Document:

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                                                                  Exhibit 10.418

                                ESCROW AGREEMENT

     THIS ESCROW AGREEMENT is made and entered into as of the 22nd day of
November, 2004, by and among FOX CREEK VILLAGE, LLC, a Colorado limited
liability company (hereinafter referred to as "SELLER"), INLAND WESTERN LONGMONT
FOX CREEK, L.L.C., a Delaware limited liability company, (hereinafter referred
to as "BUYER"), and CHICAGO TITLE INSURANCE COMPANY (hereinafter referred to as
"ESCROW AGENT") having as its address attention: Nancy Castro, 171 North Clark
Street, Chicago, Illinois 60601.

                              W I T N E S S E T H:

     WHEREAS, pursuant to that certain Purchase and Sale Agreement dated as of
the 17th day of August, 2004, as amended (collectively, the "CONTRACT"), Buyer
acquired on and as of the date hereof from Seller certain real property known as
Fox Creek Village Shopping Center located in Longmont, Colorado (the
"PROPERTY"); and

     WHEREAS, pursuant to the terms of the Contract, Seller has agreed to
deposit with Escrow Agent the sum of One Million Three Hundred Forty Seven
Thousand Four Hundred Seventy and 17/100 Dollars ($1,347,470.17) (the "ESCROW
DEPOSIT") with respect to Seller's obligation to pay certain lease commissions,
landlord's share of tenant build out, free rent periods, rent payable to Buyer,
other charges, for the Vacant Space (as hereinafter defined), tenant improvement
allowances, and for payment of landlord work under leases, all as described by
this Escrow Agreement; and

     WHEREAS, Escrow Agent is willing to accept the Escrow Deposit and hold and
disburse same in accordance with the terms and conditions set forth below.

     NOW, THEREFORE, for and in consideration of the premises hereto, the
covenants and agreements hereinafter made, and for Ten Dollars ($10.00) in hand
paid to Escrow Agent, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto agree as follows:

     1.   ESCROW DEPOSIT. Seller hereby deposits with Escrow Agent, and Escrow
Agent hereby acknowledges receipt of the sum of One Million Three Hundred Forty
Seven Thousand Four Hundred Seventy and 17/100 Dollars ($1,347,470.17) as the
total Escrow Deposit. Escrow Agent hereby agrees to deposit the Escrow Deposit
into an interest bearing account with a bank, savings and loan institution,
money market account, or other depository reasonably satisfactory to Buyer,
Seller and Escrow Agent with interest accruing for the benefit of Seller. The
federal taxpayer identification of Seller is as follows: 73-1653003.

     2.   APPLICATION OF ESCROW DEPOSIT. Escrow Agent shall retain the Escrow
Deposit in the account, and shall cause the same to be disbursed therefrom as
follows:

          A.   LEASING DEPOSIT. That portion of the Escrow Deposit identified as
the sum of Eight Hundred Forty Seven Thousand Eight Hundred Forty Nine and
68/100 Dollars ($847,849.18) is hereby referred to as the "LEASING DEPOSIT."
Five Hundred Forty Seven Thousand Eight Hundred Forty Nine and 18/100 Dollars
($547,849.18) of the Leasing Deposit

