Document:

EX-10.3

UNSECURED ENVIRONMENTAL INDEMNITY

THIS UNSECURED ENVIRONMENTAL INDEMNITY (this “Agreement”) is made and entered into as
of December 23, 2010, by G&E HC REIT II LAWTON MOB PORTFOLIO, LLC, a Delaware limited liability
company (“Borrower”), and GRUBB & ELLIS HEALTHCARE REIT II, INC., a Maryland corporation
(“Guarantor”) (Borrower and Guarantor being sometimes herein collectively called
"Indemnitor”), in favor of U.S. BANK NATIONAL ASSOCIATION, a national banking association
(“Lender”).

RECITALS

A. Lender has agreed to make a term loan to Borrower, in the principal amount of up to Seven
Million Three Hundred Thousand and No/100 Dollars ($7,300,000.00) (“Loan”), which Loan is
evidenced by a Secured Promissory Note (“Note”) of even date herewith, executed by Borrower
to Lender, in the face principal amount of $7,300,000.00, and which Loan and Note are secured by,
among other documents, a Deed of Trust (With Assignment of Leases and Rents, Security Agreement and
Fixture Filing) (Leasehold) (“Deed of Trust”), pertaining to certain real property located
in the City of Lawton, Comanche County, Oklahoma, which is described in the Deed of Trust (such
real property, together with Borrower’s interest in all now or hereinafter existing improvements
thereto, is referred to herein as the “Property”); and

B. Borrower has entered into a Loan Agreement (“Loan Agreement”) with Lender, relating
to the Loan; and

C. Lender has refused to make the Loan to Borrower unless this Agreement is executed by
Indemnitor and is delivered to Lender, since the presence of Hazardous Substances (as defined
below) and/or violations of Environmental Regulations (as defined below) may reduce the value of
the Property to an extent which is unforeseeable and indeterminable and may, in fact, cause the
value of the Property to be substantially less than claims against Lender and/or liabilities
associated with ownership of the Property.

NOW, THEREFORE, in consideration of Lender’s agreement to make the Loan to Borrower and of
other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged
by Indemnitor, Indemnitor hereby agrees that the foregoing recitals are true and correct and are by
this reference hereby made a part hereof as if fully set forth below, and further covenants and
agrees with Lender, its successors and assigns, as follows:

1. Definitions. As used in this Agreement, the following terms shall have the
following meanings:

(a) "Environmental Regulations” means any and all present or future federal,
state or local laws, common law, statutes, codes, ordinances, rules, regulations, decrees,
permits, policies, guidance documents or other requirements applicable to Borrower and/or
the Property and (i) relating to health, safety or the environment, or (ii) governing,
regulating or pertaining to the generation, treatment, storage, handling, transportation,
use, release, discharge or disposal of any Hazardous Substance, or (iii) relating to
industrial hygiene or environmental conditions including without limitation soil,
groundwater and indoor and ambient air conditions. “Environmental Regulations” include,
without limitation, the Comprehensive Environmental Response, Compensation, and Liability
Act of 1980 (42 U.S.C. §§ 9601 et seq.), the Resource Conservation Recovery Act of 1976, and
the Clean Water Act, the Clean Air Act, all as now or hereafter amended, supplemented or
replaced from time to time.

(b) "Hazardous Substance” means any substance or material defined in or
governed by any Environmental Regulation as a dangerous, toxic or hazardous pollutant,
contaminant, chemical, waste, material or substance, and also expressly includes urea
formaldehyde, polychlorinated biphenyls, dioxin, radon, asbestos, asbestos containing
materials, nuclear fuel or waste, radioactive materials, explosives, carcinogens and
petroleum products, including but not limited to crude oil or any fraction thereof, natural
gas, natural gas liquids, gasoline and synthetic gas, or any other waste, material,
substance, pollutant or contaminant which would subject the owner or operator of the
Property to any obligations, damages, penalties or liabilities under any applicable
Environmental Regulation.

2. Representations and Warranties. Except as otherwise provided herein, Indemnitor
represents and warrants to Lender that, to the best of Indemnitor’s knowledge after commercially
reasonable investigation, except as disclosed in that certain (i) Phase I Environmental Site
Assessment Report prepared by Partner Engineering and Science, Inc., dated October 12, 2010,
Partner Project No. 10-71366.1, (ii) Phase I Environmental Site Assessment Report prepared by
Partner Engineering and Science, Inc., dated October 12, 2010, Partner Project No. 10-71366.2, and
(iii) Limited Mold & Moisture Survey Report prepared by Partner Engineering and Science, Inc.,
dated November 16, 2010, Partner Project No. 10-72566.1 (collectively, the “Existing
Environmental Reports”), in the form disclosed to Lender, as of the date of recordation of the
Deed of Trust, (i) no Hazardous Substance has been placed, stored, located, generated, produced,
created, processed, treated, transported, incorporated, discharged, emitted, spilled, released,
deposited or disposed of or allowed to escape in, upon, under, over or from the Property; (ii) no
threat exists of a spill, discharge, release or emission of a Hazardous Substance upon or from the
Property into the environment in violation of any Environmental Regulation; (iii) the Property has
not ever been used as or for a mine, a landfill, a dump or other disposal facility, industrial or
manufacturing purposes, or a gasoline service station; (iv) no underground storage tank is located
in the Property or has previously been located therein but has been removed therefrom; (v) no
violation of any Environmental Regulation exists in, upon, under, over or from the Property, and no
notice of any such violation or any alleged violation thereof has been issued or given by any
governmental entity or agency; (vi) no person, party or private or governmental agency or entity
has given any notice of or asserted any claim, cause of action, penalty, cost or demand for payment
or compensation, whether or not involving any injury or threatened injury to human health, the
environment or natural resources, resulting or allegedly resulting from any activity or event
described in (i) above; (vii) there have not ever been any actions, suits, proceedings or damage
settlements relating in any way to Hazardous Substances in, upon, under, over or from the Property;
(viii) there has not ever been any investigation or report involving the Property by any
governmental entity or agency which in any way relates to Hazardous Substances; (ix) the Property
has not been listed in the United States Environmental Protection Agency’s National Priorities List
of Hazardous Waste Sites or any other list, schedule, log, inventory or record of Hazardous
Substance sites maintained by any federal, state or local governmental agency; and (x) the Property
has not been subject to any lien or claim for lien or threat of a lien in favor of any governmental
entity or agency as a result of any presence, release or threatened release of any Hazardous
Substance in, on, under, over or from the Property. Indemnitor acknowledges that Lender has made
written request to Borrower for information regarding the environmental condition of the Property
and the representations and warranties in this Section 2 are in partial response to such request
for information.

