Document:

Exhibit 10.21

    Exhibit
      10.21

    

    CONSULTING
      AGREEMENT

    

    

    This
      consulting agreement (this “Agreement”) is made the 15th
      day of
      July 2007 by and between Promotora Valle Hermosa Corporation, (the “Company”),
      and Ella Ott, on (the “Consultant”).

    

    RECITALS

    

    WHEREAS,
      the Company wishes to engage the Consultant with respect to certain aspects
      of
      its business;

    

    WHEREAS,
      the Consultant is willing to make available to the Company the consulting
      services provided for in the Agreement as set forth below;

    

    AGREEMENT

    

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

    

    1.
      TERM

    

    The
      term
      of this Agreement shall commence on the date hereof and end on July 15,
      2008.

    

    2.
      CONSULTING SERVICES

    

    (a)
      Long
      range corporate planning and business development, including but not limited
      to
      the development of corporate strategy, market direction and implantation of
      business plans; Review and analysis of potential markets and customers in such
      markets.

    Prepare
      and consult the company as to the penetration of the European Markets,
      specifically German Construction Market, what will include but not be limited
      to
      seeking merger candidates, acquisition targets, development projects that would
      fit the company business model. Review of operations and analysis of deviations
      from the business model for such markets. 

    (b)
      Compensation. In consideration of the consulting services set forth in paragraph
      2 (a), and subject to the terms and conditions set forth herein the Company
      hereby agrees to issue to Consultant 30,000 shares of the Company’s Common stock
      (the “Shares”) and register such shares at the time of initial issuance, or
      immediately thereafter, on Form S-8 under the Securities Act of
      1933.

    (c)
      Issuance. Issuance and delivery of the Common Stock shall be within 45 days
      of
      the full reporting date of the company, at which time, the Company shall deliver
      to the Consultant:

    (i)
      the
      certificate or certificates evidencing the Shares to be issued to the Consultant
      and the respective dates, registered in the name of the Consultant; and
      (ii)evidence that the Shares have been registered on Form S-8 to be filed upon
      issuance of the Shares to the Consultant, registering for resale
      thereof.

    (d)
      Expenses.

    During
      the term of the Consultant’s engagement hereunder. The Consultant shall be
      entitled to receive prompt reimbursement for all reasonable expenses incurred
      by
      the Consultant in performing services hereunder, including all travel and living
      expenses while away from home on business at the request of and in the service
      of the Company, provided that such expenses are incurred and accounted for
      in
      accordance with the policies and procedures established by the Company, and
      that
      any expenses in excess of $100.00 have been pre-approved in writing by the
      Company.

    

    3.
      CONFIDENTIAL INFORMATION

    

    (a)
      Confidential Information. In connection with the providing of Consulting
      Services, hereunder, the Company may provide the Consultant with information
      concerning the Company which the Company deems confidential (the “Confidential
      Information”). The Consultant understands and agrees that any Confidential
      Information disclosed pursuant to this Agreement is secret, proprietary and
      of
      great value to the Company, which value may be impaired if the secrecy of such
      information is not maintained. The Consultant further agrees that he will take
      reasonable security 

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    measures
      to preserve and protect the secrecy of such Confidential Information, and to
      hold such information in confidence and not to disclose such information, either
      directly or indirectly to any person or entity during the term of this agreement
      or any time following the expiration or termination hereof; provided, however,
      that the Consultant may disclose the Confidential Information to an assistant
      to
      whom disclosure is

    necessary
      for the providing of services under this agreement. 

    (b)
      Exclusions. For purposes of this paragraph 3, the term Confidential Information
      shall not include Information which (i) becomes generally available to the
      public other than as a result of a disclosure by the Consultant or his
      assistants, agents or advisors, or (ii) becomes available on a non-confidential
      basis to the Consultant from a source other than the Company or it’s
      advisors,

    provided
      that such source is not known to the Consultant to be bound by a Confidentiality
      agreement with or other obligation of secrecy to the Company or another party.
      

    (c)
      Government Order. Notwithstanding anything to the contrary in this Agreement,
      the Consultant shall not be precluded from disclosing any of the Confidential
      Information pursuant to a valid order of any governmental or regulatory
      authority, or pursuant to the order of any court or arbitrator.

    (d)
      Injunctive Relief. The Consultant agrees that, since a violation of this
      paragraph 3 would cause irreparable injury to the Company, and that there may
      not be an adequate remedy at law for such violation, the Company shall have
      the
      right in addition to any other remedies available at law or in equity, to enjoin
      the Consultant in a court of equity for violating the provisions of this
      paragraph 3.

    

    4.
      REPRESENTATION AND WARRANTIES OF THE COMPANY

    

    The
      Company hereby represents and warrants to the Consultant that as of the date
      hereof and as of the Closing Date (after giving effect to the transactions
      contemplated hereby):

    (a)
      Existence and Authority. The Company is a corporation duly organized and validly
      existing in good standing under the laws of its jurisdiction of incorporation
      and has full power and authority to own its respective property, carry on its
      respective business as no being conducted, and enter into and perform its
      obligations under this Agreement and to issue and deliver the Shares to be
      issued by it hereunder. The Company is duly qualified as a jurisdiction in
      which
      it is necessary to be so qualified to transact business as currently conducted.
      This Agreement, has been duly authorized by all necessary corporate action,
      executed, and delivered by the Company, and constitutes the legal, valid and
      binding obligation of the Company, enforceable against the Company in accordance
      with its terms subject to applicable bankruptcy, insolvency, reorganization,
      moratorium or other similar laws relating to or affecting the rights of
      creditors generally and to general principals of equity.

    (b)
      Authorization and Validity of Shares. The Shares have been duly authorized
      and
      are validly issued and outstanding, fully paid and non-assessable and free
      of
      any preemptive rights. THE Shares are not subject to any lien, pledge, security
      interest or other encumbrance.

    (c)
      Authorization of Agreement. The Company has taken all actions and obtains all
      consents or approvals necessary to authorize it to enter into this Agreement.
      

    (d)
      No
      Violation. Neither the execution or delivery of this Agreement, the issuance
      or
      delivery of Shares, the performance by the Company of its obligations under
      this
      Agreement, nor the consummation of the transactions contemplated hereby will
      conflict with, violate, constitute a breach of or a default (with the passage
      of
      time or otherwise) under, require the consent or approval of or filing with
      any
      person (other than consent and approvals which have been obtained and filings
      which have been made) under, or result in the imposition of a lien on or
      securities interest in any properties or assets of the Company, pursuant to
      the
      charter or bylaws of the Company, any award of any arbitrator or any agreement
      (including any agreement with stockholders), instruments, order, judgment,
      decree, statute, law, rule or regulation to which the Company is party or to
      which any such person or any of their respective properties or assets is
      subject.

    (e)
      Registration. The Shares have been, or will be upon the filing of an S-8
      Registration Statement, registered pursuant to the Securities Act of 1933,
      as
      amended and all applicable state laws.

    

    5.
      FILINGS

    

    The
      Company shall furnish to the Consultant, promptly after the sending or filing
      thereof, copies of all reports which the Company sends to its equity security
      holders generally, and copies of all reports and registration statements which
      the Company files with the Securities and Exchange Commission (the
“Commission”), any other securities exchange or the national Association of
      Securities Dealers, Inc. (“NASD”)

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    6.
      SUPPLYING INFORMATION

    

    The
      Company shall cooperate with the Consultant in supplying such publicity
      available information as may be reasonably necessary for the Consultant to
      complete and file any information reporting forms.

    

    7.
      INDEMNIFICATION

    

    (a)
      The
      Company shall indemnify the Consultant from and against any and all expenses
      (including attorneys’ fees), judgments, fines, claims, cause of action,
      liabilities and other amounts paid (whether in settlement or otherwise actually
      and reasonably incurred) by the Consultant in connection with such action,
      suit
      or proceeding if (i) the Consultant was made a party to any action, suit or
      proceeding by reason of the fact that the Consultant rendered advice or services
      pursuant to this Agreement, and (ii) the Consultant acted in good faith and
      in a
      manner reasonably believed by the Consultant to be in or not opposed to the
      interests of the Company, and with respect to any criminal action or proceeding,
      had no reasonable cause or believe his conduct was unlawful. The termination
      of
      any action, suit or proceeding by judgment, order, settlement, conviction,
      or
      upon a plea of nolo contendere or its equivalent, shall not, of itself, create
      a
      presumption that the Consultant did not act in good faith in or not opposed
      to
      the best interests of the Company, and, with respect to any criminal action
      or
      proceeding, had reasonable cause to believe that his conduct was unlawful.
      Notwithstanding the foregoing, the Company shall not indemnify the Consultant
      with respect to nay claim, issue or matter as to which the consultant shall
      have
      been adjudged to be liable for gross negligence or willful misconduct in the
      performance other duties pursuant to this Agreement unless and only to the
      extent that the court in which such action or suit was brought shall determine
      upon application that, despite the adjunction of liability, but in view of
      all
      the circumstances of the case, the Consultant is fairly and reasonably entitled
      to indemnity for such expenses which such court shall deem proper.

    (b)
      The
      Consultant shall indemnify the Company from and against any and all expenses
      (including attorney’s fees), judgments, fines, claims, causes of action,
      liabilities and other amounts paid (whether in settlement or otherwise actually
      and reasonably incurred) by the Company in connection with such action, suit
      or
      proceeding if (i) the Company was made a party to any action, suit or proceeding
      by reason of the fact that the Consultant rendered advice or services pursuant
      to this Agreement, and (ii) the Consultant did not act in good faith and in
      a
      manner reasonably believed by the Consultant to be in or not opposed to the
      interests of the Company, and with respect to any criminal action or proceeding,
      did not reasonably believe his conduct was lawful. Notwithstanding the
      foregoing, the Consultant shall not indemnify the Company with respect to any
      claim, issue or matter as to which the Company shall have been adjudged to
      be
      liable for gross negligence or willful misconduct in connection with the
      performance of the Consultant’s duties pursuant to this Agreement unless and
      only to the extent that the court on which such action or suit was brought
      shall
      determine upon application that, despite the adjunction of liability, in view
      of
      all circumstances of the case, the Company is fairly and reasonably entitled
      to
      indemnify for such expenses which such court shall deem proper.

    

    8.
      INDEPENDENT CONTRACTOR STATUS

    

    It
      is
      expressly understood and agreed that this is a consulting agreement only and
      does not constitute an employer-employee relationship. Accordingly, the
      Consultant agrees that the consultant shall be solely responsible for payment
      of
      his own taxes or sums due to the federal, state, or local governments, overhead,
      workmen’s compensation, fringe benefits, pension contributions and other
      expenses. It is further understood and agreed that the Consultant is an
      independent contractor and the company shall have no right to control the
      activities of the Consultant other than during the express period of time in
      which the Consultant is performing services hereunder, and that such services
      provided hereunder and not because of any presumed employer-employee
      relationship. The Consultant shall have no authority to bind the company. The
      parties further acknowledge that the Company’s services hereunder are not
      exclusive, but that the Consultant shall be performing services and undertaking
      other responsibilities, for and with other entities or persons, which may
      directly or indirectly compete with the Company. Accordingly, the services
      of
      the Consultant hereunder are on a part time basis only, and the Company shall
      have no discretion, control of, or interest in, the Consultant’s services which
      are not covered by the terms of the Agreement. The Company hereby waives any
      conflict of interest which now exists or may hereafter arise with respect to
      Consultant’s current employment and future employment.

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    9.
      NOTICE

    

    All
      notices provided by this Agreement shall be in writing and shall be given by
      facsimile transmission, overnight courier, by registered mail or by personal
      delivery, by one party to the other, addressed to such other party at the
      applicable address set forth below, or to such other address as may be given
      for
      such purpose by such other party by notice duly given hereunder. Notice shall
      be
      deemed properly given on the date of the delivery.

    

    To
      Consultant: Ella Ott

    5055
      Hidden Path Way #111

    Sanford,
      FL. 32771

    

    To
      the
      Company: 1809 E Broadway St., Ste 346

    Oviedo,
      FL. 32765

    

    10.
      MISCELLANEOUS

    

    (a)
      Waiver. Any term or provision of this Agreement may be waived at any time by
      the
      party entitled to the benefit thereof by a written instrument duly executed
      by
      such party.

    (b)
      Entire Agreement. This Agreement contains the entire understanding between
      the
      parties hereto with respect to the transactions contemplated hereby, and may
      not
      be amended, modified, or altered except by an instrument in writing signed
      by
      the party against whom such amendment, modification, or alteration is sought
      to
      be enforced. This Agreement supercedes and replaces all other agreements between
      the parties with respect to any services to be performed by

    the
      Consultant of behalf of the Company.

