Document:

Operating Agreement of New Leaf-KBS JV, LLC dated August 8, 2007

 Exhibit 10.110 
 OPERATING AGREEMENT 
 OF 
 NEW LEAF – KBS JV, LLC 
 A DELAWARE LIMITED
LIABILITY COMPANY 
 DATED AS OF 
 August 8, 2007 

 OPERATING AGREEMENT 
 OF 
 NEW LEAF – KBS JV, LLC 
 A DELAWARE LIMITED LIABILITY COMPANY 
 This Operating Agreement (“Agreement”) is made as of this 8th day of August, 2007, (the “Effective Date”) by and between NEW LEAF INDUSTRIAL PARTNERS FUND, L.P., a Delaware limited
partnership (“Manager Member”), as a Member, and KBS REIT ACQUISITION XXIII, LLC, a Delaware limited liability company (“Investor Member”), as a Member. In consideration of the mutual promises and obligations set
forth herein, and with the intent of being legally bound, the parties hereto hereby agree as follows: 
  

	1.	FORMATION; PURPOSE; DEFINED TERMS 

 1.1 Formation
of Limited Liability Company 
 This Operating Agreement is made and entered into by and among the Members in order to document the
formation of New Leaf – KBS JV, LLC, a Delaware limited liability company (the “Company”), pursuant to the provisions of the Delaware Limited Liability Company Act, 6 Delaware Code Sections 18-101, et seq., as
amended from time to time (the “Act”) and the laws of the State of Delaware. The Company was formed on the 16th day of July, 2007, with the execution and filing of the Certificate. Except as expressly provided herein to the
contrary, the rights and obligations of the Members and the administration and termination of the Company shall be governed by the Act. The membership Interest of each Member shall be personal property for all purposes. All capitalized terms used
herein shall have the meanings set forth in Section 1.10. 
 1.2 Name 
 The name of the Company is New Leaf – KBS JV, LLC. The business of the Company will be conducted under such name, as well as any other name or names
as the Members may from time to time determine. 
 1.3 Trade Name Affidavits 
 The Company will file such trade or fictitious name affidavits and other certificates as may be necessary or desirable in connection with the formation,
existence and operation of the Company (including those filings required in any jurisdiction where the Company owns property). 
 1.4
Principal Place of Business 
 The principal place of business of the Company shall be c/o New Leaf Industrial Partners Fund, L.P.,
11111 Santa Monica Blvd., Suite 950, Los Angeles, CA 90025, or at such other place as the Members may from time to time deem advisable. 

 1.5 Agent for Service of Process 
 The name and address of the Company’s registered agent for service of process in the State of Delaware is c/o National Registered Agents, Inc., 160
Greentree Drive, Suite 101, in the City of Dover, 19904, County of Kent. The Manager Member may remove one or more of the Company’s registered agents, and, upon removal or resignation of such registered agent, may appoint a successor registered
agent, provided prompt written notice of such change is given to each Member. 
 1.6 Purposes 
 The purpose of the Company shall be: 
 1.6.1
To (a) cause Property Owner to acquire the Properties pursuant to the terms of the Purchase Agreement and to cause the Property Owner to own, manage and hold the Properties, (b) cause the Borrowers to obtain and close the Initial Loans as
provided in Section 1.7 herein, (c) cause the Property Owner to lease, operate, finance, refinance, sell and otherwise deal with and dispose of an ownership interest in the Properties as an investment, (d) hold 100% of the
member interest in Holding Company, which shall hold 100% of the member interest Mezz B Borrower, which shall hold 100% of the member interest in Mezz A Borrower, which shall hold 100% of the member interest in Property Owner, and (e) engage in
such other activities directly related to the foregoing business as Company may deem to be reasonably necessary or desirable. 
 1.6.2 To
conduct all activities reasonably necessary, appropriate, proper, advisable, incidental to or convenient for the accomplishment of the foregoing purposes. 
 Neither the Company nor any of the Subtier Entities shall engage in any other business or activity without the approval of the Members. 
 1.7 Initial Loans 
 Concurrently with the acquisition of the Properties by Property Owner, the Borrowers shall obtain the
Initial Loans on terms acceptable to the Members and consistent with the Approved Initial Loan Terms and, in connection with such Initial Loans, Manager Member or an Affiliate of Manager Member acceptable to Initial Lenders shall, to the extent
required by Initial Lenders, execute and deliver to Initial Lenders the Environmental Indemnities and the Non-Recourse Carve Out Guaranties. Notwithstanding anything stated to the contrary in this Agreement, except for the Borrowers’ obtaining
the Initial Loans as provided herein, neither the Company nor any of the Subtier Entities shall procure any Loan without the prior approval of the Members. Subject to the approval of the Members, Manager Member and Investor Member (and any Affiliate
of Manager Member or of Investor Member) shall each have the right, but not the obligation, to execute on their own behalf only any guaranty or environmental indemnity in connection with any Loan obtained by the Borrowers. 
 1.8 Intentionally Omitted. 
  

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 1.9 Term 
 The term of the Company commenced on July 16, 2007, and shall continue until December 31, 2055, unless the Company is dissolved sooner pursuant to the provisions of Section 9.3 or as otherwise
provided by law. 
 1.10 Defined Terms 
 The terms used in this Agreement shall have the meanings specified in this Section 1.10 unless otherwise expressly provided herein or required by law. 
 “Act” shall mean the Delaware Limited Liability Company Act, 6 Delaware Code Sections 18-101, et seq., as the same may be amended
from time to time. All references herein to sections of the Act shall include any corresponding provisions of succeeding law. 
 “Acquisition Fee” shall have the meaning set forth in Section 6.4.1 hereof. 
 “Additional
Asset Management Fee” shall have the meaning set forth in Section 6.4.3(b) herein. 
 “Additional
Contributions” shall have the meaning set forth in Section 2.2.3 hereof. 
 “Additional Capital
Contributions” shall have the meaning set forth in Section 2.2.3 hereof. 
 “Additional Operating
Contributions” shall have the meaning set forth in Section 2.2.3 hereof. 
 “Adjusted Capital Account”
means, with respect to any Member, such Member’s Capital Account as of the date of determination, after crediting to such Capital Account (without duplication and to the extent not previously taken into account) any amounts that the Member is
obligated to restore (to the extent recognized under Treasury Regulations Section 1.704-1(b)(2)(ii)(c)) and debiting to such Capital Account the items described in Treasury Regulations Section 1.704-1(b)(2)(ii)(d)(4), (5) or (6). The
foregoing definition of Adjusted Capital Account and the provisions of Section 5.2(c) and Section 5.3 are intended to comply with the provisions of Treasury Regulations Section 1.704-1(b)(2)(ii)(d) and shall be
interpreted and applied consistently therewith. 
 “Adjusted Capital Contribution” shall mean, as of any given time, an
amount, not less than zero, equal to the Capital Contributions, including, without limitation, Initial Contributions and Additional Contributions, if any, of each Member reduced by the amount of any distributions to the Member pursuant to
Sections 7.1.1, 7.1.2, 7.1.5 and Sections 7.2.1, 7.2.2 and 7.2.5. The Company shall maintain a record of the aggregate Capital Contributions, including, without limitation, Initial Contributions and Additional Contributions, if any, of
each Member. 
 “Affiliate” shall mean, with respect to any Person, any Person which directly or indirectly, through one or
more intermediaries, controls, is controlled by or is under common control with such Person. For the purposes of this definition and elsewhere in this Agreement, “control” shall mean the beneficial or similar ownership or control of
fifty-one percent (51%) or more of the voting interests in a Person. 
  

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 “Agreement” shall mean this Operating Agreement, as originally executed and as amended
from time to time in accordance with the terms of this Agreement. 
 “Allocated Purchase Price” shall mean, as to any
Property, the amount set forth in Exhibit F attached hereto as to such Property, as Exhibit F may be amended from time to time by the Members. 
 “Annual Budget” shall have the meaning set forth in Section 4.1.1 hereof. 
 “Approved by the Members” shall have the meaning set forth in Section 3.2.2 hereof. 
 “Approved Annual Budget” shall mean the Annual Budget for any Fiscal Year approved by the Members in accordance with Section 4.1.1(a) hereof. 
 “Approved Lease Form” shall mean the form of lease approved by the Members from time to time for use in connection with the leasing of
space in the Properties. 
 “Approved Leasing Guidelines” shall mean the leasing guidelines adopted and approved by the
Members from time to time in accordance with the Business Plan. 
 “Approved Initial Loan Terms” shall mean the terms of the
Initial Loans set forth in Exhibit J attached hereto. 
 “Asset Management Services” shall have the meaning set forth
in Section 6.3 hereof. 
 “Asset Management Fee Shortfall” shall have the meaning set forth in
Section 6.4.3(b) herein. 
 “Assignee” means a person to whom any Interest has been transferred in a manner
permitted under this Agreement, but who has not become a Substituted Member. 
 “Asset Management Fee” shall collectively
mean any Base Asset Management Fee and any Additional Asset Management Fee. 
 “Bankruptcy” shall mean with respect to a
Member, being the subject of an order for relief under Title 11 of the United States Code, or any successor statute or other statute in any foreign jurisdiction having like import or effect. 
 “Base Asset Management Fee” shall have the meaning set forth in Section 6.4.3(a) herein. 
 “Big 4” shall have the meaning set forth in the definition of Permitted REIT Distributions. 
 “Borrowers” shall collectively mean Property Owner and Mezz A Borrower. 
  

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 “Business Plan” shall have the meaning set forth in Section 4.1.2 hereof.

 “Buy/Sell Closing Date” shall have the meaning set forth in Section 8.4.3 hereof. 
 “Buy/Sell Notice” shall have the meaning set forth in Section 8.4.1 hereof. 
 “Buy/Sell Operating Decisions” shall mean one or more of the Major Decisions referred to in Sections 3.3.6, 3.3.7, 3.3.8, 3.3.12 or
3.3.14 (but expressly excluding any Major Decision regarding environmental remediation) hereof. 
 “Buy/Sell Properties”
shall have the meaning set forth in Section 8.4.1 hereof. 
 “Buy/Sell Purchase Price” shall have the meaning
set forth in Section 8.4.2 hereof. 
 “Capital Account” means with respect to each Member, a capital account
maintained for such Member in accordance with Section 704(b) of the Code and the Treasury Regulations thereunder, which shall equal the amount of money contributed by such Member to the capital of the Company, increased by the aggregate fair
market value of any property contributed by such Member to the capital of the Company (net of any liabilities secured by such contributed property that the Company is considered to assume or take subject to under Section 752 of the Code), the
aggregate amount of all Net Profits allocated to such Member, and any and all items of gross income or gain specially allocated to such Member pursuant to Section 5.3, and decreased by the amount of money distributed to such Member by
the Company (exclusive of any guaranteed payment within the meaning of Section 707(c) of the Code paid to such Member), the aggregate fair market value at the time of distribution (as reasonably determined by the Manager) of all property
distributed to such Member by the Company (net of liabilities secured by such distributed property that such Member is considered to assume or take subject to under Section 752 of the Code), the amount of any Net Losses charged to such Member,
and any and all “partnership nonrecourse deductions” and/or “partner nonrecourse deductions” specially allocated to such Member pursuant to Section 5.3. For purposes of applying the provisions of
Section 5.1, Section 5.2 and Section 5.6, each Member’s Capital Account shall be increased by such Member’s allocable share of partnership minimum gain as determined under Treasury Regulation
Section 1.704-2(g)(1) and partner nonrecourse debt minimum gain as determined under Treasury Regulation Section 1.704-2(i)(5). The Company shall maintain a record of the Capital Account balance of each Member 
 “Capital Contributions” shall mean all contributions of cash or cash equivalents, which a Member contributes to the Company as a Member,
for such value as the Members determine in good faith. The Company shall maintain a record of the aggregate Capital Contributions, including, without limitation, the Initial Contributions and Additional Contributions, if any, of each Member.

 “Cash from Operations” shall mean all revenue received by the Company from whatever source with respect to its direct and
indirect ownership interests in the Properties and the Subtier Entities, except (i) Cash from Sale or Refinancing, (ii) Capital Contributions, and (iii) reserves funded from any Loans (except that, at such time as such reserves are no
longer needed and are released and distributed by the Company to the Company, such reserves shall constitute Cash from Operations) less (y) all costs of operating the Properties, and (z) principal and interest payments under any Loans.

  

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 “Cash from Sale or Refinancing” shall mean all revenue received by the Company from the
sale, financing, refinancing (excluding Default Capital Contribution Loans), condemnation or other capital transactions relating to all or any portion of the Properties, including without limitation proceeds from insurance, other than rental or
business interruption insurance not used to restore the Properties, less (i) costs incurred by the Company and/or any of the Subtier Entities in any such transaction, and (ii) sums paid on account of any Loans secured by the Properties
relating thereto that are required to be repaid in connection with any such transaction. 
 “Certificate” shall mean the
Certificate of Formation relating to the Company filed in the Office of the Delaware Secretary of State on July 16, 2007, as amended from time to time in accordance with the terms hereof and the Act. 
 “Certificate of Cancellation” shall have the meaning set forth in Section 9.6 hereof. 
 “Closing” shall mean the “Closing” as defined in the Purchase Agreement. 
 “Closing Date” shall mean the date the Properties are purchased by the Property Owner, as evidenced by the Closing. 
 “Code” shall mean the Internal Revenue Code of 1986, as amended. All references herein to sections of the Code shall include any
corresponding provision or provisions of succeeding law. 
 “Company” shall have the meaning set forth in
Section 1.1 hereof. 
 “Company Capital” means an amount equal to the sum of all of the Members’ Capital
Account balances determined immediately prior to any allocation of Net Losses or Net Profits to the Members pursuant to Section 5.1 or Section 5.2 (respectively), decreased by the aggregate amount of any Net Losses to be
allocated to the Members pursuant to Section 5.1 or increased by the aggregate amount of any Net Profits to be allocated to the Members pursuant to Section 5.2. 
 “Company Value” shall have the meaning set forth in Section 8.4.1 hereof. 
 “Consideration Period” shall have the meaning set forth in Section 8.5.2 hereof. 
 “Continuation Approval” shall have the meaning set forth in Section 8.1 hereof. 
 “Contributing Member” shall have the meaning set forth in Section 2.2.3 hereof. 
 “Defaulting Member” shall have the meaning set forth in Section 8.4.4 hereof. 
 “Default Capital Contribution Loan” shall have the meaning set forth in Section 2.2.3 hereof. 
  

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 “Default Capital Contribution Priority Return” shall mean the lesser of
(a) eighteen percent 18% per annum, or (b) the maximum interest rate permitted by law. 
 “Disposition
Fee” shall have the meaning set forth in Section 6.4.2 hereof. 
 “Dissolution Event” shall have the
meaning set forth in Section 8.1 hereof. 
 “Distributable Cash” as of any date shall mean the sum of the Cash
from Operations and the Cash from Sale or Refinancing as of such date. 
 “Distribution Conditions” shall have the meaning
set forth in the definition of Permitted REIT Distributions. 
 “Due Diligence Costs” shall mean all reasonable costs
incurred by Manager Member and Investor Member in connection with their review and approval of the Properties under the Purchase Agreement or in connection with the Initial Loans, as evidenced by invoices, vouchers, paid bills and/or such other
reasonable documentation evidencing such costs. Due Diligence Costs shall not include any costs or expenses incurred by Manager Member or the Investor Member in connection with the negotiation or documentation of this Agreement, the formation or
documentation of any of the entities comprising the Manager Member or the Investor Member or any of their constituent members or partners but shall include the costs and expenses incurred in connection with the formation of the Subtier Entities.

 “Due Diligence Materials” shall mean the “Due Diligence Materials” referenced and defined in the Purchase
Agreement. 
 “Economic Interest” shall mean the right to receive distributions of the Company’s assets and allocations
of income, gain, loss, deduction, credit and similar items from the Company pursuant to this Agreement and the Act, but shall not include any other rights of a Member, including, without limitation, the right to vote or participate in the management
of the Company, or (except as otherwise required by the Act or other applicable law) any right to information concerning the business and affairs of the Company. 
 “Election Notice” shall have the meaning set forth in Section 8.4.2 hereof. 
 “Environmental Indemnities” shall collectively mean the environmental indemnity agreements, if any, required to be executed by Guarantor in connection with any of the Initial Loans in accordance with this Agreement.

 “Excess Distributable Cash” shall have the meaning set forth in Section 6.4.3(b) herein. 
 “Event of Default” shall have the meaning set forth in Section 9.1 hereof. 
 “Fiscal Year” shall mean the Company’s fiscal year, which shall be the calendar year, or such other fiscal year required by the
Code or Treasury Regulations. 
 “First Budget” shall have the meaning set forth in Section 4.1.1(a) hereof.

  

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 “Former Member” shall have the meaning set forth in Section 8.1 hereof.

 “Gross Monthly Rental Collections” shall have the meaning set forth in Section 6.4.3(a) herein. 

“Guarantor” shall mean the Persons approved by the Lenders and that shall execute the Guaranty Documents, if any. 
 “Guaranty Documents” shall collectively mean the Environmental Indemnities and the Non-Recourse Carve Out Guaranties. 
 “Holding Company” shall mean National Industrial Holdings, LLC, a Delaware limited liability company that is wholly owned by the Company
and that is the sole member of Mezz B Borrower. 
 “Impasse” shall mean the inability of the Members to agree on a Special
Major Decision. 
 “Impasse Properties” shall mean the Properties that are the subject of a Property Impasse. 
 “Incapacity” or “Incapacitated” means: (a) as to any individual Member, death, total physical disability or entry
of an order by a court of competent jurisdiction adjudicating such individual incompetent to manage such individual’s person or estate; (b) as to any corporation which is a Member, the filing of a certificate of dissolution, or its
equivalent, for the corporation or the revocation of its charter; (c) as to any partnership or limited liability company which is a Member, the dissolution and commencement of winding up the partnership or limited liability company; (d) as
to any estate which is a Member, the distribution by the fiduciary of the estate’s entire interest in the Company; (e) as to any trustee of a trust which is a Member, the termination of the trust (but not the substitution of a new
trustee); or (f) as to any Member, the bankruptcy of such Member. For purposes of this definition, bankruptcy of a Member shall be deemed to have occurred when: (i) the Member commences a voluntary proceeding seeking liquidation,
reorganization or other relief under any bankruptcy, insolvency or other similar law now or hereafter in effect; (ii) the Member is adjudged as bankrupt or insolvent, or a final and nonappealable order for relief under any bankruptcy,
insolvency or similar law now or hereafter in effect has been entered against the Member; (iii) the Member executes and delivers a general assignment for the benefit of the Member’s creditors; (iv) the Member files an answer or other
pleading admitting or failing to contest the material allegations of a petition filed against the Member in any proceeding under any bankruptcy, insolvency or other similar law now or hereafter in effect; (v) the Member seeks, consents to or
acquiesces in the appointment of a trustee, receiver or liquidator for the Member or for all or any substantial part of the Member’s properties; (vi) any proceeding seeking liquidation, reorganization or other relief of or against such
Member under any bankruptcy, insolvency or other similar law now or hereafter in effect has not been dismissed within one hundred twenty (120) days after the commencement thereof; (vii) the appointment without the Member’s consent or
acquiescence of a trustee, receiver or liquidator has not been vacated or stayed within ninety (90) days of such appointment; or (vii) an appointment referred to in clause (viii) which has been stayed is not vacated within ninety
(90) days after the expiration of any such stay. 
  

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 “Indemnified Party” and “Indemnified Parties” shall have the meanings
set forth in Section 3.7.1 hereof. 
 “Initial Contribution” shall mean the initial Capital Contribution to the
Company made or deemed to be made by each Member pursuant to this Agreement as provided in Section 2.2.2 hereof. 
 “Initial Lenders” shall mean the lenders that shall make the Initial Loans. 
 “Initial Loans”
shall mean the Initial Mortgage Loan and the Initial Mezz Loan to be obtained by Mezz A Borrower in accordance with the Approved Initial Loan Terms. 
 “Initial Loan Documents” shall mean the documents evidencing, securing and pertaining to the Initial Loans that are consistent with, and incorporate the terms of, the Approved Initial Loan Terms.

 “Initial Mezz Loan” shall mean the mezzanine loan being made to Mezz A Borrower concurrently with the Closing and
substantially in accordance with the Approved Initial Loan Terms. 
 “Initial Mortgage Loan” shall mean the mortgage loan
being made to Property Owner concurrently with the Closing and substantially in accordance with the Approved Initial Loan Terms. 
 “Initiating Member” shall have the meaning set forth in Section 8.4.1 hereof. 
 “Interest” in the Company shall mean a Member’s collective rights in the Company at any particular time, including the Member’s Economic Interest in the Company, any right to vote or participate in management, any
right to information concerning the business and affairs of the Company provided by this Agreement or the Act and such Member’s entire interest under this Agreement. 
 “Invested Capital” shall mean, for any Property, all amounts invested in such Property, including, without limitation any reserves and other funds (including reinvested income) invested in such
Property for capital improvements, lease commissions and tenant improvements. 
 “Investor Member” shall have the meaning
set forth in the Recitals to this Agreement. 
 “IRR” shall mean for each Member the annual discount rate that when
compounded annually results in a net present value equal to zero when the discount rate is applied to all Capital Contributions by each Member and all distributions made by the Company to such Member pursuant to Section 7.1 hereof. The
IRR shall be calculated as shown on Exhibit B attached hereto using Microsoft Excel or other generally recognized business software. 
 “KBS” shall have the meaning set forth in Section 10.1 hereof. 
 “KBS Entity” shall
have the meaning set froth in Section 10.1 hereof. 
  

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 “Leasing Agent” shall mean, as to each Property, the leasing agent listed in Exhibit
C attached hereto for such Property or such other leasing agent that may be approved by the Members from time-to-time for such Property; and “Leasing Agents” shall collectively mean all of the leasing agents listed in Exhibit C
attached hereto as to the Properties and such other leasing agents that may be approved by the Members from time to time. 
 “Leasing
Services Agreement Form” shall mean the form of leasing services agreement approved by the Members from time-to-time. 
 “Lender” shall mean any lender under any Loan and “Lenders” shall mean the lenders under all Loans. 
 “Loan” shall mean any loan outstanding from time-to-time and obtained by the Property Owner and/or any one or both of the Mezz Borrowers and approved by the Members, and shall expressly exclude any Default Capital
Contribution Loan and shall expressly include each of the Initial Loans; and “Loans” shall collectively mean each and every Loan. 
 “Loan Documents” shall mean all documents evidencing, securing and/or pertaining to all Loans outstanding from time to time, including, without limitation, the Initial Loan Documents. 
 “Liquidator” shall have the meaning set forth in Section 9.4 hereof. 
 “Major Decisions” shall have the meaning set forth in Section 3.3 hereof. 
 “Manager” shall mean Manager Member or any other Member that hereafter becomes the Manager under the terms of this Agreement.

 “Manager Member” shall have the meaning set forth in the Recitals to this Agreement. 
 “Mandatory Capital Expenditures” shall mean all capital expenditures (including, without limitation, roof repair and/or replacement,
asphalt resurfacing, repair and/or replacement of HVAC equipment, replacement of window gaskets, repair and/or replacement of exterior siding and the recaulking of expansion and control joints) and leasing costs required to be incurred for the
operation and maintenance of the Properties, but only to the extent set forth in the Approved Annual Budget or any Business Plan approved by the Members. 
 “Mandatory Reserves” shall mean all reserves (including, without limitation, reserves for taxes and insurance, capital improvements and lease rollover) set forth in the Approved Annual Budget, in any
Business Plan approved by the Members or expressly required by any of the Loan Documents. 
 “Member Deposit” shall have the
meaning set forth in Section 8.5.2 hereof. 
 “Member Interest Purchase Price” shall have the meaning set forth
in Section 8.5.2. 
 “Member Purchase Agreement” shall have the meaning set forth in Section 8.5.2
hereof. 
  

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 “Members” shall mean Investor Member and Manager Member, together with any Substitute
Member permitted hereunder. 
 “Mezz A Borrower” shall mean National Industrial Mezz A, LLC, a Delaware limited liability
company that is the sole member of Property Owner. 
 “Mezz B Borrower” shall mean National Industrial Mezz B, LLC, a
Delaware limited liability company that is the sole member of Mezz A Borrower. 
 “Mezz Borrowers” shall mean Mezz A
Borrower and Mezz B Borrower. 
 “Monthly Net Yield” shall have the meaning set forth in
Section 6.4.3(b) herein. 
 “Monthly Net Yield Threshold” shall have the meaning set forth in
Section 6.4.3(b) herein. 
 “Net Gain on Sale or Refinancing” shall have the meaning set forth in
Section 6.4.3(b) herein. 
 “Net Operating Income” shall mean, for any Property for the calendar month in question, but
without duplication, the sum of (a) rents and other revenues earned in the ordinary course from such Property (including amounts received from tenants as reimbursements for common area maintenance, taxes and insurance and proceeds of rent loss
insurance but excluding pre-paid rents and revenues and security deposits except to the extent applied in satisfaction of tenants’ obligations for rent during such quarter) minus (b) all expenses paid or accrued related to the
ownership, operation or maintenance of such Property, including but not limited to taxes, assessments and the like, insurance, utilities, payroll costs, maintenance, repair and landscaping expenses, marketing expenses, and general and administrative
expenses (including an appropriate allocation for legal, accounting, advertising, marketing and other expenses incurred in connection with such property, but specifically excluding general overhead expenses and any property management fees) accrued
or paid during such month, minus (c) any property management fees paid during such calendar month, in each case determined in accordance with GAAP. 
 “Net Profits” and “Net Losses” means, for each Fiscal Year of the Company or other period, an amount equal to the Company’s taxable income or loss for such year or period,
determined in accordance with Section 703(a) of the Code (for this purpose, all items of income, gain, loss, or deduction required to be stated separately pursuant to Section 703(a)(1) of the Code shall be included in taxable income or
loss), with the following adjustments: 
 (a) any income of the Company that is exempt from federal income tax and not
otherwise taken into account in computing Net Profits or Net Loss pursuant to this provision shall be added to such taxable income or loss; 
 (b) any expenditures of the Company described in Section 705(a)(2)(B) of the Code or treated as Section 705(a)(2)(B) of the Code expenditures pursuant to Treas. Reg. §1.704-1(b)(2)(iv)(i), and not
otherwise taken into account in computing Net Income or Net Loss pursuant to this provision, shall be subtracted from such taxable income or loss; 
  

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 (c) if property is reflected on the Company’s books at a value that differs from its
adjusted tax basis, then there shall be taken into account the depreciation, depletion, amortization, other cost recovery deductions, and gain or loss (in sale or other disposition) with respect to such property, as computed for book purposes under
this Agreement, rather than the corresponding tax items; and 
 (d) no portion of any qualified income offset, gross income
allocation, nonrecourse deduction, partner nonrecourse deduction, minimum gain chargeback, Section 704(c) of the Code allocation or other amount which is specifically allocated under this Agreement shall be taken into account in computing Net
Income or Net Loss. 
 If the Company’s taxable income or loss for such Fiscal Year or other period, as adjusted in the manner provided
above, is a positive amount, such amount shall be the Company’s Net Profits for such Fiscal Year or other period, and if negative, such amount shall be the Company’s Net Loss for such Fiscal Year or other period. If the book value of the
assets is adjusted pursuant to the revaluation described in the third sentence of Section 4.4, the amount of such adjustment shall (without duplication) be included in computing Net Profits or Net Loss. If any Company asset is
distributed in kind (whether in connection with the liquidation of the Company or otherwise), the Company shall be deemed to have realized gain or loss thereon in the same manner as if the Company had sold such Asset for an amount equal to its fair
market value on the date of distribution (provided such distribution is done in accordance with Section 9 hereof) (taking into account Section 7701(g) of the Code), which amount shall be included in Net Profits or Net Loss for the
Fiscal Year or period in which the distribution is made. 
 “Non-Contributing Member” shall have the meaning set forth in
Section 2.2.3 hereof. 
 “Non-Recourse Carve Out Guaranties” shall collectively mean the non-recourse carve out
guarantees, if any, required to be executed in connection with the Initial Loan in accordance with this Agreement. 
 “Offer Closing
Date” shall have the meaning set forth in Section 8.3.2 hereof. 
 “Offered Interest” shall have the
meaning set forth in Section 8.3.2 hereof. 
 “Operating Accounts” shall have the meaning set forth in
Section 3.6 hereof. 
 “Operating Expenses” shall mean monthly principal and interest payments payable under any
Loans, all fees, costs and expenses incurred in acquiring, owning, operating, developing, negotiating, structuring, evaluating, holding, insuring, maintaining, repairing, rehabilitating, renovating, remediating, leasing, financing, refinancing,
disposing of or otherwise dealing with the Properties, including, without limitation, any travel, legal and accounting expenses and other fees and out-of-pocket costs related thereto, and the costs of arranging financing for the Properties.
Notwithstanding the foregoing, Operating Expenses shall not include REIT Expenses. 
  

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 “Order” shall have the meaning set forth in Section 11.15 hereof.

 “Original Purchaser” shall mean Hackman Capital Partners, LLC. 
 “Person” shall mean an individual, partnership, limited liability company, corporation, joint venture, trust, business trust,
association or similar entity and the heirs, executors, legal representatives, successors and assigns of such entity where the context requires. 
 “Percentage Interest” shall mean the Percentage Interest of each Member designated in Exhibit A attached hereto. 
 “Permitted REIT Distributions” shall mean for any applicable Projection Period an amount that, when added together with all other projected distributions under Sections 7.1 and 7.2 hereof for such Projection Period, is
equal to or in excess of the net taxable income projected to be generated by the Properties for such Projection Period and allocable to the Investor Member. Investor Member’s right to receive Permitted REIT Distribution Cash Flow shall be
subject to the following terms and conditions (collectively, the “Distribution Conditions”): at least 14 days prior to the end of the then current Projection Period, Investor Member shall deliver to Manager: (a) written notice
setting forth an estimate of the REIT’s taxable income for the Properties (the “REIT Distribution Notice”) for the immediate succeeding period of no less than one fiscal quarter and no more than one fiscal year (each, a
“Projection Period”), which REIT Distribution Notice shall also set forth the amount of Permitted REIT Distribution Cash Flow needed to make Permitted REIT Distributions related to such Projection Period, and (b) written
confirmation from Ernst & Young or another “Big 4” accounting firm that the estimate of the REIT’s taxable income generated by the Properties for the applicable Projection Period, as reflected in the REIT Distribution
Notice, is a reasonable estimate of the same, all in form and substance reasonably acceptable to Manager Member. Such estimate shall be based on (1) the REIT’s actual taxable income for the Properties for the then current calendar year and
(2) the REIT’s projected taxable income for the Properties for the remainder of such calendar year. Within 30 days following the end of each fiscal quarter, Investor Member shall deliver to Manager a statement of the REIT’s best
estimate of its taxable income for the Properties for the immediately ended fiscal quarter together with the REIT’s calculation of the estimated taxable income of the REIT for the Properties, and (A) if the Permitted REIT Distribution Cash
Flow actually received by Investor Member for such fiscal quarter exceeded the actual amount needed to enable Investor Member to make its Permitted REIT Distributions for such fiscal quarter, the estimate of the Permitted REIT Distribution Cash Flow
for the immediately succeeding fiscal quarter shall be adjusted to reduce the estimated amount of the Permitted REIT Distribution Cash Flow by the amount of such excess and (B) if the Permitted REIT Distribution Cash Flow actually received by
Investor Member for such fiscal quarter was less than the actual cash needed to enable Investor Member to make its Permitted REIT Distributions, the estimate of the Permitted REIT Distribution Cash Flow for the immediately succeeding fiscal quarter
shall be adjusted to increase the estimated amount of the Permitted REIT Distribution Cash Flow by the amount of such shortfall. 
  

