Document:

EX-10.1

SECURED PROMISSORY NOTE

	 	 	 	 	 
	$	7,300,000.00	 	 	December 23, 2010

Santa Ana, California

NOTICE TO BORROWER: THIS NOTE CONTAINS A PROVISION ALLOWING FOR CHANGES IN THE
INTEREST RATE. AN INCREASE IN THE INTEREST RATE WILL RESULT IN HIGHER PAYMENTS AND
A DECREASE IN THE INTEREST RATE WILL RESULT IN LOWER PAYMENTS.

1. Principal. For value received, in installments as herein provided, G&E HC REIT II
LAWTON MOB PORTFOLIO, LLC, a Delaware limited liability company (“Borrower”), promises to pay to
the order of U.S. BANK NATIONAL ASSOCIATION, a national banking association (“Lender”), at
its office at 4100 Newport Place, Suite 900, Newport Beach, California 92660, or at such other
place as the holder hereof may from time to time designate in writing, the principal sum of Seven
Million Three Hundred Thousand and No/100 Dollars ($7,300,000.00), or so much thereof as shall from
time to time be disbursed hereunder, together with accrued interest from the date of disbursement
on the unpaid principal at the rate set forth in Paragraph 3 hereof. This Note is issued
pursuant to, entitled to the benefits of and referred to as the “Note” in that certain Loan
Agreement (the “Loan Agreement”) of even date herewith between Borrower and Lender.
Initially capitalized terms used herein without definition are defined in the Loan Agreement.

2. Maturity Date. The unpaid principal balance hereof, together with all unpaid
interest accrued thereon, and all other amounts payable by Borrower under the terms of the Loan
Documents, is due and payable on January 1, 2016 (the “Maturity Date”). If the Maturity
Date falls on a day that is not a Business Day, payment of the outstanding principal must be made
on the next succeeding Business Day and such extension of time will be included in computing any
interest in respect of such payment.

3. Interest Rate.

(a) Absent an Event of Default hereunder, interest on each advance hereunder shall
accrue at an annual rate equal to two and eighty-five one hundredths percent (2.85%) plus
the one-month LIBOR rate (the “Applicable Interest Rate”) quoted by Lender from
Reuters Screen LIBOR01 Page or any successor thereto, which shall be that one-month LIBOR
rate in effect two New York Banking Days prior to the beginning of each calendar month,
adjusted for any reserve requirement and any subsequent costs arising from a change in
government regulation, such rate rounded up to the nearest one-sixteenth percent and such
rate to be reset at the beginning of each succeeding month. Notwithstanding the immediately
preceding sentence, if on any date for determining the one-month LIBOR rate, Lender shall
determine (which determination shall be conclusive in the absence of manifest error) that
(a) because of circumstances affecting the Money Markets (as defined below), adequate and
fair means do not exist for ascertaining the one-month LIBOR rate, or (b) it is unlawful to
maintain any advance of the Loan at a rate based on the one-month LIBOR rate, Lender shall
promptly give to Borrower telephonic notice (confirmed as soon as practicable in writing) of
the nature and effect of such circumstances and/or illegality. After receipt of such notice
and during the existence of such circumstances and/or illegality, the interest rate
applicable to the outstanding principal balance shall be determined based upon an alternate
index selected by Lender, in its sole discretion, reasonably comparable to that of one-month
LIBOR, intended to generate a return substantially the same as that generated by the
one-month LIBOR rate, and all references in the Loan Documents to the one-month LIBOR rate
shall be deemed to be references to such alternate rate while such rate is in effect. The
term “New York Banking Day” means any day (other than a Saturday or Sunday) on which
commercial banks are open for business in New York, New York. The term “Money
Markets” refers to one or more wholesale funding markets available to Lender, including
negotiable certificates of deposit, commercial paper, Eurodollar deposits, bank notes,
federal funds and others. If the initial advance under this Note occurs other than on the
first day of the month, the initial one-month LIBOR rate shall be that one-month LIBOR rate
in effect two New York Banking Days prior to the date of the initial advance, which rate
plus the percentage described above shall be in effect for the remaining days of the month
of the initial advance; such one-month LIBOR rate to be reset at the beginning of each
succeeding month. Lender’s internal records of applicable interest rates shall be
determinative in the absence of manifest error. Notwithstanding the foregoing or anything
else in the Loan Documents, in no event shall the “Applicable Interest Rate” be less than
four percent (4.00%) per annum as to that portion, if any, of the outstanding principal
balance of this Note that is not covered by a Swap Contract.

(b) Interest accrued during each calendar month shall be payable, as accrued, on the
first Business Day of the next calendar month, commencing on the first Business Day of the
next calendar month following the calendar month in which the initial advance of the Loan is
made, and all unpaid, accrued interest shall be paid in full at the time all advances are
paid in full. If all unpaid advances made by Lender have not been repaid on or before the
Maturity Date, then the entire unpaid balance of all advances made by Lender shall (without
notice to or demand upon Borrower) become due and payable on said date, together with all
unpaid, accrued interest thereon, and with interest computed from and after that date in
accordance with the terms of the Note, until all advances are paid in full.

(c) All payments of principal and interest due hereunder must be made without deduction
of any present and future taxes, levies, imposts, deductions, charges or withholdings, which
amounts must be paid by Borrower in accordance with the terms of the Loan Agreement.
Borrower shall pay the amounts necessary such that the gross amount of the principal and
interest received by Lender is not less than that required by this Note. If Borrower is
required by law to deduct any such amounts from or in respect of any principal or interest
payment hereunder, then (i) the sum payable to Lender shall be increased as may be necessary
so that after making all required deductions (including deductions applicable to additional
sums payable under this provision) Lender receives an amount equal to the sum it would have
received had no deductions been made, (ii) Borrower shall make such deductions, and
(iii) Borrower shall pay the full amount deducted to the relevant taxation authority or
other authority in accordance with applicable law. Borrower shall pay all stamp and
documentary taxes arising by virtue of the Loan. If, notwithstanding the foregoing, Lender
pays such taxes, Borrower shall reimburse Lender for the amount paid upon written request.
Borrower shall furnish Lender official tax receipts or other evidence of payment of all
taxes.

(d) Throughout the term of this Note, interest will be calculated on the basis of a
360-day year and shall be computed for the actual number of days elapsed in the period for
which interest is charged. If any payment of interest to be made by Borrower hereunder
becomes due on a day which is not a Business Day, such payment must be made on the next
succeeding Business Day.

4. Lender’s Records as to Sums Owing. Absent manifest error, Lender’s records as to
the amounts of principal, interest and other sums owing hereunder shall be conclusive and binding.

5. Principal Amortization. In addition to the interest payable hereunder, commencing
February 1, 2011, and continuing on the first day of each month thereafter until all amounts due
under the Loan Documents are paid in full, Borrower shall make monthly principal payments in the
amount of Fourteen Thousand Three Hundred Twenty-Nine and 93/100 Dollars ($14,329.93) each, which
payments shall be applied to the outstanding principal balance of the Loan.

6. Prepayment. The Loan is closed to prepayment, in whole or in part, prior to the
date that is twelve (12) months following the Closing Date (the “Lockout Period”). If the
Loan is accelerated pursuant to the Loan Documents, or otherwise, for any reason other than
casualty or condemnation during the Lockout Period, in addition to all other amounts owing under
the Loan Documents, Borrower shall pay to Lender at the time of any such repayment or prepayment, a
prepayment premium in an amount equal to three percent (3.0%) of the amount of the Loan so prepaid.
After the Lockout Period, if Borrower repays the Loan in full or in part following the date that
is twelve (12) months following the Closing Date, but prior to the date that is twenty-four (24)
months following the Closing Date (whether by voluntary prepayment, because of the acceleration of
the Loan pursuant to the Loan Documents, or otherwise, but not as a result of either casualty or
condemnation), in addition to all other amounts owing hereunder, Borrower shall pay to Lender at
the time of any such repayment or prepayment, a prepayment premium in an amount equal to one
percent (1.0%) of the amount of the Loan so prepaid. If Borrower repays the Loan in full or in
part following the date that is twenty-four (24) months following the Closing Date, but prior to
the date that is thirty-six (36) months following the Closing Date (whether by voluntary
prepayment, because of the acceleration of the Loan pursuant to the Loan Documents, or otherwise,
but not as a result of either casualty or condemnation), in addition to all other amounts owing
hereunder, Borrower shall pay to Lender at the time of any such repayment or prepayment, a
prepayment premium in an amount equal to one-half of one percent (0.5%) of the amount of the Loan
so prepaid. No prepayment premium shall be required in connection with any prepayment made after
the first thirty-six (36) months after the Closing Date. Notwithstanding anything to the contrary
in this Section 6, to the extent Lender elects to apply any condemnation or casualty proceeds to
the outstanding principal balance of the Loan, Borrower shall not be obligated to pay to Lender a
prepayment fee in connection therewith. No prepayment fee shall be required in connection with any
prepayment made after the first thirty-six (36) months after the Closing Date. By its initials
below, Borrower waives any right under applicable law or otherwise to prepay the Loan, in whole or
in part, without payment of any and all amounts specified or required under the terms of this
Section 6.

      

7. Lawful Money. Principal and interest are payable in lawful money of the United
States of America.

8. Applications of Payments; Late Charges.

(a) Payments received by Lender pursuant to the terms hereof shall be applied first to
any amounts due and owing to Lender other than principal or interest, next to accrued
interest, and then to principal; provided that during any Event of Default, Lender may apply
any payments and proceeds received to the obligations owing under the Loan Documents and/or
under any Swap Contracts or Swap Transactions in such order and manner as Lender in its sole
discretion shall determine.

(b) If any payment of principal or interest is not paid when due, such late payment
shall, at Lender’s option, bear interest at the Default Rate (as defined in
Paragraph 12 below) from the day such payment was due until it is paid. In
addition, if any payment is ten or more days overdue, Lender will have the option to assess
a late charge of five percent (5%) of the amount so overdue, provided, however, and
notwithstanding the foregoing, no such late charge shall apply to the payment due on the
Maturity Date. In connection therewith, Borrower and Lender agree as follows:

(i) Because of such late payment, Lender will incur certain costs and expenses
including, without limitation, administrative costs, collection costs, loss of
interest, and other direct and indirect costs in an uncertain amount;

(ii) It would be impractical or extremely difficult to fix the exact amount of
such costs in such event; and

(iii) The Default Rate and the late charge are reasonable and good faith
estimates of such costs.

The application of the Default Rate or the assessment of a late charge to any such late
payment as described in this Paragraph 8(b) will not be interpreted or deemed to extend the
period for payment or otherwise limit any of Lender’s remedies hereunder or under the other Loan
Documents.

