Document:

EX-10.6

FIFTH AMENDMENT TO PURCHASE AND SALE AGREEMENT

THIS FIFTH AMENDMENT TO PURCHASE AND SALE AGREEMENT (this “Fifth Amendment”) is
entered into as of November 2, 2007, by and between ST. RITA’S MEDICAL CENTER, an Ohio nonprofit
corporation (“Seller”), and TRIPLE NET PROPERTIES, LLC, a Virginia limited liability
company, (“Buyer”), with reference to the following Recitals:

R E C I T A L S

A. Seller and Buyer entered into that certain Purchase and Sale Agreement dated August 14,
2007, as amended by (i) that certain First Amendment to Purchase and Sale Agreement dated September
10, 2007, (ii) that certain Second Amendment to Purchase and Sale Agreement dated September 28,
2007, (iii) that certain Third Amendment to Purchase and Sale Agreement dated October 10, 2007 and
(iv) that certain Fourth Amendment to Purchase and Sale Agreement dated October 15, 2007
(collectively, the “Purchase Agreement”) wherein Seller agreed to sell to Buyer, and Buyer
agreed to purchase from Seller, those certain “Properties” (as defined in the Purchase
Agreement), pursuant to the terms and conditions set forth in the Purchase Agreement.

B. Seller and Buyer wish to enter into this Fifth Amendment to extend the closing date
contemplated by the Purchase Agreement.

C. Seller and Buyer desire to amend the Purchase Agreement as more particularly set forth
herein.

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

A G R E E M E N T

1. Definitions. Unless the context clearly indicates otherwise, (a) all initially
capitalized terms not otherwise defined herein shall have the meanings given to such terms in the
Purchase Agreement, and (b) all references to “the Agreement” or “this Agreement”
in the Purchase Agreement or this Fifth Amendment shall mean and refer to the Purchase Agreement as
amended by this Fifth Amendment.

2. Closing Date. Notwithstanding anything to the contrary contained in the Purchase
Agreement, the parties acknowledge and agree that the Closing is hereby extended and the Closing
Date is deemed to mean and refer to Friday, December 7, 2007.

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

4. Further Assurances. Each party will, whenever and as often as it shall be
requested to do so by the other party, execute, acknowledge and deliver, or cause to be executed,
acknowledged and delivered any and all such further conveyances, assignments, approvals, consents
and any and all other documents and do any and all other acts as may be necessary to carry out the
intent and purpose of this Fifth Amendment.

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

[Signatures on next page]

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IN WITNESS WHEREOF, the parties hereto have caused this Fifth Amendment to be executed by
their duly authorized representatives as of the date first referenced above.

	 	 	 
	SELLER:

	 	ST. RITA’S MEDICAL CENTER,

an Ohio nonprofit corporation
	
 
	 	By: /s/ Brian D. Smith

Name: Brian D. Smith

Title: COO
	BUYER:

	 	TRIPLE NET PROPERTIES, LLC,

a Virginia limited liability company
	
 
	 	By: /s/ Francene LaPoint

Name: Francene LaPoint

Title: CFO

2EX-10.7

SIXTH AMENDMENT TO PURCHASE AND SALE AGREEMENT

THIS SIXTH AMENDMENT TO PURCHASE AND SALE AGREEMENT (this “Sixth Amendment”) is
entered into as of December 6, 2007, by and between ST. RITA’S MEDICAL CENTER, an Ohio nonprofit
corporation (“Seller”), and TRIPLE NET PROPERTIES, LLC, a Virginia limited liability
company, (“Buyer”), with reference to the following Recitals:

R E C I T A L S

A. Seller and Buyer entered into that certain Purchase and Sale Agreement dated August 14,
2007, as amended by (i) that certain First Amendment to Purchase and Sale Agreement dated September
10, 2007, (ii) that certain Second Amendment to Purchase and Sale Agreement dated September 28,
2007, (iii) that certain Third Amendment to Purchase and Sale Agreement dated October 10, 2007,
(iv) that certain Fourth Amendment to Purchase and Sale Agreement dated October 15, 2007 and (v)
that certain Fifth Amendment to Purchase and Sale Agreement dated November 2, 2007 (collectively,
the “Purchase Agreement”) wherein Seller agreed to sell to Buyer, and Buyer agreed to
purchase from Seller, those certain “Properties” (as defined in the Purchase Agreement),
pursuant to the terms and conditions set forth in the Purchase Agreement.

B. Seller and Buyer wish to enter into this Sixth Amendment to (i) make the delivery of the
Property Management Services Agreement (as defined in the Purchase Agreement) a post-closing item
and (ii) require updated Ground Lease and Condominium Estoppels to be delivered within thirty (30)
days of Close of Escrow.

