Document:

EX-10.105

 Exhibit 10.105 
  

PURCHASE AND SALE AGREEMENT 

AND JOINT ESCROW INSTRUCTIONS 

BETWEEN 
 MASSACHUSETTS MUTUAL
LIFE INSURANCE COMPANY, 
 a corporation organized and existing under the laws of the State of Massachusetts 

AS SELLER 
 and 

KBSIII 201 SPEAR STREET, LLC, 

a Delaware limited liability company 

AS BUYER 
 For 

201 Spear Street 
 San Francisco,
California 
 October 29, 2013 

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
			
	 1.
	  	Purchase and Sale	  	 	1	  
			
	 2.
	  	Purchase Price	  	 	2	  
			
	 3.
	  	Method of Payment of Purchase Price	  	 	2	  
			
	 4.
	  	Escrow	  	 	3	  
			
	 5.
	  	Title	  	 	13	  
			
	 6.
	  	Buyer’s Conditions	  	 	14	  
			
	 7.
	  	Natural Hazard Disclosures	  	 	18	  
			
	 8.
	  	Possession	  	 	18	  
			
	 9.
	  	Remedies	  	 	18	  
			
	 10.
	  	Disclosure of Documents	  	 	21	  
			
	 11.
	  	Leasing, Operation and Maintenance Prior to Closing	  	 	22	  
			
	 12.
	  	Representation and Warranties and Disclaimer	  	 	23	  
			
	 13.
	  	Limitations on Actions	  	 	30	  
			
	 14.
	  	Miscellaneous	  	 	31	  
			
	 15.
	  	Destruction	  	 	35	  
			
	 16.
	  	Condemnation	  	 	35	  
			
	 17.
	  	Tax Deferred Exchange	  	 	36	  
			
	 18.
	  	Certain Seller Approvals	  	 	36	  
			
	 19.
	  	Rule 3-14 Audit	  	 	36	  

  
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	 EXHIBITS:
	  	
	 EXHIBIT A
	  	 Description of the Real Property

	 EXHIBIT B
	  	 Form of Grant Deed

	 EXHIBIT C
	  	 Form of Bill of Sale, Assignment and Assumption

	 EXHIBIT D
	  	 Form of Tenant Notice Letter

	 EXHIBIT E
	  	 Form of Tenant Estoppel Certificate

	 EXHIBIT F
	  	 Schedule of Leases and Licenses

	 EXHIBIT G
	  	 Schedule of Service Contracts

	 EXHIBIT H
	  	 Leasing Costs

	 EXHIBIT I
	  	 Form of Contractor’s Certificate

	 EXHIBIT J
	  	 Form of Proforma Title Policy

  
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 INDEX 
  

					
	 	  	Page(s)	 
		
	 Additional Rents
	  	 	10	  
	 Adviser
	  	 	34	  
	 Adviser Employee
	  	 	30	  
	 Agreement
	  	 	1	  
	 Anti-Terrorism Order
	  	 	24	  
	 Approved Estoppels
	  	 	17	  
	 Bill of Sale
	  	 	5	  
	 Broker
	  	 	32	  
	 Business Day
	  	 	34	  
	 Buyer
	  	 	1	  
	 Buyer Default
	  	 	18	  
	 Buyer’s Contingency Period
	  	 	14	  
	 Buyer’s Deal Costs
	  	 	21	  
	 Cancellation Costs
	  	 	6	  
	 Closing
	  	 	3	  
	 Closing Deadline
	  	 	3	  
	 Deposit
	  	 	2	  
	 Destroyed or Substantially Damaged
	  	 	35	  
	 Documents
	  	 	21	  
	 Due Diligence Termination Notice
	  	 	16	  
	 Effective Date
	  	 	1, 2	  
	 Escrow
	  	 	3	  
	 Escrow Holder
	  	 	3	  
	 Estoppel Deadline
	  	 	17	  
	 Excluded Hazardous Substances
	  	 	26	  
	 Execution Date
	  	 	1	  
	 Existing Survey
	  	 	13	  
	 First Deposit
	  	 	2	  
	 First Extension Right
	  	 	4	  
	 Fourth Deposit
	  	 	4	  
	 Grant Deed
	  	 	4	  
	 Hazardous Substance
	  	 	27	  
	 Independent Consideration
	  	 	3	  
	 Intangible Personal Property
	  	 	2	  
	 Leases
	  	 	1	  
	 Leasing Costs
	  	 	9	  
	 Management Committee Approval
	  	 	36	  
	 Manager
	  	 	14	  
	 Natural Hazard Expert
	  	 	18	  
	 Negotiated Agreements
	  	 	22	  
	 Non-Foreign Tax Status Certificate
	  	 	5	  
	 Opening of Escrow
	  	 	3	  

  
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	 Permitted Disclosure Parties
	  	 	21	  
	 Prepared Estoppels
	  	 	16	  
	 Prior Inspection Notice
	  	 	14	  
	 Proforma Policy
	  	 	14	  
	 Property
	  	 	1	  
	 Property Agreements
	  	 	15	  
	 Purchase Price
	  	 	2	  
	 Real Property
	  	 	1	  
	 REIT
	  	 	33	  
	 Released Parties
	  	 	26	  
	 Rule 3-14 Audit
	  	 	36	  
	 Second Deposit
	  	 	2	  
	 Second Extension Right
	  	 	4	  
	 Security Deposits
	  	 	2	  
	 Seller
	  	 	1	  
	 Seller Default
	  	 	6	  
	 Seller Parties
	  	 	22	  
	 Seller Termination Date
	  	 	36	  
	 Seller Termination Notice
	  	 	36	  
	 Seller’s Warranties
	  	 	23	  
	 Service Contracts
	  	 	2	  
	 SNDA’s
	  	 	17	  
	 Survey
	  	 	13	  
	 Survival Period
	  	 	30	  
	 Tangible Personal Property
	  	 	1	  
	 Taxes
	  	 	7	  
	 Tenant Estoppel Condition
	  	 	17	  
	 Tenant Notice
	  	 	5	  
	 Tenant Receivables
	  	 	8	  
	 Third Deposit
	  	 	4	  
	 Title Company
	  	 	13	  
	 Title Documents
	  	 	13	  
	 Title Policy
	  	 	14	  
	 Unbilled Tenant Receivables
	  	 	8	  
	 Uncollected Delinquent Tenant Receivables
	  	 	8	  
	 Updated Survey
	  	 	13	  

  
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 PURCHASE AND SALE AGREEMENT 

AND JOINT ESCROW INSTRUCTIONS 

This Purchase and Sale Agreement and Joint Escrow Instructions (the “Agreement”) is made as of
October 29, 2013 by and between MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY, a corporation organized and existing under the laws of the State of Massachusetts (“Seller”), and KBSIII 201 SPEAR STREET, LLC, a
Delaware limited liability company (“Buyer”). This Agreement shall be effective (the “Effective Date”) when a fully executed copy of this Agreement (or a fully executed copy in counterparts) is deposited with the
Escrow Holder (as defined below). Escrow Holder is hereby instructed to immediately notify each party to this Agreement of the Effective Date. In addition, each signatory of this Agreement on behalf of Buyer and Seller shall insert the date on which
he or she signs this Agreement. The last date so inserted shall be the “Execution Date.” 
 Buyer and
Seller hereby agree as follows: 
 1.        Purchase and Sale. Upon
and subject to the terms and conditions set forth in this Agreement, Seller hereby agrees to sell to Buyer and Buyer hereby agrees to buy from Seller the following property (collectively, the “Property”): 

(a)        that certain real property located in the City of
San Francisco, County of San Francisco, State of California, known as 201 Spear Street, San Francisco, California and more particularly described in Exhibit A attached hereto, together with all easements, hereditaments and
appurtenances thereto and all improvements (the “Improvements”) situated thereon (collectively, the “Real Property”). 

(b)        All of Seller’s right, title and interest, in and to
the leases affecting the Property, a list of which is attached hereto as Exhibit F, including without limitation any leases executed in accordance with this Agreement after the Effective Date, including all amendments and modifications to the
Leases and all guaranties ensuring performance of the obligations under the Leases (collectively, the “Leases”); 

(c)        All of Seller’s right, title and interest, if any, in
the equipment, machinery, furniture, furnishings, supplies and other tangible personal property, if any, (excluding cash) owned by Seller and now or hereafter located or used in connection with the operation, ownership or management of the Real
Property but specifically excluding any items of personal property owned by (i) tenants that are on the Real Property (ii) third parties and leased to Seller, or (iii) Seller’s property manager (collectively, the
“Tangible Personal Property”), provided that the personal computer which contains the software for the operation of the elevators at the Property shall constitute Tangible Personal Property hereunder and shall be conveyed to
Buyer at Closing (and with the exception of the foregoing, Seller confirms to Seller’s knowledge that the property manager for the Real Property does not own any other personal property used in the operation or management of the Real Property).

 (d)        All of Seller’s right, title and interest, if
any, in all intangible personal property related to the Real Property, including, without limitation, contracts 

  
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related to the construction, operation and management of the Real Property, if any, a list of which is attached hereto as Exhibit G (collectively, the “Service
Contracts”) (but Seller’s right, title and interest therein shall only be assigned to the extent Seller’s obligations thereunder are expressly assumed by Buyer pursuant to this Agreement), all licenses, blueprints, maps, drawings,
plans and specifications and governmental permits and approvals, and to the extent assignable, guaranties and warranties made by any contractors, subcontractors, vendors or suppliers, regarding their performance or the quality of materials supplied
in connection with the construction of or operation of all or any of the Real Property and all right, title and interest of Seller, if any, in and to any websites, trade names or domain names relating specifically to the Property (collectively, the
“Intangible Personal Property”); and 

(e)        All of Seller’s right, title and interest in and to
all refundable security deposits of Tenants of the Real Property to the extent delivered by Tenants under the terms of their Leases and not previously applied or refunded by Seller or its predecessors (collectively, the “Security
Deposits”). 
 2.        Purchase
Price.     The purchase price for the Property (the “Purchase Price”) shall be One Hundred Twenty-One Million Dollars ($121,000,000). 

3.        Method of Payment of Purchase Price.    
The Purchase Price shall be paid by Buyer to Seller at the Closing (as that term is defined in Section 4.3, below). Buyer shall make the following deposits into the Escrow (as defined in Section 4.1, below): 

3.1        First Deposit.     Within one (1) Business
Day after the parties’ mutual execution and delivery of this Agreement, Buyer shall deposit into the Escrow the sum of One Million and No/100ths Dollars ($1,000,000.00) (the “First Deposit”), which sum may be delivered to and
retained by Seller as liquidated damages pursuant to Section 9 below. 

3.2        Second Deposit.     Within one
(1) business day after the parties’ mutual execution and delivery of this Agreement, and provided that neither Seller nor Buyer has elected to terminate this Agreement pursuant to the terms of this Agreement and cancel the Escrow created
pursuant hereto pursuant to the terms of this Agreement, Buyer shall deposit into the Escrow the sum of Nine Million and No/100ths Dollars ($9,000,000.00) (the “Second Deposit”), which sum (together with the First Deposit) will be
held pursuant to the terms of this Agreement, including, without limitation, for application to the Purchase Price upon the Closing or retention by Seller as liquidated damages pursuant to Section 9 below. The First Deposit and the
Second Deposit (collectively, the “Deposit”), together with all interest earned thereon while held in the Escrow, will be applied to the Purchase Price upon the Closing, and is subject to refund to Buyer, or retention by Seller, on
the terms and conditions provided in this Agreement. Time is of the essence for the delivery of the First Deposit or the Second Deposit under this Agreement. Accordingly, the failure of Buyer to timely deliver to Escrow Holder the First Deposit or
the Second Deposit shall (unless otherwise agreed in writing by Seller and Buyer) serve to immediately terminate this Agreement as of the date the applicable portion of the Deposit was required to be delivered hereunder. In the event of such deemed
termination, the portion of the Deposit previously delivered, less the amounts, if any, payable by Buyer upon such termination in accordance with the terms of Section 4.6(a) of this Agreement, shall be returned to Buyer by

  
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the Escrow Holder, and thereafter neither Seller nor Buyer shall have any remaining rights or obligations hereunder except for those obligations which are expressly stated hereunder as
obligations which survive the termination hereof. 
 3.3        Cash at
Closing.     The balance of the Purchase Price, together with Buyer’s share of all closing costs and any net prorations charged to Buyer, shall be placed into the Escrow by wire transfer of immediately available funds or
in other good funds acceptable to the Escrow Holder sufficiently in advance of Closing so as to permit Escrow Holder to close the Escrow on the date and within the time period required by this Agreement. 

3.4        Independent Consideration.     Notwithstanding
any provision set forth in this Agreement, One Hundred Dollars ($100.00) of the First Deposit shall be non-refundable in all events at any time prior to the Closing (the “Independent Consideration”). The Independent Consideration
shall be applicable to the Purchase Price at Closing. The Independent Contract Consideration is in addition to and independent of all other consideration provided in this Agreement, and is nonrefundable in all events, and shall be paid to Seller
separate from the Deposit. 
 4.        Escrow. 

4.1        Opening; Joint Instructions.     Upon the
execution and delivery of this Agreement, Buyer and Seller shall open an escrow (the “Escrow”) with Stewart Title Guaranty Company (the “Escrow Holder”), whose address is Stewart Title Guaranty Company, National
Title Services, One Washington Mall, Suite 1400, Boston, MA 02108 , Attention: Andrew C. Turbide, Esq., Underwriting Counsel [phone (617) 933-2421, e-mail: aturbide@stewart.com]. The purchase and sale of the Property shall be completed through
the Escrow. This Agreement, together with the provisions of the additional instructions described in Section 4.2, shall constitute joint escrow instructions to the Escrow Holder in connection with the Escrow. The “Opening of
Escrow” shall be deemed to occur when Escrow Holder has received counterparts of this Agreement signed by Buyer and Seller, and Escrow Holder has signed and delivered to Seller and Buyer the “Joinder by Escrow Holder” set forth
below the Buyer and Seller signature blocks below. 
 4.2        Additional
Instructions.     If required by Escrow Holder, Buyer and Seller further agree to execute Escrow Holder’s usual form of supplemental escrow instructions for transactions of this type as Escrow Holder may reasonably
request and as are reasonably acceptable to Buyer and Seller and as are not inconsistent with the provisions of this Agreement; provided, however, that such supplemental escrow instructions shall be for the purpose of implementing this Agreement,
and such instructions shall incorporate this Agreement by reference and shall specifically provide that no provision thereof shall have the effect of modifying this Agreement unless it is so expressly stated and initialed on behalf of Buyer and
Seller. 
 4.3        Closing Deadline.     The Grant
Deed (as that term is defined in Section 4.4, below) shall be recorded (the “Closing”) and the Escrow shall close on the later of Wednesday, November 13, 2013 (the “Closing Deadline”), or upon such
later date to which the Closing Deadline is specifically extended pursuant to the express terms of this Agreement. The date on 

  
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which the Closing occurs is sometimes referred to herein as the “Closing Date.” Time is specifically of the essence as to the Closing Deadline, and the Closing Deadline shall not
be extended except by the mutual written agreement of Buyer and Seller. 
 Buyer shall have the right (“First
Extension Right”) to extend the Closing Deadline to Tuesday, December 3, 2013, provided that prior to 4:00 p.m., Pacific time, on Friday, November 8, 2013 (a) Buyer shall deliver to Seller and Escrow Holder written
notice confirming Buyer’s election to exercise its First Extension Right hereunder, and (b) Buyer shall have deposited into Escrow the sum of $2,500,000.00 (the “Third Deposit”). The Third Deposit, together with all
interest earned thereon while held in the Escrow, shall be non-refundable and a part of the Deposit hereunder when made, and shall be held pursuant to the terms of this Agreement, including, without limitation, for application to the Purchase Price
upon the Closing or retention by Seller as liquidated damages pursuant to Section 9 below. Time is of the essence in the delivery of the Third Deposit, and the failure of Buyer to timely deliver the Third Deposit shall render the First
Extension Right null and void. 
 In addition, if Buyer properly exercises the First Extension Right, Buyer shall also have
an additional right (“Second Extension Right”) to extend the Closing Deadline to Wednesday, December 18, 2013, provided that prior to 4:00 p.m., Pacific time, on Monday, November 25, 2013 (a) Buyer shall
deliver to Seller and Escrow Holder written notice confirming Buyer’s election to exercise its Second Extension Right hereunder, and (b) Buyer shall have deposited into Escrow the sum of $2,500,000.00 (the “Fourth
Deposit”). The Fourth Deposit, together with all interest earned thereon while held in the Escrow, shall be non-refundable and a part of the Deposit hereunder when made, and shall be held pursuant to the terms of this Agreement, including,
without limitation, for application to the Purchase Price upon the Closing or retention by Seller as liquidated damages pursuant to Section 9 below. Time is of the essence in the delivery of the Fourth Deposit, and the failure of Buyer
to timely deliver the Fourth Deposit shall render the Second Extension Right null and void. It is further agreed, notwithstanding anything to the contrary contained herein, that if Buyer exercises its Second Extension Right as set forth above,
Seller shall have the unilateral right to extend the Closing Deadline to Tuesday, January 7, 2014, by providing written notice to Buyer and Escrow Holder by no later than 4:00 p.m., Pacific time, on Wednesday, November 27, 2013. 

4.4        Closing Deliveries. 

4.4.1     Deliveries by Seller.     Seller shall deliver to the Escrow
Holder, no later than one (1) Business Day prior to the Closing, the following documents: 

(a)        A deed to the Property, in the form of
Exhibit B attached hereto, duly executed and acknowledged by Seller and in recordable form (the “Grant Deed”). The parties agree that any Preliminary Change of Ownership form filed shall be executed by Massachusetts
Mutual Life Insurance Company as Seller; 
 (b)        A
certificate of non-foreign tax status which satisfies the requirements of Section 1445 of the Internal Revenue Code, and a California Form 593-C, both in the form prepared by Seller and duly executed
by Seller’s 

  
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authorized signatory, and confirming that no withholding is required (collectively, the “Non-Foreign Tax Status Certificate”). 

(c)        Two original counterparts of a Bill of Sale, Assignment
and Assumption in the form of Exhibit C duly executed by Seller (the “Bill of Sale”). 

(d)        A notice in the form of Exhibit D
(“Tenant Notice”), duly executed by Seller, which shall be duplicated by Buyer and delivered by Buyer to each tenant within five (5) days after the Closing, informing the tenant of the change of ownership of the Property and a
transfer of such tenant’s security deposit (if any) to such new owner. Buyer shall promptly provide to Seller all necessary information regarding the Buyer required to complete the Tenant Notices. 

(e)        Any other documents or instruments called for hereunder,
or as may be necessary to comply with Seller’s obligations under this Agreement, to be executed or delivered by Seller that have not previously been delivered by Seller to Escrow Holder. 

(f)        A certificate, dated as of the date of Closing and
executed on behalf of Seller by a duly authorized officer thereof, stating that the representations and warranties of Seller contained in this Agreement are true and correct in all material respects as of the date of Closing (with appropriate
modifications of those representations and warranties made in Section 12.1 hereof to reflect any changes therein including, without limitation, any changes resulting from actions under Section 11 hereof) or identifying any
representation or warranty which is not, or no longer is, true and correct and explaining the state of facts giving rise to the change. In no event shall Seller be liable to Buyer for, or be deemed to be in default hereunder by reason of, any breach
of representation or warranty which results from any change that (i) occurs between the Effective Date and the date of Closing and (ii) is expressly permitted under the terms of this Agreement or is beyond the reasonable control of Seller
to prevent. If, despite changes or other matters described in such certificate, the Closing occurs, Seller’s representations and warranties set forth in this Agreement shall be deemed to have been modified by all statements made in such
certificate. 
 (g)        An Owner’s Affidavit in a form
reasonably acceptable to Title Company as may be required by the Title Company in order to enable the Title Company to issue the Title Policy (as such term is defined in Section 5.2 below). 

4.4.2     Deliveries by Buyer.   Buyer shall deliver to Escrow Holder prior to the
Closing (sufficiently in advance to permit a timely Closing), the following: 

(a)        Cash or other good funds sufficient to pay the Purchase
Price (less the amount of the Deposit previously paid by Buyer), the closing costs and any other amounts payable by Buyer in order to permit Escrow Holder to close the Escrow. 

(b)        Two (2) original counterparts of the Bill of Sale
duly executed by Buyer. 

  
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 (c)        Any other
documents or instruments called for hereunder to be executed or delivered by Buyer, or as necessary to comply with Buyer’s obligations under this Agreement, that have not previously been delivered by Buyer to Escrow Holder. 

4.5          Actions at Closing.    At the
Closing, and when Buyer and Seller have satisfied their respective Closing obligations and satisfied or waived their respective Closing obligations as set forth herein, Escrow Holder shall do the following: 

(a)        Cause the Grant Deed to be recorded in the Official
Records of San Francisco County, California (provided that the Grant Deed shall be recorded without disclosing the amount of documentary transfer tax, which documentary transfer tax shall be shown on a separate statement filed with the
San Francisco County Recorder). 
 (b)        Deliver to
Seller the balance of the Purchase Price less Seller’s share of prorations and the costs of Escrow, to the place and in the manner specified by Seller in separate instructions to Escrow Holder. 

(c)        Irrevocably commit to deliver to Buyer the Title Policy in
accordance with the terms of Section 5.2, below. 

(d)        Deliver originals and conformed copies of all documents to
Seller and Buyer, as appropriate, including, without limitation, one (1) fully executed original of the Bill of Sale to each of Seller and Buyer. If necessary, Escrow Holder is authorized to insert the Closing Date in any applicable blanks in
the Closing documents. 
 4.6          Cancellation of Escrow.

 (a)        In the event of a Buyer Default (as that term is
defined in Section 9.1, below) Seller shall have the right to cancel the Escrow by written notice to Buyer and the Escrow Holder, and upon such cancellation all costs of cancellation of the Escrow, including without limitation the cost
of the preliminary title report furnished to Buyer pursuant to Section 5.1, below (collectively, the “Cancellation Costs”), shall be paid by Buyer. In the event of such cancellation of the Escrow following a Buyer
Default, the provisions of Section 9.1, below, shall apply, and the Deposit shall be paid to Seller as liquidated damages. 

(b)        In the event that the Closing does not occur at the time
and in the manner provided in this Agreement due to the failure of Seller to sell the Property to Buyer when it is obligated to do so under the terms of this Agreement (“Seller Default”), then provided that Buyer has delivered to
Seller written notice of such Seller Default and provided Seller has failed to cure such Seller Default within one (1) Business Day following notice of such Seller Default, Buyer shall have the right to cancel the Escrow by written
notice to Seller and the Escrow Holder, and upon such cancellation the Cancellation Costs shall be paid by Seller and the Deposit shall be refunded to Buyer, and the terms of Section 9.2 below shall apply. 

  
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 (c)        In the event
that the Closing does not occur at the time and in the manner provided in this Agreement for any reason other than Buyer Default or Seller Default, either Buyer or Seller may cancel the Escrow by written notice to the Escrow Holder and the other,
and upon such cancellation the Cancellation Costs shall be divided equally between Buyer and Seller, and the Deposit shall be refunded to Buyer. 

(d)        Upon any cancellation of the Escrow, all instruments and
documents deposited into the Escrow shall be returned to the parties who deposited the same. 

4.7          Closing Costs.    The costs
incidental to the Closing shall be paid as follows: 

(a)        Seller shall pay:    (i) the cost
of the preliminary title report furnished to Buyer pursuant to Section 5.1 below; (ii) the premium for the CLTA standard coverage policy of title insurance obtained pursuant to Section 5.2 below (provided that if Buyer
elects to obtain an ALTA extended coverage policy of title insurance pursuant to Section 5.2 below, Buyer shall pay the additional premium for such policy over the premium for a standard coverage owner’s CLTA policy); (iii) the
county and city documentary transfer taxes on the Grant Deed; and (iv) one-half (1/2) of the Escrow Holder’s fees in connection with the Escrow. 

(b)        Buyer shall pay (or if previously paid by Seller,
reimburse through escrow): (i) the cost of recording the Grant Deed; (ii) one-half (1/2) of the Escrow Holder’s fees in connection with the Escrow, (iii) the incremental cost for ALTA title insurance coverage, if Buyer
elects to obtain coverage in addition to that provided by a standard coverage owner’s CLTA policy), and any endorsements to the Title Policy (if requested by Buyer); and (iv) the cost of the Updated Survey (as defined in
Section 5.1. Buyer shall pay all costs associated with any financing Buyer obtains with respect to the Property. 

(c)        Buyer and Seller shall each pay their own legal fees and
other incidental expenses incurred in connection with the transaction contemplated by this Agreement. 

(d)        Any other costs or expenses in connection with the
transaction contemplated by this Agreement shall be apportioned in the manner customary in San Francisco County, California. 

4.8          Prorations.  At Closing, all items of income
and expense with respect to the Property and payable to or by the owner of the Property shall be prorated as of the Closing Date (based on periods to which they relate and are applicable, and regardless when payable). In addition, the following
shall apply to such prorations: 
 (a)        If real and personal
ad valorem taxes (“Taxes”) for the year of Closing are not known or cannot be reasonably estimated, Taxes shall be prorated based on Taxes for the year prior to Closing. Any real property taxes and assessments arising out of
the sale of the Real Property to Buyer (or its assignee) or a subsequent sale or 

  
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change in ownership thereafter, and/or arising out of any construction pertaining to the Real Property following the Closing, shall be paid by Buyer when assessed. Seller shall receive a credit
for any Taxes paid by Seller and applicable to any period after the Close of Escrow. Buyer shall receive a credit at Closing in the amount of all accrued but unpaid Taxes applicable to the Property that relate to the period prior to the Close of
Escrow. 
 (b)        Buyer shall take all steps necessary to
effectuate the transfer of all utilities to its name as of the Closing Date, and where necessary, post deposits with the utility companies. Seller shall endeavor to have all utility meters read as of the Closing Date. Seller shall be entitled to
recover any and all deposits held by any utility company as of the Closing Date. 

(c)        Rents due from tenants under Leases and expenses payable
by tenants under Leases (collectively, “Tenant Receivables”) which have been received by Seller prior to the Closing Date shall be prorated between the parties on a per diem basis and Buyer shall be entitled to a credit for
the amount of any Tenant Receivables actually received by Seller prior to the Closing Date and attributable to the period from and after the Closing Date. No proration shall be made at Closing for delinquent Tenant Receivables. After Closing, Tenant
Receivables shall be apportioned on the basis of the period for which the same is payable and if, as and when collected, as follows: Buyer shall apply rent and other income received from tenants under Leases after Closing in the following order of
priority: (i) first, to Tenant Receivables first coming due after Closing and applicable to the period of time after Closing, which amount shall be retained by Buyer; (ii) second, to payment of the current Tenant
Receivables then due for the month in which the Closing Date occurs, which amount shall be apportioned between Buyer and Seller as of the Closing Date as set forth in Section 4.8 hereof (with Seller’s portion thereof to be delivered
to Seller); (iii) third, to payment of Tenant Receivables first coming due after Closing but applicable to the period of time before Closing (collectively, “Unbilled Tenant Receivables”), which amount shall be
delivered to Seller; and (iv) thereafter, to delinquent Tenant Receivables which were due and payable as of Closing but not collected by Seller as of Closing (collectively, “Uncollected Delinquent Tenant Receivables”), which
amount shall be delivered to Seller. Notwithstanding the foregoing, following the expiration of the six (6) month period immediately following the Closing, Seller shall have the right to pursue the collection of Uncollected Delinquent Tenant
Receivables for a period of one (1) year after the expiration of such 6-month period without prejudice to Seller’s rights or Buyer’s obligations hereunder; provided, however, Seller shall have no right to cause any such
tenant to be evicted or to exercise any other “landlord” remedy (as set forth in such tenant’s Lease) against such tenant other than to sue for collection. Any sums received by Buyer to which Seller is entitled shall be held in trust
for Seller on account of such past due rents payable to Seller, and Buyer shall remit to Seller any such sums received by Buyer to which Seller is entitled within ten (10) Business Days after receipt thereof less reasonable, actual costs and
expenses of collection, including reasonable attorneys’ fees, court costs and disbursements, if any. Seller expressly agrees that if Seller receives any amounts after the Closing Date which are attributable, in whole or in part, to any period
after the Closing Date, Seller shall remit to Buyer that portion of the monies so 

  
 -8- 

 
received by Seller to which Buyer is entitled within ten (10) Business Days after receipt thereof. With respect to Unbilled Tenant Receivables, Buyer covenants and agrees to bill the same
when billable for a period of six (6) months after the Closing Date. The provisions of this subsection 4.8(c) shall survive the Closing. 

(d)        Security Deposits (as defined in Section 1(e)
above), to the extent in the form of cash, shall be credited to the Purchase Price at Closing. All non-cash Security Deposits, such as certificates of deposit or letters of credit, shall not be prorated but shall be assigned to Buyer to the extent
assignable. To the extent such non-cash Security Deposits are not assignable, as a covenant which shall survive the Closing, Seller shall cooperate with Buyer and the applicable tenants in order to release security interests in certificates of
deposit, return original letters of credit, and take similar actions to permit Buyer to obtain directly from such tenants new security interests in certificates of deposit, replacement letters of credit, and the like. With respect to any security
deposit which is evidenced by a letter of credit that is assignable, Seller shall (i) deliver to Buyer at Closing such original letter of credit, and (ii) execute and deliver at Closing such other instruments as the issuer of such
letter-of-credit shall reasonably require in order to cause the named beneficiary under such letter-of-credit to be changed to Buyer. If and to the extent such transfer fees are not paid by the Tenant under the Lease for which the letter of credit
has been posted, Buyer shall pay or shall credit to Seller an amount equal to all transfer fees required to be paid in connection with the transfer of any letters of credit to Buyer as provided in this Section 4.8(d). 

(e)        Utilities and operating expenses shall be prorated as of
the date of Closing (based on periods to which they relate and are applicable, and regardless of when payable). 

(f)        Seller agrees to pay or discharge at or prior to Closing
all brokerage commissions, costs for tenant improvements, legal fees and other costs and expenses (collectively, “Leasing Costs”) that are due and payable as of the Closing Date with respect to Leases in force as of or prior to the
Effective Date; provided, however, that Seller shall have no obligation to pay, and as of the Closing, Buyer shall assume the obligation to pay (i) all Leasing Costs payable with respect to any option to renew or option to expand
that has not been exercised as of or prior to the Effective Date, and (ii) all Leasing Costs incurred with respect to Leases and renewals, extensions, amendments and terminations thereof executed subsequent to the Effective Date, in accordance
with the terms and provisions of this Agreement, but only to the extent such Leasing Costs are disclosed to Buyer in writing in any such existing Lease, renewal, extension, amendment or termination, as applicable, or otherwise disclosed to Buyer in
writing prior to the expiration of Buyer’s Contingency Period, which obligation shall survive the Closing. If prior to the Closing Seller has paid any of the Leasing Costs for which Buyer is obligated to pay pursuant to subsections
(i) and (ii) immediately above, then on the Closing Buyer shall reimburse Seller for such costs so paid by Seller (and Seller’s prior payment thereof shall be reasonably evidenced as a condition to such reimbursement). The
Leasing Costs payable by Seller under this Agreement are set forth in Exhibit H (Leasing Costs), and Buyer shall be entitled to a credit at Closing for the amount of any of such Leasing Costs not paid by Seller prior to the Closing Date. It
is acknowledged and agreed that for 

  
 -9- 

 
purposes hereof, Leasing Costs payable by Seller hereunder include rental abatement and “free rent” obligations which remain outstanding as of Closing under the terms of Leases in force
as of or prior to the Effective Date, as set forth in Exhibit H. 

(g)        Tenants of the Property may be obligated to pay, as
additional rent, certain escalations in base rent and pass throughs of operating and similar expenses pursuant to the terms of the Leases (collectively, “Additional Rents”). As to any Additional Rents that are based on estimates and
that are subject to adjustment or reconciliation pursuant to the Leases after the Closing Date, Seller shall perform an estimated reconciliation for each of (i) the portion of calendar year of the Closing ending on the Closing Date and
(ii) the calendar year in which the Closing occurs, with respect to Additional Rents received for each such period from tenants and the underlying operating expenses to which they relate. If, based on Seller’s estimated reconciliation,
during either (x) the period commencing on January 1 of the year in which the Closing occurs, and ending on the Closing Date or (y) the calendar year in which the Closing occurs, Seller collected estimated Additional Rents in excess
of any tenant’s share of such expenses for the applicable period as shown on such reconciliation, then Seller shall credit Buyer for such excess and Buyer shall be responsible for crediting or repaying such amounts to the tenants. If, based on
Seller’s estimated reconciliation, during either (A) the period commencing on January 1 of the year in which the Closing occurs and ending on the Closing Date or (B) the calendar year in which the Closing occurs, Seller collected
estimated Additional Rents less than any tenant’s share of such expenses for the applicable period as shown on such reconciliation, then Buyer shall deliver to Seller the amount of such deficiency within ten (10) Business Days following
Buyer’s receipt of the same from the applicable tenants following such reconciliation. The parties shall “re-prorate” such Additional Rents (including any portions thereof that may be required to be refunded to tenants) at the time
that such estimates are actually adjusted or reconciled pursuant to the terms of the Leases (taking into account the credit, if any, given at Closing related thereto). Any amounts that may be due Seller as a result of such re-prorations shall be
paid by Buyer to Seller within ten (10) Business Days after Buyer collects such amounts from the tenants (which Buyer shall use commercially reasonable efforts to collect), and any amounts that may be due from Seller as a result of such
re-prorations shall be paid by Seller to Buyer within ten (10) Business Days after written request therefor is delivered to Seller by Buyer (to the extent not previously credited at Closing as provided above). As set forth in and subject to the
terms of Section 4.8(c) above, Buyer shall collect Tenant Receivables following Closing and shall remit to Seller all amounts of such Tenant Receivables payable to Seller in accordance with the terms of this Agreement, and following the
expiration of the 6-month period immediately following Closing, Seller shall have the right to pursue the Uncollected Delinquent Tenant Receivables (including Additional Rent amounts included therein) for a period of one (1) year after the
expiration of such 6-month period without prejudice to Seller’s rights or Buyer’s obligations hereunder; provided, however, Seller shall have no right to cause any such tenant to be evicted or to exercise any other
“landlord” remedy (as set forth in such tenant’s Lease) against such tenant other than to sue for collection. 

(h)        Buyer shall be credited at Closing for all unsatisfied
amounts under contracts in effect as of the Closing Date with respect to works of capital improvements 

  
 -10- 

 
to be completed at the Property pursuant to contracts entered into prior to Closing by or on behalf of Seller, if and to the extent such contracts or any other contracts for works of capital
improvements are assumed by Buyer at Closing. As of the date of execution and delivery of this this Agreement, the only capital improvement contracts in effect at the Property as of the date hereof are (i) a contract for a ceramic boiler
upgrade, and (ii) a contract for completion of tenant improvements for Pacific Crest. If and to the extent there exists at Closing any unperformed work under such contracts or any other contracts for works of capital improvements, Seller and
Buyer shall agree in writing as to whether such contracts will be assigned to and assumed by Buyer (in which event Buyer shall receive a credit for remaining amounts under the contract as referenced above), or whether such contracts shall continue
to be the responsibility of Seller in which event Seller shall perform thereunder and deliver to Buyer evidence of completion including lien releases, all on terms to be set forth in writing by Seller and Buyer prior to Closing. If the parties
determine that construction contracts will be assigned to Buyer, Seller agrees to use commercially reasonable efforts to obtain from the contractors performing work a certificate confirming the status of the construction contract, substantially in
the form of Exhibit I attached hereto. However the parties agree that obtaining such certificate shall not be a condition to closing, nor shall it delay closing in any respect. However, Seller further agrees that if and to the extent the
certificate is not signed by the contractor at issue, Seller shall provide written confirmation reasonably acceptable to Buyer regarding the total amount currently due and owning under the construction contract as of the Closing. 

(i)          Any item to be prorated that is not determined
or determinable at the Closing shall be promptly adjusted by the Buyer and Seller by appropriate cash payment outside of the Escrow when the amount due is determined. Any dispute as to proration shall not delay the Closing, but shall be submitted to
arbitration by a single arbitrator sitting in San Francisco, California in accordance with the rules of the American Arbitration Association. Any corrected adjustment or proration shall be paid in cash to the appropriate party within fifteen
(15) Business Days of the correction or adjustment. 

4.9          Conditions to Seller’s Obligation to
Close.    In addition to all other conditions set forth herein, the obligation of Seller to consummate the transactions contemplated hereunder are conditioned upon the following: 

4.9.1      Representations and Warranties.    Buyer’s
representations and warranties contained herein shall be true and correct in all material respects as of the date of this Agreement and the Closing Date; 

4.9.2      Delivery.    As of the Closing Date, Buyer shall have
tendered all deliveries to be made at Closing; and 
 4.9.3      Actions, Suits,
etc.    There shall exist no pending actions, suits, arbitrations, claims, attachments, proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings, actually filed Buyer
that would (i) prevent Buyer from performing its obligations under this Agreement, or (ii) except for any 

  
 -11- 

 
matters disclosed to Buyer in the Documents (as defined below), materially and adversely affect the operation or value of the Property; and 

4.9.4      Performance of Covenants.    Buyer shall have duly
performed all covenants and agreements to be performed by Buyer under this Agreement. 

4.10        Conditions to Buyer’s Obligation to
Close.     In addition to all other conditions set forth herein, the obligation of Buyer to consummate the transactions contemplated hereunder are conditioned upon the following (or written waiver thereof by Buyer): 

4.10.1  Representations and Warranties. The Seller’s representations and warranties contained herein
shall be true and correct in all material respects as of the date of this Agreement and the Closing Date; 

4.10.2  Delivery.  As of the Closing Date, the Seller shall have tendered all deliveries to be
made at Closing; 
 4.10.3  Actions, Suits, etc.    There shall exist no pending
actions, suits, arbitrations, claims, attachments, proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings, actually filed against the Seller that would (i) prevent such Seller from
performing its obligations under this Agreement, or (ii) materially and adversely affect the operation or value of the Property; 

4.10.4  Tenant Estoppel Certificates.    The Tenant Estoppel Condition referenced in
Section 6.2 shall have been satisfied; 
 4.10.5  Performance of
Covenants.    Seller shall have duly performed all covenants and agreements to be performed by Seller under this Agreement, and 

4.10.6  Owner’s Title Policy.     Title Company shall be unconditionally committed
to issue in favor of Buyer the Title Policy in the form of the Proforma Policy. 

4.11        Insurance.     Buyer acknowledges that Seller
will cause its policies of casualty and liability insurance, if any, to be terminated with respect to the Property as of the date of the Closing. Buyer shall be responsible for obtaining its own insurance of as of the date of the Closing and
thereafter. 
 4.12        Notification; Closing
Statements.    If Escrow Holder cannot comply with the instructions in this Agreement (or as may be provided later), Escrow Holder is not authorized to cause the recording or delivery of any of the documents described in
Section 4.4. If Escrow Holder is unable to cause the recording, Escrow Holder shall notify the parties without delay. Immediately after the Closing, Escrow Holder shall deliver to Buyer and Seller, respectively, a true, correct and
complete copy of the Seller’s and Buyer’s Closing Statements, in forms customarily prepared by Escrow Holder, as well as all other instruments and documents to be delivered to Buyer and Seller. 

4.13        Delivery of Books and Records.  At the Closing, Seller
shall deliver the following to the offices of Buyer’s property manager or to the Real Property to the extent in 

  
 -12- 

 
Seller’s or its property manager’s possession or control: Leases and Lease files (as in the files at the offices of Buyer’s property manager, which Leases shall be originals if
available, or if originals are not available, copies); maintenance records and warranties; plans and specifications; licenses, permits and certificates of occupancy; copies or originals of all books and records of account, contracts, and copies of
correspondence with tenants and suppliers; receipts for deposits, unpaid bills and other papers or documents which pertain to the Property; all advertising materials; booklets; keys (one set of which shall be tagged or marked to reflect their
respective unit locks); and other items, if any, used in the operation of the Property. 

4.14      Reporting Person.  Buyer and Seller hereby designate the Title
Company as the “reporting person” pursuant to the provisions of Section 6045(e) of the Internal Revenue Code of 1986, as amended. 

4.15      “New York Style” Closing.  If Seller elects in its sole
discretion to provide the Title Company with a gap indemnity acceptable to the Title Company, Seller may elect to cause the Closing to occur, including without limitation the release of funds, prior to confirmation of recording of the Grant Deed;
provided that the Title Company is irrevocably and unconditionally committed to issue the Title Policy effective as of the Closing, notwithstanding that confirmation of recording of the Grant Deed has not been received. 

5.          Title. 

5.1      Preliminary Title Report.    Buyer has received from Seller
a preliminary title report for the Property prepared by Stewart Title Guaranty Company, (the “Title Company”), whose address is Stewart Title Guaranty Company, National Title Services, One Washington Mall, Suite 1400, Boston, MA
02108, Attention: Andrew C. Turbide, Esq., together with physical copies of, or electronic access to, the documents described in such report (collectively, the “Title Documents”) and, to the extent available, any existing ALTA
survey covering the Land in Seller’s possession (the “Existing Survey”). Buyer acknowledges that Seller, on Buyer’s behalf and at Buyer’s cost and expense, may have ordered an update, supplement or amendment to the
Existing Survey (collectively, the “Updated Survey”). As used herein, the term “Survey” means the Existing Survey until such time as the Updated Survey has been delivered to Buyer, in which event the term
“Survey” shall then mean the Updated Survey. Failure of the Updated Survey to be delivered to Buyer on or before the expiration of the Buyer’s Contingency Period shall not result in the extension of the Buyer’s Contingency
Period. Buyer hereby confirms that it has received and approved the Title Documents and the Survey and the exceptions contained therein, as shown in the Proforma Policy referenced below. Seller shall, at or prior to Closing, (i) discharge all
such liens and liens of the deeds of trust and/or mortgages created by, under or through Seller (with Seller having the right to apply the Purchase Price or a portion thereof for such purpose), (ii) satisfy any requirements of the Title Company
with respect to the legal status of the Seller and the capacity of the parties executing any documents on behalf of Seller, and (iii) as shown on the Proforma Policy (defined below), remove or release all title objections that Seller is
obligated to cure pursuant to this Section 5.1. 
 5.2      Title
Insurance.  At the time of the Closing and as a condition thereto, Title Company shall be unconditionally and irrevocably committed to issue in favor of Buyer either a CLTA standard coverage policy (or an ALTA extended coverage policy,
if Buyer so 

  
 -13- 

 
elects pursuant to the provisions of this Section 5.2) of title insurance, naming Buyer as insured, in a policy amount equal to the Purchase Price, showing title to the Property to be
vested in Buyer, subject only to (a) non-delinquent taxes and assessments; (b) exceptions created by or resulting from the acts or omissions of Buyer; (c) if Buyer has not elected to obtain an ALTA policy, all matters that would be
disclosed by an inspection or an accurate survey of the Property; (d) the exceptions contained in the Title Documents approved or deemed approved by Buyer pursuant to Section 5.1, above; (e) the Leases, and the rights of
parties in possession, as tenants only, with no rights of first refusal or option to purchase all or any portion of the Real Property; and (f) the standard printed exceptions, except to the extent Title Company agrees to delete or modify said
exceptions and/or issue an extended coverage policy prior to expiration of Buyer’s Contingency Period (the “Title Policy”). Buyer shall have the right to elect to receive an ALTA owner’s extended coverage policy of title
insurance with the same liability amount and subject to the same exceptions in lieu of such CLTA policy, provided that Buyer pays the difference in premium and any other additional costs (including without limitation any costs of required
surveys) attributable to such policy and provided further that the procurement of such policy shall not result in an extension of the Closing Deadline or the Closing Date. The Title Policy shall not reflect any exceptions for mechanic’s liens,
other than any such liens arising out of work or services performed by Buyer, its agents, employees or contractors. 

Notwithstanding the foregoing or anything to the contrary herein, it is acknowledged that Buyer has obtained from the Title Company and
delivered to Seller a proforma policy of title insurance, the form of which is attached hereto as Exhibit J (the “Proforma Policy”) . Accordingly, the Title Policy to be issued at Closing pursuant to this Agreement shall be
the form of title policy provided for in such Proforma Policy, subject to any new title exceptions arising out of the acts or omissions of Buyer, its agents, employees or contractors. 

6.          Buyer’s Conditions.    At
any time on or before 4:00 p.m. Pacific time on Tuesday, October 29, 2013 (“Buyer’s Contingency Period”), Buyer shall have the right to review and approve the following matters, and Buyer’s obligations under this
Agreement shall be conditioned upon Buyer’s approval of such matters: 

6.1          General Due Diligence. 

(a)        The physical condition of the Property, including without
limitation soil and geological conditions, the absence from the Property of asbestos and other hazardous and toxic materials, compliance of the Property with all applicable laws, including any laws relating to hazardous and toxic materials. Seller
shall allow Buyer and/or its agents access to the Property to perform any and all investigations and inspections desired by Buyer; provided that such inspection shall not interfere with the rights of any tenant or other person in possession of the
Property provided that prior to entering onto the Property to conduct any inspections, Buyer shall provide Seller with evidence of liability insurance in the amount of not less than $2 million, which shall be in form and substance reasonably
satisfactory to Seller and shall name Seller, Cornerstone Real Estate Advisers LLC, and Seller’s property manager, Wilson Meany (“Manager”) as additional insureds. In addition, Buyer shall give Seller at least one
(1) Business Days’ prior written notice of Buyer’s intention to enter upon the Property to conduct any inspections (the “Prior Inspection Notice”), describing the nature of the work to be

  
 -14- 

 
performed. Prior Inspection Notices shall be delivered to Seller by e-mail, concurrently delivered to Kelly Kinnon
kkinnon@cornerstoneadvisers.com), and Mark Knapp (mknapp@cornerstoneadvisers.com) and Pam Westhoff (PWesthoff@sheppardmullin.com).
Entry shall be during normal business hours and, if necessary, at other times reasonably acceptable to Seller. At Seller’s request, Buyer shall furnish the names, addresses and telephone numbers of all consultants, contractors and agents who
will be responsible for any part of the inspections of the Property as well as a description of the anticipated scope of work to be performed. Notwithstanding the foregoing, no invasive testing of the Property such as demolition, drilling or
excavation shall be conducted by Buyer or its agents unless and until Buyer shall have obtained Seller’s prior written consent thereto, which consent Seller may give or withhold in Seller’s sole and absolute discretion. Buyer hereby agrees
to indemnify and defend Seller and hold Seller harmless from and against any and all claims, demands, actions, proceedings, damages, liens, liabilities, losses, costs and expenses, including, without limitation, reasonable attorneys’ fees and
court costs, incurred in connection with such access, investigations or inspections, provided, however, such indemnity shall not extend to losses arising out of Buyer’s mere discovery of existing conditions on the Property (so
long as Buyer’s actions do not exacerbate any such existing condition) and shall not extend to claims, demands, actions, proceedings, damages, liens, liabilities, losses, costs and expenses to the extent arising from the gross negligence or
willful misconduct of Seller. Buyer shall, at its sole expense, restore the Property to its condition existing prior to any testing and examination which it conducts on the Property. Buyer’s obligations under this subparagraph (a)
shall survive the Closing, the termination of this Agreement, and the cancellation of the Escrow. Subject to the terms of the governing tenant leases and occupancy agreements and Buyer providing to Seller no less than two (2) Business
Days’ prior written notice and an opportunity to be present, Buyer shall have the right to interview tenants leasing space at the Property and Buyer may also meet with Seller’s property manager, Wilson Meany. Buyer shall permit Seller or
its agents, employees, consultants or contractors to be present to observe any inspections and shall provide Seller with reasonable prior telephonic, email or written notice of any meetings Buyer may undertake with any governmental or
quasi-governmental officials regarding the Property and/or Buyer’s proposed development thereof so that representatives of Seller may be given the opportunity to attend the same. Notwithstanding the foregoing, Buyer shall be entitled (without
prior notice to Seller) to search publically available governmental records regarding the Property, including with respect to zoning, legal compliance and environmental condition, and to request the issuance of a zoning letter from the City of San
Francisco. It is acknowledged and agreed that Buyer shall have the right to continue its review and inspection of the Property until the Closing Date subject to and in accordance with the terms of this Section 6 and this Agreement.

 (b)        All Service Contracts, agreements, leases and
other Due Diligence Documents (as defined below) affecting the Property (collectively, the “Property Agreements”). On or prior to the last day of Buyer’s Contingency Period, Buyer will advise Seller in writing of which Service
Contracts it will assume and for which Service Contracts Buyer requests that Seller deliver written termination at or prior to Closing, provided Seller shall have no obligation to terminate, and Buyer shall be obligated to assume any Service
Contracts which by their terms cannot be terminated without penalty 

  
 -15- 

 
or payment of a fee. Seller shall deliver at Closing notices of termination of all Service Contracts that are not so assumed. Buyer must assume the obligations first accruing and arising from and
after the Closing Date under those Service Contracts (i) that Buyer has agreed to assume, or that Buyer is obligated to assume pursuant to this Section 6(b), and (ii) for which a termination notice is delivered as of or prior
to Closing but for which termination is not effective until after Closing. Notwithstanding the foregoing, Seller shall terminate at Closing, and Buyer shall not assume, any property management or broker leasing agreement affecting the Property. 

(c)         All applicable government ordinances, rules and
regulations and evidence of Seller’s compliance therewith, including without limitation zoning and building regulations, and all licenses, permits and other governmental approvals and/or authorizations relating to the Property. 

The conditions set forth in this Section 6.1 to Buyer’s obligations under this Agreement shall be deemed irrevocably
and unconditionally satisfied unless Buyer delivers to Seller and Escrow Holder by the last day of the Buyer’s Contingency Period a written notice of failure of such conditions, termination of this Agreement and cancellation of Escrow (the
“Due Diligence Termination Notice”). For avoidance of doubt, Buyer shall have the right, in Buyer’s sole and absolute discretion, to send the Due Diligence Termination Notice for any reason or no reason at all, and upon the
delivery of the Due Diligence Termination Notice under this Section 6.1, this Agreement shall terminate, the Deposit shall be returned to Buyer, and the cancellation costs shall be paid in accordance with Section 4.6(c),
above. Prior to Closing, Buyer also agrees to keep all information, agreements and reports obtained from Seller or relating to the Property or the proposed transaction confidential and Buyer will not disclose such information or reports to any
person or entity, except for Buyer’s agents, experts or consultants relating to the proposed purchase and sale, and except to the extent otherwise required by legal process or by any applicable law, without obtaining the prior written consent
of Seller. If this Agreement terminates for any reason other than Seller’s default, upon Seller’s written request, Buyer shall promptly return to Seller all Property Agreements and other Documents and copies thereof. In addition, if this
Agreement terminates for any reason other than Seller’s default, upon Seller’s written request, Buyer shall also deliver to Seller copies of all third-party reports, investigations and studies prepared for Buyer in connection with its due
diligence review of the Property without any representation or warranty of any kind and subject to any confidentiality restrictions contained therein. 

6.2          Estoppel Certificates and SNDA’s. Seller shall
prepare, or cause to be prepared, and deliver to Buyer for review and approval, within two (2) Business Days following the Effective Date, the estoppel certificates Seller intends to deliver to the tenants (“Prepared
Estoppels”), which shall be based on the form of estoppel certificate attached hereto as Exhibit E (or such other form of estoppel required by the terms of a Lease) and Seller shall use commercially reasonable efforts to remit, or
cause to be remitted, the Prepared Estoppels to all the tenants of the Property for signature within two (2) Business Days following Buyer’s delivery to Seller of written notice confirming that Buyer has approved the Prepared Estoppels
(which notice shall set forth any required corrections). If Buyer fails to notify Seller of its approval of, or any changes to, the Prepared Estoppels it receives from Seller for approval within two (2) Business Days following Buyer’s
receipt of the same, Seller shall forward the Prepared 

  
 -16- 

 
Estoppels to all the tenants of the Property without Buyer’s prior approval, and Seller shall use its commercially reasonable efforts to obtain and deliver executed Prepared Estoppels to
Buyer prior to the expiration of Buyer’s Contingency Period. Estoppel certificates prepared by Seller and approved (or deemed approved) by Buyer as provided above are hereinafter referred to, collectively, as “Approved
Estoppels”. As a condition to Buyer’s obligation to consummate the transactions contemplated under this Agreement, Seller shall deliver to Buyer, no later than three (3) days prior to the Closing Date (“Estoppel
Deadline”), fully-executed Approved Estoppels meeting the requirements set forth below from tenants leasing not less than 80% of the net rentable area of the Improvements which is subject to executed Leases as of the Execution Date,
including all tenants leasing 12,000 or more rentable square feet (“Tenant Estoppel Condition”). 
 Notwithstanding the
foregoing, if the Tenant Estoppel Condition has not been satisfied by the date which is three (3) business days prior to the Closing Deadline, then each of Seller and Buyer shall have the right to extend the Closing (and the Closing Deadline)
until a date no later than December 13, 2013 in order to allow Seller to obtain the missing Estoppel Certificates. In order to effect such extension, either Buyer or Seller shall send written notice of such extension to the other party and
Escrow Holder by no later than 5:00 pm (Pacific time) on the day which is three (3) Business Day prior to the then existing Closing Deadline. If the Closing Deadline is so extended, this Agreement shall remain in full force and effect and
Seller shall continue to exercise commercially reasonable efforts to obtain the requisite executed Estoppel Certificates and to deliver the same to Buyer upon receipt. If the Tenant Estoppel Condition has not been satisfied by the Closing Deadline,
as it has been extended, this Agreement shall thereupon terminate and neither Buyer nor Seller shall have any further rights or obligations hereunder except as specifically described in this Agreement as surviving termination of this Agreement. Upon
any termination pursuant to this Section 6.2, the Deposit shall be returned to Buyer, and the Cancellation Costs shall be paid in accordance with Section 4.6(c), above. 

An Estoppel Certificate shall be deemed satisfactory unless (a) it notes a material non-monetary dispute or a monetary dispute (other
than one which is de minimus) between landlord and tenant under the Lease at issue, (b) it materially conflicts with or reflects a breach of Seller’s representations under this Agreement, (c) it reflects a material inconsistency with
the terms of the Lease at issue which has not been previously disclosed hereunder or in any Document furnished or made available to Buyer, (d) discloses a monetary or material non-monetary default by a Tenant or by the landlord under the Lease
at issue (other than a de minimus default), or (e) it discloses a monetary obligation of Seller not disclosed in any Document furnished or made available to Buyer (other than a de minimus obligation). The deletion or other modification by a
tenant of an Estoppel Certificate so that it covers only the items expressly required by its Lease shall in no event in and of itself cause an Estoppel Certificate to be unsatisfactory. 

In addition, Seller agrees that upon the request of Buyer prior to the expiration of Buyer’s Contingency Period, Seller shall deliver to
tenants under the Leases the form of subordination, non-disturbance and attornment agreement required by Buyer’s lender (“SNDA’s”) and shall request that the such tenants execute and return the SNDAs prior to Closing;
provided, however, notwithstanding anything to the contrary herein, it shall not be a condition to Closing that Seller obtain or deliver to Buyer the executed SNDAs and Seller’s failure to deliver the executed

  
 -17- 

 
SNDAs to Buyer shall not constitute a default by Seller under this Agreement. There is no financing contingency under this Agreement. 

7.         Natural Hazard
Disclosures.    Seller shall make the natural hazard disclosures pursuant to California Government Code Sections 8589.3, 8589.4 and 51183.5, and California Public Resources Code Sections 2621.9, 2694 and 4136.
Buyer and Seller acknowledge that they have employed the services of an expert (“Natural Hazard Expert”) to examine the maps and other information specifically made available to the public by government agencies for the purposes of
enabling Seller to fulfill its disclosure obligations with respect to the natural hazards referred to above and to report the results of its examination to Buyer and Seller in writing. The written report prepared by the Natural Hazard Expert
regarding the results of its examination fully and completely discharges Seller from its disclosure obligations referred to herein, and, for the purposes of this Agreement, the provisions of Civil Code Section 1103.4 regarding the non-liability
of Seller for errors and/or omissions not within its personal knowledge shall be deemed to apply, and the Natural Hazard Expert shall be deemed to be an expert dealing with matters within the scope of its expertise with respect to the examination
and written report regarding the natural hazards referred to above. Buyer agrees that nothing contained in any disclosure shall release Buyer from its obligation to fully investigate the condition on the Property, including, without limitation,
whether the Property is located in any natural hazard areas. Buyer further acknowledges and agrees that (a) the matters set forth in the natural hazard disclosures may change on or prior to the Closing and (b) Seller has no obligation to
update, modify or supplement the natural hazard disclosures. 

8.          Possession.  [Intentionally omitted].

 9.          Remedies. 

9.1       Liquidated Damages on Buyer Default.    AS USED IN
THIS AGREEMENT, “BUYER DEFAULT” SHALL MEAN THE FAILURE OF BUYER TO PURCHASE THE PROPERTY WHEN IT IS OBLIGATED TO DO SO UNDER THE TERMS OF THIS AGREEMENT, WHEN SUCH FAILURE CONTINUES FOR MORE THAN ONE (1) BUSINESS DAY FOLLOWING
WRITTEN NOTICE AND THE OPPORTUNITY TO CURE SUCH BUYER DEFAULT. BUYER AND SELLER HEREBY ACKNOWLEDGE AND AGREE THAT, IN THE EVENT OF A BUYER DEFAULT, SELLER WILL SUFFER DAMAGES IN AN AMOUNT WHICH WILL, DUE TO THE SPECIAL NATURE OF THE TRANSACTION
CONTEMPLATED BY THIS AGREEMENT AND THE SPECIAL NATURE OF THE NEGOTIATIONS WHICH PRECEDED THIS AGREEMENT, BE IMPRACTICAL OR EXTREMELY DIFFICULT TO ASCERTAIN. IN ADDITION, BUYER WISHES TO HAVE A LIMITATION PLACED UPON THE POTENTIAL LIABILITY OF BUYER
TO SELLER IN THE EVENT OF A BUYER DEFAULT, AND WISHES TO INDUCE SELLER TO WAIVE OTHER REMEDIES WHICH SELLER MAY HAVE IN THE EVENT OF A BUYER DEFAULT. BUYER AND SELLER, AFTER DUE NEGOTIATION, HEREBY ACKNOWLEDGE AND AGREE THAT THE AMOUNT OF THE
DEPOSIT REPRESENTS A REASONABLE ESTIMATE OF THE DAMAGES WHICH SELLER WILL SUSTAIN IN THE EVENT OF SUCH BUYER DEFAULT. BUYER AND SELLER HEREBY AGREE THAT SELLER MAY, IN THE EVENT OF A BUYER DEFAULT, TERMINATE THIS AGREEMENT BY WRITTEN NOTICE TO
BUYER, UNILATERALLY CANCEL THE 

  
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ESCROW PURSUANT TO SECTION 4.6(a), ABOVE, AND RECEIVE THE DEPOSIT AS LIQUIDATED DAMAGES. THE COSTS OF THE ESCROW FOLLOWING SUCH CANCELLATION SHALL BE PAID IN THE MANNER PROVIDED IN
SECTION 4.6(a), ABOVE. SUCH RECEIPT AND RETENTION OF THE DEPOSIT BY SELLER IS INTENDED TO CONSTITUTE LIQUIDATED DAMAGES TO SELLER PURSUANT TO SECTIONS 1671, 1676 AND 1677 OF THE CALIFORNIA CIVIL CODE, AND SHALL NOT BE DEEMED TO
CONSTITUTE A FORFEITURE OR PENALTY WITHIN THE MEANING OF SECTION 3275 OR SECTION 3369 OF THE CALIFORNIA CIVIL CODE, OR ANY SIMILAR PROVISIONS. FOLLOWING TERMINATION OF THIS AGREEMENT, CANCELLATION OF THE ESCROW AND RECEIPT AND RETENTION OF
THE DEPOSIT AS LIQUIDATED DAMAGES PURSUANT TO THIS SECTION 9.1, ALL OF THE RIGHTS AND OBLIGATIONS OF BUYER AND SELLER UNDER THIS AGREEMENT (EXCEPT BUYER’S OBLIGATIONS UNDER SECTIONS 4.6(a) AND 6.1(a), ABOVE, AND
SECTION 10, BELOW) SHALL BE TERMINATED. IF SELLER RETAINS THE DEPOSIT AS LIQUIDATED DAMAGES PURSUANT TO THE TERMS OF THIS SECTION 9.1, SUCH RETENTION SHALL BE SELLER’S SOLE AND EXCLUSIVE REMEDY FOR BUYER’S DEFAULT HEREUNDER,
PROVIDED, HOWEVER, SUCH RETENTION SHALL NOT PRECLUDE SELLER FROM PURSUING AN ACTION AGAINST BUYER FOR ANY OF BUYER’S INDEMNIFICATION OBLIGATIONS SPECIFICALLY SET FORTH IN THIS AGREEMENT. 

 
 [REMAINDER OF PAGE INTENTIONALLY BLANK] 

  
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 BUYER AND SELLER ACKNOWLEDGE THAT THEY HAVE READ AND UNDERSTAND THE PROVISIONS
OF THIS SECTION 9.1 AND BY THEIR INITIALS IMMEDIATELY BELOW AGREE TO BE BOUND BY ITS TERMS. 
  

					
	 “Seller”:
	 		 	 “Buyer”:

			
	 /s/ Initials
	 		 	 /s/ Initials

			
	  
	 		 	  

  
 -20- 

 9.2          Buyer
Remedies. Subject to the limitations contained in Section 13, in the event of a Seller Default (as defined in Section 4.6(b)), Buyer shall elect, as its sole remedy, either to (i) terminate this Agreement by giving
Seller timely written notice of such election prior to or at Closing and recover the Deposit or, (ii) enforce specific performance. Notwithstanding anything herein to the contrary, Buyer shall be deemed to have elected to terminate this
Agreement if Buyer fails to deliver to Seller written notice of its intent to file a claim or assert a cause of action for specific performance against Seller on or before thirty (30) days following the scheduled Closing Date or, having given
such notice, fails to file a lawsuit asserting such claim or cause of action in the county in which the Property is located within two (2) months following the scheduled Closing Date. Buyer’s remedies shall be limited to those described in
this Section 9.2 and Section 13 hereof. If, however, the equitable remedy of specific performance is not available, Buyer may seek any other right or remedy available at law or in equity; provided, however, that in no event
shall Seller’s liability exceed the lesser of (the “Buyer’s Deal Costs”) (A) $100,000.00 or (B) the actual reasonable out-of-pocket expenses incurred by Buyer and paid (1) to Buyer’s attorneys in
connection with the negotiation of this Agreement and (2) to unrelated and unaffiliated third party consultants in connection with the performance of examinations, inspections and/or investigations pursuant to Section 6. For
purposes of this provision, specific performance shall be considered not available to Buyer only if a court of competent jurisdiction determines conclusively that Buyer is entitled to specific performance on the merits of its claim but said court is
unable to enforce specific performance due to reasons beyond the control of the court. IN NO EVENT SHALL SELLER’S DIRECT OR INDIRECT PARTNERS, SHAREHOLDERS, OWNERS OR AFFILIATES, ANY OFFICER, DIRECTOR, EMPLOYEE OR AGENT OF THE FOREGOING, OR ANY
AFFILIATE OR CONTROLLING PERSON THEREOF HAVE ANY LIABILITY FOR ANY CLAIM, CAUSE OF ACTION OR OTHER LIABILITY ARISING OUT OF OR RELATING TO THIS AGREEMENT OR THE PROPERTY, WHETHER BASED ON CONTRACT, COMMON LAW, STATUTE, EQUITY OR OTHERWISE. 

10.        Disclosure of Documents. To the extent not already provided
or made available to Buyer, Seller shall deliver to Buyer or make available to Buyer within five (5) days following the Effective Date any Service Contracts, Leases and other documents in Seller’s possession or, to Seller’s knowledge,
under Seller’s control which relate to the Property (collectively, the “Documents”). Anything to the contrary in the foregoing notwithstanding, Buyer shall not have access to, and Seller shall not be obligated to deliver to
Buyer, any documents that are confidential, proprietary or privileged. Buyer shall determine to its satisfaction the assignability of any Documents to be assigned hereunder. Seller shall cooperate with Buyer (but shall not be obligated) to obtain
any consents required in connection with the assignment to Buyer of any of the Documents. All of the Documents are confidential and, prior to such time, if any, that Buyer takes title to the Property, shall not be distributed or disclosed by Buyer
to any person or entity other than Permitted Disclosure Parties, as defined below (which obligation of Buyer shall survive any termination of this Agreement) or as otherwise required by law. As used in this Agreement, the term “Permitted
Disclosure Parties” means those persons who are responsible for determining the feasibility of Buyer’s acquisition of the Property and who have agreed or are directed by Buyer to preserve the confidentiality of such information as
required by this Agreement. In permitting Buyer to review the Documents or any other information, Seller has 

  
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not waived any privilege or claim of confidentiality with respect thereto. If the transaction fails to close for any reason whatsoever, upon Seller’s written request, Buyer shall return to
Seller all of the Documents (together with all copies thereof made by or on behalf of Buyer) which Seller, its sales agents or brokers may have previously delivered to made available or may hereafter deliver or make available to Buyer in accordance
with this Section 10 (which obligation of Buyer shall survive any termination of this Agreement). BY FURNISHING THE MATERIALS, DOCUMENTS, REPORTS, OR AGREEMENTS DESCRIBED ABOVE, WHETHER HERETOFORE OR HEREAFTER, EXCEPT FOR SELLER’S
REPRESENTATIONS AND WARRANTIES SPECIFICALLY SET FORTH HEREIN, NONE OF SELLER, ITS SALES AGENTS OR BROKERS, NOR ANY PARTNER, OFFICER, DIRECTOR, EMPLOYEE, AGENT OR ATTORNEY OF SELLER, ITS SALES AGENTS OR BROKERS, NOR ANY OTHER PARTY RELATED IN ANY WAY
TO ANY OF THE FOREGOING (ALL OF WHICH PARTIES ARE COLLECTIVELY REFERRED TO AS THE “SELLER PARTIES”) SHALL BE DEEMED TO HAVE MADE ANY REPRESENTATION OR WARRANTY OF ANY KIND OR NATURE WHATSOEVER WITH RESPECT TO ANY MATTER SET FORTH,
CONTAINED OR ADDRESSED IN SUCH MATERIALS, DOCUMENTS, REPORTS OR AGREEMENTS, INCLUDING, BUT NOT LIMITED TO, THE ACCURACY AND COMPLETENESS THEREOF. 

11.         Leasing, Operation and Maintenance Prior to
Closing.    Notwithstanding Buyer’s right to purchase the Property under this Agreement, Seller hereby retains all rights to own, operate, contract or otherwise exercise the rights of ownership of the Property prior
to Closing without the consent or approval of Buyer, except for any new lease of any portion of the Improvements; provided, however, Seller agrees to use reasonable efforts to operate and maintain the Property substantially in
accordance with standard business practices prior to Closing. After the Effective Date, Seller shall keep Buyer reasonably informed of any proposed new Lease or any amendment, modification or termination of any existing Lease at the Property, and
shall give Buyer written notice if it intends to enter into, extend, terminate or materially amend (a) any lease of the Improvements, or (b) any contract or other agreement which has a term in excess of one year and which lacks a
cancellation right for Seller or its assignee upon thirty (30) calendar days’ notice to the other party thereto with only a nominal penalty, provided, however, the foregoing provisions shall not apply to Seller’s rights
to accept or contract for essential property services (collectively, “Negotiated Agreements”). Seller agrees to provide Buyer with prompt written notice of any Negotiated Agreements entered into following the Effective Date prior to
Closing. With respect to such Negotiated Agreements which Seller wishes to enter into following the date which is three (3) Business Days prior to the expiration of Buyer’s Contingency Period, Seller shall first notify Buyer in writing of
the proposed Negotiated Agreement, and Buyer may approve or reject the same in its sole and absolute discretion and Buyer shall advise Seller of its approval or rejection of any such proposed Negotiated Agreement within five (5) calendar days
after Seller has submitted the same to Buyer. Buyer’s failure to approve or reject a Negotiated Agreement in writing within such five (5) day period shall be deemed to be an acceptance of the submission of the proposed Negotiated
Agreement. 

  
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 12.        Representation and
Warranties and Disclaimer. 
 12.1        Seller’s Representations
and Warranties. Seller represents and warrants to Buyer (the following being hereinafter sometimes referred to as “Seller’s Warranties”) that: 

(a)        Seller has been duly organized and is validly existing as
a corporation in good standing in the State of Massachusetts and is qualified to do business in the State of California. This Agreement constitutes valid and binding obligations of Seller and is enforceable against Seller in accordance with its
terms. 
 (b)        The execution of this Agreement, delivery of
all required documents, Seller’s performance of this Agreement and the transaction contemplated hereby have been duly authorized by the requisite action on the part of Seller. 

(c)        Except as otherwise provided in the Documents with respect
to notices received from the San Francisco Fire Department (including without limitation the 2013 backflow test notice), to Seller’s knowledge, Seller has not received any written notice from any governmental agency of any violations of law on
the Property. 
 (d)        To Seller’s knowledge, except with
respect to slip and fall and similar claims or matters covered by Seller’s commercial general liability insurance policy, Seller has not received written notice of any (i) pending claims, suits, actions or arbitrations, or any regulatory,
legal, or other proceedings or investigations affecting the Property or Seller’s rights and obligations under this Agreement, or (ii) any contemplated condemnation, eminent domain, or similar proceedings, for the Property. 

(e)        To Seller’s knowledge, the Service Contracts listed
on Exhibit E attached hereto are all of the service contracts affecting the Property as of the Effective Date. 

(f)        To Seller’s knowledge, the Leases listed in
Exhibit C attached hereto are all of the leases affecting the Property as of the Effective Date. 

(g)        To Seller’s knowledge, there is no agreement to which
Seller is a party or to Seller’s knowledge binding on Seller which is in conflict with this Agreement or Seller’s ability to execute or perform its obligations under this Agreement. 

(h)        Neither Seller nor any of its affiliates or constituents
nor, to the best of Seller’s knowledge, any brokers or other agents of same, have engaged in any dealings or transactions, directly or indirectly, (i) in contravention of any U.S., international or other money laundering regulations or
conventions, including, without limitation, the United States Bank Secrecy Act, the United States Money Laundering Control Act of 1986, the United States International Money Laundering Abatement and Anti-Terrorist Financing Act of
2001, Trading with the Enemy Act (50 U.S.C. §1 et seq., as amended), or any foreign asset control regulations of the United States Treasury Department (31 CFR, Subtitle B, Chapter V, as amended) or any enabling legislation
or executive order relating thereto, or (ii) in contravention of Executive Order No. 13224 dated September 24, 2001 issued by the President of the United States (Executive Order 

  
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Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), as may be amended or supplemented from time to time (“Anti-Terrorism
Order”) or on behalf of terrorists or terrorist organizations, including those persons or entities that are included on any relevant lists maintained by the United Nations, North Atlantic Treaty Organization, Organization of
Economic Cooperation and Development, Financial Action Task Force, U.S. Office of Foreign Assets Control, U.S. Securities & Exchange Commission, U.S. Federal Bureau of Investigation, U.S. Central Intelligence Agency, U.S. Internal Revenue
Service, or any country or organization, all as may be amended from time to time. Neither Seller nor any of its affiliates or constituents nor, to the best of Seller’s knowledge, any brokers or other agents of same, (i) are or will be
conducting any business or engaging in any transaction with any person appearing on the U.S. Treasury Department’s Office of Foreign Assets Control list of restrictions and prohibited persons, or (ii) are a person described in section
1 of the Anti-Terrorism Order, and to the best of Seller’s knowledge neither Seller nor any of its affiliates have engaged in any dealings or transactions, or otherwise been associated with any such person. 

Buyer acknowledges and agrees that, except as set forth in this Section 12.1 above, Seller has not made any
warranty or representation, express or implied, written or oral, concerning the Property or the ownership or operation thereof or any uses to which the Property may or may not be put. Without limiting the generality of the foregoing, Buyer
acknowledges and agrees that except as specifically set forth in this Agreement, Seller has made no representations and warranties regarding any of the following: (i) The condition of title to the Property (except for the limited implied
warranty of title to be given in the Grant Deed); (ii) The nature, physical condition or any other aspect of the Property or the absence of structural or other physical defects in the Improvements; (iii) The income or expenses generated,
paid or incurred in connection with the Property; (iv) The accuracy of any statements, calculations or conditions stated or set forth in Seller’s books and records concerning the Property; (v) The soil condition of the Property or the
suitability of the Property for any intended use or development; (vi) The dimensions of the Property or the accuracy of any floor plans, square footage, lease abstracts, sketches, revenue or expense projections related to the Property;
(vii) The ability of Buyer to obtain any and all necessary governmental approvals or permits for Buyer’s intended use and development of the Property; (viii) Compliance of the Property with federal, state or local laws, ordinances,
rules and regulations, including, but not limited to, zoning ordinances, building codes and environmental statutes; (ix) The intentions of any parties with respect to the negotiation and/or execution of any leases for any portion of the
Property; or (x) The existence of Hazardous Substances (as defined below) in, on, about, under, or affecting the Property. 