3. Covenants. Indemnitor covenants and agrees as follows:

(a) Except as otherwise provided herein, Indemnitor: (i) shall not place, locate,
produce, generate, create, store, treat, handle, transport, incorporate, discharge, emit,
spill, release, deposit or dispose of any Hazardous Substance in, upon, under, over or from
the Property; (ii) shall not permit any Hazardous Substance to be placed, located, produced,
generated, created, stored, treated, handled, transported, incorporated, discharged,
emitted, spilled, released, deposited, disposed of or to escape therein, thereupon,
thereunder, thereover or therefrom; (iii) shall cause all Hazardous Substances found thereon
in violation hereof to be properly removed therefrom and properly disposed of at
Indemnitor’s sole cost and expense, in accordance with all applicable Environmental
Regulations; (iv) shall remediate the adverse effects of such Hazardous Substances on the
Property; (v) shall not install or permit to be installed any underground storage tank
therein or thereunder (and underground storage tanks are expressly excluded from Permitted
Hazardous Substances, as defined below); (vi) shall not permit any violation of any
Environmental Regulation to exist upon or with respect to the Property, (vii) shall comply
with all Environmental Regulations which are applicable to the Property; (viii) shall not
settle or compromise any claim, action, suit or proceeding relating to any matter covered by
this Agreement to which Lender is a party, without the prior written consent of Lender;
(ix) shall not create or permit to continue in existence any lien (whether or not such lien
has priority over the lien created by the Deed of Trust) upon the Property imposed pursuant
to any Environmental Regulation; and (x) shall not change or alter any use of the Property
permitted in the Loan Documents unless Indemnitor has notified Lender thereof in writing and
Lender has determined, in its sole discretion, that such change or modification will not
result in a significantly greater risk of having Hazardous Substances in, on under or about
the Property in violation of this Agreement or applicable Environmental Regulations.
Notwithstanding the above or any other provisions of this Agreement to the contrary,
Indemnitor may permit to be handled, used and stored (but not spilled, released or
discharged) at the Premises amounts of Hazardous Substances that are customarily stored or
used in the ordinary course of business of managing and operating medical office building
and that do not create any significant risk of environmental contamination (“Permitted
Hazardous Substances”), provided that all Permitted Hazardous Substances must be stored
and used in strict accordance with all applicable Environmental Regulations and good
hazardous materials storage and handling practices and shall be subject to all covenants,
indemnities and other provisions of this Agreement.

(b) At any time, and from time to time, if Lender has reason to believe that any change
has occurred or that any potential liability has arisen relating to Hazardous Substances in
or upon the Property, which may adversely affect Lender’s interests, and if Lender so
requests, Indemnitor shall have any environmental audit relating to the Property theretofore
provided by Indemnitor to Lender updated and/or amplified, at Indemnitor’s sole cost and
expense, by an environmental engineer, scientist or consultant acceptable to Lender, or
shall have an environmental audit prepared for Lender, if none has previously been so
provided with respect to the Property. Lender shall also have the right, in its sole
discretion, to retain, at Indemnitor’s expense, an independent professional consultant to
review any environmental audit or report prepared by or on behalf of Borrower or Indemnitor
and/or to conduct its own investigation of the Property with respect to Hazardous
Substances. Indemnitor hereby grants to Lender, its agents, employees, consultants and
contractors, an irrevocable license and authorization to enter upon and inspect the Property
and to perform such tests, including subsurface testing, soils and groundwater testing, and
other tests which may physically invade the Property, as Lender, in its sole discretion,
determines are necessary, subject to the rights of existing tenant leases. All
environmental audits, reviews of environmental audits, reports, investigations, tests, or
other data provided by an environmental consultant will hereinafter be referred to as
“Environmental Reports.” The results of all investigations and reports prepared by
Lender are and at all times will remain the property of Lender, and under no circumstances
shall Lender have any obligation whatsoever to disclose or otherwise make available to
Indemnitor or any other person such results or any other information obtained in connection
with such Environmental Reports. Provided, however, if Lender declares an Event of Default
as a result of information disclosed in an Environmental Report Lender agrees to provide
Indemnitor with a copy of such Environmental Report.

(c) If any Hazardous Substances or any violation of Environmental Regulations are
disclosed by any Environmental Report or otherwise become known to Indemnitor, Indemnitor
shall promptly disclose the same to Lender, and Indemnitor shall submit to Lender within
30 days after written request by Lender a written environmental plan setting forth a
description of such event or situation and the action that Indemnitor proposes to take or
cause to be taken with respect thereto to bring the Property into compliance with all
Environmental Regulations (“Clean Up”). Such environmental plan shall include,
without limitation (i) any proposed corrective work, (ii) the estimated cost and time of
completion thereof, (iii) the name of the proposed contractor and a copy of the proposed
construction contract, (iv) any approvals of any governmental or quasi-governmental
authority that are required under any Environmental Regulations, and (v) such additional
data, instruments, documents, agreements or other materials or information as Lender may
reasonably request. Such environmental plan shall be subject to Lender’s approval in its
reasonable discretion. Upon obtaining Lender’s approval, Indemnitor shall thereafter
diligently and continuously pursue the Clean Up of the Property until completion. During
the course of diligently and continuously pursuing such plan to Clean Up the Property,
Indemnitor shall inform Lender monthly as to the status of such plan of Clean Up. Upon
completion of the Clean Up, Indemnitor shall obtain and deliver to Lender a written report,
in form and substance acceptable to Lender, from an engineer or consultant acceptable to
Lender, stating that all required action has been properly taken and that the Property is in
compliance with all applicable Environmental Regulations. If Indemnitor fails to diligently
and continuously pursue any actions required of it under this paragraph, such failure will,
at Lender’s option and upon written notice to Indemnitor, constitute an event of default
hereunder and Lender will be entitled to itself take any steps that Lender deems necessary
to prepare, implement and complete a Clean Up plan. In such event, Indemnitor shall
reimburse Lender for all costs and expenses incurred by Lender pursuant to the preceding
sentence within ten (10) days after written request by Lender.

(d) Indemnitor shall, promptly after obtaining actual knowledge thereof, advise Lender
in writing of (i) any violation of any applicable Environmental Regulation relating to the
Property, (ii) any governmental or regulatory actions (including without limitation
information requests) instituted or threatened in writing under any Environmental Regulation
affecting the Property, including without limitation any notice of inspection, abatement,
noncompliance or potential liability, (iii) all claims made or threatened in writing by any
third party against Indemnitor or the Property relating to any Hazardous Substance or a
violation of any Environmental Regulation, (iv) discovery by Indemnitor of any occurrence or
condition on or under the Property or on or under any real property adjoining or in the
vicinity of the Property which could subject Indemnitor, Lender or the Property to a claim
or lien under any Environmental Regulation or to any restrictions on ownership, occupancy,
transferability or use of the Property under any Environmental Regulation, or the Property
to designation as “border zone property”, and (v) any fact or event which would render any
representation or warranty contained in Paragraph 2 of this Agreement incorrect in any
respect if made at the time of discovery. Indemnitor shall promptly deliver to Lender
copies of all orders, notices, permits, applications, or other communications and reports,
and of such other documentation or records as Lender may request, relating to any such
activity, Hazardous Substance, Environmental Regulation, violations, actions, claims, liens,
discovery, fact or event which Indemnitor receives or which are susceptible of being
obtained by Indemnitor without undue cost or expense and without the necessity for
initiating legal proceedings to obtain the same.