 13 

 “Permitted REIT Distribution Cash Flow” shall mean, as to any period, cash in an amount
sufficient to enable the REIT to make Permitted REIT Distributions during such period. 
 “Portfolio Impasse” shall mean an
Impasse that relates to all of the Properties. 
 “Projection Period” shall have the meaning set forth in the definition of
Permitted REIT Distributions. 
 “Properties” shall collectively mean the properties listed on Exhibit I attached
hereto and made a part hereof that continue to be owned by the Property Owner at any time; “Property” shall individually mean any one of the Properties that continue to be owned by the Property Owner. 
 “Property Impasse” shall mean an Impasse relating to one or more Properties, but less than all of the Properties. 
 “Property Management Agreement Form” shall mean the form of property management agreement approved by the Members from time-to-time.

 “Property Manager” shall mean, as to each Property, the property manager listed in Exhibit C attached hereto for
such Property, or such other property manager that may be approved by the Members from time-to-time; and “Property Managers” shall collectively mean all of the property managers listed in Exhibit C attached hereto as to the
Properties and such other property managers that may be approved by the Members from time to time. 
 “Property Owner” shall
mean National Industrial Portfolio Borrower, LLC, a Delaware limited liability company, which Property Owner shall (a) own and take title to all of the Properties, and (b) be wholly owned (indirectly through the other Subtier Entities) by
the Company. 
 “Purchase Agreement” shall mean that certain Purchase and Sale Agreement dated April 19, 2007, entered
into between Original Purchaser, as buyer, and the sellers referred to therein, as sellers, as amended by that certain Amendment to Purchase and Sale Agreement dated May 22, 2007, and that certain Second Amendment to Purchase and Sale Agreement
dated August 8, 2007, which has, concurrently herewith, been assigned by Original Purchaser to the Property Owner and pursuant to which the Property Owner shall acquire the Properties. All references hereafter made to the Purchase Agreement
shall include all amendments to the Purchase Agreement hereinafter entered into by the Property Owner in accordance with the terms of this Agreement. 
 “Purchase Agreement Deposit” shall mean the $5,000,000 earnest money deposit made under the Purchase Agreement. 
 “Recipient Member” shall have the meaning set forth in Section 8.4.1 hereof. 
 “REIT” shall have the meaning set forth in Section 10.1 hereof. 
  

 14 

 “REIT Distribution Notice” shall have the meaning set forth in the definition of
Permitted REIT Distributions. 
 “REIT EXPENSES” shall mean all expenses of any kind or nature incurred by the Company as a
result of the REIT status of the Investor Member or incurred as a result of any requirement of the Investor Member that would not be incurred if the Investor Member, or any of its constituent members or partners, were not a REIT. REIT Expenses shall
specifically include, without being limited to, any Sarbanes-Oxley compliance costs. 
 “REIT Prohibited Transactions” shall
have the meaning set forth in Section 10.1 hereof. 
 “REIT Subsidiary” shall mean an entity wholly owned
(directly or indirectly by KBS). 
 “Reporting Period” shall have the meaning set forth in Section 4.4 hereof.

 “Representative” shall have the meaning set forth in Section 3.2.1 hereof. 
 “Right of First Offer” shall have the meaning set forth in Section 8.3.2 hereof. 
 “Right of First Offer Period” shall have the meaning set forth in Section 8.3.3 hereof. 
 “Right of First Offer Purchase Agreement” shall have the meaning set forth in Section 8.3.2 hereof. 
 “Sale Request Notice” shall have the meaning set forth in Section 8.5.1 hereof. 
 “Sales Price” shall have the meaning set forth in Section 8.5.1 hereof. 
 “Securities Act” shall have the meaning set forth in Section 11.10 hereof. 
 “Seller” shall collectively mean the sellers of the Properties under the Purchase Agreement. 
 “Selling Member Assignee” shall have the meaning set forth in Section 8.3.2 hereof. 
 “Special Major Decisions” shall mean the Major Decisions set forth in Sections 3.3.2, 3.3.4, 3.3.12, 3.3.13 and 3.3.18 hereof.

 “Subject Properties” shall have the meaning set forth in Section 8.5 hereof. 
 “Substitute Member” shall have the meaning set forth in Section 8.7 hereof. 
 “Subtier Entities” shall collectively mean Property Owner, Mezz A Borrower, Mezz B Borrower and Holding Company. 
 “Suretyship Parties” shall have the meaning set forth in Section 8.4.7 hereof. 
  

 15 

 “Suretyship Parties Guaranties” shall have the meaning set forth in
Section 8.4.7 hereof. 
 “Suretyship Parties Indemnified Losses” shall have the meaning set forth in
Section 8.4.7 hereof. 
 “Tax Matters Partner” or “TMP” shall have the meaning set forth in
Section 4.6 hereof. 
 “Transfer” shall have the meaning set forth in Section 8.2.1(a) hereof.

 “U.S. Patriot Act” shall have the meaning set forth in Section 11.15 hereof. 
 “Waiting Period” shall have the meaning set forth in Section 3.2.1 hereof 
 The rights and the liabilities of the Members shall be determined pursuant to the Act and this Agreement. To the extent that the rights or liabilities of
any Member are different by reason of any provision of this Agreement than they would be in the absence of such provision, this Agreement shall, to the extent permitted by the Act, control. In the event of a direct conflict between the provisions of
this Agreement and the mandatory provisions of the Act, such provisions of the Act will control. 
  

	2.	PRE-CLOSING OBLIGATIONS; MEMBERS; MEMBER INTERESTS; CAPITAL CONTRIBUTIONS 

 2.1 Pre-Closing Obligations 
 2.1.1 Pre-Closing Obligations and Financing Discussions

 At all times prior to the Closing Manager Member shall provide or cause to be provided Investor Member with copies of all documentation and
notices Manager Member or Original Purchaser receives from time to time from the Seller under the terms of the Purchase Agreement and from any other third party with respect to the Properties, including, without limitation all third party reports
Manager Member may receive from time to time with respect to the Properties. In addition, Manager Member or Original Purchaser shall permit Investor Member to participate with Manager Member in all (a) inspections of the Properties, and all
interviews with third parties (including tenants at the Properties), undertaken by Manager Member with respect to the Properties, and (b) discussions and negotiations with the Lender and its counsel regarding the Initial Loans. 
 2.1.2 Indemnity for Pre-Effective Date Breaches Under Purchase Agreement  
 Manager Member shall indemnify, defend, and hold harmless Investor Member and its employees, partners, subsidiaries, parents, affiliates, shareholders,
officers, directors, attorneys, agents, and affiliates, and their predecessors, successors and assigns, from and against all liabilities, claims, losses, actions, damages, fines, costs, expenses, causes of action and demands (including, without
limitation, reasonable attorneys’ fees and expenses and costs of investigation and litigation) incurred by or asserted against Investor Member or any of their respective affiliates (or any combination thereof) arising out of any breach by
Manager Member of its obligations and/or agreements under the Purchase Agreement prior to the Effective Date. 
  

 16 

 2.2 Members; Membership Interests; Capital Contributions 
 2.2.1 Names and Interests of Members 
 As of the Effective Date, the Initial Contributions of the Members and their respective Percentage Interests are set forth on Exhibit A attached hereto. Exhibit A shall be updated from time to time to reflect the Initial
Contributions and the Additional Contributions of the Members as of such time. The Members hereof shall be all of one class. 
 2.2.2
Initial Contributions 
 Concurrently with the execution of this Agreement by the Members, each of the Members has contributed to or
for the benefit of the Company the following: (a) Manager Member has contributed to Property Owner Original Purchaser’s interest in the Purchase Agreement through Original Purchaser’s assignment of its rights in the Purchase Agreement
to the Property Owner, including, without limitation, the Purchase Agreement Deposit, and (b) each Member has contributed to the Company the following amounts, net of any Initial Loans proceeds, necessary to pay (i) the balance of the
purchase price for the Properties as provided in the Purchase Agreement, (ii) closing costs under the Purchase Agreement, (iii) Due Diligence Costs, and (iv) initial working capital for the Company (for use by the Property Owner)
agreed to by the Members prior to the Closing so that, following such contributions, the total Capital Contributions of: (a) Investor Member shall be eighty percent (80%) of the Purchase Price Deposit and the foregoing items described in
clauses (i) through (iv), inclusive, above, and (b) Manager Member shall be twenty percent (20%) of the Purchase Price Deposit and the foregoing items described in clauses (i) through (iv), inclusive, above. The total amount of
Initial Contributions for the Members shall not exceed $106,871,667.55 in the aggregate. 
 2.2.3 Additional Contributions 

If at any time after the Closing, Operating Expenses incurred, or expected to be incurred, for any period shall exceed the funds that the Property
Owner has, or will have, available during such period, then subject to the approval of the Members, the Manager shall require (as directed by the Members) additional Capital Contributions (“Additional Operating Contributions”) from
the Members in an aggregate amount sufficient to cover such shortfall. Additionally, if at any time, additional capital contributions are needed for Mandatory Reserves or Mandatory Capital Expenditures, the Manager shall require from time to time
additional Capital Contributions (“Additional Capital Contributions” and, together with Additional Operating Contributions, “Additional Contributions”) from the Members in amounts necessary to fund such Mandatory
Reserves and/or Mandatory Capital Expenditures. Each Member shall contribute to the Company that share of the Additional Contribution that is in proportion to the Member’s Percentage Interest. Each Member shall make its share of any Additional
Contributions required hereunder by depositing the amount required into a designated bank account of the Company within fifteen (15) business days following the request by Manager, except that, notwithstanding anything stated to the contrary in
this Section 2.2.3, no Member 

  

 17 

 
shall be obligated to fund Additional Contributions authorized under this Agreement more often than once during any calendar month. If any Member (referred
to herein as a “Non-Contributing Member”) fails to contribute its share of an Additional Contribution within the time specified above, (1) notwithstanding anything stated to the contrary in this Agreement, such failure shall
not constitute a default by such Member under this Agreement, and (2) the other Member (referred to herein as a “Contributing Member”) may obtain the return of its share of the Additional Contribution that it deposited in
accordance with this section. If the Contributing Member does not elect to obtain the return of its share of the Additional Contribution pursuant to clause (2) of the previous sentence, the Contributing Member shall have the right (with no
obligation to do so) to advance the Non-Contributing Member’s share of the Additional Contribution, which right shall be exercisable by (a) the delivery of written notice to the Manager within five (5) business days following the
expiration of the time period during which the Non-Contributing Member was obligated to fund its share of the Additional Contribution and (b) designating in such written notice that Contributing Member has elected to make a loan (a
“Default Capital Contribution Loan”) to the Non-Contributing Member in an amount equal to the portion of the Additional Contribution that the Non-Contributing Member failed to make, which Default Capital Contribution Loan shall
accrue interest at the Default Capital Contribution Priority Return, shall be payable in accordance with the terms and provisions of Sections 7.1 and 7.2 hereof, shall be treated as an Additional Contribution by the Non-Contributing Member
when made and shall be a recourse loan payable by the Non-Contributing Member to the Contributing Member. 
 2.2.4 No Withdrawal of
Capital 
 Except as otherwise specifically provided herein, no Member shall have the right to withdraw all or any part of a Capital
Contribution or to demand and receive property of the Company or any distribution in return for a Capital Contribution. 
 2.2.5 No
Interest on Capital 
 Except as expressly provided in this Agreement, no Member shall be entitled to receive interest on its Capital
Account or any contribution to Company capital. 
 2.2.6 Members as Creditors 
 In addition to Default Capital Contribution Loans made by the Contributing Member, upon approval by the Members, any Member may lend money to, and
transact other business with, the Company and, subject to applicable law, has the same rights and obligations with respect thereto as a Person who is not a Member. Any such loan made by a Member and approved by the Members shall be a recourse loan
payable by the Company to the Member making such loan and shall be payable upon the terms agreed to by the Members. 
 2.2.7 Certificates
of Interests 
 If authorized by all of the Members, the Company shall issue certificates in such form and with such signatures as the
Members may determine to evidence the Interests of the Members in the Company. 
  

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 2.2.8 Limited Liability 
 Except as otherwise provided in the Act, the debts, obligations and liabilities of the Company (whether arising in contract, tort or otherwise) shall be
solely the debts, obligations and liabilities of the Company, and no Manager or Member of the Company (including any Person who formerly held such status) shall be liable or shall be obligated personally for any such debt, obligation or liability of
the Company solely by reason of such status. No individual trustee, officer, director, shareholder, member, constituent partner, employee or agent of any entity Member, in his or her individual capacity as such, shall have any personal liability for
the performance of any obligation of such Member under this Agreement. 
 2.2.9 Capital Return; Deficit Capital Account 
 Any Member who has received the return of all or any part of such Member’s Capital Contribution pursuant to an authorized distribution shall have no
liability to return such distribution to the Company, except to the extent, and on the terms and conditions, expressly provided by applicable law. A Member shall not be obligated to restore any deficit Capital Account balance, and any such Capital
Account deficit shall not be considered a debt owed to the Company or to any other Person for any purpose whatsoever. 
 2.2.10
Identification of Uses of Additional Capital Contributions 
 All capital calls by Manager for Additional Contributions shall specify
the portion of such Additional Contributions that will be used for capital expenditures and the portion of such Additional Contributions that will be used for non-capital expenditures (as such determination is made in accordance with generally
accepted accounting principles consistently applied). 
  

	3.	MANAGEMENT AND CONTROL OF BUSINESS 

 3.1
Management Vested in Manager; Personal Services; Employees 
 3.1.1 Management of Company. Management of the Company shall be
vested in the Manager, who, subject to the availability of Company funds and any applicable limitations set forth in this Agreement or the Loan Documents, including, without limitation, the restrictions set forth in Section 3.3 below,
shall direct, manage and control the day to day business of the Company in its good faith discretion, in accordance with all policies and procedures established by the Members and the other terms of this Agreement. The Manager shall have no
authority to undertake any activity or incur any expense or make any expenditure with respect to the Properties to the extent the same is not either specifically authorized by the Members or is not included within the scope of any Approved Annual
Budget for the Properties, is not consistent with the operational parameters set forth in the Business Plan or which is not otherwise authorized by this Agreement; provided, however, that the Manager may make emergency expenditures (not to exceed
$100,000 in the aggregate during any twelve (12) month period, except that such limit shall not apply to emergency expenditures that, if not made, could result in injury to one or more individuals), not otherwise prohibited by this Agreement
and not prohibited by the Loan Documents) to preserve and protect the business and assets of the Company, the Subtier Entities, and the Properties, when deemed reasonably necessary in the 

  

 19 

 
Manager’s good faith judgment. In addition, the Manager may, subject to any limitations set forth in the Loan Documents, incur costs incurred for any
particular Approved Annual Budget expense line item up to ten percent (10%) higher than the amount set forth for such line item in its good faith judgment without Members approval; provided that total aggregate costs incurred annually during
any Fiscal Year shall not exceed five percent (5%) of the Approved Annual Budget for such Fiscal Year, unless the same is approved by the Members and permitted by the Loan Documents. The Manager shall, subject to the availability of necessary
Company funds and Property Owner funds and Member approval (where required) take all actions that may be necessary or appropriate from time to time (a) for the continuation of the Company’s and Subtier Entities’ valid existence as
limited liability companies under the laws of the State of Delaware and of each other jurisdiction in which such existence is necessary to protect the limited liability of the Members or to enable the Company and Subtier Entities to conduct the
business in which they are engaged, (b) to comply with the provisions of the Purchase Agreement and to cause the Property Owner to purchase the Properties in accordance with the terms and conditions of the Purchase Agreement, subject to the
provisions of this Agreement, and (c) for the accomplishment of the Company’s and Subtier Entities purposes, including the maintenance, preservation, and operation of the Properties in accordance with the provisions of this Agreement and
applicable laws and regulations including, without limitation, operating the Properties in a manner consistent with the Approved Annual Budget (subject to the permitted variances set forth above in this Section 3.1.1) and the Business
Plan and insuring that the Borrower’s comply with all of the terms and covenants contained in the Loan Documents, including without limitation, any special purpose or bankruptcy remote provisions thereof. Promptly following the acquisition of
the Properties by the Property Owner, Manager shall cause the Company, the Subtier Entities and the Members to be added as additional insureds to the Property Owner’s liability insurance policies maintained from time to time as required by the
provisions of Section 4.10 hereof. Within three (3) business days following Investor Member’s written request to Manager, Manager shall cause Mezz A Borrower to request a disbursement from the REIT Distribution Account (as such
term is defined in the Initial Loan Documents) so that the Company has sufficient Distributable Cash to disburse to Investor Member funds to cover any Permitted REIT Distributions under Section 7.1.1 herein or Section 7.2.1
herein, as applicable. 
 3.1.2 Personal Services. The Manager may resign upon thirty (30) days prior written notice to
all of the Members. Upon the resignation of the Manager as the manager of the Company, Investor Member shall have the right to replace itself as the Manager or such other Person as Investor Member shall determine (in Investor Member’s sole and
absolute discretion). 
 3.1.3 Employees. As provided in Section 3.3.15 of this Agreement, neither the Company nor
any of the Subtier Entities shall have any employees. All Property employees shall be hired by the Property Manager or Manager Member and shall be the responsibility of the (a) Property Manager under the terms of the Property Management
Agreement entered into by and between the Property Owner and the Property Manager, or (b) the Manager Member, as applicable. 
 3.2
Members 
 3.2.1 Each Member shall select a representative (“Representative”) to represent it in connection with all
decisions, approvals, consents and determinations required of the 

  

 20 

 
Members under this Agreement from time to time. The individual Representative of each Member may, from time to time, be replaced by such Member by written
notice to the other Member. Each Representative shall be free to represent the views and positions of the Member whom he or she represents. Manager Member has selected Jonathan Epstein as it’s Representative, and Investor Member has selected
Charles J. Schreiber as its Representative. Notwithstanding anything stated to the contrary in this Section 3.2.1 or elsewhere in this Agreement, the granting or withholding of any consent or approval relating to a Major Decision must be
confirmed by the Members in writing (a “Major Decision Confirmation”), within five (5) business days following a request for approval by the Manager or either Member, which Major Decision Confirmation may be executed by any
person (whom need not be the Representative) purporting to have authority on behalf of the Member for whom such consent or approval is being obtained and the other Member shall have the right to rely on the purported authority of the person signing
such Major Decision Confirmation. The failure to respond to a request for approval by the Manager or either Member within such five (5) business day period shall be deemed disapproval of such request. If the request for approval of any Major
Decision is disapproved (or deemed disapproved) by any Member then either Member may, within three (3) business days following such disapproval (or deemed disapproval) request a meeting (an “Impasse Meeting”) of the Members to
attempt to resolve the issue(s) giving rise to the disapproval of such Major Decision; provided, however, the failure of the Members to meet or to resolve the issue(s) giving rise to the disapproval of such Major Decision shall not change the fact
that such Major Decision was disapproved or give rise to any liability on the part of any Member or impair the ability of either Member to declare an Impasse. Notwithstanding the foregoing or anything stated to the contrary in this Agreement, no
Member shall be entitled to send a Buy/Sell Notice arising out of an Impasse until the earlier of (i) ten (10) calendar days following the request for an Impasse Meeting, or (ii) the actual occurrence of an Impasse Meeting.

 3.2.2 Any act approved by the Representatives shall be deemed “Approved by the Members” as herein provided. The
Representatives shall meet from time to time as determined by Manager. Unless otherwise Approved by the Members, all meetings of the Representatives shall be held in the Los Angeles Area or such other areas upon which the Representatives shall
mutually agree from time to time. The Representatives may also hold meetings by telephone (in lieu of any meeting in person) and, subject to the provisions of Section 3.2.1 with respect to Major Decisions, may make decisions by written
consent (including by email) of the Representatives absent any meeting. The Members may have such other rules of procedure as they shall determine. A written record of all meetings of the Representatives and all decisions made by them shall be made
by Manager Member’s Representative and kept in the records of the Company. 
 3.2.3 Notwithstanding anything stated to the contrary in
this Agreement, unless expressly provided otherwise in this Agreement, any consent or approval required to be given by the Members under this Agreement, and any determination required to be made by the Members under this Agreement, may be given,
withheld or made, as applicable, in each Member’s sole and absolute discretion. 
  

 21 

 3.3 Restrictions on Authority of Manager; Major Decisions 
 Notwithstanding anything herein to the contrary, Manager shall not have the authority to do, and covenants and agrees that it shall not do, any of the
following acts on behalf of the Company (“Major Decisions”) without the written consent, as provided for above, of the Members: 
 3.3.1 Cause the Property Owner to acquire the Properties under the terms of the Purchase Agreement or cause the Property Owner to make any elections (including, without limitation, any election that obligates the Property Owner to acquire
the Properties or that causes the Property Owner to lose the Purchase Agreement Deposit under the Purchase Agreement) under the Purchase Agreement. 
 3.3.2 Except for the Initial Loans obtained on the Approved Initial Loan Terms, obtain any loan on behalf of Property Owner or any of the Subtier Entities, amend or modify any existing Loan, finance, refinance or encumber the Properties or
any of the member interests in any of the Subtier Entities or any portion thereof (or amend or modify the same) excluding, however, 30-day or similar financing on terms for materials, services and incidental expenses otherwise permitted under this
Agreement; 
 3.3.3 Make any expenditure which, when added to all expenditures already made during the then current Fiscal Year and all
expenditures expected to be made during the remainder of such Fiscal Year, would result in (a) aggregate expenditures being made during such Fiscal Year that exceed the expenditures set forth in the Approved Annual Budget for such Fiscal Year
by more than five percent (5%), or (b) aggregate expenditures being made during such Fiscal Year that exceed the expenditures permitted for any line item set forth in the Approved Annual Budget by more than ten percent (10%). 
 3.3.4 Sell, restructure, transfer or otherwise dispose of the Properties or any portion thereof or any interest in any of the Subtier Entities, or enter
into any contracts related to the sale, transfer or disposal of the Properties or any portion thereof or any interest in any of the Subtier Entities, except as otherwise expressly provided (including, without limitation, a sale of the Properties
under Section 8.5 hereunder) in this Agreement; 
 3.3.5 Change the insurance program for the Property Owner or the Properties in
a manner inconsistent with the Business Plan or inconsistent with the insurance requirements set forth in Section 4.10 hereof or alter or change the reporting, accounting and/or auditing systems and/or procedures for the Company, the
Property Owner or any of the other Subtier Entities; 
 3.3.6 Undertake any legal actions (or permit any Subtier Entity to undertake), except
for (a) minor contract actions, (b) actions expressly authorized in an Approved Business Plan, (c) actions covered by insurance, and (d) legal actions to enforce the terms of leases affecting the Properties (provided that
anticipated legal fees to enforce the terms of any such lease shall not exceed $25,000 as to any such lease) with a potential exposure of less than $75,000 in the aggregate over any 12 month period; 
 3.3.7 Execute any contracts on behalf of the Company (or permit any Subtier Entity to execute any contracts), except as provided for in any Approved
Annual Budget, or execute any contracts on behalf of the Company (or permit any Subtier Entity to execute any contracts) that are not terminable without cause on thirty (30) days notice or less; 
  

 22 

 3.3.8 Retain or dismiss on behalf of the Company, or any of the Subtier Entities, attorneys, accountants,
real estate brokers, mortgage brokers, property managers, leasing agents, general contractors, architects or auditors, except that, notwithstanding anything stated to the contrary in this Section 3.3.8 or elsewhere in this Agreement, the
Manager shall, upon the request of either Member, terminate a lawyer or law firm engaged by the Company or any of the Subtier Entities; the Members hereby approve of Orrick, Herrington & Sutcliffe or Goodwin & Procter as legal
counsel for the Company and the Subtier Entities (with Investor Member having the right to hire its own legal counsel (as a Company cost) to oversee all legal work undertaken on behalf of the Company and the Subtier Entities) and the accountants,
leasing agent and property manager specifically identified in this Agreement. 
 3.3.9 Conduct any act which would make it impossible to
carry on the ordinary business of the Company or any of the Subtier Entities, enter into any confession of a judgment against the Company or any of the Subtier Entities, execute or deliver any general assignment of assets for the benefit of
creditors of the Company or any of the Subtier Entities or file or consent to the filing of any proceeding under any state or federal bankruptcy or debtor relief statute, issue any securities or interests in the Company or any of the Subtier
Entities; invest Company funds (or the funds of any Subtier Entities) in instruments other than money market accounts, time deposits, short term governmental obligations or commercial paper; acquire on behalf of the Company any real property other
than the Properties; except as otherwise expressly permitted in this Agreement or as otherwise expressly permitted in any Approved Annual Budget or Business Plan, on behalf of the Company, enter into an agreement with a Member or its Affiliate;

 3.3.10 Subject to the provisions of Section 8, sell or transfer Manager’s interest in the Company; 
 3.3.11 Except as otherwise approved by the Members or as otherwise provided in Section 2.2.3, require any additional Capital Contributions in
excess of the Initial Contributions; 
 3.3.12 Permit Property Owner to enter into any new leases, or amend, modify or terminate any existing
leases, for space in any of the Properties or, once the Approved Leasing Guidelines are adopted and approved by the Members, permit the Property Owner to enter into any new leases, or amend, modify or terminate any existing leases for space in the
Properties (a) to tenants, on terms, other than those provided for in the Approved Leasing Guidelines, or (b) pursuant to a lease in a form substantially different from the Approved Lease Form or pursuant to a lease amendment substantially
inconsistent with the Approved Lease Form; 
 3.3.13 Conduct any act, or permit the Subtier Entities to conduct any act, which is
inconsistent with the Approved Annual Budget or the Business Plan or, adopt, amend or modify the Approved Annual Budget or the Business Plan or create any cash reserves, except as expressly provided in the Approved Annual Budget; 
 3.3.14 Except as otherwise expressly provided for in any Approved Annual Budget or in any lease approved by the Members or any lease complying with the
Approved 

  

 23 

 
Leasing Guidelines, undertake any construction on the Properties (including, without limitation, any tenant improvements), undertake, or permit any Subtier
Entity to undertake, any environmental remediation on the Properties, demolish or cause to be demolished, or consent to the demolition of, any structures or improvements situated on the Properties, or modify the zoning, land use or any other
governmental regulation of the Properties. 
 3.3.15 Employ any individuals as an employee of the Company or permit any Subtier Entity to
employ any individuals (it being acknowledged that the Members intend that neither the Company nor the Subtier Entities shall have any employees); 
 3.3.16 Dispose of, or permit any of the Subtier Entities to dispose of, any casualty insurance proceeds or apply any condemnation award, including the settlement of any casualty insurance proceeds with an insurance company or the settlement
of any condemnation award with any condemning authority; 
 3.3.17 Execute, or cause to be executed, any guaranty, indemnity or similar
agreement on behalf of the Company or on behalf of any of the Subtier Entities, take any action, or permit the Subtier Entities to take any action, that violates the provisions of any Loan Documents, or issue, or permit the Subtier Entities to
issue, any press release or other public statement concerning or pertaining to the Properties, the Company, or any Member; 
 3.3.18 Take any
action or permit any of the Subtier Entities to take any action that results in a REIT Prohibited Transaction; 
 3.3.19 Take any action or
permit any of the Subtier Entities to take any action that would reasonably be expected to have substantial or material effect upon the Company, the Subtier Entities, or the Properties, which is not already provided for above; 
 3.3.20 Adopt and approve the First Budget within the time period set forth in Section 4.1.1 hereof; or 
 3.3.21 Approve the First Business Plan within the time period set forth in Section 4.1.2 hereof. 
 All Major Decisions shall require the unanimous approval of the Members. Notwithstanding the foregoing, following the delivery of a Buy/Sell Notice by
any Member, and after the Buy/Sell Purchase Agreement has been executed, the non-refundable cash deposit has been paid by the buying Member and the buying Member has no contingencies to complying with its obligations under the Buy/Sell Purchase
Agreement (other than the performance of the other Member thereunder), the buying Member shall have the right to make all Buy/Sell Operating Decisions with respect to the Property that is affected by the Buy/Sell Notice if such notice arises out of
a Property Impasse, and with respect to all the Properties if such notice arises our of a Portfolio Impasse, and the Manager shall implement all such Buy/Sell Operating Decisions made by the buying Member at the sole cost and expense of the buying
Member (it being understood and agreed that the cost of all Buy/Sell Operating Decisions shall be solely born by the buying Member); provided, however, if the buying Member is Manager Member and the Buy/Sell Notice was initiated as the result of an
Event of Default, Manager Member shall not have the right to make any such Buy/Sell Operating Decisions, except as otherwise expressly provided in this Agreement. 
  

