Document:

EX-10.1

AGREEMENT FOR PURCHASE AND SALE

OF REAL PROPERTY AND ESCROW INSTRUCTIONS

THIS AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS (this
“Agreement”) is made and entered into as of this 30th day of April, 2007, between HOLLOW TREE,
L.L.P., a Texas limited liability partnership (“Seller”), TRIPLE NET PROPERTIES, LLC, a Virginia
limited liability company (“Buyer”), and LANDAMERICA TITLE COMPANY, with the office located at 1920
Main Street, 12th Floor, Irvine, California 92614, Attn: Gale Hunt, Telephone: (949)
930-9307 (“Escrow Holder”).

RECITALS

A. Seller owns certain real property located in Harris County, Texas and more specifically
described in Exhibit A attached hereto and incorporated herein (the “Land”), including the
building commonly known as Triumph Hospital Northwest and such other assets, as the same are herein
described.

B. Seller desires to sell to Buyer and Buyer desires to purchase from Seller the Property (as
defined below) on the terms and conditions set forth herein.

C. The “Effective Date” of this Agreement shall be the date on which this Agreement is fully
executed by all parties, as evidenced by the latest date inserted next to the signature block of
each party.

AGREEMENT

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

	1.	 	Purchase and Sale.

1.1. The purchase and sale includes, and at the Close of Escrow (hereinafter defined) Seller
shall sell, transfer, grant and assign to Buyer, and Buyer shall purchase from Seller, Seller’s
entire right and interest in and to all of the following (hereinafter sometimes collectively, the
“Property”):

1.1.1. The Land, together with all structures, buildings, improvements thereon, subject to the
rights of Tenant (as defined below) under the Lease (as defined below) and all easements,
development rights, rights of way, and other rights appurtenant to the Land (all of the foregoing
being collectively referred to herein as the “Real Property”);

1.1.2. The Lease Agreement dated March 13, 2003 between Seller, as Landlord, and Triumph
Northwest, L.P. (“Tenant”), as Tenant (the “Lease”), including associated amendments, together with
all security deposits and other deposits held in connection with the Lease, Lease guarantees and
other similar credit enhancements providing additional security for such Lease;

1.1.3. All tangible and intangible personal property owned by Seller located on or used in
connection with the Real Property, if any, including, specifically, without limitation, machinery,
equipment, furniture, tools and supplies, and all related intangibles (the “Personal Property”);

1.1.4. All assignable service contracts, agreements, warranties and guaranties, if any,
relating to the operation, use or maintenance of the Property (the “Contracts”), to the extent not
otherwise required to be terminated hereunder; and

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

2. Purchase Price. The total Purchase Price of the Property shall be SEVENTEEN MILLION
SEVEN HUNDRED FIFTY THOUSAND and No/100 Dollars ($17,750,000.00) (the “Purchase Price”), and
payable as follows:

	 	2.1.	 	Deposit/Further Payments.

2.1.1. Within three (3) business days following the Effective Date, Buyer shall deposit into
Escrow (hereinafter defined) the amount of FIVE HUNDRED THOUSAND and No/100 Dollars ($500,000.00)
(the “Initial Deposit”), in the form of a wire transfer payable to Escrow Holder. Escrow Holder
shall place the Initial Deposit into an interest bearing money market account at a bank or other
financial institution reasonably satisfactory to Buyer, and interest thereon shall be credited to
Buyer’s account and shall be the property of Buyer.

2.1.2. Within one (1) business day following the conclusion of the Due Diligence Period
(hereinafter defined) and absent the termination of this Agreement, Buyer shall deliver to Escrow
Holder the additional sum of FIVE HUNDRED THOUSAND and No/100 Dollars ($500,000.00), (the
“Additional Deposit” and together with the Initial Deposit, the “Deposit”). The Deposit shall be
non-refundable at the expiration of the Due Diligence Period and shall be applied to the Purchase
Price at the Close of Escrow, except as otherwise expressly provided herein.

2.1.3. On the day which is one (1) business day prior to the Close of Escrow, Buyer shall
deposit with Escrow Holder to be held in Escrow the balance of the Purchase Price, subject to
adjustments and prorations as set forth herein, in immediately available funds by wire transfer
made payable to Escrow Holder.

2.1.4. If this Agreement is terminated by Buyer in accordance with its terms, the Deposit
shall be immediately and automatically paid over to Buyer without the need for any further action
by either party hereto. Notwithstanding anything in this Agreement to the contrary, One Hundred
and No/100 Dollars ($100.00) of the Deposit is delivered to the Escrow Holder for delivery to
Seller as “Independent Contract Consideration” (herein so called), and the Deposit is reduced by
the amount of the Independent Contract Consideration, which amount has been bargained for and
agreed to as consideration for Seller’s execution and delivery of this Agreement. The Independent
Contract Consideration is in addition to and independent of all other consideration provided for in
this Agreement and is nonrefundable in all events.

	3.	 	Title and Survey.

3.1. Title Insurance. No later than five (5) days following the Effective Date, Buyer
shall order a current title insurance commitment and/or preliminary title report for the Real
Property, including legible copies of all items identified as exceptions therein (the “Title
Documents”). Seller shall, at Seller’s sole expense, cause the Escrow Holder (also referred to
herein as the “Title Company”) to issue a TLTA Form T-1 Owner’s Policy of Title Insurance, (the
“Title Policy”) for and on behalf of Buyer in the total amount of the Purchase Price insuring good,
indefeasible and insurable title in and to the Real Property. Buyer shall pay for the cost of any
mortgagee’s title insurance policy, any extended coverage under the Title Policy (including,
without limitation, the premium for the area and boundary deletion), and the cost of any
endorsements to either the owner’s or the mortgagee’s title policy requested by Buyer or Buyer’s
lender. The Title Policy shall be free and clear of exceptions except as follows:

	 	3.1.1.	 	Real property taxes and assessments for the year in which Close of Escrow
occurs and subsequent years, which are a lien not yet due;

3.1.2. The Permitted Exceptions (hereinafter defined).

3.2. Survey. Seller shall either (a) deliver an existing ALTA survey of the Real
Property (the “Existing Survey”) to Buyer or (b) notify Buyer that an Existing Survey is not
available within five (5) days following the Effective Date. No later than ten (10) days following
the Effective Date, Buyer shall order an update of the Existing Survey or a new ALTA survey of the
Real Property by a registered land surveyor duly licensed in the State of Texas if no Existing
Survey is provided by Seller (the “Survey”). If Buyer elects to obtain any such update or a new
survey, Buyer will provide copies thereof to Seller and Title Company, any matters affecting title
shown thereon will, if not removed by Close of Escrow, be deemed a part of the Permitted Exceptions
and such update or new survey will otherwise be deemed a part of the “Survey” under this Agreement.
If Seller provides the Existing Survey, Buyer shall be responsible for the costs associated with
updating the Existing Survey. If no Existing Survey is provided by Seller, Buyer shall receive a
credit at Close of Escrow for one-half of the cost of the new Survey, not to exceed $7,500.00.

	4.	 	Due Diligence Items.

4.1. Seller shall, within three (3) business days after the Effective Date (the “Delivery
Date”), deliver to Buyer each of the following due diligence items in Seller’s possession or
reasonably available to Seller (collectively, the “Due Diligence Items”):

4.1.1. Copies of any and all existing surveys (ALTA, boundary or otherwise) or plats of the
Real Property, if any;

4.1.2. Copies of Seller’s current owner/lender title insurance policies for the Real Property
or any portion thereof, if any (except that title insurance coverage and policy premium information
may be redacted);

4.1.3. Copies of the Lease, together with any amendments or modifications thereof;

4.1.4. A “rent roll” with respect to the Real Property for the calendar month immediately
preceding the Effective Date, showing with respect to the Tenant: (1) the name of the Tenant, (2)
the number of rentable square feet in Tenant’s premises as set forth in the Lease, (3) the current
monthly base rental payable by the Tenant, (4) the term of the Lease, (5) any available options for
the Tenant under the Lease; and (6) the amount of any security deposit;

4.1.5. Intentionally omitted;

4.1.6. An aging report, if any, showing, with respect to the Tenant, the date through which
the Tenant has paid rent and a monthly aging report for the Tenant for the preceding twenty-four
(24) months;

4.1.7. A list of all contracts to which Seller is a party, including service contracts,
warranties, management, maintenance, leasing commission or other agreements affecting the Real
Property to which Seller is a party, if any, together with copies of the same;

4.1.8. Copies of all site plans, leasing plans, as-built plans, drawings, environmental,
mechanical, electrical, structural, soils and similar reports and/or audits and plans and
specifications relative to the Real Property in the possession of Seller or under the control of
Seller, if any;

4.1.9. True and correct copies, if any, of the real estate and personal property tax
statements covering the Property or any part thereof for each of the two (2) years prior to the
current year and, if available, for the current year;

4.1.10. Operating statements, if available, for the Real Property for the two prior calendar
years and the current year to date, or if shorter, for any periods during which Seller was owner of
the Real Property;

4.1.11. Copies of Tenant files and other records of Seller relating to the ownership and
operation of the Real Property as may be reasonably requested by Buyer, if any (provided, however,
at Seller’s option, such files and records may be made available for inspection by Buyer during
ordinary business hours at Seller’s management office);

4.1.12. An inventory of all personal property owned by Seller located on the Real Property
which is used in the maintenance of the Real Property or stored for future use with the Real
Property, if any;

4.1.13. Copies of any third-party inspection reports, including without limitation, soil
tests, environmental studies, and engineering reports relating to the Property in the possession of
Seller or under the control of Seller, if any.

	5.	 	Inspections.

5.1. Procedure; Indemnity. Buyer, at its sole expense, shall have the right to
conduct feasibility, environmental, engineering, title, survey and physical studies of the Real
Property at any time from and after the Effective Date and for a period of fifteen (15) days
thereafter (the “Due Diligence Period”); provided, however, if the Due Diligence Items are not
delivered on the Delivery Date and Buyer has notified Seller of the specific Due Diligence Items
Buyer has not received within two (2) business days after the Delivery Date, Buyer may, by written
notice delivered prior to the conclusion of the Due Diligence Period, extend the Due Diligence
Period for a period equal to the number of days of delay in delivery of such materials beyond the
Delivery Date, but in no event shall the Due Diligence Period be extended for more than five (5)
business days. Buyer and its duly authorized agents or representatives shall be permitted to enter
upon the Real Property during normal business hours and at such other times upon reasonable notice
during the Due Diligence Period, in a manner that does not interfere with existing operations or
occupants of the Real Property, in order to conduct tenant interviews, engineering studies, soil
tests and any other inspections and/or tests that Buyer may deem necessary or advisable
(collectively, the “Inspections”), subject to applicable legal requirements and the rights and
duties of Tenant and Seller under the Lease. Buyer will coordinate all on-site inspections with
Seller so that Seller shall have the option of having one of Seller’s representatives present at
any and all on-site inspections and/or interviews. Buyer may not perform any invasive testing of
the Property without Seller’s prior written consent, which consent shall not be unreasonably
delayed or withheld. Prior to Buyer’s or its agent’s or representative’s entry upon the Property,
Buyer shall, upon Seller’s request, deliver to Seller evidence of liability insurance coverage by
an insurer reasonably acceptable to Seller and with combined single limits of not less than ONE
MILLION DOLLARS ($1,000,000.00) per occurrence. Buyer agrees to promptly discharge any liens that
may be imposed against the Real Property as a result of Buyer’s Inspections, to restore and repair
any damage caused by Buyer’s Inspections to substantially the same condition that existed
immediately prior to such Inspection, and to defend, indemnify and hold Seller harmless from all
claims, suits, losses, costs, expenses (including without limitation court costs and attorneys’
fees), liabilities, judgments and damages incurred by Seller as a result of any Inspections
performed by Buyer, its agents or employees. The foregoing obligations of Seller shall survive
termination of this Agreement.

	 	5.2.	 	Approval.

5.2.1. Buyer shall have until the conclusion of the Due Diligence Period (as the same may be
extended in accordance with the terms of Paragraph 5.1) to approve or disapprove the Inspections,
the Due Diligence Items and Buyer’s evaluation of the Real Property. If Buyer delivers a written
notice to Seller and Escrow Holder within the Due Diligence Period disapproving of the condition of
the Real Property, this Agreement shall thereupon be automatically terminated, Buyer shall not be
entitled to purchase the Real Property, Seller shall not be obligated to sell the Real Property to
Buyer and the parties shall be relieved of any further obligation to each other with respect to the
Real Property, except as expressly set forth herein. Upon termination, Escrow Holder shall,
without any further action required from any party, return the Deposit to Buyer, less the
Independent Consideration, and return all documents and funds to the parties who deposited the
same, and no further duties shall be required of Escrow Holder. If Buyer does not terminate this
Agreement on or before the expiration of the Due Diligence Period in accordance with this Section
5.2.1, then Buyer shall have no right to terminate this Agreement under this Section.

5.2.2. Notwithstanding anything to the contrary contained herein, Buyer hereby agrees that if
this Agreement is terminated for any reason, Buyer shall promptly and at its sole expense return to
Seller, within one (1) business day after such termination, all Due Diligence Items delivered by
Seller to Buyer in connection with Buyer’s inspection of the Real Property and all copies thereof,
along with copies of all studies, inspection reports and similar matters made for Buyer by third
parties engaged by Buyer to do so during the Due Diligence Period concerning the Property.

5.3. Procedure for Approval of Title. Buyer shall have the Due Diligence Period to
review and approve, in writing, the condition of the title to the Real Property. If the Title
Documents or the Survey reflect or disclose any defect, exception or other matter affecting the
Real Property (“Title Defects”) that is unacceptable to Buyer, then Buyer shall provide Seller with
written notice of Buyer’s objections (“Buyer’s Objections”) no later than the conclusion of the Due
Diligence Period. Seller may, at its sole option, elect, by written notice given to Buyer no later
than the conclusion of the Due Diligence Period (“Seller’s Notice Period”), to cure or remove the
objections made or deemed to have been made by Buyer or to notify Buyer that Seller intends to cure
such objections. Seller shall have no obligation to cure any Title Defects; provided, however,
Seller shall in all events have the obligation to specifically remove any monetary encumbrances
affecting fee simple title to the Real Property (“Must Cure Liens”), whether or not objected to by
Buyer. The failure of Seller to deliver written notice electing to cure Buyer’s Objections before
expiration of the Due Diligence Period shall be deemed an election by Seller not to cure Buyer’s
Objections. Should Seller elect to attempt to cure or remove Buyer’s Objections, Seller shall have
until Close of Escrow in which to accomplish the cure. If Seller elects, by written notice given
to Buyer (or is deemed to have elected, by not providing notice) not to cure or remove any
objection, then Buyer shall be entitled to either (i) terminate this Agreement by notice given
prior to the end of the Due Diligence Period and obtain a refund of the Deposit, less the
Independent Consideration, or (ii) waive any objections that Seller has not elected to cure and
close this transaction as otherwise contemplated herein. If Buyer does not terminate this
Agreement on or before the expiration of the Due Diligence Period in accordance with this Section
5.3, then Buyer shall have no right to terminate this Agreement as a result of (i) the exceptions
to title disclosed in the Title Documents (except for the Must Cure Liens and those matters which
Seller has agreed in writing to cure) or those (ii) matters affecting title that are reflected on
the Survey. Any exceptions to title disclosed on the Title Documents that are accepted or deemed
accepted by Buyer pursuant to the terms of this paragraph, including any endorsements or
supplements to the Title Documents issued prior to Close of Escrow, rights of Tenant under the
Lease, and those matters affecting title that are reflected on the Survey as of Close of Escrow,
shall be deemed “Permitted Exceptions”.

