Document:

Form of Common Stock Purchase Warrant

 Exhibit 10.10 
  
 NEITHER THESE SECURITIES NOR THE SECURITIES ISSUABLE UPON EXERCISE OF THESE SECURITIES HAVE BEEN REGISTERED WITH THE SECURITIES AND EXCHANGE
COMMISSION OR THE SECURITIES COMMISSION OF ANY STATE IN RELIANCE UPON AN EXEMPTION FROM REGISTRATION UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “SECURITIES ACT”), AND, ACCORDINGLY, MAY NOT BE OFFERED OR SOLD EXCEPT PURSUANT TO AN
EFFECTIVE REGISTRATION STATEMENT UNDER THE SECURITIES ACT OR PURSUANT TO AN AVAILABLE EXEMPTION FROM, OR IN A TRANSACTION NOT SUBJECT TO, THE REGISTRATION REQUIREMENTS OF THE SECURITIES ACT AND IN ACCORDANCE WITH APPLICABLE STATE SECURITIES LAWS AS
EVIDENCED BY A LEGAL OPINION OF COUNSEL TO THE TRANSFEROR TO SUCH EFFECT, THE SUBSTANCE OF WHICH SHALL BE REASONABLY ACCEPTABLE TO THE COMPANY. THESE SECURITIES AND THE SECURITIES ISSUABLE UPON EXERCISE OF THESE SECURITIES MAY BE PLEDGED IN
CONNECTION WITH A BONA FIDE MARGIN ACCOUNT SECURED BY SUCH SECURITIES. 
  
 EMERGE INTERACTIVE, INC. 
  
 WARRANT

  

			
	 Warrant No. D-5
	 	Date of Original Issuance: January 23, 2004

  
 eMerge Interactive,
Inc., a Delaware corporation (the “Company”), hereby certifies that, for value received, Roth Capital Partners, LLC or its registered assigns (the “Holder”), is entitled to purchase from the Company up to a
total of 163,333 shares of common stock, par value $0.008 per share (the “Common Stock”), of the Company (each such share, a “Warrant Share” and all such shares, the “Warrant Shares”) at an exercise
price equal to $3.73 per share (as adjusted from time to time as provided in Section 9, the “Exercise Price”), at any time and from time to time from and after the date hereof and through and including January 23, 2009 (the
“Expiration Date”), and subject to the following terms and conditions: 
  
 1. Definitions. In addition to the terms defined elsewhere in this Warrant, capitalized terms that are not otherwise defined herein shall have the meanings given to such terms in the Securities Purchase
Agreement, dated as of January 22, 2004, to which the Company and the original Holder are parties (the “Purchase Agreement”). 
  
 2. Registration of Warrant. The Company shall register this Warrant, upon records to be maintained by the Company for that purpose (the
“Warrant Register”), in the name of the record Holder hereof from time to time. The Company may deem and treat the registered Holder of this Warrant as the absolute owner hereof for the purpose of any exercise hereof or any
distribution to the Holder, and for all other purposes, absent actual notice to the contrary. 
  
 3. Registration of Transfers. The Company shall register the transfer of any portion of this Warrant in the Warrant Register, upon surrender of this Warrant, with the Form of Assignment attached hereto duly
completed and signed, to the Company at its address specified herein. The Holder agrees that it may not transfer this Warrant as to more than the number of Warrant Shares then outstanding as shown on the most updated Exercise Log, and any purported
transfer in excess of such number of Warrant Shares shall have no effect. Upon any such 

  

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registration or transfer, a new Warrant to purchase Common Stock, in substantially the form of this Warrant (any such new Warrant, a “New
Warrant”), evidencing the portion of this Warrant so transferred shall be issued to the transferee and a New Warrant evidencing the remaining portion of this Warrant not so transferred, if any, shall be issued to the transferring Holder.
The acceptance of the New Warrant by the transferee thereof shall be deemed the acceptance by such transferee of all of the rights and obligations of a holder of a Warrant. 
  
 4. Exercise and Duration of Warrants. 
  
 (a) This Warrant shall be exercisable by the registered Holder at any time and from time to time on or after
the date hereof to and including the Expiration Date. At 6:30 p.m., New York City time on the Expiration Date, the portion of this Warrant not exercised prior thereto shall be and become void and of no value. The Company may not call or redeem all
or any portion of this Warrant without the prior written consent of the Holder. 
  
