Document:

EX-10.1

TEMPORARY EXTENSION AGREEMENT

THIS TEMPORARY EXTENSION AGREEMENT (this “Agreement”) is made and entered into as of June 30,
2009 (the “Effective Date”), by and among

	 	(a)	 	NNN CHASE TOWER REO, LP, a Texas limited partnership, NNN OF8 CHASE TOWER REO,
LP, a Texas limited partnership, ERG CHASE TOWER, LP, a Texas limited partnership
(collectively, the “Initial Senior Borrower”), and NNN VF CHASE TOWER REO, LP, a Texas
limited partnership (the “Additional Senior Borrower”, and together with the Initial
Senior Borrower, collectively, “Senior Borrower”),

	 	(b)	 	NNN CHASE TOWER, LLC, a Delaware limited liability company, NNN CHASE TOWER
MEMBER, LLC, a Delaware limited liability company, NNN OF8 CHASE TOWER, LLC, a Delaware
limited liability company, NNN OF8 CHASE TOWER MEMBER, LLC, a Delaware limited
liability company, NNN-ERG CHASE TOWER GP I, LLC, a Delaware limited liability company,
and ERG CHASE TOWER LIMITED I, LP, a Texas limited partnership (collectively, “Initial
Mezzanine Borrower”), NNN VF Chase Tower, LLC, a Delaware limited liability company,
and NNN VF Chase Tower Member, LLC, a Delaware limited liability company (collectively,
“Additional Mezzanine Borrower”, and together with the Initial Mezzanine Borrower,
collectively, the “Mezzanine Borrower”),

	 	(c)	 	PSP/MRC DEBT PORTFOLIO S-1, L.P., successor-in-interest to MMA Realty Capital,
LLC (“Senior Lender”), and

	 	(d)	 	TRANSWESTERN MEZZANINE REALTY PARTNERS II, LLC, a Delaware limited liability
company (“Mezzanine Lender”).

1. RECITALS.

1.1 Initial Senior Borrower and Senior Lender entered into that certain Loan Agreement, dated
as of June 20, 2006 (the “Initial Senior Loan Agreement”), as amended by that certain Consent and
Assumption Agreement and First Amendment to Loan Documents, dated as of July 3, 2006, by and among
Senior Lender and Initial Senior Borrower, and Additional Senior Borrower (“Senior Amendment”, and
together with the Initial Senior Loan Agreement, as the same may be amended by this Agreement,
collectively, the “Senior Loan Agreement”), in connection with that certain senior loan facility in
the amount of $58,000,000.00 (the “Senior Loan”). The Senior Loan is evidenced by, among other
things, the Senior Loan Agreement and the other Loan Documents (as such term is defined in the
Senior Loan Agreement, collectively, the “Senior Loan Documents”).

1.2 Initial Mezzanine Borrower and Mezzanine Lender entered into that certain Mezzanine Loan
Agreement, dated as of June 20, 2006 (the “Initial Mezzanine Loan Agreement”). The Initial
Mezzanine Loan Agreement was amended by that certain Consent and Assumption Agreement and First
Amendment to Loan Documents, dated as of July 3, 2006, between Mezzanine Borrower and Mezzanine
Lender (the “Mezzanine Amendment”, and together with the Initial Mezzanine Loan Agreement, as the
same may be amended by this Agreement, collectively, the “Mezzanine Loan Agreement”), in connection
with that certain mezzanine loan facility in the amount of $11,000,000.00 (the “Mezzanine Loan”).
The Mezzanine Loan is evidenced by, among other things, the Mezzanine Loan Agreement and the other
Loan Documents (as such term is defined in the Mezzanine Loan Agreement, collectively, the
“Mezzanine Loan Documents”)

1.3 The initial maturity date of the Senior Loan is June 30, 2009. The initial maturity date
of the Mezzanine Loan is June 30, 2009.

