Document:

EX-10.5

GRUBB & ELLIS HEALTHCARE REIT, INC.

LIMITED GUARANTY OF PAYMENT

THIS LIMITED GUARANTY OF PAYMENT dated as of March 25, 2008 (this “Guaranty”), is
executed by GRUBB & ELLIS HEALTHCARE REIT, INC., a Maryland corporation (“Guarantor”), to
and for the benefit of NATIONAL CITY BANK, a national banking association (the “Lender”).

R E C I T A L S:

A. The Lender has agreed to loan the principal amount of Seven Million Three Hundred Thousand
and 00/100 Dollars ($7,300,000.00) (the “Loan”) to G&E HEALTHCARE REIT CYPRESS STATION,
LLC, a Delaware limited liability company (the “Borrower”) pursuant to the terms and
conditions of that certain Promissory Note dated as of even date herewith (the “Note”).
All terms not otherwise defined herein shall have the meanings set forth in the Note between the
Borrower and the Lender.

B. As a condition precedent to the Lender’s extension of the Loan to the Borrower and in
consideration therefor, the Lender has required the execution and delivery of (i) this Guaranty by
the Guarantor, (ii)  that certain Deed of Trust, Security Agreement, Assignment of Leases and Rents
and Fixture Filing dated as of even date herewith, executed by the Borrower to and for the benefit
of the Lender (the “Deed of Trust”) encumbering the real property, improvements and personalty
described therein (the “Premises”), and (iii) the other Loan Documents (as defined in the
Note).

C. The Guarantor is an equity investor in the Borrower and, having a financial interest in the
Premises, has agreed to execute and deliver this Guaranty to the Lender.

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which
hereby are acknowledged, the Guarantor hereby agrees as follows:

A G R E E M E N T S:

1. Guaranty of Payment. Subject to Section 21 below, the Guarantor hereby
unconditionally, absolutely and irrevocably guaranties to the Lender, the punctual payment and
performance when due, whether at stated maturity or by acceleration or otherwise, of the
indebtedness and other obligations of the Borrower to the Lender evidenced by the Note and any
other amounts that may become owing by the Borrower under the Loan Documents (such indebtedness,
obligations and other amounts are hereinafter referred to as “Payment Obligations”). This
Guaranty is a present and continuing guaranty of payment and not of collectability, and the Lender
shall not be required to prosecute collection, enforcement or other remedies against the Borrower
or any other guarantor of the Payment Obligations, or to enforce or resort to any collateral for
the repayment of the Payment Obligations or other rights or remedies pertaining thereto, before
calling on the Guarantor for payment. If for any reason the Borrower shall fail or be unable to
pay, punctually and fully, any of the Payment Obligations, the Guarantor shall pay such obligations
to the Lender in full immediately upon demand. One or more successive actions may be brought
against the Guarantor, as often as the Lender deems advisable, until all of the Payment Obligations
are paid and performed in full. The Payment Obligations, together with all other payment and
performance obligations of the Guarantor hereunder, are referred to herein as the
“Obligations”.

2. Representations and Warranties. The following shall constitute representations and
warranties of the Guarantor, and the Guarantor hereby acknowledges that the Lender intends to make
the Loan in reliance thereon:

(a) Guarantor is not in default, and, to Guarantor’s actual knowledge, no event has
occurred which, with the passage of time and/or the giving of notice, would constitute a
default, under any agreement to which the Guarantor is a party, the effect of which will
materially impair performance by the Guarantor of its obligations under this Guaranty.
Neither the execution and delivery of this Guaranty nor compliance with the terms and
provisions hereof will violate any applicable law, rule, regulation, judgment, decree or
order, or will conflict with or result in any breach of any of the terms, covenants,
conditions or provisions of any indenture, deed of trust, instrument, document, agreement or
contract of any kind that creates, represents, evidences or provides for any lien, charge or
encumbrance upon any of the property or assets of the Guarantor, or any other indenture,
deed of trust, instrument, document, agreement or contract of any kind to which the
Guarantor is a party or, to Guarantor’s actual knowledge, to which the Guarantor or the
property of the Guarantor may be subject.

(b) There is not any litigation, arbitration, governmental or administrative
proceedings, actions, examinations, claims or demands pending, or to the knowledge of the
Guarantor, threatened that could, if determined adversely to Guarantor, materially adversely
affect performance by the Guarantor of its obligations under this Guaranty.

(c) Neither this Guaranty nor any statement or certification as to facts previously
furnished or required herein to be furnished to the Lender by the Guarantor, contains any
material inaccuracy or untruth in any representation, covenant or warranty or omits to state
a fact material to this Guaranty.

3. Continuing Guaranty. The Guarantor agrees that the performance of the Obligations
by the Guarantor shall be a primary obligation, shall not be subject to any counterclaim, set-off,
abatement, deferment or defense based upon any claim that the Guarantor may have against the
Lender, the Borrower, any other guarantor of the Obligations or any other person or entity, and
shall remain in full force and effect without regard to, and shall not be released, discharged or
affected in any way by, any circumstance or condition (whether or not the Guarantor shall have any
knowledge thereof), including without limitation:

(a) any lack of validity or enforceability of any of the Loan Documents;

(b) any termination, amendment, modification or other change in any of the Loan
Documents, including, without limitation, any modification of the interest rate(s) described
therein;

(c) any furnishing, exchange, substitution or release of any collateral securing
repayment of the Loan, or any failure to perfect any lien in such collateral;

(d) any failure, omission or delay on the part of the Borrower, the Guarantor or any
other guarantor of the Obligations or the Lender to conform or comply with any term of any
of the Loan Documents or any failure of the Lender to give notice of any Event of Default
(as defined in the Note);

(e) any waiver, compromise, release, settlement or extension of time of payment or
performance or observance of any of the obligations or agreements contained in any of the
Loan Documents;

(f) any action or inaction by the Lender (other than any illegal action or omission)
under or in respect of any of the Loan Documents, any failure, lack of diligence, omission
or delay on the part of the Lender to perfect, enforce, assert or exercise any lien,
security interest, right, power or remedy conferred on it in any of the Loan Documents, or
any other action or inaction on the part of the Lender;

(g) any voluntary or involuntary bankruptcy, insolvency, reorganization, arrangement,
readjustment, assignment for the benefit of creditors, composition, receivership,
liquidation, marshalling of assets and liabilities or similar events or proceedings with
respect to the Borrower, the Guarantor or any other guarantor of the Obligations, as
applicable, or any of their respective property or creditors, or any action taken by any
trustee or receiver or by any court in any such proceeding;

(h) any merger or consolidation of the Borrower into or with any entity, or any sale,
lease or transfer of any of the assets of the Borrower, the Guarantor or any other guarantor
of the Obligations to any other person or entity;

(i) any change in the ownership of the Borrower or any change in the relationship
between the Borrower, the Guarantor or any other guarantor of the Obligations, or any
termination of any such relationship;

(j) any release or discharge by operation of law of the Borrower, the Guarantor or any
other guarantor of the Obligations from any obligation or agreement contained in any of the
Loan Documents; or

(k) any other occurrence, circumstance, happening or event, whether similar or
dissimilar to the foregoing and whether foreseen or unforeseen, which otherwise might
constitute a legal or equitable defense or discharge of the liabilities of a guarantor or
surety or which otherwise might limit recourse against the Borrower or the Guarantor to the
fullest extent permitted by law.

