Document:

EX-10.4

PROMISSORY NOTE

	 	 	 
	$50,000,000.00

Chicago, Illinois

	 	Date: September 10, 2007

Maturity Date: September 10, 2010

FOR VALUE RECEIVED, NNN HEALTHCARE/OFFICE REIT HOLDINGS, L.P., a Delaware limited partnership
(the “Borrower”), hereby promises to pay to the order of LASALLE BANK NATIONAL ASSOCIATION
(the “Bank”) at the principal office of LaSalle Bank National Association (the
“Agent”) in Chicago, Illinois, on or before the Maturity Date, (as defined in the
hereinafter referred to Loan Agreement), the lesser of (i) FIFTY MILLION and 00/100 DOLLARS
($50,000,000.00) (subject to an increase of up to ONE HUNDRED TWENTY MILLION and 00/100 DOLLARS
($120,000,000.00) on the terms set forth in the Loan Agreement), or (ii) the aggregate principal
amount of all Loans made to the Borrower by the Bank under and pursuant to that certain Loan
Agreement dated as of September 10, 2007, executed by and among the Borrower, certain financial
institutions (including the Bank) and the Agent (as amended, restated, supplemented or otherwise
modified from time to time, the “Loan Agreement”). Capitalized words and phrases not
otherwise defined herein shall have the meanings assigned thereto in the Loan Agreement.

The Borrower further promises to pay interest on the unpaid principal amount of all Loans
outstanding from time to time, at the rate(s) and at the time(s) set forth in the Loan Agreement.
The outstanding principal amount of all Loans shall be repaid by the Borrower on the Maturity Date,
unless payable sooner pursuant to the provisions of the Loan Agreement. Payments of both principal
and interest are to be made in lawful money of the United States of America. The Loans made by the
Bank and all payments on account of the principal and interest thereof, shall be recorded on the
books and records of the Agent and the principal balance as shown on such books and records shall
be rebuttably presumptive evidence of the principal amount owing hereunder.

This Note evidences indebtedness incurred under, and is subject to the terms and provisions
of, the Loan Agreement, to which Loan Agreement reference is hereby made for a statement of the
terms and provisions under which this Note may or must be paid prior to the Maturity Date, or
pursuant to which the Maturity Date may be accelerated. The holder of this Note is entitled to all
of the benefits and security provided for in the Loan Agreement.

Except for such notices as may be expressly required under the Loan Documents, to the extent
permitted by Applicable Law, the Borrower waives presentment, demand, notice, protest, and all
other demands, or notices, in connection with the delivery, acceptance, performance, default, or
enforcement of this Note, and assents to any extension or postponement of the time of payment or
any other indulgence. No failure to exercise, and no delay in exercising, any rights under any of
the Loan Documents by the Agent of any holder of this Note shall operate as a waiver of such
rights.

This Note shall be governed and construed in accordance with the laws of the State of Illinois
applicable to contracts made and to be performed entirely within such State.

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IN WITNESS WHEREOF, the Borrower has executed this Promissory Note as of the date set
forth above.

	 
	NNN HEALTHCARE/OFFICE REIT HOLDINGS, L.P., a Delaware limited partnership

By: NNN Healthcare/Office REIT, Inc., a Maryland corporation, its General

Partner

By: /s/ Shannon K S Johnson

Name: Shannon K.S. Johnson

Title: Chief Financial Officer

2EX-10.5

THIS CONTRIBUTION AGREEMENT (this “Agreement”) is entered into as of the 10th day of
September, 2007, by and among NNN HEALTHCARE/OFFICE REIT HOLDINGS, L.P., a Delaware limited
partnership (the “Borrower”), and the parties from time to time executing this agreement as
Subsidiary Guarantors (such parties are hereinafter referred to collectively as the “Subsidiary
Guarantors”; the Borrower and the Subsidiary Guarantors are sometimes hereinafter referred to
individually as a “Contributing Party” and collective as the “Contributing Parties”).