    (c)
      Governing Law. This Agreement shall be construed and interpreted in accordance
      with the laws of the State of Florida.

    (d)
      Binding Effect. This Agreement shall bind and inure to the benefit of the
      parties hereto and their respective heirs, executors, administrators, successors
      and assigns.

    (e)
      Construction. The captions and headings contained herein are inserted for
      convenient reference only, are not a part hereof and the same shall not limit
      or
      construe the provisions to which they apply. Reference in this agreement to
      “paragraphs” is to the paragraphs in this Agreement, unless otherwise
      noted.

    (f)
      Expenses. Each party shall pay and be responsible for the cost and expanses,
      including, without limitations, attorney’s fees, incurred by such party in
      connection with negotiation, preparation and execution of this Agreement and
      the
      transactions contemplated hereby.

    (g)
      Assignment. No party hereto may assign any of its rights or delegate any of
      its
      obligations under this Agreement without the express written consent of the
      other party hereto.

    (h)
      No
      Rights to Others. Nothing herein contained or implied is intended or shall
      be
      construed to confer upon or give to any person, firm or corporation, other
      than
      the parties hereto.

    (i)
      Counterparts. This Agreement may be executed simultaneously in two counterparts,
      each of which shall be deemed an original, but both of which together shall
      constitute on and the same agreement, binding upon both parties hereto,
      notwithstanding that both parties are not signatories to the original or the
      same counterpart.

    

    IN
      WITNESS WHEREOF, the parties have executed this Agreement on the date and year
      first above written.

    

    PROMOTORA
      VALLE HERMOSA CORPORATION

    By:

    President
      and CEO

    

    

    Ella
      Ott

    By:EX-10.1

AGREEMENT FOR PURCHASE AND SALE

OF REAL PROPERTY AND ESCROW INSTRUCTIONS 

THIS AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS (this
“Agreement”) is made and entered into as of July 30 2007, by and among 4MX PARTNERS, LLC,
an Ohio limited liability company (“4MX Partners”), and 515 PARTNERS, LLC, an Ohio limited
liability company (“515 Partners”) (collectively “Seller”) and TRIPLE NET
PROPERTIES, LLC, a Virginia limited liability company (“Buyer”), with reference to the
following facts:

	 	A.	 	Seller owns certain real property located in Franklin County, State of Ohio, as
more specifically described on Exhibit A-1 and Exhibit A-2 attached
hereto and will own on or before the Close of Escrow certain additional real property
located in Franklin County, State of Ohio, as more specifically described on
Exhibit A-3 (collectively, the “Land”).

	 	B.	 	4MX Partners owns the real property commonly known as 4 Market Exchange, 500
East Main Street, Columbus, Ohio 43215 and described on Exhibit A-1 (the
“500 Parcel”) and will own on or before the Close of Escrow the parking lot on
Mound Street described on Exhibit A-3 (the “Mound Street Parking Lot”),
together with such other assets, as the same are herein described.

	 	C.	 	515 Partners owns the real property more commonly known as 1 Market Exchange,
515 East Main Street, Columbus, Ohio 43215 and described on Exhibit A-2 (the
“515 Parcel”), together with such other assets, as the same are herein
described.

	 	B.	 	Although 4MX Partners and 515 Partners are collectively referred to herein as
the Seller, Buyer acknowledges and agrees that 4MX Partners and 515 Partners are solely
responsible for the obligations of Seller hereunder as such obligations relate to their
respective parcels as referenced in the above recital and elsewhere in this Agreement
and neither party shall have any obligation or responsibility with respect to the other
party’s property. Buyer and Seller further acknowledge and agree that Buyer’s
obligation to purchase the 500 Parcel and the Mound Street Parking Lot is contingent on
Buyer’s ability to purchase the 515 Parcel pursuant to the terms and conditions of this
Agreement and Buyer’s obligation to purchase the 515 Parcel is contingent on Buyer
ability to purchase the 500 Parcel and the Mound Street Parking Lot pursuant to the
terms and conditions of this Agreement.

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

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

1. Purchase and Sale.

	 	1.1.	 	Seller hereby agrees to sell, transfer, grant and assign to Buyer, and Buyer
hereby agrees to purchase from Seller, subject to the terms and conditions set forth in
this Agreement, good, marketable and insurable fee simple title, including all of
Seller’s entire right, title and interest in and to all of the following (hereinafter
sometimes collectively, the “Property”):

	 	1.1.1.	 	The Land;

	 	1.1.2.	 	All rights, privileges and easements appurtenant to the Land, including,
without limitation, all of Seller’s right, title and interest, if any, in
minerals, oil, gas and other hydrocarbon substances on the Land, as well as all
development rights, air rights, water rights and water stock owned by Seller
relating to the Land, and any easements, rights of way or other appurtenances
of Seller used in connection with the beneficial use and enjoyment of the Land
(collectively, the “Appurtenances”);

	 	1.1.3.	 	All of Seller’s right, title and interest in all improvements and fixtures
located on the Land, including, without limitation, the building located on the
500 Parcel (the “500 Building”) and the building located on the 515
Parcel (the “515 Building”), as well as all other buildings and
structures owned by Seller presently located on the Land, all apparatus,
equipment and appliances used in connection with the operation or occupancy of
the Land, such as heating, air conditioning, and lighting systems and other
facilities used to provide any utility services, refrigeration, ventilation,
garbage disposal, or other services on the Land (all of which are collectively
referred to as the “Improvements,” and together with the Land, the
Appurtenances and the Improvements are collectively referred to herein as the
“Real Property”);

	 	1.1.4.	 	All leases, licenses and other occupancy agreements (collectively, the
“Leases”), including all associated amendments, modifications,
extensions or supplements thereto, with all persons or entities
(“Tenants”) leasing the Real Property or any part thereof or hereafter
entered into in accordance with the terms hereof prior to Close of Escrow,
together with all security deposits and any other deposits held in connection
with the Leases, Lease guarantees, and other similar credit enhancements
providing additional security for such Leases, set forth on the Schedule of
Leases and Security Deposits attached hereto as Exhibit B;

	 	1.1.5.	 	All tangible and intangible personal property owned by Seller located on or
used in connection with the Real Property, including, specifically, without
limitation, equipment, furniture, tools and supplies, any website maintained by
the Seller and all related intangibles including Seller’s interest in the
unregistered names “1 Market Exchange” and “4 Market Exchange” (collectively,
the “Personal Property”), but specifically excluding any items of
personal property owned by Tenants;

	 	1.1.6.	 	To the extent assignable, all service contracts, agreements, warranties and
guaranties relating to the operation, use or maintenance of the Property set
forth on the Schedule of Contracts attached hereto as Exhibit C
(collectively, the “Contracts”) and which Buyer elects to assume; and

	 	1.1.7.	 	To the extent transferable, all building permits, certificates of occupancy
and other certificates, permits, licenses and approvals relating to the
Property (collectively, the “Permits”).

2. Purchase Price.

The total Purchase Price of the Property shall be Twenty One Million Nine Hundred Thousand
and No/100 Dollars ($21,900,000.00) (“Purchase Price”), and payable as follows:

	 	2.1.	 	Deposit/Further Payments.

	 	2.1.1.	 	Within two (2) business days following the date a fully executed original of
this Agreement is received by the “Escrow Holder,” as such term defined
below (the date a fully executed original of this Agreement is received by the
Escrow Holder shall be referred to as the “Effective Date”), Buyer
shall deposit into “Escrow” (as defined below) the amount of Five
Hundred Thousand and No/100 Dollars ($500,000.00) (the “Initial
Deposit”), in the form of a wire transfer payable to First American Title
Insurance Company, 5960 Howard Hughes Parkway, Suite 380, Las Vegas, Nevada
89169, Telephone: (702) 732-3278, Fax: (866) 241-9402, Attn: Tamara Turner
(“Escrow Holder”). Escrow Holder shall place the Deposit (as defined
below) into an interest bearing money market account at a bank or other
financial institution reasonably satisfactory to Buyer, and interest thereon
shall be credited to Buyer’s account and shall be deemed to be part of the
Deposit.

	 	2.1.2.	 	Within one (1) business day following the wire transfer of the Initial
Deposit to Escrow Holder, Escrow Holder shall release from Escrow and deliver
to Seller an amount equal to Two Hundred Fifty Thousand and No/100 Dollars
($250,000.00) to 4MX Partners and 515 Partners in equal amounts (the
“Released Deposit”); provided, however, that if a
different percentage is allocated on Exhibit G, then Escrow Holder
shall deliver the Released Deposit to 4MX Partners and 515 Partners in
accordance with the percentages set forth on Exhibit G. The Initial
Deposit, and the Released Deposit, are hereinafter collectively referred to as
the “Deposit.”

	 	2.1.3.	 	On or before Close of Escrow, Buyer shall deposit with the Escrow Holder to
be held in Escrow the balance of the Purchase Price, in immediately available
funds by wire transfer made payable to Escrow Holder.

	 	2.1.4.	 	In the event the sale of the Property is not consummated because of the
termination of this Agreement by Buyer in accordance with any right to so
terminate specifically provided for in this Agreement, or the failure of Seller
to satisfy any of the conditions precedent to closing set forth in Section
9.1, or for any other reason, except for a default by Buyer under
Section 13.2, then the Deposit shall be immediately and automatically
paid over to Buyer without the need for any further action by either party
hereto. In the event the sale of the Property is not consummated because of a
default by Buyer under Section 13.2, the Deposit shall be promptly paid
to and retained by Seller in accordance with Section 13.2.

	 	2.1.5.	 	Within three (3) business days of the Effective Date, Seller shall provide
written notice to Buyer of the commercially reasonable allocation of the
purchase price between 4MX Partners, and 515 Partners, which allocation shall
be set forth on Exhibit G attached hereto and incorporated herein by
reference.

3. Title to and Condition of Property.

	 	3.1.	 	Title Insurance.

Seller will, at Seller’s sole expense, cause Hummel Title Agency, Inc. (the
“Title Company” or “Hummel”) to issue an Extended Coverage ALTA
Owner’s Policy of Title Insurance (the “Title Policy”) for and on behalf of
Buyer in the total amount of the Purchase Price and obtainable at standard rates
insuring good, marketable and insurable title in and to the Real Property. The
Title Policy shall provide full coverage against mechanics’ and materialmens liens
and shall contain such endorsements as Buyer may reasonably require (the
“Endorsements”); provided, however, that the Endorsements shall be an
expense of the Buyer. In any event, Seller covenants to cause to be released and
reconveyed from the Property, and to remove as exceptions to title on or prior to
the Close of Escrow the following (the “Pre-Disapproved Exceptions”): any
mortgages, deeds of trust, or other monetary encumbrances, assessments and/or
indebtedness, except for the current installment of non-delinquent real property
taxes and assessments payable as part of the real property tax bill. The Title
Policy shall be free and clear of exceptions except as follows:

	 	3.1.1.	 	Real property taxes and assessments, which are a lien not yet due;

	 	3.1.2.	 	The “Permitted Exceptions” (as defined below) included in such policy
and approved by Buyer, in Buyer’s good faith business judgment, as herein
described; and

	 	3.1.3.	 	Subject to Buyer’s receipt of a fully executed “Cell Tower Agreement”
pursuant to Sections 6.4.1(p) and 6.4.1(r) below, together with a recordable
memorandum thereof, the Cell Tower Access Easement (as defined below) and the
encroachment onto the Property of the area covered under the Cell Tower Lease.

