Document:

EX-10.7

Mortgage, Assignment, Security Agreement and Fixture Filing

This Mortgage, Assignment, Security Agreement and Fixture Filing is made as of the 24th day of
June, 2008, by G&E HEALTHCARE REIT NUTFIELD PROFESSIONAL CENTER, LLC, a Delaware limited liability
company (herein referred to as “Mortgagor”), whose address is c/o Grubb & Ellis Realty
Investors, LLC, 1551 N. Tustin Avenue, Suite 300, Santa Ana, California 92705, for the benefit of
WACHOVIA FINANCIAL SERVICES, INC., a North Carolina corporation, as administrative agent as
described below (in such capacity, along with its successors and assigns, “Mortgagee”),
whose address is Wachovia Financial Services, Inc., Real Estate Financial Services, General Banking
Group, Mail Code: CA 6233, 15750 Alton Parkway, Irvine, California 92618. Mortgagee is acting as
the agent for itself and all other “Lenders” now or hereafter existing under that certain Loan
Agreement of even date herewith (the “Loan Agreement”) between G&E Healthcare REIT 5995
Plaza Drive, LLC, a Delaware limited liability company, G&E Healthcare REIT Epler Parke Building B,
LLC, a Delaware limited liability company, G&E Healthcare REIT Academy, LLC, a Delaware limited
liability company, and G&E Healthcare REIT Medical Portfolio 2, LLC, a Delaware limited liability
company, and Mortgagor, collectively as “Borrower” (collectively, “Borrower”), Mortgagee as
“Administrative Agent” and the “Lenders” described therein. As used herein, the term
"Lenders” shall have the meaning that is given such term in the Loan Agreement.

Recitals

Mortgagor has requested that Lenders make the Loan (as hereinafter defined) to Mortgagor. As
a condition precedent to making the Loan, Lenders have required that Mortgagor execute and deliver
this Mortgage, Assignment, Security Agreement and Fixture Filing to Mortgagee (as agent for
Lenders).

Grants and Agreements

Now, therefore, in order to induce Lenders to make the Loan to Borrower, Mortgagor, for
consideration paid, agrees as follows:

Article I

Definitions

As used in this Mortgage, the terms defined in the Preamble hereto shall have the respective
meanings specified therein, and the following additional terms shall have the meanings specified:

"Accessories” means all fixtures, equipment, systems, machinery, furniture,
furnishings, appliances, inventory, goods, building and construction materials, supplies and other
articles of personal property, of every kind and character, tangible and intangible (including
software embedded therein), now owned or hereafter acquired by Mortgagor, which are now or
hereafter attached to or situated in, on or about the Land or Improvements, or used in or necessary
to the complete and proper planning, development, use, occupancy or operation thereof, or acquired
(whether delivered to the Land or stored elsewhere) for use or installation in or on the Land or
Improvements, and all Additions to the foregoing, all of which are hereby declared to be permanent
accessions to the Land.

"Accelerating Transfer” means any Transfer of all or any part of the Property, the
legal or beneficial interest therein, or any membership interest in Mortgagor in violation of
Section 5.2 of this Mortgage.

"Accounts” means all accounts of Mortgagor, within the meaning of the Uniform
Commercial Code of the State, derived from or arising out of the use, occupancy or enjoyment of the
Property or for services rendered therein or thereon.

"Additional Mortgages” has the meaning set forth in the definition of “Obligations”
set forth below.

"Additions” means any and all alterations, additions, accessions and improvements to
property, substitutions therefor, and renewals and replacements thereof.

"Claim” means any liability, suit, action, claim, demand, loss, expense, penalty,
fine, judgment or other cost of any kind or nature whatsoever, including fees, costs and expenses
of attorneys, consultants, contractors and experts.

"Condemnation” means any taking of title to, use of, or any other interest in the
Property under the exercise of the power of condemnation or eminent domain, whether temporarily or
permanently, by any Governmental Authority or by any other Person acting under or for the benefit
of a Governmental Authority.

"Condemnation Awards” means any and all judgments, awards of damages (including
severance and consequential damages), payments, proceeds, settlements, amounts paid for a taking in
lieu of Condemnation, or other compensation heretofore or hereafter made, including interest
thereon, and the right to receive the same, as a result of, or in connection with, any Condemnation
or threatened Condemnation.

"Contract of Sale” means any contract for the sale of all or any part of the Property
or any interest therein, whether now in existence or hereafter executed.

"Default” means an event or circumstance which, with the giving of Notice or lapse of
time, or both, would constitute an Event of Default under the provisions of this Mortgage.

"Design and Development Documents” means, collectively, (a) all contracts for services
to be rendered, work to be performed or materials to be supplied in the development of the Land or
the construction or repair of Improvements, if any; (b) all plans, drawings and specifications for
the development of the Land or the construction or repair of Improvements, if any; (c) all permits,
licenses, variances and other rights or approvals issued by or obtained from any Governmental
Authority or other Person in connection with the development of the Land or the construction or
repair of Improvements, if any; and (d) all amendments of or supplements to any of the foregoing.

"Encumbrance” means any Lien, easement, right of way, roadway (public or private),
condition, covenant or restriction (including any condition, covenant or restriction imposed in
connection with any condominium development or cooperative housing development), Lease or other
matter of any nature that would affect title to the Property.

"Environmental Agreement” means the Environmental Indemnity Agreement of even date
herewith by and between Mortgagor and Guarantor in favor of Mortgagee and Lenders pertaining to the
Property, as the same may from time to time be extended, amended, restated, supplemented or
otherwise modified. The Environmental Agreement is one of the Loan Documents, but this Mortgage
does not secure the obligations of Mortgagor or Guarantor under the Environmental Agreement or any
other “Environmental Indemnity” as defined in the Loan Agreement.

"Event of Default” means an event or circumstance specified in Article VI and
the continuance of such event or circumstance beyond the applicable grace and/or cure periods
therefor, if any, set forth in Article VI.

"Expenses” means all fees, charges, costs and expenses of any nature whatsoever
incurred at any time and from time to time (whether before or after an Event of Default) by
Mortgagee or Lenders in making, funding, administering or modifying the Loan, in negotiating or
entering into any “workout” of the Loan, or in exercising or enforcing any rights, powers and
remedies provided in this Mortgage, any Swap Contract or any of the other Loan Documents, including
reasonable attorneys’ fees, court costs, receiver’s fees, management fees and costs incurred in the
repair, maintenance and operation of, or taking possession of, or selling, the Property.

"Governmental Authority” means any governmental or quasi-governmental entity,
including any court, department, commission, board, bureau, agency, administration, service,
district or other instrumentality of any governmental entity.

"Guarantor” means Grubb & Ellis Healthcare REIT, Inc., a Maryland corporation.

"Improvements” means all buildings, structures and other improvements now or hereafter
existing, erected or placed on the Land, together with any off-site improvements owned by Mortgagor
in any way used or to be used in connection with the use, enjoyment, occupancy or operation of the
Land.

"Insurance Proceeds” means the insurance claims under and the proceeds of any and all
policies of insurance covering the Property or any part thereof, including all returned and
unearned premiums with respect to any insurance relating to such Property, in each case whether now
or hereafter existing or arising.

"Land” means the real property described in Exhibit A attached hereto and made a part
hereof.

"Laws” means all federal, state and local laws, statutes, rules, ordinances,
regulations, codes, licenses, authorizations, decisions, injunctions, interpretations, orders or
decrees of any court or other Governmental Authority having jurisdiction as may be in effect from
time to time.

"Leases” means all leases, license agreements and other occupancy or use agreements
(whether oral or written), now or hereafter existing, which cover or relate to the Property or any
part thereof, together with all options therefor, amendments thereto and renewals, modifications
and guaranties thereof, including any cash or security deposited under the Leases to secure
performance by the tenants of their obligations under the Leases, whether such cash or security is
to be held until the expiration of the terms of the Leases or applied to one or more of the
installments of rent coming due thereunder.

"Letter of Credit” means any letter of credit issued by Mortgagee or any Lender for
the account of Mortgagor or its nominee in connection with the Property, together with any and all
extensions, renewals or modifications thereof, substitutions therefor or replacements thereof.

"Lien” means any mortgage, Mortgage, pledge, security interest, assignment, judgment,
lien or charge of any kind, including any conditional sale or other title retention agreement, any
lease in the nature thereof, and the filing of, or agreement to give, any financing statement under
the Uniform Commercial Code of any jurisdiction.

"Loan” means the loan from Lenders to Mortgagor, the repayment obligations in
connection with which are evidenced by the Notes.

"Loan Documents” means this Mortgage, the Notes, the Repayment Guaranty, the
Environmental Agreement, the Loan Agreement, any application or reimbursement agreement executed in
connection with any Letter of Credit, and any and all other documents (other than any Swap
Contracts) which Mortgagor, Guarantor or any other party or parties have executed and delivered, or
may hereafter execute and deliver, to evidence, secure or guarantee the Obligations, or any part
thereof, as the same may from time to time be extended, amended, restated, supplemented or
otherwise modified.

"Mortgage” means this Mortgage, Assignment, Security Agreement and Fixture Filing, as
the same may from time to time be extended, amended, restated, supplemented or otherwise modified.

"Mortgagee” means Mortgagee and its successors and assigns.

"Note” or “Notes” means, collectively, one or more promissory notes in the aggregate
stated principal amount of Fifty Million Three Hundred Twenty-One Thousand Five Hundred and No/100
Dollars ($50,321,500.00) made by Mortgagor to the order of one or more Lenders pursuant to the Loan
Agreement, as the same may from time to time be extended, amended, restated, supplemented or
otherwise modified.

"Notice” means a notice, request, consent, demand or other communication given in
accordance with the provisions of Section 9.8 of this Mortgage.

"Obligations” means all present and future debts, obligations and liabilities of
Mortgagor and each other Borrower to Mortgagee and Lenders arising pursuant to, and/or on account
of, the provisions of this Mortgage, any additional deeds of trust or mortgages now or hereafter
made to secure the Loan (“Additional Mortgages”) the Notes or any of the other Loan
Documents, including the obligations: (a) to pay all principal, interest, late charges, prepayment
premiums (if any) and other amounts due at any time under the Notes; (b) to pay all Expenses,
indemnification payments, fees and other amounts due at any time under this Mortgage, any
Additional Mortgages or any of the other Loan Documents, together with interest thereon as herein
or therein provided; (c) to pay and perform all obligations of Mortgagor and each other Borrower
under any Swap Contract; (d) to perform, observe and comply with all of the other terms, covenants
and conditions, expressed or implied, which Mortgagor is required to perform, observe or comply
with pursuant to this Mortgage, any Additional Mortgages or any of the other Loan Documents; and
(e) to pay and perform all future advances and other obligations that Mortgagor or any successor in
ownership of all or part of the Property may agree to pay and/or perform (whether as principal,
surety or guarantor) for the benefit of Mortgagee or Lenders, when a writing evidences the parties’
agreement that the advance or obligation be secured by this Mortgage; excluding,
however, the debts, obligations and liabilities of Mortgagor under the Environmental
Agreement (or any other Environmental Indemnity (as defined in the Loan Agreement)). This Mortgage
does not secure the Environmental Agreement (or any other Environmental Indemnity (as defined in
the Loan Agreement)), the Repayment Guaranty or any other Loan Document that is expressly stated to
be unsecured.

"Permitted Encumbrances” means (a) any matters set forth in any policy of title
insurance issued to Mortgagee (as agent for Lenders) and insuring Mortgagee’s (as agent for
Lenders) interest in the Property which are acceptable to Mortgagee as of the date hereof, (b) the
Liens and interests of this Mortgage, and (c) any other Encumbrance that Mortgagee shall expressly
approve in writing in its sole and absolute discretion.