5.4. If any new matters appear on any updates to the Title Documents issued after the Due
Diligence Period then all of the provisions of this Section 5.3 shall apply thereto except: (1) the
time for Buyer to object shall be five (5) days after it receives said update (but in no event
later than the Close of Escrow); (2) the time for Seller to respond shall be five (5) days after it
receives Buyer’s notice of any objection (but in no event later than the Close of Escrow); and (3)
the time for Buyer to exercise to remedy shall be five (5) days after receiving Seller’s written
response (but in no event later than the Close of Escrow). Seller must cure any later objection
which is a Must Cure Lien and may do so from the closing proceeds. In addition, the time periods
provided for in this Section 5.3 shall in no event extend the date of Close of Escrow.

	6.	 	Escrow.

6.1. Opening. Purchase and sale of the Property shall be consummated through an
escrow (the “Escrow”) to be opened with Escrow Holder within three (3) business days following the
Effective Date. This Agreement shall be considered the escrow instructions between the parties,
with such further consistent written instructions as Escrow Holder shall reasonably require or the
parties may deliver in order to clarify Escrow Holder’s duties and responsibilities hereunder. If
any conflict exists between the terms and conditions of this Agreement and any further Escrow
instructions, the terms and conditions of this Agreement shall control.

6.2. Close of Escrow. Escrow shall close at a mutually agreeable date (“Close of
Escrow”) within thirty (30) days after the expiration of the Due Diligence Period (as such period
may be extended pursuant to Paragraph 5.1 hereof).

	 	 	 	 	 	 	 
	6.3.	 	Buyer Required to Deliver. Buyer shall deliver to Escrow the following:
	 
	 	 	 	 	 	 
	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	 	6.3.1.	 	 	In accordance with Paragraph 2, the Deposit;

6.3.2. On the day which is one (1) business day prior to the Close of Escrow, the balance of
the Purchase Price; provided, however that Buyer shall not be required to deposit the balance of
the Purchase Price into Escrow until Buyer has been notified by Escrow Holder that (i) Seller has
delivered to Escrow each of the documents and instruments to be delivered by Seller in connection
with Buyer’s purchase of the Property, and (ii) Title Company has committed to issue and deliver
the Title Policy to Buyer;

6.3.3. On the day which is one (1) business day prior to the Close of Escrow, the Closing
Statement (as defined below) and such other documents as Escrow Holder may reasonably require from
Buyer in order to issue the Title Policy and/or effectuate the transaction contemplated by this
Agreement; and

6.3.4. On the day which is one (1) business day prior to the Close of Escrow, a counterpart
original of an Assignment and Assumption Agreement in the form attached hereto as Exhibit B
(the “Assignment Agreement”), duly executed by Buyer accepting the assignment of and assuming all
of Seller’s right, title and interest in and to the Lease, Contracts and Permits from and after the
Close of Escrow on the terms set forth therein.

6.4. Seller Required to Deliver. On or before the Close of Escrow, Seller shall
deliver to Escrow (or to Buyer, if otherwise indicated below) the following:

6.4.1. A duly executed and acknowledged Special Warranty Deed, conveying fee title to the Real
Property, subject to the Permitted Exceptions, in favor of Buyer;

6.4.2. A completed Certificate of Non-Foreign Status, duly executed by Seller under penalty of
perjury;

6.4.3. Intentionally omitted;

6.4.4. A Bill of Sale, for the Personal Property, if any, in favor of Buyer and duly executed
by Seller;

6.4.5. The Closing Statement and such other documents as Escrow Holder may require from Seller
in order to issue the Title Policy (but not including any extended coverage under the Title Policy
or any endorsements to either the owner’s or the mortgagee’s title policy requested by Buyer or
Buyer’s lender) and/or effectuate the transaction contemplated by this Agreement;

6.4.6. A counterpart original of the Assignment Agreement duly executed by Seller, assigning
all of Seller’s right, title and interest in and to the Lease, Contracts (to the extent not
required to be terminated hereunder) and Permits to Buyer from and after the Close of Escrow;

6.4.7. To Buyer, if any, all keys to all buildings and other improvements located on the Real
Property, combinations to any safes thereon, and security devices therein in Seller’s possession;

6.4.8. A letter from Seller addressed to Tenant informing Tenant of the change in ownership as
set forth in this Agreement. Such letter shall be delivered to Escrow Holder with instructions to
forward the letter to Tenant immediately after the Close of Escrow. The costs of sending the
notice shall be shared equally by Buyer and Seller.

6.4.9. To Buyer, the original Lease, or, if not in Seller’s possession, a copy thereof; and

6.4.10. To Buyer, the Tenant file(s) maintained by Seller (including correspondence).

	 	 	 	 	 	 	 
	6.5.	 	Buyer’s Costs. Buyer shall pay the following:
	 
	 	 	 	 	 	 
	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	 	6.5.1.	 	 	One-half (1/2) of Escrow Holder’s fee, costs and expenses;

6.5.2. The costs of recording the deed, deed of trust and any other loan documents, and any
fees associated with financing the Purchase Price;

6.5.3. All other costs customarily borne by purchasers of real property in Harris County,
Texas, which costs are not being paid by Seller in accordance with Paragraph 3 of this Agreement;

6.5.4. Buyer’s portion of the Survey cost (if any) in accordance with Paragraph 3 of this
Agreement;

	 	 	 	 	 	 	 
	
 
	 	 	6.5.5.	 	 	Buyer’s own attorney fees.
	 
	 	 	 	 	 	 
	6.6.	 	Seller’s Costs. Seller shall pay the following:
	 
	 	 	 	 	 	 
	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	6.6.1.

6.6.2.
	 	One-half (1/2) of Escrow Holder’s fees, costs and expenses;

Preparation of the deed and any transfer tax;

6.6.3. The cost of recording any documents associated with curing any Must Cure Liens or any
other Title Defects which Seller agreed to cure;

6.6.4. Title Company premium for the Title Policy;

6.6.5. Seller’s portion of the Survey cost (if any) in accordance with Paragraph 3 of this
Agreement;

6.6.6. All other costs customarily borne by sellers of real property in Harris County, Texas;
and

6.6.7. Seller’s own attorney fees.

	 	6.7.	 	Prorations.

6.7.1. Items to be Prorated. The following shall be prorated between Seller and Buyer
as of the Close of Escrow, as provided below, with Buyer being deemed the owner of the Property as
of the Close of Escrow:

(a) Taxes and Assessments. All non-delinquent real property taxes, assessments and
other governmental impositions of any kind or nature, including, without limitation, any special
assessments or similar charges (collectively, “Taxes”), which relate to the tax year within which
the Close of Escrow occurs shall not be prorated, and shall be assumed in their entirety by Buyer.
In no event shall Seller be charged with or be responsible for any increase in the taxes or
assessments on the Property resulting from the sale of the Property or from any improvements made
or leases entered into after the Close of Escrow.

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

(c) Expenses. All remaining bills and expenses of every nature relating to the
Property, including those for labor, materials, utilities, services, and capital improvements
incurred by Seller for the period ending on the day immediately preceding the Close of Escrow shall
be paid by Seller, (i) except for any such expenses incurred by or at the direction of Buyer in
connection with Buyer’s Inspections, all of which expenses incurred by or at the direction of Buyer
shall be paid by Buyer and (ii) except to the extent such expenses are payable by Tenant on a
annual basis after Close of Escrow, in which event such expenses shall not be prorated and shall be
assumed in their entirety by Buyer. All expenses or costs arising or incurred on or after the
Close of Escrow for the Property shall be paid by Buyer.

(d) Contracts. Amounts payable under any Contracts with third parties which are
assigned to Buyer pursuant to terms of this Agreement shall be prorated as of the Close of Escrow.
Seller shall be responsible for all costs of such assigned Contracts ending on the day immediately
preceding the Close of Escrow, and Buyer shall be responsible for all such costs of such assigned
Contracts from and after the Close of Escrow. Buyer shall reimburse Seller for its prorata cost of
such assigned Contracts which continue from and after the Close of Escrow and for which Seller has
prepaid portions of the expenses. Seller shall reimburse Buyer for the prorata cost of such
assigned Contracts which continue from and after the Close of Escrow and for which Buyer shall
receive and be obligated to pay the bills after the Close of Escrow.

(e) Security Deposits; Prepaid Rents. Prepaid rentals and other tenant charges and
security deposits (including any portion thereof which may be designated as prepaid rent) under the
Lease, if and to the extent that such deposits are in Seller’s actual possession or control and
have not been otherwise applied by Seller to any obligations of Tenant under the Lease, shall be
credited against the Purchase Price, and upon the Close of Escrow, Buyer shall assume full
responsibility for all security deposits to be refunded to the Tenant under the Lease (to the
extent the same are required to be refunded by the terms of the Lease or applicable). If any
security deposits are in the form of letters of credit or other financial instruments (the
“Non-Cash Security Deposits”), Seller will, at the Close of Escrow use commercially reasonable
efforts to cause Buyer to be named as beneficiary under the Non-Cash Security Deposits. Buyer will
not receive a credit against the Purchase Price for such Non-Cash Security Deposits. If Buyer
cannot be named the beneficiary under the Non-Cash Security Deposits as of the Close of Escrow,
Seller shall, if necessary as a result of a default by Tenant under the Lease, cooperate with Buyer
to make a demand to draw on the Non-Cash Security Deposit.

(f) Intentionally Omitted.

(g) Intentionally Omitted

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

6.7.3. Items Not Prorated. Seller and Buyer agree that (a) none of the insurance
policies relating to the Property will be assigned to Buyer and Buyer shall be responsible for
arranging for its own insurance as of the Close of Escrow; (b) utilities, including telephone,
electricity, water and gas are paid directly by Tenant to the applicable utility provider; and (c)
Taxes are payable by Tenant on an annual basis when due. Accordingly, there will be no prorations
for insurance, utilities or Taxes.

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

6.7.5. Lease Commissions and Tenant Improvement Costs. Except as otherwise provided
herein, all unpaid lease commissions and tenant improvement costs incurred by Seller in connection
with the current term of the Lease shall be the responsibility of Seller and shall be paid or
credited to Buyer at the Close of Escrow. All lease commissions and tenant improvement costs
relating to new leases entered into after Close of Escrow, or associated with currently existing or
hereafter created renewal, expansion or refusal rights of Tenant under the Lease shall be assumed
by and shall be the responsibility of Buyer.

	 	6.7.6.	 	Survival. This Paragraph 6.7 shall survive the Close of Escrow.

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

	 	 	 
	6.8.1.

6.8.2.

6.8.3.

	 	The Effective Date;

The date of receipt of the Title Documents and the Survey by Buyer;

The Delivery Date pursuant to Paragraph 4.1;

6.8.4. The date by which the Inspections, Due Diligence Items, Title Documents and Survey must
be approved by Buyer pursuant to Paragraph 5;

6.8.5. The date by which the amounts described in Paragraph 2 must be deposited by Buyer, for
which determination Escrow Holder shall assume satisfaction of the condition expressed in Paragraph
2 on the last date stated for its satisfaction; and

6.8.6. The date of the Close of Escrow pursuant to Paragraph 6.2.

	7.0	 	Seller Representations, Warranties, and Covenants.

7.1 Representations and Warranties. Seller hereby represents and warrants as of the
date hereof and as of the Close of Escrow by appropriate certificate to Buyer as follows:

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

7.1.2. Seller has indefeasible fee simple title to the Real Property, subject to the Permitted
Exceptions and the Must Cure Liens. To Seller’s knowledge, except as may be disclosed in the Title
Documents or the Due Diligence Items, there are no outstanding rights of first refusal, rights of
reverter or options relating to the Real Property or any interest therein. To Seller’s knowledge,
there are no unrecorded or undisclosed documents or other matters which affect title to the Real
Property. Subject to the Lease, Seller has enjoyed the continuous and uninterrupted quiet
possession, use and operation of the Real Property, without material complaint or objection by any
person.

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

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

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

7.1.6. Seller has not received any notice of any violations of any ordinance, regulation, law,
or statute of any governmental agency pertaining to the Real Property or any portion thereof which
have not been remedied.

7.1.7. To Seller’s knowledge there are no unpaid bills, claims, or liens in connection with
any construction or repair of the Real Property by Seller except for those that will be paid in the
ordinary course of business prior to the Close of Escrow or which have been bonded over.

7.1.8. There are no leases, subleases, licenses, occupancies or tenancies in effect pertaining
to any portion of the Real Property and claiming by, through or under Seller, other than the Lease.
Tenant has no options or rights to renew, extend or terminate the Lease or expand the Lease
premises, except as shown in the Lease. No brokerage commission or similar fee is due or unpaid by
Seller with respect to the Lease, and there are no written or oral agreements that will obligate
Buyer, as Seller’s assignee, to pay any such commission or fee under the Lease. The Lease and any
guaranties thereof are in full force and effect. To Seller’s knowledge, neither Seller nor Tenant
is in default under the Lease.

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

7.1.10. Except for the Lease and the Contracts or as otherwise set forth in the Due Diligence
Items or the Title Documents, there are no agreements or other obligations granting any rights to
use the Real Property. To Seller’s knowledge, there is no material default under any of the
Contracts by Seller or the other parties thereto.

7.1.11. Except as disclosed in the Due Diligence Items, Seller has no knowledge of nor has
received any written notice of violation issued pursuant to any environmental law with respect to
the Real Property or any use or condition thereof. Except as disclosed in the Due Diligence Items,
to Seller’s knowledge, there are no above-ground or underground storage tanks located on the Real
Property.

7.1.12. To Seller’s knowledge, except as disclosed in the Due Diligence Items, there has been
no release of any regulated hazardous substance onto or under the Real Property that affects the
Real Property in quantities or concentrations that require removal or remediation in accordance
with applicable law, except for hazardous substances used in the operation of Tenant’s medical
business. To Seller’s knowledge, except as disclosed in the Due Diligence Items, Seller has not
received any notice or citation for noncompliance with respect to any environmental requirements of
state, local or federal law including, but not limited to, the Comprehensive Environmental Response
Compensation and Liability Act of 1980, U.S.C. 9601 et seq.