	 	3.2.	 	Procedure for Approval of Title.

Seller has delivered, and Buyer hereby acknowledges receipt of, a title insurance
commitment for the Real Property, together with legible copies of all items
identified as exceptions therein (the “Title Documents”). Buyer shall have
ten (10) days following the Effective Date to review and approve (or take exception
to), in writing, the condition of the title to the Real Property (“Title Review
Period”). If the Title Documents or the “Survey” (as defined below)
reflect or disclose any defect, exception or other matter affecting the Real
Property (“Title Defects”) that is unacceptable to Buyer, then Buyer shall
provide Seller with written notice of Buyer’s objections no later than the
conclusion of the Title Review Period; provided, however, if Buyer
shall fail to notify Seller in writing within the Title Review Period either that
the condition of title is acceptable or of any specific objections to the state of
title to the Real Property, then Buyer shall be deemed to have accepted all
exceptions to title or other conditions or matters which are shown on the Survey or
described in the Title Documents. Seller may, at its sole option, elect, by written
notice given to Buyer within three (3) days following the conclusion of the Title
Review Period (“Seller’s Notice Period”), to cure or remove the objections
made by Buyer; provided, however, Seller shall in all events have
the obligation to (i) act in good faith in making such election and curing any Title
Defects that Seller elects to cure, (ii) specifically remove the Pre-Disapproved
Exceptions, and (iii) remove any Title Defect that attaches to the Real Property
subsequent to the conclusion of the Title Review Period. The failure of Seller to
deliver written notice electing to cure any or all such objected to exceptions
during the Seller’s Notice Period shall be deemed an election by Seller not to cure
such exceptions. Should Seller elect to attempt to cure or remove any objection,
Seller shall have ten (10) days from the conclusion of the Title Review Period
(“Cure Period”) in which to accomplish the cure. In the event Seller elects
(or is deemed to have elected) not to cure or remove any objection, or in any event
Seller fails to cure or remove any objection which Seller agrees or is required to
cure within the Cure Period, then Buyer shall be entitled, as Buyer’s sole and
exclusive remedies, either to (i) terminate this Agreement and obtain a refund of
the Deposit or (ii) waive any objections that Seller has not elected to cure and
close this transaction as otherwise contemplated herein. The failure of Buyer to
provide written notice to Seller within five (5) days following the expiration of
the Seller’s Notice Period or the Cure Period, as applicable, waiving any objections
Seller has not elected to cure shall be deemed an election by Buyer to terminate
this Agreement. Any exceptions to title accepted by Buyer pursuant to the terms of
this Section shall be deemed “Permitted Exceptions.” If at anytime prior to
the Close of Escrow, Buyer receives an update or supplement to the Preliminary Title
Report or Survey and such update or supplement discloses one or more Title Defects
that are not Permitted Exceptions (in each case, a “New Title Defect”) and
any New Title Defect is unacceptable to Buyer, Buyer may, within three (3) business
days after receiving such update or supplement to the Preliminary Title Report or
Survey, as the case may be, deliver to the Seller another Title Objection Letter
with respect to any New Title Defect only and the process described in this Section
shall apply thereto.

	 	3.3.	 	Condition of the Property

Buyer acknowledges and agrees that Buyer has been afforded the opportunity to
examine the Property, the public records and all governmental and private
restrictions concerning the Real Property and, in making this Agreement, except as
set forth in this Agreement or in any document executed by Seller and delivered to
Buyer at Close of Escrow, is buying the Real Property “AS IS” and is relying solely
upon Buyer’s examinations with respect to the Real Property and the suitability of
the Real Property, including, without limitation: (i) the condition, character,
quality, appearance and environmental state of the Real Property and all of the
improvements and appurtenances being conveyed therewith and (ii) all zoning
ordinances and regulations, local ordinances, use restrictions and other
governmental and private controls, regulations and restrictions relating to the Real
Property. Buyer further acknowledges that, except as set forth in this Agreement or
in any document executed by Seller and delivered to Buyer at Close of Escrow, Seller
has not made and shall not be requested to make any express or implied warranties,
whether oral or in writing, with respect to the foregoing or otherwise concerning
the Real Property.

4. Intentionally Deleted.

5. Due Diligence Items.

Notwithstanding anything to the contrary contained herein, Buyer hereby agrees that
in the event this Agreement is terminated for any reason, then Buyer shall promptly
and at its sole expense return to Seller all items which have been delivered by
Seller to Buyer in connection with Buyer’s inspection of the Real Property within
one (1) business day following the termination of this Agreement.

6. Escrow.

	 	6.1.	 	Opening.

Purchase and sale of the Property shall be consummated through an escrow
(“Escrow”) to be opened with Escrow Holder within two (2) business days
after the execution of this Agreement by Seller and Buyer. This Agreement shall be
considered as the Escrow instructions between the parties, with such further
consistent instructions as Escrow Holder shall require in order to clarify its
duties and responsibilities. If Escrow Holder shall require further Escrow
instructions, Escrow Holder may prepare such instructions on its usual form. Such
further instructions shall, so long as not inconsistent with the terms of this
Agreement, be promptly signed by Buyer and Seller and returned to Escrow Holder
within three (3) business days of receipt thereof. In the event of any conflict
between the terms and conditions of this Agreement and any further Escrow
instructions, the terms and conditions of this Agreement shall control.

	 	6.2.	 	Close of Escrow.

For purposes of this Agreement, the “Close of Escrow” or “Closing”
shall be defined as the date the Deed is recorded in the Official Records of the
Franklin County Recorder’s Office. The Close of Escrow shall occur on the date that
is thirty (30) days after the Effective Date or on such other date mutually approved
in writing by Seller and Buyer (the “Closing Date”). The foregoing
notwithstanding, Buyer may, at Buyer’s election, and upon payment of Two Hundred
Fifty Thousand and No/100 Dollars ($250,000.00) into escrow, extend the Close of
Escrow for an additional period of ten (10) days. Any payments received by Seller
pursuant hereto shall be applied to the Purchase Price at Close of Escrow, shall be
deemed an increase to the Deposit, shall be held in Escrow and treated in the same
manner as the Deposit.

	 	 	 	 	 	 	 
	6.3.

	 	Buyer Required to Deliver.
	 	

	 	 	 
	 	 	On or before the Close of Escrow, Buyer shall deliver to Escrow the following:
	
 
	 	 	6.3.1.	 	 	No later than in accordance with Section 2, the Deposit;
	
 
	 	 	 	 	 	 

	 	6.3.2.	 	On or before Close of Escrow, the balance of the Purchase Price;
provided, however that Buyer shall not be required to deposit
the balance of the Purchase Price into Escrow until Buyer has been notified by
Escrow Holder that (i) Seller has delivered to Escrow each of the documents and
instruments to be delivered by Seller in connection with Buyer’s purchase of
the Property as provided in Section 6.4.1 below, (ii) Title Company has
committed to issue and deliver the Title Policy to Buyer, and (iii) the only
impediment to Close of Escrow is delivery of such amount by or on behalf of
Buyer;

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

	 	6.3.4.	 	Two (2) originals of an Assignment and Assumption Agreement in the form
attached hereto as Exhibit D-1 and Exhibit D-2 (the
“Assignment Agreement”) for (i) the 515 Parcel, (ii) the 500 Parcel,
and (iii) the Mound Street Parking Lot, duly executed by Buyer assigning all of
Seller’s right, title and interest in and to the Leases, Contracts, which Buyer
elects to assume, and Permits from and after the Close of Escrow to Buyer;

	 	6.3.5.	 	Such other documents as may be required by this Agreement or as may
reasonably be required to carry out the terms and intent of this Agreement,
provided that such documents shall not increase Buyer’s liability or result in
a material expense to Buyer;

	 	6.3.6.	 	Two (2) original counterparts of a Parking Lease Agreement in the form
mutually agreed to by and between 4MX Partners, as lessor, and Buyer, as
lessee, dated prior to the Close of Escrow (the “515 Parking Lease”),
duly executed by Buyer under which 4MX Partners leases to Buyer, its successor
or assigns, and Buyer leases from 4MX Partners, forty-one (41) exclusive
parking spaces, which shall be located within those certain improved,
non-exclusive parking areas more particularly described on the attached
Exhibit H for a term of the earlier of (a) one hundred twenty (120)
days from the Close of Escrow or (b) the completion of construction of the
“Parking Lot Improvements” (as defined below) on the Mound Street
Parking Lot, at a rate of Twenty Five and No/100 Dollars ($25.00) per month per
parking space, subject to a one day extension (but no more than one hundred
fifty (150) additional days) for each day the construction of the Parking Lot
Improvements are not complete due to a prevention, delay or stoppage caused by
strikes, lockouts, labor disputes, acts of God, inability to obtain services,
labor, or materials or reasonable substitutes therefor, governmental actions,
civil commotions, fire or other casualty, or other causes beyond the reasonable
control of Buyer, as lessee, including, without limitation, the inability of
Buyer to obtain any permit or approval necessary to complete the Parking Lot
Improvements (each, a “Force Majeure Event“) if and only if Buyer, as
lessee, exercises commercially reasonable efforts to obtain all necessary
permits and approvals and diligently continues to prosecute its plans to
complete the Parking Lot Improvements; provided, however, that
4MX Partners, its successors or assigns, may in its sole discretion relocate
the exclusive parking spaces to a comparable location in the Market Exchange
District so long as such location is within 750 feet from the entrance/exit
doors to the 515 Building;

	 	6.3.7.	 	Two (2) original counterparts of a Parking Lease Agreement in the form
mutually agreed to by and between Savoy Properties, Ltd. (“Savoy”), as
lessor, and Buyer, as lessee, dated prior to the Close of Escrow (the
“Savoy 515 Parking Lease”), duly executed by Buyer under which Savoy
leases to Buyer, its successor or assigns, and Buyer leases from Savoy,
sixty-five (65) exclusive parking spaces, which shall be located within those
certain improved, non-exclusive parking areas more particularly described on
the attached Exhibit H (the “Savoy 515 Parking Area”) for a
term of the earlier of (a) one hundred twenty (120) days from the Close of
Escrow or (b) the completion of construction of the Parking Lot Improvements on
the Mound Street Parking Lot, at a rate of Twenty Five and No/100 Dollars
($25.00) per month per parking space, subject to a one day extension (but no
more than one hundred fifty (150) additional days) for each day the
construction of the Parking Lot Improvements are not complete due to a
prevention, delay or stoppage caused by a Force Majeure Event if and only if
Buyer, as lessee, exercises commercially reasonable efforts to obtain all
necessary permits and approvals and diligently continues to prosecute its plans
to complete the Parking Lot Improvements; provided, however,
that Savoy, its successors or assigns, may in its sole discretion relocate the
exclusive parking spaces to a comparable location in the Market Exchange
District so long as such location is within 750 feet from the entrance/exit
doors to the 515 Building;

	 	6.3.8.	 	Two (2) original counterparts of a Parking Lease Agreement in the form
mutually agreed to by and between 4MX Partners, as lessor, and Buyer, as
lessee, dated prior to the Close of Escrow (the “4MX Parking Lease”),
duly executed by Buyer under which 4MX Partners leases to Buyer, its successor
or assigns, and Buyer leases from 4MX Partners eleven (11) exclusive parking
spaces, which shall be located within those certain improved, non-exclusive
parking areas 750 feet from either the main front and/or main rear
entrance/exit doors to the 500 Building (the “500 Parking Area”) for a
term of the earlier of (a) one hundred twenty (120) days from the Close of
Escrow or (b) the completion of construction of the Parking Lot Improvements on
the Mound Street Parking Lot free of charge, subject to a one day extension
(but no more than one hundred fifty (150) additional days) for each day the
construction of the Parking Lot Improvements are not complete due to a
prevention, delay or stoppage caused by a Force Majeure Event if and only if
Buyer, as lessee, exercises commercially reasonable efforts to obtain all
necessary permits and approvals and diligently continues to prosecute its plans
to complete the Parking Lot Improvements; provided, however,
that 4MX Partners may in its sole discretion relocate the exclusive parking
spaces to a comparable location in the Market Exchange District so long as such
location is within 750 feet from the entrance/exit doors to the 500 Building;

	 	6.3.9.	 	Two (2) original counterparts of a Parking Lease Agreement in the form
mutually agreed to by and between JDS Management, Inc., its successors or
assigns (“JDS”), as lessor, and Buyer, as lessee, dated prior to the
Close of Escrow (the “JDS Parking Lease”), which shall commence upon
the termination of the 515 Parking Lease, the Savoy 515 Parking Lease and/or
the 4MX Parking Lease, together with a recordable memorandum thereof, duly
executed by Buyer under which JDS leases to Buyer, its successors or assigns,
and Buyer leases from JDS, up to seventy (70) exclusive parking spaces, which
shall be located within those certain improved, non-exclusive parking areas
more particularly described on the attached Exhibit H (the “JDS
Parking Area”) for a term of fifteen (15) years at an initial rate of $25
per month per parking space for the first three (3) years and six (6) months of
the term (“Initial Lease Period”) and then at a rate of 95% of the fair
rental value as a parking lot after the Initial Lease Period. JDS further
reserves the right during the term of the JDS Parking Lease to relocate, in its
sole discretion, the exclusive parking spaces to a comparable location in the
Market Exchange District so long as such location is within 750 feet from the
entrance/exit doors of the 515 Building;

	 	6.3.10.	 	Two (2) original counterparts of the document(s) transferring the “Site
Plan” (as defined below) and the “Development Rights” (as defined
below) duly executed by Buyer.