 24 

 3.4 Liability for Certain Acts 
 Manager shall perform its duties in good faith and in such a manner as the Manager reasonably believes to be in the best interests of the Company and the
Subtier Entities. Except as expressly provided below in this Section 3.4, Manager, in so performing its duties, shall not have any personal liability for any obligation of the Company or any of the Subtier Entities by reason of being or
having been a Manager of the Company. Neither the Manager nor the Company in any way guarantees the return of the Capital Contributions or a profit for the Members from the operations of the Company and the Subtier Entities. No Manager shall be
personally liable to the Company, the Subtier Entities or to any Member for any loss or damage sustained by the Company, the Subtier Entities or any Member, unless the loss or damage shall have been the result of such Manager’s fraud, gross
negligence or willful misconduct. 
 3.5 Manager and Members Have No Exclusive Duty to Company 
 Manager shall not be required to manage the Company as its sole and exclusive function, and Manager may have other business interests and may engage in
other activities in addition to those relating to the Company and neither the Company nor any Member shall have any right by virtue of this Agreement to any income or profit derived therefrom. Manager shall not be required to devote all of its
business time to the Company, but shall devote such time to the Company as Manager may deem appropriate. Each Member acknowledges that each other Member has business interests and investments other than its Interest in the Company and agrees that
neither the Company nor any Member shall have any right by virtue of this Agreement to any income or profit derived from any such other business interest or investment and that Members may engage in other activities in addition to those relating to
the Company. 
 3.6 Bank Accounts 
 After approval by the Members, Manager may from time to time open bank accounts (“Operating Accounts”) in the name of the Company and each of the Subtier Entities, and shall designate (with the approval of the Members)
which individuals (or combinations thereof) shall have signature authority over such accounts. Except as otherwise provided by the Members from time to time, Manager shall have authority itself to write checks (or authorize wire transfers of funds)
on an Operating Account. Funds on deposit in any Operating Account from time to time shall not be commingled with other funds of the Manager or any Member. 
 3.7 Indemnification of Manager and Members; Indemnification of Company and Investor Member 
 3.7.1 The
Company, its receiver and/or its trustee shall indemnify, defend, save harmless and pay all judgments and claims against the Manager, Members, and their Affiliates, and each of the officers, directors, members, managers, constituent partners,
employees, attorneys, accountants and agents of any such parties (individually and collectively, the “Indemnified Party” and the “Indemnified Parties”) from any and all claims, losses, costs, 

  

 25 

 
damages, liabilities and expenses of any kind whatsoever, including, without limitation, actual attorneys’ fees and court costs (which shall be paid as
incurred) and liabilities under state and federal securities laws (to the extent permitted by law) that may be made or imposed upon or incurred by any Indemnified Party by reason of any act performed (or omitted to be performed) for or on behalf of
the Company or on behalf of the Subtier Entities, or in furtherance of or in connection with the Company business or the business of the Subtier Entities, except (a) for those acts performed or omitted to be performed by the party seeking
indemnification hereunder which constitute fraud, willful misconduct or gross negligence, and (b) Guarantor shall not be entitled to indemnification from the Company hereunder with respect to Guarantor’s obligations under the Guaranty
Documents to the extent the claims, losses, costs, damages, liabilities or expenses for which Guarantor is seeking indemnification arises from Guarantor’s or Manager’s (while Manager Member is the Manager) action or inaction (unless any
such action was approved by the Members or any such inaction arose from the failure of the Manager to have authority to take a required action or there are not sufficient Company funds available to take a required action), (c) except as
otherwise expressly provided in Section 8.4.7 hereof, Suretyship Parties shall not be entitled to indemnification from the Company hereunder with respect to their respective obligations under any Suretyship Parties Guaranties to the
extent the claims, losses, costs, damages, liabilities or expenses for which Suretyship Parties are seeking indemnification arises from any Suretyship Parties’ or Manager’s (while Manager Member is the Manager) action or inaction (unless
any action was approved by the Members or any such inaction arose from the failure of the Manager to have authority to take a required action or there are not sufficient Company funds or Subtier Entity funds available to take a required action) and
(d) Manager Member shall not be entitled to indemnification from the Company hereunder with respect to its relationship or obligations (or the relationship or obligations of its Affiliates) with any employee of Manager Member. 
 3.7.2 In the event of any action by a Member against any of the Indemnified Parties, including a derivative suit, the Company shall indemnify, defend,
save harmless and pay all expenditures of the Indemnified Parties, including actual attorneys’ fees incurred in the defense of such action, if the person or entity so entitled to the indemnification is successful in such action. 
 3.7.3 None of the Indemnified Parties shall be liable to the Members or to the Company for any loss resulting from errors made by any of the Indemnified
Parties in good faith or from such acts or omissions, whether or not disclosed, unless such acts or omissions constitute fraud, willful misconduct or gross negligence by the Indemnified Parties in question. 
 3.7.4 The Company’s obligations to indemnify, defend and hold harmless under this Section 3.7 shall not obligate, or impose personal
liability on, any of the Members or any of their respective directors, shareholders, members, constituent partners, officers, employees, attorneys, accountants or agents. 
 3.7.5 Notwithstanding anything contained in this Section 3.7 or elsewhere in this Agreement, the Investor Member shall not be entitled to any indemnity or reimbursement on account of REIT Expenses incurred by the
Investor Member and the Investor Member shall promptly reimburse the Company, the Manager or any other Member for any REIT Expenses incurred by any of such parties. No sums paid by the Investor Member on account of REIT Expenses, whether directly or
by way of reimbursement to any other party, shall be counted as a Capital Contribution hereunder. 
  

 26 

 3.8 Right of Third Parties to Rely on the Manager 
 Except as expressly provided below in this Section 3.8, any Person (including, without limitation, any bank in which Company funds or Subtier
Entity funds are deposited and any Lender) dealing with the Company or any Subtier Entity may rely (without duty of further inquiry) upon a certificate signed by the Manager in good faith as to: 
 3.8.1 The identity of the Manager; 
 3.8.2
The existence or nonexistence of any fact or facts which constitute a condition precedent to acts by the Manager or which are in any other manner germane to the affairs of the Company or the affairs of a Subtier Entity; 
 3.8.3 The persons who are authorized to execute and deliver any instrument or document or to withdraw funds from any Company bank account or any Subtier
Entity bank account; or 
 3.8.4 Any act or failure to act by the Company or any Subtier Entity or any other matter whatsoever involving the
Company, a Subtier Entity or the Manager. 
 Notwithstanding anything stated to the contrary in this Section 3.8 or elsewhere in
this Agreement, any of the following documents or instruments to be executed by the Company or any Subtier Entity must be executed by the Manager and the Investor Member on behalf of the Company: (a) any documents or instruments relating to the
transfer and/or encumbrance of all or any portion of the Properties; provided, however, that such restriction shall not apply to entering into leases for space in the Properties, (b) any contracts relating to any Property that (i) are not
cancelable on thirty (30) days prior notice without cause and without payment of any termination fee, or (ii) are for amounts that exceed the applicable amounts set forth in the Approved Annual Budget, (c) any property management
agreement, brokerage agreement, or leasing services agreement, and (d) any documents or instruments relating to the transfer or encumbrance of all or any portion of the member interests in any of the Subtier Entities. 
 3.9 Reimbursement of Expenses 
 Following the Closing, Manager shall be entitled to reimbursement from the Company of all expenses of the Company incurred and paid by Manager on behalf of the Company and the Subtier Entities to the extent provided for in any Approved
Annual Budget; provided, however, that neither Manager nor its Affiliates shall be entitled to reimbursement for expenses incurred arising out of any leasing or Property management services provided by Manager or its Affiliates, except as otherwise
expressly provided in Section 6. 
  

 27 

 3.10 Manager Compensation 
 Except as expressly provided in Section 6.4 hereof, Manager shall not be entitled to receive any fees for its services to the Company (or on
behalf of the Subtier Entities) under this Agreement; provided, however, that the foregoing shall not apply to any fees payable to one or more Affiliates of the Manager that may serve as a Leasing Agent or the Property Manager for one ore more of
the Properties to the extent permitted under the terms of this Agreement. 
 3.11 Officers 
 Manager shall be entitled to appoint such officers, with such titles and authority as the Manager shall from time to time determine. All such
appointments, title and authority shall be first approved by the Members. Any officers so appointed shall hold office at the pleasure of the Manager and shall be entitled to exercise such powers as shall be delegated to them by the Manager.

 3.12 General Exculpation 
 Notwithstanding anything to the contrary contained in this Agreement, no officer, director, shareholder, employee, agent, member or partner of any Member of the Company shall have any liability of any kind or nature under this Agreement,
provided that the foregoing exculpation shall not insulate any Person from its obligation to return to the Company and/or the Subtier Entities funds of the Company and/or the Subtier Entities that are wrongfully or improperly taken from the Company
and/or the Subtier Entities by such Person. 
  

	4.	PREPARATION OF ANNUAL BUDGET AND BUSINESS PLAN; ACCOUNTING AND RECORDS; INSURANCE 

 4.1 Annual Budget and Business Plan 
 4.1.1 Annual Budget. 
 (a) At least 60 days before the commencement of each Fiscal Year (or, with respect to the first budget (the “First Budget”) to be
approved by the Members, within ninety (90) days after the Closing Date), the Manager shall prepare and submit to the Members for approval a budget (“Annual Budget”) for the operation of the Properties during the next Fiscal
Year, including all capital expenditures, which Annual Budget shall substantially be in the form of the budget attached hereto as Exhibit H. The Annual Budget shall show, on a month-by-month basis, in reasonable detail, each line item of
anticipated income and expense (on a cash basis) for the Properties in such form as shall be approved by the Members from time to time and, with respect to the Fiscal Year in which the Closing Date occurs, shall be prorated for the remaining term of
the then current Fiscal year. All references in this Agreement hereinafter made to the “Approved Annual Budget” shall mean each Annual Budget approved by the Members. The Members inability to approve the First Budget within ninety
(90) days after the Closing Date shall trigger a Portfolio Impasse, entitling any Member to send a Buy/Sell Notice. 
 (b) If the
Members fails to reach agreement on any portion of an Annual Budget prior to the commencement of the Fiscal Year to which such budget relates, the 

  

 28 

 
Properties shall be operated during such Fiscal Year (i) in accordance with such portions of the Annual Budget as to which agreement has been reached,
(ii) at rates or levels of expenditures as are actually charged or incurred with respect to non-discretionary expenses such as real estate taxes, utility charges, insurance premiums and similar items beyond the reasonable control of the Company
and (iii) with respect to those portions of the Annual Budget which are discretionary as to which agreement has not been reached, at rates or levels of expenditures comparable to those reflected in the Approved Annual Budget for the preceding
year increased by the same percentage of increase as in the Consumer Price Index (All Urban Consumers (CPI-U), All Items, applicable to the metropolitan New York area (1982-84=100), as published by the U.S. Department of Labor, Bureau of Labor
Statistics) from the first day of the last Fiscal Year for which an Annual Budget was approved to the last day of the Fiscal Year immediately preceding the Fiscal Year to which the Annual Budget in dispute relates. Notwithstanding the foregoing, if
the Members is unable to reach agreement on any portion of the First Budget, then the Members shall be entitled to exercise their Buy/Sell rights under Section 8.4. 
 4.1.2 Business Plan. 
 Manager shall
prepare, and the Members shall approve, no more than ninety (90) days following the Closing Date, a business plan (the “Business Plan”) for the Properties setting forth, among other things, annual operating projections for the
Properties, investment objectives and strategies for the Properties, leverage limitations for Loans, the anticipated holding period for the Properties, the anticipated net effective rental rates for Properties leases and the occupancy rate for the
Properties, leasing guidelines for leases entered into for the Properties, the establishment of reserves for the Properties, the designation of Property Managers and Leasing Agents for the Properties, and the maximum leasing commissions payable to
Leasing Agents. Prior to January 1 and July 1 of each Fiscal Year, Manager shall prepare and submit to the Members for approval such updates to the Business Plan as may be reasonably necessary based upon the operation and maintenance of
the Properties from time to time. At the request and direction of the Members, the Business Plan may be updated more often than as provided above. All references in this Agreement to the Business Plan shall be deemed to be a reference to the
Business Plan, as the same may be amended or updated from time to time with the approval of the Members. The Manager’s failure to prepare, and/or the Members failure to approve the Business Plan within ninety (90) days following the
Closing Date shall trigger a Portfolio Impasse, entitling any Member to send a Buy/Sell Notice, except that the Manager Member may not trigger a Portfolio Impasse for failure to timely prepare and submit to the Members the Business Plan for
approval. 
 4.2 Intentionally Omitted.  
 4.3 Access to Accounting and Other Records 
 All books and records of the Company and the Subtier
Entities shall be maintained at the Company’s principal place of business, and each Member, and the Member’s duly authorized representatives, shall have access to them at such office of the Company and the right to inspect, audit and copy
them at all times for any purpose. In addition to the other rights provided by this Agreement or by the Act, each Member shall specifically have the right, upon written demand, and at the Company’s expense: 
 4.3.1 to obtain copies of the most recent annual, quarterly and/or monthly financial information required to be prepared pursuant to the provisions of
Section 4.4 or elsewhere in this Agreement; 
  

 29 

 4.3.2 to obtain a copy of the Company’s and each Subtier Entities’ federal, state and local
income tax returns for each Fiscal Year; 
 4.3.3 to obtain a copy of any report prepared by the Company or any Subtier Entity in the
ordinary course of business; 
 4.3.4 to obtain a copy of this Agreement and all amendments thereto, together with executed copies of all
powers of attorney pursuant to which this Agreement and all amendments thereto have been executed; 
 4.3.5 to obtain a copy of any report
prepared for the Company or any Subtier Entity by any third-party property manager; and 
 4.3.6 other information regarding the affairs of
the Company and the Subtier Entities as is just and reasonable. 
 The Manager shall use its best efforts to cause the Company to provide such documents to
the requesting Member within a reasonable time following such request. If the foregoing information is not made available to a Member within ten (10) days following a Member’s written demand therefor, such Member shall have the right to
obtain copies of the same directly from the Company’s accountants upon written demand for the same; the provisions of this Section 4.3. shall constitute the Company’s prior written authority to the Company’s accountants to
make such Company information available to any Member that makes written request for the same. The Members acknowledge and agree that all such documents and financial information regarding the Properties, the Company and the Subtier Entities shall
be kept confidential and shall not be disclosed to third parties except as may be required for tax and financial reporting purposes, as required to defend or prosecute litigation or as may otherwise be required by applicable law. 
 4.4 Monthly, Quarterly and Annual Reports 
 Manager shall (a) maintain the books and records of the Company and the Subtier Entities using Intuit Real Estate Solutions (formerly known as “MRI”) software (or other software that may be approved by Investor Member
from time to time in its sole discretion) and in a manner (and at Investor Member’s cost) that complies with Sarbanes Oxley, (b) prepare and distribute to the Members monthly financial statements to be prepared on a both a cash and
accrual, U.S. GAAP basis of accounting that cover the period (the “Reporting Period”) commencing on the 21st day of each calendar month through the 20th day of the next succeeding calendar month, which (1) cash basis financial
statements shall be distributed on the 25th day of each calendar month for the most current Reporting Period and shall be in the form of the monthly financial statement attached hereto as Exhibit D, and which (2) accrual U.S. GAAP basis
financial statements shall be distributed on the first (1st) business day following the end of the calendar month in the form of the monthly accrual, U.S. GAAP monthly financial statement attached hereto as Exhibit D, and ( c ) prepare
and distribute to the Members annual audited 

  

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financial statements to be performed by Ernst & Young, L.P. within sixty ( 60 ) days following the end of the Company’s and the Subtier
Entities’ Fiscal Year. Manager shall retain, at the Company’s expense, Ernst & Young, L.P. to prepare annual tax returns within ninety (90) days following the end of the Company’s and the Subtier Entities’ Fiscal
Year and provide to the Members copies of all financial statements and reports required to be provided under this Agreement. Ernst & Young has been approved by the Members as the accountant for the Company and the Subtier Entities.

 4.5 Tax Information 
 Manager shall cause to be prepared and filed (but no filing shall be made until the Investor Member
has approved in writing such tax returns, which approval shall not be unreasonably withheld) all necessary federal and state income tax returns for the Company and the Subtier Entities, including making the elections described in this
Section 4.5. Each Member shall furnish to the Manager all pertinent information in its possession relating to Company and Subtier Entity operations that is necessary to enable such income tax returns to be prepared and filed. On or
before December 15th of each year, the Manager shall prepare and deliver a written statement of projected taxable income of the Company and of the
Members to the Members for the current year. On or before March 1st of each year, the Manager shall prepare draft tax returns of all necessary federal
and state income tax returns for the Company and the Subtier Entities for the prior year and deliver the same to the Members for the Members’ review and approval as contemplated in this Section 4.5. 
 The following elections shall be made on the appropriate returns of the Company: (i) to adopt the calendar year as the Company’s fiscal year;
(ii) to adopt the accrual method of accounting and to keep the Company’s books and records on the accounting method used for income-tax reporting; (iii) if there is a distribution of Company property as described in Section 734
of the Code or if there is a transfer of a Company interest as described in Section 743 of the Code, upon written request of Investor Member, to elect, pursuant to Section 754 of the Code, to adjust the basis of Company properties; and
(iv) to elect to amortize the organizational expenses of the Company ratably over a period of 180 months as permitted by Section 709(b) of the Code. 
 No election shall be made by the Company or any Member to be excluded from the application of the provisions of subchapter K of chapter 1 of subtitle A of the Code or any similar provisions of applicable state
laws. 
 4.6 Tax Matters Partner 
 Manager shall act as the “Tax Matters Partner” (“TMP”) within the meaning of Section 6231(a)(7) of the Code for federal income tax purposes. In this regard, Manager as TMP shall (a) provide the
Internal Revenue Service with the information required to provide the notices contemplated in Section 6223(a) of the Code, and (b) keep the Members informed of all material information pertaining to all administrative and judicial
proceedings involving taxes and provide timely notice of all administrative adjustments with respect thereto. The Members agree to perform all acts necessary under Section 6231 of the Code and the Treasury Regulations thereunder to designate
Manager as the TMP. With respect to state and local tax matters, the TMP shall have the authority, subject to approval of the Members, to act, elect, report and exercise its good faith discretion with respect to Company and Subtier Entities tax
matters. 
  

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 4.7 Tax Returns 
 Manager, at the expense of the Company, shall cause the preparation and timely filing of all tax returns required to be filed by the Company and the Subtier Entities pursuant to the Code as well as all other required
state and local tax returns in each jurisdiction in which the Subtier Entities own Properties or are doing business. If Manager shall fail to arrange for the preparation of all required state and federal income tax returns by March 15th of each
calendar year, any Member, upon written notice to Manager, shall have the right to arrange for the preparation and filing of the same at the sole cost and expense of the Company. 
 4.8 No Partnership under Federal Bankruptcy Code 
 It is the intent of the Members that the Company be operated in a manner consistent with its treatment as a “partnership” for federal and state income tax purposes. It is also the intent of the Members that
the Company not be operated or treated as a “partnership” for purposes of Section 303 of the Federal Bankruptcy Code. The classification of the Company as a partnership shall apply only for federal (and, as appropriate, state and
local) income tax purposes. This characterization, solely for tax purposes, does not create or imply a general partnership between the Members for state law or any other purpose. Instead, the Members acknowledge the status of the Company as a
limited liability company formed under the Act. 
 4.9 Notices Regarding Properties 
 Manager shall use its best efforts to promptly provide the Members with copies of any of the following it receives from time to time with respect to the
Properties: (a) papers served upon the Company, any Subtier Entity or Manager regarding any litigation or threatened litigation (including, without limitation, personal injury suits) regarding the Properties or the operation of the Properties,
(b) any notices of condemnation or threatened condemnation affecting the Properties, (c) any written notice received from any governmental or quasi governmental agency regarding violations or alleged violations of the Properties with
respect to any local, state or federal laws, statutes or ordinances, and (d) any notices of default received from any Lender from time to time under the Loan Documents. 
 4.10 Insurance 
 Manager shall procure
and maintain in effect, for the benefit and at the expense of the Company as an insured, commercial general liability and full replacement cost Properties damage insurance for the Properties in such amounts, on such terms, and with such other
coverages as are reflected in the insurance guidelines set forth in Exhibit E attached hereto and made a part hereof. Manager shall provide the Members with certificates of insurance upon each issuance, renewal, or change in insurance
policies for the Properties. Any such policies may be blanket policies issued in conjunction with other properties owned by the Company. The insurance coverages maintained by the Manager on behalf of the Company, the Subtier Entities and the
Properties, and the provider of such insurance, shall be reviewed annually by the Investor Member and shall be subject to its approval. 
  

 32 

	5.	ALLOCATION OF NET PROFITS AND NET LOSSES 

 5.1
Net Losses  
 Net Losses of the Company for each Fiscal Year (or part thereof) shall be allocated to the Members at the end of
such Fiscal Year (or part thereof) in the following order of priority: 
 5.1.1 First Tier Losses. First, to those Members with
positive balances in their Capital Accounts in amounts equal to their respective Capital Account balances at the end of such Fiscal Year (or part thereof); provided, however, if the amount of Net Losses to be allocated is less than the sum of the
Capital Account balances of all of the Members having positive Capital Account balances then such Net Losses shall be allocated to the Members in such proportions and in such amounts as would result in the Capital Account balance of each Member
equaling, as nearly as possible, such Member’s share of the then Company Capital determined by calculating the amount each Member would receive if an amount equal to the Company Capital were distributed to the Members in accordance with the
provisions of Section 7.1 or 7.2, as applicable; and 
 5.1.2 Second Tier Losses. Thereafter, to the Members in
proportion to their respective Percentage Interests. 
 If there are insufficient Net Losses to be allocated in a Fiscal Year (or part
thereof) in order to cause the Capital Account balance of each Member to equal such Member’s share of the then Company Capital under Section 5.1.1, then items of gross income and gross deduction for such Fiscal Year (or part
thereof) shall be allocated to the Members in order to cause the Capital Account balance of each Member at the end of such Fiscal Year (or part thereof) to equal such Member’s share of the then Company Capital determined by calculating the
amount each Member would receive if an amount equal to the Company Capital were distributed to the Members in accordance with the provisions of Sections 7.1 or 7.2, as applicable. 
 5.2 Net Profits 
 Net Profits of the
Company for each Fiscal Year (or part thereof) shall be allocated to the Members at the end of such Fiscal Year (or part thereof) in the following order of priority: 
 5.2.1 First Tier Profits. First, to the Members in proportion to, and to the extent of, the negative balance, if any, standing in each such Member’s Capital Account at the end of such Fiscal Year (or part
thereof); and 
 5.2.2 Second Tier Profits. Thereafter, to the Members in such proportions and in such amounts, as would result, as
closely as possible, in the Capital Account balance of each Member at the end of such Fiscal Year (or part thereof) equaling, as nearly as possible, such Member’s share of the then Company Capital determined by calculating the amount each
Member would receive if an amount equal to the Company Capital were distributed to the Members in accordance with the provisions of Sections 7.1 or 7.2, as applicable. 
 If there are insufficient Net Profits to be allocated in a Fiscal Year (or part thereof) in order to cause the Capital Account balance of each Member to
equal such Member’s share of the 

  

 33 

 
then Company Capital under Section 5.2.2, then items of gross income and gross deduction for such Fiscal Year (or part thereof) shall be
allocated to the Members in order to cause the Capital Account balance of each Member at the end of such Fiscal Year (or part thereof) to equal such Member’s share of the then Company Capital determined by calculating the amount each Member
would receive if an amount equal to the Company Capital were distributed to the Members in accordance with the provisions of Sections 7.1 or 7.2, as applicable. 
 5.3 Special Allocations  
 Notwithstanding any other provisions of this Agreement, no Net Losses or item of expense, loss or deduction shall be allocated to any Member to the extent such an allocation would cause or increase a deficit balance standing in such
Member’s Adjusted Capital Account and any such Net Losses shall instead be allocated to the Members in proportion to their respective “interests” in the Company as determined in accordance with Treasury Regulation
Section 1.704-1(b). In addition, items of income and gain shall be specially allocated to the Members in accordance with and to the extent required by the qualified income offset provisions set forth in Treasury Regulation
Section 1.704-1(b)(2)(ii)(d). Notwithstanding any other provision in this Article 5, (a) any and all “Company nonrecourse deductions” (as defined in Treasury Regulation Section 1.704-2(b)(1)) of the Company for any Fiscal
Year or other period shall be allocated to the Members in proportion to their respective Percentage Interests; (b) any and all “partner nonrecourse deductions” (as such term is defined in Treasury Regulation
Section 1.704-2(i)(2)) attributable to any “partner nonrecourse debt” (as such term is defined in Treasury Section 1.704-2(b)(4)) shall be allocated to the Member that bears the “economic risk of loss” (as determined
under Treasury Regulation Section 1.752-2) for such “partner nonrecourse debt” in accordance with Treasury Regulation Section 1.704-2(i)(1); (c) each Member shall be specially allocated items of Company income and gain in
accordance with the Company minimum gain chargeback requirements set forth in Treasury Regulation Sections 1.704-2(f) and 1.704-2(g); and (iv) each Member with a share of the minimum gain attributable to any “partner nonrecourse debt”
shall be specially allocated items of Company income and gain in accordance with the partner minimum gain chargeback requirements of Treasury Regulation Sections 1.704-2(i)(4) and 1.704-2(i)(5). For purposes of determining the Member’s
respective shares of the Company’s “excess nonrecourse liabilities” pursuant to Code Section 752 and Treasury Regulation Section 1.752-3(a)(3), each Member’s Interest in Company profits shall be deemed to be equal to
such Member’s Percentage Interest. 
 5.4 Curative Allocations 
 The allocations set forth in Section 5.3 (“Regulatory Allocations”) are intended to comply with certain requirements of the
Treasury Regulations. It is the intent of the Members that, to the extent possible, all Regulatory Allocations shall be offset either with other Regulatory Allocations or with special allocations of other items of Company income, gain, loss or
deduction pursuant to this Section 5.4. Therefore, notwithstanding any other provision of this Article 5 (other than the Regulatory Allocations), the Manager is hereby authorized to make such offsetting special allocations of Company
income, gain, loss or deduction in whatever manner it determines appropriate so that, after such offsetting allocations are made, each Member’s Capital Account balance is, to the extent possible, equal to the Capital Account balance such Member
would have had if the Regulatory Allocations were not part of this Agreement, and all Company 

  

 34 

 
items were allocated pursuant to Sections 5.1 and 5.2. In exercising its discretion under this Section 5.4, the Manager shall take into
account future Regulatory Allocations under Section 5.3 which, although not yet made, are likely to offset other Regulatory Allocations previously made under the provisions of Section 5.3. 
 5.5 Differing Tax Basis; Tax Allocation 
 The Manager shall cause depreciation and/or cost recovery deductions and gain or loss with respect to each item of property treated as contributed to the capital of the Company to be allocated among the Members for federal income tax
purposes in accordance with the principles of Section 704(c) of the Code and the Treasury Regulations promulgated thereunder. The Manager shall not select any deprecation method with respect to any contributed property without the written
consent of the Investor Member. 
 5.6 Interpretation of Allocations 
 The Members intend (a) that the allocation provisions contained in this Article 5 and elsewhere in this Agreement be interpreted so that the final
Capital Account balances of the Members are equal to the distributions to be made pursuant to Section 7.1 or Section 7.2, as applicable, after reflecting any minimum gain and partner nonrecourse debt minimum gain, and
(b) that the allocation provisions contained in this Article 5 and elsewhere in this Agreement be applied and amended by the Tax Matters Partner, if and to the extent necessary to produce such result even if any such application or amendment
requires (i) first, special allocations of gross income and/or gross deductions for the current Fiscal Year (or if necessary, any other period), and (ii) second, if necessary, the amendment of prior tax returns for the Company. This
Section 5.6 shall control notwithstanding any reallocation of income, loss or items thereof by the Internal Revenue Service or any other taxing authority. 
  

	6.	PROPERTY MANAGEMENT AND LEASING SERVICES; ASSET MANAGEMENT SERVICES; ACQUISITION FEE; DISPOSITION FEE; AND ASSET MANAGEMENT FEE 

 6.1 Property Management. The Manager shall be entitled to retain, on behalf of the Property Owner the Property Managers for property management
services in accordance with, and subject to, property management agreements substantially in the form of the Property Management Agreement Form. The property management fees payable to the Property Managers with respect to the Properties shall not,
except as otherwise approved by the Members, exceed 3% of the current month “gross monthly rental collections” (as customarily defined) generated from the Properties and shall be payable monthly in arrears. Any management agreement entered
into by Manager on behalf of the Property Owner must grant the Property Owner the right to cancel the same upon (a) 30 days’ written notice for any reason or for no reason whatsoever, and (b) written notice for cause or following
removal of Manager Member as the Manager; provided, however, notwithstanding the foregoing, with respect to the property management agreements entered into by the Property Owner concurrently with the Closing with the Sellers and/or affiliates of the
Sellers (as, and to the extent, required by the terms of the Purchase Agreement), such property management agreements shall not be required to satisfy the foregoing requirements set forth in clauses (a) and (b) above to the extent
satisfaction of such requirements would be inconsistent with the obligations of the purchaser under the Purchase Agreement with respect to such property management agreement. 
  

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 6.2 Leasing Services. The Manager shall be entitled to retain, on behalf of the Property Owner,
the Leasing Agents for leasing services in accordance with, and subject to, a leasing services agreement substantially in the form of the Leasing Services Agreement Form. The leasing commissions payable to the Leasing Agents with respect to the
Properties shall not, except as otherwise approved by the Members, exceed the amounts set forth in Exhibit G attached hereto and made a part hereof. Any leasing services agreement entered into by Manager on behalf of the Property Owner must
grant the Property Owner the right to cancel the same upon (a) 30 days’ written notice for any reason or for no reason whatsoever, and (b) upon written notice for cause or following removal of Manager Member as the Manager.

 6.3 Asset Management Services. The Manager shall perform, subject to the requisite approval of the Members, certain asset
management services (“Asset Management Services”) for the benefit of the Company and the Property Owner, which shall consist of the duties set forth below in this Section 6.3 and as provided elsewhere in this Agreement.
At any time that Investor Member is the Manager, Investor Member shall not be obligated to perform the services described in this Section but shall contract with a third party for such services. The Manager shall perform the following: 

6.3.1 Supervise the operation of the Properties and use commercially reasonable efforts to meet the Approved Annual Budget of the Company and, unless
otherwise expressly approved by the Members, take all commercially reasonable actions as the Manager that may be required from time to time in accordance with the terms of this Agreement to cause the Borrower’s to comply with all of the terms
and conditions set forth in the Loan Documents. 
 6.3.2 Retain the Property Managers and Leasing Agents subject to Investor Member’s
approval of the same and supervise the performance of such Parties. 
 6.3.3 Maintain the books and records of the Company and the Subtier
Entities and prepare and distribute to the Members the financial statements provided for in Section 4.4 hereof. 
 6.3.4 Hire and
retain at the expense of the Manager and as employees of the Manager, and not as employees of the Company, any Subtier Entity or any Property, such personnel, if any, as may be required to properly perform the Manager’s functions hereunder at
Manager’s own cost and expense. The compensation, retention and performance of employees hired by the Manager at its own expense shall be controlled exclusively by the Manager, and the Manager shall be responsible for complying with all laws
and regulations affecting such employment, including the provision of any benefits or compensation required by statute or contract. Subject to the approval of the Members, the foregoing shall not limit Manager’s right to retain architects,
engineers, lawyers, brokers, property managers, accountants and other third parties to provide consulting and professional services to the Company at the Company’s expense. 
 6.4 Acquisition Fee; Disposition Fee and Asset Management Fees. Manager shall be entitled to the following fees and compensation: 
 6.4.1 Acquisition Fee. Concurrently with the Closing, the Company shall pay Manager an acquisition fee (the “Acquisition Fee”) in
an amount equal to .75% of the purchase price of the Properties under the Purchase Agreement. 
  