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("VACANT SPACE PORTION") is applicable to 8,026 square feet of tenant space and
PAD F at the property not leased to tenants as of the date of Closing (as
defined in the Contract) (the "VACANT SPACE"), and $300,000 of the Leasing
Deposit ("PAD F PORTION") is applicable to the arrangement regarding the rental
rate at which PAD F is ground leased (if it is leased) as described in Paragraph
2 of the Second Amendment to the Contract. Seller shall be required to place the
Vacant Space (excluding PAD F) into a "vanilla box" condition at the sole cost
and expense of Seller and disbursements related thereto shall not be permitted
therefor from the Escrow Deposit. Buyer shall receive a prorated credit from
the Vacant Space portion of the Leasing Deposit on the date of Closing (as
defined in the Contract) for the rent and reimbursable expenses attributable to
the Vacant Space from the date of Closing through the end of the month in which
Closing occurs. Thereafter, Buyer shall receive (and Escrow Agent is hereby
authorized to pay to Buyer without further direction from Seller) monthly
payments, in advance, for rent and reimbursable expenses, from the Vacant Space
portion of the Leasing Deposit, in the sum of l/24th of the Vacant Space portion
of the Leasing Deposit (prorated for any partial months) (the "LEASING DEPOSIT
MONTHLY PAYMENT"). The Leasing Deposit Monthly Payment shall be made by Escrow
Agent to Buyer until such time as the respective tenants for the Vacant Space
(other than PAD F) have: (a) accepted its premises, and (b) opened for business
at the Property to the public, and (c) commenced paying rent and other charges
under any Vacant Space lease, and (d) all leasing commissions and tenant
improvement allowances are fully paid, and (e) delivered a certificate of
occupancy to Buyer for its respective space (collectively, the "TENANT
CONDITIONS"). As to PAD F, the Escrow Agent shall make the Leasing Deposit
Monthly Payment until rent commences under a ground lease with a PAD F tenant
which shall be the Tenant Condition for PAD F. Buyer and Seller shall promptly
notify Escrow Agent of the date any tenant satisfies the Tenant Conditions. As
the Vacant Space is leased during the two-year period following the date of
Closing, with the Tenant Conditions having then been satisfied, the balance of
the Vacant Space portion of the Leasing Deposit attributable to each such leased
Vacant Space shall then be released to Seller upon the joint direction of Seller
and Buyer. The balance of the Vacant Space Portion of the Leasing Deposit, if
any, remaining on the second anniversary date of the date of Closing, shall be
released to Buyer. In addition, Escrow Agent shall hold the $300,000 PAD F
Portion of the Leasing Deposit pending the ground lease of PAD F. If PAD F is
successfully leased during the two-year period following Closing, then such
$300,000 shall be distributed by Escrow Agent to Buyer and/or Seller in
accordance with the terms of Paragraph 2 of the Second Amendment to the Contract
(which Amendment is dated October 13, 2004).

          B.   TENANT IMPROVEMENT ALLOWANCES AND LEASING COMMISSIONS DEPOSIT.
That portion of the Escrow Deposit identified as the sum of Two Hundred Eighty
Thousand Nine Hundred Ten and No/100 Dollars ($280,910.00) is hereby referred
to as the "TI/LC DEPOSIT." The TI/LC Deposit is applicable to the Vacant Space
(excluding PAD F) on the basis of the product of Five and No/100 Dollars ($5.00)
as and for leasing/brokerage commissions ("LC"), plus the product of Thirty and
No/100 Dollars ($30.00) as and for tenant improvement allowances ("TI"), each
multiplied by 8,026. That portion of the TI/LC Deposit attributable to LC shall
be released from the Escrow Deposit by Escrow Agent upon the joint direction of
Seller and Buyer accompanied by signed lien waivers and invoices from the
applicable real estate brokers. That portion of the TI/LC Deposit attributable
to TI shall be released by Escrow Agent

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upon the joint direction of Seller and Buyer accompanied by the documentation
required by each lease, and in any event, no less documentation than copies of
invoices and mechanics lien waivers in the amount of each request shall
accompany the draw request. As each portion of the Vacant Space is leased to
tenants during the two-year period following the date of Closing, and the Tenant
Conditions are fulfilled as to such tenant(s), the amount of non-allocated TI/LC
Deposit attributable to each of such space(s) shall then be released to Seller
upon the joint direction of Seller and Buyer; provided, however, such amount,
together with the allocated TI/LC Deposit amount, shall not exceed a total of
$35.00 per square foot of Vacant Space so leased. Any non-allocated TI/LC
Deposit remaining on the second anniversary of the date of Closing, for any then
Vacant Space, shall be released to Buyer.