	 	6.3.11.	 	Two (2) original counterparts of a Cell Tower Agreement (as defined below),
together with a recordable memorandum thereof, executed by Buyer;

	 	6.3.12.	 	Two (2) original counterparts of the “Abatement Assignment” (as
defined below) duly executed by Buyer; and

	 	6.4.	 	Seller Required to Deliver.

	 	6.4.1.	 	No later than one (1) business day prior to the Close of Escrow (unless an
earlier date is specified), Seller shall deliver to Escrow Holder the
following:

	 	(a)	 	One (1) original General Warranty Deed for (i)
the 515 Parcel, (ii) the 500 Parcel, and (iii) the Mound Street Parking
Lot in the form attached hereto as Exhibit E (each,
individually, a “Deed” and collectively, the “Deeds”),
duly executed and acknowledged by Seller and in proper form for
recording, conveying fee title to Buyer;

	 	(b)	 	Two (2) original Assignment Agreements for (i)
the 515 Parcel, (ii) the 500 Parcel, and (iii) the Mound Street Parking
Lot, duly executed by Seller, assigning all of Seller’s right, title
and interest in and to the Leases, Contracts, which Buyer elects to
assume, and Permits to Buyer from and after the Close of Escrow;

	 	(c)	 	One (1) original certification as to Seller’s
non-foreign status which complies with the provisions of Section
1445(b)(2) of the Internal Revenue Code of 1986, as amended, any
regulations promulgated thereunder, and any revenue procedures or other
officially published announcements of the Internal Revenue Service or
the U.S. Department of the Treasury in connection therewith (the
“FIRPTA”);

	 	(d)	 	A certificate, in the form required by the
State of Ohio, if any, duly executed by Seller under penalty of
perjury, certifying that the Seller is exempt from the requirement to
withhold taxes in connection with the sale of the Property, or
alternatively, such taxes will be withheld and paid to the Escrow
Holder for disbursement to the State of Ohio, in accordance with Ohio
law, if required;

	 	(e)	 	One (1) original letter, in a form acceptable
to Buyer for (i) the 515 Parcel and (ii) the 500 Parcel, duly executed
by Seller, advising the tenants under the Leases of the change in
ownership of the Real Property;

	 	(f)	 	No later than ten (10) days prior to Close of
Escrow, Tenant’s estoppel certificates as required by and provided for
in Section 9.1.6 and “SNDA,” as defined in, required by
and provided for in Section 9.1.6;

	 	(g)	 	Such other documents and instruments, executed
and properly acknowledged by Seller, if applicable, as Title Company
may require from Seller in order to issue the Title Policy;

	 	(h)	 	Such other documents as may be required by this
Agreement or as may reasonably be required to carry out the terms and
intent of this Agreement, provided that such documents shall not
increase Seller’s liability or result in a material expense to Seller;

	 	(i)	 	No later than fifteen (15) days after the
Effective Date, one (1) original amendment to that certain Lease
Agreement dated March 26, 2002 (the “Midwest Retina Lease”) by
and between 4MX Partners, as landlord, and Midwest Retina, Inc., as
tenant (“Midwest”) under which 4MX Partners and Midwest agree
to extend the term of the Midwest Retina Lease for a period of three
(3) years from the currently scheduled expiration date of July 14,
2007, under the same terms and conditions of the Midwest Retina Lease
except for the Annual Rental (as defined in the Midwest Retina Lease),
which shall be determined in accordance with the Midwest Retina Lease;

	 	(j)	 	No later than fifteen (15) days after the
Effective Date, one (1) original amendment to that certain Master Lease
Agreement dated March 4, 2005 by and between 515 Partners, as landlord,
and The Children’s Hospital, an Ohio nonprofit corporation, as tenant
(“Children’s”) as amended by that certain Amendment No. 1 to
Master Lease Agreement dated January 13, 2006 and Amendment No. 2 to
Lease Agreement dated August 31, 2006 (collectively, the
“Children’s Lease”) under which 515 Partners and Children’s
amend the Children’s Lease so that, notwithstanding anything to the
contrary contained in the Children’s Lease, the “Landlord” under the
Children’s Lease has the ability to relocate all of Children’s parking
spaces, including, any and all reserved and unreserved parking spaces,
to any area within the Property or the JDS Parking Area; provided,
however, that if Seller is unable to deliver said amendment, then
Seller shall enter into a parking lease agreement with Buyer, on terms
and conditions acceptable to Buyer, that will allow Buyer to lease
twelve (12) non-exclusive parking spaces in those certain locations
specified in the Children’s Lease so that Buyer may continue to satisfy
“Landlord’s” obligations under the Children’s Lease after the Close of
Escrow and throughout the term of the Children’s Lease.

	 	(k)	 	Instructions to credit the Purchase Price by a
tenant improvement amount equal to Two Hundred Seventy Five Thousand
and No/100 Dollars $275,000.00, which Buyer is scheduled to use for
tenant improvements in the vacant space located in the 500 Building;

	 	(l)	 	Two (2) original counterparts of the 515
Parking Lease duly executed by 515 Partners;

	 	(m)	 	Two (2) original counterparts of the Savoy 515
Parking Lease, duly executed by Savoy;

	 	(n)	 	Two (2) original counterparts of the 4MX
Parking Lease duly executed by 4MX Partners;

	 	(o)	 	Two (2) original counterparts of the JDS
Parking Lease, together with a recordable memorandum thereof, duly
executed by 4MX Partners, or its designee;

	 	(p)	 	Two (2) original counterparts of the
document(s) transferring the Site Plan and Development Rights duly
executed by 4MX Partners.

	 	(q)	 	One (1) original fully executed easement
agreement in a recordable form acceptable to Buyer in Buyer’s good
faith business judgment dated prior to the Close of Escrow (the
“Cell Tower Access Easement”) by Schmidt Development Company,
LTD, an Ohio limited liability company (“Schmidt Development”)
allowing access onto the 515 Parcel and permitting Schmidt Development
access thereto for the purpose of accessing and maintaining the cell
tower located thereon pursuant to that certain Site Agreement dated on
or about August 23, 1996, by and between APT Columbus, Inc., a Delaware
corporation (“APT”), and SD&J Realty, Inc., an Ohio corporation
(“SD&J”), as amended by that certain Amendment No. 1 to Site
Agreement and Settlement Agreement dated on or about June 14, 2000, by
and between APT and Schmidt Development, successor-in-interest to SD&J
(collectively, the “Cell Tower Lease”), which Seller desires to
record on or before the Close of Escrow. Notwithstanding anything to
the contrary, the effectiveness of the Cell Tower Access Easement is
conditioned on Buyer’s receipt of the Cell Tower Agreement (defined
below) and, if necessary, the acknowledgement and/or agreement from APT
(as defined below) in accordance with Section 6.4.1(r) below.

	 	(r)	 	Two (2) original counterparts of a mutually
agreeable agreement entered into and executed by and among (i) the
record owner of the land underlying the area leased under the Cell
Tower Lease, (ii) the lessee under the Cell Tower Lease, and (iii)
Buyer (the “Cell Tower Agreement”), together with a recordable
memorandum thereof, governing, among other things, Schmidt
Development’s rights to (i) use that portion of the Property that is
subject to and/or affected by the Cell Tower Lease, (ii) extend the
term of the Cell Tower Lease and/or (iii) otherwise modify the terms
and conditions of the Cell Tower Lease, which shall contain waivers of
liability, insurance and indemnifications sufficient to protect Buyer,
in Buyer’s good faith business judgment, with respect to the
maintenance and use of the Cell Tower Access Easement and the
improvements related to the Cell Tower Lease and other related terms
and conditions; and any acknowledgements and/or agreements from APT as
may be necessary to effect the intent of the Cell Tower Agreement;

	 	(s)	 	Two (2) original counterparts of the Abatement
Agreement duly executed by Schmidt Development LLC; and

	 	(t)	 	An ALTA survey of the Real Property updated no
later than fifteen (15) days prior to the Close of Escrow and provided
to Buyer no later than fifteen (15) days prior to the Close of Escrow
(the “Survey”).

	 	6.4.2.	 	Within one (1) business day after the Close of Escrow, Seller shall deliver
to Buyer the following:

	 	(a)	 	All keys to all buildings and other
improvements located on the Real Property, combinations to any safes
thereon, and security devices therein in Seller’s possession;

	 	(b)	 	A letter from Seller addressed to each Tenant
informing such Tenant of the change in ownership;

	 	(c)	 	The original Leases, including all original
correspondence in connection therewith, Contracts and Permits; and

	 	(d)	 	All records and files relating to the
management or operation of the Real Property, including, without
limitation, all insurance policies, all service contracts, all tenant
files (including correspondence), property tax bills, and all
calculations used to prepare statements of rental increases under the
Leases and statements of common area charges, insurance, property taxes
and other charges which are paid by Tenants of the Real Property.

	 	6.5.	 	Buyer’s Costs.

Buyer shall pay the following:

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

	 	6.5.2.	 	Hummel premium for the Endorsements; and

	 	6.5.3.	 	All other costs customarily borne by purchasers of real property in Franklin
County, Ohio.

	 	6.6.	 	Seller’s Costs.

Seller shall pay the following:

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

	 	6.6.2.	 	The cost of recording the Deeds and any transfer tax or conveyance fee;

	 	6.6.3.	 	Hummel’s premium for the Title Policy, search and commitment fee, excluding
the costs of the Endorsements; and

	 	6.6.4.	 	All other costs customarily borne by sellers of real property in Franklin
County, Ohio.

	 	6.6.5.	 	All costs associated with removing any debt encumbering the Real Property.

	 	6.7.	 	Prorations.

	 	6.7.1.	 	Items to be Prorated. The following shall be prorated (based on
taxes accrued) between Seller and Buyer as of the Close of Escrow with the
Buyer being deemed the owner of the Property as of the Close of Escrow:

(a) Taxes and Assessments. At Closing, Seller shall pay for
all taxes accrued during Seller’s period of ownership and Escrow Holder
shall prorate real estate taxes and general assessments which are a lien but
not yet due and payable based on the most recent tax duplicate (except that
if there is or has been any reduction or abatement of taxes by virtue of the
nature of the use of the Property or by virtue of any exception or reduction
in favor of Seller, which reduction or abatement will no longer apply to the
Property if Buyer acquires same or changes the use of the Property, then the
proration shall be based on the full amount of such taxes without reduction
or abatement and Seller shall also be charged with any “recaptured” taxes).
All special assessments shall be paid in full at Closing. When the actual
amount of such taxes becomes known, Escrow Holder shall adjust the actual
tax proration; provided that Seller shall receive an offset for that portion
of the real estate taxes that are permitted to be passed through to any then
existing tenants of the 500 Parcel, 515 Parcel or the Mound Street Parking
Lot, as applicable. All assessments, reassessed assessments and/or respread
taxes upon the Property shall be paid in full out of Seller’s funds at
Closing.

(b) Rents. Buyer will receive a credit at closing for all rents
collected by Seller prior to the Closing and allocable to the period from
and after the Close of Escrow based upon the actual number of days in the
month. No credit shall be given the Seller for accrued and unpaid rent or
any other non-current sums due from Tenants until these sums are paid, and
Seller shall retain the right to collect any such rent provided Seller does
not sue to evict any tenants or terminate any Tenant Leases. Buyer shall
cooperate with Seller after Closing to collect any rent under the Tenant
Leases which has accrued as of the Closing; provided,
however, Buyer shall not be obligated to sue any Tenants or exercise
any legal remedies under the Tenant Leases or to incur any expense over and
above its own regular collection expenses. Unless the check indicates
otherwise, all payments collected from Tenants after Closing shall first be
applied to the month in which the Closing occurs, then to any rent due to
Buyer for the period after Closing and finally to any rent due to Seller for
the period prior to Closing; provided, however,
notwithstanding the foregoing, if Seller collects any payments from Tenants
after Closing through its own collection efforts, Seller may first apply
such payments to rent due the Seller for the period prior to Closing.

