentiality Non-Disclosure Agreement; 

  

	 	(b)	disclosure of information that is generally available to the public, provided such information has not entered the public domain by or through the Receiving Party, and provided,
further, that such information is not disclosed in conjunction with Confidential Information which is otherwise proprietary and confidential; 

  

	 	(c)	disclosure of information that was in Receiving Party’s possession or known by Receiving Party without restriction prior to receipt from the Disclosing Party;

  

	 	(d)	disclosure of information that was rightfully disclosed to Receiving Party by a third party without restriction; 

  

	 	(e)	disclosure of information that was independently developed by Receiving Party without use of any Confidential Information of the Disclosing Party; or 

  

	 	(f)	disclosure of Confidential Information that is required to be disclosed by law or court order provided the Receiving Party promptly notifies the Disclosing Party who may want to
attempt to seek a protective order at Disclosing Party’s expense. 

  
 Receiving Party agrees that its obligations set forth in Paragraph 4 above shall continue until the information in question comes within one of the designated exceptions of this Paragraph 5. 
  

	6.	 Notwithstanding the provisions of this Agreement, either party may disclose to any and all other parties, without limitation of any kind, the tax treatment and tax
structure of the transactions contemplated herein and all materials prepared by either party relating to such tax treatment and tax structure. This exception is intended solely to comply with the presumption set forth in Treasury Regulation Section
1.6011-4(b)(3)(iii) and is not 

  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 23 

 
intended to permit the disclosure of any information to the extent such disclosure is not required in order to avoid any transaction contemplated by this
Agreement being treated as a “ reportable transaction” within the meaning of Treasury Regulation Section 1.6011-4(b). 
  

	7.	It is understood that no rights in, or license under, any present or future Confidential Information is either offered or granted to Receiving Party by this Agreement. It is further
understood that, except as may otherwise be set forth in a signed, written agreement between the Parties, the Disclosing Party makes no representation or warranty as to accuracy, completeness, condition, suitability, or performance of the
Confidential Information, and Disclosing Party shall have no liability whatsoever to the Receiving Party resulting from its use of the Confidential Information. 

  

	8.	Receiving Party agrees that Disclosing Party may suffer irreparable injury resulting from any breach of this Agreement, and that a remedy at law for any breach by Receiving Party of
the covenants and agreements set forth herein may be inadequate, and therefore agrees that Disclosing Party, in addition to having an action at law for damages and all other available rights and remedies, shall be entitled to seek injunctive relief
to enforce the covenants contained herein. 

  

	9.	This Agreement supersedes any prior agreement between the Parties relating to the subject matter of this Agreement, and embodies the entire agreement of the Parties. This Agreement
shall be binding on the assignees and successors-in-interest of Receiving Party and shall inure to the benefit to Disclosing Party and its successors and assigns. 

  

	10.	This Agreement shall be governed by and construed in accordance with the laws of the State of Florida, without regard to the conflict of laws provisions thereof. Each of the Parties
irrevocably waives, to the fullest extent permitted by law, any objection which they may now or hereafter have to the laying of the venue of any such proceeding brought in such a court and any claim that any such proceeding brought in such a court
has been brought in an inconvenient forum. 

  

	11.	EACH OF THE PARTIES HERETO HEREBY KNOWINGLY, VOLUNTARILY AND INTENTIONALLY WAIVE THE RIGHT ANY OF THEM MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY LITIGATION BASED HEREON, OR
ARISING OUT OF, UNDER OR IN CONNECTION WITH THIS AGREEMENT AND ANY AGREEMENT CONTEMPLATED TO BE EXECUTED IN CONJUNCTION HEREWITH, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENTS (WHETHER VERBAL OR WRITTEN) OR ACTIONS OF ANY PARTY HERETO.
THIS PROVISION IS A MATERIAL INDUCEMENT FOR THE PARTIES ENTERING INTO THIS AGREEMENT. 

  

	12.	The prevailing Party in any action related to or arising out of this Agreement whether such action is at the trial or appellate level, shall be entitled its reasonable
attorney’s fees and court costs. 

  

	13.	The waiver, failure, and/or delay of the Parties to exercise any right provided for herein shall not be deemed a waiver of any further right hereunder. The right and remedies of the
Parties set forth in this Agreement are in addition to any rights or remedies the Parties may otherwise have at law or in equity. 

  

	14.	If any provision of this Agreement shall be held by a court of competent jurisdiction to be void or unenforceable, such provision shall be deemed severed from this Agreement, and
the remainder of this Agreement shall remain in full force and effect. 

  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 24 

	15.	This Agreement constitutes the entire agreement of the Parties with respect to the subject matter hereof, and no amendment, modification, or addition hereto, or waiver hereof, shall
be effective unless in writing, specifying such amendment, modification, addition or waiver, and signed by the Party sought to be bound thereby. The Parties hereto agree that for the purpose hereof, facsimile counterpart signatures are acceptable.

  

	16.	All notices to be given under this Agreement must be in writing, addressed to the receiving party’s designated representative at the address for the receiving party specified
below. Notices are validly given upon the earlier of confirmed receipt by the receiving party or three (3) days after dispatch by courier or certified mail, postage prepaid, properly addressed to the receiving party. Notices may also be delivered by
telefax and will be validly given upon written confirmation of receipt. Either Party may change its address for purposes of notice by giving notice to the other Party in accordance with these provisions. 

  

	17.	Addresses for Notice: 

  
 Lawson Software, Inc. 
 380 St. Peter Street 
 St. Paul, MN 55102 
 Attn: Chief Operating Officer 
 Via Facsimile: (651) 767-5174 
  
 With copy to: 
 General Counsel 
  
 The Hackett Group, Inc. 
 1001 Brickell Bay Drive, Suite 3000 
 Miami, FL 33131 
 Attn: Ted A. Fernandez, CEO 
 Via Facsimile 305 379 4736 
  
 With copy to: 
 Answerthink, Inc. 
 1001 Brickell Bay Drive 
 Suite 3000 
 Miami, FL 33131 
 Attn: General Counsel 
 Via Facsimile: (305) 702-7000 
  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 25 

	18.	The Parties hereto agree that for the purpose hereof, facsimile counterpart signatures are acceptable. 

  

	
	ANSWERTHINK, INC.
	
	 BY:

	
	 NAME:

	
	 TITLE:

	
	 DATE:

	
	LAWSON SOFTWARE, INC.
	
	 BY:

	
	 NAME:

	
	 TITLE:

	
	 DATE:

  

 Copyright © 2003 Hackett, Inc. All rights reserved. Reproduction of this document in any form without prior
consent is prohibited 
  
 26Purchase and Sale Agreement

 Exhibit 10.1 
  
 PURCHASE AND SALE AGREEMENT 
  

BETWEEN 
  
 THE FUND IX, FUND X, FUND XI, and REIT JOINT VENTURE 
  
 AND 
  
 LEXINGTON CORPORATE PROPERTIES TRUST 
  
 1409
CENTERPOINT BOULEVARD 
 KNOXVILLE, TENNESSEE 
  
 February 22, 2005 

 TABLE OF CONTENTS 
  

			
	ARTICLE 1. DEFINITIONS	  	1
	ARTICLE 2. PURCHASE AND SALE	  	7
	 2.1. Agreement to Sell and Purchase the Property
	  	7
	 2.2. Permitted Exceptions
	  	7
	 2.3. Earnest Money
	  	7
	 2.4. Purchase Price
	  	8
	 2.5. Intentionally Deleted
	  	8
	 2.6. Independent Contract Consideration
	  	8
	 2.7. Closing
	  	9
	ARTICLE 3. Purchaser’s Inspection and Review Rights	  	9
	 3.1. Due Diligence Inspections
	  	9
	 3.2. Deliveries by Seller to Purchaser; Purchaser’s Access to Property Records of Seller
	  	10
	 3.3. Condition of the Property
	  	12
	 3.4. Title and Survey
	  	12
	 3.5. Service Contracts
	  	13
	 3.6. Termination of Agreement
	  	14
	 3.7. Confidentiality
	  	14
	ARTICLE 4. Representations, Warranties AND OTHER AGREEMENTS	  	15
	 4.1. Representations and Warranties of Seller
	  	15
	 4.2. Knowledge Defined
	  	18
	 4.3. Covenants and Agreements of Seller
	  	19
	 4.4. Representations and Warranties of Purchaser
	  	20
	ARTICLE 5. CLOSING DELIVERIES, CLOSING COSTS AND PRORATIONS	  	21
	 5.1. Seller’s Closing Deliveries
	  	21
	 5.2. Purchaser’s Closing Deliveries
	  	24
	 5.3. Closing Costs
	  	25
	 5.4. Prorations and Credits
	  	25
	ARTICLE 6. CONDITIONS TO CLOSING	  	26
	 6.1. Conditions Precedent to Purchaser’s Obligations
	  	26
	 6.2. Conditions Precedent to Seller’s Obligations
	  	27
	ARTICLE 7. CASUALTY AND CONDEMNATION	  	28
	 7.1. Casualty
	  	28
	 7.2. Condemnation
	  	28
	ARTICLE 8. DEFAULT AND REMEDIES	  	29
	 8.1. Purchaser’s Default
	  	29
	 8.2. Seller’s Default
	  	30
	ARTICLE 9. ASSIGNMENT	  	30
	 9.1. Assignment
	  	30
	ARTICLE 10. BROKERAGE COMMISSIONS	  	31
	 10.1. Broker
	  	31
	ARTICLE 11. INDEMNIFICATION	  	31
	 11.1. Indemnification by Seller
	  	31
	 11.2. Indemnification by Purchaser
	  	32
	 11.3. Limitations on Indemnification
	  	32

			
	 11.4. Survival
	  	32
	 11.5. Indemnification as Sole Remedy
	  	32
	 ARTICLE 12. MISCELLANEOUS
	  	32
	 12.1. Notices
	  	32
	 12.2. Possession
	  	33
	 12.3. Time Periods
	  	33
	 12.4. Publicity
	  	34
	 12.5. Discharge of Obligations
	  	34
	 12.6. Severability
	  	34
	 12.7. Construction
	  	34
	 12.8. Sale Notification Letters
	  	34
	 12.9. Access to Records Following Closing
	  	34
	 12.10. Submission to Jurisdiction
	  	35
	 12.11. General Provisions
	  	35
	 12.12. Like-Kind Exchange
	  	35
	 12.13. Attorney’s Fees
	  	36
	 12.14. Counterparts
	  	36
	 12.15. Effective Agreement
	  	36

  

 ii 

 SCHEDULE OF EXHIBITS 
  

					
	 	    	 	  	 Reference

	Exhibit “A-1”	    	Description of Land	  	p. 1
			
	Exhibit “B”	    	List of Personal Property	  	pp. 4-5
			
	Exhibit “B-1”	    	List of Property Excluded from Personal Property	  	p. 4-5
			
	Exhibit “C”	    	List of Existing Commission Agreements	  	p. 3 & § 4.1(g)
			
	Exhibit “D”	    	Form of Escrow Agreement	  	p. 3
			
	Exhibit “E”	    	List of Existing Environmental Reports	  	p. 3
			
	Exhibit “F”	    	Existing Survey	  	p. 3
			
	Exhibit “G”	    	Lease	  	p. 4 & § 4.1(e)
			
	Exhibit “H”	    	Letter of Credit	  	p. 4
			
	Exhibit “I”	    	Title Exceptions	  	p. 4
			
	Exhibit “J”	    	Exception Schedule	  	§ 4.1(d), § 4.1(e) & § 4.1(j)
			
	Exhibit “K”	    	List of Service Contracts	  	p. 6
			
	Exhibit “L-1”	    	Form of Tenant Estoppel Certificate	  	p. 6, § 4.3(e) & § 6.1(c)
			
	Exhibit “M”	    	Property Tax Appeals	  	§ 4.1(i)
			
	Exhibit “N”	    	Intentionally Omitted	  	 
			
	Exhibit “O”	    	Management Agreement	  	§ 4.1(h)

  
 Schedule of Exhibits

 Page 1 

 SCHEDULE OF CLOSING DOCUMENTS 
  

			
	 Schedule 1
	  	Form of Assignment and Assumption of Lease and Leasing Commission Obligations arising after Closing
		
	 Schedule 2
	  	Form of Bill of Sale to Personal Property
		
	 Schedule 3
	  	Form of Assignment and Assumption of Service Contracts
		
	 Schedule 4
	  	Form of General Assignment of Seller’s Interest in Intangible Property
		
	 Schedule 5
	  	Form of Seller’s Affidavit (for Purchaser’s Title Insurance Purposes)
		
	 Schedule 6
	  	Form of Seller’s Certificate (as to Seller’s Representations and Warranties)
		
	 Schedule 7
	  	Form of Seller’s FIRPTA Affidavit
		
	 Schedule 8
	  	Form of Assignment of Letter of Credit
		
	 Schedule 9
	  	Form of Purchaser’s Certificate (as to Purchaser’s Representations and Warranties)

 PURCHASE AND SALE AGREEMENT 
  
 1409 CENTERPOINT BOULEVARD 
  
 THIS PURCHASE AND SALE AGREEMENT (the “Agreement”), made and entered into this 22nd day of February 2005, by and between THE FUND IX, FUND X, FUND XI, and REIT JOINT VENTURE, a Georgia joint venture (“Seller”), and
LEXINGTON CORPORATE PROPERTIES TRUST, a Maryland statutory real estate investment trust (together with its permitted successors and assigns, “Purchaser”). 
  
 WITNESETH: 
  
 WHEREAS, Seller desires to sell its fee simple estate in certain improved
real property commonly known as “1409 Centerpoint Boulevard” located at 1409 Centerpoint Boulevard, Knoxville, Tennessee, together with certain related personal and intangible property, and Purchaser desires to purchase such real, personal
and intangible property; and 
  
 WHEREAS, the parties hereto
desire to provide for said sale and purchase on the terms and conditions set forth in this Agreement; 
  
 NOW, THEREFORE, for and in consideration of the premises, the mutual covenants and agreements hereinafter set forth, and for other good and valuable
consideration, the receipt, adequacy, and sufficiency of which are hereby acknowledged by the parties hereto, the parties hereto hereby covenant and agree as follows: 
  
 ARTICLE 1. 
 DEFINITIONS 
  
 For purposes of this Agreement,
each of the following capitalized terms shall have the meaning ascribed to such terms as set forth below: 
  
 “Annual Expense Stop” shall mean that amount equal to the Operating Expenses (as defined in the Lease) for the calendar year 2004.

  
 “Assignment and Assumption of Lease” shall
mean the form of assignment and assumption of the Lease and obligations under the Commission Agreements to be executed and delivered by Purchaser and Seller, at the Closing in the form attached hereto as SCHEDULE 1. 

 
 “Assignment and Assumption of Service Contracts” shall
mean the form of assignment and assumption of the Service Contracts to be executed and delivered by Purchaser and Seller, at the Closing in the form attached hereto as SCHEDULE 3. 
  
 “Basket Limitation” shall mean an amount equal to
$25,000.00. 
  
 “Bill of Sale” shall mean the
form of bill of sale to the Personal Property to be executed and delivered to Purchaser by Seller as to the Personal Property, at the Closing in the form attached hereto as SCHEDULE 2. 
  
 “Broker” shall have the meaning ascribed thereto in Section
10.1 hereof. 

 “Business Day” shall mean any day other than a Saturday, Sunday or other day on which
banking institutions in the States of Georgia or New York are authorized by law or executive action to close. 
  
 “Cap Limitation” shall mean an amount equal to $500,000.00. 
  
 “Closing” shall mean the consummation of the purchase and sale of the Property pursuant to the terms of
this Agreement. 
  
 “Closing Date” shall have the
meaning ascribed thereto in Section 2.7 hereof. 
  
 “Closing Documents” shall mean any certificate, instrument or other document delivered pursuant to this Agreement. 
  
 “Commission Agreements” shall have the meaning ascribed thereto in Section 4.1(g) hereof, and such agreements are more particularly
described on EXHIBIT “C” attached hereto and made a part hereof. 
  
 “Covenants” shall mean the Protective Covenants for CenterPoint Business Park recorded in Warranty Book 2034, page 914, Knox County,
Tennessee, Register’s Office, as corrected by Corrected Version, Protective Covenants for CenterPoint Business Park recorded in Warranty Book 2060, page 987, Knox County, Tennessee, Register’s Office, as amended. 
  
 “Due Diligence Deliveries” shall have the meaning ascribed
thereto in Section 3.2 hereof. 
  
 “Due Diligence
Material” shall have the meaning ascribed thereto in Section 3.7 hereof. 
  
 “Earnest Money” shall mean the sum of Five Hundred Thousand Dollars ($500,000.00 U.S.), together with all interest which accrues thereon as provided in Section 2.3(b) hereof and in the Escrow
Agreement. 
  
 “Effective Date” shall mean the
last date upon which the following shall have occurred: (a) Purchaser shall have executed and delivered to Seller at least one (1) signature page of this Agreement, (b) Purchaser shall have executed and delivered to Seller at least one (1) signature
page of the Escrow Agreement, and (c) Seller shall have executed and delivered to Purchaser at least one (1) executed signature page of each of this Agreement and the Escrow Agreement. For purposes of determining the Effective Date, the signature
pages will be deemed to have been delivered when deemed given under the provisions of Section 12.1 of this Agreement. 
  
 “Environmental Law” shall mean any law, ordinance, rule, regulation, order, judgment, injunction or decree relating to pollution or
substances or materials which are considered to be hazardous or toxic, including, without limitation, the Resource Conservation and Recovery Act, the Comprehensive Environmental Response, Compensation and Liability Act, the Hazardous Materials
Transportation Act, the Clean Water Act, the Toxic Substances Control Act, the Emergency Planning and Community Right to Know Act, any state and local environmental law, all amendments and supplements to any of the foregoing and all regulations and
publications promulgated or issued pursuant thereto. 
  
 “Escrow Agent” shall mean the Title Company, at its office at 4170 Ashford Dunwoody Road, Suite 460, in Atlanta, Georgia, 30319. 
  

 2 

 “Escrow Agreement” shall mean that certain Escrow Agreement in the form attached hereto
as EXHIBIT “D” entered into contemporaneously with the execution and delivery of this Agreement by Seller, Purchaser and Escrow Agent with respect to the Earnest Money. 
  
 “Existing Environmental Reports” shall mean those certain
reports, correspondence and related materials, if any, more particularly described on EXHIBIT “E” attached hereto and made a part hereof. 
  
 “Existing Survey” shall mean that certain survey with respect to the Land and the Improvements, if any,
more particularly described on EXHIBIT “F” attached hereto and made a part hereof. 
  
 “FIRPTA Affidavit” shall mean the form of FIRPTA Affidavit to be executed and delivered to Purchaser at Closing by Seller as to the Land
and Improvements in the form attached hereto as SCHEDULE 7. 
  
 “First Title Notice” shall have the meaning ascribed thereto in Section 3.4 hereof. 
  
 “General Assignment” shall mean an assignment by Seller of its interest in intangible property owned by Seller (being Seller’s
interest in the Intangible Property) and being conveyed as a part of the Property, to be executed by Seller at Closing, substantially in the form attached hereto as SCHEDULE 4 and made a part hereto, with such changes thereto
as may be agreed upon by Seller and Purchaser to convey Seller’s intangible property associated with the Property. 
  
 “Hazardous Substances” shall mean any and all pollutants, contaminants, toxic or hazardous wastes or any other substances that might pose
a hazard to health or safety, the removal of which may be required or the generation, manufacture, refining, production, processing, treatment, storage, handling, transportation, transfer, use, disposal, release, discharge, spillage, seepage or
filtration of which is or shall be restricted, prohibited or penalized under any Environmental Law (including, without limitation, lead paint, asbestos, urea formaldehyde foam insulation, petroleum and polychlorinated biphenyls). 
  
 “Improvements” shall mean all buildings, structures and
improvements now or on the Closing Date situated on the Land, including without limitation, all parking areas and facilities, improvements and fixtures located on the Land. 
  
 “Inspection Period” shall mean the period commencing on January 28, 2005, and expiring at 5:00 P.M. Eastern
Standard Time on February 28, 2005. 
  
 “Intangible
Property” shall mean all intangible property, if any, owned by Seller and related to the Land, the Improvements and the Personal Property, including without limitation, the rights and interests, if any, of Seller in and to the following (to
the extent assignable): (i) all assignable plans and specifications and other architectural and engineering drawings for the Land and Improvements; (ii) all assignable warranties or guaranties given or made in respect of the Improvements or Personal
Property; (iii) all transferable consents, authorizations, variances or waivers, licenses, permits and approvals from any governmental or quasi-governmental agency, department, board, commission, bureau or other entity or instrumentality solely in
respect of the Land or Improvements; and (iv) all of the right, title and interest of Seller in and to all Service Contracts that Purchaser agrees to assume (or is deemed to have agreed to assume). 
  

 3 

 “Land” shall mean that certain tract or parcel of real property located in Knox County,
Tennessee, which is more particularly described on EXHIBIT “A-1” attached hereto, together with all rights, privileges and easements appurtenant to said real property, and all right, title and interest, if any, of
Seller in and to any land lying in the bed of any street, road, alley or right-of-way, open or closed, adjacent to or abutting the Land. 
  
 “Lease” shall mean the lease identified as on EXHIBIT ”G” attached hereto, and any amended lease entered
into in accordance with Section 4.3(a) hereof. 
  
 “Letter
of Credit” shall mean the letter of credit delivered by the tenant under the Lease, as more particularly described on EXHIBIT ”H” attached hereto. 
  
 “Losses” shall have the meaning ascribed thereto in Section 11.1 hereof. 
  
 “Monetary Objection” or “Monetary
Objections” shall mean (a) any mortgage, deed to secure debt, deed of trust or similar security instrument encumbering all or any part of the Property, (b) any mechanic’s, materialman’s or similar lien (unless resulting from any
act or omission of Purchaser or any of its agents, contractors, representatives or employees or any tenant of the Property), (c) the lien of ad valorem real or personal property taxes, assessments and governmental charges affecting all or any
portion of the Property which are delinquent, (d) any judgment of record (other than a judgment of record against the tenant under the Lease) against such Property in the county or other applicable jurisdiction in which the Property is located, (e)
any other lien or other encumbrance affecting title to the Property which can be removed according to its terms by payment of a liquidated sum of money, excluding any such other liens or encumbrances which are (x) identified in clauses (a)-(d) in
the definition of “Permitted Exceptions” or (y) are required to be removed by the tenant or other occupant under the Lease, and (f) Post Effective Date Encumbrances. 
  
 “Operating Expenses Reimbursements” shall have the meaning ascribed thereto in Section 5.4(c) hereof.

  
 “Other Notices of Sale” shall have the
meaning ascribed thereto in Section 5.1(r) hereof. 
  