"Person” means an individual, a corporation, a partnership, a joint venture, a limited
liability company, a trust, an unincorporated association, any Governmental Authority or any other
entity.

"Personalty” means all personal property of any kind or nature whatsoever, whether
tangible or intangible and whether now owned or hereafter acquired, in which Mortgagor now has or
hereafter acquires an interest and which is used in the construction of, or is placed upon, or is
derived from or used in connection with the maintenance, use, occupancy or enjoyment of, the
Property, including (a) the Accessories; (b) the Accounts; (c) all franchise, license, management
or other agreements with respect to the operation of the Real Property or the business conducted
therein (provided all of such agreements shall be subordinate to this Mortgage, and neither
Mortgagee nor Lenders shall have any responsibility for the performance of Mortgagor’s obligations
thereunder), all general intangibles (including payment intangibles, trademarks, trade names,
goodwill, software and symbols but excluding all of Mortgagor’s rights and interests under all Swap
Contracts, including all rights to the payment of money from Mortgagee or Lenders under any Swap
Contract) related to the Real Property or the operation thereof; (d) all sewer and water taps,
appurtenant water stock or water rights, allocations and agreements for utilities, bonds, letters
of credit, permits, certificates, licenses, guaranties, warranties, causes of action, judgments,
Claims, profits, security deposits, utility deposits, and all rebates or refunds of fees, Taxes,
assessments, charges or deposits paid to any Governmental Authority related to the Real Property or
the operation thereof; (e) all insurance policies held by Mortgagor with respect to the Property or
Mortgagor’s operation thereof; and (f) all money, instruments and documents (whether tangible or
electronic) arising from or by virtue of any transactions related to the Property, and all deposits
and deposit accounts of Mortgagor with Mortgagee or any Lender related to the Property, including
any such deposit account from which Mortgagor may from time to time authorize Mortgagee to debit
and/or credit payments due with respect to the Loan; together with all Additions to and Proceeds of
all of the foregoing.

"Proceeds,” when used with respect to any of the Property, means all proceeds of such
Property, including all Insurance Proceeds and all other proceeds within the meaning of that term
as defined in the Uniform Commercial Code of the State.

"Property” means the Real Property and the Personalty and all other rights, interests
and benefits of every kind and character which Mortgagor now has or hereafter acquires in, to or
for the benefit of the Real Property and/or the Personalty and all other property and rights used
or useful in connection therewith, including all Leases, all Rents, all Condemnation Awards, all
Proceeds, and all of Mortgagor’s right, title and interest in and to all Design and Development
Documents, all Contracts of Sale and all Refinancing Commitments.

"Property Assessments” means all Taxes, payments in lieu of taxes, water rents, sewer
rents, assessments, condominium and owner’s association assessments and charges, maintenance
charges and other governmental or municipal or public or private dues, charges and levies and any
Liens (including federal tax liens) which are or may be levied, imposed or assessed upon the
Property or any part thereof, or upon any Leases or any Rents, whether levied directly or
indirectly or as excise taxes, as income taxes, or otherwise.

"Real Property” means the Land and Improvements, together with (a) all estates, title
interests, title reversion rights, remainders, increases, issues, profits, rights-of-way or uses,
additions, accretions, servitudes, strips, gaps, gores, liberties, privileges, water rights, water
courses, alleys, passages, ways, vaults, licenses, tenements, franchises, hereditaments,
appurtenances, easements, rights of ingress or egress, parking rights, timber, crops, mineral
interests and other rights, now or hereafter owned by Mortgagor and belonging or appertaining to
the Land or Improvements; (b) all Claims whatsoever of Mortgagor with respect to the Land or
Improvements, either in law or in equity, in possession or in expectancy; (c) all estate, right,
title and interest of Mortgagor in and to all streets, roads and public places, opened or proposed,
now or hereafter adjoining or appertaining to the Land or Improvements; and (d) all options to
purchase the Land or Improvements, or any portion thereof or interest therein, and any greater
estate in the Land or Improvements, and all Additions to and Proceeds of the foregoing.

"Refinancing Commitment” means any commitment from or other agreement with any Person
providing for the financing of the Property, some or all of the proceeds of which are intended to
be used for the repayment of all or a portion of the Loan.

"Rents” means all of the rents, royalties, issues, profits, revenues, earnings, income
and other benefits of the Property, or arising from the use or enjoyment of the Property, including
all such amounts paid under or arising from any of the Leases and all fees, charges, accounts or
other payments for the use or occupancy of rooms or other public facilities within the Real
Property.

"Repayment Guaranty” means the Repayment Guaranty of even date herewith executed by
Guarantor for the benefit of Mortgagee and Lenders, as the same may from time to time be extended,
amended, restated, supplemented or otherwise modified.

"State” means the state in which the Land is located.

"Swap Contract” means any agreement, whether or not in writing, relating to any
transaction that is a rate swap, basis swap, forward rate transaction, commodity swap, commodity
option, equity or equity index swap or option, bond, note or bill option, interest rate option,
forward foreign exchange transaction, interest cap, collar or floor transaction, currency swap,
cross-currency rate swap, swap option, currency option or any other similar transaction (including
any option to enter into the foregoing) or any combination of the foregoing, and, unless the
context otherwise clearly requires, any form of master agreement published by the International
Swaps and Derivatives Association, Inc., or any other master agreement, entered into between
Mortgagee or Lenders (or their affiliates) and Mortgagor (or its affiliate) in connection with the
Loan, together with any related schedules and confirmations, as amended, supplemented, superseded
or replaced from time to time, relating to or governing any or all of the foregoing.

"Taxes” means all taxes and assessments, whether general or special, ordinary or
extraordinary, or foreseen or unforeseen, which at any time may be assessed, levied, confirmed or
imposed by any Governmental Authority or any community facilities or other private district on
Mortgagor or on any of its properties or assets or any part thereof or in respect of any of its
franchises, businesses, income or profits.

"Transfer” means any direct or indirect sale, assignment, conveyance or transfer,
including any Contract of Sale and any other contract or agreement to sell, assign, convey or
transfer, whether made voluntarily or by operation of Law or otherwise, and whether made with or
without consideration.

Article II

Granting Clauses; Condition of Grant

Section 2.1 Conveyances and Security Interests.

In order to secure the prompt payment of all principal, interest and other amounts pursuant to
the terms of a promissory note of Mortgagor of even date herewith in the amount of $50,321,500.00,
payable to the order of Mortgagee, and any and all extensions, modifications, renewals and
substitutions therefore (the “Note” or the “Notes”) and the payment and performance by Mortgagor of
all obligations under the Mortgage, the Note, all Swap Contracts, and any of the other Loan
Documents, Mortgagor, for consideration paid, (a) irrevocably and unconditionally grants,
mortgages, transfers and assigns to Mortgagee (as agent for Lenders), with power of sale and right
of entry and possession, all estate, right, title and interest that Mortgagor now has or may later
acquire in and to the Real Property; (b) grants to Mortgagee (as agent for Lenders) a security
interest in the Personalty and fixtures; (c) assigns to Mortgagee (as agent for Lenders), and
grants to Mortgagee (as agent for Lenders) a security interest in, all Condemnation Awards and all
Insurance Proceeds; and (d) assigns to Mortgagee (as agent for Lenders), and grants to Mortgagee
(as agent for Lenders) a security interest in, all of Mortgagor’s right, title and interest in, but
not any of Mortgagor’s obligations or liabilities under, all Design and Development Documents, all
Contracts of Sale and all Refinancing Commitments. All Persons who may have or acquire an interest
in all or any part of the Property will be deemed to have notice of, and will be bound by, the
terms of the Obligations and each other agreement or instrument made or entered into in connection
with each of the Obligations. Such terms include any provisions in the Notes, the Loan Agreement
or any Swap Contract which provide that the interest rate on one or more of the Obligations may
vary from time to time. Unless Administrative Agent and Required Lenders (as defined in the Loan
Agreement) otherwise agree in writing, Mortgagor’s (or its affiliate’s, as the case may be)
obligations under any Swap Contract shall continue to be secured by this Mortgage notwithstanding
that the counterparty under such Swap Contract ceases to be a Lender (or an affiliate of a Lender)
under the Loan Agreement.

Section 2.2 Absolute Assignment of Leases and Rents.

In consideration of the making of the Loan by Lenders to Mortgagor and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, Mortgagor absolutely
and unconditionally assigns the Leases and Rents to Mortgagee (as agent for Lenders). This
assignment is, and is intended to be, an unconditional, absolute and present assignment from
Mortgagor to Mortgagee (as agent for Lenders) of all of Mortgagor’s right, title and interest in
and to the Leases and the Rents and not an assignment in the nature of a pledge of the Leases and
Rents or the mere grant of a security interest therein. So long as no Event of Default shall
exist, however, and so long as Mortgagor is not in default in the performance of any obligation,
covenant or agreement contained in the Leases, Mortgagor shall have a license (which license shall
terminate automatically and without notice upon the occurrence of an Event of Default or a default
by Mortgagor under the Leases) to collect, but not prior to accrual, all Rents. Mortgagor agrees
to collect and hold all Rents in trust for Mortgagee (as agent for Lenders) and to use the Rents
for the payment of the cost of operating and maintaining the Property and for the payment of the
other Obligations before using the Rents for any other purpose.

Section 2.3 Security Agreement, Fixture Filing and Financing Statement.

This Mortgage creates a security interest in the Personalty, and, to the extent the Personalty
is not real property, this Mortgage constitutes a security agreement from Mortgagor to Mortgagee
(as agent for Lenders) under the Uniform Commercial Code of the State. In addition to all of its
other rights under this Mortgage and otherwise, Mortgagee (as agent for Lenders) shall have all of
the rights of a secured party under the Uniform Commercial Code of the State, as in effect from
time to time, or under the Uniform Commercial Code in force from time to time in any other state to
the extent the same is applicable Law. This Mortgage shall be effective as a financing statement
filed as a fixture filing with respect to all fixtures included within the Property and is to be
filed for record in the real estate records of each county where any part of the Property
(including such fixtures) is situated. This Mortgage shall also be effective as a financing
statement with respect to any other Property as to which a security interest may be perfected by
the filing of a financing statement and may be filed as such in any appropriate filing or recording
office. The respective mailing addresses of Mortgagor and Mortgagee are set forth in the opening
paragraph of this Mortgage. A carbon, photographic or other reproduction of this Mortgage or any
other financing statement relating to this Mortgage shall be sufficient as a financing statement
for any of the purposes referred to in this Section. Mortgagor hereby irrevocably authorizes
Mortgagee at any time and from time to time to file any initial financing statements, amendments
thereto and continuation statements as authorized by applicable Law, reasonably required by
Mortgagee to establish or maintain the validity, perfection and priority of the security interests
granted in this Mortgage. The foregoing authorization includes Mortgagor’s irrevocable
authorization for Mortgagee at any time and from time to time to file any initial financing
statements and amendments thereto that indicate the Personalty (a) as “all assets” of Mortgagor or
words of similar effect, regardless of whether any particular asset comprised in the Personalty
falls within the scope of the Uniform Commercial Code of the State or the jurisdiction where the
initial financing statement or amendment is filed, or (b) as being of an equal or lesser scope or
with greater detail; provided that in either case, such description is limited to assets used on or
in connection with the Property.

Section 2.4 Release of Mortgage and Termination of Assignments and Financing
Statements.

