Document:

EX-10.1

FIRST AMENDMENT TO PROMISSORY NOTE

This First Amendment to Promissory Note (“Amendment”) between NNN Gallery Medical, LLC, a
Delaware limited liability company (“Borrower”), and NNN REALTY ADVISORS, INC., a Delaware
corporation (the “Guarantor”) and LASALLE BANK NATIONAL ASSOCIATION, a national banking association
(together with its successors and assigns, “Lender”) is hereby entered into and effective as of
February 12, 2008.

WHEREAS, Lender made a loan (the “Loan”) to Borrower which is evidenced by that certain
Promissory Note, dated February 5, 2007, in the original principal amount of SIX MILLION AND 00/100
DOLLARS ($6,000,000.00), made by Borrower to Lender (the “Note”).

WHEREAS, the Note is secured, in part, by that certain Mortgage, Security Agreement and
Fixture Filing dated as of February 5, 2007 executed by Borrower in favor of Lender (the “Security
Instrument”).

WHEREAS, the parties wish to amend certain provisions of the Note related to Borrower’s right
to defease.

NOW THEREFORE, in consideration of the promises recited above, and for other good and valuable
consideration, the receipt and legal sufficiency of which are hereby acknowledged, the parties do
hereby agree as follows:

	1.	 	The foregoing recitals are hereby incorporated herein as terms of this Amendment. All
defined terms defined or otherwise utilized in the Note or Loan Documents referred to therein
shall have the same meaning in this Amendment, except to the extent, if any, otherwise defined
herein.

	2.	 	The first paragraph in the Subparagraph numbered 3.1 and entitled “Defeasance.” is
hereby amended and restated as follows:	 

Notwithstanding any provision of this Paragraph 3 to the contrary (but
subject to the last sentence of this Subparagraph), at any time after the earlier
of (a) March 31, 2010 or (b) two (2) years after the “startup day,” within the
meaning of Section 860G(a)(9) of the Internal Revenue Code of 1986, as amended
from time to time or any successor statute (the “Code”), of a “real estate
mortgage investment conduit” (“REMIC”), within the meaning of Section 860D of the
Code, that holds this Note, and provided no Event of Default has occurred and is
continuing hereunder or under any of the other Loan Documents, Borrower may cause
the release of the Property from the lien of the Security Instrument and the other
Loan Documents upon the satisfaction of the following conditions (the
“Defeasance”):

	3.	 	The Note, as hereby amended, remains in full force and effect. All references in the Note
and any other Loan Document to the Note shall mean the Note as hereby amended and modified.

	4.	 	This Amendment may be executed in several counterparts, each of which shall be deemed an
original instrument and all of which together shall constitute a single instrument.

	5.	 	This Amendment shall be governed by and construed in accordance with the laws of the State of
Illinois, without regard to conflicts of law principles.

	6.	 	Guarantor hereby consents to Borrower’s execution of the Amendment and affirms the existence
and the validity of its obligations under (i) the Guaranty (Securities Laws), dated as of
February 5, 2007, (ii) the Guaranty, dated as of February 5, 2007 and (iii) the Hazardous
Substances Indemnification Agreement, dated February 5, 2007 (collectively, the “Guaranties”)
in accordance with its terms, as the same may be affirmed by this Amendment. Guarantor
further agrees to abide by and be bound by all of the terms of the Guaranties, including but
not limited to, any representations, warranties, covenants, assurances and indemnifications
therein.

[Remainder of page intentionally left blank;

signature page follows.]

1

IN WITNESS WHEREOF, the parties have caused this Amendment to be executed as of the
date and year first written above.

	 
	BORROWER:

	 	 	 
	NNN Gallery Medical, LLC, a Delaware limited liability company

	By:

	 	GRUBB & ELLIS HEALTHCARE REIT HOLDINGS, L.P., a Delaware limited

partnership, its sole member
	By:

	 	GRUBB & ELLIS Healthcare REIT, Inc., a Maryland corporation, its

general partner
	
 
	 	By: /s/ Shannon K S Johnson

Name: Shannon K S Johnson

Its: Chief Financial Officer

LENDER:

LASALLE BANK NATIONAL ASSOCIATION,

a national banking association

By: /s/ Steven Wasser

Name: Steven Wasser

Title: Managing Director

GUARANTOR:

NNN REALTY ADVISORS, INC.,

a Delaware corporation

By: /s/ Andrea R. Biller

Name: Andrea R. Biller

Its: Executive Vice President

2ex101.htm

    EXHIBIT
      10.1

     

    AMENDMENT
      AGREEMENT

     

    AMENDMENT
      AGREEMENT, dated of
      as February 20, 2008, by and between UNICORP, INC., (“Company”),
YAGLOBAL
      INVESTMENTS, L.P.
      (formerly, CORNELL CAPITAL PARTNERS, LP) (“YA
      Global”).  All capitalized terms used herein shall have the
      respective meanings assigned thereto in the Transaction Documents (as defined
      below) unless otherwise defined herein.

     

     

    W
      I T N E S S E T H:

     

    WHEREAS,
      Company and YA Global
      have entered into certain financing arrangements set forth on Schedule A attached
      hereto and referred to herein as the “Transaction
      Documents”  pursuant to which, YA Global is the holder of the
      following secured convertible debentures (collectively, the “Debentures”) issued
      by Company:

     

    
      	
              Debenture
                Description

              
              

            	
              Principal
                Outstanding

              
              

            
	
              Secured
                Convertible Debenture (no. UCPI-1-1) issued on May 17, 2007 in the
                original principal amount of $3,500,000

              
              

            	
              $3,096,155

              
              

            
	
              Secured
                Convertible Debenture (no. UCPI-1-2) issued on June 29, 2007 in the
                original principal amount of $2,000,000

              
              

            	
              $1,769,231

              
              

            
	
              Secured
                Convertible Debenture (no. UCPI-1-3) issued on October 23, 2007 in
                the
                original principal amount of $1,500,000

              
              

            	
              $1,384,616

              
              

            

    

    

     

    WHEREAS,
      pursuant to the
      Debentures, the Company was to make an installment payment of $288,461 on
      January 1 and February 1, 2008 and has requested that YA Global defer or reduce
      the amount of such payment as well as future payments.

     

    WHEREAS,
      YA Global desires to
      make certain accommodations to the Company regarding the amount of the
      installment payments and the time the Company has to make such payments and
      in
      exchange for such accommodations, the Company agrees, among other things, to
      increase the interest rate of the Debentures and to certain other covenants
      as
      set forth herein.

     

    NOW,
      THEREFORE, in
      consideration of the foregoing, and the respective agreements, warranties and
      covenants contained herein, the parties hereto agree, covenant and warrant
      as
      follows:

     

    
      
         

      

      
        1

        
          

        

      

      
         

      

    

     

    1.  Acknowledgements.

     

    a. Acknowledgement
      of
      Obligations.  Company hereby acknowledges, confirms and agrees
      that as of the date hereof, Company is indebted to the YA Global under the
      Debentures and the Transaction Documents in the outstanding principal amount
      set
      forth in the first Whereas clause above, plus accrued and unpaid interest
      thereon, and any other fees, costs, expenses and other charges now or hereafter
      payable (collectively, the “Obligations”) and
      such Obligations are unconditionally owed by Company to YA Global, without
      offset, defense or counterclaim of any kind, nature or description
      whatsoever.

     

    b. Acknowledgement
      of Security
      Interests.  Company hereby acknowledges, confirms and agrees
      that YA Global has and shall continue to have valid, enforceable and perfected
      first-priority liens upon and security interests in the Pledged Property
      heretofore granted to YA Global pursuant to the Security Agreement (the “Security Agreement”)
      between Company, Affiliated Holdings, Inc., and YA Global dated May 17, 2007,
      the Mortgage, Assignment of Production, Security Agreement, Fixture Filing
      and
      Financing Statement (the “Mortgage”) granted
      by
      the Company to YA Global as of May 17, 2007, Deed of Trust, Mortgage,
      Assignment, Security Agreement, Fixture Filing and Financing Statement (the
      “Deed of
      Trust”) granted by the Company to YA Global as of May 17, 2007, or
      otherwise granted to or held by YA Global.  Company and Affiliated
      Holdings, Inc. hereby acknowledge, confirm and agree that YA Global has and
      shall continue to have valid, enforceable and perfected first-priority liens
      upon and security interests heretofore granted to YA Global pursuant to the
      Security Agreement, the Mortgage, the Deed of Trust or otherwise granted to
      or
      held by YA Global.