 36 

 6.4.2 Disposition Fee. Upon the consummation of a sale or other disposition of any Property (but
excluding any sale or disposition of any Property arising from the “Buy/Sale” provisions of Section 8.4 herein), Manager shall receive a disposition fee (the “Disposition Fee”) equal to .5% of the net sales
price of such Property to the extent Investor Member has earned (after taking into account payment of such Disposition Fee for such Property and after taking into account any Additional Asset Management Fee payable in connection with such sale or
other disposition, but only to the extent such Additional Asset Management Fee is attributable to the Gross Monthly Rental Collections from such Property) an IRR of no less than ten percent (10%) on such Property based upon the Allocated
Purchase Price of such Property. 
 6.4.3 Asset Management Fees. 
 (a) Base Asset Management Fee. No later than the tenth (10th) day of each calendar month the Company shall pay Manager an asset management fee
(the “Base Asset Management Fee”) equal to .25% (which percentage shall increase to 1% commencing on August 1, 2009, and continuing thereafter) of the prior month’s gross monthly rental collections generated from all
Properties, including, but not limited to, rents of all types and all other charges, payments and reimbursements due from any tenants, licensees, concessionaires or other occupants or users of any space in the Properties, but expressly excluding
(a) fire loss or other insurance proceeds, capital improvements, remodeling and tenant change costs (including any overhead factor payable by tenants), (b) security deposits, except for the portion applied to past due rent,
(c) prepaid rents except for the portion applied to the then current month, (d) sums collected or paid for sales, excise or use taxes, (e) revenues from parking, or (f) any amount paid for, or in connection with, the termination
of leases or other agreements with tenants, except for terminations which the Company has requested Manager to negotiate (with such gross monthly collections, excluding the amounts referenced in clauses (a), (b), (c), (d), (e) and
(f) above being hereinafter referred to as “Gross Monthly Rental Collections”). 
 (b) Additional Asset Management
Fee. No later than the tenth (10th) day of each calendar month commencing in September, 2007, and continuing through August, 2009, the Company shall, to the extent that Investor Member has earned a Monthly Net Yield for the prior calendar
month equal to at least the Monthly Net Yield Threshold, the Manager shall be entitled to receive an additional asset management fee (the “Additional Asset Management Fee”) not to exceed .75% of the Gross Monthly Rental Collections
for the prior calendar month to the extent, and only to the extent, there is Excess Distributable Cash available from the prior calendar month to pay such Additional Asset Management Fee. No Additional Asset Management Fee shall be payable for the
period following July 31, 2009. 
 In addition to the foregoing, if, at the time of the sale, refinancing or other disposition of any
Property, the Base Asset Management Fees and the Additional Asset Management Fees then received by Manager aggregate less than 1% of the Gross Monthly 

  

 37 

 
Rental Collections for all previous calendar months (and to the extent that Manager has not lost the right to receive the Base Asset Management Fee for any
of such previous calendar months pursuant to Section 9.2.2(b) below) (which shortfall is hereinafter referred to as the “Asset Management Fee Shortfall”), then, in connection with the sale, refinancing or other
disposition of such Property, and provided that there is a “Net Gain on Sale or Refinancing” from such Property, Manager shall be entitled to receive from the net sales proceeds or net refinancing proceeds generated from the sale,
refinancing or other disposition of such Property (but only to the extent of the Net Gain on Sale or Refinancing) an amount equal to the Asset Management Fee Shortfall. 
 For purposes hereof, (a) “Excess Distributable Cash” shall mean, in any calendar month, the amount, if any, by which Distributable Cash from the prior calendar month exceeds the amount of
Distributable Cash needed from the prior month to enable Investor Member to earn a Monthly Net Yield for the prior calendar month equal to at least the Monthly Net Yield Threshold, (b) “Monthly Net Yield” shall mean, for any
calendar month, a percentage calculated by determining the quotient of a fraction where (a) the numerator is equal to that portion of the Net Operating Income for the Properties allocated to Investor Member for such calendar month, plus any
interest income earned on the REIT Distribution Account for such calendar month that is allocated to Investor Member, less the Base Asset Management Fee payable for such calendar month that is allocated to Investor Member, less all portfolio
expenses (expressly excluding any REIT Expenses) incurred by Investor Member (including, without limitation, supplemental insurance costs, accounting costs, marketing costs, and legal fees relating specifically to this Agreement or to the investment
by Investor Member in the Company) during such calendar month, less all debt service on the Loans allocated to Investor Member for such calendar month, and (b) the denominator is equal to the Initial Contributions (which, for purposes of
calculating Monthly Net Yield, shall be deemed to include the total amount of the deferred loan origination fee in the amount of $1,127,500.00 payable under the Initial Loans regardless when payable) and Additional Contributions made by Investor
Member as of such calendar month, less any Cash from Sale or Refinancing distributed to Investor Member to the extent treated as a return of capital to Investor Member, (c) “Monthly Net Yield Threshold” shall mean the product
of 1/12, multiplied by 7.48%, and (d) “Net Gain on Sale or Refinancing” shall mean, (i) with respect to the sale or other disposition of a Property, the gross sales price for such Property, minus all ordinary and customary
costs incurred in connection with the sale or disposition of such Property, minus all amounts applied in repayment of any Loans in connection with the sale or disposition of such Property, minus the Invested Capital for such Property, and
(ii) with respect to the refinancing of any Property, the gross loan proceeds funded from such refinancing, minus all ordinary and customary costs incurred in connection with such refinancing, minus all amounts applied in repayment of any Loans
from such refinancing. 
  

	7.	DISTRIBUTIONS OF CASH FROM OPERATIONS AND CASH FROM SALE OR REFINANCING 

 7.1 Distribution of Distributable Cash 
 Except as provided in Section 7.2 or as otherwise
approved by the Members, Manager shall cause the Company to distribute or pay to the Members on a monthly basis the Distributable Cash in the following priority: 
 7.1.1 First, to Investor Member, an amount equal to that required to enable KBS to make any Permitted REIT Distributions; 
  

 38 

 7.1.2 Next, to Manager Member, until Manager Member has received distributions under this
Section 7.1.2 in an amount sufficient to cause the following ratio to equal 20%; a ratio determined by taking (a) all amounts distributed to Manager Member under this Section 7.1.2 and Section 7.2.2 hereof,
and dividing such amounts by (b) all amounts distributed to Investor Member under Sections 7.1.1 and 7.2.1 hereof, plus all amounts distributed to Manager Member under this Section 7.1.2 and under Section 7.2.2
hereof; 
 7.1.3 Next, to pay, pro rata, all accrued and unpaid interest owing on all outstanding Default Capital Contribution Loans;

 7.1.4 Next, to pay, pro rata, all principal owing on all outstanding Default Capital Contribution Loans; 
 7.1.5 Next, to the Members, pro rata, in accordance with the then Adjusted Capital Contribution of each Member, until the amount distributed to each
Member pursuant to this Section 7.1.5 equals the then Adjusted Capital Contribution of such Member; 
 7.1.6 Next, to the
Members, in proportion to the respective Percentage Interest of each Member until each Member has received an IRR of eight percent (8%); 
 7.1.7 Next, twenty percent (20%) to the Manager Member, and eighty percent (80%) to the Members (including the Manager Member), in proportion to the respective Percentage Interest of each Member, until the Investor Member has
received an IRR of ten percent (10%); and 
 7.1.8 Thereafter, thirty percent (30%) to the Manager Member, and seventy percent
(70%) to the Members (including the Manager Member), in proportion to the respective Percentage Interest of each Member.  
 7.2
Distribution of Distributable Cash Upon an Event of Default or Replacement of Manager Member as the Manager 
 Anything in
Section 7.1 to the contrary notwithstanding, in the event that a notice pursuant to Section 9.2.2(e) is delivered to the Manager Member, Manager Member is removed by Investor Member as the Manager under this Agreement,
or Manager Member resigns as the Manager, the Manager shall cause the Company from and after the date of the delivery of such notice or the date Manager Member is removed as the Manager, or the date Manager Member resigns as the Manager, to
distribute or pay to the Members on a monthly basis the Distributable Cash in the following priority: 
 7.2.1 First, to Investor Member, an
amount equal to that required to enable KBS to make any Permitted REIT Distributions; 
 7.2.2 Next, to Manager Member, until Manager Member
has received distributions under this Section 7.2.2 in an amount sufficient to cause the following ratio to equal 

  

 39 

 
20%; a ratio determined by taking (a) all amounts distributed to Manager Member under this Section 7.2.2 and under Section 7.1.2
hereof, and dividing such amounts by (b) all amounts distributed to Investor Member under Sections 7.2.1 and Section 7.l.1 hereof, plus all amounts distributed to Manager Member under this Section 7.2.2 and under
Section 7.1.2 hereof. 
 7.2.3 Next, to pay, pro rata, all accrued and unpaid interest owing on all outstanding Default Capital
Contribution Loans; 
 7.2.4 Next, to pay, pro rata, all principal owing on all outstanding Default Capital Contribution Loans; 

7.2.5 Next, to the Members, pro rata, in accordance with the then Adjusted Capital Contribution of each Member, until the amount distributed to each
Member pursuant to this Section 7.2.5 equals the then Adjusted Capital Contribution of such Member; and 
 7.2.6 Thereafter,
between the Manager Member and the Investor Member in accordance with their then respective Percentage Interests. 
 7.3 Withholding

 Should any Member be subject to withholding pursuant to the Code, or any other provision of federal, state or local law, the Company shall
withhold all amounts otherwise distributable to such Member as shall be required by law, and any amounts so withheld shall be deemed to have been distributed to such Member under this Agreement. If any sums are withheld pursuant to this provision,
the Company shall remit the sums so withheld to and file the required forms with the Internal Revenue Service or other applicable government agency and, in the event of any claimed over-withholding, each Member shall be limited to an action against
the Internal Revenue Service or other applicable government agency for refund and hereby waives any claim or right of action against the Company or the Manager on account of such withholding. Furthermore, if the amounts required to be withheld
exceed the amounts which would otherwise have been distributed to such Member, such Member shall contribute any deficiency to the Company within ten (10) days of notice from the Manager. If such deficiency is not contributed within such time,
any non-contributed amounts shall be considered a demand loan from the Company to such Member, with interest equal to the lesser of (a) the rate of interest publicly announced from time to time by Bank of America NT&SA at its main branch in
San Francisco California, as its “Reference Rate” plus five percent (5%) per annum, or (b) the maximum rate of interest then permitted by applicable law, which interest shall be treated as an item of Company income, until
discharged by such Member by repayment. Such demand loan shall be repaid, without prejudice to other remedies at law or in equity that the Company may have, out of distributions to which the debtor Member would otherwise be subsequently entitled
under this Agreement. 
  

 40 

	8.	CHANGES IN MEMBERS 

 8.1 Involuntary Transfer of
Interests: Dissolution, Withdrawal, or Bankruptcy of Member 
 The withdrawal, termination, Bankruptcy or dissolution of a Member, or the
occurrence of any other event (other than an assignment of a Member’s Interest in the Company, which shall be subject to Sections 8.2, 8.7 and 8.8) which terminates the continued membership of a Member in the Company
(a “Dissolution Event”) shall dissolve the Company unless the remaining Member approves the continuation of the business of the Company (“Continuation Approval”). If such Continuation Approval is given, then the
Member whose actions or conduct results in the Dissolution Event (“Former Member”) shall cease to be a Member with an Interest in the Company as of the Dissolution Event, and such Former Member or such Former Member’s
successor-in-interest shall have only its Economic Interest in the Company; provided that in the event that, excluding the Former Member, as of the Dissolution Event there shall be only one remaining Member, and either (a) more than one Member
is required to permit the Continuation of the Company pursuant to applicable law, or (b) the remaining Member otherwise provides in its Continuation Approval that an Additional Member should be admitted to the Company, then the Continuation
Approval shall only be effective following the admission of an additional Member to the Company pursuant to the provisions of this Agreement, which admission shall be deemed to be effective as of the Dissolution Event. A Former Member shall have no
right to demand the return of its Capital Contributions or the balance of its Capital Account and shall have only such rights to distributions from the Company as are otherwise provided to a holder of an Economic Interest under this Agreement.

 8.2 Transfer and Assignment of Member’s Interest 
 8.2.1 Transfer. 
 (a) The term “Transfer” when used in this Agreement
with respect to an Interest shall be deemed to refer to a transaction by which a Member purports to assign all or any part of its Interest to another Person, and includes a sale, assignment, gift, pledge, encumbrance, hypothecation, mortgage,
exchange or any other disposition, voluntary or involuntary, by operation of law or otherwise. 
 (b) Notwithstanding anything
stated to the contrary in this Agreement, no Member’s Interest shall be transferred, in whole or in part (including any interest therein), except in accordance with the terms and conditions set forth in this Section 8. Any transfer
or purported transfer of an Interest not made in accordance with this Section 8 shall be null and void ab initio, and the Company shall have no duty or obligation to recognize the transferee as a member or holder of any interest
whatsoever in the Company, and the transferee shall have no rights, interests or claims in or against the Company or any Member. 
 8.2.2
Transfer between Members. Notwithstanding anything stated to the contrary in this Agreement, either Member may sell, assign or otherwise transfer all or any part of its Interest to the other Member on such terms as are agreed to by
both Members. 
  

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 8.2.3 Transfer of Investor Member’s Membership Interest. Investor Member shall, subject to
compliance with all of the other provisions set forth in this Section 8, have the right to transfer all of its Interest (a) to an Affiliate (including a REIT Subsidiary) without Manager Member’s approval, and (b) to
another Person that is not an Affiliate or a REIT Subsidiary with Manager Member’s approval, which approval may be withheld in Manager Member’s sole and absolute discretion. Manager Member’s failure to respond to Investor
Member’s request for the approval of a Transfer within five (5) business days following delivery of Investor Member’s written request for such consent shall be deemed to constitute Manager Member’s consent. 
 8.2.4 Transfer of Manager Member’s Interest. Manager Member shall, subject to compliance with all of the other provisions set forth in this
Section 8, have the right to transfer all of its Interest (a) to an Affiliate without Investor Member’s approval, and (b) to another Person that is not an Affiliate with Investor Member’s approval, which approval may
be withheld in Investor Member’s sole and absolute discretion. Investor Member’s failure to respond to Manager Member’s request for the approval of a Transfer within five (5) business days following delivery of Manager
Member’s written request for such consent shall be deemed to constitute Investor Member’s consent. Notwithstanding the foregoing, at all times during the term of this Agreement, (a) Hackman Capital and/or Calare Properties, Inc. or
their respective Affiliates or constituent members, partners or shareholders (hereinafter referred to as an “Alternative Entity”) shall continue to control (directly or indirectly) Manager Member, (b) Hackman Capital and/or Calare
Properties, Inc., or an Alternative Entity shall continue to hold at least a 25% interest (directly or indirectly) in Manager Member, (c) Michael Hackman shall continue to control Hackman Capital and shall continue to hold at least a 51%
interest in Hackman Capital, and (d) William Manley shall continue to control Calare Properties, Inc. and shall continue to hold at least a 51% interest in Calare Properties, Inc., and (e) Michael Hackman and/or William Manley shall
control any Alternative Entity and shall hold at least a 25% interest (direct or indirect) in any Alternative Entity. 
 8.2.5 Additional
Limitations on a Member’s Rights to Transfer. 
 (a) If a Member is subject to Incapacity, the executor, administrator, trustee,
committee, guardian, conservator or receiver of such Member’s estate shall have all of the rights of such Member, but not more rights than those enjoyed by other Members, for the purpose of settling or managing the estate and such power as the
Incapacitated Member possessed to transfer all or any part of the Incapacitated Member’s interest in the Company. The Incapacity of a Member, in and of itself, shall not dissolve or terminate the Company. 
 (b) Notwithstanding anything stated to the contrary in this Agreement, either Member may prohibit any Transfer by the other Member of its Interest if,
in the opinion of legal counsel to the Company or legal counsel to such Member, such transfer would require filing of a registration statement under the Securities Act of 1933, as amended, or would otherwise violate any federal or state securities
laws or regulations applicable to the Company or the Interest. 
 (c) Notwithstanding anything stated to the contrary in this Agreement, no
transfer by a Member of its Interest may be made to any Person if: (i) in the opinion of legal counsel for the Company or legal counsel for the other Member, it would result in the Company 

  

 42 

 
being treated as an association taxable as a corporation; (ii) such transfer is effectuated through an “established securities market” or a
“secondary market (or the substantial equivalent thereof)” within the meaning of Section 7704 of the Code; (iii) such transfer would cause the Company to become, with respect to any employee benefit plan subject to Title I of
ERISA, a “party-in-interest” (as defined in Section 3(14) of ERISA) or a “disqualified person” (as defined in Section 4975(c) of the Code); (iv) such transfer would, in the opinion of legal counsel for the Company
or the other Member, cause any portion of the Properties to constitute assets of any employee benefit plan pursuant to Department of Labor Regulations Section 2510.2-101; (v) such transfer would subject the Company to regulation under the
Investment Company Act of 1940, the Investment Advisors Act of 1940 or the Employee Retirement Income Security Act of 1974, each as amended; or (vi) such transfer would cause a termination of the Company under Section 708(b)(1)(B) of the
Code; provided, Investor Member, in its sole discretion, may waive compliance with such Section 708(b)(1)(B) of the Code. 
 (d)
Notwithstanding anything stated to the contrary in this Agreement, no Member shall be entitled to make a Transfer if it (i) is in default under this Agreement, unless the other Members approves such Transfer in its sole and absolute discretion,
or (ii) such transfer would trigger a default under any of the Loan Documents or otherwise violate any of the covenants or conditions set forth in any of the Loan Documents. 
 8.3 Right of First Offer 
 8.3.1
Notwithstanding anything to the contrary contained in this Agreement, no Member may Transfer all or any part of its Interest in the Company to any Person (other than as permitted in Section 8.2.3(a) or Section 8.2.4) unless
(a) such Transfer is for cash consideration to a bona fide third-party purchaser, (b) such selling Member does not violate the prohibitions set forth in Section 8.2 or this Section 8.3 and (c) such selling
Member (“Selling Member”) has first made a Right of First Offer to the other Member (“Buying Member”) and such Selling Member has not received a written acceptance for all of the Offered Interest before the
expiration of the Right of First Offer Period. 
 8.3.2 If a member wishes to Transfer its Interest in the Company (other than the Persons
described in Sections 8.2.3(a) and 8.2.4(a)) (a “Selling Member Assignee”), such Selling Member shall give written notice of such intent to the Buying Member indicating the terms and conditions of the proposal,
including the purchase price and the proposed closing date (which shall be no later sixty (60) days following the expiration of the Right of First Offer Period) (the “Offer Closing Date”), which written notice shall be
accompanied by a copy of the proposed contract of sale (the “Right of First Offer Purchase Agreement”) and all related agreements for the Transfer of the Interest, and the Selling Member shall offer to sell such Interest (the
“Offered Interest”) to the Buying Member (and its designees) in accordance with the provisions hereof (the “Right of First Offer”). The Right of First Offer Purchase Agreement shall provide that the Selling Member
shall make customary representations, warranties and covenants, including that the Offered Interest shall be sold free and clear of any liens, encumbrances, pledges, security interests, restrictions and contractual claims of every kind and nature
whatsoever. 
 8.3.3 The Buying Member shall have the right to purchase the Offered Interest at the price set forth in the Right of First
Offer and on the terms set forth in the Right of First 

  

 43 

 
Offer Purchase Agreement, by giving written notice of acceptance to the Selling Member within fifteen (15) days after receipt of the Right of First
Offer (such fifteen (15) day period shall hereinafter be referred to as the “Right of First Offer Period”), which acceptance by Buying Member shall be accompanied by a non-refundable cash deposit equal to five percent
(5%) of the purchase price set forth in the Right of First Offer and a signed copy of the Right of First Offer Purchase Agreement. If accepted by the Buying Member, Selling Member shall execute the Right of First Offer Purchase Agreement within
one (1) business day following receipt of Buying Member’s signed Right of First Offer Purchase Agreement and Selling Member shall be obligated to consummate the purchase of the Offered Interest in accordance with the terms of the Right of
First Offer Purchase Agreement. Notwithstanding anything to the contrary set forth above in this Section 8.3, the Right of First Offer Purchase Agreement shall contain a provision that allows the buyer thereunder to extend the Offer
Closing Date for up to thirty (30) days on ten (10) business days written notice prior to the scheduled Offer Closing Date and upon payment of an additional cash deposit in the amount of five percent (5%) of the purchase price.

 8.3.4 Should the Buying Member refuse or fail to accept the Right of First Offer, the Selling Member shall be free, subject to Selling
Member’s compliance with all provisions set forth in this Section 8 relating to Transfers (including, without limitation, the provisions of Sections 8.2.3 and 8.2.4 hereof), to sell all, but not less than all, of its Offered
Interest to a Selling Member Assignee substantially upon the terms and conditions stated in the Right of First Offer Purchase Agreement for a period of 180 days following the expiration of the Right of First Offer Period. In no event shall the
Selling Member transfer such Offered Interest to a Selling Member Assignee for a price less than 95% of the purchase price set forth in the Right of First Offer, or on terms materially more favorable to the Selling Member Assignee than the terms
stated in the Right of First Offer and the Right of First Offer Purchase Agreement, without first offering the Buying Member the option to purchase such Offered Interest in the manner set forth above, at the same price and terms agreed upon between
the Selling Member and the proposed Selling Member Assignee. 
 8.3.5 Should the Buying Member execute the Right of First Offer Purchase
Agreement and thereafter breach its obligations thereunder to purchase the Selling Member’s Offered Interest, Selling Member shall be entitled to retain the non-refundable cash deposit as liquidated damages and, notwithstanding anything stated
to the contrary in this Agreement, during the one hundred and eighty (180) day period following the Offer Closing Date, Selling Member shall be free to Transfer the Offered Interest to a Selling Member Assignee on such terms as Selling Member
may elect (without the approval of the Buying Member and without reference to the terms of the Right of First Offer) provided that such Transfer shall be subject to the provisions of Sections 8.2.5, 8.7 and 8.8. 
 8.4 Buy/Sell 
 The rights under this
Section 8.4 may be exercised under the following circumstances, but only so long as the same shall not trigger a default under any of the Loan Documents or otherwise violate any of the covenants and/or agreements set forth in any of the
Loan Documents: (i) upon the occurrence of an Impasse with respect to a Special Major Decision, either Member shall have the right to offer the other Member a Buy/Sell Notice and to acquire its Interest if the Impasse is a Portfolio Impasse, or
to acquire the Impasse Properties if the Impasse 

  

 44 

 
is a Property Impasse, or (ii) upon the occurrence of an Event of Default, the non-defaulting Member may become the Initiating Member under
Section 8.4 hereof under a Portfolio Impasse, as follows: 
 8.4.1 Buy/Sell Notice. A Member (the “Initiating
Member”) wishing to initiate the buy/sell offer shall send a written notice (the “Buy/Sell Notice”) to the other Member (the “Recipient Member”), which shall state (i) (a) if the Buy/Sell Notice
is with respect to a Portfolio Impasse, a price for the Company (the “Company Value”) upon which the purchase of the Recipient Member’s Interest or sale of the Initiating Member’s Interest shall be based and (b) if
the Buy/Sell Notice is with respect to a Property Impasse, the cash sales price (the “Sales Price”) for the Properties that are subject to the Property Impasse (the “Buy/Sell Properties”), and (ii) that the
Initiating Member offers, in the alternative (which determination is to be made by Recipient Member), either (a) with respect to a Buy/Sell Notice triggered by a Portfolio Impasse, to purchase the entire Interest owned by the Recipient Member
for the amount that the Recipient Member would receive upon liquidation of the Company for the Company Value or to sell the Initiating Member’s Interest to the Recipient Member for the amount that the Initiating Member would receive upon
liquidation of the Company for the Company Value, or (b) with respect to a Buy/Sell Notice triggered by a Property Impasse, purchase the Buy/Sell Properties for an amount equal to the Sales Price or to permit the Recipient Member to acquire the
Buy/Sell Properties for an amount equal to the Sale Price, which Buy/Sell Notice shall be accompanied by a copy of the contract of sale (the “Buy/Sell Purchase Agreement”) that would be used in connection with the transfer of an
Interest or the Buy/Sell Properties, as applicable, under this Section 8.4. 
 8.4.2 Election Notice. Within five
(5) business days (fifteen (15) business days if the Buy/Sell Notice is given with respect to a Portfolio Impasse after the Recipient Member has received a Buy/Sell Notice, the Recipient Member shall send a written notice of its election
(the “Election Notice”) either to (a) accept the Initiating Member’s offer to purchase such Recipient Member’s Interest, or to accept the Initiating Member’s offer to sell its Interest, at the price determined
under Section 8.4.1 (the “Buy/Sell Interest Purchase Price”) and in accordance with the terms of the Buy/Sell Purchase Agreement or, (b) accept the Initiating Member’s offer to purchase the Buy/Sell Properties,
or to itself purchase the Buy/Sell Properties at the Sales Price (the “Buy/Sell Property Purchase Price”) (with the purchase price payable by the buyer Member under clause (a) or clause (b) above, as applicable, being
hereinafter referred to as the “Buy/Sell Purchase Price”). A failure by the Recipient Member to timely send such Election Notice shall be deemed an election by such Recipient Member to accept the offer of the Initiating Member to
purchase the Recipient Member’s Interest or to purchase the Buy/Sell Properties, as applicable. The execution and delivery of the Buy/Sell Purchase Agreement by the buying Member shall be accompanied by a non-refundable cash deposit equal to 5%
of the Buy/Sell Purchase Price to be paid by the buying Member. 
 8.4.3 Payment. The Buy/Sell Purchase Price shall be paid by the
buying Member no later than the date set forth in the Buy/Sell Purchase Agreement (which shall be no earlier than forty-five (45) days and no later than sixty (60) days after the expiration of the five (5) business day period or
fifteen (15) business day period, as applicable, during which the Election Notice was to be given, if the Election Notice is not given, provided that the buying Member may accelerate such closing under the Buy/Sell Purchase Agreement upon not
less than 

  

 45 

 
ten (10) business days prior written notice to the selling Member) (the “Closing Date”) in immediately available funds, at which time
(a) if the Buy/Sell Notice was delivered with respect to a Portfolio Impasse, the selling Member shall assign its entire Interest in the Company to the buying Member or its designee (and withdraw as the Manager if such selling Member is the
Manager), free and clear of all liens, encumbrances and similar claims, in accordance with the terms and conditions of the Buy/Sell Purchase Agreement, and (b) if the Buyer/Sell Notice was delivered with respect to a Property Impasse, the
buying Member shall purchase the Buy/Sell Properties from the Company in accordance with the terms and conditions of the Buy/Sell Purchase Agreement. The Buy/Sell Purchase Agreement shall contain a provision that allows the buyer thereunder to
extend the Closing Date for up to thirty (30) days on ten (10) business days written notice prior to the scheduled Closing Date and upon payment of an additional cash deposit in the amount of five percent (5%) of the Buy/Sell Purchase
Price. 
 8.4.4 Default Option. If, after the delivery of a Buy/Sell Notice by a Member, the buying Member (referred to herein as a
“Defaulting Member”) shall fail to make payment of the Buy/Sell Purchase Price when and as required, the other Member (the “Non-Defaulting Member”) shall (a) if the Buy/Sell Notice relates to a Portfolio
Impasse, have the right, at its option, to purchase all of the Interest of the Defaulting Member for ninety-five percent (95%) of the Buy/Sell Purchase Price that would have been payable by the non-Defaulting Member if it had been the buying
Member (it being understood that said amount to be paid by the non-Defaulting Member shall be equal to 95% of the amount the Defaulting Member would receive upon liquidation of the Company for the Company Value (as reflected in the Buy/Sell Notice
that triggered such buy/sell)) and the Non-Defaulting Member shall be entitled to retain the non-refundable cash deposit, and (b) if the Buy/Sell Notice relates to a Property Impasse, have the right, at its option, to purchase the Buy/Sell
Properties for 95 % of the Buy/Sale Property Purchase Price and the Non-Defaulting Member shall be entitled to retain the non-refundable cash deposit. Such option shall be exercised by sending written notice thereof to the Defaulting Member
within ten (10) days after the date specified for payment of the applicable Buy/Sell Purchase Price, which notice shall specify a closing date not later than sixty (60) days following the date such notice is given. If the Non-Defaulting
Member elects not to exercise such option, the Non-Defaulting Member shall be entitled to all of its rights and remedies available at law or in equity as a result of the Defaulting Member’s default and shall also be entitled to reimbursement of
its costs and expenses, including, without limitation, all appraisal, legal and accounting fees, incurred in connection with such Buy/Sell Notice. 
 8.4.5 Continuation of Agreement. This Agreement shall continue in full force and effect as to the remaining Members upon the consummation of a sale of Interests pursuant to this Section 8.4. 
 8.4.6 Eligibility. Notwithstanding anything stated to the contrary in this Agreement, no Member who is in default of any of its obligations under
this Agreement shall be entitled to initiate the Buy/Sell Offer provided in this Section 8.4, but any Member shall have the right to respond to a Buy/Sell Notice as provided herein. 
 8.4.7 Release of Selling Member Indemnity and/or Guaranty. In connection with the closing under any Buy/Sell Purchase Agreement, and as to any
guaranty or indemnity (collectively referred to as the “Suretyship Parties Guaranties”) executed by the selling 

  

 46 

 
Member or any of its Affiliates (collectively referred to as the “Suretyship Parties”) under any Loan, one of the following conditions shall
have been satisfied (a) the Suretyship Parties shall be released from their obligations under the Suretyship Parties Guaranties as to matters occurring after the closing under the Buy/Sell Purchase Agreement, or (b) the buying Member shall
execute and deliver to the Suretyship Parties an indemnity pursuant to the terms of which the buying Member shall indemnify, defend, protect and hold the Suretyship Parties harmless from and against any and all losses , liabilities, damages,
demands, claims, actions, judgments, causes of action and costs and expenses incurred by Suretyship Parties to the extent arising out of or in connection with Suretyship Parties’ obligations under the Suretyship Parties Guaranties (the
“Suretyship Parties Indemnified Losses”); provided, however, notwithstanding the foregoing, the indemnity provided by the buying Member under this Section 8.4.7 shall not apply to, and shall expressly exclude, any
Suretyship Parties Indemnified Losses arising from the acts or omissions of any of the Suretyship Parties. 
 8.5 Investor Member’s
Right to Cause the Sale of the Properties; Manager Member’s Right of First Offer 
 8.5.1 Investor Member’s Right to Cause
the Sale of the Properties. After the eighty-fourth (84th) month following the Closing Date (but not before) or if Manager Member resigns as the Manager pursuant to the provision of Section 3.1.2 hereof, Investor Member shall
have the continuing right (exercisable by written notice (a “Sale Request Notice”) delivered to Manager Member from time to time) to solicit offers from third parties to sell one or more of the Properties (the “Subject
Properties”) on behalf of the Property Owner to an independent third party purchaser for a cash sales price equal to the cash sales price (the “Sales Price”) reflected in the Sale Request Notice. Subject to the provisions
set forth below in this Section 8.5.1, upon the delivery of a Sale Request Notice (which, to be effective, must contain a Sales Price), and following the expiration of the Consideration Period and the failure of Manager Member to deliver
to Investor Member a Counter Notice (as defined below) during the Consideration Period, Investor Member shall have the right to retain brokers on behalf of the Property Owner and to advertise the Subject Properties for sale. Investor Member shall
keep Manager Member informed of the progress of the sale of the Subject Properties. Manager Member shall cooperate with Investor Member in connection with the sale of the Subject Properties and shall execute such documents (in its capacity as a
Member in the Company and/or as the Manager, as applicable) as may be reasonably required to effectuate the sale of the Subject Properties. Manager Member hereby irrevocably constitutes and appoints Investor Member as its agent and attorney-in-fact,
coupled with an interest, for the purpose of executing and delivering any documents required to be executed and delivered by Manager Member (in its capacity as a member in the Company and, so long as it is the Manager, as the Manager of the Company)
pursuant to this Section 8.5.1 in the event Manager Member fails or refuses to execute the same upon the request of Investor Member. Subject to the provisions of Section 8.5.2 below, Investor Member shall be entitled to sell
the Subject Properties for a sales price (a) equal to no less than 95% of the Sales Price without obtaining Manager Member’s approval or consent, and (b) that is less than 95% of the Sales Price without obtaining Manager Member’s
approval or consent provided that, in connection with the sale of the Subject Properties, Manager Member receives no less than it would have received under this Agreement upon liquidation of the Company had the Subject Properties been sold for 95%
of the Sales Price. 
  

