Document:

EX-10.02

EXHIBIT 10.02

FIRST AMENDMENT

TO PURCHASE AND SALE AGREEMENT AND ESCROW INSTRUCTIONS

THIS FIRST AMENDMENT TO PURCHASE AND SALE AGREEMENT AND ESCROW INSTRUCTIONS (“Amendment”)
dated effective as of September 12, 2005, is made by and between PS BUSINESS PARKS, L.P., a
California limited partnership (“Seller”), and Triple Net Properties, LLC, a Virginia limited
liability company (“Buyer”).

RECITALS:

A. Seller and Buyer entered into that certain Purchase and Sale Agreement and Escrow
Instructions, with an effective date of July 1, 2005 (“Agreement”) pertaining to those certain
tracts or parcels situated in City of Beaverton, County of Washington, Oregon, including Buildings
6, 7, 8, 12, 13 and certain undeveloped land within the project commonly known as Woodside
Corporate Park, as more particularly described in the Agreement. All capitalized terms not
defined herein shall have the same meaning given to them in the Agreement.

B. Seller and Buyer also desire to amend the Agreement on the terms and conditions set forth
below.

AGREEMENT:

NOW, THEREFORE, for and in consideration of the foregoing recitals, Ten and No/100 Dollars
($10.00) in hand paid, and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, Seller and Buyer hereby agree as follows:

1. Seller and Buyer agree that, notwithstanding the terms of Section 4.1 of the Agreement, the
Closing Date is hereby modified to September 29, 2005 or to such earlier time as the Seller and
Buyer shall agree.

4. This Amendment may be executed in any number of counterparts, each of which shall be deemed an
original, but all of which together shall constitute one and the same instrument. This Amendment
may be executed and delivered by facsimile signature. In the event of any conflict or inconsistency
between the terms of this Amendment and the terms of the Agreement, the terms of this Amendment
shall govern and control. Except as expressly amended hereby, the Agreement is in full force and
effect and the terms and conditions thereof are ratified and reaffirmed in their entirety.

IN WITNESS WHEREOF, each of the undersigned, by its duly authorized representative, hereby
executes and delivers this Amendment as of the date first above written.

SELLER:

PS BUSINESS PARKS, L.P.,

a California limited partnership

By:     

Name:     

Title:     

BUYER:

Triple Net Properties, LLC,

a Virginia Limited liability company

By: /s/ Louis Rogers

Name: LOUIS ROGERS, PRESIDENTEX-10.03

EXHIBIT 10.03

SECOND AMENDMENT

TO PURCHASE AND SALE AGREEMENT AND ESCROW INSTRUCTIONS

THIS SECOND AMENDMENT TO PURCHASE AND SALE AGREEMENT AND ESCROW INSTRUCTIONS (“Amendment”)
dated effective as of September _, 2005, is made by and between PS BUSINESS PARKS, L.P., a
California limited partnership (“Seller”), and Triple Net Properties, LLC, a Virginia limited
liability company (“Buyer”).

RECITALS:

A. Seller and Buyer entered into that certain Purchase and Sale Agreement and Escrow
Instructions, with an effective date of July 1, 2005, as amended by a First Amendment to Purchase
and Sale Agreement and Escrow Instructions dated September 12, 2005 (“Agreement”) pertaining to
those certain tracts or parcels situated in City of Beaverton, County of Washington, Oregon,
including Buildings 6, 7, 8, 12, 13 and certain undeveloped land within the project commonly known
as Woodside Corporate Park, as more particularly described in the Agreement. All capitalized terms
not defined herein shall have the same meaning given to them in the Agreement.