4. Waivers. The Guarantor expressly and unconditionally waives (i) notice of any of
the matters referred to in Section 3 above, (ii) all notices which may be required by statute, rule
of law or otherwise, now or hereafter in effect, to preserve intact any rights against the
Guarantor, including, without limitation, any demand, presentment and protest, default, intent to
accelerate maturity, acceleration of maturity, proof of notice of non-payment under any of the Loan
Documents and notice of any Event of Default or any failure on the part of the Borrower, the
Guarantor or any other guarantor of the Obligations to perform or comply with any covenant,
agreement, term or condition of any of the Loan Documents, (iii) any right to the enforcement,
assertion or exercise against the Borrower, the Guarantor or any other guarantor of the Obligations
of any right or remedy conferred under any of the Loan Documents, (iv) any requirement of diligence
on the part of any person or entity, (v) any requirement on the part of the Lender to exhaust any
remedies or to mitigate the damages resulting from any default under any of the Loan Documents, and
(vi) any notice of any sale, transfer or other disposition of any right, title or interest of the
Lender under any of the Loan Documents.

5. Subordination. The Guarantor agrees that any and all present and future debts and
obligations of the Borrower to the Guarantor are hereby subordinated to the claims of the Lender
and are hereby assigned by the Guarantor to the Lender as security for the Obligations and the
obligations of the Guarantor under this Guaranty, until the Obligations are paid in full.

6. Subrogation Waiver. Until the Obligations are paid in full and all periods under
applicable bankruptcy law for the contest of any payment by the Guarantor or the Borrower as a
preferential or fraudulent payment have expired, the Guarantor knowingly, and with advice of
counsel, waives, relinquishes, releases and abandons all rights and claims to indemnification,
contribution, reimbursement, subrogation and payment the Guarantor may now or hereafter have by and
from the Borrower and the successors and assigns of the Borrower, for any payments made by the
Guarantor to the Lender, including, without limitation, any rights which might allow the Borrower,
the Borrower’s successors, a creditor of the Borrower, or a trustee in bankruptcy of the Borrower
to claim in bankruptcy or any other similar proceedings that any payment made by the Borrower or
the Borrower’s successors and assigns to the Lender was on behalf of or for the benefit of the
Guarantor and that such payment is recoverable by the Borrower, a creditor or trustee in bankruptcy
of the Borrower as a preferential payment, fraudulent conveyance, payment of an insider or any
other classification of payment which may otherwise be recoverable from the Lender.

7. Reinstatement. The obligations of the Guarantor pursuant to this Guaranty shall
continue to be effective or automatically be reinstated, as the case may be, if at any time payment
of any of the Obligations or the Guarantor’s obligations under this Guaranty is rescinded or
otherwise must be restored or returned by the Lender upon the insolvency, bankruptcy, dissolution,
liquidation or reorganization of the Guarantor or the Borrower or otherwise, all as though such
payment had not been made.

8. Financial Statements. The Guarantor represents and warrants to the Lender that
(a) the financial statements of the Guarantor previously submitted to the Lender are true, complete
and correct in all material respects, disclose all actual and contingent liabilities, and fairly
present the financial condition of the Guarantor, and do not contain any untrue statement of a
material fact or omit to state a fact material to the financial statements submitted for this
Guaranty, and (b) no material adverse change has occurred in the financial statements from the
dates thereof until the date hereof. The Guarantor covenants and agrees to furnish to the Lender
or its authorized representatives information regarding the business, affairs, operations and
financial condition of the Guarantor as Lender shall reasonably request, and the Guarantor shall
furnish to the Lender (i) within thirty (30) days after its filing, copies of the federal income
tax return of the Guarantor, and (ii) annual audited financial statements for each fiscal year by
the later of ninety (90) days after the end of each fiscal year of Guarantor or ten (10) days after
filing the Annual Report on Form 10-K with the SEC with respect to Guarantor, audited by an
independent certified public accountant.

9. Transfers; Sales, Etc. Other than in connection with a Permitted Transfer (as
defined in the Deed of Trust) and other than transfers of shares in a publicly traded corporation,
without the prior written consent of Lender, which shall not be unreasonably withheld, conditioned
or delayed, the Guarantor shall not sell, lease, transfer, convey or assign any of its assets,
unless (a) if the Guarantor is an individual, such sale, lease, transfer, conveyance or assignment
is of a non-material asset of the Guarantor, or (b) if the Guarantor is a corporation, partnership
or other entity, such sale, lease, transfer, conveyance or assignment is performed in the ordinary
course of its business consistent with past practices, and will not have a material adverse effect
on the business or financial condition of the Guarantor or its ability to perform its obligations
hereunder. In addition, the Guarantor shall neither become a party to any merger or consolidation,
nor, except in the ordinary course of its business consistent with past practices, acquire all or
substantially all of the assets of, a controlling interest in the stock of, or a partnership or
joint venture interest in, any other entity.

10. Enforcement Costs. If: (a) this Guaranty, is placed in the hands of one or more
attorneys for collection or is collected through any legal proceeding; (b) one or more attorneys is
retained to represent the Lender in any bankruptcy, reorganization, receivership or other
proceedings affecting creditors’ rights and involving a claim under this Guaranty, or (c) one or
more attorneys is retained to represent the Lender in any other proceedings whatsoever in
connection with this Guaranty, then the Guarantor shall pay to the Lender upon demand all fees,
costs and expenses reasonably incurred by the Lender in connection therewith, including, without
limitation, reasonable attorney’s fees, court costs and filing fees (all of which are referred to
herein as the “Enforcement Costs”), in addition to all other amounts due hereunder.

11. Successors and Assigns; Joint and Several Liability. This Guaranty shall inure to
the benefit of the Lender and its successors and assigns. This Guaranty shall be binding on the
Guarantor, and the heirs, legatees, successors and assigns of the Guarantor. If this Guaranty is
executed by more than one person, it shall be the joint and several undertaking of each of the
undersigned. Regardless of whether this Guaranty is executed by more than one person, it is agreed
that the undersigned’s liability hereunder is several and independent of any other guarantees or
other obligations at any time in effect with respect to the Obligations or any part thereof, and
that the Guarantor’s liability hereunder may be enforced regardless of the existence, validity,
enforcement or non-enforcement of any such other guarantees or other obligations

12. No Waiver of Rights. No delay or failure on the part of the Lender to exercise
any right, power or privilege under this Guaranty or any of the other Loan Documents shall operate
as a waiver thereof, and no single or partial exercise of any right, power or privilege shall
preclude any other or further exercise thereof or the exercise of any other power or right, or be
deemed to establish a custom or course of dealing or performance between the parties hereto. The
rights and remedies herein provided are cumulative and not exclusive of any rights or remedies
provided by law. No notice to or demand on the Guarantor in any case shall entitle the Guarantor
to any other or further notice or demand in the same, similar or other circumstance.

13. Modification. The terms of this Guaranty may be waived, discharged, or terminated
only by an instrument in writing signed by the party against which enforcement of the change,
waiver, discharge or termination is sought. No amendment, modification, waiver or other change of
any of the terms of this Guaranty shall be effective without the prior written consent of the
Lender and Guarantor.

14. Joinder. Any action to enforce this Guaranty may be brought against the Guarantor
without any reimbursement or joinder of the Borrower or any other guarantor of the Obligations in
such action.

15. Severability. If any provision of this Guaranty is deemed to be invalid by reason
of the operation of law, or by reason of the interpretation placed thereon by any administrative
agency or any court, the Guarantor and the Lender shall negotiate an equitable adjustment in the
provisions of the same in order to effect, to the maximum extent permitted by law, the purpose of
this Guaranty and the validity and enforceability of the remaining provisions, or portions or
applications thereof, shall not be affected thereby and shall remain in full force and effect.

16. Applicable Law. This Guaranty is governed as to validity, interpretation, effect
and in all other respects by laws and decisions of the State of Texas.

