Document:

PURCHASE AND SALE AGREEMENT

 

THIS PURCHASE AND SALE
AGREEMENT (“Agreement”) is made and entered into as of this 25th day of May, 2012 (the “Effective
Date”), by and among MONTEREY VILLAGE, an Oregon limited partnership (“Seller”), and CORNERSTONE HEALTHCARE
REAL ESTATE FUND, INC., a Maryland corporation, or its permitted assignee (“Buyer”).

 

1.          Purchase
and Sale. On the terms and conditions set forth herein, Seller shall sell, assign, transfer, convey and deliver to Buyer and
Buyer shall purchase from Seller its interest in the following, which are hereinafter referred to collectively as the “Property”:

 

(a)          One
(1) memory care facility as described in Schedule 1(a) attached hereto (“Facility”), owned by Seller,
and all right, title and interest of Seller in and to the items described in (a) through (f) herein;

 

(b)          All
of the real estate on which the Facility is situated, together with all tenements, easements, appurtenances, privileges, rights
of way, and other rights incident thereto, all building and improvements and any parking lot located thereon situated in the State
of Oregon (the “State”), which is described in Exhibit A attached hereto and made a part hereof by this
reference (collectively, the “Real Property”);

 

(c)          All
of the tangible personal property, inventory, equipment, machinery, supplies including drugs and other supplies, spare parts, furniture,
furnishings, warranty claims, contracts, including but not limited to supply contracts, contracts rights, and intellectual property
(except for trademarks and service marks of Seller or a related entity using the names “Farmington Square Medford”
and “Memory Care Facility”), including but not limited to patents, trade secrets, and all rights and title to the names
under which the Facility operate, mailing lists, customer lists, vendor lists, resident files, books and records owned by the Seller,
who may retain copies of same, and shall have reasonable access to such books and records after the Closing as required for paying
taxes and responding to legal inquiry, as such personal property is described in Schedule 1(c) attached hereto (collectively,
the “Personal Property”);

 

(d)          All
transferable licenses, permits, certifications, assignable guaranties and warranties in favor of Seller, approvals or authorizations
and all assignable intangible property not enumerated herein which is used by the Seller in connection with the Facility, and all
other assets whether tangible or intangible;

 

(e)          All
trade names or other names commonly used to identify the Facility and all goodwill associated therewith, excluding any name containing
“Farmington Square Medford,” “Memory Care Facility,” or “Monterey Village” which shall remain
the sole property of Seller. The intent of the parties is to transfer to Buyer only such names and goodwill associated with the
Facility itself and not with Seller or any affiliate of Seller, so as to avoid any interference with the unrelated business activities
of Seller; and

 

(f)          All
telephone numbers used in connection with the operation of the Facility, and to the extent not described above, all goodwill of
Seller associated with the Facility (the items described in clauses (e) and (f) above are collectively referred to as “Intangibles”).

 

    	 

    	 

    

 

2.          Excluded
Assets. The following assets are excluded from the Property sold by Seller to Buyer hereunder (the “Excluded Assets”):
Seller’s cash, investment securities, bank account(s) and accounts receivable, and deposits attributable and relating to
the operation of Seller’s Facility (but not resident trust accounts and prepaid rent under resident agreements); equipment
currently leased by Seller or Operator and listed on Schedule 2 attached hereto (even if used in the operation of the Facility);
Seller’s corporate minute books and corporate tax returns, partnership records, and other corporate and partnership records;
and Seller’s real property not identified in Schedule 1(a); Seller’s management agreement with Radiant Senior
Living, Inc. (the “Operator”); and all licenses used by Seller to operate the Facility and to receive payments
from Payors (defined in Section 8(k) below).

 

3.          Purchase
Price; Deposits. The following shall apply with respect to the Purchase Price of the Property:

 

(a)          The
purchase price (the “Purchase Price”) payable by Buyer to Seller for the Property is Eight Million Five Hundred
Thousands Dollars ($8,500,000) in cash, which shall be allocated for tax purposes among the assets that comprise the Property as
set forth on Schedule 3 to this Agreement.

 

(b)          Buyer
has deposited the sum of Twenty Five Thousand Dollars ($25,000) as an earnest money deposit (“Initial Deposit”)
with Lawyers Title Company, 4100 Newport Place Drive, Suite 120, Newport Beach, California 92660, Attention: Debi Calmelat (“Title
Company” or “Escrow Agent”) and Escrow Agent has deposited it into an interest-bearing account with
the interest for the benefit of Buyer. Within two (2) business days after this Agreement is fully executed by the parties, Buyer
shall deposit an additional sum of Twenty Five Thousand Dollars ($25,000) as a second deposit (“Second Deposit”)
with Escrow Agent and Escrow Agent will deposit it into an interest-bearing account along with the Initial Deposit with the interest
for the benefit of Buyer. In addition, if Buyer has not terminated this Agreement on or before the expiration of the Due Diligence
Period (defined below), then (i) Buyer shall deposit with Escrow Agent an additional Fifty Thousand Dollars ($50,000) (“Additional
Deposit”) within three (3) business days following the expiration of the Due Diligence Period, and (ii) the Initial Deposit,
the Second Deposit and the Additional Deposit shall be nonrefundable except as otherwise provided in Section 13(b)(i). The
Initial Deposit, the Second Deposit, the Additional Deposit and (if applicable) the Extension Deposit (or applicable portion thereof),
as defined below, are collectively referred to as the “Deposit”. Interest earned on the Deposit shall be paid
to the party entitled to such amount as provided in this Agreement.

 

(c)          At
Closing, the Deposit shall be credited against the Purchase Price and Buyer shall deposit the balance of the Purchase Price in
Cash to the Escrow Agent.

 

(d)          Buyer
shall not assume or pay, and Seller shall continue to be responsible for, any and all debts, obligations and liabilities of any
kind or nature, fixed or contingent, known or unknown, of Seller not expressly assumed by Buyer in this Agreement. Specifically,
without limiting the foregoing, Buyer shall not assume any obligation, liability, cost, expense, claim, action, suit or proceeding
pending as of the Closing, nor shall Buyer assume or be responsible for any subsequent claim, action, suit or proceeding arising
out of or relating to any such other event occurring, with respect to the manner in which Seller conducted its business at the
Facility, on or prior to the date of the Closing Date. In addition, Buyer shall not assume successor liability obligations to Medicare,
Medicaid, HMO or any other third party payer programs or be responsible for recoupments, fines, or penalties required to be paid
to such parties as a result of the operation of the Facility prior to the Closing Date by Seller or the Operator.

 

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4.          Closing.
The closing of the purchase and sale transactions pursuant to this Agreement (“Closing”) shall occur on or before
the later of (a) July 31, 2012, or (b) thirty (30) days following the expiration of the Due Diligence Period (“Closing
Date”); provided, Buyer may unilaterally extend the Closing Date for thirty (30) days by making a non-refundable payment
(subject to the provisions of Section 13(b)(ii) herein) to Escrow Agent, of One Hundred Thousand Dollars ($100,000) (“Extension
Deposit”). The Extension Deposit shall be applicable to the Purchase Price or, if this transaction does not close on
or before the Closing Date, as extended, then the Extension Deposit shall be applied as dictated by the terms of this Agreement
regarding the Deposit. The Closing shall take place through Seller’s delivery of a warranty deed and Buyer’s delivery
of cash or immediately available funds through an escrow agreement (the “Escrow”) to be established with the
Escrow Agent pursuant to form escrow instructions which shall be modified to be consistent with the terms and provisions of this
Agreement, and which shall be mutually agreed upon by the parties hereto.

 

5.          Conveyance.
Title to the Facility shall be conveyed to Buyer by a warranty deed and bill of sale in form agreed to by the parties prior to
the end of the Due Diligence Period, as defined herein. Fee simple indefeasible title to the Real Property, and marketable title
to the Personal Property, shall be conveyed from Seller to Buyer or Buyer’s permitted assignee in “AS-IS, WHERE-IS”
condition, free and clear of all liens, charges, easements and encumbrances of any kind, other than:

 

(a)          Liens
for real estate taxes or assessments not yet due and payable;

 

(b)          The
standard printed exceptions included in the Title Commitment, as defined in Section 14(a) herein; unless objected to in
writing by Buyer during the Due Diligence Period;

 

(c)          Such
exceptions that appear in the PTR (as defined in Section 14(a)) and that are either waived or approved by Buyer pursuant
to Section 14(b) herein;

 

(d)          Liens
or encumbrances caused by the actions of Buyer but not those caused by the actions of Seller; and

 

(e)          Those
matters identified as permitted exceptions on the attached Exhibit B.

 

The items described
in this Section 5 are sometimes collectively referred to as the “Permitted Exceptions.”

 

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6.          Buyer’s
Due Diligence.

 

(a)          Subject
to extension as provided below in this Section 6, Buyer shall have ninety (90) days from the Effective Date to complete
Buyers Due Diligence (the “Due Diligence Period”), and, subject to the requirements of Section 6(c),
Seller shall permit the officers, employees, directors, agents, consultants, attorneys, accountants, lenders, appraisers, architects,
investors and engineers designated by Buyer and representatives of Buyer (collectively, the “Buyer’s Consultants”)
access to, and entry upon the Real Property and the Facility to perform its normal and customary due diligence, including, without
limitation, the following (collectively, the “Due Diligence Items”):

 

(i)          Review
of vendor contracts (“Contracts”) and leases (“Leases”) to which the Facility (or the Seller,
on behalf of the Facility) are a party, as set forth on Schedule 8(f) attached hereto;

 

(ii)         Conduct
environmental investigations (including a Phase 1 Environmental Audit);

 

(iii)        Inspection
of the physical structure of the Facility;

 

(iv)        Review
of current Title Commitment, as defined in Section 14 herein, and underlying documents referenced therein;

 

(v)         Review
of Surveys, as defined in Section 14 herein, for the Facility;

 

(vi)        Inspection
of the books and records of the Facility and that portion of the Seller’s books and records which pertain to the Facility;

 

(vii)       Review
of the items described in Schedule 6(a)(vii) attached hereto, which are in Seller’s possession or control, to be provided
by Seller within ten (10) business days following the Effective Date;

 

(viii)      Conduct
such other inspections or investigations as Buyer may reasonably require relating to the ownership, operation or maintenance of
the Facility;

 

(ix)         Review
of resident files, agreements, and any other documentation regarding the residents of the Facility, which review shall in all events
be subject to all applicable laws, rules and regulations concerning the review of medical records and other types of patient records;
and

 

(x)          Review
of files maintained by the State relating to the Facility; and

 

(xi)         Review
of all drawings, plans and specifications and all engineering reports for the Facility in the possession of, or readily available
to, Seller; and

 

(xii)        Review
of all environmental reports, property condition reports, appraisals, title reports and ALTA Surveys (or surveys) that Seller currently
has in its possession.

 

(xiii)       Review
copies of currently effective written employment manuals or written employment policies and/or procedures have been provided to
or for employees.

 

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Notwithstanding the
foregoing provisions of this Subsection, in the event Seller fails to deliver all Due Diligence Items listed in Schedule 6(a)(vii)
that are in Seller’s possession or control on or before the time set forth in Subsection (a)(vii) above, then Buyer
give Seller written notice of such failure and the Due Diligence Period shall be deemed extended on a day-to-day basis until Seller
completes such delivery of the Due Diligence Items to Buyer; provided, however, that in no event shall the Due Diligence Period
be extended beyond the one hundred twentieth (120th) day after the Effective Date).

 

(b)          Buyer
agrees and acknowledges that: (i) Buyer will not disclose the Due Diligence Items or any other materials received from Seller pursuant
to this Agreement (the “Property Information”) or any of the provisions, terms or conditions thereof, or any
information disclosed therein or thereby, to any party outside of Buyer’s organization, other than Buyer’s Consultants;
(ii) the Property Information is delivered to Buyer solely as an accommodation to Buyer; (iii) Seller has not undertaken any independent
investigation as to the truth, accuracy or completeness of any matters set out in or disclosed by the Property Information; and
(iv) except as expressly contained in this Agreement, Seller has not made and does not make any warranties or representations of
any kind or nature regarding the truth, accuracy or completeness of the information set out in or disclosed by the Property Information.
The Property Information is “Confidential Information” as the term is defined in the Confidentiality Agreement referenced
in Section 25 of this Agreement and shall be protected and, if the transaction contemplated by this Agreement does not close
for any reason, all documents containing Property Information shall be returned to Seller or destroyed in accordance with its terms.

 

(c)          All
due diligence activities of Buyer at the Facility shall be scheduled with Seller upon two (2) business days prior notice. Reviews,
inspections and investigations at the Facility shall be conducted by Buyer in such manner so as not to disrupt the operation of
the Facility.

 

(d)          Buyer
may, at its sole cost, obtain third party engineering and physical condition reports and Phase I Environmental Audits covering
the Facility, certified to Buyer, prepared by an engineering and/or environmental consultants acceptable to Buyer; provided, no
inspection by Buyer’s Consultants shall involve the taking of samples or other physically invasive procedures (such as a
Phase II environmental audit) without the prior written consent of Seller, which consent shall not be unreasonably withheld or
delayed. Notwithstanding anything to the contrary contained in this Agreement, Buyer shall indemnify, defend (with counsel acceptable
to Seller) and hold Seller and its employees and agents, and each of them, harmless from and against any and all losses, claims,
damages and liabilities, without limitation, attorneys’ fees incurred in connection therewith) arising out of or resulting
from Buyer’ or Buyer’s Consultant’s exercise of its right of inspection as provided for in this Section 6;
provided, however, such indemnification shall not extend to matters merely discovered by Buyer and/ or the acts or omissions of
Seller or any third party. The indemnification obligation of Buyer under this Section 6 shall survive the termination of
this Agreement for a period of two (2) years. Following any audit or inspection as provided for herein, Buyer shall immediately
and without demand return the Real Property and Facility to the condition in which they existed immediately prior to such audit
or inspection so as not to interfere with the operation of the Facility.

 

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(e)          If
the results of the foregoing inspections and audits are not acceptable to Buyer in its sole and absolute discretion, Buyer may,
upon notice to Seller given on or before 5:00 p.m. (Pacific Time) on the last day of the Due Diligence Period, terminate this Agreement,
and in such event, neither party shall have any further rights and obligations under this Agreement, except for obligations which
expressly survive the termination of this Agreement. Failure of Buyer to deliver written notice of approval prior to 5:00 p.m.
(Pacific Time) on the last day of the Due Diligence Period shall be deemed to constitute Buyer’s disapproval of the matters
described in this Section 6(a). If this Agreement shall be terminated prior to Closing for any reason, upon Seller’s
request, Buyer shall promptly return or destroy all copies of the Due Diligence Items, all electronic copies of all Due Diligence
Items and all summaries and notes prepared by referencing any Due Diligence Items.

 

7.          Prorations;
Closing Costs; Possession.

 

(a)          There
will be no prorations at the Closing since RSL Medford, LLC, an Oregon limited liability company (“RSL Medford”),
an affiliate of Seller, shall remain responsible for all taxes, costs and expenses relating to the Facility following the Closing
pursuant to that certain lease agreement between Buyer, as landlord, and RSL Medford, as tenant, in the form attached hereto as
Exhibit D (the “Post-Closing Lease”). Seller and RSL Medford will be allowed to enter into a separate
agreement relating to proration of taxes, costs and expenses relating to the Facility since RSL Medford will be responsible for
all such costs after the Closing in accordance with the Post-Closing Lease.

 

(b)          Seller
shall pay any state, county and local transfer taxes arising out of the transfer of the Real Property.

 

(c)          Seller
shall pay the cost of the standard owner’s title insurance policy, as described in this Agreement (excluding any survey exception
or deletion of standard exceptions to coverage). Buyer shall pay the cost of any lender’s policy for Buyer’s lender,
extended coverage on said owner’s policy, any title endorsements requested by Buyer and its lender, and the cost of updating
or obtaining new Surveys. Seller and Buyer shall each pay 50% of all fees of Escrow Agent. All other costs associated with title
and survey matters shall be paid in accordance with Jackson County, Oregon custom and practice.

 

(d)          Buyer
and Seller shall each pay their own attorney’s fees. Buyer shall pay for all costs of review of the Due Diligence Items and
all of its due diligence inspection costs including, without limitation, the cost of any environmental reports.

 

(e)          On
the Closing Date, RSL Medford shall obtain possession of the Facility pursuant to the Post-Closing Lease.

 

(f)          Buyer
shall bear all costs of financing its acquisition of the Real Property, including, without limitation, all repairs to the Facility
or reserves for repairs to the Facility required by Buyer’s lender or the United States Department of Housing and Urban Development
(“HUD”); provided, however, that if capital expenditure to repair the Real Property are required by Buyer’s
lender or HUD as a condition of Buyer’s acquisition financing, then Seller shall reimburse Buyer the cost of such capital
expenditure to a maximum amount of $40,000.

 

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8.          Representations
and Warranties of Seller. Seller hereby represents and warrants to Buyer that:

 

(a)          Legality.

 

(i)          Organization,
Corporate Powers, Etc. Seller is duly organized, validly existing and in good standing under the laws of the State of Oregon.
Seller has full power, authority and legal right (A) to execute and deliver, and perform and observe the provisions of this Agreement
and each Transaction Document, as defined herein, to which it is a party, (B) to transfer good, indefeasible title to the Property
to Buyer free and clear of all liens, claims and encumbrances except for Permitted Exceptions (as defined in Section 5 hereof),
and (C) to carry out the transactions contemplated hereby and by such other instruments to be carried out by such party.

 

(ii)         Due
Authorization, Etc. This Agreement and the Closing Documents (collectively the “Transaction Documents”)
have been, and each instrument provided for herein or therein to which Seller is a party will be, when executed and delivered as
contemplated hereby authorized, executed and delivered by Seller and the Transaction Documents constitute, and each such instrument
will constitute, when executed and delivered as contemplated hereby, legal, valid and binding obligations of Seller and enforceable
in accordance with their terms.

 

(iii)        Governmental
Approvals. To the best of Seller’s knowledge, no consent, approval or other authorization (other than corporate or other
organizational consents which have been obtained), or registration, declaration or filing with, any court or governmental agency
or commission is required for the due execution and delivery of any of the Transaction Documents to which Seller is a party or
for the validity or enforceability thereof against such party other than the recording or filing for recordation of the Oregon
form of full warranty deed (the “Deed”) which recordings shall be accomplished at Closing.

 

(iv)        Other
Rights. No right of first refusal, option or preferential purchase or other similar rights are held by any person with respect
to any portion of the Property.

 

(v)         No
Litigation. Except as set forth on Schedule 8(a)(v) attached hereto, neither Seller nor its registered agent for service
of process has been served with summons with respect to any actions or proceedings pending or, to Seller’s actual knowledge,
no such actions or proceedings are threatened, against Seller before or by any court, arbitrator, administrative agency or other
governmental authority, which (A) individually or in the aggregate, are expected, in the reasonable judgment of Seller, to materially
and adversely affect Seller’s ability to carry out any of the transactions contemplated by any of the Transaction Documents
or (B) otherwise involve any portion of the Property including, without limitation, the Facility.

 

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(vi)        No
Conflicts. Neither the execution and delivery of the Transaction Documents to which Seller is a party, compliance with the
provisions thereof, nor the carrying out of the transactions contemplated thereby to be carried out by such party will result in
(A) a breach or violation of (1) any material law or governmental rule or regulation applicable to Seller now in effect, (2) any
provision of any of Seller’s organizational documents, (3) any material judgment, settlement agreement, order or decree of
any court, arbitrator, administrative agency or other governmental authority binding upon Seller, or (4) any material agreement
or instrument to which Seller is a party or by which Seller or its respective properties are bound; (B) the acceleration of any
obligations of Seller; or (C) the creation of any lien, claim or encumbrance upon any properties or assets of Seller.

 

(b)          Property.

 

As of the Effective
Date and the Closing Date, except as set forth on Schedule 8(b):

 

(i)          Seller
has no actual knowledge of, and has not received any notice of, outstanding deficiencies or work orders of any authority having
jurisdiction over any portion of the Property;

 

(ii)         Seller
has no actual knowledge of, and has not received any notice of, any claim, requirement or demand of any licensing or certifying
agency supervising or having authority over the Facility to rework or redesign it in any material respect or to provide additional
furniture, fixtures, equipment or inventory so as to conform to or comply with any law which has not been fully satisfied;

 

(iii)        Seller
has not received any notice from any governmental authority of any material violation of any law applicable to any portion of the
Real Property or to the Facility;

 

(c)          Condemnation.
There is no pending or, to the actual knowledge of Seller, threatened condemnation or similar proceeding or assessment affecting
the Real Property, nor, to the actual knowledge of Seller, is any such proceeding or assessment contemplated by any governmental
authority.