B. Seller and Buyer desire to amend the Agreement on the terms and conditions set forth below.

AGREEMENT:

NOW, THEREFORE, for and in consideration of the foregoing recitals, Ten and No/100 Dollars
($10.00) in hand paid, and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, Seller and Buyer hereby agree as follows:

1. Seller and Buyer agree that the following provision shall be inserted in the Agreement under
Section 5.3 Covenants of Seller, after part (c):

(d) Cooperation with S-X 3-14 Audit, The Seller intends to assign all of its rights, title and
interest in and to this Agreement pursuant to an Assignment and Assumption Agreement to be executed
prior to Closing such assignment to be approved by Seller in accordance with the terms of Section
10.3 of the Agreement. The assignee may be a publicly registered company (“Registered Company”)
promoted by the Buyer. If the Buyer is a Registered Company, that is required to make certain
filings with the Securities and Exchange Commission (the “SEC Filings”) regarding fiscal year 2004
(the “Audited Year”) for the Property, the Seller shall provide the Buyer’s independent auditor
(the “Independent Auditor”) with the following as requested by the Independent Auditor in writing
and to the extent in Seller’s possession:

	 	1.	 	Rent roll as of the end of the Audited Year;

1

	 	2.	 	Revenue and Expense Trial Balance for the Audited Year;

	 	3.	 	Access to the general ledger for the Audited Year;

	 	4.	 	Cash receipts schedule for each month in the Audited Year;

	 	5.	 	Access to invoices for expenses in the Audited Year;

	 	6.	 	Access to a ledger of capital additions for the Audited Year from which the Independent
Auditor can select a sample for a review of actual invoices;

	 	7.	 	Accounts payable ledger;

	 	8.	 	Access to accrued expense detail for the Audited Year for items selected for subsequent
disbursements testing, if applicable;

	 	9.	 	Check register for the 3-months following the Audited Year;

	 	10.	 	Leases and 5-year lease schedules;

	 	11.	 	Copies of accounts receivable aging as of the end of the Audited Year; and

	 	12.	 	Signed representation letter addressed to the Independent Auditor in the form attached
hereto as Exhibit M upon at least thirty (30) days written notice from the Independent
Auditor.

Buyer acknowledges that certain of the above information may pertain to the entire Woodside
Corporate Park rather than the property described in the Agreement. The provisions of this
Paragraph shall survive the Close of Escrow until the earlier of (i) one (1) year from the date of
the Close of Escrow or (ii) the date on which the S-X 3-14 audit report is filed with the SEC.

2. Seller and Buyer hereby agree that Exhibit M attached hereto shall be deemed a part of the
Agreement, and inserted following Exhibit L.

3. Buyer hereby (i) waives the Major Tenant estoppel condition contained in Section 4.7(e) of the
Agreement with respect to the Kleinfelder Group, Inc. lease estoppel and (ii) acknowledges and
agrees that with such waiver Seller has satisfied the Tenant Estoppel Requirement condition
contained in Section 4.7(e).

4. Buyer acknowledges that Seller has (i) elected to sell the property described in the Agreement
as a tax-free exchange and (ii) provided the notice regarding such exchange described in Section
5.6 of the Agreement. Buyer shall cooperate with such exchange pursuant to the terms contained in
Section 5.6 of the Agreement.

5. This Amendment may be executed in any number of counterparts, each of which shall be deemed an
original, but all of which together shall constitute one and the same instrument. This Amendment
may be executed and delivered by facsimile signature. In the event of any conflict or inconsistency
between the terms of this Amendment and the terms of the Agreement, the terms of this Amendment
shall govern and control. Except as expressly amended hereby, the Agreement is in full force and
effect and the terms and conditions thereof are ratified and reaffirmed in their entirety.

IN WITNESS WHEREOF, each of the undersigned, by its duly authorized representative, hereby
executes and delivers this Amendment as of the date first above written.

