Document:

Office Lease

  
 Exhibit 10.1 

 
 OFFICE LEASE 

Between 
 Fund
IX, Fund X, Fund XI, and REIT Joint Venture, a Georgia joint venture, 
 and 

AVNET, Inc., 
 a New York corporation 
  
 360 INTERLOCKEN BOULEVARD, BROOMFIELD, COLORADO 

  
 TABLE OF CONTENTS

  

					
	 	  	Page No.	 
	 ARTICLE 1 Premises and Term
	  	 	1	  
	 ARTICLE 2 Base Rent
	  	 	2	  
	 ARTICLE 3 Additional Rent
	  	 	3	  
	 ARTICLE 4 Use and Rules
	  	 	8	  
	 ARTICLE 5 Services and Utilities
	  	 	8	  
	 ARTICLE 6 Alterations and Liens
	  	 	10	  
	 ARTICLE 7 Repairs
	  	 	11	  
	 ARTICLE 8 Casualty Damage
	  	 	12	  
	 ARTICLE 9 Insurance, Subrogation, and Waiver of Claims
	  	 	13	  
	 ARTICLE 10 Condemnation
	  	 	15	  
	 ARTICLE 11 Return of Possession
	  	 	15	  
	 ARTICLE 12 Holding Over
	  	 	16	  
	 ARTICLE 13 No Waiver
	  	 	17	  
	 ARTICLE 14 Attorneys’ Fees and Jury Trial
	  	 	17	  
	 ARTICLE 15 Personal Property Taxes, Rent Taxes and Other Taxes
	  	 	17	  
	 ARTICLE 16 Subordination, Attornment and Mortgagee Protection
	  	 	17	  
	 ARTICLE 17 Estoppel Certificate
	  	 	18	  
	 ARTICLE 18 Assignment and Subletting
	  	 	19	  
	 ARTICLE 19 Rights Reserved By Landlord
	  	 	21	  
	 ARTICLE 20 Landlord’s Remedies
	  	 	23	  
	 ARTICLE 21 Landlord Default
	  	 	25	  
	 ARTICLE 22 Conveyance by Landlord and Liability
	  	 	26	  
	 ARTICLE 23 Indemnification
	  	 	26	  
	 ARTICLE 24 Safety and Security Devices, Services and Programs
	  	 	27	  
	 ARTICLE 25 Communications and Computer Lines
	  	 	27	  
	 ARTICLE 26 Hazardous Materials
	  	 	28	  
	 ARTICLE 27 Offer
	  	 	30	  
	 ARTICLE 28 Notices
	  	 	30	  
	 ARTICLE 29 Real Estate Brokers
	  	 	30	  
	 ARTICLE 30 Security Deposit
	  	 	30	  
	 ARTICLE 31 Exculpatory Provisions
	  	 	31	  
	 ARTICLE 32 Mortgagee’s Consent
	  	 	31	  
	 ARTICLE 33 Other Tenant Rights
	  	 	31	  
	 ARTICLE 34 Miscellaneous
	  	 	33	  
	 ARTICLE 35 Entire Agreement
	  	 	34	  
	 ARTICLE 36 Parking
	  	 	35	  
	 ARTICLE 37 Termination Option
	  	 	35	  
	 RIDER ONE RULES
	  			
	 EXHIBIT A        (Floor plan(s) showing Premises cross-hatched)
	  			
	 EXHIBIT B        WORKLETTER AGREEMENT
	  			
	 EXHIBIT C        RENEWAL OPTION
	  			
	 EXHIBIT D        LEGAL DESCRIPTION
	  			
	 EXHIBIT E        COMMENCEMENT DATE CONFIRMATION
	  			
	 EXHIBIT F        LOCATION OF EXTERIOR SIGNAGE
	  			
	 EXHIBIT G        JANITORIAL SPECIFICATIONS
	  			

  
 i 

					
	List of Defined Terms	  
		
	 ADA
	  	 	32	  
	 Additional Rent
	  	 	8	  
	 Affiliate
	  	 	21	  
	 Alterations
	  	 	10	  
	 Anticipated Commencement Date
	  	 	1	  
	 Arbitration Request
	  	 	1	  
	 Base Rent
	  	 	3	  
	 Building
	  	 	1	  
	 Commencement Date
	  	 	1	  
	 Construction Allowance
	  	 	3	  
	 CPA
	  	 	8	  
	 Current Market Rate
	  	 	1	  
	 Default
	  	 	23	  
	 Default Rate
	  	 	25	  
	 Dish
	  	 	32	  
	 Estimates
	  	 	1	  
	 Expiration Date
	  	 	2	  
	 Extension Option
	  	 	1	  
	 Extension Term
	  	 	1	  
	 Force Majeure Delays
	  	 	34	  
	 Hazardous Material
	  	 	29	  
	 Holder
	  	 	18	  
	 Holidays
	  	 	9	  
	 Landlord
	  	 	1	  
	 Law
	  	 	34	  
	 Lease Month
	  	 	3	  
	 Lease Year
	  	 	3	  
	 Line Problems
	  	 	28	  
	 Lines
	  	 	27	  
	 Mortgage
	  	 	18	  
	 MSDS
	  	 	29	  
	 Operating Expenses
	  	 	4	  
	 Permitted Holdover
	  	 	16	  
	 Permitted Transfer
	  	 	21	  
	 Permitted Transferee
	  	 	21	  
	 Person
	  	 	34	  
	 Premises
	  	 	1	  
	 Prime Rate
	  	 	24	  
	 Property
	  	 	1	  
	 Rent
	  	 	8	  
	 Rules
	  	 	8	  
	 Statement
	  	 	6	  
	 Subject Space
	  	 	19	  
	 Substantial Completion
	  	 	2	  
	 Substantial Completion Deadline
	  	 	2	  
	 Substantially Completed
	  	 	2	  
	 Systems and Equipment
	  	 	1	  
	 Tangible Net Worth
	  	 	21	  
	 Taxes
	  	 	3	  
	 Tenant
	  	 	1	  

  
 ii 

			
	List of Defined Terms

 

					
	 Tenant Delay Day
	  	 	2	  
	 Tenant Work
	  	 	10	  
	 Tenant’s Prorata Share
	  	 	4	  
	 Term
	  	 	2	  
	 Termination Effective Date
	  	 	36	  
	 Termination Fee
	  	 	36	  
	 Termination Option
	  	 	36	  
	 Total Construction Costs
	  	 	3	  
	 Transfer Premium
	  	 	20	  
	 Transferee
	  	 	19	  
	 Transfers
	  	 	19	  
	 Work
	  	 	1	  
	 Working Drawings
	  	 	1	  

  
 iii

  
 OFFICE LEASE

 THIS LEASE made as of the
2nd day
 of September, 2010 between Fund IX, Fund X, Fund XI, and REIT Joint Venture, a Georgia joint venture (“Landlord”) and AVNET, Inc., a New York corporation (“Tenant”).

 WITNESSETH: 
 ARTICLE 1 
 Premises and Term 

(A)    Premises, Building and Property. Landlord hereby leases to Tenant and Tenant hereby
leases from Landlord that certain space known as Suites 100, 125, 150 and 200 and 300 (“Premises”) described or shown on Exhibit A attached hereto containing approximately 42,463 rentable square feet of space located on
the first, second and third floor of the building commonly known as 360 Interlocken Boulevard, Broomfield, Colorado (the “Building”), subject to the terms of this Lease. Landlord and Tenant agree that for purposes of this
Lease the rentable area of the Premises is approximately forty two thousand four hundred sixty three (42,463) square feet, 6,304 of which are on the first floor of the Building. The term “Property” shall mean the
Building, and any common or public areas or facilities, easements, corridors, lobbies, sidewalks, loading areas, driveways, landscaped areas, skywalks, parking garages and lots, and any and all other structures or facilities operated or maintained
in connection with or for the benefit of the Building, and all parcels or tracts of land on which all or any portion of the Building or any of the other foregoing items are located, and any fixtures, machinery, equipment, apparatus, Systems and
Equipment, furniture and other personal property located thereon or therein and used in connection therewith owned or leased by Landlord. Possession of areas necessary for utilities, services, safety and operation of the Property, including the
Systems and Equipment, fire stairways, perimeter walls, space between the finished ceiling of the Premises and the slab of the floor or roof of the Building there above, and the use thereof together with the right to install, maintain, operate,
repair and replace the Systems and Equipment, including any of the same in, through, under or above the Premises in locations that will not materially interfere with Tenant’s use of the Premises, are hereby excepted and reserved by Landlord,
and not demised to Tenant, provided that Tenant shall be entitled to share use of this space for Tenant’s needs in the Premises and further provided that Landlord shall comply with the requirements of the last grammatical paragraph of Article
19 in connection with any entrance into the Premises pursuant to this Section 1(A). “Systems and Equipment” shall mean any common (shared) plant, machinery, transformers, duct work, cable, wires, and other equipment,
facilities, and systems designed to supply heat, ventilation, air conditioning and humidity or any other services or utilities, or comprising or serving as any component or portion of the electrical, gas, steam, plumbing, sprinkler, communications,
alarm, security, or fire/life/safety systems or equipment, the back up generator, and any other mechanical, electrical, electronic, computer or other systems or equipment serving more than one tenant at the Property. 

(B)    Commencement Date: The “Commencement Date” shall be the earliest
of (a) the date on which Tenant occupies any portion of the Premises and begins conducting business therein, (b) the date on which the Work (as defined in Exhibit B hereto) in the Premises is Substantially Completed (as defined in Exhibit
B hereto), or (c) the date on which the Work in the Premises would have been Substantially Completed but for the occurrence of any Tenant Delay Days (as defined in Exhibit B hereto). The “Anticipated Commencement Date”
is November 24, 2010. If the Commencement Date does not occur on or before November 24, 2010, then at Tenant’s request the Commencement Date shall be deferred to January 15, 2011. The “Term” of this Lease
shall be approximately one hundred twenty (120) months, commencing on the Commencement Date and ending at 5:00 p.m. local time on the last 

  
 1 

 
day of the 120th full calendar month following the Commencement Date (“Expiration Date”), subject to adjustment and earlier termination as provided herein. 

(C)    Completion. Until the Work is Substantially Completed, Landlord shall continue to use
due diligence to obtain the required building permit(s), to complete construction and to deliver possession of the Premises to Tenant. From time to time, upon Tenant’s request Landlord shall give Tenant written notice of the progress of the
Work. Not less than thirty (30) days prior to Landlord’s estimated date when the Work will be Substantially Completed, Landlord and Tenant shall cooperate diligently to periodically inspect the Premises to identify potential punch list
items, and thereafter Landlord shall cause deficient items to be corrected. 

(D)    Remedies for Delay. If delivery of possession of the Premises to Tenant is delayed
because of a delay in the completion of construction of the Building or other Work, then this Lease shall remain in full force and effect, and Landlord shall not be liable to Tenant for any damage occasioned by such delay. Notwithstanding the
preceding sentence, if Substantial Completion does not occur on or before January 15, 2011 (the “Substantial Completion Deadline”), as such date may be extended by reason of Tenant Delay Days and/or a Force Majeure
Delay, then Tenant’s sole and exclusive remedy for such delay will be to receive one (1) day of free Base Rent credit for every day from the Substantial Completion Deadline (as it may be so extended for Tenant Delay Days and/or Force
Majeure Delay) until Substantial Completion. All free Base Rent credits earned under this Section shall be applied dollar-for-dollar to the Base Rent first coming due from and after the Commencement Date. 

(E)    Term Commencement. Landlord and Tenant shall execute a Commencement Date Confirmation
substantially in the form of Exhibit E promptly following the Commencement Date evidencing that Tenant has inspected the Premises, Property, Systems and Equipment and accepts the same “as is” without any agreements, representations,
understandings or obligations on the part of Landlord to perform any alterations, repairs or improvements and no representations respecting the condition of the Premises or the Property, except (i) as expressly provided herein or in the
Workletter; (ii) for omissions from, or errors to the Work that is required by the design documents, and (iii) any latent defects that materially interfere with AVNET’s use of the Premises. 

(F)    Required Tenant Deliveries. Landlord will not be obligated to deliver possession of the
Premises to Tenant until Landlord has received from Tenant all of the following: (i) this Lease fully executed by Tenant; (ii) one monthly installment of Base Rent; (iii) certificates of insurance or notice of self insurance as
required under Article 9 of this Lease; (iv) copies of all governmental permits and authorizations, if any, required in connection with Tenant’s operation of its business within the Premises, excluding any certificate of occupancy or final
inspection with respect to the Work. Failure to timely deliver any of the foregoing shall not defer the Commencement Date or impair Tenant’s obligation to pay Rent. 
 ARTICLE 2 
 Base Rent 

Tenant shall pay Landlord Base Rent (“Base Rent”) in advance on or before the first day of each
calendar month during the Term, except that Base Rent for one full calendar month during Lease Year 1 for which Base Rent shall be due shall be paid when Tenant executes this Lease, in the following amounts at the following times: 

 

							
	 Time Period
	  	 Annual Amount
	 	 Monthly Amount
	 	 Annual Base Rent

  Per Square Foot  

				
	 Lease Year 1
	  	$382,167.00*	 	$31,847.25*	 	  $9.00
	 Lease Year 2
	  	$573,250.50  	 	$47,770.88  	 	$13.50

  
 2 

							
	 Lease Year 3
	  	$594,482.00  	  	$49,540.17  	  	$14.00
	 Lease Year 4
	  	$615,713.50  	  	$51,309.46  	  	$14.50
	 Lease Year 5
	  	$636,945.00  	  	$53,078.75  	  	$15.00
	 Lease Year 6
	  	$658,176.50  	  	$54,848.04  	  	$15.50
	 Lease Year 7
	  	$679,408.00  	  	$56,617.33  	  	$16.00
	 Lease Year 8
	  	$700,639.50  	  	$58,386.63  	  	$16.50
	 Lease Year 9
	  	$721,871.00  	  	$60,155.92  	  	$17.00
	 Lease Year 10
	  	$743,102.50  	  	$61,925.21  	  	$17.50

 *Notwithstanding
the foregoing, provided Tenant is not in Default hereunder, Base Rent for the first ten (10) calendar months of the Term shall be abated. In the event that during the Term Tenant commits a material monetary Default and Tenant fails to cure
before Landlord exercises its remedies under this Lease, then all sums so abated shall be immediately due and payable. 
 If the
Term commences on a day other than the first day of a calendar month, or ends on a day other than the last day of a calendar month, then the Base Rent for such month shall be prorated on the basis of the number of days in that month. Except as
otherwise may be expressly provided for herein, Rent shall be paid without any prior demand or notice therefor and without any deduction, set-off or counterclaim, or relief from any valuation or appraisement laws. Landlord may apply payments
received from Tenant to any obligations of Tenant then accrued, without regard to such obligations as may be designated by Tenant. As used herein, the term “Lease Month” shall mean each calendar month during the Term (and if
the Commencement Date does not occur on the first day of a calendar month, the period from the Commencement Date to the first day of the next calendar month shall be included in the first Lease Month for purposes of determining the duration of the
Term and the monthly Base Rent rate applicable for such partial month) and the term “Lease Year” shall mean each consecutive period of twelve (12) Lease Months. 

ARTICLE 3 

Additional Rent 
 (A)    Taxes. Tenant shall pay Landlord Tenant’s Prorata Share of Taxes. “Taxes” shall mean all federal, state, county, or local taxes, fees,
charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary (including without limitation, real estate taxes, general and special assessments, transit taxes, water and sewer rents, rent taxes, sales
taxes, gross receipts taxes, and personal property taxes imposed upon Landlord) payable by Landlord in any calendar year during the Term. However, “Taxes” shall not include: Landlord’s income taxes, franchise taxes, gift taxes,
capital stock taxes, inheritance and succession taxes, and estate taxes; provided that if an income or excise tax is levied by any governmental entity in lieu of or as a substitute for ad valorem real estate taxes (in whole or in part), then any
such tax or excise shall constitute and be included within the term “Taxes.” Taxes shall include the reasonable costs of consultants retained in an effort to lower taxes, dispute taxes or lower the tax valuation of the Property, but not in
excess of 50% of the savings actually achieved. Tenant waives all rights to protest or appeal the appraised value of the Premises and the Property, provided that Landlord must appeal real estate taxes in the event that real estate taxes for the
Property increase by more than ten percent (10%) in any calendar year during the Term. If Taxes for any period during the Term or any extension thereof, shall be increased after payment thereof by Landlord for any reason, Tenant shall pay
Landlord upon demand Tenant’s Prorata Share of such increased Taxes. Notwithstanding the foregoing, if any Taxes shall be paid based on assessments or bills by a governmental or municipal authority using a fiscal year other than a calendar
year, Landlord may elect to average the assessments or bills for the subject calendar year, based on the number of months of such calendar year included in each such assessment or bill. “Tenant’s Prorata Share” of Taxes
and Operating Expenses shall be the rentable area 

  
 3 

 
of the Premises divided by the rentable area of the Building on the last day of the calendar year for which Taxes or Operating Expenses are being determined, excluding any parking facilities.

 (B)    Operating Expenses. Tenant shall pay Landlord Tenant’s Prorata Share of
Operating Expenses. “Operating Expenses” shall mean all expenses of every kind (other than Taxes) which are paid, incurred or accrued for, by or on behalf of Landlord during any calendar year any portion of which occurs
during the Term, in connection with the management, repair, maintenance, restoration and operation of the Property and the complex of which the Property is a part, including, but not limited to, any amounts paid for: (a) utilities for the
Property, including but not limited to electricity, power, gas, steam, chilled water, oil or other fuel, water, sewer, lighting, heating, air conditioning and ventilating (including, without limitation, taxes on utility usage), (ii) permits,
licenses and certificates necessary to operate, manage and lease the Property or for the operation of any transportation to or from the Property, (c) insurance applicable to the Property, but not limited to the amount of coverage Landlord is
required to provide under this Lease, (d) supplies, tools, equipment and materials used in the operation, repair and maintenance of the Property including, without limitation, costs of the maintenance, operation, and repair of the HVAC systems
serving the Building, exclusive of systems which serve only a particular tenant’s space, (e) accounting, legal, inspection, consulting, concierge, and other services, (f) any equipment rental of any kind (or installment equipment
purchase or equipment financing agreements), (g) management fees of not more than three percent (3%) of the gross revenues of the Building and amounts payable under management agreements (provided that in the event that Tenant leases 100%
of the rentable area in the Building and Tenant elects by separate agreement with Landlord to self-manage, Landlord shall not include management fee reimbursement in Operating Expenses), (h) wages, salaries and other compensation and benefits
for persons engaged in the operation, maintenance or security of the Property (but not at a level above the Building General Manager), and employer’s Social Security taxes, unemployment taxes or insurance, and any other taxes which may be
levied on such wages, salaries, compensation and benefits, provided that such wages and benefits for persons who do not work full time at the Building shall be prorated based on time spent working on Building matters, (i) payments under any
easement, operating agreement, declaration, restrictive covenant, or instrument pertaining to the sharing of costs in any planned development, (j) operation, repair, and maintenance of all Systems and Equipment and components thereof (including
replacement of components), janitorial service, alarm and security service, window cleaning, trash removal, elevator maintenance, cleaning of walks, parking facilities and Property walls, removal of ice and snow, replacement of wall and floor
coverings, ceiling tiles and fixtures in lobbies, corridors, restrooms and other common or public areas or facilities, maintenance and replacement of shrubs, trees, grass, sod and other landscaped items, irrigation systems, drainage facilities,
fences, curbs, and walkways, re-paving and re-striping parking facilities, and roof repairs; and (k) costs that are reasonably incurred by Landlord and produce meaningful savings in connection with any environmental initiative and/or
operations & maintenance plan implemented by Landlord at the Property whether or not such initiatives are mandated by law including, but not limited to, costs to: install water efficient irrigation, plumbing and fixtures; reduce heat
islands; control stormwater; reduce chemical emissions; manage refrigerants; optimize energy performance and increase efficiencies; store and collect recyclables; promote usage of recycled content; and implement sustainable purchasing and waste
management policies. Notwithstanding the foregoing, Operating Expenses shall not include: 

(i)    depreciation, interest and amortization on Mortgages, and other debt costs or
ground lease payments, if any; legal fees in connection with leasing, tenant disputes or enforcement of leases; real estate brokers’ leasing commissions; improvements or alterations to tenant spaces; the cost of providing any service directly
to and paid directly by, any tenant; any costs expressly excluded from Operating Expenses elsewhere in this Lease; costs of any items to the extent Landlord receives reimbursement from insurance proceeds or from a third party (such proceeds to be
deducted from Operating Expenses in the year in which received); 

  
 4 

  
 (ii)    capital expenditures, except those: (a) made primarily to reduce Operating Expenses, or to comply with any Laws or other governmental requirements, or (b) for
replacements (as opposed to additions or new improvements) of non-structural items located in the common areas of the Property required to keep such areas in good condition; provided, all such permitted capital expenditures (together with reasonable
financing charges) shall be amortized for purposes of this Lease over the shorter of: (i) their useful lives or (ii) the period during which the reasonably estimated savings in Operating Expenses equals the expenditures; 

(iii)    expenses that are covered by manufacturer or contractor warranties;

 (iv)    any overhead and profit increment paid to Landlord or to
subsidiaries or affiliates of Landlord for goods and/or services in or to the Premises to the extent such increment exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 

(v)    Landlord’s general corporate overhead and general and administrative
expenses; 
 (vi)    Fines and penalties, including but not limited to tax
penalties incurred as a result of Landlord’s negligence or Landlord’s inability or unwillingness to make payments and/or to file any tax or informational returns when due; 

(vii)    any property management fees in excess of the amount specified; 

(viii)    Landlord’s charitable or political contributions; 

(ix)    costs for sculpture, paintings or other objects of art; 

(x)    costs associated with the operation of the business of the entity which
constitutes Landlord as the same are distinguished from the costs of operation of the Premises including accounting and legal matters, costs of selling, syndicating, financing, mortgaging or hypothecating any of Landlord’s interest in the
Premises, costs of any disputes between Landlord and its employees, 

(xi)    any entertainment, dining or travel expenses for any purpose; 

(xii)    Landlord’s in house legal or accounting fees; 

(xiii)    hazardous or toxic material clean-up costs; 

(xiv)    gifts, holiday décor, parties, and lighting displays; 

(xv)    costs reimbursed by a condemnation award; and 

(xvi)    marketing costs. 

With respect to any calendar year or partial calendar year in which the Building is not occupied to the extent of 95% of the rentable
area thereof, Operating Expenses which vary with occupancy for such period shall, for the purposes hereof, be increased to the amount which would have been incurred had the Building been occupied to the extent of 95% of the rentable area thereof. If
the Property shall be part of or shall include a complex, development or group of buildings or structures, Landlord may allocate Taxes and Operating Expenses within such complex, development or group, and between such buildings and

  
 5 

 
structures and the parcels on which they are located, in accordance with sound accounting and management principles. In the alternative, Landlord shall have the right to determine, in accordance
with sound accounting and management principles, Tenant’s Prorata Share of Taxes and Operating Expenses based upon the totals of each of the same for all such buildings and structures, the land constituting parcels on which the same are
located, and all related facilities, including common areas and easements, corridors, lobbies, sidewalks, elevators, loading areas, parking facilities and driveways and other appurtenances and public areas, in which event Tenant’s Prorata Share
shall be based on the ratio of the rentable area of the Premises to the rentable area of all such buildings. 
 Furthermore,
Tenant shall not be obligated to pay any increase in Controllable Operating Expenses (hereinafter defined) exceeding 4.0% of the Controllable Operating Expenses due for any calendar year under the Lease for the previous calendar year (such 4.0% cap
to be determined on a compounded and cumulative basis). “Controllable Operating Expenses” shall mean all Operating Expenses other than union labor costs, insurance costs, all governmentally mandated costs and expenses (including all taxes
of any kind, to the extent such taxes are included in Operating Expenses hereunder), utility costs, and costs of snow and ice removal. Management fees shall also be excluded from Controllable Operating Expenses because management fees are separately
addressed and capped at Section 3(B)(g) above. 
 (C)    Manner of Payment.
Taxes and Operating Expenses shall be paid in the following manner: 

(i)    Landlord may reasonably estimate in advance the amounts Tenant shall owe for
Taxes and Operating Expenses for any full or partial calendar year of the Term. In such event, Tenant shall pay such estimated amounts, on a monthly basis in installments equal to one-twelfth of the annual estimate, on or before the first day of
each calendar month, together with Tenant’s payment of Base Rent. Such estimate may be reasonably adjusted from time to time by Landlord. 
 (ii)    Within one hundred twenty (120) days after the end of each calendar year, or as soon thereafter as practicable, Landlord shall provide a statement (the
“Statement”) to Tenant showing: (a) the amount of actual Taxes and Operating Expenses for such calendar year, with a listing of amounts for major categories of Operating Expenses, (b) any amount paid by Tenant
towards Taxes and Operating Expenses during such calendar year on an estimated basis, and (c) any revised estimate of Tenant’s obligations for Taxes and Operating Expenses for the current calendar year. 

(iii)    If the Statement shows that Tenant’s estimated payments were less than
Tenant’s actual obligations for Taxes and Operating Expenses for such year, Tenant shall pay the difference. If the Statement shows an increase in Tenant’s estimated payments for the current calendar year, Tenant shall pay the difference
between the new and former estimates, for the period from January 1 of the current calendar year through the month in which the Statement is sent. Tenant shall make such payments within thirty (30) days after Landlord sends the Statement.

 (iv)    If the Statement shows that Tenant’s estimated payments
exceeded Tenant’s actual obligations for Taxes and Operating Expenses, Tenant shall receive a credit for the difference against payments of Rent next due. If the Term shall have expired and no further Rent shall be due, Tenant shall receive a
refund of such difference, within thirty (30) days after Landlord sends the Statement. 

(v)    So long as Tenant’s obligations hereunder are not materially adversely
affected thereby, Landlord reserves the right to reasonably change, from time to time, the manner or timing of the foregoing payments. In lieu of providing one Statement covering Taxes 

  
 6 

 
and Operating Expenses, Landlord may provide separate statements, at the same or different times. No delay by Landlord in providing the Statement (or separate statements) shall be deemed a
default by Landlord or a waiver of Landlord’s right to require payment of Tenant’s obligations for actual or estimated Taxes or Operating Expenses. 
 (D)    Proration. If the Term commences other than on January 1, or ends other than on December 31, Tenant’s obligations to pay estimated and actual amounts
towards Taxes and Operating Expenses for such first or final calendar years shall be prorated to reflect the portion of such years included in the Term. Such proration shall be made by multiplying the total estimated or actual (as the case may be)
Taxes and Operating Expenses, for such calendar years, by a fraction, the numerator of which shall be the number of days of the Term during such calendar year, and the denominator of which shall be three hundred and sixty-five (365). 

(E)    Landlord’s Records. Landlord shall maintain records respecting Taxes and Operating
Expenses and determine the same in accordance with sound accounting and management practices, consistently applied. Taxes and Operating Expenses shall be calculated on a full accrual basis. Landlord reserves the right to change to a cash system of
accounting and, in such event, Landlord shall make reasonable and appropriate accrual adjustments to ensure that each calendar year includes substantially the same recurring items. Tenant or its representative shall have the right to examine such
records upon reasonable prior notice specifying the records Tenant desires to examine, during normal business hours at the place or places where such records are normally kept by sending such notice no later than ninety (90) days following the
furnishing of the Statement. Tenant shall maintain the results of each such audit or inspection confidential and shall not be permitted to use any third party to perform such audit or inspection unless: (1) the third party is not compensated on
a contingency fee basis or in any other manner which is dependent upon the results of such audit or inspection (and Tenant shall deliver the fee agreement or other similar evidence of such fee agreement to Landlord upon request), and (2) the
third party agrees with Landlord in writing to maintain the results of such audit or inspection confidential. Tenant may take exception to matters included in Taxes or Operating Expenses, or Landlord’s computation of Tenant’s Prorata Share
of either, by sending notice specifying such exception and the reasons therefor to Landlord no later than ninety (90) days after Landlord makes such records available for examination. Such Statement shall be considered final, except as to
matters to which exception is taken after examination of Landlord’s records in the foregoing manner and within the foregoing times. Tenant acknowledges that Landlord’s ability to budget and incur expenses depends on the finality of such
Statement. Landlord shall allow Tenant a credit against Rent next due for the amount of any overpayment and Tenant shall promptly pay Landlord the amount of any underpayment. In the event Tenant was overbilled by more than five percent (5%),
Landlord shall promptly pay Tenant the reasonable costs of its audit and inspection of Landlord’s records, not to exceed the amount Tenant was overbilled. If Landlord has already retained, in response to another tenant’s exceptions, an
independent certified public accountant (“CPA”) to certify one or more of the matters to which Tenant has taken exception, then, upon Landlord’s receipt of such CPA’s certification, Landlord shall provide a copy of
the relevant portions thereof to Tenant and, based upon such certification, Landlord shall recalculate, to the extent applicable and for the period of time in question, the amount of those particular matters included in Tenant’s Share of Taxes
or Operating Expenses to which Tenant took exception. Pending resolution of any such exceptions in the foregoing manner, Tenant shall continue paying Tenant’s Prorata Share of Taxes and Operating Expenses in the amounts determined by Landlord,
subject to adjustment after any such exceptions are so resolved. 
 (F)    Rent and Other
Charges. “Additional Rent” means Tenant’s Prorata Share of Taxes and Tenant’s Prorata Share of Operating Expenses. Base Rent, Additional Rent and any other amounts which Tenant is or becomes obligated to pay
Landlord under this Lease or other agreement entered in connection herewith, are sometimes herein referred to collectively as “Rent,” and all remedies applicable 

  
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to the non-payment of Rent shall be applicable thereto. Rent shall be paid at any office maintained by Landlord or its agent at the Property or at such other place as Landlord may designate.

 ARTICLE 4 
 Use and Rules 
 Tenant shall use the Premises for
general office use and related incidental uses. Tenant shall comply with all applicable Laws and all covenants, conditions and restrictions of record applicable to Tenant’s use or occupancy of the Premises. Tenant shall not disturb or interfere
with any other tenant or occupant of the Property. Tenant shall not use the Premises in any manner so as to cause a cancellation of Landlord’s insurance policies or an increase in the premiums thereunder. Tenant shall comply with, and shall
cause its permitted subtenants, permitted assignees, invitees, employees, contractors and agents to comply with, all rules set forth in Rider One attached hereto (the “Rules”). Landlord shall have the right to reasonably
amend such Rules and supplement the same with other reasonable Rules (not expressly inconsistent with this Lease) relating to the Property, or the promotion of safety, care, cleanliness or good order therein, and all such amendments or new Rules
shall be binding upon Tenant after five (5) days notice thereof to Tenant. All Rules shall be applied on a non-discriminatory basis, but nothing herein shall be construed to give Tenant or any other Person any claim, demand or cause of action
against Landlord arising out of the violation of such Rules by any other tenant, occupant, or visitor of the Property, or out of the enforcement or waiver of the Rules by Landlord in any particular instance. 

ARTICLE 5 

Services and Utilities 
 Landlord shall provide the following services and utilities (the cost of which shall be included in Operating Expenses unless otherwise stated herein): 

(A)    Electrical service for standard office lighting fixtures, equipment and accessories through
Landlord’s wires and conduits, to the extent available and based on the safe and lawful capacity of the existing electrical circuit(s) and facilities serving the Premises, provided the safe and lawful capacity of the existing electrical
circuit(s) serving the Premises is not exceeded. Electricity used by Tenant in the Premises shall, at Landlord’s option, be paid by Tenant without mark-up by Landlord either (1) through inclusion in Operating Expenses (except as provided
in Section 5(G) with respect to excess usage by Tenant); (2) by a separate charge payable by Tenant to Landlord within thirty (30) days after billing by Landlord; or (3) by a separate charge billed by the applicable utility
company and payable directly by Tenant. Electrical service to the Premises may be furnished by one or more companies providing electrical generation, transmission and distribution services, and the cost of electricity may consist of several
different components or separate charges for such services, such as generation, distribution and stranded cost charges. Landlord shall have the exclusive right (i) to choose the company or companies to provide electrical service to the Property
and the Premises, (ii) to aggregate the electrical service for the Property and the Premises with other buildings or properties, (iii) to purchase electrical service through an agent, broker or buyer’s group, and (iv) to change
the electrical service provider or manner of purchasing electrical service from time to time. Tenant also shall be responsible for the payment of the cost of all modifications to the existing electrical circuit(s) and facilities serving the
Premises, and the cost of all electricity furnished to the Premises during the performance of janitor service, the making of alterations or repairs in the Premises, and the operation of any special air conditioning systems which may be required for
data processing or computer equipment or other special equipment or machinery installed by Tenant. 

(B)    Heat and air-conditioning from 8:00 a.m. until 6:00 p.m. Monday through Friday and 8:00 a.m.
until 1:00 p.m. on Saturday, except on Holidays. “Holidays” shall mean the following federally observed holidays: New Year’s Day, President’s Day, Memorial Day, Independence Day, Labor Day,

  
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Thanksgiving Day, the day after Thanksgiving Day, and Christmas Day. Subject to governmental regulations, the Building’s HVAC system shall provide an inside condition for non-equipment room
portions of the Premises as follows: 
 (i)    Not more than 75 degrees
Fahrenheit (plus or minus 2 degrees) and 50% relative humidity when the outside temperature does not exceed 95 degrees Fahrenheit dry bulb and 75 degrees Fahrenheit wet bulb; and 

(ii)    Not less than a minimum temperature of 70 degrees Fahrenheit (plus or minus 2
degrees) and 30-40% relative humidity when the outside temperature is not less than zero (0) degrees Fahrenheit dry bulb; 

provided that the occupancy of the Premises does not exceed one (1) person for each 150 rentable square feet and the total
electrical load (including lighting and power) does not exceed five (5) watts connected load per rentable square feet. 
 (C)    Water for drinking, lavatory and toilet purposes at those points of supply provided for nonexclusive general use of other tenants at the Property. 

(D)    Hot and cold water for the restrooms and Tenant’s break rooms located on the first, second
and third floors of the Building. 
 (E)    Office cleaning, trash removal service, and other
janitorial services Monday through Friday or Sunday through Thursday in and about the Premises, excluding Holidays, in accordance with the janitorial specifications attached to this Lease as Exhibit G. If Landlord uses a third party
contractor to provide janitorial services, the contractor must be bonded. In addition to the services described in Exhibit G, at Tenant’s request, for an additional fee Landlord shall provide some or all of the following: daily day
porter service, quarterly carpet cleaning, and monthly refrigerator cleaning. 

(F)    Operatorless passenger elevator service in common with Landlord and other tenants and their
visitors. One of such elevators may be a “swing” elevator for use also as a freight elevator. Landlord may restrict use of elevators for freight purposes to the “swing” elevator and to hours reasonably designated by Landlord.
Landlord shall have the right to restrict the number of operating elevators outside of normal business hours, provided that at least one elevator is in operation. 

(G)    If reasonable and feasible, Landlord shall seek to provide extra utilities or services
requested by Tenant provided the request does not involve modifications or additions to existing Systems and Equipment. Unless Tenant is paying the utility provider directly, Tenant shall pay for extra utilities or services at rates set by Landlord
in its reasonable discretion. Payment shall be due at the same time as Base Rent or, if billed separately, shall be due within thirty (30) days after billing. If Tenant shall fail to make any payment for additional services, Landlord may,
without notice to Tenant and in addition to all other remedies available to Landlord, discontinue the additional services. Landlord may install and operate meters or any other reasonable system for monitoring or estimating any services or utilities
used by Tenant in excess of those required to be provided by Landlord under this Article (including a system for Landlord’s engineer to reasonably estimate any such excess usage). If such system indicates such excess services or utilities,
Tenant shall pay Landlord’s reasonable charges for installing and operating such system and any supplementary air-conditioning, ventilation, heat, electrical or other systems or equipment (or adjustments or modifications to the existing Systems
and Equipment), and Landlord’s reasonable charges for such amount of excess services or utilities used by Tenant. Unless Tenant is paying the utility provider directly, Landlord may impose a reasonable charge for any utilities and services,
including, without limitation, air conditioning, electricity, and water, provided by Landlord by reason of: (i) any use of the Premises at any time other than the hours set forth above; (ii) any utilities or services beyond what Landlord
agrees herein to furnish; or (iii) special electrical, cooling and ventilating needs created by Tenant’s telephone equipment, computer, electronic date processing equipment, copying 

  
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equipment and other such equipment or uses. Landlord may impose a three hour minimum for extra hours HVAC service. Landlord, at its option, may require installation of metering devices at
Tenant’s expense for the purpose of metering Tenant’s utility consumption. Tenant must notify Landlord one business day in advance if Tenant will require HVAC after the hours stated above or on a Sunday or Holiday. 

(H)    Landlord shall use reasonable efforts to restore any service required of it that becomes
unavailable; however, such unavailability shall not render Landlord liable for any damages caused thereby, be a constructive eviction of Tenant, constitute a breach of any implied warranty, or, except as provided in the next sentence, entitle Tenant
to any abatement of Tenant’s obligations hereunder. If, however, Tenant is prevented from using the Premises because of the unavailability of any service to be provided by Landlord hereunder for a period of three (3) consecutive business
days following Landlord’s receipt from Tenant of a written notice regarding such unavailability and such unavailability was not caused by or through Tenant or a governmental directive, then Tenant shall, as its exclusive remedy be entitled to a
reasonable abatement of Rent for each consecutive day (after such three (3) business day period) that Tenant is so prevented from using the Premises. Landlord in no event shall be liable for damages by reason of loss of profits, business
interruption or other consequential damages. 
 ARTICLE 6 

Alterations and Liens 
 Tenant shall not make any additions, changes, alterations or improvements (“Alterations”) outside the Premises. Tenant shall not make any Alterations within the Premises
(“Tenant Work”) without the prior written consent of Landlord, which shall not be unreasonably withheld; provided, however, that Landlord’s approval shall not be required (but Tenant shall notify Landlord in advance of
any such Alterations) for any Alterations that in total cost less than Twenty-Five Thousand and 00/100 Dollars ($25,000.00) per year, are non-structural, and do not involve the roof, windows, HVAC or Building Systems or Equipment. Landlord may
impose reasonable requirements as a condition of such consent including without limitation the submission of plans and specifications for Landlord’s prior written approval, obtaining necessary permits, posting bonds, obtaining insurance, prior
approval of contractors, subcontractors and suppliers, prior receipt of copies of all contracts and subcontracts, contractor and subcontractor lien waivers, affidavits listing all contractors, subcontractors and suppliers, use of union labor (if
Landlord uses union labor), affidavits from engineers acceptable to Landlord stating that the Tenant Work will not adversely affect the Systems and Equipment or the structure of the Property, and requirements as to the manner and times in which such
Tenant Work shall be done. All Tenant Work shall be performed in a good and workmanlike manner and all materials used shall be of a quality comparable to or better than those in the Premises and Property and shall be in accordance with plans and
specifications approved by Landlord (except for those Alterations not requiring approval. If Tenant proposes Alterations to the structure or material Alterations to the roof or Building Systems or Equipment and Landlord requires third party help to
review Tenant’s plans and specifications for same, then Tenant shall be obligated to reimburse Landlord for the reasonable out of pocket costs incurred by Landlord. Consent or supervision by Landlord shall not be deemed a warranty as to the
adequacy of the design, workmanship or quality of materials, and Landlord hereby expressly disclaims any responsibility or liability for the same. Landlord shall under no circumstances have any obligation to repair, maintain or replace any portion
of the Tenant Work. 
 At the time when it seeks Landlord’s consent to the Alterations, Tenant may by
written notice require Landlord to elect whether Landlord may require Tenant to remove it upon expiration or termination of this Lease, and if Landlord fails to make an election within thirty (30) days after receipt of such notice, Landlord
will be deemed to have waived its right to require the removal. 

