Document:

Exhibit
10.14

PURCHASE
AND SALE AGREEMENT

for

3411 N. Perris Boulevard and 100 W. Sinclair Street

Perris, California

THIS
PURCHASE AND SALE AGREEMENT (this “Agreement”) is made and entered into this 27th day of
December, 2006, by and between NATIONAL RV HOLDINGS, INC.,  a Delaware corporation (“Seller”),
and FIRST INDUSTRIAL ACQUISITIONS, INC.,  a Maryland corporation (“Buyer”).

1.             SALE. 
Seller agrees to sell and convey to Buyer, and Buyer agrees to purchase
from Seller, on the terms and conditions set forth in this Agreement, the
Property (as hereinafter defined), including those certain five (5) buildings
commonly known as 3411 N. Perris Boulevard and 100 W. Sinclair Street, Perris,
California, containing approximately 595,940 square feet (collectively, the “Buildings”).  For
purposes of this Agreement, the term, “Property” shall
mean collectively:

1.1.         Land. 
Those parcels of land described in Exhibit
A attached hereto (collectively, the “Land”), together with all rights, easements and interests
appurtenant thereto, including, but not limited to, any streets or other public
ways adjacent to the Land and any water or mineral rights owned by, or leased
to, Seller.

1.2.         Improvements.  All
improvements located on the Land, including, but not limited to, the Buildings,
and all other structures, systems, and utilities associated with, and utilized
by Seller in, the ownership and operation of the Buildings (all such
improvements being collectively referred to as the “Improvements”).

1.3.         Intangible Property.  All,
if any, (i) trademarks, tradenames, development rights and entitlements and
other intangible property associated with the Land or Improvements, owned by
Seller and used in connection with the foregoing; (ii) guaranties and
warranties issued to Seller and with respect to the Improvements; and (iii) any
reports, studies, surveys and other comparable analysis, depictions or
examinations of the Land and/or the Improvements (collectively, the “Intangibles”).

1.4.         Contracts. 
Those certain operating contracts, service contracts, management
agreements and other comparable agreements described on Exhibit B attached hereto (the “Contracts”) that Buyer expressly elect to assume
pursuant to Section 8.2 hereof. 

2.             PURCHASE PRICE.

2.1.         Purchase Price.  The
total purchase price to be paid to Seller by Buyer for the Property shall be
Thirty-One Million Seven Hundred Fifty Thousand and No/100 Dollars
($31,750,000.00) (the “Purchase Price”).  Provided that all conditions precedent to
Buyer’s obligations to close as set forth in this Agreement (“Conditions Precedent”) have been satisfied
and fulfilled, or waived in writing by Buyer, the Purchase Price shall be paid
to Seller at Closing, plus or minus prorations and other adjustments hereunder,
by federal wire transfer of immediately available funds.

2.2.         Earnest Money.  No
later than two (2) business days after the complete execution and delivery of
this Agreement (the date upon which this Agreement has been fully executed and
delivered to both parties, the “Effective
Date”), Buyer shall deposit
the sum of $250,000.00 as its initial earnest money deposit (the “Initial Earnest Money”) in
an escrow (the “Escrow”) with First American Title Insurance
Company (“Escrow Holder”).  No
later than 

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two (2) business days after
the Review Period Expiration Date (as hereinafter defined), Buyer shall deposit
the sum of $750,000.00 in Escrow with the Escrow Holder as its additional
earnest money deposit (the “Additional
Earnest Money”).  The Initial
Earnest Money and the Additional Earnest Money, together with all interest
earned thereon, is hereinafter referred to as the “Deposit.”  The
Deposit shall be held in a joint order escrow (the “Escrow Agreement”)
between Buyer, Seller and Escrow Holder, which Escrow Agreement shall contain
terms mutually and reasonably acceptable to Buyer and Seller.  The Deposit shall be applied against the
Purchase Price at Closing.  Following the
Review Period Expiration Date, the Deposit shall be non-refundable, except in
the event of (a) a failure by Seller to have performed fully or tender
performance of its obligations hereunder, (b) a failure of a condition to Buyer’s
obligations set forth in Section 9 or
(c) a circumstance entitling Buyer to the return of the Deposit under Section 14.

2.3.         Opening of Escrow.  For
the purposes of this Agreement, the Escrow shall be deemed opened (“Opening of Escrow”) on the date Escrow Holder receives an
original of this Agreement fully executed by Buyer and Seller, which shall
occur no later than the Effective Date. 
Escrow Holder shall promptly notify Buyer and Seller  in writing of the Opening of Escrow.  Buyer and Seller agree to execute, deliver
and be bound by any reasonable or customary supplemental escrow instructions or
other instruments reasonably required by Escrow Holder to consummate the
transaction contemplated by this Agreement; provided, however, that no such
instruments shall be inconsistent or in conflict with, amend or supersede any
portion of this Agreement.  If there is any
conflict or inconsistency between the terms of such instruments and the terms
of this Agreement, then the terms of this Agreement shall control.

3.             CLOSING.  The
purchase and sale contemplated herein shall be consummated at a closing (“Closing”) to take place through an escrow with the Title Company
(as hereinafter defined).  The Closing
shall occur on February 15, 2007 (the “Closing Date”).  The Closing shall be effective as of
12:01 A.M. on the Closing Date.

4.             PROPERTY INSPECTION.

4.1.         Basic
Property Inspection.  Not later than five (5) days after the
Effective Date, Seller shall deliver to Buyer all of the agreements, documents,
contracts, information, records, reports and other items described in Exhibit C attached hereto (the “Documents”) that are in its possession or reasonable
control.  At all times prior to Closing,
including times following the “Review
Period Expiration Date”
(which Review Period Expiration Date is defined as February 9, 2007), Buyer,
its agents and representatives shall be entitled to conduct a “Due Diligence Inspection,” which includes the rights to: (i) enter
upon the Land and Improvements, on reasonable notice to and coordinate with
Seller, to perform inspections and tests of the Land and the Improvements,
including, but not limited to, inspection, evaluation and testing of the
heating, ventilation and air-conditioning systems and all components thereof
and environmental studies and investigations of the Land and the Improvements;
(ii) examine and copy any and all books, records, correspondence,
financial data, and all other documents and matters, public or private,
maintained by Seller or its agents, and relating to receipts and expenditures
pertaining to the Property for the three most recent full calendar years and
the current calendar year; (iii) make investigations with regard to
zoning, environmental, Buildings, code and other legal requirements; and
(iv) make or obtain market 

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studies and real estate tax
analyses.  If, at any time prior to the
Review Period Expiration Date, Buyer, in its sole and absolute discretion,
determines that the results of any inspection, test or examination do not meet
Buyer’s criteria for the purchase, financing or operation of the Property in
the manner contemplated by Buyer, or if Buyer, in its sole discretion,
otherwise determines that the Property is unsatisfactory to it, then Buyer may
terminate this Agreement by written notice to Seller, with a copy to Escrow
Holder, given not later than 5:00 P.M. (California Time) on the Review Period
Expiration Date, whereupon the provisions of Section
21.8 governing a permitted termination by Buyer shall apply.

4.2.         Indemnification.  In
the event that, as a result of Buyer’s Due Diligence Inspection, any damage
occurs to the Property, then Buyer shall promptly repair such damage at Buyer’s
sole cost and expense.  Buyer hereby
indemnifies, protects, defends and holds Seller harmless from and against any
and all losses, damages, claims, causes of action, judgments, damages, costs
and expenses (including reasonable fees of attorneys) (collectively, “Losses”) that Seller actually suffers or incurs as
a result of (i) a breach of Buyer’s agreements set forth in this Section 4 in connection with the Due
Diligence Inspection, (ii) Buyer’s inspection or entry onto the Property or
(iii) physical damage to the Property or bodily injury caused by any willful
misconduct or negligent act of Buyer or its agents, employees or contractors in
connection with the right of inspection granted under this Section 4.  Buyer and any of its agents and consultants
performing the Due Diligence Inspection shall, upon the request of Seller,
provide Seller with written evidence of insurance in an amount and containing
coverage reasonably acceptable to Seller, naming Seller as an additional
insured.  The terms of this Section 4.2 shall survive the termination of this
Agreement.

4.3.         Buyer’s
Reliance on Own Investigation; “AS-IS” Sale; Release.

4.3.1.      Buyer agrees and acknowledges that, as of the
Closing Date, Buyer shall have made such feasibility studies, investigations,
title searches, environmental studies, engineering studies, inquiries of
governmental officials, and all other inquiries and investigations as Buyer
shall deem necessary to satisfy itself as to the condition and quality of the
Property.  By proceeding with Closing,
Buyer acknowledges that it has been given ample opportunity to inspect the
Property.