As used herein, the expression “to the best knowledge of Seller” or “to Seller’s knowledge,”
or words of similar import, shall refer exclusively to matters within the current, actual,
conscious knowledge of George M. Lee and shall not be construed to impose upon Seller or such
person any duty to investigate the matter to which such actual knowledge, or the absence thereof,
pertains or impose upon such person any liability or personal responsibility whatsoever hereunder.

Seller will deliver to Buyer a certificate at Close of Escrow pursuant to which Seller will
reaffirm the foregoing representations and warranties as of the date of Close of Escrow, provided
that such certificate may reflect any changes to such representations and warranties of which
Seller has become aware prior to Close of Escrow. In the event that such certificate or the
estoppel certificate delivered to Buyer pursuant to Section 9.1.5 indicates any material changes to
the representations and warranties of Seller as of the date hereof not resulting from a breach of
this Agreement by Seller, Seller will not be deemed in default hereunder and Buyer’s sole remedy
will be to terminate this Agreement whereupon Escrow Holder will return the Deposit to Buyer and
both parties will be relieved of any further obligations hereunder, except for those obligations
which expressly survive any termination hereof. Provided, however, if any of such representations
or warranties were not true as of the date hereof, or if any of the changes thereto are the result
of a breach by Seller of its covenants and agreements under this Agreement, then in addition to
terminating this Agreement, Buyer will be entitled to obtain actual damages from Seller in an
amount equal to Buyer’s reasonable out-of-pocket expenses incurred in connection with the
transaction evidenced by, and the negotiation of, this Agreement (including attorneys fees), and
investigating the Property, not exceeding $10,000. In the event such certificate does indicate any
such changes and Buyer does not elect to terminate this Agreement, the representations and
warranties made by Seller to Buyer pursuant to this Agreement as of the date of Close of Escrow
will be deemed made subject to any such changes reflected in such certificate.

7.2. Survival. The foregoing representations and warranties of Seller shall survive
the Close of Escrow for a period of one year and shall not be merged as of the date of the Close of
Escrow hereunder. No claim made after the Close of Escrow for a breach of any representation or
warranty of Seller shall be actionable or payable if the breach in question results from or is
based on a condition, state of facts or other matter which was actually known to Buyer prior to
Close of Escrow. Seller shall have no liability to Buyer for a breach of any representation or
warranty: (i) unless the valid claims for all such breaches collectively aggregate more than TEN
THOUSAND DOLLARS ($10,000.00), in which event the full amount of such valid claims shall be
actionable, up to the Cap (as hereinafter defined), and (ii) unless written notice containing a
description of the specific nature of such breach shall have been given by Buyer to Seller by the
first anniversary of the Close of Escrow. Any suit by Buyer for any breach by Seller of any
representation, warranty or covenant contained herein must be filed on or before the first
anniversary of the Close of Escrow or shall be forever barred. As used herein, the term “Cap”
shall mean the total aggregate amount of ONE HUNDRED THOUSAND DOLLARS ($100,000.00).

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

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

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

7.3.3. To take no action which would make any representation or warranty made by Seller under
this Agreement untrue or misleading.

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

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

7.3.6. To not, without Buyer’s written approval, (a) amend or waive any right under any
Contract, or (b) enter into any service, operating or maintenance agreement affecting the Real
Property that would survive the Close of Escrow and be terminable on more than thirty (30) days
notice.

7.3.7. To fully and timely comply with all material obligations to be performed by Seller
under the Lease and Contracts, and all Permits, licenses, governmental approvals and laws,
regulations and orders applicable to the Real Property.

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

7.3.9. To use diligent efforts to obtain a subordination, attornment and non-disturbance
agreement and estoppel certificate from the Tenant, on the form provided by Buyer.

7.3.10. To terminate prior to Closing any management agreements and/or leasing agreements that
exist on the Property as of the Effective Date.

7.3.11. To operate the Real Property from and after the date hereof in substantially the same
manner as on the Effective Date.

8. Buyer Representations and Warranties. Buyer hereby represents and warrants to Seller as
of the date hereof and as of the Close of Escrow by appropriate certificate as follows: Buyer is a
limited liability company duly organized and validly existing under the laws of the Commonwealth of
Virginia. Buyer has full power and authority to enter into this Agreement, to perform this
Agreement and to consummate the transactions contemplated hereby. The execution, delivery and
performance of this Agreement and all documents contemplated hereby by Buyer have been duly and
validly authorized by all necessary action on the part of Buyer and all required consents and
approvals have been duly obtained and will not result in a breach of any of the terms or provisions
of, or constitute a default under, any indenture, agreement or instrument to which Buyer is a party
or otherwise bound. This Agreement is a legal, valid and binding obligation of Buyer, enforceable
against Buyer in accordance with its terms, subject to the effect of applicable bankruptcy,
insolvency, reorganization, arrangement, moratorium or other similar laws affecting the rights of
creditors generally.

	9.	 	Conditions Precedent to the Close of Escrow.

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

9.1.1. Seller shall have delivered the certificate reaffirming its representations and
warranties as set forth in Section 7.1.

9.1.2. Tenant shall not be in default under the Lease nor shall Tenant have given notice that
it is discontinuing operations at the Real Property nor shall Tenant have filed bankruptcy or
sought any similar debtor protective measure or be the subject of an involuntary bankruptcy.

9.1.3. Buyer shall have received, no later than the Close of Escrow, an estoppel certificate
on a form provided by (or otherwise approved by) Buyer or in the form required under the Lease
(“Conforming Estoppel”) and a subordination, nondisturbance and attornment agreement on a form
provided by (or otherwise approved by) Buyer or in the form required under the Lease (“Conforming
SNDA”) from the Tenant. Buyer shall notify Seller within five (5) business days following receipt
of a copy of any executed estoppel certificate and/or subordination, nondisturbance and attornment
agreement (but not later than the Close of Escrow) of Buyer’s approval or disapproval and the basis
of such disapproval, if disapproved; provided that, if Buyer does not notify Seller of its
disapproval within such period, such estoppel certificate will be deemed a Conforming Estoppel
and/or such subordination, nondisturbance and attornment agreement will be deemed a Conforming
SNDA. If Buyer does not receive a Conforming Estoppel and/or a Conforming SNDA prior to the Close
of Escrow, Buyer shall have the right to terminate this Agreement and to obtain a refund of the
Deposit without any further action required by any party, and neither party shall have any further
obligation to the other, except as otherwise expressly provided herein.

9.1.4. Buyer shall have until expiration of the Due Diligence Period to enter into a purchase
agreement giving Buyer the right to purchase that certain parcel more commonly known as “Triumph
Hospital Southwest” (located at 1550 First Colony Blvd., Sugar Land, Texas). If Buyer, or an
affiliate of Buyer, has not entered into such agreement, Buyer may terminate this Agreement by
notice to Seller prior to expiration of the Due Diligence Period and obtain a refund of the Deposit
without any further action required by any party, and neither party shall have any further
obligation to the other, except as otherwise expressly provided herein.

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

10. Damage or Destruction Prior to the Close of Escrow. In the event that the Real
Property should be materially damaged by any casualty prior to the Close of Escrow, then Seller
shall promptly provide Buyer with written notice of such casualty, and Buyer may in its discretion
either (i) elect to terminate this Agreement, in which case the Deposit shall be returned to Buyer
without any further action required from either party and neither party shall have any further
obligation to the other except as otherwise set forth herein, or (ii) proceed to the Close of
Escrow in which event any insurance proceeds covering such damage not repaired by Seller shall be
assigned to Seller at Close of Escrow, and the Purchase Price will be credited with the cash amount
of any associated deductible and the amount of any uninsured loss. For purposes hereof, “material”
shall be deemed to mean any damage which Seller is obligated under the Lease to repair and which
will (i) cost more than $500,000.00 to replace and/or repair, or (ii) result in the right of Tenant
to cancel the Lease. Any notice required to terminate this Agreement pursuant to this Paragraph
shall be delivered no later than thirty (30) days following Buyer’s receipt of Seller’s notice of
such casualty.

11. Eminent Domain. If, before the Close of Escrow, proceedings are commenced for the
taking by exercise of the power of eminent domain of all or a material part of the Real Property,
Buyer may either (i) by giving written notice to Seller within thirty (30) days after Seller gives
notice of the commencement of such proceedings to Buyer, to terminate this Agreement, in which
event this Agreement shall automatically terminate, the Deposit shall be returned to Buyer without
any further action required from either party and neither party shall have any continuing
obligations hereunder except as expressly provided herein, or (ii) proceed to closing and, on the
Close of Escrow, the condemnation award (or, if not theretofore received, the right to receive such
portion of the award) payable on account of the taking shall be assigned, or paid to, Buyer.
Seller shall give written notice to Buyer within three (3) business days after Seller’s receiving
notice of the commencement of any proceedings for the taking by exercise of the power of eminent
domain of all or any part of the Real Property. The foregoing notwithstanding, if the taking
results in the cancellation of the Lease, Buyer shall have the option to terminate this Agreement
as provided above in this Section 11.

12. Notices. All notices, demands, or other communications of any type given by any party
hereunder, whether required by this Agreement or in any way related to the transaction contracted
for herein, shall be void and of no effect unless given in accordance with the provisions of this
Paragraph. All notices shall be in writing and delivered to the person to whom the notice is
directed, either (a) in person, (b) by telecopy or (c) by a nationally recognized overnight
delivery courier. Notices delivered in person shall be deemed received upon delivery or refusal
thereof; notices delivered by telecopy shall be deemed received upon receipt of confirmation of
transmission; and notices delivered by overnight courier shall be deemed received on the business
day following transmission. Notices shall be given to the following addresses:

	 	 	 	 	 
	For Seller:
	 	Hollow Tree, L.L.P.

	 
	 	Attn:  George Lee

	 
	 	5353 West Alabama St., # 610
	 
	 	Houston, Texas 77056

	 
	 	 	(713) 290-1234	 
	 
	 	(713) 290-8843  Fax
	With a copy to:
	 	Matthew T. Hagan

	 
	 	1180 Galleria Financial Center
	 
	 	5075 Westheimer Road
	 
	 	Houston, Texas 77056

	 
	 	 	(713) 850-9000	 
	 
	 	(713) 850-1330  Fax
	For Buyer:
	 	Triple Net Properties, LLC

	 
	 	Attn:  Danny Prosky

	 
	 	1551 N. Tustin Avenue, Suite 200
	 
	 	Santa Ana, CA  92705

	 
	 	 	(714)  667-8252	 
	 
	 	(714)  667-6816  Fax
	With a copy to:
	 	Triple Net Properties, LLC

	 
	 	Attn: Theresa Hutton

	 
	 	1551 N. Tustin Avenue, Suite 200
	 
	 	Santa Ana, CA  92705

	 
	 	 	(714)  667-8252	 
	 
	 	(714)  667-6816  Fax
	And a copy to:
	 	Joseph J. McQuade, Esquire

	 
	 	Hirschler Fleischer

	 
	 	2100 E. Cary Street
	 
	 	Richmond, VA  23223-7078

	 
	 	 	(804)  771-9522	 
	 
	 	(804)  644-0957  Fax
	For Escrow Holder:
	 	LandAmerica Title Company

1920 Main Street

12th Floor

Irvine, California 92614

Attn: Gale Hunt

(949) 930-9307

	13.	 	Remedies.

13.1. Defaults by Seller. If there is any default by Seller under this Agreement,
which continues following notice to Seller and seven (7) days thereafter during which period Seller
may cure the default, Buyer may at its option, either (a) declare this Agreement terminated in
which case the Deposit shall be returned to Buyer without any further action required from either
party, plus reimbursement of Buyer’s out of pocket expenses not to exceed $100,000, as its sole and
exclusive remedy, or (b) treat the Agreement as being in full force and effect and bring an action
against Seller for specific performance, as its sole and exclusive remedy. The foregoing
notwithstanding, no right to cure shall extend the Close of Escrow.

13.2. Defaults by Buyer. If there is any default by Buyer under this Agreement, which
continues following notice to Buyer and seven (7) days thereafter, during which period Buyer may
cure the default, Seller may, as its sole remedy, declare this Agreement terminated, in which case
the Deposit shall be paid to Seller as liquidated damages, and not as a penalty, and each party
shall thereupon be relieved of all further obligations and liabilities, except any which survive
termination. The parties agree that Seller will suffer damages in the event of Buyer’s default on
its obligations. Although the amount of such damages at this time is difficult or impossible to
determine, the parties agree that the amount of the earnest money is a reasonable estimate of
Seller’s loss in the event of Buyer’s default under this Agreement. The foregoing notwithstanding,
no right to cure shall extend the Close of Escrow.

If this Agreement is terminated due to the default of Buyer hereunder, Buyer shall, in addition,
deliver to Seller, at no cost to Seller, the Due Diligence Items.

14. Assignment. Buyer may not assign any of its rights and obligations under this
Agreement without the prior written consent of Seller; provided, however, that Buyer may, following
the Due Diligence Period, assign its interest in this Agreement to any entity, the managing member
or general partner of which, is controlled directly or indirectly by Buyer so long as Seller is
advised of such assignment not less than two (2) business days prior to the Close of Escrow,
accompanied by reasonably satisfactory evidence of such control. Buyer hereby agrees that any
assignment by Buyer in contravention of this provision shall be void ab initio and shall not
relieve Buyer of any of its obligations and liabilities hereunder.

15. Interpretation and Applicable Law. This Agreement shall be construed and interpreted
in accordance with the laws of the State where the Real Property is located, without regard to
principles of conflict of laws. Where required for proper interpretation, words in the singular
shall include the plural; the masculine gender shall include the neuter and the feminine, and vice
versa. The terms “successors and assigns” shall include the heirs, administrators, executors,
successors, and permitted assigns, as applicable, of any party hereto. If any provision of this
Agreement is held to be illegal, invalid or unenforceable under present or future laws, such
provision shall be fully severable; this Agreement shall be construed and enforced as if such
illegal, invalid or unenforceable provision had never comprised a part of this Agreement; and, the
remaining provisions of this Agreement shall remain in full force and effect and shall not be
affected by such illegal, invalid or unenforceable provision or by its severance from this
Agreement.

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

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

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

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

20. Acceptance. Time is of the essence of this Agreement. If the final date of any period
falls upon a Saturday, Sunday, or legal holiday under the Federal law or laws of the States of
Texas or California, then in such event the expiration date of such period shall be extended to the
next day which is not a Saturday, Sunday, or legal holiday under Federal law or the laws of the
States of Texas or California.

21. Real Estate Commission. Seller and Buyer each represent and warrant to the other that
neither Seller nor Buyer has contacted or entered into any agreement with any real estate broker,
agent, finder or any other party in connection with this transaction other than Sperry Van Ness
(“Broker”), and that neither party has taken any action which would result in any real estate
broker’s, finder’s or other fees or commissions being due and payable to any party with respect to
the transaction contemplated hereby other than to Broker. Seller agrees to pay a commission to
Broker pursuant to a separate agreement. Each party hereby indemnifies and agrees to hold the
other party harmless from any loss, liability, damage, cost, or expense (including reasonable
attorneys’ fees) resulting to the other party by reason of a breach of the representation and
warranty made by such party in this Paragraph.