4. Indemnity. Except as otherwise provided herein and/or in any other Loan Document,
Indemnitor shall indemnify Lender, its parent, directors, officers, employees, agents, contractors,
licensees, invitees, successors and assigns (hereinafter collectively referred to as
"Indemnified Parties”) against, shall hold the Indemnified Parties harmless from, and shall
reimburse the Indemnified Parties for, any and all losses, claims, demands, judgments, penalties,
liabilities, costs, damages and expenses (hereinafter collectively referred to as
"Losses”), directly or indirectly, but actually, incurred by the Indemnified Parties,
whether foreseeable or unforeseeable, including court costs and reasonable attorneys’ fees (prior
to trial, at trial and on appeal), in any action, administrative proceeding or negotiations against
or involving any of the Indemnified Parties, resulting from any breach of the covenants set forth
in Paragraph 3 hereof, from the incorrectness or untruthfulness of any warranty or representation
set forth in Paragraph 2 hereof, from a failure by Indemnitor to perform any of its obligations
hereunder with respect to any Hazardous Substance, any Environmental Regulation, or from the
presence of any Hazardous Substance in, upon, under or over, or emanating from, the Property,
whether or not Indemnitor is responsible therefor, it being the intent of Indemnitor and Lender
that the Indemnified Parties shall have no liability or responsibility for damage or injury to
human health, the environment or natural resources caused by, for abatement, clean up, remediation,
removal or disposal of, or otherwise with respect to, Hazardous Substances, for any violation of
any Environmental Regulation, or for detoxification of the Property, by virtue of the interest of
Lender in the Property created by the Deed of Trust or as the result of Lender exercising any of
its rights or remedies with respect thereto or thereunder, including but not limited to becoming
the owner thereof by sale, foreclosure or conveyance in lieu thereof. The foregoing
representations, warranties, covenants and agreements of Paragraphs 2 and 3 hereof, and of this
Paragraph 4, shall be deemed continuing representations, warranties, covenants and agreements for
the benefit of the Indemnified Parties, including but not limited to any purchaser at a foreclosure
or other sale under the Deed of Trust, any transferee of the title of Lender or any other purchaser
at a foreclosure or other sale under the Deed of Trust, and any subsequent owner of the Property
claiming by, through or under Lender, and shall survive the payment of the Note, the satisfaction,
release or reconveyance, full or partial, of the Deed of Trust, any foreclosure of or sale pursuant
to the Deed of Trust, and/or any acquisition of title to the Property or any part thereof by
Lender, or anyone claiming by, through or under Lender, by deed in lieu of foreclosure or
otherwise, and also shall survive the repayment or any other satisfaction or termination of the
Loan, the Loan Agreement and/or the Note. Any amounts covered by the foregoing indemnification
shall bear interest at the Default Rate (as that term is defined in the Note) from the date paid
and shall be payable upon receipt of demand for payment thereof from an Indemnified Party.
Notwithstanding anything to the contrary contained herein and/or in any other Loan Document,
Indemnitor’s liability hereunder and/or under any other Loan Document shall not extend to any new
condition (i.e., to the extent not previously existing, whether or not previously known) arising
after an Indemnified Party has acquired possession or ownership of the Property (unless such “new”
condition resulted from, is a consequence of, or is otherwise related to a substance or other
condition which existed prior to such acquisition of possession or ownership by an Indemnified
Party).

5. Unsecured Obligations. Indemnitor agrees that its obligations under this Agreement
(i) are unlimited personal obligations separate from, independent of and in addition to all
obligations under the Loan Agreement, the Note and the Deed of Trust, and (ii) are not secured by
the Deed of Trust or any other security instrument. Indemnitor acknowledges that Lender is
unwilling to accept such consequences and that Lender would not make the Loan but for the personal,
unsecured liability undertaken by Indemnitor hereunder.

6. Liability. Without limitation, the obligations and liability of Indemnitor under
this Agreement shall in no way be waived, released, discharged, reduced, mitigated or otherwise
affected by any neglect, delay or forbearance of Lender in demanding, requiring or enforcing
payment or performance of the obligations and liability of Indemnitor hereunder, or the
receivership, bankruptcy, insolvency, liquidation or dissolution of Indemnitor. No action or
proceeding brought or instituted under this Agreement, and no recovery made as a result thereof,
shall be a bar or a defense to any further action or proceeding under this Agreement. Indemnitor
shall reimburse Lender and the other Indemnified Parties for all reasonable attorneys’ fees and
expenses actually incurred in connection with the enforcement of the Indemnified Parties’ rights
under this Agreement, including those incurred in any case, action, proceeding or claim under the
Federal Bankruptcy Code or any successor statute or any other insolvency law.

7. Indemnitor’s Waivers. Except as otherwise provided herein and/or in any other Loan
Document, each of the parties which collectively comprise Indemnitor waives (a) any defense based
upon any legal disability, insolvency, bankruptcy, dissolution, liquidation, or other defense of,
or the cessation or limitation of the liability of, any other such party from any cause; (b) any
defense based upon the lack of authority or power of the officers, directors, partners, members,
managers, governors or agents acting or purporting to act on behalf of any other such party or any
partner therein or any defect in the formation thereof; (c) any defense based upon the application
by Borrower of proceeds of the Loan for purposes other than the purposes represented by Borrower to
Lender or intended or understood by Lender or any such party; (d) any rights and defenses arising
out of an election of remedies by Lender, even though that election of remedies, such as a
nonjudicial foreclosure with respect to security for the Loan or any obligations hereunder, has
destroyed or otherwise impaired the subrogation or reimbursement rights of any Indemnitor against
Borrower or any other party by operation of law or otherwise; (e) any defense based upon Lender’s
failure to disclose to any such party any information concerning the financial condition or any
other circumstances bearing on Borrower’s ability to pay all sums payable under the Note or any of
the other Loan Documents; (f) any defense based upon any statute or rule of law which provides that
the obligation of an indemnitor must be neither larger in amount nor in any other respects more
burdensome than that of a principal; (g) any defense based upon Lender’s election, in any
proceeding instituted under the Federal Bankruptcy Code, of the application of Section 1111(b)(2)
of the Federal Bankruptcy Code or any successor statute; (h) any defense based upon any waiver by
Lender of its rights, powers or remedies under the Loan Documents or any delay by Lender in
exercising the same; (i) any defense based on changes in the ownership of any such party; (j) any
defense based upon any borrowing or any grant of a security interest under Section 364 of the
Federal Bankruptcy Code; (k) any right of subrogation, any right to enforce any remedy which Lender
may have against Borrower and any right to participate in, or benefit from, any security for the
Note or the other Loan Documents now or hereafter held by Lender; (l) presentment, demand, protest
and notice of any kind; and (m) any act, provision or thing which might, but for this provision of
this Agreement, be deemed a legal or equitable discharge of an indemnitor. Indemnitor agrees that
the payment of all sums payable under the Note or any of the other Loan Documents or any part
thereof or other act which tolls any statute of limitations applicable to the Note or the other
Loan Documents shall similarly operate to toll the statute of limitations applicable to
Indemnitor’s liability hereunder.