(c) CAM Expenses. To the extent that Tenants are reimbursing
the landlord for common area maintenance and other operating expenses
(collectively, “CAM Charges”), CAM Charges shall be prorated at
Closing and again subsequent to Closing, as of the date of Closing on a
lease-by-lease basis with each party being entitled to receive a portion of
the CAM Charges payable under each Lease for the CAM Lease Year in which
Closing occurs, which portion shall be equal to the actual CAM Charges
incurred during the party’s respective periods of ownership of the Property
during the CAM Lease Year. As used herein, the term “CAM Lease
Year” means the twelve (12) month period as to which annual CAM Charges
are owed under each Lease. Five (5) days prior to Closing the Seller shall
submit to Buyer an itemization of its actual CAM Charges operating expenses
through such date and the amount of CAM Charges received by the Seller as of
such date, together with an estimate of CAM Charges to be incurred to, but
not including, the Close of Escrow. In the event that the Seller has
received CAM Charges payments in excess of its actual CAM Charges operating
expenses, the Buyer shall be entitled to receive a credit against the
Purchase Price for the excess. In the event that the Seller has received
CAM Charges payments less than its actual CAM Charges operating expenses, to
the extent that the Leases provide for a “true up” at the end of the CAM
Lease Year, the Seller shall be entitled to receive any deficit but only
after the Buyer has received any true up payment from the Tenant. Upon
receipt by either party of any CAM Charge true up payment from a Tenant, the
party receiving the same shall provide to the other party its allocable
share of the “true up” payment within five (5) days of the receipt thereof.

To assist the Buyer in preparing “true up” reconciliation at the end of
the CAM Lease Year, the Seller shall deliver to the Buyer at Closing records
of all of the Seller’s CAM Charge expenditures.

(d) Operating Expenses. All operating expenses (including all
charges under the service contracts and agreements assumed by Buyer) shall
be prorated, and as to each service provider, operating expenses payable or
paid to such service provider in respect to the billing period of such
service provider in which the Close of Escrow occurs (the “Current
Billing Period”), shall be prorated on a per diem basis based upon the
number of days in the Current Billing Period prior to the Close of Escrow
and the number of days in the Current Billing Period from and after the
Close of Escrow, and assuming that all charges are incurred uniformly during
the Current Billing Period. If actual bills for the Current Billing Period
are unavailable as of the Close of Escrow, then such proration shall be made
on an estimated basis based upon the most recently issued bills, subject to
readjustment upon receipt of actual bills.

(e) Security Deposits; Prepaid Rents. Prepaid rentals and
other tenant charges and security deposits (including any portion thereof
which may be designated as prepaid rent) under Tenant Leases, together with
any interest accrued thereon if required under the Tenant Leases, if and to
the extent that such deposits are in Seller’s actual possession or control
and have not been otherwise applied by Seller to any obligations of any
Tenants under the Tenant Leases, shall be credited against the Purchase
Price, and upon the Closing, Buyer shall assume full responsibility for all
security deposits to be refunded to the Tenants under the Tenant Leases (to
the extent the same are required to be refunded by the terms of such Tenant
Leases or applicable). In the event that any security deposits are in the
form of letters of credit or other financial instruments (the “Non-Cash
Security Deposits”), Seller will, at Closing cause Buyer to be named as
beneficiary under the Non-Cash Security Deposits. Buyer will not receive a
credit against the Purchase Price for such security deposits. In the event
that the Buyer cannot be named the beneficiary under the Non-Cash Security
Deposits as of the Close of Escrow, an escrow shall be established at
Closing in an amount equal to all Non-Cash Security Deposits under which
Buyer is not the beneficiary as of the Close of Escrow.

(f) Leasing Costs. Seller shall receive a credit at the
Closing for all leasing costs, including tenant improvement costs and
allowances, and its pro-rata leasing commissions, previously paid by Seller
in connection with any Lease or modification to an existing Tenant Lease
which was entered into after the Effective Date and which is approved or
deemed approved by Buyer pursuant to this Agreement, which approval included
approval of the tenant improvement costs. The Seller’s pro-rata share shall
be equal to a fraction which has as its numerator the number of months left
in the base term of the Lease after the Close of Escrow and which has as its
denominator the number of months in the base term of the Lease. Seller
shall pay for all tenant improvement allowances and leasing commissions with
respect to the premises leased as of the Effective Date by the Tenants
pursuant to the Tenant Leases in effect as of the Effective Date, to the
extent that such improvement allowances and leasing commissions are unpaid
as of the Close of Escrow.

(g) Percentage Rent. Any percentage rents due or paid under
any of the Leases (“Percentage Rent”) shall be prorated between
Buyer and Seller outside of Closing as of the Close of Escrow on a
Lease-by-Lease basis, as follows; (a) Seller shall be entitled to receive
the portion of the Percentage Rent under each Lease for the Lease Year in
which Closing occurs, which portion shall be the ratio of the number of days
of said Lease Year in which Seller was Landlord under the Lease to the total
number of days in the Lease Year, and (b) Buyer shall receive the balance of
Percentage Rent paid under each Lease for the Lease Year. As used herein,
the term “Lease Year” means the twelve (12) month period as to which
annual Percentage Rent is owed under each Lease. Upon receipt by either
Buyer or Seller of any gross sales reports (“Gross Sales Reports”)
and any full or partial payment of Percentage Rent from any tenant of the
Property, the party receiving the same shall provide to the other party a
copy of the Gross Sales Report and a check for the other party’s prorata
share of the Percentage Rent within five (5) days of the receipt thereof.
In the event that the Tenant only remits a partial payment, then the amount
to be remitted to the other party shall be its prorata share of the partial
payment. Nothing contained herein shall be deemed or construed to require
either Buyer or Seller to pay to the other party its prorata share of the
Percentage Rent prior to receiving the Percentage Rent from the Tenant, and
the acceptance or negotiation of any check for Percentage Rent by either
party shall not be deemed a waiver of that party’s right to contest the
accuracy or amount of the Percentage Rent paid by the Tenant.

	 	6.7.2.	 	Calculation; Reproration. Escrow Holder shall prepare and deliver to
Buyer no later than five (5) days prior to the Close of Escrow an estimated
closing statement which shall set forth the costs payable under Section 6.5,
Section 6.6, and Section 6.7, and the prorations and credits provided for in
this section and elsewhere in this Agreement. Except as otherwise provide in
Section 6.7.1(a), any item which cannot be finally prorated because of the
unavailability of information shall be tentatively prorated on the basis of the
best data then available and adjusted when the information is available in
accordance with this subsection. Buyer shall notify Seller within two (2) days
after its receipt of such estimated closing statement of any items which Buyer
disputes, and the parties shall attempt in good faith to reconcile any
differences not later than one (1) day before the Close of Escrow. The
estimated closing statement as adjusted as aforesaid and approved in writing by
the parties (which shall not be withheld if prepared in accordance with this
Agreement) shall be referred to herein as the “Closing Statement”. If
the prorations and credits made under the Closing Statement shall prove to be
incorrect or incomplete for any reason, then either party shall be entitled to
an adjustment to correct the same; provided, however, that any
adjustment shall be made, if at all, within sixty (60) days after the Close of
Escrow (except with respect to CAM Charges, in which case such adjustment shall
be made within thirty (30) days after the information necessary to perform such
adjustment is available), and if a party fails to request an adjustment to the
Closing Statement by a written notice delivered to the other party within the
applicable period set forth above (such notice to specify in reasonable detail
the items within the Closing Statement that such party desires to adjust and
the reasons for such adjustment), then the prorations and credits set forth in
the Closing Statement shall be binding and conclusive against such party.

	 	6.7.3.	 	Items Not Prorated. Seller and Buyer agree that (a) on the Close of
Escrow, the Property will not be subject to any financing arranged by Seller;
provided, however, that Seller may use proceeds from the sale to payoff any
financing through Escrow concurrently with the Close of Escrow; (b) none of the
insurance policies relating to the Property will be assigned to Buyer and Buyer
shall be responsible for arranging for its own insurance as of the Close of
Escrow; and (c) final reading of all meters for all public utilities, including
telephone, electricity, sewer, water and gas, shall be ordered read by Seller
on the Close of Escrow and all charges to said date shall be paid by Seller and
Buyer shall be responsible for all the necessary actions needed to arrange for
utilities to be transferred to the name of Buyer on the Close of Escrow,
including the posting of any required deposits and Seller shall be entitled to
recover and retain from the providers of such utilities any refunds or
overpayments to the extent applicable to the period prior to the Close of
Escrow, and any utility deposits which it or its predecessors may have posted.
Accordingly, there will be no prorations for debt service, insurance or
utilities. In the event a meter reading is unavailable for any particular
utility, such utility shall be prorated in the manner provided in Section
6.7.2 above. Seller shall obtain any statements required by any
governmental authority respecting the status of the account for any such
utilities.

	 	6.7.4.	 	Indemnification. Buyer and Seller shall each indemnify, protect,
defend and hold the other harmless from and against any claim in any way
arising from the matters for which the other receives a credit or otherwise
assumes responsibility pursuant to this Section.

	 	6.7.5.	 	Survival. This Section shall survive the Close of Escrow.

	 	6.8.	 	Determination of Dates of Performance.

Promptly after delivery to Buyer of the Title Documents, Escrow Holder shall prepare
and deliver to Buyer and Seller a schedule which shall state each of the following
dates:

	 	6.8.1.	 	The Effective Date pursuant to Section 2.1.1;

	 	6.8.2.	 	The date by which title must be approved by Buyer pursuant to
Section 3.2;

	 	6.8.3.	 	The date of Close of Escrow pursuant to Section 6.2.

If any events which determine any of the aforesaid dates occur on a date other than
the date specified or assumed for its occurrence in this Agreement, Escrow Holder
shall promptly redetermine as appropriate each of the dates of performance in the
aforesaid schedule and notify Buyer and Seller of the dates of performance, as
redetermined.

7. Seller Representations, Warranties, and Covenants.

	 	7.1.	 	Representations and Warranties.

Except as otherwise specifically set forth below, (a) 4MX Partners hereby represents
and warrants solely as it relates to the 500 Parcel, the 500 Building and the Mound
Street Parking Lot as of the date hereof and as of the Close of Escrow by
appropriate certificate to Buyer as follows and (b) 515 Partners hereby represents
and warrants solely as it relates to the 515 Parcel and 515 Building as of the date
hereof and as of the Close of Escrow by appropriate certificate to Buyer as follows:

	 	7.1.1.	 	Organization and Authorization. 4MX Partners is a limited liability
company duly formed and validly existing under the laws of the State of Ohio.
4MX Partners has full power and authority to enter into this Agreement, to
perform this Agreement and to consummate the transactions contemplated hereby.
The execution, delivery and performance of this Agreement and all documents
contemplated hereby by 4MX Partners have been duly and validly authorized by
all necessary action on the part of 4MX Partners and all required consents and
approvals have been duly obtained and will not result in a breach of any of the
terms or provisions of, or constitute a default under, any indenture, agreement
or instrument to which 4MX Partners is a party or otherwise bound. This
Agreement is a legal, valid and binding obligation of 4MX Partners, enforceable
against 4MX Partners in accordance with its terms, subject to the effect of
applicable bankruptcy, insolvency, reorganization, arrangement, moratorium or
other similar laws affecting the rights of creditors generally.

515 Partners is a limited liability company duly formed and validly existing
under the laws of the State of Ohio. 515 Partners has full power and
authority to enter into this Agreement, to perform this Agreement and to
consummate the transactions contemplated hereby. The execution, delivery
and performance of this Agreement and all documents contemplated hereby by
515 Partners have been duly and validly authorized by all necessary action
on the part of 515 Partners and all required consents and approvals have
been duly obtained and will not result in a breach of any of the terms or
provisions of, or constitute a default under, any indenture, agreement or
instrument to which 515 Partners is a party or otherwise bound. This
Agreement is a legal, valid and binding obligation of 515 Partners,
enforceable against 515 Partners in accordance with its terms, subject to
the effect of applicable bankruptcy, insolvency, reorganization,
arrangement, moratorium or other similar laws affecting the rights of
creditors generally.

Savoy is a limited liability company duly formed and validly existing under
the laws of the State of Ohio. Savoy has full power and authority to enter
into the Savoy 515 Parking Lease, to perform the Savoy 515 Parking Lease and
to consummate the transactions contemplated in Section 6.3.7 above.
The execution, delivery and performance of the Savoy 515 Parking Lease and
all documents contemplated therein by Savoy have been or will be duly and
validly authorized by all necessary action on the part of Savoy and all
required consents and approvals have been or will be duly obtained and will
not result in a breach of any of the terms or provisions of, or constitute a
default under, any indenture, agreement or instrument to which Savoy is a
party or otherwise bound. The Savoy 515 Parking Lease is or will be a
legal, valid and binding obligation of Savoy, enforceable against Savoy in
accordance with its terms, subject to the effect of applicable bankruptcy,
insolvency, reorganization, arrangement, moratorium or other similar laws
affecting the rights of creditors generally. Savoy is an affiliated entity
that is controlled by Seller and owns fee simple title to the Savoy 515
Parking Area and Seller will use commercially reasonable efforts to cause
Savoy to enter into the Savoy 515 Parking Lease with Buyer.