22. Cooperation with S-X 3-14 Audit. The Seller acknowledges that Buyer shall have the
right to assign all of its rights, title and interest in and to this Agreement.  The assignee may
be a publicly registered company (“Registered Company”) promoted by the Buyer.  The Seller
acknowledges that it has been advised that if the assignee is a Registered Company, the assignee is
required to make certain filings with the Securities and Exchange Commission (the “SEC Filings”)
that relate to the most recent pre-acquisition fiscal year (the “Audited Year”) and the current
fiscal year through the date of acquisition (the “stub period”) for the Property. To assist the
assignee in preparing the SEC Filings, the Seller agrees to provide the assignee with the
following:

	 	 	 
	22.1.

22.2.

22.3.

22.4.

22.5.

	 	Access to bank statements for the Audited year and stub period;

Rent Roll as of the end of the Audited Year and stub period;

Operating Statements for the Audited Year and stub period;

Access to the general ledger for the Audited Year and stub period;

Cash receipts schedule for each month in the Audited Year and stub period;

22.6. Access to invoice for expenses and capital improvements in the Audited Year and stub
period;

	 	 	 
	22.7.

22.8.

22.9.

22.10.

	 	Accounts payable ledger and accrued expense reconciliations;

Check register for the 3-months following the Audited Year and stub period;

Leases and 5-year lease schedules;

Copies of all insurance documentation for the Audited Year and stub period;

22.11. Copies of accounts receivable aging as of the end of the Audited Year and stub period
along with an explanation for all accounts over 30 days past due as of the end of the Audited Year
and stub period; and

	 	22.12.	 	Signed representation letter in the form attached hereto as Exhibit C.

The provisions of this Paragraph shall survive Settlement.

23. §1031 Exchange. Buyer and Seller acknowledge that in connection with the Close of
Escrow of the transaction which is the subject of this Agreement, either party may be participating
in and/or consummating a tax-deferred like kind exchange of property under Section 1031 of the
Internal Revenue Code of 1986, as amended. The other party agrees to reasonably cooperate with the
exchanging party and to execute all documents reasonably necessary to accomplish such exchange,
provided that the other party’s obligations and liabilities upon consummation of such exchange do
not exceed its obligations under this Agreement, the time periods set forth herein are not extended
or shortened, and that the exchanging party shall hold the cooperating party harmless from any
claims, liabilities and costs arising from such exchange in excess of the cooperating party’s
obligations under this Agreement.

24. No Representations; AS IS.

Except as expressly set forth herein or under any instrument delivered by Seller to Buyer at
Close of Escrow or called for herein or called for in any of the instruments attached as exhibits
hereto, (i) SELLER MAKES NO WARRANTIES OR REPRESENTATIONS of any kind or character, express or
implied, with respect to the Property, its physical condition, income to be derived therefrom or
expenses to be incurred with respect thereto, or with respect to information or documents
previously furnished to Buyer or furnished to Buyer pursuant to this Agreement, or with respect to
Seller’s obligations or any other matter or thing relating to or affecting the same, and (ii) there
are no oral agreements, warranties or representations collateral to or affecting the Property.
Notwithstanding anything contained herein to the contrary, this Section shall survive the Close of
Escrow or any termination of this Agreement.

BUYER ACKNOWLEDGES THAT THE CONVEYANCE OF THE PROPERTY IS SPECIFICALLY MADE “AS IS” AND “WHERE
IS,” WITHOUT ANY REPRESENTATIONS OR WARRANTIES, EXPRESS OR IMPLIED (EXCEPT ANY EXPRESS
REPRESENTATIONS AND WARRANTIES SET FORTH IN THIS AGREEMENT OR THE DEED OR OTHER DOCUMENTS DELIVERED
AT CLOSE OF ESCROW), INCLUDING IMPLIED WARRANTIES OF FITNESS FOR ANY PARTICULAR PURPOSE OR
MERCHANTABILITY OR ANY OTHER WARRANTIES WHATSOEVER.

BUYER ACKNOWLEDGES THAT, EXCEPT AS EXPRESSLY PROVIDED IN THIS AGREEMENT OR UNDER ANY
INSTRUMENT DELIVERED BY SELLER TO BUYER AT CLOSE OF ESCROW, (A) NEITHER SELLER NOR ANY OF ITS
AGENTS HAVE MADE, AND SPECIFICALLY NEGATE AND DISCLAIM, ANY REPRESENTATIONS, WARRANTIES, PROMISES,
COVENANTS, AGREEMENTS OR GUARANTIES OF ANY KIND OR CHARACTER WHATSOEVER, WHETHER EXPRESS OR
IMPLIED, ORAL OR WRITTEN, OF, AS TO, CONCERNING, OR WITH RESPECT TO, (i) THE VALUE, NATURE, QUALITY
OR CONDITION OF THE PROPERTY, INCLUDING, WITHOUT LIMITATION, THE WATER, SOIL AND GEOLOGY, (ii) THE
SUITABILITY OF THE PROPERTY FOR ANY AND ALL ACTIVITIES AND USES WHICH MAY BE CONDUCTED THEREON,
(iii) THE COMPLIANCE OF OR BY THE PROPERTY WITH ANY LAWS, RULES, ORDINANCES OR REGULATIONS OF ANY
APPLICABLE GOVERNMENTAL AUTHORITY, (iv) THE HABITABILITY, MERCHANTABILITY, MARKETABILITY,
PROFITABILITY OR FITNESS FOR A PARTICULAR PURPOSE OF THE PROPERTY, OR (v) ANY OTHER MATTER WITH
RESPECT TO THE PROPERTY, AND (B) NEITHER SELLER NOR ANY OF ITS AGENTS HAVE MADE, AND SPECIFICALLY
NEGATE AND DISCLAIM, ANY REPRESENTATIONS OR WARRANTIES REGARDING COMPLIANCE OF THE PROPERTY WITH
ANY ENVIRONMENTAL PROTECTION, POLLUTION OR LAND USE LAWS, RULES, REGULATIONS, ORDERS OR
REQUIREMENTS, INCLUDING THOSE PERTAINING TO SOLID WASTE, AS DEFINED BY THE U.S. ENVIRONMENTAL
PROTECTION AGENCY REGULATIONS AT 40 C.F.R., PART 261, OR THE DISPOSAL OR EXISTENCE, IN OR ON THE
PROPERTY, OF ANY HAZARDOUS SUBSTANCES, AS DEFINED BY THE COMPREHENSIVE ENVIRONMENTAL RESPONSE
COMPENSATION AND LIABILITY ACT OF 1980, AS AMENDED, AND THE REGULATIONS PROMULGATED THEREUNDER.
BUYER SHALL RELY SOLELY ON ITS OWN INVESTIGATION OF THE PROPERTY AND NOT ON ANY INFORMATION
PROVIDED OR TO BE PROVIDED BY SELLER OR ITS AGENTS OR CONTRACTORS, EXCEPT AS EXPRESSLY PROVIDED IN
THIS AGREEMENT OR EXHIBITS OR UNDER ANY INSTRUMENT DELIVERED BY SELLER TO BUYER AT CLOSE OF ESCROW.
SELLER SHALL NOT BE LIABLE OR BOUND IN ANY MANNER BY ANY VERBAL OR WRITTEN STATEMENTS,
REPRESENTATIONS OR INFORMATION PERTAINING TO THE PROPERTY OR THE OPERATION THEREOF, FURNISHED BY
ANY PARTY PURPORTING TO ACT ON BEHALF OF SELLER.

EXCEPT TO THE EXTENT OF ANY BREACH OF ANY EXPRESS REPRESENTATION, WARRANTY OR COVENANT OF
SELLER UNDER THIS AGREEMENT OR UNDER ANY INSTRUMENT DELIVERED BY SELLER TO BUYER AT CLOSE OF
ESCROW, BUYER, FOR ITSELF AND ITS AGENTS, AFFILIATES, SUCCESSORS AND ASSIGNS, HEREBY WAIVES ITS
RIGHT TO RECOVER FROM AND FOREVER RELEASES AND DISCHARGES SELLER, ITS AGENTS, PARTNERS, AFFILIATES,
SHAREHOLDERS, OFFICERS, DIRECTORS, AND EMPLOYEES OF EACH OF THEM, AND THEIR SUCCESSORS AND ASSIGNS,
FROM ANY AND ALL RIGHTS, CLAIMS AND DEMANDS AT LAW OR IN EQUITY, PROCEEDINGS, LOSSES, LIABILITIES,
DAMAGES, PENALTIES, FINES, LIENS, JUDGMENTS, COSTS OR EXPENSES WHATSOEVER, WHETHER DIRECT OR
INDIRECT, KNOWN OR UNKNOWN AT THE TIME OF THE AGREEMENT, FORESEEN OR UNFORESEEN, ARISING OUT OF OR
RELATING TO, OR IN ANY WAY CONNECTED WITH THE PHYSICAL, ENVIRONMENTAL, ECONOMIC OR LEGAL CONDITION
OF THE PROPERTY.

25. Disclosures.

(a) Chapter 50 Notice. If the Real Property is situated in utility or other
statutorily created district providing water, sewer, drainage, or flood control facilities and
services, Chapter 50, Section 50.301, of the Texas Water Code requires Seller to deliver and Buyer
to sign the statutory notice relating to the tax rate, bonded indebtedness, or standby fee of the
district prior to final execution of this Agreement.

(b) Notices from Brokers. Buyer should not rely upon any oral representations about
the Property from any source. Brokers are not qualified to render Property inspections, surveys,
engineering studies, environmental assessments, or inspections to determine compliance with zoning,
governmental regulations, or laws. Buyer should seek experts to render such services. Selection of
inspectors and repairmen is the responsibility of Buyer and not any broker.

(c) Texas RELA Notice. The Texas Real Estate License Act requires written notice to
Buyer that Buyer should have an attorney examine an abstract of title to the Property or, in the
alternative, obtain a title insurance policy. Notice to that effect is, therefore, hereby given to
Buyer.

(d) Rollback Taxes Notice. The following disclosure is made for the purpose of
complying with the provisions of Section 5.010 of the Texas Property Code and is not intended to
and does not alter or affect the rights and obligations of Buyer and Seller:

Notice Regarding Possible Liability for Additional Taxes

If for the current ad valorem tax year the taxable value of the land that is the
subject of this Agreement is determined by a special appraisal method that allows
for the appraisal of the land at less than its market value, the person to whom the
land is transferred may not be allowed to qualify the land for that special
appraisal in a subsequent tax year and the land may then be appraised at its full
market value. In addition, the transfer of the land or a subsequent change in the
use of the land may result in the imposition of an additional tax plus interest as a
penalty for the transfer or the change in use of the land. The taxable value of the
land and the applicable method of appraisal for current tax year is public
information and may be obtained from the tax appraisal district established for the
county in which the Property is located.

(e) Annexation Notice. The following disclosure is made for the purpose of complying
with the provisions of Section 5.011 of the Texas Property Code and is not intended to and does not
alter or affect the rights and obligations of Buyer and Seller:

Notice Regarding Possible Annexation

If the property that is the subject of this Agreement is located outside the limits
of a municipality, the property may now or later be included in the extraterritorial
jurisdiction of a municipality and may now or later be subject to annexation by the
municipality. Each municipality maintains a map that depicts its boundaries and
extraterritorial jurisdiction. To determine if the property is located within a
municipality’s extraterritorial jurisdiction or is likely to be located within a
municipality’s extraterritorial jurisdiction, Buyer should contact all
municipalities located in the general proximity of the property for further
information.

(f) Pipelines. If a transportation pipeline, including a pipeline for the
transportation of natural gas, natural gas liquids, synthetic gas, liquefied petroleum gas,
petroleum or a petroleum product or hazardous substance, is located on or within the Real Property,
Seller shall give Buyer statutory notice regarding such pipeline(s) as required by Section 5.010 of
the Texas Property Code.

26. Exhibits. The following exhibits are attached hereto and incorporated herein as if
actually set forth in this Agreement:

Exhibit A  —  Legal Description of the Real Property

Exhibit B  —  Assignment and Assumption Agreement

Exhibit C  —  Form Audit Letter

[THE REMAINDER OF THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. SIGNATURES APPEAR ON THE FOLLOWING

PAGE.]

1

SIGNATURE PAGE FOR AGREEMENT FOR PURCHASE

AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS

TRIUMPH HOSPITAL NORTHWEST

WITNESS THE FOLLOWING SIGNATURES:

	 	 	 
	SELLER:

	 	Hollow Tree, L.L.P.,

a Texas limited liability partnership
	 
	 	 
	
 
	 	By: /s/ H. D. Patel
	
 
	 	 
	
 
	 	Name: H. D. Patel, M.D.
	
 
	 	 
	
 
	 	Title:Managing Partner
	
 
	 	 
	Date: 4/30/2007

	 	

	 
	 	 
	BUYER:

	 	TRIPLE NET PROPERTIES, LLC,

a Virginia limited liability company
	 
	 	 
	
 
	 	By:/s/ Jack Maurer
	
 
	 	 
	
 
	 	Name:Jack Maurer
	
 
	 	 
	
 
	 	Title: Executive Vice President
	
 
	 	 
	 
	 	 
	Date:     , 2007

	 	

	 
	 	 
	ESCROW HOLDER:

	 	LANDAMERICA TITLE COMPANY,

	 	 	a /s/ dba for Commonwealth Land Title Company, a CA
Corporation

	 	 	 
	 	 	By:	 	 	/s/ Gale Hunt
	 	 	Name:	 	 	Gale Hunt
	 	 	Title:	 	 	Sr. Commercial Escrow Officer

Date:     , 2007

2EX-10.2

AGREEMENT FOR PURCHASE AND SALE

OF REAL PROPERTY AND ESCROW INSTRUCTIONS

THIS AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS (this
“Agreement”) is made and entered into as of this 30th day of April, 2007, between FIRST
COLONY INVESTMENTS, L.L.P., a Texas limited liability partnership (“Seller”), TRIPLE NET
PROPERTIES, LLC, a Virginia limited liability company (“Buyer”), and LANDAMERICA TITLE COMPANY,
with the office located at 1920 Main Street, 12th Floor, Irvine, California 92614, Attn:
Gale Hunt, Telephone: (949) 930-9307 (“Escrow Holder”).

RECITALS

A. Seller owns certain real property located in Harris County, Texas and more specifically
described in Exhibit A attached hereto and incorporated herein (the “Land”), including the
building commonly known as Triumph Hospital Southwest and such other assets, as the same are herein
described.

B. Seller desires to sell to Buyer and Buyer desires to purchase from Seller the Property (as
defined below) on the terms and conditions set forth herein.

C. The “Effective Date” of this Agreement shall be the date on which this Agreement is fully
executed by all parties, as evidenced by the latest date inserted next to the signature block of
each party.