  
 10 

  
 Tenant
shall keep the Property and Premises free from any mechanic’s, materialman’s or similar liens or other such encumbrances in connection with any Tenant Work on or respecting the Premises not performed by or at the request of Landlord, and
shall indemnify and hold Landlord harmless from and against any claims, liabilities, judgments, or costs (including reasonable attorneys’ fees) arising out of the same or in connection therewith. Tenant shall give Landlord notice at least five
(5) days prior to the commencement of any Tenant Work (or such additional time as may be necessary under applicable Laws); in addition Tenant shall post a written or printed notice on the Premises stating that Landlord’s interest shall not
be subject to any liens pursuant to §38-22-105(2) of the Colorado Revised Statutes or any similar statute enacted after the Commencement Date. Landlord shall also have the right to post and keep posted notices such as those provided for by to
§38-22-105(2) of the Colorado Revised Statutes or to take any further action that Landlord may deem to be proper for the protection of Landlord’s interest in the Premises. Tenant shall remove any such lien or encumbrance by bond or
otherwise within thirty (30) days after written notice by Landlord, and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity thereof.
The amount so paid shall be deemed additional Rent under this Lease payable upon demand, without limitation as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall authorize Tenant to do any act which shall
subject Landlord’s title to the Property or Premises to any lien or encumbrance whether claimed by operation of law or express or implied contract. Any claim to a lien or encumbrance upon the Property or Premises arising in connection with any
Tenant Work on or respecting the Premises not performed by or at the request of Landlord shall be null and void, or at Landlord’s option shall attach only against Tenant’s interest in the Premises and shall in all respects be subordinate
to Landlord’s title to the Property and Premises. 
 Initial and subsequent construction in the Premises by
Tenant shall comply with the Building’s environmental and energy efficiency initiatives in effect at the time of construction. Such initiatives may include, but shall not be limited to, usage of low VOC construction materials (including,
without limitation, low VOC paint and carpet); energy efficient lighting (and controls), equipment, and appliances; HVAC efficiencies; water use reduction; CFC reduction; recycling; construction waste management; usage of locally manufactured
materials; usage of rapidly renewable materials; and usage of recycled materials. 
 ARTICLE 7 

Repairs 
 (A)    Maintenance and Repairs by Landlord. Landlord, as an Operating Expense (except to the extent prohibited by Article 3 above), shall maintain and keep the common areas of
the Building and Property, the Building structure, and the Systems and Equipment in first-class condition, in good working order and repair, and in compliance with all applicable laws, codes, ordinances, and regulations, including, without
limitation, the foundation, floor slabs, structural support of the roof, roof membrane, interior support walls, stairwells, columns and beams, and all windows and doors and fixtures, except only to the extent damage thereto may be caused by Tenant.
If Tenant desires that work within the Premises be performed outside of Tenant’s business hours, Landlord shall schedule the work accordingly, but Tenant shall pay or reimburse Landlord upon demand for the incremental additional cost of
performing such work outside of Tenant’s business hours. 
 (B)    Maintenance and
Repairs by Tenant. Except for customary cleaning and trash removal provided by Landlord under Article 5 and damage covered under Article 8, Tenant shall keep the Premises in good condition, working order and repair (including without limitation,
carpet, wall-covering, doors, plumbing and other fixtures, equipment, alterations and improvements whether installed by Landlord or Tenant). In the event that any repairs, maintenance or replacements are required, Tenant shall promptly arrange for
the same either through (a) Landlord for such reasonable charges as Landlord may from time to time establish, or (b) contractors that Landlord generally uses at the Property, or (c)

  
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other contractors approved in writing in advance by Landlord. If Tenant does not promptly make such arrangements, Landlord may, but need not, make such repairs, maintenance and replacements, and
the costs paid or incurred by Landlord therefor shall be reimbursed by Tenant promptly after request by Landlord. Except to the extent caused by the negligence or willful misconduct of Landlord, Tenant shall indemnify Landlord and pay for any
repairs, maintenance and replacements to areas of the Property outside the Premises, caused, in whole or in part, as a result of moving any furniture, fixtures, or other property to or from the Premises, or by Tenant or its employees, agents,
contractors, or visitors (notwithstanding anything to the contrary contained in this Lease). 
 ARTICLE 8 

Casualty Damage 
 Subject to Article 6 and the remainder of this Article 8, Landlord shall apply its entire applicable insurance deductible and use all available insurance proceeds to restore the Premises or any common
areas of the Property providing access thereto which are damaged by fire or other casualty during the Term. Such restoration shall be to substantially the condition prior to the casualty, except for modifications required by zoning and building
codes and other Laws or by any Holder, any other modifications to the common areas deemed desirable by Landlord (provided access to the Premises is not materially impaired), and except that Landlord shall not be required to repair or replace any of
Tenant’s furniture, furnishings, fixtures or equipment, or any alterations or improvements in excess of any work performed or paid for by Landlord under the terms, covenants and conditions of any separate agreement therefor signed by the
parties hereto. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the repair thereof. However, Landlord shall allow Tenant a
proportionate abatement of Rent during the time and to the extent the Premises are unfit for occupancy for the purposes permitted under this Lease and not occupied by Tenant as a result thereof (unless Tenant or its employees or agents intentionally
caused the damage). Notwithstanding the foregoing, Landlord may terminate this Lease by giving Tenant written notice of termination within sixty (60) days after the date of damage (such termination notice to include a termination date providing
at least ninety (90) days for Tenant to vacate the Premises), if the Property shall be materially damaged by Tenant or its employees or agents, or if the Property shall be damaged by fire or other casualty such that: (a) repairs to the
Premises and access thereto cannot reasonably be completed within two hundred seventy (270) days after the casualty without the payment of overtime or other premiums, (b) more than twenty-five percent (25%) of the Premises is affected
by the damage and fewer than twenty-four (24) months remain in the Term, or any material damage occurs to the Premises or materially impairs access to the Premises during the last twelve (12) months of the Term, (c) any Holder shall
require that the insurance proceeds or any portion thereof be used to retire the Mortgage debt (or shall terminate the ground lease, as the case may be), or the damage is not fully covered by Landlord’s insurance policies (and its applicable
deductible), or (d) the cost of the repairs, alterations, restoration or improvement work would exceed twenty-five percent (25%) of the replacement value of the Property, or (e) the nature of such work would make termination of this
Lease necessary or convenient and Landlord also terminates the leases of all other similarly situated tenants. Tenant may terminate this Lease upon thirty (30) days prior written notice to Landlord if (x) Landlord advises that the repairs
to the Premises or access thereto cannot be completed within 270 days or (y) Landlord’s repairs to the Premises and the means of access thereto are not so completed within 270 days from the date of the damage. Unless this Lease is
terminated, Landlord shall pursue restoration of the Building and the Premises diligently to completion. Tenant agrees that Tenant’s rights set forth above in this Section shall be Tenant’s sole recourse in the event of such damage, and
waives any other rights Tenant may have under any applicable Law to terminate the Lease by reason of damage to the Premises or Property. Tenant acknowledges that this Article represents the entire agreement between the parties respecting casualty
damage to the Premises or the Property. 

  
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 ARTICLE 9

 Insurance, Subrogation, and Waiver of Claims 

(A)    Tenant shall not conduct or permit to be conducted any activity, or place or permit to be
placed any equipment or other item in or about the Premises, the Building or the Property, which will in any way directly increase the rate of property insurance or other insurance on the Property. If any increase in the rate of property or other
insurance is due solely to any activity, equipment or other item of Tenant, then (whether or not Landlord has consented to such activity, equipment or other item) Tenant shall pay as additional rent due hereunder the amount of such increase. The
statement of any applicable insurance company or insurance rating organization (or other organization exercising similar functions in connection with the prevention of fire or the correction of hazardous conditions) that an increase is due solely to
any such activity, equipment or other item shall be conclusive evidence thereof. 

(B)    Throughout the Term, Tenant shall obtain and maintain the following insurance coverages written
with companies with an A.M. Best A-, X or better rating and S&P rating of at least A-: 

(i)    Commercial General Liability (“CGL”) insurance (written on an
occurrence basis) with limits not less than One Million Dollars ($1,000,000) combined single limit per occurrence, Two Million Dollar ($2,000,000) annual general aggregate (on a per location basis), Two Million Dollars ($2,000,000)
products/completed operations aggregate, One Million Dollars ($1,000,000) personal and advertising injury liability, Fifty Thousand Dollars ($50,000) fire damage legal liability, and Five Thousand Dollars ($5,000) medical payments. CGL insurance
shall be written on a current ISO occurrence form and shall cover liability arising from Premises, operations, independent contractors, products-completed operations, personal injury, advertising injury and liability assumed under an insured
contract. 
 (ii)    Workers Compensation insurance as required by the
applicable state law, and Employers Liability insurance with limits not less than One Million Dollars ($1,000,000) for each accident, One Million Dollars ($1,000,000) disease policy limit, and One Million Dollars ($1,000,000) disease each employee.

 (iii)    Commercial Auto Liability insurance (if applicable) covering
automobiles owned, hired or used by Tenant in carrying on its business with limits not less than One Million Dollars ($1,000,000) combined single limit for each accident. 

(iv)    Umbrella/Excess Insurance coverage on a follow form basis in excess of the
CGL, Employers Liability and Commercial Auto Policy with limits not less than Five Million Dollars ($5,000,000) per occurrence and Five Million Dollars ($5,000,000) annual aggregate. 

(v)    All Risk Property Insurance covering Tenant’s property, furniture,
furnishings, fixtures, improvements, and equipment located at the Building. If Tenant is responsible for any machinery that is not covered under the All Risk Property Insurance, then Tenant shall maintain boiler and machinery insurance. 

(vi)    Business Interruption and Extra Expenses insurance in amounts typically
carried by prudent tenants engaged in similar operations, but in no event in an amount less than double the annual Base Rent then in effect. Such insurance shall reimburse Tenant for direct and indirect loss of earnings and extra expense
attributable to all perils insured against. 
 (vii)    Builder’s Risk
(or Building Constructions) insurance during the course of construction of any Alteration, including during the performance of Tenant’s Work and until completion thereof. Such insurance shall be on a form covering Landlord, Landlord’s
architects, 

  
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Landlord’s contractor or subcontractors, Tenant and Tenant’s contractors, as their interest may appear, against loss or damage by fire, vandalism, and malicious mischief and other such
risks as are customarily covered by the so-called “broad form extended coverage endorsement” upon all Alterations or Tenant’s Work in place and all materials stored at the Premises, and all materials, equipment, supplies and temporary
structures of all kinds incident to Alterations or Tenant’s Work and builder’s machinery, tools and equipment, all while forming a part of, or on the Premises, or when adjacent thereto, while on drives, sidewalks, streets or alleys, all on
a completed value basis for the full insurable value at all times. Said Builder’s Risk Insurance shall contain an express waiver of any right of subrogation by the insurer against Landlord, its agents, employees and contractors. 

(C)    Tenant shall have the right to self-insure against any of the risks referred to above,
provided Tenant maintains a net worth of at least Two Hundred Million Dollars ($200,000,000) and maintains an S&P credit rating of BBB- or better. Whenever Tenant elects to self insure pursuant to this Lease, Tenant shall for all purposes of
this Lease be deemed to be carrying any insurance required to be carried by Tenant under the Lease and shall indemnify, defend, and hold harmless Landlord and its agents against any loss, cost, damage, expense (including reasonable attorneys’
fees), claim, cause of action or liability that Landlord and/or its agents may incur that would have been covered by the insurance policy replaced by the self insurance and such self insurance shall not otherwise affect the liability of the Landlord
contained in this Lease. So long as Tenant is eligible to self insure, Tenant also shall have the right to modify its retention amounts from time to time in its sole discretion. Tenant will honor any waiver of subrogation provisions as may apply to
such insurance provisions. Before Tenant elects to self insure, Tenant must deliver written notice of such election to Landlord, together with evidence that Tenant meets the net worth standards set forth in this paragraph. So long as Tenant
continues to self insure, Tenant must deliver to Landlord certification that it meets such net worth requirements at least once per year. 
 (D)    Landlord and Landlord’s agents shall be endorsed on each policy as additional insureds as it pertains to the CGL, Umbrella, and Auto policy, and coverage shall be primary
and noncontributory. Landlord shall be a loss payee on the Property policy in respect of Tenant’s improvements to the extent that Landlord is responsible for the repair and replacement of same under this Lease. All insurance shall
(1) contain an endorsement that such policy shall remain in full force and effect notwithstanding that the insured may have waived its right of action against any party prior to the occurrence of a loss (Tenant hereby waiving its right of
action and recovery against and releasing Landlord, Landlord’s property manager, and their employees from any and all liabilities, claims and losses for which they may otherwise be liable to the extent Tenant is covered by insurance carried or
required to be carried under this Lease); and (2) provide that the insurer thereunder waives all right of recovery by way of subrogation against Landlord and Landlord’s representatives in connection with any loss or damage covered by such
policy (and Tenant shall provide evidence of such waiver). Tenant shall notify Landlord prior to any cancellation of required insurance coverage. Tenant shall deliver an ACORD 25 certificate with respect to all liability and personal property
insurance and an ACORD 28 certificate with respect to all commercial property insurance and documentation evidencing payment therefor (and, upon reasonable request, copies of all required insurance policies, including endorsements and declarations)
to Landlord on or before the Commencement Date and at least annually thereafter. If Tenant fails to provide evidence of insurance required to be provided by Tenant hereunder, prior to commencement of the Lease Term and thereafter within thirty
(30) days following Landlord’s request during the Term (and in any event within thirty (30) days prior to the expiration date of any such coverage, any other cure or grace period provided in this Lease not being applicable hereto),
Landlord shall be authorized (but not required) after ten (10) days’ prior notice to procure such coverage in the amount stated with all costs thereof to be chargeable to Tenant and payable as additional rent upon written invoice therefor.

  
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(E)    Landlord agrees to carry and maintain all-risk property insurance (with replacement cost
coverage) covering the Building and Landlord’s property therein in an amount required by its insurance company to avoid the application of any coinsurance provision. Landlord hereby waives its right of recovery against Tenant and releases
Tenant from any and all liabilities, claims and losses for which Tenant may otherwise be liable to the extent Landlord receives proceeds from its property insurance therefor. Landlord shall secure a waiver of subrogation endorsement from its
insurance carrier. Landlord also agrees to carry and maintain commercial general liability insurance in limits it reasonably deems appropriate (but in no event less than the limits required by Tenant above) and Tenant, Tenant’s officers,
directors, employees, and agents shall be named as an additional insured on such CGL policy. Landlord may elect to carry such other additional insurance or higher limits as it reasonably deems appropriate. Tenant acknowledges that Landlord shall not
carry insurance on, and shall not be responsible for damage to, Tenant’s personal property or any Alterations (including Tenant’s Work), and that Landlord shall not carry insurance against, or be responsible for any loss suffered by Tenant
due to, interruption of Tenant’s business. 
 ARTICLE 10 

Condemnation 
 (A)    If (a) the whole or any material part of the Premises or the Property shall be taken by power of eminent domain or condemned by any competent authority for any public or
quasi-public use or purpose; (b) any adjacent property or street shall be so taken or condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling of any part of the Premises or the
Property, or (c) Landlord shall grant a deed or other instrument in lieu of such taking by eminent domain or condemnation, then Landlord shall have the option to terminate this Lease upon ninety (90) days notice, provided such notice is
given no later than one hundred eighty (180) days after the date of such taking, condemnation, reconfiguration, vacation, deed or other instrument. Tenant shall have reciprocal termination rights if the whole or any material part of the
Premises is permanently taken or if access to the Premises is permanently and materially impaired. Landlord shall be entitled to receive the entire award or payment in connection therewith, except that Tenant shall have the right to file any
separate claim available to Tenant for any taking of Tenant’s personal property and of fixtures belonging to Tenant and removable by Tenant upon expiration of the Term and for moving expenses (so long as such claim does not diminish the award
available to Landlord or any Holder, and such claim is payable separately to Tenant). All Rent shall be apportioned as of the date of such termination, or the date of such taking, whichever shall first occur. Rent shall be proportionately abated if
any part of the Premises shall be taken and this Lease shall not be so terminated. 

(B)    Landlord shall give prompt notice to Tenant if Landlord becomes aware that any part of the
Premises or any material part of the Property is proposed to be taken under the power of eminent domain. 
 ARTICLE 11

 Return of Possession 

At the expiration or earlier termination of this Lease or Tenant’s right of possession of the Premises, Tenant shall
surrender possession of the Premises in the condition required under Article 7, ordinary wear and tear excepted, and shall surrender all keys, any key cards, and any parking stickers or cards, to Landlord, and advise Landlord as to the combination
of any locks or vaults then remaining in the Premises, and shall remove all trade fixtures and personal property. All improvements, fixtures and other items in or upon the Premises (except trade fixtures and personal property belonging to Tenant),
whether installed by Tenant or Landlord, shall be Landlord’s property and shall remain upon the Premises, all without compensation, allowance or credit to Tenant. However, subject to Article 6 above, by giving

  
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Tenant notice prior to the date of termination, Landlord may require Tenant to promptly remove any or all of the foregoing items as are designated in such notice and restore the Premises to the
condition prior to the installation of such items; provided Landlord shall not require removal of customary office improvements installed pursuant to any separate agreement signed by both parties in connection with this Lease (except as expressly
provided to the contrary therein), or installed by Tenant with Landlord’s written approval (except as expressly required by Landlord in connection with granting such approval). If Tenant shall fail to perform any repairs or restoration, or fail
to remove any items from the Premises or the Property required hereunder, Landlord may do so, and Tenant shall pay Landlord the cost thereof upon demand. Any and all property that may be removed from the Premises or the Property by Landlord pursuant
to any provisions of this Lease or any Law, to which Tenant is or may be entitled, may be handled, removed or stored in a commercial warehouse or otherwise by Landlord at Tenant’s risk, cost or expense, and Landlord shall in no event be
responsible for the value, preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in any removal and all storage charges as long as the same is in Landlord’s possession or under
Landlord’s control. Any property, which is not removed from the Premises or which is not retaken from storage by Tenant within thirty (30) days after expiration or earlier termination of this Lease or of Tenant’s right to possession
of the Premises, shall, at Landlord’s option, be conclusively presumed to have been abandoned and thus to have been conveyed by Tenant to Landlord as if by bill of sale without payment by Landlord. Unless prohibited by applicable Law, Landlord
shall have a lien against such property for the costs incurred in removing and storing the same. 
 ARTICLE 12 

Holding Over 
 (A)    Tenant shall have the right to remain in possession of the Premises after the expiration of the initial Term (or expiring Extension Term) of this Lease for up to three
(3) months if Tenant notifies Landlord of its election to do so twelve (12) months prior to the expiration of the initial Term (or expiring Extension Term) (a “Permitted Holdover”). If Tenant so notifies Landlord,
all terms and conditions in existence during the final month of the initial Term (or expiring Extension Term) shall be in effect, except that the Base Rent payable by Tenant to Landlord during that time shall be one hundred ten percent
(110%) of the Base Rent that was payable in the last full month prior to the expiration of the initial Term (or expiring Extension Term). 
 (B)    Otherwise, unless Landlord expressly agrees otherwise in writing, if Tenant shall retain possession of the Premises or any part thereof after expiration or earlier termination
of this Lease, Tenant shall pay Landlord one hundred fifty percent (150%) of the amount of Rent then applicable (or the highest amount permitted by Law, whichever shall be less). In addition, Tenant shall be responsible for all consequential
damages sustained by Landlord on account of Tenant holding over. The foregoing provisions shall not serve as permission for Tenant to holdover, nor serve to extend the Term (although Tenant shall remain bound to comply with all provisions of this
Lease until Tenant vacates the Premises, and shall be subject to the provisions of Article 11). The provisions of this Article 12(B) do not waive Landlord’s right of re-entry or right to regain possession by actions at law or in equity or any
other rights hereunder, and any receipt of payment by Landlord shall not be deemed a consent by Landlord to Tenant’s remaining in possession or be construed as creating or renewing any lease or right of tenancy between Landlord and Tenant.

 (C)    Holdover rent shall be prorated on a daily basis. 

  
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 ARTICLE 13

 No Waiver 
 No provision of this Lease will be deemed waived by either party unless expressly waived in writing signed by the waiving party. No waiver shall be implied by delay or any other act or omission of either
party. No waiver by either party of any provision of this Lease shall be deemed a waiver of such provision with respect to any subsequent matter relating to such provision, and Landlord’s consent or approval respecting any action by Tenant
shall not constitute a waiver of the requirement for obtaining Landlord’s consent or approval respecting any subsequent action. Acceptance of Rent by Landlord shall not constitute a waiver of any breach by Tenant of any term or provision of
this Lease. No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any letter accompanying
such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. The acceptance of Rent or of the performance of any other term or
provision from any Person other than Tenant, including any Transferee, shall not constitute a waiver of Landlord’s right to approve any Transfer. 
 ARTICLE 14 
 Attorneys’ Fees and Jury Trial 

In the event of any litigation between the parties, the prevailing party shall be entitled to obtain, as part of the
judgment, all reasonable attorneys’ fees, costs and expenses incurred in connection with such litigation, except as may be limited by applicable Law. The amount of recoverable fees shall be determined by the judge, and the parties’ fees
shall include the reasonable value of their in house counsel services, not in excess of the cost of comparable outside counsel services. In the interest of obtaining a speedier and less costly hearing of any dispute, the parties hereby each
irrevocably waive the right to trial by jury. 
 ARTICLE 15 

Personal Property Taxes, Rent Taxes and Other Taxes 

Tenant shall pay prior to delinquency all taxes, charges or other governmental impositions assessed against or levied upon
Tenant’s fixtures, furnishings, equipment and personal property located in the Premises, and any Tenant Work to the Premises which is deemed to be personal property by any governmental agency or subdivision thereof. Whenever possible, Tenant
shall cause all such items to be assessed and billed separately from the property of Landlord. In the event any such items shall be assessed and billed with the property of Landlord, Tenant shall pay Landlord its share of such taxes, charges or
other governmental impositions within thirty (30) days after Landlord delivers a statement and a copy of the assessment or other documentation showing the amount of such impositions applicable to Tenant’s property. Tenant shall pay any
rent tax or sales tax, service tax, transfer tax or value added tax, or any other applicable tax on Rent or services provided herein or otherwise respecting this Lease. 
 ARTICLE 16 
 Subordination, Attornment and Mortgagee Protection

 No Mortgage currently encumbers the Property. This Lease is subject and subordinate to all Mortgages
hereafter placed upon the Property, and all other encumbrances and matters of public record applicable to the Property. In connection with each future Mortgage, Landlord shall use commercially reasonable efforts to cause the Holder thereunder to
execute and deliver to Tenant a commercially 

  
 17 

 
reasonable Subordination Non Disturbance, and Attornment Agreement, which Tenant then agrees to execute. If any foreclosure proceedings are initiated by any Holder or a deed in lieu is granted
(or if any ground lease is terminated), Tenant agrees to attorn and pay Rent to any Holder which is a successor to Landlord hereunder or a purchaser at a foreclosure sale and to execute and deliver any instruments necessary or appropriate to
evidence or effectuate such attornment (provided such Holder or purchaser shall agree to accept this Lease and not disturb Tenant’s occupancy, so long as Tenant does not default and fail to cure within the time permitted hereunder). However, in
the event of attornment, no Holder shall be: (i) liable for any act or omission of Landlord, or subject to any offsets or defenses which Tenant might have against Landlord (prior to such Holder becoming Landlord under such attornment),
(ii) liable for any security deposit or bound by any prepaid Rent not actually received by such Holder, (iii) bound by any future modification of this Lease not consented to by such Holder, (iv) be liable for any accrued obligation,
act or omission of any prior landlord (including, without limitation, Landlord), whether prior to or after foreclosure or termination of the superior lease, as the case may be, (v) be bound by any covenant to undertake or complete any
improvement to the Property or the Premises, or to reimburse or pay Tenant for the cost of any such improvement, (vi) be required to perform or provide any services not related to possession or quiet enjoyment of the Premises, or (vii) be
required to abide by any provisions for the diminution or abatement of rent. “Holder” shall mean the holder of any Mortgage at the time in question, and where such Mortgage is a ground lease, such term shall refer to the
ground lessor. “Mortgage” shall mean all mortgages, deeds of trust, ground leases and other such encumbrances now or hereafter placed upon the Property or any part thereof and all renewals, modifications, consolidations,
replacements or extensions thereof. Any Holder may elect to make this Lease prior to the lien of its Mortgage, by written notice to Tenant, and if the Holder of any prior Mortgage shall require, this Lease shall be prior to any subordinate Mortgage.
Tenant shall execute such documentation as Landlord may reasonably request from time to time, in order to confirm the matters set forth in this Article in recordable form. In the event of any default on the part of Landlord, arising out of or
accruing under the Lease, whereby the validity or the continued existence of the Lease might be impaired or terminated by Tenant, or Tenant might have a claim for partial or total eviction, Tenant shall not pursue any of its rights with respect to
such default or claim, and no notice of termination of the Lease as a result of such default shall be effective, unless and until Tenant has given written notice of such default or claim to the applicable Holder (but not later than the time that
Tenant notifies Landlord of such default or claim) and granted to such Holder a reasonable time, which shall not be less than the greater of (i) the period of time granted to Landlord under the Lease, or (ii) thirty (30) days, after
the giving of such notice by Tenant to such Holder, to cure or to undertake the elimination of the basis for such default or claim, after the time when Landlord shall have become entitled under the Lease to cure the cause of such default or claim;
it being expressly understood that (a) if such default or claim cannot reasonably be cured within such cure period, such Holder shall have such additional period of time to cure same as it reasonably determines is necessary, so long as it
continues to pursue such cure with reasonable diligence, and (b) such Holder’s right to cure any such default or claim shall not be deemed to create any obligation for such Holder to cure or to undertake the elimination of any such default
or claim. 
 ARTICLE 17 
 Estoppel Certificate 
 Tenant shall from time to
time, within ten (10) days after written request from Landlord, execute, acknowledge and deliver a certificate affirming that, except as otherwise expressly stated in the certificate, (A) this Lease is unmodified and in full force and
effect; (B) to Tenant’s knowledge, Landlord is not in default hereunder; (C) Tenant is in possession of the Premises; (D) Tenant has no off-sets or defenses to the performance of its obligations under this Lease; (E) that
the Premises have been completed in accordance with the terms, covenants and conditions hereof or the Workletter, that Tenant has accepted the Premises and the condition thereof and of all improvements thereto and has no claims against Landlord or
any other party with respect thereto; and (F) certifying such other matters as Landlord 

  
 18 

 
may reasonably request, or as may be requested by Landlord’s current or prospective Holders, insurance carriers, auditors, rating agencies, and prospective purchasers. The certificate shall
also confirm the dates to which the Rent has been paid in advance and the amount of any Security Deposit. The certificate may be relied upon by Landlord, its Holder(s), insurance carriers, auditors, rating agencies, and prospective purchasers. If
Tenant shall fail to timely execute and return an estoppel certificate which has been delivered to Tenant, Tenant shall be deemed to have agreed with the matters originally set forth therein. 

ARTICLE 18 

Assignment and Subletting 
 (A)    Transfers. Tenant shall not, without the prior written consent of Landlord, which consent shall not be unreasonably withheld (as further described below):
(i) assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder, by operation of law or otherwise, (ii) sublet the Premises or any part thereof, or
(iii) permit the occupancy of the Premises by any Person other than Tenant and its employees (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any Person to whom any Transfer is
made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant shall desire Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice shall include:
(a) the proposed effective date (which shall not be less than thirty (30) nor more than one hundred and eighty (180) days after Tenant’s notice), (b) the portion of the Premises to be Transferred (herein called the
“Subject Space”), (c) the terms of the proposed Transfer and the consideration therefor (for purposes of calculating any Transfer Premium), the name and address of the proposed Transferee, and a copy of all documentation
pertaining to the proposed Transfer, (d) subject to the terms of a confidentiality agreement, current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, and (e) any other information
reasonably required to enable Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space, and such other information as
Landlord may reasonably require. If Landlord reasonably requests additional information, Tenant’s notice will not be deemed to have been received and Landlord may withhold consent to such Transfer until Landlord receives and has a reasonable
opportunity to review such additional information. Any Transfer made without complying with this Article shall, at Landlord’s option, be null, void and of no effect, or shall constitute a Default under this Lease. Whether or not Landlord shall
grant consent, Tenant shall reimburse Landlord for Landlord’s out of pocket costs to review and process the Transfer request, not to exceed one thousand dollars ($1000) per Transfer. 

(B)    Approval. Landlord will not unreasonably withhold its consent to any proposed Transfer
of the Subject Space to the Transferee on the terms specified in Tenant’s notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable Law for Landlord to withhold consent to any proposed Transfer where
one or more of the following applies (without limitation as to other reasonable grounds for withholding consent): (i) the Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the
Property, or would be a significantly less prestigious occupant of the Property than Tenant, (ii) the Transferee intends to use the Subject Space for purposes which are not permitted under this Lease, (iii) the Subject Space is not regular
in shape with appropriate means of ingress and egress suitable for normal renting purposes, (iv) the Transferee is either a government (or agency or instrumentality thereof) or an occupant of the Property, (v) the proposed Transferee does
not have a reasonable financial condition in relation to the obligations to be assumed in connection with the Transfer, (vi) Tenant has committed and failed to cure a Default at the time Tenant requests consent to the proposed Transfer,
(vii) in the judgment of Landlord, such a Transfer would violate any term, condition, covenant, or agreement of the Landlord involving the Property or any other tenant’s lease within it; (viii) the net effective rent payable by the
Transferee (adjusted on a rentable square foot basis) is less than the net effective rent then being quoted by Landlord for new leases in the 

  
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Building for comparable size space for a comparable period and the proposed Transferee is an existing tenant of the Building or in negotiation with Landlord to become a tenant of the Building; or
(ix) any other basis which Landlord reasonably deems appropriate. If Landlord wrongfully withholds its consent to any Transfer, Tenant’s sole and exclusive remedy therefor shall be to seek specific performance of Landlord’s obligation
to consent to such Transfer. 
 (C)    Transfer Premium. If Landlord consents to a
Transfer, Tenant shall pay Landlord fifty percent (50%) of any Transfer Premium derived by Tenant from such Transfer. “Transfer Premium” shall mean all rent, additional rent or other consideration paid by the Transferee
in excess of the Rent payable by Tenant under this Lease (on a monthly basis during the Term, and on a per rentable square foot basis, if less than all of the Premises is transferred), after deducting therefrom (on a monthly basis) the reasonable
expenses incurred by Tenant, amortized over the balance of the Term, for any changes, alterations and improvements to the Premises, legal fees incurred in connection with the Transfer, any other economic concessions or services provided to the
Transferee, and any customary brokerage commissions paid in connection with the Transfer if acceptable written evidence of such expenditures is provided in advance to Landlord. The percentage of the Transfer Premium due Landlord hereunder shall be
paid within ten (10) days after Tenant receives any Transfer Premium from the Transferee. 

(D)    Recapture. Notwithstanding anything to the contrary contained in this Article, Landlord
shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of Tenant’s notice of any proposed Transfer, to recapture the Subject Space; provided however, that in that event Tenant shall have the right
to revoke the Transfer within ten (10) days after Landlord’s election to recapture. Otherwise, Landlord’s recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the date stated in Tenant’s
notice as the effective date of the proposed Transfer (or at Landlord’s option, shall cause the Transfer to be made to Landlord or its agent, in which case the parties shall execute the Transfer documentation promptly thereafter). If this Lease
shall be canceled with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the
Premises, this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation of the same. 

(E)    Terms of Consent. If Landlord consents to a Transfer: (a) any Transfer shall be
made only if, and shall not be effective until, the Transferee shall execute, acknowledge and deliver to Landlord an agreement in form and substance reasonably satisfactory to Landlord whereby the Transferee shall agree to be bound by and assume the
obligations of this Lease on the part of Tenant to be performed or observed, (b) the terms, covenants and conditions of this Lease, including among other things, Tenant’s (or any Transferee’s) liability for the Subject Space, shall in
no way be deemed to have been waived or modified and the original named Tenant (and any Transferee, as the case may be) shall remain fully liable for the payment of Rent and Additional Rent and for the other obligations of this Lease on the part of
Tenant to be performed or observed, (c) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (d) Tenant shall deliver to Landlord promptly after execution, an original executed copy of the
applicable assignment or sublease documents, and (f) Tenant shall furnish upon Landlord’s request a certificate by an officer of Tenant of any Transfer Premium Tenant has derived and shall derive from such Transfer and a copy of
Tenant’s invoices, checks and other records relating to the calculation of the Transfer Premium. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall within thirty (30) days after demand pay the
deficiency, and if understated by more than five percent (5%), Tenant shall pay Landlord’s costs of such audit. Any sublease hereunder shall be subordinate and subject to the provisions of this Lease, and if this Lease shall be terminated
during the term of any sublease, Landlord shall have the right to: (i) treat such sublease as canceled and repossess the Subject Space by any lawful means, or (ii) require that such subtenant attorn to and recognize Landlord as its
landlord under any such sublease. If Tenant shall Default and fail to cure within the time permitted for cure under Section 20(A), Landlord is hereby irrevocably authorized, as Tenant’s

  
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agent and attorney-in-fact, to direct any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which Landlord shall apply towards Tenant’s
obligations under this Lease) until such Default is cured. 
 (F)    Permitted
Transfers. Notwithstanding Section 18(A), Tenant may Transfer all or part of its interest in this Lease or all or part of the Premises (a “Permitted Transfer”) to the following types of entities (a
“Permitted Transferee”) without the written consent of Landlord: (i) any Person which, directly or indirectly, through one or more intermediaries, controls, is controlled by, or is under common control with Tenant (an
“Affiliate”); (ii) any corporation, limited partnership, limited liability partnership, limited liability company or other business entity in which or with which Tenant, or its corporate successors or assigns, is merged
or consolidated, in accordance with applicable statutory provisions governing merger and consolidation of business entities, so long as Tenant’s obligations hereunder are assumed by the entity surviving such merger or created by such
consolidation; or (iii) any corporation, limited partnership, limited liability partnership, limited liability company or other business entity acquiring all or substantially all of Tenant’s assets. Tenant shall promptly notify Landlord of
any such Permitted Transfer. Notwithstanding any such Permitted Transfer, the originally named Tenant shall remain liable for the performance of all of the obligations of Tenant hereunder, or if Tenant no longer exists because of a merger,
consolidation, or acquisition, the surviving or acquiring entity must have a Tangible Net Worth equal to or greater than the Tangible Net Worth of the Tenant before the Transfer, and in all cases the Permitted Transferee shall expressly assume in
writing the obligations of Tenant hereunder. Additionally, the Permitted Transferee shall comply with all of the terms and conditions of this Lease and the use of the Premises by the Permitted Transferee may not violate any other agreements
affecting the Premises, the Building, Landlord or other tenants of the Building. No later than ten (10) days after the effective date of any Permitted Transfer, Tenant agrees to furnish Landlord with (x) copies of the instrument effecting
the Permitted Transfer, (y) documentation establishing Tenant’s satisfaction of the requirements set forth above applicable to any such Permitted Transfer, and (z) evidence of insurance as required under this Lease with respect to the
Permitted Transferee. The occurrence of a Permitted Transfer shall not waive Landlord’s rights as to any subsequent Transfers. “Tangible Net Worth” means the excess of total assets over total liabilities, in each case as
determined in accordance with generally accepted accounting principles consistently applied. Any subsequent Transfer by a Permitted Transferee shall be subject to the terms of this Article 18. 

(G)    Permitted Occupants. Notwithstanding anything to the contrary contained in this Article,
provided Tenant is not in Default, Landlord acknowledges and agrees that Tenant may permit Tenant’s suppliers, vendors or customers to occupy up to ten percent (10%) of the Premises during Tenant’s occupancy in accordance with the
requirements of this Lease without it being deemed a Transfer for which consent is required. Landlord shall owe no duty to any such occupant. Tenant shall provide Landlord at least five (5) days before occupancy the name of each person and/or
entity who will occupy a portion of the Premises pursuant to this Section. Tenant’s insurance and indemnity obligations under this Lease shall cover such occupants and their employees, agents, and invitees. 

ARTICLE 19 

Rights Reserved By Landlord 
 Except as expressly provided herein, Landlord reserves the right to control the Property including, without limitation, the following rights: 

(A)    To change the name or street address of the Building; install and maintain signs on the
exterior and interior of the Property or any part thereof; retain at all times, and use in appropriate instances, keys to all doors within and into the Premises; subject to Section 33(A) grant to any Person the right to conduct any business or
render any service at the Property, whether or not it is the same or similar 

  
 21 

 
to the use permitted Tenant by this Lease; and have access for Landlord and other tenants of the Property to any mail chutes located on the Premises according to the rules of the United States
Postal Service. 
 (B)    To enter the Premises at reasonable hours to show the Premises to
current and prospective mortgage lenders, ground lessors, insurers, and prospective purchasers, tenants and brokers, and if Tenant shall abandon the Premises at any time, or shall vacate the same during the last three (3) months of the Term, to
decorate, remodel, repair, or alter the Premises. 
 (C)    To temporarily limit or prevent
access to the Property or any part thereof, shut down elevator service, activate elevator emergency controls, or otherwise take such action or preventative measures deemed necessary by Landlord for the safety of tenants or other occupants of the
Property or the protection of the Property and other property located thereon or therein, in case of fire, invasion, insurrection, riot, civil disorder, public excitement or other dangerous condition, or threat thereof. 

(D)    To decorate and to make alterations, additions and improvements, structural or otherwise, in or
to the Property or any part thereof, and to any adjacent building, structure, parking facility, land, street or alley (including without limitation changes and reductions in corridors, lobbies, parking facilities and other public areas and the
installation of kiosks, planters, sculptures, displays, escalators, mezzanines, and other structures, facilities, amenities and features therein, and changes for the purpose of connection with or entrance into or use of the Property in conjunction
with any adjoining or adjacent building or buildings, now existing or hereafter constructed). In connection with such matters, or with any other repairs, maintenance, improvements or alterations, in or about the Property, Landlord may erect
scaffolding and other structures reasonably required, and during such operations may, upon reasonable prior notice to Tenant, enter upon the Premises at reasonable hours and take into and upon or through the Premises, all materials required to make
such repairs, maintenance, alterations or improvements, and may temporarily close public entry ways, other public areas, restrooms, stairways or corridors and Tenant agrees to pay Landlord for overtime and similar expenses incurred if such work is
done other than during ordinary business hours at Tenant’s request. 

(E)    Intentionally deleted. 

(F)    To install, use and maintain in and through the ceiling, walls, columns, and closets of the
Premises pipes, conduits, wires, ducts or mechanical installations serving the Property. Tenant agrees that there shall be no construction of partitions or other obstructions which might interfere with the moving or the servicing of equipment of
Landlord to or from the enclosures containing such installations and Tenant further agrees that neither Tenant, nor its servants, employees, agents, visitors, licensees, or contractors shall at any time tamper with, adjust, or otherwise in any
manner affect Landlord’s mechanical installations. 
 (G)    To take any other action
which Landlord deems reasonable in connection with the operation, maintenance, marketing, or preservation of the Property or the Property. 
 (H)    To approve the weight, size, and location of safes or other heavy equipment or articles, which articles may be moved in, about, or out of the Property or the Premises only at
such times and in such manner as Landlord shall direct, at Tenant’s sole risk and responsibility. 
 In
connection with entering the Premises to exercise any of the foregoing rights, Landlord shall: (a) provide reasonable advance written or oral notice to Tenant’s on-site manager or other appropriate person (except in emergencies, or for
routine janitorial services), (b) allow Tenant to have a representative present (except in emergencies), (c) exercise due care to protect all of Tenant’s information and treat it as “confidential,” and (d) take
reasonable steps to minimize any interference with Tenant’s business. Exercise of any of the foregoing rights shall not constitute a constructive eviction or entitle Tenant to abatement of Rent, damages or other claims of any kind. Landlord
shall have a copy of all keys to all doors within and into the Premises. No locks will be changed without the prior written consent of Landlord, which consent will not be unreasonably withheld or delayed. Tenant may install Tenant’s own

  
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security system for the Premises provided Tenant does so in coordination with Landlord so that Landlord may ensure that Tenant’s system is compatible with, and integrated with, the Building
security system and to ensure Landlord has access in order to perform janitorial services and for other appropriate matters. 

ARTICLE 20 

Landlord’s Remedies 
 (A)    Default. The occurrence of any one or more of the following events shall constitute a “Default” by Tenant, which if not cured within any
applicable time permitted for cure below, shall give rise to Landlord’s remedies set forth in Paragraph (B), below: (i) failure by Tenant to make when due any payment of Rent, unless such failure is cured within five (5) days after
notice; (ii) failure by Tenant to observe or perform any of the terms or conditions of this Lease to be observed or performed by Tenant other than the payment of Rent, or as provided below, unless such failure is cured within thirty
(30) days after notice, or such shorter period expressly provided elsewhere in this Lease (provided, if the nature of Tenant’s failure is such that more time is reasonably required in order to cure, Tenant shall not be in Default if Tenant
commences to cure within such period and thereafter reasonably seeks to cure such failure to completion); (iii) failure by Tenant to comply with the Rules, unless such failure is cured within five (5) days after notice (provided, if the
nature of Tenant’s failure is such that more than five (5) days time is reasonably required in order to cure, Tenant shall not be in Default if Tenant commences to cure within such period and thereafter reasonably seeks to cure such
failure to completion); (iv) (a) making by Tenant of any general assignment for the benefit of creditors, (b) filing by or against Tenant of a petition to have Tenant adjudged a bankrupt or a petition for reorganization or arrangement
under any Law relating to bankruptcy (unless, in the case of a petition filed against Tenant, the same is dismissed within sixty (60) days), (c) appointment of a trustee or receiver to take possession of substantially all of Tenant’s
assets located on the Premises or of Tenant’s interest in this Lease, where possession is not restored to Tenant within thirty (30) days, (d) attachment, execution or other judicial seizure of substantially all of Tenant’s assets
located on the Premises or of Tenant’s interest in this Lease, (e) Tenant’s convening of a meeting of its creditors or any class thereof for the purpose of effecting a moratorium upon or composition of its debts, or
(f) Tenant’s insolvency or admission of an inability to pay its debts as they mature; or (v) any material misrepresentation herein, or material misrepresentation or omission in any financial statements or other materials provided by
Tenant in connection with negotiating or entering this Lease or in connection with any Transfer under Article 20. The notice and cure periods provided herein are in lieu of, and not in addition to, any notice and cure periods provided by Law.

 (B)    Dispute Resolution. Notwithstanding anything to the contrary in the case of
a Default (other than a Default under 20(A)(i), (iv) or (v) above) Landlord shall not exercise any remedy involving the termination of this Lease or of Tenant’s right to possession without first attempting in good faith to resolve the
dispute through discussion with Tenant and, if Tenant so requests in writing within fifteen days after the Default occurs, Landlord shall participate in a one-day mediation of the dispute. 

(C)    Remedies. If a Default occurs, is not cured within any applicable time permitted under
Paragraph (A), and (if applicable) is not resolved as provided under Paragraph (B), Landlord shall have the rights and remedies hereinafter set forth, each of which shall be distinct, separate and cumulative with and in addition to any other right
or remedy allowed under any Law (including, without limitation, specific performance) or other provisions of this Lease, any and all of which may be exercised concurrently or successively, and at such time or times and in such order as Landlord may
from time to time determine: 
 (i)    Terminate this Lease by giving Tenant
written notice thereof, in which event Tenant shall pay to Landlord the sum of (a) all Rent accrued hereunder through the date of termination, (b) all amounts due under Section 20(E), and (c) an amount equal to (1) the total
Rent that Tenant would have been required to pay for the remainder of the Term discounted to 

  
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present value at a per annum rate equal to the “Prime Rate” on the date this Lease is terminated minus one percent, minus (2) the then present fair rental value of the Premises for
such period, similarly discounted. The “Prime Rate” of interest shall be the “Prime Rate” as published in the “Money Rates” section of The Wall Street Journal from time to time. In the event The
Wall Street Journal no longer publishes a Prime Rate of interest, Landlord shall select a comparable equivalent. For purposes of computing the amount of Rent herein that would have accrued after the time of award, Tenant’s Prorata Share of
Taxes and Operating Expenses shall be projected based upon the average rate of increase, if any, in such items from the Commencement Date through the time of award. 