          C.   SIGNED LEASES DEPOSIT. That portion of the Escrow Deposit
identified as the sum of Seventeen Thousand One Hundred Ninety-Eight and 99/100
Dollars ($17,198.99) is hereby referred to as the "SIGNED LEASES DEPOSIT." The
Signed Leases Deposit is applicable to 4,674 square feet of tenant space at the
property leased to tenants (H&R Block and Dragon Wingz) as of the date of
Closing which have not satisfied the Tenant Conditions (collectively, the
"SIGNED LEASES SPACE"). Seller shall be required to place the Signed Leases
Space into a "vanilla box" condition at the sole cost and expense of Seller and
disbursements related thereto shall not be permitted therefor from the Escrow
Deposit. Buyer shall receive a prorated settlement sheet credit from the Signed
Leases Deposit on the date of Closing for the rent and reimbursable expenses
attributable to the Signed Leases Space from the date of Closing through the end
of the month in which Closing occurs. Thereafter, Buyer shall receive (and
Escrow Agent is hereby authorized to pay to Buyer without further direction from
Seller) monthly payments, in advance, for rent and reimbursable expenses, from
the Signed Leases Deposit, equal to one month for H&R Block ($2,931) and two
months for Dragon Wingz ($7,134 per month).

          D.   UPFITTING WORK DEPOSIT AND LEASING COMMISSIONS PAYABLE. That
portion of the Escrow Deposit identified as the sum of Two Hundred One Thousand
Five Hundred Thirteen and No/100 Dollars ($201,513.00) is hereby referred to as
the "UPFITTING WORK DEPOSIT AND LEASING COMMISSIONS PAYABLE." The Upfitting Work
Deposit is applicable to the "landlord work" described by the tenant leases for
the collective Starbuck's ($30,000), Dragon Wingz ($97,470), H&R Block
($44,657), Postnet ($6,500), and Squeeze International ($11,200) tenant space.
Seller shall be entitled to draw down the Upfitting Work Deposit to pay for the
landlord work. The balance of the Upfitting Work Deposit, if any, after the
completion of the landlord work shall be released by Escrow Agent to Seller upon
the joint direction of Seller and Buyer. In addition, $11,686.00 is applicable
to earned but unpaid Leasing Commissions for Dragon Wingz ($8,283) and H&R Block
($3,403). Seller may draw down such commissions when they are payable.

     3.   ESCROW DISPUTES. In the event either party objects to the disbursement
of the Escrow Deposit as provided above, the Escrow Agent shall have the right,
at its option, either (a) to hold the Escrow Deposit in escrow pending
resolution of such objection by mutual agreement of the parties or by judicial
resolution of same or (b) to disburse the Escrow Deposit into the Registry of
the court having jurisdiction over such objection. After any disbursement of the

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Escrow Deposit under the terms of this Escrow Agreement, Escrow Agent's duties
and obligations hereunder shall cease. In the event of any dispute regarding
disbursement of the Escrow Deposit, the party ultimately receiving the Escrow
Deposit after resolution of such dispute shall be entitled to receive from the
other party all the prevailing party's costs and expenses incurred in connection
with the resolution of such dispute including, without limitation, all court
costs and reasonable attorney's fees.

     4.   ESCROW COSTS. The costs of administration of this Escrow Agreement by
Escrow Agent shall be shared equally by Seller and Buyer. This Escrow Agreement
shall be binding upon and inure to the benefit of the parties hereto and their
respective heirs, principals, successors and assigns and shall be governed and
construed in accordance with the laws of the State of Illinois. No modification,
amendment or waiver of the terms hereof shall be valid or effective unless in
writing and signed by all of the parties hereto. This Escrow Agreement may be
executed in multiple counterpart originals, each of which shall be deemed to be
and shall constitute an original. If there is any conflict between the terms of
this Escrow Agreement and the terms of the Contract, the terms of the Contract
shall control in all events.