 5. Delivery of Warrant Shares. 
  
 (a) To effect exercises hereunder, the Holder shall not be required to physically surrender this Warrant unless the aggregate Warrant Shares represented by this Warrant is being exercised. Upon delivery of the
Exercise Notice to the Company (with the attached Warrant Shares Exercise Log) at its address for notice set forth herein and upon payment of the Exercise Price multiplied by the number of Warrant Shares that the Holder intends to purchase
hereunder, the Company shall promptly (but in no event later than three Trading Days after the Date of Exercise (as defined herein)) issue and deliver to the Holder, a certificate for the Warrant Shares issuable upon such exercise, which, unless
otherwise required by the Purchase Agreement, shall be free of restrictive legends. The Company shall, upon request of the Holder and subsequent to the date on which a registration statement covering the resale of the Warrant Shares has been
declared effective by the Securities and Exchange Commission, use its best efforts to deliver Warrant Shares hereunder electronically through the Depository Trust Corporation or another established clearing corporation performing similar functions,
if available, provided, that, the Company may, but will not be required to change its transfer agent if its current transfer agent cannot deliver Warrant Shares electronically through the Depository Trust Corporation. A “Date of
Exercise” means the date on which the Holder shall have delivered to Company: (i) the Exercise Notice (with the Warrant Exercise Log attached to it), appropriately completed and duly signed and (ii) if such Holder is not utilizing the
cashless exercise provisions set forth in this Warrant, payment of the Exercise Price for the number of Warrant Shares so indicated by the Holder to be purchased. 
  
 (b) If by the third Trading Day after a Date of Exercise the Company fails to deliver the required number of
Warrant Shares in the manner required pursuant to Section 5(a), then the Holder will have the right to rescind such exercise. 
  
 (c) If by the third Trading Day after a Date of Exercise the Company fails to deliver the required number of Warrant Shares in the manner
required pursuant to Section 5(a), and if after such third Trading Day and prior to the receipt of such Warrant Shares, the Holder purchases (in an open market transaction or otherwise) shares of Common Stock to deliver in satisfaction of a sale by
the Holder of the Warrant Shares which the Holder anticipated receiving upon such exercise (a “Buy-In”), then the Company shall (1) pay in cash to the Holder the amount by which (x) the Holder’s total purchase price (including
brokerage commissions, if any) for the shares of Common Stock so purchased exceeds (y) the amount obtained by multiplying (A) the number of Warrant Shares that the Company was required to deliver to the Holder in connection with the exercise at
issue by (B) the closing bid price of the Common Stock at the time of the obligation giving rise to such purchase obligation and (2) at the option of the Holder, either reinstate the portion of the Warrant and equivalent number of Warrant Shares for
which such exercise was not honored or deliver to the Holder the number of shares of Common Stock that would have been issued had the Company timely complied with its exercise and delivery obligations hereunder. The Holder shall provide the Company
written notice indicating the amounts payable to the Holder in respect of the Buy-In. 
  
 (d) The Company’s obligations to issue and deliver Warrant Shares in accordance with the terms hereof are absolute and unconditional,
irrespective of any action or inaction by the Holder to enforce the same, any waiver or consent with respect to any provision hereof, the recovery of any judgment against any Person or any 

  

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action to enforce the same, or any setoff, counterclaim, recoupment, limitation or termination, or any breach or alleged breach by the Holder or any other
Person of any obligation to the Company or any violation or alleged violation of law by the Holder or any other Person, and irrespective of any other circumstance which might otherwise limit such obligation of the Company to the Holder in connection
with the issuance of Warrant Shares. Nothing herein shall limit a Holder’s right to pursue any other remedies available to it hereunder, at law or in equity including, without limitation, a decree of specific performance and/or injunctive
relief with respect to the Company’s failure to timely deliver certificates representing shares of Common Stock upon exercise of the Warrant as required pursuant to the terms hereof. 
  
 6. Charges, Taxes and Expenses. Issuance and delivery of certificates for shares of Common Stock upon exercise of
this Warrant shall be made without charge to the Holder for any issue or transfer tax, withholding tax, transfer agent fee or other incidental tax or expense in respect of the issuance of such certificates, all of which taxes and expenses shall be
paid by the Company; provided, however, that the Company shall not be required to pay any tax which may be payable in respect of any transfer involved in the registration of any certificates for Warrant Shares or Warrants in a name other than that
of the Holder. The Holder shall be responsible for all other tax liability that may arise as a result of holding or transferring this Warrant or receiving Warrant Shares upon exercise hereof. 
  
 7. Replacement of Warrant. If this Warrant is mutilated, lost, stolen
or destroyed, the Company shall issue or cause to be issued in exchange and substitution for and upon cancellation hereof, or in lieu of and substitution for this Warrant, a New Warrant, but only upon receipt of evidence reasonably satisfactory to
the Company of such loss, theft or destruction and customary and reasonable indemnity (which shall not include a surety bond), if requested. Applicants for a New Warrant under such circumstances shall also comply with such other reasonable
regulations and procedures and pay such other reasonable third-party costs as the Company may prescribe. If a New Warrant is requested as a result of a mutilation of this Warrant, then the Holder shall deliver such mutilated Warrant to the Company
as a condition precedent to the Company’s obligation to issue the New Warrant. 
  