     

    c. Binding
      Effect of
      Documents.  Company and Affiliated Holdings, Inc. hereto
      acknowledge, confirm and agree that:  (a) each of the Transaction
      Documents to which it is a party has been duly executed and delivered to YA
      Global by Company or Affiliated Holdings, Inc., and each is in full force and
      effect as of the date hereof, (b) the agreements and obligations of Company
      or Affiliated Holdings, Inc. contained in such documents and in this Agreement
      constitute the legal, valid and binding obligations of Company and Affiliated
      Holdings, Inc., enforceable against each in accordance with their respective
      terms, and Company and Affiliated Holdings, Inc. have no valid defense to the
      enforcement of such obligations, and (c) YA Global is and shall be entitled
      to the rights, remedies and benefits provided for in the Transaction Documents
      and applicable law, without setoff, defense or counterclaim of any kind, nature
      or descriptions whatsoever.

     

    d. No
      Other Waivers;
      Reservation of Rights.  YA Global reserves the right, in its
      discretion, to exercise any or all of its rights and remedies under the
      Transaction Documents as a result of any Event of Default which may be
      continuing on the date hereof or any Event of Default which may occur after
      the
      date hereof, and YA Global has not waived any of such rights or remedies, and
      nothing in this Agreement, and no delay on its part in exercising any such
      rights or remedies, should be construed as a waiver of any such rights or
      remedies.

     

    
      
         

      

      
        2

        
          

        

      

      
         

      

    

     

    2. Covenants
      and
      Agreements.

     

    a. Amendments
      to the
      Debentures. The parties agree that as of the date hereof, the following
      amendments shall be made to the Debentures:

     

    
      	
              i.  

            	
              The
                Interest Rate shall be changed to 14%.  If an Event of Default
                occurs and for so long as such Event of Default remains uncured,
                the
                Interest Rate on this Debenture shall immediately become eighteen
                percent
                (18%) per annum and shall remain at such increased interest rate
                until the
                applicable Event of Default is
                cured

            

    

     

    
      	
              ii.  

            	
              The
                Maturity Date shall be changed to December 31,
                2010.

            

    

     

    
      	
              iii.  

            	
              The
                Conversion Price shall be changed to $0.15, subject to adjustment
                as set
                forth in the Debentures.

            

    

     

    
      	
              iv.  

            	
              The
                Installment Amount shall be changed to $100,000, which amounts shall
                first
                be applied to all accrued and unpaid interest on all the Debentures
                and
                then to Principal beginning with the most recently issued
                Debentures.  Furthermore, the Company shall make a one-time
                balloon payment in addition to Installment Payments of $1,300,000
                due and
                payable on December 31, 2009.

            

    

     

    
      	
              v.  

            	
              The
                January 1 and February 1, 2008 Installment Dates shall be deferred
                and the
                next Installment Date shall be March 1,
                2008.

            

    

     

    
      	
              vi.  

            	
              On
                the date hereof, the Company shall issue amended and restated Debentures
                in the form attached hereto as Exhibit A to reflect the Debenture
                amendments set forth herein.

            

    

     

    b. Amendments
      to
      Warrants.  The parties agree that as of the date hereof, the
      exercise price of the Warrants shall be adjusted as follows, and to document
      such adjustments, the Company shall issue Amended and Restated Warrants in
      the
      form attached hereto as Exhibit B :

     

    Warrant
      Number                                                
Original Exercise
      Price                                                      
Adjusted Exercise Price

     

    UCPI-A-1                                                           
      $0.55                                                                       $0.15

            UCPI-B-1                                                           
      $0.65                                                                      
$0.25

            UCPI-C-1                                                           
      $0.75                                                                      
$0.35

            UCPI-D-1                                                           
      $0.90                                                                      
$0.50

     

    Furthermore,
      the Company shall issue the following additional Warrants (the “Additional
      Warrants”), each of which shall be in the form of the Additional Warrant
      attached hereto as Exhibit C:

     

    Warrant
      Number                                                
Number of
      Shares                                                      
Exercise Price

     

    UCPI-A-2                                                           
      6,786,667                                                       
$0.15

            UCPI-B-2                                                           
      3,446,400                                                       
      $0.25

            UCPI-C-2                                                           
      2,133,714                                                       
      $0.35

            UCPI-D-2                                                           
      1,244,400                                                       
      $0.50

     

    
      
         

      

      
        3

        
          

        

      

      
         

      

    

     

    c. Registration
      Statement.  Within 20 days from the date hereof the Company
      shall file all necessary amendments and supplements to the effective
      registration statement on form SB-2 (no. 333-143846) to reflect the amendments
      to the Debentures and the change in the exercise price of the Warrants set
      forth
      above (but not with respect to the additional number of Warrant
      Shares).