9. Security. This Note is secured by the Deed of Trust, which Deed of Trust creates a
lien on the Project and by certain of the other Loan Documents, as applicable.

10. Acceleration by Reason of Transfer. The Deed of Trust contains the following
limitation on the right of Borrower to transfer the “Trust Estate” (as defined therein):

Transfer of Mortgaged Property Or Ownership Interests by Borrower. In order to induce
Lender to make the loan secured hereby, Borrower agrees that, in the event of any “transfer”
(as defined below), without the prior written consent of Lender, Lender has the absolute
right at its option, without prior demand or notice, to declare all sums secured hereby
immediately due and payable. Consent to one such transfer will not be deemed to be a waiver
of the right to require consent to future or successive transfers. Lender may grant or deny
such consent in its sole discretion, and may impose any conditions to such consent in its
sole discretion (including, without limitation, changes to the terms of the loan and the
imposition of fees) and, if consent should be given, any such transfer will be subject to
this Deed of Trust, and any such transferee shall assume all obligations hereunder and agree
to be bound by all provisions contained herein. Such assumption will not, however, release
Borrower or any maker or guarantor of the Note from any liability thereunder without the
prior written consent of Lender. As used herein, “transfer” includes the direct or indirect
sale, agreement to sell, transfer, conveyance, pledge, mortgage, encumbrance, lien,
collateral assignment or hypothecation of the Trust Estate, or any portion thereof or
interest therein (other than the Permitted Encumbrances), whether voluntary, involuntary, by
operation of law or otherwise, the execution of any installment land sale contract or
similar instrument affecting all or a portion of the Trust Estate, or the lease of all or
substantially all of the Trust Estate (excluding, however, any leases entered into in
accordance with the requirements of Section 5.9 of the Loan Agreement, and any other
transfers that are specifically permitted by the terms of the Loan Agreement). The term
“transfer” also includes the direct or indirect transfer, assignment, withdrawal,
hypothecation or conveyance of legal or beneficial ownership of any membership, partnership,
stock or other ownership interest (an “ownership interest”) that results in a change in
control of Borrower or in any member or partner of Borrower (excluding, however, transfers
of stock or limited partnership interests in a publicly traded company, or a change in
control of a publicly traded company).

Grubb & Ellis Healthcare REIT II Holdings, LP, a Delaware limited partnership (together
with any successors in interest as provided herein, “G&E Holdings”) will own,
directly or indirectly, at least fifty-one percent (51%) of the membership interests in
Grantor (referred to below as “G&E SPE”). Grubb & Ellis Healthcare REIT II, Inc., a
Maryland corporation (together with any successors in interest as provided herein, “G&E
REIT”), is the General Partner of G&E Holdings.

Notwithstanding anything to the contrary in any Loan Document, no consent of or notice
to Mortgagee shall be required in connection with, and the Mortgagee agrees that it
expressly consents to, the following:

(i) the transfer of membership interests in G&E SPE as long as G&E Holdings or an
affiliate of G&E Holdings continues to own, directly or indirectly, at least fifty-one
percent (51%) of the membership interests in G&E SPE;

(ii) the transfer or issuance of securities or shares of G&E REIT involving forty-nine
percent (49%) or less of the securities or shares of G&E REIT in a single transaction or
coordinated series of transactions;

(iii) the transfer of not more than forty-nine percent (49%) of the limited partnership
interests in G&E Holdings, provided that G&E REIT remains the sole general partner of G&E
Holdings; and

(iv) so long as the Post-Merger Requirements are satisfied, after the closing of such a
transaction, any merger of G&E REIT so long as G&E REIT is the surviving entity.

For purposes of this Section 1.12, “Post-Merger Requirements” shall mean the
following requirements: (A) G&E REIT is the sole general partner G&E Holdings; and (B) G&E
REIT shall continue to be in compliance with any financial covenant or other covenant or
obligations set forth in the Guaranty.

The transfers permitted by the foregoing subsections (i) – (iv) shall be referred to
collectively as “Permitted Transfers.”

11. Event of Default. The occurrence of any of the following will be deemed to be an
event of default (“Event of Default”) hereunder:

(a) Borrower shall default in the payment of principal due according to the terms of
this Note or the Loan Agreement;

(b) Borrower shall default in the payment of interest on advances made by Lender, or in
the payment of fees or other amounts payable to Lender, under this Note or the Loan
Agreement or under any of the other Loan Documents, and such default is not cured within
five (5) days after receipt of written notice from Lender; or

(c) the occurrence of an event of default under the Loan Agreement, or any of the other
Loan Documents (including any amendment, modification or extension thereof) which is not
cured within any applicable cure period (if any) set forth therein.

12. Remedies. Upon the occurrence and during the continuance of an Event of Default,
at the option of Lender, the entire balance of principal together with all accrued interest thereon
shall, without demand or notice, immediately become due and payable and so long as such Event of
Default continues, the entire balance of principal together with all accrued interest shall bear
interest at the Default Rate. “Default Rate” means: for all amounts outstanding under
this Note the Applicable Interest Rate plus five percent (5%). Upon the occurrence of an Event of
Default, Lender may exercise any and all rights and remedies it may have under the Loan Documents,
and under applicable law and in equity. No delay or omission on the part of the holder hereof in
exercising any right under this Note or under any of the other Loan Documents will operate as a
waiver of such right.

13. Waiver. Except as otherwise set forth herein and or in any other Loan Documents,
Borrower hereby waives diligence, presentment, protest and demand, notice of protest, dishonor and
nonpayment of this Note, and expressly agrees that, without in any way affecting the liability of
Borrower hereunder, Lender may extend any maturity date or the time for payment of any installment
due hereunder, accept additional security, release any party liable hereunder and release any
security now or hereafter securing this Note. Borrower further waives, to the full extent
permitted by law, the right to plead any and all statutes of limitations as a defense to any demand
on this Note, or on any deed of trust, security agreement, lease assignment, guaranty or other
agreement now or hereafter securing this Note.

14. Attorneys’ Fees. If this Note is not paid when due or if any Event of Default
occurs, Borrower promises to pay all actually incurred third party costs of enforcement and
collection, including, without limitation, reasonable attorneys’ fees, whether or not any action or
proceeding is brought to enforce the provisions hereof.

15. Severability. Every provision of this Note is intended to be severable. If any
term or provision hereof is declared by a court of competent jurisdiction to be illegal or invalid
for any reason whatsoever, such illegality or invalidity will not affect the balance of the terms
and provisions hereof, which terms and provisions will remain binding and enforceable.

16. Interest Rate Limitation. It is the intent of Borrower and Lender in the
execution of this Note and all other instruments securing this Note that the loan evidenced hereby
be exempt from the restrictions of the usury laws of the State of Oklahoma. In the event that, for
any reason, it should be determined that the Oklahoma usury law is applicable to the Loan, Lender
and Borrower stipulate and agree that none of the terms and provisions contained herein or in any
of the other Loan Documents shall ever be construed to create a contract for the use, forbearance
or detention of money requiring payment of interest at a rate in excess of the maximum interest
rate permitted to be charged by the laws of the State of Oklahoma. In such event, if any holder of
this Note collects monies which are deemed to constitute interest which would otherwise increase
the effective interest rate on this Note to a rate in excess of the maximum rate permitted to be
charged by the laws of the State of Oklahoma, all such sums deemed to constitute interest in excess
of such maximum rate will, at the option of Lender, be credited to the payment of the sums due
hereunder or returned to Borrower.

17. Number and Gender. In this Note the singular includes the plural and the
masculine includes the feminine and neuter gender, and vice versa, if the context so requires.

18. Headings. Headings at the beginning of each numbered Paragraph of this Note are
intended solely for convenience and are not to be deemed or construed to be a part of this Note.

19. CHOICE OF LAW. THIS NOTE IS GOVERNED BY AND CONSTRUED AND ENFORCED IN ACCORDANCE
WITH THE INTERNAL LAWS OF THE STATE OF OKLAHOMA.

[Remainder of page intentionally left blank]

IN WITNESS WHEREOF, the Borrower has signed this Note and delivered this Note to Lender
as of the date first written above.

“BORROWER”:

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 PresidentEX-10.2

LOAN AGREEMENT

between

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

a Delaware limited liability company

as

“Borrower”

and

U.S. BANK NATIONAL ASSOCIATION,

a national banking association

as

“Lender”

LOAN AGREEMENT

THIS LOAN AGREEMENT (this “Agreement”) is made and entered into as of December 23, 2010, by
and between G&E HC REIT II LAWTON MOB PORTFOLIO, LLC, a Delaware limited liability company
(“Borrower”) and U.S. BANK NATIONAL ASSOCIATION, a national banking association (“Lender”).

WITNESSETH THAT, in consideration of the mutual covenants and agreements hereinafter set
forth, the parties hereto agree as follows:

DEFINITIONS

For the purposes of this Agreement, the following terms shall have the following respective
meanings, unless the context hereof clearly requires otherwise:

Affiliate: means, as to any Person, (a) any corporation in which such Person or any
partner, shareholder, director, officer, member, or manager of such Person, at any level, directly
or indirectly owns or controls more than ten percent (10%) of the beneficial interest, (b) any
partnership, joint venture or limited liability company in which such Person or any partner,
shareholder, director, officer, member, or manager of such Person, at any level, is a partner,
joint venturer or member, (c) any trust in which such Person or any partner, shareholder, director,
officer, member or manager of such Person, at any level, or any individual related by birth,
adoption or marriage to such Person, is a trustee or beneficiary, (d) any entity of any type which
is directly or indirectly owned or controlled by (or is under common control with) such Person or
any partner, shareholder, director, officer, member or manager of such Person, at any level,
(e) any partner, shareholder, director, officer, member, manager or employee of such Person, or
(f) any individual related by birth, adoption or marriage to any partner, shareholder, director,
officer, member, manager, or employee of such Person. Controls (which includes the correlative
meanings of “controlled by” and “under common control with”) means effective power, directly or
indirectly, to direct or cause the direction of the management and policies of such Person.

Agreement: This Loan Agreement, including any amendments hereof and supplements
hereto executed by Borrower and Lender.

Appraisal: A written appraisal of Borrower’s leasehold interest in the Land and fee
interest in the Improvements prepared by an Appraiser and requested by or delivered to Lender, in
each case in form, content and methodology satisfactory to Lender, in Lender’s sole discretion, and
in compliance with all applicable legal and regulatory requirements (including the requirements of
Title XI of the Financial Institutions Reform, Recovery and Enforcement Act of 1989, 12 U.S.C. §§
3331, et seq., as amended (or any successor statute thereto), and the regulations promulgated
thereunder).