 “Permitted Exceptions” shall mean, collectively, (a) liens for taxes, assessments and governmental charges not yet due and payable or due and payable but not yet delinquent with respect to the Land and Improvements, (b) the
Lease affecting the Land and Improvements, (c) such state of facts as would be disclosed by a current survey of the Land, (d) the matters set forth on EXHIBIT “I” attached hereto and made part hereof, and (e) such
other easements, restrictions and encumbrances with respect to the Land and Improvements that do not constitute Monetary Objections, and that are approved (or are deemed approved) by Purchaser in accordance with the provisions of Section 3.4
hereof. 
  
 “Personal Property” shall mean all
furniture (including common area furnishings and interior landscaping items), carpeting, draperies, appliances, personal property (excluding the computer software which is either licensed to Seller or which Seller deems proprietary [a listing of
such excluded computer software being set forth on EXHIBIT “B-1” attached hereto and made part hereof]), machinery, apparatus and equipment owned by Seller and currently used exclusively in the operation, repair and
maintenance of the Land and Improvements and situated thereon, as generally described on EXHIBIT “B” attached hereto and made a part hereof, and all non-confidential books, records and files (excluding any appraisals,
budgets, strategic plans for 
  

 4 

 the Property, internal analyses, information regarding the marketing of the Property for sale, submissions relating to
Seller’s obtaining of corporate authorization, attorney and accountant work product, attorney-client privileged documents, or other similar information in the possession or control of Seller or Seller’s property manager which Seller
reasonably deems proprietary) relating to the Land and Improvements; provided, however, the property described on EXHIBIT “B-1” attached hereto and made a part hereof is expressly excluded from the definition of
Personal Property. The Personal Property does not include any property owned by tenants, contractors or licensees, and shall be conveyed by Seller to Purchaser subject to depletions, replacements and additions in the ordinary course of
Seller’s business. 
  
 “Post Effective Date
Encumbrances” shall mean all encumbrances to title to the Property, other than the matters identified in clauses (a)-(e) of the definition of “Monetary Objections” which first encumber title to the Property by act or omission of
Seller or any of the Seller-Related Entities, which act or omission was committed or accrued after the Effective Date of this Agreement and in violation or breach by Seller or any Seller-Related Entity of this Agreement 
  
 “Property” shall have the meaning ascribed thereto in
Section 2.1 hereof. 
  
 “Property Manager” shall
mean the third party property manager retained by Seller to provide property management services with respect to the Property pursuant to the Management Agreement. 
  
 “Purchase Price” shall be the amount specified in Section 2.4 hereof. 
  
 “Purchaser-Related Entities” shall have the meaning ascribed
thereto in Section 11.1 hereof. 
  
 “Purchaser Waived
Breach” shall have the meaning ascribed thereto in Section 11.3 hereof. 
  
 “Purchaser’s Broker” shall have the meaning ascribed thereto in Section 10.1 hereof. 
  
 “Purchaser’s Certificate” shall have the meaning ascribed thereto in Section 5.2(e) hereof. 
  
 “Purchaser’s Counsel” shall mean Paul, Hastings,
Janofsky & Walker, LLP, 75 East 55th Street, New York, New York 10022, Attention: Katherine B. Lipton.

  
 “Real Estate Transfer Taxes” shall mean the
transfer tax, excise tax, documentary stamp tax or similar tax (however denominated) which may be imposed by the state, county and/or municipality in which the Property is located and be payable in connection with the conveyance of the Property by
Seller to Purchaser hereunder. 
  
 “Right of Entry
Agreement” shall mean that certain Right of Entry Agreement, dated as of January 28, 2005, between Seller and Purchaser. 
  
 “Security Deposit” shall mean any security deposits, rent or damage deposits or similar amounts (other than rent paid for the month in
which the Closing occurs) actually held by Seller with respect to the Lease. 
  

 5 

 “Seller-Related Entities” shall have the meaning ascribed thereto in Section 11.2
hereof. 
  
 “Seller’s Affidavit” shall mean
the form of owner’s affidavit to be given by Seller at Closing to the Title Company in the form attached hereto as SCHEDULE 5. 
  
 “Seller’s Certificate” shall mean the form of certificate to be executed and delivered by Seller to Purchaser at the Closing with
respect to the truth and accuracy of Seller’s warranties and representations contained in this Agreement (modified and updated as the circumstances require), in the form attached hereto as SCHEDULE 6. 
  
 “Seller’s Counsel” shall mean Troutman Sanders LLP,
Bank of America Plaza, Suite 5200, 600 Peachtree Street, N.E., Atlanta, Georgia 30308-2216, Attention: John W. Griffin and Jeffrey F. Hetsko. 
  
 “Service Contracts” shall mean all those certain contracts and agreements more particularly described as Service Contracts on
EXHIBIT “K” attached hereto and made a part hereof relating to the repair, maintenance or operation of the Land, Improvements or Personal Property which will extend beyond the Closing Date, including, without
limitation, all equipment leases. 
  
 “Special Warranty
Deed” shall have the meaning ascribed thereto in Section 5.1(a). 
  
 “SNDA” shall have the meaning ascribed thereto in Section 4.3(g) hereof. 
  
 “Subsequent Title Notice” shall have the meaning ascribed thereto in Section 3.4 hereof. 
  
 “Survey” and “Surveys” shall have the
meaning ascribed thereto in Section 3.4 hereof. 
  
 “Taxes” shall have the meaning ascribed thereto in Section 5.4(a) hereof. 
  
 “TDC Estoppel Certificate” shall mean an estoppel certificate to be sought from The Development Corporation of Knox County (i) dated
within thirty (30) days prior to the Closing Date, and (ii) confirming (A) the absence of any material defaults or violations under the Covenants by Seller as “owner” as defined in the Covenants, and (B) all amendments or modifications of
the Covenants. 
  
 “Tenant Estoppel Certificate”
shall mean the certificate to be sought from the tenant under the Lease in substantially the form attached hereto as EXHIBIT ”L-1”; provided, however, if the Lease provides for the form or content of an estoppel
certificate from the tenant thereunder, the Tenant Estoppel Certificate with respect to the Lease may be in the form as called for therein. 
  
 “Tenant Inducement Costs” shall mean any out-of-pocket payments required under a Lease to be paid by the landlord thereunder to or for
the benefit of the tenant thereunder which is in the nature of a tenant inducement, including specifically, but without limitation, tenant improvement costs, lease buyout payments, and moving, design, refurbishment and club membership allowances and
costs. The term “Tenant Inducement Costs” shall not include loss of income resulting from any free rental period, it being understood and agreed that Seller shall bear the loss resulting from any free rental period until the Closing
Date and that Purchaser shall bear such loss from and after the Closing Date. 
  

 6 

 “Tenant Notice of Sale” shall have the meaning ascribed thereto in Section 5.1(q)
hereof. 
  
 “Title Company” shall mean
Chicago Title Insurance Company. 
  
 “Title
Commitment” shall have the meaning ascribed thereto in Section 3.4 hereof. 
  
 “Transfer Fees” shall mean the fee(s), if any, charged by the issuer of the Letter of Credit to transfer the Letter of Credit from the Seller to Purchaser as the beneficiary thereof. 
  
 ARTICLE 2. 
 PURCHASE AND SALE 
  
 2.1. Agreement to Sell and Purchase the Property. Subject to and in accordance with the terms and provisions of this Agreement, Seller agrees to sell and Purchaser agrees to purchase, the following
property (collectively, the “Property”): 
  
 (a)
the Land; 
  
 (b) the Improvements; 
  
 (c) all right, title and interest of Seller as “landlord” or
“lessor” in and to the Lease, and any guaranties of the Lease; 
  
 (d) the Personal Property; and 
  
 (e) the Intangible Property. 
  
 2.2. Permitted
Exceptions. The Property shall be conveyed subject to the matters which are, or are deemed to be, Permitted Exceptions subject to Purchaser’s objection rights and Seller’s cure obligations under Section 3.4 hereof. 
  
 2.3. Earnest Money. 
  
 (a) On or before the day two (2) Business Days after the Effective Date,
Purchaser shall deliver the Earnest Money to Escrow Agent by federal wire transfer, payable to Escrow Agent, which Earnest Money shall be held and released by Escrow Agent in accordance with the terms of the Escrow Agreement. Seller and Purchaser
mutually acknowledge and agree that time is of the essence in respect of Purchaser’s timely deposit of the Earnest Money with Escrow Agent; and that if Purchaser fails to timely deposit the Earnest Money with Escrow Agent, this Agreement shall
terminate, and neither party hereto shall have any further rights or obligations hereunder, except those provisions of this Agreement which by their express terms survive the termination of this Agreement. 
  
 (b) The Earnest Money shall be applied to the Purchase Price at the Closing
and shall otherwise be held, refunded, or disbursed in accordance with the terms of the Escrow Agreement and this Agreement. Interest and other income from time to time earned on the Earnest Money shall be earned for the account of Purchaser, and
shall be a part of the Earnest Money; and the Earnest Money hereunder shall be comprised of the Earnest Money initially deposited hereunder and all such interest and other income. 
  

 7 

 2.4. Purchase Price. Subject to adjustment and credits as otherwise specified in this
Section 2.4 and elsewhere in this Agreement, the purchase price (the “Purchase Price”) to be paid by Purchaser to Seller for the Property shall be that amount equal to TWELVE MILLION DOLLARS ($12,000,000.00 U.S.). Notwithstanding
the foregoing to the contrary, in the event the actual “Operating Expenses” (as defined in the Lease) for the calendar year 2004 exceed $482,153.92, then upon determination of such actual Operating Expenses for the calendar year 2004, the
Purchase Price shall be adjusted downward by an amount equal to the number obtained by dividing (x) the excess, if any, of such actual Operating Expenses for the calendar year 2004 over $482,153.92, by (y) 0.078214. In the event such actual
Operating Expenses for the calendar year 2004 have not been determined at Closing, then the adjustment of the Purchase Price shall occur post-Closing, and Seller shall make the appropriate adjusting payment, if any, to Purchaser after Closing
contemporaneously with presentment to Purchaser of Seller’s calculation of such actual Operating Expenses for the calendar year 2004 and appropriate back-up information. The Purchase Price shall be paid by Purchaser to Seller at the Closing as
follows: 
  
 (a) The Earnest Money shall be paid by Escrow Agent
to Seller at Closing; and 
  
 (b) At Closing, the balance of the
Purchase Price, after applying, as partial payment of the Purchase Price, the Earnest Money, and subject to prorations and other adjustments specified in this Agreement, shall be paid by Purchaser in immediately available funds to the Title Company,
for further delivery to an account or accounts designated by Seller. If the amount due from Purchaser pursuant to this Agreement is not received by the Title Company on or before the later of 3:00 p.m. Eastern Standard Time or in sufficient time for
reinvestment on the Closing Date, then the Closing shall be delayed by one (1) Business Day; provided, however, that if the day set for Closing is the outside date for Closing (after taking into account all applicable extensions of such date
pursuant to this Agreement), then in such event, (x) the Closing shall not be delayed but shall occur on such day so long as the amount due from Purchaser is received by the Title Company in immediately available funds by the close of business on
such day, and Purchaser shall reimburse Seller for loss of interest due to the inability to reinvest Seller’s funds on the Closing Date, calculated at the rate of eight percent (8%) per annum (calculated on a per diem basis, using a 365-day
year), or (y) if the amount due from Purchaser has not been received by the Title Company in immediately available funds by the close of business on such day, Closing shall not be delayed, Purchaser shall be in default hereunder, and Seller may
exercise any and all remedies available to Seller on account of such default. The provisions of the preceding sentence of this Section 2.4(b) shall survive the Closing. 
  
 2.5. Intentionally Deleted. 
  
 2.6. Independent Contract Consideration. In addition to, and not in lieu of the delivery to Escrow Agent of
the Earnest Money, concurrently with Purchaser’s execution and delivery of this Agreement to Seller, Purchaser shall deliver to Seller Purchaser’s check, payable to the order to Seller, in the amount of One Hundred and No/100 Dollars
($100.00). Seller and Purchaser hereby mutually acknowledge and agree that said sum represents adequate bargained for consideration for Seller’s execution and delivery of this Agreement and Purchaser’s right to inspect the Property
pursuant to Article III. Said sum is in addition to and independent of any other consideration or payment provided for in this Agreement and is nonrefundable in all events. 
  

 8 

 2.7. Closing. The consummation of the sale by Seller and purchase by Purchaser of the
Property (the “Closing”) shall be held on or before March 15, 2005 (but not earlier than five (5) Business Days after the expiration of the Inspection Period unless Seller consents to such earlier Closing) (the “Closing
Date”); provided, however, that Purchaser shall have the right to extend the Closing Date for up to five (5) days, by giving written notice thereof to Seller and Escrow Agent no later than March 14, 2005. Subject to the foregoing, the
Closing shall take place as an office in the metropolitan Atlanta, Georgia, area, and at such specific place, time and date (the “Closing Date”) as shall be designated by Purchaser in a written notice to Seller not less than three
(3) Business Days prior to Closing. If Purchaser fails to give such notice of the Closing Date, the Closing shall be at the offices of the Title Company, 4170 Ashford Dunwoody Road, Suite 460, Atlanta, Georgia 30399, at 10:00 a.m. on March 15, 2005.
It is contemplated that the transaction shall be closed with the concurrent delivery of the documents of title and the payment of the Purchase Price. Notwithstanding the foregoing, there shall be no requirement that Seller and Purchaser physically
meet for the Closing, and all documents to be delivered at the Closing shall be delivered to the Title Company unless the parties hereto mutually agree otherwise. Seller and Purchaser agree to use reasonable efforts to complete all requirements for
the Closing prior to the Closing Date. 
  
 ARTICLE 3.

 PURCHASER’S INSPECTION AND REVIEW RIGHTS 
  
 3.1. Due Diligence Inspections. 
  
 (a) From and after the Effective Date until the Closing Date or earlier termination of the inspection rights of Purchaser
under this Agreement, Seller shall permit Purchaser and its authorized representatives to inspect the Property, to perform due diligence and environmental investigations, to examine the records of Seller with respect to the Property, and make copies
thereof, at such times during normal business hours as Purchaser or its representatives may request. All such inspections shall be nondestructive in nature, and specifically shall not include any physically intrusive testing. All such inspections
shall be performed in such a manner to minimize any interference with the business of the tenant under the Lease, and, in each case, in compliance with the rights and obligations of Seller as landlord under the Lease. Purchaser agrees that Purchaser
shall make no contact with and shall not interview the tenant under the Lease without the express prior consent of Seller, which consent may be given verbally. All inspection fees, appraisal fees, engineering fees and all other costs and expenses of
any kind incurred by Purchaser relating to the inspection of the Property shall be solely Purchaser’s expense. Seller reserves the right to have a representative present at the time of making any such inspection. Purchaser shall notify Seller
or Seller’s agent, which notification may be given verbally, not less than two (2) Business Days in advance of making any such inspection. 
  
 (b) If the Closing is not consummated hereunder, Purchaser shall promptly deliver to Seller (if contractually permitted to do so) copies of all reports,
surveys and other information furnished to Purchaser by third parties in connection with such inspections, provided that Purchaser is not contractually prohibited from doing so; provided further, however, that delivery of such copies and information
shall be without warranty or representation whatsoever, express or implied, including, without limitation, any warranty or representation as to ownership, accuracy, adequacy or completeness thereof or otherwise. Purchaser shall use commercially
reasonable efforts to avoid any contractual obligations prohibiting the delivery to Seller of copies of such reports, surveys and information. This Section 3.1(b) shall survive the termination of this Agreement. 
  

 9 

 (c) To the extent that Purchaser or any of its representatives, agents or contractors damages or disturbs
the Property or any portion thereof, Purchaser shall return the same to substantially the same condition which existed immediately prior to such damage or disturbance. Purchaser hereby agrees to and shall indemnify, defend and hold harmless Seller
from and against any and all expense, loss or damage which Seller may incur (including, without limitation, reasonable attorney’s fees actually incurred) as a result of any act or omission of Purchaser or its representatives, agents or
contractors, other than any expense, loss or damage to the extent arising from any act or omission of Seller during any such inspection. Said indemnification shall not extend to pre-existing conditions merely discovered by Purchaser. Said
indemnification agreement shall survive the Closing, or earlier termination of this Agreement, until the expiration of any applicable statute of limitations. Purchaser shall maintain and shall ensure that Purchaser’s consultants and contractors
maintain commercial general liability insurance in an amount not less than $2,000,000, combined single limit, and in form and substance adequate to insure against all liability of Purchaser and its consultants and contractors, respectively, and each
of their respective agents, employees and contractors, arising out of inspections and testing of the Property or any part thereof made on Purchaser’s behalf. Purchaser agrees to provide to Seller, upon Seller’s request, a certificate of
insurance with regard to each applicable liability insurance policy prior to any entry upon the Property by Purchaser or its consultants or contractors, as the case may be, pursuant to this Section 3.1. 
  
 (d) Seller hereby agrees that prior to the termination of this Agreement,
neither Seller nor any of Seller’s affiliates, subsidiaries, agents, representatives or successors shall enter into any contract to sell or transfer (directly or indirectly) the Property or any interest therein or negotiate with any third party
respecting the sale of the Property or any interest therein. 
  
 3.2. Deliveries by Seller to Purchaser; Purchaser’s Access to Property Records of Seller. 
  
 (a) Seller and Purchaser acknowledge that all of the following (the “Due Diligence Deliveries”) either have been or shall
be delivered or made available to Purchaser (and Purchaser further acknowledges that no additional items are required to be delivered by Seller to Purchaser except as may be expressly set forth in other provisions of this Agreement): 
  

	 	(i)	Copies of current property tax bills with respect to the Property. 

  

	 	(ii)	Copies of operating statements for the past twenty-four (24) months with respect to the Property. 

  

	 	(iii)	Copies of the Lease and any guarantees relating thereto existing as of the Effective Date. 

  

	 	(iv)	Copies of the Commission Agreements. 

  

	 	(v)	Copies of all Service Contracts currently in place. 

  

	 	(vi)	A copy of the Existing Survey. 

  

 10 

	 	(vii)	Copies of the Existing Environmental Reports. 

  

	 	(viii)	Copies of all certificates of occupancy with respect to the Property which are in Seller’s possession. 

  
 (b) From the Effective Date until the last Closing Date under this Agreement,
or earlier termination of this Agreement, Seller shall allow Purchaser and Purchaser’s representatives, on reasonable advance notice and during normal business hours, to have access to Seller’s existing non-confidential books, records and
files relating to the Properties, at the office of Seller at 6200 The Corners Parkway, Norcross, Georgia 30092, for the purpose of inspecting and (at Purchaser’s expense) copying the same, including, without limitation, the materials listed
below (to the extent any or all of the same are in the possession of Seller), subject, however, to the limitations of any confidentiality or nondisclosure agreement to which Seller may be bound, and provided that Seller shall not be required to
deliver or make available to Purchaser any appraisals, third party reports (other than the Existing Environmental Reports) obtained by Seller prior to or in connection with the acquisition of the Property by Seller, strategic plans for the Property,
internal analyses, information regarding the marketing for sale of the Property, submissions relating to Seller’s obtaining of corporate authorization, attorney and accountant work product, attorney-client privileged documents, or other
information in the possession or control of Seller which Seller deems proprietary. Purchaser acknowledges and agrees, however, that Seller makes no representation or warranty of any nature whatsoever, express or implied, with respect to the
ownership, enforceability, accuracy, adequacy or completeness or otherwise of any of such records, evaluations, data, investigations, reports or other materials. If the Closing contemplated hereunder fails to take place for any reason, or if
Purchaser or Seller elect to terminate the inspection rights of Purchaser under the Right of Entry Agreement or this Agreement, Purchaser shall promptly return (or certify as having destroyed) all copies of materials copied from the books, records
and files of Seller relating to the Properties. It is understood and agreed that Seller shall not have any obligation to obtain, commission or prepare any such books, records, files, reports or studies not now in the possession or control of Seller.
Subject to the foregoing, Seller agrees to make available to Purchaser for inspection and copying, without limitation, the following books, records and files relating to the Property, all to the extent the same are in the possession of Seller:

  

	 	(i)	Tenant Information. Copies of any financial statements or other financial information of the tenant under the Lease (and the Lease guarantors, if any), written information
relative to the tenant’s payment history, tenant correspondence, and copies of all certificates of insurance provided by tenant pursuant to the terms of the Lease, to the extent Seller has the same in its possession; 

 

	 	(ii)	Plans. All available construction plans and specifications in the possession of Seller relating to the development, condition, repair and maintenance of the Property;

  

	 	(iii)	Permits; Licenses. Copies of any permits, licenses, or other similar documents in the possession of Seller relating to the use, occupancy or operation of the Property; and

  

 11 

	 	(iv)	Operating Costs and Expenses. All available records of any operating costs and expenses for the Property in the possession of Seller. 

  
 3.3. Condition of the Property. 
  
 (a) Seller recommends that Purchaser employ one or more independent
engineering and/or environmental professionals to perform engineering, environmental and physical assessments on Purchaser’s behalf in respect of the Property and the condition thereof. Purchaser and Seller mutually acknowledge and agree that
the Property is being sold in an “AS IS” condition and “WITH ALL FAULTS,” known or unknown, contingent or existing. Purchaser has the sole responsibility to fully inspect the Property, to investigate all matters relevant thereto,
including, without limitation, the condition of the Property, and to reach its own, independent evaluation of any risks (environmental or otherwise) or rewards associated with the ownership, leasing, management and operation of the Property.
Effective as of the Closing and except as expressly set forth in this Agreement, Purchaser hereby waives and releases Seller and its officers, directors, shareholders, members, partners, agents, affiliates, employees and successors and assigns from
and against any and all claims, obligations and liabilities arising out of or in connection with the Property. 
  
 (b) To the fullest extent permitted by law, Purchaser does hereby unconditionally waive and release Seller and its officers, directors, shareholders,
members, partners, agents, affiliates and employees from any present or future claims and liabilities of any nature arising from or relating to the presence or alleged presence of Hazardous Substances in, on, at, from, under or about the Property or
any adjacent property, including, without limitation, any claims under or on account of any Environmental Law, regardless of whether such Hazardous Substances are located in, on, at, from, under or about the Property or any adjacent property prior
to or after the date hereof (collectively, “Environmental Liabilities”); provided, however, that the foregoing release as it applies to Seller, its officers, directors, shareholders, members, partners, agents, affiliates and employees,
shall not release Seller or its general partners or members from any Environmental Liabilities of (i) Seller relating to any Hazardous Substances which may be placed, located or released on the Property by Seller after the date of Closing, or (ii)
the general partners or members of Seller relating to any Hazardous Substances which may be placed, located or released on the Property by Seller after the date of Closing. The terms and provisions of this Section 3.3 shall survive the Closing.