 

(d)          Hazardous
Substances. Other than the generation, handling and disposal of medical or biohazardous waste in the ordinary course of the
operation of the Facility and in accordance with all Laws, and except as disclosed on Schedule 8(d), to Seller’s actual
knowledge, there has been no production, storage, manufacture, voluntary or involuntary transmission, use, generation, treatment,
handling, transport, release, dumping, discharge, spillage, leakage or disposal at, on, in, under or about the Real Property of
any Hazardous Substances by Seller, or any affiliate or agent thereof, except in strict compliance with all applicable Laws. To
Seller’s actual knowledge there are no Hazardous Substances at, on, in, under or about the Real Property in violation of
any Law, and to Seller’s actual knowledge, there is no proceeding or inquiry by any federal, state or local governmental
agency with respect thereto. For purposes of this Agreement, “Hazardous Substances” shall mean any hazardous
or toxic substances, materials or wastes, including, without limitation, those substances, materials and wastes listed in the United
States Department of Transportation Table (49 CFR 172.1 01) or by the Environmental Protection Agency as hazardous substances (40
CFR Part 302 and amendments thereto) or such substances, materials and wastes which are or become regulated under any applicable
local, state or federal law (collectively, “Laws”), including, without limitation, any material, waste or substance
which is (i) a hazardous waste as defined in the Resource Conservation and Recovery Act of 1976, as amended (42 U.S.C. § 6901
et seq.); (ii) a pollutant or contaminant or hazardous substance as defined in the Comprehensive Environmental Response. Compensation
and Liability Act of 1980, as amended (42 U.S.C. § 9601 et seq.); (iii) a hazardous substance pursuant to § 311 of the
Clean Water Act (33 U.S.C. § 1251, et seq., 33 U.S.C. § 1321) or otherwise listed pursuant to § 307 of the Clean
Water Act (33 U.S.C. § 1317); (iv) a hazardous waste pursuant to § 1004 of the Resource Conservation and Recovery Act
(42 U.S.C. § 6901 et seq.); (v) polychlorinated biphenyls (PCBs) as defined in the Federal Toxic Substance Control Act, as
amended (15 U.S.C. § 2501 et seq.); (vi) hydrocarbons, petroleum and petroleum products; (vii) asbestos; (viii) formaldehyde
or medical or biohazardous waste; (ix) radioactive substances; (x) flammables and explosives; (xi) any state statutory counterparts
to those federal statutes listed herein; or (vii) any other substance, waste or material which, to Seller’s actual knowledge,
could presently or at any time in the future require remediation at the behest of any governmental agency. Any reference in this
definition to Laws shall include all rules and regulations which have been promulgated with respect to such Laws.

 

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(e)          Brokers.
Each party represents and warrants to the other party that it has not dealt with any other broker, salesman, finder or consultant
with respect to this Agreement or the transactions contemplated hereby. Each party agrees to indemnify, protect, defend, protect
and hold the other party harmless from and against all claims, losses, damages, liabilities, costs, expenses (including reasonable
attorneys’ fees and disbursements) and charges resulting from such indemnifying party’s breach of the foregoing representation.
The provisions of this Section 8(e) shall survive the Closing or earlier termination of this Agreement for a period of twelve
(12) months.

 

(f)          Leases
and Contracts. Schedule 8(f) is a list of all Leases and Contracts relating to the Facility to which Seller is a party
or by which Seller may be bound. Seller has made or will promptly make available to Buyer true, complete and accurate copies of
all Leases and Contracts including, without limitation, any modifications thereto. All of the Leases and Contracts are in full
force and effect without claim of material default there under, and, except as may be set forth on Schedule 8(f).

 

(g)          Financial
Statements. Schedule 8(g) contains (i) the balance sheets for the Facility for the last three (3) fiscal years ending
prior to the date of this Agreement (audited if available and unaudited to the extent audited statements are not available) and
the unaudited balance sheets for each of the past three (3) fiscal quarters completed prior to the date of this Agreement and (ii)
the related consolidated statements of income, results of operations, changes in members’ equity and changes in financial
position with respect to each such period as compared with the immediately prior period (collectively, the “Financial
Statements”). To Seller’s actual knowledge, the Financial Statements taken as a whole (A) fairly present the financial
condition and results of operation of the Facility for the periods indicated, (B) are true, accurate, correct and complete in all
material respects, and (C) except as stated in Schedule 8(g) (or in the notes to the Financial Statements) have been prepared
in accordance with the Seller’s modified tax basis reporting, as consistently applied. Except as disclosed in Schedule
8(g), or otherwise disclosed in writing to Buyer, to Seller’s actual knowledge neither Seller, as to the Facility, nor
the Facility is obligated for or subject to any material liabilities, contingent or absolute, and whether or not such liabilities
would be disclosed in accordance with tax basis reporting, and Schedule 8(g) sets forth all notes payable, other long term
indebtedness and, to Seller’s actual knowledge, all other liabilities to which the Facility and the Real Property are or
at Closing (and following Closing) will be subject, other than new indebtedness obtained by Buyer in connection with its purchase
of the Property. Seller has received no notice of default under any such instrument.

 

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(h)          Interests
in Competitors, Suppliers and Customers. Other than the Operator entities and the owners and operators of the Barnett Woods
facility in Medford, Oregon and the Pioneer Village facility in Jacksonville, Oregon, and except as set forth on Schedule 8(h),
or in Schedule 1(a) as constituting a part of the Facility, neither Seller nor any of its general partners has any interest
in any property used in the operation of, or holds an interest in, any competitor, supplier or customer of Seller or the Facility.

 

(i)          No
Foreign Persons. Neither Seller nor its general partners or limited partners are foreign persons within the meaning of Sections
897 or 1445 of the Code, nor is Seller a U.S. Real Property Holding Company within the meaning of Section 897 of the Code.

 

(j)          Licensure.
As of the date hereof, except as set forth on Schedule 8(j) attached hereto, there is no action pending or, to the actual
knowledge of Seller, recommended by the appropriate state or federal agency to revoke, withdraw or suspend any license to operate
the Facility, or certification of the Facility, or any material action of any other type with regard to licensure or certification.
The Facility is operating and functioning as a memory care facility without any waivers from a governmental agency affecting the
Facility except as set forth in Schedule 8(j), and is fully licensed for a memory care facility, as applicable, by the State
for the number of beds and licensure category set forth in Schedule 1(a) hereto. Schedule 8(j) attached hereto contains
a complete and accurate list of all life safety code waivers or other waivers affecting the Facility.

 

(k)          Regulatory
Compliance.

 

(i)          Seller
or the Operator has duly and timely filed all reports and other items required to be filed (collectively, the “Reports”)
with respect to the Facility in connection with any cost based or other form of reimbursement program or any other third party
payor (including without limitation, Medicare, Medicaid, medically indigent assistance, Blue Cross, Blue Shield, any health maintenance,
preferred provider, independent practice or other healthcare related organizations, peer review organizations, or other healthcare
providers or payors) (collectively, “Payors”) and have timely paid all amounts shown to be due thereon. At the
time of filing, to Seller’s actual knowledge, each Report was true, accurate and complete. To Seller’s actual knowledge,
all rights and obligations of the Facility or Seller under such Reports are accurately reflected or provided for in the Financial
Statements.

 

(ii)         Except
as set forth in Schedule 8(k) attached hereto, (A) neither Seller nor, to Seller’s actual knowledge, the Operator
is delinquent in the payment of any amount due under any of the Reports for the Facility, (B) there are no written or threatened
proposals by any Payors for collection of amounts for which Seller or the Facility could be liable, (D) there are no current or
pending claims, assessments, notice, proposal to assess or audits of Seller or Operator or the Facility with respect to any of
the Reports, and, to Seller’s actual knowledge, no such claims, assessments, notices, or proposals to assess or audit are
threatened, and (D) neither Seller nor Operator has executed any presently effective waiver or extension of the statute of limitations
for the collection or assessment of any amount due under or in connection with any of the Reports with respect to the Facility.

 

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(iii)        Except
as set forth in Schedule 8(k) attached hereto, neither Seller nor the Operator has received notice of failure to comply
with all applicable Laws, settlement agreements, and other agreements with any state or federal governmental body relating to or
regarding the Facility (including all applicable environmental, health and safety requirements), and Seller or the Operator has
and maintains all permits, licenses, authorizations, registrations, approvals and consents of governmental authorities and all
health facility licenses, accreditations, Medicaid, Medicare and other Payor certifications necessary for its activities and business
including the operation of the Facility as currently conducted. Each health facility license, Medicaid and Medicare and other Payor
certifications, Medicaid provider agreement and other agreements with any Payors is in full force and effect without any waivers
of any kind (except as disclosed in Schedule 8(k)) and has not been amended or otherwise modified, rescinded or revoked
or assigned nor, to Seller’s actual knowledge, (A) is there any threatened termination, modification, recession, revocation
or assignment thereof, (B) no condition exists nor has any event occurred which, in itself or with the giving of notice, lapse
of time or both would result in the suspension, revocation, termination, impairment, forfeiture, or non-renewal of any governmental
consent applicable to Seller or to the Facility or of any participation or eligibility to participate in any Medicare, Medicaid,
or other Payor program and (C) there is no claim that any such governmental consent, participation or contract is not in full force
and effect.

 

(l)          Regulatory
Surveys. Seller shall deliver to Buyer, in the manner required pursuant to the terms of this Agreement, complete and accurate
copies of the survey or inspection reports made by any governmental authority with respect to the Facility during the calendar
years 2009, 2010, 2011 and year-to-date 2012. To the Seller’s actual knowledge and except as shown on Schedule 8(l),
all exceptions, deficiencies, violations, plans of correction or other indications of lack of compliance in such reports have been
fully corrected and there are no bans or limitations in effect, pending or threatened with respect to admissions to the Facility
nor any licensure curtailments in effect, pending or threatened with respect to the Facility. Seller shall continue to deliver
all such surveys, inspection reports as and when same are received and/or filed as the case may be prior to the Closing.

 

(m)          Licensed
Bed/Current Rate Schedule. As of the Effective Date, Schedule 8(m) sets forth (i) the number of licensed beds and the
number of operating beds in the Facility, (ii) the current standard private rates charged by the Facility to all of its residents,
and (iii) the number of beds or units presently occupied in, and the occupancy percentage at, the Facility, including the current
rates charged by the Facility for each such occupied bed or unit. Neither Seller nor any Operator has any life care arrangement
in effect with any current or future resident of the Facility.

 

(n)          Operations.
The Facility is reasonably and adequately equipped and the Facility includes sufficient and adequate numbers of furniture, furnishings,
equipment, consumable inventory, and supplies to operate such Facility as each is presently operated by Seller. Personal Property
to be conveyed to Buyer pursuant to this Agreement is free and clear of liens, security interests, encumbrances, leases and restrictions
of every kind and description, except for Permitted Encumbrances and any liens, security interests and encumbrances to be released
at Closing.

 

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(o)          No
Misstatements, Etc. To Seller’s actual knowledge, neither the representations and warranties of Seller stated in this
Agreement, including the Exhibits and the Schedules attached hereto, nor the Due Diligence Items or any certificate or instrument
furnished or to be furnished to Buyer by Seller in connection with the transactions contemplated hereby, contains or will contain
any untrue or misleading statement of a material fact.

 

(p)          Supplementation
of Schedules; Change in Representations and Warranties. Seller shall have the continuing right and obligation to supplement
and amend the Schedules herein on a regular basis including, without limitation, Schedule 8(g), and Seller’s warranties
and representations required hereunder, as necessary or appropriate (i) in order to make any representation or warranty not misleading
due to events, circumstances or the passage of time or (ii) with respect to any matter hereafter arising or discovered up to and
including the Closing Date, but Buyer shall not be deemed to have approved such supplemental Schedules unless Buyer expressly acknowledges
approval of same in writing. In the event Seller amends any such Schedules, or Buyer or Seller gains actual knowledge prior to
the Closing that any representation or warranty made by the other party contained in this Section 8 is otherwise untrue
or inaccurate, such party shall, within five (5) days after gaining such actual knowledge but in any event prior to the Closing,
provide the other party with written notice of such inaccuracy, whereupon the noticed party shall promptly commence, and use its
best efforts to prosecute to completion, the cure of such matter, to the extent any such matter is curable. If any such matter
is not curable within reason and is material, in Buyer’s reasonable business judgment, Buyer shall have the right to terminate
this Agreement upon written notice to Seller within five (5) business days of receipt or delivery of such notice, as applicable,
on the same basis as set forth in Section 13(a) if during the Due Diligence Period and in Section 13(b)(i)(i) herein
if after expiration of the Due Diligence Period.

 

(q)          Survival
of Representations and Warranties; Updates. The representations and warranties of Seller in this Agreement shall not be merged
with the Deed at the Closing and shall survive the Closing for the period of two (2) years; provided, Seller understands and agrees
that the Post-Closing Lease shall provide for a lengthier period of survival with respect to certain matters referenced therein.

 

For purposes of this
Agreement, the phrase “to Seller’s actual knowledge,” “actual knowledge of Seller,” or words of similar
import shall mean the current, actual knowledge, without inquiry, of Jeffrey L. Chamberlain, manager of Excelsior Development Company,
LLC, general partner of the entity comprising Seller.

 

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9.          Representations
and Warranties of Buyer. Buyer hereby warrants and represents to Seller that:

 

(a)          Organization,
Corporate Powers, Etc. Buyer is a limited liability company, validly existing and in good standing under the laws of the State
of Delaware and is duly qualified and in good standing in each other state or jurisdiction in which the nature of its business
requires the same except where a failure to be so qualified does not have a material adverse effect on the business, properties,
condition (financial or otherwise) or operations of that person. Buyer has full power, authority and legal right (i) to execute
and deliver, and perform and observe the provisions of this Agreement and each Transaction Document to which it is a party, and
(ii) to carry out the transactions contemplated hereby and by such other instruments to be carried out by Buyer pursuant to the
Transaction Documents.

 

(b)          Due
Authorization, Etc. The Transaction Documents have been, and each instrument provided for herein or therein to which Buyer
is a party will be, when executed and delivered as contemplated hereby, duly authorized, executed and delivered by Buyer and the
Transaction Documents constitute, and each such instrument will constitute, when executed and delivered as contemplated hereby,
legal, valid and binding obligations of the Buyer enforceable in accordance with their terms.

 

(c)          Governmental
Approvals. To Buyer’s actual knowledge, no consent, approval or other authorization (other than corporate or other organizational
consents which have been obtained), or registration, declaration or filing with, any court or governmental agency or commission
is required for the due execution and delivery of any of the Transaction Documents to which Buyer is a party or for the validity
or enforceability thereof against such party.

 

(d)          No
Litigation. Except as set forth on Schedule 8(a)(v)
attached hereto, neither Buyer nor its registered agent for service of process has been served with summons with respect to
any actions or proceedings pending or, to Buyer’s actual knowledge, no such actions or proceedings are threatened, against
Buyer before or by any court, arbitrator, administrative agency or other governmental authority, which individually or in the
aggregate, are expected, in the reasonable judgment of Buyer, to materially and adversely affect Buyer’s ability to carry
out any of the transactions contemplated by any of the Transaction Documents.

 

(e)          No
Conflicts. Neither the execution and delivery of the Transaction Documents to which Buyer is a party, compliance with the provisions
thereof, nor the carrying out of the transactions contemplated thereby to be carried out by such party will result in (i) a breach
or violation of (A) any material law or governmental rule or regulation applicable to Buyer now in effect, (B) any provision of
any Buyer’s organizational documents, (C) any material judgment, settlement agreement, order or decree of any court, arbitrator,
administrative agency or other governmental authority binding upon Buyer, or (D) any material agreement or instrument to which
Buyer is a party or by which Buyer or its respective properties are bound; (ii) the acceleration of any obligations of Buyer; or
(iii) the creation of any lien, claim or encumbrance upon any properties or assets of Buyer.

 

(f)          No
Misstatements, Etc. To Buyer’s actual knowledge, neither the representations and warranties of Buyer stated in this Agreement,
including the Exhibits and the Schedules attached hereto, nor any certificate or instrument furnished or to be furnished to Seller
by Buyer in connection with the transactions contemplated hereby, contains or will contain any untrue or misleading statement of
a material fact.

 

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(g)          Survival
of Representations and Warranties; Updates. The representations and warranties of Buyer in this Agreement shall not be merged
with the Deed at the Closing and shall survive the Closing for the period of two (2) years.

 

For purposes of this
Agreement, the phrase “to Buyer’s actual knowledge,” “actual knowledge of Buyer,” or words of similar
import shall mean the current, actual knowledge, without inquiry, of Kent Eikanas.

 

10.         Covenants
of Seller. Seller covenants with respect to the Facility as follows:

 

(a)          Pre-Closing.
Between the date of this Agreement and the Closing Date, except as contemplated by this Agreement or with the prior written consent
of Buyer, which shall not be unreasonably withheld, conditioned or delayed:

 

(i)          Seller
shall use commercially-reasonable efforts to cause the Operator to operate the Facility diligently, in accordance with the Operator’s
obligations under its lease or other arrangement with Seller, and only in the ordinary course of business.

 

(ii)         Seller
shall use commercially-reasonable efforts to prevent the Operator from making any material change in the operation of the Facility,
and shall prevent the Operator from selling or agreeing to sell any items of machinery, equipment or other assets of the Facility,
or otherwise entering into any agreement affecting the Facility, except in the ordinary course of business;

 

(iii)        Seller
shall use its commercially-reasonable efforts to prevent the Operator from entering into any Lease or Contract or commitment affecting
the Facility, except for Leases or Contracts entered into in the ordinary course of business;

 

(iv)        During
normal business hours, and subject to the requirements of Section 6(c) herein, Seller shall provide Buyer and Buyer’s
Consultants with access to the Facility upon prior notification and coordination with Seller and the Operator; provided, Buyer
shall not materially interfere with the operation of the Facility. At such times Seller and the Operator shall permit Buyer to
inspect the books and records of the Facility;

 

(v)         Within
five (5) business days following the execution of this Agreement by the parties, Seller shall deliver to Buyer the due diligence
items described on the Due Diligence List attached hereto as Schedule 6(a)(vii) (the “Due Diligence Items”);
provided, in the event certain Due Diligence Items (“Unavailable Items”) are not readily accessible to Seller,
Seller may identify the Unavailable Items by written notice to Buyer within such five (5) business day period and shall use commercially-reasonable
efforts to deliver all Unavailable Items to Buyer as promptly as possible, but in no event more than ten (10) business days following
the execution of this Agreement. If Buyer requests additional items not included on Schedule 6(a)(vii), it will do so by
written request delivered by Seller and Seller will use its best efforts to provide such information within five (5) business days
within receipt of the request; and, provided further, Seller shall continue to cause Operator to deliver to Buyer, following the
expiration of the Due Diligence Period, financial reports showing, among other things, the EBITDAR (defined below) for the Facility
for the trailing twelve (12) month annualized operations for the period ending April 30, 2012. The term “EBITDAR”
means “earnings before interest, taxes, depreciation, amortization and rent and reserves (reserves meaning additions to capital
reserves).”