Without limiting the generality of the foregoing or any other provision hereof, (i) Indemnitor
expressly waives any and all rights of subrogation, reimbursement, indemnification and
contribution, and any other rights, benefits and defenses that are or may become available to
Indemnitor under applicable law; and (ii) Indemnitor waives all rights and defenses that Indemnitor
may have because Borrower’s debt is secured by real property. This means, among other things, that
(a) Lender may collect from Indemnitor without first foreclosing on any real or personal property
collateral pledged by Borrower, and (b) if Lender forecloses on any real property collateral
pledged by Borrower, (A) the amount of the debt may be reduced only by the price for which that
collateral is sold at the foreclosure sale, even if the collateral is worth more than the sale
price, and (B) Lender may collect from Indemnitor even if Lender, by foreclosing on the real
property collateral, has destroyed any right Indemnitor may have to collect from Borrower. This is
an unconditional and irrevocable waiver of any rights and defenses Indemnitor may have because
Borrower’s debt is secured by real property.

8. Notice. Any notice or other communication to any party in connection with this
Agreement shall be in writing and shall be given in the manner provided for in the Loan Agreement
(as to Borrower and Lender) or in the Guaranty (as to Guarantor).

9. Governing Law; Severability. THE VALIDITY, CONSTRUCTION AND ENFORCEABILITY OF THIS
AGREEMENT SHALL BE GOVERNED BY THE INTERNAL LAWS OF THE STATE OF OKLAHOMA, WITHOUT GIVING EFFECT TO
THE CONFLICT OF LAWS PRINCIPLES THEREOF, BUT GIVING EFFECT TO FEDERAL LAWS OF THE UNITED STATES
APPLICABLE TO NATIONAL BANKS. Whenever possible, each provision of this Agreement and any other
statement, instrument or transaction contemplated hereby or relating hereto shall be interpreted in
such manner as to be effective and valid under such applicable law.

10. Designated Venue. AT THE OPTION OF LENDER, THIS AGREEMENT MAY BE ENFORCED IN ANY
FEDERAL COURT OR OKLAHOMA STATE COURT SITTING IN COMANCHE COUNTY, OKLAHOMA, OR CALIFORNIA STATE
COURT SITTING IN ORANGE COUNTY, CALIFORNIA; AND INDEMNITOR CONSENTS TO THE JURISDICTION AND VENUE
OF ANY SUCH COURT AND WAIVES ANY ARGUMENT THAT VENUE IN SUCH FORUMS IS NOT CONVENIENT. IN THE
EVENT INDEMNITOR COMMENCES ANY ACTION IN ANOTHER JURISDICTION OR VENUE UNDER ANY TORT OR CONTRACT
THEORY ARISING DIRECTLY OR INDIRECTLY FROM THE RELATIONSHIP CREATED BY THIS AGREEMENT, LENDER AT
ITS OPTION SHALL BE ENTITLED TO HAVE THE CASE TRANSFERRED TO ONE OF THE JURISDICTIONS AND VENUES
ABOVE DESCRIBED, OR IF SUCH TRANSFER CANNOT BE ACCOMPLISHED UNDER APPLICABLE LAW, TO HAVE SUCH CASE
DISMISSED WITHOUT PREJUDICE.

11. Waiver of Jury Trial. INDEMNITOR HEREBY WAIVES ANY RIGHT WHICH IT MAY HAVE TO A
TRIAL BY JURY IN ANY ACTION RELATING TO THIS AGREEMENT.

Indemnitor’s Initials:              

12. No Modifications. No modification, amendment, waiver or discharge of this
Agreement shall be valid unless the same is in writing and is signed by Indemnitor and Lender.

13. Severability; Cumulative Nature. If any provision of this Agreement shall be
determined by a court of competent jurisdiction to be invalid, illegal or unenforceable as to any
person and/or in any circumstances, it shall be deemed severed herefrom as to such person and in
said circumstances, but shall remain a part hereof and in full force and effect with respect to all
other persons and circumstances, and all other provisions hereof shall remain in full force and
effect as to all persons and in all circumstances. The rights and remedies of Lender under this
Agreement shall be cumulative with and in addition to all other rights and remedies of Lender
against Indemnitor at law, in equity or under any other document or instrument now or hereafter
executed by Indemnitor (including without limitation any right of reimbursement or contribution
under any Environmental Regulation).

14. Binding Effect; Joint and Several Obligations; Gender. This instrument is
unconditional and irrevocable and shall inure to the benefit of the Indemnified Parties, and their
heirs, executors, administrators, personal representatives, successors and assigns, and shall bind
Indemnitor, the parties which collectively comprise Indemnitor, and their heirs, executors,
administrators, personal representatives, successors and assigns. The obligations of Indemnitor
under this Agreement shall be enforceable in all events against Borrower, Guarantor, and their
successors and assigns, and each of them, jointly and severally. The use of any gender herein
shall include all other genders.

15. Counterparts. This Agreement may be executed in any number of counterparts, each
of which shall be deemed to be an original, and all of which, together, shall constitute a single
instrument.

16. Captions. The captions or headings herein are for convenience of reference only,
in no way define, limit or describe the scope or intent of any provision of this Agreement, and are
not to be considered in interpreting the same.

17. Agency. In the event any other lender purchases any interest in, or has agreed to
participate in, the Note and/or the Loan, the term “Lender”, as used herein, shall include Lender
on its own behalf and as Agent for each such other lender.

[Remainder of Page Intentionally Left Blank]

IN WITNESS WHEREOF, Indemnitor has duly executed this Agreement as of the day and year
first above written.

INDEMNITOR:

G&E HC REIT II LAWTON MOB PORTFOLIO, LLC,

a Delaware limited liability company

By: Grubb & Ellis Healthcare REIT II Holdings, LP,

a Delaware limited partnership

Its Sole Member as Manager

By: Grubb & Ellis Healthcare REIT II, Inc.,

a Maryland corporation

Its General Partner

By: /s/ Danny Prosky

Danny Prosky

Its President

Grubb & Ellis Healthcare REIT II, Inc.,

a Maryland corporation

By: /s/ Danny Prosky

Danny Prosky

Its PresidentEX-10.4

REPAYMENT GUARANTY

THIS REPAYMENT GUARANTY (this “Guaranty”) is made as of December 23, 2010, by GRUBB &
ELLIS HEALTHCARE REIT II, INC., a Maryland corporation (“Guarantor”) in favor of U.S. BANK
NATIONAL ASSOCIATION, a national banking association (“Lender”).