12.2        Buyer Accepts Property “As Is”. 

(a)        Buyer acknowledges and agrees for Buyer and Buyer’s
successors, heirs and assignees, that (i) Buyer has been, and will be, given a reasonable opportunity to inspect and investigate the Property, all Improvements thereon and all aspects relating thereto, including all Documents, either
independently or through agents and experts of Buyer’s choosing and (ii) except as specifically set forth in this Agreement, Buyer is acquiring the Property based exclusively upon Buyer’s own investigation and inspection thereof.
SELLER AND BUYER AGREE THAT THE PROPERTY SHALL BE SOLD, 

  
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AND THAT BUYER SHALL ACCEPT POSSESSION OF THE PROPERTY ON THE CLOSING DATE, “AS IS, WHERE IS, WITH ALL FAULTS”, WITH NO RIGHT OF SET-OFF OR
REDUCTION IN THE PURCHASE PRICE, AND THAT, EXCEPT FOR SELLER’S WARRANTIES AND THE LIMITED WARRANTY OF TITLE TO BE GIVEN IN THE GRANT DEED, SUCH SALE SHALL BE WITHOUT REPRESENTATION OR WARRANTY OF ANY KIND OR NATURE WHATSOEVER BY SELLER, OR ANY
OTHER SELLER PARTIES, WHETHER EXPRESS, IMPLIED, STATUTORY OR OTHERWISE, INCLUDING, WITHOUT LIMITATION, WARRANTY OF INCOME POTENTIAL, OPERATING EXPENSES, USES, MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE, AND SELLER AND EACH OF THE OTHER
SELLER PARTIES DOES HEREBY DISCLAIM AND RENOUNCE ANY SUCH REPRESENTATION OR WARRANTY. BUYER SPECIFICALLY ACKNOWLEDGES THAT, EXCEPT FOR SELLER’S WARRANTIES AND THE LIMITED WARRANTY OF TITLE IMPLIED BY LAW IN THE GRANT DEED, BUYER IS NOT
RELYING ON ANY REPRESENTATIONS OR WARRANTIES OF ANY KIND OR NATURE WHATSOEVER, WHETHER ORAL OR WRITTEN, EXPRESS, IMPLIED, STATUTORY OR OTHERWISE FROM SELLER OR ANY OTHER SELLER PARTIES, AS TO ANY MATTERS CONCERNING THE PROPERTY, INCLUDING WITHOUT
LIMITATION: (1) THE CONDITION OR SAFETY OF THE PROPERTY OR ANY IMPROVEMENTS THEREON, INCLUDING, BUT NOT LIMITED TO, PLUMBING, SEWER, HEATING AND ELECTRICAL SYSTEMS, ROOFING, AIR CONDITIONING, IF ANY, FOUNDATIONS, SOILS AND GEOLOGY, INCLUDING
HAZARDOUS SUBSTANCES, LOT SIZE, OR SUITABILITY OF THE PROPERTY OR ITS IMPROVEMENTS FOR A PARTICULAR PURPOSE; (2) WHETHER THE APPLIANCES, IF ANY, PLUMBING OR UTILITIES ARE IN WORKING ORDER; (3) THE HABITABILITY OR SUITABILITY FOR OCCUPANCY
OF ANY STRUCTURE AND THE QUALITY OF ITS CONSTRUCTION; (4) THE FITNESS OF ANY PERSONAL PROPERTY OR FIXTURES; (5) WHETHER THE IMPROVEMENTS ARE STRUCTURALLY SOUND, IN GOOD CONDITION, OR IN COMPLIANCE WITH APPLICABLE CITY, COUNTY, STATE OR
FEDERAL STATUTES, CODES OR ORDINANCES; (6) THE OPERATING PERFORMANCE AND INCOME AND EXPENSES OF THE PROPERTY; AND (7) ANY OTHER MATTERS ENUMERATED IN SECTION 12.1(i)-(x) HEREINABOVE.
BUYER FURTHER ACKNOWLEDGES AND AGREES THAT EXCEPT AS SPECIFICALLY SET FORTH IN THIS AGREEMENT, SELLER IS UNDER NO DUTY TO MAKE ANY AFFIRMATIVE DISCLOSURE REGARDING ANY MATTER WHICH MAY BE KNOWN TO SELLER, ITS OFFICERS, DIRECTORS, CONTRACTORS, AGENTS
OR EMPLOYEES, AND THAT BUYER IS RELYING SOLELY UPON ITS OWN INSPECTION OF THE PROPERTY AND, EXCEPT AS SPECIFICALLY SET FORTH IN THIS AGREEMENT, NOT UPON ANY REPRESENTATIONS MADE TO IT BY ANY PERSON WHOMSOEVER. ANY REPORTS, REPAIRS OR WORK REQUIRED
BY BUYER ARE THE SOLE RESPONSIBILITY OF BUYER, AND BUYER AGREES THAT THERE IS NO OBLIGATION ON THE PART OF SELLER TO MAKE ANY CHANGES, ALTERATIONS OR REPAIRS TO THE PROPERTY, AND BUYER ACKNOWLEDGES THAT BUYER SHALL CONDUCT ITS DUE

  
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DILIGENCE WITH RESPECT TO THE PROPERTY TO ITS SATISFACTION. EXCEPT AS SPECIFICALLY SET FORTH IN THIS AGREEMENT, BUYER IS SOLELY RESPONSIBLE FOR OBTAINING ANY CERTIFICATE OF OCCUPANCY OR ANY OTHER
APPROVAL OR PERMIT NECESSARY FOR TRANSFER OR OCCUPANCY OF THE PROPERTY AND FOR ANY REPAIRS OR ALTERATIONS NECESSARY TO OBTAIN THE SAME, ALL AT BUYER’S SOLE COST AND EXPENSE. BUYER ACKNOWLEDGES AND AGREES THAT BUYER’S OBLIGATIONS HEREUNDER
SHALL REMAIN IN FULL FORCE AND EFFECT WITH BUYER HAVING NO RIGHT TO DELAY THE CLOSING OR TERMINATE THIS AGREEMENT REGARDLESS OF ANY FACTS OR INFORMATION LEARNED BY BUYER AFTER THE EXPIRATION OF THE BUYER’S CONTINGENCY PERIOD EXCEPT AS OTHERWISE
EXPRESSLY PROVIDED IN THIS AGREEMENT. NOTWITHSTANDING ANYTHING HEREIN TO THE CONTRARY, THE AGREEMENTS OF BUYER SET FORTH IN THIS SECTION 12.2(a) SHALL BE DEEMED TO BE REAFFIRMED AS OF THE CLOSING AND SHALL SURVIVE THE CLOSING AND SHALL
NOT BE MERGED THEREIN. Buyer’s agreement to purchase the Property “AS IS” is a material inducement to Seller to agree to sell the Property at the Purchase Price provided herein. 

(b)        Buyer, for Buyer and Buyer’s successors in interest,
releases Seller, Manager and their respective members, managers, officers, employees, affiliates and shareholders (collectively, the “Released Parties”) from, and waives all claims and liability against the Released Parties for or
attributable to, any structural, physical or environmental condition at the Property, including without limitation, claims or liabilities relating to the presence, discovery or removal of any Hazardous Substances in, at, about or under the Property,
or for, connected with or arising out of any and all claims or causes of action based upon CERCLA (Comprehensive Environmental Responses, Compensation, and Liability Act of 1980, 42 U.S.C. §§ 9601 et seq., as amended by
SARA [Superfund Amendment and Reauthorization Act of 1986] and as may be further amended from time to time), the Resource Conservation and Recovery Act of 1976, 42 U.S.C. §§ 6901 et seq., or any related claims or causes of
action or any other federal or state based statutory or regulatory causes of action for environmental contamination at, in or under the Property. As between Buyer and the Released Parties, Buyer assumes and takes responsibility and liability for all
obligations attributable to the structural, physical or environmental condition of the Property (including, without limitation, any Hazardous Substances in, at, under or about the Property other than Excluded Hazardous Substances (as defined below))
and agrees to indemnify, defend and hold harmless the Released Parties from any loss, cost, claim, liability, expense or demand with respect thereto. As used in this Agreement, “Excluded Hazardous Substances,” means Hazardous
Substances deposited or placed in, at or under the Property during the period Seller was the owner of the Property, except to the extent the existence of those Hazardous Substances was known to Buyer prior to the expiration of Buyer’s
Contingency Period. Notwithstanding anything herein to the contrary, the agreements of Buyer set forth in this Section 12.2(b) shall be deemed reaffirmed as of the Closing and shall survive the Closing and shall not be merged therein.

  
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 (c)        For purposes
of this Agreement, the term “Hazardous Substance” shall mean any substance, chemical, waste or material that is or becomes regulated by any federal, state or local governmental authority because of its toxicity, infectiousness,
radioactivity, explosiveness, ignitability, corrosiveness or reactivity, including, without limitation, mold, fungi, asbestos or any substance containing more than 0.1 percent asbestos, the group of compounds known as polychlorinated biphenyls,
flammable explosives, oil, petroleum or any refined petroleum product. 

(d)        In addition to, and not by way of limitation of the sale
of the Property on an “AS IS, WHERE IS, WITH ALL FAULTS” basis under this Agreement, Buyer acknowledges that Seller has not made any inquiry with respect to Hazardous Substances at the Property. Seller makes no representations or
warranties whatsoever to Buyer regarding the presence or absence, location or scope of any Hazardous Substances in, at, or under the Property, and Buyer hereby acknowledges and agrees that no such representations and warranties have been made by
Seller or any of the other Seller Parties. By its execution of this Agreement, Buyer hereby: (i) releases Seller from any and all liability to Buyer and to Buyer’s successors in interest attributable to the presence, discovery, or removal
of any Hazardous Substances in, at, or under the Property, (ii) as between Buyer and Seller, takes responsibility and liability for all obligations attributable to any Hazardous Substances in, at, or under the Property, other than Excluded
Hazardous Substances, and (iii) shall at all times comply with all applicable federal, state and local laws, rules and regulations involving Hazardous Substances in, at, or under the Property or their removal from the Property. Notwithstanding
anything herein to the contrary, the agreements of Buyer set forth in this Section 12.2(d) shall be deemed to be reaffirmed as of the Closing and shall survive the Closing and not be merged therein. 

[REMAINDER OF PAGE INTENTIONALLY BLANK] 

  
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 (e)        In connection
with the releases and waivers in this Section 12.2, Buyer agrees that it is familiar with, and hereby waives its rights, if any, under California Civil Code Section 1542, which provides as follows: 

“A general release does not extend to claims which the creditor does not know or suspect to exist in his or her favor
at the time of executing the release, which if known by him or her must have materially affected his or her settlement with the debtor.” 

Buyer indicates its acknowledgment of the foregoing provisions of Section 12.2 by initialing below: 

Buyer: /s/
Initials                                        
     

  
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 Notwithstanding any provision hereof to the contrary, the provisions of this
Section 12.2 shall not apply to, and Buyer does not release Seller from, (a) any damages, claims, liabilities or obligations arising out of or in connection with a breach of any covenant, representation or warranty of Seller set
forth in this Agreement, or (b) Seller’s fraud committed with respect to this Agreement or the documents executed by Seller in connection herewith. 

12.3      [Intentionally omitted.] 

12.4      Anti-Terrorism Representation.    Neither Buyer nor any of its
affiliates or constituents nor, to the best of Buyer’s knowledge, any brokers or other agents of same, have engaged in any dealings or transactions, directly or indirectly, (i) in contravention of any U.S., international or other money
laundering regulations or conventions, including, without limitation, the United States Bank Secrecy Act, the United States Money Laundering Control Act of 1986, the United States International Money Laundering Abatement and
Anti-Terrorist Financing Act of 2001, Trading with the Enemy Act (50 U.S.C. §1 et seq., as amended), or any foreign asset control regulations of the United States Treasury Department (31 CFR, Subtitle B, Chapter V, as
amended) or any enabling legislation or executive order relating thereto, or (ii) in any Anti-Terrorism Order, or on behalf of terrorists or terrorist organizations, including those persons or entities that are included on any relevant lists
maintained by the United Nations, North Atlantic Treaty Organization, Organization of Economic Cooperation and Development, Financial Action Task Force, U.S. Office of Foreign Assets Control, U.S. Securities & Exchange Commission,
U.S. Federal Bureau of Investigation, U.S. Central Intelligence Agency, U.S. Internal Revenue Service, or any country or organization, all as may be amended from time to time. Neither Buyer nor any of its affiliates or constituents nor, to the best
of Buyer’s knowledge, any brokers or other agents of same, (i) are or will be conducting any business or engaging in any transaction with any person appearing on the U.S. Treasury Department’s Office of Foreign Assets Control list of
restrictions and prohibited persons, or (ii) are a person described in section 1 of the Anti-Terrorism Order, and to the best of Buyer’s knowledge neither Buyer nor any of its affiliates have engaged in any dealings or transactions,
or otherwise been associated with any such person. If at any time this representation becomes false then it shall be considered a default under this Agreement and Seller shall have the right to exercise all of the remedies set forth in this
Agreement in the event of a default or to terminate this Agreement immediately. 

12.5      Buyer’s Representations and Warranties.   Buyer represents and
warrants to Seller that: 
 12.5.1  Organization and Authority.    Buyer has been duly organized
and is validly existing as a limited liability company in good standing in the State of Delaware and is qualified to do business in the State of California. Buyer has the full right and authority and has obtained any and all consents required to
enter into this Agreement and to consummate or cause to be consummated the transactions contemplated hereby. This Agreement has been, and all of the documents to be delivered by Buyer at the Closing will be, authorized and properly executed and
constitute, or will constitute, as appropriate, the valid and binding obligation of Buyer, enforceable in accordance with their terms. 

  
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 12.5.2  Conflicts and Pending Action.    
There is no agreement to which Buyer is a party or to Buyer’s knowledge binding on Buyer which is in conflict with this Agreement. There is no action or proceeding pending or, to Buyer’s knowledge, threatened against Buyer which challenges
or impairs Buyer’s ability to execute or perform its obligations under this Agreement. 

12.6      Survival of Representations and Warranties.     The
representations and warranties set forth in this Article 12 are made as of the Effective Date and, except as stated herein as being made as of certain date, are remade as of the Closing Date and shall not be deemed to be merged into or
waived by the instruments of Closing, but shall survive the Closing for a period of nine (9) months (the “Survival Period”). Terms such as “to Seller’s knowledge,” “to the best of Seller’s
knowledge” or like phrases mean the actual present and conscious awareness or knowledge of Mark Knapp (“Adviser Employee”), an officer and employee of Adviser (as defined below), whom Seller represents is the most knowledgeable
person with respect to the matters covered by Seller’s representations and warranties, without any duty of inquiry or investigation; provided that so qualifying Seller’s knowledge shall in no event give rise to any personal liability on
the part of Adviser’s Employee or any other officer or employee of Seller or its Adviser, on account of any breach of any representation or warranty made by Seller herein. Said terms do not include constructive knowledge, imputed knowledge, or
knowledge Seller or such persons do not have but could have obtained through further investigation or inquiry. No broker, agent, or party other than Seller is authorized to make any representation or warranty for or on behalf of Seller. 

13.        Limitations on Actions.    
Notwithstanding anything to the contrary in this Agreement or in any other document or communication relating to this transaction: 

(a)        If a Seller Default occurs and Buyer elects to proceed to
Closing rather than exercise its other rights and remedies hereunder by reason of such Seller Default, Buyer shall be deemed to have waived the Seller Default. 

(b)        Following the Closing, neither party shall have any
liability to the other party which arises out of an inaccuracy in or a breach of a representation, warranty, or covenant in this Agreement or relating to this transaction which was known to the other party on the Closing Date. 

(c)        Following the Closing, neither party shall commence a
legal action or proceeding against the other party relating to (a) the Property, or (b) a breach of a representation, warranty, covenant, or condition made in this Agreement or in connection with the transaction contemplated herein; unless
(i) the factual basis of the claim or cause of action asserted in the action or proceeding was first identified with reasonable clarity in a written notice delivered to the other party not later than the expiration of the Survival Period,
(ii) the action or proceeding is commenced and duly served on the other party within sixty (60) days after the expiration of the Survival Period, and (iii) the damage to such party on account of such breach (individually or combined
with damages from other breaches) equals or exceeds $25,000.00. Furthermore, Buyer agrees that the post-Closing maximum liability of Seller for the alleged breach of any and all representations or warranties set forth in this Agreement is limited to
$2,000,000.00 (provided that such 

  
 -30- 

 
$2,000,000 cap shall not apply to amounts owed to Buyer pursuant to the reconciliation of prorations (including, without limitation, the reconciliation of Leasing Costs payable by Seller
hereunder) as set forth in Section 4.8 of this Agreement. The provisions of Sections 12(b) and (c) shall survive the Closing. The covenants, conditions, representations and warranties in this Agreement or
otherwise made in connection with this transaction (if any) are personal to Buyer and Seller and shall not run with the land, and no person or entity other than Buyer and Seller, respectively, shall be entitled to bring any action based thereon.
Throughout the Survival Period (and for so long thereafter as any claim made by Buyer under and in accordance with the provisions of this Section 13(c) remains pending), Seller covenants and agrees to maintain its legal existence and
have sufficient funds available to meet its obligations under the terms of Section 13(c) above. The provisions of Sections 13(b) and (c) shall survive the Closing. The covenants, conditions, representations and warranties in
this Agreement or otherwise made in connection with this transaction (if any) are personal to Buyer and Seller and shall not run with the land, and no person or entity other than Buyer and Seller, respectively, shall be entitled to bring any action
based thereon. 
      (d)         If the
parties proceed to Closing, then effective from and after the Closing, all conditions of Closing shall be deemed satisfied or waived, and neither party shall have any liability to the other if it is subsequently discovered that a condition was not
satisfied at Closing; provided, however, that nothing in this Section shall relieve Escrow Holder or Title Company of any liability for failure to comply with this Agreement or with instructions from either Buyer or Seller. 

14. Miscellaneous. 

14.1     Notices.     All notices, approvals, disapprovals or elections
required or permitted to be given under this Agreement shall be in writing and shall be (a) delivered personally, (b) mailed, certified or registered mail, return receipt requested, (c) sent by email transmission, (d) sent by
facsimile transmission, or (e) sent by Federal Express or other professional carrier for next day delivery, to the parties at the following addresses: 
  

			
	 If to Seller:
	  	 MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY,

		  	 c/o Cornerstone Real Estate Advisers LLC

		  	 100 Wilshire Boulevard, Suite 700

		  	 Santa Monica, CA 90401

		  	 Attn:   Mr. Mark Knapp

		  	 Phone:   (310) 234-2525

		  	 Fax:   (310) 234-2552

		
	 and
	  	 Cornerstone Real Estate Advisers LLC

		  	 100 Wilshire Boulevard, Suite 700

		  	 Santa Monica, CA 90401

		  	 Attn:   Kelly Kinnon, Esq.

		  	 Phone:   (310) 234-2525

		  	 Fax:   (310) 234-2552

  
 -31- 

			
		
	 with copy to:
	  	 Sheppard, Mullin, Richter & Hampton LLP

		  	 333 South Hope Street, 43rd Floor

		  	 Los Angeles, California 90071-1422

		  	 Attn:  Pamela Westhoff, Esq.

		  	 Tel:  (213) 617-4254

		  	 Fax:  (213) 443-2721

		
	 If to Buyer:
	  	 KBSIII 201 SPEAR STREET, LLC

		  	 c/o KBS Capital Advisors LLC

		  	 620 Newport Center Drive, Suite 1300

		  	 Newport Beach, CA 92660

		  	 Attn:  Chris Aust

		  	 Tel:  (949) 797-0356

		  	 Fax:  (949) 417-6518

		
	 with copy to:
	  	 KBS Capital Advisors LLC

		  	 620 Newport Center Drive, Suite 1300

		  	 Newport Beach, CA 92660

		  	 Attn:  Jim Chiboucas, Esq.

		  	 Tel:  (949) 417-6555

		  	 Fax:  (949) 417-6523

		
	 with copy to:
	  	 Greenberg Traurig

		  	 3161 Michelson Drive, Suite 1000

		  	 Irvine, California 92612

		  	 Attn:  Bruce Fischer, Esq.

		  	 Tel:  (949) 732-6670

		  	 Fax:  (949) 732-6501

 Notices shall be deemed given upon delivery or tender of delivery to the intended recipient provided
that notice sent by email or facsimile shall only be deemed received when both (a) the sender has electronic confirmation that it was sent to all parties (and has retained a printed confirmation of the delivery to the applicable fax number or
email address) and (b) a follow-up hard-copy of such notice is sent by one of the other above-referenced delivery methods. Notices given by counsel for Buyer shall be deemed given by Buyer and notices given by counsel for Seller shall be deemed
given by Seller. 
 14.2     Attorneys’ Fees.  In the event of any action between
Buyer and Seller for enforcement or interpretation of any of the terms or conditions of this Agreement, the prevailing party in such action shall be entitled to recover its reasonable costs and expenses, including without limitation court costs and
reasonable attorneys’ fees actually incurred, as awarded by a court of competent jurisdiction. 

14.3     Brokers.  Buyer and Seller hereby represents and warrants to the other that
Seller or Buyer, as applicable, has not engaged or dealt with any broker, finder or other agent in connection with entry into this Agreement or the transactions contemplated hereby other than Eastdil Secured (the “Broker”). Seller
agrees to indemnify Buyer against any commission 

  
 -32- 

 
payable to Broker pursuant to an agreement between Seller and Broker. Buyer and Seller each hereby indemnify and hold the other harmless from and against all costs, expenses or liabilities
(including, without limitation, reasonable attorneys’ fees and court costs, whether or not taxable and whether or not any action is prosecuted to judgment) incurred by the indemnified party (other than Broker) in connection with any claim or
demand by any person or entity for any broker’s, finder’s or other commission or fee in connection with the indemnifying party’s entry into this Agreement and the transactions contemplated hereby. 

14.4     Entire Agreement.    This Agreement, together with the documents
described and referred to herein, contains all of the agreements of Buyer and Seller with regard to the transactions contemplated hereby, and supersedes all prior agreements, understandings and negotiations, whether written or oral. 

14.5     Amendment.    This Agreement shall not be modified or amended except
by an instrument in writing duly executed by both Buyer and Seller. 
 14.6    
Successors.    Subject to Section 14.7, below, the provisions of this Agreement shall be binding upon and shall inure to the benefit of the successors in interest and assigns of Buyer and Seller. 

14.7     Assignment.    Buyer may assign its rights and obligations under this
Agreement only with the express written consent of Seller. Such assignment shall not relieve Buyer of Buyer’s obligations under this Agreement unless Seller expressly so agrees in writing. Notwithstanding the foregoing, Buyer shall have the
right, subject to delivering to Seller and Escrow Holder written notice no less than ten (10) days prior to Closing, to assign its rights and obligations under this Agreement to an entity that is a real estate investment trust
(“REIT”) (or that is wholly owned directly or indirectly by a REIT) for which Buyer or an affiliate of Buyer acts as the investment advisor without the prior written consent of Seller. 

14.8     Recordation.    Neither Buyer nor Seller shall record this Agreement
or a memorandum hereof. 
 14.9     Severability.    In the event that all
or any portion of any provision in this Agreement is held by a court of competent jurisdiction to be illegal or unenforceable, such illegal or unenforceable provision or portion of a provision shall be severed from the other provisions and/or
portions of a provision which shall remain in full force and effect as if the illegal or unenforceable provision or portion of provision was not a part of this Agreement. 

14.10     Counterparts.    This Agreement may be executed in one or more
counterparts, each of which shall be deemed to be as original and all of which taken together shall be deemed to be one and the same document. To facilitate execution of this Agreement, the parties may execute and exchange counterparts of the
signature pages by telephonic facsimile or electronic mail of a PDF document. 
 14.11     Governing
Law.    This Agreement shall be governed by and construed in accordance with the laws of the State of California. 

  
 -33- 

 14.12     Headings.  The paragraph headings
and captions in this Agreement are for convenience only and shall not limit or define the contents of this Agreement. 

14.13     Time is of the Essence.  Time is of the essence of this Agreement, it being
understood that the time for performance of each obligation, including, without limitation, the Closing Deadline, has been the subject of negotiation by the parties. 

14.14     Tender.    Submission of this Agreement for examination, even though
executed by one party, shall not bind the other party in any manner and no obligation on the part of the other party shall arise unless and until this Agreement is executed and delivered by both Seller and Buyer. 

14.15     Confidentiality.    Buyer shall make no public announcement or
disclosure of any information related to this Agreement to outside brokers or third parties, before or after the Closing, without the prior written specific consent Seller; provided, however, Buyer may, subject to the provisions of
Section 10, make disclosure of this Agreement to its Permitted Disclosure Parties as necessary to perform its obligations hereunder and as may be required under laws or regulations applicable Buyer. Notwithstanding the foregoing and
anything to the contrary in this Section 14.15, nothing contained herein shall impair Buyer’s (or its permitted assignee’s) right to disclose information relating to this Agreement or the Property (a) to any due diligence
representatives and/or consultants that are engaged by, work for or are acting on behalf of, any securities dealers and/or broker dealers evaluating Buyer or its permitted assignees, (b) in connection with any filings (including any amendment
or supplement to any S-11 filing) with governmental agencies (including the SEC) by any REIT holding, or considering holding, an interest (direct or indirect) in any permitted assignee of Buyer, and (c) to any broker/dealers in the REIT’s
broker/dealer network and any of the REIT’s investors. 
 14.16     Calculation of Time
Periods.    Unless otherwise specified, in computing any period of time described herein, the day of the act or event after which the designated period of time begins to run is not to be included and the last day of the
period so computed is to be included, unless such last day is a Saturday, Sunday or legal holiday for national banks in the location where the Property is located, in which event the period shall run until the end of the next day which is neither a
Saturday, Sunday, or legal holiday. Unless otherwise specified in this Agreement, the last day of any period of time described herein shall be deemed to end at 5:00 p.m. local time in the state in which the Real Property is located. As used
herein, “Business Day” means any day that is not a Saturday, Sunday or legal holiday for national banks in California. 

14.17     No Third Party Beneficiary.  The provisions of this Agreement and of the
documents to be executed and delivered at Closing are and will be for the benefit of Seller, Asset Manager and Buyer only and are not for the benefit of any third party (other than Adviser) and, accordingly, no third party (other than Adviser) shall
have the right to enforce the provisions of this Agreement or of the documents to be executed and delivered at Closing. 

14.18     Adviser; Designated Representative.  Seller has engaged Cornerstone Real
Estate Advisers, LLC. or affiliated companies (“Adviser”) to provide certain asset management 

  
 -34- 

 
services with respect to the Property, including acting as a liaison between Seller and Buyer in connection with the Property and this Agreement. 

14.19    Exclusivity.    During the term of this Agreement (prior to the
termination or expiration hereof in accordance with its terms), Seller shall not market the Property for sale, enter into any contract or agreement to sell the Property or any interest therein, or make or accept any offer to sell or transfer or any
interest therein. 
 15.        Destruction.  If the
Improvements are “Destroyed or Substantially Damaged” (for purposes of this Section, Destroyed or Substantially damaged shall mean (a) that the cost for restoring the Improvements to their original condition as of the date of
this Agreement exceeds $1,000,000.00 or would require more than ninety (90) days to repair in Seller’s estimate and Seller, at its sole option, does not elect to repair the same prior to the Closing, or (b) destruction or damage that
is not fully insured and for which Buyer will not receive, at Seller’s election, a credit in the amount of the uninsured portion of such damage or destruction upon the Closing, or (c) destruction or damage resulting in the Property
violating applicable laws or failing to comply with zoning or any covenants, conditions or restrictions affecting the Property, or (d) destruction or damage entitling a tenant leasing more than 12,000 rentable square feet in the aggregate to
terminate its Lease), Buyer may cancel the Escrow by written notice to Seller and Escrow Holder within thirty (30) days of receiving notice of such damage, in which case the provisions of Section 4.7(c), above, shall apply. In the
event of any damage which is not “Destroyed or Substantially Damaged” as described above, Buyer may not cancel the Escrow based upon such damage. In the event of any destruction of or damage to the Improvements and Buyer is either not
entitled or does not elect to cancel the Escrow as provided in this Section, Seller shall assign to Buyer all of Seller’s right to any insurance proceeds relating to such damage or destruction upon the Closing (whether or not such proceeds have
been previously paid by the insurance carrier) and provide Buyer with a credit at Closing for the amount of any deductible under such insurance policy, provided that if Seller has repaired and/or replaced prior to the Closing such damaged and/or
destroyed improvements to their original condition as of the date of this Agreement, then Buyer shall return any insurance proceeds actually received by Buyer for such damage and destruction. Seller agrees to promptly notify Buyer in writing if the
Property or any part thereof is destroyed or damaged. 

16.        Condemnation.    If, prior to the
Closing, condemnation or eminent domain proceedings shall be commenced or threatened by any competent public authority against the Property or any part thereof, Seller shall promptly give Buyer written notice thereof. After notice of the
commencement, or threat of commencement, of any such proceedings (from Seller or otherwise), and in the event that the taking, or threatened taking, of such property shall include any portion of the Property, Buyer shall have the right to cancel
this Agreement by notice to Seller, in which event this Agreement shall become null and void and neither party shall have any further rights against or obligations to the other. In the event that this Agreement is not cancelled pursuant to the
provisions of the preceding sentence, Buyer agrees to accept the Property subject to the taking, in which event Seller shall deliver to Buyer on the Closing an assignment of all of Seller’s right, title and interest in and to any award which
has been paid or may be payable to Seller on account of such taking, together with any other documents reasonably requested by Buyer to further evidence the vesting of such award in Buyer. Buyer agrees to notify Seller within 90 days after Buyer
receives notice of commencement of 

  
 -35- 

 
condemnation proceedings whether or not Buyer elects to terminate this Agreement, and Buyer shall be entitled to a delay in the Closing as required to give effect to such 90-day period. 

17.        Tax Deferred Exchange.    Seller or Buyer
may, at each party’s option, elect to structure this transaction as a “like-kind” exchange under Section 1031 of the Internal Revenue Code of 1986, as amended. In such event, each party agrees to reasonably cooperate with the
other in so structuring this transaction. Neither party will, however, be required (a) to incur any additional costs or assume any additional liabilities (including, without limitation, being required to acquire or hold title to any real
property other than the Real Property for purposes of consummating such exchange) as a result of the other party’s “like-kind” exchange, or (b) to execute any additional documentation other than a simple consent. Furthermore, the
Closing Date may not be postponed solely to effectuate such exchange, and the consummation or accomplishment of such exchange shall not be a condition precedent or condition subsequent to either party’s obligation and covenants under this
Agreement 
 18.        Certain Seller
Approvals.    The obligations of Seller under this Agreement are subject to Seller’s receipt no later than five (5) Business Days following the Opening of Escrow (the “Seller Termination Date”),
of the approval of the management committee of Adviser to the transaction contemplated by this Agreement (the “Management Committee Approval”). In the event of the Management Committee Approval is not received prior to the Seller
Termination Date, Seller shall have the right to elect to terminate this Agreement by the delivery to Buyer of written notice of termination (the “Seller Termination Notice”) on or before the Seller Termination Date, in which case
(i) the parties shall have no further rights or obligations hereunder, except as provided under Sections 6.1(a) and 10, above, (ii) the Deposit shall be returned to Buyer, and (iii) Seller shall pay the Buyer’s
Deal Costs to Buyer. If Seller fails to deliver a Seller Termination Notice on or before the Seller Termination Date: (i) Seller shall not have any further right to terminate this Agreement pursuant to this Section 18, and
(ii) it shall be conclusively presumed that the Management Committee Approval has been received and Seller is fully authorized to perform its obligations pursuant to this Agreement. 

19.        Rule 3-14 Audit.    Seller acknowledges
that under Rule 3-14 of Regulation S-X, Buyer is required to obtain certain information in connection with reports Buyer is required to file with the Securities and Exchange Commission. Accordingly, Seller agrees to (a) allow Buyer and
Buyer’s representatives, at Buyer’s sole cost and expense, to perform an audit of Seller’s operations at the Property to the extent required under Rule 3-14 of Regulation S-X (hereinafter a “Rule 3-14 Audit”), and
(b) make available to Buyer and Buyer’s representatives for inspection and audit at Seller’s offices, to the extent available, all of Seller’s books and records reasonably requested by Buyer for the most recent fiscal year
relating to the operations of the Property only, including, but not limited to, income, expense, occupancy, and other financial and occupancy information relating to the Property. In connection with the foregoing, Buyer shall give Seller no less
than two (2) Business Days’ prior written notice of Buyer’s plans to inspect and audit such books and records. Any Rule 3-14 Audit shall be completed as soon as reasonably possible and Buyer and Buyer’s representatives shall use
commercially reasonable best efforts not to interfere with Seller’s ability to conduct its business. Buyer expressly acknowledges and agrees that all Rule 3-14 Audits, together with the books and records made available to Buyer in connection
therewith, shall be subject to the terms and conditions of this Agreement, including provisions regarding confidentiality of records. 

  
 -36- 

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

											
	 “Buyer:”
  

KBSIII 201 SPEAR STREET, LLC,
 a
Delaware limited liability company

		
	 By:
	    	 KBSIII REIT ACQUISITION XII, LLC,

a Delaware limited liability company,

its sole member

			
		    	 By:
	    	 KBS REIT PROPERTIES III, LLC,

a Delaware limited liability company,

its sole member

				
		    		    	 By:
	    	 KBS LIMITED PARTNERSHIP III,

a Delaware limited partnership,

its sole member

					
		    		    		    	 By:
	    	 KBS REAL ESTATE INVESTMENT TRUST III, INC.,

a Maryland corporation,
 its
general partner

						
		    		    		    		    	 By:
	    	 /s/ David E.
Snyder                            

		    		    		    		    		    	 David E. Snyder,

		    		    		    		    		    	 Chief Executive Officer

		    		    		    	  

        Date Signed:  October         ,
2013

  
 -37- 

											
		  		  		  		  	 “Seller:”
  

MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY,

a corporation organized and existing under

the laws of the State of Massachusetts

						
		  		  		  		  	 By:
	    	 Cornerstone Real Estate Advisers, LLC,

Its Authorized Agent

						
		  		  		  		  		    	 By: /s/ Martha Knapp
                                

		  		  		  		  		    	 Printed Name: Martha
Knapp                    

		  		  		  		  		    	 Its: Vice
President                                      

  

 JOINDER BY ESCROW HOLDER 

The undersigned hereby (i) acknowledges receipt of the foregoing Agreement and First Deposit, on this the 30 day
of October, 2013, (the “Effective Date”), (ii) agrees to serve as Escrow Holder under the foregoing Agreement, and (iii) agrees to perform all duties and obligations of the Escrow Holder under the provisions of the
Agreement. 
  

	
	STEWART TITLE GUARANTY COMPANY
	
	 By: /s/ Andrew C.
Turbide                                  

	
	 Name: Andrew C. Turbide,
Esq                          

	
	 Title: Underwriting
Counsel                               

  
 -2- 

 EXHIBIT A 

LEGAL DESCRIPTION OF PROPERTY 

The land referred to herein is situated in the State of California, County of San Francisco, City of San Francisco and described as follows: 

Parcel One: 
 Beginning at a point on the
Southeasterly line of Howard Street, distant thereon South 45° 07’ 55” West, 156.083 feet from the point of intersection of the Southeasterly line of Steuart Street and the Southeasterly line of Howard Street; running thence South
45° 07’ 55” West, 118.917 feet to the Northeasterly line of Spear Street, thence along said line of Spear Street, South 44° 52’ 05” East, 292.278 feet; thence from a tangent that bears North 21 ° 24’ 41”
West along a curve to the left with a radius of 958 feet, central angle of 17° 39’ 17”, an arc distance of 295.191 feet; thence South 45” 07’ 55” West 128.941 feet; thence North 44* 52’ 05” East, 134.03 feet to
the point of beginning. 
 A portion of said description also being Lot No, 30, as shown on Parcel Map recorded December 23, 1981 in Book 22 of Parcel
Maps, at Page 61, in the office of the County Recorder of the City and County of San Francisco, California. 
 Parcel Two: 

Appurtenant to Parcel One above a perpetual easement of ground level only for vehicular and pedestrian access in and to Stewart Street over
and across the following described parcel of land, as reserved in the deed from Delta Terminals, Inc., a California corporation, to the State of California, recorded October 14, 1955 in Book 6714, of Official Records, Page 524, San Francisco
County Records, described as follows: 
 Beginning at a point on the Southwesterly line of said Steuart Street, distant thereon North 44°
52’ 05” West, 11.32 feet from the most Easterly corner of the property described in that certain deed executed by Delta Terminals, Inc. to the State of California, recorded October 14,1955 in Book 6714 of Official Records Page 524, in
the Office of the Recorder of the City and County of San Francisco, State of California; thence South 77° 58’ 24” West, 62.48 Feet; thence from a tangent that bears North 5° 44’ 49” East, along a curve to the left with a
radius of 958 feet; through a central angle of 1° 30’ 05”, an arc distance of 25.10 feet; thence North 77° 58’ 24” East, 39.63 feet to said Southwesterly line of Steuart Street; thence along said line South 44°
52’ 05” East, 28.57 feet to the point of beginning. 
 Excepting therefrom, as quitclaimed in deed recorded June 16,1983, in
Book D538, Page 1661, of Official Records, that portion of said easement lying Southeasterly of a line described as follows: 
 Commencing at
the Southwesterly comer of said easement; thence along a line that is at right angle to the Southwesterly line of Steuart Street, North 45° 07’ 55” East, 52.49 feet to the Southwesterly line of Steuart Street 

  
 EXHIBIT A 

-1- 

 Parcel Three: 

An easement of ground level only for vehicular and pedestrian access in and to Stewart Street, upon, over and across the parcel of land
described as follows: 
 A portion of the parcel of land conveyed to the State of California by deed recorded October 1,1955 in Volume
6714, at page 524, of Official Records of the City and County of San Francisco, described as follows: 
 Commencing on the Westerly line of
said Parcel, at the Southwesterly corner of that certain 1225 square foot easement for vehicular and pedestrian access purposes reserved in said deed; thence along said Westerly line, from a tangent that bears North 5° 44’49” east,
along a curve to the left with the radius of 958.00 feet, through an angle of 4° 11’ 28”, an arc length of 70.08 feet to the Northerly corner of said parcel on the Southwesterly line of Steuart Street; thence along last said line,
South 44° 52’ 05” East 46.40 feet to a line that is at right angles to said Southwesterly street line and passes through the point of commencement; thence along last said line, South 45° 07’ 55” West, 52.49 feet to the
point of commencement. 
 Excepting therefrom all that portion of the access easement reserved in the deed recorded October 1, 1955 in
Volume 6714, at Page 524, of Official Records of the City and County of San Francisco, lying Northwesterly of the course described above as “S. 45° 07’ 55” W., 52,49 feet”. 

  
 -2- 

 EXHIBIT B 
  

	
	 WHEN RECORDED MAIL TO:

	
	  

	  

	  

	  

	  
 MAIL TAX STATEMENTS TO:

	
	  

	  

	  

	  

  
  

(Space above this line is for recorder’s use)     

(Documentary Transfer Tax is not of public record and is shown on a separate sheet attached to this Grant Deed in accordance with the
provisions of Section 11932 of the California Revenue and Taxation Code) 
 GRANT DEED 

FOR VALUE RECEIVED, MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY, a corporation organized and existing under the laws of the
State of Massachusetts (“Grantor”), hereby grants to KBSIII 201 SPEAR STREET, LLC, a Delaware limited liability company (“Grantee”), that certain real property (the “Property”) situated in the City
of San Francisco, County of San Francisco, State of California, described in Exhibit A attached hereto and incorporated by reference, together with all easements, hereditaments and appurtenances thereto and all improvements
situated thereon. 
 THE PROPERTY IS CONVEYED TO GRANTEE SUBJECT TO: (a) all record encumbrances, easements, covenants,
conditions and restrictions; (b) all matters which would be revealed or disclosed in an accurate survey of the Property; and (c) liens for taxes on real property not yet delinquent, and liens for any general or special assessments of
record against the Property not yet delinquent. 
 IN WITNESS WHEREOF, the undersigned Grantor has executed this Grant Deed
as of                     ,         . 

  
 EXHIBIT B 

-1- 

 
			
	MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY
		
	 By:        
	 	 Cornerstone Real Estate Advisers, LLC,

Its Authorized Agent

		
		 	
By:                            
                              

		 	 Printed
Name:                                        

		 	
Its:                            
                              

  
 EXHIBIT B 

-2- 

					
	 STATE OF CALIFORNIA            
	  	 )
	  	
		  	 )
	  	
	 COUNTY OF
                        
	  	 )
	  	

 On
                                , before me,
                                , a Notary Public, personally appeared
                                 who proved to me on the basis of satisfactory
evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the
laws of the State of California that the foregoing paragraph is true and correct. 
 WITNESS my hand and official seal. 

Signature
                                         
                    

  
 EXHIBIT B 

-3- 

 EXHIBIT A TO GRANT DEED 

All that certain land situated in the State of California, County of San Francisco, and described as follows: 

[LEGAL DESCRIPTION TO BE ADDED] 

  
 EXHIBIT B 

-4- 

 Document No.:
                     
 Date Recorded:
                             , 20       

STATEMENT OF TAX DUE AND REQUEST THAT TAX DECLARATION 

NOT BE MADE A PART OF THE PERMANENT RECORD 

IN THE OFFICE OF THE COUNTY RECORDER 

(Pursuant to Section 11932 R&T Code) 
  

	To:	 Registrar Recorder 

	 	 County of San Francisco, California 

Request is hereby made in accordance with the provisions of the Documentary Transfer Tax Act that the amount of tax due not be shown on the
original document which names: 
 MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY 

(as grantor) 
 KBSIII 201 SPEAR
STREET, LLC, 
 a Delaware limited liability company 

(as grantee) 
 Property described
in the accompanying document is located in 
 (    ) unincorporated area of the County of
                     

(X) City of San Francisco. 

The amount of tax due on the accompanying document is
$                    . 
  

					
		 	X	    	 Computed on full value of property conveyed, or

		 	 	    	 Computed on full value less liens and encumbrances remaining at time of sale.

  

					
		  	  
	  	
			
		  	
By:                            
                                         
           
	  	
		  	
Name:                            
                                         
      
	  	
		  	
Title:                            
                                         
        
	  	

  
 EXHIBIT B 

-5- 

 EXHIBIT C 

BILL OF SALE, ASSIGNMENT AND ASSUMPTION 

THIS BILL OF SALE, ASSIGNMENT AND ASSUMPTION is made as of the         
day of                     , 20     by and between MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY, a
corporation organized and existing under the laws of the State of Massachusetts (“Assignor”), and KBSIII 201 SPEAR STREET, LLC, a Delaware limited liability company (“Assignee”), in connection with the
purchase by Assignee from Assignor of certain land and improvements located in the City of San Francisco, California, and more particularly described on Exhibit A, attached hereto (the “Real Property”). 

WITNESSETH: 

For good and valuable consideration, receipt and sufficiency of which are hereby acknowledged Assignor hereby agree as
follows: 
 1.          Assignor hereby sells, transfers, assigns and
conveys to Assignee the following: 
 a.        All right, title and interest of
Assignor in and to the equipment, machinery, furniture, furnishings, supplies and other tangible personal property, if any, owned by Assignor and located in and used in connection with the operation, ownership or management of the Real Property,
including, without limitation, those items specifically described on Schedule 1 attached hereto, but specifically excluding any items of personal property owned or leased by Assignor’s property manager or the tenants of the Real
Property under the Leases (as defined below) and further excluding any items of personal property owned by third parties and leased to Assignor (collectively, the “Tangible Personal Property”). 

b.        All right, title and interest of Assignor in and to the leases described on
Schedule 2 attached hereto (the “ Leases”) of space in the Real Property and all of the rights, interests, benefits and privileges of the lessor thereunder, and to the extent Assignee has not received a credit therefor
under the Purchase Agreement (as defined below), all prepaid rents and security and other deposits held by Assignor under the Leases and not credited or returned to tenants, but subject to all terms conditions, reservations and limitations set forth
in the Leases. 
 c.        To the extent assignable, all right, title and interest
of Assignor, if any, in and to all intangible personal property related to the Real Property; all trade names and trademarks associated with the Real Property; the plans and specifications, blueprints, maps and other architectural and engineering
drawings for the improvements on the Real Property, if any; warranties, if any; governmental permits, approvals and licenses, if any; and telephone exchange numbers; and any websites and webnames pertaining to the Real Property (collectively, the
“Intangible Property”). 

  
 EXHIBIT C 

-1- 

 d.        All right, title and interest
of Assignor, in and to those certain contracts set forth on Schedule 3 attached hereto, and all warranties, guaranties, indemnities and claims (including, without limitation, for workmanship, materials and performance) and which exist or
may hereafter exist against any contractor, subcontractor, manufacturer or supplier or laborer or other services relating thereto (collectively, the “Service Contracts”). 

2.        This Bill of Sale, Assignment and Assumption is given pursuant to that
certain Purchase and Sale Agreement and Joint Escrow Instructions ([as amended,] the “Purchase Agreement”) dated as of
                    , between Assignor and Assignee, providing for, among other things, the conveyance of the Tangible Personal Property, the
Leases, the Intangible Property and the Service Contracts. 
 3.        As set
forth in Article 12 of the Purchase Agreement, which is hereby incorporated by reference as if herein set out in full and except as set forth herein, the property conveyed hereunder is conveyed by Assignor and accepted by Assignee AS IS,
WHERE IS, AND WITHOUT ANY WARRANTIES OF WHATSOEVER NATURE, EXPRESS OR IMPLIED, EXCEPT AS EXPRESSLY SET FORTH IN THE PURCHASE AGREEMENT, IT BEING THE INTENTION OF ASSIGNOR AND ASSIGNEE EXPRESSLY TO NEGATE AND EXCLUDE ALL WARRANTIES, INCLUDING,
WITHOUT LIMITATION, THE IMPLIED WARRANTIES OF MERCHANTABILITY AND FITNESS FOR ANY PARTICULAR PURPOSE, WARRANTIES CREATED BY ANY AFFIRMATION OF FACT OR PROMISE OR BY ANY DESCRIPTION OF THE PROPERTY CONVEYED HEREUNDER, OR BY ANY SAMPLE OR MODEL
THEREOF, AND ALL OTHER WARRANTIES WHATSOEVER CONTAINED IN OR CREATED BY THE CALIFORNIA UNIFORM COMMERCIAL CODE. 

4.        Assignee hereby accepts the assignment of the Tangible Personal Property,
the Leases, the Intangible Property and the Service Contracts and agrees to assume and discharge, in accordance with the terms thereof, all of the obligations under the Leases and Service Contracts to the extent accruing and applicable to the period
from and after the date hereof. 
 5.        This Bill of Sale, Assignment and
Assumption may be executed in any number of counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument. 

  
 EXHIBIT C 

-2- 

 IN WITNESS WHEREOF, the parties hereto have executed this Bill of Sale,
Assignment and Assumption as of the date first above written. 
  

													
	 ASSIGNOR:
  

MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY, a corporation organized and existing under the laws of the State of Massachusetts
	 	
			
	 By:
	    	 Cornerstone Real Estate Advisers, LLC,
	 	
		    	 Its Authorized Agent
	 	
			
		    	
By:                            
                                         
       
	 	
		    	
Printed Name:                          
                                
	 	
		    	
Its:                            
                                         
       
	 	
		
	 ASSIGNEE:
  

KBSIII 201 SPEAR STREET, LLC,
 a
Delaware limited liability company 
	 	
			
	 By:
	    	 KBSIII REIT ACQUISITION XII, LLC,
	 	
		    	 a Delaware limited liability company,
	 	
		    	 its sole member 
	 	
				
		    	 By:
	    	 KBS REIT PROPERTIES III, LLC, 
	 	
		    		    	 a Delaware limited liability company,
	 	
		    		    	 its sole member
	 	
					
		    		    	 By:
	    	 KBS LIMITED PARTNERSHIP III,
	 	
		    		    		    	 a Delaware limited partnership,
	 	
		    		    		    	 its sole member
	 	
						
		    		    		    	 By:
	    	KBS REAL ESTATE INVESTMENT TRUST III, INC.,	 	
		    		    		    		    	 a Maryland corporation,
	 	
		    		    		    		    	 its general partner 
	 	
							
		    		    		    		    	 By:
	    	
                             
                                         
      
	 	
		    		    		    		    		    	 Charles J. Schreiber, Jr.,
	 	
		    		    		    		    		    	 Chief Executive Officer
	 	

  
 EXHIBIT C 

-3- 

 EXHIBIT A 

LEGAL DESCRIPTION 
 All that certain land
situated in the State of California, County of San Francisco, and described as follows: 
 [TO BE ATTACHED TO FINAL DOCUMENT EXECUTED AT CLOSING] 

  
 EXHIBIT C 

-1- 

 SCHEDULE 1 

TANGIBLE PERSONAL PROPERTY 

(See attached) 
 [TO BE ATTACHED TO FINAL
DOCUMENT EXECUTED AT CLOSING] 

  
 EXHIBIT C 

-1- 

 SCHEDULE 2 

LEASES 
 [TO BE ATTACHED TO FINAL DOCUMENT
EXECUTED AT CLOSING] 

  
 EXHIBIT C 

-1- 

 SCHEDULE 3 

SERVICE CONTRACTS 
 (See
Attached) 
 [TO BE ATTACHED TO FINAL DOCUMENT EXECUTED AT CLOSING – INCLUDE CONSTRUCTION CONTRACTS, IF ANY ASSIGNED PURSUANT TO
SECTION 4.8(h)] 

  
 EXHIBIT C 

-1- 

 EXHIBIT D 

TENANT NOTICE LETTER 
 December
    , 2013 
 [Tenant Name] 

[Tenant Address] 
 Attn:
                             

 

	 	Re:	Your lease (the “Lease”) of space in the building located at 201 Spear Street, San Francisco, California (the “Building”) 

Ladies and Gentlemen: 
 You are
hereby notified that as of the date of this letter the Building has been sold to KBSIII 201 SPEAR STREET, LLC, a Delaware limited liability company (“Buyer”). In connection with this sale, your lease and all security deposits
thereunder have been assigned and transferred to Buyer, and Buyer has assumed and agreed to perform all of the landlord’s obligations under the Lease (including any obligations set forth in the Lease to repay or account for any security
deposits thereunder) from and after such date. Accordingly, (a) all of your obligations under the Lease from and after the date of this Tenant Notice Letter (including your obligations to pay rent and fulfill your insurance requirements) shall
be performable to and for the benefit of Buyer, its successors and assigns and (b) all of the obligations of the landlord under the Lease (including any obligations to repay or account for any security deposits thereunder) from and after the
date of this Tenant Notice Letter shall be the binding obligations of Buyer and its successors and assigns. 
 The address
of Buyer for all purposes under the Lease (including the payments of rentals, the recoupment of your security deposit and the giving of any notices provided for in the Lease) is: 

 

	
	
                             
                                         
            

	
                             
                                         
            

	
Facsimile No.                          
                                 

	
Telephone No.                          
                                

 All rental payments should be sent to: 

 

	
	
                             
                                         
            

	
                             
                                         
            

	
Facsimile No.                          
                                 

	
Telephone No.                          
                                

  
 EXHIBIT D 

-1- 

			
	 Very truly yours,

	
	
                             
                                   ,

	 a
                                         
                     

		
	 By:
	 	  

		
		 	  

		 	[Printed Name and Title]

  
 EXHIBIT D 

-2- 

 EXHIBIT E 

FORM OF ESTOPPEL CERTIFICATE 

TENANT ESTOPPEL CERTIFICATE 
  

	TO:	 KBS Capital Advisors LLC 

620 Newport Center Drive, Suite 1300 

Newport Beach, CA 92660 

Attn: Chris Aust 

                   
              (“Tenant”) hereby warrants and represents to and agrees for the benefit of CREA-SPEAR STREET TERRACE LLC (“Landlord) and
MASSACHUSETTS MUTUAL LIFE INSURANCE COMPANY (an affiliate of Landlord and together with Landlord, the “Landlord Parties”), KBS Capital Advisors LLC, a Delaware limited liability company (“Buyer”) and any
lender encumbering Buyer’s interest in the Property (as defined below) (“Lender”) as follows, with the understanding that (i) Buyer is relying on such warranties, representations and agreements as an inducement to purchase
the Property (defined below) and (ii) Lender is relying on such warranties, representations and agreements as an inducement to finance Buyer’s purchase of the Property: 

1.        Tenant is the tenant under that certain lease (as amended to date,
the “Lease”) dated                                  between
Landlord (or Landlord’s predecessor-in-interest), as landlord and Tenant, as tenant, covering                      square feet of
leasable area (the “Leased Premises”) in the building (the “Building”) located on the property whose address is 201 Spear Street, San Francisco, California (the “Property”). 

2.        Attached hereto as Exhibit A is a true, correct and
complete copy of the Lease, including all amendments or modifications thereto, if any. 

3.        The Lease has not been amended or modified, except set forth in Exhibit A.
The Lease is in full force and effect as originally executed, and, to the best of Tenant’s knowledge and belief, neither Landlord nor Tenant is in default in any respect under any terms of the Lease. 

4.        The term of the Lease commenced on
                                ,
        , and shall expire by its terms on
                                ,
20        , unless sooner terminated. 

5.        The monthly rental under the Lease is
$                    , and the monthly rental has not been paid by Tenant to Landlord more than thirty (30) days in advance. All rent has
been paid through                     , 2013. [Insert for the tenant Toaster Oven] Percentage rent, if applicable, is calculated
as follows:                                  

                       
                                         
                                         
                                         
                                         
                         .
$                                 of percentage rent has already been paid to
Landlord for the current Lease year. 

  
 EXHIBIT E 

-1- 

 6.        Tenant’s prorata share of
the entire Property, for purposes of allocating operating expenses and real estate taxes is         %. Tenant is obligated to pay its prorata share of (Choose One/Strike Others): 

Increases over base year 20         . 

Increases over a stipulated amount per square foot         /sf. 

All operating expenses and real estate taxes (net lease). 

7.        The amount of the security deposit, if any, is
$                 [in cash][in the form of a letter-of-credit]. Apart from this security deposit, Landlord does not hold any advance payment of rents or any other
form of rental or security deposit. 
 8.        All improvements, equipment, trade
fixtures and any other items to be constructed or furnished by or at the expense of Landlord for the Leases Premises have been completed or supplied to the satisfaction of the Tenant, and all contributions by Landlord to Tenant on account thereof or
otherwise have been received by Tenant. 
 9.        Neither Landlord nor any
successor or assign of Landlord owes any amount to Tenant. Tenant has no right to any concession (rental or otherwise) or similar compensation pertaining to the Lease or Leased Premises. Tenant has no offset rights against Landlord. 

10.        Tenant has not assigned or entered into a sublease for any portion of the
Leased Premises and no person or firm other than the Tenant or its employees is in possession of such Leased Premises or any portion thereof. 

11.        Tenant has no option, right of first refusal or otherwise to purchase the
Property or any portion thereof or any interest therein and the only interest of the Tenant in the Property is that of a tenant pursuant to the terms of the Lease. 

12.        Tenant is not the subject of any bankruptcy, insolvency, debtor’s
relief, reorganization, receivership or other similar proceedings. 

13.        Tenant has not received notice from any governmental entity or
instrumentality indicating that the Leased Premises or the Property violate or fail to comply with any governmental or judicial law, order, rule or regulation. 

14.        Tenant hereby ratifies and confirms the Lease and the tenancy created
pursuant to the terms thereof, agrees that the Lease is in full force and effect, and, upon consummation of sale and notice thereof, agrees to accept and attorn to Buyer as the landlord thereunder. 

15.        The person signing this letter on behalf of Tenant is a duly authorized
representative of Tenant. 
 16.        This Certificate shall inure to the benefit
of the Landlord Parties, Buyer and Lender and their respective successors and assigns, and shall be binding upon Tenant and Tenant’s heirs, legal representatives, successors and assigns. 

  
 EXHIBIT E 

-2- 

 17.        All guarantors of the Lease
are identified below and by their execution below consent to and confirm all obligations under any such guaranty and all covenants and certifications set forth in this Certificate. 

 

	18.	Tenant has no rights to (a) expand the Leased Premises, (b) extend the term of the Lease, (c) terminate the Lease (apart from any termination right arising out of damage to or condemnation of the Leased
Premises) except for the following: 

                    
                                         
                                         
                                         
                                         
             

                    
                                         
                                         
                                         
                                         
             

                    
            . 
 EXECUTED this
         day of                         , 2013. 

 

					
		
	“Tenant”	 	
                       
                                         
                                    ,

a
                                         
                                         
               

			
		 	 By:
	 	
                             
                                         
                        

		 		 	 Name:
                                         
                                         

		 		 	 Title:
                                         
                                         
  

			
		 	 By:
	 	
                             
                                         
                        

		 		 	 Name:
                                         
                                         

		 		 	 Title:
                                         
                                         
  

  

					
		
	“Guarantor”	 	
                       
                                         
                                    ,

a                       
                                         
                                  

			
		 	 By:
	 	
                             
                                         
                        

		 		 	 Name:
                                         
                                         

		 		 	 Title:
                                         
                                         
  

			
		 	 By:
	 	
                             
                                         
                        

		 		 	 Name:
                                         
                                         

		 		 	 Title:
                                         
                                         
  

  
 EXHIBIT E 

-3- 

 EXHIBIT A TO ESTOPPEL CERTIFICATE 

THE LEASE 
 [FORM – EXHIBIT TO BE
PREPARED FOR EACH ESTOPPEL CERTIFICATE] 

  
 EXHIBIT E 

-1- 

 EXHIBIT F 

SCHEDULE OF LEASES AND LICENSES 
  

					
	  	  	TENANT	  	LEASE DOCUMENTS
	1.	  	 Starbucks Corporation

Suite 100
	  	 Lease dated
10/1/94
 First Addendum dated 10/1/94
 Second Addendum dated
1/12/95
 Third Addendum dated 4/26/95
 Fourth Addendum dated
6/11/04
 Fifth Addendum dated 6/1/09

	2.	  	 Toaster Oven

Suite 120
	  	 Lease dated 3/10/08

Commencement Letter dated 5/31/08
 First Amendment dated
4/30/09
 Second Amendment dated 4/5/10
 Third Amendment dated
12/1/10
 Fourth Amendment dated 3/28/13

	3.	  	 SOMA

Suite 180
	  	 Lease dated
1/14/04
 First Amendment dated 3/10/09

	4.	  	 1Life Healthcare, Inc.

Suite 130
	  	 Lease dated 7/15/10

Commencement Letter dated 11/18/10

	5.	  	 Fisher, Inc.

Suite 220
	  	 Lease dated
12/4/09
 First Amendment dated 8/29/12

	6.	  	 DCI, LLC

Suite 250
	  	  
 Lease dated
3/31/04
 First Amendment dated 7/30/04
 Second Amendment dated
7/31/05
 Third Amendment dated 3/16/10

	7.	  	 Moov Corporation

Suite 300 and Storage Agreement
	  	 Lease dated
2/18/13
 Storage Agreement dated 3/28/13

	8.	  	 CoreLogic Solutions LLC

Suite 400
	  	 Lease dated 7/25/06 (LeadClick)

First Amendment dated 1/20/10

	9.	  	 Verizon

Suites 500 – 900
	  	 Lease dated 2/28/85
(MCI Telecommunications)
  
 Commencement Letter dated 5/14/85

First Amendment dated 8/1/86
 Second Amendment dated 2/28/90

Commencement Letter dated 4/18/90
 Third Amendment dated
7/31/90
 Fourth Amendment dated 5/18/92
 Fifth Amendment dated
6/1/94
 Commencement Letter dated 11/17/94
 Sixth Amendment
dated 10/7/03 (MCI Worldcom
 Network Services)
 Seventh
Amendment dated 4/1/07 (MCI

  
 EXHIBIT F 

-1- 

					
	  	  	TENANT	  	LEASE DOCUMENTS
	 	  	 	  	 Communication Services, DBA Verizon Business Services)

Side Letter dated 9/7/07 (Tenant renews lease)
 Eighth Amendment
dated 3/7/11
 Side Letter dated 3/6/13 (Tenant install interior stairwell

	 10.
	  	 PBC San Francisco

Suite 1100
	  	 Lease dated
4/30/12
 First Amendment dated 8/14/12
 License Agreement dated
4/30/12

	 11.
	  	 Red Eagle Ventures, Inc.

Suite 1150
	  	Lease dated 4/11/12
	 12.
	  	 Corrum Capital Management

Suite 1360
	  	Lease dated 5/28/13
	 13.
	  	 MacFarlane 

Suite 1400
	  	 Lease dated 11/22/05

First Amendment dated 1/9/06
 Assignment and Assumption of Leases
dated 6/30/07
 Second Amendment dated 8/9/07
 Third Amendment
dated 11/10/08
 Fourth Amendment date 5/6/13

	 14.
	  	 Pacific Crest Securities

Suite 1500/1350
	  	 Lease dated 3/16/11
(Suite 1500)
 First Amendment dated 9/5/13 (Suite 1350)

	 15.
	  	 Slalom Consulting

Suite 1550
	  	 Lease dated 7/19/07

First Amendment dated 3/24/09
 Second Amendment dated 2/13/12

Third Amendment dated 5/20/13

	 16.
	  	 Leerink Swann

Suite 1620
	  	 Lease dated
1/11/08
 First Amendment dated 3/5/10

	 17.
	  	 Groundwork Open Source, Inc.

Suite 1650
	  	Lease dated 8/20/12
	 18.
	  	 Targus

Suite 1700
	  	Lease dated 5/24/12
	 19.
	  	 Cooley Manion Jones

Suite 1800
	  	 Lease dated 2/11/10

First Amendment dated 5/20/10
 Sublease dated 12/3/12
(Landsmith)
 Consent to Sublease dated 11/28/12

	 20.
	  	AT&T Antenna License	  	 License Agreement dated 10/1/97

Commencement Letter dated 10/22/97
 First Amendment dated
10/30/99
 Second Amendment dated 7/15/02
 Third Amendment dated
1/20/04
 Fourth Amendment dated 12/1/06
 Fifth Amendment dated
6/14/12
 Sixth Amendment dated 4/15/13

  
 EXHIBIT F 

-2- 

					
	  	  	TENANT	  	LEASE DOCUMENTS
	 21.
	  	MetroPCS Antenna License	  	 License Agreement dated 1/31/02

First Amendment dated 9/22/06
 Second Amendment dated
        2012 (not executed)

	 22.
	  	GTE Mobilnet Antenna License	  	 License Agreement
dated 6/20/11
 First Amendment dated 8/1/12
 Second Amendment
dated 7/10/13

	 23.
	  	Corrum Antenna License	  	License Agreement dated 6/1/13

  
 EXHIBIT F 

-3- 

 EXHIBIT G 

SCHEDULE OF SERVICE CONTRACTS 
  

					
	  

Service
  
	  	 Vendor

 
	  	
Initial Contract Date
  

	  

Janitorial
  
	  	 Metro Services, Inc.

 
	  	 May 12, 2009

 

	  

Window Washing
  
	  	 Lewis & Taylor
  
	  	 March 24, 2009

 

	  

Rig Inspection
  
	  	 SITCO
  
	  	 March 24, 2009

 

	  

Janitorial Supplies
  
	  	 Waxie
  
	  	 No Contract

 

	  

Engineering
  
	  	 Able
  
	  	 November 15, 1999

 

	  

EMS
  
	  	 Siemens
  
	  	 December 6, 2011

 

	  

Elevators
  
	  	 Vintage Elevator
  
	  	 October 4, 1988

 

	  

Pest Control
  
	  	 Crane
  
	  	 November 16, 1999

 

	  

Laundry
  
	  	 Cintas
  
	  	 November 7, 2012

 

	  

Landscaping (exterior)
  
	  	 SF Plant
  
	  	 March 6, 2000

 

	  

Landscaping (interior)
  
	  	 SF Plant
  
	  	 March 6, 2000

 

	  

Security
  
	  	 Universal Protection Services

 
	  	 May 1, 2013

 

	  

Fire/Life Safety Test
  
	  	 BilCor
  
	  	 March 28, 2013

 

	  

Fire Alarm Monitor
  
	  	 Simplex
  
	  	 March 4, 2013

 

	  

Tank Monitor
  
	  	 Accutite
  
	  	 No Contract

 

	  

Roof Maintenance
  
	  	 Western Roofing
  
	  	 December 5, 2007

 

  
 EXHIBIT G 

-1- 

 EXHIBIT H 

LEASING COSTS 
 201 Spear Seller
Credit Schedule 
 Assumed Start Date of 12/1/2013 

																			
	Tenant	  	Suite	  	RSF	  	Credit Type	  	Start Date	  	End Date	  	 Monthly

 

Rent

 

($/mo)

 
 or

 

TI / LC ($

 

PSF)
	  	Total Credit	 	  	Notes
	 Toaster Oven
	  	120	  	2,350	  	Rent Reduction	  	4/1/2013	  	3/31/2014	  	$1,504	  	 	$6,017	  	  	Tenant has signed an agreement to pay a reduced rent of $3,000 / mo through March 2014.
	 MacFarlane Partners
	  	1400	  	13,723	  	Outstanding TI’s	  	TBD	  	5/31/2014	  	$27	  	 	$370,521	  	  	Construction must commence by 12/31/2013 and be finished by 5/31/2014.
	 Pacific Crest
	  	1300	  	5,693	  	Outstanding TI’s	  	10/23/2013	  	11/30/2013	  	$45	  	 	$256,100	  	  	Relocation from 15th floor construction allowance.
	 Slalom
	  	1550	  	6,578	  	Reimbursement Abatement	  	9/1/2012	  	12/31/2013	  	$0	  	 	$0	  	  	Abated reimbursements through 12/2013, but BY is 2013 regardless. Doesn’t hit ARGUS.
	 Cooley Manion
	  	1800	  	10,907	  	Rent Abatement	  	4/1/2014	  	4/30/2014	  	$39,260	  	 	$39,260	  	  	Tenant was granted free rent for several April months during the term.
	Pacific Crest Securities	  	1350	  	5,693	  	Leasing Commission	  	N/A	  	N/A	  	N/A	  	 	$72,887.38	  	  	N/A
		  		  		  		  		  	Total Seller Credits	  	 	$744,785.38	  	  	
		  		  		  		  		  		  		  	  
	  
	 	  	

 NOTE: The credit amounts stated in this schedule assume a Closing Date of December 1,
2013. In the event the actual Closing Date is other than December 1, 2013, the actual credit amounts due to Buyer for Leasing Costs shall be prorated accordingly. 

  
 EXHIBIT H 

-1- 

 EXHIBIT I 

FORM OF CONTRACTOR’S CERTIFICATE 

CONTRACTOR’S CERTIFICATE 

The undersigned,
                     (“Contractor”), is a party to that certain [Construction Contract] dated
                     (the “Construction Contract”), by and between Contractor and Wilson Meany (“Wilson
Meany”), the agent for CREA Spear Street Terrace LLC and Massachusetts Mutual Life Insurance Company (“Seller”), in connection with work to be performed at that certain real property commonly known as 201 Spear Street, San
Francisco, California (the “Property”). Wilson Meany has advised Contractor that Seller intends to sell the Property to KBSIII 201 SPEAR STREET, LLC, a Delaware limited liability company (“Buyer”), and in connection
with such the sale of the Property to Buyer, Seller and Wilson Meany intend to transfer and assign to Buyer the Construction Contract, and Buyer shall assume, all rights and obligations thereunder. In connection with the Sale of the Property to
Buyer, Wilson Meany’s assignment, and Purchaser’s assumption of the Construction Contract, Contractor consents to the assignment of the Construction Contract and certifies and represents the following as of
                         (the “Effective Date”): 

1. The Contractor consents to the assignment of the Construction Contract (and all warranties arising out of the Construction
Contract) to Buyer based on Contractor’s understanding that, upon the assignment by Seller to Buyer of Seller’s interest under the Construction Contract, Buyer shall have the right to enforce all of the terms and conditions of the
Construction Contract and all warranties thereunder and Buyer shall have all responsibilities and liabilities of the “Owner” under the Construction Contract, including payment of all amounts due and owing to Contractor for work
performed pursuant thereto. 
 2. As of the Effective Date: 

(a) the total amount payable under the Construction Contract (including any amounts already paid), including all change
orders (“Change Orders”) and/or claims for additional costs or extension of time submitted by the Contractor (“Claims”) is
$                        , 

(b) to date, Seller has paid to Contractor a total amount of
$                        . As of the date hereof, the amount of
$                         remains due and payable under the Contract. 

3. Attached hereto at Exhibit A is a true, correct and complete copy of the Construction Contract, and the same has
not been amended or modified. There are no Change Orders to the Construction Contract or Claims except as attached in Exhibit A attached hereto. 

[SIGNATURES ON NEXT PAGE] 

  
 EXHIBIT I 

-1- 

 Executed as of
                    , 20    . 
  

	
	CONTRACTOR:
	
	
                       
                 ,
 a
                                         
   

	
	
By:                            
                                 

	
Name:                            
                            

	
Its:                            
                                 

  
 EXHIBIT I 

-2- 

 JOINDER 

The undersigned acknowledges receipt of a copy of the Contractor’s Certificate to which this Joinder is attached, and,
except as set forth below, acknowledges and agrees that, from and after the Effective Date, the undersigned shall have no further rights under the Construction Contract; provided, however, the undersigned reserves and retains (i) all of its
rights under the Construction Contract with respect to any event or matter which occurred or accrued prior to the Effective Date, and (ii) all rights it may have under the Construction Contract for matters which occur or accrue on or after the
Effective Date only to the extent necessary to defend itself from any claim with respect thereto. The undersigned recognizes that, as of the Effective Date, the undersigned shall not have the right to amend the Construction Contract or waive
Purchaser’s rights under the Construction Contract. 
 Executed as of
                    , 20    . 
  

 
  

 
  

 

  
 EXHIBIT I 

-3- 

 Exhibit “A” 

Construction Contract, Change Orders and Claims 

(Attached) 

  
 EXHIBIT I 

-1- 

 EXHIBIT J 

FORM OF PROFORMA TITLE POLICY 

[ATTACHED] 

  
 EXHIBIT J 

-1- 

 If you want information about coverage or need assistance to resolve complaints, please call
our toll free number: 1-800-729-1902. If you make a claim under your policy, you must furnish written notice in accordance with Section 3 of the Conditions. Visit our World-Wide Web site at http://www stewart.com. ALTA Owner’s
Policy (6/17/06)
 PROFORMA OWNER’S POLICY OF TITLE INSURANCE 

ISSUED BY 
 STEWART TITLE
GUARANTY COMPANY 
 Any notice of claim and any other notice or statement in writing required to be given the Company under this Policy
must be given to the Company at the address shown in Section 18 of the Conditions. 
 COVERED RISKS 

SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE 8 AND THE CONDITIONS, STEWART TITLE GUARANTY COMPANY,
a Texas corporation, (the “Company”) insures, as of Date of Policy and, to the extent stated in Covered Risks 9 and 10, after Date of Policy, against loss or damage, not exceeding the Amount of Insurance, sustained or incurred by the
Insured by reason of: 
  

	1.	 Title being vested other than as stated in Schedule A. 

	2.	 Any defect in or lien or encumbrance on the Title. This Covered Risk includes but is not limited to insurance against loss from 

	 	(a)	 A defect in the Title caused by 

	 	(i)	 forgery, fraud, undue influence, duress, incompetency, incapacity, or impersonation; 

	 	(ii)	 failure of any person or Entity to have authorized a transfer or conveyance; 

	 	(iii)	 a document affecting Title not properly created, executed, witnessed, sealed, acknowledged, notarized, or delivered; 

	 	(iv)	 failure to perform those acts necessary to create a document by electronic means authorized by law; 

	 	(v)	 a document executed under a falsified, expired, or otherwise invalid power of attorney; 

	 	(vi)	 a document not properly filed, recorded, or indexed in the Public Records including failure to perform those acts by electronic means authorized by
law; or 

	 	(vii)	 a defective judicial or administrative proceeding. 

	 	(b)	 The lien of real estate taxes or assessments imposed on the Title by a governmental authority due or payable, but unpaid. 

	 	(c)	 Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete
land survey of the Land. The term “encroachment” includes encroachments of existing improvements located on the Land onto adjoining land, and encroachments onto the Land of existing improvements located on adjoining land.

	3.	 Unmarketable Title. 

	4.	 No right of access to and from the Land. 

	5.	 The violation or enforcement of any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting,
regulating, prohibiting, or relating to 

	 	(a)	 the occupancy, use, or enjoyment of the Land; 

	 	(b)	 the character, dimensions, or location of any improvement erected on the Land; 

	 	(c)	 the subdivision of land; or 

	 	(d)	 environmental protection 

if a notice, describing any part of the Land, is recorded in the Public Records setting forth the violation or intention to
enforce, but only to the extent of the violation or enforcement referred to in that notice. 

	6.	 An enforcement action based on the exercise of a governmental police power not covered by Covered Risk 5 if a notice of the enforcement action,
describing any part of the Land, is recorded in the Public Records, but only to the extent of the enforcement referred to in that notice. 