Appraised Value: As of any date of determination, the appraised value reflected in
the most recent Appraisal approved by Lender.

Appraiser: Any independent appraiser selected by Lender who meets all regulatory
requirements applicable to Lender, who is a member of the Appraisal Institute with a national
practice and who has experience with real estate of the same type as the leasehold interest in the
Land and fee interest in the Improvements to be appraised.

Borrower: G&E HC REIT II Lawton MOB Portfolio, LLC, a Delaware limited liability
company, and its permitted successors and assigns.

Borrower’s Fiscal Year: January 1 through December 31.

Business Day: Any day other than a Saturday, a Sunday, or a legal holiday on which
Lender is not open for business.

Closing Date: The date upon which all of the conditions set forth in Section 2 are
satisfied and the Title Company is irrevocably committed to record the Deed of Trust in the
Official Records, which date must, in no event, be later than the Termination Date.

Collateral: Borrower’s rights in and to all construction materials and equipment and
all furniture, furnishings, fixtures, machinery, equipment, inventory and any other item of
personal property, if any, in which Borrower now or hereafter owns or acquires any interest or
right, including any of the foregoing that are leased, which are used or useful in the
construction, operation, use, sale or occupancy of the Project (or any portion thereof); all of
Borrower’s accounts receivable in connection with the Project (or any portion thereof); all of
Borrower’s documents, instruments, contract rights (including any rights under any development
agreement) and general intangibles relating to the present or future construction, use, sale,
operation or occupancy of the Project (or any portion thereof); Borrower’s rights in and to all
insurance proceeds from any policies of insurance covering any of the aforesaid; and such other
collateral as may be described in the Deed of Trust.

Consultants: Third party experts retained by Lender to assist it in connection with
closing, advancing, disbursing or administering the Loan.

Debt Coverage Ratio: Shall mean a fraction, the numerator of which is the Net
Operating Income from the Project before payment of debt service for the most recent twelve (12)
month time period, and the denominator of which is an amount equivalent to the sum of (a) an
amount, as reasonably determined by Lender, equivalent to the interest that would accrue on an
amount equal to the Loan Amount during such time period, at a rate of interest which is the greater
of (i) the Applicable Interest Rate (as defined in the Note); , (ii) the rate of two and
three-quarters percent (2.75%) per annum above the Treasury Note Rate (herein defined); or (iii)
eight and thirty-nine one hundredths percent (8.39%), and (b) an amount for such period, equivalent
to the amount of principal payments required to be paid during such time period, under the Note.

Deed of Trust: That certain Mortgage (with Assignment of Leases and Rents, Security
Agreement and Fixture Filing) of even date herewith executed by Borrower as grantor in favor of
Lender as mortgagee to be recorded in the Official Records, creating a first lien on Borrower’s
leasehold interest in the Land, and Borrower’s fee interest in the Improvements, and all buildings,
fixtures and improvements now or hereafter owned or acquired by Borrower and situated on the Land,
and all rights and easements appurtenant thereto, and a first lien on and a security interest in
the Collateral associated with and appurtenant to the Land, which Deed of Trust shall secure the
Note and the other obligations specified therein, including any amendments to such Deed of Trust
and supplements thereto executed by Borrower and Lender.

Default Rate: The Default Rate of interest payable under the Note, as that term is
defined in the Note.

Environmental Indemnity: That certain Unsecured Environmental Indemnity of even date
herewith, executed by Borrower and Guarantor in favor of Lender, setting forth certain
indemnification obligations relating to “Hazardous Substances” (as defined therein).

Equipment: All fixtures, equipment and personal property, if any, owned by Borrower
and located or to be located in or on, and used in connection with the management, maintenance or
operation of, the Land and the Improvements.

Excluded Taxes: Means, in the case of Lender (or any applicable Lending
Installation), taxes imposed on its overall net income, and franchise taxes imposed on it, by any
jurisdiction.

Financing Statement: A UCC-1 financing statement naming Borrower as debtor and Lender
as secured party, perfecting Lender’s security interest in the Collateral, in form and substance
satisfactory to Lender, in Lender’s sole discretion, to be filed in the Office of the Secretary of
State of the State of the Borrower’s formation.

Governmental Requirements: All laws, statutes, codes, ordinances, and governmental
rules, regulations and requirements, including, without limitation, the Americans with Disabilities
Act, applicable to Borrower and the Project.

"Ground Lease”: means, collectively (i) that Amended and Restated Ground Lease dated
January 7, 2008, between Southwestern Medical Center, LLC, Delaware limited liability company, as
landlord (such landlord and its successors and assigns are hereinafter collectively referred to as
the “Ground Lessor”), and Southwestern MOB I, LLC, a Delaware limited liability company
(“Southwestern MOB”), as tenant, a notice and memorandum of which was recorded in Book 5530
at Page 166 of the Official Records, and a Corrective Memorandum of Amended and Restated Ground
Lease recorded in Book 5534 at Page 277 of the Official Records, as amended by that certain First
Amendment to Amended and Restated Ground Lease dated December 1, 2008 between Ground Lessor, as
landlord, and Southwestern MOB, as tenant and (ii) that Ground Lease dated January 7, 2008, between
Ground Lessor, as landlord, and Southwestern MOB I, LLC, a Delaware limited liability company, as
tenant, a notice and memorandum of which was recorded in Book 5534 at Page 267 of the Official
Records, as amended by that certain First Amendment to Amended and Restated Ground Lease dated
December 1, 2008 between Ground Lessor, as landlord, and Southwestern MOB, as tenant.

Guaranty: That certain Repayment Guaranty of even date herewith executed by Guarantor
in favor of Lender.

Guarantor: Grubb & Ellis Healthcare REIT II, Inc., a Maryland corporation.

Guarantor’s Fiscal Years: January 1 through December 31 of each year.

Improvements: Any and all buildings and other improvements now existing or
hereinafter placed or constructed upon the Land, including without limitation the two (2) medical
office buildings containing approximately 29,512 square feet and 32,871 square feet, respectively.

Land: The land legally described on Exhibit A attached hereto and
incorporated herein by this reference, together with all additions thereto and substitutions
therefor agreed to by Borrower and Lender.

Lender: U.S. Bank National Association, a national banking association, and its
successors and assigns.

Lending Installation: Means, with respect to Lender, the office, branch, subsidiary
or affiliate of Lender listed on the signature pages hereof or otherwise selected by Lender.

Loan: The loan of the proceeds of the Note by Lender to Borrower to be disbursed
pursuant to the terms of this Agreement and to be secured by the Deed of Trust and other Loan
Documents, as applicable.

Loan Amount: $7,300,000.00.

Loan Documents: The documents described in this Agreement, which evidence and secure
the Loan, including but not limited to the Note, the Deed of Trust, this Agreement, the
Environmental Indemnity, the Guaranty, and the Financing Statements, and including any amendments
thereof and supplements thereto executed by Borrower and Lender.

LTV Ratio: Shall mean, as of the date of determination, the ratio, expressed as a
percentage, of (a) the outstanding principal balance of the Loan as of such date, to (b) the value
of the Project as of such date, as determined by Lender in its reasonable discretion based on an
Appraisal and in accordance with the Lender’s customary underwriting practices in effect at the
time of such determination for assets of a similar nature to the Project. Lender shall have the
right to require a new Appraisal of the Project to determine the LTV Ratio. Any and all costs,
fees and expenses incurred in connection with any new Appraisal shall be paid by Borrower;
provided, so long as a default has not occurred, Borrower shall not be obligated to pay for more
than one new Appraisal more often than once each calendar year. If Lender does not require a new
Appraisal, the value of the Project as of such date shall be deemed to be the value reflected in
the most recent Appraisal.

Master Lease: means, collectively, (i) that Master Lease Agreement dated January 7,
2008 between Southwestern MOB, as landlord, and, Ground Lessor as tenant, a notice and memorandum
of which was recorded in the Official Records in Book 5530 on Page 176, as amended by that certain
First Amendment to Master Lease Agreement dated December 1, 2008 executed by Southwestern MOB, as
landlord, and Ground Lessor, as tenant, and that certain Second Amendment to Master Lease Agreement
dated August 12, 2010 executed by Southwestern MOB, as landlord, and Ground Lessor, as tenant; and
(ii) that Master Lease Agreement dated January 7, 2008 between Southwestern MOB, as landlord, and,
Ground Lessor, as tenant, a memorandum of which was recorded in the Official Records in Book 5530
on Page 138, as amended by that certain First Amendment to Master Lease Agreement dated December 1,
2008 executed by Southwestern MOB, as landlord, and Ground Lessor, as tenant.

Maturity Date: January 1, 2016.

Net Operating Income: Shall mean the amount of (i) Rental Income for the applicable
period of time in question, less (ii) the amount of Operating Expenses for such period of
time.

Note: The Promissory Note, of even date herewith, executed and delivered by Borrower
to Lender in the maximum principal amount of up to Seven Million Three Hundred Thousand and No/100
Dollars ($7,300,000.00), to evidence the Loan, as the same may be amended, modified or replaced
from time to time.

Official Records: The Official Records of Comanche County, Oklahoma.

Operating Budget: A detailed listing of all anticipated annual income and expenses
from and for managing, maintaining and operating the Project for its first full or partial fiscal
year and for each succeeding fiscal year of operation, prepared by Borrower or its agent and in
form and substance reasonably acceptable to Lender.

Operating Expenses: Except as provided in the succeeding sentences, shall mean any
and all costs and expenses incurred in connection with the Project (or which should have been
incurred to operate and maintain the Project in a reasonable manner) during the applicable time
period in question as reasonably calculated by Lender, including without limitation (i) taxes and
assessments imposed upon the Project which are reasonably allocable to such time period, (ii) bond
assessments which are reasonably allocable to such time period, (iii) insurance premiums for
casualty insurance and liability insurance carried in connection with the Project which are
reasonably allocable to such time period, (iv) payments owed under the Ground Lease; and
(v) operating expenses and reserves incurred by Borrower for the management, operation, cleaning,
leasing, maintenance and repair of the Project which are reasonably allocable to such time period.
Operating Expenses shall not include any interest, principal, loan fees, extension fees or other
payments on the Loan, matters which a tenant is obligated to pay and has paid directly pursuant to
the terms of its lease, and shall exclude extraordinary, nonrecurring expenses.

Other Taxes: Means any present or future stamp or documentary taxes and any other
excise or property taxes, charges or similar levies which arise from any payment made hereunder or
under the Note or from the execution or delivery of, or otherwise with respect to, this Agreement
or the Note.