  
 3.4. Title and Survey. Seller shall provide
Purchaser with a preliminary title commitment with respect to the Property (“Title Commitment”) for the issuance by Chicago Title Insurance Company of a title policy in favor of Purchaser in ALTA-B form, with extended coverage and
the following endorsements (to the extent issued in Tennessee): survey, access, zoning (with parking), tax lot, and subdivision. Seller shall obtain and deliver to Purchaser an update to the Existing Survey (such update, the
“Survey”). Copies of the Survey and any updates or revisions to the same shall be made available concurrently to Seller and Purchaser. Purchaser shall have until the later to occur of (i) five (5) Business Days prior to the
end of the Inspection Period, or (ii) three (3) Business Days after the last to occur of Purchaser’s receipt of the Survey and Purchaser’s receipt of the Title Commitment to give written notice (the “First Title
Notice”) to Seller’s Counsel of such objections as Purchaser may have to any exceptions to title disclosed in the Title Commitment or in the Survey or otherwise in Purchaser’s examination of title. From time to time at any
time after the First Title Notice and prior to the Closing Date, Purchaser may give written notice (a “Subsequent Title Notice”) to Seller’s Counsel of 
  

 12 

 exceptions to title first appearing of record with respect to the Property after the effective date of the most recent
previous Title Commitment or updated Title Commitment or matters of survey which matters of record or matters of survey would not have been disclosed by an accurate updated examination of title or preparation of an updated ALTA survey prior to date
of the initial Title Commitment or the initial Survey. Seller shall have the right, but not the obligation (except as to Monetary Objections), to attempt to remove, satisfy or otherwise cure any exceptions to title to which the Purchaser so objects.
Within five (5) Business Days after receipt of Purchaser’s First Title Notice, Seller shall give written notice to Purchaser’s Counsel informing the Purchaser of the election of Seller with respect to the objections in the First Title
Notice. Within five (5) Business Days after receipt of any Subsequent Title Notice, Seller shall give written notice to Purchaser’s Counsel informing the Purchaser of the election of Seller with respect to the objections in such Subsequent
Title Notice. If Seller fails to give written notice of election within such five (5) Business Day period, Seller shall be deemed to have elected not to attempt to cure the objections (other than Monetary Objections) set forth in the First Title
Notice or such Subsequent Title Notice, whichever is applicable. If Seller elects to attempt to cure any objections, Seller shall be entitled to one or more reasonable adjournments of the Closing of up to but not beyond the thirtieth (30th) day following the initial date set for the Closing to attempt such cure, but, except for Monetary Objections, Seller shall
not be obligated to expend any sums, commence any suits or take any other action to effect such cure. Except as to Monetary Objections, if Seller elects, or is deemed to have elected, not to cure any exceptions to title to which Purchaser has
objected or if, after electing to attempt to cure, Seller determines that it is unwilling or unable to remove, satisfy or otherwise cure any such exceptions, Purchaser’s sole remedy hereunder in such event shall be either (i) to accept title to
the Property subject to such exceptions as if Purchaser had not objected thereto and without reduction of the Purchase Price, (ii) if such exceptions are matters first appearing of record or first disclosed by any Survey or updated Title Commitment
after the date of this Agreement, to terminate this Agreement, or (iii) to terminate this Agreement within three (3) Business Days after receipt of written notice from Seller either of the election of Seller not to attempt to cure any objection or
of the determination of Seller, having previously elected to attempt to cure, that Seller is unable or unwilling to do so, or three (3) Business Days after Seller is deemed hereunder to have elected not to attempt to cure such objections (and upon
any such termination under clause (ii) or (iii) above, Escrow Agent shall return the Earnest Money to Purchaser). Notwithstanding anything to the contrary contained elsewhere in this Agreement, Seller shall be obligated to cure or satisfy all
Monetary Objections at or prior to Closing, and may use the proceeds of the Purchase Price at Closing for such purpose. 
  
 3.5. Service Contracts. On or before the last day of the Inspection Period, Purchaser will designate in a written notice to Seller which
Service Contracts Purchaser will assume and which Service Contracts will be terminated by Seller at Closing; provided, however, that Seller shall not be obligated to terminate, and Purchaser shall assume the obligations of Seller arising from and
after Closing under, all Service Contracts which cannot be terminated by Seller upon no more than thirty (30) days prior notice or which can be terminated by Seller only upon payment of a fee, premium, penalty or other form of early termination
compensation; further provided, however, that if such written notice from Purchaser designating which Service Contracts are to be terminated by Seller at Closing is given less than thirty (30) days prior to the Closing Date, then Seller shall give
notice under those Service Contracts which can be terminated by Seller upon no more than thirty (30) days prior notice without payment of a fee, premium, penalty or other form of early termination compensation (the “Late Notice Service
Contracts”), and, in addition to assuming the obligations of Seller first accruing on or after 
  

 13 

 Closing under all Service Contracts which cannot be terminated by Seller upon no more than thirty (30) days prior notice
or which can be terminated by Seller only upon payment of a fee, premium, penalty or other form of early termination compensation, Purchaser shall assume the obligations of Seller first accruing on or after Closing under the Late Notice Service
Contracts through the effective date of such termination thereof; provided further, however, Seller shall be required to terminate all Service Contracts which are with any Seller-Related Entities. Notwithstanding the foregoing to the contrary,
Purchaser hereby irrevocably elects to assume at Closing all Service Contracts set forth on EXHIBIT “K” attached hereto. Subject to the foregoing, and taking into account any credits or prorations to be made pursuant
to Article 5 hereof for payments coming due after Closing but accruing prior to Closing, Purchaser will assume the obligations arising from and after the Closing Date under those Service Contracts which Purchaser has designated will not be
terminated. Subject to the foregoing, Seller, without cost to Purchaser, shall terminate at Closing all Service Contracts that are not so assumed. If Purchaser fails to notify Seller in writing on or before the last day of the Inspection Period of
any Service Contracts that Purchaser does not desire to assume at Closing, Purchaser shall be deemed to have elected to assume all such Service Contracts and to have waived its right to require Seller to terminate such Service Contracts at Closing.

  
 3.6. Termination of Agreement. Purchaser shall
have until the expiration of the Inspection Period to determine, in Purchaser’s sole opinion and discretion, the suitability of the Property for acquisition by Purchaser or Purchaser’s permitted assignee. Purchaser shall have the right to
terminate this Agreement at any time on or before said time and date of expiration of the Inspection Period by giving written notice to Seller of such election to terminate. If Purchaser so elects to terminate this Agreement pursuant to this Section
3.6, Escrow Agent shall pay the Earnest Money to Purchaser, whereupon, except for those provisions of this Agreement which by their express terms survive the termination of this Agreement, no party hereto shall have any other or further rights or
obligations under this Agreement. If Purchaser fails to so terminate this Agreement prior to the expiration of the Inspection Period, Purchaser shall have no further right to terminate this Agreement pursuant to this Section 3.6. 
  
 3.7. Confidentiality. All information acquired by Purchaser or
any of its designated representatives (including by way of example, but not in limitation, the officers, directors, shareholders and employees of Purchaser, and Purchaser’s engineers, consultants, counsel and potential lenders, and the
officers, directors, shareholders and employees of each of them) with respect to the Property, whether delivered by Seller or any representatives of Seller or obtained by Purchaser as a result of its inspection and investigation of the Property,
examination of the books, records and files of Seller in respect of the Property, or otherwise (collectively, the “Due Diligence Material”) shall be used solely for the purpose of determining whether the Property is suitable for
Purchaser’s acquisition and ownership thereof and for no other purpose whatsoever. Prior to Closing, the terms and conditions which are contained in this Agreement and all Due Diligence Material which is not published as public knowledge or
which is not generally available in the public domain shall be kept in strict confidence by Purchaser and shall not be disclosed to any individual or entity other than to those authorized representatives of Purchaser and Purchaser’s prospective
and actual counsel, accountants, professionals, consultants, attorneys and lenders, who need to know the information for the purpose of assisting Purchaser in evaluating the Property for Purchaser’s potential acquisition thereof; provided,
however, that Purchaser shall have the right to disclose any such information if required by applicable law or as may be necessary in connection with any court action or proceeding with respect to this Agreement. Purchaser shall and hereby agrees to
indemnify and hold Seller harmless from and 
  

 14 

 against any and all loss, liability, cost, damage or expense that Seller may suffer or incur (including, without
limitation, reasonable attorneys’ fees actually incurred) as a result of the unpermitted disclosure of any of the Due Diligence Material to any individual or entity other than an appropriate representative of Purchaser and Purchaser’s
prospective and actual counsel, accountants, professionals, consultants, attorneys and lenders and/or the use of any Due Diligence Material for any purpose other than as herein contemplated and permitted. The foregoing indemnity shall not extend to
disclosure of any Due Diligence Material (i) as may be required by applicable law, or (ii) that is or becomes public knowledge other than by virtue of a breach of Purchaser’s covenant under this Section 3.7. If Purchaser or Seller elect to
terminate this Agreement pursuant to any provision hereof permitting such termination, or if the Closing contemplated hereunder fails to occur for any reason, Purchaser will promptly return to Seller all Due Diligence Material in the possession of
Purchaser and any of its representatives, and destroy all copies, notes or abstracts or extracts thereof, as well as all copies of any analyses, compilations, studies or other documents prepared by Purchaser or for its use (whether in written or
electronic form) containing or reflecting any Due Diligence Material. In the event of a breach or threatened breach by Purchaser or any of its representatives of this Section 3.7, Seller shall be entitled, in addition to other available remedies, to
an injunction restraining Purchaser or its representatives from disclosing, in whole or in part, any of the Due Diligence Material and any of the terms and conditions of this Agreement. Nothing contained herein shall be construed as prohibiting or
limiting Seller from pursuing any other available remedy, in law or in equity, for such breach or threatened breach. The provisions of this Section shall survive any termination of this Agreement. 
  
 ARTICLE 4. 
 REPRESENTATIONS, WARRANTIES AND OTHER AGREEMENTS 
  
 4.1. Representations and Warranties of Seller. Seller hereby makes the following representations and warranties to Purchaser: 
  

	 	(a)	Organization, Authorization and Consents. 

  

	 	(i)	Seller has the right, power and authority to enter into this Agreement and to sell the Property in accordance with the terms and provisions of this Agreement, to engage in the
transaction contemplated in this Agreement and to perform and observe all of the terms and provisions hereof. 

  

	 	(ii)	Seller is a duly organized and validly existing joint venture under the laws of the State of Georgia, whose joint venture partners are Wells Real Estate Fund IX, L.P., Wells Real
Estate Fund X, L.P., Wells Real Estate Fund XI, L.P., and Wells Operating Partnership, L.P. 

  

	 	(iii)	Wells Real Estate Fund IX, L.P. is a duly organized and validly existing limited partnership under the laws of the State of Georgia, whose general partners are Leo F. Wells, III and
Wells Partners, L.P., a Georgia limited partnership. 

  

	 	(iv)	Wells Real Estate Fund X, L.P. is a duly organized and validly existing limited partnership under the laws of the State of Georgia, whose general partners are Leo F. Wells, III and
Wells Partners, L.P., a Georgia limited partnership. 

  

 15 

	 	(v)	Wells Real Estate Fund XI, L.P. is a duly organized and validly existing limited partnership under the laws of the State of Georgia, whose general partners are Leo F. Wells, III and
Wells Partners, L.P., a Georgia limited partnership. 

  

	 	(vi)	Wells Operating Partnership, L.P., is a duly organized and validly existing limited partnership under the laws of the State of Delaware, whose sole general partner is Wells Real
Estate Investment Trust, Inc., a Maryland corporation. 

  

	 	(vii)	Wells Partners, L.P. is a duly formed and validly existing limited partnership under the laws of the State of Georgia, whose general partner is Wells Capital, Inc.

  

	 	(viii)	Wells Capital, Inc. is a duly organized and validly existing corporation under the laws of the State of Georgia. 

  

	 	(ix)	Wells Real Estate Investment Trust, Inc. is a duly organized and validly existing corporation under the laws of the State of Maryland. 

  
 (b) Action of Seller, Etc. Seller has taken all necessary action to
authorize the execution, delivery and performance of this Agreement, and upon the execution and delivery of any document to be delivered by Seller on or prior to the Closing, this Agreement and such document shall constitute the valid and binding
obligation and agreement of Seller, enforceable against Seller in accordance with its terms, except as enforceability may be limited by bankruptcy, insolvency, reorganization, moratorium or similar laws of general application affecting the rights
and remedies of creditors. 
  
 (c) No Violations of
Agreements. Neither the execution, delivery or performance of this Agreement by Seller, nor compliance with the terms and provisions hereof, will result in any breach of the terms, conditions or provisions of, or conflict with or constitute a
default under, or result in the creation of any lien, charge or encumbrance upon the Property or any portion thereof pursuant to the terms of any indenture, deed to secure debt, mortgage, deed of trust, note, evidence of indebtedness or any other
agreement or instrument by which Seller is bound. 
  
 (d)
Litigation. Except as disclosed on EXHIBIT ”J” attached hereto, Seller has not received written notice of any pending or threatened suit, action or proceeding, which (i) if determined adversely to Seller,
materially and adversely affects the use or value of the Property, or (ii) questions the validity of this Agreement or any action taken or to be taken pursuant hereto, or (iii) involves condemnation or eminent domain proceedings involving the
Property or any portion thereof, or (iv) relates to the revocation or modification of any license, permit or other approval (including zoning and entitlements approvals) related to the development, ownership, use or operation of the Property for the
current use of the Property. 
  
 (e) Existing Leases. Other
than the Lease listed on EXHIBIT ”G” attached hereto, Seller has not entered into any contract or agreement with respect to the occupancy of the Property or any portion or portions thereof which will be binding on
Purchaser or the Property 
  

 16 

 after the Closing. The copies of the Lease heretofore delivered or made available by Seller to Purchaser are true,
correct and complete copies thereof in all material respects, and the Lease has not been amended except as evidenced by amendments similarly delivered and listed on EXHIBIT ”G” attached hereto and constitute the
entire agreement between Seller and the tenant thereunder. Except as set forth in EXHIBIT “J” attached hereto, Seller has not given or received any written notice of any party’s default or failure to comply with
the terms and provisions of Lease which remains uncured. 
  
 (f)
Right of First Offer or Right of First Refusal. No tenant of Seller or any other person or entity has any right or option (including any right of first refusal or right of first offer) to purchase all or any part of the Property or any
interest therein. 
  
 (g) Leasing Commissions. There are no
lease brokerage agreements, leasing commission agreements or other agreements providing for payments of any amounts for leasing activities or procuring tenants with respect to the Property or any portion or portions thereof other than as disclosed
in EXHIBIT “C” attached hereto (the “Commission Agreements”), and all leasing commissions and brokerage fees accrued or due and payable under the Commission Agreements with respect to the Property as
of the date hereof and at the Closing have been or shall be paid in full. Notwithstanding anything to the contrary contained herein, Purchaser shall be responsible for the payment of all leasing commissions payable for (a) any new leases entered
into after the Effective Date that have been approved (or deemed approved) by Purchaser, and (b) the renewal, expansion or extension of the Lease existing as of the Effective Date and exercised or effected after the Effective Date. 
  
 (h) Management Agreement. Except for that certain management agreement
more particularly described on EXHIBIT ”O” attached hereto and made a part hereof (the “Management Agreement”), there is no agreement currently in effect relating to the management of the Property by
any third-party management company; and such Management Agreement is terminable without penalty on or before the last day of the calendar month following thirty (30) days prior written notice of termination. 
  
 (i) Taxes and Assessments. Except as may be set forth on
EXHIBIT “M” attached hereto and made a part hereof, Seller has not filed, and has not retained anyone to file, notices of protests against, or to commence action to review, real property tax assessments against the
Property. 
  
 (j) Compliance with Laws. To Seller’s
knowledge, and except as set forth on EXHIBIT “J”, Seller has received no written notice alleging any violations of law (including any Environmental Law), municipal or county ordinances, or other legal requirements
with respect to the Property where such violations remain outstanding. 
  
 (k) Other Agreements. To Seller’s knowledge, except for the Lease, the Service Contracts, the Commission Agreements, the Management Agreement, and the Permitted Exceptions, there are no leases, management agreements, brokerage
agreements, leasing agreements or other agreements or instruments in force or effect that grant to any person or any entity (other than Seller) any right, title, interest or benefit in and to all or any part of the Property or any rights relating to
the use, operation, management, maintenance or repair of all or any part of the Property which will survive the Closing or be binding upon Purchaser other than those which Purchaser has agreed in writing to assume prior to the expiration of the
Inspection Period (or is deemed to have agreed to assume) or which are terminable upon thirty (30) days notice without payment of premium or penalty. 
  

 17 

 (l) Seller Not a Foreign Person. Seller is not a “foreign person” which would subject
Purchaser to the withholding tax provisions of Section 1445 of the Internal Revenue Code of 1986, as amended. 
  
 (m) Employees. Seller has no employees to whom by virtue of such employment Purchaser will have any obligation after the Closing. 
  
 (n) Security Deposit. No Security Deposit is currently held by Seller
under the Lease. The Letter of Credit is addressed elsewhere in this Agreement. 
  
 The representations and warranties made in this Agreement by Seller shall be continuing and shall be deemed made as of the date hereof and remade by Seller as of the Closing Date in all material respects, with the
same force and effect as if made on, and as of, such date, subject to Seller’s right to update such representations and warranties by written notice to Purchaser and in the certificate of Seller to be delivered pursuant to Section 5.1(h)
hereof. 
  
 Except as otherwise expressly provided in this
Agreement or in any documents to be executed and delivered by Seller to Purchaser at the Closing, Seller has not made, and Purchaser has not relied on, any information, promise, representation or warranty, express or implied, regarding the Property,
whether made by Seller, on behalf of Seller, or otherwise, including, without limitation, the physical condition of the Property, the financial condition of the tenant under the Lease, title to or the boundaries of the Property, pest control
matters, soil conditions, the presence, existence or absence of hazardous wastes, toxic substances or other environmental matters, compliance with building, health, safety, land use and zoning laws, regulations and orders, structural and other
engineering characteristics, traffic patterns, market data, economic conditions or projections, past or future economic performance of the tenant or the Property, and any other information pertaining to the Property or the market and physical
environments in which the Property is located. Purchaser acknowledges (i) that Purchaser has entered into this Agreement with the intention of making and relying upon its own investigation or that of Purchaser’s own consultants and
representatives with respect to the physical, environmental, economic and legal condition of the Property and (ii) that Purchaser is not relying upon any statements, representations or warranties of any kind, other than those specifically set forth
in this Agreement or in any document to be executed and delivered by Seller to Purchaser at the Closing, made (or purported to be made) by Seller or anyone acting or claiming to act on behalf of Seller. Purchaser will inspect the Property and become
fully familiar with the physical condition thereof and, subject to the terms and conditions of this Agreement, shall purchase the Property in its “as is” condition, “with all faults,” on the Closing Date. The provisions of this
paragraph shall survive the Closing for a period of one hundred eighty (180) days following the Closing. 
  
 4.2. Knowledge Defined. All references in this Agreement to the “knowledge of Seller” or “to Seller’s knowledge”
shall refer only to the actual knowledge of Patricia Morris, who has been actively involved in the management of Seller’s business in respect of the Property in the capacity as Asset Manager for Seller, the actual knowledge of David H.
Steinwedell, Chief Investment Officer for Seller, and the actual knowledge of F. Parker Hudson, Managing Director of Dispositions for Seller. The term “knowledge of Seller” or “to Seller’s knowledge” shall not 
  

 18 

 be construed, by imputation or otherwise, to refer to the knowledge of Seller, or any affiliate of Seller, or to any
other partner, member, beneficial owner, officer, director, agent, manager, representative or employee of Seller, or any of their respective affiliates, or to impose on any of the individuals named above any duty to investigate the matter to which
such actual knowledge, or the absence thereof, pertains. There shall be no personal liability on the part of the individuals named above arising out of any representations or warranties made herein or otherwise. 
  
 4.3. Covenants and Agreements of Seller. 
  
 (a) Leasing Arrangements. During the pendency of this Agreement,
Seller will not enter into any lease affecting the Property, or modify or amend in any respect, or terminate, the existing Lease without Purchaser’s prior written consent in each instance, which consent, prior to the end of the Inspection
Period, shall not be unreasonably withheld, delayed or conditioned and which shall be deemed given unless withheld by written notice to Seller given within five (5) Business Days after Purchaser’s receipt of Seller’s written request
therefor, each of which requests shall be accompanied by a copy of any proposed modification or amendment of an existing Lease or of any new Lease that Seller wishes to execute between the Effective Date and the Closing Date, including, without
limitation, a description of any Tenant Inducement Costs and leasing commissions associated with any proposed renewal or expansion of an existing Lease or with any such new Lease. If Purchaser fails to notify Seller in writing of its approval or
disapproval within said five (5) Business Day period, such failure by Purchaser shall be deemed to be the approval of Purchaser. After the end of the Inspection Period, Seller shall not enter into any lease affecting the Property, or modify or amend
in any respect, or terminate the existing Lease without Purchaser’s prior written consent in each instance, which consent may be withheld in Purchaser’s sole discretion. At Closing, Purchaser shall reimburse Seller for any Tenant
Inducement Costs, leasing commissions or other expenses, including reasonable attorneys’ fees, actually incurred by Seller pursuant to a renewal or expansion of the existing Lease after the Effective Date or new Lease approved by Purchaser
hereunder. 
  
 (b) New Contracts. During the pendency of
this Agreement, Seller will not enter into any contract, or modify, amend, renew or extend any existing contract, that will be an obligation affecting the Property or any part thereof subsequent to the Closing without Purchaser’s prior written
consent in each instance (which Purchaser agrees not to withhold or delay unreasonably), except contracts entered into in the ordinary course of business that are terminable without cause (and without penalty or premium) on thirty (30) days (or
less) notice. 
  
 (c) Operation of Property. During the
pendency of this Agreement, Seller shall continue to operate the Property in a good and businesslike fashion consistent with Seller’s past practices. 
  
 (d) Insurance. During the pendency of this Agreement, Seller shall, at Seller’s expense, continue to maintain the insurance policies covering
the Improvements as required by the terms of the Lease. 
  
 (e)
TDC Estoppel Certificate. Seller shall endeavor in good faith (but without obligation to incur any cost or expense) to obtain and deliver to Purchaser prior to Closing the TDC Estoppel Certificate signed by or on behalf of The Development
Corporation of Knox County with respect to the Covenants; provided that the delivery of the TDC Estoppel Certificate shall not be a condition to Closing, and in no event shall the inability or failure of Seller to obtain and deliver the TDC Estoppel
Certificate (Seller having used good faith efforts as set forth above) be a default of Seller hereunder. 
  