	7.	 The exercise of the rights of eminent domain if a notice of the exercise, describing any part of the Land, is recorded in the Public Records.

	8.	 Any taking by a governmental body that has occurred and is binding on the rights of a purchaser for value without Knowledge. 

Countersigned by: 

					
		  	  
 

	  	 /s/ Matt Morris

		  	  
	 /s/ Initials
	  		  	Matt Morris
	 Authorized Countersignature
  
	  	

	  	President and CEO
	 Stewart Title of California, Inc.
	  	  	
	 7676 Hazard Center Drive Suite 1400
	  	  	
	 San Diego, CA 92108
	  	  	
	 (619) 692-1600
	  	  	 /s/ Denise Carraux

	 Agent ID:
	  	  	Denise Carraux
		  		  	secretary

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the proposed
insured. This pro forma does not reflect the present status or condition of title and is not a commitment to Insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written undertaking
issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements set forth in
the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 
  

 
  

			
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	 	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	 
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	 
	 File No. 01180-66410B
	 
	 Page 1 of Policy Serial No.: PROFORMA
	 

  

 COVERED RISKS (Continued) 

 

	9.	 Title being vested other than as stated in Schedule A or being defective 

	 	(a)	 as a result of the avoidance in whole or in part, or from a court order providing an alternative remedy, of a transfer of all or any part of the title
to or any interest in the Land occurring prior to the transaction vesting Title as shown in Schedule A because that prior transfer constituted a fraudulent or preferential transfer under federal bankruptcy, state insolvency, or similar
creditors’ rights laws; or 

	 	(b)	 because the instrument of transfer vesting Title as shown in Schedule A constitutes a preferential transfer under federal bankruptcy, state insolvency,
or similar creditors’ rights laws by reason of the failure of its recording in the Public Records

	 	(i)	 to be timely; or 

	 	(ii)	 to impart notice of its existence to a purchaser for value or to a judgment or lien creditor. 

	10.	 Any defect in or lien or encumbrance on the Title or other matter Included in Covered Risks 1 through 9 that has been created or attached or has been
filed or recorded in the Public Records subsequent to Date of Policy and prior to the recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. 

The Company will also pay the costs, attorneys’ fees, and expenses incurred in defense of any matter insured against by this Policy, but only
to the extent provided in the Conditions. 

 

  
 EXCLUSIONS FROM COVERAGE

 

 The following matters are expressly excluded from the coverage of this policy, and the Company will
not pay loss or damage, costs, attorneys’ fees, or expenses that arise by reason of: 

					
	1.	  	(a)	  	Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to

	 	(i)	 the occupancy, use, or enjoyment of the Land; 

	 	(ii)	 the character, dimensions, or location of any improvement erected on the Land; 

	 	(iii)	 the subdivision of land; or 

	 	(iv)	 environmental protection; 

or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage
provided under Covered Risk 5. 

	 	(b)	 Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 

	2.	 Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 

	3.	 Defects, liens, encumbrances, adverse claims, or other matters 

	 	(a)	 created, suffered, assumed, or agreed to by the ·Insured Claimant;

	 	(b)	 not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the
Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; 

	 	(c)	 resulting in no loss or damage to the Insured Claimant; 

	 	(d)	 attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or

	 	(e)	 resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 

	4.	 Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors’ rights laws, that the transaction vesting the
Title as shown in Schedule A, is 

	 	(a)	 a fraudulent conveyance or fraudulent transfer; or 

	 	(b)	 a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 

	5.	 Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the
date of recording of the deed or other Instrument of transfer in the Public Records that vests Title as shown in Schedule A.

 

 CONDITIONS 

 

	1.	 DEFINITION OF TERMS 

The following terms when used in this policy mean: 

	 	(a)	 “Amount of Insurance”: The amount stated in Schedule A, as may be increased or decreased by endorsement to this policy, increased by Section
8{b), or decreased by Sections 10 and 11 of these Conditions. 

	 	(b)	 “Date of Policy”: The date designated as “Date of Policy” in Schedule A. 

	 	(c)	 “Entity”: A corporation, partnership, trust, limited liability company, or other similar legal entity. 

	 	(d)	 “Insured”: The Insured named in Schedule A. 

	 	(i)	 the term “Insured” also includes 

	 	(A)	 successors to the Title of the Insured by operation of law as distinguished from purchase, including heirs, devisees, survivors, personal
representatives, or next of kin; 

	 	(B)	 successors to an Insured by dissolution, merger, consolidation, distribution, or reorganization; 

	 	(C)	 successors to an Insured by its conversion to another kind of Entity; 

	 	(D)	 a grantee of an Insured under a deed delivered without payment of actual valuable consideration conveying the Title 

	 	(1)	 if the stock, shares, memberships, or other equity interests of the grantee are wholly-owned by the named Insured. 

	 	(2)	 if the grantee wholly owns the named Insured. 

	 	(3)	 if the grantee is wholly-owned by an affiliated Entity of the named Insured, provided the affiliated Entity and the named Insured are both wholly-owned
by the same person or Entity, or 

	 	(4)	 if the grantee is a trustee or beneficiary of a trust created by a written instrument established by the

	 	 
Insured named in Schedule A for estate planning purposes. 

	 	(ii)	 with regard to (A), (B), (C), and (D) reserving, however, all rights and defenses as to any successor that the Company would have had against any
predecessor Insured. 

	 	(e)	 “Insured Claimant”: An Insured claiming loss or damage. 

	 	(f)	 “Knowledge” or “Known”: Actual knowledge, not constructive knowledge or notice that may be imputed to an Insured by reason of the
Public Records or any other records that impart constructive notice of matters affecting the Title. 

	 	(g)	 “Land”: The land described in Schedule A, and affixed improvements that by law constitute real property. The term “Land” does not
include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads, avenues, alleys, lanes, ways, or waterways, but this does not modify or limit the extent that
a right of access to and from the Land is Insured by this policy. 

	 	(h)	 “Mortgage”: Mortgage, deed of trust, trust deed, or other security instrument, including one evidenced by electronic means authorized by law.

	 	(i)	 “Public Records”: Records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters
relating to real property to purchasers for value and without Knowledge. With respect to Covered Risk 5(d), “Public Records” shall also include environmental protection liens filed in the records of the clerk of the United States District
Court for the district where the Land is located. 

	 	(j)	 “Title”: The estate or interest described in Schedule A. 

	 	(k)	 “Unmarketable Title”: Title affected by an alleged or apparent matter that would permit a prospective purchaser or lessee of the Title or
lender on the Title to be released from the obligation to purchase, lease, or lend if there is a contractual condition requiring the delivery of marketable title.

 

  
  

 

			
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	  
	 File No. 01180-66410B
	  
	 Page 2 of Policy Serial No.: PROFORMA
	  

 CONDITIONS (Continued) 

 

	2.	 CONTINUATION OF INSURANCE 

The coverage of this policy shall continue in force as of Date of Policy in favor of an Insured , but only so long as the Insured
retains an estate or interest in the Land, or holds an obligation secured by a purchase money Mortgage given by a purchaser from the Insured, or only so long as the Insured shall have liability by reason of warranties in any transfer or
conveyance of the Title. This policy shall not continue in force in favor of any purchaser from the Insured of either (i) an estate or interest In the Land, or (ii) an obligation secured by a purchase money Mortgage given to the Insured. 

 

	3.	 NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT 

The Insured shall notify the Company promptly in writing (i) in case of any litigation as set forth in Section 5(a) of
these Conditions, (ii) in case Knowledge shall come to an Insured hereunder of any claim of title or interest that is adverse to the Title, as insured, and that might cause loss or damage for which the Company may be liable by virtue of this
policy, or (iii) if the Title, as insured, Is rejected as Unmarketable Title. If the Company is prejudiced by the failure of the Insured Claimant to provide prompt notice, the Company’s liability to the Insured Claimant under the policy
shall be reduced to the extent of the prejudice. 
  

	4.	 PROOF OF LOSS 

In the event the Company is unable to determine the amount of loss or damage, the Company may, at its option, require as a
condition of payment that the Insured Claimant furnish a signed proof of loss. The proof of loss must describe the defect, lien, encumbrance, or other matter insured against by this policy that constitutes the basis of loss or damage and shall
state, to the extent possible, the basis of calculating the amount of the loss or damage. 
  

	5.	 DEFENSE AND PROSECUTION OF ACTIONS 

	 	(a)	 Upon written request by the Insured, and subject to the options contained in Section 7 of these Conditions, the Company, at its own cost and
without unreasonable delay, shall provide for the defense of an Insured in litigation in which any third party asserts a claim covered by this policy adverse to the Insured. This obligation is limited to only those stated causes of action alleging
matters insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the Insured to object for reasonable cause) to represent the Insured as to those stated causes of action. It shall not
be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs, or expenses incurred by the Insured in the defense of those causes of action that allege matters not insured against by this policy.

	 	(b)	 The Company shall have the right, in addition to the options contained in Section 7 of these Conditions, at its own cost, to institute and
prosecute any action or proceeding or to do any other act that in its opinion may be necessary or desirable to establish the Title, as insured, or to prevent or reduce loss or damage to the Insured. The Company may take any appropriate action under
the terms of this policy, whether or not it shall be liable to the Insured. The exercise of these rights shall not be an admission of liability or waiver of any provision of this policy. If the Company exercises its rights under this
subsection, it must do so diligently. 

	 	(c)	 Whenever the Company brings an action or asserts a defense as required or permitted by this policy, the Company may pursue the litigation to a final
determination by a court of competent jurisdiction, and It expressly reserves the right, in its sole discretion, to appeal any adverse judgment or order. 

  

	6.	 DUTY OF INSURED CLAIMANT TO COOPERATE 

	 	(a)	 In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding and any
appeals, the Insured shall secure to the Company the right to so prosecute or provide defense in the action or proceeding, including the right to use, at its option, the name of the Insured for this purpose. Whenever requested by the Company,
the Insured, at the Company’s expense. shall give the

	 	 
Company all reasonable aid (i) in securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act
that in the opinion of the Company may be necessary or desirable to establish the Title or any other matter as insured. If the Company is prejudiced by the failure of the Insured to furnish the required cooperation, the Company’s obligations to
the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. 

	 	(b)	 The Company may reasonably require the Insured Claimant to submit to examination under oath by any authorized representative of the Company and to
produce for examination, inspection, and copying, at such reasonable times and places as may be designated by the authorized representative of the Company, all records, in whatever medium maintained, including books, ledgers, checks, memoranda,
correspondence, reports, a-mails. disks, tapes, and videos whether bearing a date before or after Date of Policy, that reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Insured
Claimant shall grant its permission, In writing, for any authorized representative of the Company to examine, inspect, and copy all of these records in the custody or control of a third party that reasonably pertain to the loss or damage. All
information designated as confidential by the Insured Claimant provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, It Is necessary in the administration of the claim.
Failure of the Insured Claimant to submit for examination under oath, produce any reasonably requested information, or grant permission to secure reasonably necessary information from third parties as required in this subsection, unless prohibited
by law or governmental regulation, shall terminate any liability of the Company under this policy as to that claim. 

  

	7.	 OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY 

In case of a claim under this policy, the Company shall have the following additional options: 

	 	(a)	 To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the Amount of Insurance under this policy together with any costs,
attorneys’ fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment or tender of payment and that the Company is obligated to pay. Upon the exercise by the Company of this option, all
liability and obligations of the Company to the Insured under this policy, other than to make the payment required in this subsection, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation.

	 	(b)	 To Pay or Otherwise Settle With Parties Other Than the Insured or With the Insured Claimant. 

	 	(I)	 to pay or otherwise settle with other parties for or in the name of an Insured Claimant any claim insured against under this policy. In addition, the
Company will pay any costs, attorneys’ fees, and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay; or 

	 	(ii)	 to pay or otherwise settle with the Insured Claimant the loss or damage provided for under this policy, together with any costs, attorneys’ fees,
and expenses incurred by the Insured Claimant that were authorized by the Company up to the time of payment and that the Company is obligated to pay. 

Upon the exercise by the Company of either of the options provided for in subsections (b)(i) or (ii), the Company’s
obligations to the Insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation.

 

  
  

			
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	  
	 File No. 01180-66410B
	  
	 Page 3 of Policy Serial No.: PROFORMA
	  

 CONDITIONS (Continued) 

 

	8.	 DETERMINATION AND EXTENT OF LIABILITY 

This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the Insured Claimant who
has suffered loss or damage by reason of matters insured against by this policy. 

	 	(a)	 The extent of liability of the Company for loss or damage under this policy shall not exceed the lesser of 

	 	(i)	 the Amount of Insurance; or 

	 	(ii)	 the difference between the value of the Title as insured and the value of the Title subject to the risk insured against by this policy.

	 	(b)	 If the Company pursues its rights under Section 5 of these Conditions and is unsuccessful in establishing the Title, as insured,

	 	(i)	 the Amount of Insurance shall be increased by 10%, and 

	 	(ii)	 the Insured Claimant shall have the right to have the loss or damage determined either as of the date the claim was made by the Insured Claimant or as
of the date it is settled and paid. 

	 	(c)	 In addition to the extent of liability under (a) and (b), the Company will also pay those costs, attorneys’ fees, and expenses incurred in
accordance with Sections 5 and 7 of these Conditions. 

  

	9.	 LIMITATION OF LIABILITY 

	 	(a)	 If the Company establishes the Title, or removes the alleged defect, lien, or encumbrance, or cures the lack of a right of access to or from the Land,
or cures the claim of Unmarketable Title, all as insured, in a reasonably diligent manner by any method, including litigation and the completion of any appeals, it shall have fully performed its obligations with respect to that matter and shall not
be liable for any loss or damage caused to the Insured . 

	 	(b)	 In the event of any litigation, including litigation by the Company or with the Company’s consent, the Company shall have no liability for loss or
damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals, adverse to the Title, as Insured. 

	 	(c)	 The Company shall not be liable for loss or damage to the Insured for liability voluntarily assumed by the Insured in settling any claim or suit
without the prior written consent of the Company. 

  

	10.	 REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF LIABILITY 

All payments under this policy, except payments made for costs, attorneys’ fees, and expenses, shall reduce the Amount of
Insurance by the amount of the payment. 

	11.	 LIABILITY NONCUMULATIVE 

The Amount of Insurance shall be reduced by any amount the Company pays under any policy insuring a Mortgage to which exception
is taken in Schedule B or to which the Insured has agreed, assumed, or taken subject, or which is executed by an Insured after Date of Policy and which is a charge or lien on the Title, and the amount so paid shall be deemed a payment to the Insured
under this policy. 

	12.	 PAYMENT OF LOSS 

When liability and the extent of loss or damage have been definitely fixed in accordance with these Conditions, the payment shall
be made within 30 days. 

	13.	 RIGHTS OF RECOVERY UPON PAYMENT OR SETTLEMENT 

	 	(a)	 Whenever the Company shall have settled and paid a claim under this policy, it shall be subrogated and entitled to the rights of the Insured Claimant
in the Title and all other rights and remedies in respect to the claim that the Insured Claimant has against any person or property, to the extent of the amount of any loss, costs, attorneys’ fees, and expenses paid by the Company. If requested
by the Company, the Insured Claimant shall execute documents to evidence the transfer to the Company of these rights and remedies. The Insured Claimant shall permit the Company to sue, compromise, or settle in the name of the Insured Claimant and to
use the name of the Insured Claimant in any transaction or litigation involving these rights and remedies.

 If a payment on account of a claim does not fully cover the loss of the Insured
Claimant, the Company shall defer the exercise of its right to recover until after the Insured Claimant shall have recovered its loss. 

	 	(b)	 The Company’s right of subrogation includes the rights of the Insured to indemnities, guaranties, other policies of insurance, or bonds,
notwithstanding any terms or conditions contained in those instruments that address subrogation rights. 

  

	14.	 ARBITRATION 

Either the Company or the Insured may demand that the claim or controversy shall be submitted to arbitration pursuant to the
Title Insurance Arbitration Rules of the American Land Title Association (“Rules”). Except as provided in the Rules, there shall be no joinder or consolidation with claims or controversies of other persons. Arbitrable matters may include,
but are not limited to, any controversy or claim between the Company and the Insured arising out of or relating to this policy, any service in connection with its issuance or the breach of a policy provision, or to any other controversy or claim
arising out of the transaction giving rise to this policy. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured. All arbitrable matters when the Amount of
Insurance is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Insured. Arbitration pursuant to this policy and under the Rules shall be binding upon the parties. Judgment upon the award rendered by the
Arbitrator(s) may be entered in any court of competent jurisdiction. 
  

	15.	 LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT 

	 	(a)	 This policy together with all endorsements, if any, attached to it by the Company is the entire policy and contract between the Insured and the
Company. In interpreting any provision of this policy, this policy shall be construed as a whole. 

	 	(b)	 Any claim of loss or damage that arises out of the status of the Title or by any action asserting such claim shall be restricted to this policy.

	 	(c)	 Any amendment of or endorsement to this policy must be in writing and authenticated by an authorized person, or expressly incorporated by Schedule A of
this policy. 

	 	(d)	 Each endorsement to this policy issued at any time is made a part of this policy and is subject to all of its terms and provisions. Except as the
endorsement expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsement, (iii) extend the Date of Policy. or (iv) increase the Amount of Insurance.

	16.	 SEVERABILITY 

In the event any provision of this policy, in whole or in part, is held invalid or unenforceable under applicable law, the policy
shall be deemed not to include that provision or such part held to be invalid, but all other provisions shall remain in full force and effect. 

	17.	 CHOICE OF LAW; FORUM 

	 	(a)	 Choice of Law: The Insured acknowledges the Company has underwritten the risks covered by this policy and determined the premium charged therefor in
reliance upon the law affecting interests in real property and applicable to the interpretation, rights, remedies, or enforcement of policies of title insurance of the jurisdiction where the Land is located. 

Therefore, the court or an arbitrator shall apply the law of the jurisdiction where the Land is located to determine the validity
of claims against the Title that are adverse to the Insured and to interpret and enforce the terms of this policy. In neither case shall the court or arbitrator apply its conflicts of law principles to determine the applicable law. 

	 	(b)	 Choice of Forum: Any litigation or other proceeding brought by the Insured against the Company must be filed only in a state or federal court within
the United States of America or its territories having appropriate jurisdiction . 

	18.	 NOTICES, WHERE SENT 

Any notice of claim and any other notice or statement in writing required to be given to the Company under this policy must be
given to the Company at Claims Department at P.O. Box 2029, Houston, TX 77252-2029. 

 

  
  

			
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	  
	 File No. 01180-66410B
	  
	 Page 4 of Policy Serial No.: PROFORMA
	  

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the
proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written
undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are performed, and all requirements
set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 
 Revision
Number: 2 
 SCHEDULE A 
  

			
	Name and Address of	  	Stewart Title Guaranty Company
	Title Insurance Company:	  	P.O. Box 2029, Houston, TX 77252
		
	 File No.: 01180-66410B
	  	Policy No.: PROFORMA
		
	 Address Reference:  201 Spear Street, San Francisco, CA
	  	
	 (For Company Reference Purposes Only)
	  	
		
	 Amount of Insurance: $121,000,000.00
	  	Premium: TBD
		
	 Date of Policy: “date and time of recording of deed”
	  	

  

	1.  Name 	 of Insured: 

     KBSIII 201 Spear Street, LLC 
  

	2.	 The estate or interest in the Land that is insured by this policy is: 

    A fee as to Parcel(s) One. An easement more particularly described below as to Parcel(s) Two and Three. 

 

	3.	 Title is vested in: 

    KBSIII 201 Spear Street, LLC 

    Note: 

This is a pro-forma policy, furnished to or on behalf of the party to be insured. It does not reflect the present status of title
and is not a commitment to insure the estate or interest as shown herein, nor does it evidence the willingness of the company to provide any affirmative coverage shown herein. Any such commitment must be an express, written undertaking on
appropriate forms of the company. 
  

	4.	 The land referred to in this policy is described as follows: 

SEE EXHIBIT “A” ATTACHED HERETO 
  

 

  
  

							
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	  	Page1 of 2	  	 STEWART TITLE

GUARANTY COMPANY
	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  	  	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.
	  	  	  
	 File No. 01180-66410B
	  	  	  
	 STG ALTA Owner’s Policy Sch A PROFORMA
	  	  	  

 EXHIBIT “A” 

LEGAL DESCRIPTION 
 The Land referred to herein is
situated in the State of California, County of San Francisco, City of San Francisco, and described as follows: 
 Parcel One: 

Beginning at a point on the Southeasterly line of Howard Street, distant thereon South 45° 07’ 55” West, 156.083 feet from the point of
intersection of the Southeasterly line of Steuart Street and the Southeasterly line of Howard Street; running thence South 45° 07’ 55” West, 118.917 feet to the Northeasterly line of Spear Street, thence along said line of Spear
Street, South 44° 52’ 05” East, 292.278 feet; thence from a tangent that bears North 21° 24’ 41” West along a curve to the left with a radius of 958 feet, central angle of 17° 39’ 17”, an arc distance of
295.191 feet; thence South 45° 07’ 55” West 128.941 feet; thence North 44° 52’ 05” East, 134.03 feet to the point of beginning. 

A portion of said description also being Lot No. 30, as shown on Parcel Map recorded December 23, 1981 in Book 22 of Parcel Maps, at Page 61, in the
office of the County Recorder of the City and County of San Francisco, California. 
 Parcel Two: 

Easement of ground level only for vehicular and pedestrian access in and to Steuart Street, as set forth in that certain Grant Deed recorded in Book 6714, Page
524 of Official Records of the City and County of San Francisco, and excepting therefrom that portion of said easement lying northwesterly of a line described in that certain Quitclaim Deed recorded in Book D538, Page 1661 of Official Records of the
City and County of San Francisco 
 Parcel Three: 
 Easement of
ground level only for vehicular and pedestrian access in and to Steuart Street, as set forth in that certain Director’s Deed recorded in Book D538, Page 1666 of Official Records of the City and County of San Francisco. 

  
  

							
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	  	Page 2 of 2	  	 STEWART TITLE

GUARANTY COMPANY
	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  	  	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	  	  	  
	 File No. 01180-66410B
	  	  	  
	 STG ALTA Owner’s Policy Sch A PROFORMA
	  	  	  

							
	SCHEDULE B
	File No.: 01180-66410B	  	Policy No.: PROFORMA
	
	EXCEPTIONS FROM COVERAGE

 This policy does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees or
expenses) that arise by reason of: 
  

					
	Taxes:
		
	      A.	  	Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes, to be levied for the fiscal year 2013 - 2014.
		
	      B.	  	The herein described property lies within the boundaries of a Mello-Roos Community Facilities District (“CFD”), as follows:
			
		  	CFD No.	  	: 90-1
		  	For	  	: School Facility Repair and Maintenance
		
		  	This property, along with all other parcels in the CFD, is liable for an annual Special Tax. This Special Tax is included with and payable with the general property taxes of
the City and County of San Francisco. The tax may not be prepaid.
		
		  	Further information may be obtained by contacting:
		
		  	 San Francisco Unified School District

Office of the Superintendent for Business
 135 Van Ness Avenue

San Francisco, CA 94102

		
		  	Said amounts are collected with the annual property tax bill.
			
	Exceptions:	  		  	
		
	      1.	  	Intentionally deleted.
		
	      2.	  	An easement for overhanging architectural encroachments and rights incidental thereto as reserved in a document reserved by One Market Plaza, a Partnership, recorded December
23, 1981 as Instrument No. 158374, in Book D328, Page 844 of Official Records, which affects portion of said land as shown on Parcel Map recorded December 23, 1981, in Book 22 of Parcel Maps, at Page 61 as such easements are as depicted on the ALTA/
ACSM Survey prepared by Republic National Land Surveyors, as Job Number 130933 and last revised October 21, 2013 (The “Survey”).
		
	      3.	  	The provisions of paragraphs 1, 2, 4, 7, 8, 9, 10 & 11 under the caption “Transportation” Commencing on page 10 of that certain Resolution No. 9449 by the City
Planning Commission dated July 15, 1982 as amended November 30, 1982, which Resolution was disclosed by that certain Notice of Resolution recorded January 11, 1983 in Book D476 Page 1167, of Official Records.
		
	      4.	  	Notice of Restrictions and the terms and conditions thereof
			
		  	By	  	201 Spear Street Association
		  	Recorded	  	September 22, 1983, in Book D580 Page 1324,
		  		  	of Official Records

  
  

 

							
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	  	Page 1of 2	  	 STEWART TITLE

GUARANTY COMPANY
	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  	  	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	  	  	  
	 File No. 01180-66410B
	  	  	  
	 STG ALTA Owner’s Policy Sch B PROFORMA SCE
	  	  	  

 SCHEDULE B 
  

					
	5.	  	The effect of an instrument granting revocable permission to occupy portions of the subsidewalk areas with tree irrigation pipes; to construct combined curb and gutter, special
sidewalk pavement, catchbasin, V .C.P. culvert and reset one catchbasin, install metal tree guards with cast iron tree gates and frames in oversize tree wells at Spear and Howard Streets, fronting 201 Spear Street
			
		  	Executed by	  	Department of Public works
		  	Recorded	  	May 8, 1985 in Book D835 Page 1022, of Official Records
		
	6.	  	Rights of tenants in possession, as tenants only, under unrecorded leases as shown on the attached rent roll, which rights do not include any rights of first refusal or options
to purchase all or any portion of the insured land.
		
		  	Note:
		
		  	This is a pro-forma policy, furnished to or on behalf of the party to be insured. It does not reflect the present status of title and is not a commitment to insure the estate
or interest as shown herein, nor does it evidence the willingness of the company to provide any affirmative coverage shown herein. Any such commitment must be an express, written undertaking on appropriate forms of the company.

  
  

 

							
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	  	Page 2 of 2	  	 STEWART TITLE

GUARANTY COMPANY
	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  	  	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	  	  	  
	 File No. 01180-66410B
	  	  	  
	 STG ALTA Owner’s Policy Sch B PROFORMA SCE
	  	  	  

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the
proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written
undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements
set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 

ALTA 28.1-06 ENDORSEMENT 

ATTACHED TO POLICY NUMBER PROFORMA 

ISSUED BY 
 STEWART TITLE
GUARANTY COMPANY 
 File No.: 01180-66410B 
 1. The
insurance provided by this endorsement is subject to the exclusions in Section 4 of this endorsement; and the Exclusions from Coverage, the Exceptions from Coverage contained in Schedule B, and the Conditions in the policy. 

2. For purposes of this endorsement only, “Improvement” means an existing building, located on either the Land or adjoining land at Date of Policy
and that by law constitutes real property. 
 3. The Company insures against loss or damage sustained by the Insured by reason of: 

a. An encroachment of any Improvement located on the Land onto adjoining land or onto that portion of the Land subject to an easement, unless an exception in
Schedule B of the policy identifies the encroachment; 
 b. An encroachment of any Improvement located on adjoining land onto the Land at Date of Policy,
unless an exception in Schedule B of the policy identifies the encroachment; 
 c. Enforced removal of any Improvement located on the Land as a result of an
encroachment by the Improvement onto any portion of the Land subject to any easement, in the event that the owners of the easement shall, for the purpose of exercising the right of use or maintenance of the easement, compel removal or relocation of
the encroaching Improvement; or 
 d. Enforced removal of any Improvement located on the Land that encroaches onto adjoining land. 

4. This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees, or expenses) resulting from the
encroachments listed as Exceptions                          of Schedule B. ALTA 28.1-06ALTA 28.1-06 

This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of
the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of
this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Dated: PROFORMA 
 Signed under seal
for the Company, but this endorsement is to be valid only when it bears an authorized countersignature. 
  

	
	Countersigned by:
	
	 /s/
Initials                                        

	Authorized Countersignature
	
	Stewart Title of California, Inc.
	7676 Hazard Center Drive Suite 1400

  

  

					
	File No. 01180-66410B	 		 	Page 1 of 2

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the
proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written
undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements
set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 
  

					
	 San Diego, CA 92108
	 		 	
	 Agent ID:
	 	 

	 	
		 	 	 /s/ Matt Morris

		 		 	Matt Morris
		 		 	President and CEO
		 	

	 	 /s/ Denise Carraux

		 		 	Denise Carraux
		 		 	Secretary
			
	Endorsement	 	 PROFORMA
	 	
	Serial No.	 	 	

  

					
	File No. 01180-66410B	 		 	Page 2 of 2

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the proposed
Insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written undertaking
issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements set forth in
the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 
 CLTA FORM
103.7-06 ENDORSEMENT 
 ATTACHED TO POLICY NUMBER PROFORMA 

ISSUED BY 
  

STEWART TITLE GUARANTY COMPANY 
 File No.:
01180-66410B 
 The Company insures against loss or damage sustained by the Insured if, at Date of Policy: (i) the Land does not abut and have
both actual vehicular and pedestrian access to and from Spear Street (the “Street”), (ii) the Street is not physically open and publicly maintained, or (iii) the Insured has no right to use existing curb cuts or entries along
that portion of the Street abutting the Land. 
 This endorsement is issued as part of the policy. Except as it expressly states, it does not
(i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous
endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Dated: PROFORMA 
 Signed under seal for the Company,
but this endorsement is to be valid only when it bears an authorized countersignature. 
 Countersigned by: 

 

					
	 	 	

	 	 
		 	

	 	 /s/ Matt Morris

	 /s/ Initials
	 	 	Matt Morris
	Authorized Countersignature	 	 	President and CEO
		 	 	
	Stewart Title of California, Inc.	 	 	
	7676 Hazard Center Drive Suite 1400	 	 
	San Diego, CA 92108	 		 	 /s/ Denise Carraux

	Agent ID:	 		 	Denise Carraux
		 		 	Secretary

  

					
	Endorsement	  		  	
	Serial No.	  	PROFORMA	  	

  

			
	File No.01180-66410B	 	Page 1 of 1

 ALTA Endorsement 17.1-06 (Indirect Access and Entry) PROFORMA 

This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the proposed insured. This pro forma does not reflect the
present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written undertaking issued on the appropriate forms of the
Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements set forth in the title commitment covering this
property (or that may be required by underwriting) are met to the satisfaction of the Company. 
 ENDORSEMENT 

ATTACHED TO POLICY NUMBER PROFORMA 
 ISSUED BY

  
 STEWART TITLE GUARANTY COMPANY 

 

			
	File No.: 01180-66410B	 	Premium:    

 The Company insures against loss or damage sustained by the Insured
if, at Date of Policy (i) the easement identified as Parcel (s) 2 & 3 in Schedule A (the “Easement”) does not provide that portion of the Land identified as Parcel 1 in Schedule A both actual vehicular and pedestrian access
to and from Steuart Street (the “Street”), (ii) the Street is not physically open and publicly maintained, or (iii) the Insured has no right to use existing curb cuts or entries along that portion of the Street abutting the
Easement. 
 This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and
provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express
provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Signed under seal for the Company, but this endorsement is to be valid only when it bears an authorized countersignature. 

Countersigned by: 
  

					
		 	

	 	 /s/ Matt Morris

	 /s/ Initials
	 	

	 	Matt Morris
	Authorized Countersignature	 	 	President and CEO
		 	 	
	Stewart Title of California, Inc.	 	 	
	7676 Hazard Center Drive Suite 1400	 	 	
	San Diego, CA 92108	 		 	 /s/ Denise Carraux

	Agent ID:	 		 	Denise Carraux
		 		 	Secretary

  

 

					
			
	Endorsement	  		  	
	Serial No.	  	PROFORMA	  	

  

  
  

 

					
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	  	Page1 of 1	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	  	  
	 File No. 01180-66410B
	  	  
	 ALTA Endorsement 17.1-06 (Indirect Access and Entry) (6/17/06) PROFORMA
	  	  

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the
proposed Insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written
undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements
set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 

ALTA 9.9-06 ENDORSEMENT 

ATTACHED TO POLICY NUMBER PROFORMA 

ISSUED BY 
 STEWART TITLE
GUARANTY COMPANY 
 File No.: 01180-66410B 
 1.
The insurance provided by this endorsement is subject to the exclusions in Section 4 of this endorsement; and the Exclusions from Coverage, the Exceptions from Coverage contained in Schedule B, and the Conditions in the policy. 

2. For the purposes of this endorsement only: 
 a.
“Covenant” means a covenant, condition, limitation or restriction in a document or instrument recorded in the Public Records at Date of Policy. 

b. “Private Right” means (i) an option to purchase; (ii) a right of first refusal; or (iii) a right of prior approval of
a future purchaser or occupant. 
 3. The Company insures against loss or damage sustained by the Insured under this Owner’s Policy if
enforcement of a Private Right in a Covenant affecting the Title at Date of Policy based on a transfer of Title on or before Date of Policy causes a loss of the Insured’s Title. 

4. This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees, or expenses) resulting
from: 
 a. any Covenant contained in an instrument creating a lease; 

b. any Covenant relating to obligations of any type to perform maintenance, repair, or remediation on the Land; 

c. any Covenant relating to environmental protection of any kind or nature, including hazardous or toxic matters, conditions, or substances; or

 d. any Private Right in an instrument identified in Exception(s)              in Schedule
B. 
 This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and
provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express
provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Dated: PROFORMA 
 Signed under seal for the Company,
but this endorsement is to be valid only when it bears an authorized countersignature. 
 Countersigned by: 

 

	
	 /s/ Initials

	Authorized Countersignature
	
	 Stewart Title of California, lnc.

	 7676 Hazard Center Drive Suite 1400

	 San Diego, CA 92108

  

					
	File No. 01180-66410B	 		 	Page 1 of 2

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the
proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written
undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements
set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 
 Agent ID: 

 

					
		 	 

	 	
		 	 	 /s/ Matt Morris

		 		 	Matt Morris
		 		 	President and CEO
		 	

	 	 /s/ Denise Carraux

		 		 	Denise Carraux
		 		 	Secretary
	Endorsement	 	 PROFORMA
	 	
	Serial No.	 	 	

  

					
	File No. 01180-66410B	 		 	Page 2 of 2

 ALTA Endorsement 9.2-06 (Restrictions, Encroachments, Minerals - Owner’s Policy - Improved Land) PROFORMA

 Revised 2-3-11 
 This is a Pro Forma
Policy, which provides no insurance coverage, furnished to or on behalf of the proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any
affirmative coverage shown herein. Any commitment must be an expressly written undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all
necessary documents are furnished, all acts are preformed, and all requirements set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 

ENDORSEMENT 
 ATTACHED TO
POLICY NUMBER PROFORMA 
 ISSUED BY 
  

STEWART TITLE GUARANTY COMPANY 
  

			
	File No .: 01180-66410B	 	Premium:    

  

	1.	 Covenants, Conditions, or Restrictions. 

  

	 	a.	 The Company insures against loss or damage sustained by the Insured by reason of the existence, at Date of Policy, of: 

 

	 	i.	 Any present violations on the Land of any enforceable covenants, conditions, or restrictions unless the exceptions in Schedule B of the policy
identify the document or instrument containing the covenants, conditions, or restrictions, and, in addition, specifically identify the violations; 

  

	 	ii.	 Any existing improvements on the Land that violate any building setback lines shown on a plat of subdivision recorded or filed in the Public Records,
or after Date of Policy, any final court order or judgment that denies the right to maintain any existing improvement on the Land because of a violation of covenants, conditions, or restrictions, or building setback lines shown on a plat of
subdivision recorded or filed in the Public Records unless the exceptions in Schedule B of the policy identify the plat, document or instrument and, in addition, specifically Identify the violations; 

 

	 	iii.	 Any instrument affecting the Title that contains covenants, conditions, or restrictions on the Land that, in addition: 

 

	 	(1)	 establishes an easement on the Land, 

  

	 	(2)	 provides for an option to purchase, a right of first refusal, or the prior approval of a future purchaser or occupant, or 

 

	 	(3)	 provides a right of reentry, possibility of reverter, or right of forfeiture because of violations on the Land of any enforceable covenants,
conditions, or restrictions, 

 unless the exceptions in Schedule B of the policy identify the document or
instrument containing the covenants, conditions, or restrictions, and, in addition, state that the document or instrument includes the provision that establishes (1) the easement on the Land, (2) the option to purchase, right of first
refusal, or the prior approval of a future purchaser or occupant or (3) the right of reentry, possibility of reverter, or right of forfeiture, that caused the loss; or 
  

	 	iv.	 Any notice in the Public Records of a violation of covenants, conditions, or restrictions relating to environmental protection recorded or filed in
the Public Records unless the exceptions in Schedule B of the policy identify the document or instrument containing the covenants, conditions, or restrictions, and, in addition, specifically identify the notice of the violation of the covenants,
conditions, or restrictions relating to environmental protection that caused the loss. 

  

	 	b.	 This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees, or expenses) resulting from:

  

	 	i.	 any covenants, conditions, restrictions or limitations contained in an instrument creating a lease; 

 

	 	ii.	 any covenants, conditions, or restrictions relating to obligations of any type to perform maintenance, repair, or remediation on the Land; or

  

  
  

 

					
	 Copyright 2006-2011 American Land Title Association. All rights reserved.
	  	Page1 of 4	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	  	  
	 File No. 01180-66410B
	  	  
	 ALTA Endorsement 9.2-06 (Restrictions, Encroachments, Minerals - Owner’s Policy -

Improved Land) Revised 2-3-11 PROFORMA
	  	  

 ALTA Endorsement 9.2-06 (Restrictions, Encroachments, Minerals - Owner’s Policy - Improved Land) PROFORMA

 Revised 2-3-11 
 This is a Pro Forma
Policy, which provides no insurance coverage, furnished to or on behalf of the proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any
affirmative coverage shown herein. Any commitment must be an expressly written undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all
necessary documents are furnished, all acts are preformed, and all requirements set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 

 

	 	iii.	 except as used in Paragraph 1.a.lv., any covenants, conditions, or restrictions pertaining to environmental protection of any kind or nature,
including hazardous or toxic matters, conditions, or substances. 

  
  

					
	 Copyright 2006-2011 American Land Title Association. All rights reserved.
	  	Page 2 of 4	  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  	  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	  	  
	 File No. 01180-66410B
	  	  
	 ALTA Endorsement 9.2-06 (Restrictions, Encroachments, Minerals - Owner’s Policy -

Improved Land) Revised 2-3-11 PROFORMA
	  	  

 ALTA Endorsement 9.2-06 (Restrictions, Encroachments, Minerals - Owner’s Policy - Improved Land) PROFORMA

 Revised 2-3-11 
 This is a Pro Forma
Policy, which provides no insurance coverage, furnished to or on behalf of the proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any
affirmative coverage shown herein. Any commitment must be an expressly written undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all
necessary documents are furnished, all acts are preformed, and all requirements set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 

 

	2.	 Encroachments and Minerals and Other Subsurface Substances. 

 

	 	a.	 The Company insures against loss or damage sustained by the Insured by reason of: 

 

	 	i.	 Any encroachment of existing improvements located on the Land: 

 

	 	(1)	 onto adjoining land, or any encroachment onto the Land of existing improvements located on adjoining land; or 

 

	 	(2)	 onto that portion of the Land subject to any easement excepted in Schedule B, 

 

	 	    	 unless the exceptions in Schedule B of the policy specifically identify the encroachment. 

 

	 	ii.	 Any final court order or judgment requiring the removal from any land adjoining the Land of any encroachment, other than fences, landscaping, or
driveways, excepted in Schedule B. 

  

	 	iii.	 Damage to existing buildings: 

  

	 	(1)	 That are located on or encroach upon that portion of the Land subject to any easement excepted in Schedule B, which damage results from the exercise
of the right to maintain the easement for the purpose for which it was granted or reserved; 

  

	 	(2)	 Resulting from the future exercise of any right existing at Date of Policy to use the surface of the Land for the extraction or development of
minerals or any other subsurface substances excepted from the description of the Land or excepted in Schedule B. 

  

	 	b.	 This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees, or expenses) resulting from
contamination, explosion, fire or subsidence. 

 This endorsement is issued as part of the policy. Except as it expressly
states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy
or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Signed under seal for the Company, but this endorsement is to be valid only when it bears an authorized countersignature. 

Countersigned by: 
  

									
		 		  	 

  
 

	 		  	
		 		  	 		  	 /s/ Matt Morris

	 /s/ Initials
	 		  	 		  	Matt Morris
	 Authorized Countersignature
	 		  	 		  	President and CEO
	 Stewart Title of California, Inc.
	 		  	 		  	
	 7676 Hazard Center Drive Suite 1400
	 		  	 		  	
	 San Diego, CA 92108
	 		  	 		  	 /s/ Denise Carraux

	 Agent ID:
	 		  	 		  	Denise Carraux
		 		  	 		  	Secretary

  

					
		 	Endorsement        	  	     PROFORMA

		 	Serial No.        	  	

  
  

 

					
	 Copyright 2006-2011 American Land Title Association. All rights reserved.
	 		  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	 		  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	 	 Page 3 of 4
	  
	 File No. 01180-66410B
	 		  
	 ALTA Endorsement 9.2-06 (Restrictions, Encroachments, Minerals - Owner’s Policy -

Improved Land) Revised 2-3-11 PROFORMA
	 		  
	 	  	

 ALTA Endorsement 9.2-06 (Restrictions, Encroachments, Minerals - Owner’s Policy - Improved
Land) PROFORMA Revised 2-3-11 
 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the proposed
insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written undertaking
issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements set forth in
the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 

  
  

					
	 Copyright 2006-2011 American Land Title Association. All rights reserved.
	 		  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	 		  
	 All other uses are prohibited. Reprinted under license from the American Land Title Association.

 
	 	 Page 4 of 4
	  
	 File No. 01180-66410B
	 		  
	 ALTA Endorsement 9.2-06 (Restrictions, Encroachments, Minerals - Owner’s Policy - Improved Land) Revised 2-3-11 PROFORMA
	 		  
	 	  	

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the proposed
insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written undertaking
issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements set forth in
the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 
 ALTA 35-06
ENDORSEMENT 
 ATTACHED TO POLICY NUMBER PROFORMA 

ISSUED BY 
 STEWART TITLE GUARANTY COMPANY

 File No.: 01180-66410B 
 1. The insurance provided by this
endorsement is subject to the exclusion in Section 4 of this endorsement; and the Exclusions from Coverage, the Exceptions from Coverage contained in Schedule B, and the Conditions in the policy. 

2. For purposes of this endorsement only, “Improvement” means a building on the Land at Date of Policy. 

3. The Company insures against loss or damage sustained by the Insured by reason of the enforced removal or alteration of any Improvement resulting from
the future exercise of any right existing at Date of Policy to use the surface of the Land for the extraction or development of minerals or any other subsurface substances excepted from the description of the Land or excepted in Schedule B. 

4. This endorsement does not insure against loss or damage (and the Company will not pay costs, attorneys’ fees, or expenses) resulting from: 

a. contamination, explosion, fire, vibration, fracturing, earthquake or subsidence; [or] 

b. negligence by a person or an Entity exercising a right to extract or develop minerals or other subsurface substances; or 

c. the exercise of the rights described in
                     
 Instructional note: identify the
interest excepted from the description of the Land in Schedule A or excepted in Schedule B that you intend to exclude from this coverage. 
 This
endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or
(iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of
the terms and provisions of the policy and of any prior endorsements. 
 Dated:   PROFORMA 

Signed under seal for the Company, but this endorsement is to be valid only when it bears an authorized countersignature. 

Countersigned by: 
  

	
	 /s/ Initials

	Authorized Countersignature
	
	 Stewart Title of California, Inc.

	 7676 Hazard Center Drive Suite 1400

	 San Diego, CA 92108

	 Agent ID:

  

					
	File No. 01180-66410B	 		 	Page 1 of 2

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the proposed
insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written undertaking
issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements set forth in
the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 
  

					
	 	  	

	  	 /s/ Matt Morris

		  		  	Matt Morris
		  		  	President and CEO
		  	

	  	 /s/ Denise Carraux

		  		  	Denise Carraux
		  		  	Secretary

  

							
		 	Endorsement	  		  	
		 	Serial No.	  	                PROFORMA	  	

  

					
	File No. 01180-66410B	 		 	Page 2 of 2

			
	 CLTA Form 123.2-06 (10-22-09)
	  	Zoning, Completed Structure
	 ALTA Endorsement Form 3.1-06
	  	
	 ALTA Owner or Lender
	  	

 ENDORSEMENT 

ATTACHED TO POLICY NUMBER PROFORMA 

ISSUED BY 
 STEWART TITLE
GUARANTY COMPANY 
  

			
	 File No.: 01180-66410B
	  	Charge:   PROFORMA

  

	1.	The Company insures against loss or damage sustained by the Insured in the event that, at Date of Policy, 

	 	a.	according to applicable zoning ordinances and amendments, the Land is not classified Zone C-3-0 (SD) within the 200-S Height and Bulk District; 

	 	b.	the following use or uses are not allowed under that classification: 

  

	 	Office, Retail Sales (Restaurant), Dry-Cleaning Establishment, Parking Garage and Parking Lot 

	 	c.	There shall be no liability under paragraph 1.b. if the use or uses are not allowed as the result of any lack of compliance with any conditions, restrictions, or requirements contained in the zoning ordinances and
amendments, including but not limited to the failure to secure necessary consents or authorizations as a prerequisite to the use or uses. This paragraph 1.c. does not modify or limit the coverage provided in Covered Risk 5. 

	2.	The Company further insures against loss or damage sustained by the Insured by reason of a final decree of a court of competent jurisdiction 

	 	a.	prohibiting the use of the Land, with any existing structure, as insured in paragraph 1.b.; or 

	 	b.	requiring the removal or alteration of the structure on the basis that, at Date of Policy, the zoning ordinances and amendments have been violated with respect to any of the following matters: 

	 	i.	Area, width, or depth of the Land as a building site for the structure 

	 	ii.	Floor space area of the structure 

	 	iii.	Setback of the structure from the property lines of the Land 

	 	iv.	Height of the structure, or 

	 	v.	Number of parking spaces. 

	3.	There shall be no liability under this endorsement based on 

	 	a.	the invalidity of the zoning ordinances and amendments until after a final decree of a court of competent jurisdiction adjudicating the invalidity, the effect of which is to prohibit the use or uses; 

	 	b.	the refusal of any person to purchase, lease or lend money on the Title covered by this policy. 

 This endorsement is
issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount
of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of
the policy and of any prior endorsements. 
 Date: PROFORMA 
 Signed under seal for
the Company, but this endorsement is to be valid only when it bears an authorized countersignature. 
  

					
	Countersigned by:	  	 	  	 
	 	  	

	  	 
		  	

	  	 /s/ Matt Morris

	 /s/ Initials
	  	  	Matt Morris
	Authorized Countersignature	  	  	President and CEO
		  	  	
	 Stewart Title of California, Inc.
	  	  	
	 7676 Hazard Center Drive Suite 1400
	  	  
	San Diego, CA 92108	  		  	 /s/ Denise Carraux

	Agent ID:	  		  	Denise Carraux
		  		  	Secretary

  

					
			
	Endorsement	  		  	
	Serial No.	  	PROFORMA	  	

  

  

			
	File No. 01180-66410B	 	Page 1 of 1
	STG CLTA Form 123.2-06 (10-22-09) Zoning, Completed Structure	 	
	ALTA Owner or Lender	 	

			
	 CLTA Form 116.1-06 (10-16-08)
	  	Same as Survey
	 ALTA Endorsement Form 25-06
	  	
	 ALTA Owner or Lender
	  	

 ENDORSEMENT 

ATTACHED TO POLICY NUMBER PROFORMA 

ISSUED BY 
 STEWART TITLE
GUARANTY COMPANY 
  

					
	 File No .: 01180-66410B
	  	Charge:  PROFORMA

 The Company insures against loss or damage sustained by the Insured by reason of the failure of the Land as
described in Schedule A to be the same as that identified on the survey made by Republic National Land Surveyors dated October 21, 2013, and designated Job No. 130933. 

This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of
the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of
this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Date:  PROFORMA 
 Signed under seal for the
Company, but this endorsement is to be valid only when it bears an authorized countersignature. 
  

									
	 Countersigned by:
	 		  	 

  
 

	  		  	
		 		  	  		  	
		 		  	  		  	 /s/ Matt Morris

	 /s/ Initials
	 		  	  		  	Matt Morris
	 Authorized Countersignature
	 		  	  		  	President and CEO
	  
 Stewart Title of California, Inc.
	 		  	  		  	
	 7676 Hazard Center Drive Suite 1400
	 		  	  		  	
	 San Diego, CA 92108
	 		  	  		  	 /s/ Denise Carraux

	 Agent ID:
	 		  	  		  	Denise Carraux
		 		  	  		  	Secretary

  

									
		 	Endorsement	  		  		  	
		 	Serial No.	  	             PROFORMA
	  		  	

  

			
	File No. 01180-66410B	 	Page 1 of 1
	STG CLTA Form 116.1-06 (10-16-08) Same as Survey	 	
	ALTA Owner or Lender	 	

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the
proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written
undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements
set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 

CLTA 116.4-06 ENDORSEMENT 

ATTACHED TO POLICY NUMBER PROFORMA 

ISSUED BY 
 STEWART TITLE
GUARANTY COMPANY 
 File No.: 01180-66410B 

The Company insures against loss or damage sustained by the insured by reason of: 

 

	(1)	 the failure of Parcels 1, 2 and 3 in Schedule A to be contiguous to each other along their common boundary lines or 

 

	(2)	 the presence of any gaps, strips or gores separating any of the contiguous boundary lines described above. 

This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of
the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of
this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Dated:   PROFORMA 
 Signed
under seal for the Company, but this endorsement is to be valid only when it bears an authorized countersignature. 
 Countersigned by: 

					
		  		  	
		  	

	  	 /s/ Matt Morris

	 /s/ Initials
	  		  	Matt Morris
	Authorized Countersignature	  		  	President and CEO
	  
 Stewart Title of California, Inc.
	  	

	  	
	 7676 Hazard Center Drive Suite 1400
	  	  	
	 San Diego, CA 92108
	  	  	 /s/ Denise Carraux

	 Agent ID:
	  	  	Denise Carraux
		  		  	Secretary
			
	Endorsement	  	 PROFORMA
	  	
	Serial No.	  	  	

  

					
	File No. 01180-66410B	 		 	Page 1 of 1

 CLTA Form 116-06 (Rev.03-09-07) Designation of Improvements, Address PROFORMA 

ALTA Lender 
 This is a Pro Forma
Policy, which provides no insurance coverage, furnished to or on behalf of the proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any
affirmative coverage shown herein. Any commitment must be an expressly written undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all
necessary documents are furnished, all acts are preformed, and all requirements set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 

ENDORSEMENT 
 Attached to Policy No.
PROFORMA 
 Issued by 

STEWART TITLE GUARANTY COMPANY 
  

			
	 File No.: 01180-66410B
	 	Charge: PROFORMA

  
 The Company insures against loss or damage
sustained by reason of the failure of (i) a Office Building known as 201 Spear Street, San Francisco, CA, to be located on the Land at Date of Policy, or (ii) the map attached to this policy to correctly show the location and dimensions of
the Land according to the Public Records 
 This endorsement is issued as part of the policy. Except as it expressly states, it does not
(i) modify any of the terms and provisions of the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous
endorsement is inconsistent with an express provision of this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Dated:   PROFORMA 
 Signed
under seal for the Company, but this endorsement is to be valid only when it bears an authorized countersignature. 
 Countersigned by: 

					
			
		  	

	  	 /s/ Matt Morris

	 /s/ Initials
	  		  	Matt Morris
	Authorized Countersignature	  		  	President and CEO
	  
 Stewart Title of California, Inc.

7676 Hazard Center Drive Suite 1400
 San Diego, CA
92108
 Agent ID:
	  	

	  	
	  	  	
	  	  	 /s/ Denise Carraux

	  	  	Denise Carraux
		  		  	Secretary
			
	Endorsement	  	 PROFORMA
	  	
	Serial No.	  	  	

  

					
	 File No. 01180-66410B
 STG CLTA Form 116-06
(Rev.03-09-07) Designation of Improvements, Address PROFORMA
 ALTA Lender
	 	Page 1of 1

 This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the
proposed insured. This pro forma does not reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written
undertaking issued on the appropriate forms of the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements
set forth in the title commitment covering this property (or that may be required by underwriting) are met to the satisfaction of the Company. 

CLTA 116.7 ENDORSEMENT 

ATTACHED TO POLICY NUMBER PROFORMA 

ISSUED BY 
 STEWART TITLE
GUARANTY COMPANY 
 File No.: 01180-66410B 
 The Company
assures the Insured that the Land described in Schedule A is a lawfully created parcel according to the Subdivision Map Act (Section 66410, Et Seq, of the California Government Code) and local ordinance adopted pursuant thereto. 

The Company hereby insures the Insured against loss which the Insured shall sustain in the event that the assurances herein shall prove to be incorrect. 

This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of
the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of
this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Dated:   PROFORMA 
 Signed under seal for
the Company, but this endorsement is to be valid only when it bears an authorized countersignature. 
 Countersigned by: 

					
		  	 

  
 

	 	
		  	 	 /s/ Matt Morris

	 /s/ Initials
	  	 	Matt Morris
	 Authorized Countersignature
	  	 	President and CEO
	  
 Stewart Title of California, Inc.
	  	 	
	 7676 Hazard Center Drive Suite 1400
	  	 	
	 San Diego, CA 92108
	  	 	 /s/ Denise Carraux

	 Agent ID:
	  	 	Denise Carraux
		  		 	Secretary
			
	Endorsement	  		 	
	Serial No.	  	PROFORMA	 	

  

			
	 File No. 01180-66410B
	 	Page 1 of 1

 ALTA Endorsement 18-06 (Single Tax Parcel) PROFORMA 

This is a Pro Forma Policy, which provides no insurance coverage, furnished to or on behalf of the proposed insured. This pro forma does not
reflect the present status or condition of title and is not a commitment to insure the estate or interest or to provide any affirmative coverage shown herein. Any commitment must be an expressly written undertaking issued on the appropriate forms of
the Company. This Pro Forma Policy solely indicates the form and content of the Policy which the Company may issue if all necessary documents are furnished, all acts are preformed, and all requirements set forth in the title commitment covering this
property (or that may be required by underwriting) are met to the satisfaction of the Company. 
 ENDORSEMENT 

ATTACHED TO POLICY NUMBER PROFORMA 

ISSUED BY 
 STEWART TITLE
GUARANTY COMPANY 
  

			
	 File No.: 01180-66410B
	 	Premium:

 The Company insures against loss or damage sustained by the Insured by reason of the Land being taxed as part of
a larger parcel of land or failing to constitute a separate tax parcel for real estate taxes. 
 Parcel No.: 25-3741-032-01 

This endorsement is issued as part of the policy. Except as it expressly states, it does not (i) modify any of the terms and provisions of
the policy, (ii) modify any prior endorsements, (iii) extend the Date of Policy, or (iv) increase the Amount of Insurance. To the extent a provision of the policy or a previous endorsement is inconsistent with an express provision of
this endorsement, this endorsement controls. Otherwise, this endorsement is subject to all of the terms and provisions of the policy and of any prior endorsements. 

Signed under seal for the Company, but this endorsement is to be valid only when it bears an authorized countersignature. 

Countersigned by: 

					
		  	 

  
 

	 	
		  	 	 /s/ Matt Morris

	 /s/ Initials
	  	 	Matt Morris
	 Authorized Countersignature
	  	 	President and CEO
	  
 Stewart Title of California, Inc.
	  	 	
	 7676 Hazard Center Drive Suite 1400
	  	 	
	 San Diego, CA 9210B
	  	 	 /s/ Denise Carraux

	 Agent ID:
	  	 	Denise Carraux
		  		 	Secretary
			
	Endorsement	  		 	
	Serial No.	  	PROFORMA	 	

  
  

							
	 Copyright 2006-2009 American Land Title Association. All rights reserved.
	  		  		  	

	 The use of this Form is restricted to ALTA licensees and ALTA members in good standing as of the date of use.
	  		  		  
	 All other uses are prohibited. Reprinted under license from the American Lend Title Association.
	  		  		  
	 File No. 01180-66410B
	  	Page 1 of 1	  		  
	 ALTA Endorsement 18-06 (Single Tax Parcel) (6/17/06) PROFORMA OEX-10.106

 Exhibit 10.106 

EXECUTION VERSION 
  

 
 PURCHASE AND SALE AGREEMENT 

between 
 UST-GEPT JOINT
VENTURE, L.P. 
 SELLER, 

and 
 KBS CAPITAL ADVISORS LLC

 PURCHASER 
 Premises:

 Citigroup Center 
 500
West Madison Street 
 Chicago, Illinois 60661 

October 30, 2013 

							
	 1.
	 	 DEFINITIONS
	  	 	1	  
			
	 2.
	 	 PURCHASE AND SALE
	  	 	1	  
			
	 3.
	 	 PURCHASE PRICE; DEPOSIT
	  	 	2	  
			
	 4.
	 	 RIGHTS OF INSPECTION AND CONFIDENTIALITY
	  	 	3	  
			
	 5.
	 	 ESCROW AGENT; ESCROW PROVISIONS
	  	 	8	  
			
	 6.
	 	 STATUS OF THE TITLE
	  	 	11	  
			
	 7.
	 	 TITLE INSURANCE, LIENS
	  	 	12	  
			
	 8.
	 	 APPORTIONMENTS
	  	 	14	  
			
	 9.
	 	 PROPERTY NOT INCLUDED IN SALE
	  	 	21	  
			
	 10.
	 	 COVENANTS; PRECLOSING RIGHTS AND OBLIGATIONS OF SELLER
	  	 	21	  
			
	 11.
	 	 CONDITIONS PRECEDENT TO CLOSING
	  	 	25	  
			
	 12.
	 	 FIRPTA COMPLIANCE
	  	 	28	  
			
	 13.
	 	 REPRESENTATIONS AND WARRANTIES
	  	 	28	  
			
	 14.
	 	 DAMAGE AND DESTRUCTION
	  	 	34	  
			
	 15.
	 	 CONDEMNATION
	  	 	35	  
			
	 16.
	 	 BROKERS AND ADVISORS
	  	 	37	  
			
	 17.
	 	 TRANSFER TAXES AND RECORDING CHARGES
	  	 	37	  
			
	 18.
	 	 DELIVERIES TO BE MADE ON THE CLOSING DATE
	  	 	38	  
			
	 19.
	 	 CLOSING DATE
	  	 	45	  
			
	 20.
	 	 NOTICES
	  	 	45	  
			
	 21.
	 	 DEFAULT BY PURCHASER OR SELLER
	  	 	48	  
			
	 22.
	 	 1031 EXCHANGE
	  	 	49	  
			
	 23.
	 	 MISCELLANEOUS
	  	 	50	  
			
	 24.
	 	 PROPERTY CONVEYED “AS IS” AND DISCLAIMER OF REPRESENTATIONS AND WARRANTIES
	  	 	54	  
			
	 25.
	 	 GSA LEASES; NOVATION AGREEMENTS
	  	 	58	  

			
	Schedules
	 “A”
	  	 Definitions

	 “B”
	  	 Legal Description of the Land

	 “C”
	  	 List of Specific Tangible Personalty

	 “D”
	  	 Due Diligence Materials

	 “E”
	  	 List of All Tenant Inducement Costs

	 “F”
	  	 Pending Litigation

	 “G”
	  	 List of Leases and Amendments

	 “H”
	  	 Prepaid Rent

	 “I”
	  	 Lease Defaults

	 “J”
	  	 Schedule of Security Deposits

	 “K”
	  	 Unpaid Leasing Commissions

	 “L”
	  	 List of Service Contracts

	 “M”
	  	 List of Excluded Personalty

	 “N”
	  	 List of Pending Lease Transactions

	 “O”
	  	 List of Union Contracts

	
	Exhibits
	 “1”
	  	 Form of Tenant Estoppel

	 “2”
	  	 INTENTIONALLY OMITTED

	 “3”
	  	 Form of FIRPTA Certificate

	 “4”
	  	 Form of Deed

	 “5”
	  	 Form of Bill of Sale

	 “6”
	  	 Form of Notice to Tenants

	 “7”
	  	 Form of Assignment and Assumption of Leases and Contracts

	 “8”
	  	 Form of General Assignment and Assumption Agreement

	 “9”
	  	 Form of Metra Declaration Estoppel Certificate

	 “10”
	  	 Form of Novation Agreement

	 “11”
	  	 Form of Bulk Sales Indemnity Agreement

	 “12”
	  	 Form of Pedestrian Bridge Estoppel Certificate

	 “13”
	  	 Form of Contractor’s Certificate

	 “14”
	  	 Form of Combined Owner’s Affidavit and Gap Undertaking

	 “15”
	  	 Form of Purchaser’s Pro Forma Title Company

 PURCHASE AND SALE AGREEMENT 

THIS PURCHASE AND SALE AGREEMENT (this “Agreement”) is made as of 8:00 a.m. Chicago, Illinois time on the 30th day of October, 2013 (the “Effective Date”) by and between UST-GEPT JOINT VENTURE, L.P., an Illinois limited partnership (“Seller”), and KBS
CAPITAL ADVISORS LLC, a Delaware limited liability company (“Purchaser”). 
 W I T N
E S S E T H: 
 WHEREAS, Seller is the owner and holder of the fee estate in that
certain plots, pieces and parcels of land (the “Land”) commonly known as Citigroup Center and located at 500 West Madison Street, Chicago, Cook County, Illinois 60661, together with any and all appurtenant easement rights, and more
particularly described in Schedule B annexed hereto, together with the 40-story, Class “A” office building and all other improvements (collectively, the “Building”) located on the Land, (the Building and the
Land, together with all rights, privileges, easements, rights of way, appurtenances benefitting such Land and/or the Building, used or connected with the beneficial use or enjoyment of such Land and/or the Building, are hereinafter sometimes
collectively referred to as the “Premises”); 
 WHEREAS, Seller desires to cause the sale, assignment and
transfer of its interests in and to the Property (as hereinafter defined) to Purchaser on the Closing Date, in accordance with the terms and provisions of this Agreement, and Purchaser desires to purchase the Property from Seller on the Closing
Date, upon the terms more particularly set forth in this Agreement; and 
 NOW, THEREFORE, in consideration of the foregoing
and the mutual covenants and agreements herein contained and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto covenant and agree as follows: 

 

	 	1.	 DEFINITIONS. 

When used in this Agreement, the capitalized terms shall have the meanings set forth herein or as indicated on
Schedule A attached hereto. 
  

	 	2.	 PURCHASE AND SALE. 

(a)         On the Closing Date, Seller shall sell, assign, transfer and convey to
Purchaser, and Purchaser shall purchase from Seller, subject to the terms and conditions of this Agreement: (i) the Premises, (ii) all of Seller’s right, title and interest in, to and under the fixtures, furnishings, furniture,
equipment, machinery, inventory, appliances, works of art and all goodwill and other tangible and intangible personal property located at the Premises and used in connection with the operation thereof, including, without limitation, the tangible
personal property listed on Schedule C attached hereto (the “Personalty”), but specifically excluding the property listed on Schedule M (the “Excluded Personalty”) and also excluding any tangible
and intangible personal property owned by the tenants under the Leases (as hereinafter defined), by the property manager or by Metra, (iii) to the extent assignable, all of Seller’s right, title and interest in, to and under the warranties
(including, without limitation, all warranties made by any 

 
contractors, subcontractors, vendors or suppliers regarding their performance or the quality of materials supplied in connection with the construction of or operation of all or any of the
Property), guaranties, permits, licenses, entitlements, certificates of occupancy, and approvals relating to the Premises, (iv) all of Seller’s right, title and interest in, to and under all the leases, licenses (including, without
limitation, any advertising license agreements) and other occupancy agreements demising space at the Premises that are referenced on Schedule G attached hereto or are executed after the Effective Date in accordance with the terms of this
Agreement, and any guaranties executed in connection therewith, and all amendments and modifications thereto and thereof, which are then in effect on the Closing Date (collectively, the “Leases”), together with any unapplied
security deposited by the tenants thereunder (the “Security Deposits”), but expressly excluding the MB Property Management Leases which will be terminated by Seller at Closing, (v) all of Seller’s right, title and interest
in, to and under the service, maintenance, supply and other contracts relating to the operation, maintenance and construction of the Premises that are referenced on Schedule L attached hereto or are executed after the Effective Date in
accordance with the terms of this Agreement, and all amendments and modifications thereto and thereof, but not including Leases (collectively, the “Contracts”), subject to Purchaser’s right to elect to have certain Contracts
terminated pursuant to Section 10(f) of this Agreement, and expressly excluding all property management agreements, brokerage and/or sales commission and similar agreements which will be terminated by Seller at Closing, (vi) all of
Seller’s right, title and interest in, to and under the Pedestrian Bridge Agreement and the Metra Declaration, (vii) all of Seller’s right, title and interest in, to and under the architectural, mechanical, electrical and other structural
plans, studies, maps, blueprints, drawings, plans and specifications, surveys, renderings and other technical descriptions that relate to the Premises to the extent Seller may legally transfer and assign the same and the same are available,
(viii) all of Seller’s right, title and interest in, to and under any easements and rights of way, appurtenances, strips, gores and other rights pertaining to the Premises, (ix) all rights that Seller may have to use “500 West
Madison”, “Citigroup Center” and derivations of each thereof and telephone or facsimile numbers now serving the Premises, (x) all of Seller’s right, title and interest in, to and under the URLs http://www.citicorpcenter.com/ and http://www.stationshopschicago.com/, and (xi) to the extent assignable, all of Seller’s right title and interest in, to and under zoning and development and other entitlement rights, and other general intangibles relating to the Premises.
The items described in clauses (i), (ii), (iii), (iv), (v), (vi), (vii), (viii), (ix), (x), and (xi) above and any rights and claims of Seller relating thereto, including, without limitation, indemnity rights, rights under contracts and
instruments by which any of the foregoing were acquired, and other rights, causes of action and claims against any tenants or other third parties shall be referred to herein collectively as the “Property”. 

(b)         Seller and Purchaser acknowledge and agree that the value of the
Personalty that is included in the transaction contemplated by this Agreement is de minimis, and no part of the Purchase Price (defined below) is allocable thereto. 

 

	 	3.	 PURCHASE PRICE; DEPOSIT. 

(a)         The purchase price to be paid by Purchaser to Seller for the Property
(the “Purchase Price”) is FOUR HUNDRED TWENTY-FIVE MILLION AND NO/100 DOLLARS ($425,000,000.00), subject to adjustment and apportionment as provided in Section 8 below, which shall be payable as follows: 

  
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 (i)         Within two (2) Business
Days after the Effective Date, Purchaser shall deliver to First American Title Insurance Company (Attention: John E. Beckstedt, Jr., 30 North LaSalle Street, Suite 2700, Chicago, Illinois 60602) (312-917-7233), as escrow agent (the “Escrow
Agent”), the sum of TWO MILLION AND NO/100 DOLLARS ($2,000,000.00) (the “Initial Deposit”), by wire transfer of immediately available funds to the Escrow Account (defined below). It shall be a condition precedent to the
effectiveness of this Agreement that Purchaser shall have delivered the Initial Deposit to the Escrow Agent not later than two (2) Business Days after the Effective Date. 

(ii)         In the event Purchaser does not terminate this Agreement on or prior to
the expiration of the Inspection Period, then, not later than two (2) Business Days after the expiration of the Inspection Period, Purchaser shall deliver to Escrow Agent, the additional sum of EIGHT MILLION AND NO/100 DOLLARS ($8,000,000.00)
(the “Additional Deposit”), by wire transfer of immediately available funds to the Escrow Account. The (1) Initial Deposit, (2) Additional Deposit, (3) Extension Fee (as defined in Section 19(a) below), if
applicable, and (4) all Income (as hereinafter defined) earned thereon are hereinafter referred to collectively as the “Deposit”. In the event Purchaser does not terminate this Agreement on or prior to the expiration of the
Inspection Period, the Deposit shall be non-refundable except as otherwise expressly provided in this Agreement. Notwithstanding anything to the contrary in this Agreement, if this Agreement terminates or the Closing fails to occur, for any reason
other than Purchaser’s failure to purchase the Property when it is obligated to do so under the terms of this Agreement, the Deposit shall be promptly returned to Purchaser. 

(iii)         At Closing, (A) the Deposit shall be applied to the Purchase Price
and paid to Seller by Escrow Agent, and (B) Purchaser shall deliver the balance of the Purchase Price (i.e., the Purchase Price less the Deposit and less the Extension Fee, if applicable, as defined in
Section 19(a) below) to Seller, as adjusted, if necessary, pursuant to Section 8 hereof. 

(b)         The Deposit shall be held by Escrow Agent for the account of Purchaser
and disbursed in accordance with the terms and conditions of this Agreement. 

(c)         In addition to delivering the Initial Deposit to Escrow Agent, as
independent consideration (the “Independent Consideration”) for and in consideration of Seller’s entering into this Agreement, including providing to Purchaser the right to conduct its investigations of the Property,
concurrently with the delivery of the Deposit to Escrow Agent, Purchaser shall deliver directly to Seller the sum of ONE HUNDRED DOLLARS ($100.00). The Independent Consideration is not applicable to the Purchase Price and shall be retained by Seller
in all events, including in the event of Closing or any termination of this Agreement. Purchaser and Seller agree that the Independent Consideration together with the mutual covenants and agreements herein set forth are adequate to prevent this
Agreement from merely constituting an option to purchase the Property as opposed to a purchase agreement. 
  

	 	4.	 RIGHTS OF INSPECTION AND CONFIDENTIALITY. 

(a)         Purchaser shall have until 5:00 p.m. (Chicago, Illinois time) on the
Effective Date (the “Inspection Period”), to examine, inspect and investigate the Property as provided herein. If Purchaser (in its sole and absolute discretion for any reason or no reason)

  
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notifies Seller in writing in accordance with the notice provisions of Section 20 below on or before the expiration of the Inspection Period that Purchaser elects not to consummate
the purchase of the Property in accordance with this Agreement (the “Termination Notice”), then this Agreement shall thereupon be terminated, and the Deposit shall be immediately returned to Purchaser and neither party shall have
any further liability to the other under this Agreement, except as may otherwise expressly be set forth herein. If Purchaser fails to deliver a Termination Notice on or before the expiration of the Inspection Period, Purchaser’s right to
terminate this Agreement pursuant to this Section 4(a) shall be deemed waived and this Agreement shall remain in full force and effect. 

(b)         During the Inspection Period and thereafter (unless this Agreement is
terminated pursuant to the terms hereof), Purchaser shall have the right to inspect the Property, and the books, records and operations of Seller related thereto, in accordance with the terms of this Section 4. Prior to the Effective
Date, Seller has made, or has caused to be made, available to Purchaser copies of the documents listed on Schedule D attached hereto (the “Due Diligence Materials”) to the extent in Seller’s possession or control
(which shall include Seller’s control over its property manager), and Seller has permitted, and shall continue to permit, Purchaser and Purchaser’s Representatives (defined below) to examine and audit the same and to make copies of same at
Purchaser’s sole cost and expense. Purchaser acknowledges that some or all of the Confidential Information (as hereinafter defined) was prepared by third parties other than Seller, and in several instances, was prepared prior to Seller’s
ownership of the Property. In addition, subject to the confidentiality provisions of Section 4(h) below, Seller will reasonably cooperate with Purchaser (at no cost or expense to Seller) to deliver or make available to Purchaser or
Purchaser’s accountants such information as is reasonably required for Purchaser to perform its S-X 3-14 audit mandated by the United States Securities and Exchange Commission (“Purchaser’s 3-14 Audit”), to the extent in
Seller’s possession or control, provided that Seller shall not be obligated to deliver any material that is subject to the attorney-client privilege or the attorney work product doctrine. 

(c)         Subject to the rights of tenants under the Leases, the rights of Metra
under the Metra Declaration, the rights of the counterparty under the Pedestrian Bridge Agreement and the other provisions of this Section 4, Purchaser, at its sole cost and expense, may at reasonable times, during normal business hours,
upon at least twenty-four (24) hours prior written notice to Seller (which notice shall include the time and place of such entry and shall be delivered by email to Seller’s representatives and Seller’s property manager at the
following e-mail addresses: brian.strickland1@ge.com,
atomlinson@mbres.com and cmccormack@mbres.com), cause the Premises and all utility and service systems thereon to be inspected by such Purchaser Representatives, as Purchaser may designate, and Seller shall make available to Purchaser for interviews
regarding the Property, Seller’s personnel, agents and managers and Purchaser shall have the right to interview the tenants leasing space in the Property, pursuant to the terms and conditions of Section 4(d) below.