1.4 NOW, THEREFORE, for and in consideration of the premises, the mutual covenants and
agreements herein contained, and other good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged and confessed by each of the parties hereto, Senior Borrower,
Mezzanine Borrower, Senior Lender and Mezzanine Lender hereby agree as follows.

2. EXTENSION OF MATURITY DATES.

2.1 Senior Loan. The maturity date of the Senior Loan is hereby extended to July 10,
2009.

2.2 Mezzanine Loan. The maturity date of the Mezzanine Loan is hereby extended to
July 10, 2009.

	3.	 	INTEREST PAYMENTS.

3.1 Senior Borrower shall pay to Senior Lender the monthly interest payment due July 1, 2009
pursuant to the Senior Loan Documents (the “July Senior Debt Service”) without default interest or
penalty.

3.2 Mezzanine Borrower shall pay to Mezzanine Lender the monthly interest payment due July 1,
2009 pursuant to the Mezzanine Loan Documents (the “July Mezzanine Debt Service”) without default
interest or penalty

	4.	 	NO DISTRIBUTIONS.

4.1 Notwithstanding anything to the contrary contained in the Senior Loan Documents and/or the
Mezzanine Loan Documents, neither Senior Borrower nor Mezzanine Borrower shall make any
distributions to any of its members, partners or shareholders from the Effective Date through July
10, 2009 other than a distribution by Senior Borrower to Mezzanine Borrower in the amount necessary
to pay the July Mezzanine Debt Service per Section 3.2 above.

5. NO CHANGE OF POSITION. The parties hereto acknowledge that the purpose of this
Temporary Extension Agreement is to provide a 10-day period for the parties to attempt to reach a
mutually satisfactory resolution to the issues that presently exist between the parties. In that
regard, all rights, privileges and remedies which would be available to each party hereto shall be
preserved such that if no permanent agreement is reached by July 10, 2009, then each party shall be
in the same relative position as existed on June 30, 2009.

	6.	 	COSTS AND FEES.

6.1 Senior Borrower acknowledges its obligations to reimburse Senior Lender for all costs and
fees incurred by Senior Lender in connection with the Senior Loan, including costs and fees
incurred in connection with this Agreement, and Senior Borrower acknowledges its existing
obligation pursuant to the Senior Loan Documents to reimburse Senior Lender on demand for such
costs and expenses.

6.2 Mezzanine Borrower acknowledges its obligations to reimburse Mezzanine Lender for all
costs and fees incurred by Mezzanine Lender in connection with the Mezzanine Loan, including costs
and fees incurred in connection with this Agreement, and Mezzanine Borrower acknowledges its
existing obligation pursuant to the Mezzanine Loan Documents to reimburse Mezzanine Lender on
demand for such costs and expenses.

7. MISCELLANEOUS.

7.1 Except as expressly set forth herein, the covenants, acknowledgments, representations,
warranties, waivers, releases, agreements and obligations of the parties hereto shall survive the
consummation of the transactions contemplated by this Agreement.

7.2 Whenever in this Agreement any party is named or referred to, the successors,
successors-in-title and assigns of such party shall be included, and all covenants and agreements
contained in this Agreement shall bind and inure to the benefit of their respective successors,
successors-in-title and assigns, whether so expressed or not.

7.3 This Agreement shall be construed and enforced in accordance with and governed by the
internal laws (as opposed to conflicts of law provisions) of the State of Texas.

7.4 Titles or captions of paragraphs hereof are for convenience only and neither limit nor
amplify the provisions hereof.

7.5 Time is of the essence of this Agreement.

7.6 This Agreement may be executed in any number of counterparts and by different parties
hereto on separate counterparts, each of which, when so executed and delivered, shall be an
original, but all such counterparts shall together constitute one and the same instrument. This
Agreement may be executed by signature delivered by facsimile transmission or email scan.

[SIGNATURE PAGE FOLLOWS]

1

IN WITNESS WHEREOF, the parties hereto, by and through their duly authorized officers, have
executed this Agreement under seal as of the day and year first above written.