WHEREAS, pursuant to that certain Loan Agreement dated as of September 10, 2007, among
Borrower, the Banks thereto and LaSalle Bank National Association, as Agent (such agreement, as the
same may have been or may from time to time be amended, modified, restated or extended, being
hereinafter referred to as the “Loan Agreement”), the Banks have agreed to extend financial
accommodations to the Borrower;

WHEREAS, as a condition to the execution of the Loan Agreement, the Banks have required that
Subsidiary Guarantors execute and deliver a Joinder Agreement whereby Subsidiary Guarantors have
become a “Guarantor” under a certain Guaranty, dated of September 10, 2007 (such agreement, as the
same may have been or may from time to time be amended, modified, restated or extended, being
hereinafter referred to as the “Guaranty”);

WHEREAS, pursuant to the Guaranty, the Subsidiary Guarantors have jointly and severally agreed
to guarantee the obligations described in the Guaranty (the “Guaranteed Obligations”);

WHEREAS, either (i) Borrower is the owner, directly or indirectly, of at least a majority of
the issued and outstanding Equity Interests in each Subsidiary Guarantor, or (ii) each Subsidiary
Guarantor is the owner, directly or indirectly of a substantial amount of the Equity Interests in
Borrower;

WHEREAS, the Borrower and each of the Subsidiary Guarantors, though separate legal entities,
are mutually dependent upon each other in the conduct of their respective businesses as an
integrated operation and have determined it to be in their mutual best interest to obtain financing
from the Agent and the Banks through their collective efforts; and

WHEREAS, Borrower and Subsidiary Guarantors will derive substantial direct or indirect
economic benefit from the effectiveness and existence of the Loan Agreement;

NOW, THEREFORE, in consideration of the premises and the covenants hereinafter contained, and
to induce the Borrower to enter into the Loan Agreement and the Subsidiary Guarantors to enter into
the Guaranty, it is agreed as follows:

1. Definitions. Capitalized terms used herein that are not otherwise defined herein
shall have the meanings ascribed thereto in the Loan Agreement.

2. Contribution.

(a) To the extent that a Contributing Party shall, under the Guaranty, make a payment (a
“Guarantor Payment”) of a portion of the Guarantor Obligations, then such Guarantor shall be
entitled to contribution and indemnification from, and be reimbursed by, the other Contributing
Parties in an amount equal to the amount derived by subtracting from any such Guarantor Payment the
“Allocable Amount” (as defined herein) of such Contributing Party; provided, however, that no
Contributing Party shall be liable hereunder for contribution, indemnification, subrogation or
reimbursement with respect to any Guarantor Payment for any amounts in excess of the “Allocable
Amount” (as defined herein) for such Contributing Party.

(b) As of any date of determination, the “Allocable Amount” of each Contributing Party shall
be equal to the maximum amount of liability which could be asserted against such Contributing Party
hereunder with respect to the applicable Guarantor Payment without (i) rendering such Contributing
Party “insolvent” within the meaning of Section 101(32) of the Federal Bankruptcy Code (the
“Bankruptcy Code”) or Section 2 of either the Uniform Fraudulent Transfer Act (the “UFTA”) or the
Uniform Fraudulent Conveyance Act (the “UFCA”) or the fraudulent conveyance and transfer laws of
the State of Illinois or such other jurisdiction whose laws shall be determined to apply to the
transactions contemplated by this Agreement (the “Applicable State Fraudulent Conveyance Laws”),
(ii) leaving such Contributing Party with unreasonably small capital, within the meaning of Section
548 of the Bankruptcy Code or Section 4 of the UFTA or Section 5 of the UFCA or the Applicable
State Fraudulent Conveyance Laws, or (iii) leaving such Contributing Party unable to pay its debts
as they become due within the meaning of Section 548 of the Bankruptcy Code or Section 4 of the
UFTA or Section 6 of the UFCA or the Applicable State Fraudulent Conveyance Laws.