If and when Mortgagor has paid and performed all of the Obligations, and no further advances
are to be made under the Loan Agreement and all Swap Contracts have been terminated, Mortgagee will
provide a release of the Property from the lien of this Mortgage and termination statements for
filed financing statements, if any, to Mortgagor. Mortgagor shall be responsible for the
recordation of such release and the payment of any recording and filing costs. Upon the recording
of such release and the filing of such termination statements, the absolute assignments set forth
in Section 2.2 shall automatically terminate and become null and void. Partial releases of
the Property from the lien of this Mortgage shall be made on the terms and subject to the
conditions of the Loan Agreement. No partial release shall be sought, requested or required if any
Event of Default has occurred which has not been cured.

Article III

Representations and Warranties

	 	 	 
	Mortgagor makes the following representations and warranties to Mortgagee:

	Section 3.1

	 	Title to Real Property.
	
 
	 	 

Mortgagor (a) owns fee simple title to the Real Property, (b) owns all of the beneficial and
equitable interest in and to the Real Property, and (c) is lawfully seized and possessed of the
Real Property. Mortgagor has the right and authority to convey a security interest in the Real
Property and does hereby convey a security interest in the Real Property. The Real Property is
subject to no Encumbrances other than the Permitted Encumbrances.

Section 3.2 Title to Other Property.

Mortgagor has good title to the Personalty, and the Personalty is not subject to any
Encumbrance other than the Permitted Encumbrances. None of the Leases, Rents, Design and
Development Documents, Contracts of Sale or Refinancing Commitments are subject to any Encumbrance
other than the Permitted Encumbrances.

Section 3.3 Property Assessments.

To Borrower’s knowledge, the Real Property is assessed for purposes of Property Assessments as
a separate and distinct parcel from any other property, such that the Real Property is not subject
to the Lien of any Property Assessments levied or assessed against any property other than the Real
Property.

Section 3.4 Independence of the Real Property.

To Borrower’s knowledge, no buildings or other improvements on property not covered by this
Mortgage rely on the Real Property or any interest therein to fulfill any requirement of any
Governmental Authority for the existence of such property, building or improvements; and none of
the Real Property relies, or will rely, on any property not covered by this Mortgage or any
interest therein to fulfill any requirement of any Governmental Authority. To Borrower’s
knowledge, the Real Property has been properly subdivided from all other property in accordance
with the requirements of any applicable Governmental Authorities.

Section 3.5 Existing Improvements.

The existing Improvements, if any, were constructed, and are being used and maintained, in
accordance with all applicable Laws, including zoning Laws.

Section 3.6 Leases and Tenants.

The Leases are valid and are in full force and effect, and Mortgagor is not in default under
any of the terms thereof. Except as expressly permitted in the Loan Agreement, as of the date of
the recording of this Mortgage, Mortgagor has not accepted any Rents in advance of the time the
same became due under the Leases and has not forgiven, compromised or discounted any of the Rents.
Mortgagor has title to and the right to assign the Leases and Rents to Mortgagee (as agent for
Lenders), and no other assignment of the Leases or Rents has been granted. To the best of
Mortgagor’s knowledge and belief, no tenant or tenants occupying, individually or in the aggregate,
more than five percent (5%) of the net rentable area of the Improvements are in default under their
Lease(s) or are the subject of any bankruptcy, insolvency or similar proceeding.

Article IV

Affirmative Covenants

Section 4.1 Obligations.

Mortgagor agrees to promptly pay and perform all of the Obligations, time being of the essence
in each case.

Section 4.2 Property Assessments; Documentary Taxes.

Mortgagor (a) will promptly pay in full and discharge all Property Assessments prior to the
day upon which the same shall become delinquent, and (b) will furnish to Mortgagee, upon demand,
the receipted bills for such Property Assessments prior to the day upon which the same shall become
delinquent. Property Assessments shall be considered delinquent as of the first day any interest
or penalty commences to accrue thereon. Mortgagor will promptly pay all stamp, documentary,
recordation, transfer and intangible taxes and all other taxes that may from time to time be
required to be paid with respect to the Loan, the Notes, this Mortgage, any Swap Contract or any of
the other Loan Documents.

Section 4.3 Permitted Contests.

Mortgagor shall not be required to pay any of the Property Assessments, or to comply with any
Law, so long as Mortgagor shall in good faith, and at its cost and expense, contest the amount or
validity thereof, or take other appropriate action with respect thereto, in good faith and in an
appropriate manner or by appropriate proceedings; provided that (a) such proceedings operate to
prevent the collection of, or other realization upon, such Property Assessments or enforcement of
the Law so contested, (b) there will be no sale, forfeiture or loss of the Property during the
contest, (c) Mortgagee and Lenders is not subjected to any Claim as a result of such contest, and
(d) Mortgagor provides assurances satisfactory to Mortgagee (including the establishment of an
appropriate reserve account with Mortgagee) of its ability to pay such Property Assessments or
comply with such Law in the event Mortgagor is unsuccessful in its contest. Each such contest
shall be promptly prosecuted to final conclusion or settlement, and Mortgagor shall indemnify and
save Mortgagee and Lenders harmless against all Claims in connection therewith. Promptly after the
settlement or conclusion of such contest or action, Mortgagor shall comply with such Law and/or pay
and discharge the amounts which shall be levied, assessed or imposed or determined to be payable,
together with all penalties, fines, interests, costs and expenses in connection therewith.

Section 4.4 Compliance with Laws.

Mortgagor will comply with and not violate, and cause to be complied with and not violated,
all present and future Laws applicable to the Property and its use and operation.

Section 4.5 Maintenance and Repair of the Property.

Mortgagor, at Mortgagor’s sole expense, will (a) keep and maintain Improvements and
Accessories in good condition, working order and repair, and (b) make all necessary or appropriate
repairs and Additions to Improvements and Accessories, so that each part of the Improvements and
all of the Accessories shall at all times be in good condition and fit and proper for the
respective purposes for which they were originally intended, erected, or installed.

Section 4.6 Additions to Security.

All right, title and interest of Mortgagor in and to all Improvements and Additions hereafter
constructed or placed on the Property and in and to any Accessories hereafter acquired shall,
without any further Mortgage, conveyance, assignment or other act by Mortgagor, become subject to
the Lien of this Mortgage as fully and completely, and with the same effect, as though now owned by
Mortgagor and specifically described in the granting clauses hereof. Mortgagor agrees, however, to
execute and deliver to Mortgagee and/or Lenders such further documents as may be required by the
terms of the Loan Agreement, the other Loan Documents and the Swap Contracts.

Section 4.7 Subrogation.

To the extent permitted by Law, Mortgagee and Lenders shall be subrogated, notwithstanding its
release of record, to any Lien now or hereafter existing on the Property to the extent that such
Lien is paid or discharged by Mortgagee or any Lender whether or not from the proceeds of the Loan.
This Section shall not be deemed or construed, however, to obligate Mortgagee or any Lender to pay
or discharge any Lien.

Section 4.8 Leases.

(a) Except as expressly permitted in the Loan Agreement, Mortgagor shall not enter into any
Material Lease (as defined in the Loan Agreement) with respect to all or any portion of the
Property without the prior written consent of Mortgagee.

(b) Mortgagee and Lenders shall not be obligated to perform or discharge any obligation of
Mortgagor under any Lease. The assignment of Leases provided for in this Mortgage in no manner
places on Mortgagee or Lenders any responsibility for (i) the control, care, management or repair
of the Property, (ii) the carrying out of any of the terms and conditions of the Leases, (iii) any
waste committed on the Property, or (iv) any dangerous or defective condition on the Property
(whether known or unknown).

(c) No approval of any Lease by Mortgagee shall be for any purpose other than to protect
Mortgagee’s and Lenders’ security and to preserve Mortgagee’s and Lenders’ rights under the Loan
Documents, and no such approval shall result in a waiver of a Default or Event of Default.

Article V

Negative Covenants

Section 5.1 Encumbrances.

Mortgagor will not permit any of the Property to become subject to any Encumbrance other than
the Permitted Encumbrances or as otherwise permitted in the Loan Agreement. Within thirty (30)
days after the filing of any mechanic’s lien or other Lien or Encumbrance against the Property,
Mortgagor will promptly discharge the same by payment or filing a bond or otherwise as permitted by
Law. So long as Mortgagee’s and Lenders’ security has been protected by the filing of a bond or
otherwise in a manner satisfactory to Mortgagee in its sole and absolute discretion, Mortgagor
shall have the right to contest in good faith any Claim, Lien or Encumbrance, provided that
Mortgagor does so diligently and without prejudice to Mortgagee or Lenders or delay in completing
construction of the Improvements. Mortgagor shall give Mortgagee Notice of any default under any
Lien and Notice of any foreclosure or threat of foreclosure with respect to any of the Property.

Section 5.2 Transfer of the Property.

Mortgagor will not Transfer, or contract to Transfer, all or any part of the Property or any
legal or beneficial interest therein (except for certain Transfers of the Accessories expressly
permitted in this Mortgage). The Transfer of more than 10% of the membership interests in
Mortgagor (whether in one or more transactions during the term of the Loans) shall be deemed to be
a prohibited Transfer of the Property. Notwithstanding the foregoing, no transfer of shares of
stock in Grubb & Ellis Healthcare REIT, Inc. shall be prohibited or shall constitute a Default or
Event of Default under this Mortgage.

Section 5.3 Removal, Demolition or Alteration of Accessories and Improvements.

Except to the extent permitted by the following sentence, no Improvements or Accessories shall
be removed, demolished or materially altered without the prior written consent of Mortgagee.
Mortgagor may remove and dispose of, free from the Lien of this Mortgage, such Accessories as from
time to time become worn out or obsolete, provided that, either (a) Borrower reasonably determines
that such Accessories are not necessary for the proper ownership or operation of the Property,
(b) at the time of, or prior to, such removal, any such Accessories are replaced with other
Accessories which are free from Liens other than Permitted Encumbrances and have a value at least
equal to that of the replaced Accessories (and by such removal and replacement Mortgagor shall be
deemed to have subjected such replacement Accessories to the Lien of this Mortgage), or (c) so long
as a prepayment may be made without the imposition of any premium pursuant to the Notes, such
Accessories are sold at fair market value for cash and the net cash proceeds received from such
disposition are paid over promptly to Mortgagee to be applied to the prepayment of the principal of
the Loan.

Section 5.4 Additional Improvements.

Mortgagor will not construct any Improvements other than those presently on the Land and those
described in the Loan Agreement, if any, without the prior written consent of Mortgagee. Mortgagor
will complete and pay for, within a reasonable time, any Improvements which Mortgagor is permitted
to construct on the Land. Mortgagor will construct and erect any permitted Improvements
(a) strictly in accordance with all applicable Laws and any private restrictive covenants,
(b) entirely on lots or parcels of the Land, (c) so as not to encroach upon any easement or
right-of-way or upon the land of others, and (d) wholly within any building restriction and setback
lines applicable to the Land.

Section 5.5 Restrictive Covenants, Zoning, etc.

Without the prior written consent of Mortgagee, Mortgagor will not initiate, join in, or
consent to any change in, any restrictive covenant, easement, zoning ordinance, or other public or
private restrictions limiting or defining the uses which may be made of the Property. Mortgagor
(a) will promptly perform and observe, and cause to be performed and observed, all of the terms and
conditions of all agreements affecting the Property, and (b) will do or cause to be done all things
necessary to preserve intact and unimpaired any and all easements, appurtenances and other
interests and rights in favor of, or constituting any portion of, the Property.

Article VI

Events of Default

The occurrence or happening, from time to time, of any one or more of the following shall
constitute an Event of Default under this Mortgage:

Section 6.1 Payment Obligations.

Mortgagor fails to pay any of the Obligations when due, whether on the scheduled due date or
upon acceleration, maturity or otherwise, subject to applicable cure periods.

Section 6.2 Transfers.