 47 

 8.5.2 Manager Member’s Right of First Offer. Notwithstanding anything stated to the contrary
in Section 8.5.1 hereof, following the delivery of a Sale Request Notice by Investor Member to Manager Member, Manager Member may, during the ninety (90) day period (the “Consideration Period”) following Manager
Member’s receipt of a Sale Request Notice, notify Investor Member in writing (the “Counter Notice”) that, in lieu of the Subject Properties being sold to a third party, Manager Member has elected to (a) if the Sales
Request Notice is for all the Properties, purchase the entire Interest owned by Investor Member for the amount that Investor Member would receive upon liquidation of the Company (and the Subtier Entities) assuming that the Properties were sold for a
purchase price equal to the Sales Price (and taking into consideration all prorations and adjustments that would be applicable to an outright sale of the Properties), or (b) if the Sales Request Notice is for less than all the Properties,
purchase the Subject Properties for the Sales Price set forth in the Sale Request Notice (with the purchase price payable by Manager Member under clause (a) or clause (b) above, as applicable, being hereinafter referred to as the
“Member Interest Purchase Price”), which Counter Notice must, to be effective, be accompanied by (a) a non refundable (but applicable to the Member Interest Purchase Price) cash deposit (the “Member Deposit”)
made to Investor Member equal to five percent (5%) of the Sales Price, and (b) a sales agreement (“Member Purchase Agreement”) to be executed by Investor Member and Manager Member if the Sales Request Notice is for all the
Properties, and by the Company and Manager Member if the Sales Request Notice is for less than all the Properties, containing such terms to which such parties may agree that are consistent with the provisions of this Section 8.5.2 and
that provide for the transfer of Investor Member’s Interest in the Company to Manager Member or the transfer of the Subject Properties to Manager Member, as applicable, within ninety (90) days following the delivery of the Counter Notice
to Investor Member free and clear of all liens, encumbrances and similar claims. Manager Member and Investor Member (or the Company and Manager Member, as applicable) shall execute the Member Purchase Agreement within ten (10) business days
after Manager Member’s delivery of the Counter Notice. Notwithstanding anything stated to the contrary herein, any Counter Notice delivered by Manager Member hereunder shall be considered void and ineffective if the Member Purchase Agreement is
not executed by the appropriate parties within ten (10) business days following Manager Member’s delivery of a Counter Notice. If, after the delivery of a Counter Notice, Manager Member shall fail to make payment of the Member Interest
Purchase Price when and as provided in the Member Purchase Agreement or otherwise default on its obligations under the Member Purchase Agreement, Investor Member shall have the right to terminate the Member Purchase Agreement and retain the Member
Deposit as liquidated damages, and the Member Purchase Agreement shall so provide. Following any such termination of the Member Purchase Agreement, Manager Member shall no longer have any rights under the Counter Notice and Investor Member shall
have the right to cause the Company to sell the Subject Properties to a bona-fide third party purchaser on such terms (including the sales price) as Investor Member may elect (in its sole and absolute discretion) without Manager Member’s
consent or approval; the Manager Member shall cooperate with Investor Manager in connection with the sale of the Subject Properties as provided in the fourth and fifth sentences appearing in Section 8.5.1. 
 8.6 Removal of Manager Arising From Transfer and Assignment of Manager Member’s Interest 
 Notwithstanding anything stated to the contrary in this Section 8 or elsewhere in this Agreement, Investor Member shall have the right at any
time, and from time to time, to remove 

  

 48 

 
Manager Member as Manager and replace itself or such other Person as Investor Member shall determine (in Investor Member’s sole and absolute discretion)
as Manager following (a) any Transfer by Manager Member of its Interest or any portion thereof that is not expressly permitted under the terms of this Agreement and that is not (by operation of law or otherwise) deemed void in accordance with
the provision of Section 8.2.1(b) hereof and (b) delivery of written notice by Investor Member to Manager Member that Investor Member has elected to replace Manager Member as Manager as provided in clause (a) above; such
replacement shall be automatic and shall be effective upon delivery by Investor Member of written notice to Manager Member. 
 8.7
Substitute Members 
 No Assignee shall have the right to become a Substitute Member (a “Substitute Member”) upon
Transfer of an Interest in the Company to it unless and until all the following conditions are satisfied: 
 8.7.1 a duly executed and
acknowledged written instrument of assignment and assumption, reasonably satisfactory in form and substance to the Members, shall have been filed with the Company; 
 8.7.2 the Member transferring its Interest and the Assignee shall have executed and acknowledged such other instruments and taken such other actions as the Members shall deem reasonably necessary or desirable to
effect such substitution or as may otherwise be required under the Act; 
 8.7.3 the conditions set forth in Sections 8.2. and
8.3 shall have been satisfied; 
 8.7.4 the Member transferring its Interest or the Assignee shall have paid to the Company such amount
of money as is sufficient to cover all reasonable expenses incurred by or on behalf of the Company in connection with such substitution; 
 8.7.5 the Members shall have consented in writing to such substitution in accordance with the provisions of Section 8.2 hereof, and 
 8.7.6 to the extent required, the Lenders have consented to such transfer. 
 8.8 Assignee’s
Rights 
 8.8.1 Unless an Assignee becomes a Substitute Member in accordance with the provisions of Section 8.7, it shall not
be entitled to any of the rights (including voting rights) granted to a Member hereunder or under the Act, other than the right to receive (or be allocated) the share of Net Profits and Net Losses of the Company, distributions and any other items
attributable to a Member’s Interest to which its assignor would otherwise be entitled. 
 8.8.2 Any Member that shall Transfer all of
its Interest in the Company shall cease to be a Member. 
 8.8.3 Unless otherwise agreed to by the Members, any permitted transfer of all or
any portion of a Member’s Interest in the Company will take effect on the first day of the 

  

 49 

 
month following approval of such transfer in accordance with the provisions of this Section 8 and Net Profit and Net Loss, each item thereof and
all other items attributable to such Interest for such period shall be divided and allocated between the transferor and the transferee by taking into account their varying Interests during such period in accordance with Section 706(d) of the
Code, using any conventions permitted by law and selected by Manager. All distributions on or before the date of such Transfer shall be made to the transferor, and all distributions thereafter shall be made to the transferee. Any permitted
transferee of an Interest in the Company shall take subject to the restrictions on transfer imposed by this Agreement. 
 Notwithstanding any
attempted transfer of a Member’s Interest in the Company in violation of this Agreement, the transferee shall have no right to participate in the management of the business and affairs of the Company or to become a Member, and such transferee
shall only be entitled to receive the share of profits or other compensation by way of income and the return of Capital Contributions to which the transferor of such Economic Interest in the Company would otherwise be entitled. 
  

	9.	EVENTS OF DEFAULT; REMEDIES; TERMINATION 

 9.1
Events of Default 
 Each of the following shall constitute an event of default (“Event of Default”) on the part of
the applicable Member: 
 9.1.1 So long as Manager Member is the Manager, Manager Member shall (a) fail to comply with its obligations
(other than those addressed in Sections 9.1.1(b) or 9.1.1(c) below) under this Agreement or shall commit an act (other than those addressed in Sections 9.1.1(b) or 9.1.1(c) below) in breach of its duty as Manager, and in either case,
fails to cure the same within fifteen (15) days following written request by Investor Member to do so, provided that if such failure cannot reasonably be remedied by Manager Member within such fifteen (15) day period, then so long as
Manager Member commences to cure such failure and thereafter diligently pursues such cure to completion (which cure must include compensation to Investor Member for any loss sustained or expected to be sustained by Investor Member), provided that
the total period for such cure shall not exceed sixty (60) days, such failure shall not be deemed an Event of Default hereunder, (b) undertake any act that constitutes a Major Decision (excluding those acts that constitute willful
misconduct) without such act being Approved by the Members, or (c) undertake any act that constitutes gross negligence, willful misconduct (including acts that are considered Major Decisions and that constitute willful misconduct) or fraud.

 9.1.2 Investor Member shall fail to comply with its obligations under this Agreement, and fails to cure the same within fifteen
(15) days following written request by Manager Member to do so, provided that if such failure cannot reasonably be remedied by Investor Member within such fifteen (15) day period, then so long as Investor Member commences to cure such
failure and thereafter diligently pursues such cure to completion (which cure must include compensation to Manager Member for any loss sustained or expected to be sustained by Manager Member), provided that the total period for such cure shall not
exceed (60) days, such failure shall not be deemed an Event of Default hereunder. 
  

 50 

 9.1.3 The filing by any Member of a voluntary case under any bankruptcy or insolvency laws, or such
Member is the subject of an order of relief under any present or future statute or law relating to bankruptcy, insolvency or other relief for debtors, whether federal or state, or such Member seeks, consents to, or acquiesces in the issuance of an
order of relief, appointment of any trustee, receiver, custodian, conservator or liquidator of such party, or of all or any substantial part of its properties (the term “acquiesce,” as used herein, being deemed to include but not be
limited to the failure to file a petition or motion to vacate or discharge any order of relief, judgment or decree providing for such appointment within the time specified by law). 
 9.1.4 A court of competent jurisdiction shall enter an order of relief, judgment, or decree approving an involuntary case filed against any Member
seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief under any present or future statute or law relating to bankruptcy, insolvency, or other relief for debtors, whether federal or state, and
such Member shall consent to or acquiesce (as hereinabove defined) in the entry of such order of relief, judgment, or decree, or the same shall remain unvacated and unstayed for an aggregate of sixty (60) days from the date of entry thereof, or
any trustee, receiver, custodian, conservator, or liquidator of such Member or of all or any substantial part of its properties shall be appointed without the consent of or acquiescence of such Member and such appointment shall remain unvacated and
unstayed for an aggregate of sixty (60) days. 
 9.2 Remedies; Removal and Replacement of Manager 
 9.2.1 Upon the occurrence of an Event of Default that is triggered pursuant to the provisions of Sections 9.1.1(a) or 9.1.1(b) above, Investor
Member shall have the right to provide a Buy/Sell Notice under Section 8.4 and to exercise any and all remedies available at law and in equity. Upon the occurrence of an Event of Default that is triggered pursuant to the provisions of
Sections 9.1.2, 9.1.3 or 9.1.4 above with respect to Investor Member, the Manager Member shall have the right to provide a Buy/Sell Notice under Section 8.4 hereof. 
 9.2.2 Upon the occurrence of an Event of Default that is triggered pursuant to the provisions of Sections 9.1.3 or 9.1.4 above with respect to
Manager Member or pursuant to the provisions of Section 9.1.1(c) above, (a) Investor Member shall have the right to immediately replace Manager Member as the Manager with itself or with such other party as Investor Member shall
designate in its sole and absolute discretion, which right shall be exercised through delivery of written notice to Manager Member, (b) upon removal of the Manager Member as the Manager, Manager Member shall no longer be entitled to any
Disposition Fee or any Asset Management Fee, (c) Manager Member shall have the right to provide a Buy/Sell Notice under Section 8.4, (d) Manager Member shall have no right to transfer its Interest pursuant to
Section 8.2, to exercise its Right of First Offer under Section 8.3 or to deliver a Counter Notice to Investor Member under Section 8.5, and (e) effective upon delivery of a valid written notice to Manager
Member by Investor Member pursuant to this Section 9.2.2, the distribution provisions of Section 7.2 hereof shall immediately become effective. 
  

 51 

 9.3 Termination of the Company 
 The Company shall be dissolved and its business wound up upon the earliest to occur of the following events: 
 9.3.1 A determination by the Members that the Company should be dissolved; 
 9.3.2 The sale or other disposition of the last remaining asset of the Subtier Entities (provided that if the Company receives in whole or in part a note as consideration therefor, the Company shall not be dissolved
and its business wound up until such note is repaid in full); 
 9.3.3 December 31, 2054; or 
 9.3.4 The occurrence of a Dissolution Event if Continuation Approval has not been given, as set forth in Section 8.1. 
 9.4 Liquidation 
 Upon the termination
and dissolution of the Company, the Company will immediately proceed to wind up its affairs and liquidate. The Manager will act as the liquidating trustee, unless the Members appoints a different Person as the liquidating trustee (hereinafter
referred to as the “Liquidator”). The winding up and liquidation of the Company will be accomplished in a businesslike manner. A reasonable time will be allowed for the orderly liquidation of the Company and the discharge of
liabilities to creditors. The proceeds of such liquidation shall be distributed to the Members in the manner set forth in Section 9.5 below. For purposes of this Section 9.4, “liquidation” shall have the meaning
given it in Treasury Regulations Section 1.704-1(b)(2)(ii)(g). Any Liquidator is entitled to reasonable compensation for services actually performed. Until the filing of a Certificate of Cancellation pursuant to this Agreement, and without
affecting the liability of the Members and without imposing liability on the Liquidator, the Liquidator may settle and close the Company’s business, prosecute and defend suits, dispose of its property, and discharge or make provision for its
liabilities. 
 9.5 Priority of Payment 
 The assets of the Company will be distributed in liquidation in the following order: 
 9.5.1 To creditors by
the payment or provision for payment of the debts and liabilities of the Company (including any loans that may have been made by any Member or Affiliate) and the expenses of liquidation; 
 9.5.2 To the setting up of any reserves that are reasonably necessary for any contingent or unforeseen liabilities or obligations of the Company;

 9.5.3 The balance, if any, to the Members in accordance with Sections 7.1 or, to the extent applicable,
Section 7.2. 
  

 52 

 9.6 Certificate of Cancellation 
 Upon dissolution of the Company and the completion of the winding up of its business, the Company shall file a certificate of cancellation (to cancel the
articles of organization) (“Certificate of Cancellation”) with the Delaware Secretary of State pursuant to 6 Delaware Code Section 18-203. At such time, the Company shall also file an application for withdrawal of its
certificate of authority in any jurisdiction where it is then qualified to do business. 
  

	10.	REIT PROTECTION 

 10.1 Certain Definitions.
For the purposes hereof, the follow terms shall have the following meanings: 
 (i) “KBS Entity” shall mean the
Investor Member. 
 (ii) “KBS” shall mean KBS Real Estate Investment Trust, Inc., a Maryland corporation that has
elected to be taxable for federal income tax purposes as a real estate investment trust under the Code (herein, a “REIT”); and/or any subsidiary or affiliate of KBS. 
 (iii) “REIT Prohibited Transactions” shall mean any action specified in Section 10.2. 
 10.2 Prohibited Transactions. Notwithstanding anything to the contrary contained in this Agreement, during the time KBS Entity is a Member of the
Company, neither the Company nor the Manager nor any other Member of the Company, shall take any of the following actions: 
 (i) Entering
into any lease or permitting any sublease that provides for rent based in whole or in part on the income or profits of any person, excluding for this purpose a lease that provides for rent based in whole or in part on a fixed percentage or
percentages of gross receipts or gross sales of any person without reduction for any sublessor costs; 
 (ii) Leasing personal property,
excluding for this purpose a lease of personal property that is entered into in connection with a lease of real property where the rent attributable to the personal property is less than 15% of the total rent provided for under the lease, determined
as set forth in Section 856(d)(1) of the Code; 
 (iii) Acquiring or holding debt unless (I) the amount of interest income received
or accrued by the Company under such loan does not, directly or indirectly, depend in whole or in part on the income or profits of any person, and (II) the debt is fully secured by mortgages on real property or on interests in real property;

 (iv) Acquiring or holding more than 10% of the outstanding voting securities of any one issuer other than a corporation that has properly
elected to be a “taxable REIT subsidiary” of KBS; 
 (v) acquiring or holding more than 10% of the total value of the outstanding
securities (debt or equity) of any one issuer; 
  

 53 

 (vi) Making an election or taking any action that would cause the Company to be treated as (i) an
entity that is not classified as a partnership for federal income tax purposes or (ii) a publicly traded partnership as defined in Section 7704 of the Code; 
 (vii) Entering into any agreement where the Company receives amounts, directly or indirectly, for rendering services to the tenants of the Properties that are owned, directly or indirectly, by the Company other than
(i) amounts received for services that are customarily furnished or rendered in connection with the rental of real property of a similar class in the geographic areas in which the Properties are located where such services are either provided
by (A) an Independent Contractor (as defined in Section 856(d)(3) of the Code) who is adequately compensated for such services and from which the Company does not, directly or indirectly, derive revenue or (B) a taxable REIT
subsidiary of KBS (as defined in Section 856(l) of the Code) who is adequately compensated for such services or (ii) amounts received for services that are customarily furnished or rendered in connection with the rental of space for
occupancy only (as opposed to being rendered primarily for the convenience of the Company’s tenants); 
 (viii) Entering into any
agreement where a material amount of income received or accrued by the Company under such agreement, directly or indirectly, (A) does not qualify as “rents from real property” within the meaning of Section 856 of the Code,
(B) does not qualify as “interest on obligations secured by mortgages on real property or on interests in real property” within the meaning of Section 856 of the Code, or (C) constitutes income from a sale of
“inventory” or “stock in trade” of the Company within the meaning of Section 1221(a)(1) of the Code. In no event will (C) be interpreted to preclude a sale of interests in the Company under this Agreement or otherwise;

 (ix) Holding cash of the Company available for operations or distribution in any manner other than a traditional bank checking or savings
account. 
 10.3 Exception. Notwithstanding the foregoing provisions of this Article 10, the Company may enter into a REIT Prohibited
Transaction to the extent such transaction is approved by the Members. 
 10.4 Special Notices. KBS and the KBS Member shall be
entitled to receive, and the Company, Manager Member and each other Member agrees to furnish to KBS and the KBS Entity, any information that is available to the Company, such other Member or its agents, within five (5) business days of a
written request to the Company by KBS or the KBS Entity for such information, if such information is reasonably necessary for KBS to determine its compliance with Sections 856-860 of the Code and the Treasury Regulations promulgated thereunder.

  

	11.	MISCELLANEOUS 

 11.1 Notices 
 All notices, approvals, disapprovals or elections required or permitted to be given under this Agreement shall be in writing and shall be
(a) delivered personally, (b) sent via Federal Express (or another comparable overnight messenger service), (c) sent via telecopy, or (d) mailed, certified or registered mail, return receipt requested, to the parties at the
following addresses: 
  

			
	If to Investor Member:	  	KBS Capital Advisors LLC
		  	620 Newport Center Drive, Suite 1300
		  	Newport Beach, CA 92660
		  	Attn: Mr. Charles J. Schreiber
		  	Telephone: (949) 417-6600
		  	Facsimile: (949) 417-6527

  

 54 

			
		
	With copies to:	  	KBS Capital Advisors LLC
		  	620 Newport Center Drive, Suite 1300
		  	Newport Beach, California 92660
		  	Attn: Jim Chiboucas, Esq.
		  	Telephone: (949) 417-6500
		  	Facsimile: (949) 862-9472
		
		  	and
		
		  	KBS Capital Advisors LLC
		  	620 Newport Center Drive, Suite 1300
		  	Newport Beach, California 92660
		  	 Attn: Mr. William Milligan
 Telephone: (949) 417-6511

		  	Facsimile: (949) 417-6518
		
		  	and
		
		  	Morgan, Lewis & Bockius LLP
		  	5 Park Plaza, Suite 1750
		  	Irvine, California 92614
		  	Attn: L. Bruce Fischer
		  	Telephone: (949) 399-7145
		  	Facsimile: (949) 399-7001
		
	If to Manager Member:	  	c/o Hackman Capital Partners, LLC
		  	11111 Santa Monica Blvd., Suite 950
		  	Los Angeles, CA 90025
		  	Attn: Michael D. Hackman
		  	Telephone: (310) 473-8900, Ext. 100
		  	Facsimile: (310) 473-8827
		
	With copies to:	  	c/o Hackman Capital Partners, LLC
		  	11111 Santa Monica Blvd., Suite 950
		  	Los Angeles, CA 90025
		  	Attn: Michael D. Hackman
		  	Telephone: (310) 473-8900, Ext. 100
		  	Facsimile: (310) 473-8827

  

 55 

			
		
		  	and
		
		  	Calare Properties, Inc.
		  	43 Broad Street
		  	Hudson, MA 01749-2564
		  	Attn: William Manley
		  	Telephone:
		  	Facsimile:
		
		  	and
		
		  	Orrick, Herrington & Sutcliffe LLP
		  	405 Howard Street
		  	San Francisco, CA 94105
		  	Attn: William G. Murray, Jr.
		  	Telephone: (415) 773-5807
		  	Facsimile: (415) 773.5759

 Personally delivered notices shall be deemed given upon actual personal delivery to the intended
recipient. Telecopied notices shall be deemed given upon completion of transmission to the receiving telecopy machine confirmed by auto-reply from the receiving telecopy machine. Notices sent via Federal Express (or another comparable overnight
messenger service) shall be deemed given the immediately following business day. Mailed notices shall be deemed given upon the earlier of three (3) business days after deposit into the United States mail, registered or certified, with postage
fully prepaid, or the date of actual receipt as evidenced by the return receipt. 
 11.2 Successors and Assigns 
 Except as herein otherwise provided to the contrary, this Agreement shall be binding upon and inure to the benefit of the parties hereto, their successors
and assigns. 
 11.3 Modification and Amendment 
 This Agreement may not be modified or amended, and no provision benefiting the Members may be waived, except by a written instrument signed by each Member; provided, however, that Manager shall (without the need to
obtain the consent or approval of the Members) amend Exhibit A attached hereto from time to time as necessary to reflect any modifications in Capital Contributions, Percentage Interests or Substitute Members. 
 11.4 Governing Law 
 This Agreement
shall be governed by, and construed in accordance with, the laws of the State of Delaware without considering Delaware choice of law provisions. 
  

 56 

 11.5 Entire Agreement 
 This Agreement constitutes the entire agreement between the parties pertaining to the subject matter hereof and supersedes all prior and contemporaneous
agreements and understandings of the parties in connection therewith. No covenant, representation or condition not expressed in this Agreement shall affect, or be effective to interpret, change or restrict the express provisions of this Agreement.

 11.6 Counterparts 
 This Agreement may be executed in counterparts which, when taken together, shall constitute one agreement binding on all the parties, notwithstanding that all the parties are not signatories to the same counterpart. 
 11.7 Third Parties 
 The provisions of
this Agreement are for the exclusive benefit of the parties hereto and no other person, including, without limitation, creditors of any party hereto, shall have any right or claim against any party by reason of those provisions or be entitled to
enforce any of those provisions against any party. Without limiting the foregoing, nothing contained in this Agreement shall benefit any creditor of the Company or of any Member. No creditor of the Company or of a Member may require a contribution
to the capital of the Company or an advance to the Company to be solicited, or a distribution to be made, by the Company, nor may any creditor of the Company or a Member enforce the obligation of a Member to make a contribution to the capital of the
Company or an advance to the Company. 
 11.8 Severability 
 If any part of this Agreement is determined to be illegal or unenforceable, all other parts shall be given effect separately and shall not be affected.

 11.9 Tax Consequences 
 Each Member acknowledges and agrees that it has relied fully upon the advice of its own legal counsel and/or accountant in determining the tax consequences of this Agreement and the transactions contemplated hereby and not upon any
representations or advice by any other Member. 
 11.10 Representations and Warranties of the Members 
 Each Member hereby represents and warrants to the Company and each other Member that such Member (i) has acquired its Interest for itself for
investment purposes only, and not with a view to any resale or distribution of such Interest, except that Investor Member intends to assign its Interest to the REIT Subsidiary prior to the Closing (ii) has been advised and understands that such
Interest has not been and will not be registered under the Securities and Exchange Act of 1933, as amended (the “Securities Act”), or any applicable state securities laws and, therefore, cannot be resold unless such Interest is
registered under the Securities Act and all applicable state securities laws, or unless exemptions from registration are available, and (iii)

  

 57 

 
has, either alone or with its “purchaser representatives” as that term is defined in Rule 501(h) under the Securities Act, such knowledge and
experience in financial and business matters that it is capable of evaluating the merits and risks of its investment in the Company. Each Member further represents and warrants to the Company and each other Member that, as of the signing of this
Agreement: 
 11.10.1 It is duly organized, validly existing and in good standing under the laws of the jurisdiction where it purports to be
organized; 
 11.10.2 It is a United States person (as defined in § 7701(a) of the Code); 
 11.10.3 It has full power and authority to enter into and perform this Agreement; 
 11.10.4 All actions necessary to authorize the signing and delivery of this Agreement, and the performance of obligations under it, have been duly taken;

 11.10.5 This Agreement has been duly signed and delivered by a duly authorized officer or other representative of such Member (if such
Member is not an individual) and constitutes the legal, valid and binding obligation of such Member enforceable in accordance with its terms (except as such enforceability may be affected by applicable bankruptcy, insolvency or other similar laws
affecting creditors’ rights generally, and except that the availability of equitable remedies is subject to judicial discretion); 
 11.10.6 No consent or approval of any other Person is required in connection with the signing, delivery and performance of this Agreement by such Member; and 
 11.10.7 The signing, delivery and performance of this Agreement does not violate the organizational documents of such Member (if such Member is not an individual) or any material agreement to which such Member is a
party or by which it is bound. 
 In addition, Manager Member represents and warrants to the Company and to Investor Member that, as of the signing of this
Agreement, (a) Manager Member has delivered or made available to Investor Member all Due Diligence Materials and all other instruments, documents, papers and reports (including all reports relating to the physical condition of the Properties)
delivered or made available by the Seller to Manager Member, (b) Manager Member has delivered to Investor Member a true, correct and complete copy of the Purchase Agreement and that Manager Member is not in default of any of its obligations
under the Purchase Agreement, and (c) the Company and all of the Subtier Entities are Delaware limited liability companies that have been duly formed under the laws of Delaware, (b) the Company is the sole member in Holding Company and
Holding Company is member operated, Holding Company is the sole member in Mezz B Borrower and Mezz B Borrower is member operated , Mezz B Borrower is the sole member in Mezz A Borrower and Mezz A Borrower is member operated, and Mezz A Borrower is
the sole member in Property Owner and Property Owner is member operated. 
 11.11 Attorneys’ Fees 
 If any lawsuit is commenced between the parties hereto concerning any of the provisions of this Agreement or the rights and duties of any party hereto,
the party or parties prevailing in 

  

 58 

 
such lawsuit shall be entitled to have its or their costs and expenses, including, without limitation, reasonable attorneys’ fees and court costs paid
by the party or parties not prevailing in such lawsuit. Any such attorneys’ fees and other expenses incurred by a party in enforcing a judgment in its favor under this Agreement shall be recoverable separately from and in addition to any other
amount included in such judgment, and such attorneys’ fees obligation is intended to be severable from the other provisions of this Agreement and to survive and not be merged into any such judgment. 
 11.12 Equitable Relief 
 If any Member
proposes or attempts to transfer all or any part of its Interest in violation of the terms of this Agreement, the Company, Manager or any Member may apply to any court of competent jurisdiction for an injunctive order prohibiting such proposed
transfer except upon compliance with the terms of this Agreement, and the Company, Manager or any Member may institute and maintain any action or proceeding against the Person proposing to make such transfer to compel the specific performance of
this Agreement. Any attempted transfer in violation of this Agreement is null and void, and of no force and effect. The Person against whom such action or proceeding is brought waives the claim or defense that an adequate remedy at law exists, and
such Person will not urge in any such action or proceeding the claim or defense that such remedy at law exists. 
 11.13 Waiver of
Partition and Certain Other Rights 
 Each of the Members irrevocably waives any right or power that it might have: 
 11.13.1 To cause the Company or any of its assets to be partitioned; 
 11.13.2 To compel any sale of all or any portion of the assets of the Company or the assets of the Subtier Entities under any applicable law; 
 11.13.3 To cause the appointment of a receiver for all or any portion of the assets of the Company or the assets of the Subtier Entities; or 

11.13.4 To file a complaint, or to institute proceedings at law or in equity, to cause the dissolution or liquidation of the Company or any of the
Subtier Entities, other than in accordance with this Agreement. 
 Each of the Members has been induced to enter into this Agreement in
reliance upon the waivers of this Section 10.13, and without those waivers no Member would have entered into this Agreement. 
 11.14 Confidentiality 
 Each Member shall maintain, and the Manager Member shall cause the Company to maintain, the
confidentiality of, and not disclose the terms of, this Agreement without the prior written consent of the other Members. Without such prior written consent, such disclosure shall be permitted only to the extent required by applicable law or
regulations, stock exchange rule or court order to such Member’s or the Company’s accountants, auditors, tax advisors and legal 

  

 59 

 
counsel, and to the extent reasonably required in connection with any Loan. Notwithstanding the foregoing, nothing contained herein shall impair Investor
Member’s (or its permitted assignee’s) right to disclose information relating to this Agreement or the Properties (a) to any due diligence representatives and/or consultants that are engaged by, work for or are acting on behalf of,
any securities dealers and/or broker dealers evaluating Investor Member or its permitted assignees, (b) in connection with any filings (including any amendment or supplement to any S-11 filing) with governmental agencies (including the SEC) by
any REIT holding an interest (direct or indirect) in Investor Member or any permitted assignee of Investor Member, and (c) to any broker/dealers in KBS’s broker/dealer network and any of KBS’s investors. 
 11.15 U.S.A. Patriot Act 
 The Uniting
and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (the “U.S. Patriot Act”) requires certain financial institutions to establish and maintain anti-money laundering
programs. In order to ensure compliance with the U.S. Patriot Act, the Company must obtain the following information from each Member: a certified copy of the certificate of incorporation (or other document evidencing the existence of the legal
entity) with evidence of any name changes, resolutions or other evidence of the authority of the officers to sign on behalf of the corporate entity and any other relevant documentation that may be appropriate in order for the Company to comply with
the U.S. Patriot Act. 
 Additionally, each Member represents and warrants to the Company that it is not (i) listed in the Annex to, or
otherwise subject to the provisions of Executive Order No. 13224 dated September 24, 2001 relating to “Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism” (the
“Order”) as of the date hereof, (ii) named on the most current list as of the date hereof published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, http://www.treas.gov/
offices/eotffc/ofac/, (iii) owned or controlled by, or, to the best of the Member’s knowledge and after reasonable investigation, acting for or on behalf of, any person listed in the Annex to, or otherwise subject to the provisions of,
the Order referred to above; or (iv) to the best of Member’s knowledge and after reasonable investigation (1) making or receiving any contribution of funds, goods or services to or for the benefit of any person listed in the Annex to,
or otherwise subject to the provisions of, the Order, (2) dealing in transactions involving blocked persons, or (3) engaging in or conspiring to engage in any transaction that evades or avoids, or has the purpose of evading or avoiding, or
attempts to violate, any of the prohibitions set forth in the Order. 
 In the future, the Company may be required to obtain additional
information from a Member to verify such Member’s existence and the source of funds for such Member’s Capital Contributions or compliance with the Order. Each Member hereby agrees to provide any such information requested by the Company.
Furthermore, in connection with the U.S. Patriot Act, legislation or regulation could be promulgated that will require the Company to share information with respect to Members with governmental authorities or governmental agencies and each Member
agrees not to hold the Company liable for any loss or injury that may occur as a result of providing such information. 
  