4.3.2.      Buyer further acknowledges and agrees that,
at Closing, Buyer will buy and is buying the Property in its then condition, “AS
IS, WHERE IS” and WITH ALL FAULTS, and solely in reliance on Buyer’s own
investigation, examination, inspection, analysis and evaluation and the express
representations and warranties of Seller set forth in this Agreement.  Except for the express representations and
warranties of Seller set forth in this Agreement, Buyer is not relying on any
statement or information made or given, directly or indirectly, orally or in
writing, express or implied, by Seller, its agents or any other representative
of Seller as to any aspect of the Property, including without limitation, the
physical, environmental, economic or legal conditions and quality but, rather,
is and will be relying on independent evaluations by its own personnel or
consultants to make a determination as to the physical and economic nature,
condition and prospects of the Property. 
Buyer assumes the risk that adverse physical, environmental, economic or
legal conditions may not be revealed by its investigation.

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4.3.3.      The agreements and acknowledgments contained
in this Section constitute a conclusive admission that Buyer, as a
sophisticated, knowledgeable investor in real property, shall acquire the
Property solely in reliance upon its own judgment as to any matter germane to
the Property or to Buyer’s contemplated use of the Property, and not upon any
statement, representation, or warranty by Seller, its agents or any other
representative of Seller, which is not expressly set forth in this Agreement.

4.3.4.      Except as otherwise expressly provided in Section 7 below, Seller disclaims the
making of any representations or warranties, express or implied, regarding the
Property or its value or matters affecting the Property, including, without
limitation, the physical condition of the Property, title to or the boundaries
of the Land, pest control matters, soil condition, hazardous waste, toxic
substance or other environmental matters, compliance with the Americans With
Disabilities Act of 1990, or other building, health, safety, land use and
zoning laws, regulations and orders, structural and other engineering
characteristics, traffic patterns and all other information pertaining to the
Property.  Buyer, moreover, acknowledges
(i) that Buyer has entered into this Agreement with the intention of
relying upon its own investigation of the physical, environmental, economic and
legal condition of the Property and (ii) that Buyer is not relying upon
any representations and warranties, other than those specifically set forth in Section 7 below, made by Seller or
anyone acting or claiming to act on Seller’s behalf concerning the Property or
its value.  Buyer further acknowledges
that it has not received and is not relying on any accounting, tax, legal,
architectural, engineering, property management, leasing or other advice from
Seller with respect to this transaction and is relying solely upon the advice
of its own accounting, tax, legal, architectural, engineering, property
management and other advisors.

4.3.5.      Except with respect to any claims arising out
of any breach of covenants, representations or warranties set forth in Sections  7
or 8 below, Buyer, for itself and
its agents, affiliates, successors and assigns, hereby releases and forever
discharges Seller, its agents, partners, affiliates, successors and assigns
from any and all rights, claims and demands at law or in equity, whether known
or unknown at the time of this Agreement, which Buyer has or may have in the
future, arising out of the physical, environmental, economic or legal condition
of the Property.  As further
consideration for, and as an inducement to Seller to enter into, this
Agreement, Buyer hereby agrees that matters released herein are not limited to
matters which are known to Buyer or disclosed, and Buyer waives any and all
rights it may have under Section 1542 of the California Civil Code or any
similar state, local or federal law, statute, rule, order or regulation.  Said Section 1542 provides as follows:

A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT
KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT THE TIME OF  EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM
MUST HAVE MATERIALLY AFFECTED HIS SETTLEMENT WITH THE DEBTOR.

Buyer hereby specifically acknowledges that Buyer has carefully
reviewed this subsection and discussed its import with legal counsel and
that the provisions of this subsection are a material part of this
Agreement.

Buyer’s
Initials:            

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The
provisions of this Section shall survive Closing.

5.             TITLE AND SURVEY MATTERS.

5.1.         Conveyance
of Title.  At Closing, Seller agrees to deliver to Buyer
a grant deed (the “Grant Deed”),
in recordable form, conveying the Land and the Improvements to Buyer or Buyer’s
assignee or designee, free and clear of all liens, claims and encumbrances
except for the Permitted Exceptions (as hereinafter defined).  Buyer shall order a commitment (the “Title Commitment”), dated after the
Effective Date, issued by First American Title Insurance Company (5 First
American Title, Santa Ana, CA  92707;
Attn: Leann Berry) (the “Title Company”),
for an owner’s title insurance policy (the “Title
Policy”), ALTA Policy Form B-1992, in the full amount of the
Purchase Price.  The premium for the
Title Policy shall be paid in accordance with the terms of Section 13 of this Agreement.  Provided that Buyer has confirmed with the
Title Company, in writing, prior to the Review Period Expiration Date that the
Title Company will issue the same, it shall be a Condition Precedent to Buyer’s
obligation to proceed to Closing that, at Closing, the Title Company shall
issue the Title Policy to Buyer insuring Buyer as the fee simple owner of the
Property for the full amount of the Purchase Price with all standard and
general printed exceptions deleted so as to afford full “extended form
coverage,” and shall further include, to the extent that Buyer obtains the
written commitment for the same from the Title Company prior to the Review
Period Expiration Date, all of the following endorsements to the extent
available in the State of California:  an
Owner’s comprehensive endorsement; ALTA Zoning Endorsement No. 3.1
(including parking); a tax parcel endorsement; an access endorsement; a survey
endorsement; and a contiguity endorsement (collectively, the “Endorsements”).

5.2.         Survey. 
Buyer may order, at Buyer’s expense, an ALTA, as-built survey of the
Land and the Improvements located thereon (the “Survey”).

5.3.         Defects
and Cure.  If the Title Commitment, the Survey or any
update to either of the foregoing, (“Title
Evidence”) discloses unpermitted claims, liens, exceptions or
conditions (the “Defects”), said
Defects shall be cured and removed by Seller from the Title Evidence prior to
Closing in accordance with this Section 5.3.

5.3.1.      Mandatory
Cure Items.  On or prior to Closing, Seller shall be
unconditionally obligated to cure or remove the following Defects (the “Liquidated Defects”), whether described in the Title
Commitment, or first arising or first disclosed by the Title Company (or
otherwise) to Buyer after the date of the Title Commitment, and whether or not
raised in a Title Objection Notice (defined below):  (a) liens securing a mortgage, deed of trust
or trust deed) evidencing an indebtedness of Seller; (b) judgment liens
against any or all of Seller or its shareholders and the officers, directors,
employees, agents or duly authorized managing agent of any or all of Seller or
its shareholders (collectively “Seller
Parties”); (c) tax liens; (d) broker’s liens based on the
written agreement of Seller or any Seller Parties; and (e) any mechanics
liens that are based upon a written 
agreement between either (x) the claimant (a “Contract Claimant”) and any or all of Seller and the Seller
Parties, or (y) the Contract Claimant and any other contractor, supplier or
materialman with which any or all of Seller and the Seller Parties has a
written agreement.  Notwithstanding
anything to the contrary set forth herein, if, prior to Closing, Seller fails
to so cure or remove (or insure over, in a form and substance reasonably
acceptable to Buyer) all Liquidated Defects, then Buyer may either (1) 

 6
 

terminate this Agreement by
written notice to Seller, in which event the provisions of Section 21.8 governing a permitted
termination by Buyer shall apply; or (2) proceed to close with title to the
Property as it then is, with the right to deduct from the Purchase Price a sum
equal to the aggregate amount necessary to cure or remove (by endorsement or
otherwise, as reasonably determined by Buyer, acting in good faith) the
Liquidated Defects in an amount not to exceed the sum of $500,000.

5.3.2.      Other
Defects.  On or before the date that is five (5) days
prior to the Review Period Expiration Date, Buyer may deliver one or more
notices (each a “Title Objection Notice”)
to Seller specifying any lien, claim, encumbrance, restriction, covenant,
condition, exception to title or other matter disclosed by the Title Evidence,
that is not a Liquidated Defect (“Other
Defects”) that is evidenced by the Title Evidence and that renders
title unacceptable to Buyer.  Moreover,
Buyer may deliver a Title Objection Notice with respect to any Other Defect
that first arises, or is first disclosed to Buyer, subsequent to the delivery
of the applicable item of Title Evidence to Buyer, and that renders title
unacceptable based upon commercially reasonable standards, provided that Buyer
delivers such Title Objection Notice to Seller within five (5) days after Buyer
obtains actual knowledge of such Other Defect. 
Seller shall be obligated to advise Buyer in writing (“Seller’s Cure Notice”) within three (3)
business days after Buyer delivers any Title Objection Notice, which (if any)
of the Other Defects specified in the applicable Title Objection Notice Seller
is willing to cure (the “Seller’s Cure Items”).  If Seller delivers a Seller’s Cure Notice,
and identifies any Seller’s Cure Items, Seller shall be unconditionally
obligated to cure or remove the Seller’s Cure Items prior to the Closing.  In the event that Seller fails to timely
deliver a Seller’s Cure Notice, or in the event that Seller’s Cure Notice
(specifying Seller’s Cure Items) does not include each and every Other Defect
specified in each Title Objection Notice, then Buyer may either (A) elect
to terminate this Agreement by written notice to Seller, in which event the
provisions of Section 21.8 governing
a permitted termination by Buyer shall apply, or (B) proceed to close,
accepting title to the Property subject to those Other Defects not included in
Seller’s Cure Notice.  For purposes of
this Agreement, the term, “Permitted
Exceptions,”  shall mean both (i) all liens, claims,
encumbrances, restrictions, covenants, conditions, matters or exceptions to
title (other than Liquidated Defects) that are set forth in the Title Evidence,
but not objected to by Buyer in a Title Objection Notice; and (ii) any Other
Defects that Seller elects, or is deemed to have elected, not to cure, but
despite which, pursuant to (B) above, Buyer nevertheless elects to close.