	 	 	 
	SENIOR LENDER:

	 	MEZZANINE LENDER:
	 

	 	 
	PSP/MRC DEBT PORTFOLIO S-1, L.P.,

successor in interest to MMA Realty

Capital, LLC

By: Morrison Grove Capital Advisors, its

general partners

By: /s/ James C. Barden, Jr.

Name: James C. Barden, Jr.

Its: Manager

	 	TRANSWESTERN MEZZANINE REALTY

PARTNERS II, LLC, a Delaware

limited liability company

By: /s/ Mark K. Witt

Name: Mark K. Witt

Its: Managing Director

[ADDITIONAL SIGNATURE PAGE FOLLOWS]

2

	 	 	 
	SENIOR BORROWER:
	 	

	 
	 	

	NNN CHASE TOWER REO, LP,

a Texas limited partnership

By: NNN CHASE TOWER, LLC,

a Delaware limited liability company,

its general partner

By: Grubb & Ellis Realty Investors, LLC,

formerly known as Triple Net

Properties, LLC, a Virginia limited

liability company, its Vice President

By: /s/ Michael J. Rispoli

Name: Michael J. Rispoli

Its: Chief Financial Officer
	 	NNN OF8 CHASE TOWER REO, LP,

a Texas limited partnership

By: NNN OF8 CHASE TOWER, LLC,

a Delaware limited liability company,

its general partner

By: Grubb & Ellis Realty Investors, LLC,

formerly known as Triple Net

Properties, LLC, a Virginia limited

liability company, its Vice President

By: /s/ Michael J. Rispoli

Name: Michael J. Rispoli

Its: Chief Financial Officer

	ERG CHASE TOWER, LP, a Texas

limited partnership

By: NNN-ERG CHASE TOWER GP I, LLC,

a Delaware limited liability company,

its general partner

By: /s/ David L. Roberts

Name: David L. Roberts

Its: Chief Financial Officer
	 	NNN VF CHASE TOWER REO, LP,

a Texas limited partnership

By: NNN VF CHASE TOWER, LLC,

a Delaware limited liability company,

its general partners

By: Grubb & Ellis Realty Investors, LLC,

formerly known as Triple Net

Properties, LLC, a Virginia limited

liability company, its Vice President

By: /s/ Michael J. Rispoli

Name: Michael J. Rispoli

Its: Chief Financial Officer

[ADDITIONAL SIGNATURE PAGE FOLLOWS]

3

	 	 	 
	MEZZANINE BORROWER:

	 	

	 

	 	

	NNN CHASE TOWER, LLC,

a Delaware limited liability company

By: Grubb & Ellis Realty Investors, LLC,

formerly known as Triple Net

Properties, LLC, a Virginia limited

liability company, its Vice President

By: /s/ Michael J. Rispoli

Name: Michael J. Rispoli

Its: Chief Financial Officer

	 	NNN CHASE TOWER MEMBER, LLC,

a Delaware limited liability company

By: Grubb & Ellis Realty Investors, LLC,

formerly known as Triple Net

Properties, LLC, a Virginia limited

liability company, its Vice President

By: /s/ Michael J. Rispoli

Name: Michael J. Rispoli

Its: Chief Financial Officer
	NNN OF 8 CHASE TOWER, LLC,

a Delaware limited liability company

By: Grubb & Ellis Realty Investors, LLC,

formerly known as Triple Net

Properties, LLC, a Virginia limited

liability company, its Vice President

By: /s/ Michael J. Rispoli

Name: Michael J. Rispoli

Its: Chief Financial Officer

	 	NNN OF 8 CHASE TOWER MEMBER, LLC,

a Delaware limited liability company

By: Grubb & Ellis Realty Investors, LLC,

formerly known as Triple Net

Properties, LLC, a Virginia limited

liability company, its Vice President

By: /s/ Michael J. Rispoli

Name: Michael J. Rispoli

Its: Chief Financial Officer

[ADDITIONAL SIGNATURE PAGE FOLLOWS]