1. Except as otherwise provided in this Guaranty, initially capitalized terms used in this
Guaranty without definition are defined in that certain Loan Agreement of even date herewith by and
between G&E HC REIT II Lawton MOB Portfolio, LLC, a Delaware limited liability
company(“Borrower”) and Lender (the “Loan Agreement”).

2. In order to induce Lender to loan to Borrower (whether acting on behalf of itself or any
estate created by the commencement of a case under Title 11 United States Code or any successor
statute thereto (the “Bankruptcy Code”) or any other insolvency, bankruptcy, reorganization
or liquidation proceeding, or by any trustee under the Bankruptcy Code, liquidator, sequestrator or
receiver of Borrower or Borrower’s property or similar Person duly appointed pursuant to any law
generally governing any insolvency, bankruptcy, reorganization, liquidation, receivership or like
proceeding) the original principal sum of $7,300,000.00 (the “Loan”), evidenced by a
secured promissory note of even date herewith (the “Note”), in the principal amount of
$7,300,000.00, executed by Borrower and payable to the order of Lender, except as otherwise
provided herein, Guarantor hereby unconditionally and irrevocably guarantees to Lender (and any
Swap Counterparty) and to its successors, endorsees and/or assigns, the full and prompt payment of
(a) the principal sum of the Note in accordance with its terms when due, by acceleration or
otherwise, together with all interest accrued thereon, when due under the terms of the Note, and
any and all other sums of money that become owing by Borrower to Lender under the Note, the Loan
Agreement and/or any other “Loan Document” as such term is defined in the Loan Agreement, and
(b) all present and future indebtedness, settlement obligations, termination fees and costs, and
all other sums and obligations now and hereafter owing to Lender and/or Swap Counterparty by
Borrower (or any Affiliate of Borrower) under or in connection with any and all present and future
Swap Transactions and Swap Contracts (which Note, Loan Agreement, Swap Contracts and other “Loan
Documents” are also collectively referred to herein as the “Loan Documents”). The
obligations guaranteed pursuant to this Section 2 are hereinafter referred to as the
"Guaranteed Obligations.”

Notwithstanding anything else to the contrary contained in this Guaranty, so long as
(i) Ground Lessor owns and operates the hospital located adjacent to the Project at 5602 SW Lee
Boulevard, Lawton, Oklahoma (the “Hospital”), and (ii) no Ground Lease has been terminated,
then the maximum principal amount of the Note for which the Guarantor shall be liable under this
Guaranty shall in no event exceed One Million Eight Hundred Twenty-Five Thousand and No/100 Dollars
($1,825,000.00) (the “Base Guaranteed Principal Amount”). The limitation on Guarantor’s
liability under this Guaranty with respect to the Base Guaranteed Principal Amount and the
Increased Guaranteed Principal Amount, as applicable (defined below), shall apply only with respect
to the principal amount owing under the Note, and shall not limit or impair Guarantor’s liability
for and continuing obligation to pay Lender 100% of the Additional Guaranteed Amounts (defined
below) at all times under this Guaranty. For the purposes of clarification, and without
limitation, in addition to the Guaranteed Principal Amount (defined below), Guarantor shall at all
times be and remain liable and responsible for the payment to Lender of 100% of (a) all interest
and all collection costs, attorneys’ fees and all other sums other than principal owing on the Loan
and under the Loan Documents, and (b) all Swap Contract Obligations, including, without limitation,
all amounts owing to Lenders (or any Swap Counterparty) under any and all present and future Swap
Transactions and Swap Contracts. Guarantor shall also pay to Lender on demand (which sums shall
also constitute Guaranteed Obligations), any deficiency, loss or damage suffered by Lender because
of: (1) Borrower’s commission of a criminal act, (2) the failure to comply with provisions of the
Loan Documents prohibiting the sale, transfer or encumbrance of the Property; (3) the
misapplication by Borrower or Guarantor of any funds derived from the Property, including security
deposits, insurance proceeds, condemnation awards, rental income or other income arising with
respect to the Property; (4) Borrower’s commission of waste; (5) Borrower’s removal of collateral
from the Property without replacement; (6) Borrower’s or Guarantor’s violation of law; (7) losses,
expense or liability relating to the presence of hazardous or toxic materials on the Property,
subject to the limitations set forth in the Environmental Indemnity; (8) the fraud or intentional
misrepresentation by Borrower, Guarantor or any of their respective Affiliates made in or in
connection with the Loan Documents or the Loan; (9) Borrower’s voluntary or involuntary filing, or
the filing against Borrower by any party, of any proceeding for relief under any federal or state
bankruptcy, insolvency or receivership laws or any assignment for the benefit of creditors made by
Borrower not dismissed within 180 days; (10) Borrower’s interference with Agent’s or Lenders’
enforcement proceedings; (11) Borrower’s collection of rent more than one month in advance; and
(12) any amount owing to Lender under indemnity provisions that relate to liabilities to third
parties resulting from acts or omissions of Borrower or such other third parties with whom Borrower
has dealt, and/or from the ownership, occupancy or use of the Property. All of the Guaranteed
Obligations, other than the Guaranteed Principal Amount (defined below), are referred to herein as
the “Additional Guaranteed Amounts.”

However, if the Ground Lessor ceases to own and operate the Hospital (the “Guaranty
Increase Criterion”), then the maximum principal amount of the Note for which the Guarantor
shall be liable under this Guaranty shall be increased to Seven Million Three Hundred Thousand and
No/100 Dollars ($7,300,000.00), 100% of the Guaranteed Obligations (the “Increased Guaranteed
Principal Amount,” or, alternating with the Base Guaranteed Principal Amount, the
["Guaranteed Principal Amount"]). If, at any time after such increase in the maximum
principal amount for which Guarantor shall be liable under this Guaranty, a Person acceptable to
Lender in its sole discretion owns and operates the Hospital, and so long as no Ground Lease has
been terminated, the Guaranteed Principal Amount shall once again be reduced to the Base Guaranteed
Principal Amount.

The agreement of Lender to the foregoing limitation on Guarantor’s liability shall in no way
be deemed to limit or restrict the right of Lender to apply any sums paid by Guarantor to any
portion of its obligations owing to Lender under this Guaranty. In addition, if a Ground Lease has
been terminated, or otherwise becomes ineffective and unenforceable in accordance with its terms,
the Guaranteed Principal Amount shall be 100% (i.e., $7,300,000.00) of the Guaranteed Obligations.