17. Notices. All notices, communications and waivers under this Guaranty shall be in
writing and shall be (a) delivered in person, (b) mailed, postage prepaid, either by registered or
certified mail, return receipt requested, or (c) sent by overnight express carrier, addressed in
each case as follows:

	 	 	 
	To the Lender:

	 	National City Bank

120 South Central, 9th Floor

Clayton, Missouri 63105

Attn: William R. Bennett, Jr.
	With a copy to:

	 	Husch Blackwell Sanders LLP

720 Olive Street , 24th Floor

St. Louis, Missouri 63101

Attn: John P. McNearney, Esq.
	To the Guarantor:

	 	Grubb & Ellis Healthcare REIT, Inc.

1551 N. Tustin Avenue, Suite 200

Santa Ana, California 92705

Attn: Shannon Johnson
	With a copy to:

	 	Cox, Castle & Nicholson, LLP

2049 Century Park East, 28th Floor

Los Angeles, California 90067

Attn.: Adriana A. Vesci

or to any other address as to any of the parties hereto, as such party shall designate in a written
notice to the other parties hereto. All notices sent pursuant to the terms of this Section shall
be deemed received (i) if personally delivered, then on the date of delivery, (ii) if sent by
overnight, express carrier, then on the next federal banking day immediately following the day
sent, or (iii) if sent by registered or certified mail, then on the earlier of the third federal
banking day following the day sent or when actually received.

18. WAIVER OF JURY TRIAL. THE GUARANTOR AND LENDER HEREBY WAIVE ANY RIGHT TO TRIAL BY
JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF ACTION (1) ARISING UNDER THIS GUARANTY OR ANY OTHER
LOAN DOCUMENT, OR (2) IN ANY WAY CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF THE
PARTIES HERETO OR EITHER OF THEM IN RESPECT OF THIS GUARANTY OR ANY OTHER LOAN DOCUMENTS, OR THE
TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE WHETHER NOW EXISTING OR HEREAFTER ARISING, AND
WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE. THE GUARANTOR AND LENDER HEREBY CONSENT THAT ANY
SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION SHALL BE DECIDED BY COURT TRIAL WITHOUT A JURY AND
THAT EITHER MAY FILE AN ORIGINAL COUNTERPART OR A COPY OF THIS GUARANTY WITH ANY COURT AS WRITTEN
EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF THEIR RIGHT TO TRIAL BY JURY.

19. VENUE AND JURISDICTION. SUBJECT ONLY TO THE EXCEPTION IN THE NEXT SENTENCE,
GUARANTOR AND LENDER HEREBY AGREE TO THE EXCLUSIVE JURISDICTION OF THE FEDERAL COURT OF THE
SOUTHERN DISTRICT OF TEXAS AND THE STATE COURTS OF TEXAS LOCATED IN HARRIS COUNTY, TEXAS AND WAIVE
ANY OBJECTION BASED ON VENUE OR FORUM NON CONVENIENS WITH RESPECT TO ANY
ACTION INSTITUTED THEREIN, AND AGREES THAT ANY DISPUTE CONCERNING THE RELATIONSHIP BETWEEN THE
GUARANTOR AND LENDER OR THE CONDUCT OF ANY OF THEM IN CONNECTION WITH THIS GUARANTY OR OTHERWISE
SHALL BE HEARD ONLY IN THE COURTS DESCRIBED ABOVE. NOTWITHSTANDING THE FOREGOING: (1) LENDER SHALL
HAVE THE RIGHT TO BRING ANY ACTION OR PROCEEDING AGAINST THE GUARANTOR OR ITS PROPERTY IN ANY
COURTS OF ANY OTHER JURISDICTION LENDER DEEMS NECESSARY OR APPROPRIATE IN ORDER TO REALIZE ON THE
PROPERTY, OR OTHER SECURITY FOR THE LOAN OBLIGATIONS, AND (2) THE PARTIES HERETO ACKNOWLEDGE THAT
ANY APPEALS FROM THE COURTS DESCRIBED IN THE IMMEDIATELY PRECEDING SENTENCE MAY HAVE TO BE HEARD BY
A COURT LOCATED OUTSIDE THOSE JURISDICTIONS.

20. Facsimile Signatures. Receipt of an executed signature page to this Guaranty by
facsimile or other electronic transmission shall constitute effective delivery thereof.

21. Limitation of Liability. Notwithstanding anything to the contrary set forth in
this Guaranty, the aggregate liability of Guarantor under this Guaranty shall in any and all events
be limited to $730,000.00 (the “Payment Obligation Amount”) plus: (x) accrued but unpaid
interest and late charges on such amount which accrues after demand has been made on Guarantor by
Lender for the payment of the same and Guarantor has not paid the same in accordance with the terms
hereof; (y) Enforcement Costs; and (z) any sums owing by Borrower pursuant to any agreement, device
or arrangement designed to protect Borrower from fluctuations of interest rates, exchange rates, or
forward rates, including but not limited to dollar-denominated or cross-currency exchange
agreements, foreign currency exchange agreements, interest rate caps, collars or floors, forward
rate currency or interest rate options, puts, warrants, swaps, swaptions, U.S. Treasury locks and
U.S. Treasury options. Guarantor hereby acknowledges and agrees that any of the amounts collected
from Borrower or any party other than Guarantor on account of the Payment Obligations shall be
applied first to the portion of the Payment Obligations not guaranteed by Guarantor hereunder and
thereafter to the portion of the Payment Obligations guaranteed by Guarantor. All payments by the
Guarantor shall be applied to the Obligations. Notwithstanding the foregoing, at all times prior
to the payment in full of Borrower’s Obligations, Guarantor shall have:

a. unlimited liability with respect to the guaranty of the payment and performance of
Borrower’s Obligations if (i) there is fraud by Borrower, Borrower’s sole member, or
Guarantor with respect to the Loan, (ii) a Prohibited Transfer (as defined in the Mortgage)
occurs, (iii) Borrower contests, delays or otherwise hinders any action taken by Lender in
connection with the appointment of a receiver for the Premises or the foreclosure of the
liens, mortgages or other security interests created by any of the Loan Documents in
accordance with the Loan Documents following an Event of Default, or (iv) Borrower
voluntarily files for bankruptcy or is involuntarily placed into bankruptcy by an affiliate,
accountant, attorney, or other representative of Borrower and such involuntary bankruptcy is
not dismissed within ninety (90) days after the filing thereof; and

b. personal liability for the payment of the Additional Liabilities (as hereinafter
defined) without regard to the limitation of liability set forth above, which amount shall
be due and payable to Lender on demand. As used herein, the “Additional Liabilities” of
Guarantor shall mean an amount equal to the sum of the following:

(1) All expenses and costs reasonably incurred by or on behalf of Lender
(including, without limitation, expenses and reasonable attorneys’ fees) in
enforcing the rights and remedies of Lender under this Guaranty and/or the other
Loan Documents, together with all interest calculated at the Default Rate (as
defined in the Note) until paid on all amounts owed by Guarantor which accrues from
and after Lender’s demand for payment is delivered to Guarantor;

(2) All damages, expenses or costs suffered or incurred by Lender as a result
of any material misrepresentation in any of the Loan Documents;

(3) All damages, expenses or costs suffered or incurred by Lender as a result
of material physical waste by Borrower or Guarantor with respect to any material
portion of the Premises;

(4) All damages, expenses or costs suffered or incurred by Lender as a result
of the removal or disposal of any property in which Lender has a security interest
in violation of the terms and conditions of the Loan Documents, the removal of which
results in a material adverse affect upon the value of the Property;

(5) All damages, expenses or costs suffered or incurred by Lender as a result
of claims for compensation asserted by any real estate broker not employed by
Borrower or as a result of any such broker’s liens on the Premises or mechanic’s or
materialmen’s liens due to Borrower’s activities on the Property not expressly
permitted or contested under the Deed of Trust;

(6) All damages, expenses or costs suffered or incurred by Lender as a result
of the application of any insurance proceeds or condemnation awards (to the full
extent of such proceeds or awards) not permitted by the Deed of Trust or the failure
of Borrower to maintain the insurance coverages required by the Deed of Trust;

(7) All revenues received by or on behalf of Borrower from the operation or
ownership of the Premises after Lender has notified Borrower of an Event of Default
under any of the provisions of the Loan Documents, less only that portion of such
revenues which is (A) actually used by Borrower to operate the Premises in the
ordinary course of business and such use is approved in writing by Lender or
(B) paid to Lender; and

(8) If, after the occurrence and during the continuance of an Event of Default
and Lender’s revocation of Borrower’s license to retain such amounts, all security
deposits provided for in any leases for any part of the Premises (together with
interest thereon to the extent that interest is payable under such leases) which are
not used in the ordinary course of business to cure defaults by tenants depositing
the same, returned to tenants in accordance with the terms of their leases or paid
over to Lender and all lease termination fees payable for terminating any such
leases which are not paid jointly to Borrower and Lender or otherwise applied as
provided in the Loan Documents.