 19 

 (f) Tenant Estoppel Certificate. Seller shall endeavor in good faith (but without obligation to
incur any cost or expense) to obtain and deliver to Purchaser, prior to the expiration of the Inspection Period, a written Tenant Estoppel Certificate in the form attached hereto as EXHIBIT “L-1” signed by the tenant
under the Lease; provided that delivery of such signed Tenant Estoppel Certificate shall be a condition of Closing only to the extent set forth in Section 6.1(c) hereof; and in no event shall the inability or failure of Seller to obtain and deliver
said Tenant Estoppel Certificate (Seller having used its good faith efforts as set forth above as to the tenant under Lease) be a default of Seller hereunder. 
  

(g) SNDA. Seller shall endeavor in good faith (but without obligation to incur any cost or expense) to obtain from the tenant under the Lease a
subordination, nondisturbance and attornment agreement in the form reasonably requested by Purchaser’s lender or in the form attached to the Lease (“SNDA”); provided that the delivery of the SNDA shall not be a condition
to Closing, and in no event shall the inability or failure of Seller to obtain and deliver the SNDA (Seller having used good faith efforts as set forth above) be a default of Seller hereunder; and provided further that Purchaser shall deliver to
Seller the completed form of such SNDA as soon as reasonably practicable following the expiration of the Inspection Period under this Agreement. 
  
 (h) Management Agreement. Following the expiration of the Inspection Period and prior to Closing, Seller agrees to give written notice to the
Property Manager of termination of the Management Agreement, such termination to be effective only in the event of the closing of the purchase and sale of the Property; provided, however, that Purchaser acknowledges and agrees that Section 7.1(b) of
the Management Agreement provides that the effective date of the termination of the engagement of Property Manager is the last day of the calendar month occurring at least thirty (30) days after the delivery of written notice of termination;
therefore, Purchaser shall assume the obligations of Seller first accruing on or after Closing under the Management Agreement through the effective date of such termination thereof. Following the expiration of the Inspection Period and prior to
Closing, Purchaser shall have the right to negotiate in good faith a new property management agreement and related agreements with the Property Manager, using Purchaser’s standard forms for same and incorporating the same or substantially
equivalent economic terms as the Management Agreement. Seller and Purchaser mutually acknowledge and agree that the execution and delivery by Property Manager of a replacement property management agreement and related agreements on Purchaser’s
forms shall not be a condition to Closing, and Seller shall have no obligations whatsoever to Purchaser with respect to Purchaser’s negotiations with the Property Manager. 
  
 4.4. Representations and Warranties of Purchaser. 
  
 (a) Organization, Authorization and Consents. Purchaser is a duly
organized and validly existing statutory real estate investment trust under the laws of the State of Maryland. Purchaser has the right, power and authority to enter into this Agreement and to purchase the Property in accordance with the terms and
conditions of this Agreement, to engage in the transactions contemplated in this Agreement and to perform and observe the terms and provisions hereof. 
  

 20 

 (b) Action of Purchaser, Etc. Except for the approval of Purchaser’s investment committee,
which approval Purchaser will obtain prior to the expiration of the Inspection Period unless Purchaser elects to terminate this Agreement prior to the expiration of the Inspection Period pursuant to Section 3.6 of this Agreement, Purchaser has taken
all necessary action to authorize the execution, delivery and performance of this Agreement, and upon the execution and delivery of any document to be delivered by Purchaser on or prior to the Closing, this Agreement and such document shall
constitute the valid and binding obligation and agreement of Purchaser, enforceable against Purchaser in accordance with its terms, except as enforceability may be limited by bankruptcy, insolvency, reorganization, moratorium or similar laws of
general application affecting the rights and remedies of creditors. 
  
 (c) No Violations of Agreements. Neither the execution, delivery or performance of this Agreement by Purchaser, nor compliance with the terms and provisions hereof, will result in any breach of the terms, conditions or provisions of,
or conflict with or constitute a default under the terms of any indenture, deed to secure debt, mortgage, deed of trust, note, evidence of indebtedness or any other agreement or instrument by which Purchaser is bound. 
  
 (d) Litigation. To Purchaser’s knowledge, Purchaser has received
no written notice that any action or proceeding is pending or threatened, which questions the validity of this Agreement or any action taken or to be taken pursuant hereto. 
  
 The representations and warranties made in this Agreement by Purchaser shall be continuing and shall be deemed remade by
Purchaser as of the Closing Date, with the same force and effect as if made on, and as of, such date subject to Purchaser’s right to update such representations and warranties by written notice to Seller and in Purchaser’s certificate to
be delivered pursuant to Section 5.2(e) hereof. 
  
 ARTICLE 5.

 CLOSING DELIVERIES, CLOSING COSTS AND PRORATIONS 
  
 5.1. Seller’s Closing Deliveries. For and in consideration of, and as a condition precedent to
Purchaser’s delivery to Seller of the Purchase Price, Seller shall obtain or execute and deliver to Purchaser at Closing the following documents, all of which shall be duly executed, acknowledged and notarized where required: 
  
 (a) Special Warranty Deed. A special warranty deed in the form
customarily used in Tennessee pursuant to which a grantor warrants title only as to parties claiming by, through or under the grantor but not otherwise, from Seller with respect to the Land and Improvements (the “Special Warranty
Deed”), subject only to the Permitted Exceptions, and executed and acknowledged by Seller. The legal description of the Land set forth in the Special Warranty Deed shall be based upon and conform to the legal description attached hereto
as EXHIBIT ”A-1”. If and to the extent that any of the Permitted Exceptions requires the recitation or incorporation in any deed of any provisions of such Permitted Exception, the Special Warranty may conform to such
requirements; 
  
 (b) Quitclaim Deed. Upon request, Seller
shall deliver a quitclaim deed in the form customarily used in Tennessee to convey the Property by reference to the metes and bounds legal description of the Property as reflected on the Survey; 
  

 21 

 (c) Assignment and Assumption of Lease. Two (2) counterparts of an assignment and assumption of
the Lease and, to the extent required elsewhere in this Agreement, the obligations of Seller under the Commission Agreements in the form attached hereto as SCHEDULE 1 (the “Assignment and Assumption of Lease”),
executed and acknowledged by Seller; 
  
 (d) Bill of Sale.
A bill of sale from Seller for the Personal Property of Seller in the form attached hereto as SCHEDULE 2 (the “Bill of Sale”), without warranty as to the title or condition of the Personal Property; 

 
 (e) Assignment and Assumption of Service Contracts. Two (2)
counterparts of an assignment and assumption of Service Contracts in the form attached hereto as SCHEDULE 3 (the “Assignment and Assumption of Service Contracts”), executed, acknowledged and sealed by Seller;

  
 (f) General Assignment. An assignment of the Intangible
Property of Seller in the form attached hereto as SCHEDULE 4 (the “General Assignment”), executed and acknowledged by Seller; 
  
 (g) Seller’s Affidavit. An owner’s affidavit from Seller substantially in the form attached hereto as
SCHEDULE 5 (“Seller’s Affidavit”), stating that there are no known boundary disputes with respect to the Property, that there are no parties in possession of the Property other than Seller and the tenant
under the Lease, that any improvements or repairs made by, or for the account of, or at the instance of Seller to or with respect to the Property within ninety-five (95) days (or such longer period as may be required by the Title Company to comply
with the lien laws of Tennessee) prior to the Closing have been paid for in full (or that adequate provision has been made therefor to the reasonable satisfaction of the Title Company), and including such other matters as may be reasonably requested
by the Title Company; 
  
 (h) Seller’s Certificate. A
certificate from Seller in the form attached hereto as SCHEDULE 6 (“Seller’s Certificate”), evidencing the reaffirmation of the truth and accuracy in all material respects of Seller’s representations
and warranties set forth in Section 4.1 hereof, with such modifications thereto as may be appropriate in light of any change in circumstance since the Effective Date; 
  
 (i) FIRPTA Certificate. A FIRPTA Certificate from Seller in the form attached hereto as SCHEDULE
7, or in such other form as applicable laws may require; 
  
 (j) Assignment of Letter of Credit. Two (2) counterparts of an assignment of letter of credit executed by Seller in the form attached hereto as SCHEDULE 8 (the “Assignment of Letter of
Credit”); 
  
 (k) Evidence of Authority. Such
documentation as may reasonably be required by Purchaser’s title insurer to establish that this Agreement, the transactions contemplated herein, and the execution and delivery of the documents required hereunder, are duly authorized, executed
and delivered on behalf of Seller; 
  
 (l) Settlement
Statement. A settlement statement setting forth the amounts paid by or on behalf of and/or credited to each of Purchaser and Seller pursuant to this Agreement; 
  

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 (m) Surveys and Plans. Such surveys, site plans, plans and specifications, and other matters
relating to the Property as are in the possession of Seller to the extent not theretofore delivered to Purchaser; 
  
 (n) Certificates of Occupancy. To the extent the same are in the possession of Seller, original or photocopies of certificates of occupancy for all
space within the Improvements located on the Property; 
  
 (o)
Lease. To the extent the same is in the possession or control of Seller, an original executed counterpart of the Lease; 
  
 (p) Tenant Estoppel Certificate. Any originally executed Tenant Estoppel Certificate as may be in the possession of Seller; 
  
 (q) Notice of Sale to Tenant. Seller will join with Purchaser in
executing a notice, in form and content reasonably satisfactory to Seller and Purchaser (the “Tenant Notice of Sale”), which Purchaser shall send to the tenant under the Lease informing the tenant of the sale of the Property and of
the assignment to and assumption by Purchaser of Seller’s interest in the Lease and the Letter of Credit and directing that all rent and other sums payable for periods after the Closing under the Lease shall be paid as set forth in said notice;

  
 (r) Notices of Sale to Service Contractors and Leasing
Agents. Seller will join with Purchaser in executing notices, in form and content reasonably satisfactory to Seller and Purchaser (the “Other Notices of Sale”), which Purchaser shall send to each service provider and leasing
agent under the Service Contracts and Commission Agreements (as the case may be) assumed by Purchaser at Closing informing such service provider or leasing agent (as the case may be) of the sale of the Property and of the assignment to and
assumption by Purchaser of Seller’s obligations under the Service Contracts and Commission Agreements arising after the Closing Date and directing that all future statements or invoices for services under such Service Contracts and/or
Commission Agreements for periods after the Closing be directed to Seller or Purchaser as set forth in said notices; 
  
 (s) Keys and Records. All of the keys to any door or lock on the Property and the original tenant files and other non-confidential books and
records (excluding any appraisals, budgets, third party reports obtained by Seller prior to or in connection with the acquisition of the Property by Seller, strategic plans for the Property, internal analyses, information regarding the marketing of
the Property for sale, submissions relating to Seller’s obtaining of corporate authorization, attorney and accountant work product, attorney-client privileged documents, or other information in the possession or control of Seller which Seller
deems proprietary) relating to the Property in the possession of Seller; 
  
 (t) Original Letter of Credit. Any original Letter of Credit in the possession of Seller, together with the Application for Transfer attached to the Letter of Credit executed by Seller, directing the issuer of
the Letter of Credit to transfer the Letter of Credit to Purchaser as beneficiary thereunder; 
  
 (u) TDC Estoppel Certificate. Any originally executed TDC Estoppel Certificate as may be in the possession of Seller; 
  

 23 

 (v) SNDA. Any originally executed SNDA as may be in the possession of Seller; and 
  
 (w) Other Documents. Such other documents as shall be reasonably
requested by Purchaser’s title insurer to effectuate the purposes and intent of this Agreement. 
  
 5.2. Purchaser’s Closing Deliveries. Purchaser shall obtain or execute and deliver to Seller at Closing the following documents, all of
which shall be duly executed, acknowledged and notarized where required: 
  
 (a) Assignment and Assumption of Lease. Two (2) counterparts of the Assignment and Assumption of Lease, executed and acknowledged by Purchaser; 
  
 (b) Assignment and Assumption of Service Contracts. Two (2) counterparts of the Assignment and Assumption of Service
Contracts, executed and acknowledged by Purchaser; 
  
 (c)
General Assignment. Two (2) counterparts of the General Assignment, executed and acknowledged by Purchaser; 
  
 (d) Assignment of Letter of Credit. Two (2) counterparts of the Assignment of Letter of Credit, executed by Purchaser; 
  
 (e) Purchaser’s Certificate. A certificate in the form attached
hereto as SCHEDULE 9 (“Purchaser’s Certificate”), evidencing the reaffirmation of the truth and accuracy in all material respects of Purchaser’s representations and warranties contained in Section 4.4
hereof, with such modifications thereto as may be appropriate in light of any change in circumstances since the Effective Date; 
  
 (f) Notice of Sale to Tenant. The Tenant Notice of Sale, executed by Purchaser, as contemplated in Section 5.1(q) hereof; 
  
 (g) Notices of Sale to Service Contractors and Leasing Agents. The
Other Notices of Sale to service providers and leasing agents, as contemplated in Section 5.1(r) hereof; 
  
 (h) Settlement Statement A settlement statement setting forth the amounts paid by or on behalf of and/or credited to each of Purchaser and Seller
pursuant to this Agreement; 
  
 (i) Evidence of Authority.
A copy of resolutions of the Board of Directors of Purchaser, certified by the Secretary or Assistant Secretary of Purchaser to be in force and unmodified as of the date and time of Closing, authorizing the purchase contemplated herein, the
execution and delivery of the documents required hereunder, and designating the signatures of the persons who are to execute and deliver all such documents on behalf of Purchaser or if Purchaser is not a corporation, such documentation as Seller may
reasonably require to establish that this Agreement, the transaction contemplated herein, and the execution and delivery of the documents required hereunder, are duly authorized, executed and delivered; and 
  
 (j) Other Documents. Such other documents as shall be reasonably
requested by Seller’s counsel to effectuate the purposes and intent of this Agreement. 
  

 24 

 5.3. Closing Costs. Seller shall pay the attorneys’ fees of Seller, the costs of the
Survey, the brokerage commission due Broker pursuant to Section 10.1 of this Agreement, the Real Estate Transfer Taxes (if any) imposed upon the conveyance of the Property, the cost of recording the Special Warranty Deed, the cost of issuing the
Title Commitment (including the costs of the endorsements listed in the first sentence of Section 3.4 of this Agreement, to the extent such endorsements are issued in Tennessee), the cost of title insurance premiums for the owner’s title
insurance policy issued by the Title Company to Purchaser in accordance with the Title Commitment (including the costs of the endorsements listed in the first sentence of Section 3.4 of this Agreement, to the extent such endorsements are issued in
Tennessee), the Transfer Fee with respect to the Letter of Credit, and all other costs and expenses incurred by Seller in closing and consummating the purchase and sale of the Property pursuant hereto. Seller shall pay one half of any escrow closing
fees charged by the Title Company. Purchaser shall pay one half of any escrow closing fees charged by the Title Company. Purchaser shall pay the cost of all title insurance premiums payable with respect to all mortgagee title insurance policies
(including without limitation all endorsements thereto) that may be issued by the Title Company to any lender(s) of Purchaser, the cost of all endorsements to Purchaser’s owner’s title insurance policy other than the endorsements the costs
of which are the responsibility of Seller as set forth above, the costs of issuing and title insurance premiums for any owner’s title insurance policy obtained by Purchaser other than the owner’s title insurance policy issued by the Title
Company in accordance with the Title Commitment, all other recording fees on all instruments to be recorded in connection with these transactions, the attorneys’ fees of Purchaser, and all other costs and expenses incurred by Purchaser in the
performance of Purchaser’s due diligence inspection of the Property (including without limitation appraisal costs, environmental audit and assessment costs, and engineering review costs) and in closing and consummating the purchase and sale of
the Property pursuant hereto. 
  
 5.4. Prorations and
Credits. The following items in this Section 5.4 shall be adjusted and prorated between Seller and Purchaser as of 11:59 P.M. on the day preceding the Closing, based upon the actual number of days in the applicable month or year: 

 
 (a) Taxes. All general real estate taxes imposed by any
governmental authority (“Taxes”) shall be prorated between Purchaser and Seller as to the Taxes with respect to the Property as of the Closing. If the Closing occurs prior to the receipt by Seller of the tax bill for the Property
for the calendar year or other applicable tax period in which the Closing occurs, Taxes with respect to the Property shall be prorated for such calendar year or other applicable tax period based upon the prior year’s tax bill. Notwithstanding
the foregoing, Taxes shall not be prorated with respect to the Property if the tenant under the Lease with respect to the Property is obligated to pay Taxes directly to the applicable taxing authority. 
  
 (b) Intentionally Omitted. 
  
 (c) Rents, Income and Other Expenses. Rents and any other amounts
(including Taxes) paid by the tenant of the Property shall be prorated as of the Closing Date and be adjusted against the Purchase Price on the basis of a schedule which shall be prepared by Seller and delivered to Purchaser for Purchaser’s
review and approval at least five (5) Business Days prior to Closing. Seller shall apply all additional rent [including, without limitation for purposes hereof the portion of Base Rental (as defined in the Lease) for 2005 as of the Closing Date
equal to the Annual Expense Stop prorated as of the Closing Date], common area maintenance charges, tenant reimbursements and escalations, and all other payments from the tenant under the Lease 
  

 25 

 applicable to the calendar year 2005 (the “Operating Expenses Reimbursements”) to outstanding bills for
Operating Expenses (as defined in the Lease) for the calendar year 2005 to the extent received and incurred by Seller prior to Closing (the “Outstanding Bills”). Any unapplied Operating Expenses Reimbursements shall be credited to
Purchaser at Closing, and Purchaser shall be responsible for the payment of all Operating Expenses (as defined in the Lease) for the calendar year 2005 other than the Outstanding Bills. Purchaser agrees to pay to Seller, upon receipt, any rents or
other payments by the tenant under the Lease that apply to periods prior to Closing but are received by Purchaser after Closing; provided, however, that any delinquent rents or other payments by tenant shall be applied first to any current amounts
owing by tenant from and after Closing, then to delinquent rents in the order in which such rents are most recently past due, with the balance, if any, paid over to Seller to the extent of delinquencies existing at the time of Closing to which
Seller is entitled; it being understood and agreed that Purchaser shall not be legally responsible to Seller for the collection of any rents or other charges payable with respect to the Lease or any portion thereof, which are delinquent or past due
as of the Closing Date; but Purchaser agrees that Purchaser shall send monthly notices for a period of three (3) consecutive months in an effort to collect any rents and charges not collected as of the Closing Date. Seller hereby retains its right
to pursue the tenant under the Lease for sums due Seller for periods attributable to Seller’s ownership of the Property; provided, however, that Seller (i) shall be required to notify Purchaser in writing of its intention to commence or pursue
such legal proceedings, and to provide Purchaser with copies of all correspondence with such tenant relative to such proceedings; (ii) shall only be permitted to commence or pursue any legal proceedings after the date which is three (3) months after
Closing, except that Seller shall be entitled to continue to pursue any legal proceedings commenced prior to Closing; and (iii) shall not be permitted to commence or pursue any legal proceedings against the tenant seeking eviction of such tenant or
the termination of the Lease. The provisions of this Section 5.4(c) shall survive the Closing for a period of twenty four (24) months after the Closing Date. 
  
 (d) Security Deposit. No Security Deposit is held under the Lease. The Letter of Credit is addressed elsewhere in this Agreement. 
  
 (e) Intentionally Omitted. 
  
 (f) Tenant Improvement Allowance. At the Closing, Purchaser shall
receive a credit against the Purchase Price in an amount equal to the Tenant Allowance (as defined in Paragraph 9 of the Fourth Amendment to Lease Agreement constituting a portion of the Lease) reduced by the sum of (a) the amounts of the Tenant
Allowance paid by Seller prior to Closing to the tenant under the Lease, and (b) the amounts of the Tenant Allowance applied by Seller prior to Closing to payments of Base Rental and Tenant’s Forecast Additional Rental (as defined in the
Lease), and Purchaser shall assume the obligation to pay to such tenant, or to apply to payments of Base Rental and Tenant’s Forecast Additional Rental, such unpaid Tenant Allowance as and when the same becomes payable, or is to be so applied,
pursuant to the terms of the Lease. 
  
 ARTICLE 6.

 CONDITIONS TO CLOSING 
  
 6.1. Conditions Precedent to Purchaser’s Obligations. The obligations of Purchaser hereunder to consummate the transaction contemplated
hereunder shall in all respects be conditioned upon the satisfaction of each of the following conditions prior to or 
  

 26 

 simultaneously with the Closing, any of which may be waived by Purchaser in its sole discretion by written notice to
Seller at or prior to the Closing Date: 
  
 (a) Seller shall have
performed, in all material respects, all covenants, agreements and undertakings of Seller contained in this Agreement; 
  
 (b) All representations and warranties of Seller as set forth in this Agreement shall be true and correct in all material respects as of the date of this
Agreement and as of Closing, provided that solely for purposes of this subparagraph such warranties and representations shall be deemed to be given without being limited to Seller’s knowledge and without modification (by update or otherwise, as
provided in Section 5.1(h) hereof); 
  
 (c) A Tenant Estoppel
Certificate from the tenant under the Lease shall have been delivered to Purchaser, with such estoppel certificate (i) to be substantially in the form attached hereto as EXHIBIT “L-1” (or if the applicable Lease
provides for a particular form of estoppel certificate to be given by the tenant thereunder, the Tenant Estoppel Certificate with respect to such Lease may be in the form as called for therein), (ii) to be dated within thirty (30) days prior to the
Closing Date, (iii) to confirm the material terms of the applicable Lease as contained in the copies of the Lease obtained by or delivered to Purchaser, and (iv) to confirm the absence of any material defaults under the applicable Lease as of the
date thereof. The delivery of said Tenant Estoppel Certificate from the tenant under the Lease shall be a condition of Closing, and the failure or inability of Seller to obtain and deliver said Tenant Estoppel Certificate, Seller having used its
good faith efforts to obtain the same from the tenant under the Lease, shall not constitute a default by Seller under this Agreement; and 
  
 In the event any condition in this Section 6.1 has not been satisfied (or otherwise waived in writing by Purchaser) prior to or on the Closing Date (as the same may be
extended or postponed as provided in this Agreement), Purchaser shall have the right to terminate this Agreement by written notice to Seller given prior to the Closing, whereupon (i) Escrow Agent shall return the Earnest Money to Purchaser; and (ii)
except for those provisions of this Agreement which by their express terms survive the termination of this Agreement, no party hereto shall have any other or further rights or obligations under this Agreement. 
  