Guarantor agrees that any indebtedness which remains owing under the Loan Documents from time
to time, including all indebtedness that remains owing after the application of payments received
from Borrower and the application of proceeds received from the foreclosure of the Deed of Trust
(or after application of the credit bid of the Lender at the foreclosure sale) and other
liquidation of the collateral for the indebtedness secured thereby, shall be deemed to be
indebtedness guaranteed hereby (subject to the above limitation on the maximum guaranteed amount of
principal indebtedness as set forth above) (so that, for example, if following foreclosure and
receipt of the foreclosure proceeds, the total principal indebtedness owing to Lender under the
Note is $1,825,000.00, and the Guaranteed Principal Amount as calculated above is $1,825,000.00,
the principal amount for which Guarantor would be liable to Lender hereunder is the full
$1,825,000.00), and Guarantor may not claim or contend so long as any such indebtedness remains
outstanding that any payments received by Lender from Borrower or otherwise, or proceeds received
by Lender in connection with the liquidation of collateral, shall have reduced or discharged
Guarantor’s liability or obligations hereunder.

Nothing contained in this Section 2 shall be deemed to (a) limit or otherwise impair any of
the waivers or agreements of Guarantor contained in the preceding or following sections of this
Guaranty, (b) require Lender to proceed against Borrower or any collateral before proceeding
against Guarantor (any such requirement having been specifically waived), or (c) limit or otherwise
impair any right Lender would have in the absence of this paragraph. Further, if more than one
person has executed this Guaranty as a Guarantor, the above liability limitations with respect to
principal are not intended to and shall not be apportioned among such persons, but rather shall
apply to the aggregate liability of all such persons, so that Lender may recover all or any portion
of the guaranteed principal amount hereunder from any one or more of such persons until such
maximum amount of principal is recovered.

3. To the maximum extent permitted by law:

(a) Guarantor waives any and all rights of subrogation, reimbursement, indemnification and
contribution and any other rights and defenses that are or may become available to Guarantor by
reason of applicable law, including, without limitation, any and all rights or defenses Guarantor
may have by reason of protection afforded to the principal with respect to any of the Guaranteed
Obligations or to any other guarantor of any of the Guaranteed Obligations with respect to such
guarantor’s obligations under its guaranty, in either case, pursuant to the antideficiency or other
laws of this state limiting or discharging the principal’s indebtedness or such other guarantor’s
obligations; and

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

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

(ii) If Lender forecloses on any real property collateral pledged by Borrower:

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

(B) Lender may collect from Guarantor even if the Lender, by foreclosing on the
real property collateral, has destroyed any right Guarantor may have to collect from
Borrower.

This is an unconditional and irrevocable waiver of any rights and defenses Guarantor may
have because Borrower’s debt is secured by real property; and

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

(d) Guarantor hereby waives any right it might otherwise have under applicable law or
otherwise to have Borrower designate the portion of any such obligation to be satisfied in the
event that Borrower provides partial satisfaction of such obligation. Guarantor acknowledges and
agrees that Borrower may already have agreed with Lender, or may hereafter agree, that in any such
event the designation of the portion of the obligation to be satisfied shall, to the extent not
expressly made by the terms of the Loan Documents, be made by Lender rather than by Borrower.

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

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

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

(b) Notwithstanding anything to the contrary contained in this Guaranty, Guarantor’s liability
under this Guaranty shall continue until (i) all sums due under the Note have been paid in full and
(ii) all Guaranteed Obligations to Lender have been satisfied (and shall not be reduced by virtue
of any payment by Borrower of any amount due under the Note or under any of the Loan Documents or
by Lender’s recourse to any collateral or security), but shall terminate thereafter.

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

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

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

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

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

8. (a) Guarantor agrees that nothing contained herein shall prevent Lender from suing on the
Note or from exercising any rights available to it under the Note or under any of the other Loan
Documents and that the exercise of any of the aforesaid rights will not constitute a legal or
equitable discharge of Guarantor. Guarantor understands that the exercise by Lender of certain
rights and remedies contained in the Loan Documents (such as a nonjudicial foreclosure) may affect
or eliminate Guarantor’s right of subrogation against Borrower and that Guarantor may therefore
incur a partially or totally non-reimbursable liability hereunder; nevertheless, Guarantor hereby
authorizes and empowers Lender to exercise, in its sole discretion, any rights and remedies, or any
combination thereof, which may then be available to Lender, since it is the intent and purpose of
Guarantor that the obligations hereunder are absolute, independent and unconditional under any and
all circumstances. Guarantor expressly waives any defense (which defense, if Guarantor had not
given this waiver, Guarantor might otherwise have) to a judgment against Guarantor by reason of a
nonjudicial foreclosure sale. Notwithstanding any foreclosure of the lien of any deed of trust or
security agreement with respect to any or all of the real or personal property secured thereby,
whether by the exercise of the power of sale contained therein, by an action for judicial
foreclosure or by an acceptance of a deed in lieu of foreclosure, Guarantor shall remain bound
under this Guaranty.

(b) Guarantor agrees that Guarantor shall have no right of subrogation against Borrower or
against any collateral or security provided for in the Loan Documents and no right of reimbursement
or contribution against any other guarantor unless and until all Guaranteed Obligations have been
indefeasibly paid and satisfied in full, and Lender has released, transferred or disposed of all of
its rights, title and interest in any collateral or security. To the extent the waiver of
Guarantor’s rights of subrogation, reimbursement and contribution as set forth herein is found by a
court of competent jurisdiction to be void or voidable for any reason, Guarantor further agrees
that Guarantor’s rights of subrogation and reimbursement against Borrower and Guarantor’s rights of
subrogation against any collateral or security shall be junior and subordinate to any rights Lender
may have against Borrower and to all rights, title and interest Lender may have in such collateral
or security, and Guarantor’s rights of contribution against any other guarantor shall be junior and
subordinate to any rights Lender may have against such other guarantor. Lender may use, sell or
dispose of any item of collateral or security as it sees fit without regard to Guarantor’s
subrogation and contribution rights, and upon disposition or sale of any item, Guarantor’s rights
with respect to such item will terminate. With respect to the foreclosure of any security interest
in any personal property collateral then securing the Guaranteed Obligations, Lender agrees to give
Guarantor five (5) Business Days’ prior written notice, in the manner set forth in Section 11
hereof, of any sale or disposition of any such personal property collateral, other than collateral
which is perishable, threatens to decline speedily in value, is of a type customarily sold on a
recognized market, or is cash, cash equivalents, certificates of deposit or the like.

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

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

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

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

(b) Guarantor covenants and agrees to make available to Lender any and all financial
information required by Lender pursuant to the Loan Agreement. Guarantor further covenants and
agrees to immediately notify Lender of any material adverse change in Guarantor’s financial status.