JDS is a corporation duly formed and validly existing under the laws of the
State of Ohio. JDS has full power and authority to enter into the JDS
Parking Lease, to perform the JDS Parking Lease and to consummate the
transactions contemplated in Section 6.3.9 above. The execution,
delivery and performance of the JDS Parking Lease and all documents
contemplated therein by JDS have been or will be duly and validly authorized
by all necessary action on the part of JDS and all required consents and
approvals have been or will be duly obtained and will not result in a breach
of any of the terms or provisions of, or constitute a default under, any
indenture, agreement or instrument to which JDS is a party or otherwise
bound. The JDS Parking Lease is or will be a legal, valid and binding
obligation of JDS, enforceable against JDS in accordance with its terms,
subject to the effect of applicable bankruptcy, insolvency, reorganization,
arrangement, moratorium or other similar laws affecting the rights of
creditors generally. JDS is an affiliated entity that is controlled by
Seller and owns fee simple title to the JDS Parking Area and Seller will use
commercially reasonable efforts to cause JDS to enter into the JDS Parking
Lease with Buyer. JDS is an affiliated entity that is controlled by Seller
and owns fee simple title to the JDS Parking Area and Seller will use
commercially reasonable efforts to cause JDS to enter into the JDS Parking
Lease with Buyer.

	 	7.1.2.	 	No Conflicting Agreements. The execution and delivery by Seller of,
and the performance of and compliance by Seller with, the terms and provisions
of this Agreement, do not (1) conflict with, or result in a breach of, the
terms, conditions or provisions of, or constitute a default under, Seller’s
Articles of Incorporation, By-Laws, or any other agreement or instrument to
which Seller is a party or by which all or any part of the Property is bound,
(2) violate any restriction, requirement, covenant or condition to which all or
any part of the Property is bound, (3) to the knowledge of Seller, constitute a
violation of any applicable code, resolution, law, statute, regulation,
ordinance or rule applicable to Seller or the Property, (4) constitute a
violation of any judgment, decree or order applicable to Seller or specifically
applicable to the Property, or (5) require the consent, waiver or approval of
any third party.

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

	 	7.1.4.	 	FIRPTA. Seller is not a “foreign person” within the meaning of
Section 1445(f) of the Internal Revenue Code of 1986, as amended (the
“Code”).

	 	7.1.5.	 	Employees. There are no on-site employees of Seller at the Real
Property, and following the Close of Escrow, Buyer shall have no obligation to
employ or continue to employ any individual employed by Seller or its
affiliates in connection with the Real Property.

	 	7.1.6.	 	Litigation. Except as disclosed to Buyer in writing, there are no
actions, suits or proceedings pending, or to the best of Seller’s knowledge,
threatened against Seller and affecting any portion of the Real Property, at
law or in equity, or before or by any federal, state, municipal, or other
governmental court, department, commission, board, bureau, agency, or
instrumentality, domestic or foreign.

	 	7.1.7.	 	Compliance with Laws and Environmental Conditions. Except as
disclosed to Buyer in writing, Seller has not received any written notice from
any governmental or quasi-governmental authority of any violations of any
applicable federal, state or local laws, statutes, rules, regulations,
ordinances, orders or requirements (collectively, “Laws”) noted or
issued by any governmental authority having jurisdiction over or affecting the
Property, including, without limitation, Laws relating to “Hazardous
Materials”. For purposes of this Agreement, “Hazardous Materials” are
substances defined as: “toxic substances,” “toxic materials,” “hazardous
waste,” “hazardous substances,” “pollutants,” or “contaminants” as those terms
are defined in the Resource, Conservation and Recovery Act of 1976, as amended
(42 U.S.C. § 6901 et. seq.), the Comprehensive Environmental
Response Compensation and Liability Act of 1980, as amended (42 U.S.C. § 9601
et. seq.), the Hazardous Materials Transportation Act, as
amended (49 U.S.C. § 1801 et. seq.), the Toxic Substances
Control Act of 1976, as amended (15 U.S.C. § 2601 et. seq.),
the Clean Air Act, as amended (42 U.S.C. § 1251 et. seq.) and
any other federal, state or local law, statute, ordinance, rule, regulation,
code, order, approval, policy and authorization relating to health, safety or
the environment; asbestos or asbestos-containing materials; lead or
lead-containing materials; oils; petroleum-derived compounds; pesticides; or
polychlorinated biphenyls. No part of the Property has been previously used by
Seller, or to the knowledge of Seller, by any other person or entity, for the
storage, manufacture or disposal of Hazardous Materials, except as may be
disclosed to Buyer in writing. Except as disclosed in writing to Buyer, to the
knowledge of Seller, there are no underground storage tanks of any nature
located on any of the Property. All the reports in Seller’s possession or
control dealing with environmental matters relating to the Property have been
provided to Buyer.

	 	7.1.8.	 	Unpaid Claims. There are no unpaid bills, claims, or liens in
connection with any construction or repair of the Real Property except for
those that will be paid in the ordinary course of business prior to Close of
Escrow or which have been bonded over or the payment of which has otherwise
been adequately provided for to the satisfaction of Buyer.

	 	7.1.9.	 	Defects. To Seller’s knowledge, there have been no material physical
or mechanical defects in the buildings or any material settlement or earth
movement affecting the Real Property.

	 	7.1.10.	 	Zoning. To Seller’s knowledge, the zoning of the Real Property
permits the current building and use of the Real Property, and to Seller’s
knowledge there is no pending, or contemplated, rezoning. To Seller’s
knowledge, the Real Property complies with all applicable subdivision laws and
all local ordinances enacted thereunder and no subdivision or parcel map not
already obtained is required to transfer the Real Property to Buyer in
accordance with the terms of Section 9.1.12 below.

	 	7.1.11.	 	Leases. The information in the rent roll delivered to Buyer with
respect to the Real Property for the calendar month immediately preceding the
Effective Date, showing with respect to each Tenant of the Real Property: (1)
the name of the Tenant, (2) the number of rentable square feet in Tenant’s
premises as set forth in Tenant’s Lease, (3) the current monthly base rental
payable by such Tenant, (4) the term of the Lease, (5) any available options
for the Tenant under the Lease; and (6) the amount of any security deposit (the
“Rent Roll”) is true, correct, and complete. Seller has or will
deliver to Buyer true, accurate and complete copies of all of the Leases and
there are no leases, subleases, licenses, occupancies or tenancies in effect
pertaining to any portion of the Real Property, and no persons, tenants or
entities occupy space in the Real Property, except as stated in the Rent Roll.
There are no options or rights to renew, extend or terminate the Leases or
expand any Lease premises, except as shown in the Rent Roll and the Leases. No
brokerage commission or similar fee is due or unpaid by Seller with respect to
any Lease, and there are no written or oral agreements that will obligate
Buyer, as Seller’s assignee, to pay any such commission or fee under any Lease
or extension, expansion or renewal thereof. The Leases and any guaranties
thereof are in full force and effect, and are subject to no defenses, setoffs
or counterclaims for the benefit of the Tenants thereunder. Neither Seller
nor, to Seller’s knowledge, any Tenant is in default under its Lease. Seller
is in full compliance with all of the landlord’s obligations under the Leases,
and Seller has no obligation to any Tenant under the Leases to further improve
such Tenant’s premises or to grant or allow any rent or other concessions. No
rent or other payments have been collected in advance for more than one (1)
month and no rents or other deposits are held by Seller, except the security
deposits described on the Rent Roll and rent for the current month. Each
rental concession, rental abatement or other benefit granted to Tenants under
the Leases will have been fully utilized prior to the Close of Escrow.

	 	7.1.12.	 	Condemnation Proceedings. To Seller’s knowledge, there are no
presently pending or contemplated proceedings to condemn the Real Property or
any part of it.

	 	7.1.13.	 	Utilities. To Seller’s knowledge, all water, sewer, gas, electric,
telephone and drainage facilities, and all other utilities required by law or
by the normal operation of the Real Property are connected to the Real Property
and are adequate to service the Real Property in its present use and normal
usage by the Tenants and occupants of the Real Property and are in good working
order and repair.

	 	7.1.14.	 	Permits. To Seller’s knowledge, Seller has all licenses, permits
(including, without limitation, all building permits and occupancy permits),
easements and rights-of-way which are required in order to continue the present
use of the Real Property and ensure adequate vehicular and pedestrian ingress
and egress to the Real Property.

	 	7.1.15.	 	Contracts. Except for the Leases and the Contracts, to Seller’s
knowledge, there are no agreements, written or oral, relating to the
management, leasing, operation, maintenance and/or improvement of the Property
or any portion thereof. Seller has not delivered or received any notice
alleging any default in the performance or observance of any of the covenants,
conditions or obligations to be kept, observed or performed under any of the
Contracts. To Seller’s knowledge, Seller has delivered to Buyer a true,
correct and complete copy of each of the Contracts (including all amendments
thereto).

	 	7.1.16.	 	Personal Property. Seller has good title to all the Personal
Property and the execution and delivery to Buyer of the Assignment and
Assumption Agreement shall vest good title to all of the Personal Property in
Buyer, free and clear of liens, encumbrances and adverse claims.

	 	7.1.17.	 	Operating Statements. The operating statements for the Property
furnished to Buyer in connection with or pursuant to this Agreement (a) are the
only operating statements for the Property for the operating period to which
they relate that have been prepared by or for Seller (b) accurately reflect the
financial condition of the Real Property as of the date thereof and (c) do not
fail to state any material liability, contingent or otherwise, or any other
facts the omission of which would be misleading.

	 	7.1.18.	 	Rights. Neither Seller, nor to Seller’s knowledge, any previous
owner of the Real Property have, except by operation of law, sold, transferred,
conveyed, or entered into any agreement regarding “air rights,” “excess floor
area ratio,” or other rights or restrictions relating to the Real Property
except as otherwise expressly set forth in the Title Policy for the Real
Property.

	 	7.1.19.	 	Abatement Agreement. The Abatement Agreement is valid and in full
force and effect, and Seller is not in default in any respects under the
Abatement Agreement in accordance with the terms of Section 9.1.12 below and
Seller shall use commercially reasonable efforts to obtain a letter from the
relevant government authority, which certifies the same.

	 	7.2.	 	Indemnity; Survival.

The foregoing representations and warranties of Seller are made by Seller as of the
date hereof and again as of Close of Escrow and shall survive the Close of Escrow
for a period of one year and shall not be merged as of the date of the Close of
Escrow hereunder. Seller shall indemnify and defend Buyer against and hold Buyer
harmless from, and shall be responsible for all claims, demands, liabilities,
losses, damages, costs and expenses, including reasonable attorney’s fees, that may
be suffered or incurred by Buyer, including any third party due diligence expenses
incurred by Buyer, if any representation or warranty made by Seller is untrue or
incorrect in any material respect when made. The terms of Seller’s indemnity set
forth above with respect to the representations and warranties made herein shall
survive for a period of one year after the Close of Escrow.

	 	7.3.	 	Covenants of Seller. Seller hereby covenants from and after the
Effective Date through the Close of Escrow as follows:

	 	7.3.1.	 	To cause to be in force fire and extended coverage insurance upon the Real
Property, and public liability insurance with respect to damage or injury to
persons or property occurring on the Real Property in at least such amounts,
and with the same deductibles, as are maintained by Seller on the date hereof.

	 	7.3.2.	 	To maintain any building constituting an improvement on the Real Property in
the same physical condition as it was at the date of Buyer’s inspection,
reasonable wear and tear excepted, and to perform all normal maintenance from
and after the Effective Date in the same fashion as prior to the Effective
Date.

	 	7.3.3.	 	To not enter into any new lease with respect to the Real Property, without
Buyer’s prior written consent. Exercise of a mandatory renewal option shall
not be considered a new lease. To the extent specifically disclosed to and
approved by Buyer in connection with any request for approval, any brokerage
commission and the cost of Tenant improvements or other allowances payable with
respect to a new Lease shall be prorated between Buyer and Seller in accordance
with their respective periods of ownership as it bears to the primary term of
the new Lease. Further, Seller will not modify or cancel any existing Lease
covering space in the Real Property without first obtaining the prior written
consent of Buyer, which shall not be unreasonably withheld. Buyer shall have
five (5) business days following receipt of a request for any consent pursuant
to this Section in which to approve or disapprove of any new Lease or any
modification or cancellation of any existing Lease. Failure to respond in
writing within said time period shall be deemed to be disapproval. Seller’s
execution of a new lease or modification or cancellation of an existing Lease
following Buyer’s reasonable refusal to consent thereto shall constitute a
default hereunder. Buyer shall have sole discretion in all such matters.