AGREEMENT

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

	1.	 	Purchase and Sale.

1.1. The purchase and sale includes, and at the Close of Escrow (hereinafter defined) Seller
shall sell, transfer, grant and assign to Buyer, and Buyer shall purchase from Seller, Seller’s
entire right and interest in and to all of the following (hereinafter sometimes collectively, the
“Property”):

1.1.1. The Land, together with all structures, buildings, improvements thereon, subject to the
rights of Tenant (as defined below) under the Lease (as defined below) and all easements,
development rights, rights of way, and other rights appurtenant to the Land (all of the foregoing
being collectively referred to herein as the “Real Property”);

1.1.2. The Lease Agreement dated March 28, 2002 between Seller, as Landlord, and Triumph
Southwest, L.P. (“Tenant”), as Tenant (the “Lease”), including associated amendments, together with
all security deposits and other deposits held in connection with the Lease, Lease guarantees and
other similar credit enhancements providing additional security for such Lease;

1.1.3. All tangible and intangible personal property owned by Seller located on or used in
connection with the Real Property, if any, including, specifically, without limitation, machinery,
equipment, furniture, tools and supplies, and all related intangibles (the “Personal Property”);

1.1.4. All assignable service contracts, agreements, warranties and guaranties, if any,
relating to the operation, use or maintenance of the Property (the “Contracts”), to the extent not
otherwise required to be terminated hereunder; and

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

2. Purchase Price. The total Purchase Price of the Property shall be EIGHTEEN MILLION
SEVEN HUNDRED FIFTY THOUSAND and No/100 Dollars ($18,750,000.00) (the “Purchase Price”), and
payable as follows:

	 	2.1.	 	Deposit/Further Payments.

2.1.1. Within three (3) business days following the Effective Date, Buyer shall deposit into
Escrow (hereinafter defined) the amount of FIVE HUNDRED THOUSAND and No/100 Dollars ($500,000.00)
(the “Initial Deposit”), in the form of a wire transfer payable to Escrow Holder. Escrow Holder
shall place the Initial Deposit into an interest bearing money market account at a bank or other
financial institution reasonably satisfactory to Buyer, and interest thereon shall be credited to
Buyer’s account and shall be the property of Buyer.

2.1.2. Within one (1) business day following the conclusion of the Due Diligence Period
(hereinafter defined) and absent the termination of this Agreement, Buyer shall deliver to Escrow
Holder the additional sum of FIVE HUNDRED THOUSAND and No/100 Dollars ($500,000.00), (the
“Additional Deposit” and together with the Initial Deposit, the “Deposit”). The Deposit shall be
non-refundable at the expiration of the Due Diligence Period and shall be applied to the Purchase
Price at the Close of Escrow, except as otherwise expressly provided herein.

2.1.3. On the day which is one (1) business day prior to the Close of Escrow, Buyer shall
deposit with Escrow Holder to be held in Escrow the balance of the Purchase Price, subject to
adjustments and prorations as set forth herein, in immediately available funds by wire transfer
made payable to Escrow Holder.

2.1.4. If this Agreement is terminated by Buyer in accordance with its terms, the Deposit
shall be immediately and automatically paid over to Buyer without the need for any further action
by either party hereto. Notwithstanding anything in this Agreement to the contrary, One Hundred
and No/100 Dollars ($100.00) of the Deposit is delivered to the Escrow Holder for delivery to
Seller as “Independent Contract Consideration” (herein so called), and the Deposit is reduced by
the amount of the Independent Contract Consideration, which amount has been bargained for and
agreed to as consideration for Seller’s execution and delivery of this Agreement. The Independent
Contract Consideration is in addition to and independent of all other consideration provided for in
this Agreement and is nonrefundable in all events.

	3.	 	Title and Survey.

3.1. Title Insurance. No later than five (5) days following the Effective Date, Buyer
shall order a current title insurance commitment and/or preliminary title report for the Real
Property, including legible copies of all items identified as exceptions therein (the “Title
Documents”). Seller shall, at Seller’s sole expense, cause the Escrow Holder (also referred to
herein as the “Title Company”) to issue a TLTA Form T-1 Owner’s Policy of Title Insurance, (the
“Title Policy”) for and on behalf of Buyer in the total amount of the Purchase Price insuring good,
indefeasible and insurable title in and to the Real Property. Buyer shall pay for the cost of any
mortgagee’s title insurance policy, any extended coverage under the Title Policy (including,
without limitation, the premium for the area and boundary deletion), and the cost of any
endorsements to either the owner’s or the mortgagee’s title policy requested by Buyer or Buyer’s
lender. The Title Policy shall be free and clear of exceptions except as follows:

	 	3.1.1.	 	Real property taxes and assessments for the year in which Close of Escrow
occurs and subsequent years, which are a lien not yet due;

3.1.2. The Permitted Exceptions (hereinafter defined).

3.2. Survey. Seller shall either (a) deliver an existing ALTA survey of the Real
Property (the “Existing Survey”) to Buyer or (b) notify Buyer that an Existing Survey is not
available within five (5) days following the Effective Date. No later than ten (10) days following
the Effective Date, Buyer shall order an update of the Existing Survey or a new ALTA survey of the
Real Property by a registered land surveyor duly licensed in the State of Texas if no Existing
Survey is provided by Seller (the “Survey”). If Buyer elects to obtain any such update or a new
survey, Buyer will provide copies thereof to Seller and Title Company, any matters affecting title
shown thereon will, if not removed by Close of Escrow, be deemed a part of the Permitted Exceptions
and such update or new survey will otherwise be deemed a part of the “Survey” under this Agreement.
If Seller provides the Existing Survey, Buyer shall be responsible for the costs associated with
updating the Existing Survey. If no Existing Survey is provided by Seller, Buyer shall receive a
credit at Close of Escrow for one-half of the cost of the new Survey, not to exceed $7,500.00.

	4.	 	Due Diligence Items.

4.1. Seller shall, within three (3) business days after the Effective Date (the “Delivery
Date”), deliver to Buyer each of the following due diligence items in Seller’s possession or
reasonably available to Seller (collectively, the “Due Diligence Items”):

4.1.1. Copies of any and all existing surveys (ALTA, boundary or otherwise) or plats of the
Real Property, if any;

4.1.2. Copies of Seller’s current owner/lender title insurance policies for the Real Property
or any portion thereof, if any (except that title insurance coverage and policy premium information
may be redacted);

4.1.3. Copies of the Lease, together with any amendments or modifications thereof;

4.1.4. A “rent roll” with respect to the Real Property for the calendar month immediately
preceding the Effective Date, showing with respect to the Tenant: (1) the name of the Tenant, (2)
the number of rentable square feet in Tenant’s premises as set forth in the Lease, (3) the current
monthly base rental payable by the Tenant, (4) the term of the Lease, (5) any available options for
the Tenant under the Lease; and (6) the amount of any security deposit;

4.1.5. Intentionally omitted;

4.1.6. An aging report, if any, showing, with respect to the Tenant, the date through which
the Tenant has paid rent and a monthly aging report for the Tenant for the preceding twenty-four
(24) months;

4.1.7. A list of all contracts to which Seller is a party, including service contracts,
warranties, management, maintenance, leasing commission or other agreements affecting the Real
Property to which Seller is a party, if any, together with copies of the same;

4.1.8. Copies of all site plans, leasing plans, as-built plans, drawings, environmental,
mechanical, electrical, structural, soils and similar reports and/or audits and plans and
specifications relative to the Real Property in the possession of Seller or under the control of
Seller, if any;

4.1.9. True and correct copies, if any, of the real estate and personal property tax
statements covering the Property or any part thereof for each of the two (2) years prior to the
current year and, if available, for the current year;

4.1.10. Operating statements, if available, for the Real Property for the two prior calendar
years and the current year to date, or if shorter, for any periods during which Seller was owner of
the Real Property;

4.1.11. Copies of Tenant files and other records of Seller relating to the ownership and
operation of the Real Property as may be reasonably requested by Buyer, if any (provided, however,
at Seller’s option, such files and records may be made available for inspection by Buyer during
ordinary business hours at Seller’s management office);

4.1.12. An inventory of all personal property owned by Seller located on the Real Property
which is used in the maintenance of the Real Property or stored for future use with the Real
Property, if any;

4.1.13. Copies of any third-party inspection reports, including without limitation, soil
tests, environmental studies, and engineering reports relating to the Property in the possession of
Seller or under the control of Seller, if any.

	5.	 	Inspections.

5.1. Procedure; Indemnity. Buyer, at its sole expense, shall have the right to
conduct feasibility, environmental, engineering, title, survey and physical studies of the Real
Property at any time from and after the Effective Date and for a period of fifteen (15) days
thereafter (the “Due Diligence Period”); provided, however, if the Due Diligence Items are not
delivered on the Delivery Date and Buyer has notified Seller of the specific Due Diligence Items
Buyer has not received within two (2) business days after the Delivery Date, Buyer may, by written
notice delivered prior to the conclusion of the Due Diligence Period, extend the Due Diligence
Period for a period equal to the number of days of delay in delivery of such materials beyond the
Delivery Date, but in no event shall the Due Diligence Period be extended for more than five (5)
business days. Buyer and its duly authorized agents or representatives shall be permitted to enter
upon the Real Property during normal business hours and at such other times upon reasonable notice
during the Due Diligence Period, in a manner that does not interfere with existing operations or
occupants of the Real Property, in order to conduct tenant interviews, engineering studies, soil
tests and any other inspections and/or tests that Buyer may deem necessary or advisable
(collectively, the “Inspections”), subject to applicable legal requirements and the rights and
duties of Tenant and Seller under the Lease. Buyer will coordinate all on-site inspections with
Seller so that Seller shall have the option of having one of Seller’s representatives present at
any and all on-site inspections and/or interviews. Buyer may not perform any invasive testing of
the Property without Seller’s prior written consent, which consent shall not be unreasonably
delayed or withheld. Prior to Buyer’s or its agent’s or representative’s entry upon the Property,
Buyer shall, upon Seller’s request, deliver to Seller evidence of liability insurance coverage by
an insurer reasonably acceptable to Seller and with combined single limits of not less than ONE
MILLION DOLLARS ($1,000,000.00) per occurrence. Buyer agrees to promptly discharge any liens that
may be imposed against the Real Property as a result of Buyer’s Inspections, to restore and repair
any damage caused by Buyer’s Inspections to substantially the same condition that existed
immediately prior to such Inspection, and to defend, indemnify and hold Seller harmless from all
claims, suits, losses, costs, expenses (including without limitation court costs and attorneys’
fees), liabilities, judgments and damages incurred by Seller as a result of any Inspections
performed by Buyer, its agents or employees. The foregoing obligations of Seller shall survive
termination of this Agreement.

	 	5.2.	 	Approval.

5.2.1. Buyer shall have until the conclusion of the Due Diligence Period (as the same may be
extended in accordance with the terms of Paragraph 5.1) to approve or disapprove the Inspections,
the Due Diligence Items and Buyer’s evaluation of the Real Property. If Buyer delivers a written
notice to Seller and Escrow Holder within the Due Diligence Period disapproving of the condition of
the Real Property, this Agreement shall thereupon be automatically terminated, Buyer shall not be
entitled to purchase the Real Property, Seller shall not be obligated to sell the Real Property to
Buyer and the parties shall be relieved of any further obligation to each other with respect to the
Real Property, except as expressly set forth herein. Upon termination, Escrow Holder shall,
without any further action required from any party, return the Deposit to Buyer, less the
Independent Consideration, and return all documents and funds to the parties who deposited the
same, and no further duties shall be required of Escrow Holder. If Buyer does not terminate this
Agreement on or before the expiration of the Due Diligence Period in accordance with this Section
5.2.1, then Buyer shall have no right to terminate this Agreement under this Section.

5.2.2. Notwithstanding anything to the contrary contained herein, Buyer hereby agrees that if
this Agreement is terminated for any reason, Buyer shall promptly and at its sole expense return to
Seller, within one (1) business day after such termination, all Due Diligence Items delivered by
Seller to Buyer in connection with Buyer’s inspection of the Real Property and all copies thereof,
along with copies of all studies, inspection reports and similar matters made for Buyer by third
parties engaged by Buyer to do so during the Due Diligence Period concerning the Property.

5.3. Procedure for Approval of Title. Buyer shall have the Due Diligence Period to
review and approve, in writing, the condition of the title to the Real Property. If the Title
Documents or the Survey reflect or disclose any defect, exception or other matter affecting the
Real Property (“Title Defects”) that is unacceptable to Buyer, then Buyer shall provide Seller with
written notice of Buyer’s objections (“Buyer’s Objections”) no later than the conclusion of the Due
Diligence Period. Seller may, at its sole option, elect, by written notice given to Buyer no later
than the conclusion of the Due Diligence Period (“Seller’s Notice Period”), to cure or remove the
objections made or deemed to have been made by Buyer or to notify Buyer that Seller intends to cure
such objections. Seller shall have no obligation to cure any Title Defects; provided, however,
Seller shall in all events have the obligation to specifically remove any monetary encumbrances
affecting fee simple title to the Real Property arising by, through or under Seller or Tenant, and
capable of being discharged by the payment of money (“Must Cure Liens”), whether or not objected to
by Buyer. The failure of Seller to deliver written notice electing to cure Buyer’s Objections
before expiration of the Due Diligence Period shall be deemed an election by Seller not to cure
Buyer’s Objections. Should Seller elect to attempt to cure or remove Buyer’s Objections, Seller
shall have until Close of Escrow in which to accomplish the cure. If Seller elects, by written
notice given to Buyer (or is deemed to have elected, by not providing notice) not to cure or remove
any objection, then Buyer shall be entitled to either (i) terminate this Agreement by notice given
prior to the end of the Due Diligence Period and obtain a refund of the Deposit, less the
Independent Consideration, or (ii) waive any objections that Seller has not elected to cure and
close this transaction as otherwise contemplated herein. If Buyer does not terminate this
Agreement on or before the expiration of the Due Diligence Period in accordance with this Section
5.3, then Buyer shall have no right to terminate this Agreement as a result of (i) the exceptions
to title disclosed in the Title Documents (except for the Must Cure Liens and those matters which
Seller has agreed in writing to cure) or those (ii) matters affecting title that are reflected on
the Survey. Any exceptions to title disclosed on the Title Documents that are accepted or deemed
accepted by Buyer pursuant to the terms of this paragraph, including any endorsements or
supplements to the Title Documents issued prior to Close of Escrow, rights of Tenant under the
Lease, and those matters affecting title that are reflected on the Survey as of Close of Escrow,
shall be deemed “Permitted Exceptions”.

5.4. If any new matters appear on any updates to the Title Documents issued after the Due
Diligence Period then all of the provisions of this Section 5.3 shall apply thereto except: (1) the
time for Buyer to object shall be five (5) days after it receives said update (but in no event
later than the Close of Escrow); (2) the time for Seller to respond shall be five (5) days after it
receives Buyer’s notice of any objection (but in no event later than the Close of Escrow); and (3)
the time for Buyer to exercise to remedy shall be five (5) days after receiving Seller’s written
response (but in no event later than the Close of Escrow). Seller must cure any later objection
which is a Must Cure Lien and may do so from the closing proceeds. In addition, the time periods
provided for in this Section 5.3 shall in no event extend the date of Close of Escrow.