22. Waiver of Certain Statutory Provisions. Guarantor agrees that Guarantor shall not
be considered a “Debtor” as defined in Section 9.105 of the Texas Business and Commerce Code or
Section 51.002 of the Texas Property Code. Guarantor hereby waives all rights to which Guarantor
may be or might otherwise become entitled to with respect to the provisions of Sections 34.02 and
34.03 of the Texas Business and Commerce Code, as amended, and agrees that the rights of Guarantor
pursuant to the provisions of Section 34.04 of the Texas Business and Commerce Code, as amended,
shall be subject to, secondary, subordinate and inferior in all respects to the rights of Lender
pursuant to this Guaranty. Guarantor hereby waives any right to a determination of fair market
value and to an offset against any deficiency resulting from a foreclosure sale (pursuant to
Section 51.002 of the Texas Property Code, to any other non-judicial foreclosure, or to a judicial
foreclosure) of the Property (or any portion thereof) or any other real property collateral now or
hereafter securing all or any part of the Indebtedness, including, without limitation, any such
rights that Guarantor may otherwise have under Sections 51.003, 51.004, and/or 51.005 of the Texas
Property Code.

23. NOTICE OF FINAL AGREEMENT. THIS WRITTEN GUARANTY AND THE OTHER LOAN DOCUMENTS
REPRESENT THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE OF PRIOR,
CONTEMPORANEOUS, OR SUBSEQUENT ORAL AGREEMENTS OF THE PARTIES. THERE ARE NO UNWRITTEN ORAL
AGREEMENTS BETWEEN THE PARTIES.

[Signature on Following Page]

1

IN WITNESS WHEREOF, the Guarantor has executed this Guaranty of Payment and Completion as of
the date first above written.

GUARANTOR

GRUBB & ELLIS HEALTHCARE REIT, INC., A

Maryland corporation

By: /s/ Shannon K S Johnson

Print Name: Shannon K S Johnson

Title: CFO

	 	 	 	 	 
	STATE OF CALIFORNIA
	 	 	)	 
	 
	 	)  SS
	COUNTY OF ORANGE
	 	 	)	 

On March 20, 2008, before me, P.C. Han, Notary Public, personally appeared Shannon K S Johnson
proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is subscribed
to the within instrument and acknowledged to me that she executed the same in her authorized
capacity(ies), and that by her 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 /s/ Phil C. Han

This area for official notarial seal.

[Seal] P.C. Han

[Seal] Commission # 1753200

[Seal] Notary Public — California

[Seal] Orange County

[Seal] My Comm. Expires Jun 25, 2011

2EX-10.6

ENVIRONMENTAL INDEMNITY AGREEMENT

THIS ENVIRONMENTAL INDEMNITY AGREEMENT dated as of March 25, 2008 (the “Agreement”),
is executed by G&E Healthcare REIT Cypress Station, LLC, a Delaware limited liability company (the
“Borrower”), and Grubb & Ellis Healthcare REIT, Inc., a Maryland corporation
(“Guarantor”); the Borrower and the Guarantor each being referred to herein as an
“Indemnitor” and collectively as the “Indemnitors”) to and for the benefit of
NATIONAL CITY BANK, a national banking association, together with its successors and assigns (the
“Lender”).

R E C I T A L S:

A. Lender has agreed to loan to Borrower the principal amount of Seven Million Three Hundred
Thousand and 00/100 Dollars ($7,300,000.00) (“Loan”), evidenced by a certain Promissory
Note of even date herewith made by Borrower payable to Lender in the principal amount of the Loan
and due on the Maturity Date (as defined in the Note) (hereinafter as amended, restated or replaced
from time to time, the “Note”), except as may be accelerated pursuant to the terms hereof
or of the Note, or any Loan Documents (as such term is defined in the Note and incorporated
herein).

B. The Loan is secured by a Deed of Trust, Security Agreement, Assignment of Leases and Rents
and Fixture Filing of even date herewith (the “Deed of Trust”), executed by Borrower to and
for the benefit of Lender, encumbering real property located in Harris County, Texas, as described
on Exhibit “A” attached hereto, together with the other collateral as described in the Deed
of Trust (the real property and other collateral being collectively referred to as the
“Property”). Capitalized terms used and not specifically defined herein shall bear the
same meaning as in the Deed of Trust.

C. As a condition to making the Loan, the Lender has required that the Indemnitors indemnify
the Lender with respect to environmental conditions and operations at the Property as set forth
below.

NOW, THEREFORE, to induce the Lender to extend the Loan to the Borrower and in consideration
of the foregoing premises and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the Indemnitors hereby covenant and agree for the
benefit of the Lender and the other Indemnified Parties (as defined below), as follows:

A G R E E M E N T S:

1. ENVIRONMENTAL MATTERS.

1.1. Definitions. For purposes of this Agreement the following terms have the
following meanings:

“Business Day” shall mean any day other than a Saturday, Sunday or a legal
holiday on which banks are authorized or required to be closed for the conduct of commercial
banking business in Houston, Texas.

“Environmental Laws” shall mean any and all federal, state and local laws
(whether under common law, statute, rule, regulation or otherwise), requirements under
permits or other authorizations issued with respect thereto, and other orders, decrees,
judgments, directives or other requirements of any governmental authority relating to or
imposing liability or standards of conduct (including disclosure or notification) concerning
protection of human health or the environment or Hazardous Substances or any activity
involving Hazardous Substances, all as previously and in the future to be amended.

“Hazardous Substance” shall mean, but is not limited to, any substance,
chemical, material or waste (a) the presence of which causes a nuisance or trespass of any
kind; (b) which is regulated by any federal, state or local governmental authority because
of its toxic, flammable, corrosive, reactive, carcinogenic, mutagenic, infectious,
radioactive, or other hazardous property or because of its effect on the environment,
natural resources or human health and safety, including, but not limited to, petroleum and
petroleum products, asbestos-containing materials, polychlorinated biphenyls, lead and
lead-based paint, radon, radioactive materials, flammables and explosives; or (c) which is
designated, classified, or regulated as being a hazardous or toxic substance, material,
pollutant, waste (or a similar such designation) under any federal, state or local law,
regulation or ordinance, including under any Environmental Law such as the Comprehensive
Environmental Response Compensation and Liability Act (42 U.S.C. §9601 et
seq.), the Emergency Planning and Community Right-to-Know Act (42 U.S.C. §11001
et seq.), the Hazardous Substances Transportation Act (49 U.S.C. §1801
et seq.), or the Clean Air Act (42 U.S.C. §7401 et seq.).