	 	7.3.4.	 	To not sell, assign, or convey any right, title, or interest whatsoever in or
to the Real Property, or create or permit to attach any lien, security
interest, easement, encumbrance, charge, or condition affecting the Real
Property (other than the Permitted Exceptions).

	 	7.3.5.	 	To not, without Buyer’s written approval, (a) amend or waive any right under
any Contract, or (b) enter into any service, operating or maintenance agreement
affecting the Real Property that would survive the Close of Escrow.

	 	7.3.6.	 	To fully and timely comply with all obligations to be performed by it under
the Leases and Contracts, and all Permits, licenses, approvals and laws,
regulations and orders applicable to the Real Property.

	 	7.3.7.	 	To provide Buyer with monthly rent rolls containing the same information in
its Rent Roll delivered to Buyer.

	 	7.3.8.	 	To provide Buyer with copies of (a) any default letters sent to or received
from Tenants and, (b) any copies of correspondence received from a Tenant that
it is discontinuing operations at the Property or seeking to re-negotiate its
lease and (c) notices of bankruptcy filings received with respect to any
Tenant.

	 	7.3.9.	 	To use diligent efforts to obtain subordination, attornment and
non-disturbance agreements and estoppel certificates from all tenants, on the
form provided by the Buyer.

	 	7.3.10.	 	To operate the Real Property from and after the date hereof in substantially
the same manner as prior thereto.

	 	7.3.11.	 	To deliver to Buyer copies of Tenant insurance certificates, prior to the
Close of Escrow.

	 	7.3.12.	 	To terminate all Contracts Buyer elects not to assume; provided Buyer gives
Seller notice by the end of the Title Review Period.

	 	7.3.13.	 	To cooperate with Buyer in its efforts to obtain all permits and approvals
necessary for Buyer to install the Parking Lot Improvements on the Mound Street
Parking Lot and operate the same as a parking lot.

	 	7.3.14.	 	To use commercially reasonable efforts to obtain the City’s (as defined
below) consent to enter into the Abatement Assignment.

	 	7.3.15.	 	To acquire the Mound Street Parking Lot and transfer good, marketable and
insurable title to the Mound Street Parking Lot to Buyer.

8. Buyer Representations and Warranties.

Buyer hereby represents and warrants to Seller as of the date hereof and as of the Close of
Escrow by appropriate certificate that:

	 	8.1.1.	 	Organization and Authorization. Buyer is a limited liability company
duly organized and validly existing under the laws of the Commonwealth of
Virginia. Buyer has full power and authority to enter into this Agreement, to
perform this Agreement and to consummate the transactions contemplated hereby.
This Agreement is a legal, valid and binding obligation of Buyer, enforceable
against Buyer in accordance with its terms, subject to the effect of applicable
bankruptcy, insolvency, reorganization, arrangement, moratorium or other
similar laws affecting the rights of creditors generally.

	 	8.1.2.	 	No Conflicting Agreements. The execution, delivery and performance
of this Agreement and all documents contemplated hereby by Buyer have been duly
and validly authorized by all necessary action on the part of Buyer and all
required consents and approvals have been duly obtained and will not result in
a breach of any of the terms or provisions of, or constitute a default under,
any indenture, agreement or instrument to which Buyer is a party or otherwise
bound.

9. Conditions Precedent to Close of Escrow.

	 	9.1.	 	Conditions Precedent.

The obligations of Buyer to purchase the Property pursuant to this Agreement shall,
at the option of Buyer, be subject to the following conditions precedent:

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

	 	9.1.2.	 	There shall be no change in the matters reflected in the Title Documents, and
there shall not exist any encumbrance or title defect affecting the Real
Property not described in the Title Documents except for the Permitted
Exceptions or matters to be satisfied at the Close of Escrow.

	 	9.1.3.	 	On the Closing Date, the Title Insurance Company shall be unconditionally
obligated and prepared, subject to the payment of the applicable title
insurance premium and other related charges, to issue to Buyer the Title
Policy.

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

	 	9.1.5.	 	No Major Tenant shall be in default under its Lease nor shall any Major
Tenant have given notice that it is discontinuing operations at the Real
Property nor shall a Major Tenant filed bankruptcy or sought any similar debtor
protective measure or be the subject of an involuntary bankruptcy.

	 	9.1.6.	 	Seller shall obtain and deliver to Buyer, no later than ten (10) days prior
to Close of Escrow, estoppel certificates and subordination, nondisturbance and
attornment agreements (“SNDAs”) dated no earlier than ten (10) days
prior to the Close of Escrow from all tenants occupying 5,000 square feet or
more (each, a “Major Tenant”) and (b) SNDAs and estoppel certificates
from other tenants sufficient so that the Seller has delivered estoppel
certificates and SNDAs from tenants representing in the aggregate, at least
ninety percent (90%) of the occupied square footage of the Real Property, in
all cases on forms provided by (or otherwise approved by) Buyer. The matters
certified in the estoppel certificates and any modifications to the SNDA forms
shall be subject to Buyer’s reasonable approval. Buyer shall notify Seller
within three (3) days before the Close of Escrow of Buyer’s approval or
disapproval and the basis of such disapproval, if disapproved. If Buyer
disapproves of estoppel certificates or SNDAs such that Seller is unable to
deliver satisfactory estoppel certificates or SNDAs from tenants representing
in the aggregate, at least ninety percent (90%) of the occupied square footage
of the Real Property, and Seller continues to be unable to deliver, in Buyer’s
good faith business judgment, a reasonably acceptable estoppel certificate or
SNDA (as the case may be) prior to the Close of Escrow, the Buyer shall have
the right to terminate this Agreement and to obtain a refund of the Deposit
without any further action required by any party, and neither party shall have
any further obligation to the other. Notwithstanding anything to the contrary
contained in this Section 9.1.6, if an estoppel certificate (i)
contains a material discrepancy (as determined by Buyer in Buyer’s good faith
business judgment) from the Rent Roll or the applicable tenant lease, (ii)
discloses an alleged material breach (as determined by Buyer in Buyer’s good
faith business judgment) by Seller as landlord under such tenant’s lease, or
(iii) discloses an condition that materially and adversely (as determined by
Buyer in Buyer’s good faith business judgment) affects the Property, then Buyer
may disapprove such estoppel certificate and terminate this Agreement without
default by either party, by giving written notice of its disapproval within
three (3) business days after receipt of the estoppel certificate. If Buyer
does not give written notice of its disapproval of the tenant estoppel within
such three (3) business day period, then Buyer shall be deemed to have approved
such estoppel certificate.

	 	9.1.7.	 	If any Tenant security deposit is in a form other than cash, the instrument
constituting the security deposit must be reissued in Buyer’s name as of the
Close of Escrow or else a cash escrow equal to the amount of the security
deposit will be established at the Close of Escrow until the instrument is
reissued in Buyer’s name. Prior to such time of reissue, Buyer shall be
entitled to draw from such cash escrow in the event the terms of the relevant
lease entitle the Buyer, as landlord, to draw on the non-cash deposit. The
provisions of this section shall survive the Close of Escrow.

	 	9.1.8.	 	There shall be no material and adverse change, in Buyer’s good faith business
judgment, in the zoning classification or the zoning ordinances or regulations
affecting the Property from that existing as of the Effective Date.

	 	9.1.9.	 	On the Closing Date, no action or proceeding shall have been instituted or be
threatened before any court or governmental authority (A) that relates to the
Property and that materially and adversely affects, in Buyer’s good faith
business judgment, the Property after the Close of Escrow or (B) that seeks to
restrain or prohibit, or to obtain substantial damages in respect of, or which
is related to or arises out of, this Agreement or the consummation of the
transactions contemplated herein, unless Seller has demonstrated, to Buyer’s
reasonable satisfaction, that any costs and liabilities to be incurred in
connection with such matters are fully covered by Seller’s insurance.

	 	9.1.10.	 	As of the Closing Date, Seller shall not have commenced (within the meaning
of any Bankruptcy Law) a voluntary case, nor shall there have been commenced
against Seller an involuntary case, nor shall Seller have consented to the
appointment of a Custodian of it or for all or any substantial part of its
property, nor shall a court of competent jurisdiction have entered an order or
decree under any Bankruptcy Law that is for relief against Seller in an
involuntary case or appoints a Custodian of Seller for all or any substantial
part of its property. The term “Bankruptcy Law” means Title 11, U.S. Code, or
any similar state law for the relief of debtors. The term “Custodian” means
any receiver, trustee, assignee, liquidator or similar official under any
Bankruptcy Law.

	 	9.1.11.	 	Seller shall have completed the site plan (the “Site Plan”) for the
development of the Mound Street Parking Lot as an improved parking lot
containing no less than eighty-seven (87) automobile parking spaces and other
improvements reasonably requested by Buyer, subject to Buyer’s input and final
approval (the “Parking Lot Improvements”); provided, however, that the
total number of parking spaces may be reduced as a result of the final approved
Site Plan by no more than seven (7) parking spaces but only if an equal amount
of automobile parking spaces are added to the total number of automobile
parking spaces leased under the JDS Parking Lease free of charge for the
duration of the JDS Parking Lease term. Seller shall also have obtained all
approvals necessary for Seller to install the Parking Lot Improvements on the
Mound Street Parking Lot and obtained evidence that is satisfactory to Buyer,
which confirms that Seller has the right to install, use and operate the
Parking Lot Improvements on the Mound Street Parking Lot without being subject
to overly burdensome conditions, as determined by Buyer, in Buyer’s good faith
business judgment (the “Development Rights”), which together with the
Site Plan shall have been assigned to Buyer. Furthermore, Buyer and Seller
hereby acknowledge and agree that Buyer is solely responsible, at Buyer’s sole
cost and expense, for obtaining construction bids, permits and constructing the
Parking Lot Improvements on the Mound Street Parking Lot and will use
commercially reasonable efforts to complete the Parking Lot Improvements within
120 days from the Close of Escrow, subject to extension as a result of a Force
Majeure Event in accordance with Section 6.3.6.

	 	9.1.12.	 	Buyer shall have obtained evidence that is satisfactory to Buyer, which
confirms that (a) Buyer will receive the benefits of that certain Community
Reinvestment Area Agreement dated September 27, 2000 by and between the City of
Columbus, Ohio (the “City”) and Schmidt Development, as amended by that
certain First Amendment to City of Columbus Community Reinvestment Area
Agreement dated June 7, 2007 (collectively, the “Abatement Agreement”)
in the form of an assignment and assumption agreement (or other form suitable
to Buyer) evidencing the assignment or transfer of the Abatement Agreement to
Buyer or its assignee hereunder, together with the consent of the City (the
“Abatement Assignment”), (b) the Abatement Agreement is valid and in
full force and effect, and (c) Seller is not in default in any respects under
the Abatement Agreement.

	 	9.1.13.	 	Buyer shall have received a fully executed Cell Tower Agreement pursuant to
Section 6.4.1(p).

	 	9.1.14.	 	Buyer shall have received a fully executed JDS Parking Lease pursuant to
Section 6.3.9.

	 	9.2.	 	Effect of Failure.

If Buyer notifies Seller of a failure to satisfy the conditions precedent set forth
in this Section 9, Seller may, within five (5) days after receipt of Buyer’s
notice, agree to satisfy the condition by written notice to Buyer, and Buyer shall
thereupon be obligated to close the transaction provided (a) Seller so satisfies
such condition prior to the Close of Escrow and (b) no such right to cure shall
extend the Close of Escrow. If Seller fails to agree to cure or fails to cure such
condition by the Close of Escrow, this Agreement shall be automatically terminated,
the Deposit shall be returned to Buyer without any further action required from
either party and neither party shall have any continuing obligations hereunder;
provided, however, if such failure constitutes a breach or default
of its covenants, representations or warranties Seller shall remain liable for such
breach or default as otherwise set forth in this Agreement.