4

MEZZZANINE BORROWER (continued):

	 	 	 
	NNN-ERG CHASE TOWER GP I, LLC,	 	ERG CHASE TOWER LIMITED I, LP,
	a Delaware limited liability company

By: /s/ David L. Roberts

Name: David L. Roberts

Its: Chief Financial Officer
	 	a Texas limited partnership

By: NNN-ERG Chase Tower GP II, LLC, a

Delaware limited liability company, its

general partner

By: /s/ David L. Roberts

Name: David L. Roberts

Its: Chief Financial Officer

	NNN VF CHASE TOWER, LLC,

a Delaware limited liability company

By: Grubb & Ellis Realty Investors, LLC,

formerly known as Triple Net

Properties, LLC, a Virginia limited

liability company, its Vice President

By: /s/ Michael J. Rispoli

Name: Michael J. Rispoli

Its: Chief Financial Officer
	 	NNN VF CHASE TOWER MEMBER, LLC,

a Delaware limited liability company

By: Grubb & Ellis Realty Investors, LLC,

formerly known as Triple Net

Properties, LLC, a Virginia limited

liability company, its Vice President

By: /s/ Michael J. Rispoli

Name: Michael J. Rispoli

Its: Chief Financial Officer

5exhibit10_1.htm

     

    
      
        

      

      
        
          Execution
Copy

        

        
          

        

      

      
        
        

      

    

    Share Sale
Agreement

    

    Dated
as of the 30th day of
June, 2009

    

    
      	
              By
      and between:

            	
              HOMI
      Israel Ltd, an Israeli company, #512482787, whose address for the
      purposes of this Agreement shall be Gav-Yam Centre, Building
      #3,  3rd Floor, 9 Shenkar Street, Herzliya Pituach 46725,
      Israel; Fax: +972-9-9728626, e-mail: danielcohen@my-homi.com,
      with a mandatory
      copy to Reif & Reif Law Offices, 17-4 Yitzchak Rabin Road, Bet
      Shemesh 99585, Israel, Fax: +972-2-999-7993, e-mail: Mail@ReifLaw.com;  (“Seller”);

            

    

     

    
      	
              And:

            	
              Hotel
      Outsource Management International, Inc., a Delaware
      corporation whose address for the purposes of notices sent under this
      Agreement shall be One Embarcadero Center, Suite 500, San
      Francisco  CA 94111, Fax: +1-415-433 5994, e-mail: danielcohen@my-homi.com,
      with a mandatory
      copy to Reif & Reif Law Offices, 17-4 Yitzchak Rabin Road, Bet
      Shemesh 99585, Israel, Fax: +972-2-999-7993, e-mail: Aryeh@ReifLaw.com;
      (“Buyer”);

            

    

     

    
      	
              Whereas:

            	
              Seller
      is the registered and beneficial owner of 1,800 ordinary shares in the
      Israeli company, HOMI
      (Operation 99) Ltd, Company No. 512805193 (the “Company”), which shares
      constitute 100% of the Company’s issued and outstanding share capital (the
      “Transaction
      Shares”); and

            

    

     

    
      	
              Whereas:

            	
              Company
      sold and assigned to Seller all of Company’s business, pursuant to that
      certain Business Sale Agreement, dated as of 16 February 2009;
      and

            

    

     

    
      	
              Whereas:

            	
              Company
      distributed, as a dividend to Seller, all of its profits, pursuant to the
      resolutions of Company’s Board of Directors, dated 30 June 2009, with said
      dividend being effective as of 1 January 2009;
  and

            

    

     

    
      	
              Whereas:

            	
              Company
      currently has no assets of any kind and no debts and/or liabilities of any
      kind; and

            

    

     

    
      	
              Whereas:

            	
              Seller
      wishes to sell and assign the Transaction Shares to Buyer and Buyer wishes
      to acquire and take assignment of the Transaction Shares from Seller, all
      in accordance with and subject to the terms and conditions set forth
      herein;

            

    

     

     

    Therefore,
the Parties have made condition and agreed as follows:

     

     

    
      	
              1.  