“Indemnified Parties” shall mean and includes the Lender, its parent,
subsidiaries, and affiliated companies, assignees of any of the Lender’s interest in the
Loan or the Loan Documents, any servicer or originator of the Loan, and the officers,
directors, employees, agents and contractors of any of the foregoing parties.

“Indemnitors” shall mean the Borrower and Guarantor, jointly and severally.

“Loan Documents” shall mean the Note, the Deed of Trust, this Agreement and any
other document given by any Indemnitor to evidence or secure the Loan, as amended from time
to time.

“Release” shall mean any release, deposit, discharge, emission, leaking,
leaching, spilling, seeping, migrating, injecting, pumping, pouring, emptying, escaping,
dumping, disposing or other movement of Hazardous Substances.

“Reports” shall mean the environmental studies and reports identified on
Exhibit “B” attached hereto and made a part hereof.

1.2. Environmental Representations and Warranties. Except as otherwise fully
disclosed by the Indemnitors to the Indemnified Parties in writing detailing any exceptions to the
following environmental representations and warranties or fully disclosed to the Indemnified
Parties in the Reports, the Indemnitors hereby represent and warrant to the Indemnified Parties
that, as of the date hereof:

(a) neither the Property nor any operations of the Borrower are in material violation
of any Environmental Laws or any permit or other authorization issued pursuant thereto;

(b) no Hazardous Substances are, or to the Indemnitors’ knowledge and belief, have been
handled, generated, stored, processed or otherwise managed on or at the Property except for
those substances used by the Borrower or tenants under leases at the Property in the
ordinary course of their businesses and in compliance with all Environmental Laws;

(c) to Indemnitor’s knowledge, there are not now, nor have there been, any past or
present Releases of Hazardous Substances in, on, under or from the Property;

(d) to Indemnitor’s knowledge, the Property is not subject to any private or
governmental lien or judicial or administrative notice or action relating to Hazardous
Substances;

(e) there are no existing or closed underground storage tanks or other underground
storage receptacles for Hazardous Substances on the Property;

(f) the Borrower has received no notice of, and to the Borrower’s knowledge, there
exists no investigation, action, proceeding or claim by any agency, authority or unit of
government or by any third party which could result in any liability, penalty, sanction or
judgment under any Environmental Laws with respect to any condition, use or operation of the
Property or any of the Borrower’s operations, nor does the Borrower know of any basis for
such a claim;

(g) the Borrower has received no notice of any claim by any party that any use,
operation or condition of the Property or any of the Borrower’s operations has caused any
nuisance or any other liability or adverse condition on any other property, nor does the
Borrower know of any basis for such a claim; and

(h) to Indemnitor’s knowledge, there are no agreements, consent orders, decrees,
judgments, license or permit conditions or other orders or directives of any federal, state
or local court, governmental agency or authority or agreements, whether settlement
agreements or otherwise, with any third parties relating to the ownership, use, operation,
sale, transfer or conveyance of the Property that require any change in the present
condition of the Property or any work, repairs, construction, containment, clean up,
investigations, studies, removal or other remedial action or capital expenditures with
respect to the Property.

1.3. Environmental Covenants. The Borrower covenants and agrees that the Borrower:
(a) shall keep, and shall exercise commercially reasonable efforts to cause third parties to keep,
the Property free from Hazardous Substances (except those substances used by the Borrower or
tenants under leases at the Property in the ordinary course of their businesses and in compliance
with all Environmental Laws); (b) shall not install or use any underground storage tanks, shall not
itself engage in and shall expressly prohibit all tenants of space in the Improvements from
engaging in the use, generation, handling, storage, production, processing or management of
Hazardous Substances, except in the ordinary course of their businesses and in compliance with all
Environmental Laws; (c) shall not itself cause or allow and shall expressly prohibit the Release of
Hazardous Substances at, on, under, or from the Property; (d) shall itself comply and shall
expressly require all tenants to comply with all Environmental Laws; (e) shall keep the Property
free and clear of all liens and other encumbrances imposed pursuant to any Environmental Law,
whether due to any act or omission of the Borrower or any other person or entity
(“Environmental Liens”); (f) shall comply and shall use commercially reasonable efforts to
cause all occupants of the Property to comply with the recommendations of any qualified
environmental engineer or other environmental expert that apply or pertain to the Property; and (g)
without limiting the generality of the foregoing, during the term of this Agreement, shall not use
any construction materials which contain asbestos nor install in the Improvements on the Property,
or permit to be installed in the Improvements on the Property, any materials which contain
asbestos.

1.4. Notice and Access. The Indemnitors shall promptly notify the Indemnified Parties
in writing if any of the Indemnitors knows, suspects or believes there is or are (a) any Hazardous
Substances, other than those used by the Borrower or tenants under leases at the Property in the
ordinary course of their businesses and in compliance with all Environmental Laws, present on the
Property; (b) any Release of Hazardous Substances in, on, under, from or migrating towards the
Property; (c) any non-compliance with Environmental Laws related in any way to the Property; (d)
any actual or potential Environmental Liens; (e) any investigation or action or claim, whether
threatened or pending, by any governmental agency or third party pertaining to the Release of
Hazardous Substances in, on, under, from, or migrating towards the Property; and/or (f) any
installation of wells, piping, or other equipment at the Property to investigate, remediate or
otherwise address any Release of Hazardous Substances at, on, in or in the vicinity of the
Property. The Indemnitors shall promptly, at the Indemnitors’ sole cost and expense, take all
reasonable actions with respect to any Hazardous Substances or other environmental condition at, on
or under the Property or other affected property to the extent relating to a Release from the
Property, including all investigative, monitoring, removal, containment and remedial actions in
accordance with all applicable Environmental Laws, including the payment, at no expense to the
Indemnified Parties, of all clean-up, administrative and enforcement costs of applicable
governmental agencies which may be asserted against the Property in all instances as necessary to
(i) comply with all applicable Environmental Laws; (ii) protect human health or the environment;
(iii) allow continued use, occupation, or operation of the Property; and/or (iv) maintain the fair
market value of the Property (collectively, the “Completion of the Clean-up”). In the
event the Indemnitors fail to do so, the Indemnified Parties may, but shall not be obligated or
have any duty to, cause the Completion of the Clean-up of the Property. The Indemnitors hereby
grant to the Indemnified Parties and their agents and employees access to the Property as provided
in Section 1.6 below, and a license to remove any items deemed by the Indemnified Parties to be
Hazardous Substances and to do all things the Indemnified Parties shall deem necessary to cause the
Completion of the Clean-up of the Property.

1.5. Indemnification. The Indemnitors covenant and agree, at the Indemnitors’ sole
cost and expense, to indemnify, defend (at trial and appellate levels, and with attorneys,
consultants and experts acceptable to the Indemnified Parties), and hold the Indemnified Parties
harmless from and against any and all liens, damages (including, without limitation, consequential
damages but excluding punitive and other exemplary damages), losses (excluding lost profits, lost
opportunity costs and diminution in value), liabilities, obligations, settlement payments,
penalties, claims, judgments, suits, proceedings, costs, disbursements or expenses of any kind or
of any nature whatsoever (including reasonable attorneys’, consultants’ and experts’ fees and
disbursements actually incurred in investigating, defending, settling or prosecuting any claim,
litigation or proceeding) (collectively, “Claims”) which may at any time be imposed upon, incurred
by or asserted against the Indemnified Parties or the Property, and arising directly or indirectly
from or out of:

(a) the past, present or future presence, Release or threat of Release of any Hazardous
Substances on, in, under or affecting all or any portion of the Property or any surrounding
areas, regardless of whether or not caused by or within the control of any Indemnitor;

(b) the past, present or future violation of any Environmental Laws, relating to or
affecting the Property or the Borrower’s operations, whether or not caused by or within the
control of any Indemnitor;