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

	 	 	 
	To Lender:
	 	U.S. Bank National Association

4100 Newport Place, Suite 900

Newport Beach, California 92660

Attention: Loan Administration

Telephone: (949) 863-2376

Facsimile: (949) 252-1759

	To Guarantor:
	 	Grubb & Ellis Healthcare REIT II, Inc.

1551 North Tustin Avenue, Suite 300

Santa Ana, California 92705

Attn: Danny Prosky

Telephone: (714) 975-2315

Facsimile: (714) 667-0611

	With a copy to:
	 	Gregory Kaplan, PLC

7 East Second Street

Richmond, Virginia 23224

Attention: Joseph J. McQuade, Esq.

11. Guarantor represents and warrants to Lender as follows:

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

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

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

13. Guarantor covenants and agrees to furnish financial information concerning Guarantor as
follows:

(a) within ninety (90) days following the end of Guarantor’s Fiscal Year, annual financial
statements for Guarantor, certified by Guarantor’s chief executive officer, president, chief
financial officer, treasurer, assistant treasurer or controller (a “Responsible Officer”)
to be true and correct;

(b) within forty-five (45) days following the end of each fiscal quarter, quarterly financial
statements for Guarantor, certified by a Responsible Officer to be true and correct;

(c) such other financial information concerning Guarantor as Lender may reasonably request.

All such financial statements shall be in reasonable detail, shall be prepared for partnerships,
corporations, trusts and limited liability companies in accordance with generally accepted
accounting principles consistently applied and for individuals in accordance with accounting
principles consistently applied, shall be certified by the party to which they apply as true,
correct and complete, and, with respect to annual statements of partnerships, corporations, trusts
and limited liability companies, shall be certified by a certified public accountant of recognized
standing acceptable to Lender.

14. Guarantor also covenants and agrees as follows:

(a) Tangible Net Worth. Guarantor shall at all times, to be tested quarterly as noted
in Section 14(g) below (commencing as of the quarter ending on December 31, 2010) and in connection
with the delivery of a Guarantor Covenant Compliance Certificate (as defined below) in accordance
with the terms and provisions of the Credit Agreement, maintain a minimum Tangible Net Worth in
total of not less than $75,000,000.00 plus 75% of the aggregate amount of all net funds received by
the Guarantor from offerings of Equity Interests by the Guarantor for the period commencing on
September 30, 2010 through the Maturity Date.

(b) Liquid Assets. Guarantor shall at all times, to be tested quarterly as noted in
Section 14(g) (commencing as of the quarter ending on December 31, 2010) and in connection with the
delivery of a Guarantor Covenant Compliance Certificate, maintain aggregate liquid assets (i) of at
least $5,000,000.00 for the period commencing on September 30, 2010 through December 31, 2010; (ii)
of at least $10,000,000.00 for the period commencing on January 1, 2011 through December 31, 2011;
and (iii) of at least $15,000,000.00 for the period commencing on January 1, 2012 through the
Maturity Date. Eligible liquid assets shall be limited to cash or cash equivalents plus the amount
by which the aggregate commitments of all lenders under that certain Credit Agreement (“Credit
Agreement”) dated as of July 19, 2010 among Guarantor, Bank of America, N.A., and others,
exceed the aggregate outstanding principal amount under the Credit Agreement. The Credit Agreement
shall be deemed to include any additional or similar credit facility available to Guarantor from
time to time.

(c) Fixed Charge Coverage Ratio. Guarantor shall maintain at all times, to be tested
quarterly as noted in Section 14(g) (commencing as of the quarter ending on December 31, 2011) and
in connection with the delivery of a Guarantor Covenant Compliance Certificate, during the periods
below a minimum Fixed Charge Coverage Ratio (i) for the quarterly testing period ending on December
31, 2011, not less than 1.75 to 1.00, and (ii) as of each calendar quarter end occurring after
December 31, 2011 through the Maturity Date, not less than 2.00 to 1.00.

(d) Funded Debt Ratio. Guarantor shall maintain at all times, to be tested quarterly
as noted in Section 14(g) (commencing as of the quarter ending on December 31, 2010) and in
connection with the delivery of a Guarantor Covenant Compliance Certificate, a maximum ratio of
Funded Debt to Total Assets of 50%.

(e) Maximum Dividend Ratio. Guarantor shall maintain at all times, to be tested
quarterly as noted in Section 14(g) (commencing as of the quarter ending on December 31, 2011) and
in connection with the delivery of a Guarantor Covenant Compliance Certificate, a ratio of the
Guarantor’s paid out dividends and distributions during each calendar quarter to the Guarantor’s
Modified Funds From Operations received during such calendar quarter not more than the following:
(i) commencing as of the calendar quarter end occurring on December 31, 2011, not more than 1.20 to
1.00, and (ii) as of each calendar quarter end occurring after December 31, 2011 through the
Maturity Date (including any extension thereof), not more than 0.95 to 1.00.

(f) As used in this Section 14, the following terms shall have the meanings indicated below:

(i) "Equity Interests” means any share of capital stock of (or other ownership
or profit interests in), any warrant, option or other right for the purchase or other
acquisition of any share of capital stock of (or other ownership or profit interests in),
any security convertible into or exchangeable for any share of capital stock of (or other
ownership or profit interests in) such warrant, right or option for the purchase or other
acquisition of such share (or such other interests), and any other ownership or profit
interest in (including, without limitation, partnership, member or trust interests therein),
whether voting or nonvoting, and whether or not such share, warrant, option, right or other
interest is authorized or otherwise existing on any date of determination.

(ii) "Fixed Charges” means, for any period, the sum of (x) Interest Expense for
such period, plus (y) current scheduled principal payments on Funded Indebtedness for such
period (including, for purposes hereof, current scheduled reductions in commitments, but
excluding any payment of principal under the Loan Documents and any “balloon” payment or
final payment at maturity that is significantly larger than the scheduled payments that
preceded it) for a period beginning the day after the date of determination and lasting the
same length of time as the applicable period referenced at the beginning of this definition,
plus (z) dividends and distributions on preferred stock, if any, for such period, in each
case, determined in accordance with GAAP.

(iii) "Fixed Charge Coverage Ratio” means, as of any date of determination, the
ratio of (x) Operating Cash Flow to (y) Fixed Charges.

(iv) "Funded Debt” means, as of any date of determination, the sum of (x) all
Funded Debt minus (y) to the extent included in the calculation of Funded Debt, the
aggregate amount of Funded Debt directly attributable to FIN 46 consolidation requirements,
all determined in accordance with GAAP.