6.             LEASEBACK.  Concurrently with the consummation of the
Closing, Buyer (as landlord) agrees to lease to National RV Inc. (“Tenant”), and Seller agrees to cause
Tenant, its  wholly-owned subsidiary, to
lease from Buyer, the Property, pursuant to a lease agreement (the “National RV Lease”) to be finalized and
ready for execution on or prior to the Review Period Expiration Date.  The National RV Lease shall, among other
things, (i) provide that Tenant, shall pay initial base rent to Buyer, as
landlord, in the amount of $0.38 per square foot of the Buildings per month,
which base rent amount shall increase by, on a compound basis, 3% during each
year of the term; (ii) provide for an initial lease term of ten (10) years,
with two (2) five (5) year renewal options, with base rent during the renewal
periods being determined at then-fair market value (which base rent amount
shall increase by, on a compound basis, 3% per annum); (iii) provide that
Seller (a) execute a guaranty of the lease in a form mutually agreed to by
Buyer and Seller (the “Guaranty”),
and (b) deliver a letter of credit to Buyer, as landlord, as a security deposit
in connection with the National RV Lease, in an amount and in a form mutually
and 

 7
 

reasonably
agreed to by Buyer and Seller (“Letter of
Credit”); (iv) be an absolute net lease wherein Tenant shall be
responsible for the real estate taxes, ground maintenance, utilities, insurance
costs and the repair and maintenance of the Buildings, including, but not
limited to, the roof, HVAC equipment, plumbing lines and parking lots;
(vi)  provide that Tenant may assign or
sublet a portion of the Premises provided Seller obtains Buyer’s prior written consent,
which consent shall not be unreasonably withheld, conditioned or delayed; and
(v) provide that Tenant may freely sublet or assign its interest in the
National RV Lease without obtaining Buyer’s prior written consent to an entity
that acquires substantially all of the assets of Tenant as a result of a merger
or consolidation or to an entity that has a controlling interest in Tenant
provided that such transfer is for a bona fide purpose and not principally for
the purpose of transferring Tenant’s leasehold estate; and (vi) provide that
Seller may assign its obligations under the Guaranty and Letter of Credit,
provided Seller obtains Buyer’s prior written consent, which consent shall not
be unreasonably withheld, conditioned and delayed; it being agreed that it is
unreasonable for Buyer to withhold its consent to such and assignment of
obligations in the event Seller no longer owns a controlling interest in Tenant
and the tangible net worth (as determined in accordance with generally
accepted accounting principles (“GAAP”))
of the proposed replacement guarantor is not less than the tangible net worth
(as determined in accordance with GAAP) of Seller as of the date of the
Guaranty.  The National RV Lease shall be
based on the most recent AIR Single Tenant Lease-Net form, containing revisions
as mutually and reasonably agreed to by Buyer and Tenant.  Buyer and Seller shall negotiate the National
RV Lease in good faith and shall use good faith, reasonable efforts to finalize
the terms of the National RV Lease as soon as is reasonably possible.  As soon as Buyer and Seller agree upon the
terms of National RV Lease, Buyer and Seller shall execute an amendment to the
Agreement memorializing the terms of the National RV Lease and, at Closing,
Buyer shall deliver its counterpart to the National RV Lease and Seller shall
deliver Tenant’s counterpart to the National RV Lease into escrow.

7.             SELLER’S REPRESENTATIONS AND
WARRANTIES.  Seller represents and warrants to Buyer that
the following matters are true as of the Effective Date and shall be true as of
the Closing Date:

7.1.         Seller’s Representations.

7.1.1.      Documents. 
Seller has not intentionally modified, or intentionally withheld any
portion of the Documents in its possession or reasonable control.

7.1.2.      Environmental Matters. 
Seller has not received any written notice from any governmental
authority, or from any tenant or adjacent property owner, of any pending or
threatened claims, complaints, notices, correspondence or requests for information
received by Seller with respect to any violation or alleged violation of any
Environmental Law, any releases of Hazardous Substances (as hereinafter
defined) or with respect to any corrective or remedial action for, or cleanup
of, the Land, the Improvements or any portion thereof.  For purposes of this Agreement, “Environmental Laws” shall mean: 
all past, present or future federal, state and local statutes,
regulations, directives, ordinances, rules, policies, guidelines, court orders,
decrees, arbitration awards and the common law, which pertain to environmental
matters, contamination of any type whatsoever or health and safety matters, as
such have been amended, modified or supplemented from time to time (including
all present and future amendments thereto and re-authorizations thereof).  For purposes of this Agreement, 

 8
 

“Hazardous Substances” shall mean: any chemical, pollutant,
contaminant, pesticide, petroleum or petroleum product or by product,
radioactive substance, solid waste (hazardous or extremely hazardous), special,
dangerous or toxic waste, substance, chemical or material regulated, listed,
limited or prohibited under any Environmental Law or any material or substance
which is (i) defined as a “hazardous waste,” “extremely hazardous waste” or “restricted
hazardous waste” under Sections 25115, 25117 or 25122.7, or listed pursuant to
Section 251.40, or the California Health and Safety Code, Division 20, Chapter
6.5 (Hazardous Waste Control Law), (ii) defined as a “hazardous substance”
under Section 25316 of the California Health and Safety Code, Division 20,
Chapter 6.8 (Carpenter-Presley-Tanner Hazardous Substance Account Act), (iii)
defined as a “hazardous material,” “hazardous substance,” or “hazardous waste”
under Section 25501 of the California Health and Safety Code, Division 20,
Chapter 6.95 (Hazardous Materials Release Plans and Inventory), (iv) defined as
a “hazardous substance” under Section 25281 of the California Health and Safety
Code, Division 20, Chapter 6.7 (Underground Storage of Hazardous Substances),
(v) listed under Article 9 or defined as hazardous or extremely hazardous
pursuant to Article 11 of Title 22 of the California Administrative Code,
Division 4, Chapter 20.

7.1.3.      Compliance
with Laws and Codes.  Seller has not received any written notice
from any governmental authority advising or alleging that the entirety of the
Property (including the Improvements), and the use and operation thereof, are
not in compliance with all applicable municipal and other governmental laws,
ordinances, rules, regulations, codes (including Environmental Laws), licenses,
permits and authorizations, and there are presently and validly in effect all
required licenses, permits and other authorizations.

7.1.4.      Litigation. 
Seller has not been served, and, to Seller’s actual knowledge, there are
no pending or threatened judicial, municipal or administrative proceedings
affecting the Property, or in which Seller is or will be a party by reason of
Seller’s ownership or operation of the Property or any portion thereof.  No attachments, execution proceedings,
assignments for the benefit of creditors, insolvency, bankruptcy,
reorganization or other proceedings are pending, or, to Seller’s actual
knowledge, threatened, against Seller, nor are any of such proceedings contemplated
by Seller.

7.1.5.      Re-Zoning. 
Seller is not a party to, nor does Seller have any actual knowledge of,
any proceeding for the rezoning of the Property or any portion thereof.

7.1.6.      Authority.  The
execution and delivery of this Agreement by Seller, and the performance of this
Agreement by Seller, have been duly authorized by Seller, and this Agreement is
binding on Seller and enforceable against Seller in accordance with its terms;
provided, however, that Seller’s authority to consummate the transaction
described herein is subject to the approval by Seller’s board of directors in
accordance with Section 11
below.  No consent of any creditor,
investor, judicial or administrative body, governmental authority, or other
governmental body or agency, or other party to such execution, delivery and
performance by Seller is required. 
Neither the execution of this Agreement nor the consummation of the
transactions contemplated hereby will (i) result in a breach of, default
under, or acceleration of, any agreement to which Seller is a party or by which
Seller or the Property are bound; or (ii) violate any restric­tion, court
order, agreement or other legal obligation to which Seller and/or the Property
is subject.

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7.1.7.      No Lease. 
Except for the National RV Lease and the Warrior Sublease, there shall
be no leases, licenses or other occupancy agreements providing any party with a
possessory right at the Property.

7.1.8.      Condemnation. 
Seller has not received any written notice from any governmental
authority advising it of any pending or threatened condemnation or other
governmental taking proceedings affecting all or any part of the Property.

As
used in this Section 7.1, “actual knowledge”
and “Seller’s knowledge” means the knowledge of Jonathan Corn and [ADD PROPERTY MANAGER], and shall not include implied,
imputed or constructive knowledge, or a duty to inquire or investigate any
facts or information with respect to the Property or the warranties of Seller
contained herein.