     5.   NOTICES. All notices, requests, consents and other communications
hereunder shall be sent to each of the following parties and be in writing and
shall be personally delivered, sent by Federal Express or other overnight or
same day courier service providing a return receipt, (and shall be effective
when received, when refused or when the same cannot be delivered, as evidenced
on the return receipt) to the following addresses:

          IF TO BUYER:           Inland Western Longmont Fox Creek, L.L.C.
                                 2901 Butterfield Road
                                 Oak Brook, Illinois 60523
                                 Attn: G. Joseph Cosenza

          WITH A COPY TO:        Charles J. Benvenuto, Esq.
                                 2901 Butterfield Road
                                 3rd Floor
                                 Oak Brook, Illinois 60523

          IF TO SELLER:          Fox Creek Village, LLC
                                 600 Grant Street, Suite 620
                                 Denver, Colorado 80203
                                 Attn: Charles P. Woods

          WITH A COPY TO:        John H. Birkeland, Esq.
                                 c/o Sherman and Howard L.L.C.
                                 633 17th Street, Suite 3000
                                 Denver, Colorado 80202

     6.   COUNTERPARTS. This Escrow Agreement may be executed in counterparts
and shall constitute an agreement binding on all parties notwithstanding that
all parties are not signatories of the original or the same counterpart.
Furthermore, the signatures from one counterpart may be

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     6.   COUNTERPARTS. This Escrow Agreement may be executed in counterparts
and shall constitute an agreement binding on all parties notwithstanding that
all parties are not signatories of the original or the same counterpart.
Furthermore, the signatures from one counterpart may be attached to another to
constitute a fully executed original. The Escrow Agreement may be executed by
facsimile.

     7.   REPORTING. Escrow Agent agrees to deliver to Buyer, on a monthly
basis, a copy of the bank statement of account of the Escrow Deposit. Such
monthly statements shall be delivered to: Inland Retail Real Estate Trust, Inc.,
200 Waymont Court, Suite 126, Unit 10, Lake Mary, Florida 32746 (telephone:
407-688-6540; facsimile: 407-688-6543).

     IN WITNESS WHEREOF, each of the parties hereto has caused this Escrow
Agreement to be signed and delivered as of the day and year first above written,

                         BUYER:
                         INLAND WESTERN LONGMONT FOX CREEK,
                         L.L.C., a Delaware limited liability

                         By:   Inland Western Retail Real Estate Trust, Inc.,
                               a Maryland corporation

                               By:  /s/ G. Joseph Cosenza
                                    -----------------------------------------
                               Name:   G. JOSEPH COSENZA
                                       --------------------------
                               As Its: AUTHORIZED AGENT
                                       ------------------------

                         SELLER:
                         FOX CREEK VILLAGE,LLC, a Colorado limited
                         liability company

                         By:   G & W, LLC, a Colorado limited liability
                               company, its sole Manager

                               By:/s/ Charles P. Woods
                                  -------------------------------------------
                                  Charles P. Woods, Manager

                         ESCROW AGENT:
                         CHICAGO TITLE INSURANCE COMPANY

                         By:
                            -------------------------------------------------
                         Name:
                                  -----------------------
                         As Its:
                                  -----------------------

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                                                                  Exhibit 10.419

                                             SEPTEMBER 8, 2004

Fairway Investments, L.L.C. (Seller)
c/o Easlan Capital of Atlanta (Broker)
Attn: Stephen Galbraith
3348 Peachtree Road NE
Tower Place 200
Suite 250
Atlanta, Georgia 30326

       RE:   WINCHESTER COMMONS SHOPPING CENTER
             MEMPHIS, TENNESSEE

Dear Mr.Galbraith:

     This letter represents this corporation's offer to purchase the Winchester
Commons Shopping Center with 93,024 net rentable square feet, situated on
approximately 12.5 acres of land, located at 7956 Winchester Road, Memphis,
Tennessee.