 6.2. Conditions Precedent to Seller’s Obligations. The
obligations of Seller hereunder to consummate the transactions contemplated hereunder shall in all respects be conditioned upon the satisfaction of each of the following conditions prior to or simultaneously with the Closing (or at such earlier time
as may be provided below), any of which may be waived by Seller in Seller’s sole discretion by written notice to Purchaser at or prior to the Closing Date: 
  
 (a) Purchaser shall have paid and Seller shall have received the Purchase Price, as adjusted pursuant to the terms and
conditions of this Agreement, which Purchase Price shall be payable in the amount and in the manner provided for in this Agreement; 
  
 (b) Purchaser shall have performed, in all material respects, all covenants, agreements and undertakings of Purchaser contained in this Agreement; and

  
 (c) All representations and warranties of Purchaser as set
forth in this Agreement shall be true and correct in all material respects as of the date of this Agreement and as of Closing, provided that solely for purposes of this subparagraph such warranties and representations shall be deemed to be given
without being limited to Purchaser’s knowledge and without modification (by update or otherwise, as provided in Section 5.2(e) hereof). 
  

 27 

 ARTICLE 7. 
 CASUALTY AND CONDEMNATION 
  
 7.1. Casualty. Risk of loss up to and including the Closing Date shall be borne by Seller. In the event of any immaterial damage or destruction to the Property or any portion thereof, Seller and Purchaser shall proceed to
close under this Agreement, and Purchaser will receive (and Seller will assign to Purchaser at the Closing Seller’s rights under insurance policies to receive) any insurance proceeds (including any rent loss insurance applicable to any period
on and after the Closing Date) due Seller as a result of such damage or destruction (less any amounts reasonably expended for restoration or collection of proceeds) and assume responsibility for such repair, and Purchaser shall receive a credit at
Closing for any deductible amount under said insurance policies. For purposes of this Agreement, the term “immaterial damage or destruction” shall mean such instances of damage or destruction of the Property: (i) which can be
repaired or restored at a cost of $250,000.00 or less; (ii) which can be restored and repaired within one hundred eighty (180) days from the date of such damage or destruction; (iii) which are not so extensive as to allow the tenant under the Lease
to terminate the Lease or abate or reduce rent payable thereunder (unless business loss or rent insurance shall be available in the full amount of such abatement or reduction, subject to applicable deductibles) on account of such damage or
destruction; and (iv) in which Seller’s rights under its rent loss insurance policies covering the Property are assignable to Purchaser and will continue pending restoration and repair of the damage or destruction. 
  
 In the event of any material damage or destruction to the Property or any
portion thereof, Purchaser may, at its option, by notice to Seller given within the earlier of twenty (20) days after Purchaser is notified by Seller of such damage or destruction, or the Closing Date, but in no event less than ten (10) days after
Purchaser is notified by Seller of such damage or destruction (and if necessary the Closing Date shall be extended to give Purchaser the full 10-day period to make such election): (i) terminate this Agreement, whereupon Escrow Agent shall
immediately return the Earnest Money to Purchaser, or (ii) proceed to close under this Agreement, receive (and Seller will assign to Purchaser at the Closing the rights of Seller under insurance policies to receive) any insurance proceeds (including
any rent loss insurance applicable to the period on or after the Closing Date) due Seller as a result of such damage or destruction (less any amounts reasonably expended for restoration or collection of proceeds), and assume responsibility for such
repair, and Purchaser shall receive a credit at Closing for any deductible amount under said insurance policies. If Purchaser fails to deliver to Seller notice of its election within the period set forth above, Purchaser will conclusively be deemed
to have elected to proceed with the Closing as provided in clause (ii) of the preceding sentence. If Purchaser elects clause (ii) above, Seller will cooperate with Purchaser after the Closing to assist Purchaser in obtaining the insurance proceeds
from the insurers of Seller. For purposes of this Agreement “material damage or destruction” shall mean all instances of damage or destruction that are not immaterial, as defined herein. 
  
 7.2. Condemnation. If, prior to the Closing, all or any part of
the Property is subjected to a bona fide threat of condemnation by a body having the power of eminent domain or is taken by eminent domain or condemnation (or sale in lieu thereof), or if Seller has received written notice that any condemnation
action or proceeding with respect to the Property is 
  

 28 

 contemplated by a body having the power of eminent domain (collectively, a “Taking”), Seller shall give
Purchaser immediate written notice of such Taking. In the event of any immaterial Taking with respect to the Property or any portion thereof, Seller and Purchaser shall proceed to close under this Agreement. For purposes of this Agreement, the term
“immaterial Taking” shall mean such instances of Taking of the Property: (i) which do not result in a taking of any portion of the building structure of the building occupied by tenant on the Property; (ii) which do not result in a
decrease in the number of parking spaces at the Property (taking into account the number of additional parking spaces that can be provided within 180 days of such Taking); and (iii) which are not so extensive as to allow the tenant under the Lease
to terminate the Lease or abate or reduce rent payable thereunder [unless business loss or rent insurance (subject to applicable deductibles) or condemnation award proceeds shall be available in the full amount of such abatement or reduction, and
Purchaser shall receive a credit at Closing for such deductible amount] on account of such Taking. 
  
 In the event of any material Taking of the Property or any portion thereof, Purchaser may, at its option, by written notice to Seller given within thirty
(30) days after receipt of such notice from Seller, elect to terminate this Agreement. If Purchaser chooses to terminate this Agreement in accordance with this Section 7.2, then the Earnest Money shall be returned immediately to Purchaser by Escrow
Agent and the rights, duties, obligations, and liabilities of the parties hereunder shall immediately terminate and be of no further force and effect, except for those provisions of this Agreement which by their express terms survive the termination
of this Agreement. For purposes of this Agreement “material Taking “ shall mean all instances of a Taking that are not immaterial, as defined herein. 
  
 If Purchaser does not elect to, or has no right to, terminate this Agreement in accordance herewith on account of a Taking,
this Agreement shall remain in full force and effect and the sale of the Property contemplated by this Agreement, less any interest taken by eminent domain or condemnation, or sale in lieu thereof, shall be effected with no further adjustment and
without reduction of the Purchase Price, and at the Closing, Seller shall assign, transfer, and set over to Purchaser all of the right, title, and interest of Seller in and to any awards applicable to the Property that have been or that may
thereafter be made for such taking. At such time as all or a part of the Property is subjected to a bona fide threat of condemnation and Purchaser shall not have elected to terminate this Agreement as provided in this Section 7.2, and provided that
the Inspection Period has expired, (i) Purchaser shall thereafter be permitted to participate in the proceedings as if Purchaser were a party to the action, and (ii) Seller shall not settle or agree to any award or payment pursuant to condemnation,
eminent domain, or sale in lieu thereof without obtaining Purchaser’s prior written consent thereto in each case. 
  
 ARTICLE 8. 
 DEFAULT AND REMEDIES

  
 8.1. Purchaser’s Default. If Purchaser
fails to consummate this transaction for any reason other than the default of Seller, failure of a condition to Purchaser’s obligation to close, or the exercise by Purchaser of an express right of termination granted herein, Seller shall
be entitled, as its sole remedy hereunder, to terminate this Agreement and to receive and retain the Earnest Money as full liquidated damages for such default of Purchaser, the parties hereto acknowledging that it is impossible to estimate more
precisely the damages which might be suffered by Seller upon Purchaser’s default, and that said Earnest Money is a reasonable estimate of the probable loss of Seller in the event of default by Purchaser. The retention by Seller of said

  

 29 

 Earnest Money is intended not as a penalty, but as full liquidated damages. The right to retain the Earnest Money as full
liquidated damages is the sole and exclusive remedy of Seller in the event of default hereunder by Purchaser, and Seller hereby waives and releases any right to (and hereby covenant that it shall not) sue the Purchaser: (a) for specific performance
of this Agreement, or (b) to recover actual damages in excess of the Earnest Money. The foregoing liquidated damages provision shall not apply to or limit Purchaser’s liability for Purchaser’s obligations under Sections 3.1(b),
3.1(c), 3.7 and 10.1 of this Agreement or for Purchaser’s obligation to pay to Seller all attorney’s fees and costs of Seller to enforce the provisions of this Section 8.1. Purchaser hereby waives and releases any right to (and hereby
covenants that it shall not) sue Seller or seek or claim a refund of said Earnest Money (or any part thereof) on the grounds it is unreasonable in amount and exceeds the actual damages of Seller or that its retention by Seller constitutes a penalty
and not agreed upon and reasonable liquidated damages. 
  
 8.2.
Seller’s Default. If Seller fails to perform any of its obligations under this Agreement for any reason other than Purchaser’s default or the permitted termination of this Agreement by Seller or Purchaser as expressly provided
herein, Purchaser shall be entitled, as its sole remedy, either (a) to receive the return of the Earnest Money from Escrow Agent, which return shall operate to terminate this Agreement and release Seller from any and all liability hereunder;
provided, however, that in the event, and only in the event, such default by Seller was willful and intentional and Purchaser receives the return of the Earnest Money, then Seller shall pay to Purchaser an amount equal to the lesser of (i)
Purchaser’s actual out-of-pocket expenditures incurred directly in conducting due diligence activities contemplated under this Agreement and in negotiating and finalizing this Agreement, or (ii) Thirty Five Thousand and No/100 Dollars
($35,000.00), or (b) to enforce specific performance of the obligation of Seller to execute and deliver the documents required to convey the Property to Purchaser in accordance with this Agreement; it being specifically understood and agreed that
the remedy of specific performance shall not be available to enforce any other obligation of Seller hereunder. Notwithstanding the foregoing, if after the Effective Date and prior to the termination of this Agreement, Seller shall have conveyed
title to the Property to another party or intentionally and knowingly taken any other action to defeat the remedy of specific performance, Purchaser shall be entitled to seek actual damages from Seller. Except as expressly provided to the contrary
in this Section 8.2, Purchaser expressly waives its rights to seek damages in the event of the default of Seller hereunder. Purchaser shall be deemed to have elected to terminate this Agreement and to receive a return of the Earnest Money from
Escrow Agent if Purchaser fails to file suit for specific performance against Seller in a court having jurisdiction, on or before sixty (60) days following the date upon which the Closing was to have occurred. 
  
 ARTICLE 9. 
 ASSIGNMENT 
  
 9.1. Assignment. Subject to the next following sentence, this Agreement and all rights and obligations hereunder shall not be assignable by any party without the written consent of the other. Notwithstanding the foregoing to
the contrary, this Agreement and all of Purchaser’s rights hereunder may be transferred and assigned to any entity controlled by Purchaser or one or more of Purchaser’s joint venture partners. Any assignee or transferee under any such
assignment or transfer by Purchaser as to which the written consent of Seller has been given or as to which the consent of Seller is not required hereunder shall expressly assume all of Purchaser’s duties, liabilities and obligations under this
Agreement (whether arising or accruing prior to or after the assignment or transfer) by written instrument delivered to Seller as a 
  

 30 

 condition to the effectiveness of such assignment or transfer. No assignment or transfer shall relieve the original
Purchaser of any duties or obligations hereunder, and the written assignment and assumption agreement shall expressly so provide. For purposes of this Section 9.1, the term “control” shall mean the ownership of at least fifty percent (50%)
of the applicable entity. Subject to the foregoing, this Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective legal representatives, successors and permitted assigns. This Agreement is not
intended and shall not be construed to create any rights in or to be enforceable in any part by any other persons. 
  
 ARTICLE 10. 
 BROKERAGE COMMISSIONS 
  
 10.1. Broker. Upon the Closing, and only in the event the
Closing occurs, Seller shall pay a brokerage commission to Bullock Mannelly Partners, Inc. (“Broker”), a Georgia corporation, pursuant to a separate agreement between Seller and Broker, and Broker shall pay a brokerage commission to
Colliers Cauble & Co. (“Purchaser’s Broker”), pursuant to a separate agreement between Broker and Purchaser’s Broker. Broker is representing Seller in this transaction. Purchaser’s Broker is representing Purchaser in
this transaction. Seller shall and does hereby indemnify and hold Purchaser harmless from and against any and all liability, loss, cost, damage, and expense, including reasonable attorneys’ fees actually incurred and costs of litigation,
Purchaser shall ever suffer or incur because of any claim by any agent, salesman, or broker, whether or not meritorious, for any fee, commission or other compensation with regard to this Agreement or the sale and purchase of the Property
contemplated hereby, and arising out of any acts or agreements of Seller, including any claim asserted by Broker. Likewise, Purchaser shall and does hereby indemnify and hold Seller free and harmless from and against any and all liability, loss,
cost, damage, and expense, including reasonable attorneys’ fees actually incurred and costs of litigation, Seller shall ever suffer or incur because of any claim by any agent, salesman, or broker, whether or not meritorious, for any fee,
commission or other compensation with respect to this Agreement or the sale and purchase of the Property contemplated hereby and arising out of the acts or agreements of Purchaser, excluding any claim asserted by Purchaser’s Broker. This
Section 10.1 shall survive the Closing until the expiration of any applicable statute of limitations and shall survive any earlier termination of this Agreement. 
  
 ARTICLE 11. 
 INDEMNIFICATION 
  
 11.1. Indemnification by
Seller. Following the Closing and subject to Sections 11.3 and 11.4, Seller shall indemnify and hold Purchaser, its affiliates, members and partners, and the partners, shareholders, officers, directors, employees, representatives and agents
of each of the foregoing (collectively, “Purchaser-Related Entities”) harmless from and against any and all costs, fees, expenses, damages, deficiencies, interest and penalties (including, without limitation, reasonable
attorneys’ fees and disbursements) suffered or incurred by any such indemnified party in connection with any and all losses, liabilities, claims, damages and expenses (“Losses”), arising out of, or in any way relating to, (a)
any breach of any representation or warranty of Seller contained in this Agreement or in any Closing Document, and (b) any breach of any covenant of Seller contained in this Agreement which survives the Closing or in any Closing Document.

  

 31 

 11.2. Indemnification by Purchaser. Following the Closing and subject to Sections 11.3 and
11.4, Purchaser (and Purchaser’s joint venture partners to whom any rights of Purchaser are assigned pursuant to Section 9.1 hereof) shall indemnify and hold Seller, its affiliates, members and partners, and the partners, shareholders,
officers, directors, employees, representatives and agents of each of the foregoing (collectively, “Seller-Related Entities”) harmless from any and all Losses arising out of, or in any way relating to, (a) any breach of any
representation or warranty by Purchaser contained in this Agreement or in any Closing Document, and (b) any breach of any covenant of Purchaser contained in this Agreement which survives the Closing or in any Closing Documents. 
  
 11.3. Limitations on Indemnification. Notwithstanding the
foregoing provisions of Section 11.1, (a) Seller shall not be required to indemnify Purchaser or any Purchaser-Related Entities under this Agreement unless the aggregate of all amounts for which an indemnity would otherwise be payable by Seller
under Section 11.1 above exceeds the Basket Limitation, (b) in no event shall the liability of Seller with respect to the indemnification provided for in Section 11.1 above exceed in the aggregate the Cap Limitation, (c) if prior to the Closing,
Purchaser obtains knowledge in writing of any inaccuracy or breach of any representation, warranty or covenant of Seller contained in this Agreement (a “Purchaser Waived Breach”) and nonetheless proceeds with and consummates the
Closing, then Purchaser and any Purchaser-Related Entities shall be deemed to have waived and forever renounced any right to assert a claim for indemnification under this Article 11 for, or any other claim or cause of action under this Agreement, at
law or in equity on account of any such Purchaser Waived Breach, and (d) notwithstanding anything herein to the contrary, the Basket Limitation and the Cap Limitation shall not apply with respect to Losses suffered or incurred as a result of
breaches of any covenant or agreement of Seller set forth in Section 5.3, Section 5.4 or Section 10.1 of this Agreement. 
  
 11.4. Survival. The representations, warranties and covenants contained in this Agreement and the Closing Documents shall survive until the
first anniversary of the Closing Date, unless a longer or shorter survival period is expressly provided for in this Agreement, or unless prior to the first anniversary of the Closing Date, Purchaser or Seller, as the case may be, delivers written
notice to the other party of such alleged breach specifying with reasonable detail the nature of such alleged breach and files an action with respect thereto within one hundred twenty (120) days after the giving of such notice. 
  
 11.5. Indemnification as Sole Remedy. If the Closing has
occurred, the sole and exclusive remedy available to a party in the event of a breach by the other party to this Agreement of any representation, warranty, or covenant or other provision of this Agreement or any Closing Document which survives the
Closing shall be the indemnifications provided for under Section 3.1(c), Section 10.1, and this Article 11. 
  
 ARTICLE 12. 
 MISCELLANEOUS 
  
 12.1. Notices. Wherever any notice or other communication is
required or permitted hereunder, such notice or other communication shall be in writing and shall be delivered by overnight courier, hand, facsimile transmission, or sent by U.S. registered or certified mail, return receipt requested, postage
prepaid, to the addresses or facsimile numbers set out below or at such other addresses as are specified by written notice delivered in accordance herewith: 
  

 32 

			
	 PURCHASER:
	  	Lexington Corporate Properties Trust
	 	  	One Penn Plaza
	 	  	Suite 4015
	 	  	New York, New York 10119-4015
	 	  	Attention: Natasha Roberts
	 	  	Facsimile: 212.594.6600
	 	  	Email: nroberts@lxp.com
		
	 with a copy to:
	  	Paul, Hastings, Janofsky & Walker, LLP
	 	  	75 East 55th Street
	 	  	New York, New York 10022
	 	  	Attention: Katherine B. Lipton, Esquire
	 	  	Facsimile: 212.230.7673
	 	  	Email: katherinelipton@paulhastings.com
		
	 SELLER:
	  	c/o Wells Real Estate Funds
	 	  	6200 The Corners Parkway
	 	  	Norcross, Georgia 30092
	 	  	Attention: Mr. F. Parker Hudson
	 	  	Facsimile: 770.243.4684
	 	  	Email: parker.hudson@wellsref.com
		
	 with a copy to:
	  	Troutman Sanders LLP
	 	  	Suite 5200
	 	  	600 Peachtree Street, N.E.
	 	  	Atlanta, Georgia 30308-2216
	 	  	Attn: John W. Griffin and Jeffrey F. Hetsko
	 	  	Facsimile: 404.962.6577 and 404.962.6585
	 	  	 Email: john.griffin@troutmansanders.com and
             jeff.hetsko@troutmansanders.com

  
 Any notice or other communication (i)
mailed as hereinabove provided shall be deemed effectively given or received on the third (3rd) Business Day
following the postmark date of such notice or other communication, (ii) sent by overnight courier or by hand shall be deemed effectively given or received upon receipt, and (iii) sent by facsimile or other electronic transmission shall be deemed
effectively given or received on the day of such electronic transmission of such notice or other communication and confirmation of such transmission if transmitted and confirmed prior to 6:00 p.m. local Atlanta, Georgia time on a Business Day and
otherwise shall be deemed effectively given or received on the first Business Day after the day of transmission of such notice and confirmation of such transmission. Refusal to accept delivery shall be deemed delivered. 
  
 12.2. Possession. Full and exclusive possession of the
Property, subject to the Permitted Exceptions and the rights of the tenant under the Lease, shall be delivered by Seller to Purchaser on the Closing Date. 
  
 12.3. Time Periods. If the time period by which any right, option, or election provided under this Agreement must be exercised, or by which
any act required hereunder must be performed, or by which the Closing must be held, expires on a Saturday, Sunday, or holiday, then such time period shall be automatically extended through the close of business on the next regularly scheduled
Business Day. 
  

 33 

 12.4. Publicity. The parties agree that, prior to Closing, and except for disclosures
required by law or governmental regulations applicable to such party, no party shall, with respect to this Agreement and the transactions contemplated hereby, contact or conduct negotiations with public officials, make any public announcements or
issue press releases regarding this Agreement or the transactions contemplated hereby to any third party without the prior written consent of the other party hereto. No party shall record this Agreement or any notice hereof. 
  
 12.5. Discharge of Obligations. The acceptance by Purchaser of
the Special Warranty Deed hereunder shall be deemed to constitute the full performance and discharge of each and every warranty and representation made by Seller and Purchaser herein and every agreement and obligation on the part of Seller and
Purchaser to be performed pursuant to the terms of this Agreement, except those warranties, representations, covenants and agreements which are specifically provided in this Agreement to survive Closing. 
  
 12.6. Severability. This Agreement is intended to be performed
in accordance with, and only to the extent permitted by, all applicable laws, ordinances, rules and regulations. If any provision of this Agreement, or the application thereof to any person or circumstance, shall, for any reason and to any extent be
invalid or unenforceable, the remainder of this Agreement and the application of such provision to other persons or circumstances shall not be affected thereby but rather shall be enforced to the greatest extent permitted by law. 
  
 12.7. Construction. This Agreement shall not be construed more
strictly against one party than against the other merely by virtue of the fact that this Agreement may have been prepared by counsel for one of the parties, it being mutually acknowledged and agreed that Seller and Purchaser and their respective
counsel have contributed substantially and materially to the preparation and negotiation of this Agreement. Accordingly, the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be
employed in the interpretation of this Agreement or any exhibits or amendments hereto. 
  
 12.8. Sale Notification Letters. Promptly following the Closing, Purchaser shall deliver the Tenant Notice of Sale to the tenant under the Lease, and the Other Notices of Sale to each service provider
and leasing agent, the obligations under whose respective Service Contracts and Commission Agreements Purchaser has assumed at Closing. 
  
 12.9. Access to Records Following Closing. Purchaser agrees that for a period of twenty four (24) months following the Closing, Seller shall
have the right during regular business hours, on five (5) days’ written notice to Purchaser, to examine and review at Purchaser’s office (or, at Purchaser’s election, at the Property), the books and records of Seller relating to the
ownership and operation of the Property which were delivered by Seller to Purchaser at the Closing. Likewise, Seller agrees that for a period of twenty four (24) months following the Closing, Purchaser shall have the right during regular business
hours, on five (5) days’ written notice to Seller, to examine and review at Seller’s office, all books, records and files, if any, retained by Seller relating to the ownership and operation by Seller prior to the Closing of the Property.
The provisions of this Section shall survive the Closing for a period of twenty four (24) months year after the Closing Date. 
  

 34 

 12.10. Submission to Jurisdiction. Each of Purchaser and Seller irrevocably submits to the
exclusive jurisdiction of (a) the Chancery Court of Knox County, Tennessee located in Knoxville, Tennessee, and (b) the United States District Court for the Eastern District of Tennessee for the purposes of any suit, action or other proceeding
arising out of this Agreement or any transaction contemplated hereby. Each of Purchaser and Seller further agrees that service of any process, summons, notice or document by U.S. registered mail to such party’s respective address set forth
above shall be effective service of process for any action, suit or proceeding in Georgia with respect to any matters to which it has submitted to jurisdiction as set forth above in the immediately preceding sentence. Each of Purchaser and Seller
irrevocably and unconditionally waives trial by jury and irrevocably and unconditionally waives any objection to the laying of venue of any action, suit or proceeding arising out of this Agreement or the transactions contemplated hereby in (a) the
Chancery Court of Knox County, Tennessee located in Knoxville, Tennessee, and (b) the United States District Court for the Eastern District of Tennessee, and hereby further irrevocably and unconditionally waives and agrees not to plead or claim in
any such court that any such action, suit or proceeding brought in any such court has been brought in an inconvenient forum. 
  