Permitted Encumbrances: The liens, charges and encumbrances on title to the Land as
shown on the Title Policy as approved by Lender, or as otherwise approved in writing by Lender,
both in Lender’s sole discretion.

Person: Means and includes an individual, a partnership, a corporation, a limited
liability company, a trust, an unincorporated association, a joint venture or any other entity or a
government or any agency or political subdivision thereof.

Project: Borrower’s leasehold interest in the Land, Borrower’s fee interest in the
Improvements, the Ground Lease, and the Equipment.

Rental Income: Shall mean the rental income received by Borrower, as reasonably
calculated by Lender, for the period of time in question from the tenant leases of the Improvements
which are then in effect (excluding month-to-month leases and as to which the tenants thereunder
are paying rent, and are not in default, after any applicable cure periods).

Swap Contract: Means any agreement, whether or not in writing, relating to any Swap
Transaction, including, unless the context otherwise clearly requires, any form of master agreement
(the “Master Agreement”) published by the International Swaps and Derivatives Association,
Inc., or any other master agreement, entered into between Swap Counterparty and Borrower (or its
Affiliate) in connection with the Loan, together with any related schedule and confirmation, as
amended, supplemented, superseded or replaced from time to time, relating to or governing any Swap
Transaction.

Swap Counterparty: Means Lender or an Affiliate of Lender, in its capacity as
counterparty under any Swap Contract.

Swap Transaction: Means (a) any and all rate swap transactions, basis swaps, forward
rate transactions, commodity swaps, commodity options, forward commodity contracts, equity or
equity index swaps or options, bond or bond price or bond index swaps or options or forward bond or
forward bond price or forward bond index transactions, interest rate options, forward foreign
exchange transactions, cap transactions, floor transactions, collar transactions, currency swap
transactions, cross-currency rate swap transactions, currency options, or any other similar
transactions or any combination of any of the foregoing (including any options to enter into any of
the foregoing) which relate to the Loan, whether or not any such transaction is governed by or
subject to any Master Agreement, or (b) any and all transactions of any kind, and the related
confirmations, which are subject to the terms and conditions of, or governed by, any form of Master
Agreement (as such agreement may be amended, restated, extended, supplemented or otherwise modified
in writing from time to time), including any such obligations or liabilities under any Master
Agreement, entered into between Swap Counterparty and Borrower (or its Affiliate) in connection
with the Loan.

Taxes: Means any and all present or future taxes, duties, levies, imposts,
deductions, charges or withholdings, and any and all liabilities with respect to the foregoing, but
excluding Excluded Taxes and Other Taxes.

Termination Date: The date that is thirty (30) days following the date of this
Agreement.

Title Company: First American Title Insurance Company.

Title Policy: A title insurance policy in the form of an American Land Title
Association Extended Coverage Loan Policy - [2006] (without further modification, revision or
amendment), insuring that on the Closing Date, Borrower owns a leasehold estate in and to the Land
and a fee interest in the Improvements, and that the Deed of Trust is a valid first lien on the
Project in the amount of the Note. The Title Insurance Policy must provide affirmative insurance
against mechanics liens and contain [CLTA Endorsements 100, 103.7, 104.6, 104.7, 111.5, 116, 116.1,
116.4, (or their Oklahoma equivalents] and such other endorsements as Lender requires, in Lender’s
sole discretion. Except as approved by Lender in writing prior to the Closing Date, the Title
Insurance Policy must not contain any survey exceptions, exceptions for rights of parties in
possession, easements not of record or unpaid installments of special assessments, or any other
exceptions to coverage not approved by Lender. The Title Insurance Policy must contain such
reinsurance agreements and direct access agreements as Lender may require. During the term of the
Loan, Lender may require other endorsements to the Title Insurance Policy.

Treasury Note Rate: The yields reported, as of 10:00 a.m. (New York time) on any
Business Day (hereinafter defined), on the display designated as “Page 678” on the Telerate Data
Service (or such other display as may replace Page 678 on the Telerate Data Service) for actively
traded U.S. Treasury securities having a maturity equal to ten (10) years, or if such yields shall
not be reported as of such time or the yields reported as of such time shall not be ascertainable,
the latest Treasury Constant Maturity Series yields reported, for the latest day for which such
yields shall have been so reported as of the applicable Business Day, in Federal Reserve
statistical Release H. 15 (519) (or any comparable successor publication) for actively traded U.S.
Treasury securities having a constant maturity equal to ten (10) years. Such implied yield shall
be determined, if necessary, by (i) converting U.S. Treasury bill quotations to bond-equivalent
yields in accordance with accepted financial practice and (ii) interpolating linearly between
reported yields. The term “Business Day” as used in this paragraph means a day on which banks are
open for business in New York, New York.

Capitalized terms used but not otherwise defined herein shall have the meanings used and
defined in the Note.

I.

LOAN

1.1 Principal. Lender agrees to lend to Borrower, and Borrower agrees to borrow from
Lender, the proceeds of the Loan, in the Loan Amount, in accordance with the terms hereof, for the
purpose of acquiring the Project. The Loan proceeds shall be evidenced by the Note.
Notwithstanding the expressed principal amount of the Note, Borrower shall not be obligated to
repay more than the unpaid balance of the Loan proceeds together with interest thereon at the rates
specified in the Note, computed from the date the Loan proceeds are disbursed by Lender, plus any
other sums which Borrower is obligated to pay Lender under the terms of the Loan Documents. In no
event shall Lender be obligated hereunder to lend to Borrower more than Borrower has qualified to
receive under the terms of Article III hereof.

1.2 Interest.

a. Computation. Borrower shall pay to Lender interest on the Loan as specified in the
Note.

b. Usury. In the event that the interest and/or charges in the nature of interest, if any,
provided for by this Agreement or by any other Loan Document, shall contravene a legal or statutory
limitation applicable to the Loan, if any, Borrower shall pay only such amounts as would legally be
permitted; provided, however, that if the defense of usury and all similar defenses are unavailable
to Borrower, Borrower shall pay all amounts provided for herein. If, for any reason, amounts in
excess of the amounts permitted in the foregoing sentence shall have been paid, received, collected
or applied hereunder, whether by reason of acceleration or otherwise, then, and in that event, any
such excess amounts shall be applied to principal, unless principal has been fully paid, in which
event such excess amount shall be refunded to Borrower.

1.3 Maturity. All principal owing on the Loan, and all accrued interest and other sums
owing under the Loan Documents not otherwise paid when due, shall be due and payable in full on the
Maturity Date.

1.4 Yield Protection. If, on or after the date of this Agreement, the adoption of any law
or any governmental or quasi-governmental rule, regulation, policy, guideline or directive (whether
or not having the force of law), or any change in the interpretation, promulgation, implementation
or administration thereof by any governmental or quasi-governmental authority, central bank or
comparable agency charged with the interpretation or administration thereof including,
notwithstanding the foregoing, all requests, rules, guidelines or directives in connection with
Dodd-Frank Wall Street Reform and Consumer Protection Act regardless of the date enacted, adopted
or issued, or compliance by Lender (or any applicable Lending Installation) with any request or
directive (whether or not having the force of law) of any such authority, central bank or
comparable agency:

a. subjects Lender (or any applicable Lending Installation) to any Taxes, or changes the basis
of taxation of payments (other than with respect to Excluded Taxes) to Lender in respect of the
Loan or participations therein, or

b. imposes or increases or deems applicable any reserve, assessment, insurance charge, special
deposit or similar requirement against assets of, deposits with or for the account of, or credit
extended by, Lender (or any applicable Lending Installation), or

c. imposes any other condition the result of which is to increase the cost to Lender (or any
applicable Lending Installation) of making, funding or maintaining the Loan or reduces any amount
receivable by Lender (or any applicable Lending Installation) in connection with the Loan or
participations therein, or requires Lender (or any applicable Lending Installation) to make any
payment calculated by reference to the amount of the Loan by an amount deemed material by Lender,
and the result of any of the foregoing is to increase the cost to Lender (or the applicable Lending
Installation) of making or maintaining the Loan or to reduce the return received by Lender (or the
applicable Lending Installation), as the case may be, in connection with the Loan, then, within 15
days of demand by Lender, the Borrower shall pay Lender such additional amount or amounts as will
compensate Lender for such increased cost or reduction in amount received.

1.5 Changes in Capital Adequacy Regulations. If Lender determines the amount of capital
required or expected to be maintained by Lender (or any Lending Installation of Lender), or any
corporation controlling Lender is increased as a result of a Change (defined below), then, within
15 days of demand by Lender, the Borrower shall pay Lender the amount necessary to compensate for
any shortfall in the rate of return on the portion of such increased capital which Lender
determines is attributable to this Agreement (after taking into account Lender’s (or the applicable
Lending Installation’s) policies as to capital adequacy). “Change” means (i) any change after the
date of this Agreement in the Risk-Based Capital Guidelines (defined below) or (ii) any adoption of
or change in any other law, governmental or quasi-governmental rule, regulation, policy, guideline,
interpretation, or directive (whether or not having the force of law) or in the interpretation,
promulgation, implementation or administration thereof after the date of this Agreement which
affects the amount of capital required or expected to be maintained by Lender (or any Lending
Installation) or any corporation controlling Lender. Notwithstanding the foregoing, for purposes
of this Agreement, all requests, rules, guidelines or directives in connection with the Dodd-Frank
Wall Street Reform and Consumer Protection Act shall be deemed to be a Change regardless of the
date enacted, adopted or issued and all requests, rules, guidelines or directives promulgated by
the Bank for International Settlements, the Basel Committee on Banking Regulations and Supervisory
Practices (or any successor or similar authority) or the United States financial regulatory
authorities shall be deemed to be a Change regardless of the date adopted, issued, promulgated or
implemented. “Risk-Based Capital Guidelines” means (i) the risk-based capital guidelines in effect
in the United States on the date of this Agreement, including transition rules, and (ii) the
corresponding capital regulations promulgated by regulatory authorities outside the United States
including transition rules, and any amendments to such regulations adopted prior to the date of
this Agreement.

II.

CONDITIONS OF BORROWING

Lender shall not be required to disburse the Loan proceeds hereunder until the conditions and
requirements set forth below have been completed and fulfilled to the satisfaction of Lender, in
Lender’s sole discretion, at Borrower’s sole cost and expense. If all conditions and requirements
set forth below are not satisfied prior to the Termination Date, Lender shall have no obligation to
disburse the Loan proceeds hereunder.