(ii)    Terminate Tenant’s right to possess the Premises without terminating
this Lease by giving written notice thereof to Tenant, in which event Tenant shall pay to Landlord (a) all Rent accrued hereunder to the date of termination of possession, (b) all amounts due from time to time under Section 20(E), and
(c) all Rent and other net sums required hereunder to be paid by Tenant during the remainder of the Term, diminished by any net sums thereafter received by Landlord through reletting the Premises during such period, after deducting all costs
incurred by Landlord in reletting the Premises. If Landlord elects to proceed under this Section 20(C)(ii), Landlord may remove all of Tenant’s property from the Premises and store the same in a public warehouse or elsewhere at the cost
of, and for the account of, Tenant, without becoming liable for any loss or damage which may be occasioned thereby. Landlord shall use reasonable efforts to relet the Premises on such terms as Landlord in its sole discretion may determine (including
a term different from the Term, rental concessions, and alterations to, and improvement of, the Premises); however, Landlord shall not be obligated to relet the Premises before leasing other portions of the Building and Landlord shall not be
obligated to accept any prospective tenant proposed by Tenant unless such proposed tenant meets all of Landlord’s leasing criteria. Landlord shall not be liable for, nor shall Tenant’s obligations hereunder be diminished because of,
Landlord’s failure to relet the Premises or to collect rent due for such reletting. Tenant shall not be entitled to the excess of any consideration obtained by reletting over the Rent due hereunder. Reentry by Landlord in the Premises shall not
affect Tenant’s obligations hereunder for the unexpired Term; rather, Landlord may, from time to time, bring an action against Tenant to collect amounts due by Tenant, without the necessity of Landlord’s waiting until the expiration of the
Term. Unless Landlord delivers written notice to Tenant expressly stating that it has elected to terminate this Lease, all actions taken by Landlord to dispossess or exclude Tenant from the Premises shall be deemed to be taken under this
Section 20(C)(ii). If Landlord elects to proceed under this Section 20(C)(ii), it may at any time elect to terminate this Lease under Section 20(C)(i). 

(D)    Mitigation of Damages. If Landlord terminates this Lease or Tenant’s right to
possession of all or any part of the Premises, Landlord shall use reasonable efforts to mitigate Landlord’s damages to the extent required by Law. 
 (E)    Payment by Tenant. Upon any uncured Default, Tenant shall pay to Landlord all costs incurred by Landlord (including court costs and reasonable attorneys’ fees and
expenses) in (i) obtaining possession of the Premises, (ii) removing and storing Tenant’s or any other occupant’s property, (iii) repairing, restoring, or otherwise putting the Premises into a vanilla box condition suitable
for lease, (iv) if Tenant is dispossessed of the Premises and this Lease is not terminated, reletting all or any part of the Premises (including brokerage commissions and other costs incidental to such reletting), (v) performing
Tenant’s obligations which Tenant failed to perform, and (vi) enforcing or advising Landlord of its rights, remedies, and recourses arising out of the Default. 

(F)    Late Charges and Interest. Tenant shall pay, as additional Rent, a service charge of Two
Hundred Dollars ($200.00) for bookkeeping and administrative expenses if Rent is not received 

  
 24 

 
within five (5) days after Tenant’s receipt of written notice of non-payment. In addition, any Rent paid more than five (5) days after Tenant’s receipt of written notice of
non-payment shall accrue interest from the due date at the Default Rate until payment is received by Landlord. The “Default Rate” of interest shall be the Prime Rate of interest (defined above) plus ten percent (10%). Such
service charge and interest payments shall not be deemed consent by Landlord to late payments, nor a waiver of Landlord’s right to insist upon timely payments at any time, nor a waiver of any remedies to which Landlord is entitled as a result
of the late payment of Rent. The exercise of any remedy by Landlord shall not be deemed an election of remedies or preclude Landlord from exercising any other remedies in the future. 

(G)    Landlord Action. If Tenant at any time fails to make any payment or perform any other
act on its part to be made or performed under this Lease, Landlord may, but shall not be obligated to, after reasonable notice or demand and without waiving or releasing Tenant from any obligation under this Lease, make such payment or perform such
other act to the extent Landlord may deem desirable and in that connection pay expenses and employ counsel. All sums paid by Landlord and all costs, charges, and expenses incurred by Landlord in enforcing Tenant’s obligations under this Lease
or incurred by Landlord in any litigation, negotiation, or transaction in which Tenant causes Landlord, without Landlord’s fault, to be involved or concerned (including, but not limited to reasonable attorneys’ fees and costs) shall be
payable by Tenant upon demand. 
 (H)    Other Matters. No act or omission by Landlord
shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or accept a surrender of the Premises, nor shall the same operate to release Tenant in whole or in part from any of Tenant’s obligations
hereunder, unless express written notice of such intention is sent by Landlord or its agent to Tenant. Tenant hereby irrevocably waives any right otherwise available under any Law to redeem or reinstate this Lease. 

(I)    Waiver of Lien Rights. Landlord expressly waives and disclaims any lien which it may
have by statute or otherwise on the equipment, trade fixtures, merchandise, inventory, or business records that Tenant brings to the Premises. In addition, Landlord acknowledges that Tenant may, from time to time, offer all or portions of such items
as collateral for obligations to lenders. Landlord will promptly execute such reasonable documentation as Tenant may request in order to evidence to any such lender Landlord’s waiver of any such claim. 

ARTICLE 21 

Landlord Default 
 Except as otherwise expressly provided in this Lease, if Landlord shall fail to perform any term or provision under this Lease required to be performed by Landlord, Landlord shall not be deemed to be in
default hereunder nor subject to any claims for damages of any kind, unless such failure shall have continued for a period of thirty (30) days after written notice thereof by Tenant; provided, if the nature of Landlord’s failure is such
that more than thirty (30) days are reasonably required in order to cure, Landlord shall not be in default if Landlord commences to cure such failure within such thirty (30) day period, and thereafter reasonably seeks to cure such failure
to completion. If Landlord shall fail to cure within the times permitted for cure herein, Landlord shall be subject to such remedies as may be available to Tenant (subject to the other provisions of this Lease); provided, in recognition that
Landlord must receive timely payments of Rent and operate the Property, Tenant shall have no right of self-help to perform repairs or any other obligation of Landlord, and shall have no right to withhold, set-off, or abate Rent. 

  
 25 

  
 ARTICLE 22

 Conveyance by Landlord and Liability 

In case Landlord or any successor owner of the Property shall convey or otherwise dispose of the Property, or the portion
thereof in which the Premises are located, to another Person (and nothing herein shall be construed to restrict or prevent such conveyance or disposition), such other Person shall thereupon be and become “Landlord” hereunder provided such
other person assumes in writing and agrees to be liable for all obligations of this Lease to be performed by Landlord which first arise after the date of conveyance, including the return of any Security Deposit, and Tenant shall attorn to such other
Person. Landlord or such successor owner shall, from and after the date of conveyance, be free of all liabilities and obligations hereunder not then incurred provided the successor Landlord assumes this Lease in writing. The liability of Landlord to
Tenant for any default by Landlord under this Lease or arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration, or any other matter relating to the Property or the Premises, shall be
limited to the interest of Landlord in the Property. Tenant agrees to look solely to Landlord’s interest in the Property for the recovery of any judgment against Landlord and Landlord shall not be personally liable for any such judgment or
deficiency after execution thereon. The limitations of liability contained in this Article shall apply equally and inure to the benefit of Landlord’s present and future members, managers, partners, beneficiaries, officers, directors, trustees,
shareholders, agents and employees, and their respective partners, legal representatives, heirs, successors and assigns, directors, trustees, shareholders, agents and employees, and their respective partners, legal representatives, heirs, successors
and assigns. Under no circumstances shall any present or future shareholder, officer or director of Landlord (if Landlord is a corporation), general or limited partner of Landlord (if Landlord is a partnership), manager or member of Landlord (if
Landlord is a limited liability company), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust) have any liability for the performance of Landlord’s obligations under the Lease. 

ARTICLE 23 

Indemnification 
 Except to the extent arising from the intentional misconduct or negligent acts of Landlord or Landlord’s agents or employees, Tenant shall defend, indemnify and hold harmless Landlord and
Landlord’s agents and employees from and against any and all claims, demands, liabilities, damages, judgments, orders, decrees, actions, proceedings, fines, penalties, costs and expenses, including without limitation, court costs and reasonable
attorneys’ fees arising from or relating to any loss of life, damage or injury to person, property or business occurring in or from the Premises. Without limiting the generality of the foregoing, Tenant specifically acknowledges that the
indemnity undertaking herein shall apply to claims in connection with or arising out of any acts or omissions of Tenant or its agents, contractors or employees in connection with “Work” by Tenant, the installation, maintenance, use or
removal of any “Lines” located in or serving the Premises as described in Article 25, and the transportation, use, storage, maintenance, generation, manufacturing, handling, disposal, release or discharge of any “Hazardous
Material” as described in Article 26 (whether or not any of such matters shall have been theretofore approved by Landlord), except to the extent that any of the same arises from the intentional misconduct or negligent acts of Landlord or
Landlord’s agents or employees. 
 Except to the extent arising from the intentional misconduct or negligent
acts of Tenant or Tenant’s agents or employees, Landlord shall defend, indemnify and hold harmless Tenant and Tenant’s agents and employees from and against any and all claims, demands, liabilities, damages, judgments, orders, decrees,
actions, proceedings, fines, penalties, costs and expenses, including without limitation, court costs and reasonable attorneys’ fees arising from or relating to any loss of life, damage or injury to person, property or business occurring in or
from the common areas of the Property. 

  
 26 

  
 The
indemnity obligations stated above in this Article shall survive the expiration or sooner termination of this Lease. The foregoing indemnities shall be in addition to, and shall not be in discharge of or in substitution for, any of the insurance
requirements or any other indemnity provisions of this Lease. 
 ARTICLE 24 

Safety and Security Devices, Services and Programs 

The parties acknowledge that safety and security devices, services and programs provided by Landlord, if any, while
intended to deter crime and ensure safety, may not in given instances prevent theft or other criminal acts, or ensure safety of persons or property. The risk that any safety or security device, service or program may not be effective, or may
malfunction, or be circumvented by a criminal, is assumed by Tenant with respect to Tenant’s property and interests, and Tenant shall obtain insurance coverage to the extent Tenant desires protection against such criminal acts and other losses,
as further described in Article 9. Tenant agrees to cooperate in any reasonable safety or security program developed by Landlord or required by Law. 
 Landlord and Tenant recognize the risk of domestic or international threats or acts of violence, terrorism, and war which may require additional security measures in the day-to-day operation of the
Property. To promote the health, safety and welfare of the Building’s tenants, Tenant agrees to cooperate in any security measures instituted by Landlord or recommended by governmental officials in response to this risk. Tenant shall
participate in evacuation drills performed by Landlord from time to time. Tenant consents to the search of all persons entering or leaving the Property. Expenses incurred by Landlord in connection with the development, implementation and provision
of security measures shall be included in Operating Expenses. The exercise of security measures by the Landlord and the resulting interruption of service to, or cessation or diminution of Tenant’s business, if any, shall not be deemed to be an
eviction or disturbance of Tenant’s use and possession of the Premises, or any part thereof, or render Landlord liable to Tenant for any resulting damages or relieve Tenant from Tenant’s obligations under this Lease. 

ARTICLE 25 

Communications and Computer Lines 
 Tenant may install, maintain, replace, remove or use any communications or computer wires, cables and related electronic signal transmission devices (collectively the “Lines”) at
the Property in or serving the Premises, provided: (a) Tenant shall (i) obtain Landlord’s prior written consent (not to be unreasonably withheld), (ii) use an experienced and qualified contractor approved in writing by Landlord,
and (iii) comply with all of the other provisions of Article 6; (b) any such installation, maintenance, replacement, removal or use shall comply with all Laws applicable thereto and good work practices, and shall not interfere with the use
of any then existing Lines at the Property; (c) an acceptable number of spare Lines and space for additional Lines shall be maintained for existing and future occupants of the Property, as determined in Landlord’s reasonable opinion;
(d) if Tenant at any time uses any equipment that may create an electromagnetic field exceeding the normal insulation ratings of ordinary twisted pair riser cable or cause radiation higher than normal background radiation, the Lines therefor
(including riser cables) shall be appropriately insulated to prevent such excessive electromagnetic fields or radiation; (e) Landlord may require that Tenant remove Tenant’s Lines upon the expiration or earlier termination of this Lease;
(f) Tenant’s rights shall be subject to the rights of any regulated telephone company; and (g) Tenant shall pay all costs in connection with Tenant’s Lines. Landlord reserves the right to require that Tenant remove any Lines
located in or serving the Premises which are installed in violation of these provisions, or which are at any time in violation of any Laws or represent a dangerous or potentially dangerous condition. 

  
 27 

  

Landlord may (but shall not have the obligation to): (i) install new Lines at the Property, (ii) create
additional space for Lines at the Property, and (iii) reasonably direct, monitor or supervise the installation, maintenance, replacement and removal of, the allocation and periodic re-allocation of available space (if any) for, and the
allocation of excess capacity (if any) on, any Lines now or hereafter installed at the Property by Landlord, Tenant or any other party (but Landlord shall have no right to monitor or control the information transmitted through such Lines). Such
rights shall not be in limitation of other rights that may be available to Landlord by Law or otherwise. If Landlord exercises any such rights, Landlord may charge Tenant for the costs attributable to Tenant, or may include those costs and all other
costs in Operating Expenses (including without limitation, costs for acquiring and installing Lines and risers to accommodate new Lines and spare Lines, any associated computerized system and software for maintaining records of Line connections, and
the fees of any consulting engineers and other experts); provided, any capital expenditures included in Operating Expenses hereunder shall be amortized (together with reasonable finance charges) over the period of time prescribed by Article 3(B).

 Notwithstanding anything to the contrary contained in Article 11, Landlord reserves the right to require that
Tenant remove any or all Lines installed by or for Tenant within or serving the Premises upon termination of this Lease, provided Landlord so notifies Tenant prior to such termination. Any Lines not required to be removed pursuant to this Article
shall, at Landlord’s option, become the property of Landlord (without payment by Landlord). If Tenant fails to remove such Lines as required by Landlord, or violates any other provision of this Article, Landlord may, after twenty (20) days
written notice to Tenant, remove such Lines or remedy such other violation, at Tenant’s expense (without limiting Landlord’s other remedies available under this Lease or applicable Law). Tenant shall not, without the prior written consent
of Landlord in each instance, grant to any third party a security interest or lien in or on the Lines, and any such security interest or lien granted without Landlord’s written consent shall be null and void. Except to the extent arising from
the intentional misconduct or negligent acts of Landlord or Landlord’s agents or employees, Landlord shall have no liability for damages arising from, and Landlord does not warrant that the Tenant’s use of any Lines will be free from the
following (collectively called “Line Problems”): (x) any eavesdropping or wire-tapping by unauthorized parties, (y) any failure of any Lines to satisfy Tenant’s requirements, or (z) any shortages,
failures, variations, interruptions, disconnections, loss or damage caused by the installation, maintenance, replacement, use or removal of Lines by or for other tenants or occupants at the Property, by any failure of the environmental conditions or
the power supply for the Property to conform to any requirements for the Lines or any associated equipment, or any other problems associated with any Lines by any other cause. Under no circumstances shall any Line Problems be deemed an actual or
constructive eviction of Tenant, render Landlord liable to Tenant for abatement of Rent, or relieve Tenant from performance of Tenant’s obligations under this Lease. Landlord in no event shall be liable for damages by reason of loss of profits,
business interruption or other consequential damage arising from any Line Problems. Landlord shall exercise its rights under this Article 25 in a reasonable manner. 
 ARTICLE 26 
 Hazardous Materials 

To the best of Landlord’s actual knowledge without duty to investigate, the Premises are free of “Hazardous
Materials” (defined below). Landlord will promptly provide to Tenant any audit, study, report or other notice now or hereafter in Landlord’s possession or control that makes Landlord aware of an environmental risk to the Premises or
Tenant. 
 Tenant shall not transport, use, store, maintain, generate, manufacture, handle, dispose, release or
discharge any “Hazardous Material” (as defined below) upon or about the Property, or permit Tenant’s employees, agents, contractors, and other occupants of the Premises to engage in such activities upon or about the Property. However,
the foregoing provisions shall not prohibit the transportation to and from, and use, storage, maintenance and handling within, the Premises of substances customarily used in offices 

  
 28 

 
provided: (a) such substances shall be used and maintained only in such quantities as are reasonably necessary for such permitted use of the Premises, strictly in accordance with applicable
Law and the manufacturers’ instructions therefor, (b) such substances shall not be disposed of, released or discharged on the Property, and shall be transported to and from the Premises in compliance with all applicable Laws, and as
Landlord shall reasonably require, (c) if any applicable Law or Landlord’s trash removal contractor requires that any such substances be disposed of separately from ordinary trash, Tenant shall make arrangements at Tenant’s expense
for such disposal directly with a qualified and licensed disposal company at a lawful disposal site (subject to scheduling and approval by Landlord), and shall ensure that disposal occurs frequently enough to prevent unnecessary storage of such
substances in the Premises, and (d) any remaining such substances shall be completely, properly and lawfully removed from the Property upon expiration or earlier termination of this Lease. 

Tenant shall promptly notify Landlord of: (i) any enforcement, cleanup or other regulatory action taken or threatened
by any governmental or regulatory authority with respect to the presence of any Hazardous Material on the Premises or the migration thereof from or to other property, (ii) any demand or claim made or threatened by any party against Tenant or
the Premises relating to any loss or injury resulting from any Hazardous Material, (iii) any release, discharge or non-routine, improper or unlawful disposal or transportation of any Hazardous Material on or from the Premises, and (iv) any
matter where Tenant is required by Law to give a notice to any governmental or regulatory authority respecting any Hazardous Material on the Premises. Landlord shall have the right (but not the obligation) to join and participate as a party in any
legal proceedings or actions affecting the Premises initiated in connection with any environmental, health or safety Law. At such times as Landlord may reasonably request, Tenant shall provide Landlord with a written list identifying any Hazardous
Material then used, stored, or maintained upon the Premises, the use and approximate quantity of each such material, a copy of any material safety data sheet (“MSDS”) issued by the manufacturer therefor, written information
concerning the removal, transportation and disposal of the same, and such other information as Landlord may reasonably require or as may be required by Law. The term “Hazardous Material” for purposes hereof shall mean any
chemical, substance, material or waste or component thereof which is now or hereafter listed, defined or regulated as a hazardous or toxic chemical, substance, material or waste or component thereof by any federal, state or local governing or
regulatory body having jurisdiction, or which would trigger any employee or community “right-to-know” requirements adopted by any such body, or for which any such body has adopted any requirements for the preparation or distribution of an
MSDS. 
 If any Hazardous Material is released, discharged or disposed of by Tenant or any other occupant of the
Premises, or their employees, agents or contractors, on or about the Property in violation of the foregoing provisions, Tenant shall immediately, properly and in compliance with applicable Laws clean up and remove the Hazardous Material from the
Property and any other affected property and clean or replace any affected personal property (whether or not owned by Landlord), at Tenant’s expense. Such clean up and removal work shall be subject to Landlord’s prior written approval
(except in emergencies), and shall include, without limitation, any testing, investigation, and the preparation and implementation of any remedial action plan required by any governmental body having jurisdiction or reasonably required by Landlord.
If Tenant shall fail to comply with the provisions of this Article within five (5) days after written notice by Landlord, or such shorter time as may be required by Law or in order to minimize any hazard to Persons or property, Landlord may
(but shall not be obligated to) arrange for such compliance directly or as Tenant’s agent through contractors or other parties selected by Landlord, at Tenant’s expense (without limiting Landlord’s other remedies under this Lease or
applicable Law). If any Hazardous Material is released, discharged or disposed of on or about the Property and such release, discharge or disposal is not caused by Tenant or other occupants of the Premises, or their employees, agents or contractors,
such release, discharge or disposal shall be deemed casualty damage under Article 8 to the extent that the Premises or common areas of the Property serving the Premises are affected thereby; in such case, Landlord and Tenant shall have the
obligations and rights respecting such casualty damage provided under Article 8. 

  
 29 

  
 ARTICLE 27

 Offer 
 The submission and negotiation of this Lease shall not be deemed an offer to enter the same by Landlord, but the solicitation of such an offer by Tenant. Tenant agrees that its execution of this Lease
constitutes a firm offer to enter the same which may not be withdrawn for a period of fifteen (15) days after delivery to Landlord. During such period and in reliance on the foregoing, Landlord may, at Landlord’s option (and shall, if
required by applicable Law), deposit any security deposit and Rent, and proceed with any plans, specifications, alterations or improvements, and permit Tenant to enter the Premises, but such acts shall not be deemed an acceptance of Tenant’s
offer to enter this Lease, and such acceptance shall be evidenced only by Landlord signing and delivering this Lease to Tenant. 

ARTICLE 28 

Notices 
 Except as expressly provided to the contrary in this Lease, every notice or other communication to be given by either party to the other with respect hereto shall be in writing and shall be effective when
served personally or by reputable national air courier service, or United States certified mail, return receipt requested, postage prepaid, addressed, if to Tenant, at AVNET, Inc., 2211 South
47th Street, Phoenix, AZ 85034, Attention: Director of
Corporate Real Estate, with a copy to Avnet’s legal department at the same address, and if to Landlord, c/o Wells Real Estate Funds, 6200 The Corners Parkway, Norcross, Georgia 30092, Attn: 360 Interlocken, CO Asset Manager, with a copy to
Prime West Companies, 1873 S. Bellaire Street, Suite 500, Denver, CO 80222, Attn: 360 Interlocken Property Manager, or such other address or addresses as Tenant or Landlord may from time to time designate by notice given as above provided. Every
notice or other communication hereunder shall be deemed to have been given as of the third business day following the date of such mailing (or as of any earlier date evidenced by a receipt from such national air courier service or the United States
Postal Service) or immediately if personally delivered. Notices not sent in accordance with the foregoing shall be of no force or effect until received by the foregoing parties at such addresses required herein. 

Tenant shall provide Landlord with the name(s) of individual(s) authorized to make requests of Landlord for services and
to deal with Landlord’s property manager with regard to day to day operations. If Tenant fails to provide such names, Landlord may comply with written or oral requests by any officer or employee of Tenant. Tenant shall not authorize more than
three (3) individuals for each floor on which the Premises are located. 
 ARTICLE 29 

Real Estate Brokers 
 Neither Landlord nor Tenant has dealt with any broker or agent in connection with the negotiation or execution of this Lease, other than CB Richard Ellis and Colliers International, whose commissions
shall be paid by Landlord pursuant to their separate written agreement. Tenant and Landlord shall each indemnify the other against all costs, expenses, attorneys’ fees, liens and other liability for commissions or other compensation claimed by
any broker or agent claiming the same by, through, or under the indemnifying party. 
 ARTICLE 30 

Security Deposit 
 No Security Deposit shall be required under this Lease. 

  
 30 

  
 ARTICLE 31

 Exculpatory Provisions 

It is expressly understood and agreed by and between the parties hereto, anything herein to the contrary notwithstanding,
that each and all of the representations, warranties, covenants, undertakings, and agreements herein made on the part of Landlord while in form purporting to be the representations, warranties, covenants, undertakings, and agreements of Landlord are
nevertheless each and every one of them made and intended, not as personal representations, warranties, covenants, undertakings, and agreements by Landlord or for the purpose or with the intention of binding Landlord personally, but are made and
intended for the purpose only of subjecting Landlord’s interest in the Property to the terms of the Lease. The liability of Landlord to Tenant for any default by Landlord under the Lease or arising in connection herewith or with Landlord’s
operation, management, leasing, repair, renovation, alteration, or any other matter relating to the Property or the Premises, shall be limited to the interest of Landlord in the Property. Tenant agrees to look solely to Landlord’s interest in
the Property for the recovery of any judgment against Landlord, and Landlord shall not be personally liable for any such judgment or deficiency after execution thereon. The limitations of liability contained in this provision shall apply equally and
inure to the benefit of Landlord’s present and future partners, beneficiaries, officers, directors, trustees, members, managers, shareholders, agents and employees, and their respective partners, members, shareholders, legal representatives,
heirs, successors and assigns. Under no circumstances shall any present or future shareholder, officer or director of Landlord (if Landlord is a corporation), general or limited partner of Landlord (if Landlord is a partnership), manager or member
of Landlord (if Landlord is a limited liability company), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust) have any liability for the performance of Landlord’s obligations under the Lease. 

ARTICLE 32 

Mortgagee’s Consent 
 Intentionally deleted. 
 ARTICLE 33 

Other Tenant Rights 
 (A)    Exclusive Rights. Subject to rights of existing tenants to assign or sublease in accordance with leases in effect on the date this Lease is executed, and provided Tenant
is leasing and occupying the entire Premises initially leased to Tenant hereunder, then so long as (i) AVNET, Inc., is Tenant hereunder, (ii) no Default exists hereunder beyond any applicable notice and cure period, and (iii) AVNET,
Inc., as Tenant, is the primary occupant of the Premises, then from and after the date of this Lease, Landlord shall not lease space in the Building or consent to a sublease, assignment, or change of use of any existing tenant of the Building (but
only to the extent Landlord is legally entitled to withhold such consent under the terms of the applicable lease) to Arrow Electronics, Tech Data Corporation, Ingram Micro, Digi-Key Corporation, Future Electronics, TTI, Inc., Nu Horizons Electronics
Corp., Infor Global Solutions (Agilsys), NexInnovations, Inc. 
 (B)    Roof License.
At any time and from time-to-time during the Term of this Lease, Tenant shall have the right to install, remove, replace, maintain, and repair, at Tenant’s sole cost and expense but otherwise at no additional charge under this Lease, one
satellite dish and/or antenna and related equipment (collectively, “Dish”) on the rooftop of the Building in connection with its permitted use of the Premises and its and its affiliated and related companies’ business
operations at the Premises, and to run riser cable and conduit to the rooftop of the Building to connect the Dish to Tenant’s Premises, subject to the following: (a) Landlord shall have the right to approve the size and location of the
Dish and related cable and conduit, which such approval shall not be unreasonably withheld, delayed or conditioned 

  
 31 

 
following Tenant’s request for the same; (b) Tenant shall include coverage for installment and use of the Dish under its policy of general liability insurance required under this Lease;
(c) Tenant shall immediately repair any damage to the Building caused by any of its activities with respect to the Dish and upon removal of the Dish will restore the rooftop to substantially the same condition as existed prior to the
installation of the Dish (reasonable wear and tear excepted); (d) Tenant shall operate the Dish and related equipment in compliance with all applicable laws, rules, regulations and ordinances; (e) Landlord shall perform all roof
penetrations and modifications necessary for the maintenance or removal of Tenant’s Dish and related equipment and Tenant will reimburse Landlord for all reasonable costs and expenses incurred by Landlord in connection with such roof
penetrations and modifications; (f) Tenant’s Dish and related equipment shall not hinder or unreasonably interfere with any other tenants’ or licensees’ installation, operation and maintenance or repair of antennae or satellite
equipment; and (g) Tenant shall not make any installation or alteration on the roof and/or between the roof and the Premises without Landlord’s prior written approval of the plans and specifications therefor and the contractor(s) to be
used, which approval shall not be unreasonably withheld, conditioned or delayed. Upon reasonable prior written notice, Landlord shall permit Tenant and its agents and contractors access to the rooftop for all purposes set forth herein and to the
common areas of the Building for purposes of installing, removing, maintaining and repairing said cable and conduit. Landlord makes no representation or warranty of any kind, express or implied, regarding the Dish and Tenant’s use of same.
Tenant agrees to indemnify and hold Landlord, its agents, employees, contractors and representatives, harmless from and against any and all cost, claims, damages (including, but not limited to, any damage to the building, the roof or Landlord’s
property), causes of action and liability which arise by reason of any occurrence attributable to or arising out of Tenant’s maintenance, repair, operation or removal of the Dish or any related equipment, including without limitation, any claim
or cause of action for injury to or death of any person or damage to any property arising therefrom and Tenant agrees to defend any claim or demand against Landlord, its agents or employees arising out of any such occurrence. Tenant shall, upon 30
days prior written notice from Landlord, which notice shall include invoices or other acceptable evidence of such costs, reimburse Landlord for all costs and expenses incurred by Landlord after the date hereof as a result of Tenant’s operation
of the Dish and related equipment, including damages to the building and the furnishing of electric power for the operation of the Dish and related equipment. 
 (C)    ADA. Landlord agrees that it will be responsible for compliance with the provisions of the Americans with Disabilities Act (“ADA”) existing as of
the date of this Lease with respect to all of the Work. Tenant shall be responsible for compliance with the ADA with respect to any Alterations made by Tenant and with respect to any special needs of Tenant’s employees, other occupants of the
Premises, or necessitated by Tenant’s use of the Premises for other than standard office uses. 

(D)    Name and Likeness. So long as AVNET, Inc. is Tenant, Tenant may use the name and
likeness of the Premises and the Building in promotional and publicity materials. 

(E)    Confidentiality. No press release, tombstone or other public announcement of this Lease
shall be made prior to approval of Tenant’s Director of Commercial Real Estate nor shall same disclose any of the economic terms of this transaction. 
 (F)    Signage. Landlord shall provide Tenant, at Landlord’s expense, with Building standard lobby directory and suite entry signage. Subject to the terms of this Article
33 and prior receipt of all necessary approvals, Tenant shall have the right to install and maintain exterior Building signage displaying Tenant’s name at the location on the Building shown on Exhibit F attached hereto. Tenant shall be
solely responsible for obtaining and complying with all necessary approvals for the exterior signage. All such exterior signage and the method and manner of installation of the exterior signage (including the contractor who will perform the
installation) shall be subject to Landlord’s prior written approval, not to be unreasonably withheld. Tenant shall be solely responsible for all costs associated with the exterior sign’s fabrication, installation, maintenance, operation,
illumination (including installation of an electric meter), and removal, provided that a portion of the Construction Allowance may be used to 

  
 32 

 
pay for the initial installation and metering. Tenant shall maintain the exterior signage in a first class, sightly manner. Tenant shall promptly remove the signage upon the expiration or earlier
termination of this Lease and shall promptly restore the exterior façade to match the then-existing façade and to remove and repair evidence of, and damage caused by, Tenant’s signage. Landlord covenants that it shall not
construct any structures or improvements within the “View Corridor” shown on Exhibit F that would impair the visibility of Tenant’s exterior signage from US-36 nor allow any landscaping on the Property to impair the visibility
of Tenant’s exterior signage from US-36. Landlord shall cooperate with Tenant in its effort to obtain all required governmental approvals and permits in connection with the Tenant’s exterior signage. Tenant’s exterior façade
signage rights under this Section 33(F) shall terminate in the event Tenant ever leases less than twenty six thousand (26,000) rentable square feet in the Building. 

(G)    Flooring. Provided the pricing is competitive, the materials are in accordance with the
Working Drawings and meet minimum Building standards, and doing so will not delay the performance of the Work, as part of the Work Landlord will purchase and install Tenant’s required flooring and lighting under Tenant’s National Deferred
Contract and pricing. 
 ARTICLE 34 
 Miscellaneous 
 (A)    Binding
Upon Parties. Each of the terms, covenants and conditions of this Lease shall be binding upon and inure to the benefit of the parties hereto, their respective heirs, executors, administrators, guardians, custodians, successors and assigns,
subject to the provisions of Article 18 respecting Transfers; and all references herein to Landlord and Tenant shall be deemed to include all such parties. The term “Landlord” as used in this Lease, so far as covenants or obligations on
the part of Landlord are concerned, shall be limited to mean only the owner or owners of the Property at the time in question. 
 (B)    Recording. At either party’s request, a short-form memorandum of this Lease may be recorded at Tenant’s expense. The full lease shall not be recorded. If a
memorandum is recorded, Tenant shall, at Landlord’s request, deliver to Landlord a fully executed quitclaim and release agreement in recordable form wherein Tenant terminates the memorandum. 

(C)    Governing Law. This Lease shall be construed in accordance with the Laws of the State of
Colorado. 
 (D)    Survival. All obligations or rights of either party arising during
or attributable to the period ending upon expiration or earlier termination of this Lease shall survive such expiration or earlier termination. 
 (E)    Quiet Enjoyment. Landlord agrees that, if Tenant timely pays the Rent and performs the terms, covenants and conditions hereunder, and subject to all other terms,
covenants and conditions of this Lease, Tenant shall hold and enjoy the Premises during the Term, free of lawful claims by any Person acting by or through Landlord. 

(F)    Light and Air. Except for Tenant’s signage rights as provided in Article 33 above,
this Lease does not grant any legal rights to “light and air” outside the Premises nor any particular view or cityscape visible from the Premises. 
 (G)    Time of Essence. Time is of the essence of this Lease and each and all of its provisions. 

(H)    Severability. The invalidity or unenforceability of any provision of this Lease shall
not affect or impair any other provisions. 
 (I)    Joint and Several. If Tenant is
comprised of more than one party, each such party shall be jointly and severally liable for Tenant’s obligations under this Lease. 

  
 33 

  

(J)    Force Majeure. Notwithstanding anything in this Lease to the contrary, neither party
shall be chargeable with, or liable to the other for, anything or in any amount for any failure to perform or delay caused by any of the following (“Force Majeure Delays”): fire; earthquake; explosion; flood; hurricane; the
elements; act of God or the public enemy; actions, restrictions, limitations or interference of governmental authorities or agents; enforcement of Laws; war, terrorist act or acts, invasion; insurrection; rebellion; riots; strikes or lockouts;
inability to perform, control or prevent which is beyond the reasonable control of that party; and any such failure or delay due to said causes or any of them shall not be deemed a breach of or default in the performance of this Lease by that Party;
provided, however, lack of funds shall not be deemed a Force Majeure Delay nor shall any Force Majeure Delay excuse Tenant’s obligation to pay Rent when due. 

(K)    Pronouns. Any pronoun used in place of a noun shall indicate and include the masculine
or feminine, the singular or plural number, individuals, firms or corporations, and their and each of their respective successors, executors, administrators, assigns, according to the context hereof. 

(L)    Captions and Severability. The captions of the Articles, Sections and Paragraphs of this
Lease are for convenience only and shall in no way modify any provision of this Lease. If any term or provision of this Lease shall be found invalid, void, illegal, or unenforceable by a court of competent jurisdiction, it shall not affect, impair
or invalidate any other term or provision hereof. 
 (M)    Definitions.
“Law” shall mean all federal, state, county and local governmental and municipal laws, statutes, ordinances, rules, regulations, codes, decrees, and orders, as well as applicable decisions by courts in the State of Colorado
and by federal courts applying Colorado law. “Person” shall mean an individual, trust, partnership, joint venture, association, corporation, and any other entity. 

(N)    Prohibited Party Transactions. Tenant represents and warrants to Landlord that
(1) Tenant is not acting, directly or indirectly, for or on behalf of any person, group, entity, or nation named by any Executive Order or the United States Treasury Department as a terrorist, “Specially Designated National,”
“Blocked Person,” or other banned or blocked person, entity, nation, or transaction pursuant to any law, order, rule, or regulation that is enforced or administered by the Office of Foreign Assets Control; and (2) Tenant is not
engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity or nation. Tenant agrees to defend, indemnify, and hold harmless
Landlord from and against any and all claims, damages, losses, risks, liabilities, and expenses (including reasonable attorney’s fees and costs) arising or related to any breach of the foregoing representation and warranty. Notwithstanding the
foregoing, this Section 34(N) shall not be applicable to the extent that ownership of Tenant consists of publicly traded shares. 
 ARTICLE 35 
 Entire Agreement 

This Lease, together with Rider One and the Exhibits attached hereto (each of which is hereby incorporated into this
Lease), contains all the terms, covenants and conditions between Landlord and Tenant relative to the matters set forth herein and no prior agreement or understanding pertaining to the same shall be of any force or effect. Without limitation, Tenant
hereby acknowledges and agrees that Landlord’s leasing agents and field personnel are only authorized to show the Premises and negotiate terms, covenants and conditions for leases subject to Landlord’s final approval, and are not
authorized to bind Landlord to any agreements, representations, understandings or obligations with respect to the condition of the Premises or the Property, the suitability of the same for Tenant’s business, or any other matter, and no
agreement, representation, understanding or obligation not expressly contained herein shall be of any effect. Neither this Lease, nor any Rider or Exhibit referred to above may be modified, except in writing signed by both parties. 

  
 34 

  
 ARTICLE 36

 Parking 
 Parking shall be available in areas designated by Landlord for tenant parking. Parking for Tenant and its employees and visitors shall be on a “first come, first served,” unassigned basis, with
Landlord and other tenants at the Property, and their employees and visitors, and other Persons to whom Landlord shall grant the right or who shall otherwise have the right to use the same, all subject to Landlord’s rules, as the same may be
amended or supplemented, and applied on a non-discriminatory basis. Notwithstanding the foregoing to the contrary, Landlord reserves the right to assign specific spaces, to maintain one or more “executive parking areas” containing reserved
spaces, and to reserve spaces for visitors, small cars, handicapped individuals, and other tenants, visitors of tenants or other Persons, and Tenant and its employees and visitors shall not park in any such assigned or reserved spaces, unless they
otherwise qualify. Landlord may restrict or prohibit full size vans and other large vehicles. Landlord warrants that the parking ratio for the benefit of the Tenant is and will remain not less than 4.06 spaces per 1000 square feet of rentable space
within the Building. Landlord shall not alter the location or accessibility of the parking. Landlord may charge a fee for reserved parking spaces, which fee shall be subject to increase from time to time; however, except with respect to reserved
spaces, and except as maintenance costs may be included in Operating Expenses, there shall be no separate charge for parking. 
 In case of any violation of these provisions, Landlord may refuse to permit the violator to park, and may remove the vehicle owned or driven by the violator from the Property without liability whatsoever,
at such violator’s risk and expense. Landlord reserves the right to temporarily close all or a portion of the parking areas or facilities in order to make repairs or perform maintenance services, or to alter, modify, re-stripe or renovate the
same, or if required by casualty, strike, condemnation, act of God, Law or governmental requirement, or any other reason beyond Landlord’s reasonable control. In the event access is denied for any reason, any parking charges shall be abated to
the extent access is denied, as Tenant’s sole recourse. 
 ARTICLE 37 

Termination Option 
 Tenant shall have the right and option in Tenant’s sole discretion, to terminate the Lease in its entirety (“Termination Option”) effective as of the last day of the ninety
fourth (94th) Lease Month (“Termination Effective Date”). Tenant may exercise the Termination Option, if at all, by giving Landlord irrevocable written notice of Tenant’s exercise of the Termination Option no later
than twelve (12) months prior to the Termination Effective Date. As a condition to the effectiveness of Tenant’s exercise of the Termination Option, Tenant shall pay Landlord the Termination Fee no later than the date on which Tenant
exercises Tenant’s Termination Option. The “Termination Fee” shall be the sum of (a) the unamortized portion of (i) Landlord’s brokerage costs paid in connection with this Lease plus (ii) the
Construction Allowance (to the extent actually expended by Landlord), both amortized on a straight line basis over the Term, plus (b) five (5) months Base Rent, Taxes and Operating Expenses payable by Tenant at the time of exercise. At
Tenant’s request, Landlord shall provide Tenant information necessary to calculate the Termination Fee. If Tenant timely and properly exercises the Termination Option in accordance with this Article 36, then this Lease shall terminate on the
Termination Effective Date as if such date was the scheduled expiration date under this Lease. 
 ARTICLE 38 

Back Up Generator 
 The Building is currently served by a Cummins Model DFCE-5564643 back up generator, which has been serving as a back up generator for the whole Building. However, Tenant may have greater

  
 35 

 
power needs and, consequently, the existing generator may not be able to produce enough electricity to serve as a full building back up generator upon Tenant’s occupancy. At Tenant’s
request, Landlord will convey the existing generator to Tenant in an “as is” condition via Bill of Sale for $1 and, in exchange, Tenant shall purchase and convey to Landlord for $1 a larger generator that will be able to serve as a full
building back up generator including, without limitation, able to serve as a back up generator for all other tenants and for the Building’s fire/life safety systems, despite Tenant’s increased power needs. Tenant may use the Construction
Allowance to pay for the cost to remove the old generator, to purchase the new generator, and to install the new generator. Removal of the existing generator and installation of the new generator shall be performed by Tenant under the supervision
and direction of Landlord’s property manager and engineer; furthermore, Landlord shall have the right to review and reasonably approve in advance the plans for installation of the new generator. The new generator must serve as a back up
generator for the whole Building including, without limitation, providing back up for other tenants and for the Building’s fire/life safety system. Tenant shall indemnify and hold Landlord harmless from any and all losses, costs, claims,
damages and expenses incurred by Landlord as a result of Tenant’s removal of the existing generator and/or installation of the new generator including, without limitation, environmental liabilities, except liability for any conditions that
existed at the site prior to the removal of the existing generator. Removal of the old generator and installation of the new generator must occur on or about the same time in order to provide as little interruption as possible to the Building’s
back up power capabilities. 