	6.	 	Escrow.

6.1. Opening. Purchase and sale of the Property shall be consummated through an
escrow (the “Escrow”) to be opened with Escrow Holder within three (3) business days following the
Effective Date. This Agreement shall be considered the escrow instructions between the parties,
with such further consistent written instructions as Escrow Holder shall reasonably require or the
parties may deliver in order to clarify Escrow Holder’s duties and responsibilities hereunder. If
any conflict exists between the terms and conditions of this Agreement and any further Escrow
instructions, the terms and conditions of this Agreement shall control.

6.2. Close of Escrow. Escrow shall close at a mutually agreeable date (“Close of
Escrow”) within thirty (30) days after the expiration of the Due Diligence Period (as such period
may be extended pursuant to Paragraph 5.1 hereof).

	 	 	 	 	 	 	 
	6.3.	 	Buyer Required to Deliver. Buyer shall deliver to Escrow the following:
	 
	 	 	 	 	 	 
	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	 	6.3.1.	 	 	In accordance with Paragraph 2, the Deposit;

6.3.2. On the day which is one (1) business day prior to the Close of Escrow, the balance of
the Purchase Price; provided, however that Buyer shall not be required to deposit the balance of
the Purchase Price into Escrow until Buyer has been notified by Escrow Holder that (i) Seller has
delivered to Escrow each of the documents and instruments to be delivered by Seller in connection
with Buyer’s purchase of the Property, and (ii) Title Company has committed to issue and deliver
the Title Policy to Buyer;

6.3.3. On the day which is one (1) business day prior to the Close of Escrow, the Closing
Statement (as defined below) and such other documents as Escrow Holder may reasonably require from
Buyer in order to issue the Title Policy and/or effectuate the transaction contemplated by this
Agreement; and

6.3.4. On the day which is one (1) business day prior to the Close of Escrow, a counterpart
original of an Assignment and Assumption Agreement in the form attached hereto as Exhibit B
(the “Assignment Agreement”), duly executed by Buyer accepting the assignment of and assuming all
of Seller’s right, title and interest in and to the Lease, Contracts and Permits from and after the
Close of Escrow on the terms set forth therein.

6.4. Seller Required to Deliver. On or before the Close of Escrow, Seller shall
deliver to Escrow (or to Buyer, if otherwise indicated below) the following:

6.4.1. A duly executed and acknowledged Special Warranty Deed, conveying fee title to the Real
Property, subject to the Permitted Exceptions, in favor of Buyer;

6.4.2. A completed Certificate of Non-Foreign Status, duly executed by Seller under penalty of
perjury;

6.4.3. Intentionally omitted;

6.4.4. A Bill of Sale, for the Personal Property, if any, in favor of Buyer and duly executed
by Seller;

6.4.5. The Closing Statement and such other documents as Escrow Holder may require from Seller
in order to issue the Title Policy (but not including any extended coverage under the Title Policy
or any endorsements to either the owner’s or the mortgagee’s title policy requested by Buyer or
Buyer’s lender) and/or effectuate the transaction contemplated by this Agreement;

6.4.6. A counterpart original of the Assignment Agreement duly executed by Seller, assigning
all of Seller’s right, title and interest in and to the Lease, Contracts (to the extent not
required to be terminated hereunder) and Permits to Buyer from and after the Close of Escrow;

6.4.7. To Buyer, if any, all keys to all buildings and other improvements located on the Real
Property, combinations to any safes thereon, and security devices therein in Seller’s possession;

6.4.8. A letter from Seller addressed to Tenant informing Tenant of the change in ownership as
set forth in this Agreement. Such letter shall be delivered to Escrow Holder with instructions to
forward the letter to Tenant immediately after the Close of Escrow. The costs of sending the
notice shall be shared equally by Buyer and Seller.

6.4.9. To Buyer, the original Lease, or, if not in Seller’s possession, a copy thereof; and

6.4.10. To Buyer, the Tenant file(s) maintained by Seller (including correspondence).

	 	 	 	 	 	 	 
	6.5.	 	Buyer’s Costs. Buyer shall pay the following:
	 
	 	 	 	 	 	 
	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	 	6.5.1.	 	 	One-half (1/2) of Escrow Holder’s fee, costs and expenses;

6.5.2. The costs of recording the deed, deed of trust and any other loan documents, and any
fees associated with financing the Purchase Price;

6.5.3. All other costs customarily borne by purchasers of real property in Harris County,
Texas, which costs are not being paid by Seller in accordance with Paragraph 3 of this Agreement;

6.5.4. Buyer’s portion of the Survey cost (if any) in accordance with Paragraph 3 of this
Agreement;

	 	 	 	 	 	 	 
	
 
	 	 	6.5.5.	 	 	Buyer’s own attorney fees.
	 
	 	 	 	 	 	 
	6.6.	 	Seller’s Costs. Seller shall pay the following:
	 
	 	 	 	 	 	 
	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	6.6.1.

6.6.2.
	 	One-half (1/2) of Escrow Holder’s fees, costs and expenses;

Preparation of the deed and any transfer tax;

6.6.3. The cost of recording any documents associated with curing any Must Cure Liens or any
other Title Defects which Seller agreed to cure;

6.6.4. Title Company premium for the Title Policy;

6.6.5. Seller’s portion of the Survey cost (if any) in accordance with Paragraph 3 of this
Agreement;

6.6.6. All other costs customarily borne by sellers of real property in Harris County, Texas;
and

6.6.7. Seller’s own attorney fees.

	 	6.7.	 	Prorations.

6.7.1. Items to be Prorated. The following shall be prorated between Seller and Buyer
as of the Close of Escrow, as provided below, with Buyer being deemed the owner of the Property as
of the Close of Escrow:

(a) Taxes and Assessments. All non-delinquent real property taxes, assessments and
other governmental impositions of any kind or nature, including, without limitation, any special
assessments or similar charges (collectively, “Taxes”), which relate to the tax year within which
the Close of Escrow occurs shall not be prorated, and shall be assumed in their entirety by Buyer.
In no event shall Seller be charged with or be responsible for any increase in the taxes or
assessments on the Property resulting from the sale of the Property or from any improvements made
or leases entered into after the Close of Escrow.

(b) Rents. Buyer will receive a credit at the Close of Escrow for all rents collected
by Seller prior to the Close of Escrow and allocable to the period from and after the Close of
Escrow based upon the actual number of days in the month. No credit shall be given Seller for
accrued and unpaid rent or any other non-current sums due from Tenant until these sums are paid,
and Seller shall retain the right to collect any such rent provided Seller does not sue to evict
any tenants or terminate the Lease. Buyer shall cooperate with Seller after the Close of Escrow to
collect any rent under the Lease which has accrued as of the Close of Escrow; provided, however,
Buyer shall not be obligated to sue Tenant or exercise any legal remedies under the Lease or to
incur any expense over and above its own regular collection expenses. All payments collected from
Tenant after Close of Escrow shall first be applied to the month in which the Close of Escrow
occurs, then to any rent due to Buyer for the period after the Close of Escrow and finally to any
rent due to Seller for the period prior to the Close of Escrow; provided, however, notwithstanding
the foregoing, if Seller collects any payments from Tenant after the Close of Escrow through its
own collection efforts, Seller may first apply such payments to rent due Seller for the period
prior to the Close of Escrow. Buyer and Seller agree to promptly pay any and all amounts
collected hereunder to the party to whom such amounts are owed in accordance with the provisions
hereof. Notwithstanding anything herein to the contrary, if Seller pays a Must Cure Lien arising
by, through or under Tenant, Seller shall retain all rights to collect such amount from Tenant.

(c) Expenses. All remaining bills and expenses of every nature relating to the
Property, including those for labor, materials, utilities, services, and capital improvements
incurred by Seller for the period ending on the day immediately preceding the Close of Escrow shall
be paid by Seller, (i) except for any such expenses incurred by or at the direction of Buyer in
connection with Buyer’s Inspections, all of which expenses incurred by or at the direction of Buyer
shall be paid by Buyer and (ii) except to the extent such expenses are payable by Tenant on a
annual basis after Close of Escrow, in which event such expenses shall not be prorated and shall be
assumed in their entirety by Buyer. All expenses or costs arising or incurred on or after the
Close of Escrow for the Property shall be paid by Buyer.

(d) Contracts. Amounts payable under any Contracts with third parties which are
assigned to Buyer pursuant to terms of this Agreement shall be prorated as of the Close of Escrow.
Seller shall be responsible for all costs of such assigned Contracts ending on the day immediately
preceding the Close of Escrow, and Buyer shall be responsible for all such costs of such assigned
Contracts from and after the Close of Escrow. Buyer shall reimburse Seller for its prorata cost of
such assigned Contracts which continue from and after the Close of Escrow and for which Seller has
prepaid portions of the expenses. Seller shall reimburse Buyer for the prorata cost of such
assigned Contracts which continue from and after the Close of Escrow and for which Buyer shall
receive and be obligated to pay the bills after the Close of Escrow.

(e) Security Deposits; Prepaid Rents. Prepaid rentals and other tenant charges and
security deposits (including any portion thereof which may be designated as prepaid rent) under the
Lease, if and to the extent that such deposits are in Seller’s actual possession or control and
have not been otherwise applied by Seller to any obligations of Tenant under the Lease, shall be
credited against the Purchase Price, and upon the Close of Escrow, Buyer shall assume full
responsibility for all security deposits to be refunded to the Tenant under the Lease (to the
extent the same are required to be refunded by the terms of the Lease or applicable). If any
security deposits are in the form of letters of credit or other financial instruments (the
“Non-Cash Security Deposits”), Seller will, at the Close of Escrow use commercially reasonable
efforts to cause Buyer to be named as beneficiary under the Non-Cash Security Deposits. Buyer will
not receive a credit against the Purchase Price for such Non-Cash Security Deposits. If Buyer
cannot be named the beneficiary under the Non-Cash Security Deposits as of the Close of Escrow,
Seller shall, if necessary as a result of a default by Tenant under the Lease, cooperate with Buyer
to make a demand to draw on the Non-Cash Security Deposit.

(f) Intentionally Omitted.

(g) Intentionally Omitted

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

6.7.3. Items Not Prorated. Seller and Buyer agree that (a) none of the insurance
policies relating to the Property will be assigned to Buyer and Buyer shall be responsible for
arranging for its own insurance as of the Close of Escrow; (b) utilities, including telephone,
electricity, water and gas are paid directly by Tenant to the applicable utility provider; and (c)
Taxes are payable by Tenant on an annual basis when due. Accordingly, there will be no prorations
for insurance, utilities or Taxes.

6.7.4. Intentionally Omitted.

6.7.5. Lease Commissions and Tenant Improvement Costs. Except as otherwise provided
herein, all unpaid lease commissions and tenant improvement costs incurred by Seller in connection
with the current term of the Lease shall be the responsibility of Seller and shall be paid or
credited to Buyer at the Close of Escrow. All lease commissions and tenant improvement costs
relating to new leases entered into after Close of Escrow, or associated with currently existing or
hereafter created renewal, expansion or refusal rights of Tenant under the Lease shall be assumed
by and shall be the responsibility of Buyer.

	 	6.7.6.	 	Survival. This Paragraph 6.7 shall survive the Close of Escrow.

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

	 	 	 
	6.8.1.

6.8.2.

6.8.3.

	 	The Effective Date;

The date of receipt of the Title Documents and the Survey by Buyer;

The Delivery Date pursuant to Paragraph 4.1;

6.8.4. The date by which the Inspections, Due Diligence Items, Title Documents and Survey must
be approved by Buyer pursuant to Paragraph 5;

6.8.5. The date by which the amounts described in Paragraph 2 must be deposited by Buyer, for
which determination Escrow Holder shall assume satisfaction of the condition expressed in Paragraph
2 on the last date stated for its satisfaction; and

6.8.6. The date of the Close of Escrow pursuant to Paragraph 6.2.

	7.0	 	Seller Representations, Warranties, and Covenants.

7.1 Representations and Warranties. Seller hereby represents and warrants as of the
date hereof and as of the Close of Escrow by appropriate certificate to Buyer as follows:

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

7.1.2. Seller has indefeasible fee simple title to the Real Property, subject to the Permitted
Exceptions and the Must Cure Liens. To Seller’s knowledge, except as may be disclosed in the Title
Documents or the Due Diligence Items, there are no outstanding rights of first refusal, rights of
reverter or options relating to the Real Property or any interest therein.

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

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

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

7.1.6. Seller has not received any notice of any violations of any ordinance, regulation, law,
or statute of any governmental agency pertaining to the Real Property or any portion thereof which
have not been remedied.

7.1.7. To Seller’s knowledge there are no unpaid bills, claims, or liens in connection with
any construction or repair of the Real Property by Seller except for those that will be paid in the
ordinary course of business prior to the Close of Escrow or which have been bonded over.

7.1.8. There are no leases, subleases, licenses, occupancies or tenancies in effect pertaining
to any portion of the Real Property and claiming by, through or under Seller, other than the Lease.
Tenant has no options or rights to renew, extend or terminate the Lease or expand the Lease
premises, except as shown in the Lease. No brokerage commission or similar fee is due or unpaid by
Seller with respect to the Lease, and there are no written or oral agreements that will obligate
Buyer, as Seller’s assignee, to pay any such commission or fee under the Lease. The Lease and any
guaranties thereof are in full force and effect. To Seller’s knowledge, neither Seller nor Tenant
is in default under the Lease.

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

7.1.10. Except for the Lease and the Contracts or as otherwise set forth in the Due Diligence
Items or the Title Documents, there are no agreements or other obligations granting any rights to
use the Real Property. To Seller’s knowledge, there is no material default under any of the
Contracts by Seller or the other parties thereto.

7.1.11. Except as disclosed in the Due Diligence Items, Seller has no knowledge of nor has
received any written notice of violation issued pursuant to any environmental law with respect to
the Real Property or any use or condition thereof. Except as disclosed in the Due Diligence Items,
to Seller’s knowledge, there are no above-ground or underground storage tanks located on the Real
Property.

7.1.12. To Seller’s knowledge, except as disclosed in the Due Diligence Items, there has been
no release of any regulated hazardous substance onto or under the Real Property that affects the
Real Property in quantities or concentrations that require removal or remediation in accordance
with applicable law, except for hazardous substances used in the operation of Tenant’s medical
business. To Seller’s knowledge, except as disclosed in the Due Diligence Items, Seller has not
received any notice or citation for noncompliance with respect to any environmental requirements of
state, local or federal law including, but not limited to, the Comprehensive Environmental Response
Compensation and Liability Act of 1980, U.S.C. 9601 et seq.