 (d)         In conducting the inspection of the Premises on
behalf of Purchaser, neither Purchaser nor any of Purchaser’s agents, employees, attorneys, accountants, consultants, advisors, lenders, investors, inspectors, appraisers, engineers, contractors, experts, partners, prospective partners,
prospective investors, investment advisors, securities dealers, broker/dealers, mortgage brokers and officers (collectively, “Purchaser’s Representatives”) shall 

  
 4 

 
(i) contact or have any discussions with any of Seller’s affiliates or their employees (if any), Seller’s property management company’s employees, or tenants at (with respect
to any such tenant’s lease or tenancy at the Premises or Purchaser’s intended purchase of the Property), or contractors providing services to, the Premises, in each case unless Purchaser shall give Seller at least one (1) Business Day
written notice at the e-mail addresses set forth above of such interview, provided that one or more representatives of Seller or its management company shall have the right to be present at all times during such interviews; (ii) unreasonably
interfere with the business of Seller, Seller’s affiliates, Metra, the counterparty under the Pedestrian Bridge Agreement or any tenant conducted at the Premises; (iii) damage the Premises or any portion thereof; (iv) enter into any
portions of the Premises intended for the exclusive occupancy by a tenant, Metra or the counterparty under the Pedestrian Bridge Agreement unless accompanied by a representative of Seller or its management company and, if so requested by such
tenant, Metra or the counterparty under the Pedestrian Bridge Agreement, a representative of such tenant, Metra or the counterparty under the Pedestrian Bridge Agreement, as applicable; or (v) contact any governmental agencies (other than
Metra) regarding this Agreement, the Property or the Seller (other than for the purpose of gathering information regarding the current zoning compliance of the Property, searching the public records relating to the Property’s compliance with
any applicable laws, and other customary title, tax and violation searches). Seller may, from time to time, establish reasonable rules of conduct for Purchaser and Purchaser’s Representatives in furtherance of the foregoing. In conducting any
inspection, Purchaser and Purchaser’s Representatives shall at all times comply with, and shall be subject to, all other terms, covenants and conditions of this Agreement. Purchaser shall schedule and coordinate all inspections, including,
without limitation, any environmental tests, with Seller or its management company and shall give Seller or its management company at least one (1) Business Days’ prior written notice thereof. Seller shall be entitled to have one or
more representatives of Seller or its management company to be present at all times during each such inspection. 

(e)         Prior to entry onto the Premises by Purchaser and/or Purchaser’s
Representatives, Purchaser shall obtain for itself, and obtain or require from each of Purchaser’s Representatives entering the Premises, at a minimum the following insurance: (i) comprehensive general liability insurance, combined single
limit for bodily injury and property damage of $2,000,000 for each occurrence and annual aggregate, such policy to include Seller and its property management company as additional insureds for all activities arising out of the performance of
Purchaser’s or its Purchaser’s Representatives’ inspection of the Property, (ii) errors and omissions insurance, $1,000,000 for each occurrence and annual aggregate, (iii) comprehensive automobile liability insurance,
combined single limit for bodily injury, death and property damages of $1,000,000 per occurrence and $1,000,000 in the aggregate, and (iv) worker’s compensation and employer’s liability insurance, with limits of liability not less
than those required by applicable law. All insurance to be carried by Purchaser and Purchaser’s Representatives in accordance with this Section 4(e) shall be maintained from creditworthy companies reasonably acceptable to Seller.
Prior to any entry on the Premises, Purchaser shall provide Seller with copies of certificates of insurance evidencing the foregoing insurance coverages. Seller acknowledges and agrees that it has received evidence of the insurance required to be
maintained under this Section 4(e) and that it has approved the same. 

(f)         If any inspection or test or any entry by Purchaser or Purchaser’s
Representatives onto the Property disturbs and/or damages the Property, Purchaser shall, as soon 

  
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as reasonably possible, at Purchaser’s sole cost and expense, restore the Property where Purchaser or Purchaser’s Representatives have performed any inspection or test to substantially
the same condition it was in immediately prior to such inspection or test, failing which Seller may perform the work of restoration and Purchaser shall reimburse Seller for the cost and expense thereof. Notwithstanding the foregoing, if Seller in
its reasonable discretion believes that the damage does not require immediate repair, Seller shall not repair such damage prior to Closing (or the earlier termination of this Agreement), and shall instead convey the Property to Purchaser subject to
such damage; provided that if the Closing does not occur for any reason, then Purchaser shall still be responsible for such reimbursement to Seller for the cost and expense thereof. The provisions of this Section 4(f) shall survive the
Closing or any termination of this Agreement. 
 (g)         Upon any termination
of this Agreement for any reason other than Seller’s default, Purchaser, upon written request from Seller (and only if and to the extent requested), agrees to promptly deliver to Seller copies of any and all reports, studies, environmental
audits, environmental assessments, or other documents or information prepared by or for Purchaser or Purchaser’s Representatives or obtained by Purchaser or Purchaser’s Representatives with respect to the Property at no cost or expense to
Seller; provided, however, Purchaser shall have no obligation to deliver to Seller copies of any (i) appraisals or other economic evaluations of, or projections with respect to, all or any portion of the Property, including, without limitation,
budgets prepared by or on behalf of Purchaser or any affiliate of Purchaser, and (ii) any documents, materials or information which are subject to attorney/client, work product or similar privilege, which constitute attorney communications with
respect to the Property and/or Purchaser, or which are subject to a confidentiality agreement; provided further, however, that all such reports, studies, environmental audits, environmental assessments, or other documents or information shall be
provided subject to the terms of any confidentiality provisions contained therein and without any representations and warranties on the part of Purchaser of any kind regarding the accuracy or thoroughness of the information contained in the
materials provided to Seller. All inspection fees, appraisal fees, engineering fees and other costs and expenses of any kind incurred by Purchaser or Purchaser’s Representatives relating to such inspection of the Premises and its other due
diligence shall be at the sole expense of Purchaser. Purchaser and Purchaser’s Representatives shall obtain and maintain insurance from creditworthy companies as described in Section 4(e) and, upon request of Seller or as otherwise
required herein, provide written evidence of same. Notwithstanding anything to the contrary in this Agreement, Purchaser and Purchaser’s Representatives shall not be permitted to conduct borings of the Premises or drilling, or any other
invasive or intrusive testing (including, without limitation, any Phase II environmental audit), in or on the Premises in connection with the preparation of an environmental audit or in connection with any other inspection of the Premises without
the prior written consent of Seller (which consent may be granted or denied in Seller’s sole and absolute discretion). The provisions of this Section 4(g) shall survive the Closing or any termination of this Agreement. 

(h)         Purchaser acknowledges and agrees that any and all of the information,
reports, agreements, contracts, projections, studies, audits, assessments, documents, financial statements and analysis of any kind or nature which is delivered to Purchaser by, or at the direction of Seller, or any of its agents or affiliates, or
prepared by, or for Purchaser or Purchaser’s Representatives, or otherwise derived in connection with Purchaser’s or Purchaser’s 

  
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Representatives inspection of the Property, or activities at the Premises, is proprietary and confidential in nature (the “Diligence Confidential Information”) and will be
delivered to and/or commissioned by Purchaser solely to assist Purchaser in determining the feasibility of purchasing the Property. Purchaser further acknowledges and agrees that the terms and conditions of this Agreement are, proprietary and
confidential in nature (the “Agreement Confidential Information” and, together with the Diligence Confidential Information, the “Confidential Information”). Purchaser agrees, prior to Closing, not to disclose,
directly or indirectly, the contents of the Confidential Information to any party; provided, however, that Purchaser may disclose any Confidential Information (1) to the extent legally compelled to do so, or to the extent required by legal
process or (2) to Purchaser’s Representatives on a “need to know” basis as necessary to complete Purchaser’s inspection and review of the Property or to comply with rules and regulations of the United States Securities and
Exchange Commission and/or the United States Internal Revenue Service in Purchaser’s reasonable discretion, provided, further, that each of such Purchaser’s Representatives is directed by Purchaser to comply with the provisions of this
Section 4(h). Notwithstanding the foregoing and anything to the contrary in this Agreement, nothing contained herein shall impair Purchaser’s (or any entity for which Purchaser now or hereafter acts as the investment advisor) right
to disclose information relating to this Agreement or the Property (a) from and after the expiration of the Inspection Period, to any due diligence representatives and/or consultants that are engaged by, work for or are acting on behalf of any
securities dealers and/or broker dealers evaluating Purchaser or its permitted assignee hereunder (or any entity for which Purchaser (or its permitted assignee hereunder) now or hereafter acts as the investment advisor), (b) in connection with
any filings (including any amendment or supplement to any S-11 filing) with governmental agencies (including the United States Securities and Exchange Commission) by any REIT holding (or contemplating holding) an interest (direct or indirect) in any
entity for which Purchaser now or hereafter acts as the investment advisor, and (c) from and after the expiration of the Inspection Period, to any broker/dealers in Purchaser’s (or Purchaser’s permitted assignee hereunder) or such
REIT’s broker/dealer network and any of such REIT’s investors. In permitting Purchaser and the Purchaser’s Representatives to review the Confidential Information, Seller has not waived any privilege or claim of confidentiality with
respect thereto, and no third party benefits or relationships of any kind, either express or implied, have been offered, intended or created by Seller and any such claims are expressly rejected by Seller and waived by Purchaser. Purchaser shall
return to Seller or destroy all originals and all copies of the Confidential Information (including, without limitation, any materials prepared by Purchaser or Purchaser’s Representatives incorporating the Confidential Information) on the first
to occur of (i) such time as Purchaser determines that it shall not purchase the Property, or (ii) such time as this Agreement is terminated for any reason, provided that Purchaser shall have the right to retain a copy of the foregoing
consistent with its document retention policy subject to the confidentiality provisions of this Section 4(h). Purchaser further acknowledges that Seller has not made and does not make any warranty or representation regarding the truth,
accuracy or completeness of the Confidential Information or the source(s) thereof. Seller has not undertaken any independent investigation as to the truth, accuracy or completeness of the Confidential Information. Nothing herein shall prevent the
use of the Confidential Information in connection with the enforcement of, or dispute concerning, this Agreement. The provisions of this Section 4(h) shall survive the termination of this Agreement but shall terminate at Closing. 

  
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 (i)       Purchaser agrees to indemnify and hold
Seller and its direct and indirect shareholders, officers, directors, partners, principals, members, employees, agents, contractors, attorneys, accountants, consultants and any successors or assigns of the foregoing (collectively with Seller, the
“Seller Related Parties”) harmless from and against any and all losses, costs, damages, liens, claims, liabilities or expenses (including, but not limited to, reasonable attorneys’ fees, court costs and disbursements) incurred
by any of Seller’s Related Parties (but expressly excluding any consequential, special or punitive damages), to the extent they relate to, arise out of or are the result of (i) Purchaser’s and/or Purchaser’s Representatives’
access to, or inspection of the Premises, or any tests, inspections or other due diligence conducted pursuant to this Agreement, and/or (ii) the breach by Purchaser or Purchaser’s Representatives of the confidentiality requirements and
inspection obligations described in this Section 4; provided, however, that the preceding indemnity shall not apply to (1) the gross negligence or willful misconduct of Seller or the Seller Related Parties or (2) the mere
existence or discovery (as opposed to exacerbation or aggravation) or disclosure of a pre-existing Property condition or Property information by Purchaser or Purchaser’s Representatives, so long as such disclosure is made in compliance with the
terms of Section 4(h) hereof. Seller shall have the right (but not the obligation) to cure any of Purchaser’s and/or Purchaser’s Representatives’ violations of this Section 4. Notwithstanding any provision of
this Agreement, no termination hereof shall terminate Purchaser’s obligations pursuant to this Section. The provisions of this Section 4(i) shall survive the Closing or any termination of this Agreement. 

(j)       Nothing contained in this Agreement shall be deemed or construed in any way as
constituting the consent or request of Seller, express or implied by inference or otherwise, to any party for the performance of any labor or the furnishing of any materials to the Property or any part thereof, nor as giving Purchaser any right,
power or authority to contract for or permit the rendering of any services or the furnishing of any materials that would give rise to the filing of any liens against the Property or any part thereof. Purchaser agrees to promptly cause the removal
of, and indemnify, defend and hold Seller harmless with respect to, any mechanic’s or similar lien filed against the Property or any part thereof by any party performing any labor or services at the Property or supplying any materials to the
Property at Purchaser’s request. The provisions of this Section 4(j) shall survive the Closing or any termination of this Agreement. 

(k)       Seller and Purchaser hereby agree that the Access and Indemnity Agreement dated as of
October 2, 2013 relating to this transaction is hereby expressly terminated and of no further force and effect, except for obligations relating to any inspections conducted prior to the Effective Date. 

 

	 	5.	 ESCROW AGENT; ESCROW PROVISIONS. 

(a)       Upon receipt by Escrow Agent of the Deposit, Escrow Agent shall cause the same to be
deposited into an interest bearing account at an institution selected by Escrow Agent and jointly approved by Seller and Purchaser (the “Escrow Account”) (it being agreed that Escrow Agent shall not be liable for the amount of
interest which accrues thereon). All interest or other income accrued on the Deposit (the “Income”) shall be paid to or applied for the benefit of the same party entitled to the Deposit and the party receiving the Income or having
the same applied to its benefit shall be responsible for paying any income taxes thereon. The tax identification numbers of the parties hereto shall be furnished to Escrow Agent upon request. 

  
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 (b)       Escrow Agent shall acknowledge receipt
of the Deposit and agrees to hold the Deposit in the Escrow Account pursuant to the provisions of this Agreement for application in accordance with the provisions hereof, upon the following terms: 

(i)       Escrow Agent shall have no duties or responsibilities other than those expressly set
forth herein. Escrow Agent shall have no duty to enforce any obligation of any person to make any payment or delivery or to enforce any obligation of any person to perform any other act. Escrow Agent shall be under no liability to the other parties
hereto or to anyone else by reason of any failure on the part of any party hereto (other than Escrow Agent) or any maker, guarantor, endorser or other signatory of any document or any other person to perform such person’s obligations under any
such document. Except for amendments to this Agreement hereinafter referred to and except for joint instructions given to Escrow Agent by Seller and Purchaser relating to the Deposit, Escrow Agent shall not be obligated to recognize any agreement
between any or all of the persons referred to herein, notwithstanding that references thereto may be made herein and whether or not it has knowledge thereof. 

(ii)       In its capacity as Escrow Agent, Escrow Agent shall not be responsible for the
genuineness or validity of any security, instrument, document or item deposited with it and shall have no responsibility other than to faithfully follow the instructions contained herein, and it is fully protected in acting in accordance with any
written instrument given to it hereunder by any of the parties hereto and reasonably believed by Escrow Agent to have been signed by the proper person. Escrow Agent may assume that any person purporting to give any notice hereunder has been duly
authorized to do so. Escrow Agent is acting as a stakeholder only with respect to the Deposit. Promptly after the receipt by Escrow Agent of (a) notice of any demand by either party claiming that it is entitled to the Deposit or (b) any
other claim or the commencement of any action, suit or proceeding by either party, Escrow Agent shall, if a claim in respect thereof is to be made against any of the other parties hereto, send a copy of such notice to the other party and inform the
other party of such claim; but the failure by Escrow Agent to give such notice shall not relieve any party from any liability which such party may have to Escrow Agent hereunder. If Escrow Agent shall receive written notice from either party within
five (5) Business Days after delivery of such notice instructing Escrow Agent to not deliver the Deposit to the other party or to otherwise hold the Deposit, or if for any reason there is any dispute or uncertainty concerning any action to be
taken hereunder, Escrow Agent shall either (1) take no action and shall continue to hold the Deposit until it has received instructions in writing concurred to by Seller and Purchaser or until directed by a final order of judgment of a court of
competent jurisdiction, whereupon Escrow Agent shall take such action in accordance with such instructions or such order, or (2) at its option, pay the Deposit into a court of competent jurisdiction in the county in which the Premises is
located and to interplead both Seller and Purchaser, whereupon the Escrow Agent shall be released from any further liability or obligation to either Seller or Purchaser. Seller hereby irrevocably agrees that notwithstanding anything to the contrary
herein or elsewhere in this Agreement, if Purchaser timely delivers a Termination Notice on or prior to the expiration of the Inspection Period, then the Deposit shall be immediately distributed by Escrow Agent to Purchaser without the need for any
notice to or from or any consent or instruction from Seller and notwithstanding any instruction or notice to the contrary from Seller and Seller acknowledges and agrees that it shall have no right to give any such contrary instructions. 

  
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 (iii)       It is understood and agreed that the
duties of Escrow Agent are purely ministerial in nature. Escrow Agent shall not be liable to the other parties hereto or to anyone else for any action taken or omitted by it, or any action suffered by it to be taken or omitted, in good faith and in
the exercise of reasonable judgment, except for acts of willful misconduct or gross negligence. Escrow Agent may rely conclusively and shall be protected in acting upon any order, notice, demand, certificate, opinion or advice of counsel (including
counsel chosen by Escrow Agent), statement, instrument, report or other paper or document (not only as to its due execution and the validity and effectiveness of its provisions, but also as to the truth and acceptability of any information therein
contained) which is reasonably believed by Escrow Agent to be genuine and to be signed or presented by the proper person or persons. Escrow Agent shall not be bound by any notice or demand, or any waiver, modification, termination or rescission of
this Agreement or any of the terms hereof, unless evidenced by a final judgment or decree of a court of competent jurisdiction in the State of Illinois, or a Federal court in such jurisdiction or a writing delivered to Escrow Agent signed by the
proper party or parties and, if the duties or rights of Escrow Agent are affected, unless it shall give its prior written consent thereto. 

(iv)       Escrow Agent shall have the right to assume in the absence of written notice to the
contrary from the proper person or persons that a fact or an event by reason of which an action would or might be taken by Escrow Agent does not exist or has not occurred, without incurring liability to the other parties hereto or to anyone else for
any action taken or omitted, or any action suffered by it to be taken or omitted, in good faith and in the exercise of reasonable judgment, in reliance upon such assumption. 

(v)       Except in connection with Escrow Agent’s willful misconduct or gross negligence,
Escrow Agent shall be indemnified and held harmless jointly and severally by the other parties hereto from and against any and all expenses or loss suffered by Escrow Agent (as Escrow Agent), including reasonable attorneys’ fees, in connection
with any action, suit or other proceeding involving any claim, which arises out of or relates to this Agreement, the services of Escrow Agent hereunder or the monies held by it hereunder. 

(vi)       From time to time on and after the date hereof, Seller and Purchaser shall deliver
or cause to be delivered to Escrow Agent such further documents and instruments and shall do and cause to be done such further acts as Escrow Agent shall reasonably request (it being understood that Escrow Agent shall have no obligation to make any
such request) to carry out more effectively the provisions and purposes of this Agreement, to evidence compliance herewith or to assure itself that it is protected in acting hereunder. 

(vii)       Escrow Agent may resign at any time as Escrow Agent hereunder upon giving
five (5) days’ prior written notice to that effect to both Seller and Purchaser. In such event, the successor Escrow Agent shall be a nationally recognized title insurance company or other person acceptable to both Seller and
Purchaser. Such party that will no longer be serving as Escrow Agent shall deliver, against receipt, to such successor Escrow Agent, the Deposit held by such party, to be held by such successor Escrow Agent pursuant to the terms and provisions of
this Agreement. If no such successor has been designated on or before such party ceases to be Escrow Agent hereunder, whether by resignation or otherwise, its obligations as Escrow Agent shall continue until such successor is appointed, provided,
however, its sole obligation thereafter 

  
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shall be to safely keep all monies then held by it and to deliver the same to the person, firm or corporation designated as its successor or until directed by a final order or judgment of a court
of competent jurisdiction, whereupon Escrow Agent shall make disposition thereof in accordance with such order; provided further, however, that such Escrow Agent, in such event, shall deliver the Deposit against receipt, to any bank or trust company
or title insurance company operating in Chicago, Illinois selected by such party. If no successor Escrow Agent is designated and qualified within five (5) days after its resignation is effective, such party that will no longer be serving
as Escrow Agent may apply to any court of competent jurisdiction for the appointment of a successor Escrow Agent. 
  

	 	6.	 STATUS OF THE TITLE. 

(a)       Subject to the terms and provisions of this Agreement, Seller’s interest in the
Premises shall be sold, assigned and conveyed by Seller to Purchaser, and Purchaser shall accept same, subject to the following (collectively, the “Permitted Encumbrances”): 

(i)         any state of facts disclosed by the Existing Survey and the Updated
Survey; 
 (ii)        the Pedestrian Bridge Agreement (including Exception 15 in
Schedule B-Part Two of the Commitment); 
 (iii)       the Metra Declaration
(including Exceptions 16 and 17 in Schedule B-Part Two of the Commitment); 

(iv)       Exceptions 13 and 14 in Schedule B-Part Two of the Commitment; 

(v)        Any liens, encumbrances or other title exceptions or survey matters
approved (or deemed approved) or waived by Purchaser as provided in Section 7; 

(vi)       Property Taxes (as hereinafter defined) which are a lien but not yet due and
payable (including Exceptions 1, 2 and 3 in Schedule B-Part Two of the Commitment); 

(vii)      any installment of assessments affecting the Premises or any portion thereof which
are a lien but not yet due and payable; 
 (viii)     any laws, rules, regulations, statutes,
ordinances, orders, other legal requirements affecting the Property, including, without limitation, those relating to zoning and land use; 

(ix)       any utility company rights, easements and franchises for electricity, water,
steam, gas, telephone or other service or the right to use and maintain poles, lines, wires, cables, pipes, boxes, and other fixtures and facilities in, over, under and upon the Premises to the extent disclosed on the Existing Survey and/or in the
Commitment; 
 (x)        rights and interests held by tenants under the Leases in
effect at Closing without any right to purchase all or a portion of the Property; and 

  
 11 

 (xi)       any matters or title exceptions arising
by reason of acts or omissions of the Purchaser. 
 Notwithstanding the foregoing, Seller’s and Purchaser’s
agreements with respect to Monetary Liens are set forth in, and governed by, the terms of Section 7(a)(iii) below. 
  

	 	7.	 TITLE INSURANCE, LIENS. 

(a)      (i)       The parties acknowledge and agree that Seller
has made available to Purchaser a copy of the owner’s title insurance policy issued by First American Title Insurance Company (the “Title Company”), with an effective date of June 6, 2005, as File No. NCS-159275-CHI1 (the
“Existing Title Policy”) and the Existing Survey relating to the Premises. Prior to the Effective Date, Seller delivered to, or caused to be delivered to, Purchaser or Purchaser’s counsel, and Purchaser acknowledges receipt of,
an updated title commitment for an ALTA (2006) owner’s policy of title insurance and identified as File No. 3020-618295 with an effective date of September 11, 2013 (and last revised October 9, 2013) (the
“Commitment”), together with either hard copies of, or on-line access to copies of, the exceptions to title referred to therein, issued by the Title Company. Prior to the Effective Date, Purchaser, at its sole cost and expense,
obtained a current ALTA/ACSM survey of the Premises (the “Updated Survey”). To the extent the same has not been done prior to the Effective Date, Purchaser shall cause the Updated Survey to be certified to the Title Company, and
shall deliver a copy of the Updated Survey to Seller and the Title Company promptly after the Effective Date. Except as set forth in Section 7(a)(iii) below, Purchaser has waived its right to object to any matters, liens, encumbrances or
other title exceptions appearing on such Commitment and Updated Survey; provided, however, Purchaser shall have the right to object by delivery of written notice (collectively, the “Title Objections”) to Seller and
Seller’s attorneys, on or prior to the earlier of (i) five (5) days after receipt of notice of a new exception or encumbrance (which is not a Permitted Encumbrance and which was not revealed by the initial Commitment or the
Updated Survey), and (ii) the Closing Date, TIME BEING OF THE ESSENCE, to any item that becomes of record after the date of the initial Commitment. 

(ii)       Except as set forth in Section 7(a)(iii) below, it is expressly
understood that in no event shall Seller be required to bring any action or institute any proceeding, or to otherwise incur any costs or expenses in order to attempt to eliminate any Title Objections or to otherwise cause the cure, removal or
satisfaction of any Title Objections. Within two (2) Business Days following receipt of Purchaser’s written notice of Title Objections, Seller shall notify Purchaser whether Seller intends to cure, remove or satisfy any of the Title
Objections or whether Seller is unable or unwilling to cure any of the Title Objections (“Seller’s Response Notice”). Failure by Seller to deliver a Seller’s Response Notice shall be deemed an election by Seller to not
cure any of the Title Objections. If Seller elects, or is deemed to have elected, not to cure any of the Title Objections, then Purchaser shall either: (1) notify Seller in writing of its intention to either terminate this Agreement, in which
event the Deposit shall be returned to Purchaser, or (2) proceed to Closing and accept title to Premises subject to the Title Objections, without any abatement of the Purchase Price, or any liability or obligation on the part of Seller by
reason of such Title Objections. In the event Purchaser fails to notify Seller of its intention to either terminate or close over such Title Objections within two (2) Business Days following receipt (or deemed receipt) of Seller’s Response
Notice, then Purchaser shall be 

  
 12 

 
deemed to have elected to close the transactions contemplated hereunder, subject to the Title Objections (without any abatement of the Purchase Price, or any liability or obligation on the part
of Seller by reason of such Title Objections, except as expressly provided in Section 7(a)(i) above). 

(iii)       Notwithstanding the foregoing, Seller shall be obligated to (1) satisfy all
the requirements listed Exceptions 19, 21, 22 and 23 in Schedule B-Part Two of the Commitment that are the obligation of Seller under this Agreement, (2) remove all mortgages and other financing documents affecting the Premises which were
created by Seller, including, without limitation, removal of Exceptions 4, 5, 6 and the SNDAs referenced in Exceptions 9, 10 and 11 in Schedule B-Part Two of the Commitment and (3) remove or satisfy all other mechanics liens and all judgment
liens affecting the Premises, which were voluntarily caused or created by Seller, (all such liens referred to in this subsection (3) being referred to collectively as, “Monetary Liens”); provided, however, that
Seller shall not have the obligation to remove any Monetary Liens unless such Monetary Lien is an ascertainable, fixed amount, and the cost of removing (by bonding or otherwise) same shall not exceed an aggregate amount of TWO HUNDRED THOUSAND and
00/100 DOLLARS ($200,000.00) (the “Monetary Lien Cap Amount”) together with all other Monetary Liens. If Seller is required or elects to remove a Monetary Lien pursuant to the terms of this Agreement, Seller shall be entitled to
postpone the Closing for a period of thirty (30) days in order to endeavor to remove such Monetary Lien. Notwithstanding the foregoing, if the Title Company is willing to insure over such Monetary Lien (without additional cost to Purchaser) by
permitting Seller to provide an escrow deposit, then Seller shall not be required to remove such Monetary Lien; provided, that Seller shall not be permitted to make an escrow deposit amount which exceeds $2,500,000.00 without Purchaser’s prior
written approval, which shall not be unreasonably withheld, conditioned or delayed. If a Monetary Lien can be removed (by bonding or otherwise) but Seller elects not to remove any of such Monetary Lien(s) because the cost of removing same, or the
associated liability to the bonding company, plus the cost of obtaining the bond exceeds the Monetary Lien Cap Amount, then Purchaser may, at Purchaser’s sole discretion, proceed to the Closing and accept payment of up to the Monetary Lien Cap
Amount (but without any other modifications to this Agreement) or terminate this Agreement upon five (5) Business Days prior written notice and receive a refund of the Deposit. If the cost of removing any Monetary Lien(s), in the
aggregate, is less than the Monetary Lien Cap Amount, Seller shall, at its sole option, either remove such item or pay to Purchaser an amount equal to the reasonable cost to remove same (up to the Monetary Lien Cap Amount). 

(iv)       Notwithstanding anything to the contrary contained herein, if Seller is unable
either to (1) eliminate the Title Objections by the Scheduled Closing Date (as hereinafter defined), unless the same are waived in writing by Purchaser (with no obligation to do so) without any abatement in the Purchase Price, or
(2) remove its existing mortgage and other financing documents affecting the Premises as required under Section 7(a)(iii)(2) above because the required 30-day period advance written notice of payoff has not been satisfied or waived
by Seller’s lender, then Seller may, upon prior notice (“Title Cure Notice”) to Purchaser, adjourn the Scheduled Closing Date for a period not to exceed thirty (30) days (“Title Cure Period”), in order to
attempt to eliminate such exceptions. 

  
 13 

 (v)       Nothing contained in this Agreement
shall constitute any warranty, representation or agreement by Seller as to the location of separate lots in, or acreage of, the Premises. 

(vi)       The extended coverage ALTA (2006) owner’s title policy to be issued
Purchaser at Closing pursuant to Section 11(a)(iii) below (the “Title Policy”) shall (1) insure Purchaser in the amount of the Purchase Price and otherwise be in the same form as the pro forma owner’s title
policy attached hereto as Exhibit 15 (the “Pro Forma Title Policy”) and (2) at Purchaser’s election, contain co-insurance and/or reinsurance (as selected by Purchaser) from one or more title companies selected by
Purchaser, provided that the Title Company shall act as the lead insurer; provided, that in all events the issuance of any endorsements requested by Purchaser (whether or not attached to the Pro Forma Title Policy) shall not be a condition precedent
to Purchaser’s obligations to proceed with Closing and the Closing shall not be extended due to Purchaser’s requirements for any such endorsements. Seller, at its sole cost and expense, shall pay at the Closing the cost of the base premium
charges for the issuance of the Title Policy, but excluding any increase in the base premium charges in excess of $0.38 per $1,000 resulting from any such co-insurance and/or reinsurance obtained or required by Purchaser. Purchaser, at its sole cost
and expense, shall pay at the Closing the cost of any endorsements Purchaser may request to the Title Policy (including the cost of extended coverage over the so-called “general exceptions”, but excluding endorsements to cure any Title
Objections which Seller is required to cure or has agreed to cure under this Agreement). Purchaser acknowledges that Seller makes no representation whether or not the Title Company will issue any endorsements to the Title Policy which are requested
by Purchaser. Purchaser further acknowledges and agrees that it is relying solely upon its Title Policy. If Purchaser has a claim under its Title Policy and the subject matter of that claim also constitutes a breach of any warranty made by Seller in
this Agreement, the Deed (as hereinafter defined) or any other instrument or agreement delivered pursuant to this Agreement or in connection with the Closing, Purchaser agrees that it will look first to its Title Policy for recovery on such claim,
and Purchaser shall not assert any claim against Seller for a breach of a representation, warranty or covenant with respect to such claim unless and until Purchaser has pursued its remedies against the Title Company to final nonappealable judgment
and has not been made whole, except to the extent a claim against Seller would be time-barred by operation of this Agreement, or by applicable law, to permit such action to be so concluded in which event, unless Seller expressly agrees to toll any
such time periods, Purchaser may pursue a simultaneous action against Seller. The provisions of this Section 7(a)(vi) shall survive Closing and delivery of the Deed. 

 

	 	8.	 APPORTIONMENTS. 

(a)       The following shall be apportioned between Seller and Purchaser (based on the periods
to which they relate and are applicable, and regardless when payable, except as otherwise expressly provided to the contrary) as of 11:59 p.m. on the day immediately preceding the Closing Date (the “Apportionment Date”), such that
Purchaser shall be treated as the owner of the Property for purposes of prorations of income and expenses, on and after the day of Closing: 

(i)       all (x) fixed or so-called base rent payment obligations (“Fixed
Rents”) and (y) reimbursement obligations or payment obligations in respect of operating 

  
 14 

 
expenses, real estate taxes, percentage rent, if applicable, and other charges (collectively, “Additional Rent,” and together with Fixed Rents, shall hereinafter be referred to
collectively as, “Rents”) pursuant to Leases for the month in which the Closing occurs, shall, unless otherwise provided in Section 8(b) hereof, be apportioned between Purchaser and Seller based upon the number of days
during the month in which the Apportionment Date occurs that each party actually owned the Property; 

(ii)      real estate taxes are to be apportioned based on Section 8(c) hereof.
Sewer rents and taxes, water rates and charges (to the extent not accounted for pursuant to clause (i) above or (iii) below), vault charges and taxes, business improvement district taxes and assessments and any other governmental taxes,
charges or assessments levied or assessed against the Premises (collectively, with real estate taxes, “Property Taxes”), on the basis of the respective periods for which each is assessed or imposed, are to be apportioned in
accordance with Section 8(c) hereof; 
 (iii)      charges for all utilities (to
the extent not paid directly by tenants under the Leases) and other due and unpaid operating expenses shall be paid by Seller (and apportioned if necessary) in accordance with Section 8(d) hereof; 

(iv)      prepaid fees for licenses and other permits, including, without limitation, any fees
payable to the City of Chicago under the Pedestrian Bridge Agreement, assigned to Purchaser at the Closing (which cover any period after the Closing); 

(v)      any amounts prepaid or payable by the owner of the Property under Contracts (if any)
which are to be assumed by Purchaser at Closing; and 
 (vi)      the annual fee payable by
Metra for the year in which Closing occurs relating to the “Commuter Facilities Easement” and other rights granted to Metra under the Metra Declaration; and 

(vii)    all other operating expenses with respect to the Premises to the extent such matters are
customarily apportioned in connection with real estate closings of commercial properties located in downtown Chicago, Illinois. 

(b)      (i) Any past due and delinquent Fixed Rents or Additional Rent owing by any tenant for
any period through the Apportionment Date shall not be prorated. If, on the Apportionment Date, there are any past due Fixed Rents or Additional Rent owing by any tenant for any period through the Apportionment Date, Purchaser shall use its
commercially reasonable efforts to collect the same after the Closing Date by billing such tenant (provided Purchaser shall not be obligated to institute legal proceedings against any tenant or guarantor with regard to the same, but Seller shall
retain its right to institute legal proceedings or pursue other remedies against such tenant or guarantor after the Closing Date in the event payment has not been received within sixty (60) days after Closing so long as such proceeding does not
seek a termination of the Lease or eviction of such tenant). Purchaser shall not compromise or settle any such rent arrearages without Seller’s prior written consent. Any Fixed Rent and Additional Rent received (net of Purchaser’s
reasonable costs of collection) from any tenant or guarantor on or after the Closing Date shall be applied in the following order of priority (without duplication): 

  
 15 

 
(A) first, to current Fixed Rent and Additional Rent due and payable under such Lease, (B) second, to Fixed Rent and Additional Rent arrearages with respect to for the period following
the month in which the Closing Date occurs and for all subsequent periods thereafter, (C) third, to Fixed Rent and Additional Rent arrearages with respect to the month in which the Closing Date occurs (subject to apportionment pursuant to
Section 8(a) above), (D) fourth, to Fixed Rent and Additional Rent arrearages with respect to the period prior to the month in which the Closing Date occurs, and (E) all other Fixed Rent and Additional Rent collected shall
belong to Purchaser, provided, however, if any Fixed Rent and/or Additional Rent payment is specifically marked or readily ascertainable as payment for a particular month during which Seller owned the Property and (x) such
tenant’s Fixed Rent and/or Additional Rent was, in fact, in arrears for such month and (y) Seller has not received Fixed Rent and/or Additional Rent from said tenant for such month pursuant to this Section 8(b), then such Fixed
Rent and/or Additional Rent payment shall belong to Seller (and if said Fixed Rent and/or Additional Rent payment is made by check payable to Purchaser, Purchaser shall endorse the check and promptly deliver the same to Seller). Any Fixed Rents
and/or Additional Rent received directly or indirectly by Seller or Purchaser following the Apportionment Date which are the property of the other, shall be held in trust and paid to the other within ten (10) Business Days following receipt
thereof. 
 (ii)       Except as is otherwise provided in the Leases, certain tenants under
Leases pay their proportionate share of Additional Rent, which in most cases, provides for payments of monthly estimates with an adjustment at the end of each fiscal year applicable to such Additional Rent. Additional Rent is determined, in most
cases, with respect to a fiscal year commencing January 1, and ending December 31. All amounts received by Seller as interim payments of Additional Rent before the Closing Date shall be prorated between the Seller and Purchaser, based on a
year-to-date reconciliation completed by Seller’s property manager, of the actual Additional Rent collected by Seller to the underlying operating expenses to which they relate. If, as of Closing, Seller has received Additional Rent in excess of
the expenses incurred by Seller which are reimbursable as Additional Rent prior to the Closing Date, Purchaser shall receive a credit in the amount of such excess at Closing. If, as of the Closing Date, Seller has incurred expenses reimbursable as
Additional Rent in excess of the amount of Additional Rent actually received from tenants, Seller shall receive a credit in the amount of such deficiency at Closing. As soon as practicable after the Closing, Seller and Purchaser shall fully
cooperate with one another in good faith re-prorating such Additional Rent at the time that such estimates are actually adjusted or reconciled pursuant to the term of the Leases. Any amounts due by Purchaser or Seller, as applicable, from such
re-proration shall be paid within fifteen (15) Business Days after the same is determined (except that any amounts due by Purchaser that is to be paid by tenants shall not be payable to Seller until Purchaser collects the same from such
tenants). 
 (c)       Property Taxes shall be apportioned on a cash basis, such that
Property Taxes for the Premises for the calendar year preceding the calendar year in which the Closing occurs (which are due and payable in the calendar year in which the Closing occurs) (the “Apportioned Property Taxes”) shall be
prorated on the basis of 100% of the most recent ascertainable full-year tax bill for the Premises, it being agreed that Property Taxes for the Premises for the calendar year in which the Closing occurs (which are due and payable in the calendar
year following the calendar year in which the Closing occurs) and subsequent years shall not be prorated and shall be the sole responsibility of Purchaser. If the Closing Date shall 

  
 16 

 
occur before the issuance of a full-year tax bill for the Apportioned Property Taxes, the Property Taxes shall be reprorated by the parties within ten (10) Business Days after the issuance
of the actual tax bill and Seller or Purchaser, as the case may be, shall make an appropriate payment to the other based on such recalculation. Seller hereby expressly reserves the right to continue, commence and conduct any tax abatement or
reduction proceedings relating to the Premises in respect of real estate taxes for the calendar year 2012 (due and payable in the calendar year 2013) (subject to apportionment as stated below) and for all prior real estate tax years, subject to
Seller’s compliance under the Leases for reconciliation with the tenants of any amount of tax abatement or refunds obtained, and Purchaser shall have the right to commence and conduct any tax abatement or reduction proceedings relating to the
Premises for the calendar year 2013 (due and payable in the calendar year 2014) and all subsequent years, subject to Purchaser’s compliance under the Leases for reconciliation with the tenants of any amount of tax abatement or refunds obtained.
Seller shall not have the right to contest or appeal any assessments or real estate taxes for the year 2013 (due and payable in the calendar year 2014). Seller shall have the sole right and discretion to compromise or settle any tax certiorari or
reduction proceedings relating to the Premises for the calendar year 2012 (due and payable in the calendar year 2013) and all prior real estate tax years, subject to Seller’s compliance under the Leases for reconciliation with the tenants of
any amount of tax abatement or refunds obtained. Purchaser agrees to reasonably cooperate with Seller in all such proceedings at no cost, expense, liability or potential liability to Purchaser. As between Purchaser and Seller (subject to the rights,
if any, of tenants under the Leases), real estate tax refunds for periods prior to the calendar year 2012 (due and payable in the calendar year 2013), shall be the sole property of Seller. As between Purchaser and Seller (subject to the rights, if
any, of tenants under the Leases), real estate tax refunds for periods the calendar year 2013 (due and payable in the calendar year 2014) and subsequent calendar years shall be the sole property of Purchaser. Real estate tax refunds and credits
received after the Closing Date which are attributable to the calendar year 2012 (due and payable in the calendar year 2013) shall be apportioned between Seller and Purchaser, after deducting the expenses of collection thereof. To the extent
received by either party, sums payable to the other party hereunder shall be held by the receiving party as a trust fund, and remitted to the other party within ten (10) Business Days of receipt. 

(d)       To the extent the same are not paid directly by tenants under the Leases, Purchaser
and Seller hereby acknowledge and agree that the amounts of all telephone, electric, gas, steam, sewer, water bills, trash removal bills, and janitorial and maintenance service bills (collectively, “Utilities”) relating to the
Property and allocable to the period prior to the Closing Date shall be determined and paid by Seller before Closing, if possible, or shall be paid thereafter by Seller or adjusted between Purchaser and Seller after the same have been determined.
Seller shall attempt to have all utility meters read as of one (1) Business Day prior to the Closing Date. Seller shall promptly pay all unpaid bills, which obligation shall survive Closing. Seller shall further attempt to obtain from the
provider of same, all other service statements and bills of account. 
 (e)       Leasing
Commissions (as defined below) and Tenant Inducement Costs (as defined below) payable with respect to any Leases shall be allocated as set forth in this Section 8(e) between Seller and Purchaser. 

  
 17 

 (i)       Seller shall be responsible only for
payment of (x) all Leasing Commissions and Tenant Inducement Costs, including, without limitation, rent abatement concessions whether attributable to periods occurring prior to or after the Closing, under any Lease documents executed and in
existence as of October 3, 2013 (lists of which are attached hereto as Schedules E and K), but expressly excluding the obligation to re-carpet, repaint or replace wall coverings under the GSA Leases if the GSA has not given
written notice of the need thereof prior to the Closing Date, and (y) all Leasing Commissions and/or Tenant Inducement Costs due and payable in connection with those Pending Lease Transactions (as hereinafter defined) listed on Schedule
N attached hereto which have been finalized and completed pursuant to written Lease documentation as of the Closing Date (the “Finalized Pending Lease Transactions”). For the avoidance of doubt, in no event shall Seller be
responsible for, or to pay or give Purchaser credit for, (A) the cost to re-carpet, repaint or replace wall coverings under the GSA leases if the GSA has not given written notice of the need thereof prior to the Closing Date, (B) Leasing
Commissions and/or Tenant Improvement Costs, including, without limitation, rent abatement concessions, arising in connection with, or granted under, any new Leases, any amendments to existing Leases or any options, extensions, renewals, expansions
or any other obligations of the landlord exercised or executed on or after October 3, 2013 under existing Leases other than for the Finalized Pending Lease Transactions, or (C) costs for any capital improvements and repairs to the Premises
other than as may be set forth in the Finalized Pending Lease Transactions (and also subject to the terms of Sections 8(g) and 10(c) below). To the extent that Seller has not paid any of the Tenant Improvements Costs and/or Leasing
Commission for which it is expressly responsible hereunder as of the Closing Date, then Purchaser shall receive a credit at Closing against the Purchase Price for any such unpaid amounts and Purchaser shall assume, in writing, the obligation to pay
any such unpaid amounts. 
 (ii)       Purchaser shall be responsible for, and shall pay when
due, the following Leasing Commissions and/or Tenant Inducement Costs (including rent abatement concessions) under the Leases: (1) the cost to re-carpet, repaint or replace wall coverings under the GSA Leases for which written notice of the
need thereof has been given by the GSA on or after the Closing Date, (2) all Leasing Commissions and/or Tenant Inducement Costs (including, without limitation, rent abatement concessions,) arising under all new Leases or any amendments to
existing Leases exercised or executed on or after October 3, 2013 and approved (or deemed approved) by Purchaser in accordance with the terms of Section 10(b)(i) of this Agreement other than for the Finalized Pending Lease
Transactions and (3) all Leasing Commissions and/or Tenant Inducement Costs (including, without limitation, rent abatement concessions,) arising under any options, extensions, renewals, expansions or any other obligations of the landlord
exercised or executed on or after October 3, 2013 under existing Leases other than for the Finalized Pending Lease Transactions, but only to the extent the amounts of such Leasing Commissions and/or Tenant Inducement Costs are disclosed in the
Due Diligence Materials (including, without limitation, Seller’s existing property management and leasing agreements for the Property) provided to Purchaser prior to the expiration of the Inspection Period or are otherwise disclosed in writing
to Purchaser prior to the expiration of the Inspection Period. In connection therewith, Seller shall retain liability for the payment of any Leasing Commissions and/or Tenant Inducement Costs (x) due and payable in connection with the Finalized
Pending Lease Transactions, (y) contained in new Leases or any amendments to existing Leases exercised or executed on or after October 3, 2013 in violation of the terms of Section 10(b)(i) of this Agreement and (z) arising
under any options, extensions, renewals, expansions or any other 

  
 18 

 
obligations of the landlord exercised or executed on or after October 3, 2013 under existing Leases, but only to the extent the amounts of such Leasing Commissions and/or Tenant Inducement
Costs were not disclosed in the Due Diligence Materials (including, without limitation, Seller’s existing property management and leasing agreements for the Property) provided to Purchaser prior to the expiration of the Inspection Period or
were not otherwise disclosed in writing to Purchaser prior to the expiration of the Inspection Period. If, as of the Closing Date, Seller shall have paid any Tenant Inducement Costs and/or Leasing Commissions for which Purchaser is responsible
pursuant to the foregoing provisions, Purchaser shall reimburse Seller therefor at Closing. 

(iii)       Seller and Purchaser acknowledge that pursuant to Section 4 of the first
amendment to the Lease with National Union Fire Insurance Company of Pittsburgh, PA. (“NUFIC”), the landlord thereunder has the option to elect to pay NUFIC the amount of any then-remaining rent abatement (the “NUFIC Rent
Abatement Payment”), whereupon any rent abatement that was scheduled to occur thereafter under the NUFIC Lease shall have no further force or effect, and the original NUFIC Lease shall be deemed amended to delete the rent abatement
following the date of such election by the landlord (the “NUFIC Rent Abatement Payment Option”). Without altering or modifying the allocation of Tenant Improvements Costs agreed to by Seller and Purchaser pursuant to Sections
8(e)(i) and (ii) above, Seller agrees that Seller shall deliver to NUFIC at Closing a letter exercising the NUFIC Rent Abatement Payment Option (the “NUFIC Abatement Notice Letter”), and (c) at Closing, Seller
shall pay the NUFIC Rent Abatement Payment directly to NUFIC (through a wire transfer from the Escrow Agent). 

(iv)       For purposes hereof, “Tenant Inducement Costs” shall mean any
out-of-pocket payments required under a Lease to be paid by the landlord thereunder (including the cost of work to be performed by or on behalf of the landlord) to or for the benefit of the tenant thereunder, which is in the nature of a tenant
inducement or concession, including, without limitation, tenant improvement costs, and other work allowances, lease buyout costs, free rental periods, legal fees and expenses and moving allowances, and the term “Leasing Commissions”
shall mean any leasing commission payable to any broker in connection with a Lease for the initial term of such Lease or in connection with any renewal, or extension period and/or expansion option under a Lease. 

(v)       For purposes of this Agreement, Seller and Buyer hereby agree that the cost to
re-carpet, repaint or replace wall coverings as may be required by the landlord under the GSA Leases shall be set and valued at $5.00 per rentable square foot of the applicable premises. 

(f)       Purchaser shall have no right to receive any rental insurance proceeds which relate
to the period prior to the Closing Date and, if any such proceeds are delivered to Purchaser, Purchaser shall, within ten (10) Business Days following receipt thereof, pay the same to Seller. 

(g)       To the extent that Seller has entered into and executed one or more written contracts
or work authorizations prior to Closing for the performance of capital improvements and repairs to the Premises (a “Capital Repair Item”) that do not constitute Required Work (governed by Section 10(c) below) or Tenant
Inducement Costs (governed by Section 8(e)  

  
 19 

 
above), and said Capital Repair Item has not been fully completed and/or paid for as of the Closing Date, then (1) to the extent any such contract or work authorization is written on a
fixed-fee basis, Purchaser shall receive a credit at Closing against the Purchase Price for the remaining unpaid amount for such Capital Repair Item based on the contract price payable by Seller under the executed contract(s) or work
authorization(s) (regardless of when the work, services or other obligations were performed or are to be performed), (2) to the extent any such contract or work authorization is written on a guaranteed maximum price basis, Purchaser shall
receive a credit at Closing against the Purchase Price for the remaining unpaid amount for such Capital Repair Item based on the maximum contract price payable by Seller under the executed contract(s) or work authorization(s) (regardless of when the
work, services or other obligations were performed or are to be performed), subject to reproration as provided in subsection (5) below (items (1) and (2) above being referred to herein as the “Pre-Closing Capital
Costs”), (3) Seller shall provide Purchaser with such information and documentation as is reasonably requested by Purchaser, including, without limitation, a contractor’s certificate in the form attached hereto as Exhibit
13 so long as the fee payable under such contract or work authorization exceeds $100,000.00, relating to the progress of such Capital Repair Item and costs paid, or due and payable, for such Capital Repair Item, (4) at Closing, Purchaser
shall assume in writing (which may be as part of the Assignment and Assumption of Leases, Contracts, Pedestrian Bridge Agreement and Metra Declaration referenced in Section 18(c)(ii) hereof) the existing contract(s) or work
authorization(s) relating to such Capital Repair Item and the obligation to pay any such remaining unpaid amounts for which Purchaser was given a credit at Closing, and (5) with respect to any contract or work authorization assumed by Purchaser
that is written on a guaranteed maximum price basis and is completed under the guaranteed maximum price, then promptly after the completion of the work related to such Capital Repair Item, Seller and Purchaser shall re-prorate the credit given to
Purchaser at Closing based on the final total amount due and payable to the contractor. Seller agrees not to enter into any contract or work authorization for a Capital Repair Item that is not on a fixed fee or guaranteed maximum price basis. 

(h)       At or prior to the Closing, Seller and Purchaser, and/or their respective agents or
designees, shall each deposit with Escrow Agent executed counterparts to a settlement statement consistent with this Agreement in the form customarily used by the Escrow Agent for transactions in the Chicago metropolitan area (the, “Closing
Statement”) which will show the net amount due either to Seller or to Purchaser as the result of the adjustments and prorations provided for herein, and such net due amount will be added to or subtracted from the cash balance of the
Purchase Price to be paid to Seller at the Closing pursuant to Section 3 hereof, as applicable. Except with respect to Property Taxes (which will be reprorated upon receipt of actual bills) and Additional Rent (which shall be reprorated
in accordance with the terms of Section 8(b)(ii) above), Seller and Purchaser agree that if the final determination of the adjustments and prorations provided for herein are not capable of being determined at or prior to the Closing,
then Seller and Purchaser shall allocate such items on a fair and equitable basis on or before June 30, 2014, and the net amount due Seller or Purchaser, if any, by reason of adjustments to any Closing Statement, shall be paid in cash by the
party obligated therefor within ten (10) Business Days following that parties’ final determinations. The adjustments, prorations and determinations agreed to by Seller and Purchaser shall be conclusive and binding on the parties
hereto. Prior to and following the Closing Date, each party shall provide the other with such information as the other shall reasonably request (including, without limitation, access to 

  
 20 

 
the books, records, files and ledgers) information and data with respect to the Property during normal business hours upon reasonable advance notice in order to make the preliminary and final
adjustments and prorations provided for herein. 
 (i)       From the Closing Date until such
time as the amounts due to each other are fully resolved and reconciled, the parties shall, from time to time, share such accounting as is reasonable under the circumstances to fully resolve all prorations provided for under this
Section 8. The provisions of this Section 8 shall survive the Closing. 
  

	 	9.	 PROPERTY NOT INCLUDED IN SALE. 

Notwithstanding anything to the contrary contained herein, it is expressly agreed by the parties hereto that any fixtures,
furniture, furnishings, equipment or other tangible or intangible personal property (including, without limitation, trade fixtures in, on, around or affixed to the Building) owned or leased by Metra, any tenant, or by any managing agent, leasing
agent, contractor, or employee at the Premises, shall not be included in the Property to be sold to Purchaser hereunder. 
  

	 	10.	 COVENANTS; PRECLOSING RIGHTS AND OBLIGATIONS OF SELLER. 

(a)       From the Effective Date until the Closing Date, Seller shall: 

(i)       maintain in full force and effect the casualty insurance policies in effect with
respect to the Premises as of the Effective Date, or policies providing similar coverage at the same levels, subject to customary exceptions at the time of renewal or issuance, which, without limitation, may not insure against acts of terrorism, war
(declared or undeclared), or the like, and shall deliver to Purchaser, upon request, reasonable evidence of same including certificates of such insurance; 

(ii)       operate and manage the Property in a manner consistent with Seller’s current
practice; provided, however, subject to Sections 8(g) and 10(c) hereof, Seller shall not be obligated to perform, or pay for, any capital improvements or capital repairs at the Premises ; and 

(iii)       except as otherwise expressly permitted under this Agreement, including, without
limitation, under Section 10(b) below, not grant, create or consent to the imposition of any new lien or encumbrance upon the Property without the prior written consent of Purchaser, which may be granted or withheld in Purchaser’s
sole and absolute discretion. 
 (b)       From the Effective Date until the Closing Date,
Seller shall refrain from, except as permitted herein, without Purchaser’s prior approval, which may be granted or withheld in Purchaser’s sole and absolute discretion: 

(i)       terminating, cancelling, amending or modifying any existing Lease, or entering into
any new Lease for space at the Premises. Notwithstanding the foregoing, Purchaser’s approval rights under this Section 10(b) shall not apply to, and Purchaser shall have no approval rights whatsoever over, the following:
(1) the termination of any Lease as a result of the tenant’s default thereunder, (2) amendments or modifications to existing Leases in 

  
 21 

 
connection with the exercise by a tenant of any existing expansion, contraction, right of first offer, right of first renewal, renewal or early termination right set forth in, in accordance with
and which Seller is contractually required to permit under the terms of any such Lease (provided, however that Seller shall in all events give Purchaser executed copies of any such amendments or modifications), and (3) documentation to evidence
and finalize the leasing transactions currently pending as of the Effective Date and set forth on Schedule N attached hereto (the “Pending Lease Transactions”); provided that no changes may be made to the draft documentation
provided to Purchaser regarding the Pending Lease Transactions except with Purchaser’s consent in accordance with the standards set forth in this Section 10(b); 

(ii)       amending or modifying (other than non-material amendments or modifications or
amendments and/or modifications which do not survive the Closing) or renewing any of the Contracts that will survive the Closing; provided that such prior approval shall not be required with respect to any Contracts that are terminable, without
premium or penalty, on not more than thirty (30) days’ notice; 
 (iii)      
entering into any new Contracts which are not terminable, without premium or penalty, on not more than thirty (30) days’ notice; or 

(iv)       amending or modifying the Pedestrian Bridge Agreement or the Metra Declaration (it
being acknowledged and agreed that neither the Pedestrian Bridge Agreement nor the Metra Declaration shall be terminated by Seller without Purchaser’s prior approval, which may be granted or withheld in Purchaser’s sole and absolute
discretion). 
 Seller shall promptly provide Purchaser with a fully executed copy of any new Lease or amendment to existing Lease approved
(or deemed approved) by Purchaser pursuant to the terms of this Agreement, together with a copy (to the extent in Seller’s possession or control) of any tenant broker’s commission agreement related to such new Lease or amendment to
existing Lease. Purchaser expressly acknowledges that there can be no assurance that any Lease will be in place and binding against the applicable tenant at the time of the Closing, and that the termination of any of the Leases prior to Closing by
reason of (1) the expiration of its term, (2) the default of the tenant thereunder, or (3) a failure of a proposed tenant for a proposed Lease to follow through with the execution thereof as of the Closing, shall not excuse Purchaser
from its obligation to complete Closing and to pay the full Purchase Price. 
 (c)      
Prior to Closing, Seller shall have the right at its option, but not the obligation, to make (A) capital improvements or capital repairs required by law, or (B) capital improvements or capital repairs which may be required in the event of
an emergency to preserve the Property (collectively, “Required Work”) without Purchaser’s prior approval. In the event that Seller deems it necessary to perform Required Work, Seller shall use commercially reasonable efforts to
notify Purchaser of such Required Work as soon as practicable. Except as otherwise set forth in Section 8(e) above, in the event Seller elects to perform any Required Work, then the cost of such Required Work shall be apportioned between
Seller and Purchaser based upon the number of days of the projected useful life of such Required Work that Seller owned the Property after each of the Required Work were made, on the one hand, with Purchaser responsible for the remainder of the
projected useful life of each of such Required Work, on the other. If such Required Work is not completed and paid for prior to Closing, then, no later than 

  
 22 

 
three (3) Business Days prior to Closing, Seller shall provide Purchaser with such information and documentation as is reasonably requested by Purchaser, including, without limitation, a
contractor’s certificate in the form attached hereto as Exhibit 13 so long as the fee payable under such contract or work authorization for the Required Work exceeds $100,000.00, relating to the progress of such Required and costs paid,
or due and payable, for such Required Work, and, at Closing, Purchaser shall assume in writing (which may be as part of the Assignment and Assumption of Leases, Contracts, Pedestrian Bridge Agreement and Metra Declaration referenced in
Section 18(c)(ii) hereof) the existing contract(s) or work authorization(s) relating to such Required Work and the obligation to pay any such remaining unpaid amounts as apportioned between Seller and Purchaser as provided in this
Section 10(c). 
 (d)       At the Closing, Seller (i) shall credit to
Purchaser the amount of cash Security Deposits then held by Seller in the amounts referenced on Schedule J attached hereto and not (x) applied to defaults that have occurred and are continuing for a period of sixty (60) days,
(y) applied by Seller or returned to tenants in connection with a termination of any such tenants’ Leases or the termination of such tenants’ right of possession thereunder or (z) otherwise applied by Seller or returned to
tenants in accordance with the terms of such tenants’ Leases. At Closing, Seller shall cooperate to execute and delivery such documentation (which documentation shall be prepared by Purchaser and submitted to Seller for review prior to Closing)
as is necessary to transfer or cause to be transferred to Purchaser the unapplied Security Deposits then held by Seller in the form of a letter of credit or any form other than cash (provided that such documentation shall be held at the Property and
shall not be deposited into escrow with the Escrow Agent). To the extent that any Security Deposit which is comprised of a letter of credit or other non-cash security is not transferable as of the Closing for any reason, Seller and Purchaser shall
cooperate with each other following the Closing so as to transfer the same to Purchaser or to obtain a replacement letter of credit with respect thereto in favor of Purchaser and, in either case, Purchaser shall upon receipt thereof assume
Seller’s obligations with respect to such Security Deposit pursuant to an assumption agreement reasonably acceptable to Seller and Purchaser. Until any such letter of credit shall be transferred or replaced, Seller shall hold the same in trust
for the benefit of Purchaser and shall draw upon the same and deliver the proceeds to Purchaser or return the same to the applicable tenant, in each case only upon Purchaser’s request, provided that Seller is legally permitted to do so and same
does not require Seller to make an untrue statement or representation, and Purchaser shall indemnify and hold harmless Seller from any and all loss, cost, damage, liability or expense (including, without limitation, reasonable attorneys’ fees,
court costs and disbursements) incurred by Seller as a result of any such actions taken by Seller at Purchaser’s written request. In the event any tenant under a Lease in existence at Closing is not required to pay for, or does not pay for, the
cost of any fees and charges imposed by the issuer(s) to effect a transfer its non-cash Security Deposit, then Seller and Purchaser shall equally split for the cost of any such applicable fees and charges for such transfer. Purchaser shall assume
all obligations under applicable law with respect to all Security Deposits actually delivered to Purchaser or for which Purchaser received a credit at Closing. The provisions of this Section 10(d) shall survive the Closing. 

(e)       Except as otherwise expressly set forth herein, whenever in this Agreement Seller is
required to obtain Purchaser’s approval with respect to any transaction described therein, Purchaser shall, except as otherwise expressly provided herein, within three 

  
 23 

 
(3) Business Days after receipt of Seller’s request therefor, notify Seller of its approval or disapproval of same. If Purchaser fails to notify Seller of its approval or disapproval
within said three (3) Business Day period, TIME BEING OF THE ESSENCE, Purchaser shall be deemed to have approved the same. 

(f)       Notwithstanding anything to the contrary in this Agreement, (i) Seller will
terminate at Closing its existing property management and/or leasing agreement for the Premises and the MB Property Management Leases, and (ii) Seller will terminate at Closing, all other Contracts that are terminable on not more than thirty
(30) days’ notice without payment of any penalty or termination, that Purchaser advises Seller in writing prior to expiration of the Inspection Period that it elects to be terminated; provided, however, to the extent that any required
termination notice periods under such other Contracts have not expired as of the Closing Date, Purchaser shall assume any such Contracts at Closing for the period until such notice period has expired. Notwithstanding anything to the contrary herein,
Purchaser will be required to assume all of Seller’s duties and obligations, if any, under the Union Contracts (as hereinafter defined). 

(g)       Seller shall use commercially reasonable efforts to cause the Metra to duly execute
and deliver to Purchaser on or before Closing an estoppel certificate with respect to the Metra Declaration (the “Metra Declaration Estoppel Certificate”) in substantially the form attached hereto as Exhibit 9) or such other
form as is willing to be delivered by Metra, which in all events shall be completed based upon the applicable actual facts and circumstances. Purchaser acknowledges that under the terms of the Metra Declaration, Metra is under no obligation to
provide the Metra Declaration Estoppel Certificate or any other estoppel certificate, and accordingly that receipt of the Metra Declaration Estoppel Certificate shall not be a condition precedent to Purchaser’s obligations to proceed with
Closing. 
 (h)       Seller shall use commercially reasonable efforts to cause the
counterparty to the Pedestrian Bridge Agreement to duly execute and deliver to Purchaser on or before Closing an estoppel certificate with respect to the Pedestrian Bridge Agreement (the “Pedestrian Bridge Estoppel Certificate”) in
substantially the form attached hereto as Exhibit 12 or such other form as is willing to be delivered by such counterparty, which in all events shall be completed based upon the applicable actual facts and circumstances. Purchaser
acknowledges that under the terms of the Pedestrian Bridge Agreement, the counterparty to the Pedestrian Bridge Agreement is under no obligation to provide the Pedestrian Bridge Estoppel Certificate or any other estoppel certificate, and accordingly
that receipt of the Pedestrian Bridge Estoppel Certificate shall not be a condition precedent to Purchaser’s obligations to proceed with Closing. For purposes of this Section 10(h), “commercially reasonable efforts” shall
mean a one-time request by Seller to the counterparty to the Pedestrian Bridge Agreement to execute the Pedestrian Bridge Estoppel Certificate with no further requests or follow-up required by Seller unless otherwise agreed to by Seller in its sole
and absolute discretion. 
 (i)       Seller agrees that upon the request of Purchaser,
Seller shall deliver to tenants of the Property the form of subordination, non-disturbance and attornment agreement required by Buyer’s lender (“SNDAs”) and shall request that such tenants execute and return the SNDAs prior to
Closing; provided, however, that it shall not be a condition to Closing that Seller deliver to Purchaser the executed SNDAs and Seller’s failure to deliver the executed SNDAs to 

  
 24 

 
Purchaser shall not constitute a default by Seller under this Agreement. Purchaser shall be responsible for preparing the forms of the SNDAs to be delivered to any tenant and submitting the same
to Seller for delivery to the tenants. 
 (j)       Seller shall (i) remain an entity in
good standing in the State of Illinois and not legally dissolve at any time prior to the later of the occurrence of (A) and (B) in clause (ii) immediately following, and (ii) maintain a minimum liquid net worth of at least THREE
MILLION AND NO/100 DOLLARS ($3,000,000.00), subject to increase as provided below, until the later of (A) expiration of the Survival Period (as hereinafter defined) and (B) the date of final, non-appealable dismissal or final resolution of
any court action between Purchaser and Seller filed by Purchaser prior to the date that is forty-five (45) days after the expiration of the Survival Period. In the event (1) the Illinois Tax Certificate, the County Notice and/or City
Notice are delivered prior to Closing Date or the Closing Extension Period, as applicable, and (2) any of the Illinois Tax Certificate, the County Notice and/or City Notice disclose outstanding liabilities or require the holdback of sales
proceeds or other funds and (3) Seller elects to provide Purchaser with an indemnity agreement at Closing as permitted under Section 18(d)(iii)(3), then the minimum net worth required to be maintained by Seller under this
Section 10(j) shall be increased by an amount equal to disclosed outstanding liabilities or holdback amount set forth in the Illinois Tax Certificate, the County Notice and/or City Notice until such time as release letters are issued by
the applicable governmental entities confirming the satisfaction of the prior outstanding liabilities, at which time the minimum liquid net worth requirement hereunder shall be reduced back to $3,000,000.00. Purchaser acknowledges and agrees that in
no event shall any of the officers, directors, trustees, managers, members, partners or investment managers of Seller have any liability whatsoever to Purchaser or the Purchaser Related Parties under the terms of this Section 10(j). The
terms of this Section 10(j) shall survive the Closing for the period of time set forth in this paragraph. 
  

	 	11.	 CONDITIONS PRECEDENT TO CLOSING. 

(a)       Purchaser’s obligation to close the transactions hereunder shall be subject to
the satisfaction of the following conditions precedent, provided that Purchaser, at its election, upon written notice delivered to Seller at or prior to the Closing, may waive all or any of such conditions (and in the absence of such satisfaction or
waiver, Purchaser may terminate this Agreement and the Deposit shall be returned to Purchaser): 

(i)       Purchaser shall have received from Seller, no later than three (3) days prior to
the Closing Date, fully executed Approved Estoppels (as defined below), dated not earlier than forty-five (45) days prior to Closing (provided, that if Purchaser elects to extend the Scheduled Closing Date pursuant to Section 19(a)
below, the Approved Estoppels may be dated not earlier than sixty (60) days prior to Closing), from (a) all Major Tenants and (b) not less than eighty percent (80%), in the aggregate (the “Required Percentage”), of
the net rentable office and retail square footage (but not leased rooftop, storage, parking, advertising facility, telecommunications or mechanical room square footage) leased by the remaining Tenants (exclusive of the square footage leased under
the MB Property Management Leases) in the Building as of the Effective Date (collectively, the “Remaining Tenants”); provided, however, that if any tenant (including, without limitation, any tenant under a GSA Lease) is required or
permitted under the terms of its Lease (or with respect to the tenants under the GSA Leases, 

  
 25 

 
under applicable law or regulation) to provide a different form of estoppel, provide less information or to otherwise make different statements in a certification of such nature than are set
forth on the form attached hereto as Exhibit 1, then Purchaser shall accept any such alternate form. In the event that Purchaser receives a Prepared Estoppel to which it reasonably objects, Purchaser shall deliver written notice of such
objection to Seller (an “Estoppel Objection Notice”) within three (3) Business Days of its receipt of such Prepared Estoppel. Purchaser agrees that it shall not be reasonable to object to any Prepared Estoppel: (1) which
includes the insertion by a tenant of “knowledge”, “no written notice” or other similar qualifier into all or any of paragraphs 1 (with respect to full force and effect of the Lease only), 2, 3 (with respect to the rentable
square footage of the leased premises only), 10 and 11, (2) which contains or reveals minor or non-material technical or de minimis breaches, contradictions or modifications, (3) which discloses or reveals any breach or default
which has been disclosed by Seller to Purchaser on Schedule I attached hereto, or (4) which includes the insertion by tenant of language stating to the effect that nothing in its estoppel certificate shall be deemed to alter or modify
any of the terms and conditions of its Lease. Failure of Purchaser to timely deliver an Estoppel Objection Notice shall be deemed a waiver of Purchaser’s right to object hereunder and such Prepared Estoppel shall be deemed an Approved Estoppel
for all purposes under this Section 11(a)(i) and applied to the Required Percentage. If Purchaser timely delivers a valid Estoppel Objection Notice and Seller is unwilling or unable to provide an Approved Estoppel curing the objections
set forth in the Estoppel Objection Notice, then the Prepared Estoppel objected to in the Estoppel Objection Notice shall be deemed disapproved for purposes of this Section 11(a)(i). Seller agrees to remit a Prepared Estoppel to each of
the office and retail tenants under the Leases other than the MB Property Management Leases; provided, however, that Seller shall not be required to bring any actions against any tenant or to pay any amounts to any tenants to obtain an
Approved Estoppel for such tenants. In addition, Seller agrees to use commercially reasonably efforts to provide Purchaser with a copy of each Prepared Estoppel concurrently with the delivery of the same to each tenant. As used herein,
“Prepared Estoppel” shall mean the estoppel certificates prepared and delivered by Seller to each Major Tenant and Remaining Tenant, which shall be based on the form of estoppel certificate attached hereto as Exhibit 1.
Prepared Estoppels approved (or deemed approved) by Purchaser as provided above are hereinafter referred to, collectively, as “Approved Estoppels”. 

(ii)      Seller shall have executed and delivered to Purchaser all of the Closing Documents
(as hereinafter defined) required of Seller under this Agreement. 
 (iii)     The Title Company
(and co-insurer and/or reinsurer, if applicable) is ready, willing and able and irrevocably committed to issue to Purchaser the Title Policy for the Premises, subject only to receipt of payment of the title premium and charges therefor and the
Permitted Encumbrances, and as required pursuant to the terms and conditions of this Agreement. 

(iv)     Seller shall have performed in all material respects all of its covenants, agreements and
obligations under this Agreement and shall not be in default thereunder. 
 (v)      Except
for (1) those representations and warranties of Seller contained in Section 13(a) that become untrue in the ordinary course of business but do not 

  
 26 

 
disclose a material, adverse effect on Seller and/or the Property (it being agreed that no material, adverse effect shall be deemed to have occurred hereunder as a result of the natural
expiration of the term of a Lease or Contract or of the exercise of an expansion, contraction, renewal, early termination or other similar right of tenant under the express terms and provisions of a Lease or Contract), and/or (2) those
representations and warranties of Seller contained in Section 13(a) that become untrue due to events or actions expressly provided for in this Agreement, all of Seller’s representations and warranties set forth in
Section 13(a) of this Agreement shall be true and correct in all material respects as of the Closing Date (it is noted for avoidance of doubt that (whether or not the same constitutes a default by Seller) if any such representations or
warranties are not so true and correct in all material respects, it shall be deemed a failure of a condition to Purchaser’s obligations but it shall not also be deemed a default by Seller if any such representations or warranties (which were
true when made) have become untrue after the date hereof due to any reason other than an improper act or omission to act of Seller which act or omission violates the obligations of Seller under this Agreement). 

(vi)       Seller shall have satisfied the terms and conditions related to the NUFIC Rent
Abatement Payment Option required under Section 8(e)(iii) hereof. 
 Purchaser acknowledges that Seller does not
guarantee the satisfaction of any of the conditions precedent listed above in clauses (i) (other than Seller’s agreement to remit a Prepared Estoppel to each of the office and retail tenants under the Leases other than the MB Property
Management Leases), (iii) and (v) of this Section 11(a), and that Seller’s failure to satisfy such conditions (for any reason other than Seller’s bad faith or improper act in violation or breach of Seller’s
obligations under this Agreement) shall not be deemed to be a default hereunder but rather, same shall merely be a failure of a condition to Closing, in which event Purchaser’s sole remedy shall be to terminate this Agreement and receive a
refund of the Deposit, or to close and waive the failed condition(s) and proceed with Closing. Further, at Seller’s election, Seller shall be permitted to extend the Closing Date for any period of time up to twenty (20) days in order to
satisfy the condition for delivery of Approved Estoppels set forth in Section 11(a)(i). 

(b)       Seller’s obligation to close the transactions hereunder shall be subject to the
satisfaction of the following conditions precedent, provided that Seller, at its election, upon written notice delivered to Purchaser at or prior to the Closing, may waive all or any of such conditions (and in the absence of such satisfaction or
waiver, subject to the terms of Section 21(a) below, Seller may terminate this Agreement and the Deposit shall be returned to Purchaser, unless such the failure of any such condition precedent constitutes a default by Purchaser under
this Agreement, in which event the Deposit shall be delivered, and belong, to Seller): 

(i)      Purchaser shall have executed and delivered to Seller all of the Closing Documents
required of Purchaser under this Agreement. 
 (ii)     Purchaser shall have performed in all
material respects all of its covenants, agreements and obligations under this Agreement and shall not be in default thereunder. 

  
 27 

 (iii)       Purchaser shall be ready, willing and
able to deliver or cause to be delivered to Seller through the Escrow Agent at Closing the balance of the Purchase Price and the Escrow Agent shall be ready, willing and able to deliver to Seller the Deposit. 

(iv)       The representations and warranties made by Purchaser in this Agreement shall be true
and correct in all material respects as of the Closing Date (it is noted for avoidance of doubt that (whether or not the same constitutes a default by Purchaser) if any such representations or warranties are not so true and correct in all material
respects, it shall be deemed a failure of a condition to Seller’s obligations but it shall not also be deemed a default by Purchaser if any such representations or warranties (which were true when made) have become untrue after the date hereof
due to any reason other than an improper act or omission to act of Purchaser which act or omission violates the obligations of Purchaser under this Agreement). 

Seller and Purchaser acknowledge that either party’s failure to satisfy any of the conditions set forth in
Section 11(a) or Section 11(b), as applicable, shall also constitute a default by such failing party under this Agreement if such failure occurs or arises from such failing party’s bad faith or any improper act in
violation or breach of such failing party’s obligations under this Agreement. 
  

	 	12.	 FIRPTA COMPLIANCE. 

Seller shall comply with the provisions of the Foreign Investment in Real Property Tax Act, Section 1445 of the Internal
Revenue Code of 1986 (as amended), as the same may be amended from time to time, or any successor or similar law. Seller acknowledges that Section 1445 of the Internal Revenue Code provides that a transferee of a United States real property
interest must withhold tax if the transferor is a foreign person. To inform Purchaser that withholding of tax is not required upon the disposition of a United States real property interest by Seller, Seller hereby represents and warrants that Seller
is not a foreign person as that term is defined in the Internal Revenue Code and Income Tax Regulations. On the Closing Date, Seller shall deliver, or caused to be delivered, to Purchaser a certification as to Seller’s non-foreign status in the
form attached hereto as Exhibit 3 and shall comply with any temporary or final regulations promulgated with respect thereto and any relevant revenue procedures or other officially published announcements of the Internal Revenue Service of the
U.S. Department of the Treasury in connection therewith. 
  

	 	13.	 REPRESENTATIONS AND WARRANTIES. 

(a)         Seller hereby represents and warrants to Purchaser that the following are
true and correct as of the date hereof and as of the Closing Date: 
 (i)      Seller is duly
organized, validly existing, and in good standing under the laws of the state of its formation, and has all requisite power and authority to enter into and carry out the transactions contemplated by this Agreement. 