Mortgagor Transfers, or contracts to Transfer, all or any part of the Property or any legal or
beneficial interest therein (except for Transfers of the Accessories expressly permitted under this
Mortgage). The Transfer of more than 10% of the membership interests in Mortgagor (whether in one
or more transactions during the term of the Loans) shall be deemed to be a prohibited Transfer of
the Property. Notwithstanding the foregoing, no transfer of shares of stock in NNN
Healthcare/Office REIT, Inc. shall be prohibited or shall constitute a Default or Event of Default
under this Mortgage.

Section 6.3 Other Obligations.

Mortgagor fails to promptly perform or comply with any of the Obligations set forth in this
Mortgage (other than those expressly described in other Sections of this Article VI), and
such failure continues uncured for a period of thirty (30) days after Notice from Mortgagee to
Mortgagor; provided, however, that if such default is susceptible of cure but such cure cannot be
accomplished with reasonable diligence within said period of time, and if Mortgagor commences to
cure such default promptly after receipt of notice thereof from Mortgagee, and thereafter
prosecutes the curing of such default with reasonable diligence, such period of time shall be
extended for such period of time as may be necessary to cure such default with reasonable
diligence, but not to exceed an additional sixty (60) days.

Section 6.4 Event of Default Under Other Loan Documents.

An Event of Default (as defined therein) occurs under the Notes or the Loan Agreement, or
Borrower or Guarantor fails to promptly pay, perform, observe or comply with any obligation or
agreement contained in any of the other Loan Documents or any Swap Contract (within any applicable
grace or cure period).

Section 6.5 Default Under Other Lien Documents.

A default by Borrower occurs under any other mortgage, deed of trust or security agreement
covering the Property, including any Permitted Encumbrances.

Section 6.6 Execution; Attachment.

Any execution or attachment is levied against any of the Property, and such execution or
attachment is not set aside, discharged or stayed within sixty (60) days after the same is levied.

Article VII

Rights and Remedies

Upon the happening of and during the continuance of any Event of Default, Mortgagee shall have
the right, in addition to any other rights or remedies available to Mortgagee or Lenders under any
Swap Contract or any of the Loan Documents or applicable Law, to exercise any one or more of the
following rights, powers or remedies:

Section 7.1 Acceleration.

Mortgagee may accelerate all Obligations under the Loan Documents (except as provided below)
whereupon such Obligations shall become immediately due and payable, without notice of default,
notice of acceleration or intention to accelerate, presentment or demand for payment, protest,
notice of protest, notice of nonpayment or dishonor, or notices or demands of any kind or character
(all of which are hereby waived by Mortgagor); provided that the foregoing provisions of this
Section 7.1 shall not be applicable to the Swap Contracts, and any acceleration of the obligations
thereunder or exercise of other remedies thereunder shall be governed by the terms of the Swap
Contracts.

Section 7.2 Foreclosure; Power of Sale.

This Mortgage is upon the STATUTORY CONDITIONS and upon the further condition that all
covenants and agreements of the Mortgagor contained herein, and in the Note, shall be kept and
fully performed, for any breach of which the Mortgagee shall have the STATUTORY POWER OF SALE.
Mortgagee shall have all of the rights and may exercise all of the powers set forth in applicable
Law of the State. Mortgagee may sell the Property in its entirety or in parcels, and by one or by
several sales, as deemed appropriate by Mortgagee in its sole and absolute discretion. If
Mortgagee chooses to have more than one foreclosure sale, Mortgagee may cause the foreclosure sales
to be held simultaneously or successively, on the same day, or on such different days and at such
different times as Mortgagee may elect. Mortgagee and Lenders shall have no obligation to make
demand on Mortgagor before any foreclosure sale. From time to time in accordance with
then-applicable Law, Mortgagee may postpone any foreclosure sale by public announcement at the time
and place noticed for that sale. At any foreclosure sale, Mortgagee shall sell to the highest
bidder at public auction for cash in lawful money of the United States (or cash equivalents
acceptable to Mortgagee to the extent permitted by applicable Law), Mortgagee shall execute and
deliver to the purchaser(s) a deed or deeds conveying the property being sold without any covenant
or warranty whatsoever, expressed or implied. The recitals in any such deed of any matters of
fact, including any facts bearing upon the regularity or validity of any foreclosure sale, shall be
conclusive proof of their truthfulness. Any such deed shall be conclusive against all Persons as
to the facts recited therein. Any Person, including Mortgagee or any Lender, may purchase at such
sale, and any bid by Mortgagee or any Lender may be, in whole or in part, in the form of
cancellation of all or any part of the Obligations.

Section 7.3 Judicial Action.

Mortgagee shall have the right to bring an action in any court of competent jurisdiction for
foreclosure of this Mortgage and a deficiency judgment as provided by Law, or for specific
enforcement of any of the covenants or agreements of this Mortgage.

Section 7.4 Collection of Rents.

Upon the occurrence and during the continuance of an Event of Default, the license granted to
Mortgagor to collect the Rents shall be automatically and immediately revoked, without further
notice to or demand upon Mortgagor. Mortgagee may, but shall not be obligated to, perform any or
all obligations of the landlord under any or all of the Leases, and Mortgagee may, but shall not be
obligated to, exercise and enforce any or all of Mortgagor’s rights under the Leases. Without
limiting the generality of the foregoing, Mortgagee may notify the tenants under the Leases that
all Rents are to be paid to Mortgagee, and following such notice all Rents shall be paid directly
to Mortgagee (as agent for Lenders) and not to Mortgagor or any other Person other than as directed
by Mortgagee, it being understood that a demand by Mortgagee on any tenant under the Leases for the
payment of Rent shall be sufficient to warrant payment by such tenant of Rent to Mortgagee without
the necessity of further consent by Mortgagor. Mortgagor hereby irrevocably authorizes and directs
the tenants under the Leases to pay all Rents to Mortgagee instead of to Mortgagor, upon receipt of
written notice from Mortgagee, without the necessity of any inquiry of Mortgagor and without the
necessity of determining the existence or non-existence of an Event of Default. Mortgagor hereby
appoints Mortgagee as Mortgagor’s attorney-in-fact with full power of substitution, which
appointment shall take effect upon the occurrence of an Event of Default and is coupled with an
interest and is irrevocable prior to the full and final payment and performance of the Obligations,
in Mortgagor’s name or in Mortgagee’s name: (a) to endorse all checks and other instruments
received in payment of Rents and to deposit the same in any account selected by Mortgagee; (b) to
give receipts and releases in relation thereto; (c) to institute, prosecute and/or settle actions
for the recovery of Rents; (d) to modify the terms of any Leases including terms relating to the
Rents payable thereunder; (e) to cancel any Leases; (f) to enter into new Leases; and (g) to do all
other acts and things with respect to the Leases and Rents which Mortgagee may deem necessary or
desirable to protect the security for the Obligations. Any Rents received shall be applied first
to pay all Expenses and next in reduction of the other Obligations. Mortgagor shall pay, on
demand, to Mortgagee, the amount of any deficiency between (i) the Rents received by Mortgagee, and
(ii) all Expenses incurred together with interest thereon as provided in the Loan Agreement and the
other Loan Documents.

Section 7.5 Taking Possession or Control of the Property.

As a matter of right without regard to the adequacy of the security, and to the extent
permitted by Law without notice to Mortgagor, Mortgagee shall be entitled, upon application to a
court of competent jurisdiction, to the immediate appointment of a receiver for all or any part of
the Property and the Rents, whether such receivership may be incidental to a proposed sale of the
Property or otherwise, and Mortgagor hereby consents to the appointment of such a receiver and
agrees that such receiver shall have all of the rights and powers granted to Mortgagee pursuant to
Section 7.4. In addition, to the extent permitted by Law, and with or without the
appointment of a receiver, or an application therefor, Mortgagee may (a) enter upon, and take
possession of (and Mortgagor shall surrender actual possession of), the Property or any part
thereof, without notice to Mortgagor and without bringing any legal action or proceeding, or, if
necessary by force, legal proceedings, ejectment or otherwise, and (b) remove and exclude Mortgagor
and its agents and employees therefrom.

Section 7.6 Management of the Property.

Upon obtaining possession of the Property or upon the appointment of a receiver as described
in Section 7.5, Mortgagee or the receiver, as the case may be, may, at its sole option,
(a) make all necessary or proper repairs and Additions to or upon the Property, (b) operate,
maintain, control, make secure and preserve the Property, and (c) complete the construction of any
unfinished Improvements on the Property and, in connection therewith, continue any and all
outstanding contracts for the erection and completion of such Improvements and make and enter into
any further contracts which may be necessary, either in their or its own name or in the name of
Mortgagor (the costs of completing such Improvements shall be Expenses secured by this Mortgage and
shall accrue interest as provided in the Loan Agreement and the other Loan Documents). Mortgagee,
Lenders or such receiver shall be under no liability for, or by reason of, any such taking of
possession, entry, holding, removal, maintaining, operation or management, except for gross
negligence or willful misconduct. The exercise of the remedies provided in this Section shall not
cure or waive any Event of Default, and the enforcement of such remedies, once commenced, shall
continue for so long as Mortgagee shall elect, notwithstanding the fact that the exercise of such
remedies may have, for a time, cured the original Event of Default.

Section 7.7 Uniform Commercial Code.

Mortgagee may proceed under the Uniform Commercial Code as to all or any part of the
Personalty, and in conjunction therewith may exercise all of the rights, remedies and powers of a
secured creditor under the Uniform Commercial Code. Upon the occurrence and during the continuance
of any Event of Default, Mortgagor shall assemble all of the Accessories and make the same
available within the Improvements. Any notification required by the Uniform Commercial Code shall
be deemed reasonably and properly given if sent in accordance with the Notice provisions of this
Mortgage at least ten (10) days before any sale or other disposition of the Personalty.
Disposition of the Personalty shall be deemed commercially reasonable if made pursuant to a public
sale advertised at least twice in a newspaper of general circulation in the community where the
Property is located. It shall be deemed commercially reasonable for the Mortgagee to dispose of
the Personalty without giving any warranties as to the Personalty and specifically disclaiming all
disposition warranties. Alternatively, Mortgagee may choose to dispose of some or all of the
Property, in any combination consisting of both Personalty and Real Property, in one sale to be
held in accordance with the Law and procedures applicable to real property, as permitted by
Article 9 of the Uniform Commercial Code. Mortgagor agrees that such a sale of Personalty together
with Real Property constitutes a commercially reasonable sale of the Personalty.

Section 7.8 Application of Proceeds.

Unless otherwise provided by applicable Law, all proceeds from the sale of the Property or any
part thereof pursuant to the rights and remedies set forth in this Article VII and any
other proceeds received by Mortgagee or Lenders from the exercise of any of its other rights and
remedies hereunder or under the other Loan Documents shall be applied first to pay all Expenses and
next in reduction of the other Obligations, in such manner and order as Mortgagee may elect.

Section 7.9 Other Remedies.

Mortgagee and Lenders shall have the right from time to time to protect, exercise and enforce
any legal or equitable remedy against Mortgagor provided under the Loan Documents or by applicable
Laws.

Article VIII

Intentionally Omitted

Article IX

Miscellaneous

Section 9.1 Rights, Powers and Remedies Cumulative.

Each right, power and remedy of Mortgagee or Lenders as provided for in this Mortgage, or in
any of the other Loan Documents or in any Swap Contract or now or hereafter existing by Law, shall
be cumulative and concurrent and shall be in addition to every other right, power or remedy
provided for in this Mortgage, or in any of the other Loan Documents or of any Swap Contract, or
now or hereafter existing by Law, and the exercise or beginning of the exercise by Mortgagee of any
one or more of such rights, powers or remedies shall not preclude the simultaneous or later
exercise by Mortgagee or Lenders of any or all such other rights, powers or remedies.