As used herein, the expression “to the best knowledge of Seller” or “to Seller’s knowledge,”
or words of similar import, shall refer exclusively to matters within the current, actual,
conscious knowledge of George M. Lee and shall not be construed to impose upon Seller or such
person any duty to investigate the matter to which such actual knowledge, or the absence thereof,
pertains or impose upon such person any liability or personal responsibility whatsoever hereunder.

Seller will deliver to Buyer a certificate at Close of Escrow pursuant to which Seller will
reaffirm the foregoing representations and warranties as of the date of Close of Escrow, provided
that such certificate may reflect any changes to such representations and warranties of which
Seller has become aware prior to Close of Escrow. In the event that such certificate or the
estoppel certificate delivered to Buyer pursuant to Section 9.1.5 indicates any material changes to
the representations and warranties of Seller as of the date hereof not resulting from a breach of
this Agreement by Seller, Seller will not be deemed in default hereunder and Buyer’s sole remedy
will be to terminate this Agreement whereupon Escrow Holder will return the Deposit to Buyer and
both parties will be relieved of any further obligations hereunder, except for those obligations
which expressly survive any termination hereof. Provided, however, if any of such representations
or warranties were not true as of the date hereof, or if any of the changes thereto are the result
of a breach by Seller of its covenants and agreements under this Agreement, then in addition to
terminating this Agreement, Buyer will be entitled to obtain actual damages from Seller in an
amount equal to Buyer’s reasonable out-of-pocket expenses incurred in connection with the
transaction evidenced by, and the negotiation of, this Agreement (including attorneys fees), and
investigating the Property, not exceeding $10,000. In the event such certificate does indicate any
such changes and Buyer does not elect to terminate this Agreement, the representations and
warranties made by Seller to Buyer pursuant to this Agreement as of the date of Close of Escrow
will be deemed made subject to any such changes reflected in such certificate.

7.2. Survival. The foregoing representations and warranties of Seller shall survive
the Close of Escrow for a period of one year and shall not be merged as of the date of the Close of
Escrow hereunder. No claim made after the Close of Escrow for a breach of any representation or
warranty of Seller shall be actionable or payable if the breach in question results from or is
based on a condition, state of facts or other matter which was actually known to Buyer prior to
Close of Escrow. Seller shall have no liability to Buyer for a breach of any representation or
warranty: (i) unless the valid claims for all such breaches collectively aggregate more than TEN
THOUSAND DOLLARS ($10,000.00), in which event the full amount of such valid claims shall be
actionable, up to the Cap (as hereinafter defined), and (ii) unless written notice containing a
description of the specific nature of such breach shall have been given by Buyer to Seller by the
first anniversary of the Close of Escrow. Any suit by Buyer for any breach by Seller of any
representation, warranty or covenant contained herein must be filed on or before the first
anniversary of the Close of Escrow or shall be forever barred. As used herein, the term “Cap”
shall mean the total aggregate amount of ONE HUNDRED THOUSAND DOLLARS ($100,000.00).

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

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

7.3.2. To take no action which would make any representation or warranty made by Seller under
this Agreement untrue or misleading.

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

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

7.3.5. To not, without Buyer’s written approval, (a) amend or waive any right under any
Contract, or (b) enter into any service, operating or maintenance agreement affecting the Real
Property that would survive the Close of Escrow and be terminable on more than thirty (30) days
notice.

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

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

7.3.8. To use diligent efforts to obtain a subordination, attornment and non-disturbance
agreement and estoppel certificate from the Tenant, on the form provided by Buyer.

7.3.9. To terminate prior to Closing any management agreements and/or leasing brokerage
agreements to which Seller is a party that exist on the Property as of the Effective Date.

7.3.10. To operate the Real Property from and after the date hereof in substantially the same
manner as on the Effective Date.

8. Buyer Representations and Warranties. Buyer hereby represents and warrants to Seller as
of the date hereof and as of the Close of Escrow by appropriate certificate as follows: Buyer is a
limited liability company duly organized and validly existing under the laws of the Commonwealth of
Virginia. Buyer has full power and authority to enter into this Agreement, to perform this
Agreement and to consummate the transactions contemplated hereby. The execution, delivery and
performance of this Agreement and all documents contemplated hereby by Buyer have been duly and
validly authorized by all necessary action on the part of Buyer and all required consents and
approvals have been duly obtained and will not result in a breach of any of the terms or provisions
of, or constitute a default under, any indenture, agreement or instrument to which Buyer is a party
or otherwise bound. This Agreement is a legal, valid and binding obligation of Buyer, enforceable
against Buyer in accordance with its terms, subject to the effect of applicable bankruptcy,
insolvency, reorganization, arrangement, moratorium or other similar laws affecting the rights of
creditors generally.

	9.	 	Conditions Precedent to the Close of Escrow.

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

9.1.1. Seller shall have delivered the certificate reaffirming its representations and
warranties as set forth in Section 7.1.

9.1.2. Tenant shall not be in default under the Lease nor shall Tenant have given notice that
it is discontinuing operations at the Real Property nor shall Tenant have filed bankruptcy or
sought any similar debtor protective measure or be the subject of an involuntary bankruptcy.

9.1.3. Buyer shall have received, no later than the Close of Escrow, an estoppel certificate
on a form provided by (or otherwise approved by) Buyer or in the form required under the Lease
(“Conforming Estoppel”) and a subordination, nondisturbance and attornment agreement on a form
provided by (or otherwise approved by) Buyer or in the form required under the Lease (“Conforming
SNDA”) from the Tenant. Buyer shall notify Seller within five (5) business days following receipt
of a copy of any executed estoppel certificate and/or subordination, nondisturbance and attornment
agreement (but not later than the Close of Escrow) of Buyer’s approval or disapproval and the basis
of such disapproval, if disapproved; provided that, if Buyer does not notify Seller of its
disapproval within such period, such estoppel certificate will be deemed a Conforming Estoppel
and/or such subordination, nondisturbance and attornment agreement will be deemed a Conforming
SNDA. If Buyer does not receive a Conforming Estoppel and/or a Conforming SNDA prior to the Close
of Escrow, Buyer shall have the right to terminate this Agreement and to obtain a refund of the
Deposit without any further action required by any party, and neither party shall have any further
obligation to the other, except as otherwise expressly provided herein.

9.1.4. Buyer shall have until expiration of the Due Diligence Period to enter into a purchase
agreement giving Buyer the right to purchase that certain parcel more commonly known as “Triumph
Hospital Northwest” (located at 205 Hollow Tree Lane, Houston, TX 77090). If Buyer, or an
affiliate of Buyer, has not entered into such agreement, Buyer may terminate this Agreement by
notice to Seller prior to expiration of the Due Diligence Period and obtain a refund of the Deposit
without any further action required by any party, and neither party shall have any further
obligation to the other, except as otherwise expressly provided herein.

9.1.5. The building constituting an improvement on the Real Property shall be in substantially
the same physical condition as it was at the end of the Due Diligence Period, reasonable wear and
tear excepted.

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

10. Damage or Destruction Prior to the Close of Escrow. In the event that the Real
Property should be materially damaged by any casualty prior to the Close of Escrow, then Seller
shall promptly provide Buyer with written notice of such casualty, and Buyer may in its discretion
either (i) elect to terminate this Agreement, in which case the Deposit shall be returned to Buyer
without any further action required from either party and neither party shall have any further
obligation to the other except as otherwise set forth herein, or (ii) proceed to the Close of
Escrow in which event any insurance proceeds covering such damage not repaired by Seller shall be
assigned to Purchaser at Close of Escrow, and the Purchase Price will be credited with the cash
amount of any associated deductible and the amount of any uninsured loss. For purposes hereof,
“material” shall be deemed to mean any damage which Seller is obligated under the Lease to repair
and which will (i) cost more than $500,000.00 to replace and/or repair, or (ii) result in the right
of Tenant to cancel the Lease. Any notice required to terminate this Agreement pursuant to this
Paragraph shall be delivered no later than thirty (30) days following Buyer’s receipt of Seller’s
notice of such casualty.

11. Eminent Domain. If, before the Close of Escrow, proceedings are commenced for the
taking by exercise of the power of eminent domain of all or a material part of the Real Property,
Buyer may either (i) by giving written notice to Seller within thirty (30) days after Seller gives
notice of the commencement of such proceedings to Buyer, to terminate this Agreement, in which
event this Agreement shall automatically terminate, the Deposit shall be returned to Buyer without
any further action required from either party and neither party shall have any continuing
obligations hereunder except as expressly provided herein, or (ii) proceed to closing and, on the
Close of Escrow, the condemnation award (or, if not theretofore received, the right to receive such
portion of the award) payable on account of the taking shall be assigned, or paid to, Buyer.
Seller shall give written notice to Buyer within three (3) business days after Seller’s receiving
notice of the commencement of any proceedings for the taking by exercise of the power of eminent
domain of all or any part of the Real Property. The foregoing notwithstanding, if the taking
results in the cancellation of the Lease, Buyer shall have the option to terminate this Agreement
as provided above in this Section 11.

12. Notices. All notices, demands, or other communications of any type given by any party
hereunder, whether required by this Agreement or in any way related to the transaction contracted
for herein, shall be void and of no effect unless given in accordance with the provisions of this
Paragraph. All notices shall be in writing and delivered to the person to whom the notice is
directed, either (a) in person, (b) by telecopy or (c) by a nationally recognized overnight
delivery courier. Notices delivered in person shall be deemed received upon delivery or refusal
thereof; notices delivered by telecopy shall be deemed received upon receipt of confirmation of
transmission; and notices delivered by overnight courier shall be deemed received on the business
day following transmission. Notices shall be given to the following addresses:

	 	 	 	 	 
	For Seller:
	 	First Colony Investments, L.L.P.

	 
	 	Attn:  George Lee

	 
	 	5353 West Alabama St., # 610
	 
	 	Houston, Texas 77056

	 
	 	 	(713) 290-1234	 
	 
	 	(713) 290-8843 Fax
	With a copy to:
	 	Matthew T. Hagan

	 
	 	1180 Galleria Financial Center
	 
	 	5075 Westheimer Road
	 
	 	Houston, Texas 77056

	 
	 	 	(713) 850-9000	 
	 
	 	(713) 850-1330  Fax
	For Buyer:
	 	Triple Net Properties, LLC

	 
	 	Attn:  Danny Prosky

	 
	 	1551 N. Tustin Avenue, Suite 200
	 
	 	Santa Ana, CA  92705

	 
	 	 	(714)  667-8252	 
	 
	 	(714)  667-6816  Fax
	With a copy to:
	 	Triple Net Properties, LLC

	 
	 	Attn: Theresa Hutton

	 
	 	1551 N. Tustin Avenue, Suite 200
	 
	 	Santa Ana, CA  92705

	 
	 	 	(714)  667-8252	 
	 
	 	(714)  667-6816  Fax
	And a copy to:
	 	Joseph J. McQuade, Esquire

	 
	 	Hirschler Fleischer

	 
	 	2100 E. Cary Street
	 
	 	Richmond, VA  23223-7078

	 
	 	 	(804)  771-9522	 
	 
	 	(804)  644-0957  Fax
	For Escrow Holder:
	 	LandAmerica Title Company

1920 Main Street

12th Floor

Irvine, California 92614

Attn: Gale Hunt

(949) 930-9307

	13.	 	Remedies.

13.1. Defaults by Seller. If there is any default by Seller under this Agreement,
which continues following notice to Seller and seven (7) days thereafter during which period Seller
may cure the default, Buyer may at its option, either (a) declare this Agreement terminated in
which case the Deposit shall be returned to Buyer without any further action required from either
party, plus reimbursement of Buyer’s out of pocket expenses not to exceed $100,000, as its sole and
exclusive remedy, or (b) treat the Agreement as being in full force and effect and bring an action
against Seller for specific performance, as its sole and exclusive remedy. The foregoing
notwithstanding, no right to cure shall extend the Close of Escrow.

13.2. Defaults by Buyer. If there is any default by Buyer under this Agreement, which
continues following notice to Buyer and seven (7) days thereafter, during which period Buyer may
cure the default, Seller may, as its sole remedy, declare this Agreement terminated, in which case
the Deposit shall be paid to Seller as liquidated damages, and not as a penalty, and each party
shall thereupon be relieved of all further obligations and liabilities, except any which survive
termination. The parties agree that Seller will suffer damages in the event of Buyer’s default on
its obligations. Although the amount of such damages at this time is difficult or impossible to
determine, the parties agree that the amount of the earnest money is a reasonable estimate of
Seller’s loss in the event of Buyer’s default under this Agreement. The foregoing notwithstanding,
no right to cure shall extend the Close of Escrow.

If this Agreement is terminated due to the default of Buyer hereunder, Buyer shall, in addition,
deliver to Seller, at no cost to Seller, the Due Diligence Items.

14. Assignment. Buyer may not assign any of its rights and obligations under this
Agreement without the prior written consent of Seller; provided, however, that Buyer may, following
the Due Diligence Period, assign its interest in this Agreement to any entity, the managing member
or general partner of which, is controlled directly or indirectly by Buyer so long as Seller is
advised of such assignment not less than two (2) business days prior to the Close of Escrow,
accompanied by reasonably satisfactory evidence of such control. Buyer hereby agrees that any
assignment by Buyer in contravention of this provision shall be void ab initio and shall not
relieve Buyer of any of its obligations and liabilities hereunder.

15. Interpretation and Applicable Law. This Agreement shall be construed and interpreted
in accordance with the laws of the State where the Real Property is located, without regard to
principles of conflict of laws. Where required for proper interpretation, words in the singular
shall include the plural; the masculine gender shall include the neuter and the feminine, and vice
versa. The terms “successors and assigns” shall include the heirs, administrators, executors,
successors, and permitted assigns, as applicable, of any party hereto. If any provision of this
Agreement is held to be illegal, invalid or unenforceable under present or future laws, such
provision shall be fully severable; this Agreement shall be construed and enforced as if such
illegal, invalid or unenforceable provision had never comprised a part of this Agreement; and, the
remaining provisions of this Agreement shall remain in full force and effect and shall not be
affected by such illegal, invalid or unenforceable provision or by its severance from this
Agreement.

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

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

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

19. Counterparts; Facsimile Signatures. This Agreement may be executed in any number of
counterparts, all of which when taken together shall constitute the entire agreement of the
parties. In order to expedite the transaction contemplated herein, facsimile signatures may be
used in place of original signatures on this Agreement. Seller and Purchaser intend to be bound by
the signatures on the facsimile document, and are aware that the other party will rely on the
facsimile signatures, and hereby waive any defenses to the enforcement of the terms of this
Agreement based upon the form of signature. If facsimile signatures are delivered, Seller and
Purchaser will each forward original counterpart signatures to the other promptly after delivery of
the facsimile signatures as set forth herein.

20. Acceptance. Time is of the essence of this Agreement. If the final date of any period
falls upon a Saturday, Sunday, or legal holiday under the Federal law or laws of the States of
Texas or California, then in such event the expiration date of such period shall be extended to the
next day which is not a Saturday, Sunday, or legal holiday under Federal law or the laws of the
States of Texas or California.