2.1 Loan Documents. On or before the Closing Date, and in any event before the Termination
Date, Borrower shall execute and deliver (or cause to be executed and delivered) to Lender the Loan
Documents and such other documents as Lender may require, in form and substance acceptable to
Lender and to its counsel, in their sole discretion, to evidence and secure the Loan. Lender may
designate which of the Loan Documents are to be placed of record, the order of recording thereof,
and the offices in which the same are to be recorded. Borrower shall pay all documentary,
intangible, recording and/or registration taxes and/or fees due upon the Note, the Deed of Trust,
the Financing Statement and/or the other Loan Documents.

2.2 Title Insurance. Lender shall have received an unconditional commitment from the Title
Company to issue the Title Policy.

2.3 Opinion of Borrower’s Attorneys. Lender shall have received from outside counsel for
Borrower a current written opinion, in scope, form and substance acceptable to Lender, in Lender’s
sole discretion.

2.4 Conditions for Disbursement. Borrower shall have satisfied all conditions for
disbursement set forth in Article III, unless waived by Lender in Lender’s sole discretion.

2.5 Fee. Borrower shall have paid to Lender a commitment fee in the amount of $73,000.00.

2.6 Cash Equity. Lender shall have received satisfactory evidence that Borrower has
invested cash equity into the Project in an amount of at least $4,030,000.00.

2.7 Certain Leases. Leases from Southwestern MOB I, LLC, as landlord, and Ground Lessor,
as tenant, shall have been signed by the landlord and tenant thereunder, delivered to and approved
by Lender, and Lender shall have obtained subordination, nondisturbance and attornment agreements
and estoppels with respect thereto, in form and substance satisfactory to Lender.

2.8 Recordation of Deed of Trust. Title Company shall be irrevocably committed to record
the Deed of Trust in the Official Records in full compliance with the letter of title and escrow
instructions from the Lender to the Title Company (or such other escrow holder, if any, as has been
approved by Lender).

2.9 No Defaults. As of the date of the disbursement, no default or Event of Default under
this Agreement or under any of the other Loan Documents shall have occurred and be continuing, and
no event shall have occurred which, upon the service of notice and/or the lapse of time, would
constitute an Event of Default thereunder.

2.10 No Suits or Proceedings. As of the date of the disbursement, no suit or proceeding at
law or in equity, and no investigation or proceeding of any governmental body, shall have been
instituted or, to the knowledge of Borrower, shall have been threatened, which in either case would
substantially, negatively affect the condition or business operations of Borrower or the Project.

2.11 True and Correct Representations and Warranties. As of the date of the disbursement,
the representations and warranties set forth in Article IV of this Agreement shall each be true and
correct.

2.12 Additional Conditions to Disbursement of Loan Proceeds. In addition to the
satisfaction of each of the conditions set forth above in this Article II, Lender may condition the
disbursement of the Loan proceeds upon Lender’s receipt and approval of each of the additional
items set forth in Exhibit C hereto.

III.

DISBURSEMENT OF LOAN PROCEEDS

3.1 General.

a. Loan; Interest. The Loan proceeds shall be disbursed by Lender, for the benefit of
Borrower, in accordance with the terms and conditions set forth in this Agreement. The Loan
proceeds (including amounts payable to Lender and disbursed by Lender to itself pursuant to the
terms hereof) shall be evidenced by the Note and secured by the Deed of Trust and the other Loan
Documents, and interest shall be computed thereon, as prescribed by this Agreement and the Note,
from the date Lender disburses the Loan proceeds.

b. No Waiver. The disbursement of Loan proceeds shall not constitute a waiver of any
default or Event of Default hereunder that may exist at the time of such disbursement, whether or
not the same is known to Lender. All conditions precedent to the obligation of Lender to disburse
the Loan proceeds are imposed hereby solely for the benefit of Lender, and no other Person may
require satisfaction of any such condition precedent or shall be entitled to assume that Lender
will disburse or refuse to disburse the Loan proceeds in the absence of strict compliance with such
condition precedent.

c. Disbursement to Lender. Lender may, at Lender’s option, without any obligation to do
so, advance to itself all sums due or to become due to Lender under this Agreement or under any of
the other Loan Documents, including but not limited to its fees, attorneys’ fees, Appraisal fees,
internal Appraisal review and other fees, administrative fees and expenses, syndication and
transfer costs, and all other out-of-pocket expenses incurred by Lender in connection with this
Agreement and with the Loan. Lender shall also have the right, but not the obligation, to disburse
and directly apply the proceeds of the Loan to the satisfaction of any of Borrower’s other
obligations hereunder or under any of the other Loan Documents.

3.2 Inspections; Appraisals.

a. Access to the Project. Subject to the rights of tenants under their leases, Lender, the
Title Company, Consultants and their representatives shall have access to the Project at all
reasonable times and shall have the right to enter the Project and to conduct such inspections
thereof as they shall deem necessary or desirable for the protection of Lender’s interests.

b. Appraisals. Lender may from time to time obtain an updated Appraisal and Borrower shall
cooperate fully with the Appraiser selected by Lender to conduct such Appraisal. In the event that
Borrower obtains its own appraisal of Borrower’s leasehold interest in the Land and Borrower’s fee
interest in the Improvements, Borrower shall deliver a copy of such appraisal to Lender promptly
upon the completion thereof (provided that such Borrower appraisal shall not be the “Appraisal” for
purposes of this Agreement).

IV.

REPRESENTATIONS AND WARRANTIES OF BORROWER

As an inducement to Lender to execute this Agreement and to disburse the proceeds of the Loan,
Borrower represents and warrants to Lender that:

4.1 Legal Status of Borrower. Borrower is a limited liability company duly organized and
validly existing under the laws of the state of Delaware, and is authorized to do business and has
complied with all Governmental Requirements to do business in the state of Oklahoma. Guarantor is
a corporation duly formed and validly existing under the laws of the state of Maryland, and is
authorized to do business and has satisfied all Governmental Requirements to do business in each
state in which it is legally required to do so.

4.2 Title. Borrower is the owner of a leasehold interest in the Land and a fee simple
interest in the Improvements (subject to the revisionary rights in favor of Ground Lessor), subject
to no lien, charge, mortgage, deed of trust, restriction or encumbrance, except Permitted
Encumbrances.

4.3 No Breach of Applicable Agreements or Laws. The consummation of the transactions
contemplated hereby and the execution, delivery and/or performance of this Agreement and the other
Loan Documents will not result in any breach of or constitute a default under any mortgage, deed of
trust, lease, bank loan, credit agreement, or other instrument or violate any Governmental
Requirements, to which Borrower is a party, or by which Borrower may be bound or affected.

4.4 No Litigation or Defaults. There are no actions, suits or proceedings pending or, to
the knowledge of Borrower, threatened against or affecting Borrower, Guarantor or the Project, or
involving the validity or enforceability of the Loan Documents or the priority of the lien thereof,
at law or in equity; and Borrower and/or Guarantor is not in default under any order, writ,
injunction, decree or demand of any court or any administrative body having jurisdiction over
Borrower or Guarantor.

4.5 Financial and Other Information. The financial statements of Borrower and of Guarantor
previously or hereafter delivered to Lender fairly and accurately present, or will fairly and
accurately present, the financial condition of Borrower and Guarantor, as of the dates of such
statements, and neither this Agreement nor any document, financial statement, financial or credit
information, certificate or statement referred to herein or furnished to Lender by Borrower or
Guarantor contains, or will contain, any untrue statement of a material fact or omits, or will
omit, a material fact, or is or will be misleading in any material respect.

4.6 No Defaults under Loan Documents or Other Agreements. There is, and until Lender has
been fully repaid the entire indebtedness evidenced or to be evidenced by the Note, there will be
no default or Event of Default on the part of Borrower or Guarantor under the Loan Documents or
under any other document to which Borrower or Guarantor is a party and which relates to the
ownership, occupancy, use, development or management of the Project; and Borrower and Guarantor are
not as of the Closing Date, and Borrower will not be, in default in the payment of the principal or
interest on any of their respective indebtedness for borrowed money, and Borrower is not, and will
not be, in default under any instrument or agreement and subject to which any indebtedness for
borrowed money has been issued or is secured, and no event has occurred, or will occur, which, with
the lapse of time or the giving of notice or both, would constitute an Event of Default thereunder
by Borrower.

4.7 Boundary Lines; Conformance with Governmental Requirements and Restrictions. The
exterior lines of the Improvements are, and at all times will be, within the boundary lines of the
Land, and Borrower has examined and is familiar with all applicable covenants, conditions,
restrictions and reservations, and with all applicable Governmental Requirements, including but not
limited to building codes and zoning, environmental, hazardous substance, energy and pollution
control laws, ordinances and regulations affecting the Project, and the Project will in all
respects conform to and comply with said covenants, conditions, restrictions, reservations and
Governmental Requirements.

4.8 Personal Property. Borrower is now and shall continue to be the sole owner of the
Collateral free from any lien, security interest or adverse claim of any kind whatsoever, except
for liens or security interests in favor of Lender, the interest of a lessor pursuant to a lease of
personal property approved by Lender, in Lender’s sole discretion, or liens or security interests
otherwise approved by Lender in Lender’s sole discretion.

4.9 Condemnation. No condemnation proceeding or moratorium is pending or threatened
against the Land which would impair the construction, use, sale or occupancy of the Project (or any
portion thereof) in any manner whatsoever.

4.10 Governmental Regulations. Borrower is not limited in its ability to incur
indebtedness for money borrowed by reason of the Investment Company Act of 1940, the Federal Power
Act, the Public Utility Holding Company Act of 1935, the Interstate Commerce Act or any federal or
state statute or regulation.

4.11 Employee Benefit Plans. Borrower maintains no pension, retirement or profit sharing
employee benefit plan that is subject to any provision of the Employee Retirement Income Security
Act of 1974, as amended from time to time.

4.12 Brokers. There are no brokerage commissions or finders’ fees due or claimed by any
party to be due in connection with or with respect to the Loan contemplated hereby.

4.13 Defects and Hazards. Borrower does not know of any defects, facts or conditions
affecting the Land that would make it unsuitable for the use contemplated hereunder or of any
abnormal hazards (including earth movement or slippage) affecting the Land.

V.