C. Seller and Buyer desire to amend the Purchase Agreement as more particularly set forth
herein.

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

A G R E E M E N T

1. Definitions. Unless the context clearly indicates otherwise, (a) all initially
capitalized terms not otherwise defined herein shall have the meanings given to such terms in the
Purchase Agreement, and (b) all references to “the Agreement” or “this Agreement”
in the Purchase Agreement or this Sixth Amendment shall mean and refer to the Purchase Agreement as
amended by this Sixth Amendment.

2. Property Management Services Agreement. Notwithstanding anything to the contrary
contained in the Purchase Agreement, the parties acknowledge and agree that the Property Management
Services Agreement will not be delivered at Closing and will instead be delivered within sixty (60)
days after Close of Escrow.

3. Ground Lease and Condominium Estoppels. Notwithstanding anything to the contrary
contained in the Purchase Agreement, the parties acknowledge and agree that updated Ground Lease
Estoppels and updated Condominium Certification and Estoppels, dated as of December 1, 2007 will be
delivered by Seller within thirty (30) days after Close of Escrow.

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

5. Further Assurances. Each party will, whenever and as often as it shall be
requested to do so by the other party, execute, acknowledge and deliver, or cause to be executed,
acknowledged and delivered any and all such further conveyances, assignments, approvals, consents
and any and all other documents and do any and all other acts as may be necessary to carry out the
intent and purpose of this Sixth Amendment.

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

[Signatures on next page]

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IN WITNESS WHEREOF, the parties hereto have caused this Sixth Amendment to be executed by
their duly authorized representatives as of the date first referenced above.

	 	 	 
	SELLER:

	 	ST. RITA’S MEDICAL CENTER,

an Ohio nonprofit corporation
	
 
	 	By: /s/ William Roe

Name: William Roe

Title: /s/ Vice President
	BUYER:

	 	TRIPLE NET PROPERTIES, LLC,

a Virginia limited liability company
	
 
	 	By: /s/ Francene LaPoint

Name: Francene LaPoint

Title: CFO

2EX-10.8

ASSIGNMENT AND ASSUMPTION OF PURCHASE AGREEMENT

THIS ASSIGNMENT AND ASSUMPTION OF PURCHASE AGREEMENT (this “Assignment”) dated as of
December 7, 2007, is made and entered into by and between TRIPLE NET PROPERTIES, LLC, a Virginia
limited liability company (“Assignor”), and NNN HEALTHCARE/OFFICE REIT LIMA, LLC, a
Delaware limited liability company (“Assignee”), with reference to the following Recitals:

R E C I T A L S

A. Assignor is “Buyer” under that certain Purchase Agreement mutually executed as of August
14, 2007, by and between Assignor and St. Rita’s Medical Center, an Ohio nonprofit corporation, as
the same may be amended (the “Purchase Agreement”), wherein Assignor agreed to purchase
certain real property commonly known as 71 Town Square, the Market Street Health Care Condominiums,
High Street Professional Center Condominiums, High Street Professional Center II Condominiums, 750
High Street Professional Building Condominiums and St. Rita’s Regional Cancer Center Condominium,
as more particularly described in the Purchase Agreement, on the terms and conditions set forth in
the Purchase Agreement.

B. Assignor desires to assign and transfer to Assignee, and Assignee desires to assume from
Assignor, all of Assignor’s right, title, claim and interest in, to and under the Purchase
Agreement.

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

A G R E E M E N T

1. Assignment; Assumption. Assignor hereby assigns and transfers to Assignee all of
Assignor’s right, title, claim and interest as “Buyer” or otherwise in, to and under the Purchase
Agreement. By executing this Assignment, Assignee hereby accepts such assignment and expressly
agrees to assume and be bound by all of the provisions of the Purchase Agreement from and after the
date hereof.

2. Successors and Assigns. This Assignment shall inure to the benefit of, and be
binding upon, the successors, executors, administrators, legal representatives and assigns of the
parties hereto.

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

[Signatures on next page]

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IN WITNESS WHEREOF, the parties hereto have caused this Assignment to be executed by their
duly authorized representatives as of the date first written above.

ASSIGNOR:

TRIPLE NET PROPERTIES, LLC,

a Virginia limited liability company

By: /s/ Richard T. Hutton

Name: Richard T. Hutton

Title: Executive Vice President

ASSIGNEE:

NNN HEALTHCARE/OFFICE REIT

LIMA, LLC,

a Delaware limited liability company

By:/s/ Shannon K.S. Johnson

Authorized Signatory

Shannon K. S. Johnson

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