10. Damage or Destruction Prior to Close of Escrow.

In the event that the Real Property should be damaged by any casualty prior to Close of
Escrow, then Seller shall promptly provide Buyer with written notice of such casualty. If
the cost of repairing such damage, as estimated by an architect or contractor retained
pursuant to the mutual agreement of the parties (the “Cost of Repairs”), is (a) less
than One Hundred Thousand and No/100 Dollars ($100,000.00), the Close of Escrow shall
proceed as scheduled and any insurance proceeds, plus the cash amount of any associated
deductible, shall be paid over to Buyer; or (b) greater than One Hundred Thousand and No/100
Dollars ($100,000.00), then Buyer may in its discretion either (i) elect to terminate this
Agreement, in which case the Deposit shall be returned to Buyer without any further action
required from either party and neither party shall have any further obligation to the other
or (ii) proceed to Close of Escrow in which event any insurance proceeds, plus the cash
amount of any associated deductible, shall be paid over to Buyer. In the event that the
casualty is uninsured, the Buyer may terminate this Agreement unless the Buyer receives a
credit against the Purchase Price equal to the Cost of Repairs. The foregoing
notwithstanding, in the event any casualty results in the cancellation of, or rental
abatement under, any Lease, Buyer shall have the option to terminate this Agreement without
regard to the Cost of Repairs. Any notice required to terminate this Agreement pursuant to
this Section shall be delivered no later than thirty (30) days following Buyer’s receipt of
Seller’s notice of such casualty.

11. Eminent Domain.

If, before the Close of Escrow, proceedings are commenced for the taking by exercise of the
power of eminent domain of all or a material part of the Real Property which, as reasonably
determined by Buyer, would render the Real Property unacceptable to Buyer or unsuitable for
Buyer’s intended use, Buyer shall have the right, by giving written notice to Seller within
thirty (30) days after Seller gives notice of the commencement of such proceedings to Buyer,
to terminate this Agreement, in which event this Agreement shall automatically terminate,
the Deposit shall be returned to Buyer without any further action required from either party
and neither party shall have any continuing obligations hereunder. If, before the Close of
Escrow, proceedings are commenced for the taking by exercise of the power of eminent domain
of less than a material part of the Real Property, or if Buyer has the right to terminate
this Agreement pursuant to the preceding sentence but Buyer does not exercise such right,
then this Agreement shall remain in full force and effect and, on the Close of Escrow, the
condemnation award (or, if not theretofore received, the right to receive such portion of
the award) payable on account of the taking shall be assigned, or paid to, Buyer. Seller
shall give written notice to Buyer within three (3) business days after Seller’s receiving
notice of the commencement of any proceedings for the taking by exercise of the power of
eminent domain of all or any part of the Real Property. The foregoing notwithstanding, in
the event the taking results in the cancellation of, or rent abatement under, any Lease,
Buyer shall have the option to terminate this Agreement.

12. Notices.

All notices, demands, or other communications of any type given by any party hereunder,
whether required by this Agreement or in any way related to the transaction contracted for
herein, shall be void and of no effect unless given in accordance with the provisions of
this Section. All notices shall be in writing and delivered to the person to whom the
notice is directed, either (a) in person, (b) by United States Mail, as a registered or
certified item, return receipt requested, (c) by facsimile transmission (with confirmation
by a nationally recognized overnight delivery service), or (d) by a nationally recognized
overnight delivery service. Notices transmitted to the then designated facsimile number of
the party intended shall be deemed received upon electronic verification of receipt by the
sending machine, notices sent by a nationally recognized overnight delivery service shall be
deemed received on the next business day and notices delivered by certified or registered
mail shall be deemed delivered on the earlier of receipt, refusal or three (3) postal
delivery days following posting. Notices shall be given to the following addresses:

Seller: 4MX Partners, LLC

460 E. Main Street

Columbus, OH 43215

Attn: Brian Wilmers

(614) 224-7237

(614) 224-0413 Fax

515 Partners, LLC

460 E. Main Street

Columbus, OH 43215

Attn: Brian Wilmers

(614) 224-7237

(614) 224-0413 Fax

With Required Copy to: Shayne Nichols LLC

Two Miranova Place, Suite 220

Columbus, OH 43215

Attn: Stanley H. Shane, Esq.

Philip R. Nichols, Esq.

(614) 221-2220

(614) 221-9050 Fax

Buyer: Triple Net Properties, L.L.C.

1551 N. Tustin Avenue, Suite 200

Santa Ana, CA 92705

Attn: Danny Prosky, Vice President – Acquisitions

and Mathieu Streiff, Esq.

(714) 667-8252

(714) 667-6816 Fax

With Required Copy to: Cox, Castle & Nicholson LLP

2049 Century Park East, Suite 2800

Los Angeles, CA 90067

Attn: David P. Lari, Esq.

(310) 284-2240

(310) 277-7889 Fax

13. Remedies.

	 	13.1.	 	Defaults by Seller. If there is any default by Seller under this
Agreement, following notice to Seller and seven (7) days thereafter during which period
Seller may cure the default, Buyer may at its option, either (a) declare this Agreement
terminated in which case the Deposit shall be returned to Buyer without any further
action required from either party, and bring an action for any damages incurred by
Buyer or (b) treat the Agreement as being in full force and effect and bring an action
against Seller for specific performance. The foregoing notwithstanding, no right to
cure shall extend the Close of Escrow.

	 	13.2.	 	Defaults by Buyer. If there is any default by Buyer under this
Agreement, following notice to Buyer and seven (7) days thereafter, during which period
Buyer may cure the default, Seller may, as its sole remedy, declare this Agreement
terminated, in which case the Deposit then being held by the Escrow Agent shall be paid
to Seller as liquidated damages and each party shall thereupon be relieved of all
further obligations and liabilities, except any which survive termination. The
foregoing notwithstanding, no right to cure shall extend the Close of Escrow.

In the event this Agreement is terminated due to the default of Buyer hereunder,
Buyer shall, in addition, deliver to Seller, at no cost to Seller, the items
provided to Buyer in connection with its investigation of the transaction
contemplated herein.

14. Assignment.

Buyer may assign any or all of its rights and obligations under this Agreement to any one or
more persons or entities upon notice to Seller provided that Buyer and the assignee execute
an assignment and assumption agreement pursuant to which the assignee expressly assumes all
of Buyer’s obligations under this Agreement and provided, further, that Buyer is not
released from its obligations hereunder until the Close of Escrow. Additionally, Buyer
shall have the right to cause Seller to grant title to the Property to up to thirty-five
(35) tenants-in-common (the “Nominees”) in lieu of granting title to the Property to
Buyer, provided that (i) Buyer notifies Seller, in writing, at least five (5) business days
prior to the Closing Date that Buyer wishes to cause Seller to grant title to the Property
to the Nominees, along with the names of the Nominees and any other information reasonably
required by Seller to prepare and complete the Deed, Assignment Agreement and any other
closing documents to reflect the vesting of title to the Property in the Nominees, (ii)
there is no additional cost, liability or expense incurred by Seller in connection
therewith, (iii) the Closing Date is not delayed in connection therewith, and (iv) Buyer
agrees to and hereby does indemnify and hold Seller harmless from and against any and all
liability, damage, and cost, including reasonably attorneys’ fees, incurred by Seller by
virtue of Seller’s granting of title to the Property to the Nominees.

15. Interpretation and Applicable Law.

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

16. Amendment.

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

17. Attorneys’ Fees.

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

18. Entire Agreement; Survival.

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

19. Counterparts.

This Agreement may be executed in any number of counterparts, all of which when taken
together shall constitute the entire agreement of the parties.

20. Time is of the Essence; Calculation of Time Periods.

Time is of the essence in this Agreement as to each provision in which time is an element of
performance. Unless otherwise specified, in computing any period of time described herein,
the day of the act or event after which the designated period of time begins to run is not
to be included and the last day of the period so computed is to be included, except that if
such last day falls upon a Saturday, Sunday, or legal holiday under the Federal law or laws
of the States of Ohio or California, then such period shall run until the end of the next
day that is neither a Saturday, Sunday, or legal holiday under Federal law or the laws of
the States of Ohio and California. The last day of any period of time described herein
shall be deemed to end at 11:59 p.m. Los Angeles, California time.

21. Real Estate Commission.

Seller and Buyer each represent and warrant to the other that neither Seller nor Buyer has
contacted or entered into any agreement with any real estate broker, agent, finder or any
other party in connection with this transaction other than Cityspace Realty, LLC, an
affiliate of J. Daniel Schmidt, and that neither party has taken any action which would
result in any real estate broker’s, finder’s or other fees or commissions being due and
payable to any party other than Cityspace Realty, LLC with respect to the transaction
contemplated hereby. Such commission shall be payable upon the Close of Escrow from the
proceeds of the Purchase Price deposited by Buyer. Each party hereby indemnifies and agrees
to hold the other party harmless from any loss, liability, damage, cost, or expense
(including reasonable attorneys’ fees) resulting to the other party by reason of a breach of
the representation and warranty made by such party in this Section.

22. Severability.

If any provision of this Agreement, or the application thereof to any person, place, or
circumstance, shall be held by a court of competent jurisdiction to be invalid,
unenforceable or void, the remainder of this Agreement and such provisions as applied to
other persons, places and circumstances shall remain in full force and effect.

23. Further Assurances.

Each party will, whenever and as often as it shall be requested to do so by the other party,
execute, acknowledge and deliver, or cause to be executed, acknowledged and delivered any
and all such further conveyances, assignments, approvals, consents and any and all other
documents and do any and all other acts as may be necessary to carry out the intent and
purpose of this Agreement.

24. Exclusivity.

Until the Close of Escrow or the date that this Agreement is terminated, Seller shall not
enter into any contract, or enter into or continue any negotiations, to sell the Property to
any person or entity other than Buyer.

25. Cooperation with S-X 3-14 Audit.

Seller acknowledges that Buyer shall have the right to assign all of its rights, title and
interest in and to this Agreement and that the assignee may be a publicly registered company
(“Registered Company”) promoted by the Buyer.  The Seller acknowledges that it has
been advised that if the Buyer is a Registered Company, the assignee is required to make
certain filings with the Securities and Exchange Commission (the “SEC Filings”) that
related to the most recent pre-acquisition fiscal year and the current fiscal year through
the date of acquisition (the “Audited Year”) for the Property.  To assist the
assignee in preparing the SEC Filings, the Seller agrees to provide the assignee with the
following:

	 	(a)	 	Access to bank statements for the Audited year;

	 	(b)	 	Rent Roll as of the end of the Audited Year;

	 	(c)	 	Operating Statements for the Audited Year;

	 	(d)	 	Access to the general ledger for the Audited Year;

	 	(e)	 	Cash receipts schedule for each month in the Audited Year;

	 	(f)	 	Access to invoice for expenses and capital improvements in the Audited Year;

	 	(g)	 	Accounts payable ledger and accrued expense reconciliations;

	 	(h)	 	Check register for the 3-months following the Audited Year;

	 	(i)	 	Leases and 5-year lease schedules;

	 	(j)	 	Copies of all insurance documentation for the Audited Year;

	 	(k)	 	Copies of accounts receivable aging as of the end of the Audited Year and an
explanation for all accounts over 30 days past due as of the end of the Audited Year;
and

	 	(l)	 	An original audit representation letter in the form attached hereto as
Exhibit F executed by Seller.

The provisions of this Section 25 shall survive the Close of Escrow.

	26.	 	Exhibits. The following exhibits are attached hereto and incorporated herein by this
reference:

Exhibit A-1. Legal Description of 4 Market Exchange (500 East Main Street)

Exhibit A-2. Legal Description of 1 Market Exchange (515 East Main Street)

Exhibit A-3. Legal Description of Mound Street Parking Lot

Exhibit B. Schedule of Leases, Security Deposits and Letters of Credit

Exhibit C. Schedule of Contracts

Exhibit D-1. Assignment and Assumption Agreement (4 Market Exchange and Mound Street
Parking Lot)

Exhibit D-2. Assignment and Assumption Agreement (1 Market)

Exhibit E. Deed

Exhibit F. Representation Letter

Exhibit G. Allocation of Purchase Price

Exhibit H. Graphical Description of All Parking Areas

1

[Signatures on next page]

SIGNATURE PAGE FOR AGREEMENT FOR PURCHASE

AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS

SELLER:

4MX PARTNERS, LLC

an Ohio limited liability company

By: /s/ J Daniel Schmidt

Name: J Daniel Schmidt

Title: Manager

515 PARTNERS, LLC

an Ohio limited liability company

By: /s/ J Daniel Schmidt

Name: J. Daniel Schmidt

Title: Member

BUYER:

TRIPLE NET PROPERTIES, LLC,

a Virginia limited liability company

By: /s/ Jeff Hanson

Name: Jeff Hanson

Title: Chief Investment Officer

ESCROW HOLDER:

The undersigned Escrow Holder accepts the foregoing Agreement for Purchase and Sale of Real
Property and Escrow Instructions only as to its obligations with respect to acting as Escrow Holder
and agrees to act as Escrow Agent under this Agreement in strict accordance with its terms.

FIRST AMERICAN TITLE INSURANCE COMPANY

By: /s/ Tamara Turner

Name: Tamara Turner

Title: Escrow Agent

2

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