COVENANTS OF BORROWER

As an inducement to Lender to execute this Agreement and to disburse the Loan proceeds, and
while this Agreement is in effect, and until Lender has been paid in full all principal and
interest, Borrower hereby covenants as set forth in this Article V:

5.1 Paying Costs of Project and Loan.

a. Taxes; Labor and Materials. Borrower shall pay and discharge, or cause to be paid and
discharged, when due, all taxes, assessments and other governmental charges upon the Project, as
well as all claims for labor and materials which, if unpaid, might become a lien or charge upon the
Project; provided, however, that Borrower shall have the right to contest the amount, validity
and/or applicability of any of the foregoing in strict accordance with the terms of the Deed of
Trust.

b. Loan Costs. Borrower shall also pay all costs and expenses of Lender and Borrower in
connection with the Project, the preparation and review of the Loan Documents and the making,
closing, administration and/or repayment of the Loan, including but not limited to the fees of
Lender’s attorneys, title insurance costs, disbursement expenses, Appraisal fees, internal
Appraisal review and other actual out of pocket fees, administrative fees and expenses, (but
specifically excluding any syndication and Loan transfer costs), and all other costs and expenses
payable to third parties incurred by Lender or Borrower in connection with the Loan. Without
limiting the foregoing, Borrower shall pay all reasonable fees, charges and disbursements of
outside counsel for Lender (determined on the basis of such counsel’s generally applicable rates,
which may be higher than the rates such counsel charges Lender in certain matters) incurred from
time to time in connection with the Loan. Such costs and expenses shall be so paid by Borrower
whether or not the Loan is disbursed.

5.2 Use of Project Income. Borrower shall use all rents and other income from the Project
first to pay all reasonable operating expenses relating to the Project, and next to pay interest
that accrues under the Note when due.

5.3 Keeping of Records. Borrower shall set up and maintain accurate and complete books,
accounts and records pertaining to the Project in a manner reasonably acceptable to Lender.
Borrower will permit representatives of Lender to have free access to and to inspect and copy all
books, records and contracts of Borrower. Any such inspection by Lender shall be for the sole
benefit and protection of Lender, and Lender shall have no obligation to disclose the results
thereof to Borrower or to any third party.

5.4 Providing Financial Information. Borrower shall furnish such financial information
concerning Borrower, any Guarantor and the Project as Lender may request, and shall furnish to
Lender (a) quarterly financial statements Guarantor, if prepared in the ordinary course of its
business, within forty-five (45) days following the end of each fiscal quarter thereof, (b) current
annual financial statements for Borrower and Guarantor within ninety (90) days following the end of
each of Borrower’s Fiscal Year, and Guarantors’ Fiscal Year, as applicable, (c) if required by
Lender written reports, setting forth any new direct indebtedness, obligations or liabilities
incurred by Borrower (which shall include contingent liabilities and guaranties) and any Guarantor
since the date hereof (or the date of the last such written report after the first such written
report is so provided)], and (d) if required by Lender, copies of all federal income tax returns
(with all supporting schedules) of Borrower due during the term of the Loan within fifteen (15)
days after the deadline for filing the same, and rent rolls and operating statements for the
Project. All such financial statements shall be in reasonable detail, shall be prepared for
partnerships, corporations 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 and
limited liability companies, shall be certified by a certified public accountant of recognized
standing acceptable to Lender.

5.5 Providing Operating Budgets and Operating Statements. Borrower shall deliver to
Lender, prior to the commencement of each fiscal year of the Project, an Operating Budget for the
Project for said fiscal year. In addition, Borrower shall, by the sixtieth (60th) day of each
fiscal quarter, deliver to Lender an Operating Statement and rent roll, in form and detail
reasonably satisfactory to Lender, for the Project for the preceding fiscal quarter, which shall
specifically note all variations from the current Operating Budget. Borrower shall also deliver to
Lender an annual Operating Statement for the Project within ninety (90) days following the end of
each fiscal year thereof. All such Operating Statements, rent rolls and leasing status reports
shall be certified as true, correct and complete by Borrower. Lender may also require that it
receives, at Borrower’s expense, monthly construction progress reports from a third party
professional retained by Lender, to the extent Borrower initiates any construction.

5.6 Lease Approval Rights. Except as specified below, Borrower shall not enter into, amend
or modify any lease covering any portion of the Project without Lender’s prior written consent, in
Lender’s sole discretion, but such covenant shall not apply to any subleases by Ground Lessor as
tenant under a Master Lease or Borrower’s grant of consent thereto. Borrower shall use
commercially reasonable efforts to obtain SNDAs and estoppel statements, in form and substance
reasonably satisfactory to Lender, as to those leases and tenants requested by Lender, within
thirty (30) days of Lender’s request.

5.7 Maintaining Insurance Coverage. Borrower shall, at all times until Lender has been
fully repaid all indebtedness evidenced by the Note, maintain, or cause to be maintained, in effect
(and shall furnish to Lender copies of), insurance policies, as required under the terms of Exhibit
B attached hereto and incorporated herein by this reference, and shall furnish to Lender proof of
payment of all premiums for such insurance. At least thirty (30) days prior to the expiration of
each required policy, Borrower shall deliver to Lender evidence satisfactory to Lender of the
payment of premium and the renewal or replacement of such policy continuing insurance in the form
required by this Agreement.

5.8 Transferring, Conveying or Encumbering the Project. Borrower shall not cause or permit
any “transfer” to occur that is in violation of Section 1.12 of the Deed of Trust:

5.9 Complying with the Loan Documents and Other Agreements. Borrower shall comply with and
perform all of its agreements and obligations under the Loan Documents and shall comply with all
requests by Lender which are consistent with the terms thereof. Borrower shall comply with and
perform all of its agreements and obligations under any mortgage, deed of trust, lease, bank loan,
credit agreement, and any other agreement and any Governmental Requirements to which Borrower is a
party, or by which Borrower may be bound or affected.

5.10 Compliance with Laws. Borrower will comply and, to the extent it is able, will cause
others to comply with all laws and requirements of governmental authorities having jurisdiction
over the processing, approving and recording of any subdivision map, the Land or construction or
sale of the Improvements (or any of them) and will furnish Lender with reports of any official
searches for violation of any requirements established by such governmental authorities. Borrower
will comply and, to the extent it is able, will cause others to comply with all restrictive
covenants and all obligations created by private contracts and leases which affect ownership,
construction, equipping, fixturing, use, occupancy, sale or leasing of the Project (or any portion
thereof). The Project and the leasing thereof shall be in compliance with all permits and
approvals issued by governmental agencies with respect to the Project, applicable building, zoning
and use laws, requirements, regulations and ordinances and such completion and sale will not
violate any restrictions of record against the Project. Borrower will deliver to Lender, promptly
after receipt thereof, copies of all permits and approvals received from governmental authorities
relating to the use, construction, or sale of the Improvements.

5.11 Ownership of Personal Property. Borrower will be the sole owner of all Collateral
acquired after the date hereof, free from any adverse lien, security interest or adverse claim of
any kind whatsoever, except for security interests and liens in favor of Lender and other liens
approved by Lender, in Lender’s sole discretion. Borrower will not convey or transfer any portion
of the Collateral without the prior written consent of Lender.

5.12 Representations and Warranties. Until repayment of the Note and all other obligations
secured by the Deed of Trust, Borrower shall ensure that the representations and warranties of
Article IV remain true and complete.

5.13 Trade Names. Borrower shall immediately notify Lender in writing of any change in the
jurisdiction of organization or place of business of, or the change in the legal, trade or
fictitious business names used by, Borrower, or Guarantor, and Lender is hereby authorized to file
or record any additional financing statements, amendments and other certificates necessary to
reflect any such changes.

5.14 Intentionally Deleted.

5.15 Future Development. Borrower shall not undertake any on-site construction, demolition
or rehabilitation work on the Land which is expected to cost more than $50,000.00 in the aggregate
without the prior written consent of Lender.

5.16 Further Assurances. Borrower shall execute and deliver from time to time, promptly
after any request therefore by Lender, any and all instruments, agreements and documents and shall
take such other action as may be necessary or desirable in the opinion of Lender to maintain,
perfect or insure Lender’s security provided for herein and in the other Loan Documents, including
the filing or recording of UCC renewal statements or amendments, the execution of such amendments
to the Deed of Trust and the other Loan Documents and the delivery of such endorsements to the
Title Company, all as Lender reasonably requires, and shall pay all fees and expenses (including
reasonable attorneys’ fees) related thereto or incurred by Lender in connection therewith.

5.17 Notice of Litigation, Etc. Promptly upon receiving notice thereof, Borrower will
give, or cause to be given, prompt written notice to Lender of (a) any action or proceeding
instituted by or against it or any Guarantor, in any federal or state court or before any
commission or other regulatory body, Federal, state or local, foreign or domestic, provided,
however, in the case of Guarantor such notice need only be given for any action or proceeding
instituted against Guarantor which, if adversely determined, could have a material and adverse
affect against Guarantor’s businesses, operations, properties, assets, managements, natures of
ownership or conditions (financial or otherwise); or (b) any such proceedings that are threatened
against it or any Guarantor which, if adversely determined, could have a material and adverse
effect upon any of their businesses, operations, properties, assets, managements, natures of
ownership or conditions (financial or otherwise); or (c) any actions, proceedings or notices
adversely affecting the Project (or any portion thereof) or Lender’s interest therein or any
zoning, building or other municipal officers, offices or departments having jurisdiction with
respect to the Project or the leasing of it.

5.18 Signage. Borrower shall not sell, lease or assign the right to any signage on or
about the Project without the prior written consent of Lender. Borrower shall not erect any sign
on or about the Project without the prior written consent of Lender.

5.19 Maintenance of Existence. Except as otherwise provided in Section 1.12 of the Deed of
Trust, Borrower, Guarantor, and each constituent member shall maintain and preserve its respective
existence and all rights and franchises material to its respective business.

5.20 Single Purpose Entity Provisions. Borrower’s sole business purpose shall be to own
and operate the Project. Borrower (i) shall conduct business only in its own name and under any
trade name for the Improvements, (ii) shall not engage in any business or have any assets unrelated
to the Project, (iii) shall not have any indebtedness other than as permitted by this Agreement,
(iv) shall have its own separate books, records, and accounts (with no commingling of assets), (v)
shall hold itself out as being an entity separate and apart from any other person or entity, (vi)
shall observe limited liability formalities independent of any other entity, and (vii) shall not
change its name, identity, or organizational structure, unless Borrower shall have obtained the
prior written consent of Lender to such change, and shall have taken all actions necessary or
requested by Lender to file or amend any financing statement or continuation statement to assure
perfection and continuation of perfection of security interests under the Loan Documents.

5.21 Debt Coverage Ratio Test. Commencing December 31, 2010 and continuing on each June 30
and December 31 thereafter (each a “DCR Test Date”), the Debt Coverage Ratio shall be
tested. Borrower covenants and agrees that the Project shall achieve and at all times maintain as
of each DCR Test Date, a Debt Coverage Ratio of not less than 1.30 to 1.0 for the immediately
preceding twelve month period, provided, however, and notwithstanding anything to the
contrary herein and/or in any other Loan Document, that if, based on the outstanding principal
balance of the Loan as of the date of calculation, Borrower fails to satisfy the foregoing the Debt
Coverage Ratio condition, Borrower may satisfy such condition by paying down the outstanding Loan
balance without payment of a prepayment premium in connection therewith to an amount that would
result in such condition being satisfied.