(ii)     The execution and delivery of this Agreement and the performance by Seller of its
obligations hereunder do not and will not conflict with or violate any law, rule, judgment, regulation, order, writ, injunction or decree of any court or governmental or quasi-governmental entity with jurisdiction over Seller, including, without
limitation, the United States 

  
 28 

 
of America, the State of Illinois or any political subdivision of any of the foregoing, or any decision or ruling of any arbitrator to which Seller is a party, or by which Seller is bound or
affected, which would prevent Seller from performing its obligations pursuant to this Agreement. 

(iii)       This Agreement constitutes, and all of the Closing Documents to be delivered by
Seller at the Closing will constitute, the legal, valid and binding obligations of Seller, enforceable against Seller in accordance with their terms. Seller has taken all necessary action to authorize and approve the execution and delivery of this
Agreement and all of the Closing Documents to be delivered by Seller at the Closing and the consummation of the transactions contemplated by this Agreement. 

(iv)       To Seller’s actual knowledge, except as set forth on Schedule F
attached hereto, there is no pending or threatened action, suit, claim, investigation or proceeding, whether legal or administrative or in mediation or arbitration, at law or in equity against Seller, before or by any court or federal, state,
municipal or other governmental department, commission, board, bureau, agency or instrumentality (i) affecting the Property or (ii) which would prevent Seller from performing its material obligations under this Agreement on the Closing
Date and, to Seller’s actual knowledge, there are no judgments, decrees or orders entered on a suit or proceeding against Seller, an adverse decision in which might, or which judgment, decree or order does, adversely affect Seller’s
ability to perform its obligations pursuant to, or Purchaser’s rights under, this Agreement, or which seeks to restrain, prohibit, invalidate, set aside, rescind, prevent or make unlawful this Agreement or the carrying out of this Agreement or
the transactions contemplated hereby. 
 (v)       Attached hereto as Schedule G
is a true, correct, and complete list of the Leases and all amendments and guarantees relating thereto in effect as of the Effective Date affecting the Property. Except as set forth on Schedule H attached hereto, no rents have been paid
more than one (1) month in advance by any tenant under any Lease, including any Additional Rents, subject to a customary true up of Additional Rents. Except as set forth on Schedule I attached hereto, Seller has not received
nor delivered any written notice asserting a default by Seller or any tenant under any of the Leases, which remains uncured. Attached hereto as Schedule J is a true, correct and complete list of the Security Deposits currently held by
Seller under the Leases in effect as of the Effective Date. Attached hereto as Schedule K is a true, correct and complete list of all unpaid Leasing Commissions payable with respect to the current term of any of the existing Leases.
Attached hereto as Schedule E is a true, correct and complete list of all unpaid Tenant Inducement Costs under the existing Leases, other than Tenant Inducement Costs relating to unexercised Tenant options, extensions, renewals and
expansions. 
 (vi)      Attached hereto as Schedule L is a true, correct and
complete list of the Contracts in effect as of the Effective Date affecting the Property. Except as set forth on Schedule L attached hereto, Seller has not received nor delivered any written notice asserting a default under any of the
Contracts, which remains uncured. 
 (vii)     To Seller’s actual knowledge, Seller has not
received written notice from any governmental authority (1) of any violations of or non-compliance with any applicable law, regulation or ruling, whether federal, state or local, which affects the Property, including, without limitation, any
building, fire safety or zoning code violations or violations of 

  
 29 

 
environmental law or (2) that the Property is in default of any permits, licenses or certificates of occupancy and that there is any pending potential loss, expiration or suspension of such
permits, licenses or agreements. 
 (viii)      To Seller’s actual knowledge, no written
notice has been received of any condemnation or eminent domain proceedings pending or threatened against the Premises. 

(ix)         Seller has no employees at the Premises. To Seller’s actual
knowledge, except as set forth in Schedule O attached hereto, the Property is not subject to any collective bargaining agreements, union contracts, multi-employer plans or similar agreements (collectively, “Union Contracts”).

 (x)         Seller has not received nor delivered any written notice
asserting a default under either the Pedestrian Bridge Agreement or the Metra Declaration, which remains uncured. 
 (xi)
        Seller is not a Prohibited Person. As used herein, the term “Prohibited Person” shall mean any of the following: (a) a person or entity that is listed in the Annex to, or is
otherwise subject to the provisions of, Executive Order No. 13224 on Terrorist Financing (effective September 24, 2001) (the “Executive Order”); (b) a person or entity owned or controlled by, or acting for or on
behalf of any person or entity that is listed in the Annex to, or is otherwise subject to the provisions of, the Executive Order; (c) a person or entity that is named as a “specially designated national” or “blocked person”
on the most current list published by the U.S. Treasury Department’s Office of Foreign Assets Control (“OFAC”) at its official website, http://vvww.treas.gov/offices/enforcement/ofac; (d) a person or entity that is
otherwise the target of any economic sanctions program currently administered by OFAC; or (e) a person or entity that is affiliated with any person or entity identified in clause (a), (b), (c) and/or (d) above. 

(xii)        Seller is not now, and has not been, a debtor in any bankruptcy
proceedings, voluntary or involuntary, made an assignment for the benefit of creditors or taken advantage of any insolvency act or any act for the benefit of debtors. 

(b)         All of the representations and warranties contained in
Section 13(a) shall survive the Closing for one hundred eighty (180) days following the Closing Date (the “Survival Period”). Each such representation and/or warranty shall automatically be null and void and of no
further force and effect after the expiration of the Survival Period unless, prior to the end of the Survival Period, Purchaser shall have given written notice to Seller of such breach of a representation or warranty and within thirty (30) days
of the delivery of such written notice shall have commenced a legal proceeding against Seller alleging that Seller was in breach of such representation or warranty when made, and that Purchaser has suffered actual damages as a result thereof (a
“Proceeding”). 
 (c)         If Purchaser shall have timely
commenced a Proceeding, and a court of competent jurisdiction shall, pursuant to a final, non-appealable order in connection with such Proceeding, determine that (1) Seller was in breach of a representation or warranty as of the date made, and
(2) Purchaser suffered actual damages (as distinguished from consequential, special or 

  
 30 

 
punitive damages) (the “Damages”) by reason of such breach, and (3) Purchaser did not have actual or constructive knowledge of such breach on or prior to the Closing Date,
then Purchaser shall be entitled to receive an amount equal to its Damages. Notwithstanding the foregoing or anything to the contrary in this Agreement or in any document, certificate or instrument delivered by Seller to Purchaser at Closing, it is
expressly understood and agreed by Purchaser that in no event shall Purchaser be entitled to sue, seek, obtain or be awarded Damages from Seller or otherwise make any claim or otherwise seek recovery against Seller (and the same shall not be
actionable or payable) under this Agreement or under any document, certificate or instrument delivered by Seller to Purchaser at Closing, unless and until the aggregate amount of Damages for which Seller is obligated to indemnify Purchaser
collectively aggregated to an amount which exceeds the sum of ONE HUNDRED THOUSAND and NO/100 DOLLARS ($100,000.00) (the “Base Amount”), provided that once the Base Amount has been reached, Purchaser shall be entitled to a
first-dollar loss recovery, but in no event will Seller be liable to Purchaser to the extent that the aggregate Damages to Purchaser exceed the sum of THREE MILLION and NO/100 DOLLARS ($3,000,000.00) (“Seller’s Maximum
Liability”). Notwithstanding the foregoing, in no event shall the limitations set forth in this Section 13(c) apply to (i) Seller’s proration obligations under Section 8 of this Agreement,
(ii) Seller’s indemnification and other obligations under Section 16(b) of this Agreement, (iii) Seller’s obligations with respect to Monetary Liens under Section 7(a)(iii) of this Agreement, or
(iv) Seller’s obligations under any indemnity agreement given by Seller at Closing under Section 18(d) of this Agreement. 

(d)       For the purposes of this Agreement, the term “to Seller’s actual
knowledge”, and similar terms, shall be limited to the actual knowledge of Brian J. Strickland (the “Seller Knowledge Party”), after due inquiry of Suzanne Hendrick, being the on-site general property manager of the Premises.
The knowledge of others shall not be imputed to the Seller Knowledge Party. No other investigation, review or inquiry of any persons, or other action shall be required of the Seller Knowledge Party. The parties hereby agree that recourse under this
Agreement is limited to Seller and no claim will be made against Brian Strickland individually or in his capacity as the Seller Knowledge Party. 

(e)       Notwithstanding the foregoing, all of Seller’s representations and warranties
set forth in this Section 13 and elsewhere in this Agreement shall be subject to the following conditions and limitations: (1) there shall be no liability on the part of Seller for any breach of a representation arising from any
matter or circumstance of which Purchaser, after due inquiry of Purchaser’s Representatives, had actual knowledge at any time prior to the Closing Date; (2) Purchaser shall be automatically deemed to have actual knowledge of the contents
of all documents and information contained in the Data-Room Website (as hereinafter defined) as of the date that is two (2) Business Days prior to the expiration of the Inspection Period or delivered to Purchaser pursuant to a written notice
prior to the date that is two (2) Business Days prior to the expiration of the Inspection Period (which may be delivered by e-mail and stating that such documents or information have been uploaded to the Data-Room Website); (3) Purchaser
shall be automatically deemed to have actual knowledge of the contents of all other documents and information provided by Seller to Purchaser from and after the date that is two (2) Business Days prior to the expiration of the Inspection Period
until one (1) Business Day prior to the Closing Date, to the extent Seller has provided a written notice (which may be delivered by e-mail) and stating that such documents or information have been uploaded to the

  
 31 

 
Data-Room Website; (4) Purchaser shall be automatically deemed to have actual knowledge of the contents of all Approved Estoppels delivered prior to the Closing Date; and (5) to the
extent that Purchaser obtains or is deemed to have obtained actual knowledge prior to Closing pursuant to clauses (1), (2), (3) and/or (4) above that any of Seller’s representations or warranties were untrue when made or have become
untrue, Purchaser shall be deemed to have knowledge of such misrepresentation, and Purchaser shall not have the right to bring any lawsuit or other legal action against Seller, nor pursue any other remedies against Seller, as a result of the breach
of the representation caused thereby. Purchaser’s sole remedy as a result of such breach of the representation which is not cured within ten (10) days after written notice to Seller shall be to terminate this Agreement and receive a refund
of the Deposit (thereby waiving all rights to seek and recover Damages against Seller). Thereafter, Purchaser and Seller shall have no further rights or obligations under this Agreement except for those rights or obligations that are expressly
provided in this Agreement to survive the termination hereof; and if, notwithstanding such breach of a representation, Purchaser elects to close the transactions contemplated by this Agreement, Purchaser shall be deemed to have waived its rights to
recover Damages from Seller following the Closing. As used herein, “Data-Room Website” means the internet website created on behalf of Seller by Holliday Fenoglio Fowler, L.P. for posting materials relating to the Property and the
transaction contemplated by this Agreement. 
 (f)         Purchaser represents and
warrants to Seller as of the date hereof that: 
 (i)      Purchaser is duly organized,
validly existing and in good standing under the laws of the state of its formation, and has the requisite power and authority to enter into and carry out the transactions contemplated by this Agreement. 

(ii)      This Agreement constitutes, and all the Closing Documents to be delivered by
Purchaser at the Closing will constitute, the legal, valid and binding obligations of Purchaser, enforceable against Purchaser in accordance with their terms. Purchaser has taken all necessary action to authorize and approve the execution and
delivery of this Agreement and all of the Closing Documents to be delivered by Purchaser at the Closing and the consummation of the transactions contemplated by this Agreement. 

(iii)     To Purchaser’s actual knowledge, no action, suit, claim, investigation or proceeding,
whether legal or administrative or in mediation or arbitration, is pending or threatened, at law or in equity, against Purchaser before or by any court or federal, state, municipal or other governmental department, commission, board, bureau, agency
or instrumentality which would prevent Purchaser from performing its obligations pursuant to this Agreement, and, to Purchaser’s actual knowledge, there are no judgments, decrees or orders entered on a suit or proceeding against Purchaser, an
adverse decision in which might, or which judgment, decree or order does, adversely affect Purchaser’s ability to perform its obligations pursuant to, or Seller’s rights under, this Agreement, or which seeks to restrain, prohibit,
invalidate, set aside, rescind, prevent or make unlawful this Agreement or the carrying out of this Agreement or the transactions contemplated hereby. 

(iv)     The execution and delivery of this Agreement and the performance by Purchaser of its
obligations hereunder do not and will not conflict with or violate any law, rule, judgment, regulation, order, writ, injunction or decree of any court or governmental or 

  
 32 

 
quasi-governmental entity with jurisdiction over Purchaser, including, without limitation, the United States of America, the State of Illinois or any political subdivision of either of the
foregoing, or any decision or ruling of any arbitrator to which Purchaser is a party or by which Purchaser is bound or affected, which would prevent Purchaser from performing its obligations pursuant to this Agreement. 

(v)      Neither Purchaser, nor any person controlling or controlled by Purchaser, is a
country, territory, individual or entity named on a Government List, and the monies used in connection with this Agreement and amounts committed with respect thereto, were not and are not derived from any activities that contravene any applicable
anti-money laundering or anti-bribery laws and regulations (including funds being derived from any person, entity, country or territory on a Government List or engaged in any unlawful activity defined under Title 18 of the United States Code,
Section 1956(c)(7)). For purposes of this paragraph “Government List” means any of (a) the two lists maintained by the United States Department of Commerce (Denied Persons and Entities), (b) the list maintained by the
United States Department of Treasury (Specially Designated Nationals and Blocked Persons), and (c) the two lists maintained by the United States Department of State (Terrorist Organizations and Debarred Parties). Purchaser is not a person or an
entity described by Section 1 of the Executive Order (No. 13,224) Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism, 66 Fed. Reg. 49,079 (September 24, 2001) and does not
engage in any dealings or transactions and is not otherwise associated with any such persons or entities. 

(vi)      Purchaser is indirectly Controlled by Charles J. Schreiber, Jr., Peter M. Bren, Peter
McMillan III, and Keith David Hall. “Controlled by” means the power and authority to direct the business and affairs of a person by reason of the ownership of a majority of the beneficial interests in such person, directly or indirectly.

 (vii)      Purchaser is not now, and has not been, debtor in any bankruptcy proceedings,
voluntary or involuntary, made an assignment for the benefit of creditors or taken advantage of any insolvency act, or any act for the benefit of debtors. 

(viii)     Purchaser is not acquiring the Property with the assets of an employee benefit plan as
defined in Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended (“ERISA”) and is not seeking a loan from General Electric Company or any affiliate of General Electric Company in connection with its
purchase of the Property. Neither Purchaser is a party in interest, as defined in Section 3(14) of ERISA, with respect to the General Electric Pension Trust. 

(g)         All of the representations and warranties contained in
Section 13(f) shall survive the Closing for the Survival Period. Each such representation and/or warranty shall automatically be null and void and of no further force and effect after the expiration of the Survival Period unless, prior
to the end of the Survival Period, Seller shall have given written notice to Purchaser of such breach of a representation or warranty and within thirty (30) days of the delivery of such written notice shall have commenced a Proceeding. 

  
 33 

 (h)         The provisions of this
Section 13 shall survive the Closing, but, in the case of the representations and warranties set forth in Section 13(a) and Section 13(f), such survival shall be limited to the extent set forth therein. 

 

	 	14.	 DAMAGE AND DESTRUCTION. 

(a)         If all or any part of the Premises is damaged by fire or other casualty
following the date hereof and prior to the Closing Date (and not caused by the negligence of Purchaser, the Purchaser Representatives, and/or any of their affiliates), whether or not such damage affects a material part of the Premises, then: 

(i)         if there is no Material Loss (as defined below), neither party shall have
the right to terminate this Agreement and the parties shall nonetheless consummate this transaction in accordance with this Agreement, without any abatement of the Purchase Price or any liability or obligation on the part of Seller by reason of said
destruction or damage except as set forth in the next sentence and except that the Purchase Price shall be reduced by the amount of any deductible. In such event, Seller shall assign to Purchaser and Purchaser shall have the right to make a claim
for and to retain any casualty and rent loss insurance proceeds received under the casualty insurance policies in effect with respect to the Premises on account of said physical damage or destruction as shall be necessary to perform repairs to the
Premises and/or to rebuild the Premises to substantially the same condition as it existed prior to the occurrence of such fire or other casualty. 

(ii)         if there is a Material Loss, Purchaser and Seller shall each have the
option, exercisable within ten (10) Business Days after receipt of notice of the occurrence of such fire or other casualty (and the Closing Date shall be extended as necessary to permit the full running of such 10-Business Day period),
TIME BEING OF THE ESSENCE, to terminate this Agreement by delivering written notice thereof to the other party, whereupon the Deposit shall be returned to Purchaser and this Agreement shall be deemed canceled and of no further force or effect, and
neither party shall have any further rights or liabilities against or to the other except for such provisions which are expressly provided in this Agreement to survive the termination hereof. If a fire or other casualty described in this
clause (ii) shall occur, and neither party hereunder shall have timely elected to terminate this Agreement, then Purchaser and Seller shall consummate this transaction in accordance with this Agreement, without any abatement of the Purchase
Price or any liability or obligation on the part of Seller by reason of said destruction or damage (except that the Purchase Price shall be reduced by the amount of any deductible) and, in such event, Seller shall assign to Purchaser and Purchaser
shall have the right to make a claim for and to retain any casualty insurance proceeds received under the casualty insurance policies in effect with respect to the Premises on account of said physical damage or destruction as shall be necessary to
perform repairs to the Premises and/or to rebuild the Premises to substantially the same condition as it existed prior to the occurrence of such fire or other casualty. 

For purposes of this Section 14(a), a “Material Loss” shall collectively mean the Property or
any part thereof is damaged by fire or other casualty prior to the Closing Date which (i) would cost in excess of TWENTY MILLION AND NO/100 DOLLARS ($20,000,000) to repair and Seller, at its sole option, does not elect to repair the same prior
to Closing, (ii) causes access to the Property to be materially adversely affected on a permanent basis, (iii) results in the 

  
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Property violating any laws or failing to comply with zoning or any covenants, conditions or restrictions affecting the Property, (iv) entitles any Major Tenant or any combination of
Remaining Tenants occupying in the aggregate 40,000 or more rentable square feet of space at the Premises to terminate its Lease, and such right is not waived in writing, (v) entitles any Major Tenant or any combination of Remaining Tenants
occupying in the aggregate 40,000 or more rentable square feet of space at the Premises to abate rent (which right is not waived in writing) for a period of more than two (2) months and which abatement is not fully covered by rental
interruption insurance, or (vi) is not fully insured and for which Purchaser will not receive, at Seller’s election, a credit in the amount of the uninsured portion of such damage upon the Closing. 

(b)         The estimated cost to repair and/or restore, as contemplated in
subsection (a) above, shall be established by estimates obtained by Seller from independent contractors, subject to Purchaser’s review and reasonable approval of same and the provisions of Section 14(c) below. 

(c)         Any disputes under this Section 14 as to the cost of repair
or restoration shall be resolved by expedited arbitration before a single arbitrator acceptable to both Seller and Purchaser in their reasonable judgment in accordance with the rules of the American Arbitration Association, provided that, if Seller
and Purchaser fail to agree on an arbitrator within five (5) days after a dispute arises, then either party may request the American Arbitration Association to designate an arbitrator. Such arbitrator shall be an independent architect or
engineer having at least ten (10) years of experience in the construction of similar type class office buildings in the downtown Central Business District of Chicago, Illinois. The determination of the arbitrator shall be conclusive and
binding upon the parties. The costs and expenses of such arbitrator shall be borne equally by Seller and Purchaser. 
 (d)
        Seller shall promptly notify Purchaser in writing if the Property or any part thereof is damaged by fire or other casualty. 

(e)         The provisions of this Section 14 shall survive Closing. 

 

	 	15.	 CONDEMNATION. 

(a)         If, prior to the Closing Date, any part of the Premises is taken (other
than a temporary taking that has no material and adverse effect), or if Seller shall receive notice from any governmental authority, having eminent domain power over the Premises, of its intention to take, by eminent domain proceeding, any part of
the Premises (a “Taking”), then: 
 (i)         if such Taking
does not involve a Material Taking (as defined below), neither party shall have any right to terminate this Agreement and the parties shall nonetheless consummate this transaction in accordance with this Agreement (it being understood that in the
event that a portion of the Premises is taken, Seller shall be relieved of its duty to convey the title to the portion of the parcel so taken) without any abatement of the Purchase Price or any liability or obligation on the part of Seller by reason
of said Taking, provided, however, that Seller shall, on the Closing Date (i) assign and remit to Purchaser, and Purchaser shall be entitled to receive and keep, the net proceeds of any award or other proceeds of such

  
 35 

 
Taking which may have been collected by Seller as a result of such Taking less the reasonable expenses incurred by Seller in connection with such Taking, or (ii) if no award or other
proceeds have been collected, deliver to Purchaser an assignment of Seller’s right to any such award or other proceeds which may be payable to Seller as a result of such Taking and Purchaser shall reimburse Seller for the reasonable expenses
incurred by Seller in connection with such Taking. 
 (ii)         if such Taking
involves a Material Taking, Purchaser and Seller shall each have the option, exercisable within ten (10) Business Days after receipt of notice of such Taking (and the Closing Date shall be extended as necessary to permit the full running
of such 10-Business Day period), TIME BEING OF THE ESSENCE, to terminate this Agreement by delivering written notice thereof to the other party, whereupon the Deposit shall be returned to Purchaser and this Agreement shall be deemed canceled and of
no further force or effect, and neither party shall have any further rights or liabilities against or to the other except pursuant to the provisions of this Agreement, which are expressly provided to survive the termination hereof. If a Taking
described in this clause (ii) shall occur and neither party shall have timely elected to terminate this Agreement, then Purchaser and Seller shall consummate this transaction in accordance with this Agreement (it being understood that in the
event that a portion of the Premises is taken, Seller shall be relieved of its duty to convey the title to the portion of the parcel so taken), without any abatement of the Purchase Price or any liability or obligation on the part of Seller by
reason of such Taking, provided, however, that Seller shall, on the Closing Date, (i) assign and remit to Purchaser, and Purchaser shall be entitled to receive and keep, the net proceeds of any award or other proceeds of such
Taking which may have been collected by Seller as a result of such Taking less the reasonable expenses incurred by Seller in connection with such Taking, or (ii) if no award or other proceeds shall have been collected, deliver to Purchaser an
assignment of Seller’s right to any such award or other proceeds which may be payable to Seller as a result of such Taking and Purchaser shall reimburse Seller for the reasonable expenses incurred by Seller in connection with such Taking. 

For purposes of this Section 15(a), a “Material Taking” shall collectively mean if any portion
of the Property is taken in eminent domain proceedings prior to Closing which (i) involves more than a de minimis amount of Land which does not include any of the leasable area of space with the Building as determined by an independent
appraiser chosen by Seller (subject to Purchaser’s review and reasonable approval and the provisions of Section 15(b) below), (ii) causes access to on the Property to be materially adversely affected on a permanent basis,
(iii) results in the Property violating any laws or failing to comply with zoning or any covenants, conditions or restrictions affecting the Property, or (iv) entitles any Major Tenant or any combination of Remaining Tenants occupying in
the aggregate 40,000 or more rentable square feet of space at the Premises to terminate its Lease, and such right is not waived in writing, or (v) entitles any Major Tenant or any combination of Remaining Tenants occupying in the aggregate
40,000 or more rentable square feet of space at the Premises to abate rent (which right is not waived in writing) for a period of more than two (2) months and which abatement is not fully covered by rental interruption insurance. 

(b)         Any disputes under this Section 15 as to whether the Taking
constitutes a Material Taking shall be resolved by expedited arbitration before a single arbitrator acceptable to both Seller and Purchaser in their reasonable judgment in accordance with the rules of the American Arbitration Association; provided
that if Seller and Purchaser fail to agree on an 

  
 36 

 
arbitrator within five (5) days after a dispute arises, then either party may request the American Arbitration Association to designate an arbitrator. Such arbitrator shall be an independent
architect having at least ten (10) years of experience in the construction of similar type class office buildings in the downtown Central Business District of Chicago, Illinois. The determination of the arbitrator shall be conclusive and
binding upon both parties. The costs and expenses of such arbitrator shall be borne equally by Seller and Purchaser. 
  

	 	16.	 BROKERS AND ADVISORS. 

(a)         Purchaser represents and warrants to Seller that it not dealt or
negotiated with, or engaged on its own behalf or for its benefit, any broker, finder, consultant, advisor, or professional in the capacity of a broker or finder (each an “Advisor”) in connection with this Agreement or the
transactions contemplated hereby, other than Holliday Fenoglio Fowler, L.P., which commission to Holliday Fenoglio Fowler, L.P. shall be paid by Seller as indicated in Section 16(b) hereof. Purchaser hereby agrees to indemnify, defend
and hold Seller and the other Seller Related Parties harmless from and against any and all liabilities, claims, demands, causes of action, losses, costs and expenses (including reasonable attorneys’ fees, court costs and disbursements) arising
from any claim for commission, fees or other compensation or reimbursement for expenses made by any Advisor (other than Holliday Fenoglio Fowler, L.P.) engaged by or claiming to have dealt with Purchaser in connection with this Agreement or the
transactions contemplated hereby. 
 (b)         Seller represents and warrants to
Purchaser that it has not dealt or negotiated with, or engaged on its own behalf or for its benefit, any Advisor in connection with this Agreement or the transactions contemplated hereby, other than Holliday Fenoglio Fowler, L.P., whose commission
shall be paid by Seller pursuant to a separate written agreement. Seller hereby agrees to indemnify, defend and hold Purchaser and its direct and indirect shareholders, officers, directors, partners, principals, members, employees, agents,
contractors and any successors or assigns of the foregoing (collectively with Purchaser, the “Purchaser Related Parties”), harmless from and against any and all liabilities, claims, demands, causes of action, losses, costs and
expenses (including reasonable attorneys’ fees, court costs and disbursements) arising from any claim for commission, fees or other compensation or reimbursement for expenses made by any Advisor (including Holliday Fenoglio Fowler, L.P.)
engaged by or claiming to have dealt with Seller in connection with this Agreement or the transactions contemplated hereby. 

(c)         The provisions of this Section 16 shall survive the
termination of this Agreement or the Closing. 
  

	 	17.	 TRANSFER TAXES AND RECORDING CHARGES. 

(a)         At the Closing, Seller and Purchaser shall execute, acknowledge, deliver
and file all such forms as may be necessary to comply with any applicable Illinois, Cook County and City of Chicago deed transfer tax laws (collectively, as the same may be amended from time to time, the “Transfer Tax Laws”). The
transfer taxes payable pursuant to the Transfer Tax Laws shall collectively be referred to as the “Transfer Taxes”. On the Closing Date, (i) Seller shall pay all Transfer Taxes payable under the Transfer Tax Laws for the State
of Illinois and Cook 

  
 37 

 
County and the “CTA portion” (currently $1.50/$500) of the Transfer Taxes payable under the Transfer Tax Laws for the City of Chicago, in connection with the consummation of the
transactions contemplated by this Agreement, and (ii) Purchaser shall pay the “non-CTA portion” of the Transfer Taxes payable under the Transfer Tax Laws for the City of Chicago (currently $3.75/$500), in connection with the
consummation of the transactions contemplated by this Agreement. 
 (b)
        Seller shall be responsible for (i) the costs of its legal counsel, advisors and other professionals employed by it in connection with the sale of the Property (provided nothing herein waives
rights to costs, damages and attorneys’ fees if otherwise recoverable by Seller under the terms of this Agreement), (ii) the cost of the base premium charges for the issuance of the Title Policy (but excluding any increase in the base
premium charges in excess of $0.38 per $1,000 resulting from any such co-insurance and/or reinsurance obtained or required by Purchaser) and the cost of any endorsements to cure any Title Objections which Seller is required to cure or has agreed to
cure under this Agreement (but excluding the cost of any other endorsements), (iii) any filing or recording fees relating to its obligations to remove Title Objections and (iv) one-half of all escrow fees, including, without limitation,
Escrow Agent fees. 
 (c)         Purchaser shall be responsible for (i) the
costs and expenses associated with its due diligence, (ii) the costs and expenses of its legal counsel, advisors and other professionals employed by it in connection with the sale of the Property (provided nothing herein waives rights to costs,
damages and attorneys’ fees if in connection with specific performance or if otherwise recoverable by Purchaser under the terms of this Agreement), (iii) all costs of the Title Policy in excess of the base premium charges for the Title
Policy (including the cost of extended coverage over the so-called “general exceptions” and any increase in the base premium charges in excess of $0.38 per $1,000 resulting from any such co-insurance and/or reinsurance obtained or required
by Purchaser) and the cost of any endorsements to its Title Policy (other than for endorsements to cure any Title Objections which Seller is required to cure or has agreed to cure under this Agreement), (iv) the cost of the Updated Survey,
(v) all recording fees for the Deed, (v) all costs and expenses incurred in connection with any financing obtained by Purchaser, including without limitation, loan fees, recording fees for Purchaser’s loan documents, the cost of any
title insurance policy for Purchaser’s lender and the legal fees of Purchaser’s lender, and (vi) one-half of all escrow fees, including, without limitation, Escrow Agent fees. 

(d)         The provisions of this Section 17 shall survive the Closing.

  

	 	18.	 DELIVERIES TO BE MADE ON THE CLOSING DATE. 

(a)         Seller’s Documents and Deliveries: On the Closing Date, if
not previously delivered to, or not in the possession or control of Purchaser, Seller shall deliver or cause to be delivered to Purchaser and/or the Title Company (as applicable) the following: 

(i)         A duly executed and notarized special warranty deed (the
“Deed”), substantially in the form attached hereto as Exhibit 4, together with a water certification from the City of Chicago (provided, however, Purchaser acknowledges that due to a backlog of water certification
applications at the City of Chicago Water Department, the water certification may 

  
 38 

 
not be issued by the Closing Date, and in such event neither Seller nor Purchaser shall be in default under this Agreement due to the failure of the water certification to be issued and the
Closing shall be delayed until the date that the water certification is obtained; provided, however, that in the event the water certification has not been obtained within sixty (60) days after the Scheduled Closing Date, then Purchaser shall
be entitled to terminate this Agreement by written notice given to Seller, in which event the Deposit shall be returned to Purchaser and the parties shall have no further rights or obligations under this Agreement, except for those which expressly
survive the termination of this Agreement (Seller covenants and agrees that it shall submit the documentation required to obtain the water certification from the City of Chicago not later than ten (10) days after the Effective Date); 

(ii)         A duly executed Bill of Sale in the form attached hereto as Exhibit
5 conveying the Personalty to Purchaser; 
 (iii)         A duly executed
certification as to Seller’s non-foreign status in the form attached hereto as Exhibit 3; 
 (iv)
        A letter to the tenants under the Leases in the form attached hereto as Exhibit 6; 

(v)         The executed Approved Estoppels required in accordance with
Section 11(a)(i) above and the executed Metra Declaration Estoppel Certificate (if obtained) and Pedestrian Bridge Estoppel Certificate (if obtained); 

(vi)         A combined owner’s affidavit and gap undertaking (which need only
be delivered to (A) the Title Company, and (B) such title companies selected by Purchaser for the purposes of co-insurance and/or reinsurance (the “Co-Insurance/Reinsurance Title Companies”) in the form attached hereto as
Exhibit 14; 
 (vii)         Originals or, if unavailable, copies, of the
Leases and Contracts then in effect to the extent in Seller’s possession or control; 

(viii)         Originals or, if unavailable, copies, of the plans and specifications,
technical manuals and similar materials for the Premises to the extent same are in Seller’s possession or control; 

(ix)         Originals or, if unavailable, copies, of all permits, licenses and
approvals relating to the ownership, use or operation of the Premises, to the extent in Seller’s possession or control; 

(x)         Keys (specifically identified to reflect their respective unit locks) and
combinations in Seller’s possession or control relating to the operation of and access to the Premises; 
 (xi)
        The cash Security Deposits (unless credited to Purchaser against the Purchase Price) and original letters of credit, if any, held by Seller as security under the Leases to the extent provided for in,
and pursuant to, Section 10(d) (the “Transferred Security Deposits”), together with Seller’s agreement pursuant to Section 10(d) above to cooperate to 

  
 39 

 
execute and deliver such documentation (which documentation shall be prepared by Purchaser and submitted to Seller for review prior to Closing) as is necessary to transfer or cause to be
transferred the letters of credit to Purchaser upon approval thereof by the issuer of the letters of credit; provided that delivery of the letters of credit or the accompanying transfer forms shall not be a condition precedent to Closing, but
Seller’s obligations under Section 10(d) shall survive Closing; 

(xii)         A written statement by Seller acknowledging that all of the
representations and warranties made by Seller hereunder are true and correct in all material respects as of the Closing Date, or noting any exceptions; and 

(xiii)         Any other documents required in connection with the transactions
contemplated by this Agreement, or reasonably required by the Title Company. 
 Seller shall be deemed to have delivered the
items set forth in clauses (vii), (viii), (ix), and (x) above if the same are left in the Building management office on the Closing Date. 

(b)         Purchaser’s Documents and Deliveries: On the Closing Date,
Purchaser, shall deliver or cause to be delivered to Seller the following: 

(i)         the balance of the Purchase Price payable at the Closing, as adjusted for
apportionments pursuant to Section 8 hereof, in the manner required under this Agreement; and 

(ii)         Any other documents required in connection with the transactions
contemplated by this Agreement, or reasonably required by the Title Company. 

(c)         Jointly Executed Documents: Seller and Purchaser shall, on the
Closing Date, each execute, acknowledge (as appropriate) and exchange the following documents: 
 (i)
      Transfer tax declarations required under the Transfer Tax Laws. 

(ii)      An Assignment and Assumption of Leases, Contracts, Pedestrian Bridge Agreement and
Metra Declaration in the form attached hereto as Exhibit 7; 
 (iii)     A General
Assignment and Assumption Agreement in the form attached hereto as Exhibit 8; 

(iv)      The Preliminary Closing Statement; and 

(v)      Any other affidavit, document or instrument required to be delivered by Seller or
Purchaser pursuant to the terms of this Agreement. 
 (d)         Illinois Tax
Withholding, Cook County Tax Withholding, and City of Chicago Tax Withholding. 

(i)         Delivery of Notices and Certificates to Purchaser. On or before
Closing, Seller shall deliver to Purchaser: 

  
 40 

 1.         a certificate
or other written instrument issued by the Illinois Department of Revenue (the “Illinois Tax Certificate”) stating that the withholding obligations under Section 902(d) (“Section 902(d)”) of the Illinois
Income Tax Act (“Act”) do not apply to the transaction contemplated by this Agreement or specifying the holdback of sale proceeds which will satisfy Purchaser’s obligations under said Section 902(d) of the Act; 

2.         a notice (the “County Notice”) from the
Cook County Department of Revenue (the “County”) under the provisions of Section 34-92 of the Cook County Uniform Penalties, Interest and Procedures Ordinance (the “County Ordinance”) and, if available, a
certificate (the “County Certificate”) from the County stating that all taxes, interest, penalties or nontax debts owed by Seller under the County Ordinance effective for all periods prior to the Closing Date have been paid in full
or specifying the holdback of sale proceeds which will satisfy Purchaser’s obligations under the County Ordinance; and 

3.         a written notice or other written instrument issued by the
City of Chicago Department of Revenue (the “City Notice”) indicating that Purchaser has no obligation to withhold any amounts from the Purchase Price upon the transfer of the Property pursuant to the City of Chicago Bulk Sales
Ordinance (Sec. 3-4-140 of the Uniform Revenue Procedures Ordinance of the Municipal Code of Chicago) (the “City Code Bulk Sales Ordinance”) or specifying the holdback of sale proceeds which will satisfy Purchaser’s obligations
under the City Code Bulk Sales Ordinance. 
 Notwithstanding anything to the contrary contained herein (x) if Seller provides evidence
to Purchaser that Seller has furnished the requisite notice to the Illinois Department of Revenue as required by Section 902(d) of the Act and such taxing authority has not responded with a written instrument within the time frame required by
Section 902(d) of the Act, thereby releasing Purchaser of transferee liability, Seller shall be deemed to have obtained and delivered to Purchaser the Illinois Tax Certificate stating that no funds are required to be withheld, (y) if
Seller provides evidence to Purchaser that Seller has furnished the requisite notice to the County as required by the applicable sections of the County Ordinance, and the County has not responded with a written notice within the time frame required
under the applicable sections of the County Ordinance, thereby releasing Purchaser of any transferee liability, Seller shall be deemed to have obtained and delivered to Purchaser the County Notice stating that no funds are required to be withheld,
and (z) if Seller provides evidence to Purchaser that Seller has furnished the requisite notice to the City of Chicago Department of Revenue as required by the City Code Bulk Sales Ordinance and such taxing authority has not responded with a
written instrument within the time frame required by the City Code Bulk Sales Ordinance, thereby releasing Purchaser of transferee liability, Seller shall be deemed to have obtained and delivered to Purchaser the City Notice stating that no funds
are required to be withheld. 
 (ii)         Extension of Closing Date for
Failure to Receive Notices and Certificates. If the Illinois Tax Certificate, the County Notice, or the City Notice is not delivered to Purchaser as required in Section 18(d)(i) above on or before three (3) Business Days prior
to the Closing Date, Seller may elect to extend the Closing Date for up to thirty (30) days (the “Closing Extension Period”), to obtain such Illinois Tax Certificate, County Notice and/or City Notice by notifying Purchaser in
writing no less than two (2) Business Days prior to the Closing Date of its election to extend the Closing Date and the number of days by which the Closing 

  
 41 

 
Date will be so extended. If Seller has not delivered to Purchaser the Illinois Tax Certificate, the County Notice or the City Notice (i) prior to the Closing Date and Seller does not elect
to extend the Closing Date for the Closing Extension Period as provided above, or (ii) prior to the expiration of the Closing Extension Period (if Seller extends the Closing Date for the Closing Extension Period as provided above), then Seller
shall notify Purchaser which written instrument was not received by Seller and Seller may notify Purchaser that Seller will provide the Indemnity (as defined below) at Closing pursuant to option (3) in Section 18(d)(iii) below with
respect to the certificate or notice not so obtained. 
 (iii)        
Seller’s Options if Notices and/or Certificates Require the Holdback of Funds. If the Illinois Tax Certificate, the County Notice and/or City Notice are delivered prior to the Closing Date or the Closing Extension Period, as applicable,
and (A) the Illinois Tax Certificate requires that funds be withheld pursuant to the terms of Section 902(d) of the Act, (B) the County Notice is delivered specifying the holdback of sale proceeds which will satisfy Purchaser’s
obligations under the County Ordinance, and/or (C) the City Notice is delivered specifying the holdback of sale proceeds which will satisfy Purchaser’s obligations under the City Code Bulk Sales Ordinance, Seller may elect any of the
following options, in its sole discretion: 
 1.         upon
written notice delivered to Purchaser prior to the Closing Date (or prior to the expiration of the Closing Extension Period, as applicable) extend the Closing Date (or the Closing Extension Period, as applicable) to a date that is no more than
thirty (30) days after the date of receipt of the Illinois Tax Certificate, the County Notice or the City Notice, as applicable, but in no event beyond January 24, 2014 (the “Resolution Closing Extension Period”), to
resolve any issues it has with the Illinois Tax Certificate, the County Notice and/or the City Notice; 

2.         proceed to Closing and deposit into escrow, pursuant to an
escrow agreement in form and substance reasonably satisfactory to Seller and Purchaser (“Escrow Agreement”), cash (which may be taken from the cash balance of the Purchase Price to be delivered by Purchaser pursuant to
Section 18(b)(i) above) in the amount necessary to comply with the withholding requirements imposed by Section 902(d) of the Act, the County Ordinance, and/or the City Code Bulk Sales Ordinance; as applicable (collectively, the
“Required Withholding Amount”); or 
 3.        
Seller may provide Purchaser with an indemnity agreement in the form attached hereto as Exhibit 11, pursuant to which Seller indemnifies Purchaser with respect to all liabilities which may be imposed upon Purchaser as a result of the
Section 902(d) obligations, the County Ordinance, and/or the City Code Bulk Sales Ordinance, as applicable (the “Indemnity”). 

(iv)         Seller’s Rights Following Receipt of Notices and/or
Certificates. If Seller elects options (2) or (3) in Section 18(d)(iii) above and subsequently obtains a written instrument from the Illinois Department of Revenue, a written instrument from the Cook County Department of
Revenue, or a written instrument from the City of Chicago Department of Revenue, as applicable, indicating that Purchaser is not required to hold back any such sales proceeds, then, (i) in accordance with the express terms of the Indemnity, the
Indemnity will 

  
 42 

 
become null and void, or (ii) in accordance with the express terms of the Escrow Agreement, any escrowed cash with respect to the obligation covered by the applicable written instrument
shall be immediately returned to Seller upon written direction by Seller to the Escrow Agent and Purchaser which is not objected to by Purchaser within three (3) Business Days after Purchaser’s receipt of such directive from Seller.
Purchaser agrees to cooperate with Seller (at no cost, expense, liability or potential liability to Purchaser) to obtain the applicable written instruments and/or releases from the Illinois Department of Revenue, the Cook County Department of
Revenue, and the City of Chicago Department of Revenue, as applicable. 
 If Seller elects option (2) in
Section 18(d)(iii) above, Seller shall deposit the cash in escrow with the Escrow Agent, as escrowee, pursuant to terms and conditions of the Escrow Agreement, but in any event complying with Section 902(d) of the Act, the County
Ordinance and/or the City Code Bulk Sales Ordinance, as applicable. 
 (v)        
Limitations on Seller’s Right to Provide Indemnity. Notwithstanding anything to the contrary set forth in this Section 18(d), if Seller elects option (3) in Section 10.8(d)(iii) above (whether pursuant to
Section 18(d)(ii) or 18(d)(iii)) with respect to the obligations under Section 902(d) of the Act, the County Ordinance, and/or the City Code Bulk Sales Ordinance, as applicable, and the Required Withholding Amount is more
than $3,000,000, within three (3) days after Seller elects option (3) and notifies Purchaser in writing of such election, Purchaser may by written notice to Seller indicate that Purchaser is unwilling to accept the Indemnity pursuant to
option (3), failing which, Seller may provide the Indemnity with respect to the applicable obligation at Closing. If Purchaser timely furnishes such written notice to Seller stating it is unwilling to accept the option (3) Indemnity, then
Seller shall have the right, by furnishing written notice to Purchaser on or prior to three (3) Business Days following receipt of such written notice from Purchaser, to either elect option (2) above (unless the Required Withholding Amount
is unknown) and proceed to Closing or to terminate this Agreement (failing which, Seller shall be deemed to have elected to terminate this Agreement). If Seller elects or is deemed to have elected to terminate this Agreement, the Deposit shall be
returned to Purchaser by the Escrow Agent, this Agreement shall automatically terminate and all further rights and obligations of the parties under this Agreement shall terminate (except as may otherwise expressly be set forth herein). 

(vi)         Submissions by Seller to City of Chicago, Cook County, and Illinois
Department of Revenue. Seller covenants and agrees that, within five (5) Business Days after the Effective Date, Seller shall (i) submit to the City of Chicago Department of Revenue, Cook County Department of Revenue, and the Illinois
Department of Revenue such applications and documents as are required to procure the Illinois Tax Certificate, the County Notice and the City Notice, (ii) promptly provide Purchaser copies of such applications and documents submitted to the
City of Chicago Department of Revenue, Cook County Department of Revenue, and the Illinois Department of Revenue, and (iii) promptly provide to Purchaser with copies of all certificates or other written instruments (including the Illinois Tax
Certificate, the County Notice, and the City Notice) received by the City of Chicago Department of Revenue, Cook County Department of Revenue, or the Illinois Department of Revenue in response to the foregoing submissions, as Seller receives the
same. 

  
 43 

 (vii)         Confirmation of
Conditions. Notwithstanding anything stated to the contrary in this Section 18(d), as a condition precedent to Purchaser’s obligation to acquire the Property and to consummate the Closing, Seller acknowledges and agrees that the
following shall have occurred in connection with the provisions of this Section 18(d) and with respect to Section 902(d) of the Act, the County Ordinance, and the City Code Bulk Sales Ordinance: 

1.         as to Section 902(d) of the Act, either
(A) Purchaser has received the Illinois Tax Certificate and such Illinois Tax Certificate states that no withholding is required or, if it requires withholding, (x) Seller has complied with such withholding requirements in the manner
provided above in this Section 18(d) and in accordance with the Act, or (y) Seller has provided an Indemnity complying with the provisions set forth above in this Section 18(d) (including, without limitation, the
requirement that Purchaser shall not be obligated to accept an Indemnity for withholding obligations under Section 902(d) of the Act, the County Ordinance, and the City Code Bulk Sales Ordinance in excess of $2,000,000 in the aggregate subject
to Purchaser’s compliance with the procedures set forth in Section 18(d)(v) above); or (B) Seller has provided evidence to Purchaser that Seller has furnished the requisite notice to the Illinois Department of Revenue to obtain
the Illinois Tax Certificate and the Illinois Department of Revenue has not responded with a written instrument within the time frame required by Section 902(d) of the Act such that, as a result, Purchaser is released from any transferee
liability under Section 902(d) of the Act; and 
 2.         as
to the County Ordinance, either (A) Purchaser has received the County and the County Notice states that no withholding is required or, if it requires withholding, (x) Seller has complied with such withholding requirements in the manner
provided above in this Section 18(d) and in accordance with the County Ordinance, or (y) Seller has provided an Indemnity complying with the provisions set forth above in this Section 18(d) (including, without
limitation, the requirement that Purchaser shall not be obligated to accept an Indemnity for withholding obligations under Section 902(d) of the Act, the County Ordinance, and the City Code Bulk Sales Ordinance in excess of $2,000,000 in the
aggregate subject to Purchaser’s compliance with the procedures set forth in Section 18(d)(v) above); or (B) Seller has provided evidence to Purchaser that Seller has furnished the requisite notice to the Cook County Department
of Revenue to obtain the County Notice and the Cook County Department of Revenue has not responded with a written instrument within the time frame required by the County Ordinance such that, as a result, Purchaser is released from any transferee
liability under the County Ordinance. 
 3.         as to the City
Code Bulk Sales Ordinance, either (A) Purchaser has received the City Notice and the City Notice states that no withholding is required or, if it requires withholding, (x) Seller has complied with such withholding requirements in the
manner provided above in this Section 18(d) and in accordance with the City Code Bulk Sales Ordinance, or (y) Seller has provided an Indemnity complying with the provisions set forth above in this Section 18(d)
(including, without limitation, the requirement that Purchaser shall not be obligated to accept an Indemnity for withholding obligations under Section 902(d) of the Act, the County Ordinance, and the City Code Bulk Sales Ordinance in excess of
$2,000,000 in the aggregate subject to Purchaser’s compliance with the procedures set forth in Section 18(d)(v) above); or (B) Seller has provided evidence to Purchaser that Seller has furnished the requisite notice to the City
of Chicago to obtain the City Notice and the City of 

  
 44 

 
Chicago has not responded with a written instrument within the time frame required by the City Code Bulk Sales Ordinance such that, as a result, Purchaser is released from any transferee
liability under the City Code Bulk Sales Ordinance. 
  

	 	19.	 CLOSING DATE. 

(a)         Provided this Agreement has not been terminated in accordance with the
provisions contained in this Agreement, the closing of the transactions contemplated hereunder (the “Closing”) shall occur on November 25, 2013 (as the same may be extended below, the “Scheduled Closing Date”)
at the downtown Chicago, Illinois offices of Escrow Agent or at such other date, location and time as may hereafter be agreed to in writing by Purchaser and Seller. Notwithstanding the foregoing, Purchaser shall have the one-time right, in
Purchaser’s sole discretion, to extend the initial Scheduled Closing Date to December 16, 2013, by providing Seller with written notice of exercise (the “Closing Extension Notice”) in accordance with the notice provisions
of Section 20 not later than 2:00 p.m. (Chicago, Illinois time) on November 15, 2013 and depositing with Escrow Agent an extension fee of FIVE MILLION AND NO/100 DOLLARS ($5,000,000.00) (the “Extension Fee”) by wire
transfer not later than (2) Business Days after delivery of the Closing Extension Notice and in such event the Schedule Closing Date shall be so extended and all references to the “Scheduled Closing Date” shall be to the initial
Scheduled Closing Date as so extended. Notwithstanding anything to the contrary in this Agreement, the Extension Fee shall be considered as part of the Deposit for all purposes under this Agreement. The date on which the Closing shall actually
occur, be it on the Scheduled Closing Date, or such other date as may hereafter be agreed to by Purchaser and Seller, or the date Seller sets for the Closing if Seller shall elect to adjourn the Scheduled Closing Date pursuant Section 7
and/or Section 11, shall be referred to herein as the “Closing Date”. TIME IS OF THE ESSENCE as to Purchaser’s and Seller’s obligation to close on the Closing Date. 

(b)         Any wire transfers of the Purchase Price, pursuant to
Section 3(a), must be received by Escrow Agent by on or before 2:00 p.m. (Chicago, Illinois time) on the Closing Date. TIME IS OF THE ESSENCE as to Purchaser’s obligation to wire the funds to Escrow Agent and to close the
transactions contemplated hereunder on or before 2:00 p.m. (Chicago, Illinois time) on the Closing Date. The Closing shall occur through an escrow with the Title Company on terms acceptable to the parties and customary for real estate closings in
Chicago, Illinois, it being understood that neither Purchaser nor Seller nor their respective counsel need be physically present at the Closing so long as (i) all documents described in Section 18 or elsewhere herein that are
required to be delivered at Closing are fully executed, delivered in escrow and available on the Closing Date, (ii) any authorized signatory of the affected party is available either in person or by telephone and facsimile at Closing, and
(iii) all necessary Closing funds have been wire transferred to the Escrow Agent on or prior to Closing. 
  

	 	20.	 NOTICES. 

All notices, demands, requests or other communications (collectively, “Notices”) required to be given or
which may be given hereunder shall be in writing and shall be sent by (a) certified or registered mail, return receipt requested, postage prepaid, or (b) national overnight delivery service, or (c) facsimile or electronic mail
transmission (provided that a copy 

  
 45 

 
shall be delivered promptly thereafter, by a national overnight delivery service or personal delivery), or (d) personal delivery, addressed as follows: 

If to Seller: 

UST-GEPT Joint Venture, L.P. 

c/o GE Asset Management Incorporated 

1600 Summer Street 

P.O. Box 7900 

Stamford, Connecticut 06904 (if by U.S. mail) or 06905 

(if by overnight courier delivery) 

Attn.: Brian J. Strickland 

Telephone: (203) 708-3128 

Facsimile: (203) 356-4608 

E-mail: brian.strickland1@ge.com 
 and to: 

UST-GEPT Joint Venture, L.P. 

c/o Estein & Associates USA, Ltd. 

4705 South Apopka Vineland Road 

Suite 201 

Orlando, Florida 32819 

Attn.: Lothar Estein 

Telephone: (407) 909-2200 

Facsimile: (407) 909-2222 

E-mail: Lestein@esteinusa.com 
 with a required copy to: 

GE Asset Management Incorporated 

1600 Summer Street 

P.O. Box 7900 

Stamford, Connecticut 06904 (if by U.S. mail) or 06905 

(if by overnight courier delivery) 

  
 46 

 Attn.: Leanne R. Dunn, Esq. 

Telephone: (203) 326-2340 

Facsimile: (203) 356-4608 

E-mail: leanne.dunn@ge.com 
 and a required copy to: 

Jenner & Block LLP 

353 North Clark Street 

Chicago, Illinois 60654 

Attn.: Donald I. Resnick, Esq. 

Telephone: (312) 923-2656 

Facsimile: (312) 840-7656 

E-mail: dresnick@jenner.com 
 and a required copy to: 

Ciklin Lubitz Martens & O’Connell 

515 North Flagler Drive, 20th Floor 

West Palm Beach, Florida 33401 

Attn.: Dean Vegosen, Esq. 

Telephone: (561) 832-5900 

Facsimile: (561) 833-4209 

E-mail: dvegosen@ciklinlubitz.com 
 If to Purchaser: 

KBS Capital Advisors LLC 

620 Newport Center Drive, Suite 1300 

Newport Beach, California 92660 

Attn: Rodney Richerson 

Telephone: (949) 417-6515 

Facsimile: (949) 417-6518 

E-mail: rricherson@kbsrealty.com 
 and a required copy to: 

Greenburg Traurig, LLP 

3161 Michelson Drive, Suite 1000 

Irvine, California 92612 

Attn.: Bruce Fischer, Esq. 

Telephone: (949) 732-6670 

Facsimile: (949) 732-6501 

E-mail: fischerb@gtlaw.com 

  
 47 

 If to Escrow Agent or Title Company: 

First American Title Insurance Company 

30 North LaSalle Street, Suite 2700 

Chicago, Illinois 60602 

Attn.: John E. Beckstedt, Jr. 

Telephone: (312) 917-7233 

Facsimile: (888) 279-8547 

E-mail: jbeckstedt@firstam.com 

Any Notice so sent by certified or registered mail, national overnight delivery service or personal delivery shall be deemed
given on the date when sent as indicated on the return receipt, or the receipt of the national overnight delivery service or personal delivery service. Any Notice sent by facsimile or electronic mail transmission shall be deemed given when received
as confirmed by the telecopier electronic confirmation receipt or shown as sent e-mail (if followed by prompt delivery service as provided above). A Notice may be given either by a party or by such party’s attorney. Seller or Purchaser may
designate, by not less than five (5) Business Days’ notice given to the others in accordance with the terms of this Section 20, additional or substituted parties to whom Notices should be sent hereunder. All Notices
delivered after 5:00 p.m. (Chicago, Illinois time) shall be deemed delivered on the next Business Day. 
  

	 	21.	 DEFAULT BY PURCHASER OR SELLER. 

(a)         If (x) Purchaser defaults in the payment of the Purchase Price or on
its obligation to acquire the Property when it is obligated to do so under the terms of this Agreement or (y) if Purchaser shall default in the performance of any of its other obligations to be performed on or before the Closing Date and, with
respect to any default under this clause (y) only, such default caused actual material damages to Seller and continues for ten (10) days after written notice to Purchaser, Seller, as Seller’s sole and exclusive remedy, shall be
entitled to terminate this Agreement and, upon such termination, Seller, in the event of a termination under subsection (x) only, shall be entitled to retain the Deposit and Extension Fee (if deposited hereunder) as liquidated damages for
Purchaser’s default hereunder, it being agreed that the damages by reason of Purchaser’s default are difficult, if not impossible, to ascertain, and thereafter Purchaser and Seller shall have no further rights or obligations under this
Agreement except for those that are expressly provided in this Agreement to survive the termination hereof. 

(b)         If (x) Seller defaults in any of its obligations to be performed on
the Closing Date or (y) Seller defaults in the performance of any of its obligations to be performed prior to the Closing Date and, with respect to any default under this clause (y) only, such default caused actual material damages to
Purchaser and continues for ten (10) days after written notice to Seller, Purchaser as its sole and exclusive remedy by reason thereof (in lieu of prosecuting an action for damages or proceeding with any other legal course of conduct, the
right to bring such actions or proceedings being expressly and voluntarily waived by Purchaser, to the extent legally permissible, following and upon advice of counsel) shall have the right, subject to the other provisions of this
Section 21(b), either (i) to seek to obtain specific performance of Seller’s obligations hereunder in accordance with applicable Illinois law (it being expressly 

  
 48 

 
acknowledged by Purchaser that the remedy of specific performance is an appropriate remedy in the event of a default by Seller under this Agreement), provided that any action for specific
performance shall be commenced within forty-five (45) days after such default, or (ii) to terminate this Agreement and receive a return of the Deposit and in addition thereto, in the event Seller’s breach is willful, Seller shall pay
to Purchaser any actual, out-of-pocket costs and expenses (including title, escrow, legal, inspection fees, surveyor’s, environmental, engineering or other consultant’s fees) incurred by Purchaser’s in connection with the performance
of Purchaser’s due diligence review of the Property and the negotiation and performance of this Agreement and the assumption of the Existing Loan, not to exceed a maximum of $200,000.00 in the aggregate (collectively, the “Section 21(b)
Break Up Costs”), it being understood that if Purchaser fails to commence an action for specific performance within forty-five (45) days after such default, Purchaser shall be deemed to have elected to terminate this Agreement and
receive a return of the Deposit and, if applicable, the Section 21(b) Break Up Costs, or (iii) waive said default in writing and proceed to Closing without any reduction in the Purchase Price. Upon such return and delivery of the Deposit
and, if applicable, payment of the Section 21(b) Break Up Costs, this Agreement shall terminate and neither party hereto shall have any further obligations hereunder except for those that are expressly provided in this Agreement to survive the
termination hereof. In no event shall Seller’s direct or indirect partners, shareholders, members, managers, owners or affiliates, any officer, manager, director, employee or agent of the foregoing, or any affiliate or controlling person
thereof have any liability for any claim, cause of action or other liability arising out of or relating to this Agreement or the Property, whether based on contract, common law, statute, equity or otherwise. In no event shall Seller be liable for
any special, punitive, speculative or consequential damages. 
 (c)         In the
event either party hereto is required to employ an attorney because any litigation arises out of this Agreement between the parties hereto, the non-prevailing party shall pay to the prevailing party all reasonable fees and expenses, including
attorneys’ fees and expenses, incurred in connection with such litigation. 
 (d)
        The provisions of this Section 21 shall survive the termination of this Agreement. 
  

	 	22.	 1031 EXCHANGE. 

Seller may effect a tax-deferred exchange (each, an “Exchange”) in accordance with Section 1031 of the
Internal Revenue code of 1986, as amended, which Exchange will involve an exchange of another property or properties, and the Premises, so long as same does not postpone the Closing Date. Purchaser agrees to accommodate Seller by participating in
the Exchange provided that (a) Purchaser shall not incur any cost, expense, liability or potential liability in connection with Seller’s Exchange, (b) Seller shall indemnify, defend and hold Purchaser harmless from and against any and
all cost, loss, liability and expenses arising out of or in connection with Seller’s Exchange, (c) such Exchange is carried out in accordance with all applicable laws and all documentation concerning the Exchange shall be reasonably
satisfactory to Purchaser and its attorneys and Purchaser shall not be obligated to execute any documentation other than a simple consent or take title to any property other than the Property, (d) such Exchange does not adversely affect
Purchaser in any material respect, regarding the terms and conditions of the transaction, (f) such Exchange does not have an adverse effect on title set forth 

  
 49 

 
in this Agreement and (g) Purchaser is not required to enter into any agreement with (or for the benefit of) another party or accept any instrument or document from another party or execute
or deliver any instrument or document to or in favor of another party. The terms and provisions of this Section 22 shall survive the Closing. 
  

	 	23.	 MISCELLANEOUS. 

(a)         Whenever in this Agreement it is provided that Purchaser’s
successors and/or transferees and/or assignees shall have any rights or obligations, such phrase shall be deemed to include all designees of Purchaser as well as all of the transferees, successors and assigns of Purchaser and such designees. 

(b)         This Agreement may be executed in multiple counterparts, each of which
shall be deemed an original and together constitute one and the same instrument. A facsimile, telecopy or other reproduction of this Agreement may be executed by one or more parties hereto, and an executed copy of this Agreement may be delivered by
one or more parties hereto by facsimile or similar instantaneous electronic transmission device pursuant to which the signature of or on behalf of such party can be seen, and such execution and delivery shall be considered valid, binding and
effective for all purposes as of the date hereof. 
 (c)         Any consent or
approval to be given hereunder (whether by Seller or Purchaser) shall not be effective unless the same shall be given in advance of the taking of the action for which consent or approval is requested and shall be in writing. Except as otherwise
expressly provided herein, any consent or approval requested of Seller or Purchaser may be withheld by Seller or Purchaser in its sole and absolute discretion. 

(d)         The following provisions govern any actions for indemnity under this
Agreement or any Closing Documents. Promptly after receipt by an indemnitee of notice of any claim, such indemnitee will, if a claim in respect thereof is to be made against the indemnitor, deliver to the indemnitor written notice thereof and the
indemnitor shall have the right to participate in and, if the indemnitor agrees in writing that it will be responsible for any costs, expenses, judgments, damages, and losses incurred by the indemnitee with respect to such claim, to assume the
defense thereof, with counsel mutually satisfactory to the parties; provided, however, that an indemnitee shall have the right to retain its own counsel, with the fees and expenses to be paid by the indemnitee, if the indemnitee reasonably believes
that representation of such indemnitee by the counsel retained by the indemnitor would be inappropriate due to actual or potential differing interests between such indemnitee and any other party represented by such counsel in such proceeding. The
failure of indemnitee to deliver written notice to the indemnitor within a reasonable time after indemnitee receives notice of any such claim shall relieve such indemnitor of any liability to the indemnitee under this indemnity if and to the extent
that such failure is prejudicial to its ability to defend such action, and the omission so to deliver written notice to the indemnitor will not relieve it of any liability that it may have to any indemnitee other than under this indemnity. If an
indemnitee settles a claim without the prior written consent of the indemnitor, then the indemnitor shall be released from liability with respect to such claim unless the indemnitor has unreasonably withheld such consent. 

  
 50 

 (e)         Escrow Agent is hereby
designated the “real estate reporting person” for purposes of Section 6045 of Title 26 of the United States Code and Treasury Regulation 1.6045-4 and any instructions or settlement statement prepared by Escrow Agent shall so
provide. Upon the consummation of the transaction contemplated by this Agreement, Escrow Agent shall file Form 1099 information return and send the statement to Seller as required under the aforementioned statute and regulation. Seller and Purchaser
shall promptly furnish their federal tax identification numbers to Escrow Agent and shall otherwise reasonably cooperate with Escrow Agent in connection with Escrow Agent’s duties as real estate reporting person. 

(f)         In no event shall any officer, director, limited partner, member,
shareholder, agent or employee of Purchaser or Seller or its respective partners be personally liable for any of the obligations of Purchaser or Seller, respectively, under this Agreement or otherwise. 

(g)        This Agreement contains all of the terms agreed upon between Seller and
Purchaser with respect to the subject matter hereof, and all prior agreements, understandings, representations and statements, oral or written, between Seller and Purchaser are merged into this Agreement. 

(h)        This Agreement may not be changed, modified or terminated, except by an
instrument executed by Seller and Purchaser. 
 (i)         No waiver by either
party of any failure or refusal by the other party to comply with its obligations shall be deemed a waiver of any other or subsequent failure or refusal to so comply. Either party may waive any of the terms and conditions of this Agreement made for
its benefit provided such waiver is in writing and signed by the party waiving such term or condition. 
 (j)
         If any term or provision of this Agreement or the application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Agreement, or the
application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and shall be enforced to
the fullest extent permitted by law. 
 (k)         The headings of the
various sections of this Agreement have been inserted only for the purposes of convenience and are not part of this Agreement and shall not be deemed in any manner to modify, explain, expand or restrict any of the provisions of this Agreement. 

(l)         This Agreement shall be governed by the laws of the State of
Illinois without giving effect to conflict of laws principles thereof. 

(m)        This Agreement and the various rights and obligations arising hereunder
shall inure to the benefit of and be binding upon Seller and Purchaser and their respective successors and permitted assigns, provided, however, that none of the representations or warranties made by Seller hereunder shall inure to the benefit of
any person or entity that may succeed to Purchaser’s interest in the Property or this Agreement (other than persons or entities related to or affiliated with Purchaser or its constituent members and any Controlled Affiliate)

  
 51 

 
after the Closing Date. Further, none of Purchaser’s representations and warranties shall inure to any person or entity other than Seller. 

(n)         Purchaser shall not assign or otherwise transfer (x) this Agreement
or any of its rights or obligations hereunder whether prior to or after Closing or (y) prior to Closing only, any of the direct or indirect ownership interests in Purchaser, in either case without first obtaining Seller’s prior written
consent thereto, provided, however, that the Purchaser named herein shall have the one-time right to assign this Agreement prior to Closing to a Controlled Affiliate (as defined below) without the consent of Seller but upon prior
notice to Seller. “Controlled Affiliate” shall mean (i) any entity indirectly or directly controlling, controlled by or under common control with Purchaser, or (ii) the majority of the beneficial interests in which are
owned, directly or indirectly, by Purchaser as of the date of the assignment and the Closing Date, or (iii) an entity for which Purchaser directly or indirectly serves as the investment advisor. “Controlled by” means the power
and authority to direct the business and affairs of the assignee by reason of the ownership of a majority of the beneficial interests in such assignee, by contract or otherwise. Any such assignment shall be conditioned upon Purchaser delivering to
Seller an executed original of the assignment and assumption agreement wherein the assignee assumes all of the obligations of the Purchaser named herein and proof reasonably satisfactory to Seller that the assignee constitutes a “Controlled
Affiliate”. An assignment or transfer of this Agreement shall not relieve the Purchaser named herein of any of its obligations hereunder at any time on or prior to the Closing Date; provided, that if Purchaser’s assignee has satisfied
all of the Purchaser’s obligations under this Agreement as of the Closing, the Purchaser named herein shall automatically be released from any further obligation or responsibilities under this Agreement after consummation of the Closing. In
addition, Purchaser shall not at or prior to the Closing re-sell the Property to any other person or entity that is not a Controlled Affiliate through a “double escrow” or other similar mechanism without Seller’s prior written
consent. Notwithstanding the foregoing, under no circumstances shall Purchaser have the right to assign this Agreement to any person or entity owned or controlled by an employee benefit plan if Seller’s sale of the Property to such person or
entity would, in the reasonable opinion of Seller’s ERISA advisors or consultants, create or otherwise cause a “prohibited transaction” under ERISA. If Purchaser assigns this Agreement or transfers any ownership interest in Purchaser,
and such assignment or transfer would make the consummation of the transaction hereunder a “prohibited transaction” under ERISA and necessitate the termination of this Agreement then, notwithstanding any contrary provision which may be
contained herein, Seller shall have the right to terminate this Agreement. 

(o)        Neither this Agreement nor any memorandum hereof may be recorded without
first obtaining Seller’s prior written consent thereto which may be withheld in Seller’s sole discretion. 

(p)        This Agreement is an agreement solely for the benefit of Seller and
Purchaser (and their permitted successors and/or assigns). No other person, party or entity shall have any rights hereunder nor shall any other person, party or entity be entitled to rely upon the terms, covenants and provisions contained herein.
Neither Seller nor Purchaser shall have the right to delegate any of its obligations under this Agreement. 

  
 52 

 (q)        The parties hereto agree to
submit to personal jurisdiction of any federal or state court located in Cook County, Illinois in any action or proceeding arising out of this Agreement and, in furtherance of such agreement, the parties hereby agree and consent that without
limiting other methods of obtaining jurisdiction, personal jurisdiction over the parties in any such action or proceeding may be obtained within or without the jurisdiction of any federal or state court located in the Cook County, Illinois. 

(r)         SELLER AND PURCHASER HEREBY IRREVOCABLY AND UNCONDITIONALLY WAIVE
ANY AND ALL RIGHT TO TRIAL BY JURY IN ANY ACTION, SUIT OR COUNTERCLAIM ARISING IN CONNECTION WITH, OUT OF OR OTHERWISE RELATING TO THIS AGREEMENT. 

(s)         Notwithstanding anything to the contrary herein, whenever Seller is
granted a right to extend the Closing Date under the terms of this Agreement, Seller and Purchaser agree that (i) all Seller’s extension periods shall run concurrently with each other and not on a consecutive basis (i.e.,
“stacking” of any such extension rights shall not be permitted), (ii) each such extension period shall run for the applicable period commencing from the Scheduled Closing Date (as the same may be extended by Purchaser pursuant to
Section 19(a) above), and (iii) in no event shall the Closing Date extend beyond January 24, 2014. 

(t)         Seller and Purchaser each agree to take such further steps, and
deliver such further documents, as are reasonably necessary in order to implement the transactions contemplated hereby, including the execution and delivery of supplemental escrow instructions to the extent reasonably requested by the Escrow Agent.
Notwithstanding the foregoing, neither party shall have any obligations to take and such steps or execute or deliver any such further documents if the same would be inconsistent in any material respect with the rights and obligations of the parties
contemplated by this Agreement. 
 (u)        Purchaser and Seller each acknowledge
that: (a) they have consulted and been represented by independent counsel in connection with the negotiation of this Agreement and that it has bargaining power equal to that of the other parties hereto in connection with the negotiation and
execution of this Agreement; (b) they have executed this Agreement with the advice of such counsel; and (c) this Agreement is the result of arms length negotiations between the parties hereto and the advice and assistance of their
respective counsel. Notwithstanding any rule of law to the contrary: (i) the fact that this Agreement was prepared by Seller’s counsel as a matter of convenience shall have no import or significance, and any uncertainty or ambiguity in
this Agreement shall not be construed against Seller in the construction or interpretation of this Agreement because Seller’s counsel prepared this Agreement; and (ii) no deletions from prior drafts of this Agreement shall be construed to
create the opposite intent of the deleted provisions. 
 (v)        Prior to the
Closing Date, the obligations of Seller under this Agreement or directly or indirectly arising out of this Agreement shall be limited solely to Seller’s interest in the Property (including all rents, profits and proceeds thereof), and neither
Purchaser nor anyone else claiming by or through Purchaser shall have any claim against any other asset of Seller or any other person. The provisions of this Section 23(v) are in addition to, and not in substitution of, any other
limitations on the liability of Seller set forth in this Agreement. 

  
 53 

 (w)        Acceptance by Purchaser at
Closing of the Deed shall constitute an acknowledgment by Purchaser of full performance by Seller of all of Seller’s obligations under this Agreement, except for the obligations of Seller which are expressly provided in this Agreement to
survive Closing. Any of Purchaser’s obligations under this Agreement that are expressly provided in this Agreement to survive Closing or that shall imply performance or observance after the Closing Date shall survive Closing and delivery of the
Deed, notwithstanding any presumption to the contrary. 
 (x)        The parties
hereto acknowledge and agree that, except as otherwise provided in this Agreement, TIME IS OF THE ESSENCE for the performance of all actions (including, without limitation, the giving of notices, the delivery of documents and the funding of
money) required or permitted to be taken by Purchaser only under this Agreement. Subject to Section 19 hereof, whenever action must be taken (including, without limitation, the giving of notice, the delivery of documents or the funding
of money) by Purchaser under this Agreement, prior to the expiration of, by no later than or on a particular date, such action must be completed by 5:00 p.m. (Chicago, Illinois time) on such date. 

(y)        THE SUBMISSION OF THIS AGREEMENT FOR EXAMINATION IS NOT INTENDED TO NOR
SHALL IT CONSTITUTE AN OFFER TO SELL, OR A RESERVATION OF, OR OPTION OR PROPOSAL OF ANY KIND FOR THE PURCHASE OF THE PROPERTY. EITHER PARTY MAY TERMINATE DISCUSSIONS OR NEGOTIATIONS AT ANY TIME FOR ANY REASON. THE DELIVERY OF ANY DRAFT DOCUMENTS AND
THE PROVISION OF ANY COMMENTS IN RESPONSE THERETO BY THE PARTIES’ COUNSEL WILL NOT PRECLUDE THE PARTIES FROM RAISING COMMENTS OR RESPONDING TO PROVISIONS, EVEN IF THOSE PROVISIONS WERE SET FORTH IN PRIOR DRAFTS OR COMMENTARY. IN NO EVENT SHALL
ANY DRAFT OF THIS AGREEMENT CREATE ANY OBLIGATION OR LIABILITY, IT BEING UNDERSTOOD THAT THIS AGREEMENT SHALL BE EFFECTIVE AND BINDING ONLY WHEN A COUNTERPART HEREOF HAS BEEN EXECUTED AND DELIVERED BY EACH PARTY HERETO AND THE EARNEST MONEY IS
DELIVERED TO THE TITLE COMPANY. 
 (z)        The provisions of this
Section 23 shall survive the Closing or the termination hereof. 
  