  
 36 

  
 IN
WITNESS WHEREOF, Landlord and Tenant have duly executed this Lease as of the day and year first above written. 
 LANDLORD:

 FUND IX, FUND X, FUND XI AND REIT JOINT VENTURE, a Georgia Joint Venture 
 WELLS REAL ESTATE FUND IX, L.P., a Georgia limited partnership 

By:  Wells Partners, L.P., a Georgia limited partnership, as general partner 

By:  Wells Capital, Inc., a Georgia corporation, as general partner 

By: /s/ Randall D. Fretz 

Name: Randall D. Fretz 
 Its: Sr. Vice President 
 WELLS REAL ESTATE FUND X, L.P., a Georgia limited partnership

 By:  Wells Partners, L.P., a Georgia limited partnership, as general partner 

By:  Wells Capital, Inc., a Georgia corporation, as general partner 

By: /s/ Randall D. Fretz 

Name: Randall D. Fretz 
 Its: Sr. Vice President 
 WELLS REAL ESTATE FUND XI, L.P., a Georgia limited partnership

 By:  Wells Partners, L.P., a Georgia limited partnership, as general partner 

By:  Wells Capital, Inc., a Georgia corporation, as general partner 

By: /s/ Randall D. Fretz 

Name: Randall D. Fretz 
 Its: Sr. Vice President 
 PIEDMONT OPERATING PARTNERSHIP, L.P., a 

Delaware Limited Partnership 
 By:  Piedmont Office Realty Trust, Inc., a Maryland corporation, its sole general partner 
 By: /s/ Joseph H. Pangburn 
 Name: Joseph H.
Pangburn 
 Its: Senior Vice President 

  
 37 

  
 TENANT: 

AVNET, INC., a New York corporation 
 By: /s/ Raymond Sadowski 
 Name: Raymond Sadowski 

Its: Sr. VP & CFO 

  
 38 

  
 RIDER ONE

 RULES 
 Any sign, lettering, picture, notice or advertisement installed on or in any part of the Premises and visible from the exterior of the Premises, will be installed at Tenant’s sole cost and expense,
and in such manner, character and style as Landlord may approve in writing. In the event of a violation of the foregoing by Tenant, Landlord may remove the same without any liability and may charge the expense incurred by such removal to Tenant.

 No awning or other projection will be attached to the outside walls of the Building. No curtains, blinds, shades or screens
visible from the exterior of the Building or visible from the exterior of the Premises, will be attached to or hung in, or used in connection with any window or door of the Premises without the prior written consent of Landlord. Such curtains,
blinds, shades, screens or other fixtures must be of a quality, type, design and color, and attached in the manner approved by Landlord. 
 Tenant, its servants, employees, customers, invitees and guests will not obstruct sidewalks, entrances, passages, corridors, vestibules, halls, elevators, or stairways in and about the Building which are
used in common with other tenants and their servants, employees, customers, guests and invitees, and which are not a part of the Premises of Tenant. Tenant will not place objects against glass partitions or doors or windows which would be unsightly
from the Building corridors or from the exterior of the Building, or that would interfere with the operation of any device, equipment, radio, television broadcasting or reception from or within the Building or elsewhere and will not place or install
any projections, antennas, aerials or similar devices inside or outside of the Premises or on the Building. 
 Tenant will not
waste electricity, water or air conditioning and will cooperate fully with Landlord to ensure the most effective operation of the Building’s heating and air conditioning systems and will refrain from attempting to adjust any controls other than
unlocked room thermostats, if any, installed for Tenant’s use. Tenant will keep corridor doors closed. 
 Tenant assumes
full responsibility for protecting its space from theft, robbery and pilferage, which includes keeping doors locked and other means of entry to the Premises closed and secured after normal business hours. 

No person or contractor not employed by Landlord will be used to perform janitorial work, window washing cleaning, maintenance, repair or
similar work in the Premises without the written consent of Landlord. 
 In no event will Tenant bring into the Building
inflammables, such as gasoline, kerosene, naphtha and benzene, or explosives or any other article of intrinsically dangerous nature. If, by reason of the failure of Tenant to comply with the provisions of this paragraph, any insurance premium for
all or any part of the Building will at any time be increased, Tenant will make immediate payment of the whole of the increased insurance premium, without waiver of any of Landlord’s other rights at law or in equity for Tenant’s breach of
this Lease. 
 Tenant will comply with all applicable federal, state and municipal laws, ordinances and regulations, and
building rules and will not directly or indirectly make any use of the Premises which may be prohibited by any of the foregoing or which may be dangerous to persons or property or may increase the cost of insurance or require additional insurance
coverage. 

  
 R1-1

  
 Landlord will have the
right to prohibit any advertising by Tenant which in Landlord’s reasonable opinion tends to impair the reputation of the Building or its desirability as an office complex for office use, and upon written notice from Landlord, Tenant will
refrain from or discontinue such advertising. 
 The Premises will not be used for cooking (except for the use of microwave
ovens), lodging, sleeping or for any immoral or illegal purpose. 
 Tenant and Tenant’s servants, employees, agents,
visitors and licensees will observe faithfully and comply strictly with the foregoing rules and regulations and such other and further appropriate rules and regulations as Landlord or Landlord’s agent may from time to time adopt. Reasonable
notice of any additional rules and regulations will be given in such manner as Landlord may reasonably elect. 
 Unless
expressly permitted by Landlord, no additional locks or similar devices will be attached to any door or window and no keys other than those provided by Landlord will be made for any door. If more than two keys for one lock are desired by Tenant,
Landlord may provide the same upon payment by Tenant. Upon termination of this Lease or of Tenant’s possession, Tenant will surrender all keys of the Premises and will explain to Landlord all combination locks on safes, cabinets and vaults.

 Any carpeting cemented down by Tenant will be installed with a releasable adhesive. In the event of a violation of the
foregoing by Tenant, Landlord may charge the expense incurred by such removal to Tenant. 
 The water and wash closets, drinking
fountains and other plumbing fixtures will not be used for any purpose other than those for which they were constructed, and no sweepings, rubbish, rags, coffee grounds or other substances will be thrown therein. All damages resulting from any
misuse of the fixtures will be borne by Tenant who, or those servants, employees, agents, visitors or licensees, will have caused the same. No person will waste water by interfering or tampering with the faucets or otherwise. 

No electrical circuits for any purpose will be brought into the leased premises without Landlord’s written permission specifying the
manner in which same may be done. 
 No bicycle or other vehicle, and no dog (other than seeing-eye dogs) or other animal will
be allowed in offices, halls, corridors, or elsewhere in the building. 
 Tenant will not throw anything out of the door or windows, or down any
passageways or elevator shafts. 
 All loading, unloading, receiving or delivery of goods, supplies or disposal of garbage or
refuse will be made only through entryways and freight elevators provided for such purposes and indicated by Landlord. Tenant will be responsible for any damage to the building or property of its employees or others and injuries sustained by any
person whomsoever resulting from the use or moving of such articles in or out of the leased premises, and will make all repairs and improvements required by Landlord or governmental authorities in connection with the use or moving of such articles.

 All safes, equipment or other heavy articles will be carried in or out of the Premises only at such time and in such manner
as will be prescribed in writing by Landlord, and Landlord will in all cases have the right to specify the proper position of any such safe, equipment or other heavy article, which will only be used by Tenant in a manner which will not interfere
with or cause damage to the leased premises or the building in which they are located, or to the other tenants or occupants of such building. Tenant will be responsible for any damage to the building or the property of its employees or others and
injuries sustained by any person whomsoever resulting from the use or moving of such articles in or out of the 

  
 R1-2

 
leased premises, and will make all repairs and improvements required by Landlord or governmental authorities in connection with the use or moving of such articles. 

Canvassing, soliciting, and peddling in the building is prohibited and each Tenant will cooperate to prevent the same. 

Vending machines will not be installed without permission of Landlord (which will not be unreasonably withheld). 

Wherever in these Building Rules and Regulations the word “Tenant” occurs, it is understood and agreed that it will mean
Tenant’s associates, agents, clerks, servants and visitors. Wherever the word “Landlord” occurs, it is understood and agreed that it will mean Landlord’s assigns, agents, clerks, servants and visitors. 

Tenants, its servants, employees, customers, invitees and guests will, when using the common parking facilities, if any, in and around
the building, observe and obey all signs regarding fire lanes and no parking zones, and when parking always park between the designated lines. Landlord reserves the right to tow away, at the expense of the owner, any vehicle which is improperly
parked in a no parking zone. All vehicles will be parked at the sole risk of the owner, and Landlord assumes no responsibility for any damage to or loss of vehicles. No vehicles will be parked overnight. 

At all times the Building will be in charge of Landlord’s employee in charge and (a) persons may enter the Building only in
accordance with Landlord’s regulations, (b) persons entering or departing from the Building may be questioned as to their business in the Building, and the right is reserved to require the use of an identification card or other access
device and the registering of such persons as to the hour of entry and departure, nature of visit, and other information deemed necessary for the protection of the Building, and (c) all entries into and departures from the Building will take
place through such one or more entrances as Landlord will from time to time designate; provided, however, anything herein to the contrary notwithstanding, Landlord will not be liable for any lack of security in respect to the Building whatsoever.
Landlord will normally not enforce clauses (a), (b) and (c) above from 8:00 a.m. to 6:00 p.m., Monday through Friday, and from 8:00 a.m. to 1:00 p.m. on Saturdays, but it reserves the right to do so or not to do so at any time at its sole
discretion. In case of invasion, mob, riot, public excitement, or other commotion, Landlord reserves the right to prevent access to the Building during the continuance of the same by closing the doors or otherwise, for the safety of the tenants or
the protection of the Building and the property therein. Landlord will in no case be liable for damages for any error or other action taken with regard to the admission to or exclusion from the Building of any person. 

All entrance doors to the Premises will be locked when the Premises are not in use. All corridor doors will also be closed during times
when the air conditioning equipment in the Building is operating so as not to dissipate the effectiveness of the system or place an overload thereon. 
 Tenant shall comply with Building rules and regulations implemented by Landlord from time to time with respect to energy conservation and environmental initiatives, whether such rules and regulations are
the result of governmental requirement or independently implemented by Landlord. Such initiatives may include, but shall not be limited to, stormwater management initiatives; heat island reduction (roof or non-roof); usage of low VOC construction
materials (including, without limitation, low VOC paint and carpet); energy efficient lighting (and controls), equipment, and appliances; HVAC efficiencies; water use reduction; CFC reduction; recycling; construction waste management; usage of
locally manufactured materials; usage of rapidly renewable materials; and usage of recycled materials. 

  
 R1-3

  
 Landlord reserves the
right at any time and from time to time to rescind, alter or waive, in whole or in part, any of these Rules and Regulations when it is deemed necessary, desirable, or proper, in Landlord’s reasonable judgment, for its best interest or for the
best interest of the tenants of the Building 

  
 R1-4

  
 EXHIBIT A

 (Floor plan(s) showing Premises) 
 (see attached) 

  
 A-1

 

 

  

 

 

  

 

 

  

 EXHIBIT B 
 TENANT FINISH-WORK: ALLOWANCE 
 (Landlord Performs the Work)

  

	1.	 Acceptance of Premises.    Upon completion of the Work as provided here, Tenant shall accept the Premises in their
“As Is” condition upon the Commencement Date. 

  

	2.	 Working Drawings. 

  

	    	 (a) Preparation and Delivery.    On or before the date which is fifteen (15) days following the date on which this
Lease is fully executed by both Landlord and Tenant, Landlord shall cause to be prepared final working drawings (architectural and, if necessary, MEP drawings) of all improvements to be installed in the Premises and deliver the same to Tenant for
its review and approval (which approval shall not be unreasonably withheld, delayed or conditioned). Such working drawings shall be prepared by a design consultant selected by Landlord (whose fee shall be included in the Total Construction Costs
[defined below]). 

  

	    	 (b) Approval Process.    Tenant shall notify Landlord whether it approves of the submitted working drawings within three
(3) business days after Landlord’s submission thereof. If Tenant disapproves of such working drawings, then Tenant shall notify Landlord thereof specifying in reasonable detail the reasons for such disapproval, in which case Landlord
shall, within three (3) business days after such notice, revise such working drawings in accordance with Tenant’s objections and submit the revised working drawings to Tenant for its review and approval. Tenant shall notify Landlord in
writing whether it approves of the resubmitted working drawings within one (1) business day after its receipt thereof. This process shall be repeated until the working drawings have been finally approved by Landlord and Tenant. If Tenant fails
to notify Landlord that it disapproves of the initial working drawings within three (3) business days (or, in the case of resubmitted working drawings, within one (1) business day) after the submission thereof, then Tenant shall be deemed
to have approved the working drawings in question. Any delay caused by Tenant’s unreasonable withholding of its consent or delay in giving its written approval as to such working drawings shall constitute a Tenant Delay Day (defined below).

  

	3.	 Landlord’s Approval; Performance of Work.    If any of Tenant’s proposed construction work will affect
the Building’s structure or Systems and Equipment, then the working drawings pertaining thereto must be approved by the Building’s engineer of record. Landlord’s approval of such working drawings shall not be unreasonably withheld,
provided that (a) they comply with all Laws, (b) the improvements depicted thereon do not adversely affect (in the reasonable discretion of Landlord) the Building’s structure or the Building’s Systems and Equipment (including the
Building’s restrooms or mechanical rooms), the exterior appearance of the Building, or the appearance of the common area, (c) such working drawings are sufficiently detailed to allow construction of the improvements in a good and
workmanlike manner, and (d) the improvements depicted thereon conform to the rules and regulations promulgated from time to time by Landlord for the construction of tenant improvements (a copy of which has been delivered to Tenant). As used
herein, “Working Drawings” shall mean the final working drawings approved by Landlord, as amended from time to time by any approved changes thereto, and “Work” shall mean all improvements to be
constructed in accordance with and as indicated on the Working Drawings, together with any work required by governmental authorities to be made to other areas of the Building as a result of the improvements indicated by the Working Drawings.
Landlord’s approval of the Working Drawings shall not be a representation or warranty of Landlord that such drawings are adequate for any use or comply with any Law, but shall merely be the consent of Landlord thereto. Tenant shall, at
Landlord’s request, sign the Working Drawings to evidence its 

  
 B-1

	 	 
review and approval thereof. After the Working Drawings have been approved, Landlord shall cause the Work to be performed in substantial accordance with the Working Drawings.

  

	4.	 Bidding of Work.    Prior to commencing the Work, Landlord shall competitively bid the Work to three contractors
approved by Landlord. If the estimated Total Construction Costs are expected to exceed the Construction Allowance, Tenant shall be allowed to review the submitted bids from such contractors to value engineer any of Tenant’s requested
alterations. In such case, Tenant shall notify Landlord of any items in the Working Drawings that Tenant desires to change within two (2) business days after Landlord’s submission thereof to Tenant. If Tenant fails to notify Landlord of
its election within such two (2) business day period, Tenant shall be deemed to have approved the bids. Within five (5) business days following Landlord’s submission to Tenant of the initial construction bids to Tenant under the
foregoing provisions (if applicable), Tenant shall have completed all of the following items: (a) finalized with Landlord’s representative and the proposed contractor, the pricing of any requested revisions to the bids for the Work, and
(b) approved in writing any overage in the Total Construction Costs in excess of the Construction Allowance, failing which each day after such five (5) business day period shall constitute a Tenant Delay Day. 

 

	5.	 Change Orders.    Tenant may initiate changes in the Work. Each such change must receive the prior written
approval of Landlord, such approval not to be unreasonably withheld or delayed; however, (a) if such requested change would adversely affect (in the reasonable discretion of Landlord) (i) the Building’s structure or the
Building’s Systems and Equipment (including the Building’s restrooms or mechanical rooms), (ii) the exterior appearance of the Building, or (iii) the appearance of the common area, or (b) if any such requested change might
delay the Commencement Date, Landlord may withhold its consent in its sole and absolute discretion. If Tenant requests any changes to the Work described in the Working Drawings, then such increased costs and any additional design costs incurred in
connection therewith as the result of any such change shall be added to the Total Construction Costs. 

  

	6.	 Definitions.    As used herein, a “Tenant Delay Day” shall mean each day of delay in the
performance of the Work that occurs: (a) because of Tenant’s failure to timely deliver or approve any required documentation such as the Working Drawings, (b) because Tenant fails to timely furnish any information or deliver or
approve any required documents such as the Working Drawings (whether preliminary, interim revisions or final), pricing estimates, construction bids, and the like, (c) because of any change to the Working Drawings, (d) because Tenant fails
to attend any meeting with Landlord, the Architect, any design professional, or any contractor, or their respective employees or representatives, as may be required or scheduled hereunder or otherwise necessary in connection with the preparation or
completion of any construction documents, such as the Working Drawings, or in connection with the performance of the Work, (e) because of any specification by Tenant of materials or installations in addition to or other than Landlord’s
standard finish-out materials, or (f) because Tenant, its agents, employees, or contractors otherwise delay completion of the Work. As used herein “Substantial Completion,” “Substantially
Completed,” and any derivations thereof mean the Work in the Premises is substantially completed (as reasonably determined by Landlord) in substantial accordance with the Working Drawings and evidence of governmental approval of the
Work has been obtained. Substantial Completion shall have occurred even though minor details of construction, decoration, and mechanical adjustments remain to be completed by Landlord. 

 

	7.	 Walk-Through; Punchlist.    When Landlord considers the Work in the Premises to be Substantially Completed,
Landlord will notify Tenant and within three (3) business days thereafter, Landlord’s representative and Tenant’s representative shall conduct a walk-through of the Premises and identify any necessary touch-up work, repairs and minor
completion items that are necessary for final completion of the Work. Neither Landlord’s representative nor Tenant’s 

  
 B-2

	 	 
representative shall unreasonably withhold his or her agreement on punchlist items. Landlord shall use reasonable efforts to cause the contractor performing the Work to complete all punchlist
items within thirty (30) days after agreement thereon; however, Landlord shall not be obligated to engage overtime labor in order to complete such items. 

 

	8.	 Total Construction Costs.    The entire cost of performing the Work (including without limitation costs of design
of the Work and preparation of the Working Drawings, costs of construction labor and materials, electrical usage during construction, additional janitorial services, related taxes and insurance costs, and the construction supervision fee referenced
in Section 9 of this Exhibit, all of which costs are herein collectively called the “Total Construction Costs”) in excess of the Construction Allowance (hereinafter defined) shall be paid by Tenant. Upon approval of the
Working Drawings and selection of a contractor, Tenant shall promptly: (a) execute a work order agreement prepared by Landlord which identifies such drawings and itemizes the Total Construction Costs and sets forth the Construction Allowance,
and (b) pay to Landlord 50% of the amount by which Total Construction Costs exceed the Construction Allowance. Upon Substantial Completion of the Work and before Tenant occupies the Premises to conduct business therein, Tenant shall pay to
Landlord an amount equal to the Total Construction Costs (as adjusted for any approved changes to the Work), less (x) the amount of the advance payment already made by Tenant, and (y) the amount of the Construction Allowance. In the event
of default of payment of such excess costs, Landlord (in addition to all other remedies) shall have the same rights as for a Default by Tenant under the Lease. 

 

	9.	 Construction Allowance.    Landlord shall provide to Tenant a construction allowance not to exceed $42.00 per
rentable square foot in the Premises (the “Construction Allowance”) to be applied toward the Total Construction Costs, as adjusted for any changes to the Work. The Construction Allowance shall not be disbursed to Tenant in
cash, but shall be applied by Landlord to the payment of the Total Construction Costs, if, as, and when the cost of the Work is actually incurred and paid by Landlord. The Construction Allowance must be used (i.e. work performed and invoices
submitted to Landlord) within six (6) months following the Commencement Date or shall be deemed forfeited with no further obligation by Landlord with respect thereto. If not necessary to pay the Total Construction Costs, a portion of the
Construction Allowance, not to exceed twenty percent (20%) of the Construction Allowance, may be used by Tenant to purchase furniture, fixtures and equipment for the Premises, to install telephone/data cabling in the Premises, and for
Tenant’s expenses of moving into the Premises. Landlord shall reimburse Tenant for such expenses within thirty (30) days after receipt of invoices for same, together with such other back up documentation that Landlord may reasonably
require. 

  

	10.	 Construction Management.    Landlord or its Affiliate or agent shall supervise the Work, make disbursements
required to be made to the contractor, and act as a liaison between the contractor and Tenant and coordinate the relationship between the Work, the Building and the Building’s Systems. In consideration for Landlord’s construction
supervision services, Tenant shall pay to Landlord a construction supervision fee equal to 4% of the Total Construction Costs up to $500,000, 3% of the Total Construction Costs greater than $500,000 but less than $1,500,000, and 2% of the Total
Construction Costs greater than $1,500,000. In addition, Tenant shall pay or reimburse Landlord for additional fees incurred by Landlord and for reimbursable items that Landlord is responsible to pay under Section 9 and 10 of Appendix A to the
Project Management Services Agreement (this “Agreement”) dated July 7, 2010 between Landlord and CB Richard Ellis. 

  

	11.	 Additional Landlord Obligations. 

  
 B-3

  

	    	 Landlord shall not be entitled to fees or other consideration from Tenant in connection with any review of plans or supervision of work required
herein, or in connection with any Work required to be performed by Landlord, except as expressly provided herein. 

  

	    	 Landlord’s approval of Tenant’s proposed construction work shall not be withheld except for reasonable and material reasons which shall
include, but not be limited to, the following: (i) adverse affect on the structural integrity of the Building; (ii) likely damage to the Building Systems and Equipment; (iii) non-compliance with applicable codes; or
(iv) materially adverse affect on the exterior appearance of the Building. 

  

	    	 The contractors who perform the Work shall be subject to the approval of Tenant, which shall not be unreasonably withheld.

  

	    	 The general contractor who performs the Work shall provide a one year warranty against defects in materials or workmanship. At Tenant’s request
before the contract with the general contractor is signed, and at Tenant’s expense, Landlord shall obtain a two (2) year warranty against defects in materials or workmanship. 

 

	    	 To qualify as “Substantial Completion” the Work must be substantially completed in accordance with the Building Plans except for details,
omissions, and mechanical adjustments of the type normally found on an architectural “punch list” that do not materially impair Tenant’s ability to use and operate within the Premises. 

 

	    	 Upon reasonable advance notice, Landlord shall make available to Tenant for inspection and copying at the location where such records are kept,
during its normal weekday business hours, true and complete copies of all bidding documents, contracts, lists of approved and solicited subcontractors and suppliers, requests for proposals, cost estimates, payment applications, lien waivers, and
related documents. 

  

	    	 Landlord shall endeavor to minimize the cost of Tenant’s improvements, considering the requirement of using respectable and reliable
subcontractors and suppliers and consistent with Building standards and the Working Drawings. 

  

	    	 Landlord shall represent and warrant to Tenant, that as of the Commencement Date the Building will be structurally sound, that Landlord’s Work
will be installed and constructed in substantial accordance with the design drawings and that the Premises and all improvements therein are in good working order. Landlord will enforce warranties during the warranty period.

  

	12.	 Construction Representatives.    Landlord’s and Tenant’s representatives for coordination of
construction and approval of change orders will be as follows, provided that either party may change its representative upon written notice to the other: 

 

			
	 Landlord’s Representative:
	  	 R. Kevin Terrien

		  	 CBRE Project Management

		  	 8390 East Crescent Parkway, Suite 300
 Greenwood Village, CO 80111
 Telephone: 720-528-6424

		  	 Telecopy: 720-528-6333
 Kevin.terrien@cbre.com

		
	 Tenant’s Representative:
	  	 Michael Davis

		  	 3218 N. Reynolds Circle

		  	 Mesa, Arizona 85215

		  	 Michael@medavisandassociates.com

  
 B-4

			
		  	 Telephone: (602) 725-2652

		  	 Fax: (602) 854-7438

  

	13.	 Miscellaneous.    To the extent not inconsistent with this Exhibit, Articles 6 and 11 of this Lease shall govern
the performance of the Work and Landlord’s and Tenant’s respective rights and obligations regarding the improvements installed pursuant thereto. 

  
 B-5

  
 EXHIBIT C

 OPTION TO EXTEND 
 Tenant is hereby granted the option (“Extension Option”) to extend the term of the Lease for two (2) consecutive periods of five (5) Lease Years (“Extension
Term”). The Extension Option may be exercised only by giving Landlord irrevocable and unconditional written notice thereof no earlier than eighteen (18) months and no later than twelve (12) months prior to the commencement of
the Extension Term. Tenant may not exercise the Extension Option if Tenant is in default under the Lease beyond the expiration of any applicable cure period either at the date of said notice or at any time thereafter prior to commencement of the
Extension Term. Upon exercise of the Extension Option, all references in the Lease to the Term shall be deemed to be references to the Term as extended pursuant to the Extension Option. 

The Extension Term shall be on the same terms, covenants and conditions as are contained in the Lease, except that
(i) no additional extension option shall be conferred by the exercise of the Extension Option, (ii) Base Rent applicable to the Premises for the Extension Term shall be determined as provided below, and (iii) any initial rent
abatement, concession or allowance which are in the nature of economic concessions or inducements shall not be applicable to any Extension Term. In addition to Base Rent, Tenant shall pay Additional Rent, and other Rent during the Extension Term as
provided in this Lease. 
 Base Rent per annum per rentable square foot of the Premises for the Extension Term
shall be ninety five percent (95%) of the Current Market Rate for lease terms commencing on or about the date of commencement of the Extension Term. The term “Current Market Rate” means the prevailing net rental rate per
rentable square foot under renewals of office leases recently executed for comparable space in the Building. The determination of Current Market Rate shall take into consideration that this is a net lease; any differences in the size of space being
leased, the location of space in the building and the length of lease terms; any differences in definitions of rentable square feet or rentable area with respect to which rental rates are computed; the value of rent abatements, allowances (for
demolition, space planning, architectural and engineering fees, construction, moving expenses or other purposes), the creditworthiness of Tenant; and other pertinent factors. The Current Market Rate may include an escalation of a fixed net rental
rate (based on a fixed step or index) then prevailing in the market. 
 Within thirty (30) days after
receipt of Tenant’s notice to extend Landlord shall deliver to Tenant written notice of the Current Market Rate and shall advise Tenant of the required adjustment to Base Rent, if any. 

Tenant shall, within fifteen (15) days after receipt of Landlord’s notice, notify Landlord in writing whether
Tenant (a) accepts Landlord’s determination of the Current Market Rate; (b) rejects Landlord’s determination of the Current Market Rate, or (c) requests that the Current Market Rate be determined by an appraiser
(“Arbitration Request”). If Tenant rejects Landlord’s determination, Tenant’s exercise of the Extension Option granted herein shall be deemed revoked and of no further force of effect. If Tenant requests that the
Current Market Rate be determined by an appraiser, Landlord and Tenant, within ten (10) days after the date of the Arbitration Request, shall each simultaneously submit to the other, in a sealed envelope, its good faith estimate of the Current
Market Rate (collectively referred to as the “Estimates”). If the higher of such Estimates is not more than one hundred five percent (105%) of the lower of such Estimates, then Current Market Rate shall be the average of
the two Estimates. If the Current Market Rate is not resolved by the exchange of Estimates, Landlord and Tenant, within seven (7) days after the exchange of Estimates, shall each select a appraiser to determine which of the two Estimates most
closely reflects the Current Market Rate. Each appraiser so selected shall be certified as an MAI appraiser and shall have had at least five (5) years experience within the previous ten (10) years as a real estate appraiser working in the
same submarket in which the Building is located, with working knowledge of current office rental rates and practices. For purposes of this Lease, an “MAI” appraiser 

  
 C-1

 
means an individual who holds an MAI designation conferred by, and is an independent member of, the American Institute of Real Estate Appraisers (or its successor organization, or in the event
there is no successor organization, the organization and designation most similar). Upon selection, Landlord’s and Tenant’s appraisers shall work together in good faith to agree upon which of the two Estimates most closely reflects the
Current Market Rate. The Estimate chosen by such appraisers shall be binding on both Landlord and Tenant as the Current Market Rate. If either Landlord or Tenant fails to appoint an appraiser within the seven day period referred to above, the
appraiser appointed by the other party shall be the sole appraiser for the purposes hereof. If the two appraisers cannot agree upon which of the two Estimates most closely reflects the Current Market Rate within the twenty (20) days after their
appointment, then, within ten (10) days after the expiration of such twenty (20) day period, the two (2) appraisers shall select a third appraiser meeting the aforementioned criteria. Once the third appraiser has been selected as
provided for above, then, as soon thereafter as practicable but in any case within fourteen (14) days, the appraiser shall make his determination of which of the two Estimates most closely reflects the Current Market Rate and such Estimate
shall be binding on both Landlord and Tenant as the Current Market Rate. The parties shall share equally in the costs of the third appraiser. Any fees of any appraiser, counsel or experts engaged directly by Landlord or Tenant, however, shall be
borne by the party retaining such appraiser, counsel or expert. In the event that the Current Market Rate has not been determined by the commencement date of the Extension Term at issue, Tenant shall pay the most recent Base Rent set forth in the
Lease until such time as the Current Market Rate has been determined. Upon such determination, Base Rent shall be retroactively adjusted. If such adjustment results in an underpayment of Base Rent by Tenant, Tenant shall pay Landlord the amount of
such underpayment within thirty (30) days after the determination thereof. If such adjustment results in an overpayment of Base Rent by Tenant, Landlord shall credit such overpayment against the next installment of Base Rent due under the Lease
and, to the extent necessary, any subsequent installments until the entire amount of such overpayment has been credited against Base Rent. 
 Tenant must timely exercise the Extension Option or the Extension Option shall terminate. Tenant’s exercise of the Extension Option shall not operate to cure any default by Tenant of any of the terms
or provisions in the Lease, nor to extinguish or impair any rights or remedies of Landlord arising by virtue of such default. If the Lease or Tenant’s right to possession of the Premises shall terminate in any manner whatsoever before Tenant
shall exercise the Extension Option, or if Tenant shall have subleased or assigned all or any portion of the Premises, then immediately upon such termination, sublease or assignment, the Extension Option shall simultaneously terminate and become
null and void. The Extension Option is personal to Tenant. 

  
 C-2

  
 EXHIBIT D

 LEGAL DESCRIPTION 
 Lot 2, Block 1 Minor Subdivision Interlocken Filing No. 3, County of Boulder, State of Colorado. 

  
 D-1

 EXHIBIT E 
 COMMENCEMENT DATE CONFIRMATION 
  

							
	 Landlord:
	 	Fund IX, Fund X, Fund XI, and REIT Joint Venture, a Georgia joint venture
				
	 Tenant:
	 	AVNET, Inc.	 		 	

 This Commencement Date Confirmation is made by Landlord and Tenant pursuant to that certain Lease
dated as of                      , 2010 (the “Lease”) for certain premises known as Suite
             in the building commonly known as 360 Interlocken Boulevard, Broomfield, Colorado 80021 (the “Premises”). This Confirmation is made pursuant to Article 1 of
the Lease. 
 1.    Lease Commencement Date, Termination Date. Landlord and Tenant hereby agree that
the Commencement Date of the Lease is                     , 20__, and the Termination Date of the Lease is
                    , 20__. 
 2.    Acceptance of Premises. Tenant has inspected the Premises and affirms that the Premises are acceptable in all respects in its current “as is” condition.

 3.    Incorporation. This Confirmation is incorporated into the Lease, and forms an integral part
thereof. This Confirmation shall be construed and interpreted in accordance with the terms of the Lease for all purposes. 

(signatures appear on following page) 

  
 E-1

  
 LANDLORD: 

FUND IX, FUND X, FUND XI AND REIT JOINT VENTURE, a Georgia Joint Venture 
 WELLS REAL ESTATE FUND IX, L.P., a Georgia limited partnership 
  

	
	 By: Wells Partners, L.P., a Georgia limited partnership, as general partner

	
	 By: Wells Capital, Inc., a Georgia corporation, as general partner

	
	
	 By:
                                         
                    

	
	 Name:
                                         
               

	
	 Its:
                                         
                    

	

 WELLS REAL ESTATE FUND X, L.P., a Georgia limited partnership 

 

	
	 By: Wells Partners, L.P., a Georgia limited partnership, as general partner

	
	 By: Wells Capital, Inc., a Georgia corporation, as general partner

	
	
	 By:
                                         
                     

	
	 Name:
                                         
                

	
	 Its:
                                         
                    

	

 WELLS REAL ESTATE FUND XI, L.P., a Georgia limited partnership 

 

	
	 By: Wells Partners, L.P., a Georgia limited partnership, as general partner

	
	 By: Wells Capital, Inc., a Georgia corporation, as general partner

	
	
	 By:
                                         
                    

	
	 Name:
                                         
               

	
	 Its:
                                         
                    

	

 PIEDMONT OPERATING PARTNERSHIP, L.P., a 
 Delaware Limited Partnership 
  

	
	 By: Piedmont Office Realty Trust, Inc., a Maryland corporation, its sole general partner

	
	 By:
                                         
                    

	
	 Name:
                                         
               

	
	 Its:
                                         
                    

	

 TENANT: 

AVNET, INC. 
  

	
	 By:
                                         
                    

	 Name:
                                         
               

	 Its:
                                         
                    

	

  
 E-2

 EXHIBIT F 
 LOCATION OF EXTERIOR SIGNAGE 
 See attached. 

Depiction of signage is for location purposes only and is not to scale. 

 

 

 EXHIBIT G 
 JANITORIAL SPECIFICATIONS 
 See attached. 

  
 EXHIBIT “A”

 JANITORIAL CLEANING REQUIREMENTS 
  

	I.	 COMMON AREAS AND PRIVATE OFFICES 

  

											
	 Daily
	  	 	  	Weekly	  	 	  	Monthly	  	 
	 1.
	  	 Empty wastebaskets
 and dispose
of all
 marked trash, replace
 trash
liners.
	  	 1.
	  	 Low dust all
 horizontal
surfaces
 to hand height, as

needed.
	  	 1.
	  	 High dust all
 horizontal
surfaces
 (ducts, pipes, etc.).

						
	 2.
	  	 Empty and damp clean
 all
ashtrays and service
 any sand urns.
	  	 2.
	  	 Clean and sanitize

phones.
	  	 2.
	  	 Full clean of interior
 glass
partitions.*

						
	 3.
	  	 Dust and spot clean
 desk tops,
ledges,
 cabinets, bookcases,
 shelves,
and phones
 (not disturbing any

materials).
	  	 3.
	  	 Clean desk tops (not

disturbing occupants
 materials).
	  		  	
						
	 4.
	  	Dust all furniture.	  	 4.
	  	 Clean and polish
 bright metal
to hand
 height.
	  		  	
						
	 5.
	  	 Spot clean walls,
 switches,
handles and
 push plates.
	  	 5.
	  	 Edge carpets and clean

baseboards.
	  		  	
						
	 6.
	  	 Vacuum all carpeted
 areas and
mats.
	  	 6.
	  	 Vacuum or damp clean

furniture.
	  		  	
						
	 7.
	  	 Wipe down all entrance
 doors
to each suite.
	  	 7.
	  	 Wipe down all interior
 suite
doors and wood
 paneling.
	  		  	
						
	 8.
	  	 Spot clean reception
 lobby
glass, front door
 and directory.
	  		  		  		  	
						
	 9.
	  	 Clean and sanitize
 drinking
fountains,
 vending machines, etc.
	  		  		  		  	 * As Needed

						
	 10.
	  	 Sweep and damp mop
 all hard
floors.
	  		  		  		  	
						
	 11.
	  	 Maintain janitor closets,

equipment and supplies.
	  		  		  		  	
						
	 12.
	  	 Spot clean interior glass

partition.
	  		  		  		  	

	II.	 RESTROOMS 

  

											
	 Daily
	  	 	  	Weekly	  	 	  	Monthly	  	 
	 1.
	  	 Empty all trash,
 disposals and
sanitary
 napkin containers,
 sanitize
and insert
 liners.
	  	 1.
	  	 Low dust all horizontal

surfaces to hand height. to hand height.
	  	 1.
	  	 High dust all
 horizontal
surfaces
 (ducts, pipes, etc.).

						
	 2.
	  	 Wash and sanitize
 exterior of
all containers.
	  	 2.
	  	 Flush and sanitize floor

drain.
	  	 2.
	  	 Wash and sanitize
 all metal
partitions.

						
	 3.
	  	 Clean and sanitize all
 sinks,
fixtures, counter
 surfaces and adjacent

walls.
	  	 3.
	  	Wash all shower stalls.	  		  	
						
	 4.
	  	 Clean and polish all
 mirrors
and interior glass.
	  		  		  		  	
						
	 5.
	  	 Clean and sanitize all
 toilet
bowls, urinals and
 surrounding walls.
	  		  		  		  	
						
	 6.
	  	 Spot dust and clean all all
 metal partitions.
	  		  		  		  	
						
	 7.
	  	Clean and sanitize all toilet seats.	  		  		  		  	
						
	 8.
	  	Clean and polish all chrome and stainless surfaces.	  		  		  		  	
						
	 9.
	  	 Refill all dispensers to
 the
maximum limit.
	  		  		  		  	
						
	 10.
	  	Spot clean walls, switches, push plates and handles.	  		  		  		  	
						
	 11.
	  	 Sweep and wet mop
 floor,
including shower
 floors.
	  		  		  		  	

	III.	 ELEVATORS 

  

											
	 Daily
	  	 	  	Weekly	  	 	  	Monthly	  	 
	 1.
	  	 Clean wall around
 signal
buttons.
	  		  		  	 1.
	  	Polish elevator doors and paneling.
						
	 2.
	  	 Dust and clean all
 horizontal
surfaces and
 doors on both the
 inside
and outside.
	  		  		  		  	
						
	 3.
	  	 Polish all bright metal

surfaces inside and out.
	  		  		  		  	
						
	 4.
	  	Clean door tracks.	  		  		  		  	
						
	 5.
	  	 Vacuum or damp mop
 all floors
of cabs.
	  		  		  		  	

  

	IV.	 STAIRWELLS 

  

											
	 Daily
	  	 	  	Weekly	  	 	  	Monthly	  	 
	 1.
	  	 Dust and/or wash all

handrails.
	  	 1.
	  	Sweep all stairwells.	  	 1.
	  	 Wet mop stairwells.

						
	 2.
	  	Police for trash.	  		  		  		  	

  

	V.	 CARPETS 

  

											
	 Daily
	  	 	  	Weekly	  	 	  	Monthly	  	 
	 1.
	  	 Vacuum open areas
 including
corners and
 edges.
	  	 1.
	  	Detail vacuum all areas.	  		  	

  

	VI.	 HARD FLOORS 

  

											
	 Daily
	  	 	  	Weekly	  	 	  	Monthly	  	 
	 1.
	  	 Dry dust/sweep and
 damp mop
open area.
	  	 1.
	  	 Machine scrub all
 shower stalls.
	  	 1.
	  	 Machine scrub all
 restrooms.

						
	 2.
	  	Damp mop and sanitize restrooms.Purchase and Sale Agreement

  
 Exhibit 10.2 

PURCHASE AND SALE AGREEMENT 
 BETWEEN 
 THE FUND IX, FUND X, FUND XI AND REIT JOINT VENTURE

 AS SELLER 
 AND 
 MORIAH REAL ESTATE COMPANY, LLC 

AS PURCHASER 
 14400 HERTZ QUAIL SPRINGS PARKWAY 
 OKLAHOMA CITY, OKLAHOMA

 September 24, 2010 

  
 SCHEDULE OF EXHIBITS

  

									
	 	 	 	 	 	 	 	  	 Reference

					
	 Exhibit “A”
	 		 		 	Description of Property	  	p 3
					
	 Exhibit “B”
	 		 		 	List of Personal Property	  	p 5
					
	 Exhibit “C”
	 		 		 	 List of Existing Commission Agreements and
 Management Agreement
	  	pp 2, 4 & § 4.1(f)
					
	 Exhibit “D”
	 		 		 	Form of Escrow Agreement	  	p 3
					
	 Exhibit “E”
	 		 		 	List of Leases	  	p 4
					
	 Exhibit “F”
	 		 		 	Exception Schedule	  	§ 4.1(i)
					
	 Exhibit “G”
	 		 		 	List of Operating Agreements	  	p 4
					
	 Exhibit “H”
	 		 		 	Form of Tenant Estoppel Certificate	  	p 5 & §§ 4.3(g) &
6.1(d)
					
	 Exhibit “I”
	 		 		 	Property Tax Appeals	  	§ 4.1(g)
					
	 Exhibit “J”
	 		 		 	 Tenant Inducement Costs and Leasing Commissions re
 current tenants for which Seller is responsible
	  	§ 5.4(d)

  
 SCHEDULE OF CLOSING
DOCUMENTS 
  

							
	 Schedule 1
	 		 		 	Form of Special Warranty Deed
				
	 Schedule 2
	 		 		 	 Form of Assignment and Assumption of Leases and Security Deposits and
 Leasing Commission Obligations arising after Closing

				
	 Schedule 3
	 		 		 	Form of Bill of Sale to Personal Property
				
	 Schedule 4
	 		 		 	Form of Assignment and Assumption of Operating Agreements
				
	 Schedule 5
	 		 		 	Form of General Assignment of Seller’s Interest in Intangible Property
				
	 Schedule 6
	 		 		 	Form of Seller’s Affidavit (for Purchaser’s Title Insurance Purposes)
				
	 Schedule 7
	 		 		 	Form of Seller’s Certificate (as to Seller’s Representations and Warranties)
				
	 Schedule 8
	 		 		 	Form of Seller’s FIRPTA Affidavit
				
	 Schedule 9
	 		 		 	 Form of Purchaser’s Certificate (as to Purchaser’s Representations and

Warranties)

				
	 Schedule 10
	 		 		 	WDC Deed

  
 PURCHASE AND SALE
AGREEMENT 
 14400 HERTZ QUAIL SPRINGS PARKWAY 
 OKLAHOMA CITY, OKLAHOMA 
  

 
 THIS PURCHASE AND
SALE AGREEMENT (the “Agreement”), made and entered into this 24th day of September, 2010, by and between THE FUND IX, FUND X, FUND XI AND REIT JOINT VENTURE, a Georgia joint venture (“Seller”), and
MORIAH REAL ESTATE COMPANY, LLC, a Texas limited liability company (“Purchaser”). 
 W I
T N E S E T H: 
 WHEREAS, Seller desires to sell certain
improved real property located at 14400 Hertz Quail Springs Parkway, City of Oklahoma, Oklahoma County, Oklahoma, together with certain related personal and intangible property, and Purchaser desires to purchase such real, personal and intangible
property; and 
 WHEREAS, the parties hereto desire to provide for said sale and purchase on the terms and
conditions set forth in this Agreement; 
 NOW, THEREFORE, for and in consideration of the premises, the mutual
covenants and agreements hereinafter set forth, and for other good and valuable consideration, the receipt, adequacy, and sufficiency of which are hereby acknowledged by the parties hereto, the parties hereto hereby covenant and agree as follows:

 ARTICLE 1. 
 DEFINITIONS 
 For purposes of this Agreement, each of the
following capitalized terms shall have the meaning ascribed to such terms as set forth below: 

“Additional Earnest Money” shall mean the sum of Four Hundred Fifty Thousand and No/100 Dollars
($450,000.00 U.S.). 
 “Ancillary Closing Documents” shall mean, collectively, the Assignment
and Assumption of Leases, the Assignment and Assumption of Operating Agreements, the General Assignment, and the Seller’s Certificate. 
 “Assignment and Assumption of Leases” shall mean the form of assignment and assumption of Leases and Security Deposits and obligations under the Commission Agreements to be executed and
delivered by Seller and Purchaser at the Closing in the form attached hereto as SCHEDULE 2. 
 “Assignment and Assumption of Operating Agreements” shall mean the form of assignment and assumption of the Operating Contracts to be executed and delivered by Seller and Purchaser at the
Closing in the form attached hereto as SCHEDULE 4. 