5.22 LTV Ratio Test. Commencing December 31, 2010 and continuing on each December 31
thereafter (each an “LTV Test Date”), the LTV Ratio shall be tested. Borrower covenants
and agrees that the LTV Ratio shall not exceed at all times as of each LTV Test Date seventy-five
percent (75%); provided, however, and notwithstanding anything to the contrary
herein and/or in any other Loan Document, in the event that the fair market value of the Land and
Improvements is not adequate to meet the required LTV Ratio, then Borrower may pay down the
outstanding principal balance of the Loan without payment of a prepayment premium in connection
therewith such that the required LTV Ratio is met. Lender shall have the right to require a new
Appraisal of the Project to determine the LTV Ratio. Any and all costs, fees and expenses incurred
in connection with any new Appraisal shall be paid by Borrower; provided, so long as a default has
not occurred, Borrower shall not be obligated to pay for more than one new Appraisal more often
than once each calendar year.

5.23 Environmental Remediation. Until all remediation actions recommended in the Existing
Environmental Reports (as defined in the Environmental Indemnity) have been satisfied and/or
completed, on or before the January 15, 2012 and on the fifteenth (15th) day of each
January thereafter, Borrower shall deliver to Lender a report addressing the status or other action
taken with respect the remediation of the Hazardous Materials.

5.24 Deposit Account. On or before the Closing Date, Borrower shall deposit $596,960.02
with Lender out of its own funds (separate from Loan proceeds) into an interest bearing account
with Lender (the “Deposit Account”). Borrower may withdraw funds from the Deposit Account
to pay tenant improvement costs with respect to the Master Leases. Within forty-five (45) days
following the end of each calendar quarter, Borrower shall provide Lender with a report on the
amount of any such funds withdrawn from the Deposit Account and the status of the completion of the
required tenant improvements under the Master Leases.

VI.

DEFAULTS

6.1 Events of Default. Any of the following events shall constitute an event of default
(“Event of Default”) under this Agreement:

a. Borrower shall default in the payment of principal due according to the terms hereof or of
the Note.

b. Borrower shall default in the payment of interest, or in the payment of fees or other
amounts payable to Lender, hereunder, under the Note or under any of the other Loan Documents, and
such default is not cured within five (5) Business Days after receipt of written notice from
Lender.

c. Borrower (a) shall default in the payment of any rent or other charge mentioned in or made
payable by either Ground Lease as and when such rent or other charge is payable beyond applicable
notice and cure periods; or (b) there shall occur any default by Borrower, as tenant under either
Ground Lease, in the observance or performance of any term, covenant or condition of either Ground
Lease on the part of Borrower, to be observed or performed, and said default is not cured within
thirty (30) days prior to the expiration of any applicable grace period therein provided, or if any
one or more of the events referred to in either Ground Lease shall occur which would cause such
Ground Lease to terminate without notice or action by the Ground Lessor or which would entitle the
Ground Lessor to terminate such Ground Lease and the term thereof by giving notice to Borrower, as
tenant thereunder, or if the leasehold estate created by either Ground Lease shall be surrendered
or such Ground Lease shall be terminated or cancelled for any reason or under any circumstances
whatsoever, or if any of the terms, covenants or conditions of either Ground Lease shall in any
manner be modified, changed, supplemented, altered, or amended without consent of Lender.

d. Borrower shall fail to perform or observe any obligation or covenant (other than those
obligations and covenants described in subparagraphs (a), (b), and (c) above, or otherwise set
forth in subparagraphs (e) through (m), below, of this Section 6.1) under this Agreement or any
other Loan Document within twenty (20) days after receipt of written notice that such obligation
was not performed; provided that, if cure cannot reasonably be effected within such 20-day period,
such failure shall not be an event of default hereunder so long as Borrower promptly (in any event,
within ten (10) days after receipt of such notice) commences cure, and thereafter diligently (in
any event, within forty-five (45) days after receipt of such notice) prosecutes such cure to
completion; and provided further, however, that notwithstanding the 20-day cure period or extended
cure period described above in this subparagraph (c), if a different notice or cure period is
specified under any Loan Document or under any provision of the Loan Documents as to any such
failure or breach, the specific Loan Document or provision shall control, and Borrower shall have
no more time to cure the failure or breach than is allowed under the specific Loan Document or
provision as to such failure or breach.

e. Any representation or warranty made by Borrower in this Agreement, in any of the other Loan
Documents, or in any certificate or document furnished under the terms of this Agreement or in
connection with the Loan, shall be untrue or incomplete in any material respect.

f. Borrower or Guarantor shall commit an act of bankruptcy; or shall apply for, consent to or
permit the appointment of a receiver, custodian, trustee or liquidator for it or any of its
property or assets; or shall fail to, or admit in writing its inability to, pay its debts as they
mature; or shall make a general assignment for the benefit of creditors or shall be adjudicated
bankrupt or insolvent; or shall take other similar action for the benefit or protection of its
creditors; or shall give notice to any governmental body of insolvency or pending insolvency or
suspension of operations; or shall file a voluntary petition in bankruptcy or a petition or an
answer seeking reorganization or an arrangement with creditors, or to take advantage of any
bankruptcy, reorganization, insolvency, readjustment of debt, rearrangement, dissolution,
liquidation or other similar debtor relief law or statute; or shall file an answer admitting the
material allegations of a petition filed against it in any proceeding under any such law or
statute; or shall be dissolved, liquidated, terminated or merged; or shall effect a plan or other
arrangement with creditors; or a trustee, receiver, liquidator or custodian shall be appointed for
it or for any of its property or assets and shall not be discharged within ninety (90) days after
the date of his appointment; or a petition in involuntary bankruptcy or similar proceedings is
filed against it and is not dismissed within ninety (90) days after the date of its filing.

g. An event of default, after the expiration of any applicable notice and/or cure period
provided thereunder, shall exist under the terms of any other credit facility or other agreement
now or hereafter existing between Borrower and Lender, and/or between any Guarantor and Lender,
and/or between any other Affiliate of Borrower and Lender.

h. Either of the Guaranty, or the Environmental Indemnity, at any time and for any reason
ceases to be in full force and effect, or Guarantor or indemnitor contests or denies the validity
or enforceability of the Guaranty or the Environmental Indemnity, or gives notice to Lender to such
effect, or otherwise attempts to revoke or repudiate any of the foregoing as to any existing or
future obligations.

i. Borrower shall fail to maintain insurance as required by Section 5.7 and Exhibit B or shall
fail to furnish to Lender proof of payment of all premiums for such insurance.

j. A transfer, encumbrance, lien, change of ownership or other action or occurrence prohibited
by Section 5.8 shall occur.

k. Any material adverse change shall have occurred in the financial condition or in the assets
or liabilities of Borrower or Guarantor from those set forth in the latest financial statements for
Borrower and Guarantor, each furnished to Lender, which affects Borrower’s or Guarantor’s ability
to perform their respective obligations under the Loan Documents.

l. Guarantor shall fail to perform, observe or comply with any financial covenant or other
covenant or obligations set forth in the Guaranty or in the Environmental Indemnity.

m. Borrower shall fail to perform or observe any of the covenants set forth in Section 5.21 or
Section 5.22.

n. Ground Lessor fails to pay any real property taxes and assessments, general and special,
and all other taxes and assessments of any kind or nature whatsoever required to be paid by Ground
Lessor under the Ground Lease which creates a Lien on the Project or any part thereof.

6.2 Rights and Remedies. Upon the occurrence and during the continuance of an Event of
Default, unless such Event of Default is subsequently waived in writing by Lender, Lender shall be
entitled, at the option of Lender, to exercise any or all of the following rights and remedies,
consecutively or simultaneously, and in any order:

a. Lender may declare the entire unpaid principal balance of the Loan to be immediately due
and payable, together with accrued and unpaid interest, without notice to or demand on Borrower.

b. Lender may exercise any or all remedies specified herein and in the other Loan Documents,
including (without limiting the generality of the foregoing) the right to foreclose the Deed of
Trust, and/or any other remedies which it may have therefor at law, in equity or under statute.

c. Lender may cure the Event of Default on behalf of Borrower, and in doing so may enter upon
the Project, and may expend such sums as it may deem desirable, including attorneys’ fees, all of
which shall be deemed to be advances hereunder, even though causing the Loan to exceed the face
amount of the Note, shall bear interest at the Default Rate and shall be payable by Borrower on
demand.

VII.

MISCELLANEOUS

7.1 Binding Effect; Waivers; Cumulative Rights and Remedies. The provisions of this
Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective
heirs, executors, administrators, personal representatives, legal representatives, successors and
assigns; provided, however, that neither this Agreement nor the proceeds of the Loan may be
assigned by Borrower voluntarily, by operation of law or otherwise, without the prior written
consent of Lender, in Lender’s sole discretion. No delay on the part of Lender in exercising any
right, remedy, power or privilege hereunder shall operate as a waiver thereof, nor shall any single
or partial exercise of any right, remedy, power or privilege hereunder constitute such a waiver or
exhaust the same, all of which shall be continuing. The rights and remedies of Lender specified in
this Agreement shall be in addition to, and not exclusive of, any other rights and remedies which
Lender would otherwise have at law, in equity or by statute, and all such rights and remedies,
together with Lender’s rights and remedies under the other Loan Documents, are cumulative and may
be exercised individually, concurrently, successively and in any order.

7.2 Survival. All agreements, representations and warranties made in this Agreement or any
other Loan Document shall survive the execution of this Agreement, the disbursement of Loan
proceeds by Lender, and the execution of the other Loan Documents, and shall continue until Lender
receives payment in full of all indebtedness of Borrower incurred under this Agreement and under
the other Loan Documents.

7.3 Governing Law; Waiver of Jury Trial. This Agreement, the rights of the parties
hereunder and the interpretation hereof shall be governed by, and construed in accordance with, the
internal laws of the State of Oklahoma, in all respects. To the extent permitted by applicable
law, Borrower hereby waives any right to a trial by jury in any action relating to the Loan and/or
the Loan Documents.

7.4 Jurisdiction. Borrower hereby submits to the jurisdiction of the state and federal
courts in the States of Oklahoma and California for purposes of any action arising from or growing
out of this Agreement or any other Loan Document, and further agrees that the venue of any such
action may be laid in Comanche County, Oklahoma, and 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 Borrower 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 Borrower hereby appoints as Borrower’s agent for service of process.
Nothing contained in this Agreement or any other Loan Document, 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 Agreement or any other Loan Document as, when and where Lender shall deem appropriate, in its
sole discretion.