 60 

 IN WITNESS WHEREOF, the Members have executed this Agreement as of the date first set forth above, to be
effective, however, as of the date the Certificate of the Company is accepted for filing by the Secretary of State of the State of Delaware. 
 [SIGNATURES ON FOLLOWING PAGES] 
  

 61 

									
	“INVESTOR MEMBER”
	
	KBS REIT ACQUISITION XXIII, LLC,
	a Delaware limited liability company
		
	By:	 	KBS REIT PROPERTIES, LLC,
		 	a Delaware limited liability company,
		 	its sole member
			
		 	By:	 	KBS LIMITED PARTNERSHIP,
		 		 	a Delaware limited partnership,
		 		 	its sole member
				
		 		 	By:	 	KBS REAL ESTATE INVESTMENT TRUST, INC.,
		 		 		 	a Maryland corporation,
		 		 		 	general partner
					
		 		 		 	By:	 	 /s/ Charles J. Schreiber, Jr.

		 		 		 		 	Charles J. Schreiber, Jr.
		 		 		 		 	Chief Executive Officer

  

 S-1 

							
	“MANAGER MEMBER”
	
	NEW LEAF INDUSTRIAL PARTNERS FUND, L.P.
	a Delaware limited partnership
			
		 	BY:	 	HC INDUSTRIAL GP, LLC,
		 		 	a Delaware limited liability company,
		 		 	its general partner
				
		 		 	By:	 	 /s/ Jonathan Epstein

		 		 		 	Jonathan Epstein,
		 		 		 	its authorized representative

  

 S-2 

 SCHEDULE OF EXHIBITS 
  

			
	Exhibit A	  	Schedule of Capital Contributions and Percentage Interests
		
	Exhibit B	  	Example of IRR Calculation
		
	Exhibit C	  	List of Property Managers and Leasing Agents
		
	Exhibit D	  	Financial Reporting Requirements
		
	Exhibit E	  	Insurance Guidelines
		
	Exhibit F	  	Allocated Purchase Price
		
	Exhibit G	  	Schedule of Leasing Commissions
		
	Exhibit H	  	Form of Annual Budget
		
	Exhibit I	  	List of Properties
		
	Exhibit J	  	Approved Initial Loan Terms

  

 iPurchase and Sale Agreement-Hackman Capital Partners, LLC

 Exhibit 10.111 
 PURCHASE AND SALE AGREEMENT 
 BY AND BETWEEN 
 Equity Industrial Moosup Pond Limited Partnership, Equity Industrial 
 Plainfield Limited Partnership, Sherichic Distribution Associates 
 Limited Partnership, Equity
Industrial Chicopee LLC, Equity Industrial 
 Limited Partnership V, Equity Industrial Limited Partnership—Devens, 

Levco Development Corp., Equity Industrial Devens Limited 
 Partnership II, Equity Industrial E. Bridgewater, LLC, Equity 
 Industrial Gardner, LLC, Merrimack
Valley Industrial Associates 
 Limited Partnership, Equity Industrial Westfield, LLC, Equity 
 Industrial Commerce Limited Partnership, Equity Industrial Daniel 
 Webster Highway Limited Partnership, Equity Industrial Corsicana 
 Limited Partnership, Equity
Industrial Abilene Limited Partnership, 
 Equity Industrial Enfield Limited Partnership, Equity Industrial 
 Houston Limited Partnership, Equity Industrial Bloomfield Limited 
 Partnership, Equity Industrial Sprague Street Limited Partnership, 
 Equity Industrial Simplex
Drive, LLC, Equity Industrial PT Limited 
 Partnership, and Equity Industrial Norwood, LLC 
 (collectively, “SELLER”) 
 AND 
 Hackman Capital Partners, LLC 
 (“BUYER”) 

 TABLE OF CONTENTS 
  

					
	 	  	Page
	 ARTICLE 1 Purchase and Sale Agreement
	  	1
		
	 ARTICLE 2 The Property
	  	1
		
	 ARTICLE 3 Purchase Price; Deposit; Adjustments
	  	5
	       3.1
	 	Purchase Price	  	5
	       3.2
	 	Deposit	  	5
	       3.3
	 	Balance of Purchase Price	  	5
	       3.4
	 	Prorations of Taxes	  	5
	       3.5
	 	Prorations of Contracts and Prepaid Expenses	  	6
	       3.6
	 	Utilities	  	6
	       3.7
	 	Rent Prorations	  	6
	       3.8
	 	Uncollected Rents	  	7
	       3.9
	 	Estimates	  	8
	       3.10
	 	Adjustment Payments	  	8
	       3.11
	 	Calculation of Prorations	  	8
	       3.12
	 	Seller’s Closing Costs	  	8
	       3.13
	 	Buyer’s Closing Costs	  	8
	       3.14
	 	Closing Statement	  	9
	       3.15
	 	Survival	  	9
		
	 ARTICLE 4 Representations, Warranties, Covenants and Agreements
	  	9
	       4.1
	 	Seller’s Representations and Warranties	  	9
	       4.2
	 	Seller’s Covenants	  	13
	       4.3
	 	Buyer’s Representations and Warranties	  	14
		
	 ARTICLE 5 Access, Inspection, Diligence
	  	14
	       5.1
	 	Inspections	  	14
	       5.2
	 	Due Diligence Materials	  	15
	       5.3
	 	Review of Materials	  	15
	       5.4
	 	Inspection Period	  	15
		
	 ARTICLE 6 Title and Survey
	  	16
	       6.1
	 	Title and Survey Review	  	16
	       6.2
	 	Title Objection	  	16
	       6.3
	 	Seller’s Cure of Title Objections	  	16
	       6.4
	 	Required State of Title	  	17
	       6.5
	 	Personal Property	  	18
		
	 ARTICLE 7 Conditions to Seller’s and Buyer’s Performance
	  	18
	       7.1
	 	Conditions to Seller’s Obligations	  	18
	       7.2
	 	Conditions to Buyer’s Obligations	  	18
		
	 ARTICLE 8 Closing
	  	19
	       8.1
	 	Escrow Closing	  	19
	       8.2
	 	Seller’s Closing Deliveries	  	20

					
	      8.3	 	Buyer’s Closing Deliveries	  	21
	      8.4	 	Delivery of Deposit	  	21
		
	ARTICLE 9 Casualty and Condemnation	  	22
	      9.1	 	Damage or Destruction/Eminent Domain	  	22
	      9.2	 	Major Casualty	  	22
	      9.3	 	Material Condemnation	  	22
		
	ARTICLE 10 Brokerage Commissions	  	23
		
	ARTICLE 11 Default, Termination and Remedies	  	23
	    11.1	 	Seller Default	  	23
	    11.2	 	Buyer Default	  	24
		
	ARTICLE 12 Miscellaneous	  	24
	    12.1	 	Assignment	  	24
	    12.2	 	Notices	  	25
	    12.3	 	Interpretation	  	26
	    12.4	 	Captions	  	26
	    12.5	 	No Third-Party Beneficiaries	  	26
	    12.6	 	Amendments	  	26
	    12.7	 	Integration	  	26
	    12.8	 	Choice of Law	  	27
	    12.9	 	Counterparts	  	27
	    12.10	 	Business Day	  	27
	    12.11	 	Time of the Essence	  	27
	    12.12	 	Use of Proceeds to Clear Title	  	27
	    12.13	 	Submission not an Offer or Option	  	27
	    12.14	 	Index of Definitions	  	27
		
	ARTICLE 13 IRS Form 1099-S Designation	  	27
		
	ARTICLE 14 1031 Exchange	  	28
		
	ARTICLE 15 Management Contract	  	28
		
	ARTICLE 16 Relocation of Tenants	  	28

 Schedules 
  

			
	 SCHEDULE A
	  	List of Seller Entities
	 SCHEDULE B
	  	Description of the Real Property
	 SCHEDULE B-1
	  	Westfield Site Plan
	 SCHEDULE C
	  	Description of Personal Property
	 SCHEDULE 3.1
	  	Transfer Tax Obligations
	 SCHEDULE 3.2
	  	Form of Deposit Escrow Agreement
	 SCHEDULE 3.4
	  	Pending Tax Protests and Proceedings
	 SCHEDULE 3.7
	  	Future Lease Commissions
	 SCHEDULE 4.1(b)
	  	List of Legal Proceedings
	 SCHEDULE 4.1(c)
	  	List of Pending Condemnation Actions
	 SCHEDULE 4.1(d)
	  	Rent Roll (and Landlord’s Outstanding Tenant Improvement Obligations)
	 SCHEDULE 4.1(e)
	  	List of Property Contracts
	 SCHEDULE 4.1(h)
	  	List of all Prior Environmental Reports and Matters
	 SCHEDULE 4.2(g)
	  	Form of Tenant Estoppel Certificate
	 SCHEDULE 4.2(j)
	  	Seller’s Pre-Closing Obligations
	 SCHEDULE 5.2
	  	Required Due Diligence Checklist
	 SCHEDULE 6.4
	  	Types of Deeds
	 SCHEDULE 6.5
	  	Form of Bill of Sale and Assignment
	 SCHEDULE 8.2(k)
	  	Form of Tenant Notice Letter
	 SCHEDULE 12.14
	  	Index of Definitions
	 SCHEDULE 13.1
	  	Form of IRS Form 1099-S
	 SCHEDULE 15.1
	  	Individual Real Properties Subject to Management Contract with Seller

 PURCHASE AND SALE AGREEMENT 

This Purchase and Sale Agreement (this “Agreement”) is entered into as of the 23rd day of April, 2007 by and between each of the
entities set forth on Schedule A hereto (collectively, the “Seller”), each having an address c/o Equity Industrial Partners Corp., 145 Rosemary Street, Suite E, Needham, Massachusetts 02494 and Hackman Capital Partners, LLC,
a California limited liability company (the “Buyer”) having an address of 11111 Santa Monica Boulevard, Suite 950, Los Angeles, California 90025. 
 RECITALS 
 Seller is the owner of the Property (as defined in Section 2.1 below). Seller
desires to sell the Property to Buyer and Buyer desires to buy the Property from Seller, all on and subject to the terms and conditions hereinafter set forth. 
 ARTICLE 1 
 Purchase and Sale Agreement 
 In consideration of the undertakings and mutual covenants of the parties set forth in this Agreement, and for other good and valuable consideration, the
receipt and legal sufficiency of which are hereby acknowledged, Seller hereby agrees to sell the Property to Buyer and Buyer agrees to buy the Property from Seller for the Purchase Price (as hereinafter defined), payable as provided below and
subject to adjustment as provided herein and otherwise on and subject to the terms and conditions contained herein. 
 ARTICLE 2

 The Property 
 The “Property” consists of the following: 
 (a) The land more particularly described in Schedule B attached
hereto (collectively, the “Land”) , together with (i) all rights, privileges and easements appurtenant to the Land owned by Seller, including, without limitation, all minerals, oil, gas, and similar substances on and under the
Land, as well as all development rights, air rights, water, water rights and water stock relating to the Land, any rights to any land lying in the bed of any existing dedicated street, road or alley adjoining the Land and to all strips and gores
adjoining the Land, and any other easements, rights-of-way, or appurtenances used in connection with the beneficial use and enjoyment of the Land (collectively, the “Appurtenances”); and (ii) all improvements and fixtures
located on the Land (collectively, the “Improvements”), all apparatus, equipment and appliances used in connection with the operation or occupancy of the Improvements, such as, but without limitation, heating and air conditioning
systems and facilities used to provide any utility services, refrigeration, ventilation, garbage disposal, recreation, or other services on the Improvements (which Land, together with the Appurtenances and Improvements, is collectively referred to
as the “Real Property”). 

 (b) The tangible personal property, if any, described in Schedule C attached hereto together with
all other personal property, equipment and furnishings owned by Seller and located on or in or used in connection with the Real Property (all of which is collectively referred to herein as the “Personal Property”); 
 (c) All of the interest of Seller in any intangible personal property now or hereafter owned by Seller and used in the ownership, use, and operation of
the Real Property, the Appurtenances, Improvements, and Personal Property, including, without limitation, to the extent that the same are approved by Buyer pursuant to the provisions of this Agreement, any permits and approvals, contracts,
subcontracts, leases, subleases, agreements, or other rights relating to the ownership, use and operation of the Premises as defined below, all building warranties and guarantees, all of Seller’s rights under any construction contracts and
agreements, and payment, performance and surety bonds (all of which are collectively referred to as the “Intangible Property”); and 
 (d) All of the interest of Seller in the Leases (as hereinafter defined) and all Assigned Contracts (as hereinafter defined). 
 Each Real Property set forth on Schedule B hereto is individually referred to herein as the “Individual Real Property.” 
 Notwithstanding the foregoing, the term “Property” shall not include any fixtures, tangible personal property or intangible property owned by
any tenant or other occupant of the Land or any of the Improvements. 
 Furthermore, notwithstanding anything herein to the contrary, within
ten (10) days of notice from Seller to Buyer, which notice shall be given, if at all, within two (2) years of the Closing hereunder, Buyer shall convey back to Seller (or any entity designated by Seller) a portion of the Property located
at 1111 Southampton Road, Westfield Massachusetts (the “Westfield Property”), consisting of approximately 21 acres, shown as the “Existing Trailer Parking Field” on the plan attached hereto as Schedule B-1 for a
purchase price of One Dollar ($1.00), and Seller shall convey to Buyer (or any entity designated by Buyer), a portion of the adjacent property shown as the “Proposed Lot” on said Schedule B-1 for a purchase price of One Dollar
($1.00); provided that, as a condition to Buyer’s obligation to re-convey such property, Seller shall have complied, at its sole cost and expense, with all of the terms and conditions set forth in that certain Lease Agreement, dated as of
November 25, 2003, by and between Westfield Development Associates Limited Partnership, as landlord, and Home Depot U.S.A., Inc., as tenant (“Home Depot”), as the same may be amended or otherwise modified (the “Home
Depot Lease”) relating to the release of the Existing Trailer Parking Field from the Home Depot Lease and the construction of the Replication Trailer Parking Field, as shown on said Schedule B-1, and Home Depot shall have agreed to
release the Existing Trailer Parking Field from the Home Depot Lease in accordance therewith. Buyer shall permit Seller and Seller’s contractors and agents to enter 

  

 2 

 
upon the Westfield Property for the purpose of constructing the Replication Trailer Parking Field provided that Seller shall (i) give Buyer reasonable
advance written notice of the start date and estimated duration of any such work (ii) provide Buyer with copies of all contracts for any such work and upon the completion thereof assign such contracts to Buyer on a nonexclusive basis,
(iii) take all reasonable precautions to minimize any interference with the business operations of Home Depot and any other tenant at the Westfield Property; (iv) indemnify, defend and hold Buyer and its tenants harmless against any claim
or demand on account of any loss, damage or injury to any person or property by reason of such construction, including, without limitation all costs and expenses arising out of or relating to such work and any mechanics liens or similar liens or
claims arising therefrom; and (v) carry or cause its contractors to carry, during the period of such construction, comprehensive general liability insurance in a combined single limit of at least $5,000,000, and provide Buyer with evidence of
such insurance coverage, if requested, prior to its entry onto the Westfield Property for the purpose of such construction. All such work to be undertaken by Seller shall be done in a good and workmanlike, manner in accordance with any requirements
of the Home Depot Lease, all applicable laws, rules and regulations and pursuant to valid permits from all applicable jurisdictions. Seller shall warrant such work to be free from defects in workmanship or materials for period of one (1) year
from the completion of such work. 
 Furthermore, notwithstanding anything herein to the contrary, Buyer and Seller hereby agree and
acknowledge that pursuant to that certain Lease, dated as of April 14, 2005 (the “PT Lease”), by and between The Penn Traffic Company, as tenant (“PT”), and Equity Industrial PT Limited Partnership, as landlord
(the “PT Seller”), with respect to the Individual Real Properties located at 133 Jackson Avenue, Ellicott, New York, 1200 State Fair Boulevard, Geddes, New York, 3407 Walters Road, Van Buren, New York, 851 Beaver Drive, DuBois,
Pennsylvania and Shaffer Road and Route 255, DuBois, Pennsylvania (collectively, the “PT Properties”), PT has a right of first refusal to purchase the PT Property if such property is sold or offered for sale during the term of the
PT Lease to an unaffiliated third party, on the terms and conditions set forth in the PT Lease (the “PT ROFR”). The PT Seller hereby agrees promptly to notify PT of the proposed sale of the PT Properties to Buyer in accordance with
the terms of the PT Lease. In the event that PT elects to exercise the PT ROFR, Buyer and Seller hereby agree that the PT Properties shall not be included in the sale to Buyer hereunder, the Purchase Price (as hereinafter defined) shall be reduced
by an amount to be mutually agreed upon by Buyer and Seller prior to the expiration of the Inspection Period, and the term “Property” hereunder shall be deemed not to include the PT Properties, the Personal Property and Intangible Property
related thereto, or any interest of Seller in the PT Lease or any Assigned Contracts with respect thereto. 
 Furthermore, notwithstanding
anything herein to the contrary, Buyer and Seller hereby agree and acknowledge that pursuant to that certain Lease, dated as of December 20, 2006 (the “LEGO Lease”), by and between LEGO Systems, Inc., as tenant
(“LEGO”), and Equity Industrial Enfield Limited Partnership, as landlord (the “Enfield Seller”), with respect to the Individual Real Property located at 555 Taylor Road, 561 Taylor Road, 99 Print Shop Road and 300
Shaker Road, Enfield, Connecticut (collectively, the “Enfield Property”), LEGO has a right of first refusal to purchase the Enfield Property if the Enfield Seller intends to accept a “Bona Fide Purchase Offer” (as such
term is defined in the LEGO Lease) during the term of the LEGO Lease, on the terms and conditions set forth therein (the “LEGO ROFR”). The Enfield Seller hereby agrees promptly to notify LEGO of the proposed sale of the Enfield
Property to Buyer in 

  

 3 

 
accordance with the terms of the LEGO Lease. In the event that LEGO elects to exercise the LEGO ROFR, Buyer and Seller hereby agree that the Enfield Property
shall not be included in the sale to Buyer hereunder, the Purchase Price (as hereinafter defined) shall be reduced by an amount to be mutually agreed upon by Buyer and Seller prior to the expiration of the Inspection Period, and the term
“Property” hereunder shall be deemed not to include the LEGO Property, the Personal Property and Intangible Property related thereto, or any interest of Seller in the LEGO Lease or any Assigned Contracts with respect thereto. 

Furthermore, notwithstanding anything herein to the contrary, Buyer and Seller hereby agree and acknowledge that pursuant to that certain Lease, dated
as of June 7, 1999 (the “Jabil Lease”), by and between Jabil Circuit, Inc., as tenant (“Jabil”), and Merrimack Valley Industrial Associates Limited Partnership, as landlord (the “Merrimack
Seller”), with respect to the Individual Real Property located at 495-515 Woburn Street, Tewksbury, Massachusetts (collectively, the “Merrimack Property”), Jabil has a right of first refusal to purchase a portion of the
Merrimack Property if the Merrimack Seller intends to accept an offer to purchase any or all of the Merrimack Property during the term of the Jabil Lease, on the terms and conditions set forth therein (the “Jabil ROFR”). The
Merrimack Seller hereby agrees promptly to notify Jabil of the proposed sale of the Merrimack Property to Buyer in accordance with the terms of the Jabil Lease. In the event that Jabil elects to exercise the Jabil ROFR, Buyer and Seller hereby agree
that the Merrimack Property shall not be included in the sale to Buyer hereunder, the Purchase Price (as hereinafter defined) shall be reduced by an amount to be mutually agreed upon by Buyer and Seller prior to the expiration of the Inspection
Period, and the term “Property” hereunder shall be deemed not to include the Merrimack Property, the Personal Property and Intangible Property related thereto, or any interest of Seller in the Jabil Lease or any Assigned Contracts with
respect thereto. 
 Furthermore, notwithstanding anything herein to the contrary, Buyer and Seller hereby agree and acknowledge that pursuant
to that certain Lease, dated as of June 25, 1999 (the “Friendly Lease”), by and between Friendly Ice Cream Corporation, as tenant (“Friendly”), and Billerica Realty Associates Limited Partnership, as landlord,
the predecessor in interest to Equity Industrial Chicopee LLC (the “1045 Sheridan Seller”), with respect to the Individual Real Property located at 1045 Sheridan Street, Chicopee, Massachusetts (collectively, the “1045
Sheridan Property”), Friendly has a right of first refusal to purchase the 1045 Sheridan Property if the 1045 Sheridan Seller intends to accept an offer to purchase any or all of the 1045 Sheridan Property during the term of the Friendly
Lease, on the terms and conditions set forth therein (the “Friendly ROFR”). The 1045 Sheridan Seller hereby agrees promptly to notify Friendly of the proposed sale of the 1045 Sheridan Property to Buyer in accordance with the terms
of the Friendly Lease. In the event that Friendly elects to exercise the Friendly ROFR, Buyer and Seller hereby agree that the 1045 Sheridan Property shall not be included in the sale to Buyer hereunder, the Purchase Price (as hereinafter defined)
shall be reduced by an amount to be mutually agreed upon by Buyer and Seller prior to the expiration of the Inspection Period, and the term “Property” hereunder shall be deemed not to include the 1045 Sheridan Property, the Personal
Property and Intangible Property related thereto, or any interest of Seller in the Friendly Lease or any Assigned Contracts with respect thereto. 
  

 4 

 ARTICLE 3 
 Purchase Price; Deposit; Adjustments 
 3.1 Purchase Price. 
 The purchase price (the “Purchase Price”) is Five Hundred Forty Million and 00/100 Dollars ($540,000,000.00), subject to adjustment and as otherwise
provided herein. The parties mutually shall agree as to the allocation of the Purchase Price among the Individual Real Properties prior to the expiration of the Inspection Period. 
 3.2 Deposit. 
 Within two
(2) business days of the Inspection Period Commencement Date, Buyer shall deposit with First American Title Insurance Company at Boston, Massachusetts (the “Title Company”) the sum of Five Million and 00/100 Dollars
($5,000,000.00) (the “Initial Deposit”) to secure Buyer’s obligations under this Agreement. Within two (2) business days of the expiration of the Inspection Period (as defined in Section 5.4 below), if Buyer
has not timely terminated this Agreement, Buyer shall deposit with the Title Company an additional Five Million and 00/100 Dollars ($5,000,000.00) (the “Additional Deposit”; the Initial Deposit and Additional Deposit are hereinafter
collectively referred to as the “Deposit”). The Title Company shall maintain the Deposit in an interest bearing money market account with an FDIC insured bank, and the Deposit and all interest thereon (collectively, the
“Escrow Deposit”) shall be maintained by the Title Company in such account and shall be disbursed pursuant to the terms and conditions of this Agreement and the Deposit Escrow Agreement attached hereto as Schedule 3.2 (the
“Deposit Escrow Agreement”). 
 3.3 Balance of Purchase Price. 
 On the Closing Date (as hereinafter defined), Buyer shall pay the Purchase Price, subject to a credit for the Deposit and subject to adjustment as specified herein, by
wire transfer of immediately available federal funds. 
 3.4 Prorations of Taxes. 
 All real and personal property taxes attributable to the year in which the Closing occurs shall be prorated and adjusted as of the Closing Date as an adjustment at the
Closing (regardless of whether such taxes and special assessments are then due and payable or delinquent) using the methodology customarily used in the jurisdiction in which each Property is located. If the tax statements for the year during which
the Closing Date occurs are not finally determined, then one hundred five percent (105%) of the tax figures for the immediately prior year shall be used for the purposes of prorating taxes on the Closing Date, with a further adjustment to be
made after the Closing Date as soon as such tax figures are finalized. All special assessments which may be amortized over a number of years shall be prorated as of the Closing Date, with Seller responsible only for the period ending on the day
prior to the Closing Date. Any tax refunds or proceeds (including interest thereon) on account of a favorable determination resulting from a challenge, protest, appeal or similar proceeding relating to taxes and assessments relating to the Property
(i) for all tax periods occurring prior to the applicable tax period in which the Closing occurs shall be retained by and paid exclusively to Seller and (ii) for the applicable tax period in which the 

  

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Closing occurs shall be prorated as of the Closing Date after reimbursement to Seller and Buyer, as applicable, for all fees, costs and expenses (including
reasonable attorneys’ and consultants’ fees) incurred by Seller or Buyer, as applicable, in connection with such proceedings such that Seller shall retain and be paid that portion of such tax refunds or proceeds as is applicable to the
portion of the applicable tax period prior to the Closing Date and Buyer shall retain and be paid that portion of such tax refunds or proceeds as is applicable to the portion of the applicable tax period from and after the Closing Date. Seller shall
consult with Buyer and provide Buyer with an opportunity to comment prior to settling any tax protests or proceedings which are currently pending, as set forth on Schedule 3.4 hereto. After the Closing, Buyer shall be responsible for and
control any tax protests or proceedings for any period for which taxes are adjusted between the parties under this Agreement and for any later period. Buyer and Seller shall cooperate in pursuit of any such proceedings and in responding to
reasonable requests of the other for information concerning the status of and otherwise relating to such proceedings; provided, however, that neither party shall be obligated to incur any out-of-pocket fees, costs or expenses in responding to the
requests of the other. 
 3.5 Prorations of Contracts and Prepaid Expenses. 
 To the extent Property Contracts (as hereinafter defined) are not terminated pursuant to Section 4.2(e) below, prepaid or past due amounts under any Assigned
Contracts shall be prorated and adjusted as of the Closing Date. Buyer shall be charged for those prepaid expenses allocable to any period after the Closing Date, including, without limitation, annual permit and confirmation fees, fees for licenses
and all security or other deposits. 
 3.6 Utilities. 
 Seller shall cause all meters for electricity, gas, water, sewer or other utility usage at the Property to be read on the Closing Date, and Seller shall pay all charges
for such utility charges which have accrued on or prior to the Closing Date, provided, however, that if and to the extent such charges are paid directly by tenants, no such reading or payment shall be required. If the utility companies are unable or
refuse to read the meters on the Closing Date, all charges for such utility charges to the extent unpaid shall be prorated and adjusted as of the Closing Date based on the most recent bills therefor. If utility charges are not payable by the
tenants, Seller shall make reasonable efforts to provide notice to Buyer three (3) business days prior to the Closing Date setting forth (i) that utility meters shall be read as of the Closing Date, or (ii) that utility meters shall
not be read on the Closing Date, along with a copy of the most recent bill for any utility charges which are to be prorated and adjusted as of the Closing Date. If the meters cannot be read as of the Closing Date and, therefore, the most recent bill
is used to prorate and adjust as of the Closing Date as an adjustment at the Closing, then to the extent that the amount of such prior bill proves to be more or less than the actual utility charges for the period in question, a further adjustment
shall be made after the Closing Date in accordance with Section 3.9 hereof. 
 3.7 Rent Prorations.

