Document:

EX-10.2

FIRST AMENDMENT TO AGREEMENT OF SALE

THIS FIRST AMENDMENT TO AGREEMENT OF SALE (this “First Amendment”) is entered into as
of January 18, 2008 (the “Effective Date”), by and among TST OVERLAND PARK, L.P., a Kansas
limited partnership, TST EL PASO PROPERTIES, LTD., a Texas limited partnership, TST JACKSONVILLE
II, LLC, a Delaware limited liability company, TST TAMPA BAY, LTD., a Florida limited partnership,
TST LARGO ASC, LTD., a Florida limited partnership, TST BRANDON, LTD., a Florida limited
partnership (“TST Brandon”), and TST LAKELAND, LTD., a Florida limited partnership (each a
"Seller,” and collectively “Sellers”), and TRIPLE NET PROPERTIES, LLC, a Virginia
limited liability company (“Buyer”), with reference to the following Recitals:

R E C I T A L S

A. Sellers and Buyer previously entered into that certain Agreement of Sale dated December 19,
2007 (the “Purchase Agreement”), wherein each Seller agreed to sell to Buyer, and Buyer
agreed to purchase from each Seller, each Seller’s Respective Property (as defined in the Purchase
Agreement) on the terms and conditions set forth in the Purchase Agreement.

B. Sellers and Buyer desire by this First Amendment to amend, modify and supplement the
Purchase Agreement as more particularly set forth herein.

NOW, THEREFORE, in consideration of the foregoing Recitals (which are incorporated herein by
this reference) and for other good and valuable consideration, the receipt and sufficiency of which
are herby acknowledged, the parties hereto agree as follows:

A G R E E M E N T

1. Definitions. All initially capitalized terms not otherwise defined herein shall
have the meanings given to such terms in the Purchase Agreement. As of the Effective Date, all
references to “the Agreement” or “this Agreement” in the Purchase Agreement and in this First
Amendment shall mean and refer to the Purchase Agreement as amended by this First Amendment unless
the context clearly indicates otherwise.

2. Purchase Price. Notwithstanding anything to the contrary contained in the Purchase
Agreement, as of the Effective Date, the Purchase Price is amended to mean and refer to an amount
equal to Sixty Three Million Nine Hundred Fifty and No/100 Dollars ($63,950,000.00).

3. Real Property Descriptions. As of the Effective Date, the description of the
Premises owned by TST Brandon set forth on Exhibit “A” (Real Property Descriptions) is hereby
deleted and replaced with the following:

That property commonly known as Brandon Medical Plaza located on the campus
of Brandon Regional Hospital in Brandon, and more particularly described on
Annex A-6 attached hereto. The property consists of a 28,513 rentable
square foot building, and the adjoining approximate 13,440 rentable square
foot building.

4. Purchase Price Allocation. As of the Effective Date, the purchase price allocation
set forth on Exhibit “C” (Purchase Price Allocation) is hereby deleted and replaced with the
following:

	 	 	 	 	 
	Seller
	 	Purchase Price Allocation
	 
	 	 	 	 
	TST OVERLAND PARK, LTD.
	 	$	13,550,000.00	 
	 
	 	 	 	 
	TST ELPASO PROPERTIES, LTD.
	 	$	12,000,000.00	 
	 
	 	 	 	 
	TST JACKSONVILLE II, LLC
	 	$	15,000,000.00	 
	 
	 	 	 	 
	TST TAMPA BAY, LTD.
	 	$	6,175,000.00	 
	 
	 	 	 	 
	TST LARGO ASC, LTD.
	 	$	4,775,000.00	 
	 
	 	 	 	 
	TST BRANDON, LTD.
	 	$	8,325,000.00	 
	 
	 	 	 	 
	TST LAKELAND, LTD.
	 	$	4,125,000.00	 
	 
	 	 	 	 
	TOTALS PRICE:
	 	$	63,950,000.00	 
	 
	 	 	 	 

5. Effect of this First Amendment. Except as amended and/or modified by this First
Amendment, the Purchase Agreement is hereby ratified and confirmed and all other terms of the
Purchase Agreement are and shall remain in full force and effect, unaltered and unchanged by this
First Amendment. In the event of any conflict between the provisions of this First Amendment and
the provisions of the Purchase Agreement, the provisions of this First Amendment shall control.
Whether or not specifically amended by this First Amendment, all of the terms and provisions of the
Purchase Agreement are hereby amended to the extent necessary to give effect to the purpose and
intent of this First Amendment.

6. Counterparts. This First Amendment may be executed in any number of counterparts
with the same effect as if all of the parties had signed the same document. All counterparts shall
be construed together and shall constitute one agreement.

[Signatures on following pages]

1

IN WITNESS WHEREOF, the parties hereto have caused this First Amendment to be executed by
their duly authorized representatives as of the Effective Date.