     

    d. Further
      Assurances.
      Company and Affiliated Holdings, Inc. shall, from and after the execution of
      this Agreement, execute and deliver to YA Global whatever additional documents,
      instruments, and agreements that YA Global may require in order to correct
      any
      document deficiencies, or to vest or perfect the Transaction Documents and
      the
      collateral granted therein more securely in YA Global and/or to otherwise give
      effect to the terms and conditions of this Agreement, and hereby authorize
      YA
      Global to file any financing statements (including financing statements with a
      generic description of the collateral such as “all assets”), and take any other
      normal and customary steps, YA Global deems necessary to perfect or evidence
      YA
      Global’s security interests and liens in any such
      collateral.  Affiliated Holdings, Inc. shall be added as a signatory
      to the Security Agreement.

     

    e. Cross
      Default. 
Company hereby acknowledges and agrees that any default under this Agreement
      shall constitute an Event of Default under each of the Transaction
      Documents.

     

    3. RELEASE.  In
      exchange for the accommodations made
      by YA Global herein, Company and Affiliated Holdings, Inc. do hereby,
      on behalf of themselves and their
agents,
      representatives, attorneys,
      assigns, heirs,
      subsidiaries, executors and
      administrators
      (collectively, “Company Parties”) RELEASE AND FOREVER
      DISCHARGE
YA Global and
      its subsidiaries
      and its respective
affiliates,
      parents, joint ventures,
      officers, directors, shareholders, interest holders, members, managers,
      employees, consultants, representatives, successors
      and assigns,
      heirs, executors and administrators (collectively, “Buyer Parties”) from all
      causes of action, suits, debts, claims and demands whatsoever known or unknown,
      at law, in equity or otherwise, which the Company Parties ever had,
      now
      have, or hereafter may have
      on or prior to the date
      hereof, and any
      claims for reasonable attorneys’
fees and costs, and including, without limitation, any claims relating to fees,
      penalties, liquidated damages, and indemnification for losses, liabilities
      and
      expenses.  The release contained in this
      Section
is effective without
      regard
      to the legal nature of the claims raised and without regard to whether any
      such
      claims are based upon tort, equity, or implied or express
      contract.  It
      is expressly understood and agreed
      that this release shall operate as a clear and unequivocal waiver by
the Company Parties
of
      any such claim
      whatsoever.

     

    4. PROVISIONS
      OF GENERAL
      APPLICATION

     

    a. Effect
      of this
      Agreement.  Except as modified pursuant hereto, no other
      changes or modifications to the Transaction Documents are intended or implied
      and in all other respects the Transaction Documents are hereby specifically
      ratified, restated and confirmed by all parties hereto as of the effective
      date
      hereof.  To the extent of conflict between the terms of this Agreement
      and the other Transaction Documents, the terms of this Agreement shall
      control.  The Transaction Documents and this Agreement shall be read
      and construed as one agreement.

     

    b. Governing
      Law.  This Agreement shall be interpreted according to the laws
      of the State of New Jersey and shall inure to the benefit of and be binding
      upon
      the parties hereto and their respective successors and assigns.  Any
      notices, demands, consents, other writings or communications permitted or
      required by this Agreement shall be given in the manner and to the address
      as
      set forth in the Transaction Documents.