 

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(vi)        Seller
shall use its best efforts to prevent the Operator from moving residents from the Facility, except (a) to any other Facility which
is owned by Seller and constitutes part of the Property as defined herein, (b) for health treatment purposes or otherwise at the
request of the resident, family member or other guardian or (c) upon court order or the request of any governmental authority having
jurisdiction over the Facility;

 

(vii)       Seller
shall use commercially-reasonable efforts to cause the Operator to retain the services and goodwill of the employees of the Operator
until the Closing;

 

(viii)      Seller
shall maintain in force, or shall cause the Operator to maintain in force, the existing hazard and liability insurance policies,
or comparable coverage, for the Facility as are in effect as of the date of this Agreement;

 

(ix)         Seller
shall, and shall cause the Operator, to file all returns, reports and filings of any kind or nature, including but not limited
to, cost reports referred to in this Agreement, required to be filed by Seller or the Operator on a timely basis and shall timely
pay all taxes or other obligations and liabilities or recoupments which are due and payable with respect to the Facility in the
ordinary course of business with respect to the periods Seller or Operator operated the Facility;

 

(x)          Seller
shall cause the Operator (a) to maintain all required operating licenses in good standing, (b) to operate the Facility in accordance
with its current business practices and (c) to promptly notify Buyer in writing of any notices of material violations or investigations
received from any applicable governmental authority;

 

(xi)         Seller
shall use commercially-reasonable efforts to cause the Operator to make all customary repairs, maintenance and replacements required
to maintain the Facility in substantially the same condition as on the date of Buyer’s inspection thereof, ordinary wear
and tear excepted;

 

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(xii)        Seller
shall promptly notify Buyer in writing of any Material Adverse Change, as defined herein, of which Seller becomes aware in the
condition or prospects of the Facility including, without limitation, sending Buyer copies of all surveys and inspection reports
of all governmental agencies received after the date hereof and prior to Closing, promptly following receipt thereof by the Operator.
For purposes of this Agreement, a “Material Adverse Change” shall mean: (i) a decrease in the adjusted rolling
twelve (12) month annualized EBITDAR to less than Eight Hundred Fifty-Eight Thousand Dollars ($858,000) or (ii) loss of licensure,
or (iii) loss of Medicaid or Medicare participation, or (iv) any adverse action by a governmental agency which, with the passage
of time, would reasonably be expected to materially affect in a negative manner licensure at the Facility, or any adverse action
in the Facility which would reasonably be expected to materially affect in a negative manner such Facility’s participation
or eligibility to participate in any Medicare, Medicaid, or other Payor program, unless appropriate corrective action has been
taken by the Operator, in the ordinary course of business, or (v) failure to settle with the appropriate governmental authority,
or to satisfy on or before the Closing (either directly with such governmental authority or by funds escrowed by Seller for such
purposes) all claims for reimbursements, recoupments, taxes, fines or penalties which may be due to any governmental authority
having jurisdiction over the Facility, or (vi) the occurrence of a title or survey defect occurring after the date of this Agreement
which would reasonably be expected to adversely affect the ability of Buyer to operate the memory care facility at the Facility
or to obtain financing to acquire the Property from Seller, or (vii) the commencement of any third party litigation which interferes
with Seller’s ability to close the transactions contemplated by this Agreement, or (viii) any damage, destruction or condemnation
affecting the Facility in which the estimate of damage exceeds $100,000 per Facility and such damage or destruction has not been
repaired, or Buyer as not otherwise waived such condition prior to Closing. In the event of any occurrence described in clause
(iv) above, Operator shall deliver a copy of the Plan of Correction or otherwise notify Buyer in writing of the planned action,
and such Plan of Correction or other corrective action which has been approved by the applicable regulatory agency or agencies,
and upon the applicable regulatory agency or agencies providing a notice of Substantial Compliance relating to such Plan of Correction,
the condition shall no longer constitute a Material Adverse Change.

 

(xiii)       Seller
shall use commercially-reasonable efforts to cause the Operator to remedy any compliance deficiency cited in any written notice
from, or in any settlement agreement or other Plan of Correction or other agreement with, any state or federal governmental body,
or, in the event of state or federal proceedings against Operator or the Facility or receipt by the Operator of such notice prior
to the Closing Date, of any condition which would affect the truth or accuracy of any representations or warranties set forth in
this Agreement by Seller; provided, however, in the event a physical plant deficiency is cited which Seller has insufficient time
to remedy before the Closing Date, in accordance with the approval of the appropriate state or federal agency, then the same shall
be deemed remedied when the costs of correcting said deficiency (based upon reasonable estimates from established vendors selected
by Seller and Buyer and approved by Seller and by Buyer, in the exercise of their respective absolute discretion) shall be held
back in the Escrow at the Closing and not released to Seller until such deficiency is corrected by Seller; and, provided further,
a non-physical plant deficiency which cannot be remedied prior to the Closing, in accordance with the approval of the appropriate
state or federal agency, will be deemed to be remedied for purposes of this Section if Operator or Seller develops a Plan of Correction
addressing the deficiency(ies) and such Plan of Correction is approved by the applicable State agency. Seller shall use its best
efforts to remedy any such deficiency subsequent to the Closing which is to be remedied as a result of a Plan of Correction filed
by Seller or Operator prior to the Closing, and Buyer shall cooperate with such efforts by Seller; provided, Seller shall bear
all costs associated with such remedy. In the event any such Plan of Correction agreed to by Seller and Operator prior to the Closing
is not approved by the applicable State agency subsequent to Closing, Seller shall promptly use commercially-reasonable efforts,
and shall cause Operator to use its best efforts, to amend the Plan of Correction in such a manner that is necessary to obtain
acceptance by the State of the amended Plan of Correction as soon as practicable after submittal. Notwithstanding any other provision
of this Agreement, the obligation of Seller pursuant to this Subsection 9(a)(xiii) shall survive the Closing for such period
of time as is necessary to remedy such deficiency.

 

(xiv)      Seller
shall, at its cost and on or before Closing, obtain releases of financing statements and tax and judgment liens affecting or relating
to the Facility which have been filed or recorded in the State with the Office of the Oregon Secretary of State and the appropriate
County Recorder’s Office.

 

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(xv)       Seller
shall promptly comply with any notices of violations received relating to the Facility and shall deliver to Buyer a copy of any
such notice received and evidence of compliance with such notice.

 

(b)          Closing.
On or before the Closing Date, Seller shall deliver the following documents to Escrow Agent relating to the Facility (“Closing
Documents”):

 

(i)          One
(1) original executed Deed for the Real Property, in recordable form;

 

(ii)         Two
(2) original executed counterparts from RSL Medford of the Post-Closing Lease ;

 

(iii)        Two
(2) original executed counterparts of the bill of sale for the Personal Property (“Bill of Sale”), an assignment
of Seller’s interest in the Contracts and Leases (“Assignment of Contracts and Leases”), and other instruments
of transfer and conveyance in form and substance to be agreed upon prior to the expiration of the Due Diligence Period transferring
and assigning to Buyer the Real Property, Personal Property and the Intangibles to be transferred as provided herein with respect
to the Facility (“Instruments of Assignment”);

 

(iv)        One
(1) original executed certificate executed by Seller confirming that Seller’s representations and warranties continue to
be true and correct in all material respects, or stating how such representations and warranties are no longer true and correct
(“Seller’s Confirmation”);

 

(v)         All
transferable contractor’s and manufacturer’s guaranties and warranties, if any, in Seller’s possession relating
to the Facility (collectively, the “Warranties”), which delivery will be made by leaving such materials at the
Facility; and

 

(vi)        Two
(2) original executed counterparts of each of the FIRPTA Certificate, escrow agreements and other documents required by the Title
Company in connection with the transactions contemplated by this Agreement (collectively, the “Title Company Documents”).

 

11.         Covenants
of Buyer. Buyer hereby covenants as follows:

 

(a)          Pre-Closing.
Between the date hereof and the Closing Date, except as contemplated by this Agreement or with the consent of Seller, Buyer agrees
that Buyer shall not take any action inconsistent with its obligations under this Agreement or which could hinder or delay the
consummation of the transaction contemplated by this Agreement. Between the date hereof and the Closing Date, Buyer agrees that
Buyer shall not (i) make any commitments to any governmental authority, (ii) enter into any agreement or contract with any governmental
authority or third parties, (iii) alter, amend, terminate or purport to terminate in any way any governmental approval or permit
affecting the Real Property, Personal Property or Facility, which would be binding upon Seller, any Real Property Owner, the Facility
or Personal Property after any termination of this Agreement, or (iv) make any press release or public announcement regarding the
transaction contemplated by this Agreement.

 

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(b)          Closing.
On or before the Closing Date, Buyer shall deposit the following with Escrow Agent:

 

(i)          The
Purchase Price in accordance with the requirements of this Agreement;

 

(ii)         Two
(2) original executed counterparts of the Post-Closing Lease in form and substance to be agreed upon by Buyer and RSL Medford prior
to the expiration of the Due Diligence Period;

 

(iii)        Two
(2) original executed counterparts of each of the Instruments of Assignment requiring Buyer’s signature;

 

(iv)        One
(1) original executed certificate executed by Buyer confirming that Buyer’s representations and warranties continue to be
true and correct in all material respects, or stating how such representations and warranties are no longer true and correct (“Buyer’s
Confirmation”); and

 

(v)         Two
(2) original executed counterparts of each of the Title Company Documents requiring Buyer’s signature.

 

12.         Conditions
to Closing.

 

(a)          Conditions
to Buyer’s Obligations. All obligations of Buyer under this Agreement are subject to the reasonable satisfaction and
fulfillment, prior to the Closing Date (unless an earlier date for satisfaction and fulfillment is specified in the condition),
of each of the following conditions. Anyone or more of such conditions may be waived in writing by Buyer.

 

(i)          Seller’s
Representations and Warranties. Seller’s representations and warranties contained in this Agreement or in any certificate
or document delivered in connection with this Agreement or the transactions contemplated herein, shall be true in all material
respects as of the Effective Date and as of the Closing Date as though such representations and warranties were then again made,
except to the extent that prior to the expiration of the Due Diligence Period (i) Seller has provided to Buyer with written notice
that Seller has just become aware that a representation is untrue or inaccurate, or (ii) Buyer has discovered that a representation
is untrue or inaccurate, and Buyer nevertheless elects to waive Buyer’s due diligence contingency and close the transaction
despite such inaccuracy, whereupon Buyer will have waived any right of recourse or damages against Seller resulting from such inaccuracy.

 

(ii)         Seller’s
Performance. Seller shall have performed in all material respects all of its obligations and covenants under this Agreement
that are to be performed prior to or at Closing.

 

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(iii)        Damage
and Condemnation. Prior to the Closing Date, no portion of the Facility shall have been damaged or destroyed by fire or other
casualty where the estimate of damage to such Facility exceeds 10% of the Purchase Price allocated to such Facility, or proceedings
be commenced or threatened to take or condemn any material part of the Real Property or improvements comprising a Facility by any
public or quasi-public authority under the power of eminent domain. A proceeding shall be deemed to be “material” if
such condemnation or taking (i) relates to the material taking or closing of any right of access to the Real Property or Facility,
(ii) cause the Real Property or Facility to become non-conforming with then current legal requirements governing such Real Property
or Facility, (iii) results in the loss of parking that is material to the operation of such Facility, or (iv) result in the loss
of value in excess of 10% of the Purchase Price for the Property, in Buyer’s reasonable judgment. If such Facility shall
have been so damaged or destroyed, Seller shall deliver prompt written notice of such condemnation, damage or destruction to Buyer.
In the event Buyer waives this condition, by written notice to Seller within fifteen (15) business days of receipt of notice of
such proceeding, and the Closing occurs, Seller shall assign to Buyer all its right to any insurance proceeds in connection therewith.
If proceedings shall be so commenced or threatened to take or condemn the Real Property or the Facility or portion thereof prior
to Closing, and if Buyer waives this condition and the Closing occurs, Seller shall pay or assign to Buyer all Seller’s right
to the proceeds of any condemnation award in connection thereof.

 

(iv)        Absence
of Litigation.          No action or proceeding shall have been instituted,
threatened or, in the reasonable opinion of Buyer, is likely to be instituted before any court or governmental body or authority
the result of which could prevent or make illegal the acquisition by Buyer of the Facility, or the consummation of the transaction
contemplated hereby, or which could materially and adversely affect the Facility or the business or prospects of the Facility.

 

(v)         No
Material Adverse Change. No unresolved Material Adverse Change shall have occurred in the Facility.

 

(vi)        Removal
of Personal Property Liens. Seller shall have removed (or shall have sufficient payoff or other documents to remove such liens
at Closing) all personal property liens which are related to the Personal Property, and at Closing shall be free and clear of all
liens, claims and encumbrances other than Permitted Exceptions.

 

(vii)       Title
Insurance Policies. Title Company shall be prepared to issue the (i) Owners Title Insurance Policy for the Real Property as
of the Closing Date, with coverage in the amount of the allocable portion of the Purchase Price for the Real Property, insuring
Buyer as owner of the Real Property subject only to the Permitted Exceptions, and (ii) ALTA Title Insurance Policy for the Real
Property as of the Closing Date, with coverage in the amount of Buyer’s loan from Buyer’s lender (“Lender”),
insuring Lender’s lien against the Real Property subject only to such exceptions as may be approved by Lender, and with such
endorsements as may be required by Lender.

 

(viii)      Post-Closing
Lease. Prior to the expiration of the Due Diligence Period, Buyer and RSL Medford shall have negotiated and approved in writing
the form of the Post-Closing Lease.

 

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(b)          Conditions
to Seller’s Obligations. All obligations of Seller under this Agreement are subject to the fulfillment, prior to the
Closing Date (unless an earlier date for satisfaction and fulfillment is specified in the condition), of each of the following
conditions. Anyone or more of such conditions may be waived by Seller in writing.

 

(i)          Buyer’s
Representations and Warranties. Buyer’s representations and warranties contained in this Agreement or in any certificate
or document delivered in connection with this Agreement or the transactions contemplated herein shall be true in all material respects
as of the Effective Date at the date hereof and as of the Closing Date as though such representations and warranties were then
again made.

 

(ii)         Buyer’s
Performance. Buyer shall have performed in all material respects its obligations and covenants under this Agreement that are
to be performed prior to or at Closing.

 

(iii)        Absence
of Litigation. No action or proceeding shall have been instituted, threatened or, in the reasonable opinion of Seller, is likely
to be instituted before any court or governmental body or authority the result of which could prevent or make illegal the acquisition
by Buyer of the Facility, or the consummation of the transaction contemplated hereby, or which could materially and adversely affect
the Facility or the business or prospects of the Facility.

 

(iv)        No
Actions. There shall be no action pending or recommended by the appropriate state or federal agency to revoke, withdraw or
suspend any license to operate the Facility or the certification of the Facility, or any action of any other type with regard to
licensure or certification or with respect to Medicare and Medicaid provider billing agreements necessary to operate the Facility.

 

(v)         Post-Closing
Lease. Prior to the expiration of the Due Diligence Period, Buyer and RSL Medford shall have negotiated and approved in writing
the form of the Post-Closing Lease.

 

13.         Termination;
Defaults; Disposition of Deposit.

 

(a)          Termination
for Failure of Condition. Either party may, by delivering written notice to the other party, terminate this Agreement for non-satisfaction
or failure of a condition to the obligation of either party to consummate the transaction contemplated by this Agreement (including,
without limitation, Buyer’s election to disapprove the condition of the title or Surveys pursuant to Section 14 herein),
unless such matter has been satisfied or waived by the date specified in this Agreement or, if no other date is specified, by the
Closing Date (as the Closing Date may be extended by the parties to allow the parties to satisfy or waive conditions to close in
the manner provided in this Agreement).

 

(i)          In
the event of such a termination before the expiration of the Due Diligence Period or a failure of a condition to Buyer’s
obligations set forth in Section 12(a) at any time prior to the Closing, Escrow Agent shall promptly (A) return to Buyer,
all funds of Buyer in its possession (and Seller shall return to Buyer any portion of the Deposit that may have been released to
Seller), including the Deposit and all interest accrued thereon, and (B) return to Seller and Buyer, all documents deposited by
them respectively, which are then held by Escrow Agent.

 

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(ii)         In
the event of such a termination after the expiration of the Due Diligence Period and such termination is the result of a
failure of a condition to Seller’s obligations set forth in Section 12(b), Escrow Agent shall promptly (A) return
to Seller all funds of Seller in its possession, (B) release to Seller the Deposit, together with all interest accrued thereon,
and (C) return to Seller and Buyer, all documents deposited by them respectively, which are then held by Escrow Agent.

 

Thereafter, neither
party shall have any continuing obligation or liability to the other party except for any such matters that expressly survive the
Closing or termination of this Agreement, as provided herein. The provisions of this Section 13(a) are intended to apply
only in the event of a failure of condition, as set forth herein, which is not the result of a default by either party, but which
shall not apply in the event the non-terminating party is in default of its obligations under this Agreement.

 

(b)          Termination
for Cause.

 

(i)          If
the Agreement is terminated by Seller because Buyer fails to consummate the Closing as a result of a default by Buyer under this
Agreement, Seller’s sole and exclusive remedy prior to the Closing Date shall be to terminate this Agreement by giving written
notice of termination to Buyer and Escrow Agent, whereupon (A) Escrow Agent shall promptly release to Seller the Deposit (to the
extent not previously released to Seller), and all interest accrued thereon, (B) Escrow Agent shall return to Buyer and Seller
all documents deposited by them respectively, which are then held by Escrow Agent, (C) the parties shall be released and relieved
of all obligations to each other under this Agreement, except for provisions that expressly survive termination as provided herein,
(D) Buyer shall return to Seller all documents received by it during the course of its Due Diligence and (E) Buyer shall have no
further right to purchase the Property or legal or equitable claims against Seller (except for any breach by Seller of provisions
that survive termination) and/or the Property. Buyer shall have no liability to Seller under any circumstances for any speculative,
consequential or punitive damages. Without limiting the other provisions of this Agreement, Buyer acknowledges that the provisions
of this Subsection are a material part of the consideration being given to Seller for entering into this Agreement and that Seller
would be unwilling to enter into this Agreement in the absence of the provisions of this Subsection. The provisions of this Subsection
shall survive any termination of this Agreement. With respect to any action by Seller against Buyer or by Buyer against Seller
commenced after the Closing Date, Seller and Buyer expressly waive any right to any speculative, consequential, punitive or special
damages including, without limitation, lost profits. The parties acknowledge and agree that Seller’s actual damages as a
result of Buyer’s default would be difficult or impossible to ascertain and that the deliveries and payments provided for
in clause (A) herein constitute reasonable compensation for its actual damages. Seller and Buyer acknowledge that they have read
and understand the provisions of this Section 13(b)(i) and by their initials below agree to be bound by its terms.

 

	 	 	 
	Seller’s Initials	 	Buyer’s Initials

 

    	21

    	 

    

 

(ii)         If
this Agreement is terminated by Buyer because Seller has defaulted in the performance of a material obligation under this Agreement,
Buyer’s sole and exclusive remedies prior to the Closing Date shall be either: (A) to terminate this Agreement by giving
written notice of termination to Seller and Escrow Agent stating with reasonable specificity the basis for the termination, and
pursue any and all remedies for Buyer’s out-of-pocket costs (including attorneys’ fees and court costs), attributable
to the termination of this Agreement, excluding any speculative or punitive damages, whereupon (i) Escrow Agent shall promptly
return to Buyer the Deposit, and all interest accrued thereon, and (ii) Escrow Agent shall return to Seller and Buyer all documents
deposited by them respectively, which are then held by Escrow Agent; or (B) to pursue the remedy of specific performance of Seller’s
obligation to perform its obligations under this Agreement and all attorneys’ fees and costs in connection with such specific
performance action as Buyer’s exclusive remedy; provided, if Buyer elects the remedy in this subheading (B) and specific
performance remedy is not available, then Buyer shall be allowed to seek the remedy in subheading (A) of this Section. Seller shall
have no liability to Buyer under any circumstances for any speculative, consequential or punitive damages. Without limiting the
other provisions of this Agreement, Seller acknowledges that the provisions of this Subsection are a material part of the consideration
being given to Buyer for entering into this Agreement and that Buyer would be unwilling to enter into this Agreement in the absence
of the provisions of this Subsection. The provisions of this Subsection shall survive any termination of this Agreement. With respect
to any action by Buyer against Seller or by Seller against Buyer commenced after the Closing Date, Buyer and Seller expressly waive
any right to any speculative, consequential, punitive or special damages including, without limitation, lost profits. Seller and
Buyer acknowledge that they have read and understand the provisions of this Section 13.2(b) and by their initials below
agree to be bound by its terms.

 

	 	 	 
	Seller’s Initials	 	Buyer’s Initials

 

(c)          General.
In the event a party elects to terminate this Agreement such party shall deliver a notice of termination to the other party.

 

14.         Surveys
and Title Commitment.

 

(a)          Buyer
has previously obtained a preliminary title report (the “PTR”) covering the Real Property dated prior to the
date of this Agreement, together with legible copies of any and all instruments referred to in the PTR as constituting exceptions
to title of the Real Property (“Title Documents”).