SELLER:

TST OVERLAND PARK, LTD.,

a Kansas limited partnership

	 	 	 	 	 
	By:	 	TST OVERLAND PARK MANAGEMENT, L.L.C.,
	 	 	a Kansas limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

TST EL PASO PROPERTIES, LTD.,

a Texas limited partnership

	 	 	 	 	 
	By:	 	TST EL PASO MANAGEMENT, LLC,
	 	 	a Texas limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

TST JACKSONVILLE II, LLC,

a Delaware limited liability company

By: /s/ Rance M. Sanders

Rance M. Sanders

Its Manager

TST TAMPA BAY, LTD.,

a Florida limited partnership

	 	 	 	 	 
	By:	 	TST TAMPA BAY MANAGEMENT, LLC,
	 	 	a Florida limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

2

TST LARGO ASC, LTD.,

a Florida limited partnership

	 	 	 	 	 
	By:	 	TST LARGO ASC MANAGEMENT, LLC,
	 	 	a Florida limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

TST BRANDON, LTD.,

a Florida limited partnership

	 	 	 	 	 
	By:	 	TST BRANDON MANAGEMENT, L.L.C.,
	 	 	a Florida limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

TST LAKELAND, LTD.,

a Florida limited partnership

	 	 	 	 	 
	By:	 	TST LAKELAND MANAGEMENT, LLC,
	 	 	a Florida limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

BUYER:

TRIPLE NET PROPERTIES, LLC,

a Virginia limited liability company

	 	 	 
	By:

Name:

Title:

	 	/s/ Jeff Hanson

Jeff Hanson

Chief Investment Officer

3EX-10.3

SECOND AMENDMENT TO AGREEMENT OF SALE

THIS SECOND AMENDMENT TO AGREEMENT OF SALE (the “Second Amendment”) is made and
entered into as of February 1, 2008 (the “Effective Date”), by and among TST OVERLAND PARK,
L.P., a Kansas limited partnership, TST EL PASO PROPERTIES, LTD., a Texas limited partnership, TST
JACKSONVILLE II, LLC, a Delaware limited liability company, TST TAMPA BAY, LTD., a Florida limited
partnership, TST LARGO ASC, LTD., a Florida limited partnership, TST BRANDON, LTD., a Florida
limited partnership, TST LAKELAND, LTD., a Florida limited partnership (each a “Seller,”
and collectively “Sellers”), TRIPLE NET PROPERTIES, LLC, a Virginia limited liability
company (“Buyer”), and LANDAMERICA FINANCIAL GROUP, INC., a corporation of the Commonwealth
of Virginia (“Escrow Agent”), with reference to the following Recitals:

R E C I T A L S

A. Sellers and Buyer previously entered into that certain Agreement of Sale dated December 19,
2007, as amended by that certain First Amendment to Agreement of Sale dated January 16, 2008
(collectively, the “Purchase Agreement”), wherein each Seller agreed to sell, and Buyer
agreed to buy, each Seller’s Respective Property (as defined in the Purchase Agreement).

B. Sellers and Buyer by this Second Amendment desire to further amend the Purchase Agreement
as set forth herein.

NOW, THEREFORE, in consideration of the foregoing Recitals (which are incorporated herein by
this reference) and for other good and valuable consideration, the receipt and sufficiency of which
are herby acknowledged, the parties hereto agree as follows:

A G R E E M E N T

1. Definitions. All initially capitalized terms not otherwise defined herein shall
have the meanings given to such terms in the Purchase Agreement. As of the Effective Date, all
references to “the Agreement” or “this Agreement” in the Purchase Agreement and in this Second
Amendment shall mean and refer to the Purchase Agreement as amended by this Second Amendment unless
the context clearly indicates otherwise.

2. Fourth Floor Credit. Notwithstanding anything to the contrary contained in the
Purchase Agreement or in any closing or settlement statement made with respect thereto, at the
closing of the transfer contemplated in the Purchase Agreement with respect to the REIT Properties
(the “REIT Closing”), Escrow Agent shall credit Buyer an amount equal to the sum of all
Completion Obligations pursuant to and in accordance with Section 2(d) of the Purchase
Agreement, including, without limitation a credit of $451,000.00 (the “Fourth Floor
Credit”), which is necessary to fund the Completion Obligations applicable to the Fourth Floor
Amendment (as defined on the attached Exhibit D-1).

3. Amendment to Exhibit D. Exhibit D (Completion Obligations) is hereby
amended by deleting such exhibit in its entirety and inserting in lieu thereof Exhibit D-1
attached hereto.

4. Miscellaneous.

(a) Successors and Assigns. This Second Amendment shall be binding upon, and inure to
the benefit of, the parties hereto and their respective successors, heirs, administrators and
assigns. Neither Buyer nor Sellers shall assign its right, title or interest in and to this Second
Amendment.

(b) Amendments. Except as otherwise provided herein, this Second Amendment may be
amended or modified only by a written instrument executed by all parties hereto.

(c) Applicable Law. This Second Amendment shall be governed by and construed in
accordance with the internal laws of the State of Kansas without reference to choice of law
principals which might indicate that the law of some other jurisdiction should apply.