7.2.         Limitations.  The
representations and warranties of Seller to Buyer contained in Section 7.1 hereof (the “Seller Representations”)
shall survive the Closing Date and the delivery of the Deed for a period of
nine (9) months.  No claim for a breach
of any Seller Representation shall be actionable or payable unless (a) the
breach in question results from, or is based on, a condition, state of facts or
other matter which was not actually known by Buyer prior to Closing, and (b)
written notice containing a description of the specific nature of such breach
shall have been delivered by Buyer to Seller prior to the expiration of said
nine (9) month survival period, and an action with respect to such breach(es)
shall have been commenced by Buyer against Seller within twelve (12) months
after Closing.  In addition, Seller’s
liability for any such breach of Seller’s Representations shall not exceed
$1,500,000.00 in the aggregate and Seller shall further have no liability for
any such claim unless and until the amount of all such claims exceeds
$100,000.00.

8.             COVENANTS OF SELLER. 
Effective as of the Effective Date, Seller hereby covenants with Buyer
as follows:

8.1.         Leasing Activities. 
Notwithstanding anything contained herein to the contrary, except for
the National RV Lease and permitted leasing activities under the Warrior
Sublease, Seller shall not execute and enter into any new lease, license or
occupancy agreement for all or some portion of the Land and the Improvements
unless Seller obtains Buyer’s advance written consent, which consent, may be withheld
in Buyer’s sole discretion.

8.2.         New
Contracts.  Following the Review Period Expiration Date,
Seller shall not amend any existing Contract or enter into any new contract
with respect to the ownership and operation of the Property that will be assigned
to Buyer at Closing, without Buyer’s prior written approval (which approval
shall not be unreasonably withheld). 
Prior to the Review Period Expiration Date, Seller shall, provide notice
to Buyer of any such activities.

8.3.         Insurance. 
Seller shall maintain its existing insurance policies with respect to
the Buildings continuously in force through and including the Closing Date.

8.4.         Operation
of Property.  From and after the Effective Date and through
and including the Closing Date, Seller shall operate and manage the Property in
the same manner in which it is being operated as of the Effective Date, and
shall maintain the Property 

 10
 

substantially in its same
repair and working order, reasonable wear and tear and Casualty Damage, and
Eminent Domain (as defined in Section 14 hereof)
excepted.

8.5.         No
Assignment.  After the Effective Date and prior to
Closing, Seller shall not assign, alienate, lien, encumber or otherwise
transfer all or any part of the Property or any interest therein.  Without limitation of the foregoing, Seller
shall not grant any easement, right of way, restriction, covenant or other
comparable right affecting the Land or the Improvements without obtaining Buyer’s
prior written consent, which consent shall not be unreasonably withheld.  Seller shall not enter into any agreement,
arrangement or understanding, formal or informal, for the sale of the Property,
whether conditional or otherwise. 
Notwithstanding the foregoing, Buyer agrees that the National RV Lease
and permitted leasing activities under the Warrior Sublease shall not be deemed
transfers in violation of this Section 8.5.

8.6.         Change
in Conditions.  Seller shall, to the extent Seller obtains
knowledge (as defined in Section 7)  thereof, promptly notify Buyer of any
material change in any condition with respect to the Property, or of the
occurrence of any event or circumstance, that makes any representation or
warranty of Seller to Buyer under this Agreement materially untrue or
misleading, or any covenant of Seller under this Agreement incapable of being,
materially performed, or any Condition Precedent incapable of being satisfied.

9.             CONDITIONS PRECEDENT TO CLOSING
BENEFITING BUYER.  The following shall be additional Conditions
Precedent to Buyer’s obligation to close hereunder:

9.1.         Representations
and Warranties.  As of the Closing Date, the representations
and warranties made by Seller to Buyer as of the Effective Date shall be true,
accurate and correct as if specifically remade at that time.

9.2.         National
RV Lease/Guaranty and Letter of Credit.  At
Closing, Buyer receives (i) an original of the Seller Lease, executed in
counterpart by Tenant; (ii) an original of the Guaranty and (iii) the Letter of
Credit.

9.3.         Warrior
Sublease.  Reference is hereby made to the Warrior
Sublease (as defined in Exhibit B-1).  At Closing, Buyer, Tenant and Warrior (as
defined in Exhibit B-1) shall
enter into a Consent to Sublease (the “Consent
to Sublease”) containing terms acceptable to Buyer, Tenant and
Warrior.

9.4.         Seller
Performance.  Seller shall have performed and complied with
all the agreements and conditions required in this Agreement to be performed
and complied with by Seller prior to Closing; and Escrow Holder may deem all
such items to have been performed and complied with when Seller has deposited
all items in Escrow as required hereunder.

9.5.         Title
Policy.  Title Company will issue its ALTA Extended
Coverage Owner’s Policy of Title Insurance (rev’d 10/17/70) in the amount of
the Purchase Price showing title vested in Buyer subject only to the Permitted
Exceptions and the usual exceptions found in said policy, together with such
endorsements as the Title Company shall have committed to issue prior to the
Review Period Expiration Date; provided, Buyer shall confirm with Title Company
prior to the Review Period Expiration Date, that it can issue the policy form
described above.

 11

9.6.         No
Termination.  This Agreement shall not have been terminated
pursuant to any other provision hereof.

10.          CLOSING DELIVERIES.  At
Closing, Seller shall deliver or cause to be delivered to Buyer the following
and Buyer shall deliver to Seller, or cause to be delivered to Seller, Buyer’s
signatures on the applicable documents as follows:

10.1.       Deed.  The
Grant Deed for the Land, in the form of Exhibit
D, executed by Seller, in recordable form conveying the Land and the
Improvements to Buyer free and clear of all liens, claims and encumbrances
except for the Permitted Exceptions.

10.2.       General
Assignment.  An assignment, in the form of Exhibit E, executed by Seller and Buyer, of
all right, title and interest of Seller and its agents in and to the Intangibles
(including, but not limited to, the governmental approvals all guarantees and
warranties given to Seller that have not expired (either on a “claims made” or “occurrences”
basis), in connection with the operation, construction, improvement, alteration
or repair of the Property).

10.3.       Assignment
of Contracts.  Two (2) duly executed counterparts of an
assignment, in the form of Exhibit F,
executed by Seller and Buyer, whereby Seller assigns, and Buyer assumes, those
of the Contracts that Buyer may elect (in its sole discretion) in writing to
assume on or prior to the Review Period Expiration Date (the “Contract Assignment”).

10.4.       National RV Lease.  An
original of the National RV Lease, executed in counterpart by Tenant and Buyer.

10.5.       Guaranty.  An
original of the Guaranty, executed by Seller.

10.6.       Letter of Credit. 
Seller shall deliver to Buyer the letter of credit required to be
deposited by Seller under the National RV Lease.

10.7.       Consent
to Sublease.  An original of the Consent to Sublease,
executed by Buyer, Warrior and Tenant.

10.8.       Keys.  Keys
to all locks located in the Property, to the extent in Seller’s possession or
control.  However, due to Security and
Exchange Commission regulations and other laws related to the security of
public company documents and information, Seller shall be permitted to retain
the right to exclude Buyer from certain designated areas.  Buyer shall be permitted supervised access to
such designated areas upon reasonable notice during normal business hours.  Such rights shall be documented in the
National RV Lease.

10.9.       ALTA
Statement.  If required by the Title Company, an ALTA (or
comparable) Statement, in the form of Exhibit
G, executed by Seller.

10.10.     Original
Documents.  To the extent not previously delivered to Buyer,
originals of the assigned Contracts, permits or approvals.

 12
 

10.11.     Closing
Statement.  A closing statement conforming to the
proration and other relevant provisions of this Agreement shall be provided by
the Escrow Holder, duly executed by Buyer and Seller.

10.12.     Plans
and Specifications.  All plans and specifications related to the
Property in Seller’s possession and control or otherwise available to Seller.

10.13.     Entity
Transfer Certificate.  Entity Transfer Certification, in the form of
Exhibit H, confirming that Seller
is a “United States Person” within the meaning of Section 1445 of the Internal Revenue Code of 1986, as
amended and the California equivalent thereto, Form 593-C.

10.14.     Closing
Certificates.  Certificates, signed by each of Seller and
Buyer, in the form of Exhibit I,
certifying to the Buyer and Seller, respectively, that the representations and
warranties of such party contained in this Agreement are true and correct as of
the Closing Date, in all material respects.

10.15.     Other.  Such
other documents and instruments as may reasonably be required by Buyer or the
Title Company and that may be reasonably necessary or appropriate to consummate
this transaction and to otherwise effect the agreements of the parties hereto.

11.          CONDITIONS
PRECEDENT TO CLOSING BENEFITING SELLER.  The
following shall be additional Conditions Precedent to Seller’s obligation to
close hereunder:

11.1.       Purchase Price.  The
Purchase Price, plus or minus prorations, shall be delivered to the Title
Company in escrow for disbursement to Seller.

11.2.       National RV Lease.  At Closing, Buyer authorizes escrow to
release to Seller its executed counterpart to the National RV Lease.

11.3.       Representations
and Warranties.  As of the Closing Date, the representations
and warranties made by Buyer to Seller as of the Effective Date shall be true,
accurate and correct in all respects as if specifically remade at that time.