 

    	22

    	 

    

 

(b)          Seller
has delivered to Buyer a copy of the existing surveys, if any, in Seller’s possession for the Facility (“Surveys”)
in accordance with Section 10(a)(v) herein. Buyer shall be responsible for obtaining an update of the Surveys or new Surveys,
at Buyer’s sole cost (“New Surveys”). On or before thirty (30) days prior to the expiration of the Due
Diligence Period, Buyer shall notify Seller and the Title Company (“Buyer’s Title Notice”) of any objections
which Buyer may have to the PTR and/or Surveys. If Buyer timely objects to any matters (other than the Permitted Exceptions, as
defined herein) which, in Buyer’s determination, might adversely affect the ability of Buyer to operate any of the Facility,
Seller shall use its reasonable business efforts to cure the same, but shall not be obligated to cure matters other than to obtain
the release (at Closing) of the existing mortgage and other monetary liens caused by Seller which may be released by payment of
the mortgage payoff or lien amount from Seller’s Closing proceeds (collectively, “Monetary Liens”). If
Buyer fails to timely deliver Buyer’s Title Notice to Seller, or if Buyer’s Title Notice does not identify all exceptions
to which Buyer objects, then any exceptions not objected to by Buyer (except for Monetary Liens) shall be deemed Permitted Exceptions.
If Seller delivers written notice to Buyer (“Seller’s Title Notice”), on or before the expiration of the
Due Diligence Period that Seller is willing to remove any exceptions objected to by Buyer, then Seller shall be obligated to remove
such exceptions on or prior to the Closing and such exceptions shall not be Permitted Exceptions. If Seller does not provide Buyer
with Seller’s Title Notice or Seller’s Title Notice does not provide for Seller’s agreement to remove all exceptions
objected to by Buyer, then Buyer shall have the right to terminate this Agreement prior to expiration of the Due Diligence Period
or waive Buyer’s objection to any exceptions Seller has not agreed to remove with such exceptions becoming Permitted Exceptions
upon Buyer waiving its due diligence contingency. Buyer shall, promptly following the execution of this Agreement, commence to
use its best efforts to obtain the New Surveys as soon as practicable. Notwithstanding the foregoing provisions of this Subsection
(b), Buyer shall have the right to object, promptly upon learning of any such new matters during the Due Diligence Period,
to any matters raised in the New Surveys which were not addressed in the Surveys, and the parties shall cooperate with the Title
Company, during the Due Diligence Period and as promptly as possible following the delivery of Buyer’s objections to such
new matters in the New Surveys, to resolve any such matters to Buyer’s satisfaction. The Due Diligence Period shall not be
extended for resolution of any such matters in the New Surveys.

 

15.         Cooperation.
Following the execution of this Agreement, Buyer and Seller agree that if any event should occur, either within or without the
knowledge or control of Buyer or Seller, which would prevent fulfillment of the conditions to the obligations of any party hereto
to consummate the transaction contemplated by this Agreement, each such party shall use commercially-reasonable efforts to cure
or to cause the cure of the same as expeditiously as possible. In addition, each party shall cooperate fully with each other in
preparing, filing, prosecuting, and taking any other actions with respect to, any applications, requests, or actions which are
or may be reasonable and necessary to obtain the consent of any governmental instrumentality or any third party or to accomplish
the transaction contemplated by this Agreement.

 

    	23

    	 

    

 

16.         Indemnification.

 

(a)          Indemnification
Provisions.

 

(i)          Subject
to the limitation on damages contained in Section 13(b)(ii) hereof and Buyer’s indemnification below, Seller hereby
agrees to indemnify, protect, defend and hold harmless Buyer and its officers, directors members shareholders tenants, successors
and assigns harmless from and against any and all claims, demands, obligations, losses, liabilities, damages, recoveries and deficiencies
(including interest, penalties and reasonable attorneys’ fees, costs and expenses) which any of them may suffer as a result
of: (A) any material breach of, or material inaccuracy in, the representations and warranties, or breach, non-fulfillment or default
in the performance of any of the conditions, covenants and agreements, of Seller contained in this Agreement or in any certificate
or document delivered by Seller pursuant to any of the provisions of this Agreement, unless Seller cures such matter in the manner
provided in Section 8(p) herein or (B) the failure to discharge any federal, state or local tax liability, or to pay any
other assessments, recoupments, claims, fines, penalties or other amounts or liabilities accrued or payable with respect to any
activities of Seller prior to the Closing Date (whether brought before or after the Closing Date), or (C) any obligation which
is expressly the responsibility of Seller under this Agreement, or (D) any amounts required to cure citation violations issued
by any state or federal health or human services authority on the Facility relating to any period prior to the Closing Date (whether
brought before or after the Closing Dates), or (E) any claim by any employee of Seller relating to any period of employment prior
to the Closing Date (whether brought before or after the Closing Date), or (F) the existence against the Real Property of any mechanic’s
or materialmen’s claims resulting from the action or inaction of Seller or anyone acting under authority of Seller (but not
including Buyer, or Buyer’s Consultants and agents), or (G) any other cost, claim or liability arising out of or relating
to events (other than as a result of the actions of Buyer or Buyer’s Consultants) or Seller’s ownership, operation
or use of the Facility prior to the Closing Date. Any amount due under the aforesaid indemnity shall be due and payable by Seller
within 30 days after demand thereof. Seller shall have the right to contest any such claims, liabilities or obligations as provided
herein.

 

(ii)         Subject
to the limitation on damages contained in Section 13(b)(i) hereof and Seller’s indemnification above, Buyer hereby
agrees to indemnify, protect, defend and hold harmless Seller and its officers, directors, members, shareholders and tenants harmless
from and against any and all claims, demands, obligations, losses, liabilities, damages, recoveries and deficiencies (including
interest, penalties and reasonable attorneys’ fees, costs and expenses) which any of them may suffer as a result of: (A)
any material breach of, or material inaccuracy in, the representations and warranties, or breach, non-fulfillment or default in
the performance of any of the conditions, covenants and agreements, of Buyer contained in this Agreement or in any certificate
or document delivered by Buyer pursuant to any of the provisions of this Agreement, unless Buyer cures such matter in the manner
provided in Section 8(p) herein, or (B) the existence against the Property of any mechanic’s or materialmen’s
claims arising from actions of Buyer or Buyer’s Consultants prior to the Closing, or (C) any obligation which is expressly
the responsibility of Buyer under this Agreement. Any amount due under the aforesaid indemnity shall be due and payable by Buyer
within thirty (30) days after demand therefor. Buyer shall have the right to contest any such claims, liabilities or obligations
as provided herein or any other cost, claim or liability arising out of or relating to events or Buyer’s ownership, operation
or use of the Facility after the Closing Date.

 

(iii)        The
parties intend that all indemnification claims be made as promptly as practicable by the party seeking indemnification (the “Indemnified
Party”). Whenever any claim shall arise for indemnification hereunder, the Indemnifying Party shall promptly notify the
party from whom indemnification is sought (the “Indemnitor”) of the claim, and the facts constituting the basis
for such claim (the “Indemnification Claim”). Failure to notify the Indemnitor will not relieve the Indemnitor
of any liability that it may have to the Indemnified Party, except to the extent the defense of such action is materially and irrevocably
prejudiced by the Indemnified Party’s failure to give such notice.

 

    	24

    	 

    

 

(iv)        An
Indemnitor shall have the right to defend against an Indemnification Claim arising out of a third-party claim or demand, with counsel
of its choice reasonably satisfactory to the Indemnified Party, if (a) within fifteen (15) days following the receipt of notice
of the Indemnification Claim the Indemnitor notifies the Indemnified Party in writing that the Indemnitor will indemnify the Indemnified
Party from and against the entirety of any damages the Indemnified Party may suffer resulting from, relating to, arising out of,
or attributable to the Indemnification Claim, (b) the Indemnitor provides the Indemnified Party with evidence reasonably acceptable
to the Indemnified Party that the Indemnitor will have the financial resources to defend against the Indemnification Claim and
pay, in cash, all damages the Indemnified Party may suffer resulting from, relating to, arising out of, or attributable to the
Indemnification Claim, (c) the Indemnification Claim involves only money damages and does not seek an injunction or other equitable
relief, (d) settlement of, or an adverse judgment with respect to, the Indemnification Claim is not in the good faith judgment
of the Indemnified Party likely to establish a precedential custom or practice materially adverse to the continuing business interests
of the Indemnified Party, and (e) the Indemnitor continuously conducts the defense of the Indemnification Claim actively and diligently.

 

(v)         So
long as the Indemnitor is conducting the defense of the Indemnification Claim in accordance with Section 16(a)(iv), then
(A) the Indemnified Party may retain separate co-counsel at its sole cost and expense and participate in the defense of the Indemnification
Claim, (B) the Indemnified Party shall not consent to the entry of any order or finalization of any tentative settlement, the only
condition of which is the consent of the Indemnified Party thereto, with respect to the Indemnification Claim without the prior
written consent of the Indemnitor (not to be withheld unreasonably), and (C) the Indemnitor will not consent to the entry of any
order or finalization of any tentative settlement, the only condition of which is the consent of the Indemnified Party thereto,
with respect to the Indemnification Claim without the prior written consent of the Indemnified Party (not to be unreasonably withheld
or delayed, provided that it will not be deemed to be unreasonable for an Indemnified Party to withhold its consent with respect
to (i) any breach of any law, order or permit, (ii) any violation of the rights of any person, or (iii) any matter which Indemnified
Party believes could have a material adverse effect on any other actions to which the Indemnified Party or its Affiliates are party
or to which Indemnified Party has a good faith belief it may become party. Notwithstanding the foregoing provisions of this Subsection
(v), if Indemnified Party refuses its consent to any of the matters set forth in clauses (i) through (iii) above, the indemnity
amount shall be determined as if such consent had been given and Indemnitor shall pay over to the Indemnified Party such amount
and be absolved from any further obligation as to that particular claim; Indemnified Party may then resolve the claim in the manner
it sees fit without further recourse against Indemnitor.

 

(vi)        Each
party hereby consents to the non-exclusive jurisdiction of any governmental body, arbitrator, or mediator in which an action is
brought against any Indemnified Party for purposes of any Indemnification Claim that an Indemnified Party may have under this Agreement
with respect to such action or the matters alleged therein, and agrees that process may be served on such party with respect to
such claim anywhere in the world, provided however, that any venue relating to any claim or proceeding arising out of this Agreement
or any other agreement between Seller and Buyer shall be the State and the laws of the State shall apply.

 

    	25

    	 

    

 

(b)          Insurance
Proceeds. In determining the amount of damages for which either party is entitled to assert an Indemnification Claim, the amount
of any such claims or damages shall be determined after deducting therefrom the amount of any insurance coverage or proceeds or
other third party recoveries received by such other party in respect of such damages. If an indemnification payment is received
by the Indemnified Party in respect of any damages and the Indemnified Party later receives insurance proceeds or other third party
recoveries in respect of such damages, the Indemnified Party shall immediately pay to the Indemnifying Party a sum equal to the
lesser of the actual amount of net insurance proceeds or other third party recoveries (remaining after recovery costs and expenses)
or the actual amount of the indemnification payment previously paid by or on behalf of the Indemnified Party.

 

(c)          No
Incidental, Consequential and Certain Other Damages. An Indemnitor shall not be liable to an Indemnified Party for incidental,
consequential, enhanced, punitive or special damages unless such damages are included in a third-party claim and such Indemnified
Party is liable to the third party claimant for such damages.

 

(d)          Survival
of Indemnities; No Waiver of Rights or Remedies. Each Indemnified Party’s rights and remedies set forth in this Agreement
shall survive the Closing or other termination of this Agreement for a period of two (2) years, shall not be deemed waived by such
Indemnified Party’s consummation of the Closing of the sale transactions (unless the Indemnified Party has knowledge of the
existence of an Indemnification Claim at Closing and decides to proceed with Closing) and will be effective regardless of any inspection
or investigation conducted by or on behalf of such Indemnified Party or by its directors, officers, employees, or representatives
or at any time (unless such inspection or investigation reveals the existence of an Indemnified Claim and such party proceeds with
Closing), whether before or after the Closing Date.

 

(e)          Other
Indemnification Provisions. A claim for any matter not involving a third party may be asserted by notice to the Party from
whom indemnification is sought.

 

(f)          Dispute
Resolution. Any dispute arising out of or relating to claims for indemnification pursuant to this Section 16 or any
other dispute hereunder, shall be resolved in accordance with the procedures specified herein, which shall be the sole and exclusive
procedure for the resolution of any such disputes.

 

17.         Notices.
Any notice, request for consent or approval, election or other communication provided for or required by this Agreement shall be
in writing and shall be delivered by hand, by air courier service, postage prepaid (certified with return receipt requested), fax
transmission or electronic transmission followed by delivery of the hard copy of such communication by air courier service or mail
as aforesaid, addressed to the person to whom such notice is intended to be given at such address as such person may have previously
furnished in writing to the such party’s last known address. Until receipt of written notice to the contrary, the parties’
addresses for notices shall be:

 

    	26

    	 

    

 

	To Buyer:	 	
        Cornerstone Healthcare Real Estate Fund, Inc.

        c/o Cornerstone Healthcare Properties

        1920 Main Street, Suite 400

        Irvine, CA  92614

        Attention:  Kent Eikanas

        Phone:  (949) 812-4335

        Email:  KEikanas@crefunds.com

	 	 	 
	With a Copy to:	 	
        DLA Piper LLP (US)

        2000 University Avenue

        East Palo Alto, CA  94303

        Attention:  James E. Anderson, Esq.

        Phone:  (650) 833-2078

        Email:  Jim.Anderson@dlapiper.com 

	 	 	 
	To Seller:	 	
        Monterey Village, LP

        10220 SW Greenberg Road, Suite 201

        Portland, OR  97223

        Attention:  Jeffrey L. Chamberlain

        Phone: (503) 595-2810

        Email: jchamberlain@farmingtoncenters.com

	 	 	 
	With a Copy to:	 	
        Black Helterline LLP

        805 SW Broadway, Suite 1900

        Portland, OR 97205

        Attention: Remi A. Baptiste, Esq.

        Phone: (503) 224-5560

        E-mail: rab@bhlaw.com

	 	 	 
	With a Copy to:	 	
        Mr. Donald Turcke

        349 Windsor Avenue

        Medford, OR 97504

        Phone: (541) 773-1512

        Email: dturcke@aol.com

	 	 	 
	With a Copy to:	 	
        Brophy Schmor Gerking

        201 W Main Ste 5

        PO Box 128

        Medford OR  97501

        Attention: Douglass H Schmor, Esq.

        Phone: (541) 772-7123

        Email: dschmor@brophylegal.com 

 

18.         Sole
Agreement. This Agreement constitutes the entire understanding between the parties with respect to the transactions contemplated
herein, and all prior or contemporaneous oral agreements, understandings representations and statement, and all prior written agreements,
understandings, letters of intent and proposals are merged into this Agreement. Neither this Agreement nor any provisions hereof
may be waived, modified, amended, discharged or terminated except by an instrument in writing signed by the party against which
the enforcement of such waiver, modification, amendment, discharge or termination is sought, and then only to the extent set forth
in such instrument.

 

    	27

    	 

    

 

19.         Assignment;
Successors. Neither party shall assign this Agreement without the prior written consent of the other; provided, however, Buyer
may assign all of its rights, title, liability, interest and obligation pursuant to this Agreement to one or more entities owned,
controlled by or under common control with Buyer. No assignment by Buyer shall relieve Buyer of its obligations under this Agreement.
Subject to the limitations on assignment set forth above, all the terms of this Agreement shall be binding upon and inure to the
benefit of and be enforceable by and against the heirs, successors and assigns of the parties hereto.

 

20.         Severability.
Should any one or more of the provisions of this Agreement be determined to be invalid, unlawful or unenforceable in any respect,
the validity, legality and enforceability of the remaining provisions hereof shall not in any way be affected or impaired thereby
and each such provision shall be valid and remain in full force and effect.

 

21.         Risk
of Loss. Until the Closing Date, Seller shall bear the risk of loss for the Facility and after the Closing Date, the risk of
loss of the Facility shall be borne by Buyer, except as such risk may be allocated to RSL Medford under the terms of the Post-Closing
Lease.

 

22.         Holidays.
If any date herein set forth for the performance of any obligations by Seller or Buyer or for the delivery of any instrument or
notice as herein provided should be on a Saturday, Sunday or legal holiday, the compliance with such obligations or delivery shall
be deemed acceptable on the next business day following such Saturday, Sunday or legal holiday. As used herein, the term “legal
holiday” means any state or federal holiday for which financial institutions or post offices are generally closed in the
State for observance thereof.

 

23.         Counterparts.
This Agreement may be executed in any number of counterparts, each of which shall be an original, and all of which together shall
be deemed to constitute one and the same instrument. Facsimile signature pages or electronically transmitted signature pages shall
constitute original counterparts for all purposes.

 

24.         Covenant
Not to Compete; Non-Solicitation of Employees. For a period of three (3) years following the Closing Date, Seller agrees (i)
not to own, manage, lease or operate a long term memory care facility which is located within a ten (10) mile radius of the Facility
and (ii) not to solicit the transfer of patients or residents of any of the Facility to any long term care memory care facility
which is managed, leased or operated by any entity owned and/or controlled by any of Seller or such individual within a ten (10)
mile radius of the Facility.

 

25.         Confidentiality.
The provisions of the Confidentiality Agreement attached hereto as Exhibit C and executed by the parties prior to the date
of this Agreement are hereby incorporated by this reference and the parties hereto agree to comply with the terms thereof. Notwithstanding
any provision in the letter of intent executed by the parties in furtherance of the transaction the terms of the Confidentiality
Agreement shall not survive the consummation of the transactions contemplated by this Agreement, but will survive the termination
of this Agreement prior to the Closing.

 

    	28

    	 

    

 

26.         Exhibits
and Schedules. To the extent that one or more Exhibits or Schedules are not attached to this Agreement at the time this Agreement
is executed, Seller and Buyer agree that this Agreement is not rendered unenforceable by reason of such fact. Seller shall provide
such exhibits to Buyer during the Due Diligence Period as promptly as possible in order to allow the parties to agree upon such
Exhibits and Schedules and to afford Buyer adequate time in which to complete its due diligence review prior to the expiration
of the Due Diligence Period.

 

27.         Prevailing
Party. Subject to the limitations as otherwise set forth in this Agreement, if an action shall be brought on account of any
breach of or to enforce or interpret any of the terms, covenants or conditions of this Agreement, the prevailing party shall be
entitled to recover from the other party, as part of the prevailing party’s costs, reasonable attorney’s fees, the
amount of which shall be fixed by the court and shall be made a part of any judgment rendered.

 

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

 

29.         Governing
Law; Venue. This Agreement shall be governed by and construed in accordance with the laws of the State of Oregon.

 

30.         Binding
Arbitration. In the event of any claim or controversy arising out of this Agreement, the transactions contemplated by it, relating
to interpretation of any term or provision contained in it, or arising out of the parties’ relationship, such claim or controversy
shall be resolved by arbitration. Arbitration shall be in accordance with the then effective Arbitration Rules of Arbitration Service
of Portland, Inc., subject to the following modifications. In the event the parties cannot agree upon an arbitrator, Seller
shall select one arbitrator and Buyer shall select one arbitrator, and the arbitrators so selected shall choose an umpire. The
arbitration shall then be heard by that umpire alone. If the arbitrator (or umpire) can reasonably do so, the hearing shall be
conducted within six months after first written notice of a claim and intent to arbitrate is received from the party demanding
arbitration, unless the arbitrator (or umpire) for good cause grants a continuance. The arbitrator’s (or umpire’s)
award shall issue no later than 30 days after close of the arbitration proceeding. The arbitrator (or umpire) shall have no authority
to award punitive damages or any other damages not measured by the prevailing party’s actual damages. The prevailing party
(as that term is defined by Oregon statutes and the decisions of Oregon appellate courts) in any arbitration proceeding shall recover
from the losing party reasonable costs of arbitration, including reasonable expert witness fees and reasonable attorneys’
fees. Any award of the arbitrator (or umpire) may be reduced to judgment and filed as provided under ORS 36.600 et seq. The arbitration
hearing shall take place in Portland, Oregon. In the event either party commences an action based on this Agreement, or the interpretation
of any term or provision contained in it, the foregoing arbitration clause shall constitute a bar or defense thereto.

 

[Signatures on Following Pages]

 

    	29

    	 

    

 

IN WITNESS WHEREOF,
the undersigned have duly executed this Agreement by parties legally entitled to do so as of the day and year first set forth above.

 

	 	“SELLER”:
	 	 
	 	MONTEREY VILLAGE,
	 	an Oregon limited partnership
	 	 	 	 
	 	By:	EXCELSIOR DEVELOPMENT COMPANY, LLC,
	 	 	an Oregon limited liability company, its general partner
	 	 	 
	 	 	By:	/s/ Jeff Chamberlin
	 	 	Its:	Managing Manager
	 	 	 	 
	 	 	 	 
	 	“BUYER”:
	 	 
	 	CORNERSTONE HEALTHCARE REAL ESTATE FUND, INC., a Maryland corporation
	 	 
	 	By:	Terry G. Roussel
	 	Its:	President

 

	Acknowledged:	 
	 	 
	“ESCROW AGENT”	 
	 	 
	LAWYERS TITLE COMPANY	 
	 	 
	By:	 	 
	Its:	 	 

 

Date:                                                     ,
2012

 

    	 

    	 

    

 

LIST OF EXHIBITS

 

		A.	Legal Descriptions of Real Property

 

		B.	Permitted Exceptions

 

		C.	Confidentiality Agreement

 

		D.	Form of Post-Closing Lease

 

    	 

    	 

    

 

LIST OF SCHEDULES

 

	Schedule l(a)	List of Facility, Operator(s)
	 	 
	Schedule 1(c)	Personal Property
	 	 
	Schedule 2	List of Leases on Personal Property
	 	 
	Schedule 3	Allocation of Purchase Price
	 	 
	Schedule 6(a)(vii)	Due Diligence Items
	 	 
	Schedule 8(a)(v)	Claims, Litigation
	 	 
	Schedule 8(b)	Violations
	 	 
	Schedule 8(d)	Hazardous Substances
	 	 
	Schedule 8(f)	Leases and Contracts
	 	 
	Schedule 8(g)	Financial Statements
	 	 
	Schedule 8(h)	Interests in Suppliers, etc.
	 	 