     The above property shall include all the land and buildings and common
facilities, as well as all personalty within the buildings and common areas,
supplies, landscaping equipment, and any other items presently used on the site
and belonging to owner, and all intangible rights relating to the properties.

     This corporation or its nominee will consummate this transaction on the
following basis:

1.   The total purchase price shall be $13,072,687.00 all cash, plus or minus
     prorations, WITH NO MORTGAGE CONTINGENCIES, to be paid at CLOSING 30
     BUSINESS DAYS following the acceptance of this agreement (see Paragraph
     10). Purchaser has previously deposited with the Escrowee named below an
     earnest money deposit of $150,000.00.

     Purchaser shall allocate the land, building and depreciable improvements
     prior to closing.

2.   Seller represents and warrants (TO SELLER'S ACTUAL KNOWLEDGE), that the
     above referenced property is leased to the tenants described on Exhibit A
     on triple net leases covering the building and all of the land, parking
     areas, reciprocal easements and REA/OEA agreements (if any), for the entire
     terms and option periods. Any concessions given to any tenants that extend
     beyond the closing day shall be settled at closing by Seller giving a full
     cash credit to Purchaser for any and all of those concessions.

3.   Seller warrants and represents (TO SELLER'S ACTUAL KNOWLEDGE), that the
     property is free of violations, and the interior and exterior structures
     are in a good state of repair, free of leaks, structural problems, and
     mold, and the property is in full compliance with Federal State, City and
     County ordinances, environmental laws and concerns, and no one has a lease
     that

                                                                          [SEAL]

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SEPTEMBER 8, 2004
PAGE 2

     exceeds the lease term stated in said leases, nor does anyone have an
     option or right of first refusal to purchase or extend, nor is there any
     contemplated condemnation of any part of the property, nor are there any
     current or contemplated assessments.

4.   Seller warrants and represents (TO SELLER'S ACTUAL KNOWLEDGE), that during
     the term of the leases the tenants and guarantors are responsible for and
     pay all operating expenses relating to the property on a prorata basis,
     including but not limited to, real estate taxes, REA/OEA agreements,
     utilities, insurance, all common area maintenance, parking lot and the
     building, etc. as set forth in the leases.

     Prior to closing, Seller shall not enter into or extend any agreements
     without Purchaser's approval (which shall not be unreasonably withheld) and
     any contract presently in existence not accepted by Purchaser shall be
     terminated by Seller. Any work presently in progress on the property shall
     be completed by Seller prior to closing or, at Purchaser's option, Seller
     may credit Purchaser in cash with an amount required to finish said work.

5.   Ten (10) days prior to closing Seller shall furnish Purchaser with estoppel
     letters acceptable to Purchaser from all tenants, guarantors, and parties
     to reciprocal and/or operating easement agreements, if applicable. If
     Seller is unable to obtain estoppel letters from all tenants, Purchaser
     shall close provided Seller delivers estoppels certificates from Kroger and
     75% of the non-Kroger leased area, together with Seller's estoppel
     certificate covering all missing tenant estoppel certificates.

6.   Seller is responsible for payment of any LEASING BROKERAGE FEES or
     commissions which are due any leasing brokers for the existing leases
     stated above or for any lease renewals which are executed prior to closing
     including any commission payable in connection with renewal of the existing
     Hallmark lease.

7.   This offer is subject to Seller supplying to Purchaser prior to closing a
     certificate of insurance from the tenants and guarantors in the form and
     coverage acceptable to Purchaser for the closing to the extent that tenants
     are obligated under their respective leases to provide landlord with
     certificates of insurance and to the extent tenants actually provide such
     certificates.