11.4.       Buyer
Performance.  Buyer shall have performed and complied with
all the agreements and conditions required in this Agreement to be performed
and complied with by Buyer prior to Closing; and Escrow Holder may deem all
such items to have been performed and complied with when Buyer has deposited
all items in Escrow as required hereunder.

11.5.       Board
Approval.  Seller shall have obtained the approval of
its board of directors with respect to the sale of the Property hereunder on or
before January 24, 2007.

11.6.       No
Termination.  This Agreement shall not have been terminated
pursuant to any other provision hereof.

In
the event Seller terminates this Agreement pursuant to Section 11.5,
then in addition to causing Escrow Holder to immediately return the Deposit to
Buyer, Seller shall also pay to Buyer, within thirty (30) days after receipt a
written invoice from Buyer, Buyer’s actual out-of-

 13
 

pocket
expenses incurred in connection with the negotiation of this Agreement and
Buyer’s performance of its Due Diligence Inspection (not to exceed, in the
aggregate, $50,000).  The terms of this Section 11 shall survive the termination of this Agreement.

12.          PRORATIONS AND
ADJUSTMENTS.  The following shall be prorated and adjusted
between Seller and Buyer as of the Closing Date, except as otherwise specified:

12.1.       Taxes. 
Buyer and Seller shall not prorate real estate taxes and assessments at
Closing as the payment of such real estate taxes and assessments shall be the
sole responsibility of Tenant under the National RV Lease.

12.2.       Base
Rent.  Buyer shall receive a credit at Closing for
the base rent owing from Tenant pursuant to the National RV Lease, for the
portion of the month in which the Closing occurs that Tenant is a tenant under
the National RV Lease.

12.3.       Utilities Contracts.  The
parties shall not prorate water, electricity, sewer, gas, telephone and other
utility charges (collectively, “Utilities”)
as well as amounts due pursuant to any Contracts, since under the terms of the National RV
Lease, Tenant shall be responsible for the timely payment of all such Utilities
and Contracts.

12.4.       Other.  Such
other items as are customarily prorated in transactions of this nature shall be
ratably prorated.

For purposes of calculating prorations, Buyer shall be deemed to be in
title to the Property, and therefore entitled to the income therefrom and
responsible for the expenses thereof, for the entire day upon which the Closing
occurs.  All such prorations shall be
made on the basis of the actual number of days of the year and month that shall
have elapsed as of the Closing Date.  The
amount of such prorations shall be adjusted in cash after Closing, as and when
complete and accurate information becomes available.  Seller and Buyer agree to cooperate and use
their good faith and diligent efforts to make such adjustments as soon as is
reasonably practicable after the Closing, but in no event later than December
31, 2007.  Items of income and expense
for the period prior to the Closing Date will be for the account of Seller and
items of income and expense for the period on and after the Closing Date will
be for the account of Buyer, all as determined by the accrual method of
accounting.  Bills received after Closing
that relate to expenses incurred, services performed or other amounts allocable
to the period prior to the Closing Date shall be paid by Seller.  Any amounts not so paid by Seller may be set
off against amounts (if any) otherwise due Seller hereunder.  The obligations of the parties pursuant to
this Section 12 shall survive the
Closing and shall not merge into any documents of conveyance delivered at
Closing.

13.          CLOSING EXPENSES. 
Buyer will pay the premium for the Title Policy allocable to the “extended
coverage” thereunder, the cost of any Endorsements, the cost of the Survey, one
half the costs of any escrows hereunder and the cost of recording the Grant
Deed.  Seller shall pay all documentary,
county and municipal transfer taxes, premium for the Title Policy allocable to
the CLTA “standard coverage” thereunder, any pre-payment penalties associated
with the payment of any Seller indebtedness encumbering the Land or the

 14
 

Improvements
as contemplated under Section 5 above,
and one-half of the cost of any escrows hereunder.  Any and all other costs shall be allocated in
accordance with local custom.

14.          DESTRUCTION, LOSS
OR DIMINUTION OF PROJECT.  If, prior to Closing, all or
any portion of the Land or the Improvements are damaged by fire or other
natural casualty (collectively “Casualty Damage”), or are taken or made subject to condemnation,
eminent domain or other governmental acquisition proceedings (collectively “Eminent Domain”), then the following procedures shall apply:

(a)                                  If the aggregate cost of repair or
replacement of the Casualty Damage (collectively, “repair
and/or replacement”) is $1,000,000  or less, in the opinion of Buyer’s and Seller’s respective
engineering consultants, Buyer shall close and take the Property as diminished
by such events, subject to an assignment of Seller’s casualty insurance
proceeds (plus the amount of any unpaid deductible) or an assignment of any
condemnation award, as applicable.

(b)                                 If the aggregate cost of repair and/or
replacement of the Casualty Damage is greater than $1,000,000, in the opinion of Buyer’s and Seller’s respective
engineering consultants, or in the event of an Eminent Domain, then Buyer, at
its sole option, may elect either to (i) terminate this Agreement by written
notice to Seller in which event the provisions of Section 21.8
governing a permitted termination by Buyer shall apply; or (ii) proceed to
close subject to an assignment of the proceeds of Seller’s casualty insurance
for all Casualty Damage plus the amount of any unpaid deductible (or
condemnation awards for any Eminent Domain). 
In such event, Seller shall fully cooperate with Buyer in the adjustment
and settlement of the insurance claim. 
The proceeds and benefits under any rent loss or business interruption
policies attributable to the period following the Closing shall likewise be
transferred and paid over (and, if applicable, likewise credited on an interim
basis) to Buyer.

15.          DEFAULT.

15.1.       Default
by Seller.  In the event that the sale is not consummated
as a result of the fact that any of Seller’s Representations contained herein
are not true and correct on the Effective Date and continuing thereafter
through and including the Closing Date, or if Seller fails to perform any of
the covenants and agreements contained herein to be performed by Seller within
the time for performance as specified herein (including Seller’s obligation to
close), Buyer may elect either to (i) terminate Buyer’s obligations under this
Agreement by written notice to Seller with a copy to Escrow Holder, in which
event the Deposit shall be returned immediately to Buyer; or (ii) file an
action for specific performance.  Seller
agrees that in the event Buyer elects (ii) above, Buyer shall not be required
to post a bond or any other collateral with the court or any other party as a
condition to Buyer’s pursuit of an action. 
Seller hereby covenants and agrees that in the event that a default on
the part of Seller hereunder is willful in nature, Buyer may (in addition to
any and all other remedies of Buyer hereunder) file an action for damages
actually suffered by Buyer by reason of Seller’s defaults hereunder (including,
but

 15
 

not
limited to, attorneys’ fees, engineering fees, fees of environmental
consultants, appraisers’ fees, and accountants’ fees incurred by Buyer in
connection with this Agreement and any action hereunder).  The provisions of the immediately preceding
sentence shall survive any termination of this Agreement.  Nothing in this Section 15.1 shall be deemed to in any way limit or
prevent Buyer from exercising any right of termination provided to Buyer
elsewhere in this Agreement.

15.1.1.    Default
by Buyer.  BUYER AND SELLER AGREE THAT IT WOULD BE
IMPRACTICAL AND EXTREMELY DIFFICULT TO ESTIMATE THE DAMAGES WHICH SELLER MAY
SUFFER IN THE EVENT BUYER DEFAULTS HEREUNDER AND FAILS TO COMPLETE THE PURCHASE
OF THE PROPERTY AS HEREIN PROVIDED. 
BUYER AND SELLER THEREFORE AGREE THAT A REASONABLE PRESENT ESTIMATE OF
THE NET DETRIMENT THAT SELLER WOULD SUFFER IN THE EVENT OF BUYER’S DEFAULT OR
BREACH HEREUNDER IS AN AMOUNT OF MONEY EQUAL TO THE DEPOSIT WHICH SHALL BE THE
FULL, AGREED AND LIQUIDATED DAMAGES PURSUANT TO CALIFORNIA CIVIL CODE SECTIONS
1671, 1676 AND 1677 AND SHALL NOT CONSTITUTE FORFEITURE OR PENALTY WITHIN THE
MEANING OF CALIFORNIA CIVIL CODE 3275 OR 3369. 
THE FOREGOING SHALL BE SELLER’S SOLE AND EXCLUSIVE REMEDY HEREUNDER.

	
  

  	
   

  	
   

  
	
  SELLERS INITIALS

  	
   

  	
  BUYERS INITIALS

  

 

16.          SUCCESSORS AND
ASSIGNS; TAX-DEFERRED EXCHANGE; NATURAL HAZARDS DISCLOSURE.

16.1.       Assignment.  The
terms, conditions and covenants of this Agreement shall be binding upon, and
shall inure to the benefit of, the parties and their respective nominees,
successors, beneficiaries and assigns; provided, however, no conveyance,
assignment or transfer of any interest whatsoever of, in or to the Property or
of this Agreement shall be made by Seller during the term of this Agreement
(except for the National RV Lease and permitted leasing activities under the
Warrior Sublease).  Buyer may assign all
or any of its right, title and interest under this Agreement to (i) any
third party intermediary (an “Intermediary”)
in connection with a tax-deferred exchange pursuant to Section 1031 of the Internal Revenue Code (an “Exchange”); (ii) any affiliate of
Buyer or First Industrial, L.P. (a “Buyer
Affiliate”); and (iii) any
joint venture, limited liability company or partnership in which Buyer or any
Buyer Affiliate has a direct or indirect interest.  In the event of an assignment of this
Agreement by Buyer, its assignee shall be deemed to be the Buyer hereunder for
all purposes hereof, and shall have all rights of Buyer hereunder (including,
but not limited to, the right of further assignment), but the assignor shall
not be released from liability hereunder. 
Buyer shall inform Seller, in writing, not later than three (3) business
days prior to the Closing Date, of the name of the Grantee to be inserted into
the Grant Deed.