	Schedule 8(j)	Matters relating to Licensure
	 	 
	Schedule 8(k)	Matters relating to Reports and Reimbursements
	 	 
	Schedule 8(l)	Surveys, Cost Reports, Private Rates, Census and Licensed Beds
	 	 
	Schedule 8(m)	Occupied Beds; Rates

 

    	 

    	 

    

 

EXHIBIT A

 

LEGAL DESCRIPTION

 

[See Attached]

 

    	 

    	 

    

 

EXHIBIT B

 

PERMITTED EXCEPTIONS

 

[To be Determined]

 

    	 

    	 

    

 

EXHIBIT C

 

CONFIDENTIALITY AGREEMENT

 

[To be Supplied by Parties]

 

    	 

    	 

    

 

EXHIBIT D

 

FORM OF POST-CLOSING LEASE

 

[To be Supplied by Parties]

 

    	 

    	 

    

 

SCHEDULE 8(m) –
OCCUPIED BEDS, RATESPURCHASE AND SALE AGREEMENT

 

THIS PURCHASE AND SALE
AGREEMENT (“Agreement”) is made and entered into as of this 1st day of June, 2012 (the “Effective
Date”), by and among FRIENDSWOOD REALTY, LP, a Texas limited partnership (“Seller”) and CORNERSTONE
HEALTHCARE REAL ESTATE FUND, INC., a Maryland corporation, or its assignee (“Buyer”).

 

1.          Purchase
and Sale. On the terms and conditions set forth herein, Seller shall sell, assign, transfer, convey and deliver to Buyer and
Buyer shall purchase from Seller its interest in the following, which are hereinafter referred to collectively as the “Property”:

 

(a)          The
improvements located on the Real Property, consisting of one (1) skilled nursing facility as described in Schedule 1(a)
attached hereto (“Facility”), owned by Seller, and all right, title and interest of Seller in and to the items
described in (a) through (f) herein;

 

(b)          All
of the real estate on which the Facility is situated, together with all tenements, easements, appurtenances, privileges, rights
of way, and other rights incident thereto, all building and improvements and any parking lot to the Facility located thereon situated
in the State of Texas (the “State”), which is described in Exhibit A attached hereto and made a
part hereof by this reference (collectively, the “Real Property”);

 

(c)          All
of the tangible personal property, inventory, equipment, machinery, supplies including drugs and other supplies, spare parts, furniture,
furnishings, warranty claims, and contracts owned by Seller, including but not limited to supply contracts, contracts rights, intellectual
property (except for trademarks and service marks of “Friendship Haven Healthcare & Rehabilitation Center” or a
related entity using the names “Friendship Haven Healthcare & Rehabilitation Center”), including but not limited
to patents, trade secrets, and all rights and title to the names under which the Facility operates, mailing lists, customer lists,
vendor lists, resident files (to the extent allowed by law), books and records owned by the Seller, who may retain copies of same,
and shall have reasonable access to such books and records after the Closing as required for paying taxes and responding to legal
inquiry, as such personal property is described in Schedule 1(c) attached hereto (collectively, the “Personal
Property”);

 

(d)          All
transferable licenses, permits, certifications, assignable guaranties and warranties in favor of Seller, approvals or authorizations
and all assignable intangible property not enumerated herein which is used by the Seller in connection with the Facility, and all
other assets owned by Seller and used in connection with the Facility whether tangible or intangible; provided, that Seller shall
retain all licenses required to be retained by Seller in order to operate the current business within the Facility;

 

(e)          All
trade names or other names commonly used to identify the Facility and all goodwill associated therewith, excluding any name containing
“Friendship Haven Healthcare & Rehabilitation Center”, which shall remain the sole property of Seller. The intent
of the parties is to transfer to Buyer only such names and goodwill associated with the Facility itself and not with Seller or
any affiliate of Seller, so as to avoid any interference with the unrelated business activities of Seller; and

 

    	 

    	 

    

 

(f)          All
telephone numbers used in connection with the operation of the Facility, and to the extent not described above, all goodwill of
Seller associated with the Facility (the items described in clauses (e) and (f) above are collectively referred to as “Intangibles”).

 

2.          Excluded
Assets. Seller’s cash, investment securities, bank account(s) and accounts receivable, and deposits attributable and
relating to the operation of Seller’s Facility, and Seller’s corporate minute books and corporate tax returns, partnership
records, and other corporate and partnership records shall be excluded from the Facility sold by Seller to Buyer hereunder as well
as Seller’s real property not identified in Schedule 1(a) (the “Excluded Assets”).

 

3.          Purchase
Price; Deposits. The following shall apply with respect to the Purchase Price of the Property:

 

(a)          The
purchase price (the “Purchase Price”) payable by Buyer to Seller for the Facility is Fifteen Million and 00/100
Dollars ($15,000,000.00).

 

(b)          The
Purchase Price as allocated to the Facility by Seller is set forth on Schedule 3 attached hereto and made a part hereof.

 

(c)          Within
two (2) business days after this Agreement is fully executed by the parties, Buyer shall deposit the sum of Twenty-Five Thousand
and 00/100 Dollars ($25,000.00) as an earnest money deposit (“Initial Deposit”) with Lawyers Title Company at
its office at 4100 Newport Place Drive, Suite 120, Newport Beach, California 92660, Attention: Debi Calmelat, (“Title
Company” or “Escrow Agent”) and Escrow Agent will deposit it into an interest-bearing account with
the interest for the benefit of Buyer. In addition, if Buyer has not terminated this Agreement on or before the expiration of the
Due Diligence Period (defined below), then Buyer shall deposit with Escrow Agent an additional Twenty-Five Thousand and 00/100
Dollars ($25,000.00) (“Additional Deposit”) within three (3) business days following the expiration of the Due
Diligence Period (the Initial Deposit, Additional Deposit and (if applicable) the Extension Deposit (or applicable portion thereof),
as defined below, are collectively referred to as the “Deposits”). Interest earned on the Deposit shall be paid
to the party entitled to such amount as provided in this Agreement.

 

(d)          At
Closing, the Deposit shall be credited against the Purchase Price and Buyer shall deposit the balance of the Purchase Price in
Cash to the Escrow Agent.

 

(e)          Buyer
shall not assume or pay, and Seller shall continue to be responsible for, any and all debts, obligations and liabilities of any
kind or nature, fixed or contingent, known or unknown, of Seller not expressly assumed by Buyer in this Agreement. Specifically,
without limiting the foregoing, Buyer shall not assume any obligation, liability, cost, expense, claim, action, suit or proceeding
pending as of the Closing, nor shall Buyer assume or be responsible for any subsequent claim, action, suit or proceeding arising
out of or relating to any such other event occurring, with respect to the manner in which Seller conducted its business at the
Facility, on or prior to the date of the Closing Date. In addition, Buyer shall not assume successor liability obligations to Medicare,
Medicaid, HMO or any other third party payer programs or be responsible for recoupment’s, fines, or penalties required to
be paid to such parties as a result of the operation of the Facility prior to the Closing Date by Seller or Seller’s operating
entity (“Operator”)

 

    	2

    	 

    

 

4.          Closing.
The closing of the purchase and sale transactions pursuant to this Agreement (“Closing”) shall occur on the
date which is the later of (“Closing Date”): (i) August 31, 2012, or (ii) thirty (30) days after the expiration
of the Due Diligence Period; provided, Buyer may unilaterally extend the Closing Date for up to thirty (30) days by making a non-refundable
payment (subject to the provisions of Section 13(b)(ii) herein) to Escrow Agent, of One Hundred Thousand and 00/100
Dollars ($100,000.00) (“Extension Deposit”). The Extension Deposit shall be applicable to the Purchase Price
or, if this transaction does not close on or before the Closing Date, as extended, then the Extension Deposit shall be applied
as dictated by the terms of this Agreement regarding the Deposit. The Closing shall take place through Seller’s delivery
of a special warranty deed and Buyer’s delivery of cash or immediately available funds through an escrow agreement (the “Escrow”)
to be established with the Escrow Agent pursuant to form escrow instructions which shall be modified to be consistent with the
terms and provisions of this Agreement, and which shall be mutually agreed upon by the parties hereto.

 

5.          Conveyance.
Title to the Facility shall be conveyed to Buyer by a special warranty deed and bill of sale in form agreed to by the parties prior
to the end of the Due Diligence Period, as defined herein. Fee simple indefeasible title to the Real Property, and marketable title
to the Personal Property, shall be conveyed from Seller to Buyer or Buyer’s nominee in “AS-IS, WHERE-IS” condition,
free and clear of all liens, charges, easements and encumbrances of any kind, other than:

 

(a)          Liens
for real estate taxes or assessments not yet due and payable;

 

(b)          The
standard printed exceptions included in the PTR, as defined in Section 14(a) herein; unless objected to in writing
by Buyer during the Due Diligence Period;

 

(c)          Such
exceptions that appear in the PTR and that are either waived or approved by Buyer in writing pursuant to Section 14(b)
herein;

 

(d)          Liens
or encumbrances caused by the actions of Buyer but not those caused by the actions of Seller; and

 

(e)          Those
matters identified as Permitted Exceptions on the attached Exhibit B.

 

The items described
in this Section 5 are sometimes collectively referred to as the “Permitted Exceptions.”

 

6.          Buyer’s
Due Diligence.

 

(a)          Buyer
shall have ninety (90) days from the period commencing from the date Buyer notifies Seller that it has received the requested Due
Diligence materials required to complete Buyers Due Diligence (the “Due Diligence Period”), Seller shall permit
the officers, employees, directors, agents, consultants, attorneys, accountants, lenders, appraisers, architects, investors and
engineers designated by Buyer and representatives of Buyer (collectively, the “Buyer’s Consultants”) access
to, and entry upon the Real Property and the Facility to perform its normal and customary due diligence, including, without limitation,
the following (collectively, the “Due Diligence Items”):

 

    	3

    	 

    

 

(i)          Review
of vendor contracts (“Contracts”) and leases (“Leases”) to which the Facility (or the Seller,
on behalf of the Facility) are a party, as set forth on Schedule 8.6 attached hereto;

 

(ii)         Conduct
environmental investigations (including a Phase 1 Environmental Audit);

 

(iii)        Inspection
of the physical structure of the Facility;

 

(iv)        Review
of PTR, as defined in Section 14 herein, and underlying documents referenced therein;

 

(v)         Review
of ALTA Surveys, as defined in Section 14 herein, for the Facility;

 

(vi)        Inspection
of the books and records of the Facility and that portion of the Seller’s books and records which pertain to the Facility;

 

(vii)       Review
of the Due Diligence Items, as described in Schedule 6(a)(vii) attached hereto, to be provided by Seller within five
(5) business days following the Effective Date;

 

(viii)      Conduct
such other inspections or investigations as Buyer may reasonably require relating to the ownership, operation or maintenance of
the Facility;

 

(ix)         Review
of resident files, agreements, and any other documentation regarding the residents of the Facility, which review shall in all events
be subject to all applicable laws, rules and regulations concerning the review of medical records and other types of patient records;
and

 

(x)          Review
of files maintained by the State and/or the Texas Department of Aging and Disability Services (“DADS”) relating
to the Facility; and

 

(xi)         Review
of all drawings, plans and specifications and all engineering reports for the Facility in the possession of or readily available
to Seller; and

 

(xii)        Seller
will furnish copies of all environmental reports, property condition reports, appraisals, title reports and ALTA Surveys (or surveys)
that it currently has in its possession.

 

(xiii)       Review
copies of currently effective written employment manuals or written employment policies and/or procedures have been provided to
or for employees.

 

    	4

    	 

    

 

Notwithstanding the
foregoing provisions of this Subsection, in the event Seller fails to deliver all Due Diligence Items listed in Schedule 6(a)(vii)
on or before the time set forth in Subsection (a)(vii) above, then the Due Diligence Period shall be deemed extended
on a day-to-day basis until Seller completes such delivery of the Due Diligence Items to Buyer.

 

(b)          Buyer
agrees and acknowledges that: (i) Buyer will not disclose the Due Diligence Items or any other materials received from Seller pursuant
to this Agreement (the “Property Information”) or any of the provisions, terms or conditions thereof, or any
information disclosed therein or thereby, to any party outside of Buyer’s organization, other than Buyer’s Consultants;
(ii) the Property Information is delivered to Buyer solely as an accommodation to Buyer; (iii) Seller has not undertaken any independent
investigation as to the truth, accuracy or completeness of any matters set out in or disclosed by the Property Information; and(iv)
except as expressly contained in this Agreement, Seller has not made and does not make any warranties or representations of any
kind or nature regarding the truth, accuracy or completeness of the information set out in or disclosed by the Property Information.

 

(c)          All
due diligence activities of Buyer at the Facility shall be scheduled with Seller upon two (2) business days prior notice. Reviews,
inspections and investigations at the Facility shall be conducted by Buyer in such manner so as not to disrupt the operation of
the Facility.

 

(d)          Buyer
may obtain third party engineering and physical condition reports and Phase I Environmental Audits covering the Facility, certified
to Buyer, prepared by an engineering and/or environmental consultants acceptable to Buyer; provided, no inspection by Buyer’s
Consultants shall involve the taking of samples or other physically invasive procedures (such as a Phase II environmental audit)
without the prior written consent of Seller, which consent shall not be unreasonably withheld or delayed. Notwithstanding anything
to the contrary contained in this Agreement, Buyer shall indemnify, defend (with counsel acceptable to Seller) and hold Seller
and its managers, officers, partners, employees and agents, and each of them, harmless from and against any and all losses, claims,
damages and liabilities, (including without limitation, attorneys’ fees incurred in connection therewith) arising out of
or resulting from Buyer’ or Buyer’s Consultant’s exercise of its right of inspection as provided for in this
Section 6; provided, however, such indemnification shall not extend to matters merely discovered by Buyer and/ or the
acts or omissions of Seller or any third party. The indemnification obligation of Buyer under this Section 6 shall
survive the termination of this Agreement for a period of twelve (12) months. Following any audit or inspection as provided for
herein, Buyer shall return the Real Property and Facility to the condition in which they existed immediately prior to such audit
or inspection.

 

(e)          If
the results of the foregoing inspections and audits are not acceptable to Buyer in its sole and absolute discretion, Buyer may,
upon written notice to Seller given on or before 5:00 p.m. (Pacific Time) on the last day of the Due Diligence Period, terminate
this Agreement, and in such event, neither party shall have any further rights and obligations under this Agreement, except for
obligations which expressly survive the termination of this Agreement. Failure of Buyer to deliver written notice of approval prior
to 5:00 p.m. (Pacific Time) on the last day of the Due Diligence Period shall be deemed to constitute Buyer’s disapproval
of the matters described in Section 6(a). If this Agreement shall be terminated prior to Closing, Buyer shall promptly
return or destroy all copies of the Due Diligence Items and deliver any reports concerning the Property to Seller.

 

    	5

    	 

    

 

(f)          During
the Due Diligence Period, Buyer shall obtain, at Buyer’s election, a third party inspection report with respect to the Facility
(the “Inspection Report”). If the Inspection Report recommends any critical repairs (the “Critical
Repairs”) be made to the Facility, Buyer shall provide Seller with written notice of the same prior to the expiration
of the Due Diligence Period, and the Critical Repairs shall be listed on a new Schedule 6(f) to be attached to the Agreement.
Seller shall notify Buyer of the estimated cost of making the Critical Repairs. So long as the total cost of all Critical Repairs
does not exceed One Hundred Thousand and No/100 Dollars ($100,000.00), Seller shall make all Critical Repairs listed in the Inspection
Report to the Facility, at Seller’s sole cost and expense, within six months following the Closing. Upon completion of the
Critical Repairs, Seller shall deliver to Buyer a completion letter or similar notice documenting the completion of the Critical
Repairs (the “Critical Repair Completion Notice”) executed by Seller and Seller’s contractor and/or architect
who performed and/or supervised the construction of the Critical Repairs. If the estimated total cost of all Critical Repairs listed
on the Inspection Report exceeds $100,000.00, Buyer shall have the option of (i) waiving the requirement that the Critical Repairs
be made or (ii) terminating this Agreement, in which case the Deposits shall be returned to Buyer, Buyer shall promptly return
or destroy all copies of the Due Diligence Items and deliver any reports concerning the Property to Seller, and the parties shall
have no further obligation to the other except those agreements that specifically survive termination of this Agreement, including
the Confidentiality Agreement.

 

7.          Prorations;
Closing Costs; Possession; Post Closing Assistance.

 

(a)          There
will be no prorations at the Closing since Seller shall remain responsible for all taxes, costs and expenses relating to the Facility
following the Closing pursuant to the Post Closing Lease (as defined in Section 12(a)(v)).

 

(b)          Seller
shall pay any state, county and local transfer taxes arising out of the transfer of the Real Property.

 

(c)          Seller
shall pay the cost of the standard owner’s title insurance policy, as described in this Agreement (excluding any survey exception
or deletion of coverage). Buyer shall pay the cost of any lender’s policy for Buyer’s lender, any title endorsements
requested by Buyer and its lender and the cost of updating or obtaining new Surveys. Seller shall pay all fees of Escrow Agent.
All other costs associated with title and survey matters shall be paid in accordance with Galveston County (and local) custom and
practice.

 

(d)          Buyer
and Seller shall each pay their own attorney’s fees. Buyer shall pay for all costs of review of the Due Diligence Items and
its additional due diligence inspection costs including, without limitation, the cost of any environmental reports.

 

(e)          On
the Closing Date, Seller shall retain possession of the Facility pursuant to the Post Closing Lease.

 

(f)          Buyer
shall bear all costs of financing its acquisition of the Property.

 

    	6

    	 

    

 

8.          Representations
and Warranties of Seller. Seller hereby represents and warrants to Buyer that:

 

(a)          Legality.

 

(i)          Organization,
Corporate Powers, Etc. Seller is duly organized, validly existing and in good standing under the laws of the State of Texas
Seller has full power, authority and legal right (A) to execute and deliver, and perform and observe the provisions of this Agreement
and each Transaction Document, as defined herein, to which it is a party, (B) to transfer good, indefeasible title to the Property
to Buyer free and clear of all liens, claims and encumbrances except for Permitted Exceptions (as defined in Section 5
hereof) and liens to be released at Closing, and (C) to carry out the transactions contemplated hereby and by such other instruments
to be carried out by such party.

 

(ii)         Due
Authorization, Etc. This Agreement and the Closing Documents (collectively the “Transaction Documents”)
have been, and each instrument provided for herein or therein to which Seller is a party will be, when executed and delivered as
contemplated hereby authorized, executed and delivered by Seller and the Transaction Documents constitute, and each such instrument
will constitute, when executed and delivered as contemplated hereby, legal, valid and binding obligations of Seller and enforceable
in accordance with their terms.

 

(iii)        Governmental
Approvals. To Seller’s actual knowledge, no consent, approval or other authorization (other than corporate or other organizational
consents which have been obtained), or registration, declaration or filing with, any court or governmental agency or commission
is required for the due execution and delivery of any of the Transaction Documents to which Seller is a party or for the validity
or enforceability thereof against such party other than the recording or filing for recordation of the Texas form Special
Warranty Deed (the “Deed”) which recording shall be accomplished at Closing.

 

(iv)        Other
Rights. No right of first refusal, option or preferential purchase or other similar rights are held by any person with respect
to any portion of the Property.

 

(v)         No
Litigation. Except as set forth on Schedule 8(a)(v) attached hereto, neither Seller nor its registered agent for
service of process has been served with summons with respect to any actions or proceedings pending or, to Seller’s actual
knowledge, no such actions or proceedings are threatened, against Seller before or by any court, arbitrator, administrative agency
or other governmental authority, which (A) individually or in the aggregate, are expected, in the reasonable judgment of Seller,
to materially and adversely affect Seller’s ability to carry out any of the transactions contemplated by any of the Transaction
Documents or (B) otherwise involve any portion of the Property including, without limitation, the Facility.