 Collected rents for the then current period, and security deposits (the full amount thereof with interest earned thereon, if any), prepaid rentals,
common area maintenance charges, promotional charges, service charges, tax charges and all other incidental expenses and charges paid by tenants under the Leases, in each case to the extent collected for the current period and any future periods,
shall be apportioned and full value shall be adjusted and prorated as of the Closing Date. Except 

  

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for the Interim Leases (as hereinafter defined) and except as set forth in Schedule 3.7 or Schedule 4.1(b) hereto, all lease commissions and
all improvement allowances and improvement commitments payable or to be performed before the Closing Date with respect to the Leases shall be charged to Seller as an adjustment at the Closing. All lease commissions and all improvement allowances and
improvement commitments payable or to be performed after the Closing Date with respect to the Leases as set forth in Schedule 3.7, Schedule 4.1(b) or in the Leases shall be paid or performed by Buyer. Buyer shall be responsible for all
lease commissions, improvement allowances and improvement commitments payable or to be performed, before or after the Closing Date, with respect to the Interim Leases. For purposes hereof, “Interim Leases” shall mean (i) the
lease by and between Merrimack Valley Industrial Associates Limited Partnership and Merrill Communications LLC for approximately 126,000 square feet of rentable space at the Individual Real Property located at 515 Woburn Street, Tewksbury,
Massachusetts; (ii) the lease by and between Equity Industrial Limited Partnership V and Scholastic Book Fairs, Inc. for approximately 344,000 square feet of rentable space at the Individual Real Property located at 100 Adams Road, Clinton,
Massachusetts; (iii) the lease by and between Equity Industrial Limited Partnership V and Staples Contract & Commercial, Inc. for approximately 86,000 square feet of rentable space at the Individual Real Property located at 100 Adams
Road, Clinton, Massachusetts; and (iv) any proposed new lease, lease modification, lease amendment, lease cancellation, lease termination, lease extension, lease assignment or sublease executed by Seller with respect to any Individual Real
Property or any portion thereof after the date of this Agreement and approved or deemed approved by Buyer in accordance with Section 4.2(c) hereof. To the extent that any of the security deposits for the Property are in the form of
letters of credit, Seller shall, on or prior to the Closing, assign such letters of credit to Buyer, in accordance with the terms thereof, and take all necessary steps to cause such letters of credit to be transferred to Buyer. Any insurance
proceeds payable in connection with a pre-existing casualty at the Individual Real Property located at 111 Adams, Clinton, Massachusetts shall be payable to Seller. 
 3.8 Uncollected Rents. 
 All rentals and other charges payable in arrears and uncollected
and all other uncollected rents (including common area maintenance charges, annual adjustments thereto and annual tenant reconciliations) for the current and prior rental periods, less the reasonable third party out-of-pocket expenses of collection
thereof, shall be apportioned (if and when collected by either party), but shall not be adjusted at Closing. As to any tenants that are delinquent in the payment of rent on the Closing Date, Buyer shall use reasonable efforts (but shall not be
required to commence legal action) to collect or cause to be collected such delinquent rents following the Closing Date. Any and all rents so collected by Buyer following the Closing (less a deduction for all reasonable collection costs and expenses
incurred by Buyer) will be successively applied to the payment of (x) rent due and payable in the month in which the Closing occurs, (y) rent due and payable in the months following the month in which the Closing occurs but prior to the
month in which payment is made; and (z) rent due and payable in the months preceding the month in which the Closing occurs (up to and including the month in which payment is made). Notwithstanding the foregoing, any rent payment made by a
tenant that is identified or designated by such tenant as payment of any delinquent rent shall be applied to such delinquent rent. If all or part of any rents or other charges received by Buyer following the Closing is allocable to Seller pursuant
to the foregoing sentence, then such sums shall be promptly paid to Seller. Seller reserves the right to collect delinquent rents owed to Seller and to pursue any damages remedy Seller may have against any tenant with respect to such delinquent
rents, but shall have no right to exercise any other remedy under the Lease (including, without limitation, termination or eviction). 
  

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 3.9 Estimates. 
 In the event, on the Closing Date, the precise figures necessary for any of the foregoing adjustments are not capable of determination, then, at Buyer’s option,
those adjustments shall be made on the basis of good faith estimates of Buyer and Seller using currently available information, and final adjustments shall be made within six (6) months after the Closing Date to the extent precise figures are
determined or become available. Notwithstanding the foregoing, with respect to all year-end common area maintenance and real estate tax reconciliations with tenants under the Leases, final adjustments between Buyer and Seller shall be made within
three (3) months of the final determination of such reconciliations. 
 3.10 Adjustment Payments. 

 The net amount of all adjustments to be made under this Article 3 shall be paid on the Closing Date in immediately available funds. All post-closing
adjustments shall be made in immediately available funds. 
 3.11 Calculation of Prorations.  

Unless otherwise indicated in Section 3.4 or in the utility bills pursuant to Section 3.6, all apportionments and prorations made hereunder
shall be made based on the number of days of ownership of the Property in the period applicable to the apportionment, with Buyer entitled to income and responsible for expenses for the Closing Date. Prorations of annual payments shall be made based
on the number of days of ownership in the applicable annual period. 
 3.12 Seller’s Closing Costs. 

 At the Closing, Seller shall pay and be responsible for the amount due for (i) those deed stamps, conveyance or transfer tax, documentary tax or any
other tax or charge substituted therefor imposed in connection with the consummation of the sale contemplated hereby (the “Transfer Taxes”) indicated on Schedule 3.1 hereof as payable by Seller (but not any stamp, intangible,
mortgage or other taxes imposed in connection with any loan, mortgage, deed of trust or similar instrument obtained by Buyer); (ii) one-half (1/2) of any fees charged by the Title Company, in its capacity as the escrow agent hereunder;
(iii) recording charges for any instrument which releases or discharges any lien as required by Article 6 hereto; and (iv) Seller’s counsel’s fees and expenses. 
 3.13 Buyer’s Closing Costs. 
 At the Closing, Buyer shall pay and be responsible for (i) those Transfer Taxes indicated on Schedule 3.1 hereof as payable by Buyer, and the entire amount due for any stamp, intangible, mortgage, or other taxes imposed in
connection with any loan, mortgage, deed of trust or similar instrument obtained by Buyer; (ii) recording charges (other than as listed in Section 3.13 above); (iii) charges necessary to obtain the surveys described in
Section 6.1 below; (iv) charges necessary to obtain the title insurance policies and all endorsements thereto described in Section 6.1 below; (v) one-half (1/2) of the fees charged by the Title Company, in its
capacity as the escrow agent hereunder; and (vi) Buyer’s counsel’s fees and expenses. 
  

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 3.14 Closing Statement. 
 Seller shall prepare a draft closing statement or provide Buyer with sufficient information to prepare a draft closing statement at least five (5) business days
prior to the Closing. 
 3.15 Survival. 
 The provisions of this Article 3 shall survive the Closing. 
 ARTICLE 4 
 Representations, Warranties, Covenants and Agreements 
 4.1 Seller’s Representations and Warranties. 
 Seller makes the representations and
warranties to Buyer which are set forth below, as of the date of this Agreement and as of the Closing Date, provided that Buyer acknowledges and agrees that each of such representations and warranties is expressly qualified by any information set
forth in the Due Diligence Materials. Buyer hereby acknowledges and agrees (i) that, except as otherwise specifically set forth herein, Buyer has entered into this Agreement with the intention of making and relying upon its own investigation of
the physical, environmental, economic and legal condition of the Property, and (ii) that, other than as specifically set forth below in this Section 4.1, Seller is not making and has not at any time made any representation or
warranty of any kind or nature, either oral or written, directly or indirectly, expressed, implied, statutory or otherwise, with respect to the Property, including, without limitation, representations or warranties as to habitability,
merchantability, fitness for a particular purpose, title (other than Seller’s limited warranty of title set forth in the Deeds), zoning, tax consequences, latent or patent physical or environmental condition, health or safety matters,
utilities, operating history or projections, valuation, projections, the applicability of any laws, rules or regulations or compliance therewith. Based upon Buyer’s familiarity with the Property, Buyer’s due diligence relating the Property
and Buyer’s experience and knowledge as to the market in which the Property is situated and as to investment in and operation of real estate in the nature of the Property and commercial real estate in general, Buyer shall purchase the Property
on the Closing Date in its “AS IS, WHERE IS AND WITH ALL FAULTS” condition, without any representation or warranty whatsoever, as aforesaid, except as expressly set forth in this Section 4.1, and Buyer fully assumes the risk
that adverse latent or patent physical, structural, environmental, economic or legal conditions may not have been revealed by Buyer’s investigations. Seller and Buyer acknowledge that the Purchase Price to be paid to Seller for the Property has
taken into account that the Property is being sold subject to the foregoing provisions of this Section 4.1. Any liability of Seller hereunder shall be joint and several, and Seller hereby agrees that it shall maintain, during the
Survival Period (as defined herein), a combined net worth of no less than Ten Million and 00/100 Dollars ($10,000,000.00) 
 (a) As of
April 20, 2007 (the “Consent Date”), this Agreement shall have been duly authorized, executed and delivered by each party comprising the Seller and all consents hereto required under Seller’s organizational documents or by
law shall have been obtained. All documents that are to be executed by Seller and delivered to Buyer on the Closing Date will be, as of the Closing Date, duly executed, authorized and delivered by Seller. This Agreement, as of the Consent Date, and
all such documents, as of the Closing Date, shall be legal, valid and binding obligations of Seller, enforceable in accordance with their terms, and will not, as of the Consent 

  

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Date and as of the Closing Date, violate any provisions of any agreement or judicial or administrative order to which Seller is a party or to which Seller or
the Property (or any portion thereof) is subject. 
 (b) Except as set forth in Schedule 4.1(b) attached hereto, there are no actions,
suits or proceedings (including arbitration proceedings) pending or, to Seller’s knowledge, threatened against Seller, the Property or Seller’s interest therein, at law or in equity or before or by any federal, state, municipal or other
governmental department, commission, board, bureau, agency or instrumentality. 
 (c) Except as set forth in Schedule 4.1(c) attached
hereto, to Seller’s knowledge there are no condemnation actions against or relating to the Property or any portion thereof, nor has Seller received any written notice of any such action being contemplated. 
 (d) There are no leases affecting the Property as of the date hereof except as listed in the rent roll (the “Rent Roll”) attached hereto
as Schedule 4.1(d) (the “Leases”). True, accurate and complete copies of the Leases have been delivered to Buyer. Each of the Leases is in full force and effect according to the terms set forth therein and, except as set
forth in Schedule 4.1(d), has not been modified, amended or altered. Except as set forth in the Leases, no tenant under a Lease has the right (i) to terminate such Lease prior to the scheduled expiration thereof; or (ii) to purchase
the Property or any part thereof. Except as set forth on Schedule 4.1(d), to Seller’s knowledge no tenant under a Lease is in default under any material provision of its Lease. Except as set forth on Schedule 4.1(d), no tenant
under a Lease is in arrears in the performance of any monetary obligation required of it under its Lease beyond any applicable notice and cure period. Except as set forth on Schedule 4.1(d) or Schedule 4.1(b), Seller has not received
any written notice of a landlord default from any tenant under a Lease. Except as set forth on Schedule 4.1(d) or in the Leases, Landlord has not entered into any agreement to undertake any tenant improvement work under any of the Leases.
Except as set forth on Schedule 3.7 or in the Leases, Landlord has not entered into any agreement to pay any leasing commissions and knows of no such agreement which would be binding on the Buyer. Except as set forth on Schedule
4.1(d), no amount payable by any tenant under any Lease has been prepaid for more than one (1) month in advance of the due date thereof. All security deposits under a Lease are listed in Schedule 4.1(d) and shall be assigned or
credited to Buyer, as Buyer elects, at the Closing. The amount so credited to Buyer shall be considered an adjustment due to Buyer under Article 3 above. 
 (e) Except for the Leases and except as listed on Schedule 4.1(e), there are no other contracts or agreements related to the use, ownership or operation of the Property to which Seller is a party which would be
binding on Buyer after the Closing. True, correct and complete copies of all contracts listed on Schedule 4.1(e) (the “Property Contracts”) have been delivered to Buyer. 
 (f) To Seller’s knowledge, Seller is not in default under any of the covenants, easements or restrictions, including, without limitation, any
environmental covenants, encumbering the Property or any constituent or portion thereof which has not been cured or waived. 
  

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 (g) All financial information relating to the operation and maintenance of the Property which has been or
will be delivered to Buyer is true, accurate and complete in all material respects. 
 (h) A list of all final environmental reports prepared
on behalf of Seller or in Seller’s possession or, to Seller’s knowledge, in the possession of any of Seller’s consultants or engineers, is set forth in Schedule 4.1(h) attached hereto (“Seller’s Environmental
Reports”). Except as set forth in the Seller Environmental Reports or as otherwise set forth on Schedule 4.1(h), (i) Seller has not entered into any consent decree or administrative order for any alleged violation of laws
relating to Hazardous Materials, as hereinafter defined (the “Environmental Laws”); (ii) during the period of Seller’s ownership of the applicable Property, Seller has not received any summons, citation, directive, order,
claim, pleading, investigation, proceeding, judgment, letter or any other written communication alleging a violation of or asserting liability under any Environmental Law from the United States Environmental Protection Agency (“USEPA”),
any other governmental authority, or any other person; (iii) Seller has not, nor, to Seller’s knowledge, has any tenant generated, stored or disposed of any Hazardous Materials at the Property or transported any Hazardous Materials off
site from the Property except in accordance with applicable Environmental Laws; (iv) to Seller’s knowledge, there are no underground storage tanks located at the Property; (v) to Seller’s knowledge, there is no
asbestos-containing materials or presumed asbestos-containing materials at the Property; and (vi) the Property, or any parcel thereof, is not an “establishment” as that term is defined pursuant to Conn. Gen. Stat. section 22a-134 et
seq. For purposes hereof, “Hazardous Materials” means any petroleum, petroleum product, fuel oil, waste oil, explosive, and any other substance currently defined as or included in the definition of “hazardous substances,”
“hazardous wastes,” “hazardous materials,” “pollutants” or “toxic substances” under United States or analogous state laws or regulations. 
 (i) Except as set forth in the Leases, Seller has not entered into any contracts other than this Agreement for the sale of the Property or any
constituent or portion thereof which are currently binding on Seller. 
 (j) Seller has not, to Seller’s knowledge, failed to provide
Buyer with any information with respect to the Property that would be material to a prudent purchaser thereof. 
 (k) Seller is in compliance
with, and, to Seller’s knowledge, all beneficial owners of Seller are, in compliance with the requirements of Executive Order No. 13224, 66 Fed Reg. 49079 (September 25, 2001) (the “Order”) and other similar requirements
contained in the rules and regulations of the Office of Foreign Asset Control, Department of the Treasury (“OFAC”) and in any enabling legislation or other Executive Orders in respect thereof (the Order and such other rules, regulations,
legislation, or orders are collectively called the “Orders”). Neither Seller nor, to the best of Seller’s knowledge, any beneficial owner of Seller: 
 (1) is listed on the Specially Designated Nationals and Blocked Persons List maintained by OFAC pursuant to the Order and/or on any other list of terrorists or terrorist organizations maintained pursuant to any of the
rules and regulations of OFAC or pursuant to any other applicable Orders (such lists are collectively referred to as the “Lists”); 
 (2) has been determined by competent authority to be subject to the prohibitions contained in the Orders; or 
  

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 (3) is owned or controlled by, nor acts for or on behalf of, any person or entity on the Lists or any
other person or entity who has been determined by competent authority to be subject to the prohibitions contained in the Orders. 
 (l)
Neither Seller nor any constituent partner thereof is a foreign corporation, foreign partnership or foreign estate (as such terms are defined in Section 1445 of the Internal Revenue Code). 
 For purposes of this Agreement, phrases such as “to Seller’s knowledge” or “of which Seller has knowledge” shall mean the actual
knowledge of Donald A. Levine, Lewis Heafitz, Neal Shalom, Bruce Levine and Charles Kibbee (individually and collectively, the “Knowledge Parties”), and shall not be construed, by imputation or otherwise, to refer to the knowledge
of any affiliate of Seller, to any property manager, or to any other officer, agent, manager, representative or employee of Seller or any affiliate thereof, or to impose on the Knowledge Parties any duty to investigate the matter to which such
actual knowledge, or the absence thereof, pertains. This definition of “knowledge” is intended solely to establish the scope of facts that shall be considered known by Seller for the purposes of this Agreement and not to impose on the
Knowledge Parties any personal liability. 
 The foregoing representations and warranties shall be continuing and shall be true and correct
on and as of the Closing Date with the same force and effect as if made on that date. If any of the foregoing representations and warranties is not true when made, or when remade at Closing, Buyer may consider such misrepresentation to be a default
under this Agreement, entitling Buyer to pursue the remedies set forth in and as limited by Section 11.1; provided, however, that Buyer shall not make any post-Closing claim on account of a breach of any representation or warranty of
Seller hereunder (i) unless the damages incurred with respect to any such individual claim exceed Ten Thousand and 00/100 Dollars ($10,000.00) (a “Material Claim”); and (ii) unless and until the aggregate measure of
such Material Claims exceeds Five Hundred Thousand and 00/100 Dollars ($500,000.00). If any of the foregoing representations and warranties is true as of the date hereof, but is materially untrue as of the Closing Date as a result of a matter,
circumstance or event beyond the reasonable control of Seller, and provided that Buyer is aware of such untruth prior to the Closing Date, Buyer shall not be entitled to consider the untruth of the representation or warranty as an event of default
under this Agreement, except as set forth in Section 11.1 below, but instead Buyer may, at its election and as its sole remedy, terminate this Agreement (except for those obligations that expressly survive such termination) by delivery
of written notice to Seller, and in that event Buyer shall be entitled to a return of the Escrow Deposit from the Title Company. In addition and notwithstanding any provision herein to the contrary, in the event that at or prior to Closing, Buyer is
aware of the untruthfulness or material inaccuracy of any of the Seller’s representations and warranties made hereunder or in any Closing document, and Buyer proceeds with the Closing, Buyer shall be estopped from claiming a breach of such
representation or warranty following Closing. Seller’s representations and warranties shall survive Closing only for a period of one (1) year from the Closing Date (the “Survival Period”). 
  

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 4.2 Seller’s Covenants. 
 Seller hereby covenants and agrees with Buyer that: 
 (a) At
all times from the execution of this Agreement to the Closing Date, it shall maintain the Property in substantially the same condition as the same is in as of the date of this Agreement, subject only to reasonable use and wear and the terms of
Article 9 hereof. 
 (b) At all times from the execution of this Agreement to the Closing Date, it shall maintain or cause the
tenants to maintain in force fire and extended coverage casualty insurance on the Improvements. 
 (c) From and after the date hereof through
the Closing Date, Seller may not enter into new leases affecting the Property or any portion thereof or modify, amend, cancel, terminate, extend or change the terms of any existing Lease or Permitted Exception (as hereinafter defined), without the
prior written consent of Buyer, which consent shall not be unreasonably withheld, conditioned or delayed. From and after the date hereof, Seller shall notify Buyer of any prospective proposed new lease, lease modification, lease amendment, lease
cancellation, lease termination, lease extension, lease assignment or sublease setting forth the economic terms of the prospective proposed new lease, lease modification, lease amendment, lease cancellation, lease termination, lease extension, lease
assignment or sublease as well as information as to the financial status and strength of any prospective replacement tenant. Buyer shall have five (5) business days to review such summary and a second five (5) business day period to review
the final agreement, once drafted. If Buyer does not object in writing during either such five (5) day period, then Buyer shall be deemed to have accepted the proposed new lease, lease modification, lease amendment, lease cancellation, lease
termination, lease extension, lease assignment or sublease. 
 (d) Except as otherwise expressly set forth herein, from and after the date
hereof through the Closing Date, Seller shall not enter into any new contracts or agreements which are not terminable at Closing or place any encumbrance on the Property, without the prior written consent of Buyer, which shall not be unreasonably
withheld, conditioned or delayed. 
 (e) Seller shall terminate, as of the Closing Date, those Property Contracts which are terminable
without cost, unless Buyer requests otherwise by written notice to Seller prior to the expiration of the Inspection Period. Any Property Contracts which are designated by Buyer as contracts or agreements which should not be terminated shall, if
assignable, be assigned to Buyer at Closing, which assignment shall be without recourse to Seller (the “Assigned Contracts”). 
 (f) Seller shall make all records, invoices, bills and other information and materials relating to the operation of the Property available for Buyer to inspect and copy. 
 (g) As more particularly set forth in Section 7.2(d) below, Seller shall prepare tenant estoppel certificates for each tenant under the
Leases in the form attached to or described in each Lease, if there is a form attached to or described in such Lease, or in the form customarily used by such tenant, and otherwise in the form attached hereto as Schedule 4.2(g) and submit the
same to all such tenants. 
 (h) Seller shall assign to Buyer at Closing all warranties relating to the Property which may be assigned, which
assignment shall be without recourse to Seller. 
 (i) During the pendency of this Agreement, neither Equity Industrial Partners Corp.
(“EIP”), nor any of the entities comprising Seller, nor any of their respective officers, 

  

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employees, members, partners or affiliates shall solicit or enter into any discussions relating to or regarding the sale, refinancing, recapitalization,
entering into a partnership or joint venture or any similar agreements or transactions with regard to the Property or any portion thereof; provided, however, that the foregoing covenant shall not be deemed to prohibit EIP, any of the entities
comprising Seller, or any of their respective officers, employees, members, partners or affiliates from soliciting or entering into any discussions relating to or regarding any financing, refinancing or recapitalization arrangements with respect to
the Property with Seller’s existing lenders. 
 (j) Prior to the Closing Date, Seller shall complete the repair work set forth on
Schedule 4.2(j) hereto. 
 4.3 Buyer’s Representations and Warranties. 
 Buyer hereby represents and warrants to Seller as of the date of this Agreement and as of the Closing Date that this Agreement has been duly authorized, executed and
delivered by Buyer and all consents required under Buyer’s organizational documents or by law have been obtained. All documents that are to be executed by Buyer and delivered to Buyer on the Closing Date have been, or on the Closing Date will
be, duly executed, authorized and delivered by Buyer. This Agreement and all such documents are, and on the Closing Date will be, legal, valid and binding obligations of Buyer, enforceable in accordance with their terms and do not, and, at the time
of the Closing Date will not, violate any provisions of any agreement or judicial or administrative order to which Buyer is a party or to which Buyer or the Property (or any portion thereof) is subject. 
 ARTICLE 5 
 Access, Inspection,
Diligence 
 5.1 Inspections. 
 Seller agrees that Buyer and its authorized agents or representatives shall be entitled to enter upon the Real Property and the Improvements during normal business hours upon advance written notice to Seller to make
such investigations, studies and tests including, without limitation, tenant interviews, surveys, and engineering studies, as Buyer deems necessary or advisable, all as more specifically set forth below. Unless Seller otherwise agrees, Buyer and its
agents and representatives must be accompanied by a designated representative of Seller during the course of any such investigations or tests. Buyer shall not interview or otherwise contact a tenant without Seller’s prior written consent, which
consent shall not be unreasonably withheld, conditioned or delayed. 
 All investigations performed by Buyer hereunder (the “Property
Investigations”) shall be at Buyer’s sole cost and expense and shall be performed without causing any material damage to the Property or any interruption in the business operations of any tenants at the Property. To the extent that
Buyer desires to gain access to space currently occupied by tenants, Buyer shall notify Seller and Seller shall arrange with the specific tenant a time reasonably satisfying to both Buyer and such tenant for such access. Buyer shall take all
reasonable precautions to minimize the impact of such Property Investigations on the Property and shall restore the Property in a timely manner at Buyer’s sole cost to the condition that existed immediately prior thereto. Buyer and Seller
hereby acknowledge and agree that Buyer’s Property Investigations may include surveying 

  

 14 

 
and engineering studies and a Phase I or Phase II environmental site assessment. Buyer shall obtain Seller’s advance approval of the scope of any
proposed Property Investigation, particularly as it may involve the investigation of ground water or subsurface soil conditions, and Buyer shall allow Seller’s representative to be present during any such Property Investigations. Except as
specifically provided below, Buyer shall keep confidential and not to disclose the results of any Property Investigations or the contents of any Seller Environmental Reports. 
 In the event that Buyer determines that Buyer is required by applicable law to notify a federal, state or local governmental agency or any other party
with respect to the conditions at the Property as a result of any Property Investigation, Buyer shall immediately notify Seller of such requirement and Seller shall make such disclosure as Seller determines to be appropriate. If Seller determines
not to notify such public agency or other party after such notice and Buyer feels that Buyer is still required by law to make such disclosure and so notifies Seller, Seller shall hire an independent consultant reasonably approved by Buyer to make
the determination of whether such public disclosure is required and such determination will be binding upon both parties hereto. 
 Buyer
hereby assumes all risk associated with the Property Investigations and agrees to indemnify, defend and hold Seller and its tenants, employees, consultants and contractors harmless against any claim or demand on account of any loss, damage or injury
to any person or property by reason of any act, omission or negligence by Buyer or any of its consultants or employees in connection with the Property Investigations, except such as may arise out of the mere discovery of existing conditions on the
Property. Buyer agrees at all times during the entries onto the Property that either Buyer or its contractors shall carry comprehensive general liability insurance on an occurrence basis (including contractual liability, contractor’s protective
liability, personal injury and property damage coverage) in a combined single limit of at least $1,000,000, with a deductible of no more than $50,000, employer’s liability in the amount of $500,000 (each accident) and the statutory limit with
respect to workers compensation, and shall provide Seller with evidence of such insurance coverage, if requested, prior to any entry onto the Property. 
 5.2 Due Diligence Materials. 
 Buyer and Seller hereby agree and acknowledge that Seller has heretofore
provided Buyer with the information and materials listed on Schedule 5.2 attached hereto (the “Due Diligence Materials”). Seller shall, during normal business hours, upon advance written notice to Seller, make all books,
records, plans, building specifications, contracts, agreements or other instruments or documents contained in Seller’s files relating to the construction, operation and maintenance of the Property available to Buyer where such files are located
or, at Seller’s election, at the offices of Equity Industrial Partners Corp. at 145 Rosemary Street, Needham, Massachusetts. 
 5.3
Review of Materials. 
 Subject to the terms and conditions of the Right of Entry Agreement, Buyer shall have the right to commence and
actively pursue such due diligence as it may deem prudent. 
 5.4 Inspection Period. 
 On or before April 23, 2007 (the “Inspection Period Commencement Date”), Buyer shall immediately commence its due diligence inspections, including
ordering any third-party reports. 

  

 15 

 
Buyer shall notify Seller no later than May 14, 2007 (the “Inspection Period”) of any objectionable matters revealed in Buyer’s
inspection of the Property (“Inspection Period Objections”). In the event that Buyer’s due diligence shall reveal any Inspection Period Objections, then Buyer may elect, by written notice to Seller, on or before 5:00 p.m.
Eastern Time on the expiration of the Inspection Period, not to proceed with the transaction described herein. In such event, the Title Company is hereby required to return the Escrow Deposit in accordance with the Deposit Escrow Agreement and this
Agreement shall be null and void without recourse to either party hereto. 
 Notwithstanding anything to the contrary contained herein, in
the event Buyer has been unable to obtain, despite its due diligence, (i) a final third-party environmental report with respect to any Individual Real Property; or (ii) a Survey (as hereinafter defined) with respect to any Individual Real
Property on or before the expiration of the Inspection Period, Buyer shall so notify Seller, which notice shall identify the Individual Real Property or Properties affected, and thereupon the Inspection Period shall be extended for a further period
of ten (10) days with respect to such Individual Real Property or Properties only; provided, however, that Buyer may exercise its termination right under this Section 5.4 only if any such new environmental report or Survey reveals
adverse matters which are material in nature and which did not appear in the Due Diligence Materials. 
 ARTICLE 6 
 Title and Survey 
 6.1
Title and Survey Review. 
 Buyer shall, prior to the end of the Inspection Period, review the Due Diligence Materials relating to title
and survey matters. Buyer shall cause to be prepared for its behalf title insurance commitments, including such affirmative insurance and endorsements as Buyer may desire (the “Title Commitments”). Buyer shall also cause to be
prepared ALTA/ACSM as built surveys of the Real Property, certified to Buyer, the title insurance company, and any lender of Buyer (and Buyer shall make reasonable efforts, which efforts shall not require Buyer to incur additional costs and
expenses, to have such surveys also certified to Seller) (the “Surveys”). Such Title Commitments and Surveys are referred to herein as the “Title Evidence.” 
 6.2 Title Objection. 
 Prior to the
expiration of the Inspection Period, Buyer may make such written objections (“Title Objections”) to the form and/or contents of the Title Evidence as Buyer may wish. Buyer’s failure to make a Title Objection with respect to a
particular matter prior to the expiration of the Inspection Period will constitute a waiver of Title Objections with respect to that particular matter. Any title matter existing as of the date hereof and not objected to by Buyer prior to the
expiration of the Inspection Period shall be a “Permitted Exception” hereunder. 
 6.3 Seller’s Cure of Title
Objections. 
 If Buyer serves a notice of Title Objections and provides Seller with a description of the Title Objection, Seller may, but shall
not be obligated to, elect to remove the basis for the Title 

  

 16 

 
Objection, provided, however, that Seller shall be obligated to undertake such cure with respect to all Title Objections which can reasonably be cured at a
cost not to exceed One Million and 00/100 Dollars ($1,000,000.00) and all Monetary Liens (as defined below). If Seller notifies Buyer in writing that it elects not to attempt to cure any Title Objections raised by Buyer, then Buyer may within three
(3) business days of receipt of such notice elect to (i) terminate this Agreement and receive a refund of the Escrow Deposit, or (ii) proceed to close without any reduction in the Purchase Price. Notwithstanding the foregoing, Seller
shall remove or cure by payment of funds from the Closing any voluntary liens securing payment of an ascertainable amount (“Monetary Liens”). The Closing shall be extended for a period of up to thirty (30) days to permit Seller
to cure any Title Objections which it elects to attempt to cure or is required to cure as set forth above (the “Cure Period”). Seller shall remove any encumbrances or exceptions to title which are created by, through or under Seller
after the date of the applicable Title Commitments and which are not consented to by Buyer under the terms hereof. Buyer shall have the right to a dollar-for-dollar adjustment under Article 3 in favor of Buyer in the amount of any Monetary
Liens which are unsatisfied on the Closing Date. If the Title Objections are not cured prior to Closing as extended for the Cure Period, Buyer shall have the option as its sole and exclusive remedies to (i) terminate this Agreement and receive
a refund of the Escrow Deposit, or (ii) proceed to close without any reduction in the Purchase Price. If Buyer elects the latter, any uncured Title Objections shall be deemed Permitted Exceptions. If this Agreement is terminated pursuant to
this Section 6.3 or Section 5.4, then Buyer shall deliver to Seller copies of the surveys, if any, and the test results obtained by it with respect to the Property. 
 6.4 Required State of Title. 
 At the
Closing, Seller shall convey to Buyer (or to Buyer’s nominee), by the type of deed set forth on Schedule 6.4 hereto with respect to each Individual Real Property (collectively, the “Deeds”), good and clear record and
marketable fee simple title to all of the Land and the Improvements free and clear of any and all tenancies and other occupancies, liens, encumbrances, conditions, easements, assessments, restrictions and other conditions, except for the following:

 (a) The lien, if any, for real estate taxes not yet due and payable; 
 (b) the Leases; 
 (c) the Permitted
Exceptions; and 
 (d) provisions of existing building and zoning laws and ordinances. 
 Notwithstanding anything herein to the contrary, Buyer and Seller hereby agree and acknowledge that, pursuant to that certain Lease, dated as of September 19, 2006
(the “Compass Lease”), by and between Partners Community Healthcare, Inc. and Compass Medical, P.C., as tenant (collectively, “Compass”), and Equity Industrial E. Bridgewater Limited Partnership, as landlord (the
“Landlord”), with respect to certain property located in East Bridgewater, Massachusetts (the “Compass Premises”) and adjacent to the Individual Real Property located at 600 North Bedford Street, East Bridgewater,
Massachusetts (the “E. Bridgewater Property”), (i) Compass has the right of first refusal with respect to the lease of any space in, inter alia, the E. Bridgewater Property if the owner of the E. Bridgewater Property
intend to lease any portion thereof to a Medical Service Provider (as such term is defined in the Compass Lease) (the “Compass ROFR”); and (ii) Landlord has agreed that it shall not permit, inter alia, the owner of the
E. 