     

    c. Mutual
      Waiver of Jury
      Trial.  BECAUSE DISPUTES ARISING IN CONNECTION WITH COMPLEX
      FINANCIAL TRANSACTIONS ARE MOST QUICKLY AND ECONOMICALLY RESOLVED BY AN
      EXPERIENCED AND EXPERT PERSON AND THE PARTIES WISH APPLICABLE STATE AND FEDERAL
      LAWS TO APPLY (RATHER THAN ARBITRATION RULES), THE PARTIES DESIRE THAT THEIR
      DISPUTES BE RESOLVED BY A JUDGE APPLYING SUCH APPLICABLE
      LAWS.  THEREFORE, TO ACHIEVE THE BEST COMBINATION OF THE BENEFITS OF
      THE JUDICIAL SYSTEM AND OF ARBITRATION, THE PARTIES HERETO WAIVE ALL RIGHTS
      TO
      TRIAL BY JURY IN ANY ACTION, SUIT OR PROCEEDING BROUGHT TO RESOLVE ANY DISPUTE,
      WHETHER ARISING IN CONTRACT, TORT OR OTHERWISE BETWEEN FACTOR AND CLIENT ARISING
      OUT OF, CONNECTED WITH, RELATED OR INCIDENTAL TO THE RELATIONSHIP ESTABLISHED
      BETWEEN THEM IN CONNECTION WITH THIS AGREEMENT OR ANY OF THE OTHER FACTORING
      DOCUMENTS OR THE TRANSACTIONS RELATED THERETO.

     

    [SIGNATURE
      PAGE IMMEDIATELY TO FOLLOW]

     

    
      
         

      

      
        4

        
          

        

      

      
         

      

    

    

     

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

     

    
      	 	
              Unicorp,
                Inc.

            
	 	 
	 	 
	 	
              By:                                                                
                

            
	 	
              Name:                      
                Carl A. Chase

            
	 	
              Title:                      
                Chief Financial Officer

            
	 	 
	 	
              Affiliated
                Holdings, Inc.

            
	 	 
	 	 
	 	
              By:                                                                
                

            
	 	
              Name:                      
                Carl A. Chase

            
	 	
              Title:                      
                Chief Financial Officer

              
              

              
              

            
	 	
              YA
                Global Investments, L.P.

            
	 	 
	 	
              By:           
                Yorkville Advisors, LLC

            
	 	
              Its:           
                Investment Manager

            
	 	 
	 	
              By:                                                                
                

            
	 	
              Name:                      
                

            
	 	
              Title:

            

    

     

    
      
         

      

      
        5

        
          

        

      

      
         

      

    

     

    SCHEDULE
      A

    

    TRANSACTION
      DOCUMENTS

    

    

    Securities
      Purchase Agreement dated May 17, 2007 between Company and YA Global.

    

    Secured
      Convertible Debenture (no. UCPI-1-3) issued on October 23, 2007 in the original
      principal amount of $1,500,000

    

    Secured
      Convertible Debenture (no. UCPI-1-2) issued on June 29, 2007 in the original
      principal amount of $2,000,000

    

    Secured
      Convertible Debenture (no. UCPI-1-1) issued on May 17, 2007 in the original
      principal amount of $3,500,000

    

    Warrant
      No.UCPI-1-A issued to YA Global on May 17, 2007 to purchase 2,545,000 shares
      of
      common stock.

    

    Warrant
      No.UCPI-1-B issued to YA Global on May 17, 2007 to purchase 2,154,000 shares
      of
      common stock.

    

    Warrant
      No.UCPI-1-C issued to YA Global on May 17, 2007 to purchase 1,867,000 shares
      of
      common stock.

    

    Warrant
      No.UCPI-1-D issued to YA Global on May 17, 2007 to purchase 1,555,500 shares
      of
      common stock.

    

    Registration
      Rights Agreement dated May 17, 2007 between Company and YA Global.

    

    Security
      Agreement dated May 17, 2007 among the Company, Affiliated Holdings, Inc.,
      and
      YA Global.

    

    Mortgage,
      Assignment of Production, Security Agreement, Fixture Filing and Financing
      Statement granted by the Company to YA Global as of May 17, 2007

    

    Deed
      of
      Trust, Mortgage, Assignment, Security Agreement, Fixture Filing and Financing
      Statement granted by the Company to YA Global as of May 17, 2007

    

    Irrevocable
      Transfer Agent Instructions dated May 17, 2007 among Company, David Gonzalez,
      OTC Stock Transfer Co., and YA Global.

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    

    

    EXHIBIT
      A

    

    FORM
      OF AMENDED AND RESTATED
      CONVERTIBLE DEBENTURES

    

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    EXHIBIT
      B

    

    FORM
      OF AMENDED AND RESTATED
      WARRANTS

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    EXHIBIT C 

    

    FORM
      OF ADDITIONAL
      WARRANTS

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