 

    	7

    	 

    
 

(vi)        No
Conflicts. Neither the execution and delivery of the Transaction Documents to which Seller is a party, compliance with the
provisions thereof, nor the carrying out of the transactions contemplated thereby to be carried out by such party will result in
(A) a breach or violation of (1) any material law or governmental rule or regulation applicable to Seller now in effect, (2) any
provision of any of Seller’s organizational documents, (3) any material judgment, settlement agreement, order or decree of
any court, arbitrator, administrative agency or other governmental authority binding upon Seller, or (4) any material agreement
or instrument to which Seller is a party or by which Seller or its respective properties are bound; or (B) the creation of any
lien, claim or encumbrance upon any properties or assets of Seller.

 

(b)          Property.

 

As of the Effective
Date and the Closing Date, except as set forth on Schedule 8(b):

 

(i)          Seller
has no actual knowledge of and has not received any notice of outstanding deficiencies or work orders of any authority having jurisdiction
over any portion of the Property;

 

(ii)         Seller
has no actual knowledge of and has not received any notice of any claim, requirement or demand of any licensing or certifying agency
supervising or having authority over the Facility to rework or redesign it in any material respect or to provide additional furniture,
fixtures, equipment or inventory so as to conform to or comply with any law which has not been fully satisfied;

 

(iii)        Seller
has not received any notice from any governmental authority of any material violation of any law applicable to any portion of the
Real Property or to the Facility;

 

(c)          Condemnation.
There is no pending or, to the actual knowledge of Seller, threatened condemnation or similar proceeding or assessment affecting
the Real Property, nor, to the actual knowledge of Seller, is any such proceeding or assessment contemplated by any governmental
authority.

 

(d)          Hazardous
Substances. Except as disclosed on Schedule 8(d), to Seller’s actual knowledge, there has been no production,
storage, manufacture, voluntary or involuntary transmission, use, generation, treatment, handling, transport, release, dumping,
discharge, spillage, leakage or disposal at, on, in, under or about the Real Property of any Hazardous Substances by Seller, or
any affiliate or agent thereof, except in strict compliance with all applicable Laws. To Seller’s actual knowledge there
are no Hazardous Substances at, on, in, under or about the Real Property in violation of any Law, and to Seller’s actual
knowledge, there is no proceeding or inquiry by any federal, state or local governmental agency with respect thereto. For purposes
of this Agreement, “Hazardous Substances” shall mean any hazardous or toxic substances, materials or wastes,
including, without limitation, those substances, materials and wastes listed in the United States Department of Transportation
Table (49 CFR 172.1 01) or by the Environmental Protection Agency as hazardous substances (40 CFR Part 302 and amendments thereto)
or such substances, materials and wastes which are or become regulated under any applicable local, state or federal law (collectively,
“Laws”), including, without limitation, any material, waste or substance which is (i) a hazardous waste
as defined in the Resource Conservation and Recovery Act of 1976, as amended (42 U.S.C. § 6901 et seq.); (ii) a pollutant
or contaminant or hazardous substance as defined in the Comprehensive Environmental Response. Compensation and Liability Act of
1980, as amended (42 U.S.C. § 9601 et seq.); (iii) a hazardous substance pursuant to § 311 of the Clean Water Act (33
U.S.C. § 1251, et seq., 33 U.S.C. § 1321) or otherwise listed pursuant to § 307 of the Clean Water Act (33 U.S.C.
§ 1317); (iv) a hazardous waste pursuant to § 1004 of the Resource Conservation and Recovery Act (42 U.S.C. § 6901
et seq.); (v) polychlorinated biphenyls (PCBs) as defined in the Federal Toxic Substance Control Act, as amended (15 U.S.C. §
2501 et seq.); (vi) hydrocarbons, petroleum and petroleum products; (vii) asbestos; (viii) formaldehyde or medical or biohazardous
waste; (ix) radioactive substances; (x) flammables and explosives; (xi) any state statutory counterparts to those federal statutes
listed herein; or (vii) any other substance, waste or material which could presently or at any time in the future require remediation
at the behest of any governmental agency. Any reference in this definition to Laws shall include all rules and regulations which
have been promulgated with respect to such Laws.

 

    	8

    	 

    

 

(e)          Brokers.
Neither Seller nor Buyer has dealt with any broker or finder in connection with the transactions contemplated hereby. Each party
represents and warrants to the other party that it has not dealt with any other broker, salesman, finder or consultant with respect
to this Agreement or the transactions contemplated hereby. Each party agrees to indemnify, protect, defend, protect and hold the
other party harmless from and against all claims, losses, damages, liabilities, costs, expenses (including reasonable attorneys’
fees and disbursements) and charges resulting from such indemnifying party’s breach of the foregoing representation. The
provisions of this Section 8(e) shall survive the Closing or earlier termination of this Agreement for a period of
twelve (12) months.

 

(f)          Leases
and Contracts. Schedule 8(f) is a list of all Leases and Contracts relating to the Facility to which Seller is
a party or by which Seller may be bound. Seller has made or will promptly make available to Buyer true, complete and accurate copies
of all Leases and Contracts including, without limitation, any modifications thereto. All of the Leases and Contracts are in full
force and effect without claim of material default there under, and, except as may be set forth on Schedule 8(f).

 

(g)          Financial
Statements. Schedule 8(g) contains (i) the balance sheets of the Operator for the last three (3) fiscal years ending
prior to the date of this Agreement (audited if available and unaudited to the extent audited statements are not available) and
the unaudited balance sheets for each of the past three (3) fiscal quarters completed prior to the date of this Agreement and (ii)
the related consolidated statements of income, results of operations, changes in members’ equity and changes in financial
position with respect to each such period as compared with the immediately prior period (collectively, the “Financial
Statements”). The Financial Statements taken as a whole (A) fairly present the financial condition and results of operation
of the Operators for the periods indicated, (B) are true, accurate, correct and complete in all material respects, and (C) except
as stated in Schedule 8(g) (or in the notes to the Financial Statements) have been prepared in accordance with the
Operator’s tax basis reporting, as consistently applied. Except as disclosed in Schedule 8(g), or otherwise disclosed
in writing to Buyer, to Seller’s actual knowledge neither Seller, as to the Facility, nor the Facility is obligated for or
subject to any material liabilities, contingent or absolute, and whether or not such liabilities would be disclosed in accordance
with tax basis reporting, and Schedule 8(g) sets forth all notes payable, other long term indebtedness and, to Seller’s
actual knowledge, all other liabilities to which the Facility and the Real Property are or at Closing (and following Closing) will
be subject, other than new indebtedness obtained by Buyer in connection with its purchase of the Property. Seller has received
no notice of default under any such instrument.

 

    	9

    	 

    

 

(h)          Interests
in Competitors, Suppliers and Customers. Other than the Operator entities and except as set forth on Schedule 8(h),
or in Schedule 1(a) as constituting a part of the Facility, neither Seller nor any of its members has any interest
in any property used in the operation of, or holds an interest in, any supplier or customer of Seller or the Facility or any competitor
of the Facility which is located within a radius of ten miles.

 

(i)          No
Foreign Persons. Neither Seller nor its members is a foreign person within the meaning of Sections 897 or 1445 of the Code,
nor is Seller a U.S. Real Property Holding Company within the meaning of Section 897 of the Code.

 

(j)          Licensure.
As of the date hereof, except as set forth on Schedule 8(j) attached hereto, there is no action pending or, to the
actual knowledge of Seller, recommended by the appropriate state or federal agency to revoke, withdraw or suspend any license to
operate the Facility, or certification of the Facility, or any material action of any other type with regard to licensure or certification.
The Facility is operating and functioning as a skilled nursing facility without any waivers from a governmental agency affecting
the Facility except as set forth in Schedule 8(j), and is fully licensed for a skilled nursing facility, as applicable,
by the State for the number of beds and licensure category set forth in Schedule 1(a) hereto. Schedule 8(j)
attached hereto contains a complete and accurate list of all life safety code waivers or other waivers affecting the Facility.

 

(k)          Regulatory
Compliance.

 

(i)          Seller
or the Operator has duly and timely filed all reports and other items required to be filed (collectively, the “Reports”)
with respect to any cost based or other form of reimbursement program or any other third party payor (including without limitation,
Medicare, Medicaid, medically indigent assistance, Blue Cross, Blue Shield, any health maintenance, preferred provider, independent
practice or other healthcare related organizations, peer review organizations, or other healthcare providers or payors) (collectively,
“Payors”) and have timely paid all amounts shown to be due thereon. At the time of filing, to Seller’s
actual knowledge, each Report was true, accurate and complete. To Seller’s actual knowledge, all rights and obligations of
the Facility or Seller under such Reports are accurately reflected or provided for in the Financial Statements.

 

(ii)         Except
as set forth in Schedule 8(k) attached hereto, (A) neither Seller nor, to Seller’s actual knowledge, the Operator
is delinquent in the payment of any amount due under any of the Reports for the Facility, (B) there are no written or threatened
proposals by any Payors for collection of amounts for which Seller or the Facility could be liable, (D) there are no current or
pending claims, assessments, notice, proposal to assess or audits of Seller or Operator or the Facility with respect to any of
the Reports, and, to Seller’s actual knowledge, no such claims, assessments, notices, or proposals to assess or audit are
threatened, and (D) neither Seller nor Operator has executed any presently effective waiver or extension of the statute of limitations
for the collection or assessment of any amount due under or in connection with any of the Reports with respect to the Facility.

 

    	10

    	 

    

 

(iii)        Except
as set forth in Schedule 8(k) attached hereto, neither Seller nor the Operator has received notice of failure to comply
with all applicable Laws, settlement agreements, and other agreements with any state or federal governmental body relating to or
regarding the Facility (including all applicable environmental, health and safety requirements), and Seller or the Operator has
and maintains all permits, licenses, authorizations, registrations, approvals and consents of governmental authorities and all
health facility licenses, accreditations, Medicaid, Medicare and other Payor certifications necessary for its activities and business
including the operation of the Facility as currently conducted. Each health facility license, Medicaid and Medicare and other Payor
certifications, Medicaid provider agreement and other agreements with any Payors is in full force and effect without any waivers
of any kind (except as disclosed in Schedule 8(k)) and has not been amended or otherwise modified, rescinded or revoked
or assigned nor, to Seller’s actual knowledge, (A) is there any threatened termination, modification, recession, revocation
or assignment thereof, (B) no condition exists nor has any event occurred which, in itself or with the giving of notice, lapse
of time or both would result in the suspension, revocation, termination, impairment, forfeiture, or non-renewal of any governmental
consent applicable to Seller or to the Facility or of any participation or eligibility to participate in any Medicare, Medicaid,
or other Payor program and (C) there is no claim that any such governmental consent, participation or contract is not in full force
and effect.

 

(l)          Regulatory
Surveys. Seller shall deliver to Buyer, in the manner required pursuant to the terms of this Agreement, complete and accurate
copies of the survey or inspection reports made by any governmental authority with respect to the Facility during the calendar
years 2009, 2010, 2011 and year-to-date 2012. To the best of Seller’s knowledge, after diligent investigation, and except
as shown on Schedule 8(l), all exceptions, deficiencies, violations, plans of correction or other indications of lack
of compliance in such reports have been fully corrected and there are no bans or limitations in effect, pending or threatened with
respect to admissions to the Facility nor any licensure curtailments in effect, pending or threatened with respect to the Facility.
Seller shall continue to deliver all such surveys, inspection reports as and when same are received and/or filed as the case may
be prior to the Closing.

 

(m)          Licensed
Bed/Current Rate Schedule. As of the Effective Date, Schedule 8(m) sets forth (i) the number of licensed beds
and the number of operating beds in the Facility, (ii) the current standard private rates charged by the Facility to all of
its residents, and (iii) the number of beds or units presently occupied in, and the occupancy percentage at, the Facility,
including the current rates charged by the Facility for each such occupied bed or unit. Neither Seller nor any Operator has any
life care arrangement in effect with any current or future resident.

 

(n)          Operations.
The Facility is reasonably and adequately equipped and the Facility includes sufficient and adequate numbers of furniture, furnishings,
equipment, consumable inventory, and supplies to operate such Facility as each is presently operated by Seller. Personal Property
used to operate Facility and to be conveyed to Buyer is free and clear of liens, security interests, encumbrances, leases and restrictions
of every kind and description, except for Permitted Encumbrances and any liens, security interests and encumbrances to be released
at Closing.

 

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(o)          No
Misstatements, Etc. To the best of Seller’s knowledge, neither the representations and warranties of Seller stated in
this Agreement, including the Exhibits and the Schedules attached hereto, nor the Due Diligence Items or any certificate or instrument
furnished or to be furnished to Buyer by Seller in connection with the transactions contemplated hereby, contains or will contain
any untrue or misleading statement of a material fact.

 

(p)          Supplementation
of Schedules; Change in Representations and Warranties. Seller shall have the continuing right and obligation to supplement
and amend the Schedules herein on a regular basis including, without limitation, Schedule 8(g), and Seller’s
warranties and representations required hereunder, as necessary or appropriate (i) in order to make any representation or warranty
not misleading due to events, circumstances or the passage of time or (ii) with respect to any matter hereafter arising or discovered
up to and including the Closing Date, but Buyer shall not be deemed to have approved such supplemental Schedules unless Buyer expressly
acknowledges approval of same in writing. In the event Seller amends any such Schedules, or Buyer or Seller gains actual knowledge
prior to the Closing that any representation or warranty made by the other party contained in this Section 8 is otherwise
untrue or inaccurate, such party shall, within five (5) days after gaining such actual knowledge but in any event prior to the
Closing, provide the other party with written notice of such inaccuracy, whereupon the noticed party shall promptly commence, and
use its best efforts to prosecute to completion, the cure of such matter, to the extent any such matter is curable. If any such
matter is not curable within reason and is material, in Buyer’s reasonable business judgment, Buyer shall have the right
to terminate this Agreement upon written notice to Seller within five (5) business days of receipt or delivery of such notice,
as applicable, on the same basis as set forth in Section 13(a) if during the Due Diligence Period and in Section 13(b)(i)(i)
herein if after expiration of the Due Diligence Period.

 

(q)          Survival
of Representations and Warranties; Updates. The representations and warranties of Seller in this Agreement shall not be merged
with the Deeds at the Closing and shall survive the Closing for the period of three (3) years; provided, Seller understands and
agrees that the Post Closing Lease, shall provide for a lengthier period of survival with respect to certain matters referenced
therein.

 

For purposes of this
Agreement, the phrase “to Seller’s actual knowledge” or words of similar import shall mean the actual knowledge
of the general partner or President, as applicable, of the entity comprising Seller.

 

9.          Representations
and Warranties of Buyer. Buyer hereby warrants and represents to Seller that:

 

(a)          Organization,
Corporate Powers, Etc. Buyer is a limited liability company, validly existing and in good standing under the laws of the State
of Delaware and is duly qualified and in good standing in each other state or jurisdiction in which the nature of its business
requires the same except where a failure to be so qualified does not have a material adverse effect on the business, properties,
condition (financial or otherwise) or operations of that person. Buyer has full power, authority and legal right (i) to execute
and deliver, and perform and observe the provisions of this Agreement and each Transaction Document to which it is a party, and
(ii) to carry out the transactions contemplated hereby and by such other instruments to be carried out by Buyer pursuant to the
Transaction Documents.

 

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(b)          Due
Authorization, Etc. The Transaction Documents have been, and each instrument provided for herein or therein to which Buyer
is a party will be, when executed and delivered as contemplated hereby, duly authorized, executed and delivered by Buyer and the
Transaction Documents constitute, and each such instrument will constitute, when executed and delivered as contemplated hereby,
legal, valid and binding obligations of the Buyer enforceable in accordance with their terms.

 

(c)          Governmental
Approvals. To Buyer’s actual knowledge, no consent, approval or other authorization (other than corporate or other organizational
consents which have been obtained), or registration, declaration or filing with, any court or governmental agency or commission
is required for the due execution and delivery of any of the Transaction Documents to which Buyer is a party or for the validity
or enforceability thereof against such party.

 

(d)          No
Litigation. Except as set forth on Schedule 9(a)(iv) attached hereto, neither Buyer nor its registered agent for
service of process has been served with summons with respect to any actions or proceedings pending or, to Buyer’s actual
knowledge, no such actions or proceedings are threatened, against Buyer before or by any court, arbitrator, administrative agency
or other governmental authority, which individually or in the aggregate, are expected, in the reasonable judgment of Buyer, to
materially and adversely affect Buyer’s ability to carry out any of the transactions contemplated by any of the Transaction
Documents.

 

(e)          No
Conflicts. Neither the execution and delivery of the Transaction Documents to which Buyer is a party, compliance with the provisions
thereof, nor the carrying out of the transactions contemplated thereby to be carried out by such party will result in (i) a
breach or violation of (A) any material law or governmental rule or regulation applicable to Buyer now in effect, (B) any
provision of any Buyer’s organizational documents, (C) any material judgment, settlement agreement, order or decree
of any court, arbitrator, administrative agency or other governmental authority binding upon Buyer, or (D) any material agreement
or instrument to which Buyer is a party or by which Buyer or its respective properties are bound; (ii) the acceleration of
any obligations of Buyer; or (iii) the creation of any lien, claim or encumbrance upon any properties or assets of Buyer.

 

(f)          No
Misstatements, Etc. To the best of Buyer’s knowledge, neither the representations and warranties of Buyer stated in this
Agreement, including the Exhibits and the Schedules attached hereto, nor any certificate or instrument furnished or to be furnished
to Seller by Buyer in connection with the transactions contemplated hereby, contains or will contain any untrue or misleading statement
of a material fact.

 

(g)          Survival
of Representations and Warranties; Updates. The representations and warranties of Buyer in this Agreement shall not be merged
with the Deeds at the Closing and shall survive the Closing for the period of three (3) years.

 

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10.         Covenants
of Seller. Seller covenants with respect to the Facility as follows:

 

(a)          Pre-Closing.
Between the date of this Agreement and the Closing Date, except as contemplated by this Agreement or with the prior written consent
of Buyer, which shall not be unreasonably withheld, conditioned or delayed:

 

(i)          Seller
shall use its best efforts to cause the Operator to operate the Facility diligently, in accordance with the Operator’s obligations
under its lease or other arrangement with Seller, and only in the ordinary course of business.

 

(ii)         Seller
shall use its best efforts to prevent the Operator from making any material change in the operation of the Facility, and shall
prevent the Operator from selling or agreeing to sell any items of machinery, equipment or other assets of the Facility, or otherwise
entering into any agreement affecting the Facility, except in the ordinary course of business;

 

(iii)        Seller
shall use its best efforts to prevent the Operator from entering into any Lease or Contract or commitment affecting the Facility,
except for Leases or Contracts entered into in the ordinary course of business;

 

(iv)        During
normal business hours and consistent with Section 6(c) herein, Seller shall provide Buyer or its designated representative
with access to the Facility upon prior notification and coordination with Seller and the Operator; provided, Buyer shall not materially
interfere with the operation of the Facility. At such times Seller and the Operator shall permit Buyer to inspect the books and
records of the Facility;

 

(v)         Within
five (5) business days following the execution of this Agreement by the parties, Seller shall deliver to Buyer the due diligence
items described on the Due Diligence List attached hereto as Schedule 6(a)(vii) (the “Due Diligence Items”);
provided, in the event certain Due Diligence Items (“Unavailable Items”) are not readily accessible to Seller,
Seller may identify the Unavailable Items by written notice to Buyer within such five (5) business day period and shall use
its best efforts to deliver all Unavailable Items to Buyer as promptly as possible, but in no event more than ten (10) business
days following the execution of this Agreement. If Buyer requests additional items not included on Schedule 6(a)(vii),
it will do so by written request delivered by Seller and Seller will use its best efforts to provide such information within five
(5) business days within receipt of the request; and, provided further, Seller shall continue to cause Operator to deliver to Buyer,
following the expiration of the Due Diligence Period, financial reports showing, among other things, the EBITDAR (defined below)
for the Facility for the trailing twelve (12) month annualized operations for any given period. The term “EBITDAR”
means “earnings before interest, taxes, depreciation, amortization and rent and reserves (reserves meaning additions to capital
reserves).”