 12.11. General Provisions. No failure of either party to exercise any power given hereunder or to insist upon strict compliance with any
obligation specified herein, and no custom or practice at variance with the terms hereof, shall constitute a waiver of either party’s right to demand exact compliance with the terms hereof. This Agreement contains the entire agreement of the
parties hereto, and no representations, inducements, promises, or agreements, oral or otherwise, between the parties not embodied herein shall be of any force or effect. Any amendment to this Agreement shall not be binding upon Seller or Purchaser
unless such amendment is in writing and executed by Seller and Purchaser. Subject to the provisions of Section 9.1 hereof, the provisions of this Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective
heirs, legal representatives, successors, and permitted assigns. Time is of the essence in this Agreement. The headings inserted at the beginning of each paragraph are for convenience only, and do not add to or subtract from the meaning of the
contents of each paragraph. This Agreement shall be construed, interpreted and enforced under the laws of the State of Tennessee. Except as otherwise provided herein, all rights, powers, and privileges conferred hereunder upon the parties shall be
cumulative but not restrictive to those given by law. All personal pronouns used in this Agreement, whether used in the masculine, feminine, or neuter gender shall include all genders, and all references herein to the singular shall include the
plural and vice versa. 
  
 12.12. Like-Kind
Exchange. The parties hereto desire, and each other party is willing to cooperate (subject to the limitations set forth below), to effectuate the sale of the Property by means of an exchange of “like-kind” property which will
qualify as such under Section 1031 of the Internal Revenue Code of 1986, as amended, and the regulations promulgated thereunder. Each party expressly reserves the right to assign its rights, but not its obligations, hereunder to a qualified
intermediary as provided in I.R.C. Reg. 1.1031(k)-1(g)(4) on or before the date of Closing. Upon written notice from any party (a “Requesting Party”) to the other, the party to whom such notice is given (the “Other Party”) agrees
to cooperate with such Requesting Party to effect one or more like-kind exchanges with respect to the Property, provided that such cooperation shall be subject to the following conditions: (a) such exchange shall not delay the Closing and shall
occur either simultaneously with the Closing or the purchase money proceeds payable to Seller shall be paid, upon Seller’s prior written direction to Purchaser, to a third party escrow agent or intermediary such that Purchaser shall not be
required to participate in any 
  

 35 

 subsequent closing, (b) Purchaser shall not be obligated to spend any sums or incur any expenses in excess of the sums
and expenses which would have been spent or incurred by Purchaser if there had been no exchange, and (c) Purchaser shall not be obligated to acquire or accept title to any property other than the Property. Purchaser makes no representation or
warranty that the conveyance of the Property by Seller to Purchaser shall qualify for a like-kind exchange. Once Purchaser has paid the purchase money proceeds as directed by Seller, it shall have no further obligation hereunder with respect to such
“like-kind” exchange. Seller, as the owner of the Property which is the subject of a “like-kind” exchange as described herein, hereby indemnifies and holds Purchaser harmless from and against any costs, liabilities and expenses
incurred or suffered by Purchaser in connection with the “like-kind” exchange or exchanges described herein with respect to the Property, which indemnity shall survive the Closing until the expiration of any applicable statute of
limitations. 
  
 12.13. Attorney’s Fees. If
Purchaser or Seller brings an action at law or equity against the other in order to enforce the provisions of this Agreement or as a result of an alleged default under this Agreement, the prevailing party in such action shall be entitled to recover
court costs and reasonable attorney’s fees actually incurred from the other. 
  
 12.14. Counterparts. This Agreement may be executed in one or more counterparts, each of which when taken together shall constitute one and the same original. To facilitate the execution and delivery of
this Agreement, the parties may execute and exchange counterparts of the signature pages by facsimile, and the signature page of either party to any counterpart may be appended to any other counterpart. 
  
 12.15. Effective Agreement. The submission of this Agreement
for examination is not intended to nor shall constitute an offer to sell, or a reservation of, or option or proposal of any kind for the purchase of the Property. In no event shall any draft of this Agreement create any obligation or liability, it
being understood that this Agreement shall be effective and binding only when a counterpart of this Agreement has been executed and delivered by each party hereto. 
  
 [Signatures commence on following page] 
  

 36 

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day, month and year first
above written. 
  
 SELLER: 
  

											
	THE FUND IX, FUND X, FUND XI and REIT JOINT VENTURE
		
	By:	 	Wells Real Estate Fund IX, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	Wells Capital, Inc., a Georgia corporation, general partner
					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund X, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	Wells Capital, Inc., a Georgia corporation, general partner
					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund XI, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Operating Partnership, L.P., a
	 	 	Delaware limited partnership
			
	 	 	By:	 	 Wells Real Estate Investment Trust, Inc., a
 Maryland corporation, general partner

				
	 	 	 	 	By:	 	  

	 	 	 	 	Name:	 	  

	 	 	 	 	Title:	 	  

  
 [Signatures
continued on following page] 
  
  

 37 

 [Signatures continued from previous page] 
  

			
	PURCHASER:
	
	LEXINGTON CORPORATE PROPERTIES TRUST,
	 a Maryland statutory real estate investment trust

		
	 By:
	 	  

	 Name:
	 	Natasha Roberts
	 Title:
	 	Vice President

  

 38 

 EXHIBIT “A-1” 
  
 Legal Description 
  
 1409 CenterPoint Boulevard 
  
 SITUATE in the Sixth Civil District of Knox County, Tennessee, without the corporate limits of the City of Knoxville, Tennessee, being known and designated as Lot 13R,
Centerpoint Park, as shown on the map of the same of record in Cabinet O, Slide 280A, in the Register’s Office for Knox County, Tennessee, and being more particularly described as follows: 
  
 BEGINNING at an existing iron rod in the northerly right of way line of Centerpoint
Boulevard, being common corner to former Lot 11 and Lot 12 of said Subdivision, now known as Lot 11 and Lot 13R; thence along the common line of Lot 11 and Lot 13R, North 57 deg. 42 Min. 47 Seconds East, 524.87 feet to an existing iron rod in the
southwesterly right of way line of N. Pellissippi Parkway; thence the following calls along the southwesterly right of way line of Pellissippi Parkway, South 44 deg. 36 Min. 31 Seconds East, 183.93 feet to an existing right of way monument; thence
South 07 deg. 24 Min. 51 Seconds East, 139.51 feet to an existing right of way monument; thence 588.79 feet along a curve to the left having a radius of 425.70 feet and a chord bearing of South 05 deg. 26 Min. 09 Seconds West, and a chord distance
of 542.97 feet to an existing iron rod; thence leaving the southwesterly right of way line of N. Pellissippi Parkway along the common line between Lots 13R and 14R, South 57 deg. 13 Min. 40 seconds West, 69.63 feet to an iron rod set; thence
continuing with the common line between Lots 13R and 14R, South 70 deg. 13 Min. 22 Seconds West, 269.59 feet to an iron rod set in the northeasterly right of way of Centerpoint boulevard; thence the following calls along the northeasterly right of
way line of Centerpoint Boulevard, 189.25 feet along a curve to the right having a radius of 415.00 feet and a chord bearing of North 16 deg. 41 Min. 10 Seconds West, and a chord distance of 187.61 feet to an existing iron rod; thence North 03 deg.
37 Min. 21 Seconds West, 143.20 feet to an existing iron rod; thence 348.14 feet along a curve to the left having a radius of 485.00 feet and a chord bearing of North 24 deg. 11 Min. 11 Seconds West, and a chord distance of 340.71 feet to an
existing iron rod; thence North 44 deg. 44 Min. 54 Seconds West, 35.11 feet to the point of BEGINNING, containing 244,908 square feet or 5.622 acres not including the following exception and as shown on the survey prepared by Barge, Waggoner, Sumner
and Cannon, Inc. and signed by Gary C. Clark, RLS, Tennessee License Number 1329. 
  
 THERE IS AN EXCEPTION from the above described parcel being known as Lot 12R and being further described as follows: 
  
 TO REACH THE POINT OF BEGINNING COMMENCE at an existing right of way monument in the southwesterly right of way line of N. Pellissippi Parkway, said point being South 44
deg. 36 min. 31 Seconds East, 183.93 feet from the common corner of Lots 11 and 13R in the N. Pellissippi Parkway right of way; thence leaving the southwesterly right of way of N. Pellissippi Parkway, South 57 deg. 44. Min. 02 Seconds West, 39.35
feet to the point of BEGINNING; THENCE South 06 deg. 50 Min. 24 Seconds East, 56.61 feet to an iron rod set; thence South 17 deg. 03 Min. 15 Seconds East, 52.16 feet to an iron rod set; thence South 29 deg. 24 Min. 02 

 Seconds West, 112.08 feet to an iron rod set; thence South 44 deg. 04 Min. 48 Seconds West, 54.78 feet to an iron rod
set; thence South 84 deg. 08 Min. 09 seconds West, 54.78 feet to an iron rod set; thence North 50 deg. 26 Min. 33 Seconds West, 60.36 feet to an iron rod set; thence North 30 deg. 54 Min. 34 Seconds West, 60.03 feet to an iron rod set; thence North
30 deg. 26 Min. 03 seconds West, 142.41 feet to an iron rod set; thence north 11 deg. 23 Min. 30 Seconds East, 48.34 feet to an iron rod set; thence North 64 deg. 38 Min. 51 Seconds East, 57.27 feet to an iron rod set; thence North 60 deg. 29 Min.
49 Seconds East, 114.08 feet to an iron rod set; thence South 51 deg. 10 Min. 20 seconds East, 146.98 feet to the point of BEGINNING, containing 65,138 square feet or 1.495 acres. 
  
 BEGING the same property conveyed to The Bank of New York as Agent for Wells Real Estate Funds IX, L.P., a Georgia Partnership, by deed
dated 13 December 1996, of record in Deed Book 2234, page 997, in the Register’s Office for Knox county, Tennessee. 
  
 TOGETHER WITH AND SUBJECT TO JOINT PERMANENT EASEMENT AS DESCRIBED AND SET FORTH IN WARRANTY DEED BOOK 2230, PAGE 1198, IN THE REGISTER’S OFFICE FOR KNOX COUNTY,
TENNESSEE. 
  

 2 

 EXHIBIT “B” 
  
 LIST OF PERSONAL PROPERTY 
  
 NONE 
  
 Exhibit “B” 
 Personal Property 
 Page 1 

 EXHIBIT “B-1” 
  
 LIST OF PROPERTY EXCLUDED FROM PERSONAL PROPERTY 
  
 Any computer software used, developed or licensed by Seller or any of its affiliates which is used or intended to be used by Seller and any
one or more of its affiliates in connection with any property owned or controlled by Seller in addition to the Property. 
  
 Exhibit “B-1” 
 Excluded Personal
Property 
 Page 1 

 EXHIBIT “C” 
  
 LIST OF COMMISSION AGREEMENTS 
  

	1.	Undated Office Lease Commission Agreement between Fund IX, Fund X, Fund XI, and REIT Joint Venture, as landlord, and Newmark Southern Region LLC, as broker.

 EXHIBIT “D” 
  
 FORM OF ESCROW AGREEMENT 
  
 THIS ESCROW AGREEMENT (the “Agreement”), made and entered into this 22nd day of February 2005, by and among LEXINGTON CORPORATE PROPERTIES TRUST, a Maryland statutory real estate investment trust (hereinafter
referred to as “Purchaser”), and THE FUND IX, FUND X, FUND XI, and REIT JOINT VENTURE, a Georgia joint venture (hereinafter referred to as “Seller”), and CHICAGO TITLE INSURANCE COMPANY
(hereinafter referred to as “Escrow Agent”). 
  
 WITNESSETH: 
  
 WHEREAS, Purchaser and Seller have
entered into that certain Purchase and Sale Agreement dated as of February 22, 2005 (the “Effective Date”), as to Purchaser (hereinafter referred to as the “Contract”); and 
  
 WHEREAS, Section 2.3 of the Contract provides for Purchaser’s
payment to Escrow Agent, within two business days after the Effective Date, of Five Hundred Thousand and No/100 Dollars ($500,000.00) as Earnest Money (as defined in the Contract) to be held and applied by said Escrow Agent in accordance with this
Agreement; and 
  
 WHEREAS, the parties hereto desire to set forth
the terms and conditions of Escrow Agent’s holding, investment and disbursement of the Escrow Funds (as hereinafter defined). 
  
 NOW, THEREFORE, for and in consideration of the agreements set forth in the Contract and the mutual covenants set forth herein, the parties hereto,
intending to be legally bound, hereby agree as follows: 
  
 1.
Escrow Agent shall give written notice to Purchaser and Seller within one (1) business day after Escrow Agent actually receives from Purchaser a federal funds wire transfer, payable to the order of Escrow Agent, in the amount of Five Hundred
Thousand and No/100 Dollars ($500,000.00). In the event that Escrow Agent does not receive such wire transfer on or before the date two (2) business days after the Effective Date, Escrow Agent shall so notify Purchaser and Seller in writing,
whereupon this Agreement shall be of no further force and effect. In the event Escrow Agent does receive from Purchaser a federal funds wire transfer, payable to the order of Escrow Agent, in the amount of Five Hundred Thousand and No/100 Dollars
($500,000.00), on or before the date two (2) business days after the Effective Date, said Earnest Money, together with all interest and other income earned thereon (being herein referred to as the “Escrow Funds”), shall be held,
administered, and disbursed by Escrow Agent pursuant to this Agreement and the Contract. Escrow Agent shall invest the Escrow Funds in a money market account with a national banking association or other bank acceptable to Seller and Purchaser in the
Atlanta, Georgia metropolitan area. All interest or other income shall be earned for the account of Purchaser and shall be held, invested and disbursed as a part of the Escrow Funds hereunder. Purchaser’s Federal Identification Number for
purposes of this Agreement is 13-371-7313. Seller’s Federal Identification Number for purposes of this Agreement is 58-2312409. Escrow Agent’s fee, if any, for services rendered hereunder shall be paid one half by Purchaser and one half by
Seller. 

 2. At such time as Escrow Agent receives written notice from either Purchaser, on the one hand, or
Seller, on the other hand, or both, setting forth the identity of the party to whom such Escrow Funds (or portions thereof) are to be disbursed and further setting forth the specific section or paragraph of the Contract pursuant to which the
disbursement of such Escrow Funds (or portions thereof) is being requested, Escrow Agent shall disburse such Escrow Funds pursuant to such notice; provided, however, that if such notice is given by either Purchaser or Seller but not
both, Escrow Agent shall (i) promptly notify the other party (either Purchaser or Seller, as the case may be) that Escrow Agent has received a request for disbursement, and (ii) withhold disbursement of such Escrow Funds for a period of ten (10)
days after receipt of such notice of disbursement and if Escrow Agent receives written notice from either Purchaser, on the one hand, or Seller, on the other hand, within said ten (10) day period which notice countermands the earlier notice of
disbursement, then Escrow Agent shall withhold such disbursement until both Purchaser and Seller can agree upon a disbursement of such Escrow Funds. Purchaser and Seller hereby agree to send to the other, pursuant to Paragraph 6 below, a
duplicate copy of any written notice sent to Escrow Agent and requesting any such disbursement or countermanding a request for disbursement. 
  
 3. In performing any of its duties hereunder, Escrow Agent shall not incur any liability to anyone for any damages, losses, or expenses, except for
willful default, gross negligence, fraud or breach of trust, and it shall accordingly not incur any such liability with respect to (i) any action taken or omitted in good faith upon advice of its legal counsel given with respect to any questions
relating to the duties and responsibilities of Escrow Agent under this Agreement, or (ii) any action taken or omitted in reliance upon any instrument, including any written notice or instruction provided for in this Agreement, not only as to its due
execution and the validity and effectiveness of its provisions but also as to the truth and accuracy of any information contained therein, which Escrow Agent shall in good faith believe to be genuine, to have been signed or presented by a proper
person or persons, and to conform with the provisions of this Agreement. 
  
 4. Notwithstanding the provisions of Paragraph 2 above, in the event of a dispute between Purchaser and Seller sufficient in the sole discretion of Escrow Agent to justify its doing so or in the event that
Escrow Agent has not disbursed the Escrow Funds on or before the date which is six (6) months from the date hereof, Escrow Agent shall be entitled to tender the Escrow Funds into the registry or custody of any court of competent jurisdiction,
together with such legal pleadings as it may deem appropriate, and thereupon be discharged from all further duties and liabilities under this Agreement. Any such legal action may be brought in such court as Escrow Agent shall determine to have
jurisdiction thereof. 
  
 5. Purchaser and Seller hereby agree to
indemnify and hold Escrow Agent harmless against any and all losses, claims, damages, liabilities, and expenses, including, without limitation, reasonable and actual costs of investigation and legal counsel fees, which may be imposed upon Escrow
Agent or incurred by Escrow Agent in connection with the performance of its duties hereunder, including, without limitation, any litigation arising from this Agreement or involving the subject matter hereof. 
  
 6. Wherever any notice or other communication is required or permitted
hereunder, such notice or other communication shall be in writing and shall be delivered by overnight courier, hand delivery, or sent by U.S. registered or certified mail, return receipt requested, 
  

 2 

 postage prepaid, to the addresses set out below or at such other addresses as are specified by written notice delivered
in accordance herewith: 
  

			
	 PURCHASER:
	  	Lexington Corporate Properties Trust
	 	  	One Penn Plaza
	 	  	Suite 4015
	 	  	New York, New York 10119-4015
	 	  	Attention: Natasha Roberts
	 	  	Facsimile: 212.594.6600
	 	  	Email: nroberts @lxp.com
		
	 with a copy to:
	  	Paul, Hastings, Janofsky & Walker LLP
	 	  	75 East 55th Street
	 	  	New York, New York 10022
	 	  	Attention: Katherine B. Lipton, Esq.
	 	  	Facsimile: 212.230.7673
	 	  	Email: katherinelipton@paulhastings.com
		
	 SELLER:
	  	c/o Wells Real Estate Funds
	 	  	6200 The Corners Parkway
	 	  	Norcross, Georgia 30092
	 	  	Attention: F. Parker Hudson
	 	  	Facsimile: 770.243.4684
	 	  	Email: parker.hudson@wellsref.com
		
	 with a copy to:
	  	Troutman Sanders LLP
	 	  	Suite 5200
	 	  	600 Peachtree Street, N.E.
	 	  	Atlanta, Georgia 30308-2216
	 	  	Attention: John W. Griffin
	 	  	Facsimile: 404.962.6577
	 	  	Email: john.griffin@troutmansanders.com
		
	 ESCROW AGENT:
	  	Chicago Title Insurance Company
	 	  	4170 Ashford Dunwoody Road
	 	  	Suite 460
	 	  	Atlanta, Georgia 30319
	 	  	Attention: Ms. Judy A. Stillings
	 	  	Facsimile: 404.303.6307
	 	  	Email: judystillings@ctt.com

  
 Any notice or other communication (i)
mailed as hereinabove provided shall be deemed effectively given or received on the third (3rd) Business Day (as
defined in the Contract) following the postmark date of such notice or other communication, (ii) sent by overnight courier or by hand shall be deemed effectively given or received upon receipt, and (iii) sent by facsimile transmission shall be
deemed effectively given or received on the first business day after the day of transmission of such notice and confirmation of such transmission. 
  

 3 

 7. This Agreement shall be binding upon, shall inure to, and is for the sole benefit of the parties
hereto and their respective heirs, executors, administrators, personal representatives, successors, and assigns. Any and all rights granted to any of the parties hereto may be exercised by their agents or personal representatives. 
  
 8. Time is of the essence of this Agreement. 
  
 9. If proceedings shall be instituted before any court of competent
jurisdiction for the resolution of any dispute arising under this Agreement between any parties hereto, then upon final resolution of such dispute, the prevailing party in such dispute shall be promptly paid by the non-prevailing party therein all
of such prevailing party’s reasonable and actual attorneys’ fees and expenses, court costs and costs of appeal actually incurred in connection with such proceeding. 
  
 10. Neither this Agreement nor any of the terms hereof may be amended, modified, terminated, cancelled or waived orally, but
only by an instrument in writing signed by the party against whom enforcement of the amendment, modification, termination, cancellation or waiver is sought. 
  
 11. This Agreement is governed by and is to be construed under the laws of the State of Georgia and may be executed in several counterparts, each of which
shall be deemed an original, and all such counterparts together shall constitute one and the same instrument. 
  
 IN WITNESS WHEREOF, the parties hereto have signed and sealed this Agreement as of the day, month and year first above written. 
  

			
	PURCHASER:
	LEXINGTON CORPORATE PROPERTIES TRUST,
	 a Maryland statutory real estate investment trust

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

	
	ESCROW AGENT:
	CHICAGO TITLE INSURANCE COMPANY
		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

  
 [Signatures
Continued on Next Page] 
  

 4 

 [Signatures Continued from Previous Page] 
  

									
	SELLER:	 	 
	 THE FUND IX, FUND X, FUND XI and REIT
 JOINT
VENTURE

		
	By:	 	Wells Real Estate Fund IX, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund X, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	Wells Capital, Inc., a Georgia corporation, general partner
					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund XI, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	Wells Capital, Inc., a Georgia corporation, general partner
					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Operating Partnership, L.P., a
	 	 	Delaware limited partnership
			
	 	 	By:	 	 Wells Real Estate Investment Trust, Inc., a
 Maryland corporation, general partner

				
	 	 	 	 	By:	 	  

	 	 	 	 	Name:	 	  

	 	 	 	 	Title:	 	  

  

 5 

 EXHIBIT “E” 
  
 LIST OF EXISTING ENVIRONMENTAL REPORTS 
  
 Phase I Environmental Site Assessment dated November 1996, prepared for Wells Real Estate Fund IX, L.P., by ABB Environmental Services, Inc.

 EXHIBIT “F” 
  
 EXISTING SURVEY 
  
 Final Plat Centerpoint Park Resudivision of Lots 12, 13 and 14, dated October 25, 1996, last revised November 5, 1996, bearing File No. 15923-10, prepared by Barge,
Waggoner, Sumner and Cannon, Inc., and certified by Gary C. Clark, RLS, Tennessee License Number 1329, recorded in Cabinet O, Slide 280A, in the Register’s Office for Knox County, Tennessee. 