(c) the failure by the Indemnitors to comply fully with the terms and conditions of
this Section 1;

(d) any material misrepresentation or inaccuracy in or the material breach of any
representation or warranty contained in this Section 1; or

(e) the enforcement of this Section 1, including any liabilities that arise as a result
of the actions taken or caused to be taken by the Indemnified Parties under this Section 1,
the cost of assessment, containment and/or removal of any and all Hazardous Substances from
all or any portion of the Property or any surrounding areas, the cost of any actions taken
in response to the presence, Release or threat of Release of any Hazardous Substances on,
in, under or affecting any portion of the Property or any surrounding areas to prevent or
minimize such Release or threat of Release so that it does not migrate or otherwise cause or
threaten danger to present or future public health, safety, welfare or the environment, and
costs incurred to comply with the Environmental Laws in connection with all or any portion
of the Property or any surrounding areas. The Indemnified Parties’ rights under this
Section 1 shall survive payment in full of the Borrower’s obligations under the Loan
Documents and shall be in addition to all other rights of the Indemnified Parties under the
Deed of Trust, the Note and the other Loan Documents. The foregoing notwithstanding, the
Indemnitors’ obligations under this Section 1 with regard to any Post Transfer
Indemnification Responsibilities (as hereinafter defined) shall be limited to such
obligations directly or indirectly arising out of or resulting from any Hazardous Substances
that were present or released in, on, or around any part of the Property, or in the soil,
groundwater or soil vapor on or under the Property at any time before or while the Borrower
held title to or was in possession or control of the Property (the “Indemnitors’
Continuing Responsibility”); provided, however, that any Post Transfer Indemnification
Responsibilities incurred or suffered by the Indemnified Parties shall be presumed, unless
shown by a preponderance of the evidence to the contrary, to be the Indemnitors’ Continuing
Responsibility. “Post Transfer Indemnification Responsibilities” shall mean any
obligations hereunder to indemnify, defend, and hold the Indemnified Parties harmless
arising after the Indemnified Parties cease to hold a security interest in the Property or
acquire title to the Property as a result of foreclosure, deed in lieu of foreclosure, or
other transfer of the Property.

Notwithstanding the foregoing, Indemnitors shall not be obligated to indemnify or hold
Lender harmless from and against any Claims directly arising from the gross negligence,
willful misconduct, bad faith or illegal acts of any of the Indemnified Parties.

1.6. Site Visits, Observation and Testing. The Indemnified Parties and their agents
and representatives shall have the right at any reasonable time to enter and visit the Property for
the purposes of observing the Property, taking and removing soil or groundwater samples, and
conducting tests on any part of the Property. The Indemnified Parties have no duty, however, to
visit or observe the Property or to conduct tests, and no site visit, observation or testing by any
Indemnified Party shall impose any liability on any Indemnified Party. In no event shall any site
visit, observation or testing by any Indemnified Party be a representation that Hazardous
Substances are or are not present in, on or under the Property, or that there has been or shall be
compliance with any law, regulation or ordinance pertaining to Hazardous Substances or any other
applicable governmental law. Neither the Borrower nor any other party is entitled to rely on any
site visit, observation or testing by any Indemnified Party. The Indemnified Parties owe no duty
of care to protect the Indemnitors or any other party against, or to inform the Indemnitors or any
other party of, any Hazardous Substances or any other adverse condition affecting the Property.
The Indemnified Parties may in their discretion disclose to the Indemnitors or any other party any
report or findings made as a result of, or in connection with, any site visit, observation or
testing by the Indemnified Parties. The Indemnitors understand and agree that the Indemnified
Parties make no representation or warranty to the Indemnitors or any other party regarding the
truth, accuracy or completeness of any such report or findings that may be disclosed. The
Indemnitors also understand that, depending on the results of any site visit, observation or
testing by any Indemnified Party which are disclosed to the Indemnitors, the Indemnitors may have a
legal obligation to notify one or more environmental agencies of the results and that such
reporting requirements are site-specific and are to be evaluated by the Indemnitors without advice
or assistance from the Indemnified Parties. Any Indemnified Party shall give the Borrower
reasonable notice before entering the Property. Such Indemnified Party shall make reasonable
efforts to avoid interfering with the Borrower’s use of the Property in exercising any rights
provided in this Section 1, except in the event of an emergency, the Indemnified Parties shall
afford the Borrower a reasonable opportunity to have Borrower’s representative accompany an
Indemnified Party and its agents during any such inspection.

2. REINSTATEMENT OF OBLIGATIONS. If at any time all or any part of any payment made
by the Borrower or received by the Indemnified Parties from the Borrower under or with respect to
this Agreement is or must be rescinded or returned for any reason whatsoever, including the
insolvency, bankruptcy or reorganization of any Indemnitor under any Debtor Relief Law (as defined
below), then the obligations of the Indemnitors hereunder shall, to the extent of the payment
rescinded or returned, be deemed to have continued in existence, notwithstanding such previous
payment made by the Indemnitors, or receipt of payment by an Indemnified Party, and the obligations
of the Indemnitors hereunder shall continue to be effective or be reinstated, as the case may be,
as to such payment, all as though such previous payment by the Indemnitors had never been made.

3. WAIVERS. To the extent permitted by law, each of the Indemnitors, for itself and
its successors, hereby waives and agrees not to assert or take advantage of:

(a) any right to require the Indemnified Parties to proceed against any other person or
to proceed against or exhaust any security held by the Indemnified Parties at any time or to
pursue any other remedy in the Indemnified Parties’ power or under any other agreement
before proceeding against the Indemnitors hereunder;

(b) any defense that may arise by reason of the incapacity, lack of authority, death or
disability of any other person or persons or the failure of the Indemnified Parties to file
or enforce a claim against the estate (in administration, bankruptcy or any other
proceedings) of any other person or person;

(c) demand, presentment for payment, notice of nonpayment, protest, notice of protest
and all other notices of any kind, or the lack of any thereof, including, without limiting
the generality of the foregoing, notice of the existence, creation or incurring of any new
or additional indebtedness or obligation or of any action or non-action on the part of the
Indemnified Parties, any endorser or creditor of any of the Indemnitor or any other person
whomsoever under this or any other instrument in connection with any obligation or evidence
of indebtedness held by the Indemnified Parties;

(d) any right or claim of right to cause a marshalling of the assets of the
Indemnitors;

(e) any principle or provision of law, statutory or otherwise, which is or might be in
conflict with the terms and provisions of this Agreement;

(f) any duty on the part of the Indemnified Parties to disclose to the Indemnitors any
facts the Indemnified Parties may now or hereafter know about the Property, regardless of
whether the Indemnified Parties have reason to believe that any such facts materially
increase the risk beyond that which the Indemnitors intend to assume or have reason to
believe that such facts are unknown to the Indemnitors or have a reasonable opportunity to
communicate such facts to the Indemnitors, it being understood and agreed that the
Indemnitors are fully responsible for being and keeping informed of the condition of the
Property and of any and all circumstances bearing on the risk that liability may be incurred
hereunder;

(g) any lack of notice of disposition or of manner of disposition of any collateral for
the Loan;

(h) any invalidity, irregularity or unenforceability, in whole or in part, of any one
or more of the Loan Documents;

(i) any deficiencies in the collateral for the Loan or any deficiency in the ability of
the Indemnified Parties to collect or to obtain performance from any person or entities now
or hereafter liable for the payment and performance of any obligation hereby guaranteed;

(j) any assertion or claim that the automatic stay provided by 11 U.S.C. §362 (arising
upon the voluntary or involuntary bankruptcy proceeding of the Indemnitors) or any other
stay provided under any other debtor relief law (whether statutory, common law, case law or
otherwise) of any jurisdiction whatsoever, now or hereafter in effect, which may be or
become applicable, shall operate or be interpreted to stay, interdict, condition, reduce or
inhibit the ability of the Indemnified Parties to enforce any of their rights, whether now
or hereafter required, which the Indemnified Parties may have against the Indemnitors or the
collateral for the Loan; and

(k) any modifications of the Loan Documents or any obligation of the Indemnitors
relating to the Loan by operation of law or by action of any court, whether pursuant to the
Bankruptcy Reform Act of 1978, as amended or recodified (the “Bankruptcy Code”), or
under any other present or future state or federal law regarding bankruptcy, reorganization
or other relief to debtors (collectively, the “Debtor Relief Law”), or otherwise.