	 	24.	 PROPERTY CONVEYED “AS IS” AND DISCLAIMER OF REPRESENTATIONS AND WARRANTIES. 

(a)        Notwithstanding anything contained herein to the contrary, it is
understood and agreed that except for the representations and warranties of Seller expressly set forth in this Agreement and in any document, certificate, or instrument delivered by Seller to Purchaser at Closing (collectively, the “Closing
Documents”), Seller has not made and does not make any warranty or representation regarding the truth, accuracy, content, completeness, or suitability for any purpose, of the Confidential Information or the source(s) thereof. Except for the
limited obligation of the Seller Knowledge Party to make due inquiry under Section 13(d) of this Agreement regarding matters as to which representations and warranties are made by Seller hereunder, Seller has not undertaken any
independent investigation as to truth, accuracy, content, 

  
 54 

 
completeness, or suitability for any purpose, of the Confidential Information, and Purchaser shall not have any recourse against Seller or any of the other Exculpated Parties (defined below) in
the event of any errors therein or omissions therefrom unless that same results from a breach by Seller of any representations and warranties of Seller expressly set forth in this Agreement or in the Closing Documents. Purchaser further expressly
acknowledges that, except for the representations and warranties of Seller expressly set forth in this Agreement or in the Closing Documents for the applicable survival period, neither Seller, nor any person acting on behalf of Seller, nor any
person or entity which prepared or provided any of the materials reviewed by Purchaser in conducting its due diligence, nor any direct or indirect officer, director, partner, shareholder, employee, agent, representative, accountant, advisor,
attorney, principal, affiliate, consultant, contractor, property manager, successor or assign of any of the foregoing parties (Seller, and all of the other parties described in the preceding portions of this sentence (other than Purchaser) shall be
referred to herein collectively as the “Exculpated Parties”) has made, and is not now making, and Seller specifically disclaims, any warranties, representations or guaranties of any kind or character, express or implied, oral or
written, past, present or future, including, without limitation, those with respect to (i) the Leases, (ii) the Contracts, (iii) the Personalty, (iv) the Property, (v) the value, financial condition of, the revenues and
expenses generated by, or associated with, the Property or otherwise relating to the Property, (vi) matters of title, (vii) environmental matters relating to the Property or any portion thereof, (viii) geological conditions,
including, without limitation, subsidence, subsurface conditions, water table, underground water reservoirs, limitations regarding the withdrawal of water and earthquake faults and the resulting damage of past and/or future earthquakes,
(ix) whether, and to the extent to which, the Property or any portion thereof is affected by any stream (surface or underground), body of water, flood prone area, flood plain, floodway or special flood hazard, (x) drainage, (xi) soil
conditions, including the existence of instability, past soil repairs, soil additions or conditions of soil fill, or susceptibility to landslides, or the sufficiency of any undershoring, (xii) the availability of any utilities to the Property
or any portion thereof including, without limitation, water, sewage, gas and electric, (xiii) the usages of adjoining property, (xiv) access to the Property or any portion thereof, (xv) the compliance with the plans and specifications
of the Property, (xvi) the size, location, age, use, design, quality, description, suitability, structural integrity, operation, or physical condition of the Property or any portion thereof, (xvii) any liens, encumbrances, rights or claims
on or affecting or pertaining to the Property or any part thereof, (xviii) the compliance of the Property with Environmental Laws (defined below), or the presence of Hazardous Substances (defined below) in or on, under or in the vicinity of the
Property, (xix) the condition or use of the Property or compliance of the Property with any or all past, present or future federal, state or local ordinances, rules, regulations or laws, building, fire or zoning ordinances, codes or other
similar laws, regulations and rules applicable to the Property, or the compliance by the Property therewith, (xx) the existence or non-existence of underground storage tanks, (xxi) any other matter affecting the stability or integrity of
the Property, (xxii) the potential for further development of the Property, (xxiii) the existence of vested land use, zoning or building entitlements affecting the Property, (xxiv) the merchantability of the Property or fitness of the
Property for any particular purpose (Purchaser affirming that Purchaser has not relied on Seller’s skill or judgment to select or furnish the Property for any particular purpose, and that Seller makes no warranty that the Property is fit for
any particular purpose), (xxv) tax consequences or (xxvi) the transactions contemplated by this Agreement. 

  
 55 

 (b)        Purchaser hereby acknowledges
that, except for the representations and warranties of Seller expressly set forth in this Agreement and in the Closing Documents for the applicable survival period, Purchaser has not relied upon, and will not rely upon, either directly or
indirectly, any information, representation or warranty of Seller or any of the other Exculpated Parties, and further acknowledges that no such other representations or warranties have been made. Purchaser represents that it is a knowledgeable,
experienced and sophisticated purchaser of real estate, and that, except for the representations and warranties of Seller expressly set forth in this Agreement and in the Closing Documents for the applicable survival period, it is relying solely on
its own expertise and that of Purchaser’s consultants in purchasing the Property. Purchaser acknowledges that, prior to the execution and delivery of this Agreement it has examined, reviewed and inspected, and during the Inspection Period it
will examine, review and inspect, all matters that in Purchaser’s judgment bear upon the Property and its value and suitability for Purchaser’s purposes. Purchaser shall rely solely on its own independent investigation and inspection of
the Property (except for the representations and warranties of Seller expressly set forth in this Agreement and in the Closing Documents), and shall conduct such inspections and investigations of the Property as Purchaser deems necessary. Upon
Closing, Purchaser shall take the risk that adverse matters, including, but not limited to, adverse physical and environmental conditions, may not have been revealed by Purchaser’s inspections and investigations (except for the representations
and warranties of Seller expressly set forth in this Agreement and in the Closing Documents for the applicable survival period). Purchaser acknowledges and agrees that upon Closing, Seller shall sell and convey to Purchaser and Purchaser shall
accept the Property “as is, where is”, with all faults (except for the representations and warranties of Seller expressly set forth in this Agreement and in the Closing Documents for the applicable survival period). Purchaser further
acknowledges and agrees that there are no oral agreements, warranties or representations, collateral to or affecting the Property by Seller or any of the other Exculpated Parties. Seller is not liable or bound in any manner by any oral or written
statements, representations, or information pertaining to the Property furnished by any real estate broker, agent, employee, servant or other person, unless the same are specifically set forth or referred to herein. Purchaser acknowledges that the
Purchase Price reflects the “as is” nature of this sale and any faults, liabilities, defects or other adverse matters that may be associated with the Property. Purchaser has fully reviewed the disclaimers and waivers set forth in this
Agreement with its counsel and understands the significance and effect thereof. 

(c)        From and after Closing, Purchaser agrees for itself and for its heirs,
successors and assigns, to waive all of its rights under this Agreement (if any) and any Environmental Laws to require Seller to remediate or “clean up” the Premises, including without limitation, Purchaser’s rights under CERCLA or
any analogous state laws. Purchaser acknowledges having inspected the Property, having observed its physical characteristics and existing conditions and having had the opportunity to conduct such investigation and study on and of said property and
adjacent areas as it deems necessary and hereby waives any and all objections to or complaints regarding (including, but not limited to, federal, state or common law based actions and any private right of action under state and federal law to which
the Property is or may be subject, including, but not limited to, CERCLA and RCRA) physical characteristics and existing conditions, including, without limitation, structural and geologic conditions, subsurface soil and water conditions and solid
and hazardous waste and Hazardous Substances on, under, adjacent to or otherwise affecting the Property. Purchaser further hereby takes the risk 

  
 56 

 
of changes in applicable laws and regulations relating to past, present and future environmental conditions on the Property and the risk that adverse physical characteristics and conditions,
including, without limitation, the presence of Hazardous Substances or other contaminants, may not have been revealed by its investigation. “Environmental Laws” shall mean any federal, state or local statute, regulation or ordinance
or rule of common law or any judicial, administrative or arbitral decree or decision, whether now existing or hereinafter enacted, promulgated or issued, in any way relating to the protection of the environment, including, inter alia, any hazardous
materials, petroleum or any fraction thereof, drinking water, groundwater, wetlands, landfills, open dumps, outdoor air quality, indoor air quality, microbial matter, mycotoxins, storage tanks, underground storage tanks, solid waste, waste water,
storm water runoff, waste emissions or wells. Without limiting the generality of the foregoing, the term shall encompass each of the following statutes, and regulations, order, decrees, permits, licenses and deed restrictions now or hereafter
promulgated thereunder, and amendments and successors to such statutes and regulations as may be enacted and promulgated from time to time: (i) the Comprehensive Environmental Response, Compensation and Liability Act (codified in scattered
sections of 26 U.S.C., 33 U.S.C., 42 U.S.C. and 42 U.S.C. Section 9601 et seq.) (“CERCLA”); (ii) the Resource Conservation and Recovery Act (42 U.S.C. Section 6901 et seq.)
(“RCRA”); (iii) the Hazardous Materials Transportation Act (49 U.S.C. Section 1801 et seq.); (iv) the Toxic Substances Control Act (15 U.S.C. Section 2061 et seq.); (v) the Clean Water Act
(33 U.S.C. Section 1251 et seq.); (vi) the Clean Air Act (42 U.S.C. Section 7401 et seq.); (vii) the Safe Drinking Water Act (21 U.S.C. Section 349, 42 U.S.C. Section 201 and Section 300f et seq.);
(viii) the National Environmental Policy Act (42 U.S.C. Section 4321 et seq.); (ix) the Superfund Amendments and Reauthorization Act of 1986 (codified in scattered sections of 10 U.S.C., 29 U.S.C., 33 U.S.C. and
42 U.S.C.); (x) Title III of the Superfund Amendment and Reauthorization Act (40 U.S.C. Section 1101 et seq.); (xi) the Uranium Mill Tailings Radiation Control Act (42 U.S.C. Section 7901 et seq.); (xii) the
Occupational Safety & Health Act (29 U.S.C. Section 651 et seq.); (xiii) the Federal Insecticide, Fungicide and Rodenticide Act (7 U.S.C. Section 136 et seq.); (xiv) the Noise Control Act (42 U.S.C.
Section 4901 et seq.); (xv) the Emergency Planning and Community Right to Know Act (42 U.S.C. Section 1100 et seq.); and (xvi) the Oil Pollution Act of 1990 (33 U.S.C. 2701 et seq.), and (xvii) any analogous
present or future state or local statutes or laws. “Hazardous Substances” shall mean any hazardous, toxic or dangerous waste, substance or material, pollutant or contaminant, as defined for purposes of the CERCLA (defined below), or
the RCRA (defined below), or any other federal, state or local law, ordinance, rule or regulation applicable to the Property, or any substance which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or
otherwise hazardous, or any substance which contains gasoline, diesel fuel or other petroleum hydrocarbons, polychlorinated biphenyls (PCBs), radon gas, urea formaldehyde, asbestos, lead, or electromagnetic waves. 

(d)        WITHOUT LIMITING THE PROVISIONS OF SECTION 24(C) ABOVE AND
NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS AGREEMENT EXCEPT AS PROVIDED IN THE LAST SENTENCE OF THIS SECTION 24(D), EFFECTIVE AS OF AND FROM AND AFTER THE CLOSING DATE, PURCHASER HEREBY RELEASES SELLER AND THE EXCULPATED
PARTIES FROM ANY AND ALL CLAIMS, DEMANDS, CAUSES OF ACTIONS, LOSSES, DAMAGES, LIABILITIES, COSTS AND EXPENSES (INCLUDING ATTORNEYS’ FEES WHETHER THE SUIT IS INSTITUTED OR NOT) WHETHER KNOWN OR UNKNOWN, LIQUIDATED

  
 57 

 
OR CONTINGENT (HEREINAFTER COLLECTIVELY CALLED THE “CLAIMS”) ARISING FROM OR RELATING TO (i) ANY DEFECTS, ERRORS OR OMISSIONS IN THE DESIGN OR CONSTRUCTION OF THE PREMISES
WHETHER THE SAME ARE THE RESULT OF NEGLIGENCE OR OTHERWISE, OR (ii) ANY OTHER CONDITIONS, INCLUDING ENVIRONMENTAL AND OTHER PHYSICAL CONDITIONS, AFFECTING THE PREMISES WHETHER THE SAME ARE A RESULT OF NEGLIGENCE OR OTHERWISE. THE RELEASE SET
FORTH IN THIS PARAGRAPH SPECIFICALLY INCLUDES, WITHOUT LIMITATION, ANY CLAIMS (INCLUDING INDEMNITY AND CONTRIBUTION CLAIMS) BY PURCHASER, OR ANY AFFIILIATES, EMPLOYERS, AGENTS, REPRESENTATIVES OR SUCCESSORS TO PURCHASER, UNDER ANY ENVIRONMENTAL LAWS
OF THE UNITED STATES, THE STATE IN WHICH THE PREMISES IS LOCATED OR ANY POLITICAL SUBDIVISION THEREOF OR UNDER THE AMERICANS WITH DISABILITIES ACT OF 1990, AS ANY OF THOSE LAWS MAY BE AMENDED FROM TIME TO TIME AND ANY REGULATIONS, ORDERS, RULES OF
PROCEDURES OR GUIDELINES PROMULGATED IN CONNECTION WITH SUCH LAWS, REGARDLESS OF WHETHER THEY ARE IN EXISTENCE ON THE EFFECTIVE DATE. PURCHASER ACKNOWLEDGES THAT PURCHASER HAS BEEN REPRESENTED BY INDEPENDENT LEGAL COUNSEL OF PURCHASER’S
SELECTION AND PURCHASER IS GRANTING THIS RELEASE OF ITS OWN VOLITION AND AFTER CONSULTATION WITH PURCHASER’S COUNSEL. NOTWITHSTANDING THE FOREGOING, THE FOREGOING RELEASE SHALL NOT EXTEND TO (A) THE COVENANTS AND REPRESENTATIONS AND
WARRANTIES OF SELLER EXPRESSLY SET FORTH IN THIS AGREEMENT OR IN THE CLOSING DOCUMENTS FOR THE APPLICABLE SURVIVAL PERIOD, (B) SELLER’S FRAUD OR WILLFUL MISCONDUCT, AND (C) ANY OF SELLER’S INDEMNITY OBLIGATIONS UNDER THIS
AGREEMENT OR IN ANY OF THE CLOSING DOCUMENTS. 
 (e)        Purchaser acknowledges
and agrees that the Purchase Price has been negotiated to take into account that the Property is being sold pursuant to the provisions of this Section 24 and that Seller would have charged a higher purchase price if the provisions of
this Section 24 were not agreed upon by Purchaser. 
 (f)        The
provisions of this Section 24 shall survive the Closing or any termination of this Agreement. 
  

	 	25.	 GSA LEASES; NOVATION AGREEMENTS. 

(a)        Not later than five (5) Business Days after the Closing Date, Seller
and Purchaser shall submit to the U.S. General Services Administration (the “GSA”) a request for consent to transfer the GSA Leases to Purchaser, together with all supporting documentation and forms required by GSA. Each of Seller
and Purchaser shall cooperate with the GSA to obtain the execution by the GSA of a separate novation agreement by and among the GSA, Seller and Purchaser as soon after the Closing as possible for each of the GSA Leases, substantially in the form of
Exhibit 10 attached hereto (each, a “Novation Agreement”) or on the GSA’s then-current standard form. If the GSA requires changes to a Novation Agreement, then such changes shall be reasonably accommodated by Purchaser
and Seller. 

  
 58 

 (b)        The terms and provisions of
this Section 25 shall expressly survive the Closing. 
 [SIGNATURE PAGE TO FOLLOW] 

  
 59 

 IN WITNESS WHEREOF, the parties hereto have caused this Purchase and Sale
Agreement to be executed the day and year first above written. 
  

									
		 	SELLER:
		
		 	UST-GEPT JOINT VENTURE, L.P., an Illinois limited
partnership
			
		 	By:	  	 NACA Madison LLC, a Delaware limited liability
company, its managing general partner

					
		 		  	 By:
	  	 /s/ Brian J. Strickland
	  	
		 		  	 Name:
	  	 Brian J. Strickland
	  	
		 		  	 Title:
	  	 Vice President
	  	
			
		 	 By:
	  	 UST XV GP, Ltd., a Florida limited partnership, its
administrative general partner

					
		 		  	 By:
	  	 /s/ Lothar Estein
	  	
		 		  	 Name:
	  	 Lothar Estein
	  	
		 		  	 Title:
	  	 President
	  	
		
		 	PURCHASER:
		
		 	 KBS CAPITAL ADVISORS LLC, a Delaware limited liability
company

					
		 		  	 By:
	  	 /s/ Charles J. Schreiber, Jr.
	  	
		 		  	 Name:
	  	 Charles J. Schreiber, Jr.
	  	
		 		  	 Title:
	  	 Chief Executive Officer
	  	

			
	AGREED TO SOLELY WITH RESPECT
TO THE ESCROW PROVISIONS OF
SECTIONS 5 AND 23(E) HEREOF:
	
	 FIRST AMERICAN TITLE INSURANCE COMPANY

		
	 By:
	 	 /s/ Deanna Wilkie

	 Name:
	 	       Deanna Wilkie

	 Title:
	 	       Escrow Officer

 SCHEDULE A 

Definitions 

1.        “Act” shall have the meaning given to such term in
Section 18(d)(i)(1) hereof. 
 2.        “Additional
Deposit” shall have the meaning given to such term in Section 3(a)(ii) hereof. 

3.        “Additional Rent” shall have the meaning given to such term
in Section 8(a)(i) hereof. 
 4.        “Advisor” shall
have the meaning given to such term in Section 16(a) hereof. 

5.        “Agreement” shall have the meaning given to such term in
Preamble hereof. 
 6.        “Agreement Confidential Information”
shall have the meaning given to such term in Section 4(h) hereof. 

7.        “Apportioned Property Taxes” shall have the meaning given
to such term in Section 8(c) hereof. 
 8.        “Apportionment
Date” shall have the meaning given to such term in Section 8(a) hereof. 

9.        “Approved Estoppels” shall have the meaning given to such
term in Section 11(a)(i) hereof. 
 10.        “Base
Amount” shall have the meaning given to such term in Section 13(c) hereof. 

11.        “Building” shall have the meaning given to such term in
the Recitals hereof. 
 12.        “Bulk Sales Release Letters”
shall have the meaning given to such term in Section 17(f) hereof. 

13.        “Business Day” shall mean a day other than Saturday,
Sunday or any day on which commercial banks in New York, New York or Chicago, Illinois are authorized or obligated to close. In the event any period would begin or expire, or any action is required to be taken by any party hereunder, on a day that
is not a Business Day, such period will be deemed to commence or expire or the action will not be required to be taken, as the case may be, until the next Business Day. 

14.        “Capital Repair Item” shall have the meaning given to such
term in Section 8(g) hereof. 
 15.        “CERCLA”
shall have the meaning given to such term in Section 24(c) hereof. 

 16.        “City Code Bulk Sales
Ordinance” shall have the meaning given to such term in Section 18(d)(i)(3) hereof. 

17.        “City Notice” shall have the meaning given to such term in
Section 18(d)(i)(3) hereof. 
 18.        “Claims”
shall have the meaning given to such term in Section 24(d) hereof. 

19.        “Closing” shall have the meaning given to such term in
Section 19(a) hereof. 
 20.        “Closing Date”
shall have the meaning given to such term in Section 19(a) hereof. 

21.        “Closing Documents” shall have the meaning given to such
term in Section 24(a) hereof. 
 22.        “Closing Extension
Notice” shall have the meaning given to such term in Section 19(a) hereof. 

23.        “Closing Extension Period” shall have the meaning given to
such term in Section 18(d)(ii) hereof. 
 24.        “Closing
Statement” shall have the meaning given to such term in Section 8(k) hereof. 

25.        “Co-Insurance/Reinsurance Title Companies” shall have the
meaning given to such term in Section 18(a)(vi) hereof. 

26.        “Commitment” shall have the meaning given to such term in
Section 7(a)(i) hereof. 
 27.        “Confidential
Information” shall have the meaning given to such term in Section 4(h) hereof. 

28.        “Contracts” shall have the meaning given to such term in
Section 2(a) hereof. 
 29.        “Controlled
Affiliate” shall have the meaning given to such term in Section 23(n) hereof. 

30.        “Controlled by” shall have the meaning given to such term
in Section 23(n) hereof. 
 31.        “County” shall
have the meaning given to such term in Section 18(d)(i)(2) hereof. 

32.        “County Certificate” shall have the meaning given to such
term in Section 18(d)(i)(2) hereof. 
 33.        “County
Notice” shall have the meaning given to such term in Section 18(d)(i)(2) hereof. 

 34.        “County
Ordinance” shall have the meaning given to such term in Section 18(d)(i)(2) hereof. 

35.        “Damages” shall have the meaning given to such term in
Section 13(c) hereof. 
 36.        “Data-Room Website”
shall have the meaning given to such term in Section 13(e) hereof. 

37.        “Deposit” shall have the meaning given to such term in
Section 3(a)(ii) hereof. 
 38.        “Diligence Confidential
Information” shall have the meaning given to such term in Section 4(h) hereof. 

39.        “Due Diligence Materials” shall have the meaning given to
such term in Section 4(b) hereof. 
 40.        “Effective
Date” shall have the meaning given to such term in the preamble to this Agreement. 

41.        “Environmental Laws” shall have the meaning given to such
term in Section 24(c) hereof. 
 42.        “ERISA”
shall have the meaning given to such term in Section 13(f)(viii) hereof. 

43.        “Escrow Account” shall have the meaning given to such term
in Section 5(a) hereof. 
 44.        “Escrow Agent”
shall have the meaning given to such term in Section 3(a)(i) hereof. 

45.        “Escrow Agreement” shall have the meaning given to such
term in Section 18(d)(iii)(2) hereof. 

46.        “Exchange” shall have the meaning given to such term in
Section 22 hereof. 
 47.        “Excluded Personalty”
shall have the meaning given to such term in Section 2(a) hereof. 

48.        “Exculpated Parties” shall have the meaning given to such
term in Section 24(a) hereof. 
 49.        “Executive
Order” shall have the meaning given to such term in Section 13(a)(xi) hereof. 

50.        “Existing Survey” means that certain survey of the
Premises prepared by Chicago Guarantee Survey Company dated May 27, 2005, last revised June 1, 2005, as Order No. 0505002. 

 51.        “Existing Title
Policy” shall have the meaning given to such term in Section 7(a)(i) hereof. 

52.        “Extension Fee” shall have the meaning given to such term
in Section 19(a) hereof. 
 53.        “Finalized Pending Lease
Transactions” shall have the meaning given to such term in Section 8(e)(i) hereof. 

54.        “Fixed Rents” shall have the meaning given to such term in
Section 8(a)(i) hereof. 
 55.        “Government List”
shall have the meaning given to such term in Section 13(f)(v) hereof. 

56.        “GSA” shall have the meaning given to such term in
Section 25(a) hereof. 
 57.        “GSA Leases” means
a collective reference to the DOE Lease, the DOJ Lease, the EEOC Lease, the MARAD Lease and the SBA Lease, each as defined in Schedule G. 

58.        “Hazardous Substances” shall have the meaning given to
such term in Section 24(c) hereof. 
 59.        “Illinois Tax
Certificate” shall have the meaning given to such term in Section 18(d)(i)(1) hereof. 

60.        “Income” shall have the meaning given to such term in
Section 5(a) hereof. 
 61.        “Indemnity” shall
have the meaning given to such term in Section 18(d)(iii)(3`) hereof. 

62.        “Independent Consideration” shall have the meaning given
to such term in Section 3(c) hereof. 
 63.        “Initial
Deposit” shall have the meaning given to such term in Section 3(a)(i) hereof. 

64.        “Inspection Period” shall have the meaning given to such
term in Section 4(a) hereof. 
 65.        “Land” shall
have the meaning given to such term in the Recitals hereof. 

66.        “Leases” shall have the meaning given to such term in
Section 2(a) hereof. 
 67.        “Leasing
Commissions” shall have the meaning given to such term in Section 8(e)(iv) hereof. 

68.        “Major Tenant” means either (i) any tenant occupying
more than 40,000 rentable square feet of office and/or retail space at the Premises as of the Effective Date. 

 69.        “Material
Loss” shall have the meaning given to such term in Section 14(a) hereof. 

70.        “Material Taking” shall have the meaning given to such
term in Section 15(a) hereof. 
 71.        “MB Property
Management Leases” means a collective reference to the following: (i) that certain Office Lease dated as of July 1, 2003 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and MB Real Estate
Services LLC, as tenant, as amended by First Lease Amendment dated as of December 1, 2005 and Second Lease Amendment dated as of January 22, 2010; and (ii) that certain Office Lease dated as of December 1, 2005 by and between
Seller, as landlord, and MB Real Estate Services LLC, as tenant, as amended by First Lease Amendment dated as of January 22, 2010. 

72.        “Metra” means The Commuter Rail Division of the Regional
Transportation Authority, The Northeast Illinois Regional Commuter Railroad Corporation, a municipal corporation. 

73.        “Metra Declaration” shall mean a collective reference to
the following documents: (i) Declaration of Easements, Covenants, Conditions and Restrictions dated as of March 31, 1982, by and between Chicago and Northwestern Transportation Company (“CNW”) and Chicago Title and Trust
Company, not personally but as Trustee under Trust Agreement dated March 31, 1982 and known as Trust Number 1079000 (the “Trust”), and recorded September 7, 1984 as Document No. 27245590 in the Cook County
Recorder’s Office; (ii) Agreement and Declaration of Easements, Covenants, Conditions and Restrictions Northwestern Atrium Center Chicago, Illinois dated as of November 3, 1986, by and among CNW, the Trust, Northwestern Atrium Center
Associates and Metra and recorded June 3, 1987 as Document No. 87299302 in the Cook County Recorder’s Office; and (iii) First Amendment to Agreement and Declaration of Easements, Covenants, Conditions and Restrictions Citicorp
Center (f/k/a Atrium Center) Chicago, Illinois dated as of May 1, 1997, by and between NACA Limited Partnership and Metra, and recorded April 29, 1999 as Document No. 99414412 in the Cook County Recorder’s Office. 

74.        “Metra Declaration Estoppel Certificate” shall have the
meaning given to such term in Section 10(g) hereof. 

75.        “Monetary Lien” shall have the meaning given to such term
in Section 7(a)(iii) hereof. 
 76.        “Monetary Lien Cap
Amount” shall have the meaning given to such term in Section 7(a)(iii) hereof. 

77.        “Notices” shall have the meaning given to such term in
Section 20 hereof. 
 78.        “Novation Agreement”
shall have the meaning given to such term in Section 25(a) hereof. 

79.        “NUFIC” shall have the meaning given to such term in
Section 8(e)(ii) hereof. 

 80.        “NUFIC Abatement
Notice Letter” shall have the meaning given to such term in Section 8(e)(ii) hereof. 

81.        “NUFIC Rent Abatement Payment” shall have the meaning
given to such term in Section 8(e)(ii) hereof. 

82.        “NUFIC Rent Abatement Payment Option” shall have the
meaning given to such term in Section 8(e)(ii) hereof. 

83.        “OFAC” shall have the meaning given to such term in
Section 13(a)(xi) hereof. 
 84.        “Pedestrian Bridge
Agreement” means a collective reference to the following documents: (i) City of Chicago Ordinance entitled “Chicago and North Western Railway Co.: Pedestrian Bridge (Passageway) over and across N. Canal St.; Etc.” passed on
March 28, 1928, as amended by City of Chicago Ordinance entitled “Chicago & North Western Ry. Co.: Construction of a Pedestrian Bridge across N. Canal St. (Amendment)” passed on March 30, 1929; (ii) Memorandum of
Agreement dated February 1, 1929 by and between Chicago Daily News Printing Company and Chicago and North Western Railway Company, as disclosed by deed recorded as Document 26204231; (iii) Letter dated February 7, 1929 from Chicago
Daily News Printing Company to Chicago and North Western Railway Company; (iv) Amendment to Bridge Agreement dated August 15, 1961 by and between Chicago and North Western Railway Company and Riverside Plaza Corporation; and
(v) Amendment to Bridge Agreement dated August 6, 1965 by and between Chicago and North Western Railway Company and Riverside Plaza Corporation. 

85.        “Pedestrian Bridge Estoppel Certificate” shall have the
meaning given to such term in Section 10(h) hereof. 

86.        “Pending Lease Transactions” shall have the meaning given
to such term in Section 10(b)(i) hereof. 

87.        “Permitted Encumbrances” shall have the meaning given to
such term in Section 6(a) hereof. 

88.        “Personalty” shall have the meaning given to such term in
Section 2(a) hereof. 
 89.        “Pre-Closing Capital
Costs” shall have the meaning given to such term in Section 8(g) hereof. 

90.        “Premises” shall have the meaning given to such term in
the Recitals hereof. 
 91.        “Prepared Estoppels” shall have
the meaning given to such term in Section 11(a)(i) hereof. 

92.        “Proceeding” shall have the meaning given to such term in
Section 13(b) hereof. 
 93.        “Pro Forma Title
Policy” shall have the meaning given to such term in Section 7(a)(vi) hereof. 

 94.        “Prohibited
Person” shall have the meaning given to such term in Section 13(a)(xi) hereof. 

95.        “Property” shall have the meaning given to such term in
Section 2(a) hereof. 
 96.        “Property Taxes”
shall have the meaning given to such term in Section 8(a)(ii) hereof. 

97.        “Purchase Price” shall have the meaning given to such term
in Section 3(a) hereof. 
 98.        “Purchaser” shall
have the meaning given to such term in the Preamble hereof. 

99.        “Purchaser Related Parties” shall have the meaning given
to such term in Section 16(b) hereof. 

100.        “Purchaser’s 3-14 Audit” shall have the meaning
given to such term in Section 4(b) hereof. 

101.        “Purchaser’s Representatives” shall have the meaning
given to such term in Section 4(d) hereof. 

102.        “RCRA” shall have the meaning given to such term in
Section 24(c) hereof. 
 103.        “Remaining
Tenants” shall have the meaning given to such term in Section 11(a)(i) hereof. 

104.        “Rents” shall have the meaning given to such term in
Section 8(a)(i) hereof. 
 105.        “Required
Percentage” shall have the meaning given to such term in Section 11(a)(i) hereof. 

106.        “Required Withholding Amount” shall have the meaning
given to such term in Section 18(d)(iii)(2) hereof. 

107.        “Required Work” shall have the meaning given to such term
in Section 10(c) hereof. 
 108.        “Resolution Closing
Extension Period” shall have the meaning given to such term in Section 18(d)(iii)(1) hereof. 

109.        “Scheduled Closing Date” shall have the meaning given to
such term in Section 19(a) hereof. 
 110.        “Section 21(b)
Break Up Costs” shall have the meaning given to such term in Section 21(b) hereof. 

111.        “Section 902(d)” shall have the meaning given to such
term in Section 18(d)(i)(1) hereof. 

 112.        “Security
Deposits” shall have the meaning given to such term in Section 2(a) hereof. 

113.        “Seller” shall have the meaning given to such term in the
Preamble hereof. 
 114.        “Seller Knowledge Party” shall have
the meaning given to such term in Section 13(d) hereof. 

115.        “Seller Related Parties” shall have the meaning given to
such term in Section 4(i) hereof. 
 116.        “Seller’s
Maximum Liability” shall have the meaning given to such term in Section 13(c) hereof. 

117.        “Seller’s Response Notice” shall have the meaning
give to such term in Section 7(a)(ii) hereof. 

118.        “SNDAs” shall have the meaning give to such term in
Section 10(i) hereof. 
 119.        “Survival Period”
shall have the meaning given to such term in Section 13(b) hereof. 

120.        “Taking” shall have the meaning given to such term in
Section 15(a) hereof. 
 121.        “Tenant Inducement
Costs” shall have the meaning given to such term in Section 8(e)(iv) hereof. 

122.        “Termination Notice” shall have the meaning given to such
term in Section 4(a) hereof. 
 123.        “Title
Company” shall have the meaning given to such term in Section 7(a)(i) hereof. 

124.        “Title Cure Notice” shall have the meaning given to such
term in Section 7(a)(iv) hereof. 
 125.        “Title Cure
Period” shall have the meaning given to such term in Section 7(a)(iv) hereof. 

126.        “Title Objections” shall have the meaning given to such
term in Section 7(a)(i) hereof. 
 127.        “Title
Policy” shall have the meaning given to such term in Section 7(a)(vi) hereof. 

128.        “Transfer Tax Laws” shall have the meaning given to such
term in Section 17(a) hereof. 

 129.        “Transfer
Taxes” shall have the meaning given to such term in Section 17(a) hereof. 

130.        “Transferred Security Deposits” shall have the meaning
given to such term in Section 18(a)(xi) hereof. 

131.        “Updated Survey” shall have the meaning give to such term
in Section 7(a)(i) hereof. 
 132.        “Union
Contracts” shall have the meaning given to such term in Section 13(a)(ix) hereof. 

133.        “Utilities” shall have the meaning given to such term in
Section 8(d) hereof. 

 SCHEDULE B 

Legal Description of the Land 
 PARCEL 1:

 THE SOUTH 275.06 FEET (MEASURED PERPENDICULARLY) OF THE FOLLOWING DESCRIBED PROPERTY, ALL TAKEN AS A TRACT: 

BLOCK 50 AND THE VACATED 18 FOOT ALLEY IN SAID BLOCK 50 (EXCEPT THAT PART OF BLOCK 50 AND THE VACATED ALLEY THEREIN, LYING IN MADISON STREET
AS WIDENED) IN THE ORIGINAL TOWN OF CHICAGO IN THE SOUTHWEST 1/4 OF SECTION 9, TOWNSHIP 39 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS. 

PARCEL 2A: 
 THAT PART OF THE FOLLOWING
DESCRIBED PROPERTY, ALL TAKEN AS A TRACT, LYING BELOW A HORIZONTAL PLANE HAVING, AN ELEVATION OF +23.00 FEET CHICAGO CITY DATUM AND LYING NORTH OF THE SOUTH 275.06 FEET (MEASURED PERPENDICULARLY) OF SAID TRACT: 

BLOCK 50 AND THE VACATED 18 FOOT ALLEY IN SAID BLOCK 50 (EXCEPT THAT PART OF BLOCK 50 AND THE VACATED ALLEY THEREIN, LYING IN MADISON STREET
AS WIDENED) IN THE ORIGINAL TOWN OF CHICAGO IN THE SOUTHWEST 1/4 OF SECTION 9, TOWNSHIP 39 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS. 

PARCEL 2B: 
 EASEMENT FOR THE BENEFIT OF PARCELS
1, 2A AND 2C, AS CREATED BY THE DECLARATION OF EASEMENTS, COVENANTS, CONDITIONS AND RESTRICTIONS MADE BY CHICAGO AND NORTHWESTERN TRANSPORTATION COMPANY, A DELAWARE CORPORATION, AND CHICAGO TITLE AND TRUST COMPANY, AS TRUSTEE UNDER TRUST AGREEMENT
DATED MARCH 31, 1982 AND KNOWN AS TRUST NUMBER 1079000, DATED MARCH 31, 1982 AND RECORDED SEPTEMBER 7, 1984 AS DOCUMENT 27245590, OVER THE FOLLOWING DESCRIBED PROPERTY: 

THAT PART OF THE FOLLOWING DESCRIBED PROPERTY, ALL TAKEN AS A TRACT, LYING ABOVE A HORIZONTAL PLANE HAVING AN ELEVATION OF +23.00 FEET CHICAGO
CITY DATUM, LYING BELOW A HORIZONTAL PLANE HAVING AN ELEVATION OF +59.63 FEET CHICAGO CITY DATUM, AND LYING NORTH OF THE SOUTH 275.06 FEET (MEASURED PERPENDICULARLY) OF SAID TRACT: 

BLOCK 50 AND THE VACATED 18 FOOT ALLEY IN SAID BLOCK 50 (EXCEPT THAT PART OF BLOCK 50 AND THE VACATED ALLEY THEREIN, LYING IN MADISON

 
STREET AS WIDENED) IN THE ORIGINAL TOWN OF CHICAGO IN THE SOUTHWEST 1/4 OF SECTION 9, TOWNSHIP 39 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS, FOR THE
CONSTRUCTION, MAINTENANCE, USE, REPAIR, REPLACEMENT, RENOVATION, RECONSTRUCTION AND IMPROVEMENT WITH CAISSONS, SUPPORT POSTS, ARCHES, COLUMNS OR OTHER SUPPORT DEVICES; AND FOR THE INSTALLATION AND MAINTENANCE OF UTILITY LINES. 

PARCEL 2C: 
 THAT PART OF THE FOLLOWING
DESCRIBED PROPERTY, ALL TAKEN AS A TRACT, LYING ABOVE A HORIZONTAL PLANE HAVING AN ELEVATION OF +59.63 FEET CHICAGO CITY DATUM AND LYING NORTH OF THE SOUTH 275.06 FEET (MEASURED PERPENDICULARLY) OF SAID TRACT: 

BLOCK 50 AND THE VACATED 18 FOOT ALLEY IN SAID BLOCK 50 (EXCEPT THAT PART OF BLOCK 50 AND THE VACATED ALLEY THEREIN, LYING IN MADISON STREET
AS WIDENED) IN THE ORIGINAL TOWN OF CHICAGO IN THE SOUTHWEST 1/4 OF SECTION 9, TOWNSHIP 39 NORTH, RANGE 14 EAST OF THE THIRD PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS. 
  

			
	 Permanent Tax Index Numbers:
	 	 17-09-342-002-0000 (Affects Parcel 1)

		 	 17-09-342-004-0000 (Affects Parcel 2A)

		 	 17-09-342-005-0000 (Affects Parcel 2C)

 SCHEDULE C 

List of Specific Tangible Personalty 
  

									
	 CitiGroup Center
	  	 	  	Engineering Electronics Inventory	  	 
	 500 West Madison
	  		  		  		  	
	 Chicago, Illinois 60661
	  		  		  		  	
					
	Equipment	  	Quantity	  	Make	  	Model	  	
	 Smart Phones
	  	 11
	  	 Samsung
	  	 Galaxy Rugby
	  	
	 Tablets
	  	 2
	  	 PanTech
	  	 Element
	  	
	 Personal Laptop
	  	 1
	  	 Dell
	  	 Latitude E6410
	  	
	 Personal Laptop
	  	 1
	  	 Dell
	  	 Latitude
	  	
	 Personal Laptop
	  	 1
	  	 Dell
	  	 Latitude D630
	  	
	 Personal Desktop
	  	 2
	  	 Dell
	  	 OptiPlex 380
	  	
	 Personal Desktop
	  	 1
	  	 Dell
	  	 OptiPlex 780
	  	
	 Personal Monitors
	  	 4
	  	 Dell
	  	 DP/N 08VVND
	  	
	 Personal Monitors
	  	 3
	  	 Dell
	  	 DP/N OH53SG
	  	
	 Personal Printer
	  	 1
	  	 Hewlett Packard
	  	 Officejet 6000
	  	
	 Printer/Fax/Copier
	  	 1
	  	 Hewlett Packard
	  	 Officejet Pro 8600
	  	
	 BAS Server
	  	 1
	  	 Dell
	  	 PowerEdge T310
	  	
	 BAS Desktop
	  	 2
	  	 Dell
	  	 OptiPlex 390
	  	
	 Bas Desktop
	  	 1
	  	 Dell
	  	 OptiPlex 745
	  	
	 BAS Desktop
	  	 1
	  	 Dell
	  	 OptiPlex 960
	  	
	 BAS Desktop
	  	 1
	  	 Dell
	  	 Precision T3600
	  	
	 BAS Monitors
	  	 12
	  	 Samsung
	  	 H32B
	  	
	 BAS Monitors
	  	 1
	  	 Dell
	  	 DP/N 08VVND
	  	
	 BAS Monitors
	  	 3
	  	 Dell
	  	 1908FPI
	  	
	 BAS Printer
	  	 1
	  	 Hewlett Packard
	  	 Laserjet 3700
	  	
	 BAS UPS
	  	 1
	  	 APC
	  	 2200
	  	
	 BAS UPS
	  	 1
	  	 APC
	  	 1300
	  	
	 Lighting Desktop
	  	 1
	  	 Dell
	  	 OptiPlex 390
	  	
	 Lighting Monitor
	  	 1
	  	 Sony
	  	 SDM M81
	  	
	 Radios
	  	 6
	  	 Motorola
	  	 XPR6350
	  	
	 Radios
	  	 2
	  	 Motorola
	  	 XPR6550
	  	

									
	 CitiGroup Center
	  	 	  	 Engineering Equipment
 List
	  	 
	 500 West Madison
	  		  		  		  	
	 Chicago, Illinois 60661
	  		  		  		  	
					
	Equipment	  	Quantity	  	Make	  	Model	  	
	 Coil Cleaner
	  	 1
	  	 Goodway
	  	 CC-400HF-60
	  	
	 Band Saw
	  	 1
	  	 Jet
	  	 E310262
	  	
	 Air Compressor
	  	 1
	  	 Air America
	  	 F5020
	  	
	 Tube Puncher
	  	 1
	  	 Goodway
	  	 Ram-6
	  	
	 Tube Puncher
	  	 1
	  	 Elliott
	  	 700
	  	
	 Table Saw
	  	 1
	  	 Jet
	  	 JPS-10TS
	  	
	 Chop Saw
	  	 1
	  	 Dewalt
	  	 DW872
	  	
	 Drill Press
	  	 1
	  	 Jet
	  	 OR-1758F
	  	
	 Hydraulic Shop Press
	  	 1
	  	 OTC
	  	 4320
	  	
	 Leaf Blower
	  	 1
	  	 Weed Eater
	  	 EBV215
	  	
	 Cicular Saw
	  	 1
	  	 Milwaukee
	  	 6377
	  	
	 Hammer drill
	  	 1
	  	 Milwaukee
	  	 5370-1
	  	
	 Reciprocating Saw
	  	 2
	  	 Milwaukee
	  	 6521-21
	  	
	 Reciprocating Saw
	  	 1
	  	 Milwaukee
	  	 2420-20
	  	
	 Cordless Drill
	  	 2
	  	 Milwaukee
	  	 2601-20
	  	
	 Cordless Flashlight
	  	 3
	  	 Milwaukee
	  	 2735-20
	  	
	 13MM Drill
	  	 1
	  	 Makita
	  	 6013B-R
	  	
	 Grinder
	  	 1
	  	 Milwaukee
	  	 6148-31
	  	
	 Grinder
	  	 1
	  	 Milwaukee
	  	 6096
	  	
	 Impact wrench
	  	 1
	  	 Dayton
	  	 27406
	  	
	 Screw Shooter
	  	 1
	  	 Milwaukee
	  	 6783-1
	  	
	 Electric Sheer
	  	 1
	  	 Milwaukee
	  	 6850
	  	
	 Heat Gun
	  	 1
	  	 Master
	  	 HG-751B
	  	
	 Corded Drill
	  	 1
	  	 Milwaukee
	  	 D141-1
	  	
	 Bench Grinder
	  	 1
	  	 Milwaukee
	  	 505
	  	
	 Dehumidifier
	  	 1
	  	 Dayton
	  	 5EAJ5
	  	
	 Megohmeter
	  	 1
	  	 AEMC
	  	 1250
	  	
	 Shaft Alignment Kit
	  	 1
	  	 Peterson
	  	 20RA
	  	
	 Digital Tachometer
	  	 1
	  	 Blue Point
	  	 MT139
	  	
	 Halogen Leak Detector
	  	 1
	  	 GE
	  	 H-10B
	  	
	 Vacuum Analyzer
	  	 1
	  	 Imperial
	  	 A-14
	  	
	 Electronic Charging Meter
	  	 1
	  	 TIF
	  	 9000
	  	
	 Velometer
	  	 1
	  	 Alnor
	  	 634-513-044
	  	
	 Electronic Micromanometer
	  	 1
	  	 Airdata
	  	 ADM-860C
	  	
	 Multi Meter
	  	 1
	  	 Fluke
	  	 344
	  	
	 Multi Meter
	  	 1
	  	 Fluke
	  	 376
	  	

									
	 Multi Meter
	  	 1
	  	 Fluke
	  	 177
	  	
	 Power Harmonic Analyzer
	  	 1
	  	 Fluke
	  	 41B
	  	
	 Insulation Tester
	  	 1
	  	 Fluke
	  	 1507
	  	
	 Circuit Tracer
	  	 1
	  	 Amprobe
	  	 AT-4000
	  	
	 Power Logger Analyst
	  	 1
	  	 Fluke
	  	 1735
	  	
	 Drain Line Camera
	  	 1
	  	 Wohler
	  	 VIS220
	  	
	 Laminator
	  	 1
	  	 Card/Guard
	  	 7200
	  	
	 Key Maker
	  	 1
	  	 HPC
	  	 39931
	  	
	 Key Duplicator
	  	 1
	  	 Ilco
	  	 KD50C
	  	
	 Single Man Lift
	  	 1
	  	 Genie
	  	 AWP-36
	  	
	 Light Carts
	  	 2
	  	 Dayton
	  	 2V8078
	  	
	 Refrigerant Leak Detector
	  	 1
	  	 Robinar
	  	 16600
	  	
	 Wet Vac
	  	 1
	  	 Dustless
	  	 22741
	  	
	 Laser Belt Alignment Kit
	  	 1
	  	 optibelt
	  	 CRA1010850
	  	
	 Infrared Temperature Probe
	  	 1
	  	 Fluke
	  	 80T-IR
	  	
	 Rodder
	  	 1
	  	 Ridgid
	  	 K-39
	  	
	 Rodder
	  	 1
	  	 Ridgid
	  	 K-60
	  	
	 Rodder
	  	 1
	  	 Ridgid
	  	 K-750
	  	
	 Rodder
	  	 1
	  	 Ridgid
	  	 K-7500
	  	
	 Rodder
	  	 1
	  	 Ridgid
	  	 KJ-1750
	  	
	 Portable A/C Units
	  	 2
	  	 Air Rover
	  	 XL1100
	  	
	 Portable A/C Unit
	  	 1
	  	 MovinCool
	  	 15 SFU-1
	  	
	 Arc Welder
	  	 1
	  	 Lincoln
	  	 9115
	  	
	 Welder
	  	 1
	  	 Miller
	  	 907422011
	  	
	 Rotozip
	  	 1
	  	 Rotozip
	  	 301090773
	  	
					
	Hand Tools	  		  		  		  	
					
	 Tubing Benders
	  	 5
	  		  		  	
	 Tubing Cutters
	  	 2
	  		  		  	
	 Propane Torch Set
	  	 1
	  		  		  	
	Oxygen/Acetylene Cutting Torch	  	 1
	  		  		  	
	 Pipe Wrench set
	  	 11
	  		  		  	
	 Pipe Thread Set
	  	 7
	  		  		  	
	 Pipe Cutter
	  	 1
	  		  		  	
	 Open/Box Wrench set
	  	 32
	  		  		  	
	 Metric Open/Box Wrench set
	  	 15
	  		  		  	
	 Grease Guns
	  	 2
	  		  		  	
	 Adjustable Wrenches
	  	 3
	  		  		  	
	 Utility Pliers
	  	 2
	  		  		  	
	 Electrical Fish Tapes
	  	 2
	  		  		  	
	 Assortment of Hammers
	  	 13
	  		  		  	
	 Assortment of Wire Brushes
	  	 7
	  		  		  	

									
	 Assortment of Files
	  	 12
	  		  		  	
	 Assortment of Screw Drivers
	  	 21
	  		  		  	
	 Hack Saw
	  	 1
	  		  		  	
	 Hand Saws
	  	 2
	  		  		  	
	 Drywall Saws
	  	 2
	  		  		  	
	 Levels
	  	 3
	  		  		  	
	 T Squares
	  	 2
	  		  		  	
	 Sledge Hammer
	  	 1
	  		  		  	
	 Crow Bars
	  	 4
	  		  		  	
	 Wood Chisels
	  	 6
	  		  		  	
	 Tin Snips
	  	 8
	  		  		  	
	 C Clamps
	  	 6
	  		  		  	
	 Bolt Cutter
	  	 1
	  		  		  	
	 Wire Strippers/Crimpers
	  	 2
	  		  		  	
	 Locking Plier Wrenches
	  	 4
	  		  		  	
	 Snap Ring Pliers
	  	 3
	  		  		  	
	 Refrigerant Gauge Manifolds
	  	 2
	  		  		  	
	 Conduit Benders
	  	 5
	  		  		  	
	 Socket Sets
	  	 2
	  		  		  	
	 Torque Wrench
	  	 1
	  		  		  	
	 Tape Measures
	  	 3
	  		  		  	
	 Hydraulic Jacks
	  	 3
	  		  		  	
	 Hole Saw Kit
	  	 3
	  		  		  	
	 Hole Punch Set
	  	 2
	  		  		  	
	 Screw Extraction Kit
	  	 2
	  		  		  	
	 Tap and Thread Kit
	  	 1
	  		  		  	
	 Knockout Punch Set
	  	 1
	  		  		  	
	 Rivet Tool Kit
	  	 1
	  		  		  	
	 Gasket Cutting Kit
	  	 1
	  		  		  	
	 Bearing Pullers
	  	 3
	  		  		  	
	 Various Size/Type Drill Bits
	  	 Multiple
	  		  		  	
	 Chaulk Guns
	  	 2
	  		  		  	
	 Submersible Utility Pumps
	  	 2
	  		  		  	
	 Pallet Jack
	  	 1
	  		  		  	
	 Barrel Cart
	  	 1
	  		  		  	
	 4’ Ladders
	  	 1
	  		  		  	
	 6’ Ladders
	  	 7
	  		  		  	
	 8’ Ladders
	  	 3
	  		  		  	
	 10’ Ladders
	  	 2
	  		  		  	
	 Extension Ladders
	  	 2
	  		  		  	
	 Little Giant Ladder System
	  	 1
	  		  		  	
	 Scafold System
	  	 2
	  		  		  	
	 Mobile Interior Scafold
	  	 1
	  		  		  	

									
	 Chain Falls
	  	 4
	  		  		  	
	 Come Alongs
	  	 2
	  		  		  	
	 Stamp Kits
	  	 2
	  		  		  	
	 Magnehelic Gauges
	  	 4
	  		  		  	
	 Valve Wrenches
	  	 6
	  		  		  	
	 Lanterns
	  	 6
	  		  		  	
	 Flashlights
	  	 8
	  		  		  	

							
	CitiGroup Center	  	 Office of
the
                             Building
Inventory                            

	  
 500 West Madison
	  		  		  	
	 Chicago, Illinois 60661
	  		  		  	
				
		  		  		  	
	Equipment	  	Quantity	  	Make	  	Model
				
		  		  		  	
	Personal Monitor	  	 	  	 	  	 
	Personal Monitor	  	3	  	Dell	  	n/a
	Personal Monitor	  	2	  	Acer	  	v173
	Personal Monitor	  	1	  	Dell	  	E198WFPv
	Personal Monitor	  	1	  	Dell	  	1908fpt
	Personal Monitor	  	1	  	Dell	  	E207WFPc
	Personal Monitor	  	2	  	Dell	  	HP 2509m
	Personal Monitor	  	1	  	HP	  	HP 2509p
	Personal Monitor	  	3	  	Dell	  	E176FPc
	Personal Monitor	  	1	  	Dell	  	E172FPt
	Personal Monitor	  	1	  	HP	  	2509p
	Personal Monitor	  	2	  	Dell	  	P2412Hb
	Personal Monitor	  	2	  	Dell	  	P2312Ht
	Personal Monitor	  	1	  	Dell	  	2001FP
	Personal Monitor	  	1	  	Dell	  	2009Wt
	Personal Monitor	  	1	  	Dell	  	AX510
	Total:	  	23	  		  	
				
		  		  		  	
	Personal Computer	  	 	  	 	  	 
	Personal Computer	  	2	  	Dell	  	Optiplex GX270
	Personal Computer	  	1	  	Dell	  	Optiplex GX280
	Personal Computer	  	1	  	Dell	  	Optiplex 790
	Personal Computer	  	2	  	Dell	  	Optiplex 380
	Personal Computer	  	3	  	Dell	  	Optiplex 330
	Personal Computer	  	1	  	Dell	  	Optiplex 980
	Personal Computer	  	1	  	Dell	  	Optiplex 780
	Personal Computer	  	1	  	Dell	  	Dell Precision 380
	Personal Computer	  	1	  	Dell	  	Optiplex 360
	Personal Computer	  	1	  	Dell	  	Optiplex 390
	Personal Computer	  	1	  	Dell (laptop)	  	Pro3x
	Personal Computer	  	1	  	Dell (laptop)	  	PPIIL
	Personal Computer	  	1	  	Dell (laptop)	  	Latitude E6410
	Backup Personal Comp.	  	1	  	Dell (laptop)	  	n/a

							
	Total:	  	18	  		  	
		  		  		  	
	Printers	  	 	  	 	  	 
	Printer	  	1	  	Hewlett Packard	  	LaserJet 4100TN
	Colored Printer	  	1	  	HP	  	LaserJet 4600dtn
	Colored Printer	  	1	  	HP	  	LaserJet 5500dtn
	Printer	  	3	  	HP	  	LaserJet P1102 W
	Printer	  	1	  	HP	  	LaserJet 2420
	Printer	  	1	  	HP	  	LaserJet P1505n
	Printer	  	1	  	Brother	  	HL-2170W
	Printer	  	1	  	Lexmark	  	E260dn
	Printer	  	1	  	HP	  	LaserJet P1606dn
	Printer	  	1	  	HP	  	HP LaserJet 1012
	Printer	  	1	  	HP	  	LaserJet P1505
	Printer	  	1	  	HP	  	DeskJet 3745
	  Total:	  	14	  		  	
		  		  		  	
	Office/Desk Phones (Total):	  	 	  	 	  	 
	Total:	  	18	  	NEC	  	 
				
		  		  		  	
	Misc. Electronics	  	 	  	 	  	 
	Copy/Fax Machine	  	1	  	Konica Minolta	  	 
	Fax Machine	  	1	  	HP	  	Bizhub C552
	Paper Shredder	  	1	  	Staples	  	HP 3180
	Postage Machine	  	1	  	Pitney Bowes	  	 
	Laminate Machine	  	1	  	GBC	  	P700
	Binding Machine	  	1	  	GBC	  	HeatSeal H425
	Camera	  	1	  	Vanguard	  	Pro 1300
	Data Card Scanner	  	1	  	Datacard	  	Tourist2
	Camera Lights	  	2	  	 	  	SD360
	Wireless Router	  	1	  	Cisco	  	 
	Polycom (Total):	  	3	  	Polycom	  	 
	Air Purifier	  	1	  	 	  	 
	Think Pads	  	2	  	IBM	  	 
	Keyboard w/ Mouse (Total):	  	13	  	Various	  	Various
	NEC Phone/Comp. Server	  	1	  	Dell	  	PowerEdge 1600sc
	NEC Phone/Comp. Server	  	1	  	Dell	  	PowerEdge T110
				
		  		  		  	
	TVs	  	 	  	 	  	 
	TV (flat screen)	  	1	  	Samsung	  	LN540510X/XAA
	TV	  	1	  	JVC	  	 

							
	TV	  	1	  	Toshiba	  	 
	    Total:	  	3	  		  	
		  		  		  	
	Appliances	  	 	  	 	  	 
	Refrigerator	  	1	  	Whirlpool	  	 
	Microwave	  	1	  	 	  	 
	Toaster Oven	  	1	  	 	  	 
	Dishwasher	  	1	  	 	  	 
	Coffee Machine	  	1	  	FirstChoice	  	 
	Total:	  	5	  		  	
		  		  		  	
		  		  		  	
		  		  		  	
	Storage Units	  	 	  	 	  	
	Bookshelf	  	9	  	Wooden	  	
	Shelving unit	  	1	  	Steel- 12 spaces	  	
	Shelving unit	  	1	  	Steel- 14 spaces	  	
	Storage unit	  	5	  	Steel- 7 spaces	  	
	File cabinet	  	1	  	Steel- 2 rows	  	
	File cabinet	  	8	  	Steel- 5 rows	  	
	 	  	 	  	 	  	
	 	  	 	  	 	  	
	File cabinet	  	7	  	Steel- 4 rows	  	
	File cabinet	  	1	  	Steel- 3 rows	  	
	File cabinet	  	9	  	Wooden	  	
	Total:	  	42	  		  	
		  		  		  	
		  		  		  	
	Tables	  	 	  	 	  	
	Desks	  	16	  	 	  	
	Coffee/Side Tables	  	8	  	 	  	
	Conference	  	2	  	Wood- 1 large, 1 small	  	
	Kitchen	  	2	  	 	  	
	    Total:	  	30	  		  	
		  		  		  	
		  		  		  	
	Chairs	  	 	  	 	  	
	Visitor	  	37	  	Variety	  	
	Desk/Conference Style	  	39	  	Black, leather	  	
	Couch	  	1	  	Black, leather	  	
	    Total:	  	77	  		  	

							
	Credenzas (total):	  	4	  	Wooden, match desks	  	
				
		  		  		  	
	Boards	  	 	  	 	  	
	Bulletin	  	5	  	Large	  	
	White/Dry Erase	  	1	  	Large	  	
	Total:	  	6	  		  	
				
		  		  		  	
	Plants (total):	  	22	  	Real-floor and desk level	  	
	 	  	 	  	 	  	
	Artwork (total):	  	51	  	Med-Lrg Paintings/Prints	  	

 SCHEDULE D 

Due Diligence Materials 
  

	1.	 Copies of all Leases (including all amendments and guaranties thereto) and subleases currently in force with respect to the Premises, together with
any existing lease abstracts, most recent tenant financial statements (in accordance with Lease requirements) and access to existing tenant lease files. 

  

	2.	 Copies of all pending leases and lease amendments and letters of intent under negotiations between Seller and prospective tenants.

  

	3.	 Copies of all Contracts (including all amendments thereto) currently in force with respect to the Premises. 

 

	4.	 Copies of the Pedestrian Bridge Agreement and the Metra Declaration. 

 

	5.	 Seller’s Existing Title Policy. 

  

	6.	 The Existing Survey. 

  

	7.	 Copy of all other insurance policies maintained by Seller for the Premises (other than the Existing Title Policy). 

 

	8.	 Copies of all licenses, permits, maps (tentative and final) and pending applications to governmental entities with respect to the Premises.

  

	9.	 Copies of all as-built plans, specifications, drawings and relating to the Premises. 

 

	10.	 Copies of any environmental reports, soils studies and engineering reports relating to the Premises. 

 

	11.	 Copies of the most recent real property tax bills relating to the Premises. 

 

	12.	 Copies of all building and occupancy permits, including certificates of occupancy relating to the Premises. 

 

	13.	 Copies of all building reports, engineering data, architectural studies, grading plans and topographical maps relating to the Premises.

  

	14.	 A list or inventory of any Personalty in which Seller has an ownership interest and relates to the operation of the Property.

  

	15.	 Copies of financial reports relating to the Premises, including (i) a current rent roll including a list of Security Deposits held by Seller,
a delinquency list, rent steps, CPI increases and base year expense stops, (ii) operating statements (current/year to date and for the last three (3) calendar years), (iii) aged receivable reports, and (iv) retail sales, if
applicable (current/year to date and for the last three (3) calendar years). 

 SCHEDULE E 

List of All Tenant Inducement Costs 
  

																													
	  	  	  	  	  	 	  	Pro Rata Share	 	  	Free Rent	 	  	TI	 	  	LL Work	  	  
	Tenant	  	RSF	  	Suite	 	  	OPX	  	RET	 	  	 Base
Year

 
	 	  	Outstanding	 	  	Outstanding	 	  	Outstanding	  	Notes
	 Performance Trust
	  	12,834	  	 	350	  	  	2.36%  	  	 	2.22%	  	  	 	 	 	  	 	 	 	  	 	 	 	  	 	  	 
	 Performance Trust
	  	18,813	  	 	450	  	  	 Combined with Suite 0350
	  	 	 	 	  	 	 	 	  	 	 	 	  	$	158,235.00	  	  	 	  	 
	 GSA - DOJ
	  	15,503	  	 	1100	  	  	 	  	 	 	 	  	 	 	 	  	 	 	 	  	 	 	 	  	 	  	 LL to re-carpet, paint, and replace wall
covering at least every 5 years

	 GSA - SBA
	  	15,773	  	 	1150	  	  	 	  	 	 	 	  	 	 	 	  	 	 	 	  	 	 	 	  	 	  	 LL to re-carpet, paint, and replace wall
covering at least every 5 years

	 GSA - MARAD
	  	849	  	 	1155	  	  	 	  	 	 	 	  	 	 	 	  	 	 	 	  	 	 	 	  	 	  	 LL to re-carpet, paint, and replace wall
covering at least every 5 years

	 GSA - DOE
	  	42,539	  	 	1400	  	  	N/A	  	 	5.83%	  	  	 	2006	  	  	 	 	 	  	 	 	 	  	 	  	 LL to re-carpet, paint, and replace wall
covering at least every 5 years

	 GSA - DOE
	  	42,518	  	 	1500	  	  	 Combined with Suite 1400
	   	  	 	2006	  	  	 	 	 	  	 	 	 	  	 	  	 LL to re-carpet, paint, and replace wall
covering at least every 5 years

	 WW Grainger
	  	21,136	  	 	1600	  	  	1.53%  	  	 	1.45%	  	  	 	 	 	  	 	$3,542 free rent 11/13-12/13	  	  	 	 	 	  	 	  	 
	 Caherciveen Partners
	  	7,693	  	 	1610	  	  	1.55%  	  	 	1.47%	  	  	 	 	 	  	 	 	 	  	$	        700,000.00	  	  	 	  	 
	 Caherciveen Partners
	  	13,710 	  	 	1610A	  	  	 Combined with Suite 1610
	   	  	 	 	 	  	 	 	 	  	 	 	 	  	 	  	 
	 Dimeo Schneider
	  	18,682	  	 	1700	  	  	1.36%  	  	 	1.28%	  	  	 	 	 	  	 	 	 	  	 	 	 	  	 	  	 
	 Dimeo Schneider
	  	3,500	  	 	1700A	  	  	0.25%  	  	 	0.24%	  	  	 	 	 	  	 	11/13 - 8/14 on addtl sf only	  	  	 	 	 	  	 	  	 
	 GSA - EEOC
	  	28,395 	  	 	2000	  	  	N/A	  	 	1.95%	  	  	 	2006	  	  	 	 	 	  	 	 	 	  	 	  	 LL to re-carpet, paint, and replace wall
covering at least every 5 years; Re-carpet scheduled for early 2014, price TBD

	 Sykes Enterprises (Alpine Access)
	  	3,257	  	 	2060	  	  	0.62%  	  	 	0.58%	  	  	 	2013	  	  	 	 	 	  	$	84,000.00	  	  	 	  	 4% annual cap on operating and real estate
taxes

	 Sykes Enterprises (Alpine Access)
	  	5,222 	  	 	2070	  	  	 Combined with Suite 2060
	   	  	 	 	 	  	 	 	 	  	 	 	 	  	 	  	 

																			
	 Infor Global Solutions (Acquity Sub)
	  	38,979 	  	2100	  	5.68%  	  	5.12% 	  	 	  	 	 	$           239,755.00	 	 	  	 
	 Infor Global Solutions (Acquity Sub)
	  	36,802 	  	2200	  	 Combined with Suite 2100
	  	 	  	 	  	 	 	 	 	 	  	 
	 Ruberry & Stalmack
	  	20,596 	  	2350	  	 Gross Lease
	  	 	  	 	  	 	 	$          200,000.00	 	 	  	 
	 National Financial Partners
	  	3,380	  	2400	  	0.25%  	  	0.23% 	  	 	  	$18,590; only allowed $3 per sf per
year until allowance expired 7/31/15	 	 	 	 	  	 
	 Quinn Emanuel
	  	8,482	  	2450A 	  	1.02%  	  	0.96% 	  	2012 	  	 	 	$          288,345.00	 	 	  	 
	 Quinn Emanuel
	  	5,509	  	2450	  	 Combined with Suite 2450A
	  	 	  	 	  	 	 	 	 	 	  	 
	 LKQ
	  	18,766	  	2800	  	1.32%  	  	1.24% 	  	 	  	7/14	 	 	 	 	  	4% annual cap on operating expenses
	 AIG (National Union Fire)
	  	37,230 	  	2900	  	5.40%  	  	5.11% 	  	 	  	2/15-5/15; 3/16-5/16,4/17-5/17;5/18	 	$        5,026,050.00	 	$        70,221.50	  	 
	 AIG (National Union Fire)
	  	37,230	  	3000	  	 Combined with Suite 2900
	  	 	  	 	  	2/15-5/15; 3/16-5/16,4/17-5/17;5/18	 	 	 	 	  	 
	 Amherst Securites
	  	3,130	  	3138	  	0.23%  	  	0.21% 	  	2010 	  	12/14 $7,956.25; 1/15-4/15 $6,000	 	 	 	 	  	After 1/1/2016 BY 2015 in excess for any given LY
	 Nokia Corp
	  	37,414 	  	3200	  	2.72%  	  	2.57% 	  	 	  	50% free rent; 11/13 - 5/14	 	 	 	 	  	 
	 WW Grainger
	  	36,577 	  	3300	  	2.66%  	  	2.51% 	  	 	  	 	 	$        1,294,368.16	 	 	  	Pro-rata changes 1/1/2018 2.655%/2.510%
	 McAndrews, Held & Malloy
	  	37,485 	  	34XX	  	5.46%  	  	5.20% 	  	 	  	3/14, 3/15, 3/16, 3/17, 3/18, 3/19	 	 	 	 	  	 
	 McAndrews, Held & Malloy
	  	35,692 	  	35XX	  	 Combined with Suite 34XX
	  	 	  	 	  	 	 	 	 	 	  	 
	 Ulmer Berne
	  	18,072 	  	3600	  	1.92%  	  	1.82% 	  	 	  	1/15-3/15; 2/16-3/16; 3/17; and
$132,365 free rent only 4/18	 	$        248,521.54	 	 	  	3% cap for the first 2 lease years see lease
	 Ulmer Berne
	  	8,401	  	3600A 	  	 Combined with Suite 3600
	  	 	  	 	  	 	 	 	 	 	  	 
	 Horwood Marcus
	  	28,825 	  	3700	  	1.87%  	  	1.77% 	  	 	  	11/13-3/14; 11/14-3/15	 	 	 	 	  	5% annual cap on the controllable portion of the Expense amount
	 Madison Capital
	  	5,712	  	3890	  	0.43%  	  	0.40% 	  	 	  	$51,408; only allowed $17,136 per
year as rent credit expires 1/31/17	 	 	 	 	  	Tenant may use TI as rent credit; max $17,136 per any 12-month period (5-yr)
	 Stuffin-It-Fresh LLC
	  	1,154	  	F018	  	1.47%  	  	0.08% 	  	 	  	50% free rent only; 11/13-1/14	 	 	 	 	  	 
	 Jos A Banks
	  	3,316	  	G001b 	  	4.94%  	  	0.27% 	  	 	  	% rent credit given $69,003.37 to be
used 11/2013-3/2014 on all monthly
charges	 	 	 	 	  	5% annual cap on the noncontrollable portion of the Expense amount
	 Yolk
	  	4,032	  	G001c 	  	5.14%  	  	0.28% 	  	 	  	Fixed rent only 11/1/13-11/30/13; 1/2
of Fixed rent only 12/13-5/14	 	$        89,800.00	 	 	  	 

																			
	 Hudson News
	  	6,181	  	G009/C009/C104 	  	 	  	 	  	 	  	$15,000 per year 11/1/13-4/30/22	 	 	 	 	  	 
	 	  	 	  	 	  	 	  	 	  	 	  	 	 	 	 	 	  	 
	 	  	 	  	 	  	 	  	 	  	 	  	 	 	 	 	 	  	 
	 	  	 	  	 	  	 	  	 	  	 	  	 	 	 	 	 	  	 
	 	  	 	  	 	  	 	  	 	  	 	  	 	 	$        8,329,074.70	 	$        70,221.50	  	 

 SCHEDULE F 

Pending Litigation 
  

	1.	 A case that has been pending in the in the Circuit Court of Cook County, Illinois, Law Division, in a case styled McKenna v. Allied Barton et
al., consolidated with Hoover v. Allied Barton, et al., Lieb v. Allied Barton, et al., and Abe v. Allied Barton et al., Case No. 2006-L-013619, which is the consolidated lawsuit filed in connection with a shooting
incident that occurred at the Premises in December 2006, was recently dismissed by the trial court judge when she granted summary judgment in favor of the defendants in the case. The time for the plaintiffs to appeal the summary judgment
decision has not yet run, and an appeal is expected. 

 SCHEDULE G 

List of Leases and Amendments 
 GSA
Leases 
  

	1.	 U.S. Government Lease for Real Property (Lease No. GS-05B-17530) dated October 6, 2005, together with all attachments referenced in
Section 7 therein, by and between Seller, as landlord, and the United States of America, as tenant, as amended by Supplemental Lease Agreement No. 1 dated August 10, 2006, Supplemental Lease Agreement No. 2 dated
February 9, 2007, Supplemental Lease Agreement No. 3 dated March 1, 2007, Supplemental Lease Agreement No. 4 dated May 30, 2007, Supplemental Lease Agreement No. 5 dated August 12, 2008, Supplemental Lease
Agreement No. 6 dated December 9, 2010, Supplemental Lease Agreement No. 7 dated May 6, 2011 and Supplemental Lease Agreement No. 8 dated March 19, 2012 (the “DOE Lease”). 

 

	2.	 U.S. Government Lease for Real Property (Lease No. GS-05B-17753) dated September 5, 2006, together with all attachments referenced in
Section 7 therein, by and between Seller, as landlord, and the United States of America, as tenant, as amended by Supplemental Lease Agreement No. 1 dated June 2, 2008 and Supplemental Lease Agreement No. 2 dated
July 14, 2008 (the “EEOC Lease”). 

  

	3.	 U.S. Government Lease for Real Property (Lease No. GS-05B-17840) dated December 18, 2006, together with all attachments referenced in
Section 7 therein, by and between Seller, as landlord, and the United States of America, as tenant, as amended by Supplemental Lease Agreement No. 1 dated March 16, 2007, Supplemental Lease Agreement No. 2 dated
March 12, 2009, Supplemental Lease Agreement No. 3 dated July 22, 2009, Supplemental Lease Agreement No. 4 with an effective date of December 1, 2009, Supplemental Lease Agreement No. 5 with an effective date of
August 1, 2010 Supplemental Lease Agreement No. 6 with an effective date of August 1, 2010, Supplemental Lease Agreement No. 7 with an effective date of November 8, 2010 and Supplemental Lease Agreement No. 8 with an
effective date of October 1, 2010 (the “SBA Lease”). 

  

	4.	 U.S. Government Lease for Real Property (Lease No. GS-05B-17879) dated April 9, 2007, together with all attachments referenced in
Section 7 therein, by and between Seller, as landlord, and the United States of America, as tenant, as amended by Supplemental Lease Agreement No. 1 dated August 12, 2008, Supplemental Lease Agreement No. 2 with an
effective date of January 1, 2011, Supplemental Lease Agreement No. 3 with an effective date of January 1, 2011, Supplemental Lease Agreement No. 4 dated May 18, 2011 and Supplemental Lease Agreement No. 4 dated
November 17, 2011 (the “MARAD Lease”). 

  

	5.	 U.S. Government Lease for Real Property (Lease No. GS-05B-17946) dated November 19, 2007, together with all attachments referenced in
Section 7 therein, by and between Seller, as landlord, and the United States of America, as tenant, as amended by Supplemental Lease Agreement No. 1 dated August 14, 2008, Supplemental Lease

	 	 
Agreement No. 2 dated December 18, 2008 and Supplemental Lease Agreement No. 3 dated August 3, 2009 (the “DOJ Lease”). 

Office, Rooftop, Telecommunications and Parking Leases 
  

	6.	 Utility Access Agreement dated as of October 24, 2011 by and between Seller, as licensee, and Abovenet Communications, Inc., as
licensor.  

  

	7.	 Office Lease dated as of July 14, 2011 by and between Seller, as landlord, and Acquity Group, LLC, as tenant, as affected by merger
notice letter dated June 14, 2013 and merger response letter from Seller dated June 27, 2013. 

  

	8.	 Storage Agreement dated as of June 16, 2008 by and between Seller, as landlord, and Acquity Group, LLC, as tenant.

  

	9.	 Office Lease dated as of March 9, 2011 by and between Seller, as landlord, and Alliance Technology Group, LLC, as tenant.

  

	10.	 Office Lease dated as of July 22, 2009 by and between Seller, as landlord, and Amherst Securities Group LP, as tenant, as amended by
First Amendment to Office Lease dated as of July 5, 2013. 

  

	11.	 Office Lease dated as of August 1, 1999 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and Ally
Commercial Finance LLC, f/k/a GMAC Commercial Finance LLC (as successor-in-interest to GMAC Business Credit, LLC), as tenant, as amended by First Lease Amendment dated as of November 1, 1999, Second Lease Amendment dated as of
June 2, 2000, Third Lease Amendment dated as of September 28, 2004, Fourth Amendment to Lease dated as of September 25, 2009, Fifth Amendment to Lease dated June 15, 2010, Sixth Amendment to Lease dated as of November 30,
2010 and Seventh Amendment to Lease dated as of September 10, 2013. 

  

	12.	 Office Lease dated as of May 1, 1999 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
American Messaging (AM), Inc. (f/k/a Ameritech Mobile Services, Inc.), as tenant, as amended by First Lease Amendment dated as of May 16, 2005 and Second Amendment to Lease dated as of July 16, 2010 (but made effective June 1,
2010). 

  

	13.	 Rooftop License Agreement dated as of May 1, 1999 by and between Seller (as successor-in-interest to NACA Limited Partnership), as licensor,
and American Messaging (AM), Inc. (f/k/a Ameritech Mobile Services, Inc.), as licensee, as amended by First Amendment to Rooftop License Agreement dated as of June 1, 1999, Second Amendment to Rooftop License Agreement dated as of
May 16, 2005 and Third Amendment to Rooftop License Agreement dated as of July 16, 2010. 

  

	14.	 Office Lease dated as of September 26, 2007 by and between Seller, as landlord, and Aquent LLC, as tenant. 

	15.	 Consent to Sublease Agreement dated as of September 1, 2010 by and among Seller, Aquent LLC and Houlihan Capital Holdings, Inc. (f/k/a
Houlihan Valuation Advisors, Inc.), relating to that certain Agreement of Sublease dated as of August 26, 2010 by and between Aquent LLC, as sublandlord, and Houlihan Capital Holdings, Inc. (f/k/a Houlihan Valuation Advisors, Inc.), as
subtenant. 