 8. Reservation of Warrant Shares. The Company covenants that it will at all times reserve and keep available out of the aggregate of its authorized but unissued and otherwise unreserved Common Stock, solely for
the purpose of enabling it to issue Warrant Shares upon exercise of this Warrant as herein provided, the number of Warrant Shares which are then issuable and deliverable upon the exercise of this entire Warrant, free from preemptive rights or any
other contingent purchase rights of persons other than the Holder (taking into account the adjustments and restrictions of Section 9). The Company covenants that all Warrant Shares so issuable and deliverable shall, upon issuance and the payment of
the applicable Exercise Price in accordance with the terms hereof, be duly and validly authorized, issued and fully paid and nonassessable. 
  
 9. Certain Adjustments. The Exercise Price and number of Warrant Shares issuable upon exercise of this Warrant are subject to adjustment from time
to time as set forth in this Section 9. 
  
 (a) Stock Dividends and Splits. If the Company, at any time while this Warrant is outstanding, (i) pays a stock dividend on its Common Stock or otherwise makes a distribution on any class of capital stock that is payable in shares of
Common Stock, (ii) subdivides outstanding shares of Common Stock into a larger number of shares, or (iii) combines outstanding shares of Common Stock into a smaller number of shares, then in each such case the Exercise Price shall be multiplied by a
fraction of which the numerator shall be the number of shares of Common Stock outstanding immediately before such event and of which the denominator shall be the number of shares of Common Stock outstanding immediately after such event. Any
adjustment made pursuant to clause (i) of this paragraph shall become effective immediately after the record date for the determination of stockholders entitled to receive such dividend or distribution, and any adjustment pursuant to clause (ii) or
(iii) of this paragraph shall become effective immediately after the effective date of such subdivision or combination. If any event requiring an adjustment under this paragraph occurs during the period that an Exercise Price is calculated
hereunder, then the calculation of such Exercise Price shall be adjusted appropriately to reflect such event. 
  
 (b) Fundamental Transactions. If, at any time while this Warrant is outstanding, (1) the Company effects any merger or
consolidation of the Company with or into another Person, (2) the Company effects any sale of all or substantially all of its assets in one or a series of related transactions, (3) any tender offer or 

  

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exchange offer (whether by the Company or another Person) is completed pursuant to which holders of Common Stock are permitted to tender or exchange their
shares for other securities, cash or property, or (4) the Company effects any reclassification of the Common Stock or any compulsory share exchange pursuant to which the Common Stock is effectively converted into or exchanged for other securities,
cash or property (in any such case, a “Fundamental Transaction”), then the Holder shall have the right to require the repurchase of this Warrant for a purchase price, payable in cash within five Trading Days after such request (or,
if later, on the effective date of the Fundamental Transaction) equal to the Black Scholes value of the remaining unexercised portion of this Warrant on the date of such request. The terms of any agreement pursuant to which a Fundamental Transaction
is effected shall include terms requiring any such successor or surviving entity to comply with the provisions of this paragraph (c) and insuring that the Warrant (or any such replacement security) will be similarly adjusted upon any subsequent
transaction analogous to a Fundamental Transaction. 
  
 (c) Number of Warrant Shares. Simultaneously with any adjustment to the Exercise Price pursuant to paragraph (a) of this Section, the number of Warrant Shares that may be purchased upon exercise of this Warrant shall be increased or
decreased proportionately, so that after such adjustment the aggregate Exercise Price payable hereunder for the adjusted number of Warrant Shares shall be the same as the aggregate Exercise Price in effect immediately prior to such adjustment.

  
 (d) Calculations. All calculations
under this Section 9 shall be made to the nearest cent or the nearest 1/100th of a share, as applicable. The
number of shares of Common Stock outstanding at any given time shall not include shares owned or held by or for the account of the Company, and the disposition of any such shares shall be considered an issue or sale of Common Stock. 
  
 (e) Notice of Adjustments. Upon the occurrence of
each adjustment pursuant to this Section 9, the Company at its expense will promptly compute such adjustment in accordance with the terms of this Warrant and prepare a certificate setting forth such adjustment, including a statement of the
adjusted Exercise Price and adjusted number or type of Warrant Shares or other securities issuable upon exercise of this Warrant (as applicable), describing the transactions giving rise to such adjustments and showing in detail the facts upon which
such adjustment is based. Upon written request, the Company will promptly deliver a copy of each such certificate to the Holder and to the Company’s Transfer Agent. 
  