 EXHIBIT “G” 
  
 LEASE 
  

	1.	That certain Lease Agreement dated December 10, 1996, by and between Wells Real Estate Fund IX, L.P. and ABB Flakt, Inc., as amended by First Amendment to Lease Agreement dated as
of October 22, 1999, as amended by Second Amendment to Lease Agreement dated November 23, 1999, as amended by Third Amendment to Lease Agreement dated May 19, 2000 (and letter agreement related thereto dated August 7, 2000), as amended by Fourth
Amendment to Lease Agreement dated as of June     , 2004, by and between The Fund IX, Fund X, Fund XI and REIT Joint Venture, a Georgia joint venture, as successor to Wells Real Estate Fund IX, L.P. as “Landlord”
under the Lease, and Alstom Power Inc., a Delaware corporation, as successor to ABB Flakt, Inc. as “Tenant” under the Lease, as amended by Fifth Amendment to Lease Agreement dated as of December 28, 2004, by and between The Fund IX, Fund
X, Fund XI and REIT Joint Venture and Alstom Power Inc. (collectively, the “Lease”) relating to premises in a building located at 1409 CenterPoint Boulevard, Knoxville, Tennessee. 

 EXHIBIT “H” 
  
 LETTER OF CREDIT 
  
 Irrevocable Standby Letter of Credit No. 91862323, bearing Issue Date May 3, 2002, as amended May 15, 2002, as further amended July 7, 2004, in the amount of
$4,000,000.00, issued by BNP Paribas, which letter of credit was posted by Alstom Power Inc., Environmental Systems Division, in favor of Wells Real Estate Fund IX, Fund X and Fund XI-REIT Joint Venture L.P. 

 EXHIBIT “I” 
  
 TITLE EXCEPTIONS 
  

	1.	Protective Covenants for CenterPoint Business Park recorded in Warranty Book 2034, page 914, Knox County, Tennessee, Register’s Office, as corrected by Corrected Version,
Protective Covenants for CenterPoint Business Park recorded in Warranty Book 2060, page 987, Knox County, Tennessee, Register’s Office, as amended. 

  

	2.	Real property ad valorem taxes for the year 2005 and subsequent years, which are liens not yet due and payable. 

  

	3.	8 inch sanitary sewer line across the northwest corner of lot, as shown on map of record in Cabinet O, Slide 280A, in the Register’s Office for Knox County, Tennessee.

  

	4.	50 foot minimum building set back line along N. Pellissippi Parkway, as shown on map of record in Cabinet O, Slide 280A, in the Register’s Office for Knox County, Tennessee.

  

	5.	Drainage easement inside southwest corner of lot, as shown on map of record in Cabinet O, Slide 280A, in the Register’s Office for Knox County, Tennessee.

  

	6.	30 foot drainage easement extending from Centerpoint Boulevard across center of lot to Lot 12R, as shown on map of record in Cabinet O, Slide 280A, in the Register’s Office for
Knox County, Tennessee. 

  

	7.	25 foot access, drainage and utility easement inside northwest boundary from Centerpoint Boulevard to Lot 12R, as shown on map of record in Cabinet O, Slide 280A, in the
Register’s Office for Knox County, Tennessee. 

  

	8.	10 foot drainage and utility easement inside all exterior boundary lines, 5 feet each side all interior lot lines unless otherwise shown, as shown on map of record in Cabinet O,
Slide 280A, in the Register’s Office for Knox County, Tennessee. 

  

	9.	Detention/retention easement affecting Lot 12R, and Lot 12R is not a buildable lot, as shown on map of record in Cabinet O, Slide 280A, in the Register’s Office for Knox
County, Tennessee. 

  

 1 

 EXHIBIT “J” 
  
 EXCEPTION SCHEDULE 
  
 NONE 

 EXHIBIT “K” 
  
 LIST OF SERVICE CONTRACTS 
  

	1.	Agreement for Complete Elevator Equipment Protection between Wells Management and Dover Elevators, commencing on March 8, 1998. 

  

	2.	Contract for Automatic Sprinkler Equipment Service dated June 18, 2003, between Wells Management Company and Morristown Automatic Sprinkler Company, Inc. 

 

	3.	HVAC Maintenance Agreement dated August 2, 2004, between Funds IX, X, XI-REIT-JV and Trane Knoxville, as modified by Addendum I dated August 3, 2004, as to Trane Knoxville and
August 11, 2004, as to Funds IX, X, XI-REIT-JV. 

  

	4.	Agreement between Wells Management Company and TruGreen-ChemLawn PlantScaping dated April 23, 1999 as to TruGreen-ChemLawn PlantScaping and April 26, 1999, as to Wells Management
Company. (Interior Landscaping) 

  

	5.	Janitorial Service Agreement dated October 28, 2004, between Funds IX, X, XI-REIT JV and SSC Service Solutions. 

  

	6.	ABB Office Building Grounds Maintenance Proposal – 12/23/98 by Executive Lawn Care, accepted by Wells & Associates, Inc., Funds IX, L.P. on January 14, 1999, as amended by
Addendum for 1409 Centerpoint, dated January 15, 2001. 

  

	7.	Pest Control Service Agreement between Southeast Exterminating Co., L.L.C. and Wallace & Wallace Realtors (Service Address: ABB Bldg. 1409 Center Point Blvd.), dated June 23,
1998. 

  

	8.	Agreement between Simplex Time Recorder and Wells Management, dated September 15, 1999. (Fire Alarm) 

  

	9.	Agreement between Simplex Time Recorder and Wells Management, dated September 9, 1999. (Life Safety) 

  

	10.	Service Agreement between Holrob Commercial Realty and BFI Waste Services of Knoxville, dated May 1, 2002, as amended August 1, 2002. (Waste Removal) 

  

	11.	Independent Contracting Agreement between Best Window Cleaning and Wells Management, dated August 23, 2002. (Window Washing) 

 EXHIBIT “L-1” 
  
 FORM OF TENANT ESTOPPEL CERTIFICATE 
  
                     , 2005 
  

			
	Lexington Corporate Properties Trust
	One Penn Plaza
	Suite 4015
	New York, New York 10119-4015
	Attn: Natasha Roberts
	The Fund IX, Fund X, Fund XI and REIT Joint Venture
	6200 The Corners Parkway
	Norcross, Georgia 30092
	Attn:	 	Mr. F. Parker Hudson
	 	 	Managing Director, Dispositions
	
	JPMorgan Chase Bank, N.A.
	270 Park Avenue
	New York, New York 10017
	Attention: Loan Servicing

  

					
	RE:	 	Lease:	  	That certain Lease Agreement dated December 10, 1996, by and between Wells Real Estate Fund IX, L.P. and ABB Flakt, Inc., as amended by First Amendment to Lease Agreement dated as of
October 22, 1999, as amended by Second Amendment to Lease Agreement dated November 23, 1999, as amended by Third Amendment to Lease Agreement dated May 19, 2000 (and letter agreement related thereto dated August 7, 2000), as amended by Fourth
Amendment to Lease Agreement dated as of June     , 2004, by and between The Fund IX, Fund X, Fund XI and REIT Joint Venture, a Georgia joint venture, as successor to Wells Real Estate Fund IX, L.P. as “Landlord”
under the Lease, and Alstom Power Inc., a Delaware corporation, as successor to ABB Flakt, Inc. as “Tenant” under the Lease, as amended by Fifth Amendment to Lease Agreement dated as of December 28, 2004, by and between The Fund IX, Fund
X, Fund XI and REIT Joint Venture and Alstom Power Inc. (collectively, the “Lease”) relating to premises in a building located at 1409 CenterPoint Boulevard, Knoxville, Tennessee (a copy of the Lease, including all amendments,
modifications and changes, is attached as Exhibit ”A”)
			
	Premises:	 	 	  	                        1409 CenterPoint Boulevard, Knoxville,
Tennessee

					
	Commencement Date:	  	January 1, 1998	  	 
	Expiration Date:	  	October 31, 2014	  	 
	Current Monthly Base Rent:	  	$116,055.50	  	 
	Current Monthly Additional Rent:	  	$            	  	 
	Base Year or Expense Stop (if applicable):	  	Calendar Year 2004	  	 
	Security Deposit:	  	N/A	  	 
	Letter of Credit:	  	$4,000,000.00	  	 
	Monthly Base Rent Paid Through:	  	                , 2005	  	 
	Monthly Additional Rent Paid Through:	  	                    , 2005	  	 

  
 Ladies and Gentlemen: 
  
 We are the Tenant under the lease described above. We give you this certificate to permit
you, your successors or assigns and JPMorgan Chase Bank, N.A., its successors and assigns (“Lender”), to rely on it as conclusive evidence of the matters stated below, in evaluating and completing the purchase by you or your assignee of,
and a possible loan from Lender secured by, the property known as 1409 CenterPoint Boulevard, in Knoxville, Tennessee, which includes the Premises. We certify to you, your successors and assigns and Lender, as follows: 
  

	1.	We are the Tenant at the Premises and, except as may be set forth on Exhibit “B” hereto, are in sole possession of and are occupying the Premises. Except as may be
set forth on Exhibit ”B” hereto, Tenant has not subleased all or any part of the Premises or assigned the Lease, or otherwise transferred its interest in the Lease or the Premises. 

  

	2.	The attached Lease is currently in full force and effect and constitutes the entire agreement between Landlord and Tenant. The Lease has not been amended, modified, or changed,
whether in writing or orally, except as may be stated in the copy of the Lease attached. 

  

	3.	The Commencement Date and Expiration Date of the term of the Lease are correctly stated above. Tenant has no options or rights and has not exercised any options or rights to renew,
extend, amend, modify, or change the term of the Lease, except as may be stated in the copy of the Lease attached. 

  

	4.	The current monthly Base Rent under the Lease and the current monthly Additional Rent under the Lease are correctly stated above. Monthly Base Rent and monthly Additional Rent have
been paid through the respective dates stated above. No rent has been prepaid for more than one month. Tenant has not been given any free rent, partial rent, rebates, rent abatements, or rent concessions of any kind, except as may be stated in the
copy of the Lease attached. 

  

	5.	Tenant has delivered the Letter of Credit identified above to Landlord; and except as may be set forth on Exhibit ”B” hereto, none of the Letter of Credit has been
drawn upon by Landlord or applied by Landlord to the payment of rent or any other amounts due under the Lease. 

  

	6.	Any construction, build-out, improvements, alterations, or additions to the Premises required under the Lease to have been performed by the Landlord have been fully

  

 2 

 completed in accordance with the plans and specifications described in the Lease. There are no unfunded
allowances payable to Tenant under the Lease, except as set forth on Exhibit ”B” hereto. 
  

	7.	To Tenant’s knowledge, Landlord has fully performed all of its obligations under the Lease and is not in default under any term or provision of the Lease. In addition, to
Tenant’s knowledge, no circumstances exist under which Landlord may be deemed in default merely upon service of notice or passage of time. 

  

	8.	Tenant does not currently assert and, to Tenant’s knowledge, has no defenses, set-offs, or counterclaims to the payment of rent and all other amounts due from Tenant to
Landlord under the Lease. 

  

	9.	Tenant has not been granted and has not exercised any options or rights of expansion, or first refusal to lease concerning the Lease or the Premises, except as may be stated in the
copy of the Lease attached. Tenant has not been granted any options or rights to purchase, or first refusal to purchase, concerning the Premises. 

  

	10.	Tenant has not filed and is not the subject of any filing for bankruptcy or reorganization under federal bankruptcy laws. 

  

	11.	The address for notices to Tenant under the Lease is correctly set forth in the Lease. 

  

	12.	The person signing this letter on behalf of Tenant is duly authorized to execute and deliver this certificate for and on behalf of the Tenant. 

  
 Sincerely, 
  
 ALSTOM POWER INC. 
  

			
	 By:
	 	  

	 Its:
	 	  

  

 3 

 EXHIBIT “A” 
  
 Copy of Lease and All Lease Amendments and Lease Guaranty (if any) 

 EXHIBIT “B” 
  

	12.	Description of Subleases and/or Assignments of Tenant’s Interest (if none, then state none) 

  

	13.	Amounts of the Security Deposit Which Have Been Applied by Landlord (if none, then state none) 

  

	14.	Unfunded Allowances Payable to Tenant Under the Lease (if none, then state none) 

 EXHIBIT “M” 
  
 PROPERTY TAX APPEALS 
  

NONE 

 EXHIBIT “N” 
  
 INTENTIONALLY OMITTED 

 EXHIBIT “O” 
  
 MANAGEMENT AGREEMENT 
  

Management Agreement dated as of July 26, 2002, between Wells Management Company, Inc., managing agent for Wells Operating Partnership, Inc. (sic) and Holrob
Commercial Realty, LLC 

 SCHEDULE 1 
  

FORM OF ASSIGNMENT AND ASSUMPTION OF LEASE AND 
 LEASING COMMISSION OBLIGATIONS ARISING AFTER CLOSING 
  
 ASSIGNMENT AND ASSUMPTION OF LEASE 
  
 THIS ASSIGNMENT AND ASSUMPTION OF LEASE (“Assignment”) is made and entered into as of the      day of
            , 2005, by and between The Fund IX, Fund X, Fund XI and REIT Joint Venture, a Georgia joint venture (“Assignor”), and
                    , a
                     (“Assignee”). 
  
 WITNESSETH: 
  
 WHEREAS, contemporaneously with the execution hereof, Assignor has conveyed to Assignee certain real property located in Knoxville, Know County,
Tennessee, and more particularly described on Exhibit “A” attached hereto (the “Property”) ; and 
  
 WHEREAS, in connection with said conveyance, Assignor desires to transfer and assign to Assignee all of Assignor’s right, title and interest
in and to certain leases affecting the Property, together with the security deposits and future leasing commission obligations associated therewith, and, subject to the terms and conditions hereof, Assignee desires to assume Assignor’s right,
title, interest and obligations in respect of said leases, security deposits and leasing commission obligations; 
  
 NOW, THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) in hand paid to Assignor by Assignee, Assignee’s
purchase of the Property and other good and valuable consideration, the receipt, adequacy and sufficiency of which are hereby acknowledged by Assignor and Assignee, Assignor and Assignee hereby covenant and agree as follows: 
  
 1. Assignor hereby unconditionally and absolutely assigns, transfers, sets
over and conveys to Assignee, without warranty or representation of any kind, express or implied, except as set forth below and except for any warranty or representation contained in that certain Purchase and Sale Agreement dated
                    , 2005, between Assignor, as “Seller”, and Assignee, as “Purchaser” (the “Contract”),
applicable to the property assigned herein, all of Assignor’s right, title and interest in, to and under (a) that certain lease set forth on Exhibit “B” attached hereto and by this reference made a part hereof affecting or
relating to the Property or the improvements thereon (the “Lease”), and (b) that certain leasing commission agreement more particularly described on Exhibit “C” attached hereto and made a part hereof (the
“Commission Agreement”), subject to the matters more particularly described on Exhibit “D” attached hereto and made a part hereof. 
  
 2. Assignee, by acceptance hereof, hereby assumes and agrees to perform all of Assignor’s duties and obligations under
the Lease arising from and after the date hereof, including, without limitation, Assignor’s obligations to pay leasing commissions due and payable in respect of any renewal or expansion of the existing Lease, or any new lease with the tenant

 under the Lease, after the date hereof pursuant to the Commission Agreement, provided that any renewal or expansion of
the existing Lease, or any new lease with the tenant under the Lease that was entered into after the Effective Date of the Contract (as defined therein) and prior to the date hereof was approved (or deemed approved) by Purchaser as and to the extent
required in the Contract. 
  
 3. This Assignment shall inure to
the benefit of and be binding upon Assignor and Assignee, their respective legal representatives, successors and assigns. This Assignment may be executed in counterparts, each of which shall be deemed an original and all of such counterparts
together shall constitute one and the same Assignment. 
  
 IN
WITNESS WHEREOF, the duly authorized representatives of Assignor and Assignee have caused this Assignment to be properly executed under seal as of this day and year first above written. 
  

			
	 ASSIGNEE:

	                                       
                              ,

	
	 a
                                        
                          

		
	 By:
	 	  

	 Name:
	 	  

	 Its:
	 	  

  

 2 

									
	“ASSIGNOR”
	 THE FUND IX, FUND X, FUND XI and REIT
 JOINT
VENTURE

		
	By:	 	Wells Real Estate Fund IX, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund X, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund XI, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Operating Partnership, L.P., a
	 	 	Delaware limited partnership
			
	 	 	By:	 	 Wells Real Estate Investment Trust, Inc., a
 Maryland corporation, general partner

				
	 	 	 	 	By:	 	  

	 	 	 	 	Name:	 	  

	 	 	 	 	Title:	 	  

  

 3 

 EXHIBIT A 
  

Legal Description 

 EXHIBIT B 
  

Lease 
  
 That certain Lease Agreement dated December 10, 1996, by and between Wells Real Estate Fund IX, L.P. and ABB Flakt, Inc., as amended by First Amendment to Lease Agreement dated as of October 22, 1999, as amended by
Second Amendment to Lease Agreement dated November 23, 1999, as amended by Third Amendment to Lease Agreement dated May 19, 2000 (and letter agreement related thereto dated August 7, 2000), as amended by Fourth Amendment to Lease Agreement dated as
of June     , 2004, by and between The Fund IX, Fund X, Fund XI and REIT Joint Venture, a Georgia joint venture, as successor to Wells Real Estate Fund IX, L.P. as “Landlord” under the Lease, and Alstom Power
Inc., a Delaware corporation, as successor to ABB Flakt, Inc. as “Tenant” under the Lease, as amended by Fifth Amendment to Lease Agreement dated as of December 28, 2004, by and between The Fund IX, Fund X, Fund XI and REIT Joint Venture
and Alstom Power Inc. (collectively, the “Lease”) relating to premises in a building located at 1409 CenterPoint Boulevard, Knoxville, Tennessee. 

 EXHIBIT C 
  

Lease Commission Agreements 

 EXHIBIT D 
  

Permitted Exceptions 

 SCHEDULE 2 
  
 FORM OF BILL OF SALE TO PERSONAL PROPERTY 
  
 BILL OF SALE 
  
 THIS BILL OF SALE (“Bill of Sale”) is made and entered into as of the      day of
            , 2005, by The Fund IX, Fund X, Fund XI and REIT Joint Venture, a Georgia joint venture (“Seller”), for the benefit of
                            , a
                             (“Purchaser”). 
  
 WITNESSETH: 
  
 WHEREAS, contemporaneously with the execution hereof, Seller has
conveyed to Purchaser certain improved real property commonly known as “1409 CenterPoint Boulevard” located in Knoxville, Knox County, Tennessee, and more particularly described on Exhibit ”A-1” attached hereto
(hereinafter, together with all buildings, structures and improvements now situated on such land, including without limitation, all parking areas and facilities, improvements and fixtures located on such land, referred to as the
“Property”); and 
  
 WHEREAS, in connection with
said conveyance, Seller desires to transfer and convey to Purchaser all of Seller’s right, title and interest in and to certain tangible personal property, inventory and fixtures located in and used exclusively in connection with the ownership,
maintenance or operation of the Property; 
  
 NOW,
THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) in hand paid to Seller by Purchaser, the premises and other good and valuable consideration, the receipt, adequacy and sufficiency of which are hereby acknowledged
by Seller and Purchaser, it is hereby agreed as follows: 
  
 1.
All capitalized terms not defined herein shall have the meanings ascribed to such terms as set forth in that certain Purchase and Sale Agreement dated as of
                    , 2005, between Seller and Purchaser (the “Sales Contract”). 
  
 2. Seller hereby unconditionally and absolutely transfers, conveys and sets
over to Purchaser, without warranty or representation of any kind, express or implied, all right, title and interest of Seller in any and all furniture (including common area furnishings and interior landscaping items), carpeting, draperies,
appliances, personal property (excluding the computer software which either is licensed to Seller or Seller deems proprietary [a listing of such excluded software being set forth on EXHIBIT “B-1” attached hereto and
made a part hereof]), machinery, apparatus and equipment owned by Seller and currently used exclusively in the operation, repair and maintenance of the Property, including, without limitation, all of Seller’s right, title and interest in and to
those items of tangible personal property set forth on Exhibit “B” attached hereto and all non-confidential books, records and files (excluding any appraisals, strategic plans for the Property, internal analyses, information
regarding the marketing of the Property for sale, submissions relating to Seller’s obtaining of corporate authorization, attorney and accountant work product, attorney-client privileged documents, or other similar information in the 

 possession or control of Seller which Seller reasonably deems proprietary) relating to the Property (the
“Personal Property”); provided, however, the property described on EXHIBIT “B-1” attached hereto and made a part hereof is expressly excluded from the definition of Personal Property. The Personal
Property does not include any property owned by tenants, contractors or licensees. 
  
 3. The Personal Property is hereby transferred and conveyed subject to those certain matters more particularly described on Exhibit “C” attached hereto and made a part hereof. 
  
 4. This Bill of Sale shall inure to the benefit of Purchaser, and be binding
upon Seller, and their respective legal representatives, transfers, successors and assigns. 
  
 [Remainder of Page Intentionally Left Blank] 
  

 2 

 IN WITNESS WHEREOF, Seller has caused this Bill of Sale to be executed under seal as of this day and year
first above written. 
  

									
	 “SELLER”

	 THE FUND IX, FUND X, FUND XI and REIT
 JOINT
VENTURE

		
	By:	 	Wells Real Estate Fund IX, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund X, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund XI, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Operating Partnership, L.P., a
	 	 	Delaware limited partnership
			
	 	 	By:	 	 Wells Real Estate Investment Trust, Inc., a
 Maryland corporation, general partner

				
	 	 	 	 	By:	 	  

	 	 	 	 	Name:	 	  

	 	 	 	 	Title:	 	  

  

 3 

 Exhibit “A” 
  
 Legal Description 

 Exhibit “B” 
  
 List of Personal Property 

 Exhibit “B-1” 
  
 List of Property Excluded from Personal Property 

 SCHEDULE 3 
  
 FORM OF ASSIGNMENT AND ASSUMPTION OF SERVICE CONTRACTS 
  
 ASSIGNMENT AND ASSUMPTION OF SERVICE CONTRACTS 
  
 THIS ASSIGNMENT AND ASSUMPTION OF CONTRACTS (“Assignment”)
is made and entered into as of the      day of             , 2005, by and between The Fund IX, Fund X, Fund XI and REIT Joint Venture, a Georgia
joint venture (“Assignor”) and                     , a
                     (“Assignee”). 
  