"Funded Debt” means, as to any Person (or consolidated group of Persons) at a
particular time, without duplication, all of the following, whether or not included as
indebtedness or liabilities in accordance with GAAP: (1) all obligations for borrowed money,
whether current or long-term (including all Obligations under the Loan Documents) and all
obligations evidenced by bonds, debentures, notes, loan agreements or other similar
instruments; (2) all purchase money indebtedness (including indebtedness and obligations in
respect of conditional sales and title retention arrangements, except for customary
conditional sales and title retention arrangements with suppliers that are entered into in
the ordinary course of business), and all indebtedness and obligations in respect of the
deferred purchase price of property or services (other than trade accounts payable incurred
in the ordinary course of business and payable on customary trade terms); (3) all direct
obligations under letters of credit (including standby and commercial), bankers’ acceptances
and similar instruments (including bank guaranties, surety bonds, comfort letters, keep-well
agreements and capital maintenance agreements) to the extent such instruments or agreements
support financial, rather than performance, obligations; (4) all preferred stock and
comparable equity interests providing for mandatory redemption, sinking fund or other like
payments; (5) support obligations in respect of Funded Debt of another Person (other than
Persons in such group, if applicable); and (6) Funded Debt of any partnership or joint
venture or other similar entity in which such Person is a general partner or joint venturer,
and as such, has personal liability for such obligations, but only to the extent there is
recourse to such person (or, if applicable, any Person in such consolidated group) for
payment thereof.

For purposes hereof, the amount of Funded Debt shall be determined based on the
outstanding principal amount in the case of borrowed money indebtedness under clause
(1) and purchase money indebtedness and the deferred purchase obligations under
clause (2), based on the maximum amount available to be drawn in the case of letter
of credit obligations and the other obligations under clause (3), and based on the
amount of the Funded Debt that is the subject of the support obligations in the case of
support obligations under clause (4). For purposes of clarification, “Funded
Debt” of Persons constituting a consolidated group shall not include inter-company
indebtedness of such Persons, general accounts payable of such Persons which arise in the
ordinary course of business, accrued expenses of such Persons incurred in the ordinary
course of business of minority interests in joint ventures or limited partnerships (except
to the extent set forth in clause (6) above).

(v) "Funds From Operations” means, with respect to any period, net income (or
loss), plus depreciation and amortization and after adjustments for unconsolidated
partnerships and joint ventures as hereafter provided. Notwithstanding contrary treatment
under GAAP, for purposes hereof, (x) “Funds From Operations” shall include, and be adjusted
to take into account, the Borrower’s interests in unconsolidated partnerships and joint
ventures, on the same basis as consolidated partnerships and subsidiaries, as provided in
the “white paper” issued in April 2002 by the National Association of Real Estate Investment
Trusts, and (y) net income (or loss) shall not include gains (or, if applicable, losses)
resulting from or in connection with (1) restructuring of indebtedness, (2) sales of
property, (3) sales or redemptions of preferred stock, (4) revenue or expenses related to
owned and operated assets, (5) revenue or expense related to FIN 46 consolidation
requirements, (6) acquisition expenses, (7) amortization of above or below market leases,
(8) losses from derivative financial instruments, (9) any other special charges.

(vi) "Interest Expense” means, for any period, all interest expense and letter
of credit fee expense, as determined in accordance with GAAP during such period; provided
that, Interest Expenses shall, in any event, (x) include the interest component under
capital leases and the implied interest component under securitization transactions, and (y)
exclude the amortization of any deferred financing fees.

(vii) "Operating Cash Flow” means, during the three (3) month period prior to
the date of calculation, all rental and other income (including minimum rent, additional
rent, escalation and pass through payments, utility charges, forfeited security deposits,
service fees or charges and parking fees) received in such period from tenants under
executed leases and licensing agreements, and including tenant servicing income (but
excluding tenant security deposits) arising from the ownership and operation of all of the
properties of the Guarantor in the ordinary course of business minus the sum of all costs,
taxes, expenses and disbursements of every kind, nature or description actually paid or due
and payable during such period in connection with the leasing, management, operation,
maintenance and repair of all of the properties of the Guarantor, and of the personal
property, fixtures, machinery, equipment, systems and apparatus located therein or used in
connection therewith including the greater of actual management fees or assumed management
fees equal to 3.0% of the effective gross revenues of all of the properties of the
Guarantor, plus a replacement reserve equal to $0.25 per square foot per year for the total
square footage of rentable space in all of the properties in the Guarantor’s REIT (i.e.
including properties that are other than Borrowing Base Properties owned by the Borrower),
but excluding (1) non-cash expenses, such as depreciation and amortization costs, (2) state
and federal income taxes, (3) the non-current portion of capital expenditures determined in
accordance with GAAP, (4) debt service payable on the Loan, (5) principal and interest
payments on other loans, and (6) non-recurring capitalized expenditures. In determining
Operating Cash Flow, extraordinary items of income and expenses, such as those resulting
from casualty or condemnation or lease termination payments of tenants, shall be deducted
from income or expenses, as applicable, and real estate taxes and insurance premiums paid on
an annual basis shall be divided by four (4).

(viii) "Tangible Net Worth” means, as of any date of determination,
(x) shareholders’ equity determined in accordance with GAAP, but with no upward adjustments
due to any revaluation of assets, minus (y) all non-real estate related intangible assets,
plus (z) all accumulated depreciation and amortization, all determined in accordance with
GAAP.

(ix) "Total Assets” means the value of all of the Guarantor’s assets determined
on a consolidated basis in accordance with GAAP.

(g) Certification. Guarantor shall deliver to Lender a signed statement from a
Responsible Officer in form and substance satisfactory to the Lender (a “Guarantor Covenant
Compliance Certificate”), within ninety (90) calendar days after the end of each calendar
quarter, or at any time, upon request of the Lender, certifying that the Tangible Net Worth, the
liquid assets, the Fixed Charge Coverage Ratio, the Funded Debt ratio, and the maximum dividend
ratio covenants set forth in this Section 14 are satisfied and setting forth the actual values with
respect to each such covenant as of the period just ended along with evidence reasonably
satisfactory to Lender of the Guarantor’s compliance with each of such covenants.

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

16. Guarantor represents and warrants to Lender as follows:

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

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

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

18. Lender may assign this Guaranty with any Loan Document, without in any way affecting
Guarantor’s liability hereunder. This Guaranty shall be binding upon Guarantor, Guarantor’s heirs,
representatives, administrators, executors, successors and assigns and shall inure to the benefit
of and shall be enforceable by Lender, its successors, endorsees and assigns. As used herein, the
singular includes the plural, and the masculine includes the feminine and neuter and vice versa, if
the context so requires.

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

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

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

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

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

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

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

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

27. This Guaranty is in addition to all other guaranties of Guarantor and any other guarantors
of Borrower’s obligations to Lender.

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

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

[Signatures on Following Page]

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

“Guarantor”

Grubb & Ellis Healthcare REIT II, Inc.,

a Maryland corporation

By: /s/ Danny Prosky

Danny Prosky

Its President

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