  

“Basket Limitation” shall mean an amount equal to Fifteen Thousand and No/100 Dollars ($15,000.00 U.S.).

 “Bill of Sale” shall mean the form of bill of sale to the Personal Property to be executed
and delivered by Seller to Purchaser at the Closing in the form attached hereto as SCHEDULE 3. 
 “Broker” shall have the meaning ascribed thereto in Section 10.1 hereof. 
 “Business Day” shall mean any day other than a Saturday, Sunday or other day on which banking institutions in the State of Oklahoma are authorized by law or executive action to close.

 “Cap Limitation” shall mean an amount equal to two and one-half percent (2.5%) of the
Purchase Price. 
 “Closing” shall mean the consummation of the purchase and sale of the
Property pursuant to the terms of this Agreement. 
 “Closing Date” shall have the meaning
ascribed thereto in Section 2.6 hereof. 
 “Commission Agreements” shall have the
meaning ascribed thereto in Section 4.1(f) hereof, and such agreements are more particularly described on EXHIBIT “C” attached hereto and made a part hereof. 

“Due Diligence Material” shall have the meaning ascribed thereto in Section 3.7 hereof.

 “Earnest Money” shall mean the Initial Earnest Money, together with any Additional Earnest
Money actually paid by Purchaser to Escrow Agent hereunder, and together with all interest which accrues thereon as provided in Section 2.3(c) hereof and in the Escrow Agreement. 

“Effective Date” shall mean the date upon which Seller and Purchaser shall have delivered a fully
executed counterpart of this Agreement to the other, which date shall be inserted in the space provided on the cover page and page 1 hereof. For the purposes of determining the Effective Date, a facsimile or other electronic signature shall be
deemed an original signature. 
 “Environmental Law” shall mean any law, ordinance, rule,
regulation, order, judgment, injunction or decree relating to pollution or substances or materials which are considered to be hazardous or toxic, including, without limitation, the Resource Conservation and Recovery Act, the Comprehensive
Environmental Response, Compensation and Liability Act, the Hazardous Materials Transportation Act, the Clean Water Act, the Toxic Substances Control Act, the Emergency Planning and Community Right to Know Act, the Safe Drinking Water Act, the Clean
Air Act, the Occupational Safety & Health Act, any state and local environmental law, all amendments and supplements to any of the foregoing and all regulations and publications promulgated or issued pursuant thereto. 

“Escrow Agent” shall mean Chicago Title Insurance Company, at its office at 200 Galleria Parkway, S.E.,
Suite 2060, Atlanta, GA 30339. 

  
 2 

  

“Escrow Agreement” shall mean that certain Escrow Agreement in the form attached hereto as
EXHIBIT “D” entered into contemporaneously with the execution and delivery of this Agreement by Seller, Purchaser and Escrow Agent with respect to the Earnest Money. 

“Existing Survey” shall mean that certain survey with respect to the Land and the Improvements prepared
by MK Associates dated June 9, 2010. 
 “FIRPTA Affidavit” shall mean the form of FIRPTA
Affidavit to be executed and delivered by Seller to Purchaser at Closing in the form attached hereto as SCHEDULE 8. 
 “First Title Notice” shall have the meaning ascribed thereto in Section 3.4 hereof. 
 “General Assignment” shall have the meaning ascribed thereto in Section 5.1(f) hereof. 

“Hazardous Substances” shall mean any and all pollutants, contaminants, toxic or hazardous wastes or any
other substances that might pose a hazard to health or safety, the removal of which may be required or the generation, manufacture, refining, production, processing, treatment, storage, handling, transportation, transfer, use, disposal, release,
discharge, spillage, seepage or filtration of which is or shall be restricted, prohibited or penalized under any Environmental Law (including, without limitation, lead paint, asbestos, urea formaldehyde foam insulation, petroleum and polychlorinated
biphenyls). 
 “Improvements” shall mean all buildings, structures and improvements now or on
the Closing Date situated on the Land, including without limitation, all parking areas and facilities, improvements and fixtures located on the Land. 
 “Initial Earnest Money” shall mean the sum of Fifty Thousand and No/100 Dollars ($50,000.00 U.S.). 

“Inspection Period” shall mean the period expiring at 5:00 P.M. local Atlanta, Georgia time on
September 30, 2010. 
 “Intangible Property” shall mean all intangible property, if any,
owned by Seller and related to the Land and Improvements, including without limitation, Seller’s rights and interests, if any, in and to the following (to the extent assignable): (i) all assignable plans and specifications and other
architectural and engineering drawings for the Land and Improvements; (ii) all assignable warranties or guaranties given or made in respect of the Improvements or Personal Property; (iii) all transferable consents, authorizations,
variances or waivers, licenses, permits and approvals from any governmental or quasi-governmental agency, department, board, commission, bureau or other entity or instrumentality solely in respect of the Land or Improvements; (iv) all trade
names, trade marks and other identifying material associated with the Land and the Improvements; and (v) all of Seller’s right, title and interest in and to all assignable Operating Agreements that Purchaser agrees to assume (or is deemed
to have agreed to assume). 
 “Land” shall mean those certain tracts or parcels of real
property located in the City of Oklahoma, Oklahoma County, Oklahoma, which are more particularly described on EXHIBIT “A” attached hereto and made a part hereof, together with all rights, privileges and easements

  
 3 

 
appurtenant to said real property, and all right, title and interest of Seller, if any, in and to any all strips and gores and other land lying in the bed of any street, road, alley or
right-of-way, open or closed, adjacent to or abutting the Land. 
 “Lease” and
“Leases” shall mean the leases or occupancy agreements, including those in effect on the Effective Date which are more particularly identified on EXHIBIT “E” attached hereto, and any amended or new
leases entered into pursuant to Section 4.3(a) of this Agreement, which as of the Closing affect all or any portion of the Land or Improvements. 
 “List of Leases” shall mean EXHIBIT “E” attached to this Agreement and made a part hereof. 

“Losses” has the meaning ascribed thereto in Section 12.1 hereof. 

“Major Tenant” or “Major Tenants” shall mean Avaya Inc. 

“Management Agreement” shall have the meaning ascribed thereto in Section 4.1(f) hereof and
is more particularly described on EXHIBIT “C” attached hereto and made a part hereof. 
 “Monetary Objection” or “Monetary Objections” shall mean (a) any mortgage, deed to secure debt, deed of trust or similar security instrument encumbering all or any
part of the Property, (b) any mechanic’s, materialman’s or similar lien (unless resulting from any act or omission of Purchaser or any of its agents, contractors, representatives or employees or any tenant of the Property),
(c) the lien of ad valorem real or personal property taxes, assessments and governmental charges affecting all or any portion of the Property which are delinquent, and (d) any judgment of record against Seller in the county or other
applicable jurisdiction in which the Property is located. 
 “Operating Agreements” shall mean
all those certain contracts and agreements more particularly described on EXHIBIT “G” attached hereto and made a part hereof relating to the repair, maintenance or operation of the Land, Improvements or Personal
Property which will extend beyond the Closing Date, including, without limitation, all equipment leases, but specifically excluding any management or leasing agreements for the Property. 

“Other Notices of Sale” shall have the meaning ascribed thereto in Section 5.1(q) hereof.

 “Permitted Exceptions” shall mean, collectively, (a) liens for taxes, assessments and
governmental charges not yet due and payable or due and payable but not yet delinquent with respect to the portion of such taxes allocable to Purchaser pursuant to the proration of such taxes at Closing in accordance with Section 5.4,
(b) the Leases, and (c) any item to which Purchaser does not timely object in accordance with Section 3.4 or any objection that Purchaser later waives per Section 3.4. 

“Personal Property” shall mean all furniture (including common area furnishings and interior landscaping
items), carpeting, draperies, appliances, personal property (excluding any computer software which either is licensed to Seller or Seller deems proprietary), machinery, apparatus and equipment owned by Seller and currently used exclusively in the
operation, repair 

  
 4 

 
and maintenance of the Land and Improvements and situated thereon, as generally described on EXHIBIT “B” attached hereto and made a part hereof, and all
non-confidential books, records and files (excluding any appraisals, budgets, strategic plans for the Property, internal analyses, information regarding the marketing of the Property for sale, submissions relating to Seller’s obtaining of
corporate or partnership authorization, attorney and accountant work product, attorney-client privileged documents, or other information in the possession or control of Seller or Seller’s property manager which Seller deems proprietary)
relating to the Land and Improvements. The Personal Property does not include any property owned by tenants, contractors or licensees, and shall be conveyed by Seller to Purchaser subject to depletions, replacements and additions in the
ordinary course of Seller’s business. 
 “Property” shall have the meaning ascribed
thereto in Section 2.1 hereof. 
 “Purchase Price” shall be the amount specified in
Section 2.4 hereof. 
 “Purchaser-Related Entities” has the meaning ascribed
thereto in Section 12.1 hereof. 
 “Purchaser-Waived Breach” has the meaning
ascribed thereto in Section 12.3 hereof. 
 “Purchaser’s Certificate” shall
have the meaning ascribed thereto in Section 5.2(d) hereof. 
 “Security Deposits”
shall mean any security deposits, rent or damage deposits or similar amounts (other than rent paid for the month in which the Closing occurs) actually held by Seller with respect to any of the Leases. 

“Seller’s Affidavit” shall mean the form of owner’s affidavit to be given by Seller at Closing
to the Title Company in the form attached hereto as SCHEDULE 6. 
 “Seller’s
Certificate” shall mean the form of certificate to be executed and delivered by Seller to Purchaser at the Closing with respect to the truth and accuracy of Seller’s warranties and representations contained in this Agreement (modified
and updated as the circumstances require), in the form attached hereto as SCHEDULE 7. 

“Seller Related Entities” has the meaning ascribed thereto in Section 12.4 hereof.

 “Seller-Waived Breach” has the meaning ascribed thereto in Section 12.4 hereof.

 “Survey” and “Surveys” shall have the meaning ascribed thereto in
Section 3.4 hereof. 
 “Tenant Estoppel Certificate” or “Tenant Estoppel
Certificates” shall mean certificates to be sought from the tenants under the Leases in substantially the form attached hereto as EXHIBIT “H”. 

“Tenant Inducement Costs” shall mean any out-of-pocket payments required under a Lease to be paid by the
landlord thereunder to or for the benefit of the tenant thereunder which is in the nature of a tenant inducement, including specifically, but without limitation, tenant improvement costs, lease buyout payments, and moving, design, refurbishment and
club 

  
 5 

 
membership allowances and costs. The term “Tenant Inducement Costs” shall not include loss of income resulting from any free rental period, it being understood and agreed that
Seller shall bear the loss resulting from any free rental period until the Closing Date and that Purchaser shall bear such loss from and after the Closing Date. 

“Tenant Notices of Sale” shall have the meaning ascribed thereto in Section 5.1(p) hereof.

 “Title Company” shall mean Chicago Title Insurance Company, 200 Galleria Parkway, S.E.,
Suite 2060, Atlanta, GA 30339. 
 “Title Commitment” shall have the meaning ascribed thereto in
Section 3.4 hereof. 
 “Warranty Deed” shall mean the form of deed attached hereto
as SCHEDULE 1. 
 ARTICLE 2. 
 PURCHASE AND SALE 

2.1.    Agreement to Sell and Purchase.  Subject to and in
accordance with the terms and provisions of this Agreement, Seller agrees to sell and Purchaser agrees to purchase, the following property (collectively, the “Property”): 

 

	 	(a)	 the Land; 

  

	 	(b)	 the Improvements; 

  

	 	(c)	 all of Seller’s right, title and interest in and to the Leases, any guaranties of the Leases and the Security Deposits;

  

	 	(d)	 the Personal Property; and 

  

	 	(e)	 the Intangible Property. 

 2.2.    Permitted Exceptions.  The Property shall be conveyed subject to the matters which are, or are deemed to be, Permitted Exceptions.

 2.3.    Earnest Money. 

(a)    On the date of the execution and delivery of this Agreement by Seller and Purchaser, Purchaser
shall deliver the Initial Earnest Money to Escrow Agent by federal wire transfer, which Initial Earnest Money shall be held and released by Escrow Agent in accordance with the terms of the Escrow Agreement. The parties hereto mutually acknowledge
and agree that time is of the essence in respect of Purchaser’s timely deposit of the Initial Earnest Money with Escrow Agent. If Purchaser fails to timely deposit the Initial Earnest Money with Escrow Agent, then, at the option of Seller,
exercisable by written notice to Purchaser and Escrow Agent, this Agreement shall terminate, and no party hereto shall have any further rights or obligations hereunder, except those provisions of this Agreement which by their express terms survive
the termination of this Agreement. 

  
 6 

  

(b)    If Purchaser has not terminated this Agreement prior to the expiration of the Inspection Period
pursuant to the terms hereof, on or before the business day following the Inspection Period, Purchaser shall deposit the Additional Earnest Money with Escrow Agent. The parties hereto mutually acknowledge and agree that time is of the essence in
respect of Purchaser’s timely deposit of the Additional Earnest Money with Escrow Agent; and that if Purchaser fails to timely deposit the Additional Earnest Money with Escrow Agent, then, at the option of Seller, exercisable by written notice
to Purchaser and Escrow Agent delivered at anytime prior to Purchaser’s deposit of the Additional Earnest Money, this Agreement shall terminate, and Escrow Agent shall deliver the Initial Earnest Money to Seller, and neither party hereto shall
have any further rights or obligations hereunder, except those provisions of this Agreement which by their express terms survive the termination of this Agreement. 

(c)    The Earnest Money shall be applied to the Purchase Price at the Closing and shall otherwise be
held, refunded, or disbursed in accordance with the terms of the Escrow Agreement and this Agreement. All interest and other income from time to time earned on the Initial Earnest Money and the Additional Earnest Money shall be earned for the
account of Purchaser, and shall be a part of the Earnest Money; and the Earnest Money hereunder shall be comprised of the Initial Earnest Money, the Additional Earnest Money and all such interest and other income. 

2.4.    Purchase Price.  Subject to adjustment and credits as
otherwise specified in this Section 2.4 and elsewhere in this Agreement, the purchase price (the “Purchase Price”) to be paid by Purchaser to Seller for the Property shall be Five Million Three Hundred Thousand and
No/100 DOLLARS ($5,300,000.00 U.S.). The Purchase Price shall be paid by Purchaser to Seller at the Closing as follows: 
 (a)    The Earnest Money shall be paid by Escrow Agent to Seller at Closing; and 
 (b)    At Closing, the balance of the Purchase Price, after applying, as partial payment of the Purchase Price the Earnest Money paid by Escrow Agent to Seller, and subject to
prorations and other adjustments specified in this Agreement, shall be paid by Purchaser in immediately available funds to the Title Company, for further delivery to an account or accounts designated by Seller. If the Closing occurs, but Purchaser
fails to initiate the wire in time for Seller to receive the amount due from Purchaser pursuant to this Agreement on or before the later of 3:00 p.m. local Atlanta, Georgia time or in sufficient time for reinvestment on the Closing Date, Purchaser
shall reimburse Seller for loss of interest due to the inability to reinvest Seller’s funds on the Closing Date, calculated at the rate of five percent (5%) per annum (calculated on a per diem basis, using a 365-day year). The provisions
of the preceding sentence of this section shall survive the Closing. 

2.5.    Independent Contract Consideration.  In addition to,
and not in lieu of the delivery to Escrow Agent of the Initial Earnest Money, Purchaser shall deliver to Seller, concurrently with Purchaser’s execution and delivery of this Agreement to Seller, Purchaser’s check, payable to the order to
Seller, in the amount of One Hundred and No/100 Dollars ($100.00). Seller and Purchaser hereby mutually acknowledge and agree that said sum represents adequate bargained for consideration for Seller’s execution and delivery of this Agreement
and Purchaser’s right to inspect the Property pursuant to Article 3. Said sum is in 

  
 7 

 
addition to and independent of any other consideration or payment provided for in this Agreement and is nonrefundable in all events. 

2.6.    Closing.  The consummation of the sale by Seller and
purchase by Purchaser of the Property (the “Closing”) shall be held on October 15, 2010, or at such earlier time and date as shall be consented to by Seller and Purchaser (the “Closing Date”). Subject to the
foregoing, the Closing shall be administered through the offices of the Title Company, 200 Galleria Parkway, S.E., Suite 2060, Atlanta, GA 30339. It is contemplated that the transaction shall be closed with the concurrent delivery of the documents
of title and the payment of the Purchase Price. Notwithstanding the foregoing, there shall be no requirement that Seller and Purchaser physically meet for the Closing, and all documents and funds to be delivered at the Closing shall be delivered to
the Title Company unless the parties hereto mutually agree otherwise. Each party may extend the Closing Date one time for up to ten (10) business days upon written notice to the other party delivered on or prior to the then-scheduled Closing
Date in order to satisfy any Closing obligation of such party. 
 ARTICLE 3. 

PURCHASER’S INSPECTION AND REVIEW RIGHTS 

3.1.    Due Diligence Inspections. 

(a)    From and after the Effective Date until the Closing Date or earlier termination of this
Agreement, Seller shall permit Purchaser and its authorized representatives to inspect the Property to perform due diligence and environmental investigations, to examine the records of Seller with respect to the Property, and make copies thereof, at
such times during normal business hours as Purchaser or its representatives may request. All such inspections shall be nondestructive in nature, and specifically shall not include any physically intrusive testing unless Purchaser obtains
Seller’s prior written consent to such testing. All such inspections shall be performed in such a manner to minimize any interference with the business of the tenants under the Leases at the Property and, in each case, in compliance with
Seller’s rights and obligations as landlord under the Leases. Purchaser agrees that Purchaser shall make no contact with and shall not interview the tenant of the Property without the express prior approval of Seller, which approval shall not
be unreasonably withheld, delayed or conditioned. All inspection fees, appraisal fees, engineering fees and all other costs and expenses of any kind incurred by Purchaser relating to the inspection of the Property shall be solely Purchaser’s
expense. Seller reserves the right to have a representative present at the time of making any such inspection and tour and at the time of any interviews, whether by phone or in person, with the tenant of the Property. Purchaser shall notify Seller
not less than two (2) Business Days in advance of making any such inspection or tour. 

(b)    If the Closing is not consummated hereunder, Purchaser shall promptly (and as a condition to
the refund of the Earnest Money) deliver copies of all reports, surveys and other information furnished to Purchaser by third parties in connection with such inspections to Seller; provided, however, that delivery of such copies and information
shall be without warranty or representation whatsoever, express or implied, including, without limitation, any warranty or representation as to ownership, accuracy, adequacy or completeness thereof or otherwise. This Section 3.1(b) shall
survive the termination of this Agreement. 

  
 8 

  

(c)    To the extent that Purchaser or any of its representatives, agents or contractors damages or
disturbs the Property or any portion thereof, Purchaser shall return the same to substantially the same condition which existed immediately prior to such damage or disturbance. Purchaser hereby agrees to and shall indemnify, defend and hold harmless
Seller from and against any and all expense, loss or damage which Seller may incur (including, without limitation, reasonable attorney’s fees actually incurred) as a result of any act or omission of Purchaser or its representatives, agents or
contractors, other than any expense, loss or damage to the extent arising from any act or omission of Seller during any such inspection and other than any expense, loss or damage resulting from the discovery or release of any Hazardous Substances at
the Property (other than Hazardous Substances brought on to the Property by Purchaser or its representatives, agents or contractors, or any release of Hazardous Substances resulting from the negligence of Purchaser or its representatives, agents or
contractors). Said indemnification agreement shall survive the Closing and any earlier termination of this Agreement. Purchaser shall maintain and shall ensure that Purchaser’s consultants and contractors maintain commercial general liability
insurance in an amount not less than $2,000,000, combined single limit, and in form and substance adequate to insure against all liability of Purchaser and its consultants and contractors, respectively, and each of their respective agents, employees
and contractors, arising out of inspections and testing of the Property or any part thereof made on Purchaser’s behalf. Purchaser agrees to provide to Seller a certificate of insurance with regard to each applicable liability insurance policy
prior to any entry upon the Property by Purchaser or its consultants or contractors, as the case may be, pursuant to this Section 3.1. 
 3.2.    Seller’s Deliveries to Purchaser; Purchaser’s Access to Seller’s Property Records. 

(a)    Seller and Purchaser acknowledge that all of the following either have been or shall be
delivered or made available to Purchaser within five (5) Business Days of the Effective Date to the extent the same are in the possession of Seller (and Purchaser further acknowledges that no additional items are required to be delivered by
Seller to Purchaser except as may be expressly set forth in other provisions of this Agreement): 
  

	 	(i)	 Copies of current Property tax bills and assessor’s statements of current assessed value. 

 

	 	(ii)	 Copies of Property operating statements for the past 24 months, including operating statements from 2010, and a summary of Seller’s capital
expenditures for the prior two (2) years. 

  

	 	(iii)	 Copies of all Leases, guarantees, any amendments and letter agreements relating thereto existing as of the Effective Date.

  

	 	(iv)	 All Operating Agreements currently in place at the Property. 

 

	 	(v)	 A copy of Seller’s (or its affiliate’s) current policy of title insurance with respect to the Land and Improvements.

  

	 	(vi)	 A copy of the Existing Survey. 

  
 9 

  

	 	(vii)	 Insurance and loss-claim history, including the status of any pending litigation. 

 

	 	(viii)	 List of employees working at the Property, if any. 

 

	 	(ix)	 Copies of all warranties and guaranties relating to the Property. 

 

	 	(x)	 Property Condition Report for the Property dated April 12, 2010, prepared by Green Concepts International. 

 

	 	(xi)	 Roof Report & Repair Proposal dated July 8, 2010, from Tecta America. 

 

	 	(xii)	 Inspection Report dated July 23, 2010, from EPCO Mechanical. 

 

	 	(xiii)	 Phase I Environmental Site Assessment dated May 20, 1997, prepared by Terracon Environmental, Inc. 

(b)    From the Effective Date until the Closing Date or earlier termination of this Agreement,
Seller shall allow Purchaser and Purchaser’s representatives, on reasonable advance notice and during normal business hours, to have access to Seller’s existing non-confidential books, records and files relating to the Property, at
Seller’s office at 6200 The Corners Parkway, Suite 250, Atlanta, Georgia 30092, for the purpose of inspecting and (at Purchaser’s expense) copying the same, including, without limitation, the materials listed below (to the extent any or
all of the same are in Seller’s possession), subject, however, to the limitations of any confidentiality or nondisclosure agreement to which Seller may be bound, and provided that, except as specifically identified in Section 3.2(a)
above, Seller shall not be required to deliver or make available to Purchaser (i) any records, reports, notices, test results or other information in Seller’s possession relating to the environmental condition of the Property, and
(ii) any appraisals, property condition reports, budgets, strategic plans for the Property, internal analyses, information regarding the marketing of the Property for sale, submissions relating to Seller’s obtaining of corporate
authorization, attorney and accountant work product, attorney-client privileged documents, or other information in the possession or control of Seller or Seller’s property manager which Seller deems proprietary. Purchaser acknowledges and
agrees, however, that Seller makes no representation or warranty of any nature whatsoever, express or implied, with respect to the ownership, enforceability, accuracy, adequacy or completeness of any of such records, evaluations, data,
investigations, reports, cost estimates or other materials. If the Closing contemplated hereunder fails to take place for any reason, Purchaser shall promptly return all copies of materials copied from Seller’s books, records and files relating
to the Property. It is understood and agreed that Seller shall have no obligation to obtain, commission or prepare any such books, records, files, reports or studies not now in Seller’s possession. Subject to the foregoing, Seller agrees to
make available to Purchaser for inspection and copying, without limitation, the following books, records and files relating to the Property, all to the extent the same are in Seller’s possession: 

 

	 	(i)	 Tenant Information. Copies of the Leases and any financial statements or other financial information of any tenants under the Leases (and the
Lease guarantors, if any), written information relative to the tenants’ payment 

  
 10 

	 	 
histories, and tenant correspondence, to the extent Seller has the same in its possession; 

  

	 	(ii)	 Commission Agreements. Copies of the Commission Agreements; 

 

	 	(iii)	 Plans. All available construction plans and specifications in Seller’s possession relating to the development, condition, repair and
maintenance of the Property, the Improvements and the Personal Property; 

  

	 	(iv)	 Permits; Licenses. Copies of any permits, licenses, or other similar documents in Seller’s possession relating to the use, occupancy or
operation of the Property, including without limitation certificates of occupancy; and 

  

	 	(v)	 Operating Costs and Expenses. All available records of any operating costs and expenses for the Property in Seller’s possession.

 3.3.    Condition of the Property. 

(a)    Seller recommends that Purchaser employ one or more independent engineering and/or
environmental professionals to perform engineering, environmental and physical assessments on Purchaser’s behalf in respect of the Property and the condition thereof. Purchaser and Seller mutually acknowledge and agree that the Property is
being sold in an “AS IS” condition and “WITH ALL FAULTS,” known or unknown, contingent or existing subject to the express representations and warranties by Seller herein and in any document delivered to Purchaser at Closing.
Purchaser has the sole responsibility to fully inspect the Property, to investigate all matters relevant thereto, including, without limitation, the condition of the Property, and to reach its own, independent evaluation of any risks (environmental
or otherwise) or rewards associated with the ownership, leasing, management and operation of the Property. 

(b)    To the fullest extent permitted by law, Purchaser does hereby unconditionally waive and
release Seller, and its partners, beneficial owners, officers, directors, shareholders and employees from any present or future claims and liabilities of any nature arising from or relating to the presence or alleged presence of Hazardous Substances
in, on, at, from, under or about the Property or any adjacent property, including, without limitation, any claims under or on account of any Environmental Law, regardless of whether such Hazardous Substances are located in, on, at, from, under or
about the Property or any adjacent property prior to or after the date hereof. In addition, Purchaser does hereby covenant and agree to defend, indemnify, and hold harmless Seller and its partners, beneficial owners, officers, directors,
shareholders and employees from and against any claims, demands, penalties, fines, liabilities, settlements, damages, costs or expenses of whatever kind or nature, known or unknown, existing and future, including any action or proceeding brought or
threatened, or ordered by governmental authorities, relating to any Hazardous Substances that Purchaser or any of its affiliates, representatives, contractors, invitees, tenants or employees causes or permits to be placed, located or released on the
Property after the date of Closing. The terms and provisions of this paragraph shall survive the Closing hereunder. 

  
 11 

  

3.4.    Title and Survey.  Seller has ordered from the Title
Company a preliminary owner’s title commitment with respect to the Property issued in favor of Purchaser (the “Title Commitment”). Seller shall request that the Title Company make copies of the Title Commitment, and copies of
all underlying recorded exceptions referenced in the Title Commitment, available to Purchaser on the Title Company’s website. Seller shall arrange at its sole cost and expense for the preparation of one or more updates of the Existing Survey
(each and together, the “Survey”). Purchaser shall have until the Business Day which is six (6) Business Days prior to the last day of the Inspection Period to give written notice (the “First Title Notice”) to
Seller of such objections as Purchaser may have to any exceptions to title disclosed in the Title Commitment or in any Survey or otherwise in Purchaser’s examination of title. From time to time at any time after the First Title Notice and prior
to the Closing Date, Purchaser may give written notice of exceptions to title first appearing of record after the effective date of any updated title commitment or matters of survey which would not have been disclosed by an accurate updated
examination of title or preparation of an updated ALTA survey prior to date of the initial Title Commitment or the initial Survey. Seller shall have the right, but not the obligation (except as to Monetary Objections affecting the Property), to
attempt to remove, satisfy or otherwise cure any exceptions to title to which the Purchaser so objects. Within five (5) Business Days after receipt of Purchaser’s First Title Notice (but in no event less than two (2) business days
prior to the expiration of the Inspection Period) (“Cure Period”), Seller shall give written notice to Purchaser informing the Purchaser of Seller’s election with respect to such objections. If Seller fails to give written
notice of election prior to the expiration of the Cure Period, Seller shall be deemed to have elected not to attempt to cure the objections (other than Monetary Objections). If Seller elects to attempt to cure any objections, Seller shall be
entitled to one adjournment of the Closing of up to but not beyond the thirtieth (30th) day following the initial date set for the Closing to attempt such cure (except Closing shall not be extended to cure any Monetary Objections), but, except
for Monetary Objections, Seller shall not be obligated to expend any sums, commence any suits or take any other action to effect such cure. Except as to Monetary Objections affecting the Property, if Seller elects, or is deemed to have elected, not
to cure any exceptions to title to which Purchaser has objected, Purchaser’s sole remedy hereunder in such event shall be either (i) to accept title to the Property subject to such exceptions as if Purchaser had not objected thereto and
without reduction of the Purchase Price or (ii) to terminate this Agreement within three (3) Business Days after receipt of written notice from Seller of Seller’s election not to attempt to cure any objection but in all events prior
to the expiration of the Inspection Period (and upon any such termination under clause (ii), Escrow Agent shall return the Earnest Money to Purchaser). If Seller elects to cure the objections and does not do so by Closing (as may be extended
hereunder), Purchaser may elect by written notice to Seller at anytime (i) to terminate the Agreement and upon such termination Escrow Agent shall promptly deliver the Earnest Money to Purchaser and neither Purchaser nor Seller shall have any
obligations under this Agreement except those that expressly survive the termination of this Agreement or (ii) to purchase the Property subject to the uncured objections (except for the Monetary Objections). Notwithstanding anything to the
contrary contained elsewhere in this Agreement, Seller shall be obligated to cure or satisfy all Monetary Objections affecting the Property at or prior to Closing, and Seller may use the proceeds of the Purchase Price at Closing for such purpose.

 3.5.    Intentionally deleted. 

  
 12 

  

3.6.    Termination of Agreement.  Purchaser shall have until the
expiration of the Inspection Period to determine, in Purchaser’s sole opinion and discretion, the suitability of the Property for acquisition by Purchaser or Purchaser’s permitted assignee. Purchaser shall have the right to terminate this
Agreement at any time on or before said time and date of expiration of the Inspection Period by giving written notice to Seller of such election to terminate. If Purchaser so elects to terminate this Agreement pursuant to this
Section 3.6, Escrow Agent shall promptly pay the Initial Earnest Money to Purchaser, whereupon, except for those provisions of this Agreement which by their express terms survive the termination of this Agreement, no party hereto shall
have any other or further rights or obligations under this Agreement. If Purchaser fails to so terminate this Agreement prior to the expiration of the Inspection Period, Purchaser shall have no further right to terminate this Agreement pursuant to
this Section 3.6. The parties acknowledge that this Agreement shall not be void or voidable for lack of mutuality. 
 3.7.    Confidentiality.  All information acquired by Purchaser or any of its designated representatives (including by way of example, but not in
limitation, the officers, directors, shareholders and employees of Purchaser, and Purchaser’s engineers, consultants, counsel and potential lenders, and the officers, directors, shareholders and employees of each of them) (collectively, the
“Purchaser’s Representatives”) with respect to the Property, whether delivered by Seller or any of Seller’s representatives or obtained by Purchaser as a result of its inspection and investigation of the Property, or an
examination of Seller’s books, records and files in respect of the Property (collectively, the “Due Diligence Material”) shall be used solely for the purpose of determining whether the Property is suitable for Purchaser’s
acquisition and ownership thereof and for no other purpose whatsoever. The terms and conditions which are contained in this Agreement and all Due Diligence Material which is not published as public knowledge or which is not generally available in
the public domain shall be kept in strict confidence by Purchaser and shall not be disclosed to any individual or entity other than to those authorized representatives of Purchaser who need to know the information for the purpose of assisting
Purchaser in evaluating the Property for Purchaser’s potential acquisition thereof; provided however, that Purchaser shall have the right to disclose any such information if required by applicable law or as may be necessary in connection with
any court action or proceeding with respect to this Agreement or the agreements relating hereto. Purchaser shall and hereby agrees to indemnify and hold Seller harmless from and against any and all loss, liability, cost, damage or expense that
Seller may suffer or incur (including, without limitation, reasonable attorneys’ fees actually incurred) as a result of Purchaser’s Representatives’ unpermitted disclosure or use of any of the Due Diligence Material to any individual
or entity other than an appropriate representative of Purchaser and Purchaser’s prospective and actual counsel, accountants, professionals, consultants, attorneys and lenders and/or the use of any Due Diligence Material by any of
Purchaser’s Representatives for any purpose other than as herein contemplated and permitted. If Purchaser or Seller elects to terminate this Agreement pursuant to any provision hereof permitting such termination, or if the Closing contemplated
hereunder fails to occur for any reason, Purchaser will promptly return to Seller all Due Diligence Material in the possession of Purchaser and any of its representatives, and destroy all copies, notes or abstracts or extracts thereof, as well as
all copies of any analyses, compilations, studies or other documents prepared by Purchaser or for its use (whether in written or electronic form) containing or reflecting any Due Diligence Material. In the event of a breach or threatened breach by
Purchaser or any of its representatives of this Section 3.7, Seller shall be entitled, in addition to other available remedies, to an injunction restraining Purchaser or its representatives from

  
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disclosing, in whole or in part, any of the Due Diligence Material and any of the terms and conditions of this Agreement. Nothing contained herein shall be construed as prohibiting or limiting
Seller from pursuing any other available remedy, in law or in equity, for such breach or threatened breach. Notwithstanding anything contained herein to the contrary, Purchaser’s liability hereunder shall be limited to Seller’s actual,
direct damages. The provisions of this Section shall survive the Closing and any earlier termination of this Agreement for a period of one (1) year. 
 ARTICLE 4. 
 REPRESENTATIONS, WARRANTIES AND OTHER AGREEMENTS

 4.1.    Representations and Warranties of
Seller.  Seller hereby makes the following representations and warranties to Purchaser: 

(a)    Organization, Authorization and Consents.  Seller is a duly organized and
validly existing joint venture under the laws of the State of Georgia. Seller has the right, power and authority to enter into this Agreement and to convey the Property in accordance with the terms and conditions of this Agreement, to engage in the
transactions contemplated in this Agreement and to perform and observe the terms and provisions hereof. 

(b)    Action of Seller, Etc.  Seller has taken all necessary action to authorize
the execution, delivery and performance of this Agreement, and upon the execution and delivery of any document to be delivered by Seller on or prior to the Closing, this Agreement and such document shall constitute the valid and binding obligation
and agreement of Seller, enforceable against Seller in accordance with its terms. 

(c)    No Violations of Agreements.  Neither the execution, delivery or performance
of this Agreement by Seller, nor compliance with the terms and provisions hereof, will result in any breach of the terms, conditions or provisions of, or conflict with or constitute a default under, or result in the creation of any lien, charge or
encumbrance upon the Property or any portion thereof pursuant to the terms of any indenture, deed to secure debt, mortgage, deed of trust, note, evidence of indebtedness or any other agreement or instrument by which Seller or the Property is bound.

 (d)    Litigation.  Seller has received no written notice that any
investigation, action or proceeding is pending or, to Seller’s knowledge, threatened, which (i) if determined adversely to Seller or the Property, adversely affects the use or value of the Property, or (ii) questions the validity of
this Agreement or any action taken or to be taken pursuant hereto, or (iii) involves condemnation or eminent domain proceedings involving the Property or any portion thereof. 

(e)    Existing Leases.  (i) other than the Leases listed in the Rent Roll,
Seller has not entered into any contract or agreement with respect to the occupancy of the Property or any portion or portions thereof which will be binding on Purchaser after the Closing; (ii) the copies of the Leases heretofore delivered by
Seller to Purchaser are true, correct and complete copies thereof; and (iii) the Leases have not been amended except as evidenced by amendments similarly delivered and constitute the entire agreement between Seller and the tenants thereunder.

  
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(f)    Leasing Commissions.  To Seller’s knowledge, (i) there are no lease
brokerage agreements, leasing commission agreements or other agreements providing for payments of any amounts for leasing activities or procuring tenants with respect to the Property or any portion or portions thereof other than as disclosed in
EXHIBIT “C” attached hereto (the “Commission Agreements”), and (ii) there are no agreements currently in effect relating to the management and leasing of the Property other than as disclosed on
said EXHIBIT “C” (the “Management Agreement”); and that all leasing commissions, brokerage fees and management fees accrued or due and payable under the Commission Agreements and the Management
Agreement, as of the date hereof and at the Closing have been or shall be paid in full. Seller shall terminate at its sole cost and expense at Closing the Management Agreement and the Commission Agreements as to the Property at Closing at no cost to
Purchaser. Notwithstanding anything to the contrary contained herein, Purchaser releases Seller from any responsibility for the payment of all leasing commissions payable for (A) any new leases entered into after the Effective Date that have
been approved by Purchaser in accordance with Section 4.3(a), (B) the renewal, expansion or extension of any Leases existing as of the Effective Date and exercised or effected after the Effective Date that have been approved (or
deemed approved) by Purchaser in accordance with Section 4.3(a), and (C) the provisions of this section shall survive the Closing. 
 (g)    Taxes and Assessments.  Except as may be set forth on EXHIBIT “I” attached hereto and made a part hereof, Seller has not filed,
and has not retained anyone to file, notices of protests against, or to commence action to review, real property tax assessments against the Property, which are still pending. 

(h)    Environmental Matters.  Except as may be set forth in the Due Diligence
Material or as otherwise disclosed in writing by Seller, Seller has received no written notification that any governmental or quasi-governmental authority has determined that there are any violations of any Environmental Law with respect to the
Property, nor has Seller received any written notice that any governmental or quasi-governmental authority is contemplating an investigation of the Property, with respect to a violation or suspected violation of any Environmental Law. 

(i)    Compliance with Laws.  Except as set forth on EXHIBIT
“F”, Seller has received no written notice alleging any violations of law, municipal or county ordinances, or other legal requirements with respect to the Property or any portion thereof where such violations remain outstanding and to
Seller’s knowledge, the Property is in compliance with all applicable laws except as set forth on Exhibit “F”. 
 (j)    Easements and Other Agreements.  Seller has not received any written notice of Seller’s default in complying with the terms and provisions of any of the
covenants, conditions, restrictions or easements affecting the Property. 
 (k)    Other
Agreements.  Except for the Leases, the Commission Agreements, the Management Agreement and the Permitted Exceptions, Seller is not a party to any leases, Operating Agreements, management agreements, brokerage agreements, leasing
agreements or other agreements or instruments in force or effect that grant to any person or any entity any right, title, interest or benefit in and to all or any part of the Property or any rights relating to the use, operation, management,
maintenance or repair of all or any part of the Property which will 

  
 15 

 
survive the Closing or be binding upon Purchaser other than those which Purchaser has agreed in writing to assume prior to the expiration of the Inspection Period. 

(l)    Seller Not a Foreign Person.  Seller is not a “foreign person”
which would subject Purchaser to the withholding tax provisions of Section 1445 of the Internal Revenue Code of 1986, as amended. 
 (m)    Condemnation.  Seller has received no written notice of the commencement of any proceedings for taking by condemnation or eminent domain of any part of the
Property. 
 (n)    Employees.  Seller has no employees to whom by virtue
of such employment Purchaser will have any obligation after the Closing. 

(o)    Ownership of Personal Property.  Seller has no ownership interest in any
Personal Property relating to the Property. 
 (p)    OFAC.  Seller is
currently in compliance with, and shall at all times during the term of this Agreement (including any extension thereof) remain in compliance with, the regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of
the Treasury (including those named on OFAC’s Specially Designated Nationals and Blocked Persons List) and any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with
Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action relating thereto. 