            	
              Sale and Assignment of
      Transaction
      Shares

            

    

     

     

    
      	
              1.1  

            	
              With
      retroactive effect as of 1st
      January 2009 (the “Effective Date”), Seller
      sells and assigns Transaction Shares to Buyer and Buyer acquires and takes
      assignment of Transaction Shares from Seller, subject to payment of the
      Purchase Price (as defined below).

            

    

     

    
      	
              1.2  

            	
              Seller
      represents and warrants that Transaction Shares constitute 100% of the
      Company’s issued and outstanding share capital, and are free and clear of
      all liens, claims, encumbrances and third party rights of any
      kind.

            

    

     

    
      	
              2.  

            	
              Purchase
      Price

            

    

     

     

    In
consideration of the Transaction Shares, Buyer will pay to Seller the sum of
$1.

     

     

    
      
        2

      

      
        
          
            

            Share
Sale Agreement

            HOMI
Israel - HOMI Inc.

            Execution
Copy

          

        

        
          

        

      

      
        
        

      

    

     

    
      	
              3.  

            	
              Miscellaneous

            

    

     

     

    No
Amendment to this Agreement, or any part thereof, shall be valid or binding upon
the Parties unless drawn up in writing and signed by both Parties. The Preamble,
and any Appendices, Exhibits or Schedules to this Agreement, constitute an
integral part hereof. The headings used in this Agreement are for convenience of
reference only and will not be used in the construction of this Agreement. Any
use of the word “including” in this Agreement shall be construed as meaning
“including, without limitation”, unless expressly stipulated to the contrary.
All pronouns contained herein, and any variations thereof, shall be deemed
equally to refer to the masculine, feminine or neutral, singular or plural, as
the context may require. No principle of construction against the drafter shall
apply in any way to this Agreement or any of the Exhibits, Appendices and/or
Schedules attached hereto. No failure or delay on the part of any Party in
exercising any right and/or remedy to which it may be entitled hereunder and/or
by law shall operate as a waiver by that Party of any right whatsoever. No
waiver of any right under this Agreement shall be deemed as a waiver of any
further or future right hereunder, whether or not such right is the same kind of
right as was waived in a previous instance. In case any provision of the
Agreement shall be declared invalid, illegal or unenforceable, the validity,
legality and enforceability of the remaining provisions shall not in any way be
affected or impaired thereby and shall continue in full force and effect. This
Agreement constitutes the entire agreement between the Parties with respect to
the subject matter hereof and replaces any previous agreements between the
Parties, if at all, whether written or verbal, pertaining to any of the
subject-matter hereof. This Agreement shall be deemed to have been made and
concluded in Israel and the construction, validity and performance of this
Agreement shall be governed by the laws of Israel without giving effect to the
conflicts of law principles thereunder. By their execution hereof, the parties
irrevocably agree to submit all disputes arising hereunder to the jurisdiction
of the competent courts of Tel-Aviv, Israel. Notices sent by one Party to the
other under this Agreement will be sent by registered mail to the addresses
specified in the Preamble, delivered by hand, transmitted by fax, or sent by
e-mail or other electronic means of communication and will be deemed to have
reached their destination within 3 days of being deposited with the Post Office
for dispatch as registered mail (7 days in the case of air mail), upon actual
delivery when delivered by hand, and upon receipt of the recipient’s
confirmation of receipt when sent by fax, e-mail or other electronic means of
communication. This Agreement may be executed in any number of counterparts, in
original or by facsimile, and each such counterpart hereof shall be deemed to be
an original instrument, but all such counterparts together shall constitute one
and the same agreement.

     

    In witness whereof the
Parties have executed this

     

    Share Sale Agreement on the
date first above written:

    
      	
              _______________________________

              HOMI
      Israel Ltd

            	 
      	
              ________________________________

              Hotel
      Outsource Management

              International,
      Inc.

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