4. GENERAL PROVISIONS.

4.1. Full Recourse. All of the terms and provisions of this Agreement are full
recourse obligations of the Indemnitors and not restricted by any limitation on personal liability.

4.2. Secured Obligations. The Indemnitors hereby acknowledge that the obligations of
the Indemnitors under this Agreement are secured by the lien of the Deed of Trust and the security
interests and other collateral described in the Deed of Trust and the other Loan Documents.

4.3. Survival. Subject to Section 1.5(e), this Agreement shall be deemed to be
continuing in nature and shall remain in full force and effect and shall survive the payment of the
indebtedness evidenced and secured by the Loan Documents and the exercise of any remedy by the
Indemnified Parties under the Deed of Trust or any of the other Loan Documents, including any
foreclosure or deed in lieu thereof, even if, as a part of such remedy, the Loan is paid or
satisfied in full.

4.4. No Recourse Against the Indemnified Parties. The Indemnitors shall not have any
right of recourse against the Indemnified Parties by reason of any action the Indemnified Parties
may take or omit to take under the provisions of this Agreement, except to the extent of any
Indemnified Party’s gross negligence, willful misconduct, bad faith or illegal acts.

4.5. Reservation of Rights. Nothing contained in this Agreement shall prevent or in
any way diminish or interfere with any rights or remedies, including the right to contribution,
which the Indemnified Parties may have against the Indemnitors or any other party under the
Comprehensive Environmental Response, Compensation and Liability Act of 1980 (codified at Title 42
U.S.C. §9601 et seq.), as it may be amended from time to time, or any other
applicable federal, state or local laws, all such rights being hereby expressly reserved.

4.6. Rights Cumulative; Payments. The Indemnified Parties’ rights under this
Agreement shall be in addition to all rights of the Indemnified Parties under the Note, the Deed of
Trust and the other Loan Documents. Further, payments made by the Indemnitors under this Agreement
shall not reduce in any respect the Borrower’s obligations and liabilities under the Note, the Deed
of Trust and the other Loan Documents.

4.7. No Limitation on Liability. Each of the Indemnitors hereby consents and agrees
that the Indemnified Parties may at any time and from time to time without further consent from the
Indemnitors do, permit or cause any of the following events, and the liability of the Indemnitors
under this Agreement shall be unconditional and absolute and shall in no way be impaired or limited
by the occurrence of any of the following events, whether occurring with or without notice to the
Indemnitors, or with or without consideration: (a) any extensions of time for performance required
by any of the Loan Documents or extension or renewal of the Note; (b) any sale, assignment or
foreclosure of the Note, the Deed of Trust or any of the other Loan Documents or any sale or
transfer of the Property; (c) any change in the composition of any of the Indemnitors; (d) the
accuracy or inaccuracy of the representations and warranties made by the Indemnitors herein or in
any of the Loan Documents; (e) the release of any of the Indemnitors or of any other person or
entity from performance or observance of any of the agreements, covenants, terms or conditions
contained in any of the Loan Documents by operation of law, the Indemnified Parties’ voluntary act
or otherwise; (f) the release or substitution in whole or in part of any security for the Loan; (g)
the Lender’s failure to record the Deed of Trust or to file any financing statement (or the
Lender’s improper recording or filing thereof) or to otherwise perfect, protect, secure or insure
any lien or security interest given as security for the Loan; (h) the modification by Lender and
Borrower of the terms of any one or more of the Loan Documents; or (i) the taking or failure to
take any action, except any illegal act or omission, of any type whatsoever. No such action which
the Indemnified Parties shall take or fail to take in connection with the Loan Documents or any
collateral for the Loan, nor any course of dealing with the Indemnitors or any other person, shall
limit, impair or release the Indemnitors’ obligations hereunder, affect this Agreement in any way
or afford the Borrower any recourse against the Indemnified Parties, except to the extent of any
Indemnified Party’s gross negligence, willful misconduct, bad faith or illegal acts. Nothing
contained in this Paragraph shall be construed to require the Indemnified Parties to take or
refrain from taking any action referred to herein.

4.8. Entire Agreement; Amendment; Severability. This Agreement contains the entire
agreement between the parties respecting the matters herein set forth and supersedes (except as to
the Deed of Trust) all prior agreements, whether written or oral, between the parties respecting
such matters. Any amendments or modifications hereto, in order to be effective, shall be in
writing and executed by the parties hereto. If any provision or obligation under this Agreement or
any of the other Loan Documents shall be determined by a court of competent jurisdiction to be
invalid, illegal or unenforceable, that provision shall be deemed severed from the Loan Documents
and the validity, legality and enforceability of the remaining provisions or obligations shall
remain in full force as though the invalid, illegal or unenforceable provision had never been a
part of the Loan Documents.

4.9. Governing Law; Binding Effect. This Agreement shall be governed by and construed
in accordance with the laws of the State in which the Property is located, except to the extent
that the applicability of any of such laws may now or hereafter be preempted by Federal law, in
which case such Federal law shall so govern and be controlling. The terms, covenants and
conditions of this Agreement shall be binding upon and inure to the benefit of the heirs,
successors and assigns of the parties. The Indemnified Parties and any successor may, at any time,
sell, transfer, or assign its interest under the Note, the Deed of Trust, the other Loan Documents,
any or all servicing rights with respect thereto, and this Agreement or grant participations. The
Indemnified Parties may forward to each purchaser, transferee, assignee, servicer, participant or
investor (all of the foregoing entities collectively referred to as an “Investor”) and each
prospective Investor, all documents, financial and other information which the Indemnified Parties
now have or may hereafter acquire relating to (a) the Loan; (b) the Property and its operation
(including, without limitation, copies of all leases, subleases or any other agreements concerning
the use and occupancy of the Property); and/or (c) any party connected with the Loan (including,
without limitation, the Borrower, any partner or member of the Borrower, any constituent partner or
member of the Borrower, and the Guarantor). The representations, warranties, obligations,
covenants, and indemnity obligations of the Indemnitors under this Agreement shall also benefit and
apply with respect to any purchaser, transferee, assignee, participant, servicer or investor.

4.10. Notices. All notices or other communications required or permitted to be given
pursuant hereto shall be given in the manner specified in the Deed of Trust directed to the parties
at their respective addresses as provided therein.

4.11. No Waiver: Time of Essence; Interpretation; Counting of Days. The failure of
any party hereto to enforce any right or remedy hereunder, or to promptly enforce any such right or
remedy, shall not constitute a waiver thereof nor give rise to any estoppel against such party nor
excuse any of the parties hereto from their respective obligations hereunder. Any waiver of such
right or remedy must be in writing and signed by the party to be bound. Whenever used, the singular
number shall include the plural, the plural the singular, and the words “Indemnified Parties” and
“Indemnitors” shall include their respective successors, assigns, heirs, executors and
administrators. The word “include(s)” means “include(s), without limitation”, and the word
“including” means “including, but not limited to”. This Agreement is subject to enforcement at law
or in equity, including actions for damages or specific performance. Time is of the essence of
each and every term and condition of this Agreement. The term “days” when used herein shall mean
calendar days. If any time period ends on a Saturday, Sunday or holiday officially recognized by
the state within which the Property is located, the period shall be deemed to end on the next
succeeding Business Day.