WITNESSETH: 
  
 WHEREAS, contemporaneously with the execution hereof, Assignor has conveyed to Assignee certain real property located in Knoxville, Knox County,
Tennessee, and more particularly described on Exhibit ”A” attached hereto (the “Property”); and 
  
 WHEREAS, in connection with said conveyance, Assignor desires to transfer and assign to Assignee, to the extent assignable, all of Assignor’s
right, title and interest in and to certain service contracts related to the Property, and to the extent assignable, all guaranties and warranties given in connection with the operation, construction, improvement, alteration or repair of the
Property; and Assignee desires to assume Assignor’s obligations under said service contracts; 
  
 NOW, THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) in hand paid to Assignor by Assignee, the Premises and other
good and valuable consideration, the receipt, adequacy and sufficiency of which are hereby acknowledged by Assignor and Assignee, Assignor and Assignee hereby covenant and agree as follows: 
  
 1. Assignor hereby unconditionally and absolutely assigns, transfers, sets
over and conveys to Assignee, to the extent assignable, and without warranty or representation of any kind, express or implied, except as set forth below and except for any warranty or representation contained in that certain Purchase and Sale
Agreement dated                     , 2005, between Assignor, as “Seller”, and Assignee, as “purchaser” (the
“Contract”) applicable to the property assigned herein, all of Assignor’s right, title and interest in, to and under those certain contracts set forth on Exhibit ”B” attached hereto and by this reference made a
part hereof (the “Service Contracts”), subject to the matters set forth on Exhibit ”C” attached hereto and by this reference made a part hereof. 
  
 2. Assignee, by acceptance hereof, hereby assumes and agrees to perform all of Assignor’s duties and obligations under
the Service Contracts arising from and after the date hereof. 
  
 3. This Assignment shall inure to the benefit and be binding upon Assignor and Assignee and their respective legal representatives, successors and assigns. 

 IN WITNESS WHEREOF, the duly authorized representatives of Assignor and Assignee have caused this
Assignment to be properly executed under seal as of this day and year first above written. 
  

			
	 ASSIGNEE:

	                                       
              ,

	 a
                                        
          

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

									
	“ASSIGNOR”
	THE FUND IX, FUND X, FUND XI and REIT JOINT VENTURE
		
	By:	 	Wells Real Estate Fund IX, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund X, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund XI, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Operating Partnership, L.P., a
	 	 	Delaware limited partnership
			
	 	 	By:	 	 Wells Real Estate Investment Trust, Inc., a
 Maryland corporation, general partner

				
	 	 	 	 	By:	 	  

	 	 	 	 	Name:	 	  

	 	 	 	 	Title:	 	  

 Exhibit A 
  

Legal Description 

 Exhibit B 
  

Assigned Contracts 

 SCHEDULE 4 
  
 FORM OF GENERAL ASSIGNMENT OF 
 SELLER’S INTEREST IN INTANGIBLE PROPERTY 
  
 GENERAL ASSIGNMENT 
  
 THIS GENERAL ASSIGNMENT (“Assignment”) is made and entered into as of the      day of             , 2005, by The Fund IX, Fund X,
Fund XI and REIT Joint Venture, a Georgia joint venture (“Assignor”) to                     , a
                     (“Assignee”). 
  
 WITNESSETH: 
  
 WHEREAS, contemporaneously with the execution hereof, Assignor has conveyed to Assignee certain real property located in Knoxville, Knox County,
Tennessee, and more particularly described on Exhibit ”A” attached hereto and made a part hereof (the “Property”); and 
  
 WHEREAS, in connection with said conveyance, Assignor desires to transfer and assign to Assignee all of Assignor’s right, title and interest
(if any) in and to all assignable tradenames, entitlements and other intangible property used and owned by Assignor (if any) in connection with the Property, subject to the matters set forth on Exhibit ”B” attached hereto and made a
part hereof; 
  
 NOW, THEREFORE, for and in consideration
of the sum of Ten and No/100 Dollars ($10.00) in hand paid to Assignor by Assignee, the premises and other good and valuable consideration, the receipt, adequacy and sufficiency of which are hereby acknowledged by Assignor and Assignee, Assignor and
Assignee hereby covenant and agree as follows: 
  
 1. Assignor
hereby unconditionally and absolutely assigns, transfers, sets over and conveys to Assignee, to the extent assignable, and without warranty or representation of any kind, express or implied, except as set forth below and except for any warranty or
representation contained in that certain Purchase and Sale Agreement dated as of                     , 2005, between Assignor, as seller, and
Assignee as purchaser (the “Contract”) applicable to the property assigned herein, all of Assignor’s right, title and interest (if any) in and to all intangible property, if any, owned by Assignor related to the real property
and improvements constituting the Property (excluding any computer software which either is licensed to Assignor or Assignor deems proprietary), including, without limitation, Assignor’s rights and interests in and to the following (i) all
assignable plans and specifications and other architectural and engineering drawings for the Improvements (as defined in the Contract); (ii) all assignable warranties or guaranties given or made in respect of the Improvements or Personal Property
(as defined in the Contract); and (iii) all transferable consents, authorizations, variances or waivers, licenses, permits and approvals from any governmental or quasi-governmental agency, department, board, commission, bureau or other entity or
instrumentality solely in respect of the Land or Improvements. 
  
 2. This Assignment shall inure to the benefit and be binding upon Assignor and Assignee and their respective legal representatives, successors and assigns. 

 IN WITNESS WHEREOF, the duly authorized representative of Assignor has caused this Assignment to
be properly executed under seal as of this day and year first above written. 
  

									
	“ASSIGNOR”
	THE FUND IX, FUND X, FUND XI and REIT JOINT VENTURE
		
	By:	 	Wells Real Estate Fund IX, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	Wells Partners, L.P., a Georgia limited partnership, general partner
				
	 	 	 	 	By:	 	Wells Capital, Inc., a Georgia corporation, general partner
					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund X, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	Wells Partners, L.P., a Georgia limited partnership, general partner
				
	 	 	 	 	By:	 	Wells Capital, Inc., a Georgia corporation, general partner
					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund XI, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	Wells Partners, L.P., a Georgia limited partnership, general partner
				
	 	 	 	 	By:	 	Wells Capital, Inc., a Georgia corporation, general partner
					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Operating Partnership, L.P., a
	 	 	Delaware limited partnership
			
	 	 	By:	 	Wells Real Estate Investment Trust, Inc., a Maryland corporation, general partner
				
	 	 	 	 	By:	 	  

	 	 	 	 	Name:	 	  

	 	 	 	 	Title:	 	  

  

 2 

 Exhibit “A” 
  
 Legal Description 
  
  

 SCHEDULE 5 
  
 FORM OF SELLER’S AFFIDAVIT 
 (FOR PURCHASER’S TITLE INSURANCE PURPOSES) 
  
 SELLER’S AFFIDAVIT 
  
 STATE OF
GEORGIA 
  
 COUNTY OF
             
  
 Personally appeared before me, the undersigned deponent Douglas P. Williams, who being duly sworn, deposes and says on oath the following to the best of his knowledge and belief: 
  
 1. That the undersigned is the Executive Vice President of Wells Real Estate
Investment Trust, Inc., the general partner of Wells Operating Partnership, L.P., a joint venture partner of The Fund IX, Fund X, Fund XI and REIT Joint Venture, a Georgia joint venture (hereinafter referred to as “Owner”) and as
such officer of such general partner of a joint venture partner of the Owner, the undersigned has personal knowledge of the facts sworn to in this Affidavit. 
  
 2. That Owner is the owner of certain real property located in Knox County, Tennessee, being described on EXHIBIT A, attached hereto
and made a part hereof (hereinafter referred to as the “Property”), subject to those matters set forth on EXHIBIT B, attached hereto and made a part hereof. 
  
 3. That Owner is in possession of the Property, and to the best knowledge and
belief of the undersigned, no other parties have any claim to possession of the Property, except as set forth on EXHIBIT B hereto. 
  
 4. That the undersigned is not aware of and has received no notice of any pending suits, proceedings, judgments, bankruptcies, liens or executions against
the Owner which affect title to the Property except for any matters set forth on EXHIBIT B-1 hereto. 
  
 5. That except as may be set forth on EXHIBIT B hereto, there are no unpaid or unsatisfied security deeds, mortgages, deeds of
trust, claims of lien, special assessments for sewer or streets, or ad valorem taxes which constitute a lien against the Property or any part thereof. 
  
 6. That, except as may be set forth on EXHIBIT C attached hereto and made a part hereof, no improvements or repairs have been made
upon the Property at the instance of Owner 

 within the ninety-five (95)1 days immediately preceding the date hereof for which the cost has not been paid; and, except as may be set forth on EXHIBIT C hereto, there are no outstanding bills for labor or
materials used in making improvements or repairs on the Property at the instance of Owner or for services of architects, surveyors, or engineers incurred in connection therewith at the instance of Owner. 
  
 7. That Owner is not a foreign person, a foreign corporation, foreign
partnership, foreign trust or foreign estate, as those terms are defined in the Internal Revenue Code. Owner is not a disregarded entity as defined in §1.1445-2(b)(2)(iii) of the Income Tax Regulations. The federal employer identification
number of the Owner is 58-2312409 and Owner’s address is 6200 The Corners Parkway, Norcross, Georgia 30092. This statement is made by the undersigned in compliance with Section 1445 of the Internal Revenue Code to exempt any transferee of the
Property from withholding the tax required upon a foreign transferor’s disposition of a U.S. real property interest 
  
 8. That to Owner’s knowledge there are no boundary disputes affecting the Property. 
  
 9. That this Affidavit is made to induce Chicago Title Insurance Company to insure title to the Property, without exception
other than as set forth on EXHIBIT B hereto, relying on information in this document. 
  

			
	Sworn to and subscribed before me,	  	 
	this      day of                     , 2005.	  	 
	 	  	 (SEAL)

	 	  	Douglas P. Williams
	
	  	Executive Vice President
	Notary Public	  	 
		
	My Commission Expires:	  	 
		
	  

	  	 
	        (NOTARIAL SEAL)	  	 

	1	NOTE: Conform number of days to number of days required to satisfy the mechanics’ and materialmen’s lien laws of the State of Tennessee.

 EXHIBIT A 
  
 Legal Description 

 EXHIBIT B 
  
 Existing Encumbrances 

 EXHIBIT B-1 
  
 List of any Pending Actions regarding Tenant Matters 

 EXHIBIT C 
  
 List of any Contractors, Materialmen or Suppliers Not Yet Paid in Full 
  
  

 SCHEDULE 6 
  
 FORM OF SELLER’S CERTIFICATE 
 (AS TO SELLER’S REPRESENTATIONS AND WARRANTIES) 
  
 SELLER’S CERTIFICATE AS TO REPRESENTATIONS 
  
 THIS SELLER’S CERTIFICATE AS TO REPRESENTATIONS (this “Certificate”) is given and made by The Fund IX, Fund X, Fund XI and
REIT Joint Venture, a Georgia joint venture (“Seller”), this      day of             , 2005, for the benefit of
                    , a
                     (“Purchaser”). 
  

Pursuant to the provisions of that certain Purchase and Sale Agreement, dated as of
                    , 2005, between Seller and Purchaser (the “Contract”), for the purchase and sale of the property
described on EXHIBIT ”A” attached hereto and made a part hereof (the “Property”), Seller certifies that except as may be set forth to the contrary in EXHIBIT ”B”
attached hereto and made a part hereof, all of the representations and warranties of Seller contained in Section 4.1 of the Contract remain true and correct in all material respects as of the date hereof. 
  
 The representations and warranties contained herein and in Section 4.1
of the Contract shall survive for the period specified in Section 11.4 of the Contract, and upon the expiration of the applicable survival period, such representations and warranties of Seller shall be of no further force or effect except
that with respect to any particular alleged breach, Purchaser shall give Seller written notice prior to the expiration of the survival period of such alleged breach with reasonable detail as to the nature of such breach and files an action against
Seller with respect thereto within one hundred twenty (120) days after the giving of such notice. 
  
 Remainder of Page Intentionally Left Blank 

 IN WITNESS WHEREOF, Seller has caused this Certificate to be executed by its duly authorized
representatives as of the day and year first above written. 
  

									
	“ASSIGNOR”
	THE FUND IX, FUND X, FUND XI and REIT JOINT VENTURE
		
	By:	 	Wells Real Estate Fund IX, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund X, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund XI, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Operating Partnership, L.P., a
	 	 	Delaware limited partnership
			
	 	 	By:	 	 Wells Real Estate Investment Trust, Inc., a
 Maryland corporation, general partner

				
	 	 	 	 	By:	 	  

	 	 	 	 	Name:	 	  

	 	 	 	 	Title:	 	  

  

 2 

 EXHIBIT “A” 
  
 LEGAL DESCRIPTION 

 EXHIBIT “B” 
  
 EXCEPTIONS TO REPRESENTATIONS AND WARRANTIES 

 SCHEDULE 7 
  
 FORM OF SELLER’S FIRPTA AFFIDAVIT 
  
 CERTIFICATION OF NON-FOREIGN STATUS 
  
 Section 1445 of the Internal Revenue Code provides that a transferee of a U.S. real property interest must withhold tax if
the transferor is a foreign person. For U.S. tax purposes (including Section 1445), the owner of a disregarded entity (which has legal title to a U.S. real property interest under local law) will be the transferor of the property and not the
disregarded entity. To inform the transferee that withholding of tax is not required upon the disposition of a U.S. real property interest by The Fund IX, Fund X, Fund XI and REIT Joint Venture, a Georgia joint venture (the
“Seller”), the Seller hereby certifies as follows: 
  
 1. The Seller is not a foreign corporation, foreign partnership, foreign trust, or foreign estate (as those terms are defined in the Internal Revenue Code and Income Tax Regulations); 
  
 2. Seller is not a disregarded entity as defined in §1.1445-2(b)(2)(iii)
of the Income Tax Regulations; 
  
 3. The Seller’s U.S.
employer identification number is             ; and 
  
 4. The Seller’s office address is 6200 The Corners Parkway, Atlanta, Georgia 30092. 
  
 The undersigned understands that this Certification may be disclosed to the Internal Revenue Service by transferee and that
any false statement contained herein could be punished by fine, imprisonment, or both. 
  
 This Certificate is made with the knowledge that                     ,
a                    , will rely upon this Certificate in purchasing that certain real property from Seller more particularly described on
Exhibit A attached hereto. 
  
 Under penalties of perjury I
declare that I have examined this Certification and to the best of my knowledge and belief, it is true, correct and complete, and I further declare that I have authority to sign this document on behalf of the Seller. 
  

							
	Date:	 	                                 , 2005	  	     (Seal)

				
	 	 	 	  	By:	 	  

	 	 	 	  	 	 	 

  
 THIS CERTIFICATION MUST BE RETAINED
UNTIL THE END OF THE FIFTH TAXABLE YEAR FOLLOWING THE TAXABLE YEAR IN WHICH THE TRANSFER TAKES PLACE. 

 SCHEDULE 8 
  
 FORM OF ASSIGNMENT OF LETTER OF CREDIT 
  
 ASSIGNMENT OF LETTER OF CREDIT 
  
 THIS ASSIGNMENT OF LETTER OF CREDIT (this “Assignment”) dated as of the      day
of             , 2005, is made by and among THE FUND IX, FUND X, FUND XI AND REIT JOINT VENTURE, a Georgia joint venture (“Assignor”), and
                    , a
                     (“Assignee”). 
  

WITNESSETH: 
  
 WHEREAS, pursuant to that certain Agreement for the Purchase and Sale of Property, dated as of
                    , 2005, between Assignor, as seller, and Assignee, as purchaser (the “Purchase Agreement”), for the
purchase and sale of certain property as more particularly defined in the Purchase Agreement, Assignor has today sold to Assignee, and Assignee has purchased from Assignor, all of Assignor’s right, title and interest in and to that certain
improved real property defined in the Purchase Agreement as the “Property”, located in Knoxville, Knox County, Tennessee, (herein referred to the “Property”); and 
  
 WHEREAS, contemporaneously with the execution and delivery hereof, and in
connection with the closing of the sale and purchase of the Property, Assignor has assigned to Assignee all of such Assignor’s right, title and interest in and to that certain lease affecting the Property as more particularly described on
Exhibit “A” attached hereto and made a part hereof (the “Lease”); and 
  
 WHEREAS, Assignor is the beneficiary of that certain letter of credit as more particularly described on Exhibit “B” attached hereto and
made a part hereof (the “Letter of Credit”), which Letter of Credit was posted by the tenant (the “Tenant”) of the Property as more particularly described on the attached Exhibit “A” as the security
required pursuant to the Tenant’s Lease with respect to the premises leased by each the Tenant at the Property; and 
  
 WHEREAS, in connection with Assignor’s assignment of its interests in the Lease to Assignee, Assignor desires to assign its interest in and to the
Letter of Credit to Assignee; 
  
 NOW, THEREFORE, for good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Assignor does hereby agree as follows: 
  
 1. Assignment of Letter of Credit. Assignor hereby assigns, transfers and conveys to Assignee, all of Assignor’s right, title and interest in,
to and under the Letter of Credit. 
  
 2. New Letter of
Credit. Within five (5) Business Days of the date hereof, Assignee agrees to provide the bank or financial institution that issued the Letter of Credit (the “Bank”) with all reasonably necessary forms and information that will
enable the Bank to issue an amendment to or a replacement letter of credit (a “Replacement Letter of Credit”), naming Assignee and its successors and assigns as the beneficiary thereof. Except for such change in the name of the
beneficiary, and such other changes as may be requested by Assignee and approved by the Tenant, the Replacement Letter of Credit shall otherwise be in the same form and amount as the Letter of Credit so amended or replaced. Except to the extent paid
by the Tenant, Assignee shall pay all fees and costs charged by the Bank in connection with the issuance of the Replacement Letter of Credit by the Bank. “Business Days” means each day Monday through Friday, exclusive of any recognized
United States holiday or a day on which banks in Atlanta, Georgia or New York, New York are permitted or required to be closed for business. 

 3. Presentment. 
  
 (a) Until such time as the Letter of Credit is replaced by a Replacement Letter of Credit, Assignor shall cooperate with
Assignee in drawing upon, or in presenting for payment, the Letter of Credit, and upon the written request of Assignee given no less than three (3) Business Days in advance and at least ten (10) days prior to the expiration of the Letter of Credit
and accompanied by specific written instructions indicating that the landlord under the Lease is entitled to draw upon the Letter of Credit, Assignor will draw upon or present for payment the Letter of Credit, and remit the proceeds of such draw or
presentment actually received by Assignor to Assignee. 
  
 (b)
Assignee agrees to indemnify Assignor and hold Assignor harmless from and against any and all loss, cost, damage, expense or liability that Assignor may incur in connection with Assignor drawing upon or presenting for payment the Letter of Credit at
the specific request of Assignee, except for the negligence or willful misconduct of Assignor in connection with the presentment or failure to present for payment the Letter of Credit in accordance with the timely request and specific written
instructions of Assignee. 
  
 4. Further Assurances.
Assignor and Assignee shall each execute, acknowledge and deliver all such instruments and take all such action as may be reasonably required to assign the Letter of Credit, and obtain the Replacement Letter of Credit, pursuant to the terms of this
Assignment. In no event and under no circumstances, however, shall Assignor have any liability to Assignee for the failure or refusal of any issuing bank to honor a presentment of the Letter of Credit herein assigned to Assignor, or any Replacement
Letter of Credit, unless such failure or refusal is the result of the negligence or intentional misconduct or failure of Assignor to present the Letter of Credit for payment in accordance with the timely and specific written instructions of Assignee
and as provide in 3(a) above; nor shall Assignor have any liability to Assignee for the failure or refusal of any issuing bank to issue a Replacement Letter of Credit to Assignee unless such failure or refusal is the result of the negligence or
intentional misconduct of Assignor. 
  
 5. Binding Effect.
This Assignment shall inure to the benefit of and be binding upon Assignor and Assignee, their respective legal representatives, successors and assigns. This Assignment may be executed in counterparts, each of which shall be deemed an original and
all of such counterparts together shall constitute one and the same Assignment. This Assignment shall be governed and construed in accordance with the laws of the State of Georgia. 
  
 IN WITNESS WHEREOF, this Assignment has been executed as of the date set forth above. 
  

			
	 “ASSIGNEE”:

	                                       
                               ,

	 a
                                        
                            

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

	 	 	(CORPORATE SEAL)

  
 [SIGNATURES
CONTINUED ON NEXT PAGE] 
  

 - 2 - 

 [SIGNATURES CONTINUED FROM PREVIOUS PAGE] 
  

									
	“ASSIGNOR”
	THE FUND IX, FUND X, FUND XI and REIT JOINT VENTURE
		
	By:	 	Wells Real Estate Fund IX, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund X, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Real Estate Fund XI, L.P., a
	 	 	Georgia limited partnership
			
	 	 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, general partner

				
	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
general partner

					
	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	Title:	 	  

		
	By:	 	Wells Operating Partnership, L.P., a
	 	 	Delaware limited partnership
			
	 	 	By:	 	 Wells Real Estate Investment Trust, Inc., a
 Maryland corporation, general partner

				
	 	 	 	 	By:	 	  

	 	 	 	 	Name:	 	  

	 	 	 	 	Title:	 	  

  

 - 3 - 

 EXHIBIT “A” 
  
 LEASE 

 EXHIBIT “B” 
  
 LETTER OF CREDIT 

 SCHEDULE 9 
  
 FORM OF PURCHASER’S CERTIFICATE 
 (AS TO PURCHASER’S REPRESENTATIONS AND WARRANTIES) 
  
 PURCHASER’S CERTIFICATE AS TO REPRESENTATIONS 
  
 THIS PURCHASER’S CERTIFICATE AS TO REPRESENTATIONS (this “Certificate”) is given and made by
                     (“Purchaser”), this      day of
            , 2005, for the benefit of The Fund IX, Fund X, Fund XI and REIT Joint Venture, a Georgia joint venture (“Seller”). 
  
 Pursuant to the provisions of that certain Purchase and Sale Agreement, dated as of
                    , 2005, between Seller and Purchaser (the “Contract”), for the purchase and sale of certain real property
more particularly described on EXHIBIT “A” attached hereto, Purchaser certifies that except as may be set forth to the contrary in EXHIBIT “B” attached
hereto and made a part hereof, all of the representations and warranties of Purchaser contained in Section 4.4 of the Contract remain true and correct in all material respects as of the date hereof. 
  
 The representations and warranties contained herein and in Section 4.4
of the Contract shall survive for the period specified in Section 11.4 of the Contract, and upon the expiration of the applicable survival period, such representations and warranties of Purchaser shall be of no further force or effect except
that with respect to any particular alleged breach, Seller shall give Purchaser written notice prior to the expiration of the survival period of such alleged breach with reasonable detail as to the nature of such breach and files an action against
Purchaser with respect thereto within one hundred twenty (120) days after the giving of such notice. 
  
 IN WITNESS WHEREOF, Purchaser has caused this Certificate to be executed by its duly authorized representative as of the day and year first above written.

  

			
	 “PURCHASER”

	
	                                       
                                ,

	 a
                                        
                            

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

	 	 	                (CORPORATE SEAL)

 EXHIBIT “A” 
  
 LEGAL DESCRIPTION 

 EXHIBIT “B” 
  
 EXCEPTIONS TO REPRESENTATIONS AND WARRANTIES

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