The representations and warranties made in this Agreement by Seller shall survive Closing for a period of one hundred
eighty (180) days following Closing and shall be deemed remade by Seller as of the Closing Date, with the same force and effect as if made on, and as of, such date, subject to Seller’s right to update such representations and warranties by
written notice to Purchaser and in Seller’s certificate to be delivered pursuant to Section 5.1(h) hereof. If Purchaser receives written notice from Seller stating that any of its representations or warranties hereunder material to
the Property have become false or require modification, and Seller does not agree in such notice to correct such material breach of its representation or warranty prior to Closing, Purchaser may elect by delivering written notice to Seller within
five (5) Business Days of receipt of Seller’s notice to terminate this Agreement and upon such termination, Escrow Agent shall promptly return the Earnest Money to Purchaser and if Seller voluntarily caused such representation or warranty
to become false or require modification following the end of the Inspection Period and Purchaser terminates this Agreement, Seller shall also promptly reimburse Purchaser for up to $25,000.00 of its out of pocket pursuit costs (“Pursuit
Costs”). 
 Except as otherwise expressly provided in this Agreement or in any documents to be executed
and delivered by Seller to Purchaser at the Closing, Seller has not made, and Purchaser has not relied on, any information, promise, representation or warranty, express or implied, regarding the Property, whether made by Seller, on behalf of Seller,
or otherwise, including, without limitation, the physical condition of the Property, the financial condition of the tenants under the Leases, title to or the boundaries of the Property, pest control matters, soil conditions, the presence, existence
or absence of hazardous wastes, toxic substances or other environmental matters, compliance with building, health, safety, land use and zoning laws, regulations and 

  
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orders, structural and other engineering characteristics, traffic patterns, market data, economic conditions or projections, past or future economic performance of the tenants under the Leases or
the Property, and any other information pertaining to the Property or the market and physical environments in which the Property is located. Purchaser acknowledges (i) that Purchaser has entered into this Agreement with the intention of making
and relying upon its own investigation or that of Purchaser’s own consultants and representatives with respect to the physical, environmental, economic and legal condition of the Property and (ii) that Purchaser is not relying upon any
statements, representations or warranties of any kind, other than those specifically set forth in this Agreement or in any document to be executed and delivered by Seller to Purchaser at the Closing, made (or purported to be made) by Seller or
anyone acting or claiming to act on behalf of Seller. Purchaser will inspect the Property and become fully familiar with the physical condition thereof and, subject to the terms and conditions of this Agreement, shall purchase the Property in its
“as is” condition, “with all faults,” on the Closing Date. The provisions of this paragraph shall survive the Closing until the expiration of any applicable statute of limitations. 

4.2.    Knowledge Defined.  All references in this Agreement to the
“knowledge of Seller” or “to Seller’s knowledge” shall refer only to the actual knowledge of Steven T. Campbell, Senior Vice President of Asset Management, who has been actively involved in the management of Seller’s
business in respect of the Property. The term “knowledge of Seller” or “to Seller’s knowledge” shall not be construed, by imputation or otherwise, to refer to the knowledge of Seller, or any affiliate of Seller, or to any
other partner, beneficial owner, officer, director, agent, manager, representative or employee of Seller, or any of their respective affiliates, or to impose on the individual named above any duty to investigate the matter to which such actual
knowledge, or the absence thereof, pertains. There shall be no personal liability on the part of the individual named above arising out of any representations or warranties made herein or otherwise. 

4.3.    Covenants and Agreements of Seller. 

(a)    Leasing Arrangements.  During the pendency of this Agreement, Seller will not
enter into any lease affecting the Property, or modify or amend, or terminate, any of the existing Leases without Purchaser’s prior written consent in each instance, which consent shall not be unreasonably withheld, delayed or conditioned and
which shall be deemed given unless withheld by written notice to Seller given within five (5) days after Purchaser’s receipt of Seller’s written request therefor, each of which requests shall be accompanied by a copy of any proposed
modification or amendment of an existing Lease or of any new Lease that Seller wishes to execute between the Effective Date and the Closing Date, including, without limitation, a description of any Tenant Inducement Costs and leasing commissions
associated with any proposed renewal or expansion of an existing Lease or with any such new Lease. If Purchaser fails to notify Seller in writing of its approval or disapproval within said five (5) Business Day period, such failure by Purchaser
shall be deemed to be the approval of Purchaser. At Closing, Purchaser shall reimburse Seller for any Tenant Inducement Costs, leasing commissions or other expenses, including reasonable attorneys’ fees actually incurred, by Seller pursuant to
a renewal or expansion of any existing Lease or new Lease approved (or deemed approved) by Purchaser hereunder. 

  
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(b)    New Contracts.  During the pendency of this Agreement, Seller will not enter
into any contract, or modify, amend, renew or extend any existing contract, that will be an obligation affecting the Property or any part thereof subsequent to the Closing without Purchaser’s prior written consent in each instance (which
Purchaser agrees not to withhold or delay unreasonably), except contracts entered into in the ordinary course of business that are terminable without cause (and without penalty or premium) on 30 days (or less) notice. 

(c)    Operation of Property.  During the pendency of this Agreement, Seller shall
continue to operate the Property in a good and businesslike fashion consistent with Seller’s past practices. 
 (d)    Encumbrances.  Except for recording of the WDC Deed (as defined below), Seller shall not, without the prior written consent of Purchaser (which consent may be
withheld in Purchaser’s sole and absolute discretion), grant, permit or otherwise create or consent to the creation of any easement, subdivision plat, restriction, restrictive covenant, lien, assessment, or encumbrance affecting any portion of
the Property. 
 (e)    Zoning.  Seller shall not apply for or consent to
any change or modification with respect to the zoning, development or use of any portion of the Property without Purchaser’s prior written consent, which consent may be withheld in Purchaser’s sole and absolute discretion. 

(f)    Insurance.  During the pendency of this Agreement, Seller shall, at its
expense, continue to maintain the insurance policy covering the Improvements which is currently in force and effect. 
 (g)    Tenant Estoppel Certificates.  Seller shall endeavor in good faith (but without obligation to incur any cost or expense) and use commercially reasonable efforts
to obtain and deliver to Purchaser prior to Closing a written Tenant Estoppel Certificate in the form attached hereto as EXHIBIT “H” signed by each tenant under each of the Leases; provided that delivery of such
signed Tenant Estoppel Certificates shall be a condition of Closing only to the extent set forth in Section 6.1(d) hereof; and in no event shall the inability or failure of Seller to obtain and deliver said Tenant Estoppel Certificates
(Seller having used its good faith and commercially reasonable efforts as set forth above) be a default of Seller hereunder. 
 (h)    Deed from Predecessor to Seller.  On June 24, 1998, Seller acquired the Property from Wells Development Corporation (“WDC”); however, the
deed transferring title to the Property was lost and not recorded. Prior to the date of this Agreement, Seller delivered to the Escrow Agent a special warranty deed in the form attached hereto as SCHEDULE 10 evidencing the
conveyance of the Land to Seller effective as of June 24, 1998 (the “WDC Deed”). Seller shall instruct Escrow Agent to hold the WDC Deed in escrow during the pendency of this Agreement and at Closing to record the WDC Deed
immediately prior to recording the Warranty Deed pursuant to this Agreement. 

(i)    Payment of Bills.  All bills and other payments due from Seller with respect
to the ownership, operation, leasing, and maintenance of the Property will be paid prior to Closing in the ordinary course of business. 
 4.4.    Representations and Warranties of Purchaser. 

  
 18 

  

(a)    Organization, Authorization and Consents.  Purchaser is a duly organized and
validly existing limited liability company under the laws of the State of Texas. Purchaser has the right, power and authority to enter into this Agreement and to purchase the Property in accordance with the terms and conditions of this Agreement, to
engage in the transactions contemplated in this Agreement and to perform and observe the terms and provisions hereof. 
 (b)    Action of Purchaser, Etc.  Purchaser has taken all necessary action to authorize the execution, delivery and performance of this Agreement, and upon the
execution and delivery of any document to be delivered by Purchaser on or prior to the Closing, this Agreement and such document shall constitute the valid and binding obligation and agreement of Purchaser, enforceable against Purchaser in
accordance with its terms. 
 (c)    No Violations of Agreements.  Neither
the execution, delivery or performance of this Agreement by Purchaser, nor compliance with the terms and provisions hereof, will result in any breach of the terms, conditions or provisions of, or conflict with or constitute a default under the terms
of any indenture, deed to secure debt, mortgage, deed of trust, note, evidence of indebtedness or any other agreement or instrument by which Purchaser is bound. 

(d)    Litigation.  Purchaser has received no written notice that any action or
proceeding is pending or threatened, which questions the validity of this Agreement or any action taken or to be taken pursuant hereto. 
 (e)    OFAC.  Purchaser is currently in compliance with, and shall at all times during the term of this Agreement (including any extension thereof) remain in
compliance with, the regulations of the Office of Foreign Asset Control of the Department of the Treasury (including those named on OFAC’s Specially Designated Nationals and Blocked Persons List) and any statute, executive order (including the
September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action relating thereto. 

The representations and warranties made in this Agreement by Purchaser shall be continuing for a period of one hundred
eighty (180) days following Closing and shall be deemed remade by Purchaser as of the Closing Date, with the same force and effect as if made on, and as of, such date subject to Purchaser’s right to update such representations and
warranties by written notice to Seller and in Purchaser’s certificate to be delivered pursuant to Section 5.2(d) hereof. 
 ARTICLE 5. 
 CLOSING DELIVERIES, CLOSING COSTS AND PRORATIONS

 5.1.    Seller’s Closing Deliveries.  For and in
consideration of, and as a condition precedent to Purchaser’s delivery to Seller of the Purchase Price, Seller shall obtain or execute and deliver to the Escrow Agent at Closing the following documents, all of which shall be duly executed,
acknowledged and notarized where required: 
 (a)    Warranty Deed.  A
special warranty deed to the Land and Improvements, in the form attached hereto as SCHEDULE 1 (the “Warranty Deed”), subject only to the Permitted Exceptions, and executed, acknowledged and sealed by Seller.
The legal descriptions of the 

  
 19 

 
Land set forth in said Warranty Deed shall be based upon and conform to the applicable record title legal description contained in Seller’s vesting deed; 

(b)    Quitclaim Deed.  If requested by Purchaser, one or more quitclaim deeds to
the Land and Improvements (or any portion or portions thereof), in form and substance reasonably satisfactory to Seller, and executed, acknowledged and sealed by Seller; 

(c)    Bill of Sale.  A bill of sale for the Personal Property in the form attached
hereto as SCHEDULE 3 (the “Bill of Sale”), without warranty as to the title or condition of the Personal Property; 
 (d)    Assignment and Assumption of Leases and Security Deposits.  Two (2) counterparts of an assignment and assumption of Leases and Security Deposits in the
form attached hereto as SCHEDULE 2 (the “Assignment and Assumption of Leases”), executed, acknowledged and sealed by Seller; 

(e)    Assignment and Assumption of Operating Agreements.  Two (2) counterparts
of an assignment and assumption of Operating Agreements in the form attached hereto as SCHEDULE 4 (the “Assignment and Assumption of Operating Agreements”), executed, acknowledged and sealed by Seller;

 (f)    General Assignment.  An assignment of the Intangible Property in
the form attached hereto as SCHEDULE 5 (the “General Assignment”), executed, acknowledged and sealed by Seller; 
 (g)    Seller’s Affidavit.  An owner’s affidavit substantially in the form attached hereto as SCHEDULE 6 (“Seller’s
Affidavit”), stating that there are no known boundary disputes with respect to the Property, that there are no parties in possession of the Property other than Seller and the tenants under the Leases, that there are no brokers except as
disclosed herein, that any improvements or repairs made by, or for the account of, or at the instance of Seller to or with respect to the Property within ninety (90) days prior to the Closing have been paid for in full (or that adequate
provision has been made therefore to the reasonable satisfaction of the Title Company), and including such other matters as may be reasonably requested by the Title Company; 

(h)    Seller’s Certificate.  A certificate in the form attached hereto as
SCHEDULE 7 (“Seller’s Certificate”); 

(i)    FIRPTA Certificate  A FIRPTA Certificate in the form attached hereto as
SCHEDULE 8; 
 (j)    Evidence of Authority  Such
documentation as may reasonably be required by Purchaser’s title insurer to establish that this Agreement, the transactions contemplated herein, and the execution and delivery of the documents required hereunder, are duly authorized, executed
and delivered; 
 (k)    Settlement Statement  A settlement statement
setting forth the amounts paid by or on behalf of and/or credited to each of Purchaser and Seller pursuant to this Agreement; 

  
 20 

  

(l)    Surveys and Plans.  Such surveys, site plans, plans and specifications, and
other matters relating to the Property as are in the possession of Seller to the extent not theretofore delivered to Purchaser; 
 (m)    Certificates of Occupancy.  To the extent the same are in Seller’s possession, original certificates of occupancy for all space within the Improvements
located on the Property; 
 (n)    Leases.  To the extent the same are in
Seller’s possession, original executed counterparts of the Leases; 
 (o)    Tenant
Estoppel Certificates.  On or before the fifth (5th) Business Day prior to Closing, Seller shall deliver to Purchaser all originally executed Tenant Estoppel Certificates as may be in Seller’s possession; 

(p)    Notices of Sale to Tenants.  Seller will join with Purchaser in executing a
notice, in form and content reasonably satisfactory to Seller and Purchaser (the “Tenant Notices of Sale”), which Purchaser shall send to each tenant under the Leases informing such tenant of the sale of the Property and of the
assignment to and assumption by Purchaser of Seller’s interest in the Leases and the Security Deposits and directing that all rent and other sums payable for periods after the Closing under such Lease shall be paid as set forth in said notices;

 (q)    Notices of Sale to Service Contractors and Leasing
Agents.  Seller will join with Purchaser in executing notices, in form and content reasonably satisfactory to Seller and Purchaser (the “Other Notices of Sale”), which Purchaser shall send to each service provider and
leasing agent under the Operating Contracts assumed by Purchaser at Closing informing such service provider of the sale of the Property and of the assignment to and assumption by Purchaser of Seller’s obligations under the Operating Agreements
arising after the Closing Date and directing that all future statements or invoices for services under such Operating Agreements for periods after the Closing be directed to Seller or Purchaser as set forth in said notices; 

(r)    Keys and Records.  All of the keys to any door or lock on the Property and
the original tenant files and other non-confidential books and records (excluding any appraisals, budgets, third party reports obtained by Seller in connection with the Property, strategic plans for the Property, internal analyses, information
regarding the marketing of the Property for sale, submissions relating to Seller’s obtaining of corporate authorization, attorney and accountant work product, attorney-client privileged documents, or other information in the possession or
control of Seller which Seller deems proprietary) relating to the Property in Seller’s possession; and 

(s)    Other Documents.  Such other documents as shall be reasonably necessary to
effectuate the purposes and intent of this Agreement. 

5.2.    Purchaser’s Closing Deliveries.  Purchaser shall obtain
or execute and deliver to the Escrow Agent at Closing the following documents, all of which shall be duly executed, acknowledged and notarized where required: 
 (a)    Assignment and Assumption of Leases.  Two (2) counterparts of the Assignment and Assumption of Leases, executed, acknowledged and sealed by Purchaser;

  
 21 

  

(b)    Assignment and Assumption of Operating Agreements.  Two (2) counterparts
of the Assignment and Assumption of Operating Agreements, executed, acknowledged and sealed by Purchaser; 

(c)    General Assignment.  Two (2) counterparts of the General Assignment,
executed, acknowledged and sealed by Purchaser; 
 (d)    Purchaser’s
Certificate.  A certificate in the form attached hereto as SCHEDULE 9 (“Purchaser’s Certificate”), evidencing the reaffirmation of the truth and accuracy in all material respects of
Purchaser’s representations, warranties and agreements contained in Section 4.4 hereof, with such modifications thereto as may be appropriate in light of any change in circumstances since the Effective Date; 

(e)    Notice of Sale to Tenants.  The Tenant Notices of Sale, executed by
Purchaser, as contemplated in Section 5.1(p) hereof; 
 (f)    Notices of
Sale to Service Contractors and Leasing Agents.  The Other Notices of Sale to Service Contractors and Leasing Agents, as contemplated in Section 5.1(q) hereof; 

(g)    Settlement Statement  A settlement statement setting forth the amounts paid
by or on behalf of and/or credited to each of Purchaser and Seller pursuant to this Agreement; 

(h)    Evidence of Authority.  A copy of resolutions of the Board of Directors of
Purchaser, certified by the Secretary or Assistant Secretary of Purchaser to be in force and unmodified as of the date and time of Closing, authorizing the purchase contemplated herein, the execution and delivery of the documents required hereunder,
and designating the signatures of the persons who are to execute and deliver all such documents on behalf of Purchaser or if Purchaser is not a corporation, such documentation as Seller may reasonably require to establish that this Agreement, the
transaction contemplated herein, and the execution and delivery of the documents required hereunder, are duly authorized, executed and delivered; and 
 (i)    Other Documents.  Such other documents as shall be reasonably necessary to effectuate the purposes and intent of this Agreement. 

5.3.    Closing Costs.  Seller shall pay the cost of the documentary
stamps or transfer taxes imposed by the State of Oklahoma upon the conveyance of the Property pursuant hereto, the attorneys’ fees of Seller, the brokerage commission due Seller’s Broker, the cost of the Survey, title examination fees and
all other costs and expenses incurred by Seller in closing and consummating the purchase and sale of the Property pursuant hereto. Purchaser shall pay the cost of the standard owner’s title insurance coverage, the cost of any increased premium
for extended owner’s title insurance and any endorsements, all recording fees on all instruments to be recorded in connection with this transaction, the attorneys’ fees of Purchaser, and all other costs and expenses incurred by Purchaser
in the performance of Purchaser’s due diligence inspection of the Property and in closing and consummating the purchase and sale of the Property pursuant hereto. 

  
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5.4.    Prorations and Credits.  The items in this
Section 5.4 shall be adjusted and prorated between Seller and Purchaser as of 11:59 P.M. on the day preceding the Closing, based upon the actual number of days in the applicable month or year: 

(a)    Taxes.  All general real estate taxes imposed by any governmental authority
(“Taxes”) for the year in which the Closing occurs shall be prorated between Seller and Purchaser as of the Closing. If the Closing occurs prior to the receipt by Seller of the tax bill for the calendar year or other applicable tax
period in which the Closing occurs, Taxes shall be prorated for such calendar year or other applicable tax period based upon the prior year’s tax bill. 
 (b)    Reproration of Taxes.  Within thirty (30) days after receipt of final bills for Taxes, the party receiving said final tax bills shall furnish copies of the
same to the other party and shall prepare and present to such other party a calculation of the reproration of such Taxes based upon the actual amount of such items charged to or received by the parties for the year or other applicable tax period.
Purchaser and Seller shall make the appropriate adjusting payment between them within thirty (30) days after presentment of the calculation as to the reproration and appropriate back-up information. The provisions of this
Section 5.4(b) shall survive the Closing for a period of one (1) year after the Closing Date. 

(c)    Rents, Income and Other Expenses.  Rents and any other amounts paid to Seller
by the tenants under the Leases (and any new lease entered into in accordance with the terms of this Agreement) shall be prorated as of the Closing Date and be adjusted against the Purchase Price on the basis of a schedule which shall be prepared by
Seller and delivered to Purchaser for Purchaser’s review and approval five (5) business days prior to Closing. Seller and Purchaser shall prorate all rents, additional rent, common area maintenance charges, operating expense contributions,
tenant reimbursements and escalations, and all other payments under the Leases received as of the Closing Date so that at Closing Seller will receive monthly basic rent payments through the day prior to the Closing Date and so that Seller will
receive reimbursement for all expenses paid by Seller through the day prior to the Closing Date for which Seller is entitled to reimbursement under the Leases (including, without limitation, Taxes) (such expenses shall be reasonably estimated if not
ascertainable as the Closing Date and then shall be re-adjusted as provided in (f) below when actual amounts are determined), and so that the excess, if any, is credited to Purchaser. Purchaser agrees to pay to Seller, upon receipt, any rents
or other payments, less reasonable collection costs incurred by Purchaser, by the tenants under the Leases with respect to the Property that apply to periods prior to Closing but which are received by Purchaser after Closing; provided, however, that
any rents or other payments by such tenants received by Purchaser after Closing shall be applied first to any current amounts then owed to Purchaser by such tenants, with the balance, if any, paid over to Seller to the extent of delinquencies
existing on the date of Closing to which Seller is entitled. It is understood and agreed that Purchaser shall not be legally responsible to Seller for the collection of any rents or other charges payable with respect to the Leases of Seller or any
portion thereof which are delinquent or past due as of the Closing Date. Seller hereby retains its right to make a demand on the tenants under the Leases for sums due Seller for periods attributable to Seller’s ownership of the Property, but in
no event shall Seller enter the Property without Purchaser’s prior written consent or be permitted to seek eviction of such tenants or the termination of their Leases. The provisions of this Section 5.4(c) shall survive the Closing.

  
 23 

  

(d)    Tenant Inducement Costs.  Set forth on EXHIBIT “J”
attached hereto and made a part hereof is a list of tenants at the Property with respect to which Tenant Inducement Costs and/or leasing commissions have not been paid in full as of the Effective Date. Seller shall pay all such Tenant Inducement
Costs, unused tenant improvement allowances and leasing commissions set forth in EXHIBIT “J” prior to Closing. Except as may be specifically provided to the contrary elsewhere in this Agreement, Purchaser shall be
responsible for the payment of all Tenant Inducement Costs and leasing commissions which become due and payable (whether before or after Closing) as a result of any renewals or extensions or expansions of existing Leases approved or deemed approved
by Purchaser in accordance with Section 4.3(a) hereof between the Effective Date and the Closing Date and under any new Leases, approved or deemed approved by Purchaser in accordance with said Section 4.3(a). The provisions
of this Section 5.4(d) shall survive the Closing. 
 (e)    Security
Deposits.  Purchaser shall receive at Closing a credit for all Security Deposits in connection with the Leases, together with a detailed inventory of such Security Deposits certified by Seller at Closing. 

(f)    Operating Expenses.  Personal property taxes, installment payments of special
assessment liens, vault charges, sewer charges, utility charges, and normally prorated operating expenses actually paid or payable as of the Closing Date shall be prorated as of the Closing Date and adjusted against the Purchase Price, provided that
within ninety (90) days after the Closing, Purchaser and Seller will make a further adjustment for such taxes, charges and expenses which may have accrued or been incurred prior to the Closing Date, but not collected or paid at that date. In
addition, within ninety (90) days after the close of the fiscal year(s) used in calculating the pass-through to tenants of operating expenses and/or common area maintenance costs under the Leases (where such fiscal year(s) include(s) the
Closing Date), Seller and Purchaser shall, upon the request of either, re-prorate on a fair and equitable basis in order to adjust for the effect of any credits or payments due to or from tenants for periods prior to the Closing Date. All prorations
shall be made based on the number of calendar days in such year or month, as the case may be. The provisions of this Section 5.4(f) shall survive the Closing. 

(g)    Lease with Major Tenant.  Seller and Purchaser acknowledge that, as of the
date of this Agreement, the Major Tenant leases the entire building from Seller, and pursuant to its lease with Seller, the Major Tenant is responsible for paying taxes, insurance and other operating expenses directly to the applicable third
parties. Therefore, notwithstanding anything in this Section 5.4 to the contrary, any costs attributable to the Property payable by the Major Tenant under its lease with Seller will not be adjusted and prorated between Seller and
Purchaser at Closing provided that all escrows for such sums, if any, shall be transferred to Purchaser at Closing and provided further that the Major Tenant is not in default of the payment of any such amounts. 

ARTICLE 6. 

CONDITIONS TO CLOSING 
 6.1.    Conditions Precedent to Purchaser’s Obligations.  The obligations of Purchaser hereunder to consummate the transaction contemplated
hereunder shall in all respects be conditioned upon the satisfaction of each of the following conditions prior to or 

  
 24 

 
simultaneously with the Closing, any of which may be waived by Purchaser in its sole discretion by written notice to Seller at or prior to the Closing Date: 

(a)    Seller shall have performed, in all material respects, all covenants, agreements and
undertakings of Seller contained in this Agreement; 
 (b)    As of the Closing, Major
Tenant shall not have filed for bankruptcy or shall not have had an involuntary petition for bankruptcy or a similar proceeding filed against it; 
 (c)    All representations and warranties of Seller as set forth in this Agreement shall be true and correct in all material respects as of the date of this Agreement and as of
Closing, provided that solely for purposes of this subparagraph such warranties and representations shall be deemed to be given without being limited to Seller’s knowledge and without modification (by update or otherwise, as provided in
Section 5.1(h) hereof); 
 (d)    Tenant Estoppel Certificates from the Tenants
shall have been delivered to Purchaser five (5) Business Days prior to Closing, with each such estoppel certificate (i) to be in the form attached hereto as EXHIBIT “H”, (ii) to confirm the terms of the
applicable Lease as contained in the copies of the Leases obtained by or delivered to Purchaser, and (iii) to confirm the absence of any defaults under the applicable Lease as of the date thereof. The delivery of said Tenant Estoppel
Certificates shall be a condition of Closing, and the failure or inability of Seller to obtain and deliver said Tenant Estoppel Certificates from any tenant, Seller having used its good faith and commercially reasonable efforts to obtain the same
from such tenant(s) under the Leases, shall not constitute a default by Seller under this Agreement. 
 In the event any of the
conditions in this Section 6.1 have not been satisfied (or otherwise waived in writing by Purchaser) prior to or on the Closing Date (as same may be extended or postponed as provided in this Agreement), Purchaser shall have the right to
terminate this Agreement by written notice to Seller given prior to the Closing, whereupon (i) Escrow Agent shall return the Earnest Money to Purchaser; and (ii) except for those provisions of this Agreement which by their express terms
survive the termination of this Agreement, no party hereto shall have any other or further rights or obligations under this Agreement. 
 6.2.    Conditions Precedent to Seller’s Obligations.  The obligations of Seller hereunder to consummate the transaction contemplated hereunder
shall in all respects be conditioned upon the satisfaction of each of the following conditions prior to or simultaneously with the Closing, any of which may be waived by Seller in its sole discretion by written notice to Purchaser at or prior to the
Closing Date: 
 (a)    Purchaser shall have paid and Seller shall have received the
Purchase Price, as adjusted pursuant to the terms and conditions of this Agreement, which Purchase Price shall be payable in the amount and in the manner provided for in this Agreement; 

(b)    Purchaser shall have performed, in all material respects, all covenants, agreements and
undertakings of Purchaser contained in this Agreement; and 
 (c)    All representations and
warranties of Purchaser as set forth in this Agreement shall be true and correct in all material respects as of the date of this Agreement and as of 

  
 25 

 
Closing, provided that solely for purposes of this subparagraph such warranties and representations shall be deemed to be given without being limited to Purchaser’s knowledge and without
modification (by update or otherwise, as provided in Section 5.2(d) hereof). 
 ARTICLE 7. 

CASUALTY AND CONDEMNATION 
 7.1.    Casualty.  Risk of loss up to and including the Closing Date shall be borne by Seller. In the event of any immaterial damage or destruction to
the Property or any portion thereof, Seller and Purchaser shall proceed to close under this Agreement, and Purchaser will receive (and Seller will assign to Purchaser at the Closing Seller’s rights under insurance policies to receive) any
insurance proceeds (including any rent loss insurance applicable to any period on and after the Closing Date) due Seller as a result of such damage or destruction and assume responsibility for such repair, and Purchaser shall receive a credit at
Closing for any deductible, uninsured or coinsured amount under said insurance policies. For purposes of this Agreement, the term “immaterial damage or destruction” shall mean such instances of damage or destruction: (i) which
can be repaired or restored at a cost of One Hundred Thousand and No/100 Dollars ($100,000.00) or less; (ii) which can be restored and repaired within one hundred twenty (120) days from the date of such damage or destruction; and
(iii) which are not so extensive as to allow any Major Tenant to terminate its Lease on account of such damage or destruction. 
 In the event of any material damage or destruction to the Property or any portion thereof, Purchaser may, at its option, by notice to Seller given within the earlier of twenty (20) days after
Purchaser is notified by Seller of such damage or destruction, or the Closing Date, but in no event less than ten (10) days after Purchaser is notified by Seller of such damage or destruction (and if necessary the Closing Date shall be extended
to give Purchaser the full 10-day period to make such election): (i) terminate this Agreement, whereupon Escrow Agent shall immediately return the Earnest Money to Purchaser, or (ii) proceed to close under this Agreement, receive (and
Seller will assign to Purchaser at the Closing Seller’s rights under insurance policies to receive) any insurance proceeds (including any rent loss insurance applicable to the period on or after the Closing Date) due Seller as a result of such
damage or destruction (less any amounts reasonably expended for restoration or collection of proceeds) and assume responsibility for such repair, and Purchaser shall receive a credit at Closing for any deductible amount under said insurance
policies. If Purchaser fails to deliver to Seller notice of its election within the period set forth above, Purchaser will conclusively be deemed to have elected to proceed with the Closing as provided in clause (ii) of the preceding sentence.
If Purchaser elects clause (ii) above, Seller will cooperate with Purchaser after the Closing to assist Purchaser in obtaining the insurance proceeds from Seller’s insurers. For purposes of this Agreement “material damage or
destruction” shall mean all instances of damage or destruction that are not immaterial, as defined herein. 
 7.2.    Condemnation.  If, prior to the Closing, all or any part of the Property is subjected to a bona fide threat of condemnation by a body having the
power of eminent domain or is taken by eminent domain or condemnation (or sale in lieu thereof), or if Seller has received written notice that any condemnation action or proceeding with respect to the Property is contemplated by a body having the
power of eminent domain (collectively, a “Taking”), Seller shall give Purchaser immediate written notice of such Taking. In the event of any immaterial 

  
 26 

 
Taking with respect to the Property or any portion thereof, Seller and Purchaser shall proceed to close under this Agreement. For purposes of this Agreement, the term “immaterial
Taking” means such instances of Taking of the Property: (i) which do not result in a taking of any portion of the building structure of the building occupied by tenants on the Property; (ii) which do not result in a decrease in the
number of parking spaces at the Property (taking into account the number of additional parking spaces that can be provided within one hundred twenty (120) days of such Taking); and (iii) which are not so extensive as to allow tenants under
the Leases to terminate their respective Lease or abate or reduce rent payable thereunder [unless business loss or rent insurance (subject to applicable deductibles) or condemnation award proceeds shall be available in the full amount of such
abatement or reduction, and Purchaser shall receive a credit at Closing for such deductible amount] on account of such Taking. 
 In the event of any material Taking of the Property or any portion thereof, Purchaser may, at its option, by written notice to Seller given within thirty (30) days after receipt of such notice from
Seller, elect to terminate this Agreement, or Purchaser may choose to proceed to close. If Purchaser chooses to terminate this Agreement in accordance with this Section 7.2, then the Earnest Money shall be returned immediately to
Purchaser by Escrow Agent and the rights, duties, obligations, and liabilities of the parties hereunder shall immediately terminate and be of no further force and effect, except for those provisions of this Agreement which by their express terms
survive the termination of this Agreement. For purposes of this Agreement “material Taking “ means all instances of a Taking that are not immaterial, as defined herein. 

If Purchaser does not elect to, or has no right to, terminate this Agreement in accordance herewith on account of a
Taking, this Agreement shall remain in full force and effect and the sale of the Property contemplated by this Agreement, less any interest taken by eminent domain or condemnation, or sale in lieu thereof, shall be effected with no further
adjustment and without reduction of the Purchase Price, and at the Closing, Seller shall assign, transfer, and set over to Purchaser all of the right, title, and interest of Seller in and to any awards applicable to the Property that have been or
that may thereafter be made for such Taking. At such time as all or a part of the Property is subjected to a bona fide threat of condemnation and Purchaser has not elected to terminate this Agreement as provided in this Section 7.2, and
provided that the Inspection Period has expired, (i) Purchaser shall thereafter be permitted to participate in the proceedings as if Purchaser were a party to the action, and (ii) Seller shall not settle or agree to any award or payment
pursuant to condemnation, eminent domain, or sale in lieu thereof without obtaining Purchaser’s prior written consent thereto in each case. 
 ARTICLE 8. 
 DEFAULT AND REMEDIES 

8.1.    Purchaser’s Default.  If Purchaser fails to consummate
this transaction for any reason other than the default of Seller, failure of a condition to Purchaser’s obligation to close, or the exercise by Purchaser of an express right of termination granted herein, Seller shall be entitled, as its
sole remedy hereunder, to terminate this Agreement and to receive and retain the Earnest Money as full liquidated damages for such default of Purchaser, the parties hereto acknowledging that it is impossible to estimate more precisely the damages
which might be suffered by Seller upon Purchaser’s default, and that said Earnest Money is a reasonable estimate of Seller’s probable loss in the event of default by Purchaser. Seller’s retention of said Earnest

  
 27 

 
Money is intended not as a penalty, but as full liquidated damages. The right to retain the Earnest Money as full liquidated damages is Seller’s sole and exclusive remedy in the event of
default hereunder by Purchaser, and Seller hereby waives and releases any right to (and hereby covenants that it shall not) sue the Purchaser: (a) for specific performance of this Agreement, or (b) to recover actual damages in excess of
the Earnest Money. The foregoing liquidated damages provision shall not apply to or limit Purchaser’s liability for Purchaser’s obligations under Sections 3.1(b), 3.1(c), and 10.1 of this Agreement or for
Purchaser’s obligation to pay to Seller all reasonable attorneys’ fees and costs of Seller to enforce the provisions of this Section 8.1. Purchaser hereby waives and releases any right to (and hereby covenants that it shall
not) sue Seller or seek or claim a refund of said Earnest Money (or any part thereof) on the grounds it is unreasonable in amount and exceeds Seller’s actual damages or that its retention by Seller constitutes a penalty and not agreed upon and
reasonable liquidated damages. 
 8.2.    Seller’s
Default.  If Seller fails to perform any of its obligations under this Agreement for any reason other than Purchaser’s default or the permitted termination of this Agreement by Seller or Purchaser as expressly provided herein,
Purchaser shall be entitled, as its sole remedy, either (a) to receive the return of the Earnest Money from Escrow Agent, which return shall operate to terminate this Agreement and release Seller from any and all liability hereunder, or
(b) to enforce specific performance of the obligation of Seller to execute and deliver the documents required to convey the Property to Purchaser in accordance with this Agreement; it being specifically understood and agreed that the remedy of
specific performance shall not be available to enforce any other obligation of Seller hereunder. Notwithstanding the foregoing, if after the Effective Date, Seller has conveyed title to the Property to another party or intentionally and knowingly
taken any other action to defeat the remedy of specific performance, Purchaser shall be entitled to seek actual damages from Seller not to exceed the Cap Limitation. Except as expressly provided to the contrary in this Section 8.2,
Purchaser expressly waives its rights to seek damages in the event of the default of Seller hereunder. Purchaser shall be deemed to have elected to terminate this Agreement and to receive a return of the Earnest Money from Escrow Agent if Purchaser
fails to file suit for specific performance against Seller in a court having jurisdiction on or before sixty (60) days following the date upon which the Closing was to have occurred. 

ARTICLE 9. 

ASSIGNMENT 
 9.1.    Assignment.  Subject to the next following sentence, this Agreement and all rights and obligations hereunder shall not be assignable by any party
without the written consent of the other. Notwithstanding the foregoing to the contrary, this Agreement and Purchaser’s rights hereunder may be transferred and assigned without the consent of Seller to any entity controlled by, or under common
control with, Purchaser. Any assignee or transferee under any such assignment or transfer by Purchaser as to which Seller’s written consent has been given or as to which Seller’s consent is not required hereunder shall expressly assume all
of Purchaser’s duties, liabilities and obligations under this Agreement by written instrument delivered to Seller as a condition to the effectiveness of such assignment or transfer. No assignment or transfer shall relieve the original Purchaser
of any duties or obligations hereunder, and the written assignment and assumption instrument shall expressly so provide. For purposes of this Section 9.1, the term “control” shall mean the ownership of at least fifty percent
(50%) of the applicable 

  
 28 

 
entity. Subject to the foregoing, this Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective legal representatives, successors and permitted
assigns. This Agreement is not intended and shall not be construed to create any rights in or to be enforceable in any part by any other persons. 
 ARTICLE 10. 
 BROKERAGE COMMISSIONS 

10.1.    Broker.  Upon the Closing, and only in the event the Closing
occurs, Seller shall pay a brokerage commission to CB Richard Ellis/Oklahoma (“Broker”) pursuant to a separate agreement between Seller and Broker. Broker is representing Seller in this transaction. Broker has joined in the
execution of this Agreement for the purpose of acknowledging and agreeing that no real estate commission shall be earned by it or due it if the transaction contemplated herein does not close for any reason whatsoever. Broker acknowledges and agrees
that it shall look solely to Seller, and not to Purchaser, for the payment of such commission, and Broker hereby waives and releases any present or future claims against Purchaser for the payment of such commission. In addition, Broker (upon receipt
of its brokerage commission) agrees to execute and deliver to Seller and Purchaser at the Closing a release and waiver of any claim Broker may have against Purchaser or the Property. Broker shall and does hereby indemnify and hold Purchaser and
Seller harmless from and against any and all liability, loss, cost, damage, and expense, including reasonable attorneys’ fees actually incurred and costs of litigation, Purchaser or Seller shall ever suffer or incur because of any claim by any
agent, salesman, or broker, whether or not meritorious, for any fee, commission or other compensation with regard to this Agreement or the sale and purchase of the Property contemplated hereby, and arising out of any acts or agreements of Broker.
Seller shall and does hereby indemnify and hold Purchaser harmless from and against any and all liability, loss, cost, damage, and expense, including reasonable attorneys’ fees actually incurred and costs of litigation, Purchaser shall ever
suffer or incur because of any claim by any agent, salesman, or broker, whether or not meritorious, for any fee, commission or other compensation with regard to this Agreement or the sale and purchase of the Property contemplated hereby, and arising
out of any acts or agreements of Seller, including any claim asserted by Broker. Likewise, Purchaser shall and does hereby indemnify and hold Seller free and harmless from and against any and all liability, loss, cost, damage, and expense, including
reasonable attorneys’ fees actually incurred and costs of litigation, Seller shall ever suffer or incur because of any claim by any agent, salesman, or broker, whether or not meritorious, for any fee, commission or other compensation with
respect to this Agreement or the sale and purchase of the Property contemplated hereby and arising out of the acts or agreements of Purchaser. This Section 10.1 shall survive the Closing or any earlier termination of this Agreement.

 ARTICLE 11. 
 MISCELLANEOUS 

11.1.    Notices.  Wherever any notice or other communication is
required or permitted hereunder, such notice or other communication shall be in writing and shall be delivered by overnight courier, hand, facsimile transmission or other electronic transmission, or sent by U.S. registered or certified mail, return
receipt requested, postage prepaid, to the addresses or 

  
 29 

 
facsimile numbers set out below or at such other addresses as are specified by written notice delivered in accordance herewith: 

 

	 PURCHASER: 
	 Moriah Real Estate Company LLC 

 303 W. Wall Street, Suite 1500 
 Midland, Texas 79704 

Attention: Alfred C. Branch 
 Oklahoma City Office: 
 13800 Benson Rd. Suite 204 

Edmond, Oklahoma 73013 
  

	 with a copy to: 
	 Winstead PC 

 5400
Renaissance Tower 
 1201 Elm Street 

Dallas, Texas 75270 
 Attention: Michael F. Alessio 
 Facsimile: (214) 745-5390

  

	 SELLER: 
	 The Fund IX, Fund X, Fund XI and REIT Joint Venture 

 c/o Wells Real Estate Funds 
 6200 The Corners Parkway 

Suite 250 
 Atlanta, Georgia 30092 
 Attention: Parker Hudson 

Facsimile: (770) 243-8692 
  

	 with a copy to: 
	 Jackson Walker L.L.P. 

 1401 McKinney Street 
 Suite 1900 

Houston, Texas 77010 
 Attention: Kurt Nondorf 
 Facsimile: (713) 308-4142

 Any notice or other communication (i) mailed as hereinabove provided shall be deemed effectively given or received on
the third (3rd) Business Day following the postmark
date of such notice or other communication, (ii) sent by overnight courier or by hand shall be deemed effectively given or received upon receipt, and (iii) sent by facsimile or other electronic transmission shall be deemed effectively
given or received on the day of such electronic transmission of such notice or other communication and confirmation of such transmission if transmitted and confirmed prior to 5:00 p.m. local Atlanta, Georgia time on a Business Day and otherwise
shall be deemed effectively given or received on the first Business Day after the day of transmission of such notice and confirmation of such transmission. Refusal to accept delivery shall be deemed delivered. Any notice may be given by a
party’s attorney. 

  
 30 

  

11.2.    Possession.  Full and exclusive possession of the Property,
subject to the Permitted Exceptions and the rights of the tenants under the Leases, shall be delivered by Seller to Purchaser on the Closing Date. 
 11.3.    Time Periods.  If the time period by which any right, option, or election provided under this Agreement must be exercised, or by which any act
required hereunder must be performed, or by which the Closing must be held, expires on a Saturday, Sunday, or holiday, then such time period shall be automatically extended through the close of business on the next regularly scheduled Business Day.

 11.4.    Publicity.  The parties agree that, prior to
Closing, and except for disclosures required by law or governmental regulations applicable to such party, no party may, with respect to this Agreement and the transactions contemplated hereby, contact or conduct negotiations with public officials,
make any public announcements or issue press releases regarding this Agreement or the transactions contemplated hereby to any third party without the prior written consent of the other party hereto. Seller and Purchaser will each have the right to
approve the issuance and the contents of any press release of the other party issued in connection with the Closing, which approval may not be unreasonably withheld or delayed. No party may record this Agreement or any notice hereof. 

11.5.    Discharge of Obligations.  The acceptance by Purchaser of
Seller’s Warranty Deed hereunder shall be deemed to constitute the full performance and discharge of each and every warranty and representation made by Seller and Purchaser herein and every agreement and obligation on the part of Seller and
Purchaser to be performed pursuant to the terms of this Agreement, except those warranties, representations, covenants and agreements which are specifically provided in this Agreement to survive Closing. 

11.6.    Severability.  This Agreement is intended to be performed in
accordance with, and only to the extent permitted by, all applicable laws, ordinances, rules and regulations. If any provision of this Agreement, or the application thereof to any person or circumstance, shall, for any reason and to any extent be
invalid or unenforceable, the remainder of this Agreement and the application of such provision to other persons or circumstances shall not be affected thereby but rather shall be enforced to the greatest extent permitted by law. 