Section 9.2 No Waiver by Mortgagee or Lenders.

No course of dealing or conduct by or among Mortgagee, Lenders and Mortgagor shall be
effective to amend, modify or change any provisions of this Mortgage, the other Loan Documents or
any Swap Contract. No failure or delay by Mortgagee to insist upon the strict performance of any
term, covenant or agreement of this Mortgage or of any of the other Loan Documents, or to exercise
any right, power or remedy consequent upon a breach thereof, shall constitute a waiver of any such
term, covenant or agreement or of any such breach, or preclude Mortgagee or Lenders from exercising
any such right, power or remedy at any later time or times. By accepting payment after the due
date of any of the Obligations, Mortgagee and Lenders shall not be deemed to waive the right either
to require prompt payment when due of all other Obligations, or to declare an Event of Default for
failure to make prompt payment of any such other Obligations. Neither Mortgagor nor any other
Person now or hereafter obligated for the payment of the whole or any part of the Obligations shall
be relieved of such liability by reason of (a) the failure of Mortgagee or any Lender to comply
with any request of Mortgagor or of any other Person to take action to foreclose this Mortgage or
otherwise enforce any of the provisions of this Mortgage, or (b) any agreement or stipulation
between any subsequent owner or owners of the Property and Mortgagee, or (c) Mortgagee’s extending
the time of payment or modifying the terms of this Mortgage or any of the other Loan Documents or
any Swap Contract without first having obtained the consent of Mortgagor or such other Person.
Regardless of consideration, and without the necessity for any notice to or consent by the holder
of any subordinate Lien on the Property, Mortgagee may release any Person at any time liable for
any of the Obligations or any part of the security for the Obligations and may extend the time of
payment or otherwise modify the terms of this Mortgage or any Swap Contract or any of the other
Loan Documents without in any way impairing or affecting the Lien of this Mortgage or the priority
of this Mortgage over any subordinate Lien. The holder of any subordinate Lien shall have no right
to terminate any Lease regardless of whether or not such Lease is subordinate to this Mortgage.
Mortgagee may resort to the security or collateral described in this Mortgage or any of the other
Loan Documents in such order and manner as Mortgagee may elect in its sole discretion.

Section 9.3 Waivers and Agreements Regarding Remedies.

To the fullest extent Mortgagor may do so under applicable law, Mortgagor hereby:

(a) agrees that it will not at any time plead, claim or take advantage of any Laws now or
hereafter in force providing for any appraisement, valuation, stay, extension or redemption, and
waives and releases all rights of redemption, valuation, appraisement, stay of execution, extension
and notice of election to accelerate the Obligations;

(b) waives all rights to a marshalling of the assets of Mortgagor, including the Property, or
to a sale in the inverse order of alienation in the event of a foreclosure of the Property, and
agrees not to assert any right under any Law pertaining to the marshalling of assets, the sale in
inverse order of alienation, the exemption of homestead, the administration of estates of
decedents, or other matters whatsoever to defeat, reduce or affect the right of Mortgagee or
Lenders under the terms of this Mortgage to a sale of the Property without any prior or different
resort for collection, or the right of Mortgagee or Lenders to the payment of the Obligations out
of the proceeds of sale of the Property in preference to every other claimant whatsoever;

(c) waives any right to bring or utilize any defense, counterclaim or setoff, other than one
which denies the existence or sufficiency of the facts upon which any foreclosure action is
grounded. If any defense, counterclaim or setoff, other than one permitted by the preceding
clause, is timely raised in a foreclosure action, such defense, counterclaim or setoff shall be
dismissed. If such defense, counterclaim or setoff is based on a Claim which could be tried in an
action for money damages, such Claim may be brought in a separate action which shall not thereafter
be consolidated with the foreclosure action. The bringing of such separate action for money
damages shall not be deemed to afford any grounds for staying the foreclosure action; and

(d) waives and relinquishes any and all rights and remedies which Mortgagor may have or be
able to assert by reason of the provisions of any Laws pertaining to the rights and remedies of
sureties.

Section 9.4 Successors and Assigns.

All of the grants, covenants, terms, provisions and conditions of this Mortgage shall run with
the Land and shall apply to and bind the successors and assigns of Mortgagor (including any
permitted subsequent owner of the Property), and inure to the benefit of Mortgagee and Lenders,
their successors and assigns.

Section 9.5 No Warranty by Mortgagee or Lenders.

By inspecting the Property or by accepting or approving anything required to be observed,
performed or fulfilled by Mortgagor or to be given to Mortgagee or Lenders pursuant to this
Mortgage or any Swap Contract or any of the other Loan Documents, Mortgagee and Lenders shall not
be deemed to have warranted or represented the condition, sufficiency, legality, effectiveness or
legal effect of the same, and such acceptance or approval shall not constitute any warranty or
representation with respect thereto by Mortgagee or Lenders.

Section 9.6 Amendments.

This Mortgage may not be modified or amended except by an agreement in writing, signed by the
party against whom enforcement of the change is sought.

Section 9.7 Severability.

In the event any one or more of the provisions of this Mortgage or any of the other Loan
Documents or any Swap Contract shall for any reason be held to be invalid, illegal or
unenforceable, in whole or in part or in any other respect, or in the event any one or more of the
provisions of the Loan Documents or Swap Contracts operates or would prospectively operate to
invalidate this Mortgage or any of the other Loan Documents or any Swap Contract, then and in
either of those events, at the option of Mortgagee, such provision or provisions only shall be
deemed null and void and shall not affect the validity of the remaining Obligations, and the
remaining provisions of the Loan Documents and any Swap Contract shall remain operative and in full
force and effect and shall in no way be affected, prejudiced or disturbed thereby.

Section 9.8 Notices.

All Notices required or which any party desires to give hereunder or under any other Loan
Document shall be in writing and, unless otherwise specifically provided in such other Loan
Document, shall be deemed sufficiently given or furnished if delivered by personal delivery, by
nationally recognized overnight courier service or by certified United States mail, postage
prepaid, addressed to the party to whom directed at the applicable address specified in the
Preamble to this Mortgage (unless changed by similar notice in writing given by the particular
party whose address is to be changed) or by facsimile. Any Notice shall be deemed to have been
given either at the time of personal delivery or, in the case of courier or mail, as of the date of
first attempted delivery at the address and in the manner provided herein, or, in the case of
facsimile, upon receipt; provided that service of a Notice required by any applicable statute shall
be considered complete when the requirements of that statute are met. Notwithstanding the
foregoing, no notice of change of address shall be effective except upon actual receipt. This
Section shall not be construed in any way to affect or impair any waiver of notice or demand
provided in this Mortgage or in any other Loan Document or in any Swap Contract or to require
giving of notice or demand to or upon any Person in any situation or for any reason.

Section 9.9 Joint and Several Liability.

If Mortgagor consists of two (2) or more Persons, the term “Mortgagor” shall also refer to all
Persons signing this Mortgage as Mortgagor, and to each of them, and all of them are jointly and
severally bound, obligated and liable hereunder. Mortgagee or Lenders may release, compromise,
modify or settle with any of Mortgagor, in whole or in part, without impairing, lessening or
affecting the obligations and liabilities of the others of Mortgagor hereunder or under the Notes.
Any of the acts mentioned aforesaid may be done without the approval or consent of, or notice to,
any of Mortgagor. Section 13.23 of the Loan Agreement (the “Joint Borrower Provisions”) is
by this reference incorporated herein in its entirety.

Section 9.10 Rules of Construction.

The words “hereof,” “herein,” “hereunder,” “hereto,” and other words of similar import refer
to this Mortgage in its entirety. The terms “agree” and “agreements” mean and include “covenant”
and “covenants.” The words “include” and “including” shall be interpreted as if followed by the
words “without limitation.” The headings of this Mortgage are for convenience of reference only and
shall not be considered a part hereof and are not in any way intended to define, limit or enlarge
the terms hereof. All references (a) made in the neuter, masculine or feminine gender shall be
deemed to have been made in all such genders, (b) made in the singular or plural number shall be
deemed to have been made, respectively, in the plural or singular number as well, (c) to the Loan
Documents or any Swap Contract are to the same as extended, amended, restated, supplemented or
otherwise modified from time to time unless expressly indicated otherwise, (d) to the Land,
Improvements, Personalty, Real Property or Property shall mean all or any portion of each of the
foregoing, respectively, and (e) to Articles or Sections are to the respective Articles or Sections
contained in this Mortgage unless expressly indicated otherwise. Any term used or defined in the
Uniform Commercial Code of the State, as in effect from time to time, which is not defined in this
Mortgage shall have the meaning ascribed to that term in the Uniform Commercial Code of the State.
If a term is defined in Article 9 of the Uniform Commercial Code of the State differently than in
another Article of the Uniform Commercial Code of the State, the term shall have the meaning
specified in Article 9.

Section 9.11 Governing Law.

THE RIGHTS AND OBLIGATIONS OF THE PARTIES UNDER THIS MORTGAGE (AND UNDER THE OTHER LOAN
DOCUMENTS IN ACCORDANCE WITH THEIR TERMS) SHALL BE GOVERNED BY, CONSTRUED AND INTERPRETED IN
ACCORDANCE WITH THE INTERNAL LAW OF THE STATE OF CALIFORNIA WITHOUT GIVING EFFECT TO THE
CONFLICTS-OF-LAW RULES AND PRINCIPLES OF SUCH STATE. GRANTOR AND BENEFICIARY FURTHER ACKNOWLEDGE,
AGREE AND STIPULATE THAT THE STATE OF CALIFORNIA HAS A SUBSTANTIAL RELATIONSHIP TO THE PARTIES
INVOLVED IN THIS TRANSACTION AND TO THE UNDERLYING TRANSACTIONS SECURED BY THIS MORTGAGE.
NOTWITHSTANDING THE FOREGOING, THE PARTIES FURTHER AGREE THAT:

(a) THE PROCEDURES GOVERNING THE ENFORCEMENT BY BENEFICIARY OF PROVISIONAL REMEDIES AGAINST
GRANTOR DIRECTLY RELATING TO THE SECURED PROPERTY, INCLUDING, BY WAY OF ILLUSTRATION BUT NOT
LIMITATION, ANY SUCH ACTIONS FOR REPLEVIN, FOR CLAIM AND DELIVERY OF PROPERTY, OR FOR THE
APPOINTMENT OF A RECEIVER, SHALL BE GOVERNED BY THE LAWS OF NEW HAMPSHIRE; AND

(b) THE LAWS OF NEW HAMPSHIRE SHALL APPLY TO THE EXTENT, BUT ONLY TO THE EXTENT, NECESSARY IN
ORDER TO CREATE, PERFECT AND FORECLOSE THE SECURITY INTERESTS, LIENS AND ASSIGNMENTS OF RENTS AND
LEASES ARISING UNDER THIS MORTGAGE; PROVIDED, HOWEVER, THAT NOTHING IN THIS SECTION SHALL IN ANY
EVENT BE CONSTRUED TO PROVIDE THAT THE SUBSTANTIVE LAW OF NEW HAMPSHIRE SHALL APPLY TO THE
OBLIGATIONS AND INDEBTEDNESS SECURED BY THIS MORTGAGE OR EVIDENCED BY THE LOAN DOCUMENTS, WHICH ARE
AND SHALL CONTINUE TO BE GOVERNED BY THE SUBSTANTIVE LAW OF THE STATE OF CALIFORNIA. IN SUCH
CONNECTION, THE PARTIES FURTHER AGREE THAT:

(1) BENEFICIARY MAY ENFORCE ITS RIGHTS UNDER THE LOAN DOCUMENTS (INCLUDING
WITHOUT LIMITATION ITS RIGHT TO SUE GRANTOR, TO COLLECT ANY OUTSTANDING INDEBTEDNESS
OR TO OBTAIN A JUDGMENT AGAINST GRANTOR IN CALIFORNIA, NEW HAMPSHIRE OR ANY OTHER
STATE FOR ANY DEFICIENCY PRIOR TO OR FOLLOWING FORECLOSURE) IN ACCORDANCE WITH THE
TERMS THEREOF. IF BENEFICIARY OBTAINS A DEFICIENCY JUDGMENT IN A STATE OTHER THAN
NEW HAMPSHIRE, THEN BENEFICIARY SHALL HAVE THE RIGHT TO ENFORCE SUCH JUDGMENT IN NEW
HAMPSHIRE, AS WELL AS IN ANY OTHER STATE; AND

(2) ANY LAWS OF NEW HAMPSHIRE RELATING TO USURY, ANTI-DEFICIENCY, ONE FORM OF
ACTION, SECURITY-FIRST OR ANY SIMILAR MATTERS SHALL BE INAPPLICABLE TO THE
OBLIGATIONS AND INDEBTEDNESS SECURED BY THIS MORTGAGE AND TO THE ENFORCEMENT OR
REALIZATION BY BENEFICIARY OF ITS RIGHTS AND REMEDIES RELATING THERETO, INCLUDING
(i) BENEFICIARY’S RIGHT TO OBTAIN A DEFICIENCY JUDGMENT EITHER PRIOR TO OR FOLLOWING
FORECLOSURE OR (ii) BENEFICIARY’S RIGHT TO FORECLOSE ON THE SECURED PROPERTY
JUDICIALLY OR NONJUDICIALLY FOLLOWING ANY EXERCISE OR ENFORCEMENT OF ANY OTHER
RIGHTS OR REMEDIES OF BENEFICIARY.