  

 17 

 
Bridgewater Property to lease any portion of the E. Bridgewater Property during the term of the Compass Lease for the conduct of any medical services set
forth in Exhibit F to the Compass Lease or to sell or lease any portion of the E. Bridgewater Property to any of the medical service providers set forth in Exhibit G to the Compass Lease (the “Compass Exclusive”). Buyer hereby
agrees to comply with the foregoing restrictions and to permit Seller to record with respect to the E. Bridgewater Property a notice of the Compass ROFR and a restrictive covenant reflecting the Compass Exclusive in accordance with the terms of the
Compass Lease and otherwise in such form as may be mutually agreed upon by Buyer and Seller prior to the expiration of the Inspection Period and such notice and covenant shall constitute a Permitted Exception hereunder. 
 Evidence of conveyance of title in accordance with the requirements of this Section 6.4 shall be the issuance by the Title Company of ALTA
extended coverage policies of title insurance with respect to each Individual Real Property, or the functional equivalent in any states where portions of the Property are located that do not issue such form of title policy, in the aggregate amount
of the Purchase Price subject to the matters set forth in clauses (a) – (d) of this Section 6.4 and with such endorsements or supplemental coverage as the Title Company shall have committed to have issued prior to the
expiration of the Inspection Period (the “Title Policy”). 
 6.5 Personal Property and Intangible
Property. 
 At the Closing, Seller shall convey the Personal Property and Intangible Property, if any, to Buyer by bill of sale and assignment
substantially in the form of Schedule 6.5 hereto. 
 ARTICLE 7 
 Conditions to Seller’s and Buyer’s Performance 
 7.1
Conditions to Seller’s Obligations. 
 The obligations of Seller to consummate the transaction contemplated by this Agreement are,
in addition to the other terms and conditions of this Agreement, subject to the following (any one or more of which may be waived in whole or in part by Seller at its discretion): 
 (a) Buyer having performed in all material respects all covenants and obligations required by this Agreement to be performed by Buyer on or prior to the
Closing Date; and 
 (b) Payment of the Purchase Price, as adjusted and prorated hereunder. 
 7.2 Conditions to Buyer’s Obligations. 
 The obligations of Buyer to consummate the transaction contemplated by this Agreement are, in addition to the other terms and conditions of this Agreement, subject to the following (any one or more of which may be waived in whole or in part
by Buyer at its discretion): 
 (a) The representations and warranties made by Seller in this Agreement being true and correct in all material
respects on and as of the Closing Date with the same force and effect as though such representations and warranties had been made as of the Closing Date, and Seller shall deliver a certificate to such effect at Closing; 
  

 18 

 (b) Seller having performed in all material respects all covenants and obligations in all material
respects required by this Agreement to be performed by Seller on or prior to the Closing Date; 
 (c) All Property Contracts which are
terminable by Seller and not being assigned to Buyer shall have been terminated in accordance with Section 4.2(e) above; 
 (d)
Receipt by Buyer at least five (5) business days prior to the Closing of (i) estoppel certificates dated within thirty (30) days of the Closing Date in the form required by Section 4.2(g) from tenants leasing at least
seventy percent (70%) of the floor area of the Improvements and from all tenants under the Leases leasing in excess of 10,000 square feet in the Property; and (ii) with respect to any tenants for which an estoppel certificate is not
received at least five (5) business days prior to the Closing Date, Seller shall provide a substitute representation and warranty from Seller with respect to each tenancy covering the lease matters that would be covered in such tenant
certificate. Such Seller representation and warranty shall be in form and substance reasonably acceptable to Buyer and shall survive the Closing and continue in effect for the Survival Period unless subsequent to the Closing Seller delivers an
acceptable estoppel certificate from such tenant as provided for herein; 
 (e) Subordination, non-disturbance and attornment agreements
(“SNDAs”) from all tenants under the Leases, which SNDAs shall be acceptable to Buyer if they are substantially in the form set forth in the applicable Lease or substantially in the form previously delivered by such tenant to
Seller’s lender; 
 (f) The Title Company is prepared to issue as of the Closing the Title Policy; 
 (g) Subject to Article 9 hereof, between the expiration of the Inspection Period and the Closing Date there shall have occurred no material
adverse change in (i) the condition of the Property or (ii) title to the Property, such as the appearance of title matters not previously disclosed in the Title Commitment; and 
 (g) Between the expiration of the Inspection Period and the Closing Date, there shall have occurred no material adverse change in the Rent Roll attached
hereto as Schedule 4.1(d) which causes the aggregate net operating income for the Property as of the Closing Date to be less than Thirty Seven Million and 00/100 Dollars ($37,000,000.00) per annum, as evidenced by (i) any updated Rent
Roll delivered to Buyer prior to the Closing, (ii) any estoppel certificates received by Buyer pursuant to this Agreement, or (iii) any other documents or information delivered to Buyer pursuant to this Agreement. 
 ARTICLE 8 
 Closing

 8.1 Escrow Closing. 
 Except as otherwise expressly provided in this Agreement, the consummation of the transaction contemplated in this Agreement (the “Closing”) shall occur through an escrow closing arrangement on the date which is thirty
(30) days after the expiration of the Inspection Period (the 

  

 19 

 
“Closing Date”); provided, however, that Buyer shall have the right to extend the Closing Date for two (2) periods of fifteen
(15) days each (each such fifteen-day period being referred to herein as an “Extension Period”), if such extension is required in order to enable Buyer to finalize its financing arrangements for its acquisition of the Property,
by written notice to Seller at least five (5) business days prior to the originally-scheduled Closing Date with respect to the first such extension, and at least five (5) business days prior to the expiration of the first Extension Period
with respect to the second such extension. Buyer hereby agree that it shall reasonably cooperate with Seller in order to accommodate Seller’s schedule for defeasing certain existing loans encumbering the Property, provided, however, that Buyer
shall not be required to agree to the release of any Closing proceeds until such time as the Title Company is prepared to issue the Title Policy to Buyer in accordance herewith. It is agreed that time is of the essence in this Agreement. 

8.2 Seller’s Closing Deliveries. 
 On the Closing Date Seller shall deliver or cause to be delivered at its expense each of the following items to Buyer: 
 (a) Duly
executed and acknowledged Deeds conveying the Real Property and the Improvements to Buyer with title as provided in Section 6.3, such Deeds to be as set forth on Schedule 6.4 with respect to each Individual Real Property;

 (b) A duly executed bill of sale and assignment conveying the Personal Property and Intangible Property to Buyer; 
 (c) A duly executed assignment and assumption agreement regarding leases, rents, contracts, deposits, escrow accounts etc. (the “Assignment of
Leases”); 
 (d) A duly executed assignment and assumption of the Assigned Contracts and the Intangible Property (the
“Assignment of Contracts”) together with original counterparts of the Assigned Contracts and any warranties and guaranties and agreements governing the Intangible Property; 
 (e) A certificate or certificates of non-foreign status from Seller; 
 (f) Customary affidavits sufficient for the Title Company to delete any exceptions for parties in possession (other than tenants under Leases and those claiming under or through them), mechanic’s or
materialmen’s liens from Buyer’s title policy; 
 (g) Evidence reasonably satisfactory to the Title Company of Seller’s
authority to convey the Property pursuant to this Agreement, in form and substance satisfactory to Buyer and the Title Company; 
 (h) A
counterpart original of the closing statement setting forth the Purchase Price, the closing adjustments and the application of the Purchase Price as adjusted; 
 (i) Original, fully executed tenant estoppel certificates or Seller’s warranty and representation as provided in Section 7.2(d) 
 (j) Original, fully executed SNDAs as provided in Section 7.2(e); 
  

 20 

 (k) Original executed notices to tenants regarding the transfer of the Property in the form of
Schedule 8.2(k) attached hereto; 
 (l) A duly executed Management Contract (as hereinafter defined); 
 (m) Any and all transfer tax returns, declarations of value or other documents required under applicable law or necessary for recordation of the Deeds;

 (n) Evidence that all Property Contracts (other than the Assigned Contracts and as otherwise provided in Section 4.2(e)) have
been terminated; 
 (o) All books, records, plans, specifications, contracts, agreements and other instruments or documents to the extent
requested by Buyer and in the possession of Seller related to the construction, operation and maintenance of the Property; 
 (p) Keys to all
locks on the Property in Seller’s possession or control, if any; and 
 (q) A certificate from Seller stating that all representations
and warranties set forth in Section 4.1 hereof remain true, accurate and complete in all material respects as of the Closing Date or, if any of the representations and warranties are not true, accurate or complete, stating with
specificity any exceptions thereto. 
 8.3 Buyer’s Closing Deliveries. 
 On the Closing Date Buyer shall deliver or cause to be delivered at its expense each of the following to Seller: 
 (a) Evidence reasonably satisfactory to the Title Company of Buyer’s authority to enter into the transaction contemplated hereunder, in form and
substance satisfactory to Buyer and the Title Company; 
 (b) A counterpart original of the closing statement setting forth the closing
adjustments; 
 (c) A duly executed counterpart of the Assignment of Leases; 
 (d) A duly executed counterpart of the Assignment of Contracts; and 
 (e) A duly executed counterpart of the Management Contract. 
 8.4 Delivery of Deposit.

 On the Closing Date the Title Company shall deliver or cause to be delivered the Escrow Deposit pursuant to the terms of the Deposit Escrow Agreement.

  

 21 

 ARTICLE 9 
 Casualty and Condemnation 
 9.1 Damage or Destruction/Eminent Domain.

 Buyer is bound to purchase the Property as required by the terms of this Agreement without regard to the occurrence or effect of any damage to or
destruction of the Property or condemnation of the Property by right of eminent domain, provided that the occurrence of any damage or destruction to the Property involves repair costs equal to or less than $10,000,000.00 (“Damage Threshold
Amount”), and any condemnation does not materially and adversely affect the use and value of the Property (“Immaterial Condemnation”). If Buyer is so bound to purchase the Property notwithstanding the occurrence of damage,
destruction or condemnation, then upon the Closing: (i) in the event of damage covered by insurance or an Immaterial Condemnation occurring during the period prior to the Closing Date, Buyer shall receive a credit against the Purchase Price for
such Property in the amount (net of collection costs and costs of repair reasonably incurred by the Seller and not then reimbursed) of any insurance proceeds or condemnation award collected and retained by the Seller as a result of any such damage,
destruction or condemnation, plus (in the case of damage) the amount of the deductible portion of the Seller’s insurance policy, and the Seller shall assign to Buyer all rights to such net insurance proceeds or condemnation awards as shall not
have been collected prior to the Closing; and (ii) in the event of damage not covered by insurance, Buyer shall receive a credit (not to exceed $10,000,000.00) in the amount of the estimated cost to repair such damage. 
 9.2 Major Casualty. 
 If any of the
Improvements are damaged by fire or any other casualty (the cost for repair of which is reasonably estimated to exceed the Damage Threshold Amount) and are not substantially restored to the condition immediately prior to such casualty before the
Closing Date, Buyer shall have the following elections: 
 (a) to acquire the Property in its then condition and pay the Purchase Price
without regard to the casualty, in which event Seller shall pay over or assign to Buyer, on delivery of the Deeds, (i) all amounts recovered or recoverable by Seller on account of any insurance as a result of such casualty, less amounts
reasonably expended by Seller for partial restoration; and (ii) an amount of money equal to Seller’s deductible and (iii) in the event of damage not covered by insurance, Buyer shall receive a credit (not to exceed $10,000,000) in the
amount of the estimated cost to repair such damage; or 
 (b) to terminate this Agreement in which event the Title Company shall return the
Escrow Deposit pursuant to the terms of the Deposit Escrow Agreement, this Agreement shall terminate and neither Seller nor Buyer shall have any recourse against the other. 
 9.3 Material Condemnation. 
 If any
portion of or interest in the Property shall be taken or is in the process of being taken by exercise of the power of eminent domain or if any governmental authority notifies Seller prior to the Closing Date of its intent to take or acquire any
portion of or interest in the Property, and such condemnation would materially and adversely affect the value of the Property (“Material 

  

 22 

 
Condemnation”), Seller shall give notice promptly to Buyer of such event and Buyer shall have the right to terminate this Agreement by providing
notice to Seller to such effect on or before the date which is ten (10) days from Seller’s notice to Buyer of such Material Condemnation or on the Closing Date, whichever occurs first, in which event the Title Company shall return the
Escrow Deposit pursuant to the terms of the Deposit Escrow Agreement, this Agreement shall terminate, and neither Seller nor Buyer shall have any recourse against the other. If Buyer does not timely notify Seller of its election to terminate this
Agreement, Buyer shall purchase the Property and pay the Purchase Price, and Seller shall pay over or assign to Buyer on delivery of the deed all awards recovered or recoverable by Seller on account of such Material Condemnation, less any amounts
reasonably expended by Seller in obtaining such award. 
 ARTICLE 10 
 Brokerage Commissions 
 Seller and Buyer each mutually represent and warrant to the other
that they have not dealt with, and are not obligated to pay, any fees or commissions to any broker in connection with the transaction contemplated by this Agreement other than James Thomson (the “Broker”). Seller is responsible for
the compensation of the Broker pursuant to a separate agreement. Buyer hereby agrees to indemnify, defend and hold Seller harmless from and against all liabilities, costs, damages and expenses (including reasonable attorneys’ fees) arising from
any claims for brokerage or finder’s fees, commissions or other similar fees in connection with the transaction covered by this Agreement insofar as such claims shall be based upon alleged arrangements or agreements made by Buyer or on
Buyer’s behalf. Seller hereby agrees to indemnify, defend and hold Buyer harmless from and against all liabilities, costs, damages and expenses (including reasonable attorneys’ fees) arising from any claims for brokerage or finders’
fees, commissions or other similar fees in connection with the transaction covered by this Agreement insofar as such claims shall be based upon alleged arrangements or agreements made by Seller or on Seller’s behalf, including, but not limited
to the Broker. The covenants and agreements contained in this Article shall survive the termination of this Agreement or the Closing of the transaction contemplated hereunder. 
 ARTICLE 11 
 Default, Termination and Remedies 
 11.1 Seller Default. 
 In the event that
Seller breaches or shall have failed in any material respect on the Closing Date to have performed any of the covenants and agreements contained in this Agreement which are to be performed by Seller on or before the Closing Date, any representation
or warranty of Seller herein was untrue in any material respect when made, or Seller shall have caused any representation or warranty to become untrue in any material respect between the date of this Agreement and the Closing, then Buyer shall have
the right as its sole and exclusive remedy to (i) terminate this Agreement and receive the Escrow Deposit, in which event this Agreement shall be null and void without further recourse to either party hereto or (ii) take any and all legal
actions necessary to 

  

 23 

 
compel Seller’s specific performance hereunder and to consummate the transaction contemplated by this Agreement in accordance with the provisions of
this Agreement (subject, however, to such defects as are not reasonably susceptible to cure), provided however, in the event that Seller’s breach or failure to perform any covenant or agreement, or the untruthfulness of any representation or
warranty is the result of Seller’s willful misconduct then, in additional to the right to terminate this Agreement as provided in clause (i) above, Buyer shall also have the right to pursue an action to recover the cost of Buyer’s
out-of-pocket expenses incurred in connection with this transaction. In the event all of the conditions listed in Section 7.2 have not been satisfied or waived other than by reason of Seller’s breach described in the first sentence
hereof, Buyer, as its sole remedy, may elect to terminate this Agreement and receive the Escrow Deposit and this Agreement shall be null and void without further recourse to either party hereto. If the Closing does take place hereunder, any damages
recoverable from Seller shall not exceed Ten Million and 00/100 Dollars ($10,000,000.00), and under no circumstances shall Seller be liable for consequential, punitive, special, exemplary or other damages that do not reflect actual, out-of-pocket
expenses, and Buyer hereby waives any right to such damages. Subject to applicable principles of fraudulent conveyance, in no event shall Buyer seek satisfaction for any obligation from any partners, members, managers, shareholders, officers,
directors, employees, agents, legal representatives, successors or assigns of any Seller, nor shall any of the foregoing have any personal liability for any such obligations of any Seller. 
 11.2 Buyer Default. 
 In the event all
of the conditions to Closing contained in Section 7.2 above have been satisfied and Buyer defaults in its obligation to close hereunder, Seller shall be entitled to receive the Escrow Deposit as liquidated damages, in lieu of all other
remedies available to Seller at law or in equity for such default. Seller and Buyer agree that the damages resulting to Seller as a result of such default by Buyer as of the date of this Agreement are difficult or impossible to ascertain and the
liquidated damages set forth in the preceding sentence constitute Buyer’s and Seller’s reasonable estimate of such damages. 
 ARTICLE 12 
 Miscellaneous 
 12.1 Assignment. 
 Buyer may not assign any of Buyer’s rights or duties hereunder without the prior
written consent of Seller, which consent may be withheld by Seller in its sole, absolute discretion. Notwithstanding the foregoing, Buyer may assign or transfer its rights under this Agreement to a joint venture entity in which it has an interest,
any affiliate in which it has a (direct or indirect) economic interest, successor by operation of law, wholly owned subsidiary, entity controlled by Buyer or under common control with Buyer and to any entity owning all or substantially all of the
assets of Buyer. The covenants and agreements contained in this Agreement shall extend to and be obligatory upon the permitted successors and assigns of the respective parties to this Agreement. Buyer shall in any event remain liable for the
performance of its obligations hereunder. 
  

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 12.2 Notices. 
 Any notice required or permitted to be delivered under this Agreement shall be in writing and shall be deemed given (i) when delivered or refused by hand during regular business hours, (ii) three
(3) days after being sent by United States Postal Service, registered or certified mail, postage prepaid, return receipt requested and first class mail, postage prepaid, (iii) the next business day if sent by a reputable national overnight
express mail service that provides tracing and proof of receipt or refusal of items mailed, or (iv) when sent if sent by facsimile during business hours, addressed to Seller or Buyer, as the case may be, at the address or addresses or facsimile
number set forth below or such other addresses as the parties may designate in a notice similarly sent. Any notice given by a party to the Title Company shall be simultaneously given to the other party. Any notice given by a party to the other party
relating to its entitlement to the Escrow Deposit shall be simultaneously given to the Title Company, provided that the failure to give such notice to the Title Company shall not impair the effectiveness of such notice. Notices to Seller, Buyer
and/or the Title Company shall be delivered as follows: 
  

	 	(a)	If to Seller: 

 c/o Equity Industrial Partners Corp.

 145 Rosemary Street, Suite E 
 Needham, Massachusetts 02494 
 Attn: Donald A. Levine 
 Phone: 781-449-9000 
 FAX:
(781) 449-9050 
 with a copy to: 
 Dionne & Gass LLP 
 131 Dartmouth Street, Suite 501 
 Boston, Massachusetts 02116 
 Attn: Richard
D. Gass, Esquire 
 Phone: 617-723-3300 
 FAX: 617-723-4151 
  

	 	(b)	If to Buyer: 

 c/o Hackman Capital Partners LLC

 11111 Santa Monica Blvd., Suite 950 
 Los Angeles, CA 90025 
 Attn: Michael Hackman and Jonathan Epstein 
 Phone: 310-473-8900 
 FAX: 310-473-8827

 with a copy to: 
 Orrick,
Herrington & Sutcliffe LLP 
 405 Howard Street 
 San Francisco, CA 94015 
 Attn: William G. Murray, Jr. 
 Phone: 415-773-5807 
 FAX: 415-773-5759

  

 25 

	 	(c)	If to the Title Company: 

 First American Title Insurance
Company 
 515 S. Figueroa Street, Suite 700 
 Los Angeles, California 90071 
 Attn: Greg Schultz 
 Phone: (213) 623-1552 
 FAX:
(213) 623-2868 
 and 
 First American Title Insurance Company 
 101 Huntington Avenue 
 Boston, Massachusetts 02199 
 Attn: Annette
Labrecque 
 Phone: (617) 772-9229 
 FAX: (617) 247-8648 
 12.3 Interpretation. 
 Words of any gender used in this Agreement shall be held and construed to include any other gender, and words of a singular number shall be held to include the plural and vice versa, unless the context requires
otherwise. 
 12.4 Captions. 
 The captions used in connection with the Articles of this Agreement are for convenience only and shall not be deemed to extend, limit or otherwise define or construe the meaning of the language of this Agreement. 
 12.5 No Third-Party Beneficiaries. 
 Nothing in this Agreement, express or implied, is intended to confer upon any person, other than the parties hereto and their respective successors and assigns, any rights or remedies under or by reason of this Agreement. 
 12.6 Amendments. 
 This Agreement may be
amended only by a written instrument executed by Seller and Buyer (or Buyer’s permitted assignee or permitted transferee). 
 12.7
Integration. 
 This Agreement (including the schedules and exhibits) embodies the entire agreement between Seller and Buyer with respect
to the transactions contemplated in this Agreement, and there have been and are no covenants, agreements, representations, warranties or restrictions between Seller and Buyer with regard thereto other than those set forth or provided for in this
Agreement. 
  

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 12.8 Choice of Law. 
 Issues arising under this Agreement which do not relate to an Individual Real Property shall be construed under and in accordance with the laws of the Commonwealth of Massachusetts. Issues arising under this Agreement
which relate specifically to an Individual Real Property shall be construed under and in accordance with the laws of the State where such Individual Real Property is located. 
 12.9 Counterparts. 
 This Agreement may
be executed by facsimile signatures and in two (2) or more counterparts, each of which shall be an original but such counterparts together shall constitute one and the same instrument notwithstanding that both Buyer and Seller are not signatory
to the same counterpart. 
 12.10 Business Day. 
 In the event any date hereunder (including the Closing Date) falls on a Saturday, Sunday or Legal Holiday, the date applicable shall be the next business day. 
 12.11 Time of the Essence. 
 Time is of
the essence of this Agreement. 
 12.12 Use of Proceeds to Clear Title. 
 To enable Seller to make conveyance as herein provided, Seller may, at the time of Closing, use the Purchase Price or any portion thereof to clear the title of any or all
encumbrances or interests, provided that provision reasonably satisfactory to Buyer’s attorney is made for prompt recording of all instruments so procured in accordance with conveyancing practice in the jurisdiction in which the Property is
located. 
 12.13 Submission not an Offer or Option. 
 The submission of this Agreement or a summary of some or all of its provisions for examination or negotiation by Buyer or Seller does not constitute an offer by Seller or Buyer to enter into an agreement to sell or
purchase the Property, and neither party shall be bound to the other with respect to any such purchase and sale until a definitive agreement satisfactory to the Buyer and Seller in their sole discretion is executed and delivered by both Seller and
Buyer. 
 12.14 Index of Definitions. 
 Schedule 12.14 consists of an index to be used in locating definitions appearing in this Agreement. 
 ARTICLE 13 
 IRS Form 1099-S Designation 
 In order to comply with information reporting requirements of Section 6045(e) of the Internal Revenue Code of 1986, as amended, and the Treasury
Regulations thereunder, the parties agree (i) to execute an IRS Form 1099-S Designation Agreement in the form attached hereto as 

  

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Schedule 13.1 at or prior to the Closing to designate the Title Company (the “Designee”) as the party who shall be responsible for
reporting the contemplated sale of the Property to the Internal Revenue Service (the “IRS”) on IRS Form 1099-S; (ii) to provide the Designee with the information necessary to complete Form 1099-S; (iii) that the Designee
shall not be liable for the actions taken under this Agreement, or for the consequences of those actions, except as they may be the result of gross negligence or willful misconduct on the part of the Designee; and (iv) that the Designee shall
be indemnified by the parties for any costs or expenses incurred as a result of the actions taken hereunder, except as they may be the result of gross negligence or willful misconduct on the part of the Designee. The Designee shall provide all
parties to this transaction with copies of the IRS Forms 1099-S filed with the IRS and with any other documents used to complete IRS Form 1099-S. 
 ARTICLE 14 
 1031 Exchange 
 Seller and Buyer each acknowledge that the other party may, at its sole option, effectuate this transaction as part of a like-kind exchange under Section 1031 of the Internal Revenue Code of 1986, as amended (the
“Exchange”), and as such, notwithstanding any other provision of this Agreement, Seller and/or Buyer shall have the right to assign their respective rights and interests under this Agreement, but not their obligations, to a
qualified intermediary as provided in Reg. 1.1031(k)-1(g)(4) on or before the Closing Date, and Seller and Buyer each hereby assent to any such assignment. Seller and Buyer each agrees to execute and deliver all documents reasonably requested by the
other to complete the Exchange, and otherwise cooperate with, and assist, the party effectuating in the Exchange in connection therewith; provided, however (i) any additional costs and expenses incurred as a result thereof shall be borne by the
party effectuating in the Exchange, (ii) the other party shall not be required to take title to any other real property in connection with the Exchange, (iii) there shall be no delay in the Closing as a result of the Exchange, and
(iv) the party effectuating in the Exchange shall indemnify and hold the other party harmless from any damages or costs incurred by such party in connection with the Exchange. 
 ARTICLE 15 
 Management Contract 
 At the Closing, Buyer, as the owner, and EIP, as the property manager, shall enter into a management contract with respect to those Individual Real
Properties identified on Schedule 15.1 hereto, which management contract shall be in a form to be agreed upon by Buyer and Seller prior to the expiration of the Inspection Period (the “Management Contract”). 
 ARTICLE 16 
 Relocation of Tenants

 Neither EIP, nor any party comprising Seller, nor any of their respective officers, employees, directors, members, partners or
affiliates, at any level, shall solicit, encourage or discuss with any existing tenant at the Property the relocation of such tenant to any other property owned by any of such parties which is located within a three (3) mile radius of any
Individual Real 

  

 28 

 
Property; provided, however, that Seller shall not be deemed to have breached the foregoing covenant if any such tenant of its own accord and without any
effort or solicitation by any of such parties elects not to renew or extend its existing Lease and to lease space in any other property owned by Seller or any affiliate of Seller. Seller shall notify Buyer if any existing tenant at the Property
notifies Seller that it desires to lease additional space in any property located within said three (3) mile radius of any Individual Real Property or to terminate or not renew any existing Lease. The foregoing shall survive the Closing
hereunder for a period of three (3) years. 
 [Remainder of Page Intentionally Left Blank] 
  

 29 

 IN WITNESS WHEREOF, the parties have executed this instrument as of the day and year first set forth
above. 
  

					
	BUYER:
	
	Hackman Capital Partners, LLC
		
	By:	 	 /s/ Michael D. Hackman

		 	Michael D. Hackman, CEO
	
	SELLER:
	
	Equity Industrial Moosup Pond Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Moosup Pond, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial Plainfield Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Plainfield Corp., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Sherichic Distribution Associates Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Sherichic Development Corporation, its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President

  

 30 

							
	Equity Industrial Chicopee LLC
		
	By:	 	Billerica Realty Associates Limited Partnership, a Massachusetts limited partnership, its sole Member
			
		 	By:	 	Billerica Investment Corporation, its sole general partner
				
		 		 	By:	 	 /s/ Donald A. Levine

		 		 		 	Donald A. Levine
		 		 		 	President and Treasurer
	
	Equity Industrial Limited Partnership V, a Massachusetts limited partnership
		
	By:	 	Equity Industrial V, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial Limited Partnership – Devens, a Massachusetts limited partnership
		
	By:	 	Equity Industrial-Devens-Corp., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Levco Development Corp., a Massachusetts corporation
		
	By:	 	 /s/ Donald A. Levine

		 	Donald A. Levine, President

  

 31 

					
	Equity Industrial Devens Limited Partnership II, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Devens II, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial E. Bridgewater, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Donald A. Levine

		 	Donald A. Levine, Manager
	
	Equity Industrial Gardner, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Donald A. Levine

		 	Donald A. Levine, Manager
	
	Merrimack Valley Industrial Associates Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Merrimack Valley Properties, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine
		 		 	President and Treasurer

  

 32 

					
	Equity Industrial Westfield, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Donald A. Levine

		 	Donald A. Levine, Manager
	
	Equity Industrial Commerce Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Commerce, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial Daniel Webster Highway Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Holdings 2006, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial Corsicana Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Corsicana, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President

  

 33 

					
	Equity Industrial Abilene Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Holdings 2006, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial Enfield Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Enfield, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial Houston Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Houston, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial Bloomfield Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Holdings 2006, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President

  

 34 

					
	Equity Industrial Sprague Street Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial Holdings 2006, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial Simplex Drive, LLC, a Delaware limited liability company
		
	By:	 	Equity Industrial Partners Corp., its sole manager
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial PT Limited Partnership, a Massachusetts limited partnership
		
	By:	 	Equity Industrial PT, Inc., its sole general partner
			
		 	By:	 	 /s/ Donald A. Levine

		 		 	Donald A. Levine, President
	
	Equity Industrial Norwood, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Donald A. Levine

		 	Donald A. Levine, Manager

  

 35

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