11.7.    Construction.  This Agreement shall not be construed more
strictly against one party than against the other merely by virtue of the fact that this Agreement may have been prepared by counsel for one of the parties, it being mutually acknowledged and agreed that Seller and Purchaser and their respective
counsel have contributed substantially and materially to the preparation and negotiation of this Agreement. Accordingly, the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be
employed in the interpretation of this Agreement or any exhibits or amendments hereto. 

11.8.    Sale Notification Letters.  Promptly following the Closing,
Purchaser shall deliver the Tenant Notices of Sale to each of the respective tenants under the Leases and the Other Notices of Sale to each service provider and leasing agent, the obligations under whose respective Operating Agreements and
Commission Agreements Purchaser has assumed at Closing. The provisions of this Section shall survive the Closing. 

  
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11.9.    Intentionally deleted.    

11.10.    1031 Exchange.  Each party agrees to reasonably cooperate,
but at no cost or expense to such party, with the other party (the “Exchanging Party”) and any escrow holder or exchange facilitator selected by the Exchanging Party in effecting a qualifying exchange or exchanges under
Section 1031 of the Internal Revenue Code undertaken by the Exchanging Party with respect to the Property, either through assignment of this Agreement by the Exchanging Party to a qualified intermediary or through other means determined by the
Exchanging Party, and the non-Exchanging Party shall execute such documents as may be reasonably requested by the Exchanging Party provided that such documents shall not increase the non-Exchanging Party’s obligations over those otherwise
contained in this Contract. Neither party makes any representation regarding qualification of any exchange under Section 1031 of the Internal Revenue Code and shall not be liable to the Exchanging Party in any manner whatsoever if the exchange
completed in accordance with this Section 11.10 does not qualify for any reason under Section 1031 of the Internal Revenue Code. The Exchanging Party hereby agrees to indemnify, defend and hold the non-Exchanging Party harmless from
and against all costs, expenses and liabilities incurred by the non-Exchanging Party in connection with any such exchange, to the extent the same would not have been incurred by the non-Exchanging Party in the absence of such exchange.
Notwithstanding anything in this Section to the contrary, it is a condition precedent to the non-Exchanging Party’s obligation to cooperate with the Exchanging Party in any such exchange that: (i) no material change to the terms of this
Agreement results therefrom, (ii) the non-Exchanging Party shall not be required to acquire or hold title to any other real property for the purpose of consummating the exchange, and (iii) consummation or accomplishment of such an exchange
shall not be a condition precedent or a condition subsequent to either party’s obligations under this Agreement and shall not delay the Closing. 
 11.11.    General Provisions.  No failure of either party to exercise any power given hereunder or to insist upon strict compliance with any obligation
specified herein, and no custom or practice at variance with the terms hereof, shall constitute a waiver of either party’s right to demand exact compliance with the terms hereof. This Agreement contains the entire agreement of the parties
hereto, and no representations, inducements, promises, or agreements, oral or otherwise, between the parties not embodied herein shall be of any force or effect. Any amendment to this Agreement shall not be binding upon Seller or Purchaser unless
such amendment is in writing and executed by both Seller and Purchaser. Subject to the provisions of Section 9.1 hereof, the provisions of this Agreement shall inure to the benefit of and be binding upon the parties hereto and their
respective heirs, legal representatives, successors, and permitted assigns. Time is of the essence in this Agreement. The headings inserted at the beginning of each paragraph are for convenience only, and do not add to or subtract from the meaning
of the contents of each paragraph. This Agreement shall be construed and interpreted under the laws of the State of Oklahoma. Except as otherwise provided herein, all rights, powers, and privileges conferred hereunder upon the parties shall be
cumulative but not restrictive to those given by law. All personal pronouns used in this Agreement, whether used in the masculine, feminine, or neuter gender shall include all genders, and all references herein to the singular shall include the
plural and vice versa. 
 11.12.    Attorney’s Fees.  If
Purchaser or Seller brings an action at law or equity against the other in order to enforce the provisions of this Agreement or as a result of an alleged default 

  
 32 

 
under this Agreement, the prevailing party in such action shall be entitled to recover court costs and reasonable attorney’s fees actually incurred from the other. 

11.13.    Counterparts.  This Agreement may be executed in one or more
counterparts, each of which when taken together shall constitute one and the same original. To facilitate the execution and delivery of this Agreement, the parties may execute and exchange counterparts of the signature pages by facsimile, and the
signature page of either party to any counterpart may be appended to any other counterpart. 
 ARTICLE 12. 

INDEMNIFICATION 
 12.1.    Indemnification by Seller.  Following the Closing and subject to Sections 12.3, and 12.5, Seller shall indemnify and hold
Purchaser, its affiliates, members and partners, and the partners, shareholders, members, officers, directors, employees, representatives and agents of each of the foregoing (collectively, “Purchaser-Related Entities”) harmless from
and against any and all costs, fees, expenses, damages, deficiencies, interest and penalties (including, without limitation, reasonable attorneys’ fees and disbursements) suffered or incurred by any such indemnified party in connection with any
and all losses, liabilities, claims, damages and expenses (“Losses”), arising out of, or in any way relating to, (a) any breach of any representation or warranty of Seller contained in this Agreement or in any Closing Document,
and (b) any breach of any covenant of Seller contained in this Agreement which survives the Closing or in any Closing Document. 
 12.2.    Indemnification by Purchaser.  Following the Closing and subject to Sections 12.4 and 12.5, Purchaser (and Purchaser’s
permitted assignees to whom any rights of Purchaser are assigned pursuant to Section 9.1 hereof) shall indemnify and hold Seller, its affiliates, and partners, and the partners, shareholders, officers, directors, employees,
representatives and agents of each of the foregoing (collectively, “Seller-Related Entities”) harmless from any and all Losses arising out of, or in any way relating to, (a) any breach of any representation or warranty by
Purchaser contained in this Agreement or in any Closing Document, and (b) any breach of any covenant of Purchaser contained in this Agreement which survives the Closing or in any Closing Documents. 

12.3.    Limitations on Seller Indemnification.  Notwithstanding the
foregoing provisions of Section 12.1, (a) Seller shall not be required to indemnify Purchaser or any Purchaser-Related Entities under this Agreement unless the aggregate of all amounts for which an indemnity would otherwise be
payable by Seller under Section 12.1 above exceeds the Basket Limitation and, in such event, Seller shall be responsible for the entire amount including all amounts representing the Basket Limitation, (b) in no event shall the
liability of Seller with respect to the indemnification provided for in Section 12.1 above exceed in the aggregate the Cap Limitation, (c) if prior to the Closing, Purchaser obtains knowledge (and for purposes hereof, such knowledge
shall include any information contained in the Due Diligence Material) of any inaccuracy or breach of any representation, warranty or covenant of Seller contained in this Agreement (a “Purchaser-Waived Breach”) and nonetheless
proceeds with and consummates the Closing, then Purchaser and any Purchaser-Related Entities shall be deemed to have waived and forever renounced any right to assert a claim for indemnification under this Article 12 for, or

  
 33 

 
any other claim or cause of action under this Agreement, at law or in equity on account of any such Purchaser-Waived Breach, and (d) notwithstanding anything herein to the contrary, the
Basket Limitation and the Cap Limitation shall not apply with respect to Losses suffered or incurred as a result of breaches of any covenant or agreement of Seller set forth in Section 5.3, Section 5.4,
Section 11.10, or Section 10.1 of this Agreement or to any Pursuit Costs that may be due Purchaser pursuant to this express terms of this Agreement. Notwithstanding anything contained in this Agreement or in any closing
document to the contrary, in no event shall the properties or assets of the direct or indirect partners of Seller, or of the affiliate partnerships or corporations or successors or assigns of any such direct or indirect partners or affiliates, or
the directors, officers or shareholders of any of the foregoing, be subject to satisfaction of any liabilities or obligations of Seller under this Agreement or in any closing document delivered by Seller at Closing and in no event shall Seller be
liable for, nor shall Purchaser seek, any consequential, indirect or punitive damages from Seller. 

12.4.    Limitations on Purchaser Indemnification.  Notwithstanding
the foregoing provisions of Section 12.1, (a) Purchaser shall not be required to indemnify Seller or any of its affiliates or partners, and the partners, shareholders, officers, directors, employees, representatives and agents of
each of the foregoing (collectively, “Seller-Related Party”) under this Agreement unless the aggregate of all amounts for which an indemnity would otherwise be payable by Purchaser under Section 12.2 above exceeds the
Basket Limitation and, in such event, Purchaser shall be responsible for the entire amount including all amounts representing the Basket Limitation, (b) in no event shall the liability of Purchaser with respect to the indemnification provided
for in Section 12.2 above exceed in the aggregate the Cap Limitation, (c) if prior to the Closing, Seller obtains actual knowledge of any inaccuracy or breach of any representation, warranty or covenant of Purchaser contained in
this Agreement (a “Seller-Waived Breach”) and nonetheless proceeds with and consummates the Closing, then Seller and any Seller-Related Entities shall be deemed to have waived and forever renounced any right to assert a claim for
indemnification under this Article 12 for, or any other claim or cause of action under this Agreement, at law or in equity on account of any such Seller-Waived Breach, and (d) notwithstanding anything herein to the contrary, the Basket
Limitation and the Cap Limitation shall not apply with respect to Losses suffered or incurred as a result of breaches of any covenant or agreement of Purchaser set forth in Section 3.1, Section 11.10, or
Section 10.1 of this Agreement. Notwithstanding anything contained in this Agreement or in any closing document to the contrary, in no event shall the properties or assets of the direct or indirect partners of Purchaser, or of the
affiliate partnerships or corporations or successors or assigns of any such direct or indirect partners or affiliates, or the directors, officers or shareholders of any of the foregoing, be subject to satisfaction of any liabilities or obligations
of Purchaser under this Agreement or in any closing document delivered by Purchaser at Closing and in no event shall Purchaser be liable for, nor shall Seller seek, any consequential, indirect or punitive damages from Purchaser. 

12.5.    Survival.  The representations, warranties and covenants
contained in this Agreement and the Closing Documents shall survive until the date which is one hundred eighty (180) days after the Closing, unless a longer or shorter survival period is expressly provided for in this Agreement, or unless prior
to the date which is one hundred eighty (180) days after the Closing, Purchaser or Seller, as the case may be, delivers written notice to the other party of such 

  
 34 

 
alleged breach specifying with reasonable detail the nature of such alleged breach and files an action with respect thereto within sixty (60) days after the giving of such notice.

 12.6.    Indemnification as Sole Remedy.  If the Closing
has occurred, the sole and exclusive remedy available to a party in the event of a breach by the other party to this Agreement of any representation, warranty, or covenant or other provision of this Agreement which survives the Closing shall be the
indemnifications provided for under Section 3.1(c), Section 3.3(b), Section 10.1, and this Article 12. This limitation shall not apply to any representation, warranty or covenant contained in any closing
document delivered at Closing except as expressly set forth therein. 
 [The remainder of this page has been left blank
intentionally.] 
 [Signatures appear on the following page.] 

  
 35 

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

							
	SELLER:
	
	 THE FUND IX, FUND X, FUND XI AND REIT
 JOINT VENTURE, a Georgia joint venture

		
	By:	 	 WELLS REAL ESTATE FUND IX, L.P., a
 Georgia limited partnership

			
		 	By:	 	 Wells Partners, L.P., a Georgia limited
 partnership, its general partner

				
		 		 	By:	 	 Wells Capital, Inc., a Georgia
 corporation, its general partner

				
		 		 		 	 By: /s/ Douglas P. Williams

		 		 		 	 Name: Douglas P. Williams

		 		 		 	 Title: Senior Vice President

			
		 	By:	 	 /s/ Douglas P. Williams

		 		 	 Leo F. Wells, III, general partner, by

and through Douglas P. Williams
 as attorney in fact

  
 36 

  
 
							
		
	By:	 	 WELLS REAL ESTATE FUND X, L.P., a

Georgia limited partnership

			
		 	By:	 	 Wells Partners, L.P., a Georgia limited

partnership, its general partner

				
		 		 	By:	 	 Wells Capital, Inc., a Georgia
 corporation, its general partner

				
		 		 		 	 By: /s/ Douglas P. Williams

		 		 		 	 Name: Douglas P. Williams

		 		 		 	 Title: Senior Vice President

			
		 	By:	 	 /s/ Douglas P. Williams

		 		 	 Leo F. Wells, III, general partner, by

and through Douglas P. Williams
 as attorney in fact

		
	By:	 	 WELLS REAL ESTATE FUND XI, L.P., a

Georgia limited partnership

			
		 	By:	 	 Wells Partners, L.P., a Georgia limited

partnership, its general partner

				
		 		 	By:	 	 Wells Capital, Inc., a Georgia
 corporation, its general partner

				
		 		 		 	 By: /s/ Douglas P. Williams

		 		 		 	 Name: Douglas P. Williams

		 		 		 	 Title: Senior Vice President

			
		 	By:	 	 /s/ Douglas P. Williams

		 		 	 Leo F. Wells, III, general partner, by

and through Douglas P. Williams
 as attorney in fact

  
 37 

  
 
							
		
	By:    	 	 PIEDMONT OPERATING PARTNERSHIP, LP,
 a Delaware limited partnership

			
		 	By:	 	 Piedmont Office Realty Trust, Inc., a

Maryland corporation, its general partner

			
		 		 	By: /s/ Robert E. Bowers
		 		 	Name: Robert E. Bowers
		 		 	Title: Executive Vice President
	
	PURCHASER:
	
	 MORIAH REAL ESTATE COMPANY, LLC,
 Texas limited liability company, its sole manager

			
		 	By:	 	 /s/ Alfred C. Branch

		 		 	 Name: Alfred C. Branch
 Title: President

 IN WITNESS WHEREOF, the
undersigned Broker has joined in the execution and delivery hereof solely for the purpose of evidencing its rights and obligations under the provisions of Section 10.1 hereof. 

 

			
	 	  	BROKER:
		
		  	CB RICHARD ELLIS / OKLAHOMA
		
	Date of Execution:	  	
		
		  	By: /s/ James E. Austin
		  	Name: James E. Austin
	September 24, 2010	  	Title: VP

  
 38 

 EXHIBIT “A” 

DESCRIPTION OF LAND 

Tract I: 
 A tract of
land lying in the North Half of Section 12, Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, and being more particularly described as follows: COMMENCING at Southeast Corner of the Northeast
Quarter of said Section 12; Thence South 89°36'10" West along the South Line of said Northeast Quarter, a distance of 1320.00 feet to the point of beginning; Thence continuing South 89°36'10" West on said South Line a
distance of 518.88 feet to a point on the Easterly Right-of-Way line for Hertz Quail Springs Parkway, according to the recorded plat thereof; Thence Northeasterly along said Right-of-Way on the arc of a curve to the left, said curve having a radius
of 2479.53 feet and an arc length of 506.02 feet (said curve sub-tended by a Chord bearing North 09°40'55" East and a Chord distance of 505.14 feet); Thence on a line not tangent to the last described course, North
89°46'54" East a distance of 432.03 feet; Thence South 00°13'06" East a distance of 496.00 feet to the point of beginning, and 
 TOGETHER WITH A SANITARY SEWER EASEMENT CREATED IN WARRANTY DEED RECORDED IN BOOK 7091, PAGE 1390, being more particularly described as follows: 

A tract of land lying in the North Half of Section 12, Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City,
Oklahoma County, Oklahoma, and being more particularly described as follows: COMMENCING at the Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West along the South Line of said Northeast Quarter, a
distance of 1320.00 feet; Thence North 00°13'06" West a distance of 496.00 feet to the point of beginning; Thence South 89°46'54" West a distance of 20.00 feet; Thence North 00°13'06" West a distance of
673.94 feet; Thence North 89°36'08" East a distance of 279.43 feet; Thence North 19°29'19" East a distance of 278.39 feet to a point on the Southerly limits of a 20 foot sanitary sewer easement in favor of the City of
Oklahoma City recorded in Book 3929 at Page 122; Thence South 70°30'41" East a distance of 15.00 feet; Thence South 19°29'19" West a distance of 288.91 feet; Thence South 89°36'08" West a distance of 270.00
feet; Thence South 00°13'06" East a distance of 659.00 feet to the point of beginning. 
 AND 

TOGETHER WITH A STORM SEWER EASEMENT CREATED IN WARRANTY DEED RECORDED IN BOOK 7091, PAGE 1390, being more particularly described
as follows: 
 A tract of land lying in the North Half of Section 12, Township 13 North, Range 4 West of the Indian
Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, and being more particularly described as follows: COMMENCING at Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West, along the South Line
of said Northeast Quarter, a distance of 1320 feet; Thence North 00°13'06" West a distance of 496.00 feet; Thence South 89°46'54" West a distance of 20.00 feet to the point of beginning; Thence continuing South
89°46'54" West a distance of 20.00 feet; Thence North 00°13'06" West a distance of 20.00 feet; Thence North 89°46'54" East a distance of 20.00 feet; Thence South 00°13'06" East a distance of
20.00 feet to the point of beginning. 
 AND 
 TOGESTHER WITH AN EASEMENT RECORDED IN BOOK 7091, PAGE 1381, being more particularly described as follows: 
 A tract of land lying in the South Half of Section 12, Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma and being more particularly described as
follows: COMMENCING at Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West, along the South Line of said Northeast Quarter, a distance of 1453.33 feet to the point of beginning; Thence South
00°23'50" East a distance of 20.00 feet; Thence South 89°36'10" West a distance of 20.00 feet; Thence North 00°23'50" East a distance of 20.00 feet to a point on the aforementioned South Line of said
Northeast Quarter; Thence North 89°36'10" East along said Line a distance of 20.00 feet of the point of beginning. 

  
 Exhibit
“A”-1 

 Tract II: 
 A tract of land lying in the Northeast Quarter of Section 12, Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, being described as follows:
COMMENCING at Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West, along the South Line of said Northeast Quarter, a distance of 1320.00 feet; Thence North 00°13'06" West a distance
of 496.00 feet to the point of the beginning; Thence South 89°46'54" West a distance of 432.03 feet to a point on the Easterly Right-of-Way Line for Hertz Quail Springs Parkway, according to the recorded plat thereof; Thence
Northeasterly along said Right-of-Way on the arc of a curve to the left, said curve having a radius of 2479.53 feet and an arc length of 60.10 feet (said curve sub-tended by a chord bearing North 03°08'27" East and a chord distance of
60.10 feet); Thence on a line not tangent to the last described course, North 89°46'54" East a distance of 428.51 feet; Thence South 00°13'06" East a distance of 60.00 feet to the Point of Beginning. 

OFF SITE SANITARY SEWER EASEMENT QUAIL SPRINGS OFFICE PARK NORTH, granted in Warranty Deed recorded in Book 7299, Page 1219, and
being more particularly described as follows: 
 A tract of land lying in the North Half of Section 12, Township 13 North,
Range 4 West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, and being more particularly described as follows: COMMENCING at Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10"
West, along the South Line of said Northeast Quarter, a distance of 1320.00 feet; Thence North 00°13'06" West a distance of 496.00 feet to the Point of the Beginning; Thence South 89°46'54" West a distance of 20.00 feet;
Thence North 00°13'06" West a distance of 673.94 feet; Thence North 89°36'08" East a distance of 279.43 feet; Thence North 19°29'19" East a distance of 278.39 feet to a point on the Southerly limits of a 20
foot Sanitary Sewer Easement in favor of the City of Oklahoma City recorded in Book 3929 at Page 122; Thence South 70°30'41" East a distance of 15.00 feet; Thence South 19°29'19" West a distance of 288.91 feet; Thence
South 89°36'08" West a distance of 270.00 feet; Thence South 00°13'06" East a distance of 659.00 feet to the Point of Beginning. 
 AND 
 ON SITE STORM SEWER EASEMENT LUCENT TECHNOLOGIES, ADDITIONAL
PARKING QUAIL SPRINGS OFFICE PARK NORTH, granted in Warranty Deed recorded in Book 7299, Page 1219, and being more particularly described as follows: 
 A tract of land lying in the North Half of Section 12, Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, and being more particularly described as
follows: COMMENCING at Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West, along the South Line of said Northeast Quarter, a distance of 1320.00 feet; Thence North 00°13'06" West a
distance of 556.00 feet; Thence South 89°46'54" West a distance of 20.00 feet to the Point of Beginning; Thence continuing South 89°46'54" West a distance of 20.00 feet; Thence North 00°13'06" West a
distance of 20.00 feet; Thence North 89°46'54" East a distance of 20.00 feet; Thence South 00°13'06" East a distance of 20.00 feet to the Point of Beginning. 

  
 Exhibit
“A”-2 

  
 EXHIBIT
“B” 
  
 LIST OF PERSONAL PROPERTY

 None. 

  
 Exhibit
“B”-1 

  
 EXHIBIT
“C” 
 LIST OF COMMISSION AGREEMENTS 

AND EXISTING MANAGEMENT AGREEMENT 
  

	I.	 Commission Agreements Entered Into By Seller During Its Ownership of Property: 

None. 
  

	II.	 Commission Agreements Not Entered Into By Seller, But Affecting the Property: 

None. 
  

	III.	 Management Agreement: 

  

One management agreement with an entity affiliated with Seller that shall be terminated prior to Closing. 

 

	IV.	 List of Tenants and Prospective Tenants for Which Commissions Will be Payable By Purchaser Post-Closing if a Lease (or Expansion, Renewal or
Extension) is Entered Into Within 90 Days After Closing Date: 

 None. 

  
 Exhibit
“C”-1 

  
 EXHIBIT
“D” 
 FORM OF ESCROW AGREEMENT 
 EARNEST MONEY ESCROW AGREEMENT 
 ESCROW NO.___________________ 

This is an ESCROW AGREEMENT, made the day and year written below, by and between: CHICAGO TITLE INSURANCE COMPANY
(“Escrow Agent”), and _____________________________ (“Buyer”) and _____________________________ (“Seller”). 
 Whereas Buyer and Seller are parties under a certain contract for the sale of certain real property known as _____________________________; and 

Whereas Buyer and Seller have requested Chicago Title Insurance Company to act as Escrow Agent to hold the earnest money
agreed to therein (hereafter “Deposit”), in accordance with the terms and provisions of this Earnest Money Escrow Agreement. 
 Now, therefore, in consideration of the promises and undertakings herein made, and the proposed issuance of a title insurance policy (or policies) underwritten by Escrow Agent, it is agreed that:

  

	1.	 Buyer and Seller hereby appoint Chicago Title Insurance Company as Escrow Agent, hereunder, and the Deposit is hereby delivered to Escrow Agent, who
by signing below acknowledges its receipt, in the form of a check, dated ____________________, and payable to Escrow Agent, or wire transfer in the amount of $_______________; such receipt is made subject to Conditions of Escrow attached hereto.

  

	2.	 Escrow Agent SHALL HOLD THE DEPOSIT UNTIL WRITTEN RELEASE DISBURSEMENT INSTRUCTIONS ARE RECEIVED FROM BUYER AND SELLER.

  

	3.	 Escrow Agent is hereby authorized to and directed to invest the Deposit in the name of Buyer, by Chicago Title Insurance Company as Escrow Agent as
follows: 

  

	 	a.	 Deposits will be invested in a government insured interest-bearing account satisfactory to Buyer (“Depository”) and upon receipt of Escrow
Agent’s Investment of Escrow Funds form, unless otherwise requested. 

  

	 	b.	 The Deposit shall not be commingled with any other funds of Escrow Agent or others. 

 

	 	c.	 There shall be no penalties for early withdrawal upon such account. 

 

	4.	 Interest shall be payable at the time the Deposit is disbursed in accordance with the terms of the Escrow Agreement and written release/disbursement
instructions; and 

  
 Exhibit
“D”-1 

  

	5.	 All investments will be made in the regular course of business. To be entitled to same day investment (assuming good funds are provided) the Deposit
must be received by noon; otherwise, such funds will be deposited on the next business day. 

  

	6.	 Escrow Agent shall have NO OBLIGATION TO INVEST the deposit unless and until a satisfactory federal tax identification number is provided to the
Escrow Agent, in writing or in the space below: 

 FEDERAL TAX I.D.
NO._____________________________ 
 TAXPAYER NAME:________________________________ 

 

	7.	 The investment shall be subject to the rules, regulations, policies and procedures of said Depository. 

Agreed to this ______ day of ________________, 20___. 
  

			
	 ESCROW AGENT:
 CHICAGO TITLE INSURANCE COMPANY
  
 BY:______________________________

TITLE: ___________________________
 Address: __________________________

_________________________________
	  	 BUYER:__________________________
 BY:______________________________

Address: __________________________
 _________________________________
  
 SELLER: _________________________

BY:______________________________
 Address: __________________________

_________________________________

  
 Exhibit
“D”-2 

  
 CONDITIONS OF ESCROW

 Escrow Agent accepts this undertaking subject to these Conditions of Escrow: 

1.    The Deposit may be processed for collection in the normal course of business by Escrow Agent.
Escrow Agent shall not be accountable for any incidental benefit which may be attributable to the funds so deposited unless the loss or impairment to the benefit is due to the negligence or willful misconduct of Escrow Agent. 

2.    Escrow Agent shall not be liable for any loss caused by the failure, suspension, bankruptcy or
dissolution of the Depository; 
 3.    Escrow Agent shall not be liable for loss or damage
resulting from: 

	 	a.	 any good faith act or forbearance of Escrow Agent; 

	 	b.	 any default, error, action or omission of any party, other than the Escrow Agent; 

	 	c.	 any defect in the title to any property unless such loss is covered under a policy of title insurance issued by the Escrow Agent;

	 	d.	 the expiration of any time limit or other delay which is not solely caused by the failure of Escrow Agent to proceed in its ordinary course of
business, and in no event where such time limit is not disclosed in writing to the Escrow Agent; 

	 	e.	 the lack of authenticity of any writing delivered to Escrow Agent or of any signature thereto, or the lack of authority of the signatory to sign
such writing; 

	 	f.	 Escrow Agent’s compliance with all attachments, writs, orders, judgments, or other legal process issued out of any court;

	 	g.	 Escrow Agent’s assertion or failure to assert any cause of action or defense in any judicial or administrative proceeding;

	 	h.	 Any loss or damage which arises after the Deposit has been disbursed in accordance with the terms of this Agreement. 

4.    Escrow Agent shall be fully indemnified by the parties hereto for all its expenses, costs and
reasonable attorney’s fees incurred in connection with any interpleader action which Escrow Agent may file, in its sole discretion, to resolve any dispute as to the Deposit; or which may be filed against the Escrow Agent. Escrow Agent may not
deduct any costs from the Deposit. 
 5.    If Escrow Agent is made a party to any judicial,
non-judicial or administrative action, hearing or process based on acts of any of the other parties hereto and not on the malfeasance and/or negligence of Escrow Agent in performing its duties hereunder, the party/parties whose alleged acts are a
basis for such proceedings shall indemnify, save and hold Escrow Agent harmless from said expenses, costs and fees so incurred. 
 6.    The Company’s fee for acting as Escrow Agent is shown on its Escrow Services and Charges which is available upon request. These fees, which may be paid in advance, are the
joint and several obligation of each party to any agreement, sales contract or other writing forming the basis for this escrow undertaking. 
 7.    Notwithstanding anything contained herein to the contrary, all controversies, issues, interpretation and other matters relating in any way to the escrow called for hereunder
shall be interpreted and governed by the laws of the state of Georgia. 

  
 Exhibit
“D”-3 

 8.    In the event of any conflict between the terms any
provisions of these Conditions of Escrow and the terms and provisions of the Agreement or other document to which this is attached, the terms and provisions of these Conditions of Escrow shall prevail. 

9.    With respect to all indemnities contained herein, Escrow Agent shall be fully indemnified by the
other parties hereto and such parties shall hold Escrow Agent harmless from all damages, costs, claims and expenses arising from Escrow Agent’s performance of its duties hereunder, including reasonable attorneys fees, except for those damages,
costs, claims and expenses resulting from the negligence or willful misconduct of the Escrow Agent. 

  
 Exhibit
“D”-4 

  
 EXHIBIT
“E” 
 LIST OF LEASES 
 Avaya Inc. 
 1.    Net Lease Agreement dated
May 30, 1997, between Wells Development Corporation (“Wells”) (predecessor-in-interest to Landlord) and Lucent Technologies Inc. (“Lucent”). 
 2.    Commencement Date Agreement dated January 5, 1998, between Wells and Lucent. 
 3.    First Amendment to Net Lease Agreement dated March 30, 1998, between Wells and Lucent. 
 4.    Letter agreement dated September 25, 1998, between Wells and Lucent. 
 5.    Assignment of Tenant’s Interest in Lease dated effective as of September 30, 2000, by Lucent to Avaya Inc. (“Avaya”). 

6.    Second Amendment to Net Lease Agreement dated as of December 17, 2007, between Seller
(“Landlord”), and Avaya. 
 7.    Third Amendment to Net Lease Agreement dated August 24,
2009, between Landlord and Avaya. 
 8.    Letter agreement dated December 10, 2009, between Landlord
and Avaya. 

  
 Exhibit
“E”-1 

  
 EXHIBIT
“F” 
 EXCEPTION SCHEDULE 
 None. 

  
 Exhibit
“F”-1 

  
 EXHIBIT
“G” 
 LIST OF OPERATING AGREEMENTS 

None. 

  
 Exhibit
“G”-1 

  
 EXHIBIT
“H” 
 FORM OF TENANT ESTOPPEL CERTIFICATE 

September ____, 2010 
 Moriah
Real Estate Company, LLC 
 303 West Wall Street, Suite 1500 
 Midland, Texas 79704 
 Attention: Mr. Tod A. Brown, Senior Vice President 

 

	 	Re:	 Lease at 14400 Hertz Quail Springs Parkway, Oklahoma City, Oklahoma (the “Property”) 

Ladies and Gentlemen: 
 The undersigned certifies to Moriah Real Estate Company, LLC, a Texas limited liability company (together with its successors, assigns and lenders, “Moriah”) and agrees with Moriah, as a
potential purchaser of the referenced property and/or as a mortgage lender with respect to the Property, that all of the following are true and correct as of the date of this estoppel certificate: 

1.          The undersigned is the tenant
(“Tenant”) under a lease dated May 30, 1997 (the “Lease”) naming The Fund IX, Fund X, Fund XI and REIT Joint Venture as landlord (together with any predecessors, successors and/or assigns, the
“Landlord”) for suite no. 100 (the “Leased Premises”), located at the Property. 
 2.          The Lease is in full force and effect. The Lease has not been amended, modified or supplemented except as reflected in paragraph 12 below.
There are no agreements or understandings, whether written or oral, between Tenant and Landlord with respect to the Lease, the Leased Premises or the Property except as reflected in paragraph 12 below. 

3.          Tenant has accepted possession of and
occupies the entire Leased Premises under the Lease. The term of the Lease expires on January 31, 2015. 
 4.          The monthly fixed, minimum or basic rent under the Lease is $63,142.88 and has been paid through the month of September ____, 2010. All
additional rent, percentage rent, Tenant’s proportionate share of real estate taxes and insurance, common area maintenance charges, contributions to any merchant’s association or promotional fund and all other sums or charges due and
payable under the Lease by Tenant have been paid in full. No rents or other charges have been paid for more than one (1) month in advance of the due date thereof. 

  
 0-1

  
 5.          The amount of the security deposit held by the Landlord under the Lease is $0.00. 

6.          To the best of Tenant’s knowledge,
both Tenant and Landlord have performed all of their respective obligations under the Lease and Tenant has no knowledge of any event which with the giving of notice, the passage of time, or both, would constitute a default by Landlord under the
Lease. 
 7.          Tenant has no unresolved
claims against Landlord and claims no offset or defense to enforcement of any of the terms of the Lease. 
 8.          All improvements required to be completed by Landlord have been completed and there are no sums due to Tenant from Landlord. 

9.          Tenant has not assigned the Lease and has
not subleased the Leased Premises or any part thereof. 

10.        Tenant has no right or option pursuant to the Lease or
otherwise to purchase all or any part of the Leased Premises or the Property. Tenant does not have any right or option for additional space in the Property. 

11.        No voluntary actions or, to Tenant’s best
knowledge, involuntary actions are pending against Tenant under the bankruptcy laws of the United States or any state thereof. 
 12.        Attached hereto as Exhibit A is a true copy of the Lease and all amendments, modifications and supplements thereto, including the following:

  

	 	a.	 Commencement Date Agreement dated January 5, 1998; 

 

	 	b.	 First Amendment to Net Lease Agreement dated March 30, 1998; 

 

	 	c.	 Letter Agreement dated September 25, 1998; 

  

	 	d.	 Assignment of Tenant’s Interest in Lease dated effective as of September 30, 2000; 

 

	 	e.	 Second Amendment to Net Lease Agreement dated December 17, 2007; 

 

	 	f.	 Third Amendment to Net Lease Agreement dated August 24, 2009; and 

 

	 	g.	 Letter Agreement (Optional Termination Payment Calculation) dated December 10, 2009. 

13.        Tenant has not received notice of any assignment, hypothecation,
mortgage or pledge of Landlord’s interest in the Lease or the rents or other amounts payable thereunder. 

The undersigned individual hereby certifies that he or she is duly authorized to sign, acknowledge and deliver this
letter on behalf of Tenant. 

  
 Exhibit
“H”-2 

  
 Tenant
acknowledges that Moriah will rely on this letter in purchasing the Property and/or in making one or more loans secured by the Property. The information contained in this letter shall be for the benefit of and can be relied upon without limitation
by Landlord and any such purchaser and/or any mortgage lender. 
 Notwithstanding any other provision of this
certificate to the contrary, nothing herein shall be construed as a waiver of (i) any right which Tenant may have to audit any payments made under the Lease, (ii) any right to claim that any such payments were not properly charged or
calculated in accordance with the Lease, or (iii) any right to recover from the applicable present, former or future landlord (including Landlord) any such payments made to such landlord which were in excess of the amount properly due under the
Lease. 
  

			
	Very truly yours,
	
	Avaya Inc., a Delaware corporation
		
	By:	 	 
		 	 Name: Courtney Mezinis

Title: Director-AGRE

  
 Exhibit
“H”-3 

  
 Exhibit A 

to Tenant Estoppel Certificate  
 Copy of Lease and Amendments 

  
 Exhibit
“H”-4 

  
 EXHIBIT
“I” 
 PROPERTY TAX APPEALS 
 None. 

  
 Exhibit
“I”-1 

  
 EXHIBIT
“J” 
 TENANT INDUCEMENT COSTS AND LEASING COMMISSIONS 

RE CURRENT TENANTS FOR WHICH SELLER IS RESPONSIBLE 
 None. 

  
 Exhibit
“J”-1 

  
 SCHEDULE 1

 FORM OF SPECIAL WARRANTY DEED 

 

			
	 After recording return
to:
  
 ___________________

___________________
 ___________________
  
	 	 (This space reserved for recording information)

 

 SPECIAL WARRANTY DEED

 _________________________ (“Grantor”), in consideration of $10.00 and other good and
valuable consideration, the receipt and adequacy of which are hereby acknowledged, does hereby grant, bargain, sell, transfer, and convey unto ___________________________ having a mailing address of ________________________ (“Grantee”),
the real property in _______________ County, Oklahoma, described on the attached Exhibit A, together with all improvements and appurtenances (the “Property”), LESS AND EXCEPT all interests in oil, gas and other minerals previously
reserved or conveyed of record, and warrants title to the same to be free, clear, and discharged of and from all former grants, charges, taxes, judgments, liens, and encumbrances of whatsoever nature granted or created by, through, or under Grantor,
but not otherwise, and in any event excluding from this warranty the matters set forth on the attached Exhibit B. 
 TO HAVE AND TO HOLD the Property unto Grantee, its successors and assigns, forever. 
 EXECUTED and delivered as of ______________, 2010. 
  

			
	_____________________________
		
	By:	 	 __________________________________________

		 	 Name:_____________________________________
 Title:______________________________________

  
 Schedule 1-1

  
 ACKNOWLEDGMENT

  

							
	 STATE OF OKLAHOMA
	    	 	)	  	    	
		    	 	)	  	    	SS:
	 COUNTY OF ____________
	    	 	)	  	    	

 This instrument was acknowledged before me this _____ day of ___________, 2010 by
__________________________, as ______________ of __________________________. 
  

			
	(SEAL)	 	 __________________________________________

		 	Notary Public
		 	Commission Number:_________________________
		 	My Commission Expires:______________________

  
 Schedule 1-2

  
 EXHIBIT A

 LEGAL DESCRIPTION 

  
 Schedule 1-3

  
 EXHIBIT B

 PERMITTED EXCEPTIONS 

  
 Schedule 1-4

  
 SCHEDULE 2

 FORM OF ASSIGNMENT AND ASSUMPTION OF LEASES 

AND SECURITY DEPOSITS 
 ASSIGNMENT AND ASSUMPTION OF LEASES AND SECURITY DEPOSITS 

THIS ASSIGNMENT AND ASSUMPTION OF LEASES AND SECURITY DEPOSITS (“Assignment”) is made and entered into
as of the ______ day of _____________, 201__, by and between _________________________, a _______________ (“Assignor”), and _________________________, a _______________ (“Assignee”). 

W I T N E S S E T H: 
 WHEREAS, contemporaneously with the execution hereof, Assignor has conveyed to Assignee certain real property commonly known as “_______________ ” located in __________, __________
County, __________, and more particularly described on Exhibit “A” attached hereto (the “Property”) ; and 
 WHEREAS, in connection with said conveyance, Assignor desires to transfer and assign to Assignee all of Assignor’s right, title and interest in and to certain leases affecting the Property,
together with the security deposits, and, subject to the terms and conditions hereof, Assignee desires to assume Assignor’s obligations in respect of said leases and security deposits obligations; 

NOW, THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) in hand paid to Assignor by
Assignee, Assignee’s purchase of the Property and other good and valuable consideration, the receipt, adequacy and sufficiency of which are hereby acknowledged by Assignor and Assignee, Assignor and Assignee hereby covenant and agree as
follows: 
 1.        Assignor hereby unconditionally and absolutely
assigns, transfers, sets over and conveys to Assignee, without warranty or representation of any kind, express or implied, except as set forth below and except for any warranty or representation contained in that certain Purchase and Sale Agreement
dated _______________, 20__, between Assignor and Assignee (the “Contract”), applicable to the property assigned herein, all of Assignor’s right, title and interest in, to and under (a) those certain leases set forth on
Exhibit “B” attached hereto and by this reference made a part hereof affecting or relating to the Property or the improvements thereon (the “Leases”), and (b) those certain tenant deposits presently held by
Assignor and enumerated on Exhibit “B” attached hereto (the “Security Deposits”), subject to the matters more particularly described on Exhibit “D” attached hereto and made a part hereof. Assignor
shall be responsible for any obligations of Assignor under the Leases, to the extent accruing prior to the date hereof. 
 2.        Assignee, by acceptance hereof, hereby assumes and agrees to perform all of Assignor’s duties and obligations under the Leases arising from and after
the date hereof, including, without limitation, Assignor’s obligations to pay leasing commissions due and 

  
 Schedule 2-1

 
payable in respect of any renewal or expansion of any of the existing Leases, or any new lease with a tenant under any of the Leases, after the date hereof pursuant to the Commission Agreements,
provided that any renewal or expansion of any of the Existing Leases, or any new lease with a tenant under any of the Leases that was entered into after the Effective Date of the Contract (as defined therein) and prior to the date hereof was
approved (or deemed approved) by Purchaser as required in the Contract. 

3.        All representations and warranties of Assignor made in the Contract in
respect of the Leases and the Security Deposits, as recertified to Assignee pursuant to that certain Seller’s Certificate as to Representations of even date herewith from Assignor to Assignee, shall survive for a period of one hundred eighty
(180) days from the date hereof, and upon the expiration thereof shall be of no further force or effect except to the extent that with respect to any particular alleged breach, Assignee shall give Assignor written notice prior to the expiration
of said one hundred eighty (180) day period of such alleged breach with reasonable detail as to the nature of such breach and files an action against Assignor with respect thereto within ninety (90) days after the giving of such notice.
Notwithstanding anything to the contrary contained in the Contract or this Assignment, Assignor shall have no liability to Assignee for the breach of any representation or warranty hereunder made in this Assignment unless the loss resulting from
Assignor’s various breaches of its representations and warranties exceeds, in the aggregate, Fifteen Thousand and No/100 Dollars ($15,000.00), in which event Assignor shall be liable for each dollar of damages resulting from the breach or
breaches of its representations and warranties, but in no event shall Assignor’s total liability for any such breach or breaches exceed, in the aggregate, two and one-half percent (2.5%) of the Purchase Price (as defined in the Contract).
In no event shall Assignor be liable for, nor shall Assignee seek, any consequential, indirect or punitive damages; and in no event whatsoever shall any claim for a breach of any representation or warranty of Assignor be actionable or payable if the
breach in question results from or is based on a condition, state of facts or other matter which was actually known to Assignee prior to the date hereof. 
 4.        This Assignment shall inure to the benefit of and be binding upon Assignor and Assignee, their respective legal representatives, successors and assigns.
This Assignment may be executed in counterparts, each of which shall be deemed an original and all of such counterparts together shall constitute one and the same Assignment. 

  
 Schedule 2-2

  
 IN
WITNESS WHEREOF, the duly authorized representatives of Assignor and Assignee have caused this Assignment to be properly executed under seal as of this day and year first above written. 