Section 9.12 Entire Agreement.

The Loan Documents and the Swap Contracts constitute the entire understanding and agreement
between Mortgagor, Mortgagee and Lenders with respect to the transactions arising in connection
with the Loan, and supersede all prior written or oral understandings and agreements between
Mortgagor, Mortgagee and Lenders with respect to the matters addressed in the Loan Documents. In
particular, and without limitation, the terms of any commitment by Mortgagee to make the Loan are
merged into the Loan Documents and Swap Contracts. Except as incorporated in writing into the Loan
Documents and Swap Contracts, there are no representations, understandings, stipulations,
agreements or promises, oral or written, with respect to the matters addressed in the Loan
Documents or Swap Contracts.

1

IN WITNESS WHEREOF, Mortgagor has caused this Mortgage to be
executed as of the day and year first written above.

	 
	MORTGAGOR:

	G&E HEALTHCARE REIT NUTFIELD

PROFESSIONAL CENTER, LLC, a

Delaware limited liability company

By: /s/ Andrea R. Biller

Printed Name: Andrea R. Biller

Title: Authorized Signatory

	 
	 	 	STATE OF CALIFORNIA	 	 	)
	 	 	 	 	 	)
	 	 	COUNTY OF ORANGE	 	 	)

On June 13, 2008, before me, Monica Chavez, a Notary Public, personally appeared Andrea R. Biller
who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to
the within instrument and acknowledged to me that she executed the same in her authorized capacity,
and that by her signature on the instrument the person, or the entity upon behalf of which the
person acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing is
true and correct.

WITNESS my hand and official seal.

Signature /s/ Monica Chavez

[Seal] Monica Chavez

[Seal] Commission # 1762879

[Seal] Notary Public – California

[Seal] Orange County

[Seal] My Comm. Expires Aug 21, 2011

Upon recording return to:

Sheppard, Mullin, Richter & Hampton llp

Attn: Kenneth D. Fox

650 Town Center Drive, Fourth Floor

Costa Mesa, CA 92626

2EX-10.8

REPAYMENT GUARANTY

THIS REPAYMENT GUARANTY (this “Guaranty”) is made as of June 24, 2008, by GRUBB &
ELLIS HEALTHCARE REIT, INC., a Maryland corporation (“Guarantor”) in favor of WACHOVIA
FINANCIAL SERVICES, INC., a North Carolina corporation, in its capacity as administrative agent (in
such capacity, “Agent”) for the lenders (each, a “Lender,” and collectively, the
"Lenders”) from time to time a party to the Loan Agreement (described below).

1. Except as otherwise provided in this Guaranty, initially capitalized terms used in this
Guaranty without definition are defined in that certain Loan Agreement of even date herewith (the
"Loan Agreement”) between G&E Healthcare REIT 5995 Plaza Drive, LLC, a Delaware limited
liability company, G&E Healthcare REIT Epler Parke Building B, LLC, a Delaware limited liability
company, G&E Healthcare REIT Academy, LLC, a Delaware limited liability company, G&E Healthcare
REIT Nutfield Professional Center, LLC, a Delaware limited liability company, and G&E Healthcare
REIT Medical Portfolio 2, LLC, a Delaware limited liability company (collectively,
"Borrower”), Agent and the Lenders.

2. In order to induce Lenders to extend to Borrower a loan in the principal amount of Fifty
Million Three Hundred Twenty-One Thousand Five Hundred Dollars ($50,321,500.00) (the
"Loan”), which shall be evidenced by the “Notes” described in the Loan Agreement, in the
aggregate principal amount of the Loan (the “Notes”), Guarantor hereby unconditionally and
irrevocably guarantees to Agent and the Lenders, and to their successors, endorsees and/or assigns,
the full and prompt payment of (a) the principal sum of the Notes in accordance with their terms
when due, by acceleration or otherwise, together with all interest accrued thereon, when due under
the terms of the Notes, and any and all other sums of money that become owing by Borrower to
Lenders and/or Agent under the Notes, Loan Agreement or any other “Loan Document” as such term is
defined in the Loan Agreement (which Notes, Loan Agreement and other “Loan Documents” are also
collectively referred to herein as the “Loan Documents”) and (b) any and all sums owing
under any “Swap Contract” as such term is defined in the Loan Agreement (“Swap Contract”).
The obligations guaranteed pursuant to this Section 2 are hereinafter referred to as the
"Guaranteed Obligations.”

3. In accordance with California Civil Code (“CC”) Section 2856:

(a) Guarantor waives any and all rights of subrogation, reimbursement, indemnification and
contribution and any other rights and defenses that are or may become available to Guarantor by
reason of CC Sections 2787 to 2855, inclusive, 2899 and 3433 including, without limitation, any and
all rights or defenses Guarantor may have by reason of protection afforded to the principal with
respect to any of the Guaranteed Obligations or to any other guarantor of any of the Guaranteed
Obligations with respect to such guarantor’s obligations under its guaranty, in either case,
pursuant to the antideficiency or other laws of this state limiting or discharging the principal’s
indebtedness or such other guarantor’s obligations, including, without limitation, California Code
of Civil Procedure (“CCP”) Sections 580a, 580b, 580d or 726; and

(b) Guarantor waives all rights and defenses that Guarantor may have because Borrower’s debt
is secured by real property. This means, among other things:

(i) Agent and/or Lenders may collect from Guarantor without first foreclosing on any
real or personal property collateral pledged by Borrower;

(ii) If Agent and/or Lenders foreclose on any real property collateral pledged by
Borrower (or any third party):

(A) The amount of the debt may be reduced only by the price for which that
collateral is sold at the foreclosure sale, even if the collateral is worth more
than the sale price; and

(B) Agent and/or Lenders may collect from Guarantor even if Agent and/or
Lenders, by foreclosing on any real property collateral, have destroyed any right
Guarantor may have to collect from Borrower.

This is an unconditional and irrevocable waiver of any rights and defenses Guarantor may
have because Borrower’s debt is secured by real property. These rights and defenses
include, but are not limited to, any rights or defenses based upon CCP Sections 580a, 580b,
580d, or 726; and

(c) Guarantor waives all rights and defenses arising out of an election of remedies by Agent
and/or Lenders, even though that election of remedies, such as a nonjudicial foreclosure with
respect to security for the Guaranteed Obligations, has destroyed Guarantor’s rights of subrogation
and reimbursement against Borrower by the operation of CCP Section 580d or otherwise, and even
though that election of remedies by Agent and/or Lenders has destroyed Guarantor’s rights of
contribution against another guarantor of any of the Guaranteed Obligations.

No other provision of this Guaranty shall be construed as limiting the generality of any of the
covenants and waivers set forth in this Section 3.

4. Guarantor represents and warrants to Agent and Lenders that Guarantor has a financial
interest in Borrower or is otherwise affiliated with Borrower. In that regard, Guarantor agrees
that Lenders’ agreement to make the Loan to Borrower is of substantial and material benefit to
Guarantor and further agrees as follows:

(a) Guarantor shall continue to be liable under this Guaranty and the provisions hereof will
remain in full force and effect notwithstanding (i) any modification, agreement or stipulation
between Borrower and Agent and/or Lenders, or their respective successors and assigns, with respect
to the Loan Documents or the Swap Contracts or the obligations encompassed thereby, including,
without limitation, the Guaranteed Obligations, (ii) Agent’s and/or Lenders’ waiver of or failure
to enforce any of the terms, covenants or conditions contained in the Loan Documents or the Swap
Contracts or in any modification thereof, (iii) any discharge or release of Borrower or any other
guarantor from any liability with respect to the Guaranteed Obligations, (iv) any discharge,
release, exchange or subordination of any real or personal property then held by Agent and/or
Lenders as security for the performance of the Guaranteed Obligations, (v) any additional security
taken for the Guaranteed Obligations, whether real or personal property, (vi) any foreclosure or
other realization on any security for the Guaranteed Obligations, regardless of the effect upon
Guarantor’s subrogation, contribution or reimbursement rights against Borrower or any other
guarantor, (vii) any additional loans or financial accommodations to Borrower or (viii) the manner
or order by which payments are applied to principal, interest or other obligations under the Loan
Documents and Swap Contracts. Without limiting the generality of the foregoing, Guarantor hereby
waives the rights and benefits under CC Section 2819, and agrees that by doing so Guarantor’s
liability shall continue even if Agent and/or Lenders alter any obligations under the Loan
Documents or the Swap Contracts in any respect or Agent’s and/or Lenders’ remedies or rights
against Borrower are in any way impaired or suspended without Guarantor’s consent.

(b) Guarantor’s liability under this Guaranty shall continue until all sums due under the
Notes have been paid in full and until all Guaranteed Obligations owing to Agent and Lenders have
been satisfied, and shall not be reduced by virtue of any payment by Borrower of any amount due
under the Notes or under any of the Loan Documents or Swap Contracts or by Agent’s and/or Lenders’
recourse to any collateral or security.

(c) Guarantor represents and warrants to Agent and Lenders that Guarantor now has and will
continue to have full and complete access to any and all information concerning the transactions
contemplated by the Loan Documents or Swap Contracts or referred to therein, the value of the
assets owned or to be acquired by Borrower, Borrower’s financial status and its ability to pay and
perform the Guaranteed Obligations owed to Agent and Lenders. Guarantor further represents and
warrants that Guarantor has reviewed and approved copies of the Loan Documents and Swap Contracts
and is fully informed of the remedies Agent and/or Lenders may pursue, with or without notice to
Borrower, in the event of default under the Notes or other Loan Documents or Swap Contracts. So
long as any of the Guaranteed Obligations remains unsatisfied or owing to Agent and/or Lenders,
Guarantor shall keep fully informed as to all aspects of Borrower’s financial condition and the
performance of the Guaranteed Obligations.

(d) Guarantor acknowledges and agrees that Guarantor may be required to perform the Guaranteed
Obligations in accordance with the terms hereof notwithstanding the fact that the Loan has fully
matured, that the outstanding principal balance thereof is fully due and payable and that Borrower
is in default of its obligation to pay the full amount due under the Notes on the maturity thereof.