2

SELLER:

PS BUSINESS PARKS, L.P.

a California limited partnership

By: /S/ BRETT FRANKLIN

Name: BRETT FRANKLIN

Title: SENIOR VICE PRESIDENT

BUYER:

Triple Net Properties, LLC

a Virginia limited liability company

By: /s/ Louis Rogers

Name: LOUIS ROGERS

Title: PRESIDENT

3EX-10.04

EXHIBIT 10.04

ADDENDUM TO AND ASSIGNMENT OF REAL ESTATE PURCHASE CONTRACT

AND RECEIPT FOR DEPOSIT

PHASE 1

This Addendum and, Assignment is agreed to as of September 26, 2005 by Buyer and Seller as
defined in the purchase contract (“Contract”) dated July 1, 2005 for the real property located at
Woodside Corporate Park Buildings, Beaverton, Oregon (“Subject Property”). Buyer and Seller intend
to supplement and amend the Contract.

It is agreed and acknowledged that Seller intends this transaction to qualify as an Internal
Revenue Code Section 1031 Exchange and that Seller intends to exchange the Subject Property for
like kind property. It is the intent of Seller that the exchange will be accomplished in two (2)
steps consisting of the acquisition by IES (as referred below) acting as Qualified Intermediary for
Seller of Subject Property and the transfer thereof to Buyer (by direct deed from Seller to Buyer)
and the later acquisition of replacement property by IES, as Qualified Intermediary for Seller in
exchange for the Subject Property originally conveyed to Buyer.

Buyer agrees to cooperate with Seller to complete the first step of the exchange provided,
however, that:

(a) Buyer shall not incur any liability or out-of-pocket cost or expense in connection with
such exchange transaction;

(b) No greater consideration shall be paid by Buyer than set forth in the Contract;

(c) The closing of Buyer’s acquisition of Seller’s property shall in no event be delayed by
Seller’s desire to exchange properties; and

(d) Buyer shall not be required to receive title to Seller’s replacement property.

It is anticipated and agreed that Seller shall transfer the Subject Property to INDEPENDENT
EXCHANGE SERVICES, INC., a California Corporation, (“IES”) which is herewith substituted as the
Qualified Intermediary for Seller, and IES shall simultaneously transfer the Subject Property to
Buyer on the same terms and conditions as set forth in the Contract. To the minimum extent required
to complete these steps and accomplish the exchange, Seller hereby assigns Seller’s rights, title
and interest in the Contract to IES.

Buyer and Seller acknowledge that IES is acting solely to assist Seller in an exchange of real
property and that IES has no knowledge of, and both Seller and Buyer exculpate IES for any
liability for, any existing defective conditions, including any defects in marketable title, any
structural defects or the existence of any toxic or hazardous wastes located on, or connected with
the Subject Property and Buyer hereby waives any claims it has or may have against IES with respect
thereto. Buyer and Seller shall retain their rights to pursue any claims against one another as may
arise under the Contract. Seller agrees to indemnify and to hold IES harmless from all liability or
claims of liability, and all attorney’s fees incurred by IES relating thereto, arising from the
Contract, this Addendum and the related transfer of the property.

Should any action be required to enforce this agreement, the prevailing party in such action
shall be entitled to recover, in addition to the usual costs thereof, reasonable attorney’s fees
incurred therein.

Buyer shall have the right to instruct Seller to designate entities that are not contract
assignees to be the grantees on the Subject Property Deeds, provided, however, that such assignment
shall not relieve Buyer of its obligations hereunder or with respect to the agreements it has
entered into to purchase the Subject Property.

This document may be signed in counterparts.

SELLER:

PS BUSINESS PARKS, L.P.

a California limited partnership

	 	 	 	 	 
	By:
	 	PS BUSINESS PARKS, INC.

	 
	 	a California corporation, its sole general partner

	By:
	 	 	—	 

Name:     

Title:     

BUYER:

NNN WOODSIDE CORPORATE PARK, LLC

a Delaware limited liability company

	 	 	 
	By:

	 	TRIPLE NET PROPERTIES, LLC

a Delaware limited liability company, its Manager

By: /s/ Louis Rogers

Name: LOUIS ROGERS

Title: PRESIDENT

INDEPENDENT EXCHANGE SERVICES, INC.

a California Corporation

By: /s/ R. Ian Bunjo,

	 	R.	 	Ian Bunjo, Exec. Vice President

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