 

(vi)        Seller
shall use its best efforts to prevent the Operator from moving residents from the Facility, except (a) to any other Facility which
is owned by Seller and constitutes part of the Property as defined herein, (b) for health treatment purposes or otherwise at the
request of the resident, family member or other guardian or (c) upon court order or the request of any governmental authority having
jurisdiction over the Facility;

 

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(vii)       Seller
shall use commercially reasonable efforts to cause the Operator to retain the services and goodwill of the employees of the Operator
until the Closing;

 

(viii)      Seller
shall maintain in force, or shall cause the Operator to maintain in force, the existing hazard and liability insurance policies,
or comparable coverage, for the Facility as are in effect as of the date of this Agreement;

 

(ix)         Seller
shall, and shall cause the Operator, to file all returns, reports and filings of any kind or nature, including but not limited
to, cost reports referred to in this Agreement, required to be filed by Seller or the Operator on a timely basis and shall timely
pay all taxes or other obligations and liabilities or recoupments which are due and payable with respect to the Facility in the
ordinary course of business with respect to the periods Seller or Operator operated the Facility;

 

(x)          Seller
shall cause the Operator (a) to maintain all required operating licenses in good standing, (b) to operate the Facility in accordance
with its current business practices and (c) to promptly notify Buyer in writing of any notices of material violations or investigations
received from any applicable governmental authority;

 

(xi)         Seller
shall use commercially reasonable efforts to cause the Operator to make all customary repairs, maintenance and replacements required
to maintain the Facility in substantially the same condition as on the date of Buyer’s inspection thereof, ordinary wear
and tear excepted;

 

(xii)        Seller
shall promptly notify Buyer in writing of any Material Adverse Change, as defined herein, of which Seller becomes aware in the
condition or prospects of the Facility including, without limitation, sending Buyer copies of all surveys and inspection reports
of all governmental agencies received after the date hereof and prior to Closing, promptly following receipt thereof by the Operator.
For purposes of this Agreement, a “Material Adverse Change” shall mean: (i) a decrease in the adjusted rolling
twelve (12) month EBITDAR to less than Two Million One Hundred Thousand and 00/100 Dollars ($2,100,000.00), or (ii) loss of licensure,
or (iii) loss of Medicaid or Medicare participation, or (iv) any adverse action by a governmental agency which, with the passage
of time, would reasonably be expected to materially affect in a negative manner licensure at the Facility, or any adverse action
in the Facility which would reasonably be expected to materially affect in a negative manner such Facility’s participation
or eligibility to participate in any Medicare, Medicaid, or other Payor program, unless appropriate corrective action has been
taken by the Operator, in the ordinary course of business, or (v) failure to settle with the appropriate governmental authority,
or to satisfy on or before the Closing (either directly with such governmental authority or by funds escrowed by Seller for such
purposes) all claims for reimbursements, recoupments, taxes, fines or penalties which may be due to any governmental authority
having jurisdiction over the Facility, or (vi) the occurrence of a title or survey defect occurring after the date of this Agreement
which would reasonably be expected to adversely affect the ability of Buyer to operate the skilled nursing home/assisted living
facility at its respective Facility or to obtain financing for such Facility, or (vii) the commencement of any third party litigation
which interferes with Seller’s ability to close the transactions contemplated by this Agreement, or (viii) any damage, destruction
or condemnation affecting the Facility in which the estimate of damage exceeds $100,000 per Facility and such damage or destruction
has not been repaired, or Buyer as not otherwise waived such condition prior to Closing. In the event of any occurrence described
in clause (iv) above, Operator shall deliver a copy of the Plan of Correction or otherwise notify Buyer in writing of the planned
action, and such Plan of Correction or other corrective action which has been approved by the applicable regulatory agency or agencies.

 

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(xiii)       Seller
agrees to cause the Operator to remedy any compliance deficiency cited in any written notice from, or in any settlement agreement
or other Plan of Correction or other agreement with, any state or federal governmental body, or in the event of state or federal
proceedings against Operator or the Facility, or receipt by the Operator of such notice prior to the Closing Date, of any condition
which would affect the truth or accuracy of any representations or warranties set forth in this Agreement by Seller; provided,
however, in the event a physical plant deficiency is cited which Seller has insufficient time to remedy before the Closing Date,
in accordance with the approval of the appropriate state or federal agency, then the same shall be deemed remedied when the costs
of correcting said deficiency (based upon reasonable estimates from established vendors selected by Seller and Buyer and approved
by Seller and by Buyer, in its sole and absolute discretion) shall be held back in the Escrow at the Closing and not released to
Seller until such deficiency is corrected by Seller; and, provided further, a non-physical plant deficiency which cannot be remedied
prior to the Closing, in accordance with the approval of the appropriate state or federal agency, will be deemed to be remedied
for purposes of this Section if Operator develops a Plan of Correction addressing the deficiency(ies) and such Plan of Correction
is approved by the applicable State agency. Seller shall use its best efforts to remedy any such deficiency subsequent to the Closing
which is to be remedied as a result of a Plan of Correction filed by Seller or Operator prior to the Closing, and Buyer shall cooperate
with such efforts by Seller; provided, Seller shall bear all costs associated with such remedy. In the event any such Plan of Correction
agreed to by Seller and Operator prior to the Closing is not approved by the applicable State agency subsequent to Closing, Seller
shall promptly use its best efforts, and shall cause Operator to use its best efforts, to amend the Plan of Correction in such
a manner that is necessary to obtain acceptance by the State of the amended Plan of Correction as soon as practicable after submittal.
Notwithstanding any other provision of this Agreement, the obligation of Seller pursuant to this Subsection 10(a)(xiii)
shall survive the Closing for such period of time as is necessary to remedy such deficiency.

 

(xiv)      Seller
shall, at its cost and on or before Closing, obtain releases of financing statements and tax and judgment liens affecting or relating
to the Facility which have been filed or recorded in the State with the Office of the Secretary of State and the appropriate County
Recorder’s Office.

 

(xv)       Seller
shall promptly comply with any notices of violations received relating to the Facility and shall deliver to Buyer a copy of any
such notice received and evidence of compliance with such notice.

 

(xvi)      Seller
shall complete the Critical Repairs in accordance with Section 6(f) of this Agreement (which repairs are not required to be completed
until six months following the Closing).

 

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(b)          Closing.
On or before the Closing Date, Seller shall deliver the following documents to Escrow Agent relating to the Facility (“Closing
Documents”):

 

(i)          One
(1) original executed Deed for the Facility, in recordable form;

 

(ii)         Two
(2) original executed counterparts of the Post Closing Lease;

 

(iii)        Two
(2) original executed counterparts of the bill of sale for the Personal Property (“Bill of Sale”), an assignment
of Seller’s interest in the Contracts and Leases (“Assignment of Contracts and Leases”), and other instruments
of transfer and conveyance in form and substance to be agreed upon prior to the expiration of the Due Diligence Period transferring
and assigning to Buyer the Real Property, Personal Property and the Intangibles to be transferred as provided herein with respect
to the Facility (“Instruments of Assignment”);

 

(iv)        One
(1) original of the executed Critical Repair Completion Notice, to the extent not previously delivered to Buyer, if such Critical
Repairs have been completed but, because the Critical Repairs are not required to be completed until six months following the Closing,
delivery of the Critical Repair Completion Notice is not a condition to Closing.

 

(v)         One
(1) original executed certificate executed by Seller confirming that Seller’s representations and warranties continue to
be true and correct in all material respects, or stating how such representations and warranties are no longer true and correct
(“Seller’s Confirmation”);

 

(vi)        All
contractor’s and manufacturer’s guaranties and warranties, if any, in Seller’s possession relating to the Facility
(collectively, the “Warranties”), which delivery will be made by leaving such materials at the Facility; and

 

(vii)       Two
(2) original executed counterparts of each of the FIRPTA Certificate, escrow agreements and other documents required by the Title
Company in connection with the transactions contemplated by this Agreement (collectively, the “Title Company Documents”).

 

11.         Covenants
of Buyer. Buyer hereby covenants as follows:

 

(a)          Pre-Closing.
Between the date hereof and the Closing Date, except as contemplated by this Agreement or with the consent of Seller, Buyer agrees
that Buyer shall not take any action inconsistent with its obligations under this Agreement or which could hinder or delay the
consummation of the transaction contemplated by this Agreement. Between the date hereof and the Closing Date, Buyer agrees that
Buyer shall not (i) make any commitments to any governmental authority, (ii) enter into any agreement or contract with any governmental
authority or third parties, or (iii) alter, amend, terminate or purport to terminate in any way any governmental approval or permit
affecting the Real Property, Personal Property or Facility, which would be binding upon Seller, any Real Property Owner, the Facility
or Personal Property after any termination of this Agreement.

 

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(b)          Closing.
On or before the Closing Date, Buyer shall deposit the following with Escrow Agent:

 

(i)          The
Purchase Price in accordance with the requirements of this Agreement;

 

(ii)         Two
(2) original executed counterparts of the Post Closing Lease;

 

(iii)        Two
(2) original executed counterparts of each of the Instruments of Assignment requiring Buyer’s signature;

 

(iv)        One
(1) original executed certificate executed by Buyer confirming that Buyer’s representations and warranties continue to be
true and correct in all material respects, or stating how such representations and warranties are no longer true and correct (“Buyer’s
Confirmation”); and

 

(v)         Two
(2) original executed counterparts of each of the Title Company Documents requiring Buyer’s signature.

 

12.         Conditions
to Closing.

 

(a)          Conditions
to Buyer’s Obligations. All obligations of Buyer under this Agreement are subject to the reasonable satisfaction and
fulfillment, prior to the Closing Date, of each of the following conditions. Any one or more of such conditions may be waived in
writing by Buyer.

 

(i)          Seller’s
Representations, Warranties and Covenants.          Seller’s representations,
warranties and covenants contained in this Agreement or in any certificate or document delivered in connection with this Agreement
or the transactions contemplated herein, shall be true at the date hereof and as of the Closing Date as though such representations,
warranties and covenants were then again made, except to the extent that Buyer has discovered, or Seller has provided Buyer with
written notice (the “Supplemental Notice”) prior to Closing that Seller has just become aware, that a representation
is untrue or inaccurate, and Buyer nevertheless elects not to terminate this Agreement at the expiration of the Due Diligence Period,
or, if the Supplemental Notice is delivered after the Due Diligence Period, Buyer elects to proceed with closing the transaction
despite such inaccuracy, whereupon Buyer will be deemed to have waived any right of recourse or damages against Seller resulting
from such inaccuracy disclosed in the Supplemental Notice. Upon receipt of a Supplemental Notice from Seller after the expiration
of the Due Diligence Period, Buyer shall have the right to (a) terminate this Agreement upon written notice to Seller within five
(5) days after receipt of the Supplemental Notice, or (b) elect to proceed with closing the transaction as set forth in this Agreement.
If Seller provides Buyer with a Supplemental Notice within ten (10) business days of Closing, then Buyer shall have the right,
at its option, upon written notice to Seller and at no cost to Buyer, to extend the Closing Date for up to ten (10) business days
in order to analyze and review the issues disclosed in the Supplemental Notice.

 

(ii)         Seller’s
Performance. Seller shall have performed all of its obligations and covenants under this Agreement that are to be performed
prior to or at Closing.

 

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(iii)        Damage
and Condemnation. Prior to the Closing Date, no portion of the Facility shall have been damaged or destroyed by fire or other
casualty where the estimate of damage to such Facility exceeds 10% of the Purchase Price allocated to such Facility, or proceedings
be commenced or threatened to take or condemn any material part of the Real Property or improvements comprising a Facility by any
public or quasi-public authority under the power of eminent domain. A proceeding shall be deemed to be “material” if
such condemnation or taking (i) relates to the material taking or closing of any right of access to any Real Property or Facility,
(ii) cause the Real Property or Facility to become non-conforming with then current legal requirements governing such Real Property
or Facility, (iii) results in the loss of parking that is material to the operation of such Facility, or (iv) result in the loss
of value in excess of 10% of the Purchase Price allocated to such Facility, in Buyer’s reasonable judgment. If such Facility
shall have been so damaged or destroyed, Seller shall deliver prompt written notice of such condemnation, damage or destruction
to Buyer. In the event Buyer waives this condition, by written notice to Seller within fifteen (15) business days of receipt of
notice of such proceeding, and the Closing occurs, Seller shall assign to Buyer all its right to any insurance proceeds in connection
therewith. If proceedings shall be so commenced or threatened to take or condemn the Real Property or the Facility or portion thereof
prior to Closing, and if Buyer waives this condition and the Closing occurs, Seller shall pay or assign to Buyer all Seller’s
right to the proceeds of any condemnation award in connection thereof.

 

(iv)        Absence
of Litigation.          No action or proceeding shall have been instituted,
threatened or, in the reasonable opinion of Buyer, is likely to be instituted before any court or governmental body or authority
the result of which could prevent or make illegal the acquisition by Buyer of the Facility, or the consummation of the transaction
contemplated hereby, or which could materially and adversely affect the Facility or the business or prospects of the Facility.

 

(v)         Form
of Post Closing Lease. Prior to the expiration of the Due Diligence Period, Seller and Buyer shall have agreed upon the form
of the post closing lease (the “Post Closing Lease”) between Buyer, as landlord, and Seller, as tenant, incorporating
in the business terms set forth in Exhibit D attached hereto.

 

(vi)        No
Material Adverse Change. No Material Adverse Change shall have occurred in the Facility.

 

(vii)       Removal
of Personal Property Liens. Seller shall have removed (or shall have sufficient payoff or other documents to remove such liens
at Closing) all personal property liens which are related to the Facility and the Facility at Closing shall be free and clear of
all liens, claims and encumbrances other than Permitted Exceptions.

 

(viii)      Title
Insurance Policies. Title Company shall be prepared to issue the (i) Owners Title Insurance Policy for the Facility as of the
Closing Date, with coverage in the amount of the allocable portion of the Purchase Price for the Facility, insuring Buyer as owner
of the Facility subject only to the Permitted Exceptions, and (ii) ALTA Title Insurance Policy for each of the Facility as of the
Closing Date, with coverage in the amount of the allocable portion of Buyer’s loan from Buyer’s lender (“Lender”),
insuring Lender’s lien against the Facility subject only to such exceptions as may be approved by Lender, and with such endorsements
as may be required by Lender.

 

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(ix)         Capital
Improvements and Facility Renovations. Prior to the Closing, Seller shall complete, to the reasonable satisfaction of Buyer,
the construction of all capital improvements and Facility renovations described in a Property Condition Report, which shall be
prepared during the Due Diligence Period.

 

(b)          Conditions
to Seller’s Obligations. All obligations of Seller under this Agreement are subject to the fulfillment, prior to the
Closing Date, of each of the following conditions. Anyone or more of such conditions may be waived by Seller in writing.

 

(i)          Buyer’s
Representations, Warranties and Covenants. Buyer’s representations, warranties and covenants contained in this Agreement
or in any certificate or document delivered in connection with this Agreement or the transactions contemplated herein shall be
true at the date hereof and as of the Closing Date as though such representations, warranties and covenants were then again made.

 

(ii)         Buyer’s
Performance. Buyer shall have performed its obligations and covenants under this Agreement that are to be performed prior to
or at Closing.

 

(iii)        Absence
of Litigation. No action or proceeding shall have been instituted, threatened or, in the reasonable opinion of Seller, is likely
to be instituted before any court or governmental body or authority the result of which could prevent or make illegal the acquisition
by Buyer of the Facility, or the consummation of the transaction contemplated hereby, or which could materially and adversely affect
the Facility or the business or prospects of the Facility.

 

(iv)        No
Actions. There shall be no action pending or recommended by the appropriate state or federal agency to revoke, withdraw or
suspend any license to operate the Facility or the certification of the Facility, or any action of any other type with regard to
licensure or certification or with respect to Medicare and Medicaid provider billing agreements necessary to operate the Facility.

 

(v)         Form
of Post Closing Lease. Prior to the expiration of the Due Diligence Period, Seller and Buyer shall have agreed upon the form
of the Post Closing Lease.

 

13.         Termination;
Defaults.

 

(a)          Termination
For Failure of Condition. Either party may terminate this Agreement for non-satisfaction or failure of a condition to the obligation
of either party to consummate the transaction contemplated by this Agreement (including, without limitation, Buyer’s election
to disapprove the condition of the title or Surveys pursuant to Section 14 herein), unless such matter has been satisfied
or waived by the date specified in this Agreement or by the Closing Date (as same may be extended by the parties to allow the parties
to satisfy or waive conditions to close in the manner provided in this Agreement). In the event of such a termination, Escrow Agent
shall promptly return (i) to Buyer, all funds of Buyer in its possession (and Seller shall return to Buyer any portion of the Extension
Deposit that may have been released to Seller), including the Deposit and all interest accrued thereon, and (ii) to Seller and
Buyer, all documents deposited by them respectively, which are then held by Escrow Agent. Thereafter, neither party shall have
any continuing obligation or liability to the other party except for any such matters that expressly survive the Closing or termination
of this Agreement, as provided herein. The provisions of this Section 13(a) are intended to apply only in the event
of a failure of condition, as set forth herein, which is not the result of a default by either party, but which shall not apply
in the event the non-terminating party is in default of its obligations under this Agreement.

 

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(b)          Termination
For Cause.

 

(i)          If
the Agreement is terminated by Seller because Buyer fails to consummate the Closing as a result of a default by Buyer under this
Agreement, Seller’s sole and exclusive remedy prior to the Closing Date shall be to terminate this Agreement by giving written
notice of termination to Buyer and Escrow Agent, whereupon (A) Escrow Agent shall promptly release to Seller the Deposit, and all
interest accrued thereon, (B) Escrow Agent shall return to Buyer and Seller all documents deposited by them respectively, which
are then held by Escrow Agent, (C) the parties shall be released and relieved of all obligations to each other under this Agreement,
except for provisions that expressly survive termination as provided herein, (D) Buyer shall return to Seller all documents received
by it during the course of its Due Diligence and (E) Buyer shall have no further right to purchase the Property or legal or equitable
claims against Seller (except for any breach by Seller of provisions that survive termination) and/or the Property. Buyer shall
have no liability to Seller under any circumstances for any speculative, consequential or punitive damages. Without limiting the
other provisions of this Agreement, Buyer acknowledges that the provisions of this Subsection are a material part of the consideration
being given to Seller for entering into this Agreement and that Seller would be unwilling to enter into this Agreement in the absence
of the provisions of this Subsection. The provisions of this Subsection shall survive any termination of this Agreement. With respect
to any action by Seller against Buyer or by Buyer against Seller commenced after the Closing Date, Seller and Buyer expressly waive
any right to any speculative, consequential, punitive or special damages including, without limitation, lost profits. The parties
acknowledge and agree that Seller’s actual damages as a result of Buyer’s default would be difficult or impossible
to ascertain and that the deliveries and payments provided for in clause (A) herein constitute reasonable compensation for its
actual damages. Seller and Buyer acknowledge that they have read and understand the provisions of this Section 13(b)(i)
and by their initials below agree to be bound by its terms.

 

	 	 	 
	Seller’s Initials	 	Buyer’s Initials

 

    	21

    	 

    

 

(ii)         If
this Agreement is terminated by Buyer because Seller has defaulted in the performance of its obligations under this Agreement,
Buyer’s sole and exclusive remedies prior to the Closing Date shall be either: (A) to terminate this Agreement by giving
written notice of termination to Seller and Escrow Agent and pursue any and all remedies for Buyer’s reasonable out-of-pocket
costs (including attorneys’ fees and court costs), attributable to the termination of this Agreement, excluding any speculative
or punitive damages, whereupon (i) Escrow Agent shall promptly return to Buyer the Deposit, and all interest accrued thereon,
and (ii) Escrow Agent shall return to Seller and Buyer all documents deposited by them respectively, which are then held by
Escrow Agent, or (B) to pursue the remedy of specific performance of Seller’s obligation to perform its obligations under
this Agreement. Seller shall have no liability to Buyer under any circumstances for any speculative, consequential or punitive
damages. Without limiting the other provisions of this Agreement, Seller acknowledges that the provisions of this Subsection are
a material part of the consideration being given to Buyer for entering into this Agreement and that Buyer would be unwilling to
enter into this Agreement in the absence of the provisions of this Subsection. The provisions of this Subsection shall survive
any termination of this Agreement. With respect to any action by Buyer against Seller or by Seller against Buyer commenced after
the Closing Date, Buyer and Seller expressly waive any right to any speculative, consequential, punitive or special damages including,
without limitation, lost profits. Seller and Buyer acknowledge that they have read and understand the provisions of this Section 13.2(b)
and by their initials below agree to be bound by its terms.

 

	 	 	 
	Seller’s Initials	 	Buyer’s Initials

 

(c)          General.
In the event a party elects to terminate this Agreement such party shall deliver a notice of termination to the other party.

 

14.         Surveys
and PTR.

 

(a)          Buyer
has previously obtained a preliminary title report (the “PTR”) covering the Real Property and the Facility dated
prior to the date of this Agreement, together with legible copies of any and all instruments referred to in the PTR as constituting
exceptions to title of the Real Property (the “Title Documents”).