5. The liability of Guarantor under this Guaranty is a guaranty of payment and performance and
not of collectibility, and is not conditioned or contingent upon the genuineness, validity,
regularity or enforceability of the Loan Documents, Swap Contracts or other instruments relating to
the creation or performance of the Guaranteed Obligations or the pursuit by Agent and/or Lenders of
any remedies which they now have or may hereafter have with respect thereto under the Loan
Documents or Swap Contracts, at law, in equity or otherwise. Guarantor hereby waives any and all
benefits and defenses under CC Section 2810 and agrees that by doing so Guarantor shall be liable
even if Borrower had no liability at the time of execution of any of the Loan Documents or Swap
Contracts or thereafter ceases to be liable. Guarantor hereby waives any and all benefits and
defenses under CC Section 2809 and agrees that by doing so Guarantor’s liability may be larger in
amount and more burdensome than that of Borrower. Guarantor’s liability hereunder shall not be
limited or affected in any way by any impairment or any diminution or loss of value of any security
or collateral for the Loan, whether caused by hazardous substances or otherwise, Agent’s or
Lenders’ failure to perfect a security interest in such security or collateral or any disability or
other defense of Borrower or any other guarantor.

6. Guarantor hereby waives to the extent permitted by law: (i) all notices to Guarantor, to
Borrower, or to any other Person, including without limitation notices of the acceptance of this
Guaranty or the creation, renewal, extension, modification, accrual of any of the Guaranteed
Obligations owed to Agent and/or Lenders, enforcement of any right or remedy with respect thereto
and notice of any other matters relating thereto; (ii) diligence and demand of payment,
presentment, protest, dishonor and notice of dishonor; (iii) any statute of limitations affecting
Guarantor’s liability hereunder or the enforcement thereof; and (iv) all principles or provisions
of law which conflict with the terms of this Guaranty. Guarantor further agrees that Agent and
Lenders may enforce this Guaranty upon the occurrence of an event of default (or “Event of
Default”) under the Notes, Loan Agreement or any other Loan Document or Swap Contract (as event of
default is described therein), notwithstanding the existence of any dispute between Borrower, Agent
and/or Lenders with respect to the existence of said event of default or performance of the
Guaranteed Obligations or any counterclaim, set-off or other claim which Borrower may allege
against Agent and/or Lenders with respect thereto. Moreover, Guarantor agrees that Guarantor’s
obligations shall not be affected by any circumstances which constitute a legal or equitable
discharge of a guarantor or surety.

7. Guarantor agrees that Agent and Lenders may enforce this Guaranty without the necessity of
resorting to or exhausting any security or collateral (including, without limitation, pursuant to a
judicial or nonjudicial foreclosure) and without the necessity of proceeding against Borrower or
any other guarantor. Guarantor hereby waives any and all benefits under CC Sections 2845, 2849 and
2850, including, without limitation, the right to require Agent and/or Lenders to proceed against
Borrower, to proceed against any other guarantor, to foreclose any lien on any real or personal
property, to exercise any right or remedy under the Loan Documents and Swap Contracts, to draw upon
any letter of credit issued in connection herewith, or to pursue any other remedy or to enforce any
other right.

8. (a) Guarantor agrees that nothing contained herein shall prevent Agent and/or Lenders from
suing on the Notes or from exercising any rights available to it under the Notes or under any of
the other Loan Documents or Swap Contracts and that the exercise of any of the aforesaid rights
will not constitute a legal or equitable discharge of Guarantor. Guarantor understands that the
exercise by Agent and/or Lenders of certain rights and remedies now or hereafter contained in the
Swap Contracts and Loan Documents (such as a nonjudicial foreclosure of a mortgage or deed of
trust) may affect or eliminate Guarantor’s right of subrogation against Borrower and that Guarantor
may therefore incur a partially or totally non-reimbursable liability hereunder; nevertheless,
Guarantor hereby authorizes and empowers Agent and/or Lenders to exercise, in their sole
discretion, any rights and remedies, or any combination thereof, which may then be available to
Agent and/or Lenders, since it is the intent and purpose of Guarantor that the obligations
hereunder are absolute, independent and unconditional under any and all circumstances. Guarantor
expressly waives any defense (which defense, if Guarantor had not given this waiver, Guarantor
might otherwise have) to a judgment against Guarantor by reason of a nonjudicial foreclosure sale.
Without limiting the generality of the foregoing, if the Guaranteed Obligations are at any time
secured by real property, Guarantor hereby expressly waives any and all benefits and defenses under
(i) CCP Section 580a (which Section, if Guarantor had not given this waiver, would otherwise limit
Guarantor’s liability after a nonjudicial foreclosure sale to the difference between the
obligations guaranteed herein and the fair market value of the property or interests sold at such
nonjudicial foreclosure sale), (ii) CCP Sections 580b and 580d (which Sections, if Guarantor had
not given this waiver, would otherwise limit Agent’s and/or Lenders’ right to recover a deficiency
judgment with respect to purchase money obligations and after a nonjudicial foreclosure sale,
respectively), and (iii) CCP Section 726 (which Section, if Guarantor had not given this waiver,
among other things, would otherwise require Agent and/or Lenders to exhaust all of their security
before a personal judgment may be obtained for a deficiency). Notwithstanding any foreclosure of
the lien of any deed of trust or security agreement with respect to any or all of the real or
personal property encumbered thereby, whether by the exercise of the power of sale contained
therein, by an action for judicial foreclosure or by an acceptance of a deed in lieu of
foreclosure, Guarantor shall remain bound under this Guaranty.

(b) Guarantor waives all benefits and defenses under CC Sections 2847, 2848 and 2849 and
agrees that Guarantor shall have no right of subrogation against Borrower or against any collateral
or security provided for in the Loan Documents or Swap Contracts and no right of reimbursement or
contribution against any other guarantor unless and until all Guaranteed Obligations have been
indefeasibly paid and satisfied in full, and Agent and Lenders have released, transferred or
disposed of all of their rights, title and interest in any collateral or security. To the extent
the waiver of Guarantor’s rights of subrogation, reimbursement and contribution as set forth herein
is found by a court of competent jurisdiction to be void or voidable for any reason, Guarantor
further agrees that Guarantor’s rights of subrogation and reimbursement against Borrower and
Guarantor’s rights of subrogation against any collateral or security shall be junior and
subordinate to any rights Agent and/or Lenders may have against Borrower and to all rights, title
and interest Agent and/or Lenders may have in such collateral or security, and Guarantor’s rights
of contribution against any other guarantor shall be junior and subordinate to any rights Agent
and/or Lenders may have against such other guarantor. Agent and/or Lenders may use, sell or
dispose of any item of collateral or security as they see fit without regard to Guarantor’s
subrogation and contribution rights, and upon disposition or sale of any item, Guarantor’s rights
with respect to such item will terminate. Guarantor understands that Guarantor may record a
Request for Notice of Default pursuant to CC Section 2924b and thereby receive notice of any
proposed foreclosure of any real property collateral then securing the Guaranteed Obligations.
With respect to the foreclosure of any security interest in any personal property collateral then
securing the Guaranteed Obligations, Agent agrees to give Guarantor five (5) days’ prior written
notice, in the manner set forth in Section 11 hereof, of any sale or disposition of any such
personal property collateral, other than collateral which is perishable, threatens to decline
speedily in value, is of a type customarily sold on a recognized market, or is cash, cash
equivalents, certificates of deposit or the like.

(c) Guarantor’s sole right with respect to any such foreclosure of real or personal property
collateral shall be to bid at such sale in accordance with applicable law. Guarantor acknowledges
and agrees that Agent and/or Lenders may also bid at any such sale and in the event such collateral
is sold to Agent and/or Lenders in whole or in partial satisfaction of the Guaranteed Obligations
(or any portion thereof), Guarantor shall have no further right or interest with respect thereto.
Notwithstanding anything to the contrary contained herein, no provision of this Guaranty shall be
deemed to limit, decrease, or in any way to diminish any rights of set-off Agent and/or Lenders may
have with respect to any cash, cash equivalents, certificates of deposit, letters of credit or the
like which may now or hereafter be deposited with Agent and/or Lenders by Borrower.

(d) To the extent any dispute exists at any time between or among Guarantor and any other
guarantor of the Guaranteed Obligations as to Guarantor’s or any other guarantor’s right to
contribution or otherwise, Guarantor agrees to indemnify, defend and hold Agent and Lenders
harmless from and against any loss, damage, claim, demand, cost or any other liability (including,
without limitation, reasonable attorneys’ fees and costs) Agent and/or Lenders may suffer as a
result of such dispute.

(e) So long as any of the Guaranteed Obligations are owing to Agent and/or Lenders, Guarantor
shall not, without the prior written consent of Agent, commence or join with any other party in
commencing any bankruptcy, reorganization or insolvency proceedings of or against Borrower. The
obligations of Guarantor under this Guaranty shall not be altered, limited or affected by any case,
voluntary or involuntary, involving the bankruptcy, insolvency, receivership, reorganization,
liquidation or arrangement of Borrower or by any defense which Borrower may have by reason of the
order, decree or decision of any court or administrative body resulting from any such case. Agent
shall have the sole right to accept or reject any plan on behalf of Guarantor proposed in such case
and to take any other action which Guarantor would be entitled to take, including, without
limitation, the decision to file or not file a claim. Guarantor acknowledges and agrees that any
interest on the Guaranteed Obligations which accrues after the commencement of any such proceeding
(or, if interest on any portion of the Guaranteed Obligations ceases to accrue by operation of law
by reason of the commencement of said proceeding, such interest as would have accrued on any such
portion of the Guaranteed Obligations if said proceedings had not been commenced) will be included
in the Guaranteed Obligations because it is the intention of the parties that the Guaranteed
Obligations should be determined without regard to any rule or law or order which may relieve
Borrower of any portion of such Guaranteed Obligations. Guarantor hereby permits any trustee in
bankruptcy, receiver, debtor in possession, assignee for the benefit of creditors or similar Person
to pay Agent and/or Lenders, or allow the claim of Agent and/or Lenders in respect of, any such
interest accruing after the date on which such proceeding is commenced. Guarantor hereby assigns
to Agent Guarantor’s right to receive any payments from any trustee in bankruptcy, receiver, debtor
in possession, assignee for the benefit of creditors or similar Person by way of dividend, adequate
protection payment or otherwise. If all or any portion of the Guaranteed Obligations are paid or
performed by Borrower, the obligations of Guarantor hereunder shall continue and remain in full
force and effect in the event that all or any part of such payment(s) or performance(s) is avoided
or recovered directly or indirectly from Agent and/or Lenders as a preference, fraudulent transfer
or otherwise in such case irrespective of payment in full of all obligations under the Loan
Documents and Swap Contracts.

9. (a) Guarantor represents and warrants that any financial statements, tax returns or other
documents of Guarantor heretofore delivered to Agent and/or Lenders are true and correct in all
material respects. Such statements were prepared in accordance with generally accepted accounting
principles, consistently applied and fairly present the financial position of Guarantor as of the
date thereof. Guarantor further represents and warrants that no material adverse change has
occurred in Guarantor’s financial position since the date of such statements.

(b) Guarantor covenants and agrees to provide to Agent any and all financial information
required by Agent pursuant to the terms of the Loan Agreement, or as otherwise reasonably requested
by Agent. Guarantor further covenants and agrees to immediately notify Agent of any material
adverse change in Guarantor’s financial status.

10. All notices, requests and demands to be made hereunder to the parties hereto must be in
writing and given as provided in the notice provisions of the Loan Agreement (at the addresses set
forth below).