16.2.       Tax-Deferred
Exchange.  In the event Buyer elects to assign this
Agreement to an Intermediary, Seller shall reasonably cooperate with Buyer
(without incurring any additional liability or any additional third party
expenses) in connection with such election and the consummation of the
Exchange, including without limitation, by executing an

 16
 

acknowledgment
of Buyer’s assignment of this Agreement to the Intermediary in a form
reasonably satisfactory to Seller.

16.3.       Natural Hazards Disclosure. 
Buyer and Seller acknowledge that Seller is required to disclose if any
portion of the Land and Improvements lies within the following natural hazard
areas or zones:  (i) a special flood
hazard area designed by the Federal Emergency Management Agency (California
Civil Code Section 1102.17); (ii) an area of potential flooding
(California Government Code Section 8589.4); (iii) a very high fire hazard
severity zone (California Governmental Code Section 51183.5); (iv) a wild
land area that may contain substantial forest fire risks and hazards (Public
Resources Code Section 4136); (v) an earthquake fault or special studies
zone (Public Resources Code Section 2621 et  seq.) or (vi)  a
seismic hazard zone (Public Resources Code Section 2694).  Before the Closing Date, Seller shall provide
Buyer with a Natural Hazard Disclosure Statement (“Disclosure Statement”).

17.          NOTICES.  Any
notice, demand or request which may be permitted, required or desired to be
given in connection therewith shall be given in writing and directed to Seller
and Buyer as follows:

	
  Seller:

  	
   

  	
  Bradley Albrechtsen, CEO

  
	
   

  	
   

  	
  National RV Holdings, Inc.

  
	
   

  	
   

  	
  100 West Sinclair

  
	
   

  	
   

  	
  Perris, California 92571

  
	
   

  	
   

  	
  Fax:

  	
  (951) 943-6117

  
	
   

  	
   

  	
   

  	
   

  
	
  With a copy to

  	
   

  	
   

  	
   

  
	
  its attorneys:

  	
   

  	
  Jonathan Corn

  
	
   

  	
   

  	
  Vice President/General Counsel

  
	
   

  	
   

  	
  National RV Holdings, Inc.

  
	
   

  	
   

  	
  100 West Sinclair

  
	
   

  	
   

  	
  Perris, California 92571

  
	
   

  	
   

  	
  Fax:

  	
  (951) 436-3811

  
	
   

  	
   

  	
   

  	
   

  
	
  Buyer:

  	
   

  	
  First Industrial Acquisitions, Inc.

  
	
   

  	
   

  	
  114 Pacifica Court, Suite 220

  
	
   

  	
   

  	
  Irvine, California 92618

  
	
   

  	
   

  	
  Attn:

  	
  Bob O’Neill

  
	
   

  	
   

  	
  Fax:

  	
  (949) 486-1971

  
	
   

  	
   

  	
   

  	
   

  
	
  With a copy to

  	
   

  	
   

  	
   

  
	
  its attorneys:

  	
   

  	
  Barack Ferrazzano Kirschbaum Perlman & Nagelberg
  LLP

  
	
   

  	
   

  	
  333 West Wacker Drive, #2700

  
	
   

  	
   

  	
  Chicago, Illinois 60606

  
	
   

  	
   

  	
  Attn:

  	
  Brett Feinberg

  
	
   

  	
   

  	
  Fax:

  	
  (312) 984-3150

  

 

 17
 

Notices shall be deemed properly delivered and received: (i) the same
day when personally delivered; or (ii) one day after deposit with Federal
Express or other comparable commercial overnight courier; or (iii) the same day
when sent by confirmed facsimile.

18.          BENEFIT.  This
Agreement is for the benefit only of the parties hereto and their nominees,
successors, beneficiaries and assignees as permitted in Section 16
and no other person or entity shall be entitled to rely hereon, receive any
benefit herefrom or enforce against any party hereto any provision hereof.

19.          LIMITATION OF
LIABILITY.  Neither the shareholders, members or
partners, nor the officers, employees or agents of Seller or Buyer, as the case
may be, shall be liable under this Agreement and all parties hereto shall look
solely to the assets of Seller or Buyer, as the case may be, for the payment of
any claim or the performance of any obligation of Seller or Buyer, as the case
may be.

20.          BROKERAGE.  Each
party hereto represents and warrants to the other that it has dealt with no
brokers or finders in connection with this transaction, except for Grubb &
Ellis Company (“Broker”).  Seller shall pay a brokers’ commission due to
Broker pursuant to a separate agreement. 
Seller and Buyer each hereby indemnify, protect and defend and hold the
other harmless from and against all Losses, resulting from the claims of any
broker, finder, or other such party, other than Broker, claiming by, through or
under the acts or agreements of the indemnifying party.  The obligations of the parties pursuant to
this Section 20 shall survive the
Closing or any earlier termination of this Agreement.

21.          MISCELLANEOUS.

21.1.       Entire
Agreement.  This Agreement constitutes the entire
understanding between the parties with respect to the transaction contemplated
herein, and all prior or contemporaneous oral agreements, understandings,
representations and statements, and all prior written agreements,
understandings, letters of intent and proposals, in each case with respect to
the transaction contemplated herein, are hereby superseded and rendered null
and void and of no further force and effect and are merged into this
Agreement.  Neither this Agreement nor
any provisions hereof may be waived, modified, amended, discharged or
terminated except by an instrument in writing signed by the party against which
the enforcement of such waiver, modification, amendment, discharge or
termination is sought, and then only to the extent set forth in such
instrument.

21.2.       Time
of the Essence.  Time is of the essence of this Agreement.

21.3.       Legal
Holidays.  If any date herein set forth for the
performance of any obligations by Seller or Buyer or for the delivery of any
instrument or notice as herein provided should be on a Saturday, Sunday or
legal holiday, the compliance with such obligations or delivery shall be deemed
acceptable on the next business day following such Saturday, Sunday or legal
holiday.  As used herein, the term “legal holiday” means any state or federal
holiday for which financial institutions or post offices are generally closed
for observance thereof in the State of California.

 18
 

21.4.       Conditions
Precedent.  The obligations of the parties hereunder to
close the transaction contemplated herein are subject to the express Conditions
Precedent set forth in this Agreement, each of which is for the sole benefit of
Buyer and Seller, respectively, and may be waived at any time by written notice
thereof from the applicable party to the other party.  The waiver of any particular Condition
Precedent shall not constitute the waiver of any other.  In the event of the failure of a Condition
Precedent for any reason whatsoever, the benefited party may elect, in its sole
discretion, to terminate this Agreement in which event as to Buyer the
provisions of Section 21.8 governing
a permitted termination by Buyer shall apply.

21.5.       Construction.  This
Agreement shall not be construed more strictly against one party than against
the other merely by virtue of the fact that it may have been prepared by
counsel for one of the parties, it being recognized that both Seller and Buyer
have contributed substantially and materially to the preparation of this
Agreement.  The headings of various
sections in this Agreement are for convenience only, and are not to be utilized
in construing the content or meaning of the substantive provisions hereof.

21.6.       Governing
Law.  This Agreement shall be governed by and
construed in accordance with the State of California.

21.7.       Partial
Invalidity.  The provisions hereof shall be deemed
independent and severable, and the invalidity or partial invalidity or
enforceability of any one provision shall not affect the validity of
enforceability of any other provision hereof.

21.8.       Permitted
Termination.  In the event that Buyer exercises any right
it may have hereunder to terminate this Agreement, prior to the expiration of
the Review Period or, thereafter, in the event of (a) a failure by Seller to
have performed fully or tender performance of its obligations hereunder, (b) a
failure of a condition to Buyer’s obligations set forth in Section 9, or (c) a circumstance entitling
Buyer to the return of the Deposit under Section
14, the Deposit shall be immediately returned to Buyer and neither
party shall have any further liability under this Agreement except as otherwise
expressly provided hereunder.  In all
other events, Seller shall retain the Deposit.

[Signature Page to Follow]

 19

IN WITNESS WHEREOF, the parties hereto have executed this
Agreement of Purchase and Sale on the date first above written.