 

(b)          Seller
shall have delivered to Buyer a copy of the existing surveys, if any, in Seller’s possession for the Facility (“Surveys”)
in accordance with Section 10(a)(v) herein. Buyer shall be responsible for obtaining an update of the Surveys or new Surveys,
at Buyer’s sole cost (“New Surveys”). On or before ten (10) business days prior to the expiration of the
Due Diligence Period, Buyer shall notify Seller and the Title Company (“Buyer’s Title Notice”) of any
objections which Buyer may have to the PTR and/or Surveys. If Buyer objects to any matters (other than the Permitted Exceptions,
as defined herein) which, in Buyer’s determination, might adversely affect the ability of Buyer to operate any of the Facility,
Seller shall use its reasonable business efforts to cure same, but shall not be obligated to cure matters other than to obtain
the release (at Closing) of the existing mortgage and other monetary liens caused by Seller which may be released by payment of
the mortgage payoff or lien amount from Seller’s Closing proceeds (collectively, “Monetary Liens”). If
Seller delivers written notice to Buyer (“Seller’s Title Notice”), on or before the expiration of the
Due Diligence Period that Seller is willing to remove any exceptions objected to by Buyer, then Seller shall be obligated to remove
such exceptions on or prior to the Closing and such exceptions shall not be Permitted Exceptions. If Seller does not provide Buyer
with Seller’s Title Notice or Seller’s Title Notice does not provide for Seller’s agreement to remove all exceptions
objected to by Buyer, then Buyer shall have the right to terminate this Agreement prior to the expiration of the Due Diligence
Period or waive Buyer’s objection to any exceptions Seller has not agreed to remove with such exceptions becoming Permitted
Exceptions upon Buyer waiving its due diligence contingency. Buyer shall, promptly following the execution of this Agreement, commence
to use its best efforts to obtain the New Surveys as soon as practicable. Notwithstanding the foregoing provisions of this Subsection (b),
Buyer shall have the right to object, promptly upon learning of any such new matters during the Due Diligence Period, to any matters
raised in the New Surveys which were not addressed in the Surveys, and the parties shall cooperate with the Title Company, during
the Due Diligence Period and as promptly as possible following the delivery of Buyer’s objections to such new matters in
the New Surveys, to resolve any such matters to Buyer’s satisfaction. The Due Diligence Period shall not be extended for
resolution of any such matters in the New Surveys.

 

    	22

    	 

    

 

15.         Cooperation.
Following the execution of this Agreement, Buyer and Seller agree that if any event should occur, either within or without the
knowledge or control of Buyer or Seller, which would prevent fulfillment of the conditions to the obligations of any party hereto
to consummate the transaction contemplated by this Agreement, each such party shall use reasonably commercial efforts to cure or
to cause the cure of the same as expeditiously as possible. In addition, each party shall cooperate fully with each other in preparing,
filing, prosecuting, and taking any other actions with respect to, any applications, requests, or actions which are or may be reasonable
and necessary to obtain the consent of any governmental instrumentality or any third party or to accomplish the transaction contemplated
by this Agreement.

 

16.         Indemnification.

 

(a)          Indemnification
Provisions.

 

(i)          Subject
to the limitation on damages contained in Section 13(b)(ii) hereof, Seller hereby agrees to indemnify, protect, defend
and hold harmless Buyer and its officers, directors members shareholders tenants, successors and assigns harmless from and against
any and all claims, demands, obligations, losses, liabilities, damages, recoveries and deficiencies (including interest, penalties
and reasonable attorneys’ fees, costs and expenses) which any of them may suffer as a result of: (A) any breach of or inaccuracy
in the representations and warranties, or breach, non-fulfillment or default in the performance of any of the conditions, covenants
and agreements, of Seller contained in this Agreement or in any certificate or document delivered by Seller pursuant to any of
the provisions of this Agreement, unless Seller cures such matter in the manner provided in Section 8(p) herein or
(B) the failure to discharge any federal, state or local tax liability, or to pay any other assessments, recoupments, claims, fines,
penalties or other amounts or liabilities accrued or payable with respect to any activities of Seller prior to the Closing Date
(whether brought before or after the Closing Date), or (C) any obligation which is expressly the responsibility of Seller under
this Agreement, or (D) any amounts required to cure citation violations issued by any state or federal health or human services
authority on the Facility relating to any period prior to the Closing Date (whether brought before or after the Closing Dates),
or (E) any claim by any employee of Seller relating to any period of employment prior to the Closing Date (whether brought before
or after the Closing Date), or (F) the existence against the Real Property of any mechanic’s or materialmen’s claims
resulting from the action or inaction of Seller or anyone acting under authority of Seller, or (G) any other cost, claim or
liability arising out of or relating to events (other than as a result of the actions of Buyer or Buyer’s Consultants) or
Seller’s ownership, operation or use of the Facility prior to the Closing Date. Any amount due under the aforesaid indemnity
shall be due and payable by Seller within 30 days after demand thereof. Seller shall have the right to contest any such claims,
liabilities or obligations as provided herein.

 

    	23

    	 

    

 

(ii)         Subject
to the limitation on damages contained in Section 13(b)(i) hereof, Buyer hereby agrees to indemnify, protect, defend
and hold harmless Seller and its officers, directors, members, shareholders and tenants harmless from and against any and all claims,
demands, obligations, losses, liabilities, damages, recoveries and deficiencies (including interest, penalties and reasonable attorneys’
fees, costs and expenses) which any of them may suffer as a result of: (A) any breach of or inaccuracy in the representations and
warranties, or breach, non-fulfillment or default in the performance of any of the conditions, covenants and agreements, of Buyer
contained in this Agreement or in any certificate or document delivered by Buyer pursuant to any of the provisions of this Agreement,
unless Buyer cures such matter in the manner provided in Section 8(p) herein, or (B) the existence against the Real
Property of any mechanic’s or materialmen’s claims arising from actions of Buyer or Buyer’s Consultants prior
to the Closing, or (C) any obligation which is expressly the responsibility of Buyer under this Agreement. Any amount due under
the aforesaid indemnity shall be due and payable by Buyer within thirty (30) days after demand therefor. Buyer shall have the right
to contest any such claims, liabilities or obligations as provided herein, or any other cost, claim or liability arising out of
or relating to events or Buyer's ownership, operation or use of the Facility after the Closing Date.

 

(iii)        The
parties intend that all indemnification claims be made as promptly as practicable by the party seeking indemnification (the “Indemnified
Party”). Whenever any claim shall arise for indemnification hereunder, the Indemnifying Party shall promptly notify the
party from whom indemnification is sought (the “Indemnitor”) of the claim, and the facts constituting the basis
for such claim (the “Indemnification Claim”). Failure to notify the Indemnitor will not relieve the Indemnitor
of any liability that it may have to the Indemnified Party, except to the extent the defense of such action is materially and irrevocably
prejudiced by the Indemnified Party’s failure to give such notice.

 

(iv)        An
Indemnitor shall have the right to defend against an Indemnification Claim, with counsel of its choice reasonably satisfactory
to the Indemnified Party, if (a) within fifteen (15) days following the receipt of notice of the Indemnification Claim the Indemnitor
notifies the Indemnified Party in writing that the Indemnitor will indemnify the Indemnified Party from and against the entirety
of any damages the Indemnified Party may suffer resulting from, relating to, arising out of, or attributable to the Indemnification
Claim, (b) the Indemnitor provides the Indemnified Party with evidence reasonably acceptable to the Indemnified Party that the
Indemnitor will have the financial resources to defend against the Indemnification Claim and pay, in cash, all damages the Indemnified
Party may suffer resulting from, relating to, arising out of, or attributable to the Indemnification Claim, (c) the Indemnification
Claim involves only money damages and does not seek an injunction or other equitable relief, (d) settlement of, or an adverse judgment
with respect to, the Indemnification Claim is not in the good faith judgment of the Indemnified Party likely to establish a precedential
custom or practice materially adverse to the continuing business interests of the Indemnified Party, and (e) the Indemnitor continuously
conducts the defense of the Indemnification Claim actively and diligently.

 

    	24

    	 

    

 

(v)         So
long as the Indemnitor is conducting the defense of the Indemnification Claim in accordance with Section 16(a)(iv),
then (A) the Indemnified Party may retain separate co-counsel at its sole cost and expense and participate in the defense of the
Indemnification Claim, (B) the Indemnified Party shall not consent to the entry of any order or finalization of any tentative settlement,
the only condition of which is the consent of the Indemnified Party thereto, with respect to the Indemnification Claim without
the prior written consent of the Indemnitor (not to be withheld unreasonably), and (C) the Indemnitor will not consent to the entry
of any order or finalization of any tentative settlement, the only condition of which is the consent of the Indemnified Party thereto,
with respect to the Indemnification Claim without the prior written consent of the Indemnified Party (not to be unreasonably withheld
or delayed, provided that it will not be deemed to be unreasonable for an Indemnified Party to withhold its consent with respect
to (i) any breach of any law, order or permit, (ii) any violation of the rights of any person, or (iii) any matter which Indemnified
Party believes could have a material adverse effect on any other actions to which the Indemnified Party or its Affiliates are party
or to which Indemnified Party has a good faith belief it may become party. Notwithstanding the foregoing provisions of this Subsection (v),
if Indemnified Party refuses its consent to any of the matters set forth in clauses (i) through (iii) above, the indemnity amount
shall be determined as if such consent had been given and Indemnitor shall pay over to the Indemnified Party such amount and be
absolved from any further obligation as to that particular claim; Indemnified Party may then resolve the claim in the manner it
sees fit without further recourse against Indemnitor.

 

(vi)        Each
party hereby consents to the non-exclusive jurisdiction of any governmental body, arbitrator, or mediator in which an action is
brought against any Indemnified Party for purposes of any Indemnification Claim that an Indemnified Party may have under this Agreement
with respect to such action or the matters alleged therein, and agrees that process may be served on such party with respect to
such claim anywhere in the world, provided however, that any venue relating to any claim or proceeding arising out of this Agreement
or any other agreement between Seller and Buyer shall be the State and the laws of the State shall apply.

 

(b)          Insurance
Proceeds. In determining the amount of damages for which either party is entitled to assert an Indemnification Claim, the amount
of any such claims or damages shall be determined after deducting therefrom the amount of any insurance coverage or proceeds or
other third party recoveries received by such other party in respect of such damages. If an indemnification payment is received
by the Indemnified Party in respect of any damages and the Indemnified Party later receives insurance proceeds or other third party
recoveries in respect of such damages, the Indemnified Party shall immediately pay to the Indemnifying Party a sum equal to the
lesser of the actual amount of net insurance proceeds or other third party recoveries (remaining after recovery costs and expenses)
or the actual amount of the indemnification payment previously paid by or on behalf of the Indemnified Party.

 

(c)          No
Incidental, Consequential and Certain Other Damages. An Indemnitor shall not be liable to an Indemnified Party for incidental,
consequential, enhanced, punitive or special damages unless such damages are included in a third-party claim and such Indemnified
Party is liable to the third party claimant for such damages.

 

    	25

    	 

    

 

(d)          Indemnification
if Negligence of Indemnity; No Waiver of Rights or Remedies.

 

UNLESS OTHERWISE
PROVIDED HEREIN, THE INDEMNIFICATION PROVIDED IN THIS SECTION 16 WILL BE APPLICABLE WHETHER OR NOT THE SOLE, JOINT, OR CONTRIBUTORY
NEGLIGENCE OF THE INDEMNIFIED PARTY IS ALLEGED OR PROVEN. THE PARTIES AGREE THE PRECEDING SENTENCE IS COMMERCIALLY CONSPICUOUS.
Each Indemnified Party’s rights and remedies set forth in this Agreement shall survive the Closing or other termination of
this Agreement, shall not be deemed waived by such Indemnified Party’s consummation of the Closing of the sale transactions
(unless the Indemnified Party has knowledge of the existence of an Indemnification Claim at Closing and decides to proceed with
Closing)and will be effective regardless of any inspection or investigation conducted by or on behalf of such Indemnified Party
or by its directors, officers, employees, or representatives or at any time (unless such inspection or investigation reveals the
existence of an Indemnified Claim and such party proceeds with Closing), whether before or after the Closing Date.

 

(e)          Other
Indemnification Provisions. A claim for any matter not involving a third party may be asserted by notice to the Party from
whom indemnification is sought.

 

(f)          Dispute
Resolution. Any dispute arising out of or relating to claims for indemnification pursuant to this Article 16 or any other dispute
hereunder, shall be resolved in accordance with the procedures specified herein, which shall be the sole and exclusive procedure
for the resolution of any such disputes.

 

17.         Notices.
Any notice, request for consent or approval, election or other communication provided for or required by this Agreement shall be
in writing and shall be delivered by hand, by air courier service, postage prepaid (certified with return receipt requested), fax
transmission or electronic transmission followed by delivery of the hard copy of such communication by air courier service or mail
as aforesaid, addressed to the person to whom such notice is intended to be given at such address as such person may have previously
furnished in writing to the such party’s last known address. Until receipt of written notice to the contrary, the parties’
addresses for notices shall be:

 

	To Buyer:	 
	 	Healthcare Retirement Solutions, LLC
	 	c/o Cornerstone Healthcare Properties
	 	1920 Main Street, Suite 400
	 	Irvine, CA  92614
	 	Attention:  Kent Eikanas
	 	Phone:  (949) 812-4335
	 	Email:  KEikanas@crefunds.com

 

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	With a Copy to:	 
	 	DLA Piper LLP (US)
	 	2000 University Avenue
	 	East Palo Alto, CA  94303
	 	Attention:  James E. Anderson, Esq.
	 	Phone:  (650) 833-2078
	 	Email:  Jim.Anderson@dlapiper.com
	 	 
	To Any Seller:	Friendswood Realty, LP
	 	4949 Westgrove
	 	Suite 200
	 	Dallas, Texas  75248
	 	Attention:  M. Craig Kelly
	 	Phone:  469-341-2720
	 	Email: mcraigkelly@aol.com
	 	 
	With a Copy to:	Underwood Law Firm, P.C.
	 	Attention:  Sharon White
	 	P.O. Box 9158
	 	Amarillo, Texas  79105
	 	Phone:  806-376-5613
	 	Email: Sharon.White@uwlaw.com

 

18.         Sole
Agreement. This Agreement constitutes the entire understanding between the parties with respect to the transactions contemplated
herein, and all prior or contemporaneous oral agreements, understandings representations and statement, and all prior written agreements,
understandings, letters of intent and proposals are merged into this Agreement. Neither this Agreement nor any provisions hereof
may be waived, modified, amended, discharged or terminated except by an instrument in writing signed by the party against which
the enforcement of such waiver, modification, amendment, discharge or termination is sought, and then only to the extent set forth
in such instrument.

 

19.         Assignment;
Successors. Neither party shall assign this Agreement without the prior written consent of the other; provided, however, Buyer
may assign all of its rights, title, liability, interest and obligation pursuant to this Agreement to one or more entities owned,
controlled by or under common control with Buyer. Subject to the limitations on assignment set forth above, all the terms of this
Agreement shall be binding upon and inure to the benefit of and be enforceable by and against the heirs, successors and assigns
of the parties hereto.

 

20.         Severability.
Should any one or more of the provisions of this Agreement be determined to be invalid, unlawful or unenforceable in any respect,
the validity, legality and enforceability of the remaining provisions hereof shall not in any way be affected or impaired thereby
and each such provision shall be valid and remain in full force and effect.

 

    	27

    	 

    

 

21.         Risk
of Loss. Until the Closing Date, Seller shall bear the risk of loss for the Facility and after the Closing Date, the risk of
loss of the Facility shall be governed by the Post Closing Lease.

 

22.         Holidays.
If any date herein set forth for the performance of any obligations by Seller or Buyer or for the delivery of any instrument or
notice as herein provided should be on a Saturday, Sunday or legal holiday, the compliance with such obligations or delivery shall
be deemed acceptable on the next business day following such Saturday, Sunday or legal holiday. As used herein, the term “legal
holiday” means any state or federal holiday for which financial institutions or post offices are generally closed in the
State for observance thereof.

 

23.         Counterparts.
This Agreement may be executed in any number of counterparts, each of which shall be an original, and all of which together shall
be deemed to constitute one and the same instrument. Facsimile signature pages or electronically transmitted signature pages shall
constitute original counterparts for all purposes.

 

24.         Covenant
Not to Compete; Non-Solicitation of Employees. For a period of three (3) years following the Closing Date, Seller agrees (i)
not to own, manage, lease or operate a long term skilled nursing home facility which is located within a ten (10) mile radius of
the Facility and (ii) not to solicit the transfer of patients or residents of any of the Facility to any long term care skilled
nursing home facility or assisted living facility which is managed, leased or operated by any entity owned and/or controlled by
any of Seller within a ten (10) mile radius of the Facility.

 

25.         Confidentiality.
The provisions of the Confidentiality Agreement attached hereto as Exhibit C and executed by the parties either prior
to the date of this Agreement are hereby incorporated by this reference and the parties hereto agree to comply with the terms thereof.

 

26.         Exhibits
and Schedules. To the extent that one or more Exhibits or Schedules are not attached to this Agreement at the time this Agreement
is executed, Seller and Buyer agree that this Agreement is not rendered unenforceable by reason of such fact. Seller shall provide
such exhibits to Buyer during the Due Diligence Period as promptly as possible in order to allow the parties to agree upon such
Exhibits and Schedules and to afford Buyer adequate time in which to complete its due diligence review prior to the expiration
of the Due Diligence Period.

 

27.         Prevailing
Party. Subject to the limitations as otherwise set forth in this Agreement, if an action shall be brought on account of any
breach of or to enforce or interpret any of the terms, covenants or conditions of this Agreement, the prevailing party shall be
entitled to recover from the other party, as part of the prevailing party’s costs, reasonable attorney’s fees, the
amount of which shall be fixed by the court and shall be made a part of any judgment rendered.

 

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

 

29.         Governing
Law. This Agreement shall be governed by and construed in accordance with the laws of the State.

 

[Signatures on Following Pages]

 

    	28

    	 

    

 

IN WITNESS WHEREOF,
the undersigned have duly executed this Agreement by parties legally entitled to do so as of the day and year first set forth above.

 

	 	“SELLER”:
	 	 
	 	FRIENDSWOOD REALTY, LP,
	 	a Texas limited partnership
	 	 
	 	By:  Friendswood GP, LLC, a Texas limited
	 	liability company
	 	 	 
	 	By: 	/s/ M. Craig Kelly
	 	 	M. Craig Kelly, President
	 	 	 
	 	“BUYER”:
	 	 
	 	HEALTHCARE RETIREMENT SOLUTIONS, LLC, a Delaware limited liability company
	 	 	 
	 	By:	/s/ Terry G. Roussel
	 	Its:	President

 

    	 

    	 

    

 

LIST OF EXHIBITS

 

		A.	Legal Descriptions of Real Property

 

		B.	Permitted Exceptions

 

		C.	Confidentiality Agreement

 

		D.	Lease Terms

 

    	 

    	 

    

 

LIST OF SCHEDULES

 

	Schedule l(a)	List of Facility, Operator(s)
	 	 
	Schedule 1(c)	Personal Property
	 	 
	Schedule 3	Allocation of Purchase Price
	 	 
	Schedule 6(f)	Critical Repairs
	 	 
	Schedule 8(a)(v)	Claims, Litigation
	 	 
	Schedule 8(b)	Violations
	 	 
	Schedule 8(d)	Hazardous Substances
	 	 
	Schedule 8(f)	Leases and Contracts
	 	 
	Schedule 8(g)	Financial Reports
	 	 
	Schedule 8(h)	Interests in Suppliers, etc.
	 	 
	Schedule 8(j)	Matters relating to Licensure
	 	 
	Schedule 8(k)	Matters relating to Reports and Reimbursements
	 	 
	Schedule 8(l)	Surveys, Cost Reports, Private Rates, Census and Licensed Beds
	 	 
	Schedule 8(m)	Occupied Beds; Rates
	 	 
	Schedule 10(a)(v)	Due Diligence Items

 

    	 

    	 

    

 

EXHIBIT A

 

LEGAL DESCRIPTION

 

[To be Provided by Title Company]

 

    	 

    	 

    

 

EXHIBIT B

 

PERMITTED EXCEPTIONS

 

[To be Determined]

 

    	 

    	 

    

 

EXHIBIT C

 

CONFIDENTIALITY AGREEMENT

 

[To be Supplied by Parties]

 

    	 

    	 

    

 

EXHIBIT D

 

LEASE TERMS

 

[To be Supplied by Parties]

 

    	 

    	 

    

 

SCHEDULE 1 (a)

 

FACILITY; LICENSED BEDS

 

	Facility	 	Licensed Nursing Beds
	 	 	 
	Friendship Haven Healthcare &	 	 
	Rehabilitation Center	 	150
	1500 Sunset Drive	 	 
	Friendswood, TX	 	 

 

    	 

    	 

    

 

SCHEDULE 10(a)(v)

 

DUE DILIGENCE MATERIALS

 

    	S-1

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