 

	
	ASSIGNOR:
	
	
                        
                                         
          ,

	
a                        
                                        
           

	
	
By:                       
                                         
      

	
Name:                       
                                         
 

	
Its:                       
                                         
       

	
	(CORPORATE SEAL)
	
	ASSIGNEE:
	
	
                        
                                         
          ,

	
a                        
                                         
         

	
	
By:                       
                                         
      

	
Name:                       
                                        
  

	
Title:                       
                                         
   

	
	                        (CORPORATE
SEAL)

  
 Schedule 2-3

 EXHIBIT A 
 Legal Description 

  
 Schedule 2-4

 Exhibit B 
 List of Leases and Security Deposits 

  
 Schedule 2-5

  
 Exhibit C

 Lease Commission Agreements 

  
 Schedule 2-6

  
 EXHIBIT D

 Permitted Exceptions 

  
 Schedule 2-7

  
 SCHEDULE 3

 FORM OF BILL OF SALE TO PERSONAL PROPERTY 

BILL OF SALE 
 THIS BILL OF SALE (“Bill of Sale”) is made and entered into as of the              day of
                    , 20    , by
                                        ,
a                                         
(“Seller”), for the benefit of
                                         
                           , a
                                         
    (“Purchaser”). 
 W I T N E S S E T H:

 WHEREAS, contemporaneously with the execution hereof, Seller has conveyed to Purchaser certain
improved real property commonly known as “                            ” located in
                ,                      County,
                    , and more particularly described on Exhibit “A” attached hereto (the
“Property”); and 
 WHEREAS, in connection with said conveyance, Seller desires to
transfer and convey to Purchaser all of Seller’s right, title and interest in and to certain tangible personal property, inventory and fixtures located in and used exclusively in connection with the ownership, maintenance or operation of the
Property and the Improvements thereon; 
 NOW, THEREFORE, for and in consideration of the sum of Ten and
No/100 Dollars ($10.00) in hand paid to Seller by Purchaser, the premises and other good and valuable consideration, the receipt, adequacy and sufficiency of which are hereby acknowledged by Seller and Purchaser, it is hereby agreed as follows:

 1.        All capitalized terms not defined herein shall have the
meanings ascribed to such terms as set forth in that certain Purchase and Sale Agreement dated as of
                        , 201    , between Seller and Purchaser (the “Sales
Contract”). 
 2.        Seller hereby unconditionally and
absolutely transfers, conveys and sets over to Purchaser, without warranty or representation of any kind, express or implied, all right, title and interest of Seller in any and all furniture (including common area furnishings and interior
landscaping items), carpeting, draperies, appliances, personal property (excluding any computer software which either is licensed to Seller or Seller deems proprietary), machinery, apparatus and equipment owned by Seller and currently used
exclusively in the operation, repair and maintenance of the Land and Improvements and situated thereon, including, without limitation, all of Seller’s right, title and interest in and to those items of tangible personal property set forth on
Exhibit “B” attached hereto and all non-confidential books, records and files (excluding any appraisals, budgets, strategic plans for the Property, internal analyses, information regarding the marketing of the Property for
sale, submissions relating to Seller’s obtaining of corporate authorization, attorney and accountant work product, attorney-client privileged documents, or other information in the possession or control of Seller or Seller’s property
manager which Seller 

  
 Schedule 3-1

 
deems proprietary) relating to the Land and Improvements (the “Personal Property”). The Personal Property does not include any property owned by tenants, contractors or
licensees. 
 3.        The Personal Property is hereby transferred and
conveyed subject to those certain matters more particularly described on Exhibit “C” attached hereto and made a part hereof. 
 4.        This Bill of Sale shall inure to the benefit of Purchaser, and be binding upon Seller, and their respective legal representatives, transfers, successors
and assigns. 
 IN WITNESS WHEREOF, Seller has caused this Bill of Sale to be executed under seal as of this day
and year first above written. 
  

			
	  

	a                           
                          
	
	By:                           
                                         
 
	Name:	 	 
	 Title:
	 	 

  
 Schedule 3-2

  
 Exhibit
“A” 
 Legal Description 

  
 Schedule 3-3

  
 Exhibit
“B” 
 List of Personal Property 

  
 Schedule 3-4

  
 Exhibit
“C” 
 Permitted Encumbrances 

  
 Schedule 3-5

  
 SCHEDULE 4

 FORM OF ASSIGNMENT AND ASSUMPTION OF OPERATING AGREEMENTS 

ASSIGNMENT AND ASSUMPTION OF CONTRACTS 

THIS ASSIGNMENT AND ASSUMPTION OF CONTRACTS (“Assignment”) is made and entered into as of the
             day of                     ,
20    , by and between
                                         
       , a
                                         
        (“Assignor”) and
                                         
       , a
                                         
        (“Assignee”). 
 W I T N E S S E T H: 

WHEREAS, contemporaneously with the execution hereof, Assignor has conveyed to Assignee certain real property
commonly known as “                    ” in
                    ,
                     County,
                    , and more particularly described on Exhibit “A” attached hereto (the “Property”);
and 
 WHEREAS, in connection with said conveyance, Assignor desires to transfer and assign to Assignee,
to the extent assignable, all of Assignor’s right, title and interest in and to certain service contracts related to the Property, and to the extent assignable, all guaranties and warranties given in connection with the operation, construction,
improvement, alteration or repair of the Property; and Assignee desires to assume Assignor’s obligations under said service contracts; 
 NOW, THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) in hand paid to Assignor by Assignee, the Premises and other good and valuable consideration, the receipt,
adequacy and sufficiency of which are hereby acknowledged by Assignor and Assignee, Assignor and Assignee hereby covenant and agree as follows: 
 1.        Assignor hereby unconditionally and absolutely assigns, transfers, sets over and conveys to Assignee, to the extent assignable, and without warranty or
representation of any kind, express or implied, except as set forth below and except for any warranty or representation contained in that certain Purchase and Sale Agreement dated
                    , 20    , between Assignor and Assignee, (the “Contract”) applicable to the
property assigned herein, all of Assignor’s right, title and interest in, to and under those certain contracts set forth on Exhibit “B” attached hereto and by this reference made a part hereof (the “Service
Contracts”), subject to the matters set forth on Exhibit “C” attached hereto and by this reference made a part hereof. Assignor agrees to perform any obligations of Assignor under the Service Contracts, to the extent
accruing prior to the date hereof. 
 2.        Assignee, by acceptance
hereof, hereby assumes and agrees to perform all of Assignor’s duties and obligations under the Service Contracts arising from and after the date hereof. 

  
 Schedule 4-1

  

3.        All representations and warranties of Assignor made in the Contract in
respect of the Service Contracts, as recertified to Assignee pursuant to that certain Seller’s Certificate as to Representations of even date herewith from Assignor to Assignee, shall survive for a period of one hundred eighty (180) days
from the date hereof, and upon the expiration thereof shall be of no further force or effect except to the extent that with respect to any particular alleged breach, Assignee shall give Assignor written notice prior to the expiration of said one
hundred eighty (180) day period of such alleged breach with reasonable detail as to the nature of such breach and files an action against Assignor with respect thereto within ninety (90) days after the giving of such notice.
Notwithstanding anything to the contrary contained in the Contract or this Assignment, Assignor shall have no liability to Assignee for the breach of any representation or warranty made in this Assignment unless the loss resulting from
Assignor’s various breaches of its representations and warranties hereunder exceeds, in the aggregate, Fifteen Thousand and No/100 Dollars ($15,000.00), in which event Assignor shall be liable for each dollar of damages resulting from the
breach or breaches of its representations and warranties, but in no event shall Assignor’s total liability for any such breach or breaches exceed, in the aggregate, two and one-half percent (2.5%) of the Purchase Price (as defined in the
Contract). In no event shall Assignor be liable for, nor shall Assignee seek, any consequential, indirect or punitive damages; and in no event whatsoever shall any claim for a breach of any representation or warranty of Assignor be actionable or
payable if the breach in question results from or is based on a condition, state of facts or other matter which was actually known to Assignee prior to the date hereof. 

4.        This Assignment shall inure to the benefit and be binding upon Assignor
and Assignee and their respective legal representatives, successors and assigns. 
 IN WITNESS WHEREOF, the duly
authorized representatives of Assignor and Assignee have caused this Assignment to be properly executed under seal as of this day and year first above written. 

 

	
	 ASSIGNOR:
  

	
	 
	
a                        
                                         
          

  

	
	By:                             
                                         
 
	
Name:                       
                                         
  

	Title:                            
                                        

  
 Schedule 4-2

  
 
	
	ASSIGNEE:
	
	                           
                                         
        ,
	a                             
                                         
     

  

	
	By:                             
                                         
 
	
Name:                       
                                         
  

	Title:                            
                                        

             (CORPORATE
SEAL) 

  
 Schedule 4-3

  
 Exhibit A

 Legal Description 

  
 Schedule 4-4

  
 Exhibit B

 Assigned Contracts 

  
 Schedule 4-5

  
 Exhibit C

 Permitted Exceptions 

  
 Schedule 4-6

  
 SCHEDULE 5

 FORM OF GENERAL ASSIGNMENT OF  
 SELLER’S INTEREST IN INTANGIBLE PROPERTY 
 GENERAL
ASSIGNMENT 
 THIS GENERAL ASSIGNMENT (“Assignment”) is made and entered into as of the
         day of                     , 20    , by
                                        ,
a
                                         
    (“Assignor”) to
                                        ,
a                                         
(“Assignee”). 
 W I T N E S S E T H: 

WHEREAS, contemporaneously with the execution hereof, Assignor has conveyed to Assignee certain real property
commonly known as
“                                        
” located in                     ,
                     County,
                    , and more particularly described on Exhibit “A” attached hereto and made a part hereof (the
“Property”); and 
 WHEREAS, in connection with said conveyance, Assignor desires to
transfer and assign to Assignee all of Assignor’s right, title and interest (if any) in and to all assignable tradenames, entitlements and other intangible property used and owned by Assignor (if any) in connection with the Property, subject to
the matters set forth on Exhibit “B” attached hereto and made a part hereof; 
 NOW,
THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00) in hand paid to Assignor by Assignee, the premises and other good and valuable consideration, the receipt, adequacy and sufficiency of which are hereby
acknowledged by Assignor and Assignee, Assignor and Assignee hereby covenant and agree as follows: 

1.        Assignor hereby unconditionally and absolutely assigns, transfers, sets
over and conveys to Assignee, to the extent assignable, and without warranty or representation of any kind, express or implied, except as set forth below and except for any warranty or representation contained in that certain Purchase and Sale
Agreement dated as of
                                        ,
20    , between Assignor and Assignee (the “Contract”) applicable to the property assigned herein, all of Assignor’s right, title and interest (if any) in and to all intangible property, if any, owned
by Assignor related to the real property and improvements constituting the Property (excluding any computer software which either is licensed to Assignor or Assignor deems proprietary), including, without limitation, Assignor’s rights and
interests in and to the following (i) all assignable plans and specifications and other architectural and engineering drawings for the Land and Improvements (as defined in the Contract); (ii) all assignable warranties or guaranties given
or made in respect of the Improvements or Personal Property (as defined in the Contract); (iii) all transferable consents, authorizations, variances or waivers, licenses, permits and approvals from any governmental or quasi-governmental agency,
department, board, commission, bureau or 

  
 Schedule 5-1

 
other entity or instrumentality solely in respect of the Land or Improvements; and (iv) all trade names, trade marks and other identifying material associated with the Land and the
Improvements (collectively, the “Intangible Property”). 

2.        All representations and warranties of Assignor made in the Contract in
respect of the Intangible Property, as recertified to Assignee pursuant to that certain Seller’s Certificate as to Representations of even date herewith from Assignor to Assignee, shall survive for a period of one hundred eighty (180) days
from the date hereof, and upon the expiration thereof shall be of no further force or effect except to the extent that with respect to any particular alleged breach, Assignee shall give Assignor written notice prior to the expiration of said one
hundred eighty (180) day period of such alleged breach with reasonable detail as to the nature of such breach and files an action against Assignor with respect thereto within ninety (90) days after the giving of such notice.
Notwithstanding anything to the contrary contained in the Contract or this Assignment, Assignor shall have no liability to Assignee for the breach of any representation or warranty made in this Assignment unless the loss resulting from
Assignor’s breach of its representations and warranties hereunder exceeds, in the aggregate, Fifteen Thousand and No/100 Dollars ($15,000.00), in which event Assignor shall be liable for each dollar of damages resulting from the breach or
breaches of its representations and warranties, but in no event shall Assignor’s total liability for any such breach or breaches exceed, in the aggregate, two and one-half percent (2.5%) of the Purchase Price (as defined in the Contract).
In no event shall Assignor be liable for, nor shall Assignee seek, any consequential, indirect or punitive damages; and in no event whatsoever shall any claim for a breach of any representation or warranty of Assignor be actionable or payable if the
breach in question results from or is based on a condition, state of facts or other matter which was actually known to Assignee prior to the date hereof. 
 3.        This Assignment shall inure to the benefit and be binding upon Assignor and Assignee and their respective legal representatives, successors and assigns.

 IN WITNESS WHEREOF, the duly authorized representative of Assignor has caused this Assignment to be
properly executed under seal as of this day and year first above written. 
  

	
	ASSIGNOR:
	
	                             
                                         
      ,
	a                             
                                         
     
	
	
By:                       
                                         
       

	
Name:                       
                                         
  

	
Title:                       
                                         
    

  
 Schedule 5-2

  
 Exhibit
“A” 
 Legal Description 

  
 Schedule 5-3

  
 Exhibit
“B” 
 Permitted Exceptions 

  
 Schedule 5-4

  
 SCHEDULE 6

 FORM OF SELLER’S AFFIDAVIT 
 (FOR PURCHASER’S TITLE INSURANCE PURPOSES) 
 SELLER’S
AFFIDAVIT 
 STATE OF ____________ 

COUNTY OF __________ 
 Personally appeared before me, the undersigned deponent who being duly sworn, deposes and says on oath the following to the best of his knowledge and belief: 

1.      That the undersigned is the _______________ of _________________________, a
_______________ (hereinafter referred to as “Owner”) and as such officer of the Owner, the undersigned has personal knowledge of the facts sworn to in this Affidavit. 

2.      That Owner is the owner of certain real property located in __________ County,
__________, being described on EXHIBIT A, attached hereto and made a part hereof (hereinafter referred to as the “Property”), subject to those matters set forth on EXHIBIT B, attached
hereto and made a part hereof. 
 3.      That Owner is in possession of the
Property, and to the best knowledge and belief of the undersigned, no other parties have any claim to possession of the Property, except as set forth on EXHIBIT B hereto. 

4.      That the undersigned is not aware of and has received no notice of any pending
suits, proceedings, judgments, bankruptcies, liens or executions against the Owner which affect title to the Property except for any matters set forth on EXHIBIT B-1 hereto. 

5.      That except as may be set forth on EXHIBIT B hereto, there
are no unpaid or unsatisfied security deeds, mortgages, claims of lien, special assessments for sewer or streets, or ad valorem taxes which constitute a lien against the Property or any part thereof. 

6.      That, except as may be set forth on EXHIBIT C attached hereto
and made a part hereof, no improvements or repairs have been made upon the Property at the instance of Owner within the ninety-five (95) days immediately preceding the date hereof for which the cost has not been paid; and, except as may be set
forth on EXHIBIT C hereto, there are no outstanding bills for labor or materials used in making improvements or repairs on the Property at the instance of Owner or for services of architects, surveyors, or engineers incurred in
connection therewith at the instance of Owner. 

  
 Schedule 6-1

  

7.      That Owner is not a foreign person, a foreign corporation, foreign partnership,
foreign trust or foreign estate, as those terms are defined in the Internal Revenue Code. The federal employer identification number of the Owner is _______________ and Owner’s address is 6200 The Corners Parkway, Suite 250, Atlanta, Georgia
30092. This statement is made by the undersigned in compliance with Section 1445 of the Internal Revenue Code to exempt any transferee of the Property from withholding the tax required upon a foreign transferor’s disposition of a U.S. real
property interest 
 8.      That, except for ______________________ (hereinafter
referred to as “Broker”) engaged by Owner in connection with the sale of the Property to _____________________, a ____________________ (hereinafter referred to as “Purchaser”) and those certain leasing agents
(hereinafter referred to as the “Leasing Agents”) set forth on EXHIBIT D attached hereto and made a part hereof in connection with certain brokers’ commission agreements, Owner has not engaged any
“broker’s” services (as defined in O.C.G.A. § 44-14-601) with regard to the purchase, sale, management, lease, option or other conveyance of any interest in the Property; as to Broker, the Closing Statement executed in connection
with the sale of the Property to Purchaser reflects payment in full satisfaction of all amounts owed to Broker with respect to the Property; as to the Leasing Agents, all amounts owed to the Leasing Agents through the date hereof have been paid in
full as of the date hereof; and as of the date hereof, Owner has not received any notice of lien from Broker, any of the Leasing Agents or any other real estate broker, salesman, agent or similar person relating to the Property. 

9.      That to Owner’s knowledge there are no boundary disputes affecting the
Property. 
 10.    That this Affidavit is made to induce ____________________ Title
Insurance Company to insure title to the Property, without exception other than as set forth on EXHIBIT B hereto, relying on information in this document. 
 Sworn to and subscribed before me, 
 this _____ day of ____________, 201__. 

 

									
	 	  	 	  	 	 	 	(SEAL)	  
		  		  		 			

  

	
	
	  
	Notary Public

 My Commission Expires: 

 

	
	  
	  
 (NOTARIAL SEAL)

  
 Schedule 6-2

  
 EXHIBIT A 

Legal Description 

  
 Schedule 6-3

  
 EXHIBIT B 

Existing Encumbrances 

  
 Schedule 6-4

  
 EXHIBIT B-1 

List of any Pending Actions regarding Tenant Matters 

  
 Schedule 6-5

  
 EXHIBIT C 

List of any Contractors, Materialmen or Suppliers Not Yet Paid in Full 

  
 Schedule 6-6

  
 EXHIBIT D 

Leasing Commission Agreements 

  
 Schedule 6-7

  
 SCHEDULE 7

 FORM OF SELLER’S CERTIFICATE 
 (AS TO SELLER’S REPRESENTATIONS AND WARRANTIES) 

SELLER’S CERTIFICATE AS TO REPRESENTATIONS 

THIS SELLER’S CERTIFICATE AS TO REPRESENTATIONS (this “Certificate”) is given and made by
_________________________, a _______________ (“Seller”), this ___ day of ______________, 20__, for the benefit of _________________________, a _______________ (“Purchaser”). 

Pursuant to the provisions of that certain Purchase and Sale Agreement , dated as of _______________, 20__, between
Seller and Purchaser (the “Contract”), for the purchase and sale of certain real property commonly known as “_______________” located in __________, __________ County, __________, and more particularly described on
EXHIBIT “A” attached hereto and made a part hereof (the “Property”), Seller certifies that except as may be set forth to the contrary in EXHIBIT “B” attached
hereto and made a part hereof, all of the representations and warranties of Seller contained in the Contract remain true and correct in all material respects as of the date hereof; and 

The representations and warranties contained herein shall survive for a period of one hundred eighty (180) days
after the date hereof, and upon the expiration thereof shall be of no further force or effect except to the extent that with respect to any particular alleged breach, Purchaser shall give Seller written notice prior to the expiration of said one
hundred eighty (180) day period of such alleged breach with reasonable detail as to the nature of such breach and files an action against Seller with respect thereto within ninety (90) days after the giving of such notice. Notwithstanding
anything to the contrary contained in the Contract or this Certificate, Seller shall have no liability to Purchaser for the breach of any representation or warranty made in this Certificate unless the loss resulting from Seller’s various
breaches of its representations and warranties hereunder exceeds, in the aggregate, Fifteen Thousand and No/100 Dollars ($15,000.00), in which event Seller shall be liable for each dollar of damages resulting from the breach or breaches of its
representations and warranties, but in no event shall Seller’s total liability for any such breach or breaches exceed, in the aggregate, two and one-half percent (2.5%) of the Purchase Price (as defined in the Contract). In no event shall
Seller be liable for, nor shall Purchaser seek, any consequential, indirect or punitive damages; and in no event whatsoever shall any claim for a breach of any representation or warranty of Seller be actionable or payable if the breach in question
results from or is based on a condition, state of facts or other matter which was actually known to Purchaser prior to the date hereof. 
 [signatures begin on next page] 

  
 Schedule 7-1

  
 IN
WITNESS WHEREOF, Seller has caused this Certificate to be executed by its duly authorized representative as of the day and year first above written. 
  

			
	 ____________________________________,

	a _______________________
	
	By: _________________________________
	Name:	 	 _______________________________

	 Title:
	 	 _______________________________

  
 Schedule 7-2

  
 EXHIBIT
“A” 
 LEGAL DESCRIPTION 

  
 Schedule 7-3

  
 EXHIBIT
“B” 
 EXCEPTIONS TO REPRESENTATIONS AND WARRANTIES 

  
 Schedule 7-4

  
 SCHEDULE 8

 FORM OF SELLER’S FIRPTA AFFIDAVIT 

CERTIFICATION OF NON-FOREIGN STATUS 

Section 1445 of the Internal Revenue Code provides that a transferee of a U.S. real property interest must
withhold tax if the transferor is a foreign person. To inform the transferee that withholding of tax is not required upon the disposition of a U.S. real property interest by _________________________, a _______________ (the
“Seller”), the Seller hereby certifies as follows: 

1.        The Seller is not a foreign corporation, foreign partnership, foreign
trust, or foreign estate (as those terms are defined in the Internal Revenue Code and Income Tax Regulations); 

2.        The Seller’s U.S. employer identification number is
_______________; and 
 3.        The Seller’s office address is
6200 The Corners Parkway, Suite 250, Atlanta, Georgia 30092. 
 The undersigned understands that this
Certification may be disclosed to the Internal Revenue Service by transferee and that any false statement contained herein could be punished by fine, imprisonment, or both.

This Certificate is made with the knowledge that ____________________________, a________________________, will rely upon
this Certificate in purchasing that certain real property from Seller more particularly described on Exhibit A attached hereto. 
 Under penalties of perjury I declare that I have examined this Certification and to the best of my knowledge and belief, it is true, correct and complete, and I further declare that I have authority to
sign this document on behalf of the Seller. 
  

			
	 Date:________________, 20__
	 	______________________________________(Seal)
		 	By:________________________________________

THIS CERTIFICATION MUST BE RETAINED UNTIL THE END OF THE FIFTH TAXABLE YEAR FOLLOWING THE TAXABLE YEAR IN WHICH THE TRANSFER TAKES
PLACE. 

  
 Schedule 8-1

  
 SCHEDULE 9

 FORM OF PURCHASER’S CERTIFICATE 
 (AS TO PURCHASER’S REPRESENTATIONS AND WARRANTIES) 

PURCHASER’S CERTIFICATE AS TO REPRESENTATIONS 

THIS PURCHASER’S CERTIFICATE AS TO REPRESENTATIONS (this “Certificate”) is given and made by
_________________________ (“Purchaser”), this ___ day of ______________, 20__, for the benefit of _________________________, a _______________ (“Seller”). 

Pursuant to the provisions of that certain Purchase and Sale Agreement, dated as of _______________, 201__, between
Seller and Purchaser (the “Contract”), for the purchase and sale of certain real property commonly known as “_______________” located in __________, __________ County, __________, and more particularly described on
EXHIBIT “A” attached hereto (the “Property”), Purchaser certifies that except as may be set forth to the contrary in EXHIBIT “B” attached hereto and made a
part hereof, all of the representations and warranties of Purchaser contained in the Contract remain true and correct in all material respects as of the date hereof; and 

The representations and warranties contained herein shall survive for a period of one hundred eighty (180) days
after the date hereof, and upon the expiration thereof shall be of no further force or effect except to the extent that with respect to any particular alleged breach, Seller shall give Purchaser written notice prior to the expiration of said one
hundred eighty (180) day period of such alleged breach with reasonable detail as to the nature of such breach and files an action against Purchaser with respect thereto within ninety (90) days after the giving of such notice.
Notwithstanding anything to the contrary contained in the Contract or this Certificate, Purchaser shall have no liability to Seller for the breach of any representation or warranty made in this Certificate unless the loss resulting from
Purchaser’s various breaches of its representations and warranties hereunder exceeds, in the aggregate, Fifteen Thousand and No/100 Dollars ($15,000.00), in which event Purchaser shall be liable for each dollar of damages resulting from the
breach or breaches of its representations and warranties, but in no event shall Purchaser’s total liability for any such breach or breaches exceed, in the aggregate, two and one-half percent (2.5%) of the Purchase Price (as defined in the
Contract). In no event shall Purchaser be liable for, nor shall Seller seek, any consequential, indirect or punitive damages; and in no event whatsoever shall any claim for a breach of any representation or warranty of Purchaser be actionable or
payable if the breach in question results from or is based on a condition, state of facts or other matter which was actually known to Seller prior to the date hereof. 

IN WITNESS WHEREOF, Purchaser has caused this Certificate to be executed by its duly authorized representative as of the
day and year first above written. 
 “PURCHASER” 

  
 Schedule 9-1

  
 
			
	 ___________________________________,

	a _______________________
	
	By: ________________________________

			
	Name:	 	 ______________________________

			
	 Title:
	 	 _______________________________

                                   
              (CORPORATE SEAL) 

  
 Schedule 9-2

  
 EXHIBIT
“A” 
 LEGAL DESCRIPTION 

  
 Schedule 9-3

  
 EXHIBIT
“B” 
 EXCEPTIONS TO REPRESENTATIONS AND WARRANTIES 

  
 Schedule 9-4

  
 SCHEDULE 10

 WDC DEED 
  

			
	 After recording return
to:
  
 Jackson Walker L.L.P.

1401 McKinney Street, Suite 1900
 Houston, Texas
77010
 Attention: Kurt Nondorf
  
	 	 (This space reserved for recording information)

 

 SPECIAL WARRANTY DEED

 Wells Development Corporation, a Georgia corporation (“Grantor”) and The Fund IX, Fund X,
Fund XI and REIT Joint Venture, a Georgia joint venture (collectively, “Grantee”) previously entered into that certain Agreement for Purchase and Sale of Real Property dated May 30, 1997 (as amended, the “Agreement”).
Pursuant to the Agreement, Grantor and Grantee consummated the sale of the Property (defined below) on June 24, 1998 (the “Effective Date”) and the deed conveying the Property (defined below) from Grantor to Grantee (the
“Deed”) was delivered to Grantee on the Effective Date. However, subsequent to the Effective Date, the Deed was lost and therefore not recorded. Grantor has therefore executed and acknowledged this Special Warranty Deed as evidence of
Grantor’s sale to Grantee on the Effective Date, for recordation purposes. 
 Grantor, in consideration of
$10.00 and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, does hereby grant, bargain, sell, transfer, and convey unto Grantee, having a mailing address of 6200 The Corners Parkway, Norcross, Georgia
30092, the real property in Oklahoma County, Oklahoma, described on the attached Exhibit A, together with all improvements and appurtenances (the “Property”), LESS AND EXCEPT all interests in oil, gas and other minerals previously
reserved or conveyed of record, and warrants title to the same to be free, clear, and discharged of and from all former grants, charges, taxes, judgments, liens, and encumbrances of whatsoever nature granted or created by, through, or under Grantor,
but not otherwise, and in any event excluding from this warranty all matters of record affecting the Property, insofar and only to the extent that such matters of record were valid, subsisting and enforceable and applied to and covered the Property
as of the Effective Date. 
 TO HAVE AND TO HOLD the Property unto Grantee, its successors and assigns, forever.

  
 Schedule 10-1

  

EXECUTED and delivered as of ______________, 2010, but to be effective as of the Effective Date. 

 

			
	Wells Development Corporation
		
	By:	 	 __________________________________________

		 	 Name:_____________________________________
 Title:______________________________________

  
 Schedule 10-2

  
 ACKNOWLEDGMENT

  

							
	 STATE OF GEORGIA
	    	 	)	  	    	
		    	 	)	  	    	SS:
	 COUNTY OF GWINNETT
	    	 	)	  	    	

 This instrument was acknowledged before me this _____ day of ___________, 2010, by
__________________________, as ______________ of Wells Development Corporation. 
  

			
	(SEAL)	 	 __________________________________________

		 	Notary Public
		 	Commission Number:_________________________
		 	My Commission Expires:______________________

  
 Schedule 10-3

 EXHIBIT A 
 LEGAL DESCRIPTION 
 Tract I: 

A tract of land lying in the North Half of Section 12, Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City,
Oklahoma County, Oklahoma, and being more particularly described as follows: COMMENCING at Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West along the South Line of said Northeast Quarter, a
distance of 1320.00 feet to the point of beginning; Thence continuing South 89°36'10" West on said South Line a distance of 518.88 feet to a point on the Easterly Right-of-Way line for Hertz Quail Springs Parkway, according to the
recorded plat thereof; Thence Northeasterly along said Right-of-Way on the arc of a curve to the left, said curve having a radius of 2479.53 feet and an arc length of 506.02 feet (said curve sub-tended by a Chord bearing North
09°40'55" East and a Chord distance of 505.14 feet); Thence on a line not tangent to the last described course, North 89°46'54" East a distance of 432.03 feet; Thence South 00°13'06" East a distance of
496.00 feet to the point of beginning, and 
 TOGETHER WITH A SANITARY SEWER EASEMENT CREATED IN WARRANTY DEED RECORDED IN
BOOK 7091, PAGE 1390, being more particularly described as follows: 
 A tract of land lying in the North Half of Section 12,
Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, and being more particularly described as follows: COMMENCING at the Southeast Corner of the Northeast Quarter of said Section 12; Thence South
89°36'10" West, along the South Line of said Northeast Quarter a distance of 1320.00 feet; Thence North 00°13'06" West a distance of 496.00 feet to the point of beginning; Thence South 89°46'54" West a
distance of 20.00 feet; Thence North 00°13'06" West a distance of 673.94 feet; Thence North 89°36'08" East a distance of 279.43 feet; Thence North 19°29'19" East a distance of 278.39 feet to a point on the
Southerly limits of a 20 foot sanitary sewer easement in favor of the City of Oklahoma City recorded in Book 3929 at Page 122; Thence South 70°30'41" East a distance of 15.00 feet; Thence South 19°29'19" West a distance
of 288.91 feet; Thence South 89°36'08" West a distance of 270.00 feet; Thence south 00°13'06" East a distance of 659.00 feet to the point of beginning. 

AND 

TOGETHER WITH A STORM SEWER EASEMENT CREATED IN WARRANTY DEED RECORDED IN BOOK 7091, PAGE 1390, being more particularly described
as follows: 
 A tract of land lying in the North Half of Section 12, Township 13 North, Range 4 West of the Indian Meridian,
City of Oklahoma City, Oklahoma County, Oklahoma, and being more particularly described as follows: COMMENCING at Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West, along the South Line of said
Northeast Quarter, a distance of 1320 feet; Thence North 00°13'06" West a distance of 496.00 feet; Thence South 89°46'54" West a distance of 20.00 feet to the point of beginning; Thence continuing South
89°46'54" West a distance of 20.00 feet; Thence North 00°13'06" West a distance of 20.00 feet; Thence North 89°46'54" East a distance of 20.00 feet; Thence South 00°13'06" East a distance of
20.00 feet to the point of beginning. 
 AND 
 TOGETHER WITH AN EASEMENT RECORDED IN BOOK 7091, PAGE 1381, being more particularly described as follows: 
 A tract of land lying in the South Half of Section 12, Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, and being more particularly described as
follows: COMMENCING at the Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West, along the South Line of said Northeast Quarter, a distance of 1453.33 feet to the point of beginning; Thence South
00°23'50" East a distance of 20.00 feet; Thence South 89°36'10" West a distance of 20.00 feet; Thence North 00°23'50" East a distance of 20.00 feet to a point on the aforementioned South Line of said
Northeast Quarter; Thence North 89°36'10" East along said Line a distance of 20.00 feet of the point of beginning. 

  
 Schedule 10-4

 Tract II: 
 A tract of land lying in the Northeast Quarter of Section 12, Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, being described as follows:
COMMENCING at the Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West, along the South Line of said Northeast Quarter, a distance of 1320.00 feet; Thence North 00°13'06" West a
distance of 496.00 feet to the point of beginning; Thence South 89°46'54" West a distance of 432.03 feet to a point on the Easterly Right-of-Way Line for Hertz Quail Springs Parkway, according to the recorded plat thereof; Thence
Northeasterly along said Right-of-Way on the arc of a curve to the left, said curve having a radius of 2479.53 feet and an arc length of 60.10 feet (said curve sub-tended by a chord bearing North 03°08'27" East and a chord distance of
60.10 feet); Thence on a line not tangent to the last described course, North 89°46'54" East a distance of 428.51 feet; Thence South 00°13'06" East a distance of 60.00 feet to the Point of Beginning. 

OFF SITE SANITARY SEWER EASEMENT QUAIL SPRINGS OFFICE PARK NORTH, granted in Warranty Deed recorded in book 7299, page 1219, and being more
particularly described as follows: 
 A tract of land lying in the North Half of Section 12, Township 13 North, Range 4
West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, and being most particularly described as follows: COMMENCING at Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West,
along the South Line of said Northeast Quarter, a distance of 1320.00 feet; Thence North 00°13'06" West a distance of 496.00 feet to the Point of Beginning; Thence South 89°46'54" West a distance of 20.00 feet; thence
North 00°13'06" West a distance of 673.94 feet; Thence North 89°36'08" East a distance of 279.43 feet; Thence North 19°29'19" East a distance of 278.39 feet to a point on the Southerly limits of a 20 foot
Sanitary Sewer Easement in favor of the City of Oklahoma City recorded in Book 3929 at Page 122; Thence South 70°30'41" East a distance of 15.00 feet; Thence South 19°29'19" West a distance of 288.91 feet; Thence South
89°36'08" West a distance of 270.00 feet; Thence South 00°13'06" East a distance of 659.00 feet to the Point of Beginning. 
 AND 
 ON SITE SEWER EASEMENT LUCENT TECHNOLOGIES, ADDITIONAL PARKING QUAIL SPRINGS OFFICE
PARK NORTH, granted in Warranty Deed recorded in Book 7299, page 1219, and being more particularly described as follows: 
 A tract of land lying in the North Half of Section 12, Township 13 North, Range 4 West of the Indian Meridian, City of Oklahoma City, Oklahoma County, Oklahoma, and being more particularly described as
follows: COMMENCING at Southeast Corner of the Northeast Quarter of said Section 12; Thence South 89°36'10" West, along the South Line of said Northeast Quarter, a distance of 1320.00 feet; Thence North 00°13'06" West a
distance of 556.00 feet; Thence South 89°46'54" West a distance of 20.00 feet to the Point of Beginning; Thence continuing South 89°46'54" West a distance of 20.00 feet; Thence North 00°13'06" West a
distance of 20.00 feet; Thence North 89°46'54" East a distance of 20.00 feet; Thence South 00°13'06" East a distance of 20.00 feet to the Point of Beginning. 

  
 Schedule 10-5

  
 TABLE OF CONTENTS

  

							
	ARTICLE 1.	    	 DEFINITIONS
	  	 	1	  
	ARTICLE 2.	    	 PURCHASE AND SALE
	  	 	6	  
	 2.1.
	    	 Agreement to Sell and Purchase
	  	 	6	  
	 2.2.
	    	 Permitted Exceptions
	  	 	6	  
	 2.3.
	    	 Earnest Money.
	  	 	6	  
	 2.4.
	    	 Purchase Price
	  	 	7	  
	 2.5.
	    	 Independent Contract Consideration
	  	 	7	  
	 2.6.
	    	 Closing
	  	 	8	  
			
	ARTICLE 3.	    	 PURCHASER’S INSPECTION AND REVIEW RIGHTS
	  	 	8	  
	 3.1.
	    	 Due Diligence Inspections.
	  	 	8	  
	 3.2.
	    	 Seller’s Deliveries to Purchaser; Purchaser’s Access to Seller’s Property Records.
	  	 	9	  
	 3.3.
	    	 Condition of the Property.
	  	 	11	  
	 3.4.
	    	 Title and Survey
	  	 	12	  
	 3.5.
	    	 Intentionally deleted.
	  	 	12	  
	 3.6.
	    	 Termination of Agreement
	  	 	13	  
	 3.7.
	    	 Confidentiality
	  	 	13	  
			
	ARTICLE 4.	    	 REPRESENTATIONS, WARRANTIES AND OTHER AGREEMENTS
	  	 	14	  
	 4.1.
	    	 Representations and Warranties of Seller
	  	 	14	  
	 4.2.
	    	 Knowledge Defined
	  	 	17	  
	 4.3.
	    	 Covenants and Agreements of Seller.
	  	 	17	  
	 4.4.
	    	 Representations and Warranties of Purchaser.
	  	 	18	  
			
	ARTICLE 5.	    	 CLOSING DELIVERIES, CLOSING COSTS AND PRORATIONS
	  	 	19	  
	 5.1.
	    	 Seller’s Closing Deliveries
	  	 	19	  
	 5.2.
	    	 Purchaser’s Closing Deliveries
	  	 	21	  
	 5.3.
	    	 Closing Costs
	  	 	22	  
	 5.4.
	    	 Prorations and Credits
	  	 	23	  
			
	ARTICLE 6.	    	 CONDITIONS TO CLOSING
	  	 	24	  
	 6.1.
	    	 Conditions Precedent to Purchaser’s Obligations
	  	 	24	  
	 6.2.
	    	 Conditions Precedent to Seller’s Obligations
	  	 	25	  
			
	ARTICLE 7.	    	 CASUALTY AND CONDEMNATION
	  	 	26	  
	 7.1.
	    	 Casualty
	  	 	26	  
	 7.2.
	    	 Condemnation
	  	 	26	  
			
	ARTICLE 8.	    	 DEFAULT AND REMEDIES
	  	 	27	  
	 8.1.
	    	 Purchaser’s Default
	  	 	27	  
	 8.2.
	    	 Seller’s Default
	  	 	28	  
			
	ARTICLE 9.	    	 ASSIGNMENT
	  	 	28	  

  
 i 

							
	 9.1.
	    	 Assignment
	  	 	28	  
			
	ARTICLE 10.	    	 BROKERAGE COMMISSIONS
	  	 	29	  
	 10.1.
	    	 Broker
	  	 	29	  
			
	ARTICLE 11.	    	 MISCELLANEOUS
	  	 	29	  
	 11.1.
	    	 Notices
	  	 	29	  
	 11.2.
	    	 Possession
	  	 	31	  
	 11.3.
	    	 Time Periods
	  	 	31	  
	 11.4.
	    	 Publicity
	  	 	31	  
	 11.5.
	    	 Discharge of Obligations
	  	 	31	  
	 11.6.
	    	 Severability
	  	 	31	  
	 11.7.
	    	 Construction
	  	 	31	  
	 11.8.
	    	 Sale Notification Letters
	  	 	31	  
	 11.9.
	    	 Intentionally deleted.
	  	 	32	  
	 11.10.
	    	 1031 Exchange
	  	 	32	  
	 11.11.
	    	 General Provisions
	  	 	32	  
	 11.12.
	    	 Attorney’s Fees
	  	 	32	  
	 11.13.
	    	 Counterparts
	  	 	33	  
			
	ARTICLE 12.	    	 INDEMNIFICATION
	  	 	33	  
	 12.1.
	    	 Indemnification by Seller
	  	 	33	  
	 12.2.
	    	 Indemnification by Purchaser
	  	 	33	  
	 12.3.
	    	 Limitations on Seller Indemnification
	  	 	33	  
	 12.4.
	    	 Limitations on Purchaser Indemnification
	  	 	34	  
	 12.5.
	    	 Survival
	  	 	34	  
	 12.6.
	    	 Indemnification as Sole Remedy
	  	 	35	  
		
	EXHIBITS AND SCHEDULES	  			
			
	EXHIBIT “A”	    	DESCRIPTION OF LAND	  			
	EXHIBIT “B”	    	LIST OF PERSONAL PROPERTY	  			
	EXHIBIT “C”	    	LIST OF COMMISSION AGREEMENTS AND EXISTING MANAGEMENT AGREEMENT	  			
	EXHIBIT “D”	    	FORM OF ESCROW AGREEMENT	  			
	EXHIBIT “E”	    	LIST OF LEASES	  			
	EXHIBIT “F”	    	EXCEPTION SCHEDULE	  			
	EXHIBIT “G”	    	LIST OF OPERATING AGREEMENTS	  			
	EXHIBIT “H”	    	FORM OF TENANT ESTOPPEL CERTIFICATE	  			
	EXHIBIT “I”	    	PROPERTY TAX APPEALS	  			
	EXHIBIT “J”	    	TENANT INDUCEMENT COSTS AND LEASING COMMISSIONS RE CURRENT TENANTS FOR WHICH SELLER IS RESPONSIBLE	  			
			
	SCHEDULE 1	    	FORM OF SPECIAL WARRANTY DEED	  			
	SCHEDULE 2	    	FORM OF ASSIGNMENT AND ASSUMPTION OF LEASES AND SECURITY DEPOSITS	  			

  
 ii 

							
	SCHEDULE 3	  	FORM OF BILL OF SALE TO PERSONAL PROPERTY	  			
	SCHEDULE 4	  	FORM OF ASSIGNMENT AND ASSUMPTION OF OPERATING AGREEMENTS	  			
	SCHEDULE 5	  	FORM OF GENERAL ASSIGNMENT OF SELLER’S INTEREST IN INTANGIBLE PROPERTY	  			
	SCHEDULE 6	  	FORM OF SELLER’S AFFIDAVIT (FOR PURCHASER’S TITLE INSURANCE PURPOSES)	  			
	SCHEDULE 7	  	FORM OF SELLER’S CERTIFICATE (AS TO SELLER’S REPRESENTATIONS AND WARRANTIES)	  			
	SCHEDULE 8	  	FORM OF SELLER’S FIRPTA AFFIDAVIT	  			
	SCHEDULE 9	  	FORM OF PURCHASER’S CERTIFICATE (AS TO PURCHASER’S REPRESENTATIONS AND WARRANTIES)	  			
	SCHEDULE 10	  	WDC DEED	  			

  
 iii

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