4.12. Headings. The headings of the sections and paragraphs of this Agreement are for
convenience of reference only and shall not be construed in interpreting the provisions hereof.

4.13. Attorneys’ Fees. The Indemnitors agree to pay all of the Indemnified Parties’
costs and expenses, including reasonable attorneys’ fees, which may be reasonably incurred in
enforcing or protecting the Indemnified Parties’ rights or interests. From the time(s) incurred
until paid in full to the Indemnified Parties, all such sums shall bear interest at the Default
Rate.

4.14. Successive Actions. A separate right of action hereunder shall arise each time
the Indemnified Parties acquires knowledge of any matter indemnified by the Indemnitors under this
Agreement. Separate and successive actions may be brought hereunder to enforce any of the
provisions hereof at any time and from time to time. No action hereunder shall preclude any
subsequent action, and the Indemnitors hereby waive and covenant not to assert any defense in the
nature of splitting of causes of action or merger of judgments.

4.15. Joint and Several Liability. If more than one person or entity is signing this
Agreement as the Indemnitors, their obligations under this Agreement will be joint and several. As
to any of the Indemnitors that is a partnership, the obligations of such Indemnitor under this
Agreement are the joint and several obligation of each general partner thereof. Any married person
signing this Agreement agrees that recourse may be had against community property assets and
against his or her separate property for the satisfaction of all obligations contained herein.

4.16. Reliance. The Indemnified Parties would not make the Loan to the Borrower
without this Agreement. Accordingly, the Indemnitors intentionally and unconditionally enter into
the covenants and agreements herein and understand that, in reliance upon and in consideration of
such covenants and agreements, the Loan shall be made and, as part and parcel thereof, specific
monetary and other obligations have been, are being and shall be entered into which would not be
made or entered into but for such reliance.

4.17. Counterparts. This Agreement may be executed in any number of counterparts, all
of which shall be taken to be one and the same instrument, for the same effect as if all parties
hereto had signed the same signature page. Receipt of an executed signature page to this Agreement
by facsimile or other electronic transmission shall constitute effective delivery thereof.

4.18. WAIVER OF JURY TRIAL. INDEMNITORS AND LENDER HEREBY WAIVE ANY RIGHT TO TRIAL BY
JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF ACTION (1) ARISING UNDER THIS AGREEMENT OR ANY OTHER
LOAN DOCUMENT, OR (2) IN ANY WAY CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF THE
PARTIES HERETO OR EITHER OF THEM IN RESPECT OF THIS AGREEMENT OR ANY OTHER LOAN DOCUMENTS, OR THE
TRANSACTIONS RELATED HERETO OR THERETO, IN EACH CASE WHETHER NOW EXISTING OR HEREAFTER ARISING, AND
WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE. INDEMNITORS AND LENDER EACH HEREBY CONSENT THAT
ANY SUCH CLAIM, DEMAND, ACTION OR CAUSE OF ACTION SHALL BE DECIDED BY COURT TRIAL WITHOUT A JURY
AND THAT EITHER MAY FILE AN ORIGINAL COUNTERPART OR A COPY OF THIS AGREEMENT WITH ANY COURT AS
WRITTEN EVIDENCE OF THE CONSENT OF THE PARTIES HERETO TO THE WAIVER OF THEIR RIGHT TO TRIAL BY
JURY.

4.19. VENUE AND JURISDICTION. SUBJECT ONLY TO THE EXCEPTION IN THE NEXT SENTENCE,
INDEMNITORS AND LENDER HEREBY AGREE TO THE EXCLUSIVE JURISDICTION OF THE FEDERAL COURT OF THE
SOUTHERN DISTRICT OF TEXAS AND THE STATE COURTS OF TEXAS LOCATED IN HARRIS COUNTY, TEXAS AND WAIVE
ANY OBJECTION BASED ON VENUE OR FORUM NON CONVENIENS WITH RESPECT TO ANY
ACTION INSTITUTED THEREIN, AND AGREES THAT ANY DISPUTE CONCERNING THE RELATIONSHIP BETWEEN
INDEMNITORS AND LENDER OR THE CONDUCT OF ANY OF THEM IN CONNECTION WITH THIS AGREEMENT OR OTHERWISE
SHALL BE HEARD ONLY IN THE COURTS DESCRIBED ABOVE. NOTWITHSTANDING THE FOREGOING: (1) LENDER SHALL
HAVE THE RIGHT TO BRING ANY ACTION OR PROCEEDING AGAINST ANY INDEMNITOR OR ITS PROPERTY IN ANY
COURTS OF ANY OTHER JURISDICTION LENDER DEEMS NECESSARY OR APPROPRIATE IN ORDER TO REALIZE ON THE
PROPERTY, OR OTHER SECURITY FOR THE LOAN OBLIGATIONS, AND (2) EACH OF THE PARTIES HERETO
ACKNOWLEDGES THAT ANY APPEALS FROM THE COURTS DESCRIBED IN THE IMMEDIATELY PRECEDING SENTENCE MAY
HAVE TO BE HEARD BY A COURT LOCATED OUTSIDE THOSE JURISDICTIONS.

4.20. NOTICE OF FINAL AGREEMENT. THIS WRITTEN AGREEMENT AND THE OTHER LOAN DOCUMENTS
REPRESENT THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE CONTRADICTED BY EVIDENCE OF PRIOR,
CONTEMPORANEOUS, OR SUBSEQUENT ORAL AGREEMENTS OF THE PARTIES. THERE ARE NO UNWRITTEN ORAL
AGREEMENTS BETWEEN THE PARTIES.

(Signatures on Following Pages)

1

IN WITNESS WHEREOF, the Indemnitors have jointly and severally executed this Environmental
Indemnity Agreement as of the day and year first above written.

BORROWER:

G&E HEALTHCARE REIT CYPRESS

STATION, LLC, a Delaware limited

liability company

By: /s/ Shannon K S Johnson

Print Name: Shannon K S Johnson

Its: Authorized Signatory

	 	 	 	 	 
	STATE OF CALIFORNIA
	 	)  SS
	COUNTY OF ORANGE
	 	 	)	 

On March 20, 2008, before me, P.C. Han, Notary Public, personally appeared Shannon K S Johnson
proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is subscribed
to the within instrument and acknowledged to me that she executed the same in her authorized
capacity(ies), and that by her 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 /s/ Phil C. Han

This area for official notarial seal.

[Seal] P.C. Han

[Seal] Commission # 1753200

[Seal] Notary Public — California

[Seal] Orange County

[Seal] My Comm. Expires Jun 25, 2011

2

IN WITNESS WHEREOF, the Indemnitors have jointly and severally executed this Environmental
Indemnity Agreement as of the day and year first above written.

GUARANTOR:

GRUBB & ELLIS HEALTHCARE REIT, INC., a

Maryland corporation

By: /s/ Shannon K S Johnson

Print Name: Shannon K S Johnson

Title: CFO

	 	 	 	 	 
	STATE OF CALIFORNIA
	 	)  SS
	COUNTY OF ORANGE
	 	 	)	 

On March 20, 2008, before me, P.C. Han, Notary Public, personally appeared Shannon K S Johnson
proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is subscribed
to the within instrument and acknowledged to me that she executed the same in her authorized
capacity(ies), and that by her 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 /s/ Phil C. Han

This area for official notarial seal.

[Seal] P.C. Han

[Seal] Commission # 1753200

[Seal] Notary Public — California

[Seal] Orange County

[Seal] My Comm. Expires Jun 25, 2011

3

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