	
   

  	
  SELLER:

  	 

	
   

  	
   

  	 

	
   

  	
  NATIONAL RV HOLDINGS, INC., a
  Delaware corporation

  	 

	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  

  	
  By:

  	
  \s\ Jon Corn

  
	
   

  	
  Name:

  	
  Jon Corn

  
	
   

  	
  Its:

  	
  Vice President/General Council

  
							

 

 S-1
 

 

	
  

  	
  BUYER:

  	 

	
   

  	
   

  	 

	
   

  	
  FIRST INDUSTRIAL ACQUISITIONS, INC.,
  a Maryland corporation

  	 

	
   

  	
   

  	 

	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  \s\ Bernie Bak

  
	
   

  	
  Name:

  	
   Bernie Bak

  
	
   

  	
  Its:

  	
  Authorized Signatory

  
						

 

 S-2

SCHEDULE OF EXHIBITS

A             Land

B             Contracts

B-1          Permitted Leases

C             Seller’s Deliveries

D             Grant Deed

E              General Assignment

F              Assignment of Contracts

G             Owner’s Affidavit

H             FIRPTA Certificate

I               Closing Certificates

EXHIBIT A

Legal Description of the Land

 A-1

EXHIBIT B

Contracts

None.

 B-1

EXHIBIT B-1

Warrior Sublease

Commercial Lease
(Private) dated February 8, 2006, by and between Tenant and Weekend Warrior
Trailers, Inc. (“Warrior”), as amended by that
certain letter agreement dated September 12, 2006 by and between Tenant and
Warrior.

 B-1

EXHIBIT C

Seller’s Deliveries

1.                                       Copies of any bills and
other notices pertaining to any real estate taxes applicable to the Property
for the current year and the three (3) years immediately preceding the date of
the Agreement.

2.                                       Copies of all
management, maintenance, landscaping repair, pest control, and other service
and/or supply contracts, and any other contracts or agreements relating to or
affecting the Property.

3.                                       Copies of all final,
written, third-party reports regarding soil conditions, ground water, wetlands,
underground storage tanks, subsurface conditions and/or other environmental or
physical conditions relating to the Property, in Seller’s possession or
control.

4.                                       Copies of all
engineering and architectural plans and specifications, drawings, studies and
surveys relating to the Property, in Seller’s possession or control, and copies
of all records pertaining to the repair, replacement and maintenance of the
mechanical systems at the Property, the roof and the structural components of
the Property.

5.                                       Copies of Seller’s most
recent owner’s title policy issued in connection with the Property and the most
recent survey of the Property, if any.

6.                                       Copies of all, if any,
of the following in Seller’s possession or control: subdivision plans or plats,
variances, parcel maps or development agreements relating to the Property; and
licenses, permits, certificates, authorizations, or approvals issued by any
governmental authority in connection with the construction, ownership, use and
occupancy of the Property.

 

 C-1

EXHIBIT D

Grant Deed

RECORDING REQUESTED BY AND

WHEN
RECORDED MAIL TO:

	
  Barack Ferrazzano Kirschbaum

  
	
  Perlman &
  Nagelberg LLP

  
	
  333 West Wacker Drive, Suite 2700

  
	
  Chicago, Illinois 60606

  
	
  Attn: Brett Feinberg

  

 

MAIL
TAX STATEMENTS TO:

First
Industrial Realty Trust, Inc.

898
North Sepulveda Blvd., Suite 750

El
Segundo, California  90245

GRANT DEED

A.P.N.:                                                                                                                                                                                                                                                        Amount of tax due is shown on a separate
writing and is not for public record. (R&T 11932)

FOR VALUE RECEIVED, National RV Holdings, Inc., a Delaware corporation
(“Grantor”), hereby grants to                                                                                        
(“Grantee”), that certain real property
located in the City of Perris, County of Riverside, State of California,
described on Exhibit “A” attached hereto
and made a part hereof, together with all improvements, buildings, structures,
easements, privileges and rights appurtenant thereto (collectively, the “Property”).

IN WITNESS WHEREOF, Grantor has executed this Grant Deed as of               ,
2007.

	
  

  	
  GRANTOR:

  
	
   

  	
   

  
	
   

  	
  NATIONAL RV HOLDINGS, INC., a
  Delaware corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Its:

  	
   

  

 

 D-1
 

 

	
  STATE OF

  	
  )

  
	
   

  	
  )

  
	
  COUNTY OF

  	
  )

  

 

On              ,
2007, before me,                                        ,
a notary public in and for said state, personally appeared                                                                   ,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person whose name is subscribed to the within instrument and
acknowledged to me that he executed the same in his authorized capacity, and
that by the signature on the instrument the person executed the instrument.

WITNESS my hand and official seal.

(SEAL)

	
  

  	
   

  
	
   

  	
  Notary Public

  

 

 D-2
 

EXHIBIT “A”

LEGAL DESCRIPTION

 D-3
 

SEPARATE STATEMENT OF

DOCUMENTARY TRANSFER TAX

Riverside
County Registrar-Recorder

 

 

 

Ladies/Gentlemen:

In accordance with Revenue and Taxation Code section 11932, it is
requested that this statement of documentary transfer tax due not be recorded
with the attached Grant Deed, but affixed to the Grant Deed after recordation
and be returned as directed thereon.

The deed names National RV Holdings, Inc., a Delaware corporation, as
Grantor, and                                                                                            ,
as Grantee.  The Property being
transferred is located in Perris, County of Riverside, State of California.

The amount of documentary transfer tax due on the attached Grant Deed
is                           
                                                    
($                          ),
computed on the full value of the Property (less the value of any liens and
encumbrances remaining on the Property at the time of sale).

	
  

  	
  Very truly yours,

  
	
   

  	
   

  
	
   

  	
  GRANTOR:

  
	
   

  	
   

  
	
   

  	
  NATIONAL RV HOLDINGS, INC., a
  Delaware corporation

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Its:

  	
   

  

 

 

 D-4

EXHIBIT E

GENERAL ASSIGNMENT 

THIS GENERAL ASSIGNMENT (the “Assignment”) is made and entered into this      
day of                   ,
2007 by and between National RV
Holdings, Inc., a Delaware corporation (“Assignor”) and                     
(“Assignee”).

R E
C I T A L S:

WHEREAS, Assignor and First
Industrial Acquisitions, Inc., a Maryland corporation and
predecessor-in-interest to Assignee, entered into that certain Purchase and
Sale Agreement, dated                     ,
2007 (as amended, the “Agreement”),
for the purchase and sale of 3411 N. Perris Boulevard and 100 W. Sinclair
Street, Perris, California (the “Premises”); and

WHEREAS, in connection with
the consummation of the transactions contemplated under the Agreement, Assignor
and Assignee desire to execute this Assignment.

NOW, THEREFORE, in
consideration of good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, the parties agree as follows:

1.             Recitals; Defined Terms.  The foregoing recitals are hereby incorporated
into this Agreement as if fully rewritten and restated in the body of this
Assignment.  Capitalized terms used
herein and not otherwise defined shall have the meanings respectively ascribed
to them in the Agreement.

2.             Assignment of
Intangibles.  Assignor hereby quitclaims unto
Assignee, without recourse, representation or warranty of any kind whatsoever,
all of Assignor’s right, title and interest (if any) in and to all, if any,
Intangibles relating to the Premises. 
Such Intangibles are quitclaimed by Assignor to Assignee on an “AS-IS,” “WHERE-IS,”
“WITH ALL FAULTS” basis, and without any warranties, representations or
guaranties, either express or implied, of any kind, nature or type whatsoever,
except the foregoing shall be without limitation upon any representations and
warranties expressly contained in the Agreement.

3.             Assumption of Obligations.  Assignee hereby accepts the assignment of the
Intangibles subject to the terms and conditions hereof.

4.             Counterparts.  This Assignment may be executed in one or
more multiple counterparts, all of which, when taken together shall constitute
one and the same instrument.

5.             Governing Law.  This Assignment shall be governed by and
construed in accordance with the laws of the State of California.

6.             Partial Invalidity.  The provisions hereof shall be deemed
independent and severable, and the invalidity or enforceability of any one
provision shall not affect the validity or enforceability of any other
provision hereof.

 E-1
 

IN WITNESS WHEREOF, Assignor
and Assignee have executed this Assignment on the date first above written.

	
   

  	
  ASSIGNOR:

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  NATIONAL
  RV HOLDINGS, INC., a Delaware corporation

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Its:

  	
   

  

 

 E-2
 

 

	
   

  	
  ASSIGNEE:

  
	
   

  	
   

  
	
   

  	
   

  

 

 E-3

EXHIBIT F

ASSIGNMENT AND ASSUMPTION OF CONTRACTS 

THIS ASSIGNMENT AND ASSUMPTION OF
CONTRACTS (the “Assignment”) is made and entered
into this          day of                        ,
2007, by and between NATIONAL
RV HOLDINGS, INC., a
Delaware corporation (“Assignor”),
and                                        
                             
(“Assignee”).

R E
C I T A L S:

WHEREAS, Assignor and First
Industrial Acquisitions, Inc., a Maryland corporation and
predecessor-in-interest to Assignee, entered into that certain Purchase and
Sale Agreement, dated                                 ,
2006 (as amended, the “Agreement”),
for the purchase and sale of the buildings commonly known as 3411 N. Perris
Boulevard and 100 W. Sinclair Street, Perris, California (the “Premises”); and

WHEREAS, in connection with
the consummation of the transactions contemplated under the Agreement, Assignor
and Assignee desire to execute this Assignment.