21. Real Estate Commission. Seller and Buyer each represent and warrant to the other that
neither Seller nor Buyer has contacted or entered into any agreement with any real estate broker,
agent, finder or any other party in connection with this transaction other than Harry Hagendorf dba
Sperry Van Ness (“Broker”), and that neither party has taken any action which would result in any
real estate broker’s, finder’s or other fees or commissions being due and payable to any party with
respect to the transaction contemplated hereby other than to Broker. Seller agrees to pay a
commission to Broker pursuant to a separate agreement. Each party hereby indemnifies and agrees to
hold the other party harmless from any loss, liability, damage, cost, or expense (including
reasonable attorneys’ fees) resulting to the other party by reason of a breach of the
representation and warranty made by such party in this Paragraph.

22. Cooperation with S-X 3-14 Audit. The Seller acknowledges that Buyer shall have the
right to assign all of its rights, title and interest in and to this Agreement.  The assignee may
be a publicly registered company (“Registered Company”) promoted by the Buyer.  The Seller
acknowledges that it has been advised that if the assignee is a Registered Company, the assignee is
required to make certain filings with the Securities and Exchange Commission (the “SEC Filings”)
that relate to the most recent pre-acquisition fiscal year (the “Audited Year”) and the current
fiscal year through the date of acquisition (the “stub period”) for the Property. To assist the
assignee in preparing the SEC Filings, the Seller agrees to provide the assignee with the
following, without representation or warranty as to accuracy or completeness, except as provided in
Section 22.12, to the extent such information or documents concerning the Property exist and are in
Seller’s possession or control:

	 	22.1.	 	Access to Seller’s bank statements for the Audited year and stub period;

22.2. Rent roll as of the end of the Audited Year and stub period in the form provided to the
Buyer in Section 4.1.4 herein;

22.3. Operating statements of the Seller for the Audited Year and stub period in the form
provided to the Buyer in Section 4.1.10 herein;

	 	22.4.	 	Access to the general ledger of Seller for the Audited Year and stub period;

22.5. Cash receipts schedule of Seller for each month in the Audited Year and stub period;

22.6. Access to invoices for expenses and capital improvements paid by Seller or Tenant in the
Audited Year and stub period;

	 	22.7.	 	Accounts payable ledger and accrued expense reconciliations of Seller;

22.8. Check register of Seller for the 3-months following the Audited Year and stub period;

	 	22.9.	 	Leases and 5-year lease schedules;

	 	22.10.	 	Copies of all insurance documentation for the Audited Year and stub period;

22.11. Copies of Seller’s accounts receivable aging as of the end of the Audited Year and stub
period along with an explanation for all accounts over 30 days past due as of the end of the
Audited Year and stub period; and

22.12. Representation letter in the form attached hereto as Exhibit C signed by Seller
or its accountant. A breach of the representations contained in the representation letter shall be
subject to the limitations contained in Section 7.2 herein.

The provisions of this Paragraph shall survive Settlement.

23. §1031 Exchange. Buyer and Seller acknowledge that in connection with the Close of
Escrow of the transaction which is the subject of this Agreement, either party may be participating
in and/or consummating a tax-deferred like kind exchange of property under Section 1031 of the
Internal Revenue Code of 1986, as amended. The other party agrees to reasonably cooperate with the
exchanging party and to execute all documents reasonably necessary to accomplish such exchange,
provided that the other party’s obligations and liabilities upon consummation of such exchange do
not exceed its obligations under this Agreement, the time periods set forth herein are not extended
or shortened, and that the exchanging party shall hold the cooperating party harmless from any
claims, liabilities and costs arising from such exchange in excess of the cooperating party’s
obligations under this Agreement.

24. No Representations; AS IS.

Except as expressly set forth herein or under any instrument delivered by Seller to Buyer at
Close of Escrow or called for herein or called for in any of the instruments attached as exhibits
hereto, (i) SELLER MAKES NO WARRANTIES OR REPRESENTATIONS of any kind or character, express or
implied, with respect to the Property, its physical condition, income to be derived therefrom or
expenses to be incurred with respect thereto, or with respect to information or documents
previously furnished to Buyer or furnished to Buyer pursuant to this Agreement, or with respect to
Seller’s obligations or any other matter or thing relating to or affecting the same, and (ii) there
are no oral agreements, warranties or representations collateral to or affecting the Property.
Notwithstanding anything contained herein to the contrary, this Section shall survive the Close of
Escrow or any termination of this Agreement.

BUYER ACKNOWLEDGES THAT THE CONVEYANCE OF THE PROPERTY IS SPECIFICALLY MADE “AS IS” AND “WHERE
IS,” WITHOUT ANY REPRESENTATIONS OR WARRANTIES, EXPRESS OR IMPLIED (EXCEPT ANY EXPRESS
REPRESENTATIONS AND WARRANTIES SET FORTH IN THIS AGREEMENT OR THE DEED OR OTHER DOCUMENTS DELIVERED
AT CLOSE OF ESCROW), INCLUDING IMPLIED WARRANTIES OF FITNESS FOR ANY PARTICULAR PURPOSE OR
MERCHANTABILITY OR ANY OTHER WARRANTIES WHATSOEVER.

BUYER ACKNOWLEDGES THAT, EXCEPT AS EXPRESSLY PROVIDED IN THIS AGREEMENT OR UNDER ANY
INSTRUMENT DELIVERED BY SELLER TO BUYER AT CLOSE OF ESCROW, (A) NEITHER SELLER NOR ANY OF ITS
AGENTS HAVE MADE, AND SPECIFICALLY NEGATE AND DISCLAIM, ANY REPRESENTATIONS, WARRANTIES, PROMISES,
COVENANTS, AGREEMENTS OR GUARANTIES OF ANY KIND OR CHARACTER WHATSOEVER, WHETHER EXPRESS OR
IMPLIED, ORAL OR WRITTEN, OF, AS TO, CONCERNING, OR WITH RESPECT TO, (i) THE VALUE, NATURE, QUALITY
OR CONDITION OF THE PROPERTY, INCLUDING, WITHOUT LIMITATION, THE WATER, SOIL AND GEOLOGY, (ii) THE
SUITABILITY OF THE PROPERTY FOR ANY AND ALL ACTIVITIES AND USES WHICH MAY BE CONDUCTED THEREON,
(iii) THE COMPLIANCE OF OR BY THE PROPERTY WITH ANY LAWS, RULES, ORDINANCES OR REGULATIONS OF ANY
APPLICABLE GOVERNMENTAL AUTHORITY, (iv) THE HABITABILITY, MERCHANTABILITY, MARKETABILITY,
PROFITABILITY OR FITNESS FOR A PARTICULAR PURPOSE OF THE PROPERTY, OR (v) ANY OTHER MATTER WITH
RESPECT TO THE PROPERTY, AND (B) NEITHER SELLER NOR ANY OF ITS AGENTS HAVE MADE, AND SPECIFICALLY
NEGATE AND DISCLAIM, ANY REPRESENTATIONS OR WARRANTIES REGARDING COMPLIANCE OF THE PROPERTY WITH
ANY ENVIRONMENTAL PROTECTION, POLLUTION OR LAND USE LAWS, RULES, REGULATIONS, ORDERS OR
REQUIREMENTS, INCLUDING THOSE PERTAINING TO SOLID WASTE, AS DEFINED BY THE U.S. ENVIRONMENTAL
PROTECTION AGENCY REGULATIONS AT 40 C.F.R., PART 261, OR THE DISPOSAL OR EXISTENCE, IN OR ON THE
PROPERTY, OF ANY HAZARDOUS SUBSTANCES, AS DEFINED BY THE COMPREHENSIVE ENVIRONMENTAL RESPONSE
COMPENSATION AND LIABILITY ACT OF 1980, AS AMENDED, AND THE REGULATIONS PROMULGATED THEREUNDER.
BUYER SHALL RELY SOLELY ON ITS OWN INVESTIGATION OF THE PROPERTY AND NOT ON ANY INFORMATION
PROVIDED OR TO BE PROVIDED BY SELLER OR ITS AGENTS OR CONTRACTORS, EXCEPT AS EXPRESSLY PROVIDED IN
THIS AGREEMENT OR EXHIBITS OR UNDER ANY INSTRUMENT DELIVERED BY SELLER TO BUYER AT CLOSE OF ESCROW.
SELLER SHALL NOT BE LIABLE OR BOUND IN ANY MANNER BY ANY VERBAL OR WRITTEN STATEMENTS,
REPRESENTATIONS OR INFORMATION PERTAINING TO THE PROPERTY OR THE OPERATION THEREOF, FURNISHED BY
ANY PARTY PURPORTING TO ACT ON BEHALF OF SELLER.

EXCEPT TO THE EXTENT OF ANY BREACH OF ANY EXPRESS REPRESENTATION, WARRANTY OR COVENANT OF
SELLER UNDER THIS AGREEMENT OR UNDER ANY INSTRUMENT DELIVERED BY SELLER TO BUYER AT CLOSE OF
ESCROW, BUYER, FOR ITSELF AND ITS AGENTS, AFFILIATES, SUCCESSORS AND ASSIGNS, HEREBY WAIVES ITS
RIGHT TO RECOVER FROM AND FOREVER RELEASES AND DISCHARGES SELLER, ITS AGENTS, PARTNERS, AFFILIATES,
SHAREHOLDERS, OFFICERS, DIRECTORS, AND EMPLOYEES OF EACH OF THEM, AND THEIR SUCCESSORS AND ASSIGNS,
FROM ANY AND ALL RIGHTS, CLAIMS AND DEMANDS AT LAW OR IN EQUITY, PROCEEDINGS, LOSSES, LIABILITIES,
DAMAGES, PENALTIES, FINES, LIENS, JUDGMENTS, COSTS OR EXPENSES WHATSOEVER, WHETHER DIRECT OR
INDIRECT, KNOWN OR UNKNOWN AT THE TIME OF THE AGREEMENT, FORESEEN OR UNFORESEEN, ARISING OUT OF OR
RELATING TO, OR IN ANY WAY CONNECTED WITH THE PHYSICAL, ENVIRONMENTAL, ECONOMIC OR LEGAL CONDITION
OF THE PROPERTY.

25. Disclosures.

(a) Chapter 50 Notice. If the Real Property is situated in utility or other
statutorily created district providing water, sewer, drainage, or flood control facilities and
services, Chapter 50, Section 50.301, of the Texas Water Code requires Seller to deliver and Buyer
to sign the statutory notice relating to the tax rate, bonded indebtedness, or standby fee of the
district prior to final execution of this Agreement.

(b) Notices from Brokers. Buyer should not rely upon any oral representations about
the Property from any source. Brokers are not qualified to render Property inspections, surveys,
engineering studies, environmental assessments, or inspections to determine compliance with zoning,
governmental regulations, or laws. Buyer should seek experts to render such services. Selection of
inspectors and repairmen is the responsibility of Buyer and not any broker.

(c) Texas RELA Notice. The Texas Real Estate License Act requires written notice to
Buyer that Buyer should have an attorney examine an abstract of title to the Property or, in the
alternative, obtain a title insurance policy. Notice to that effect is, therefore, hereby given to
Buyer.

(d) Rollback Taxes Notice. The following disclosure is made for the purpose of
complying with the provisions of Section 5.010 of the Texas Property Code and is not intended to
and does not alter or affect the rights and obligations of Buyer and Seller:

Notice Regarding Possible Liability for Additional Taxes

If for the current ad valorem tax year the taxable value of the land that is the
subject of this Agreement is determined by a special appraisal method that allows
for the appraisal of the land at less than its market value, the person to whom the
land is transferred may not be allowed to qualify the land for that special
appraisal in a subsequent tax year and the land may then be appraised at its full
market value. In addition, the transfer of the land or a subsequent change in the
use of the land may result in the imposition of an additional tax plus interest as a
penalty for the transfer or the change in use of the land. The taxable value of the
land and the applicable method of appraisal for current tax year is public
information and may be obtained from the tax appraisal district established for the
county in which the Property is located.

(e) Annexation Notice. The following disclosure is made for the purpose of complying
with the provisions of Section 5.011 of the Texas Property Code and is not intended to and does not
alter or affect the rights and obligations of Buyer and Seller:

Notice Regarding Possible Annexation

If the property that is the subject of this Agreement is located outside the limits
of a municipality, the property may now or later be included in the extraterritorial
jurisdiction of a municipality and may now or later be subject to annexation by the
municipality. Each municipality maintains a map that depicts its boundaries and
extraterritorial jurisdiction. To determine if the property is located within a
municipality’s extraterritorial jurisdiction or is likely to be located within a
municipality’s extraterritorial jurisdiction, Buyer should contact all
municipalities located in the general proximity of the property for further
information.

(f) Pipelines. If a transportation pipeline, including a pipeline for the
transportation of natural gas, natural gas liquids, synthetic gas, liquefied petroleum gas,
petroleum or a petroleum product or hazardous substance, is located on or within the Real Property,
Seller shall give Buyer statutory notice regarding such pipeline(s) as required by Section 5.010 of
the Texas Property Code.

26. Exhibits. The following exhibits are attached hereto and incorporated herein as if
actually set forth in this Agreement:

Exhibit A  —  Legal Description of the Real Property

Exhibit B  —  Assignment and Assumption Agreement

Exhibit C  —  Form Audit Letter

[THE REMAINDER OF THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. SIGNATURES APPEAR ON THE FOLLOWING

PAGE.]

1

SIGNATURE PAGE FOR AGREEMENT FOR PURCHASE

AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS

TRIUMPH HOSPITAL SOUTHWEST

WITNESS THE FOLLOWING SIGNATURES:

	 	 	 
	SELLER:

	 	First Colony Investments, L.L.P.,

a Texas limited liability partnership
	 
	 	 
	
 
	 	By: /s/ George M. Lee
	
 
	 	 
	
 
	 	Name: George M. Lee
	
 
	 	 
	
 
	 	Title:Managing Partner
	
 
	 	 
	Date: 4/30/2007

	 	

	 
	 	 
	BUYER:

	 	TRIPLE NET PROPERTIES, LLC,

a Virginia limited liability company
	 
	 	 
	
 
	 	By: /s/ Richard Hutton
	
 
	 	 
	
 
	 	Name: Richard Hutton
	
 
	 	 
	
 
	 	Title: Executive Vice President
	
 
	 	 
	 
	 	 
	Date: April 27, 2007

	 	

	 
	 	 
	ESCROW HOLDER:

	 	LANDAMERICA TITLE COMPANY,

	 	 	a /s/ dba for Commonwealth Land Title Company, a CA
Corporation

	 	 	 
	 	 	By:	 	 	/s/ Gale Hunt
	 	 	Name:	 	 	Gale Hunt
	 	 	Title:	 	 	Sr. Commercial Escrow Officer

Date:     , 2007

2

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