(c) The Contributing Parties acknowledge and agree that their rights hereunder are and shall
remain subordinate to the rights of the Agent and the Banks under the Loan Agreement and all other
Loan Documents to receive payment in full of the Obligations.

3. No Impairment. This Agreement is intended only to define the relative rights of
the Contributing Parties, and nothing set forth in this Agreement is intended to or shall reduce or
impair the obligations of the Subsidiary Guarantors to pay any amounts, as and when the same shall
become due and payable in accordance with the terms of the Guaranty. The parties hereto
acknowledge that the rights of contribution and indemnification hereunder shall constitute assets
in favor of Subsidiary Guarantors to which such contribution and indemnification is owing.

4. Effectiveness. This Agreement shall become effective upon its execution by each of
the parties hereto and shall continue in full force and effect and may not be amended, terminated
or otherwise revoked by any Contributing Party until all of the Guarantor Obligations shall have
been indefeasibly paid in full (in lawful money of the United States of America) and discharged and
the Loan Agreement and financing arrangements evidenced and governed by the Loan Agreement shall
have been terminated, except as to any Subsidiary Guarantor upon its release from the Guaranty
under the terms of the Loan Agreement or as approved by all of the Banks.

5. Governing Law. This Agreement shall be governed by and construed in accordance
with the laws of the State of Illinois (without giving effect to the conflict of laws rules of any
jurisdiction).

6. Third Party Beneficiary. The Contributing Parties agree that Agent has a valid
interest in the terms of this Agreement pursuant to the Loan Agreement, the Guaranty and the
Indemnity Agreement. The Contributing Parties further agree that until all obligations of the
Contributing Parties under the Loan Agreement, the Guaranty and the Indemnity Agreement are fully
performed and the obligations of the Banks to extend Loans and issue Letters of Credit has
terminated, Agent shall be an express third party beneficiary of this Agreement with the right to
enforce the terms and provisions hereof.

7. Counterparts. This Agreement and any amendment hereof may be executed in several
counterparts by each party on a separate counterpart, each of which when so executed and delivered
shall be an original, and all of which together shall constitute one instrument. In proving the
Agreement, it shall not be necessary to produce or account for more than one such counterpart
signed by the party against whom enforcement is sought.

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IN WITNESS WHEREOF, each party has executed and delivered this Agreement, under seal, as of
the date first above written.

BORROWER:

NNN HEALTHCARE/OFFICE

REIT HOLDINGS, L.P.,

a Delaware limited partnership

By: NNN Healthcare/Office REIT, Inc.,

a Maryland corporation,

its sole general Partner

By: /s/ Andrea R. Biller

Name: Andrea R. Biller

Title: Executive Vice President

SUBSIDIARY GUARANTORS:

	 
	NNN HEALTHCARE/OFFICE REIT QUEST DIAGNOSTICS, LLC, a Delaware limited liability

company

By: NNN Healthcare/Office REIT Holdings, L.P., a Delaware limited partnership,

its sole member

By: NNN Healthcare/Office REIT, Inc., a Maryland corporation, its

General Partner

By: /s/ Andrea R. Biller

Name: Andrea R. Biller

Title: Executive Vice President

	 

NNN HEALTHCARE/OFFICE REIT TRIUMPH, LLC, a Delaware limited liability company
By: NNN Healthcare/Office REIT Holdings, L.P., a Delaware limited partnership,
its sole member
           By: NNN Healthcare/Office REIT, Inc., a Maryland corporation, its
           General Partner
                       By: /s/ Andrea R. Biller
                       Name: Andrea R. Biller
                        Title: Executive Vice President
NNN HEALTHCARE/OFFICE REIT TRIUMPH, LLC, a Delaware limited liability company

	By: NNN Healthcare/Office REIT Holdings, L.P., a Delaware limited partnership,
	its sole member
	 	 	By: NNN Healthcare/Office REIT, Inc., a Maryland corporation, its
	 	 	General Partner
	 	 	By: /s/ Andrea R. Biller
	 	 	Name: Andrea R. Biller
	 	 	Title: Executive Vice President

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