NOW, THEREFORE, in
consideration of good and valuable consideration, the receipt and sufficiency
of which are hereby acknowledged, the parties agree as follows:

7.             Recitals; Defined Terms.  The
foregoing recitals are hereby incorporated into this Agreement as if fully
rewritten and restated in the body of this Assignment.  Capitalized terms used herein and not
otherwise defined shall have the meanings respectively ascribed to them in the
Agreement.

8.             Assignment of Contracts. Assignor hereby sells, transfers, conveys
and assigns to Assignee all of its right, title and interest in and to any and
all contracts and agreements relating to the management, leasing, operation,
maintenance and repair of the Premises, as set forth on Exhibit A
attached hereto and made a part hereof (collectively, the “Contracts”),
subject, however, to the terms and covenants of the Contracts and this
Assignment.

9.             Assumption of Obligations. 
Assignee hereby accepts the assignment of the Contracts subject to the
terms and conditions hereof, and from and after the date hereof, Assignee
hereby assumes and shall be responsible for and shall perform, discharge and
fulfill all of the obligations imposed on Assignee, as the owner of the
Premises and the successor-in-interest to Assignor, under the Contracts, which
obligations accrue after the date hereof.

10.          Assignee’s Indemnification. 
Assignee hereby indemnifies, protects, defends and holds Assignor,
Assignor’s shareholders, the partners, officers and directors of Assignor’s
shareholders, and all of their respective successors and assigns harmless from
any and all claims, damages, losses, suits, proceedings, costs and expenses,
including, without limitation, reasonable attorneys’ fees (“Losses”), both known or unknown, present and future, at law
or in equity, arising out of, by virtue of, or in any way related to, the breach
by Assignee of (or Assignee’s failure to timely perform) any or all of the
obligations imposed on Assignee, as the owner of the

 F-1
 

Premises and the
successor-in-interest to Assignor, under the Contracts, which obligations
accrue after the date hereof.

11.          Assignor’s Indemnification. 
Assignor hereby indemnifies, protects, defends and holds Assignee,
Assignee’s                            ,
the partners, officers, directors and shareholders of Assignee’s                               
and all of their respective successors and assigns harmless from any and all
Losses, both known and unknown, present and future, at law or in equity and
arising out of, by virtue of, or related in any way to, the breach by Assignor
of (or Assignor’s failure to timely perform) any or all of the obligations
imposed upon Assignor, as the owner of the Premises prior to the date hereof,
under the Contracts, which obligations accrued on or prior to the date hereof.

12.          Counterparts.  This
Assignment may be executed in one or more multiple counterparts, all of which,
when taken together shall constitute one and the same instrument.

13.          Governing Law.  This
Assignment shall be governed by and construed in accordance with the laws of
the State of California.

14.          Partial Invalidity.  The
provisions hereof shall be deemed independent and severable, and the invalidity
or enforceability of any one provision shall not affect the validity or
enforceability of any other provision hereof.

[SIGNATURE
PAGES TO FOLLOW]

 F-2
 

IN WITNESS WHEREOF, Assignor and Assignee have
executed this Assignment on the date first above written.

	
  

  	
  ASSIGNOR:

  
	
   

  	
   

  	
   

  
	
   

  	
  NATIONAL
  RV HOLDINGS, INC., a Delaware corporation

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Its:

  	
   

  
				

 

 F-3
 

 

	
  

  	
  ASSIGNEE:

  
	
   

  	
   

  
	
   

  	
   

  	
  a

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Its:

  	
   

  
					

 

 F-4
 

EXHIBIT A

Service Contracts

 F-5

EXHIBIT G

Owner’s Affidavit

 G-1

EXHIBIT H

Entity
Transfer Certificate

 H-1

EXHIBIT I

CLOSING DATE CERTIFICATE

On this               
day of                      ,
2007,                                                                                                        , a                                                                       
(“              ”),
under that certain Purchase and Sale Agreement (the “Agreement”)
dated as of                                            
by and between              
and                                                              (“               ”), hereby represents and warrants to                         ,
that, as of the date hereof, all of the representations and warranties of                         
set forth in the Agreement are true and correct in all material respects.

[REMAINDER
OF THIS PAGE IS INTENTIONALLY LEFT BLANK]

 I-1
 

 

	
  

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  	
   

  
	
   

  	
  Its:

  	
   

  
					

 

 I-2Exhibit
10.15

FOURTH AMENDMENT TO

PURCHASE
AND SALE AGREEMENT

THIS FOURTH AMENDMENT TO PURCHASE
AND SALE AGREEMENT (this “Fourth Amendment”) is entered into as of
March 19, 2007, by and between First Industrial Acquisitions, Inc., a Maryland
corporation (“Buyer”) and National RV Holdings, Inc., a Delaware
corporation (“Seller”).

RECITALS:

A.            Buyer
and Seller entered into that certain Purchase
and Sale Agreement (the “Original Agreement”)
dated as of December 27, 2007, as amended by that certain Amended/Supplemental
Escrow Instructions dated as of February 9, 2007, that certain
Amended/Supplemental Escrow Instructions dated as of February 14, 2007 and that
certain Amended/Supplemented Escrow Instructions dated as of February 21, 2007
(as amended, the “Agreement”).

B.            Buyer
and Seller desire to amend the Agreement in accordance with the terms and
conditions set forth below.

AGREEMENT:

1.             Recitals.  The
recitals set forth above are herby incorporated into the body of this Fourth
Amendment as if fully restated herein.

2.             Defined Terms.  All
capitalized terms used herein which are not defined herein shall have the
meanings ascribed to them in the Agreement.

3.             Board Approval.  The expiration date for the Condition
Precedent regarding the approval of the board of directors of Seller (the “Seller’s Board”) as set forth in Section 11.5 of the
Original Agreement is hereby extended until April 5, 2007.  In the event Seller obtains such approval
from its board of directors prior to April 5, 2007, Seller shall have the right
to waive such Condition Precedent by delivery of written notice to Buyer (such
waiver, a “Board Contingency Waiver”).  If Seller’s Board conditions its approval on
the modification of certain terms of the transaction described in the
Agreement, in no event shall Buyer be obligated to accept such modified terms
unless Buyer agrees to such modified terms, in writing.  In the event that Seller fails to exercise
its termination right set forth in Section 11.5 of the Original Agreement on or
prior to April 5, 2007, then the Condition Precedent set forth in Section 11.5
shall automatically be deemed waived by Seller.

4.             Expense Reimbursement.  The second to last sentence contained in
Section 11 of the Original Agreement is hereby deleted in its entirety and replaced
with the following: “In the event
Seller terminates this Agreement pursuant to Section 11.5, then in addition to
causing Escrow Holder to immediately return the Deposit to Buyer, Seller shall
also pay to Buyer, within thirty (30) days after receipt a written invoice from
Buyer, Buyer’s actual out-

of-pocket
expenses incurred in connection with the negotiation of this Agreement and
Buyer’s performance of its Due Diligence Inspection (not to exceed, in the
aggregate, $100,000.00).”

5.             Review Period Expiration Date.  The
Review Period Expiration Date is hereby extended until 5:00 p.m. (California
time) on the date that is twelve (12) days after the earlier to occur of Buyer’s
receipt of the Board Contingency Waiver or April 5, 2007.

6.             Closing Date.  The
Closing Date shall occur on the date that is seven (7) days after the Review
Period Expiration Date.

7.             Full Force and
Effect.  Except as specifically amended hereby, the
Agreement remains in full force and effect and is hereby ratified by the
parties hereto.  In the event that any of
the terms or conditions of the Agreement conflict with this Fourth Amendment,
the terms and conditions of this Fourth Amendment shall control.  Any references to the “Agreement” made in any
closing documents or instruments delivered at closing shall be deemed to mean
the Agreement as amended hereby.

8.             Counterparts.  This Fourth Amendment may be executed in any
number of identical counterparts, any or all of which may contain the
signatures of less than all of the parties, and all of which shall be construed
together as a single instrument.  For
purposes of this Fourth Amendment, signatures by facsimile shall be binding to
the same extent as original signatures.

[Signature Pages Follow]

 

 2

IN WITNESS WHEREOF, the parties have executed this Fourth
Amendment as of the date first set forth above.

	
   

  	
  SELLER:

  
	
   

  	
   

  
	
   

  	
  NATIONAL RV HOLDINGS, INC., a
  Delaware corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
  \s\ Jon Corn

  
	
   

  	
  Its:

  	
  Vice President
  /General Council

  

 

 S-1
 

 

	
  

  	
  BUYER:

  
	
   

  	
   

  
	
   

  	
  FIRST INDUSTRIAL ACQUISITIONS, INC., a
  Maryland corporation

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
    \s\
  Johannson L. Yap

  
	
   

  	
  Name:

  	
  Johannson L. Yap

  
	
   

  	
  Its:

  	
  Authorized Signatory

  
						

 

 

 S-2

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