  

	16.	 Consent to Sub-Sublease Agreement dated as of May 31, 2013 by and among Seller, Aquent LLC, Houlihan Capital Holdings, Inc. (f/k/a
Houlihan Valuation Advisors, Inc.) and Bayforce Technology Solutions, Inc., relating to that certain Sub-Sublease dated as of May 15, 2013 by and between Houlihan Capital Holdings, Inc. (f/k/a Houlihan Valuation Advisors, Inc.), as
sub-sublessor, and Bayforce Technology Solutions, Inc., as sub-sublessee. 

  

	17.	 Office Lease dated as of June 30, 2009 by and between Seller, as landlord, and BCD Travel USA LLC, as tenant. 

 

	18.	 Office Lease dated as of October     , 2002 by and between Seller (as successor-in-interest to NACA Limited
Partnership), as landlord, and BMO Harris N.A. (as successor-in-interest to North Star Financial Corporation), as tenant, as amended by First Lease Amendment dated as of October 31, 2005 and affected by early termination notice letter
dated December 19, 2012. 

  

	19.	 Office Lease dated as of June 15, 2011 by and between Seller, as landlord, and Bollinger Connolly Krause LLC (f/k/a Bollinger,
Connolly & Krause, LLC), as tenant, as amended by First Lease Amendment dated as of October 27, 2011. 

  

	20.	 Office Lease dated as of February 29, 2012 by and between Seller, as landlord, and Caherciveen Partners, LLC, as tenant.

  

	21.	 Subscription Agreement dated as of August 21, 2000 by and between Seller (as successor-in-interest to NACA Limited Partnership), as owner, and
Captivate, LLC (as successor-in-interest by assignment from Captivate Network, Inc.), as provider, as affected by renewal notice letter dated August 4, 2010 and Consent to Assignment of Agreement dated September 24, 2013.

  

	22.	 Office Lease dated as March 31, 1992 by and between Seller (as ultimate successor-in-interest to Chicago Title and Trust Company, not
personally but solely as Trustee under Trust Agreement dated March 31, 1982 and known as Trust No. 1079000 and Northwestern Atrium Center Associates), as landlord, and Citigroup Technology, Inc. (as successor-in-interest by
assignment from Citicorp North America, Inc.), as tenant, as amended by First Lease Amendment dated as of September 1, 1992, Second Lease Amendment dated as of June 2, 1993, Third Lease Amendment dated as of October 3, 1993, Fourth
Lease Amendment dated as of September 3, 2001, Fifth Lease Amendment dated as of June 2, 2003, Sixth Lease Amendment dated as of December 28, 2006, Seventh Lease Amendment dated as of February 1, 2007, Partial Termination of
Lease 

	 	 
and Eighth Lease Amendment dated as of February 9, 2007, Ninth Lease Amendment dated as of April 29, 2008, Partial Termination of Lease and Tenth Lease Amendment dated as of September
    , 2009 and as affected by Assignment and Assumption Agreement dated as of November 29, 2011. 

  

	23.	 Consent to Sublease Agreement dated as of July 31, 2009 by and among Seller, Citigroup Technology, Inc. (as successor-in-interest by
assignment from Citicorp North America, Inc.) and Konica Minolta Business Solutions U.S.A., Inc., relating to that certain Agreement of Sublease dated as of July 30, 2009 by and between Citigroup Technology, Inc. (as
successor-in-interest by assignment from Citicorp North America, Inc.), as sublandlord, and Konica Minolta Business Solutions U.S.A., Inc., as subtenant. 

  

	24.	 Consent to Sublease Agreement dated as of November 30, 2010 by and among Seller, Citigroup Technology, Inc. (as successor-in-interest
by assignment from Citicorp North America, Inc.) and Williams Lea Inc., relating to that certain Agreement of Sublease dated as of October     , 2010 by and between Citigroup Technology, Inc. (as
successor-in-interest by assignment from Citicorp North America, Inc.), as sublandlord, and Williams Lea Inc., as subtenant. 

  

	25.	 Telecommunications License Agreement dated as of November 1, 2001 by and between Seller (as successor-in-interest to NACA Limited
Partnership), as licensor, and Cogent Communications, Inc., as licensee, as affected by term extension letter dated April 26, 2007, and as amended by First Amendment to Telecommunications License Agreement dated as of
October     , 2012. 

  

	26.	 Metra Lease dated as of March 30, 1987 by and between Seller (as ultimate successor-in-interest to Chicago Title and Trust Company, not
personally but solely as Trustee under Trust Agreement dated March 31, 1982 and known as Trust No. 1079000 and Northwestern Atrium Center Associates), as landlord, and The Commuter Rail Division of the Regional Transportation Authority,
The Northeast Illinois Regional Commuter Railroad Corporation, as tenant, as amended by First Amendment to Lease dated May 1, 1987, First Lease Amendment dated January 1, 1993, Second Lease Amendment dated as of July 2,
1997, Third Lease Amendment dated as of January 3, 2003, Fourth Lease Amendment dated as of November 4, 2003, Fifth Lease Amendment dated as of December 1, 2004, Sixth Lease Amendment dated as of July 1, 2007 and Seventh Lease
Amendment dated as of April 28, 2008. 

  

	27.	 License Agreement (undated) by and between Seller, as licensor, and The Commuter Rail Division of the Regional Transportation
Authority, as licensee, as affected by extension notice letter dated August 9, 2010. 

  

	28.	 Office Lease dated as of March 24, 2011 by and between Seller, as landlord, and Convergent Capital Management LLC, as
tenant. 

  

	29.	 Office Lease dated as of March     , 2004 by and between Seller (as successor-in-interest to NACA Limited Partnership),
as landlord, and Dimeo Schneider & Associates L.L.C.,  

	 	 
as tenant, as amended by First Amendment to Office Lease dated as of February 24, 2012. 

  

	30.	 Office Lease dated as of February 1, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
First Tennessee Bank National Association, as tenant, as amended by First Lease Amendment dated as of April 1, 2002, Second Lease Amendment dated as of February 15, 2007 and Third Lease Amendment dated as of
May 31, 2012. 

  

	31.	 Storage Agreement dated as of June 1, 2012 by and between Seller, as landlord, and First Tennessee Bank National
Association, as tenant. 

  

	32.	 Office Lease dated as of June 15, 2011 by and between Seller, as landlord, and Franco & Moroney LLC, as tenant.

  

	33.	 Office Lease dated as of February 28, 2009 by and between Seller, as landlord, and Glasshouse Technologies, Inc.,
as tenant, as amended by First Amendment to Office Lease dated as of February 20, 2012 and Second Amendment to Office Lease dated as of March 14, 2013. 

 

	34.	 Office Lease dated as of May 7, 2012 by and between Seller, as landlord, and HERE North America, LLC (f/k/a NAVTEQ North America,
LLC), as tenant. 

  

	35.	 Office Lease dated as of March 1, 2010 by and between Seller, as landlord, and Horwood Marcus & Berk Chartered,
as tenant, as amended by letter agreement dated May 27, 2010, as affected by letter agreement dated September 17, 2013. 

  

	36.	 Office Lease dated as of August 1, 2000 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Infor Global Solutions (Michigan), Inc. (as successor-in-interest by merger with Infor Global Solutions (Chicago), Inc., f/k/a SSA Global Technologies, Inc., as successor-in-interest to SSA Acquisition Corporation), as tenant, as
amended by First Lease Amendment dated as of February 1, 2001, Second Lease Amendment dated as of July 31, 2004 and Third Lease Amendment dated as of November 22, 2004 and as affected by name change and merger notice letter dated
May 1, 2007. 

  

	37.	 Amended and Restated Consent to Sublease dated as of October 14, 2010 by and among Seller, Infor Global Solutions (Michigan), Inc. and
Acquity Group, LLC, relating to that certain Sublease dated as of November 17, 2006 by and between Infor Global Solutions (Michigan), Inc. (as successor-in-interest by merger with Infor Global Solutions (Chicago), Inc., f/k/a SSA Global
Technologies, Inc.), as sublandlord, and Acquity Group, LLC, as subtenant, as amended by that certain First Amendment to Sublease dated as of September 30, 2010. 

 

	38.	 Office Lease dated as of August 1, 2012 by and between Seller, as landlord, and Konica Minolta Business Solutions U.S.A.,
Inc., as tenant. 

	39.	 Telecommunications License Agreement dated as of July 23, 2012 by and between Seller, as licensor, and Level 3 Communications, LLC, as
licensee. 

  

	40.	 Office Lease dated as of December 21, 2004 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Lincoln International LLC (as successor-in-interest to Lincoln Partners, L.L.C.), as tenant, as amended by First Lease Amendment dated as of June 30, 2006, Second Amendment to Lease dated as of November 30, 2010, Third Amendment to
Lease dated as of April 16, 2012 and Fourth Amendment to Lease dated as of February 4, 2013. 

  

	41.	 Storage Agreement dated as of March 2, 2011 by and between Seller, as landlord, and Lincoln International LLC, as tenant.

  

	42.	 Office Lease dated as of December 23, 2010 by and between Seller, as landlord, and LKQ Corporation, as tenant. 

 

	43.	 Consent to Sublease Agreement dated as of September 25, 2012 by and among Seller, LKQ Corporation and LKQ Receivables Finance Company,
LLC, relating to that certain Sublease dated as of September 25, 2012 by and between LKQ Corporation, as sublandlord, and LKQ Receivables Finance Company, LLC, as subtenant. 

 

	44.	 License Agreement dated as of May 23, 2011 by and between Seller, as landlord, and LKQ Corporation, as tenant.

  

	45.	 Office Lease dated as of December 1, 1999 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Madison Capital Partners Corporation, as tenant, as amended by First Lease Amendment dated as of July 12, 2005 and Second Lease Amendment dated as of April 1, 2011. 

 

	46.	 Office Lease dated as of July 31, 2013 by and between Seller, as landlord, and Market Hooks, Inc., as tenant.

  

	47.	 Office Lease dated as of July 1, 2003 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and MB
Real Estate Services LLC, as tenant, as amended by First Lease Amendment dated as of December 1, 2005 and Second Lease Amendment dated as of January 22, 2010.** 

 

	  	 ** Lease will be automatically terminated at or prior to Closing in connection with the termination of the existing leasing and management
agreement for the Premises between Landlord and MB Real Estate Services LLC. 

  

	48.	 Office Lease dated as of December 1, 2005 by and between Seller, as landlord, and MB Real Estate Services LLC, as tenant, as
amended by First Lease Amendment dated as of January 22, 2010.** 

	  	 ** Lease will be automatically terminated at or prior to Closing in connection with the termination of the existing leasing and management
agreement for the Premises between Landlord and MB Real Estate Services, LLC. 

  

	49.	 Amended and Restated Office Lease dated as of November 26, 2007 by and between Seller, as landlord, and McAndrews, Held and Malloy,
Ltd., as tenant, as amended by First Amendment to Lease dated as of April 24, 2012. 

  

	50.	 Utility Access Agreement dated as of October 1, 1992 by and between Seller (as ultimate successor-in-interest to Northwestern Atrium Center
Associates), as licensor, and MCImetro Access Transmission Services LLC (as successor-in-interest to Chicago Fiber Optic Corporation d/b/a Metropolitan Fiber Systems of Chicago, Inc.), as licensee, as amended by First Amendment to Utility
Access Agreement dated October 1, 2002, Second Amendment to Utility Access Agreement dated September 3, 2008 and Third Amendment to Utility Access Agreement dated October         , 2012 (but
effective October 1, 2012). 

  

	51.	 Office Lease dated as of September 29, 2011 by and between Seller, as landlord, and Midwest Generation, LLC, as tenant, as
amended by First Amendment to Office Lease dated as of November 30, 2011. 

  

	52.	 Office Lease (undated) from 2003 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and National
Financial Partners Corp., as tenant, as amended by First Amendment to Lease dated as of July 6, 2010 and as affected by merger notice letter dated May 31, 2013. 

 

	53.	 Office Lease dated as of August 21, 2012 by and between Seller, as landlord, and National Union Fire Insurance Company of Pittsburgh,
PA., as tenant, as amended by First Amendment to Office Lease dated as of July 2, 2013. 

  

	54.	 Office Lease dated as of June 2, 2008 by and between Seller, as landlord, and New York Life Insurance Company, as tenant, as
amended by First Amendment to Lease dated as of June 8, 2012 and Second Amendment to Lease dated as of September 18, 2012. 

  

	55.	 Office Lease dated as of April 26, 2004 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Oppenheimer & Co. Inc., as tenant, as affected by letter from Seller, as landlord, dated October 23, 2013. 

  

	56.	 Office Lease dated as of November 16, 2005 by and between Seller, as landlord, and Orbitz, Inc., as tenant.

  

	57.	 Guaranty dated November 16, 2005 made by Cendant Travel Distribution Service Group, Inc., relating to the Office Lease with Orbitz,
Inc. 

	58.	 Storage Agreement dated as of May 30, 2006 by and between Seller, as landlord, and Orbitz, Inc., as tenant. 

 

	59.	 Office Lease dated as of March 31, 2007 by and between Seller, as landlord, and Pavilion Advisory Group Inc., f/k/a Stratford Advisory
Group, Inc. (as successor-in-interest by assignment from Clark & Wamberg, LLC), as tenant, as affected by Landlord Consent to Assignment and Assumption of Lease dated as of November 30, 2011 and Assignment Agreement dated
November 30, 2011. 

  

	60.	 Office Lease dated as of September 17, 2010 by and between Seller, as landlord, and Pro Financial Services, LLC, as tenant, as affected
by right of first offer waiver letter dated July 26, 2011 and right of first offer waiver letter dated September 21, 2011. 

  

	61.	 Office Lease dated as of July 1, 2002 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and PT
Financial, LLC (as successor-in-interest to Performance Trust Capital Partners, LLC, as successor-in-interest to Performance Trust Capital Partners, Inc., f/k/a Betzold Research & Trading, Inc.), as tenant, as amended by First Lease
Amendment dated December 1, 2003, Second Amendment to Lease dated as of February 26, 2008, Third Amendment to Lease dated as of September 16, 2010 and Fourth Amendment to Lease dated as of July 20, 2011, as affected by Assignment
and Assumption of Lease dated as of December 22, 2011, as further amended by Fifth Amendment to Lease dated as of January 1, 2012, Sixth Amendment to Lease dated as of June 1, 2012 and Seventh Amendment to Lease and Assignment and
Assumption of Storage Agreement and License Agreement dated as of September 30, 2013. 

  

	62.	 License Agreement dated as of April 23, 2010 by and between Seller, as landlord, and PT Financial, LLC (as successor-in-interest to
Performance Trust Capital Partners, LLC), as tenant, as affected by and Seventh Amendment to Lease and Assignment and Assumption of Storage Agreement and License Agreement dated as of September 30, 2013. 

 

	63.	 Storage Agreement dated as of December 28, 2011 by and between Seller, as landlord, and PT Financial, LLC (as successor-in-interest to
Performance Trust Capital Partners, LLC), as tenant, as affected by and Seventh Amendment to Lease and Assignment and Assumption of Storage Agreement and License Agreement dated as of September 30, 2013. 

 

	64.	 Office Lease dated as of February 17, 2010 by and between Seller, as landlord, and Quinn Emanuel Urquhart & Sullivan, LLP (as
successor-in-interest to Quinn Emanuel Urquhart Oliver & Hedges, LLP), as tenant, as amended by First Amendment to Lease dated as of October 16, 2011. 

 

	65.	 Office Lease dated as of December 1, 1987 by and between Seller (as ultimate successor-in-interest to Northwestern Atrium Center Associates),
as landlord, and RBC Capital Markets Corporation (as successor-in-interest by merger with RBC Dain Rauscher Inc., as successor-in-interest to Dain Bosworth Incorporated, as successor-in-interest by

	 	 
assignment from Clayton Brown & Associates, Inc.), as tenant, as affected by Lease Assignment dated December 2, 1994 and Consent by Landlord to Assignment dated as of
January 5, 1995, as amended by First Lease Amendment dated as of August 31 2005 and Second Lease Amendment dated as of October 6, 2006. 

  

	66.	 Office Lease dated as of June 15, 2011 by and between Seller, as landlord, and Ruberry, Stalmack & Garvey, LLC (f/k/a
Ruberry & Stalmack, LLC), as tenant, as amended by First Lease Amendment dated as of June 1, 2012. 

  

	67.	 Office Lease dated as of October 9, 2009 by and between Seller, as landlord, and Schwartz Brothers Insurance Agency, Inc., as tenant.

  

	68.	 Office Lease dated as of August 19, 2010 by and between Seller, as landlord, and The State of Israel, represented by the Consul General of
Israel for the Midwest Region of the United States, as tenant. 

  

	69.	 Office Lease dated as of January 4, 2012 by and between Seller, as landlord, and Sykes Enterprises, Incorporated (as
successor-in-interest by assignment from Alpine Access, Inc.), as tenant, as affected by Assignment of Lease dated as of December 7, 2012, and as amended by First Amendment to Lease and Consent to Assignment and Assumption of Lease dated as of
January 29, 2013. 

  

	70.	 Amended and Restated Office Lease dated as of May 2, 2012 by and between Seller, as landlord, and Ulmer & Berne LLP, as
tenant. 

  

	71.	 Rooftop License Agreement dated as of November 9, 2011 by and between Seller, as licensor, and U.S.A. Overseas Wireless Cable Corp., as
licensee. 

  

	72.	 License Agreement dated as of June 23, 2011 by and between Seller, as licensor, and Williams Lea Inc., as licensee.

  

	73.	 Telecommunications License Agreement dated as of October 3, 2012 by and between Seller, as licensor, and Windstream Communication,
Inc., as licensee. 

  

	74.	 Office Lease (undated) from 2003 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and Wood, Phillips,
Katz, Clark & Mortimer, as tenant, as amended by First Amendment to Lease dated as of December 20, 2011. 

  

	75.	 Office Lease dated as of April 16, 2002 by and between Seller, as landlord, and W. W. Grainger, Inc., as tenant, as amended by First
Amendment to Office Lease dated as of February 28, 2013. 

  

	76.	 Letter Agreement dated January 10, 2013 by and between Seller and W. W. Grainger, Inc., as affected by Letter Agreement dated
July 25, 2013. 

	77.	 Various parking license agreements as set forth on the attached schedule. 

Retail and Advertising Facility Leases 
  

	78.	 Retail Lease dated as of April 16, 2013 by and between Seller, as landlord, and Accelerated Heath Systems, LLC, as tenant.

  

	79.	 Retail Lease dated as of November 11, 2011 by and between Seller, as landlord, and Arts & Artisans, LLC, as tenant, as
affected by rent commencement letter agreement dated December 2, 2011. 

  

	80.	 Retail Lease dated as of August 15, 1988 by and between Seller (as ultimate successor-in-interest to Northwestern Atrium Center Associates),
as landlord, and Atrium Foods, Inc. (as successor-in-interest by assignment from L.M.B., Inc.), as tenant, as amended by First Amendment to Lease June 1, 1989, as affected by Assignment and Assumption Agreement dated December 31,
1994, as affected by Consent by Landlord to Assignment dated as of December       , 1994, as further amended by Second Amendment to Lease dated as of February 1, 2000, Third Amendment to Lease dated as of
January 28, 2003 Fourth Amendment to Lease dated as of September 6, 2010 and Fifth Amendment to Lease dated as of August 18, 2012. 

  

	81.	 Storage Agreement dated as of February 11, 2011 by and between Seller, as landlord, and Atrium Foods, Inc., as tenant. (relating to
space B-11) 

  

	82.	 Retail Lease dated as of June 1, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and Bath
& Body Works, LLC, d/b/a Bath & Body Works (as successor-in-interest to Bath & Body Works, Inc.), as tenant, as amended by First Lease Amendment dated as of April 1, 2002 and Second Lease Amendment dated as of July 20,
2007. 

  

	83.	 Storage Agreement dated as of October 23, 2002 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Bath & Body Works, LLC, d/b/a Bath & Body Works (as successor-in-interest to Bath & Body Works, Inc.), as tenant, as affected by Second Lease Amendment dated as of July 20, 2007. 

 

	84.	 Retail Lease dated as of September 1, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
BB4 L.L.C. (d/b/a Burrito Beach), as tenant, as amended by Second Lease Amendment dated as of October 1, 2006, Third Lease Amendment dated as of April 30, 2007 and Fourth Amendment to Lease dated as of March 19, 2013.

  

	85.	 Storage Agreement dated as of September 1, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
BB4 L.L.C. (d/b/a Burrito Beach), as tenant. 

	86.	 Retail Lease dated as of August 8, 2012 by and between Seller, as landlord, and Burger Joint Chicago Bar & Grill LLC (d/b/a Burger
Joint), as tenant, as amended by First Amendment to Retail Lease dated as of March 7, 2013 and Second Amendment to Retail Lease dated as of March 19, 2013. 

 

	87.	 Retail Lease dated as of September 10, 2008 by and between Seller, as landlord, and Canal Mojo, LLC, a Series of Mojo, LLC (d/b/a Halo
Salon for Men), as tenant, as amended by First Amendment to Lease dated as of March 1, 2010. 

  

	88.	 Retail Lease dated as of November       , 2005 by and between Seller, as landlord, and Caramelcrisp LLC
(d/b/a Garrett Popcorn Shop), as tenant. 

  

	89.	 Storage Agreement dated as of May 5, 2011 by and between Seller, as landlord, and Caramelcrisp LLC (d/b/a Garrett Popcorn Shop), as
tenant. 

  

	90.	 Retail Lease dated as of December 28, 1998 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
CBC Restaurant Corp. d/b/a Corner Bakery Café (as ultimate successor-in-interest to Maggiano’s/Corner Bakery, Inc.), as tenant, as amended by First Lease Amendment dated as of October 19, 2004, as affected by that certain
extension letter from the tenant dated November 7, 2008, as further amended by Second Amendment to Retail Lease dated as of September 10, 2013. 

  

	91.	 Guaranty dated December 28, 1998 made by Brinker International, Inc., relating to the Retail Lease with CBC Restaurant Corp. d/b/a Corner
Bakery Café (as ultimate successor-in-interest to Maggiano’s/Corner Bakery, Inc.). 

  

	92.	 Retail Lease dated as of July 1, 2001 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Chicago SMSA Limited Partnership (d/b/a Verizon Wireless), as tenant, as amended by First Lease Amendment dated as of June       , 2004, letter agreement dated July 8, 2005 relating to inclusion in
the merchant’s association and Second Amendment to Retail Lease dated as of June 21, 2011. 

  

	93.	 Storage Agreement dated as of December 4, 2009 by and between Seller, as landlord, and Chicago SMSA Limited Partnership (d/b/a Verizon
Wireless), as tenant, as amended by Second Amendment to Retail Lease dated as of June 21, 2011. (relating to space B-9) 

  

	94.	 Retail Lease dated as of February       , 2006 by and between Seller, as landlord, and Chivajit, Inc.,
as tenant. 

  

	95.	 Retail Lease dated as of April 21, 1989 by and between Seller (as ultimate successor-in-interest to Northwestern Atrium Center Associates), as
landlord, and Citibank, N.A. (as ultimate successor-in-interest to Citicorp Savings of Illinois), as tenant, as amended by First Lease Amendment dated as of January 7, 1998, Second Lease Amendment dated as of July 20, 2007 and Third
Amendment to Lease dated as of January 11, 2011. 

	96.	 Retail Lease dated as of December 1, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Claire’s Boutiques, Inc. (d/b/a Claire’s or Claire’s Accessories), as tenant, as amended by First Lease Amendment dated as of February 5, 2008. 

 

	97.	 Storage Agreement dated as of September 1, 2012 by and between Seller, as landlord, and Claire’s Boutiques, Inc. (d/b/a Claire’s
or Claire’s Accessories), as tenant. 

  

	98.	 Agreement dated March 1, 1988 by and between Seller (as ultimate successor-in-interest to Northwestern Atrium Center Associates), as licensor,
and Clear Channel Outdoor, Inc. (as successor-in-interest to Transportation Media, Inc.), as licensor, as amended by First Amendment to Agreement dated as of March 1, 2002, Second Amendment to Agreement dated as of December 26,
2007, Third Amendment to Agreement dated as of April 23, 2008 and Fourth Amendment to Agreement dated as of October 6, 2011. 

  

	99.	 Retail Lease dated as of November 1, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
CNS Group Incorporated d/b/a Mrs. Fields (as successor-in-interest by assignment from Mrs. Fields Original Cookies, Inc.), as tenant, as amended by First Lease Amendment dated as of December 1, 1997, Second Lease Amendment
dated as of April 9, 2007 and Second Lease Amendment and Assignment and Assumption of Lease dated as of August 31, 2007. 

  

	100.	 Storage Agreement dated as of November 1, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
CNS Group Incorporated d/b/a Mrs. Fields (as successor-in-interest by assignment from Mrs. Fields Original Cookies, Inc.), as tenant, as amended by Second Lease Amendment and Assignment and Assumption of Lease dated as of
August 31, 2007. 

  

	101.	 Retail Lease dated as of August 1, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Cooper & Co., Inc. (d/b/a Dakota Watch Company), as tenant, as amended by First Lease Amendment dated as of October 1, 1997, Second Lease Amendment dated as of November 12, 2007, Third Lease Amendment dated as of
February 20, 2008, Fourth Lease Amendment dated as of December 10, 2008 (or sometimes shown as May 30, 2008), Fifth Lease Amendment dated as of May 26, 2009, Sixth Lease Amendment dated as of November 29, 2009, Seventh Lease
Amendment dated as of December 16, 2010, Eighth Lease Amendment dated as of November       , 2011, Ninth Lease Amendment dated as of June 22, 2012 and Tenth Lease Amendment dated as of
December 12, 2012. 

  

	102.	 Retail Lease dated as of October 1, 1996 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Double P Corporation d/b/a Auntie Anne’s Pretzels (as successor-in-interest by assignment from Auntie Anne’s, Inc.), as tenant, as amended by First Lease Amendment dated as of August 1, 1998, as affected by Consent by Landlord
to Sublease dated April       , 2000, as further amended by Second Lease Amendment dated as of May 8, 2006, Third Lease Amendment dated as of March 11, 2009 and Fourth Amendment to Lease dated as
of October 28, 2010. 

	103.	 Storage Agreement dated as of September 1, 1996 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Double P Corporation d/b/a Auntie Anne’s Pretzels (as successor-in-interest by assignment from Auntie Anne’s, Inc.), as tenant, as amended by Second Lease Amendment dated as of May 8, 2006, Third Lease Amendment dated as of
March 11, 2009 and Fourth Amendment to Lease dated as of October 28, 2010. 

  

	104.	 Retail Lease dated as of September 4, 2008 by and between Seller, as landlord, and Erwin Pearl Retail, Inc., as tenant, as amended by
First Amendment to Lease dated as of November 30, 2011, as affected by Exclusive Space Marketing Agreement dated as of November 30, 2011. 

  

	105.	 Retail Lease dated as of March       , 2004 (sometimes noted as April 7, 2004) by and between Seller (as
successor-in-interest to NACA Limited Partnership), as landlord, and Fannie May Confections, Inc. (as successor-in-interest by assignment from Long Grove Confectionary Co.), as tenant, as affected by Assignment, Acceptance and Consent dated
as of November 1, 2008. 

  

	106.	 Retail Lease dated as of May 1, 2009 by and between Seller, as landlord, and Fresh Salad Inc. (with respect to space B-07b) and
Simply Greens Corp. (with respect to space F902), together as tenant, as partially affected by Landlord Consent to Lease Assignment dated as of March 19, 2013 and Lease Assignment dated March 13, 2013. 

 

	107.	 Storage Agreement dated May 1, 2009 by and between Seller, as landlord, and Fresh Salad Inc. (as successor-in-interest by assignment
from Simply Greens Corp.), as tenant, as affected by Landlord Consent to Lease Assignment dated as of March 19, 2013 and Lease Assignment dated March 13, 2013. 

 

	108.	 Retail Lease dated as of May 21, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
General Nutrition Corporation (d/b/a General Nutrition Center and/or GNC and/or GNC Live Well), as tenant, as amended by First Lease Amendment dated as of October 31, 2002, Second Lease Amendment dated as of May 1, 2007, Third
Amendment to Lease dated as of March 31, 2012 and letter agreement dated March 1, 2013 relating to inclusion in the merchant’s association, together with any and all subleases made by General Nutrition Corporation to franchisees who
operate the store at the Premises. 

  

	109.	 Retail Lease purportedly dated as of August 27, 1986 by and between Seller (as ultimate successor-in-interest to Northwestern Atrium Center
Associates), as landlord, and Happytuse Inc. d/b/a Dunkin Donuts (as successor-in-interest by assignment from Madison Enterprises, Inc.), as tenant, as amended by First Amendment to Lease dated as of May 1, 1990, Second Lease Amendment
dated as of December 2, 1996 and Third Lease Amendment dated as of May 8, 2006, as affected by Assignment, Acceptance and Consent dated as of November       , 2006, as affected by Settlement Agreement
and 

	 	 
Mutual Release dated as of January 5, 2009, and as further amended by Fourth Lease Amendment dated as of January 5, 2009. 

 

	110.	 Storage Agreement dated as of July 31, 2013 by and between Seller, as landlord, and Happytuse Inc. d/b/a Dunkin Donuts, as tenant.

  

	111.	 Retail Lease dated as of September       , 2003 by and between Seller (as successor-in-interest to NACA
Limited Partnership), as landlord, and Hat World, Inc. (d/b/a Lids), as tenant, as affected by rent commencement notice letter dated October 23, 2003. 

**  Lease expires on October 31, 2013. 

 

	112.	 Retail Lease dated as of September 12, 2008 by and between Seller, as landlord, and Hudson News Company, as tenant, as affected by
letter agreement dated August 26, 2009 and as amended by First Amendment to Retail Lease dated as of October 13, 2011. 

  

	113.	 Guaranty dated January 20, 2009 made by Hudson Group (HG), Inc., relating to the Office Lease with Hudson News Company.

  

	114.	 Storage Agreement dated as of November 14, 2008 by and between Seller, as landlord, and Hudson Group (HG), Inc., as tenant, as affected
by rate increase notice letter dated September 10, 2013. 

  

	115.	 Retail Lease dated as of November 14, 2002 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Jaffa Bagels Inc., as tenant, as amended by First Amendment to Lease dated as of August 15, 2012. 

  

	116.	 Retail Lease dated as of July 30, 1999 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and Jamba
Juice Company (as successor-in-interest by assignment from Heartland Juice Co. LLC), as tenant, as affected by Assignment and Assumption of Lease dated as of August 4, 2004, as affected by merger notice letter dated August 14, 2006,
and as amended by First Amendment to Lease and Storage Agreements dated as of August 31, 2009 and Second Amendment to Lease and Storage Agreements dated as of January 28, 2010. 

 

	117.	 Storage Agreement dated as of September 7, 1999 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Jamba Juice Company (as successor-in-interest by assignment from Heartland Juice Co. LLC), as tenant, as amended by First Amendment to Lease and Storage Agreements dated as of August 31, 2009 and Second Amendment to Lease and Storage
Agreements dated as of January 28, 2010. (relating to space C030) 

  

	118.	 Storage Agreement dated as of March 20, 2000 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Jamba Juice Company (as successor-in-interest by assignment from Heartland Juice Co. LLC), as tenant, as amended by First Amendment to Lease and Storage Agreements dated as of August 31,

	 	 
2009 and Second Amendment to Lease and Storage Agreements dated as of January 28, 2010. (relating to space B005) 

 

	119.	 Consent to Sublease Agreement dated as of October 29, 2010 by and among Seller, Jamba Juice Company and J. J. Maa, Inc., relating to
that certain undated Sublease by and between Jamba Juice Company, as sublandlord, and J. J. Maa, Inc., as subtenant. 

  

	120.	 Retail Lease dated as of December 1, 1998 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and JH
Lee & Company, Inc. d/b/a Robinson’s #1 Ribs & New Orleans Cajun Cuisine (as successor-in-interest by assignment from Sun Food Group, Inc.), as tenant, as amended by First Lease Amendment dated as of September 1, 1999
and Second Lease Amendment and Assumption of Lease dated as of December 15, 2008. 

  

	121.	 Guaranty dated December 22, 1998 made by Simon Chong relating to the Retail Lease with JH Lee & Company, Inc. d/b/a
Robinson’s #1 Ribs & New Orleans Cajun Cuisine (as successor-in-interest by assignment from Sun Food Group, Inc.). 

  

	122.	 Guaranty dated December 15, 2008 made by Simon Chong and Jae Ho Lee, together as guarantor, relating to the Retail Lease with JH
Lee & Company, Inc. d/b/a Robinson’s #1 Ribs & New Orleans Cajun Cuisine (as successor-in-interest by assignment from Sun Food Group, Inc.). 

 

	123.	 Storage Agreement dated as of September 6, 2013 by and between Seller, as landlord, and JH Lee & Company, Inc. d/b/a
Robinson’s #1 Ribs & New Orleans Cajun Cuisine, as tenant. 

  

	124.	 Floral Cart Lease Agreement dated as of March 31, 2005 by and between Seller (as successor-in-interest to NACA Limited Partnership), as
landlord, and Jon Lee and An S. Lee, together as tenant, as amended by First Amendment to Floral Cart Lease Agreement dated as of December 1, 2009. 

 

	125.	 Retail Lease dated as of January 28, 2010 by and between Seller, as landlord, and Jos A. Bank Clothiers, Inc., as tenant.

  

	126.	 Retail Lease dated as of February 27, 2012 by and between Seller, as landlord, and Kpokos Three Inc. (d/b/a Yolk), as tenant, as
amended by First Amendment to Retail Lease dated as of August 7, 2013. 

  

	127.	 Retail Lease dated as of January 16, 2012 by and between Seller, as landlord, and Krems Ogilvy LLC (d/b/a Krems Austrian House), as
tenant, as amended by First Amendment to Retail Lease dated as of August 27, 2013. 

  

	128.	 Retail Lease (with attached Mall Lease Addendum) dated as of November 17, 1986 by and between Seller (as ultimate successor-in-interest to
Northwestern Atrium Center Associates), as landlord, and McDonald’s Corporation, as tenant, as affected by 

	 	 
confirmation letter agreement dated April 13, 1987, and as amended by First Lease Amendment dated as of February 1, 1997 and Second Lease Amendment dated as of September 1, 2006,
as affected by remodel approval letter dated January 29, 2009, and as further amended by Third Lease Amendment dated November 2, 2011. 

  

	129.	 Storage Agreement dated as of November 18, 2002 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
McDonald’s Corporation, as tenant, as amended by Second Lease Amendment dated as of September 1, 2006 and Second Amendment to Storage Agreement dated November 2, 2011, as affected by rate increase notice letter dated
September 10, 2013. 

  

	130.	 Retail Lease dated as of July       , 2003 by and between Seller (as successor-in-interest to NACA Limited
Partnership), as landlord, and Nick Al-Farah d/b/a The Great Steak and Potato Company, as tenant, as amended by First Amendment to Retail Lease dated as of April 16, 2013. 

 

	131.	 Retail Lease (undated) from 2006 by and between Seller, as landlord, and Panda Express, Inc., as tenant. 

 

	132.	 Retail Lease dated as of August       , 2003 by and between Seller (as successor-in-interest to NACA Limited
Partnership), as landlord, and Phap Njuyen, d/b/a Nail Station, as successor-in-interest by assignment from Quoc Phan (d/b/a Lincoln Park Nails and/or Nail Station), as tenant, as affected by Assignment, Acceptance and Consent dated as of
August 25, 2008. 

  

	133.	 Retail Lease dated as of October 1, 1989 by and between Seller (as ultimate successor-in-interest to Northwestern Atrium Center Associates),
as landlord, and QSR, Inc. d/b/a Taco Bell (as successor-in-interest by assignment from Taco Bell Corp.), as tenant, as amended by First Amendment to Lease dated January 1, 1990 and Second Lease Amendment dated as of July 2, 1997,
as affected by Assignment, Acceptance and Consent dated as of July 17, 1997, as further amended by Third Lease Amendment dated as of September 1, 2006, and as affected by Landlord’s Waiver and Consent dated as of May 26, 2010.

  

	134.	 Storage Agreement dated as of July 2, 1997 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
QSR, Inc. d/b/a Taco Bell (as successor-in-interest to Taco Bell Corp.), as tenant, as affected by Assignment of Storage Agreement dated as of July 17, 1997. 

 

	135.	 Retail Lease dated as of May 1, 1987 by and between Seller (as ultimate successor-in-interest to Northwestern Atrium Center Associates), as
landlord, and Rail Club, Inc., as tenant, as amended by First Amendment to Lease dated as of August 1, 1989, Second Amendment to Lease dated as of June 1, 1991, Third Lease Amendment dated as of February 3, 1998, Fourth Lease
Amendment dated as of June 1, 2006, Fifth Lease Amendment dated as of March 2, 2011 and right of first offer wavier letter dated June       , 2012. 

	136.	 Parking License Agreement dated April 1, 2012 by and between Seller, as licensor, and Rail Club, Inc., as licensee.

  

	137.	 Retail Lease dated as of February 1, 1998 by and between Seller (as successor-in-interest to NACA Limited Partnership), as landlord, and
Sans 1, Inc. (d/b/a Arby’s), as tenant, as amended by First Lease Amendment dated as of November 12, 2007. 

  

	138.	 Retail Lease dated as of January 31, 2012 by and between Seller, as landlord, and Slices NYC West Loop LLC, as tenant, as affected by
rent commencement letter agreement dated April 17, 2012. 

  

	139.	 Retail Lease dated as of November 7, 2012 by and between Seller, as landlord, and Stuffin-It-Fresh, Inc., as tenant.

  

	140.	 Storage Agreement dated as of March 21, 2013 by and between Seller, as landlord, and Stuffin-It-Fresh, Inc., as tenant.

  

	141.	 Retail Lease dated as of October 1, 1991 by and between Seller (as ultimate successor-in-interest to Northwestern Atrium Center Associates),
as landlord, and Subway Real Estate Corp., as tenant, as amended by First Amendment to Lease dated as of February 1, 2000 and Second Amendment to Lease dated as of March 23, 2009. 

 Parking Agreement Spreadsheet 

 

																	
	Assigned      
Parking      
Space      	  	
Tenant      
	  	Total #      
of   
   
spaces      	  	
Monthly      
Charge      
	  	
Date of Last      
Increase      
	  	
Parking      
Expiration      

Date      
	  	
Notes
	 	PLA Effective
Date	 
	5	  	Amherst Securities*	  	2	  	$450.00	  	2009-May	  	 month-to

-month*
	  	PLA 5.7.09 LL or Tenant may cancel w/ 30 days notice	 	 	1-May-09	  
	31	  	Amherst Securities*	  	2	  	$450.00	  	2009-May	  	 month-to

-month*
	  	PLA 5.7.09 LL or Tenant may cancel w/ 30 days notice	 	 	1-May-09	  
	25	  	BCD Travel	  	2	  	$450.00	  	2009-Nov	  	10/31/2017	  	Orignal Lease (PLA 10.8.09- Tenant may cancel w/ 30days written notice)	 	 	1-Oct-09	  
	26	  	BCD Travel	  	2	  	$450.00	  	2009-Nov	  	month-to-month	  	PLA 10.15.09 LL may cancel w/ 60 days written notice. Tenant may cancel w/ 30 days written notice.	 	 	1-Oct-09	  
	11	  	Bollinger	  	2	  	$450.00	  	2011-Jun	  	month-to-month	  	PLA 7.1.11 LL or Tenant may cancel w/ 30days notice	 	 	1-Jul-11	  
	20	  	Bollinger	  	2	  	$450.00	  	2011-Jun	  	month-to-month	  	PLA 7.1.11 LL or Tenant may cancel w/ 30days notice	 	 	1-Jul-11	  
	19	  	Ruberry**	  	2	  	$450.00	  	2011-Jun	  	month-to-month**	  	PLA 7.1.11 LL or Tenant may cancel w/ 30days notice	 	 	1-Jul-11	  
	37	  	Ruberry**	  	2	  	$450.00	  	2011-Jun	  	month-to-month**	  	PLA 7.1.11 LL or Tenant may cancel w/ 30days notice	 	 	1-Jul-11	  
	15	  	Citibank	  	2	  	$450.00	  	 	  	month-to-month	  	PLA 01.07.12 Tenant may cancel w/ 30 days notice	 	 	1-Jan-12	  
	47	  	Citibank	  	2	  	$0.00	  	 	  	12.31.17	  	Letter Dated 7.14.05 stats that this parking space is free of charge for the length of the lease	 	 	1-Dec-03	  
	50	  	Caherciveen	  	2	  	$450.00	  	2009-Apr	  	month-to-month	  	PLA (04.15.10), LL or tenant may cancel w/30 days	 	 	15-Apr-10	  
	51	  	Caherciveen	  	2	  	$450.00	  	 	  	month-to-month	  	PLA (12.1.11), LL or Tenant may cancel w/ 30 days	 	 	1-Dec-11	  
	22	  	FTN Bank	  	3	  	$450.00	  	2005-Jun*	  	month-to-month	  	PLA (01.01.05), LL or tenant may cancel w/30 days, originally #27	 	 	1-Jan-05	  
	30	  	FTN Bank***	  	3	  	$450.00	  	2008-Mar	  	11.21.13***	  	PLA (07.16.01), LL or tenant may cancel w/30 days	 	 	16-Jul-01	  
	43	  	FTN Bank	  	3	  	$450.00	  	2007-Dec	  	month-to-month	  	PLA (11.20.07), LL or tenant may cancel w/30 days	 	 	20-Nov-07	  

																	
	41	  	Ally (GMAC)	  	1	  	$450.00	  	2008-Mar	  	12/31/2004	  	Original PLA w/JLL, letter dated 12.99	 	 	1-Dec-99	  
	32	  	GSA - DOE	  	6	  	$450.00	  	 	  	 	  	Original Lease	 	 	29-Dec-06	  
	38	  	GSA - DOE	  	6	  	$450.00	  	 	  	-	  	Original Lease	 	 	29-Dec-06	  
	44	  	GSA - DOE	  	6	  	$450.00	  	 	  	month-to-month	  	Original Lease	 	 	29-Dec-06	  
	46	  	GSA - DOE	  	6	  	$450.00	  	 	  	 	  	Original Lease	 	 	29-Dec-06	  
	49	  	GSA - DOE	  	6	  	$450.00	  	 	  	 	  	Original Lease	 	 	29-Dec-06	  
	52	  	GSA - DOE	  	6	  	$450.00	  	 	  	11/30/2004	  	Original Lease	 	 	29-Dec-06	  
	1	  	GSA - DOJ	  	5	  	$450.00	  	 	  	6/1/2006	  	Original lease (SFO Section 1.4), cancel w/30 days notice from tenant	 	 	1-Jul-97	  
	2	  	GSA - DOJ	  	5	  	$450.00	  	 	  	6/1/2006	  	Original lease (SFO Section 1.4), cancel w/30 days notice from tenant	 	 	1-Jul-97	  
	34	  	GSA - DOJ	  	5	  	$450.00	  	 	  	6/1/2006	  	Original lease (SFO Section 1.4), cancel w/30 days notice from tenant	 	 	1-Jul-97	  
	35	  	GSA - DOJ	  	5	  	$450.00	  	 	  	6/1/2006	  	PLA 07.03.97, cancel w/30 days notice from tenant	 	 	1-Jul-97	  
	36	  	GSA - DOJ	  	5	  	$450.00	  	 	  	6/1/2006	  	PLA 07.03.97, cancel w/30 days notice from tenant	 	 	1-Jul-97	  
	24	  	GSA - EEOC	  	1	  	$450.00	  	 	  	11/30/2016	  	No PLA, written into lease?	 	 	1-Oct-93	  
	28	  	GSA-SBA	  	1	  	$450.00	  	 	  	 	  	Per Lease	 	 	1-Aug-10	  
	23	  	HMB	  	2	  	$450.00	  	 	  	10/31/2021	  	Per Lease (Paragraph 26 T)	 	 	1-Nov-10	  
	53	  	HMB	  	2	  	$450.00	  	 	  	10/31/2021	  	Per Lease (Paragraph 26 T)	 	 	1-Nov-10	  
	3	  	Israeli Consulate	  	1	  	$450.00	  	 	  	7/31/2026	  	Per Lease (Paragraph 27T)	 	 	1-Mar-11	  
	40	  	Lincoln Int’l	  	1	  	$450.00	  	 	  	12/31/2015	  	PLA 05.01.12, cancel w/30 days notice from tenant	 	 	1-May-12	  
	29	  	MB Real Estate	  	3	  	$0.00	  	 	  	 	  	 	 	 	 	 
	54	  	MB Real Estate	  	3	  	$0.00	  	 	  	 	  	 	 	 	 	 
	55	  	MB Real Estate	  	3	  	$0.00	  	 	  	 	  	 	 	 	 	 
	45	  	Midwest Gen	  	2	  	$450.00	  	 	  	11/30/2016	  	Per Lease - 1st Amendment	 	 	1-Dec-11	  
	48	  	Midwest Gen****	  	2	  	$450.00	  	 	  	11.24.13****	  	 	 	 	1-Dec-11	  

																	
	33	  	New York Life	  	1	  	$450.00	  	 	  	month-to-month	  	PLA 03.30.12, cancelable w/ 30 days notice either party	 	 	30-Mar-12	  
	4	  	Oppenheimer	  	1	  	$450.00	  	 	  	month-to-month	  	Lease	 	 	27-Sep-04	  
	12	  	Orbitz	  	3	  	$450.00	  	 	  	month-to-month	  	PLA 05.30.06, cancelable w/ 30 days notice either party	 	 	30-May-06	  
	13	  	Orbitz	  	3	  	$450.00	  	 	  	month-to-month	  	PLA 07.17.06, cancelable w/ 30 days notice either party	 	 	17-Jul-06	  
	27	  	Orbitz	  	3	  	$450.00	  	 	  	month-to-month	  	PLA 1.10.11, cancelable w/ 30 days notice either party	 	 	17-Jan-11	  
	17	  	Performance Trust	  	4	  	$450.00	  	2013-June	  	month-to-month	  	PLA 2.9.04, cancelable w/ 30 days notice either party	 	 	9-Feb-04	  
	18	  	Performance Trust	  	4	  	$450.00	  	2013-June	  	5/31/2013	  	30 days’ notice either party (originally #27)	 	 	9-Feb-04	  
	39	  	Performance Trust	  	4	  	$450.00	  	 	  	month-to-month	  	PLA 3.1.12, cancelable w/ 30 days notice either party	 	 	1-Mar-12	  
	42	  	Performance Trust	  	4	  	$450.00	  	2008-Sept	  	month-to-month	  	PLA 9.1.08, cancelable w/ 30 days notice either party	 	 	1-Sep-08	  
	21	  	Rail Club	  	1	  	$400.00	  	2005-Apr	  	month-to-month	  	PLA 4/1/12, cancelable w/ 30 days notice either party	 	 	1-Apr-12	  
	6	  	RBC	  	6	  	$450.00	  	2008-May	  	 	  	Original Lease (no other documentation for this space)	 	 	1-Nov-02	  
	7	  	RBC	  	6	  	$450.00	  	2008-May	  	 	  	Original Lease (no other documentation for this space)	 	 	1-Nov-02	  
	8	  	RBC	  	6	  	$450.00	  	2008-May	  	 	  	Original Lease (no other documentation for this space)	 	 	1-Nov-02	  
	9	  	RBC	  	6	  	$450.00	  	2008-May	  	 	  	Original Lease (no other documentation for this space)	 	 	1-Nov-02	  
	10	  	RBC	  	6	  	$450.00	  	2008-May	  	 	  	Original Lease (no other documentation for this space)	 	 	1-Nov-02	  
	16	  	RBC	  	6	  	$450.00	  	2008-May	  	month-to-month	  	PLA 8.1.00, cancelable w/ 30 days notice either party	 	 	1-Aug-00	  
	14	  	W.W. Grainger	  	1	  	$450.00	  	 	  	6/30/2018	  	Per Lease - 1st Amendment	 	 	1-May-13	  
	 	  	 	  	55	  	 	  	 	  	 	  	 	 	 	 	 
	 	  	Monthly Total	  	 	  	$22,900.00	  	 	  	 	  	 	 	 	 	 
	 	  	Annual Total	  	 	  	$274,800.00	  	 	  	 	  	 	 	 	 	 
	 	  	Exempt	  	13	  	 	  	 	  	 	  	 	 	 	 	 

															
	 	  	Non-revenue	  	4	  	 	  	 	  	 	  	 	  	 

  

	 	*	 By letter dated October 22, 2013, Seller sent notice of termination to Amherst Securities Group, LP for one (1) of the tenants two
parking spaces, with the termination effective November 21, 2013. Tenant is notify Seller which of parking spaces #5 and #31 it will vacate. 

  

	 	**	 By letter dated October 23, 2013, Seller sent notice of termination to Ruberry, Stalmack & Garvey, LLC for one (1) of the
tenants two parking spaces, with the termination effective November 22, 2013. Tenant is notify Seller which of parking spaces #19 and #37 it will vacate. 

	 	

	 	

	 	***	 By letter dated October 22, 2013, Seller sent notice of termination to FTN Financial for one (1) of the tenants three parking spaces,
with the termination effective November 21, 2013. Tenant has elected to vacate parking space #30. 

	 	

	 	

	 	****	 By letter dated October 24, 2013, Seller sent notice of termination to Midwest Generation LLC for the termination of its right to use parking
space #38, with the termination effective November 24, 2013. 

 SCHEDULE H 

Prepaid Rent 
 CITIGROUP
CENTER 
 500 WEST MADISON 

Prepaid Rent 
 October 31, 2013 

 

							
	Days	    	Tenant	  	 	Amount	  
			
	 Over 90 Days
	    	 US Census
	  	 	$85,035.77	  
	 Over 90 Days
	    	 Citibank
	  	 	46,765.78	  
	 Over 90 Days
	    	 Yolk
	  	 	10,080.00	  
	 Over 90 Days
	    	 Mrs. Fields
	  	 	565.51	  
	 Over 30 Days
	    	 First Tennessee Bank
	  	 	178.88	  
	 Over 90 Days
	    	 Bath & Body Works
	  	 	91.80	  
	 Over 90 Days
	    	 GSA - SBA
	  	 	66.32	  
	 Over 90 Days
	    	 RBC Capital Markets Corporation
	  	 	2.97	  
	 Over 30 Days
	    	 Metropolitan Fiber System
	  	 	.12	  
		    		  	 	$142,787.15        	  

 SCHEDULE I 

Lease Defaults 
  

	1.	 On August 29, 2013, Seller sent non-monetary default letter to Burger Joint Chicago Bar & Grill LLC relating to the installation of
aluminum fencing around the outdoor patio area of the premises in violation of the Lease. The aluminum fencing was bolted into the sidewalk concrete in violation of the Lease. Seller has notified this tenant that the fencing must be removed and that
the sidewalk must be repaired, at tenant’s expense, to its prior condition. Prior to the Effective Date, the tenant removed the fencing, but Seller is currently obtaining pricing for the cost to repair the sidewalk. 

 

	2.	 Seller sent Happytuse Inc. (d/b/a Dunkin Donuts) a letter dated October 23, 2013 asserting a default by this tenant for failure to pay
percentage for the years 2007 through 2012, storage rent for the months of August through October 2013 and code violations payable for the month of August 2013 under its Lease in the total amount of $173,375.37. 

 

	3.	 On April 23, 2013 and July 29, 2013, Seller received notices from Oppenheimer & Co., Inc., as tenant, and its counsel,
respectively, alleging a default by Seller in connection with timely remedying certain leaks and seepage issues in Oppenheimer’s premises in alleged violation of Article 7 of Oppenheimer & Co.’s Lease. Seller vehemently
denies any failure on its part to timely address such issues. Nonetheless, Seller agreed to take the action set forth in that certain letter dated October 23, 2013 from Seller to the tenant to address the tenant’s concerns.

 SCHEDULE J 

Schedule of Security Deposits 
 Cash
Security Deposits 
  

							
	Tenant	  	Deposit	  	Lease Expiration	  	Notes
	  	  	  	  	  	  	  
	 Dimeo Schneider & Associates
	  	$  500,000.00	  	8/31/2022	  	 SD reduces Term Year
4 to $375K; SD further reduces Term Year 5 to $250K and in Term Year 6 to $125K.

	 Jaffa Bagels
	  	9,523.74	  	4/30/2013	  	 
	 Subway
	  	4,400.00	  	2/28/2022	  	 
	 Sans 1 Inc.
	  	2,500.00	  	2/28/2018	  	 
	 Halo for Men
	  	1,639.32	  	10/31/2013	  	 
	 Bunches to Go
	  	1,000.00	  	3/31/2015	  	 
	 Amherst Securities
	  	45,000.00	  	11/30/2014	  	 
	 GlassHouse Tech
	  	15,000.00	  	3/31/2013	  	 
	 Simply Greens
	  	6,666.66	  	2/28/2022	  	 
	 Quinn Emanuel
	  	14,920.21	  	7/31/2017	  	 
	 Pro-Financial
	  	108,000.00	  	7/31/2017	  	 SD reduces in 2/14 to
$72k and in 2/15 to $36k.

	 Convergent Capital Management
	  	20,000.00	  	8/31/2016	  	 
	 Alliance Technology
	  	5,000.00	  	1/31/2015	  	 SD reduces 8/14 to
$2,500.

	 Arts & Artisans
	  	8,435.95	  	12/31/2016	  	 
	 Stuffin-It-Fresh
	  	22,358.00	  	9/30/2023	  	 SD reduces on
2/1/2014 to $14,905.33; Tenant provides notice.

	 Slices NYC
	  	17,476.67	  	7/31/2022	  	 
	 Burger Joint
	  	9,573.90	  	1/31/2023	  	 
	 Alpine Access
	  	9,100.00	  	1/31/2013	  	 
	 Krems
	  	3,053.95	  	5/31/2018	  	 
	 	  	 	  	 	  	 
	 Total per account 2055
	  	$        803,648.40	  	 	  	 

 Note:   Security deposits are not interest bearing . 

 Letters of Credit 

 

																									
		  	500 West Madison	  	AS OF 10/31/2013	  		  		  		  		  		  		  		  	
		  		  		  		  		  		  		  		  		  		  	Applicant/	  		  	
		  		  	LOC	  	LOC	  		  		  		  		  	Bank Ref.	  	Type of	  	  
 Beneficiary
	  	ORIGINAL	  	
	Unit No.	  	Tenant	  	Amount	  	Expiration	  	TERM	  	LEASE
EXPIRATION	  	Bank Name	  	Contact
Information	  	Number	  	LOC	  	Transfer
Fee paid
by	  	ON FILE	  	
	2300	  	  
 Acquity Group LLC
	  	$  250,000.00	  	07/13/12	  	AUTO
EXTEND	  	02/28/18	  	American Chartered Bank	  	847.418.3230	  	2361	  	Irrevocable
Standby	  	Applicant	  	Yes	  	*Tenant or bank
		  		  	$  200,000.00	  	10/01/14	  		  		  	  
 FDIC - Yes
	  		  		  	  
 LOC
	  		  		  	needs to give
		  		  	$  150,000.00	  	10/01/15	  		  		  		  		  		  		  		  		  	written notice 5 days
		  		  	$  100,000.00	  	10/01/16	  		  		  		  		  		  		  		  		  	before reduction date.
		  		  	$    50,000.00	  	10/01/17	  		  		  		  		  		  		  		  		  	
		  		  	$  -	  		  		  		  		  		  		  		  		  		  	
	2600	  	Aquent	  	$  160,000.00	  	11/30/09	  	AUTO
EXTEND	  	11/30/14	  	Wells Fargo	  	PH: 800-798-
2815	  	NZS647835	  	Irrevocable
Standby	  	Beneficiary	  	YES	  	*Automatic
													
		  		  	$  128,000.00	  	11/30/10	  		  		  	FDIC - YES	  		  		  	LOC	  		  		  	
													
		  		  	$    96,000.00	  	11/30/11	  		  		  		  		  		  		  		  		  	 reduce per
 reduction dates on LOC

		  		  	$    64,000.00	  	11/30/12	  		  		  		  		  		  		  		  		  
		  		  	$    32,000.00	  	11/30/14	  		  		  		  		  		  		  		  		  
													
	1200	  	BCD Travel	  	$  500,000.00	  	10/31/2010	  	AUTO
EXTEND	  	10/31/2017	  	Bank of America	  	Ph: 800-541-
6096 OPT 1	  	3100130	  	Irrevocable	  	Applicant	  	YES	  	
													
		  		  	$  400,000.00	  	10/31/2011	  		  		  	  
 FDIC - Yes
	  		  		  	Standby
LOC	  		  		  	 *Tenant or bank
 needs to give

written notice 5 days
 before reduction

		  		  	$  300,000.00	  	10/31/2012	  		  		  		  		  		  		  		  		  
		  		  	$  200,000.00	  	10/31/2013	  		  		  		  		  		  		  		  		  

																									
		  		  		  		  		  		  		  		  		  		  		  		  	date.
		  		  	$  100,000.00	  	10/31/2014	  		  		  		  		  		  		  		  		  	
													
	2430/2460	  	Bollinger, Connolly, Krause, LLC	  	$  187,800.00	  	12/31/12	  	AUTO
EXTEND	  	04/30/21	  	State Bank of Countryside	  	708-485-3100	  	2011-655	  	Irrevocable
Standby	  	Either	  	Yes	  	
													
		  	(Expansion)	  	$  150,240.00	  	05/01/17	  		  		  	FDCI-Yes	  		  		  	LOC	  		  		  	
													
		  		  	$  112,680.00	  	05/01/18	  		  		  		  		  		  		  		  		  	
													
		  		  	$    75,120.00	  	05/01/19	  		  		  		  		  		  		  		  		  	
													
		  		  	$    37,560.00	  	05/01/20	  		  		  		  		  		  		  		  		  	
													
		  		  	$        -	  		  		  		  		  		  		  		  		  		  	
													
	1610	  	Caherciveen Partners, LLC	  	$  341,000.00	  	07/01/12	  	AUTO
EXTEND	  	12/31/19	  	JPMorgan Chase	  	Ph: 800-634-
1969 Option 1	  	TFTS-377747	  	Irrevocable
Standby	  	Applicant	  	YES	  	
		  		  	$  272,800.00	  	07/01/14	  		  		  	FDIC - YES	  	Fax: 856-294-
5267	  		  	LOC	  		  		  	
											
		  		  	$  204,600.00	  	07/01/15	  		  		  		  	email: GTS.CLIENT.SERVICES@JPMCHASE.COM	  		  		  	
													
		  		  	$  136,400.00	  	07/01/16	  		  		  		  		  		  		  		  		  	
													
		  		  	$    68,200.00	  	07/01/17	  		  		  		  		  		  		  		  		  	
													
	C022	  	Erwin Pearl Retail, Inc	  	$    11,695.84	  	10/9/2009	  	AUTO
EXTEND	  	1/31/2025	  	Valley National Bank	  	Ph: 212-253-
5073	  	OD08001317	  	Irrevocable	  	Applicant	  	YES	  	
		  		  		  		  		  		  		  	or 212-253-
4901	  		  	Standby
LOC	  		  		  	
		  		  		  		  		  		  		  	Fax 212-254-0586	  		  		  	
													
	C018	  	Fannie May Confections, Inc	  	$    20,000.00	  	10/01/09	  	AUTO
EXTEND	  	05/31/14	  	JPMorgan Chase	  	Ph: 800-634-
1969	  	537386	  	Irrevocable
LOC	  	Unknown	  	YES	  	
		  		  		  		  		  		  	FDIC - YES	  	email: GTS.CLIENT.SERVICES@JPMCHASE.COM	  		  		  	
													
	2440	  	Franco & Maroney	  	$  120,000.00	  	12/31/11	  	AUTO
EXTEND	  	04/30/21	  	Signature Bank	  	733-467-5615	  	1090	  	Irrevocable
Standby	  	Applicant	  	Yes	  	
													
		  		  		  		  		  		  	FDIC - YES	  		  		  	LOC	  		  		  	

																									
													
	3700	  	Horwood Marcus & Berk Chartered	  	$   630,000.00	  	03/08/11	  	AUTO
EXTEND	  	10/31/21	  	The Private Bank	  	PH: 312-
683-7100	  	274400702	  	Irrevocable
Standby	  	Beneficiary	  	No	  	
													
		  		  	$  504,000.00	  	10/01/12	  		  		  		  	Fax: 312-
683-7111	  		  	LOC	  		  		  	
													
		  		  	$  378,000.00	  	10/01/13	  		  		  		  		  		  		  		  		  	
													
		  		  	$  252,000.00	  	10/01/14	  		  		  		  		  		  		  		  		  	
													
		  		  	$  126,000.00	  	10/01/15	  		  		  		  		  		  		  		  		  	
													
	C104/C009/
G009	  	Hudson Group, Inc	  	$    58,333.33	  	11/18/09	  	AUTO
EXTEND	  	04/30/22	  	Bank of America	  	Ph: 800-370-
7519	  	68035396	  	Irrevocable
Standby	  	Unknown	  	YES	  	
													
		  		  		  		  		  		  	FDIC - YES	  		  		  	LOC	  		  		  	
													
	2100/2200	  	Infor Global Solutions	  	$  2,200,000.00	  	03/31/07	  	AUTO
EXTEND	  	03/31/16	  	Bank of America	  	Ph:800-370-
7519	  	68075677	  	Irrevocable
LOC	  	Beneficiary	  	YES	  	
													
		  	(SSA Acquisition Corporation)	  	$  1,980,000.00	  	03/31/08	  		  		  	FDIC - YES	  	Fax:	  		  		  		  		  	
													
		  		  	$  1,760,000.00	  	03/31/09	  		  		  		  		  		  		  		  		  	
													
		  		  	$  1,540,000.00	  	03/31/10	  		  		  		  		  		  		  		  		  	
													
		  		  	$  1,320,000.00	  	03/31/11	  		  		  		  		  		  		  		  		  	
													
		  		  	$  1,100,000.00	  	03/31/12	  		  		  		  		  		  		  		  		  	
													
		  		  	$      880,000.00	  	03/31/13	  		  		  		  		  		  		  		  		  	
													
		  		  	$      660,000.00	  	03/31/14	  		  		  		  		  		  		  		  		  	
													
		  		  	$      440,000.00	  	03/31/15	  		  		  		  		  		  		  		  		  	
													
		  		  	$      220,000.00	  	03/31/16	  		  		  		  		  		  		  		  		  	
													
	2800	  	LKQ Corporation	  	$      250,000.00	  	12/23/12	  	AUTO
EXTEND	  	07/01/15	  	Wells Fargo	  	Ph: 800-776-
3862	  	IS0032646U	  	Irrevocable
Standby	  	Applicant	  	YES	  	^tenant changed Bank from Chase

																									
													
		  		  	$   125,000.00	  	07/01/13	  		  	LOC expires
before	  	U.S Trade Services	  	800-798-2815	 		  	LOC	  		  		  	
		  		  	$     60,000.00	  	07/01/14	  		  	lease term
exp; not	  		  		 		  		  		  		  	
		  		  	$        -	  	07/01/15	  		  	extend
beyond 7/15	  	FDIC - YES	  		 		  		  		  		  	
													
	2640	  	Midwest Generation EME, LLC	  	$    50,000.00	  	04/25/16	  	AUTO
EXTEND	  	04/25/16	  	Union Bank	  	Fax: 323-720-
2773	 	S324623M	  	Irrevocable
Standby	  	Applicant	  	Yes	  	^tenant changed Bank from Citi
		  		  		  		  		  		  	FDIC - Yes	  		 		  	LOC	  		  		  	
													
	F014	  	Mrs. Fields Cookies	  	$    16,539.00	  	10/31/09	  	AUTO
EXTEND	  	12/13/17	  	Citibank	  	Ph: 813-604-
7026	 	63663335	  	Irrevocable
Standby	  	Beneficiary	  	YES	  	
		  		  		  		  		  		  	FDIC - YES	  	Fax: 813-604-
7187	 		  	LOC	  		  		  	
													
	800/900/1000	  	Orbitz	  	$10,900,000.00	  	05/01/10	  	AUTO
EXTEND	  	05/01/19	  	JP Morgan Chase	  	Ph: 800-634-
1969	 	TFTS-
227371	  	Irrevocable
Standby	  	Applicant	  	YES	  	
		  		  	$  9,810,000.00	  	05/01/11	  		  		  	131 S. Dearborn 5th flr	  	Fax: 856-294-
5267	 		  	LOC	  		  		  	
													
		  		  	$  8,720,000.00	  	05/01/12	  		  		  	Chicago, IL 60603-5506	  		 		  		  		  		  	
													
		  		  	$  7,630,000.00	  	05/01/13	  		  		  	FDIC - YES	  		 		  		  		  		  	
													
		  		  	$  6,540,000.00	  	05/01/14	  		  		  		  		 		  		  		  		  	
													
		  		  	$  5,450,000.00	  	05/01/15	  		  		  		  		 		  		  		  		  	
													
		  		  	$  4,360,000.00	  	05/01/16	  		  		  		  		 		  		  		  		  	
													
		  		  	$  3,270,000.00	  	05/01/17	  		  		  		  		 		  		  		  		  	
													
		  		  	$  2,180,000.00	  	05/01/18	  		  		  		  		 		  		  		  		  	
													
		  		  	$  1,090,000.00	  	05/01/19	  		  		  		  		 		  		  		  		  	
													
	350/450	  	PT Financial, LLC	  	$  670,000.00	  	12/14/14	  	AUTO
EXTEND	  	05/14/23	  	MB Financial Bank	  	888-422-6562	 	X-2545	  	Irrevocable
Standby	  	Beneficiary	  	YES	  	
		  	**formerly Performance Trust	  	$  536,000.00	  	12/14/15	  		  	LOC expires
before	  	FDIC - YES	  	Fax:(312)954-5986	 		  	LOC	  		  		  	
		  		  	$  402,000.00	  	12/14/16	  		  	lease term
exp; should	  		  		 		  		  		  		  	

																									
		  		  	$  268,000.00	  	12/14/17	  		  	expire
5/1/2019	  		  		  		 		  		  		  	
													
		  		  	$  134,000.00	  	12/15/18	  		  		  		  		  		 		  		  		  	
													
	1130	  	Ruberry & Stalmack	  	$  200,000.00	  	12/31/11	  	AUTO
EXTEND	  	12/31/20	  	Signature Bank	  	733-467-5615	  	1091	 	Irrevocable
Standby	  	Applicant	  	Yes	  	
													
		  		  		  		  		  		  	FDIC - YES	  		  		 	LOC	  		  		  	
													
	2700	  	Schwartz Brothers	  	$  300,000.00	  	05/10/11	  	AUTO
EXTEND	  	05/31/17	  	South Central Bank	  	PH: 312-491-
7122	  	Credit #
1173	 	Irrevocable
Standby	  	Beneficiary	  	YES	  	
													
		  		  	$  240,000.00	  	06/01/12	  		  		  	FDIC - YES	  	Fax: 312-666-
4523	  		 	LOC	  		  		  	
													
		  		  	$  180,000.00	  	06/01/13	  		  		  		  		  		 		  		  		  	
													
		  		  	$  120,000.00	  	06/01/14	  		  		  		  		  		 		  		  		  	
													
		  		  	$    60,000.00	  	06/01/15	  		  		  		  		  		 		  		  		  	
													
	G008	  	Chivajit (Thai Urban Kitchen)	  	$  131,220.00	  	03/30/13	  	AUTO
EXTEND	  	01/31/22	  	Pacific Global Bank	  	Ph: 312-225-
2323	  	20399-06	 	Irrevocable
Standby	  	Beneficiary	  	Yes	  	
		  	*LOC should decrease 10% annually;	  	$  118,098.00	  	03/30/13	  		  		  		  		  		 		  		  		  	
		  	tenant must give notice to LL	  	$  106,288.00	  	03/22/14	  		  		  	FDIC - YES	  	Fax: 312-225-
2299	  		 	LOC	  		  		  	
													
	3600/3600A	  	Ulmer & Berne	  	$  500,000.00	  	05/01/12	  	AUTO
EXTEND	  	03/31/23	  	Keybank National Association	  	Ph: 216-813-
3696	  	S322278	 	Irrevocable
Standby	  	Unknown	  	YES	  	
		  		  	$  400,000.00	  	04/01/15	  		  		  		  	Fax: 216-813-
3719	  		 	LOC	  		  		  	
		  		  	$  300,000.00	  	04/01/16	  		  		  		  	Mail Code:
OH-01-51-
0531	  		 		  		  		  	
		  		  	$  200,000.00	  	04/01/17	  		  		  		  	4910
Tiedeman
Road	  		 		  		  		  	
		  		  	$  100,000.00	  	04/01/18	  		  		  		  	Cleveland,
OH 44144-
2338	  		 		  		  		  	
													
	1130	  	Wood,	  	$  150,000.00	  	3/30/2014	  	AUTO	  	3/31/2017	  	Cole Taylor	  	Attn: Dan	  	2000433-900	 	Irrevocable	  	Applicant	  	YES	  	

																									
													
		  	Phillips, Katz, Clark & Mortimer	  		  		  	EXTEND	  		  	Bank	  	Walsh	  		  	Standby	  		  		  	
		  		  	  
 $  110,000.00
	  	  
 3/30/2015
	  		  	LOC
expires
before	  	FDIC - Yes	  	9550 W
Higgins
Road	  		  	LOC	  		  		  	
		  		  	  
 $    70,000.00
	  	  
 3/30/2016
	  		  	lease
term exp
3/22; not	  		  	Rosemont,
IL 60018	  		  		  		  		  	
		  		  	  
 $    30,000.00
	  	  
 3/30/2017
	  		  	extend
beyond
3/17	  		  		  		  		  		  		  	
		  		  	$        -	  		  		  		  		  		  		  		  		  		  	
													
	G001b	  	Yolk	  	$    50,000.00	  	8/1/2014	  	AUTO
EXTEND	  	1/31/2024	  	Pan American Bank	  	Ph: 708-
865-5700	  	2013-03	  	Irrevocable
LOC	  	Applicant	  	YES	  	
		  		  	$    33,828.48	  		  		  		  		  	Fax: 708-
273-8149	  		  		  		  		  	
		  		  		  		  		  		  	  
 FDIC - Yes
	  		  		  		  		  		  	
		  	TOTAL AS OF 10/31/2013	  	$10,726,656.17	  		  		  		  		  		  		  		  		  		  	

 SCHEDULE K 

Schedule of Unpaid Leasing Commissions 
  

			
	 Tenant:

 
	  	
Amount:
  

	 Ally Commercial Finance LLC (7th Amendment)
  
	  	
$4,297.68
  

	 Amherst Securities Group LP (1st Amendment)
  
	  	
$4,147.25
  

	 CBC Restaurant Corp. d/b/a Corner Bakery
Café (2nd Amendment)
  
	  	
$15,614.55
  

	 National Union Fire Insurance Company of
Pittsburgh, PA. (original Lease)
  
	  	
$160,740.53
  

	 Nick Al-Farah d/b/a The Great Steak and Potato
Company (1st Amendment)
  
	  	
$4,285.03
  

	 	  	 
	 TOTAL:
	  	$189,085.04

 SCHEDULE L 

List of Service Contracts 
  

															
	  	  	  	  	Current Term	  	Current Price	  	Termination Provision
	Service	  	Company Name	  	Start	  	End	  	 (per mo,yr, total, cost
plus, fixed

fee)
	  	Party	  	Days	  	Form
	Work Order Database	  	360 Facility, LLC, an Accruent Company	  	9/1/2003	  	8/31/03	  	Application Services $ $743.50/mth Incident Module $247.84 / mth Reservations Module $272/ mth Web Services $50
/ mth Adnover Integration $125 / mth	  	Owner	  	7	  	Written
	 	 	 	 	 	 	 	 
	Janitorial Service	  	ABM Janitorial Services	  	9/1/2004	  	3/31/2014	  	 $235,148/month, adusted by occupancy

 
	  	Owner	  	30	  	Written
	 	 	 	 	 	 	 	 
	 Life Safety -
Fire Alarm Voice / Strobe
  
	  	Advance Fire & Safety	  	5/1/08	  	9/30/14	  	$9,800 / year	  	Owner	  	7	  	Written
	 	 	 	 	 	 	 	 
	Security Staffing	  	Allied Barton Security	  	11/1/06	  	10/31/15	  	 $97,976.67/mo $22.61/hr; $33.92/hr OT; 11/13-$99796.67 per
month; $23.03/hr $34.55/hr OT; 11/14 - $102,960/mo $23.76/hr; $35.64/hr OT
  
	  	Owner	  	7	  	Written
	 	 	 	 	 	 	 	 
	 Messenger
Service
  
	  	 Arrow Message Service

 
	  	
    2/19/2003     
	  	
    7/31/2014     
	  	 $120,000/year

 
	  	     Owner     
	  	     30     
	  	
    Written     

	 	 	 	 	 	 	 	 
	 Phone Service
- Cell Phones
  
	  	AT&T	  	 	  	 	  	Varies	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	 Phone Service
- Service Provider
  
	  	AT&T	  	 	  	 	  	 	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	Glass Repair	  	 Christopher Glass & Aluminum, Inc.