	 	 	 	 	 
	To Agent/Lenders:
	 	Wachovia Financial Services, Inc.
	 
	 	Real Estate Financial Services
	 
	 	Mail Code: CA 6233
	 
	 	15750 Alton Parkway
	 
	 	Irvine, California  92618
	 
	 	Attn:  Anne McNeil
	 
	 	Telephone:  (949) 754-7034
	 
	 	Facsimile:  (949) 754-4814
	To Guarantor:
	 	Grubb & Ellis Healthcare REIT, Inc.
	 
	 	c/o Triple Net Properties, LLC
	 
	 	1551 N. Tustin Avenue, Suite 300
	 
	 	Santa Ana, California  92705
	 
	 	Attn:  Shannon Johnson
	 
	 	Telephone: (714) 667-8252
	 
	 	Facsimile: (714) 918-9138
	With a copy to:
	 	Cox, Castle & Nicholson LLP
	 
	 	2049 Century Park East, 28th Floor
	 
	 	Los Angeles, California  90067
	 
	 	Attention: Kevin Kinigstein, Esq.
	 
	 	Telephone: (310) 284-2191
	 
	 	Facsimile: (310) 277-7889

11. Guarantor represents and warrants to Agent and Lenders as follows:

(a) No consent of any other Person, including, without limitation, any creditors of Guarantor,
and no license, permit, approval or authorization of, exemption by, notice or report to, or
registration, filing or declaration with, any governmental authority is required by Guarantor in
connection with this Guaranty or the execution, delivery, performance, validity or enforceability
of this Guaranty and all obligations required hereunder. This Guaranty has been duly executed and
delivered by Guarantor, and constitutes the legally valid and binding obligation of Guarantor
enforceable against Guarantor in accordance with its terms.

(b) The execution, delivery and performance of this Guaranty will not violate any provision of
any existing law or regulation binding on Guarantor, or any order, judgment, award or decree of any
court, arbitrator or governmental authority binding on Guarantor, or of any mortgage, indenture,
lease, contract or other agreement, instrument or undertaking to which Guarantor is a party or by
which Guarantor or any of its assets may be bound, and will not result in, or require, the creation
or imposition of any lien on any of Guarantor’s property, assets or revenues pursuant to the
provisions of any such mortgage, indenture, lease, contract or other agreement, instrument or
undertaking.

12. Guarantor’s performance of a portion, but not all, of the Guaranteed Obligations will in
no way limit, affect, modify or abridge Guarantor’s liability for that portion of the Guaranteed
Obligations that is not performed. Without in any way limiting the generality of the foregoing, in
the event that Agent and/or Lenders are awarded a judgment in any suit brought to enforce
Guarantor’s covenant to perform a portion of the Guaranteed Obligation, such judgment will in no
way be deemed to release Guarantor from its covenant to perform any portion of the Guaranteed
Obligation which is not the subject of such suit.

13. Guarantor covenants and agrees to provide the financial information required for Guarantor
in Section 10.9 of the Loan Agreement.

14. Guarantor shall at all times maintain a combined net worth of at least One Hundred Fifty
Million Dollars ($150,000,000). As used herein, “net worth” shall mean an amount equal to the
gross fair market value of all of Guarantor’s assets (excluding any value for goodwill, trademarks,
patents, copyrights and other similar intangible items), less an amount equal to all of Guarantor’s
liabilities (including guaranties and other contingent liabilities), all as reasonably determined
by Agent.

15. Guarantor shall at all times maintain combined unencumbered liquid assets equal to at
least Five Million Dollars ($5,000,000). “Liquid assets” means the following assets of
Guarantor: (i) Cash; (ii) certificates of deposit or time deposits with terms of six (6) months or
less; (iii) A–1/P–1 commercial paper with a term of three (3) months or less; (iv) U.S. treasury
bills and other obligations of the federal government, all with terms of six (6) months or less;
(v) readily marketable securities (excluding “margin stock” (within the meaning of Regulation U of
the Board of Governors of the Federal Reserve System), restricted stock and stock subject to the
provisions of Rule 144 of the Securities and Exchange Commission); (vi) bankers’ acceptances issued
for terms of six (6) months or less by financial institutions; (vii) repurchase agreements with
terms of six (6) months or less covering U.S. government securities; (viii) unfunded capital
commitments in Guarantor; and (ix) the undrawn amounts under credit lines available for
disbursement to Guarantor.

16. This Guaranty is solely for the benefit of Agent and Lenders and is not intended to nor
may it be deemed to be for the benefit of any third party, including Borrower.

17. Guarantor represents and warrants to Agent and Lenders as follows:

(a) Guarantor is a corporation duly formed, validly existing and in good standing under the
laws of the State of Maryland, has the power to own its assets and to transact the business in
which it is now engaged and is in good standing under the laws of each jurisdiction where its
ownership or lease of property or the conduct of its business requires such qualification; and

(b) Guarantor has the power, authority and legal right to execute, deliver and perform this
Guaranty and all obligations required hereunder and has taken all necessary action to authorize its
execution, delivery and performance of this Guaranty and all obligations required hereunder. The
execution, delivery and performance of this Guaranty will not violate any of the formation or
governing documents of Guarantor or of any laws pursuant to which Guarantor has been formed.

18. Guarantor hereby grants Agent and Lenders a security interest in any personal property of
Borrower in which Guarantor hereafter acquires any right, title or interest. Guarantor agrees that
such security interest is additional security for the obligations hereby guaranteed. Such security
interest is superior to any right of Guarantor in such personal property until all sums due under
the Notes or other Loan Documents and Swap Contracts have been repaid in full and all Guaranteed
Obligations have been fully satisfied.

19. Agent and/or Lenders may assign this Guaranty with any Loan Document or Swap Contract,
without in any way affecting Guarantor’s liability hereunder. Any married person executing this
Guaranty agrees that recourse may be had against community property and separate property for the
satisfaction of all obligations hereby guaranteed. This Guaranty shall be binding upon Guarantor,
Guarantor’s heirs, representatives, administrators, executors, successors and assigns and shall
inure to the benefit of and shall be enforceable by Agent and Lenders and their successors,
endorsees and assigns. As used herein, the singular includes the plural, and the masculine
includes the feminine and neuter and vice versa, if the context so requires.

20. In the event of any dispute or litigation regarding the enforcement or validity of this
Guaranty, Guarantor shall be obligated to pay all charges, costs and expenses (including, without
limitation, reasonable attorneys’ fees) incurred by Agent and Lenders, whether or not any action or
proceeding is commenced regarding such dispute and whether or not such litigation is prosecuted to
judgment.

21. THIS GUARANTY SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE INTERNAL LAWS OF
THE STATE OF CALIFORNIA.

22. To the maximum extent permitted by law, Guarantor and Agent hereby voluntarily, knowingly
and intentionally WAIVE ANY AND ALL RIGHTS TO TRIAL BY JURY in any legal action or proceeding
arising under or in connection with this Guaranty or any other Loan Document or Swap Contract or
concerning the Guaranteed Obligations and/or any collateral therefor or pertaining to any
transaction related to or contemplated in any Loan Document or Swap Contract, regardless of whether
such action or proceeding concerns any contractual or tortious or other claim. Guarantor
acknowledges that this waiver of jury trial is a material inducement to Agent and Lenders in
extending credit to Borrower, that Agent and Lenders would not have extended such credit without
this jury trial waiver, and that Guarantor has been represented by an attorney or has had an
opportunity to consult with an attorney regarding this Guaranty and understands the legal effect of
this jury trial waiver.

23. Guarantor hereby submits to the jurisdiction of the state and federal courts in the State
of California for purposes of any action arising from or growing out of this Guaranty, and further
agrees that the venue of any such action may be laid in Orange County, California and that (in
addition to any other method provided by law for service of process) service of process in any such
action may be made on Guarantor by the delivery of the process to Shannon Johnson, whose present
address is c/o Grubb & Ellis Realty Investors, LLC, 1551 N. Tustin Avenue, Suite 300, Santa Ana,
California 92705, whom Guarantor hereby appoints as Guarantor’s agent for service of process.
Nothing contained in this Guaranty, however, shall be deemed to constitute, or to imply the
existence of, any agreement by Agent and/or Lenders to bring any such action only in said courts or
to restrict in any way any of Agent’s and/or Lenders’ remedies or rights to enforce the terms of
this Guaranty as, when and where Agent shall deem appropriate, in its sole discretion.

24. No provision of this Guaranty may be changed, waived, revoked or amended without Agent’s
and Guarantor’s prior written consent. Every provision of this Guaranty is intended to be
severable. If any term or provision hereof is declared to be illegal or invalid for any reason
whatsoever by a court of competent jurisdiction, such illegality or invalidity will not affect the
balance of the terms and provisions hereof, which terms and provisions will remain binding and
enforceable.

25. This Guaranty may be executed in any number of counterparts each of which shall be deemed
an original and all of which shall constitute one and the same guaranty with the same effect as if
all parties had signed the same signature page. Any signature page of this Guaranty may be
detached from any counterpart of this Guaranty and reattached to any other counterpart of this
Guaranty identical in form hereto but having attached to it one or more additional signature pages.

26. No failure or delay on the part of Agent and/or Lenders to exercise any power, right or
privilege under this Guaranty will impair any such power, right or privilege, or be construed to be
a waiver of any default or an acquiescence therein, nor will any single or partial exercise of such
power, right or privilege preclude other or further exercise thereof or of any other right, power
or privilege.

27. This Guaranty embodies the entire agreement among the parties hereto with respect to the
matters set forth herein, and supersedes all prior agreements among the parties with respect to the
matters set forth herein. No course of prior dealing among the parties, no usage of trade, and no
parol or extrinsic evidence of any nature may be used to supplement, modify or vary any of the
terms hereof. There are no conditions to the full effectiveness of this Guaranty.

28. This Guaranty is in addition to all other guaranties of Guarantor and any other guarantors
of Borrower’s obligations to Agent and/or Lenders.

29. GUARANTOR ACKNOWLEDGES THAT GUARANTOR HAS BEEN AFFORDED THE OPPORTUNITY TO READ THIS
DOCUMENT CAREFULLY AND TO REVIEW IT WITH AN ATTORNEY OF GUARANTOR’S CHOICE BEFORE SIGNING IT.
GUARANTOR ACKNOWLEDGES HAVING READ AND UNDERSTOOD THE MEANING AND EFFECT OF THIS DOCUMENT BEFORE
SIGNING IT.

30. When two or more persons or entities have executed this Guaranty, unless the context
clearly indicates otherwise, all references herein to “Guarantor” shall mean the guarantors
hereunder or either or any of them. All of the obligations and liabilities of said guarantors
under this Guaranty (and the obligations of other guarantors under any similar or other guaranties
of part or all of the Guaranteed Obligations) shall be joint and several. Suit may be brought
against said guarantors, jointly and severally, or against any one or more of them (even if less
than all), without impairing the rights of Agent and/or Lenders against the other or others of said
guarantors; and Agent and/or Lenders may settle with any one or more of said guarantors for such
sums or sum as they may see fit and Agent and/or Lenders may release any of said guarantors from
all further liability to Agent and/or Lenders for such indebtedness without impairing the right of
Agent and/or Lenders to demand and collect the balance of such indebtedness from the other or
others of said guarantors not so released; but it is agreed among said guarantors themselves,
however, that such settlement and release shall in no way impair the rights of said guarantors as
among themselves.

[Signatures on next page]

1

IN WITNESS WHEREOF, Guarantor has executed this Guaranty as of the date first above written.

"Guarantor”

GRUBB & ELLIS HEALTHCARE REIT, INC., a

Maryland corporation

By:/s/ Andrea R. Biller

Name: Andrea R. Biller

Title: Executive Vice President

2

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