7.5 Counterparts. This Agreement may be executed in any number of counterparts, all of
which shall constitute a single Agreement.

7.6 Notices. Any notice required or permitted to be given by either party hereto to the
other under the terms of this Agreement, or documents related hereto, shall be deemed to have been
given on the third (3rd) Business Day after the date the same is deposited in the United
States Mail, registered or certified, return receipt requested, postage prepaid, addressed to the
party to which the notice is to be given at the address set forth opposite its name below, or at
any other address specified in a notice given by such party to the other not less than ten (10)
days prior to the effective date of the address change.

7.7 Lender’s Publicity. Lender may, if it so desires, publicize its involvement with the
Project, and Borrower may disclose the terms of the Loan, including but not limited to issuing
press releases.

7.8 No Third Party Reliance. No third party shall be entitled to rely upon this Agreement
or to have any of the benefits of Lender’s interest hereunder, unless such third party is an
express assignee of all or a portion of Lender’s interest hereunder.

7.9 Sale of Loan or Participations. Lender may at any time sell, transfer, syndicate,
grant participations in or otherwise dispose of any portion of the Loan (each such interest so
disposed of being herein called a “Transferred Interest”) to banks, insurance companies or other
financial institutions or other Persons acceptable to Lender (hereinafter called “Transferees”),
pursuant to such transfer agreements, co lender agreements, participations agreements and/or agency
agreements into which Lender and its Transferees may enter and by which, if requested by Lender,
Borrower shall agree in writing to recognize, at no expense to Borrower. In addition, Lender may,
at any time and from time to time, in its ordinary course of business and in accordance with
applicable law, (i) assign an undivided interest in the Loan to an Affiliate of Lender or to a
successor entity by reason of any merger affecting Lender, or (ii) pledge or assign the same to any
Federal Reserve Bank in accordance with applicable law. At the request of Lender, in the event of
any such sale, assignment, transfer or syndication, Borrower, at no expense to Borrower, shall
execute separate new Notes to the Assignor and its assignee, in the amounts of their respective
interests in the Loan after said assignment, and shall deliver the same to the assignor and the
assignee, in exchange for the assignor’s existing Note. All such separate new Notes shall be
entitled to all the rights and benefits accorded to the Note under the terms of the Loan Documents.
No such assignment shall be binding upon Borrower until Lender gives written notice thereof to
Borrower. Lender may divulge all information relating to Borrower or the Project which Lender has
to any actual or potential Transferee, and Borrower shall cooperate with Lender in connection with
the transfer at no expense to Borrower. Borrower agrees that each Transferee shall be entitled to
the benefits hereof with respect to its Transferred Interest and that each Transferee may exercise
any and all rights of banker’s lien, setoff and counterclaim as if such Transferee were a direct
lender to Borrower. If Lender makes any assignment to a Transferee, then upon notice to Borrower
such Transferee, to the extent of such assignment (unless otherwise provided therein), shall become
a lender hereunder and shall have all the rights and obligations of Lender hereunder, and Lender
shall be released from its duties and obligations under this agreement to the extent of such
assignment.

So long as (and only so long as) no Event of Default then exists at the time of a disposition
of a Transferred Interest, confidential information regarding Borrower given to such Transferees
shall be kept confidential except to the extent such Transferee is required to disclose such
information by reason of any applicable law or regulation. For purposes of clarification, in no
event shall Borrower’s consent be required in connection with any sale, transfer, assignment or
syndication of any portion of the Loan or any Lender’s interest therein.

7.10 Time of the Essence. Time is of the essence hereof with respect to the dates, terms
and conditions of this Agreement.

7.11 Entire Agreement; No Oral Modifications. This Agreement, the other Loan Documents and
the other documents mentioned herein and executed as of the date hereof set forth the entire
agreement of the parties with respect to the Loan and supersede all prior written or oral
understandings and agreements with respect thereto. No modification or waiver of any provision of
this Agreement shall be effective unless set forth in writing and signed by the parties hereto.

7.12 Captions. The headings or captions of the Articles and Sections set forth herein are
for convenience only, are not a part of this Agreement and are not to be considered in interpreting
this Agreement.

7.13 Joint and Several Liability. If Borrower consists of more than one (1) individual
and/or entity, each of said individuals and/or entities shall be jointly and severally liable for
each covenant, agreement, representation and warranty of Borrower hereunder.

7.14 Borrower-Lender Relationship. The relationship between Borrower and Lender created
hereby and by the other Loan Documents shall be that of a borrower and a lender only, and in no
event shall Lender be deemed to be a partner of, or a joint venturer with, Borrower.

7.15 Swap Transactions. Borrower may enter into one or more Swap Transactions and Swap
Contracts with the Swap Counterparty on terms that are acceptable to Swap Counterparty in its sole
discretion for the purpose of hedging and protecting against interest rate fluctuation risks with
respect to the Loan. Upon the Maturity Date, or such earlier date that the Loan becomes due by
reason of an Event of Default, or otherwise, or upon payment of the Loan in full, Lender may direct
that all existing Swap Contracts be broken and discontinued, and any and all breakage fees,
discontinuance fees, settlement obligations, and any and all other sums, fees and costs with
respect to such Swap Transactions and Swap Contracts shall become due and payable by Borrower in
accordance with the respective Swap Contract, with the Borrower as the sole Defaulting Party as
contemplated by the Swap Contract. Unless otherwise specifically agreed in writing by Borrower,
Lender and Swap Counterparty, Borrower’s obligations (including any payment obligations) with
respect to any such Swap Contracts provided by or entered into with Swap Counterparty with respect
to the Loan shall be secured by the Deed of Trust and all other collateral for the Loan, and any
default by Borrower (after the expiration of any applicable notice and cure period) under any such
Swap Contracts shall, at the discretion of the Lender, constitute an Event of Default under this
Agreement. As additional security for the obligations of Borrower under the Loan Documents,
Borrower hereby transfers, assigns, and conveys to Lender and grants to Lender a security interest
in, subject to the terms and conditions contained herein, all of Borrower’s present and future
rights, titles and interests, but not its obligations, duties or liabilities for any breach, in,
under and to all Swap Contracts and all Swap Transactions, any and all amounts received by Borrower
in connection therewith or to which Borrower is entitled thereunder, and all proceeds of the
foregoing. At Lender’s option, all net amounts payable to Borrower under the Swap Contract shall be
paid to Lender and shall be applied to pay interest or other amounts under the Loan. Borrower
acknowledges and agrees that, notwithstanding the terms of the Swap Contract, Borrower shall not
modify or terminate the Swap Contract without the prior written consent of Lender.

Additionally, subject to the terms of the Swap Contract, if there is a default under any Swap
Contract, Lender shall have the right at any time (but shall have no obligation) to take in its
name or in the name of Borrower (or its Affiliate) such action as Lender may at any time determine
to be necessary or advisable to cure any default under any Swap Contract or to protect the rights
of Borrower (or its Affiliate) or Swap Counterparty thereunder; provided, however, that before the
occurrence of or after the cure of an Event of Default under this Agreement, Lender shall give
prior written notice to Borrower before taking any such action. Solely for this purpose, Borrower
hereby constitutes Lender its true and lawful attorney-in-fact with full power of substitution,
which power of attorney is coupled with an interest and irrevocable by Borrower in any manner, or
for any reason, to exercise, at the election of Lender, any and all rights and remedies of Borrower
(or its Affiliate) under the Swap Contract, including making any payments thereunder and
consummating any transactions contemplated thereby, and to take any action that Lender may deem
proper in order to collect, assert or enforce any claim, right or title, in and to the Swap
Contract hereby assigned and conveyed, from time to time to institute and prosecute in the name and
at the expense of Borrower, or otherwise, but for the benefit of Lender, any and all proceedings at
law, in equity, or otherwise, that Lender may deem proper in order to collect, assert or enforce
any claim, right or title, of any kind, in and to the Swap Contract hereby assigned and conveyed,
or intended so to be, and to defend and compromise, at the election of Lender, any and all actions,
suits or proceedings with respect to the Swap Contract, and generally to do all and any such action
in relation thereto as Lender shall deem advisable, it being expressly understood and agreed that
such Lender right and power of attorney is inoperative and inapplicable until such time as an Event
of Default exists or a default exists under the Swap Contract beyond any applicable notice and cure
period. Lender shall not incur any liability if any action so taken by Lender or on its behalf
shall prove to be inadequate or invalid. Borrower expressly understands and agrees that Lender is
not hereby assuming any duties or obligations of Borrower (or its Affiliate) to make payments to
Swap Counterparty under any Swap Contract or under any other Loan Document. Such payment duties and
obligations remain the responsibility of Borrower (or its Affiliate) notwithstanding any language
in this Agreement.

7.16 Automatic Deduction and Credit. At Lender’s option, payments owed by Swap
Counterparty under any Swap Contract may be credited against accrued interest and other payments
owed by Borrower under the Loan. Lender will credit the applicable amounts on the dates the
foregoing payments become due; provided, however, that if a due date does not fall on a Business
Day, Lender will credit the applicable amounts on the first Business Day following such due date.

7.17 Borrower 2822 Waiver. In the event that, at any time, any surety exists that is
liable upon only a portion of Borrower’s obligations under the Loan Documents and Borrower provides
partial satisfaction of any such obligation(s), Borrower hereby waives any right it would otherwise
have under Section 2822 of the California Civil Code or similar Oklahoma law or otherwise to
designate the portion of the obligation to be satisfied. 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.

7.18 Notices to Ground Lessor. Lender acknowledges that pursuant to Section 6.2(B) of each
Ground Lease Ground Lessor is entitled to receive a copy of any notice of default Lender delivers
to Borrower. Lender agrees to to use its best efforts to deliver to Ground Lessor copies of any
notices of default given to Borrower. Borrower covenants and agrees to deliver to Ground Lessor
copies of any notices of default received by Lender promptly following receipt by Borrower.

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IN WITNESS WHEREOF, the parties have executed this Agreement as of the day and year
first above written.

“BORROWER”

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

Address:

G&E HC REIT II Lawton MOB Portfolio, LLC

1551 N. Tustin Ave

Suite 300

Santa Ana, California 92705

Attention: Danny Prosky

“LENDER”

U.S. BANK NATIONAL ASSOCIATION,

a national banking association

By: /s/ David E. Salisbury

Name: David E. Salisbury

Its: Vice President

Address:

U.S. Bank National Association

4100 Newport Place, Suite 900

Newport Beach, California 92660

Attention: Loan Administration

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