 
	  	04.01.12	  	03.31.13	  	Per Project	  	Owner	  	7	  	Written
	 	 	 	 	 	 	 	 
	 Construction
Contract
  
	  	 Alliance Glass and Metal

 
	  	 08.01.12 
	  	ongoing  
	  	 Per Project

 
	  	 Owner 
	  	 5 
	  	
Written 

															
	 	 	 	 	 	 	 	 
	Phone Service - Service Provider	  	CIMCO	  	3/4/2009	  	MTM	  	 Local Service $85.08 Local Circuit $351

 
	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	 Data Service
- Service Provider
  
	  	CIMCO	  	3/4/2009	  	MTM	  	Internet $450 T1 $267.47	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	 Uniforms

 
	  	 Cintas

 
	  	 2/8/2007 
	  	 MTM 
	  	 Varies

 
	  	 	  	 30 
	  	 Written 

	 	 	 	 	 	 	 	 
	Window Washing	  	Corporate Cleaning	  	5/16/06	  	6/30/14	  	 $15,646/ month $187,750/year

 
	  	Owner	  	30	  	Written
	 	 	 	 	 	 	 	 
	Concierge	  	Corporate Concierge Services, Inc.	  	11/1/2010	  	10/31/2013	  	11/10 $6,279 11/11 $6,467.37 11/12 $6,661.39	  	Owner	  	Any
time	  	Written
	 	 	 	 	 	 	 	 
	Visitor Center	  	Corporate Concierge Services, Inc.	  	8/10/2009	  	8/9/2014	  	 8/11 $8,370.32 8/12 $8,379.91 8/13 $8,548.20

 
	  	Owner	  	30	  	Written
	 	 	 	 	 	 	 	 
	COI Database	  	 Electronic Tenant Solutions (Red Hand, LLC)

 
	  	5/1/2012	  	4/30/2014	  	$500 per year	  	 	  	30	  	Written
	 	 	 	 	 	 	 	 
	
Electricity
  
	  	 Exelon Energy

 
	  	 5/5/2011 
	  	 5/7/2014 
	  	 Energy .03376/RTO .00758

 
	  	no	  	 	  	 
	 	 	 	 	 	 	 	 
	
Electricity/REC
  
	  	 3Degrees

 
	  	
    1/27/2012     
	  	
    4/30/2014     
	  	 1.35/mWh

 
	  	 no 
	  	 	  	 
	 	 	 	 	 	 	 	 
	Telecomm. Electrician / Riser	  	IMG	  	9/1/2004	  	ongoing	  	 $79/hr (straight); $118.50/hr (overtime); $158.00/hr
(emergency)
  
	  	    Owner    	  	    7    	  	    Written    
	 	 	 	 	 	 	 	 
	Recycling	  	Independent Recycling Services	  	9/1/2007	  	12/31/2016	  	 Rental fee of $100/mo; Rebate varies - $22.50/ton guaranteed
floor pricing
  
	  	Owner	  	30	  	Written
	 	 	 	 	 	 	 	 
	Trash Removal	  	Independent Recycling Services	  	12/27/10	  	12/31/16	  	 25-Yard Compactor: Daily Pull-$345; Extra Tonnage-$46/ton;
Rental fee of $250/mo
  
	  	Owner	  	30	  	Written
	 	 	 	 	 	 	 	 
	 Visitor
Registration & Badging
  
	  	Infrasafe	  	10.10.08	  	M-T-M	  	$795	  	 	  	 	  	 

															
	 	 	 	 	 	 	 	 
	Landscaping-Interior	  	Interior Garden Services	  	7/1/2007	  	1/31/14	  	 2/11 - $2,455.98/month; 2/12 - $2,529.66; 2/13 - $2,605.55

 
	  	Owner	  	30	  	Written
	 	 	 	 	 	 	 	 
	 Chiller
Maintenance
  
	  	 Johnson Controls

 
	  	 06.15.2011 
	  	out to bid
 
	  	 $9,810.00 per year

 
	  	 Owner 
	  	 30 
	  	 Written 

	 	 	 	 	 	 	 	 
	Tax Attorney	  	 MADIGAN & GETZENDANNER

 
	  	2012	  	ongoing	  	$25,000 per year	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	Pest Control	  	McCloud Pest Control	  	9/1/10	  	8/31/14	  	 $29,928 annually $2,494 Monthly

 
	  	Owner	  	7	  	Written
	 	 	 	 	 	 	 	 
	 Holiday
Decorations
  
	  	 McFarlane Douglass

 
	  	 9/1/13 
	  	 8/31/16 
	  	 $23,113.58 annually

 
	  	 Owner 
	  	 7 
	  	 Written 

	 	 	 	 	 	 	 	 
	Metal Maintenance	  	Metal Maintenance	  	7/1/06	  	6/30/15	  	 $3,052 / Month $36,634.02/year

 
	  	Owner	  	7	  	Written
	 	 	 	 	 	 	 	 
	Stone Care	  	 Midwest Signature Building Services

 
	  	6/1/13	  	5/31/14	  	$3,525 / month	  	Owner	  	7	  	Written
	 	 	 	 	 	 	 	 
	Copier	  	 Konica Minolta Business Solutions

 
	  	    6/14/2010    	  	    6/13/2014    	  	$665.25/month	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	 Phone Service
- Voice Mail System
  
	  	NEC Financial Svcs	  	4/21/2009	  	420/2014	  	$381.27 per month	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	Water Treatment	  	Ondeo Nalco Company	  	10/1/09	  	out for bid	  	$14,475.35 / year	  	    Owner    	  	    30    	  	Written at
 any time 

	 	 	 	 	 	 	 	 
	 Elevator
Maintenance
  
	  	 Otis Elevator

 
	  	 3/30/08 
	  	12/31/13
 
	  	 $45,918/mth

 
	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	 Postage
Equipment
  
	  	 Pitney Bowes

 
	  	 9/1/2013 
	  	11/1/
2015 
	  	 $280.00 per quarter

 
	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	 Building
Automation System (BAS)
  
	  	Schneider Electric	  	1/1/2009	  	12/31/2014	  	Semi-Annual $8,028	  	Owner	  	7	  	    Written    
	 	 	 	 	 	 	 	 
	Security Systems	  	Schneider Electric	  	1/1/2009	  	12/31/2014	  	2012 - $8,910 / Qrtly; 2013 - $9,222 / Qrtly; 2014 - $9,480 / Qtrly	  	Owner	  	7	  	Written

															
	 	 	 	 	 	 	 	 
	Life Safety - Fire Alarm Service/Systems including sprinklers	  	Siemens Cereberus Pyrotronics	  	5/1/06	  	4/30/15	  	Bldg - $14,901 / annually	  	Owner	  	5	  	Written
	 	 	 	 	 	 	 	 
	 Signage

 
	  	Signs Now	  	9/28/2009	  	ongoing	  	varies	  	Owner	  	7	  	Written
	 	 	 	 	 	 	 	 
	 Window
Washing Rig Maintenance
  
	  	Skyline Maintenance	  	06.01.2002	  	12/31/13	  	$6,564.09 / month	  	Owner	  	7	  	Written
	 	 	 	 	 	 	 	 
	 Fire
Extinguisher Maintenance
  
	  	U.S. Fire & Safety Fire Extinguisher Service	  	 	  	As needed	  	 	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	 Radio
Service
  
	  	United Radio	  	04.01.12	  	3/31/13	  	$476.75 / month	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	 Cable TV

 
	  	USA Wireless	  	11/9/2011	  	11/30/2016	  	$500/ full term	  	 	  	 	  	 
	 	 	 	 	 	 	 	 
	
Sustainability
  
	  	Goby LLC	  	7/9/2012	  	6/30/2015	  	$10,800	  	Owner	  	7	  	    Written    
	 	 	 	 	 	 	 	 
	 Construction
Contract
  
	  	AMS Mechanical Services	  	    8/23/2012    	  	    ongoing    	  	varies by project	  	    Owner    	  	    5    	  	 
	 	 	 	 	 	 	 	 
	 Construction
Contract
  
	  	Bear Construction	  	7/15/2002	  	ongoing	  	varies by project	  	Owner	  	5	  	 
	 	 	 	 	 	 	 	 
	 Construction
Contract
  
	  	Development Solutions Inc.	  	1/30/2009	  	ongoing	  	varies by project	  	Owner	  	5	  	 
	 	 	 	 	 	 	 	 
	 Construction
Contract
  
	  	EnBee Painting	  	3/26/2013	  	ongoing	  	varies by project	  	Owner	  	5	  	 
	 	 	 	 	 	 	 	 
	 Construction
Contract
  
	  	Hardt Electric	  	7/1/2002	  	ongoing	  	varies by project	  	Owner	  	5	  	 
	 	 	 	 	 	 	 	 
	 Construction
Contract
  
	  	Johns Plumbing	  	7/1/2002	  	ongoing	  	varies by project	  	Owner	  	5	  	 
	 	 	 	 	 	 	 	 
	 Construction
Contract
  
	  	Knickerbocker	  	9/26/13	  	ongoing	  	varies by project	  	Owner	  	5	  	 

															
	 	 	 	 	 	 	 	 
	Construction Contract	  	Takao Nagai Concrete Restoration	  	8/1/2012	  	ongoing	  	varies by project	  	Owner	  	5	  	 
	 	 	 	 	 	 	 	 
	Professional Services	  	Abatangelo-Hason	  	3/8/2004	  	ongoing	  	varies by project	  	Either	  	owner
notice/
vendor 30	  	 
	 	 	 	 	 	 	 	 
	Professional Services	  	Baumann Studios	  	4/15/2010	  	ongoing	  	varies by project	  	Either	  	owner
notice/
vendor 30	  	 
	 	 	 	 	 	 	 	 
	Professional Services	  	Building Technology Consultants	  	3/10/2011	  	ongoing	  	varies by project	  	Either	  	Not
specified	  	written
	 	 	 	 	 	 	 	 
	Professional Services	  	Canon Design/OWP&P	  	1/23/2003	  	ongoing	  	varies by project	  	Either	  	owner
notice/
vendor 30	  	 
	 	 	 	 	 	 	 	 
	 Professional
Services
  
	  	ICOR Associates	  	    10/28/2010    	  	    ongoing    	  	varies by project	  	    Owner    	  	Upon Notice	  	    Written    
	 	 	 	 	 	 	 	 
	 Professional
Services
  
	  	Masco	  	3/23/2011	  	ongoing	  	varies by project	  	Owner	  	Upon Notice	  	written
	 	 	 	 	 	 	 	 
	Professional Services	  	 Sieben Energy Associates

 
	  	2/11/2013	  	ongoing	  	varies by project	  	Either	  	owner
notice/
vendor 30	  	written

 SCHEDULE M 

List of Excluded Personalty 

None. 

 SCHEDULE N 

List of Pending Lease Transactions 
  

					
	   Item No.  

 
	  	 Name of
Tenant:
  
	  	
Description of Transaction:

 

	1	  	BMO Harris N.A.	  	 Second Amendment to
Office Lease to delete the tenant’s security deposit requirement.
  

	2	  	Happytuse, Inc. d/b/a Dunkin Donuts	  	 Fifth Lease
Amendment to extend the term of the Lease for 10 years, delete the security deposit requirement and other terms as set forth in draft lease amendment.
  

	3	  	The Commuter Rail Division of the Regional Transportation Authority, The Northeast Illinois Regional Commuter Railroad Corporation
(Metra)	  	Eighth Lease Amendment regarding expansion of the premises in the basement level by approximately 359 rentable
square feet, provision of certain additional services and amenities and other terms as set forth in draft lease amendment.

 SCHEDULE O 

List of Union Contracts 
  

	1.	 Agreement dated June 6, 2011 by and between Building Owners and Managers Association of Chicago and International Union of Operating Engineers
Local 399 (AFL-CIO) – effective May 16, 2011 through May 18, 2014 (engineering) 

  

	2.	 Agreement dated April 9, 2012 by and between Building Owners and Managers Association of Chicago and Building Service Division, Service
Employees International Union, Local 1 – effective April 9, 2012 through April 5, 2015 (janitorial) 

  

	3.	 Agreement dated May 7, 2013 by and between Building Owners and Managers Association of Chicago and Service Employees International Union,
Local 1, as affected by letter dated August 9, 2013 from Service Employees International Union, Local 1 – effective April 22, 2013 through April 24, 2016 (security) 

 EXHIBIT 1 

TENANT ESTOPPEL 
 [INSERT
NAME OF TENANT] 
 KBS Capital Advisors LLC, and its successors and assigns (“Purchaser”) 

620 Newport Center Drive, Suite 1300 

Newport Beach, California 92660 
  

	Re:	 Leased premises in the property known as 500 West Madison Street, Chicago, Illinois (the “Premises”); [Office/Retail] Lease dated
                                 ,
             (together with the modifications, amendments, supplements and assignments set forth in Paragraph 1 below, herein referred to as the “Lease”) between
UST-GEPT Joint Venture, L.P. (hereinafter, “Landlord”), or Landlord’s predecessor-in-interest), and
                        , (hereinafter, “Tenant”), or Tenant’s predecessor-in-interest

	 

 Dear Sir/Madam: 

The undersigned Tenant, as a tenant in the Premises pursuant to the Lease, hereby certifies to Landlord, Purchaser, and any lender,
mortgagee or prospective lender or mortgagee of Purchaser that finances all or any portion of Purchaser’s acquisition of the Premises (a “Lender”), and their respective successors and assigns, in connection with
Purchaser’s (or its designated assignee’s) proposed purchase of the Premises and Lender’s financing of such proposed acquisition, as follows as of the date hereof: 

 

			
	 1.
	    	 The Lease includes only the modifications, amendments, supplements and assignments listed below and no other documents, and is in full force and effect as of
the date hereof. The guaranty of the Lease, if any, is in full force and effect.

		
		    	 [Insert list of any modifications, amendments, supplements or assignments]

		
	 2.
	    	 All improvements to be performed by Landlord under the Lease have been completed and all required contributions by Landlord, if any, to Tenant on account to
Tenant’s improvements have been received, except as follows:     
                                         
   
                                         
           
                                    
                                
                                        
                            
                                         
                            
                            (if none, write “None” or leave blank, in which case the response
will be deemed to be “None”).

		
	 3.
	    	 The Lease, as modified, amended, supplemented and assigned in Paragraph 1 above, represents the entire agreement between Tenant and Landlord with respect to
the leasing of the demised premises described therein (the “Demised Premises”). The Demised Premises contain approximately
                     rentable square feet.

	 	4.	 The term of the Lease commenced on
                             and is scheduled to expire on
                            . Tenant has
                 options to renew the current term of the Lease, each for a period of
                 years. Tenant has accepted the Demised Premises and has taken full possession and occupancy thereof. [modify as appropriate]

  

	 	5.	 The fixed base rent currently payable under this Lease is
$                         per month (“Base Rent”).
$                         of percentage rent has already been paid to Landlord for the current Lease year.

  

	 	6.	 Tenant’s pro rata share under the Lease for the payment operating expenses, real estate taxes and insurance costs is
            %. 

  

	 	7.	 Tenant has paid in full all Base Rent, additional rent, Tenant’s proportionate share of operating expenses, real estate taxes and insurance
costs and all other sums or charges presently due and payable under the Lease by Tenant (collectively, “Rent”) through
                                , 2013. No Rent had been paid more than thirty
(30) days in advance of the due date thereof. 

  

			
	 8.
	    	 There is no unexpired rental concession or abatement under this Lease except as
follows:                            
                                     
                    
                                         
           
                                         
                                 
                                         
            (if none, write “None” or leave blank, in which case the response will be deemed to be “None”)

		
	 9.
	    	 Tenant has not sublet or licensed all or a portion of the Demised Premises to any sublessee or other occupant and has not assigned, transferred or encumbered
any of its rights or interests under the Lease, except as follows:                             
                                     
                    
                                         
           
                                         
                                 
                                         
            (if none, write “None” or leave blank, in which case the response will be deemed to be “None”).

  

	 	10.	 Tenant has no present right of offset, credit, deduction, delay or defense against the Rent payable under the Lease or for any other monetary claim
against the Landlord under the Lease. There exist no defaults under the Lease by Landlord or Tenant and no event has occurred which, with the giving of notice, the passage of time or both, would constitute such a default. 

 

	 	11.	 The amount of the security deposit presently held by Landlord [in the form of cash/letter of credit] under the Lease is
$                . 

  

	 	12.	 Tenant has no early termination right under the Lease (except with respect to a Landlord’s default or a casualty or condemnation event) except
as set forth in Section              of the Lease. Tenant has no option or right to contract or expand the Premises except as set forth in Section(s)
             of the Lease. [if inapplicable, insert N/A] 

	 	13.	 Tenant has no option or right to purchase or otherwise acquire the Premises or any portion thereof. 

 

	 	14.	 There are no actions or proceedings, whether voluntary or involuntary, pending against Tenant under the bankruptcy or insolvency laws of the United
States of America or any state thereof. 

 The undersigned is authorized to execute this Tenant Estoppel
on behalf of Tenant. Tenant understands and acknowledges that this Tenant Estoppel may be relied upon by Landlord, Purchaser and Lender, and their respective successors and assigns. 

 

			
	 Very truly yours,

	
	 [INSERT NAME OF TENANT]

		
	 By:
	 	
                             
                        

	 Name:
	 	
                             
                        

	 Title:
	 	
                             
                        

 Executed:
                                    , 2013 

 EXHIBIT 2 

[INTENTIONALLY OMITTED] 

 EXHIBIT 3 

FIRPTA CERTIFICATE 

Section 1445 of the Internal Revenue Code of 1986, as amended (the “Code”), provides that a transferee
of a U.S. real property interest must withhold tax if the transferor is a foreign person. To inform
                                         
            (the “Transferee”) that withholding of tax is not required upon the disposition of a U.S. real property interest by UST-GEPT Joint Venture, L.P., an Illinois
limited partnership (“Transferor”), Transferor hereby certifies to Transferee, as follows: 
 1.
        Transferor is not a foreign person, foreign corporation, foreign partnership, foreign trust, or foreign estate (as those terms are defined in the Code and Treasury Regulations promulgated thereunder);

 2.         Transferor is not a disregarded entity as defined in
Section 1.1445.2(b)(2)(iii) of Income Tax Regulations. 
 3.         The U.S.
employer identification number of Transferor is
                                    ; 

4.         Transferor’s principal office address is c/o GE Asset Management
Incorporated, 1600 Summer Street, Stamford, Connecticut 06905; and 
 5.
        Transferor understands that this certification may be disclosed to the Internal Revenue Service by the Transferee and that any false statement contained herein could be punished by fine, imprisonment,
or both. 
            Under penalties of perjury I declare that I
have examined this certification and to the best of my knowledge and belief it is true, correct, and complete, and I further declare that I have authority to sign this document on behalf of Transferor. 

 

											
		 		 	 UST-GEPT JOINT VENTURE, L.P.,

		 		 	 an Illinois limited partnership

				
		 		 	 By:
	 	 NACA Madison LLC, a Delaware limited liability

company, its managing general partner

						
		 		 		 	 By:
	 	  
	 	
		 		 		 	 Name:
	 	  
	 	
		 		 		 	 Title:
	 	  
	 	
				
		 		 	 By:
	 	 UST XV GP, Ltd., a Florida limited partnership, its

administrative general partner

						
		 		 		 	 By:
	 	  
	 	
		 		 		 	 Name:
	 	 Lothar Estein
	 	
		 		 		 	 Title:
	 	 President
	 	

 Dated as of
                                , 2013 

 EXHIBIT 4 

FORM OF DEED 
  

			
	  
  

THIS INSTRUMENT PREPARED BY:
  

                       
                     
 Jenner
& Block LLP
 353 North Clark Street

Chicago, Illinois 60654
  

AFTER RECORDING RETURN TO:

                       
                     

                       
                     

                       
                     

Attention:
                         
	 	 

 Above Space for Recorder’s Use
Only                 
 SPECIAL WARRANTY DEED

 This SPECIAL WARRANTY DEED, made as of
                            , 2013 by UST-GEPT JOINT VENTURE, L.P., an Illinois limited
partnership, having an address at c/o GE Asset Management Incorporated, 1600 Summer Street, Stamford, Connecticut 06905 (“Grantor”), to and in favor of
                                         
                                         
              , a[n]
                                         
       , having an address at
                                         
        (“Grantee”). 
 WITNESSETH, that Grantor, for and in
consideration of the sum of Ten and No/100 Dollars ($10.00), and other valuable consideration in hand paid by Grantee, the receipt and sufficiency whereof is hereby acknowledged, by these presents does REMISE, RELEASE, ALIEN AND CONVEY unto Grantee,
and to its successors and assigns, FOREVER, all interest in and to the real estate situated in the County of Cook and State of Illinois known and described on Exhibit A attached hereto and by this reference made a part hereof (the
“Land”), including all improvements located thereon (the “Improvements”), and all rights, privileges, easements and appurtenances benefitting the Land and/or the Improvements situated thereon, including, without
limitation, all mineral and water rights and all easements, rights-of-way and other appurtenances used or connected with the beneficial use or enjoyment of the Land and/or the Improvements (collectively, the “Premises”), subject to
those matters set forth on Exhibit B attached hereto and made a part hereof (the “Permitted Exceptions”). 

Together with all and singular the tenements, hereditaments and appurtenances thereunto belonging, or in anywise appertaining,
and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest, claim or 

 
demand whatsoever, of the Grantor, either in law or equity, of, in and to the Premises, with the hereditaments and appurtenances: 

TO HAVE AND TO HOLD the Premises as above described, with the appurtenances, unto the Grantee, its successors and assigns
forever. 
 And the Grantor, for itself, and its successors and assigns, does covenant, promise and agree, to and with the
Grantee, its successors and assigns, that during the period that Grantor has owned title to the Property, it has not done or suffered to be done anything whereby the Premises hereby granted is, or may be, in any manner encumbered or charged, except
for the Permitted Exceptions set forth on Exhibit B attached hereto and made a part hereof; and that subject to such Permitted Exceptions, the Grantor will WARRANT AND FOREVER DEFEND the Premises against all persons lawfully claiming by,
through or under the Grantor, but not otherwise. 
 [SIGNATURE PAGE FOLLOWS] 

 

	
	MAIL TAX BILLS TO:
	
	
                             
                                   

	
                             
                                   

	
                             
                                   

	
                             
                                   

 IN WITNESS WHEREOF, Grantor has signed and sealed and delivered this
instrument as of the day and year first above written. 
  

							
	 GRANTOR: 
	 	 UST-GEPT JOINT VENTURE, L.P., an Illinois limited

partnership

			
		 	 By:
	 	 NACA Madison LLC, a Delaware limited liability company, its managing general partner

				
		 		 	 By:
	 	
                             
                                       

		 		 	 Name:
	 	
                             
                                       

		 		 	 Title:
	 	
                             
                                       

			
		 	 By:
	 	 UST XV GP, Ltd., a Florida limited partnership, its administrative general partner

				
		 		 	 By:
	 	
                             
                                       

		 		 	 Name:
	 	
                             
                                       

		 		 	 Title:
	 	
                             
                                       

 STATE OF CONNECTICUT ) 

                          
                       ) ss 
 COUNTY OF
FAIRFIELD     ) 
 I, the undersigned, a Notary Public in and for the State and County provided above,
do hereby certify that
                                         
               , the
                                         
    of NACA Madison LLC, a Delaware limited liability company, the managing general partner of UST-GEPT Joint Venture, L.P., an Illinois limited partnership, on behalf of such entity, who is personally known to me to be the same
person whose name is subscribed to the foregoing instrument as such
                                        ,
appeared before me this day in person and acknowledged that he/she signed and delivered the said instrument as his/her own free and voluntary act and as the free and voluntary act of said company for the uses and purposes therein set forth. 

GIVEN under my hand and notarial seal this              day
of                                     , 2013. 

 

	
	  

	 Notary Public

 My commission expires on
                         

STATE OF
                                ) 

                          
                          ) ss 

COUNTY OF
                            ) 

I, the undersigned, a Notary Public in and for the State and County provided above, do hereby certify that Lothar Estein, the
President of UST XV GP, Ltd., a Florida limited partnership, the administrative general partner of UST-GEPT Joint Venture, L.P., an Illinois limited partnership, on behalf of such entity, who is personally known to me to be the same person whose
name is subscribed to the foregoing instrument as such
                                         
                                       , appeared
before me this day in person and acknowledged that he signed and delivered the said instrument as his own free and voluntary act and as the free and voluntary act of said company for the uses and purposes therein set forth. 

GIVEN under my hand and notarial seal this              day
of                                     , 2013. 

 

	
	  

	 Notary Public

 My commission expires on
                         

 EXHIBIT 5 

BILL OF SALE 

THIS BILL OF SALE (the “Bill of Sale”) is made and executed as of this
         day of                         , 2013 by UST-GEPT JOINT
VENTURE, L.P., an Illinois limited partnership (“Seller”), in favor of
                                        ,
a(n)
                                         
        (“Purchaser”). 
 Concurrently with the execution and
delivery hereof and pursuant to that certain Purchase and Sale Agreement dated as of October 30, 2013 by and between 

Seller and Purchaser (as successor-in-interest by assignment from KBS Capital Advisors LLC) (as amended from time to time, the
“Purchase Agreement”), Seller is conveying to Purchaser by special warranty deed, all of its right, title, and interest in and to that certain tract of land together with those improvements owned by Seller thereon lying and being
situated in the County of Cook and State of State, commonly known as Citigroup Center and located at 500 West Madison Street, Chicago, Illinois 60661 and being more particularly described in Exhibit A attached hereto and made a part hereof
(the “Property”). Unless otherwise defined in this Bill of Sale, all capitalized terms used in this Bill of Sale shall have the meanings given to them in the Purchase Agreement. 

Seller desires to hereby assign, transfer, set over and deliver directly to Purchaser, all of its right, title, and interest
in and to the following assets appurtenant to or in any way related to the Property. 
 NOW, THEREFORE, in consideration of
the receipt of Ten Dollars ($10.00) and other good and valuable consideration in hand paid, the receipt and sufficiency of which are hereby acknowledged by Seller, Seller does hereby SELL, CONVEY, ASSIGN, TRANSFER, SET OVER and DELIVER to Purchaser,
its successors and assigns, all of its right, title, and interest in all of the following, without warranty of any kind or nature (whether statutory, express or implied): any and all the fixtures, furnishings, furniture, equipment, machinery,
inventory, appliances, works of art and all other tangible personal property, including, without limitation, the tangible personal property listed on Exhibit B attached hereto, located at the Property and used in connection with the operation
thereof and owned by Seller (and which are not owned by tenants under the Leases, by the property manager or by Metra) (collectively the “Personal Property”), but specifically excluding the Excluded Personalty. 

TO HAVE AND TO HOLD the same, subject as aforesaid, unto Purchaser, its successors and assigns. 

SELLER MAKES NO REPRESENTATIONS OR WARRANTIES AS TO THE CONDITION OF THE PROPERTY OR THE PERSONAL PROPERTY OR THE SUITABILITY
THEREOF FOR ANY PURPOSE THAT PURCHASER MAY DESIRE TO USE IT. SELLER HEREBY EXPRESSLY DISCLAIMS ANY WARRANTIES AS TO MERCHANTABILITY AND/OR FITNESS FOR A PARTICULAR PURPOSE AND ANY OTHER WARRANTIES OR REPRESENTATIONS AS TO THE CONDITION OF THE
PERSONAL PROPERTY. SELLER HAS EXECUTED THIS BILL OF SALE AND HAS 

 
SOLD, ASSIGNED, TRANSFERRED, SET OVER AND DELIVERED TO PURCHASER THE PERSONAL PROPERTY AS IS AND WHEREVER LOCATED, WITH ALL FAULTS. WITHOUT LIMITING THE FOREGOING, THIS BILL OF SALE IS SUBJECT TO
ALL DISCLAIMERS AND QUALIFICATIONS BY SELLER AND ALL ENCUMBRANCES SET FORTH IN THE PURCHASE AGREEMENT (INCLUDING, WITHOUT LIMITATION, SECTION 24 THEREOF) AND SUCH DISCLAIMERS, QUALIFICATIONS AND ENCUMBRANCES ARE HEREBY INCORPORATED HEREIN BY
REFERENCE AND MADE A PART HEREOF. 
 This Bill of Sale shall be binding upon and shall inure to the benefit of Seller,
Purchaser and their respective successors and assigns. 
 Seller’s liability pursuant to this Bill of Sale shall be
subject to the limitation on such liability contained in Section 13(c) of the Purchase Agreement, which provision is expressly incorporated herein as if fully stated herein. 

This Bill of Sale shall be governed by and construed in accordance with the laws of the State of Illinois. 

This Bill of Sale may be executed in any number of counterparts, each of which when so executed and delivered shall be deemed
an original, but all of which shall together constitute one and the same agreement. 
 [SIGNATURE PAGE FOLLOWS] 

 IN WITNESS WHEREOF, Seller has caused this Bill of Sale to be executed as of the
date first above written. 
  

							
	 SELLER:
	 	 UST-GEPT JOINT VENTURE, L.P., an Illinois
limited
 partnership

			
		 	 By:
	 	 NACA Madison LLC, a Delaware limited liability company, its managing general partner

				
		 		 	 By:
	 	
                             
                                       

		 		 	 Name:
	 	
                             
                                       

		 		 	 Title:
	 	
                             
                                       

			
		 	 By:
	 	 UST XV GP, Ltd., a Florida limited partnership, its administrative general partner

				
		 		 	 By:
	 	
                             
                                       

		 		 	 Name:
	 	
                             
                                       

		 		 	 Title:
	 	
                             
                                       

 EXHIBIT 6 

NOTICE TO TENANTS 

                       
 , 2013 
  

	Re:	 Notice of Change of Ownership of Citigroup Center, 500 West Madison Street, Chicago, Illinois (the “Property”)

 Dear Tenant: 

This is to notify you that, today, the Property has been sold by UST-GEPT Joint Venture, L.P. (“Seller”) to
                                         
            (“New Landlord”). As of the date hereof, Seller’s interest in your lease (including without limitation, your security deposit thereunder) has been assigned
to New Landlord, and New Landlord is now the landlord under your Lease and has assumed the obligations as landlord under your lease. 

Please be advised that effective immediately and until further notice, all rent and other payments due pursuant to your
occupancy of the premises, whether pursuant to your lease or otherwise, are to be made payable to the name and address listed on Exhibit A annexed hereto. 

Any future inquiries regarding your lease should be directed to the names, addresses and phone numbers listed on Exhibit
A annexed hereto. 
 [Signature Page Follows] 

 
							
	Very truly yours,
	
	UST-GEPT JOINT VENTURE, L.P., an Illinois limited partnership
		
	By:	  	NACA Madison LLC, a Delaware limited liability company, its managing general partner
				
		  	By:	 	  
	 	
		  	Name:	 	  
	 	
		  	Title:	 	  
	 	
		
	By:	  	UST XV GP, Ltd., a Florida limited partnership, its administrative general partner
				
		  	By:	 	  
	 	
		  	Name:	 	  
	 	
		  	Title:	 	  
	 	

 EXHIBIT 7 

ASSIGNMENT AND ASSUMPTION OF LEASES, CONTRACTS, PEDESTRIAN BRIDGE 

AGREEMENT AND METRA DECLARATION 

THIS ASSIGNMENT AND ASSUMPTION OF LEASES, CONTRACTS, PEDESTRIAN BRIDGE AGREEMENT AND METRA DECLARATION (this
“Assignment”), is made and entered into this          day of
                    , 2013 (the “Effective Date”) by and between UST-GEPT JOINT VENTURE, L.P., an Illinois limited
partnership (“Assignor”), and
                                         
   , a(n)
                                         
    (“Assignee”). 
 W I T N E S S E T H: 

A.         Assignor and Assignee (as successor-in-interest by assignment from KBS
Capital Advisors LLC) are parties to that certain Purchase and Sale Agreement dated as of October 30, 2013 (as the same may have been amended from time to time, the “Purchase Agreement”). 

B.         The Purchase Agreement requires Assignor to convey and transfer to
Assignee, and Assignee to assume, all of Assignor’s right, title and interest in, to and under (i) the landlord’s interest under the leases, license agreements (including, without limitation, advertising license agreements) and other
occupancy agreements listed on Exhibit A attached hereto and by this reference made a part hereof, and all amendments and modifications thereto to the extent listed on Exhibit A attached hereto (collectively, the
“Leases”), (ii) all the service, maintenance, supply and other contracts listed on Exhibit B attached hereto and by this reference made a part hereof, and all amendment and modifications thereto to the extent listed on
Exhibit B attached hereto (collectively, the “Contracts”), (iii) those certain agreements relating to a pedestrian bridge across Canal Street listed on Exhibit C attached hereto and by this reference made a part
hereof, and all amendments and modifications thereto to the extent listed on Exhibit C attached hereto (collectively, the “Pedestrian Bridge Agreement”), and (iv) those certain agreements entered into with The Commuter
Rail Division of the Regional Transportation Authority, The Northeast Illinois Regional Commuter Railroad Corporation, a municipal corporation, listed on Exhibit D attached hereto and by this reference made a part hereof, and all amendments
and modifications thereto to the extent listed on Exhibit D attached hereto (collectively, the “Metra Declaration”). 

NOW, THEREFORE, in consideration of Ten Dollars ($10.00) and the respective representations, warranties, agreements, covenants
and conditions herein contained, and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Assignor and Assignee hereby agree as follows: 

1.         Capitalized Terms. Unless otherwise defined in this Assignment, all
capitalized terms used in this Assignment shall have the meanings given to them in the Purchase Agreement. 

2.         Assignment. As of the Effective Date, Assignor does hereby sell,
assign, transfer, convey and deliver unto Assignee, its successors and assigns, all of its right, title and interest in, to and under the Leases, Contracts, Pedestrian Bridge Agreement and Metra Declaration. The foregoing assignment shall include
(i) any and all amendments, supplements, and modifications 

 
to the Leases and guaranties thereof, if any, the Contracts, the Pedestrian Bridge Agreement and the Metra Declaration and (ii) all of Assignor’s right, title and interest in and to the
Transferred Security Deposits (as defined in the Purchase Agreement). Notwithstanding the foregoing assignment, Assignor and Assignee agree that Assignor shall have the rights under the Purchase Agreement to receive all rent and other payments due
under the Leases on account of periods prior to the Closing (as defined in the Purchase Agreement) in accordance with and subject to the terms thereof. 

3.         Assumption. As of the Effective Date, Assignee hereby accepts such
assignment of the Leases, Contracts, Pedestrian Bridge Agreement and Metra Declaration and hereby expressly assumes and agrees to be bound by, and to keep, observe and perform, the terms, covenants, conditions, commitments, obligations and
liabilities of the Leases, Contracts, Pedestrian Bridge Agreement and Metra Declaration that are to be performed: (a) with regard to the Leases, (i) as landlord under the Leases to the extent any such obligations first accrue and are
applicable to period from and after the Effective Date, including, without limitation, the landlord’s obligation to return any Transferred Security Deposits in accordance with the terms of the Leases but only to the extent such Transferred
Security Deposits have been transferred or credited to Assignee pursuant to the provisions of the Purchase Agreement, and (ii) before the Effective Date to the extent Assignor credited Assignee with the cost of performing any such terms,
covenants, conditions, commitments, obligations and liabilities pursuant to the provisions of the Purchase Agreement, (b) with regard to the Contracts, Pedestrian Bridge Agreement and Metra Declaration, (i) to the extent any such
obligations first accrue and are applicable to period from and after the Effective Date, and (ii) before the Effective Date to the extent Assignor credited Assignee with the cost of performing any such terms, covenants, conditions, commitments,
obligations and liabilities pursuant to the provisions of the Purchase Agreement. With regard to the Leases, the foregoing assignment and assumption shall include the payment and performance by Assignee of all leasing commissions, tenant improvement
costs, rent abatements and other concessions to the extent Assignee is responsible for, or to the extent Assignor credited Assignee with the cost of performing, under Sections 8(e)(i) and (iii) of the Purchase Agreement. 

4.         Transferred Security Deposits. Assignee acknowledges that,
simultaneously with the execution hereof, Assignee has received $                     in cash from Assignor as described on
Exhibit C attached hereto, and an assignment of the letters of credit set forth on Exhibit C attached hereto, in respect of the Transferred Security Deposits 

5.         Indemnification of Assignee. Assignor shall indemnify, defend and
hold harmless Assignee and its directors, officers, members, partners, shareholders, affiliates, agents, employees, successors and assigns from and against any and all loss, damage, cost, liability, expense, claim, suits, or proceedings (including,
without limitation, reasonable attorneys’ fees, paralegal fees and costs) (i) attributable to any obligations and liabilities arising or accruing under the Leases (to the extent they are obligations and liabilities on the part of
landlord), Contracts, Pedestrian Bridge Agreement and Metra Declaration prior to the Effective Date and which are not assumed by Assignee pursuant to the terms of Section 3 above and only during Assignor’s period of ownership of the
Premises (but not prior to Assignor’s period of ownership of the Premises) and (ii) incurred by Assignee under any Novation Agreement with respect to any obligations and liabilities arising or accruing under GSA Leases prior to the
Effective Date 

 
and which are not assumed by Assignee pursuant to the terms of Section 3 above and only during Assignor’s period of ownership of the Premises (but not prior to Assignor’s period of
ownership of the Premises). Assignor’s indemnity hereunder shall expire and be of no further force and effect on the date that is one hundred eighty (180) days after the Effective Date except to the extent that that a claim is made
hereunder on or before the expiration of such 180-day period. 
 6.        
Indemnification of Assignor. Assignee shall indemnify, defend and hold harmless Assignor and its directors, officers, members, partners, shareholders, affiliates, agents, employees, successors and assigns from and against any and all loss,
damage, cost, liability, expense, claim, suits, or proceedings (including, without limitation, reasonable attorneys’ fees, paralegal fees and costs) (i) attributable to any obligations and liabilities that arise or accrue under the Leases
(to the extent they are obligations and liabilities on the part of landlord), Contracts, Pedestrian Bridge Agreement and Metra Declaration to the extent assumed pursuant to Section 3 above and (ii) incurred by Assignor under any Novation
Agreement with respect to any obligations and liabilities that arise or accrue under the GSA Leases to the extent assumed pursuant to Section 3 above . 

7.         Assignor’s Liability. Assignor’s liability pursuant to
this Assignment shall be subject to the limitation on such liability contained in Section 13(c) of the Purchase Agreement, which provision is expressly incorporated herein as if fully stated herein. 

8.         No Warranty. This Agreement is made by Assignor without recourse and
without any expressed or implied representation or warranty whatsoever (except as otherwise expressly set forth herein and/or in the Purchase Agreement) and is subject to the application of Section 24 of the Purchase Agreement 

9.         Further Assurances. Assignor agrees that Assignor will make,
execute, acknowledge and deliver all and every such further acts, deeds, conveyances, assignments, notices of assignments, transfers and assurances as Assignee shall from time to time reasonably require, for the better assuring, conveying,
assigning, transferring and confirming unto Assignee the Leases and the Contracts, and the rights hereby conveyed or assigned or intended now, or for carrying out the intention or facilitating the performance of the terms of this Assignment,
provided same shall not result in any extra cost or liability to Assignor 

10.         Successors and Assigns. This Assignment and the terms, covenants,
provisions and conditions hereof shall be binding upon, and shall inure to the benefit of, the respective heirs, successors and assigns of the parties hereto. 

11.         Entire Agreement. This Assignment embodies the entire agreement and
understanding of the parties hereto with respect to the subject matter hereof and supersedes all prior and contemporaneous agreements and understandings, oral or written, relating to said subject matter. 

12.         Modification. This Assignment may not be amended or modified in any
manner except by a written agreement executed by each of the parties hereto. 

13.         Waiver. Neither party hereto shall be deemed to have waived any
right, power or privilege under this Assignment unless such waiver shall have been expressed in a written 

 
instrument signed by the waiving party. The failure of any party hereto to enforce any provision of this Assignment shall in no way be construed as a waiver of such provision or a right of such
party to thereafter enforce such provision or any other provision of this Assignment. 

14.         Governing Law. This Assignment and the respective rights and
obligations of the parties hereto shall be governed by and construed in accordance with the internal laws of the State of Illinois, without regard to its conflicts of laws provisions. 

15.         Construction of Assignment. This Assignment 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 primarily by counsel for one of the parties, it being recognized that both Assignor and Assignee have contributed substantially and
materially to the preparation of this Assignment. 
 16.        
Severability. If any provision of this Assignment is held to be invalid or unenforceable, then, to the extent that such invalidity or unenforceability shall not deprive either party of any material benefit intended to be provided by this
Assignment, the remaining provisions of this Assignment shall remain in full force and effect and shall be binding upon the parties hereto. 

17.         Captions. The captions of this Assignment are for convenience of
reference only and do not in any way limit or amplify the terms hereof. 

18.         Counterparts. This Assignment may be executed in any number of
counterparts, each of which when so executed and delivered shall be deemed an original, but all of which shall together constitute one and the same agreement. 

[SIGNATURE PAGE FOLLOWS] 

 IN WITNESS WHEREOF, Assignor and Assignee have executed this Assignment and
Assumption of Leases, Contracts, Pedestrian Bridge Agreement and Metra Declaration as of the date first above written. 
  

									
	ASSIGNOR:	 	UST-GEPT JOINT VENTURE, L.P., an Illinois limited partnership
			
		 	By:	 	 NACA Madison LLC, a Delaware limited liability company, its managing general partner

					
		 		 	    By:	 	  
	 	
					
		 		 	    Name:	 	  
	 	
					
		 		 	    Title:	 	  
	 	
			
		 	By:	 	 UST XV GP, Ltd., a Florida limited partnership, its administrative general partner

					
		 		 	    By:	 	  
	 	
					
		 		 	    Name:	 	  
	 	
					
		 		 	    Title:	 	  
	 	
		
	 ASSIGNEE:
	 	                                   
                                         
                                  , a(n)
		
		 	
                             
                                        
                                         
       

							
				
		 	By:	 	  
	 	
				
		 	Name:	 	  
	 	
				
		 	Title:	 	  
	 	

 EXHIBIT 8 

GENERAL ASSIGNMENT AGREEMENT 

THIS GENERAL ASSIGNMENT AGREEMENT (this “Agreement”), is made and entered into this
         day of                         , 2013 by and between UST-GEPT
JOINT VENTURE, L.P., an Illinois limited partnership (“Assignor”), and
                                         
       , a(n)
                                         
        (“Assignee”). 

W I T N E S S E T H:

 Assignor for Ten Dollars ($10.00), and other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, hereby assigns to Assignee all of Assignor’s right, title and interest in, to and under (i) all transferable permits, licenses, entitlements, certificates of occupancy and approvals relating to the Premises (as
hereinafter defined, including, without limitation, sewer rights and permits, presently issued in connection with the operation of all or any part of the real property located at 500 West Madison Street, Chicago, Illinois 60661 (the
“Premises”), or necessary to operate the Premises, to the extent applicable, available and transferable, (ii) all warranties and guaranties, if any, issued by any manufacturers and contractors in connection with construction or
installation of equipment included as part of the Premises, to the extent applicable, available and transferable, (iii) all zoning and development rights and other entitlement rights and other general intangibles related to the Premises, to the
extent applicable, available and transferable, (iv) all architectural, mechanical, electrical and other structural plans, studies, drawings, plans and specifications, surveys, renderings and other technical descriptions that relate to the
Premises, to the extent Assignor may legally transfer and assign same and the same are available, (v) all rights that Assignor may have to use “500 West Madison”, “Citigroup Center” and derivations of each thereof and
telephone or facsimile numbers now serving the Premises, (vi) the URLs http://www.citicorpcenter.com/ and http://www.stationshopschicago.com/, and (vii) all goodwill and other items of intangible personal property and rights
therein owned by Assignor and exclusively relating to the occupancy, use or operation of the Premises and any rights and claims of Assignor relating thereto, including, without limitation, claims against any tenants or third parties, (the items set
forth in clauses (i) through (vii) above are hereinafter referred to collectively as the “Property”); 

TO HAVE AND TO HOLD unto Assignee and its successors and assigns to its and their own use and benefit forever. 

Assignee hereby acknowledges and agrees that the Property is being conveyed in “AS IS, WHERE IS, WITH ALL FAULTS”,
and the provisions of Section 24 of the Purchase and Sale Agreement dated as of October 30, 2013 between Assignor and Assignee (as successor-in-interest to KBS Capital Advisors LLC) with respect thereto (the “Purchase
Agreement”), are incorporated herein by this reference. Assignor’s liability pursuant to this Agreement shall be subject to the limitation on such liability contained in Section 13(c) of the Purchase Agreement, which provision is
expressly incorporated herein as if fully stated herein. 

 This Agreement is made by Assignor without recourse and without any expressed or
implied representation or warranty whatsoever. 
 This Agreement inures to the benefit of the parties hereto and their
respective successors and assigns. 
 [SIGNATURE PAGE TO FOLLOW] 

 IN WITNESS WHEREOF, Assignor and Assignee have executed this General Assignment
and Assumption Agreement as of the date first above written. 
  

									
	ASSIGNOR:	  	 UST-GEPT JOINT VENTURE, L.P., an Illinois limited partnership

			
		  	 By:
	  	 NACA Madison LLC, a Delaware limited liability company, its managing general partner

					
		  		  	 By:
	  	  
	  	
		  		  	 Name:
	  	  
	  	
		  		  	 Title:
	  	  
	  	
			
		  	 By:
	  	 UST XV GP, Ltd., a Florida limited partnership, its administrative general partner

					
		  		  	 By:
	  	  
	  	
		  		  	 Name:
	  	  
	  	
		  		  	 Title:
	  	  
	  	
		
	ASSIGNEE:	  	
                       
                                         
                                         
   ,a(n)

                       
                                        
                                         
                     

				
		  	 By:
	  	  
	  	
		  	 Name:
	  	  
	  	
		  	 Title:
	  	  
	  	

 EXHIBIT 9 

METRA DECLARATION ESTOPPEL CERTIFICATE 

EASEMENT ESTOPPEL CERTIFICATE 
  

	 	RE:	 Citigroup Center, 500 West Madison Street, 

	 	 	 Chicago, Illinois (the “Easement Premises”) 

Declaration of Easements, Covenants, Conditions and Restrictions dated as of March 31, 1982 by and between Chicago and
Northwestern Transportation Company (“CNW”) and Chicago Title and Trust Company as “Trustee”, and recorded September 7, 1984 as Document No. 27245590 in the Cook County Recorder’s Office (the
“Recorder’s Office”), as modified by that certain Agreement and Declaration of Easements, Covenants, Conditions and Restrictions dated as of November 3, 1986, by and among CNW, Trustee and Northwestern Atrium Center
Associates, and The Commuter Rail Division of the Regional Transportation Authority, The Northeast Illinois Regional Commuter Railroad Corporation (“Metra”) and recorded June 3, 1987 as Document No. 87299302 in the
Recorder’s Office, as amended by that certain First Amendment to Agreement and Declaration of Easements, Covenants, Conditions and Restrictions dated May 1, 1997, by and between NACA Limited Partnership (“Current Owner”)
and Metra, and recorded April 29, 1999 as Document No. 99414412 in the Recorder’s Office (collectively referred to herein as “Commuter Facilities Easement Agreement”). 

The undersigned hereby certifies to KBS Capital Advisors LLC, and its successors and assigns (“Purchaser”), the future owner
of the Easement Premises, and the proposed holder of any mortgage lien on the Easement Premises in connection with Purchaser’s acquisition of the Easement Premises, its successors and/or assigns (collectively, “Lender”), that
the undersigned is a party to the Commuter Facilities Easement Agreement. The undersigned further herby certifies to Purchaser and Lender that: 

1.         The Commuter Facilities Easement Agreement is presently in
full force and effect and unmodified except as set forth above. The Commuter Facilities Easement Agreement contains all of the understandings and agreements between the parties thereto with respect to the matters set forth therein and no side or
separate agreements not referred to above exist between such parties with respect to the Easement Premises or the Commuter Facilities Easement Agreement. 

2.         The undersigned has accepted possession of the space at the Easement
Premises demised under the Commuter Facilities Easement Agreement, any improvements required by the terms of the Commuter Facilities Easement Agreement have been completed to the satisfaction of the undersigned and any and all other special
conditions to be performed by the Current Owner, or its predecessor(s), prior to or at commencement of the term of the 

 
Commuter Facilities Easement Agreement or as a condition therefore have been performed and satisfied. 

3.         No outstanding construction or repair obligations required of the Current
Owner, or its predecessor(s), under the terms of the Commuter Facilities Easement Agreement exist as of the date of this instrument. 

4.         The undersigned’s obligation to pay the annual fee of $500,000 (the
“Annual Fee”) has commenced in full. The Commuter Facilities Easement Agreement provides for, and the undersigned is currently paying, the Annual Fee in equal monthly installments of $41,666.67. 

The Annual Fee under the Commuter Facilities Easement Agreement has not been paid more than 30 days in advance of its due
date. 
 5.         Unless set forth below, the address for notices to be sent to
the undersigned is as set forth in the Commuter Facilities Easement Agreement or in a notice attached to this Easement Estoppel Certificate. 

6.         To the best of undersigned’s knowledge, the Current Owner is not in
default under the Commuter Facilities Easement Agreement, and the undersigned, as of this date, has no charge, lien or claim of setoff under the Commuter Facilities Easement Agreement or otherwise against the Annual Fee or other charges due or to
become due thereunder. 
 7.         The undersigned has not entered into any
agreement terminating or amended the terms of the Commuter Facilities Easement Agreement, except as follows (if none, state “None”): None 

8.         The undersigned has no option to acquire any interest in any portion of
the Easement Premises, except as follows (if none, state “None”): None. 

9.         No disputes currently exist between the undersigned and Current Owner in
connection with the Maintenance Easement granted under Article III or the Caisson Easement granted under Article IV of the Commuter Facilities Easement Agreement. 

10.         The undersigned is not in default under the Commuter Facilities Easement
Agreement and is current in the payment of the Annual Fee and other charges required to be paid by the undersigned to the Current Owner. 

11.         The undersigned has not entered into any assignment or other agreement
transferring any of its interests in the Commuter Facilities Easement Agreement or the Easement Premises, except as follows (if none, state “None”): NONE. 

12.         There are no actions, whether voluntary or otherwise, pending against the
undersigned under the bankruptcy or insolvency laws of the United States or any state thereof. 

 13.         The undersigned acknowledges
and agrees that until further notification, the address for notices to be sent to the Owner (as defined in the Commuter Facilities Easement Agreement) is: 

c/o KBS Capital Advisors LLC 

620 Newport Center Drive, Suite 1300 

Newport Beach, California 92660 

Attention: Rodney Richerson 

Facsimile: (949) 417-6518 

with a copy to: 

Greenburg Traurig, LLP 

3161 Michelson Drive, Suite 1000 

Irvine, California 92612 

Attention: Bruce Fisher, Esq. 

Facsimile: (949) 732-6501 

The undersigned further agrees with Lender that, from and after the date hereof, the undersigned will not seek to terminate
the Commuter Facilities Easement Agreement by reason of any act or omission of the Current Owner or the Purchaser until the undersigned shall have given written notice of such act or omission to
                                         
                           , Attn:
                                         
    (or to such other address subsequently furnished to the undersigned) and until a reasonable period of time shall have elapsed following the giving of such notice, during which period such holder shall have the right, but shall
not be obligated, to remedy such act or omission. 
 IN WITNESS WHEREOF, the undersigned has executed this Easement Estoppel
Certificate as of the              day of
                        , 2013. 
  

							
		  		  		  	 THE COMMUTER RAIL DIVISION

		  		  		  	 OF THE REGIONAL

		  		  		  	 TRANSPORTATION AUTHORITY,

		  		  		  	 THE NORTHEAST ILLINOIS

		  		  		  	 REGIONAL COMMUTER RAILROAD

		  		  		  	 CORPORATION, a municipal corporation

				
		  		  		  	 By:
                                         
                                

				
		  		  		  	 Name:
                                         
                            

				
	 Attest:
	  	  
	  		  	 Title
                                         
                               

 EXHIBIT 10 

NOVATION AGREEMENT 

UST-GEPT JOINT VENTURE, L.P., an Illinois limited partnership (“Transferor”), with its office at c/o GE Asset
Management Incorporated, 1600 Summer Street, Stamford, Connecticut 06905, and
[                                        
    ] (“Transferee”), with an office at
[                                         
                       ]; and the
                                         
               (“Government”) enter into this Agreement effective as of
                                
            ,201    , the date of closing. 

A.         THE PARTIES AGREE TO THE FOLLOWING FACTS: 

(1)         The Government has entered into a certain contract
(“Lease”) with the Transferor, namely: 
 U.S. Government Lease for Real Property (Lease
No.                         ) dated
                         by and between UST-GEPT Joint Venture, L.P., an Illinois limited partnership, as landlord, and
the United States of America, as tenant, as amended by
[                                         
           ], and more particularly described in Exhibit A that is attached hereto and made a part hereof, with respect to certain premises (“Premises”) which are
located at 500 West Madison Street, Chicago, Illinois 60661. 
 The term, “the Lease,” as used in this Agreement,
means the above lease and all other contracts, including all modifications, made between the Government and the Transferor before the effective date of this Agreement (whether or not performance or payment have been completed and releases executed
if the Government or the Transferor has any remaining rights, duties, or obligations under these contracts.) Included in the term, “the Lease,” are also all modifications made under the terms and conditions of these contracts between the
Government and the Transferee, on or after the effective date of this Agreement. 

(2)         As of the date hereof, the Transferor has transferred to the Transferee
all of its rights in and to the Lease by virtue of various instruments, including, but not limited to, an Assignment and Assumption of Leases, Contracts and Pedestrian Bridge Agreement between the Transferor and the Transferee (the
“Assignment of Leases”). 
 (3)         The Transferee has acquired
all of the rights of the Transferor under and pursuant to the Lease by virtue of the above transfer. 

(4)         The Transferee has assumed all obligations and liabilities of the
Transferor under the Lease by virtue of the above transfer. 
 (5)         The
Transferee is in a position to fully perform all obligations that may exist under the Lease. 

 (6)         It is consistent with the
Government’s interest to recognize the Transferee as the successor party to the Lease. 
 (7)
        Evidence of the above transfer has been filed with the Government. 
  

	B.	       IN CONSIDERATION OF THESE FACTS, THE PARTIES AGREE THAT BY THIS AGREEMENT: 

(1)         The Transferor confirms the transfer to the Transferee, and waives any
claims and rights against the Government that it now has or may have in the future in connection with the Lease. 
 (2)
        The Transferee agrees to be bound by and to perform the Lease in accordance with the conditions contained in the Lease. The Transferee also assumes all obligations and liabilities of, and all claims
against, the Transferor under the Lease as if the Transferee were the original party to the Lease. 
 (3)
        The Transferee ratifies all previous actions taken by the Transferor with respect to the Lease, with the same force and effect as if the action had been taken by the Transferee. 

(4)         The Government recognizes the Transferee as the Transferor’s
successor in interest in and to the Lease. The Transferee, by this Agreement, becomes entitled to all rights, titles, and interests of the Transferor in and to the Lease, as if the Transferee were the original party to the Lease. Following the
effective date of this Agreement, the term “Lessor”, as used in the Lease, shall refer to the Transferee. 
 (5)
        Except as expressly provided in this Agreement, nothing in it shall be construed as a waiver of any rights of the Government against the Transferor. 

(6)         All payments and reimbursements previously made by the Government to the
Transferor, and all other previous actions taken by the Government under the Lease, shall be considered to have discharged those parts of the Government’s obligations under the Lease. All payments and reimbursements made by the Government which
occur after the date of this Agreement in the name of or to the Transferor shall have the same force and effect as if made to the Transferee, and shall constitute a complete discharge of the Government’s obligations under the Lease, to the
extent of the amounts paid or reimbursed. 
 (7)         The Transferor and the
Transferee agree that the Government is not obligated to pay or reimburse either of them for, or otherwise give effect to, any costs, taxes, or other expenses, or any related increases, directly or indirectly arising out of or resulting from the
transfer or this Agreement, other than those that the Government, in the absence of this transfer or Agreement, would have been obligated to pay or reimburse under the terms of the Lease. 

(8)         The Transferor guarantees payment of all liabilities and the performance
of all obligations that the Transferee (i) assumes under this Agreement or (ii) may undertake in the 

 
future should the Lease be modified under its terms and conditions. The Transferor waives notice of, and consents to, any such future modifications. 

(9)         The Lease shall remain in full force and effect, except as modified by
this Agreement. Each party has executed this Agreement as of the day and year first above written. 
 (10)
        As between the Transferor and Transferee only, their respective obligations and liabilities one to the other shall continue to be as set forth in the Assignment of Leases and the Purchase and Sale
Agreement executed between them. 
  

			
	 GOVERNMENT:

	
	
[                             
                                       
]

	
	
By:                            
                                         
     

	
Name:                            
                                        

	       Title: Contracting Officer

	
	 TRANSFEROR:

	
	 UST-GEPT JOINT VENTURE, L.P.,an Illinois limited partnership

		
	 By:
	 	 NACA Madison LLC, a Delaware

		 	 limited liability company, its managing

		 	 general partner

		
		 	
By:                            
                                      

		 	
Name:                            
                                 

		 	
Title:                            
                                   

	
	 TRANSFEREE:

	
	
[                       
                                 ],

a
[                                         
             ]

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

 EXHIBIT 11 

BULK SALES INDEMNITY AGREEMENT 

BULK SALES INDEMNITY AGREEMENT 

THIS BULK SALES INDEMNITY AGREEMENT (this “Indemnity”), dated as of the
         day of                         , 2013, is made by UST-GEPT
JOINT VENTURE, L.P., an Illinois limited partnership (“Indemnitor”), for the benefit of
                                         
       , a(n)
                                         
       , (““Indemnitee”). 
 R E C I T A L S: 

A.         Indemnitor is the fee simple owner of that certain real property and
improvements thereon commonly known as 500 West Madison Street, Chicago, Illinois (the “Property”). 
 B.
        Pursuant to that certain Purchase and Sale Agreement dated as of October 30, 2013 (as amended from time to time, the “Purchase Agreement”), by and between Indemnitor and
Indemnitee (as successor-in-interest by assignment from KBS Capital Advisors LLC, a Delaware limited liability company), Indemnitor is conveying all of its right, title, and interest in and to the Property to Indemnitee. 

C.         The Purchase Agreement requires Indemnitor to indemnify Indemnitee against
any amounts or liabilities due under the requirements and provisions of [Section 902(d) of the Illinois Income Tax Act/Section 34-92 of the Cook County Uniform Penalties and Procedures Ordinance/Section 3-4-140 of the Uniform Revenue Procedures
Ordinance of the Municipal Code of the City of Chicago] (referred to herein as the “Bulk Sales Ordinance(s)”) in the event that a bulk sales release letter from the [Illinois Department of Revenue/Cook County Department of
Revenue/the City of Chicago Department of Finance – Tax Division] (“Governmental Entity(ies)”) has not been obtained prior to the Closing Date (as defined in the Purchase Agreement). 

D.         On
[                    ], 2013, Indemnitor submitted, and the Governmental Entity acknowledged receipt of, a bulk sales application under the
Bulk Sales Ordinance, a copy of which is attached hereto as Exhibit A (the “Application”). 
 E.
        As of the date hereof, Indemnitor has [not received a bulk sales release letter or other response to the Application from the Governmental Entity/received a response to the Application from the
Governmental Entity disclosing a liability due in the amount of $                    , a copy of which is attached hereto as Exhibit
B]. 
 NOW, THEREFORE, in consideration of Indemnitee’s acquisition of the Property and other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged, Indemnitor hereby agrees as follows: 

 1.         Recitals. The
foregoing recitals are true and correct and incorporated as if fully set forth herein. 

2.         Indemnification. Indemnitor hereby agrees to indemnify, defend
(with counsel approved by Indemnitee in its reasonable discretion) and hold harmless Indemnitee and Indemnitee’s officers, trustees, directors, shareholders, employees, agents, members, partners, as well as the officers, trustees, directors,
shareholders, employees and agents of the partners or members of Indemnitee’s partners or members and of the partners or members of such partners or members (collectively, the “Indemnified Parties”) from and against any and all
liabilities, losses, obligations, amounts, claims, lawsuits, damages, demands, judgments, causes of action, assessments, taxes, penalities, interest, costs and expenses (including, without limitation, reasonable attorneys’ fees) of any kind or
nature whatsoever that may be incurred by, imposed or asserted against the Indemnified Parties, based on, or arising or resulting from any unpaid taxes, penalties, interest or other amounts owed by Indemnitor under the Bulk Sales Ordinance. 

3.         Termination of Indemnification. This Indemnity, and the obligations
of Indemnitor hereunder, shall terminate automatically upon receipt by Indemnitor and/or Indemnitee of bulk sales release letters from the Governmental Entities. 

4.         No Limitation of Liability. Notwithstanding anything in the
Purchase Agreement to the contrary, it is understood and agreed that Indemnitor’s obligations and liabilities hereunder shall not be subject to or limited by any limitations on caps or liability otherwise set forth in the Purchase Agreement or
in any other documents executed in connection with the Purchase Agreement. 

5.         Governing Law. This Indemnity and the obligations of the parties
hereunder shall be interpreted, construed and enforced in accordance with the laws of the State of Illinois. 

6.         Successors and Assigns. This Indmenity and the terms, covenants,
provisions and conditions hereof shall be binding upon, and shall inure to the benefit of, the respective heirs, successors and assigns of the parties hereto. 

7.         Captions. The captions of this Indemnity are for convenience of
reference only and do not in any way limit or amplify the terms hereof. 
 [SIGNATURE PAGE FOLLOWS] 

 IN WITNESS WHEREOF, this Bulk Sales Indemnity Agreement has been executed by
Indemnitor effective as of the day and year first above written. 
  

							
	INDEMNITOR:	 	 UST-GEPT JOINT VENTURE, L.P., an Illinois limited

partnership

			
		 	 By:
	 	 NACA Madison LLC, a Delaware limited liability

company, its managing general partner

				
		 		 	 By:
	 	  

		 		 	 Name:
	 	  

		 		 	 Title:
	 	  

			
		 	 By:
	 	 UST XV GP, Ltd., a Florida limited partnership, its

administrative general partner

				
		 		 	 By:
	 	  

		 		 	 Name:
	 	  

		 		 	 Title:
	 	  

 EXHIBIT 12 

PEDESTRIAN BRIDGE ESTOPPEL CERTIFICATE 

ESTOPPEL LETTER 
 KBS
Capital Advisors LLC, and its successors and assigns (“Purchaser”) 
 620 Newport Center Drive, Suite 1300 

Newport Beach, California 92660 
  

	Re:	 Memorandum of Agreement dated February 1, 1929 by and between Chicago Daily News Printing Company (the “Printing Company”)
and Chicago and North Western Railway Company (the “Railway Company”), as affected by that certain letter dated February 7, 1929 from the Printing Company to the Railway Company, as amended by that certain Amendment to Bridge
Agreement dated August 15, 1961 by and between the Railway Company and Riverside Plaza Corporation, an Illinois corporation and successor-in-interest to the Printing Company (“Riverside”), as further amended by that certain
Amendment to Bridge Agreement dated August 6, 1965 by and between the Railway Company and Riverside (as so affected and amended, the “Bridge Agreement”), relating to the overhead bridge across Canal Street connecting 500 West
Madison Street, Chicago, Illinois (the “Madison Property”) with Two North Riverside Plaza, Chicago, Illinois (the “Riverside Property”) 

Ladies and Gentlemen: 
 TWO
NORTH RIVERSIDE PLAZA JOINT VENTURE LIMITED PARTNERSHIP, an Illinois limited partnership, the sole beneficiary of Chicago Title Land Trust Company, successor trustee under Trust Agreement dated June 26, 1969 and known as Trust No. 39712
(“Two North Riverside”), successor-in-interest to Riverside, is the fee owner of the Riverside Property which is subject to the Bridge Agreement. Two North Riverside hereby certifies to Purchaser, and any lender, mortgagee or
prospective lender or mortgagee of Purchaser that finances all or any portion of Purchaser’s acquisition of the Madison Property (a “Lender”), and their respective successors and assigns, in connection with Purchaser’s (or
its designated assignee’s) proposed purchase of the Madison Property and Lender’s financing of such proposed acquisition, as follows as of the date hereof: 

1.         The Bridge Agreement is presently in full force and effect
and unmodified except as set forth above. 
 2.         To the best
of Two North Riverside’s knowledge, the owner of the Madison Property (the “Madison Property Owner”) is not in default under the Bridge Agreement, nor to the best of Two North Riverside’s knowledge does any circumstance
currently exist that, but for the giving of notice or the passage of time, or both, would constitute such a default. 

3.         To the best of Two North Riverside’s knowledge, no
past due outstanding monetary obligations required or owed of the Madison Property Owner or Two North Riverside under the terms of the Bridge Agreement exist as of the date of this instrument. 

 The undersigned is authorized to execute this Estoppel Letter on behalf of Two North Riverside.
Two North Riverside understands and acknowledges that this Estoppel Letter may be relied upon by Purchaser and Lender, and their respective successors and assigns. 

[signature page follows] 

 IN WITNESS WHEREOF, the undersigned has executed this Estoppel Letter as of the
date set forth below. 
  

			
	 TWO NORTH RIVERSIDE:

	
	 TWO NORTH RIVERSIDE PLAZA JOINT VENTURE LIMITED PARTNERSHIP, an Illinois limited partnership

		
	 By:
	 	
                             
                                         
    

	 Name:
	 	
                             
                                         
    

	 Title:
	 	
                             
                                         
    

  

			
		  	 Date:
                                         
               , 2013

 EXHIBIT 13 

CONTRACTOR’S CERTIFICATE 

CONTRACTOR’S CERTIFICATE 

The undersigned,
                         (the “Contractor”), is a party to that certain [Construction Contract] dated
                         (the “Construction Contract”), by and between Contractor and
                        , a
                         (the “Seller”), in connection with that certain real property commonly known as
                         (the “Property”). Seller has advised Contractor that Seller intends to sell the
Property to                         , a
                         (the “Purchaser”), on a closing date of
                         (the “Closing Date”) and, in connection with such purchase by Purchaser of the
Property, Seller intends to transfer and assign the Construction Contract to Purchaser and all of Seller’s rights and obligations thereunder. In connection with Seller’s transfer of the Property to Purchaser and Seller’s assignment of
the Construction Contract to Purchaser, Contractor certifies and represents the following: 
 1.
        The Contractor consents to the assignment of the Construction Contract (and all warranties arising out of the Construction Contract) to Purchaser based on Contractor’s understanding that, upon the
assignment by Seller to Purchaser of Seller’s interest under the Construction Contract, Purchaser shall have the right to enforce all of the terms and conditions of the Construction Contract and all warranties thereunder and shall have all
responsibilities and liabilities of the “Owner” under the Construction Contract, including payment of all amounts due and owing to Contractor for work performed pursuant thereto. 

2.         As of the Closing Date: 

(a) the total amount payable under the Construction Contract (including any amounts already paid), including all change
orders (“Change Orders”) and/or claims for additional costs or extension of time submitted by the Contractor (“Claims”) is
$                                , 

(b) the Seller has paid to Contractor a total amount of
$                                 with respect to the Construction Contract, and

 (c) the maximum amount owing under the Construction Contract for all work completed, work in progress and future work to
be completed is
$                                         
       . 
 3.         Attached hereto at
Exhibit “A” is a true, correct and complete copy of the Construction Contract, and the same has not been amended or modified. There are no Change Orders to the Construction Contract or Claims except as attached in Exhibit “A”
attached hereto. 
 Executed as of
                                         
       , 20    . 
 [SIGNATURES FOLLOW ON NEXT PAGE] 

	
	 CONTRACTOR:

	
	
                             
               ,

	 a
                                         
   

	
	
By:                            
                                         
    

	
Name:                            
                                        

	
Its:                            
                                         
     

 EXHIBIT 14 

COMBINED OWNER’S AFFIDAVIT AND GAP UNDERTAKING 
  

 
 30 North LaSalle Street, Suite 2700, Chicago, Illinois 60602 

Phone: (312) 553-0471 or (800) 333-3993 Fax: (312) 553-0480 

STATEMENT REQUIRED FOR THE ISSUANCE OF ALTA OWNERS AND LOAN POLICIES 

 

					
	 Effective Date:                     , 2013
	 		  	 First American Commitment/Policy Number: 3020-618295

			
	 Effective Date:                     , 2013
	 		  	Commonwealth Land Title Insurance Company Commitment/Policy Number:                     

 To the best knowledge and belief of the undersigned (“Owner”), the following is hereby
certified with respect to the land described in the above policy(ies) (the “Policies”). 
  

	1.	 That, except as noted at the end of this paragraph, within the last six (6) months (a) no labor, service or materials which have not been
paid for have been furnished to improve the land, or to rehabilitate, repair, refurbish, or remodel the building(s) situated on the land; (b) nor have any goods, chattels, machinery, apparatus or equipment which have not been paid for been
attached to the building(s) thereon, as fixtures; (c) nor have any contracts been let for the furnishing of labor, service, materials, machinery, apparatus or equipment which are to be completed subsequent to the date hereof, except for
services and contracts entered into in the ordinary course of the management of the land; (d) nor have any notices of lien been received, except as set forth on Exhibit A attached hereto. Owner represents and warrants that all amounts
required to be paid pursuant to the contract(s) referenced in said Exhibit A prior to the date of the closing of the sale of the property have been paid in full and hereby indemnifies and agrees to hold each of First American Title Insurance
Company and Commonwealth Land Title Insurance Company harmless from any incorrectness of statements made herein. 

  

	2.	 That all management fees, if any, are fully paid. 

  

	3.	 That, except as set forth in the above-referenced Policies, there are no unrecorded security agreements, leases, financing statements, chattel
mortgages or conditional sales agreements in respect to any appliances, equipment or chattels that have or are to become attached to the land or any improvements thereon as fixtures. 

	4.	 That, there are no unrecorded contracts or options to purchase the land. 

 

	5.	 That, except as set forth in the above-referenced Policies and the commercial tenant leases set forth on Exhibit B attached hereto, there
are no unrecorded leases, easements or other servitudes to which the land or building, or portions thereof, are subject. All tenants are as tenants only, with no right of first refusal or options to purchases. 

 

	6.	 That, in the event the undersigned is a mortgagor in a mortgage to be insured under a loan policy to be issued pursuant to the above Policies (or
date-down endorsements thereto), the mortgage and the principal obligations it secures are good and valid and free from all defenses: that any person purchasing the mortgage and the obligations it secures, or otherwise acquiring any interest
therein, may do so in reliance upon the truth of the matters herein recited; and that this certification is made for the purpose of better enabling the holder or holders, from time to time, of the above mortgage and obligations to sell, pledge or
otherwise dispose of the same freely at any time, and to insure the purchasers or pledges thereof against any defenses thereto by the mortgagor or the mortgagor’s heirs, personal representative or assigns. 

 

	7.	 This affidavit is made for the purpose of inducing First American Title Insurance Company and Commonwealth Land Title Insurance Company to issue
the Policies, and if acting as escrowee or closing agent, then to disburse any funds held as escrowee or closing agent. Further, the Owner indemnifies each of First American Title Insurance Company and Commonwealth Land Title Insurance Company as to
defects, liens, encumbrances, adverse claims or other matters, if any created, first appearing on the public record or attaching subsequent to the effective date of the last issued commitment but prior to the effective date of such title insurance
policy or policies or other title evidence. The foregoing notwithstanding, it is hereby covenanted and agreed, and expressly made a part of this agreement, that the liability of the Owner hereunder shall cease and terminate at such time as First
American Title Insurance Company and Commonwealth Land Title Insurance Company shall have completed all of their respective various title searches covering the date of the recording of the deed required for the issuance of the title insurance policy
or policies or other title evidence; provided, however, that (1) no exceptions to title or rights growing out thereof are disclosed by the said various title searches and examination thereof; (2) there is then pending no suit, action, or
proceedings, either direct or collateral, to assert, establish, or enforce the said exceptions to title or rights growing out thereof; (3) no judgment, order or decree rendered in any such proceeding remains unsatisfied; and (4) the
undersigned owner is not in default in the performance of any of the terms, covenants, and conditions hereof. 

[SIGNATURE PAGE FOLLOWS] 

 That this affidavit is given to induce First American Title Insurance Company and
Commonwealth Land Title Insurance Company to issue its owners policy, Me Too Endorsement and/or loan policy with full knowledge that it will be relying upon the accuracy of the above statements. 

 

									
	OWNER:	  	 UST-GEPT JOINT VENTURE, L.P., an Illinois limited

partnership

			
		  	By:	  	 NACA Madison LLC, a Delaware limited liability

company, its managing general partner

					
		  		  	By:	  	  
	  	
		  		  	Name:	  	  
	  	
		  		  	Title:	  	  
	  	
			
		  	By:	  	UST XV GP, Ltd., a Florida limited partnership, its administrative general partner
					
		  		  	By:	  	  
	  	
		  		  	Name:	  	  
	  	
		  		  	Title:	  	                                      
                          	  	

 Subscribed and sworn to before me 

this              day of
                                    , 2013. 

 

	
	  

	 Notary Public

 EXHIBIT 15 

PURCHASER’S PRO FORMA TITLE POLICY 

[see attached]

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