8.   Purchaser shall obtain, and each party shall pay one-half of the cost of a
     certificate which must be acceptable to Purchaser from a certified
     hygienist for environmental concerns that there is no asbestos, PCBs, or
     hazardous substance in the buildings and on the property; in other words, a
     Level 1 environmental audit (and Level 2 audit, if required).

9.   The above sale of the real estate shall be consummated by conveyance of a
     special warranty deed from Seller to Purchaser's designee, with the Seller
     and Purchaser each paying one-half of any city, state, or county transfer
     taxes for the closing, and Seller agrees to cooperate with Purchaser's
     lender, if any, and the money lender's escrow.

10.  The closing shall occur through Chicago Title & Trust Company, in Chicago,
     Illinois with Nancy Castro as Escrowee, 30 business days following
     acceptance of this agreement, at which time title to the above property
     shall be marketable; i.e., free and clear of all liens, encroachments and
     encumbrances, and an ALTA form B owner's title policy with complete
     extended coverage and required endorsements, waiving off all construction,
     including 3.1 zoning including parking and loading docks, and insuring all
     improvements as legally conforming uses and not as non-conforming or
     conditional uses, paid by one-half by Purchaser and one-half by Seller,
     shall be issued, with all warranties and representations being true now and
     at closing and surviving the closing for a period of six (6) months, and
     each party shall be paid in cash their respective credits, including, but
     not limited to, security deposits, rent and expenses, with a proration of
     real estate taxes based (at Purchaser's option) on the greater of 110% of
     the most recent bill or latest assessment, or the estimated assessments for
     2003 and 2004 using the Assessor's formula for these sales transactions,

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SEPTEMBER 8, 2004
PAGE 3

     with a later reproration of taxes when the actual bills are received. At
     closing, no credit will be given to Sellers for any past due, unpaid or
     delinquent rents.

11.  This offer is subject to Purchaser obtaining, prior to closing, an
     appraisal of the property prepared by an MAI or other qualified appraiser,
     acceptable to Purchaser or Purchaser's lender, if any, the cost of which
     shall be shared equally by the parties.

12.  It is a condition precedent to Purchaser's obligation to close that neither
     Seller (Landlord) or any tenant and guarantor shall be in default on any
     lease or agreement at closing, nor is there any threatened or pending
     litigation.

13.  Seller warrants and represents that he has paid all unemployment taxes to
     date.

14.  Prior to closing, Seller shall furnish to Purchaser copies of all
     guarantees and warranties which Seller received from any and all
     contractors and sub-contractors pertaining to the property. This offer is
     subject to Purchaser's satisfaction that all guarantees and warranties
     survive the closing and are assignable and transferable to any titleholder
     now and in the future.

15.  This offer is subject to the property being 100% occupied at the time of
     closing, with all tenants occupying their space, open for business, and
     paying full rent, including CAM, tax and insurance current, as shown on
     Exhibit A attached. If the 1,400 sf. currently leased to Giant TV is not
     leased and occupied at closing, Seller and Purchaser will establish at
     closing, and Seller will fund from the proceeds of closing, a Master Lease
     Escrow Agreement for three (3) months of base rent and additional changes
     for such 1,400 sf. vacant space, at the rates for base rent and additional
     rent shown on Exhibit A. If the lease for the 4,400 square foot Hallmark
     store has not, by the closing date, been renewed for a term of at least
     three (3) years, at a rent not less than $12.75 per square foot, then
     Seller and Purchaser will establish at closing, and Seller will fund from
     the proceeds of closing, a Master Lease Escrow Agreement for twelve (12)
     months of base rent and additional charges for such 4,400 s.f. vacant
     space, at the rates shown on Exhibit A, plus $5.00 per s.f. for tenant
     improvements and $3.00 per s.f. for leasing commissions. Purchaser will
     give Seller a license to lease such space on the terms specified above.

16.  Seller shall be responsible for payment of a real estate brokerage
     commission, as per their agreement, to Easlan Capital of Atlanta in the
     amount of $72,698.00. Seller and Purchaser each represent that they are not
     aware of any other brokerage commission due in connection with this
     transaction.