(d) Attorneys Fees. In the event a dispute arises concerning the performance, meaning
or interpretation of any provision of this Second Amendment or any document executed in connection
with this Second Amendment, the prevailing party in such dispute shall be awarded any and all costs
and expenses incurred by the prevailing party in enforcing, defending or establishing its rights
hereunder or thereunder, including, without limitation, court costs and attorneys’ fees. In
addition to the foregoing award of costs and fees, the prevailing party shall also be entitled to
recover its attorneys’ fees incurred in any post judgment proceedings to collect or enforce any
judgment. This provision is separate and several and shall survive the merger of this Second
Amendment or any such other document into any judgment on this Second Amendment or such document.

(e) Partial Invalidity. If any provision of this Second Amendment, or the application
thereof to any person, place, or circumstance, shall be held by a court of competent jurisdiction
to be invalid, unenforceable or void, the remainder of this Second Amendment and such provisions as
applied to other persons, places and circumstances shall remain in full force and effect.

(f) Waivers. No delay or failure on the part of any party hereto in exercising any
right, power or privilege under this Second Amendment or under any other instrument or document
given in connection with or pursuant to this Second Amendment shall impair any such right, power or
privilege or be construed as a waiver of any default or any acquiescence therein. No single or
partial exercise of any such right, power or privilege shall preclude the further exercise of such
right, power or privilege. No waiver shall be valid against any party hereto unless made in
writing and signed by the party against whom enforcement of such waiver is sought and then only to
the extent expressly specified herein.

(g) Authority. Each individual executing this Second Amendment on behalf of an entity
hereby represents and warrants to the other party or parties to this Second Amendment that (i) such
individual has been duly and validly authorized to execute and deliver this Second Amendment and
any and all other documents contemplated by this Second Amendment on behalf of such entity; and
(ii) this Second Amendment and all documents executed by such individual on behalf of such entity
pursuant to this Second Amendment are and will be duly authorized, executed and delivered by such
entity and are and will be legal, valid and binding obligations of such entity.

(h) Effect of this Second Amendment. Except as amended and/or modified by this Second
Amendment, the Purchase Agreement is hereby ratified and confirmed and all other terms of the
Purchase Agreement are and shall remain in full force and effect, unaltered and unchanged by this
Second Amendment. In the event of any conflict between the provisions of this Second Amendment and
the provisions of the Purchase Agreement, the provisions of this Second Amendment shall control.
Whether or not specifically amended by this Second Amendment, all of the terms and provisions of
the Purchase Agreement are hereby amended to the extent necessary to give effect to the purpose and
intent of this Second Amendment.

(i) Counterparts. This Second Amendment may be executed in any number of counterparts
with the same effect as if all of the parties had signed the same document. All counterparts shall
be construed together and shall constitute one agreement.

[Signatures on following pages]

1

IN WITNESS WHEREOF, the parties hereto have caused this Second Amendment to be executed
by their duly authorized representatives as of the Effective Date.

SELLER:

TST OVERLAND PARK, LTD.,

a Kansas limited partnership

	 	 	 	 	 
	By:	 	TST OVERLAND PARK MANAGEMENT, L.L.C.,
	 	 	a Kansas limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

TST EL PASO PROPERTIES, LTD.,

a Texas limited partnership

	 	 	 	 	 
	By:	 	TST EL PASO MANAGEMENT, LLC,
	 	 	a Texas limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

TST JACKSONVILLE II, LLC,

a Delaware limited liability company

By: /s/ Rance M. Sanders

Rance M. Sanders

Its Manager

TST TAMPA BAY, LTD.,

a Florida limited partnership

	 	 	 	 	 
	By:	 	TST TAMPA BAY MANAGEMENT, LLC,
	 	 	a Florida limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

2

TST LARGO ASC, LTD.,

a Florida limited partnership

	 	 	 	 	 
	By:	 	TST LARGO ASC MANAGEMENT, LLC,
	 	 	a Florida limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

TST BRANDON, LTD.,

a Florida limited partnership

	 	 	 	 	 
	By:	 	TST BRANDON MANAGEMENT, L.L.C.,
	 	 	a Florida limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

TST LAKELAND, LTD.,

a Florida limited partnership

	 	 	 	 	 
	By:	 	TST LAKELAND MANAGEMENT, LLC,
	 	 	a Florida limited liability company
	
 
	 	Its General Partner
	 	

	
 
	 	By:
	 	/s/ Rance M. Sanders

	 	 	Rance M. Sanders

Its Manager

BUYER:

TRIPLE NET PROPERTIES, LLC,

a Virginia limited liability

	 	 	 
	By:

Name:

Title:

	 	/s/ Jeffrey T. Hanson

Jeffrey T. Hanson

Chief Investment Officer

3

ESCROW AGENT:

LANDAMERICA FINANCIAL GROUP, INC.,

a corporation of the Commonwealth of Virginia

	 	 	 
	By:

Name:

Title:

	 	/s/ Lois McCauley

Lois McCauley

Escrow Officer

4

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