17.  Fifteen (15) days prior to closing, Seller must provide the title as stated
     above. Seller has previously delivered to Purchaser an existing (1999)
     survey of the property. Purchaser shall, prior to closing update the
     existing survey or obtain a new Urban ALTA/ACSM spotted survey in
     accordance with the minimum standard detail requirements for ALTA/ACSM Land
     Title surveys jointly established and adopted by ALTA and ACSM in 1999 and
     includes all Table A optional survey responsibilities and acceptable to
     Purchaser and the title company. The cost of title policy and the cost of
     the updated or new survey will be paid equally by the parties.

18.  Seller agrees that prior to closing it shall put all vacant spaces into
     "vanilla box" condition and ready for a new tenant to occupy immediately in
     accordance with all applicable laws, codes, etc., including all
     requirements for a certificate of occupancy for said space.

19.  Seller agrees to immediately make available and disclose all information
     that Purchaser needs to evaluate the above property, including all
     inducements, abatements, concessions or cash payments given to tenants, and
     for CAM, copies of the bills. Seller agrees to cooperate fully with
     Purchaser and Purchaser's representatives to facilitate Purchaser's
     evaluations and

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SEPTEMBER 8, 2004
PAGE 4

     reports, including at least a one-year audit of the books and records of
     the property, at Purchaser's expense.

20.  It is understood that this offer is contingent upon Seller, at Seller's
     expense, having "Fantastic Sams", and "For Your Eyes Only" renewing their
     lease for at least three years, with rents at least equal to the amount
     they are presently paying, all of which must be acceptable to Purchaser.

21.  If this transaction does not close, Purchaser shall return to Seller
     originals or photocopies of all information provided by Seller to Purchaser
     in connection with this transaction.

22.  THIS REPRESENTATIONS AND WARRANTIES OF SELLER SET FORTH IN THE CONTRACT OF
     PURCHASE AND SALE ARE THE ONLY REPRESENTATIONS AND WARRANTIES GIVEN
     CONCERNING THE PROPERTY AND THERE ARE NO OTHER WARRANTIES, EITHER EXPRESS
     OR IMPLIED, INCLUDING ANY IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS
     FOR A PARTICULAR PURPOSE.

     Purchaser acknowledges that, If Purchaser proceeds with this transaction:
     (i) Purchaser has been provided with the opportunity to fully examine all
     aspects of the Property and is relying solely on its inspection based upon
     its own knowledge and on the representations or warranties made by Seller
     in this agreement; (ii) Purchaser is not relying upon, and, except as
     specifically set forth in this Contract of Purchase and Sale, Seller and/or
     any third party on behalf of the Seller, have made no representation or
     warranty of any nature whatsoever, concerning the Property, including, but
     not limited to: (a) the quantity, quality or physical or environmental
     condition thereof; (b) the merchantability of the Property for any
     particular purpose; or (c) the economic prospects thereof; and (iii) Buyer
     is accepting the Property in as is, where is, and with all faults
     condition.

     With respect to Seller's representations and warranties contained in this
     Agreement, if, during the course of its investigation, Purchaser obtains
     actual knowledge that any representation or warranty is untrue, and
     Purchaser nonetheless closes this transaction, then Purchaser may not
     thereafter assert any claim against Seller for breach of such
     representation or warranty.

23.  Purchaser acknowledges and agrees that the Property which is the subject of
     this sale does not include the Scoops Outparcel.

     This offer is, of course, predicated upon the Purchaser's review and
written approval of the existing leases, new leases, lease modifications (if
any), all tenant correspondence, REA/OEA agreements, tenants' and guarantors'
financial statements, sales figures, representations of income and expenses made
by Seller, site inspection, environmental, appraisal, etc., and at least one
year of audited operating statements on said property is required that qualify,
comply with and can be used in a public offering.

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