 (f) Notice of Corporate Events. If the Company (i) declares a dividend or any other distribution of
cash, securities or other property in respect of its Common Stock, including without limitation any granting of rights or warrants to subscribe for or purchase any capital stock of the Company or any Subsidiary, (ii) authorizes or approves, enters
into any agreement contemplating or solicits stockholder approval for any Fundamental Transaction or (iii) authorizes the voluntary dissolution, liquidation or winding up of the affairs of the Company (but only to the extent such disclosure would
not result in the dissemination of material, non-public information to the Holder), then the Company shall deliver to the Holder a notice describing the material terms and conditions of such transaction, at least 10 calendar days prior to the
applicable record or effective date on which a Person would need to hold Common Stock in order to participate in or vote with respect to such transaction, and the Company will take all steps reasonably necessary in order to insure that the Holder is
given the practical opportunity to exercise this Warrant prior to such time so as to participate in or vote with respect to such transaction; provided, however, that the failure to deliver such notice or any defect therein shall not affect the
validity of the corporate action required to be described in such notice. 
  
 10. Payment of Exercise Price. The Holder may pay the Exercise Price in one of the following manners: 
  
 (a) Cash Exercise. The Holder may deliver immediately available funds; or 
  
 (b) Cashless Exercise. The Holder may notify the
Company in an Exercise Notice of its election to utilize cashless exercise, in which event the Company shall issue to the Holder the number of Warrant Shares determined as follows: 
  
 X = Y [(A-B)/A] 
  
 where: 
  

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	 	 	X = the number of Warrant Shares to be issued to the Holder.
		
	 	 	Y = the number of Warrant Shares with respect to which this Warrant is being exercised.
		
	 	 	A = the average of the closing prices for the five Trading Days immediately prior to (but not including) the Exercise Date.
		
	 	 	B = the Exercise Price.

  
 For purposes of Rule 144 promulgated
under the Securities Act, it is intended, understood and acknowledged that the Warrant Shares issued in a cashless exercise transaction shall be deemed to have been acquired by the Holder, and the holding period for the Warrant Shares shall be
deemed to have commenced, on the date this Warrant was originally issued. 
  
 11. Limitations on Exercise. Notwithstanding anything to the contrary contained herein, the number of shares of Common Stock that may be acquired by the Holder upon any exercise of this Warrant (or otherwise in
respect hereof) shall be limited to the extent necessary to insure that, following such exercise (or other issuance), the total number of shares of Common Stock then beneficially owned by such Holder and its Affiliates and any other Persons whose
beneficial ownership of Common Stock would be aggregated with the Holder’s for purposes of Section 13(d) of the Exchange Act, does not exceed 9.999% of the total number of issued and outstanding shares of Common Stock (including for such
purpose the shares of Common Stock issuable upon such exercise). For such purposes, beneficial ownership shall be determined in accordance with Section 13(d) of the Exchange Act and the rules and regulations promulgated thereunder. This provision
shall not restrict the number of shares of Common Stock which a Holder may receive or beneficially own in order to determine the amount of securities or other consideration that such Holder may receive in the event of a Fundamental Transaction as
contemplated in Section 9 of this Warrant. This restriction may not be waived. 
  
 12. No Fractional Shares. No fractional shares of Warrant Shares will be issued in connection with any exercise of this Warrant and in lieu thereof, any fractional shares shall be rounded down to the nearest
whole. 
  
 13. Notices. Any and all notices or other
communications or deliveries hereunder (including, without limitation, any Exercise Notice) shall be in writing and shall be deemed given and effective on the earliest of (i) the date of transmission, if such notice or communication is delivered via
facsimile at the facsimile number specified in this Section prior to 5:30 p.m. (New York City time) on a Trading Day, (ii) the next Trading Day after the date of transmission, if such notice or communication is delivered via facsimile at the
facsimile number specified in this Section on a day that is not a Trading Day or later than 5:30 p.m. (New York City time) on any Trading Day, (iii) the Trading Day following the date of mailing, if sent by nationally recognized overnight courier
service, or (iv) upon actual receipt by the party to whom such notice is required to be given. The addresses for such communications shall be: (i) if to the Company, to eMerge Interactive, Inc., Attn: Chief Financial Officer, Facsimile No.: (772)
581-8171, or (ii) if to the Holder, to the address or facsimile number appearing on the Warrant Register or such other address or facsimile number as the Holder may provide to the Company in accordance with this Section. 
  
 14. Warrant Agent. The Company shall serve as warrant agent under this
Warrant. Upon 30 days’ notice to the Holder, the Company may appoint a new warrant agent. Any corporation into which the Company or any new warrant agent may be merged or any corporation resulting from any consolidation to which the Company or
any new warrant agent shall be a party or any corporation to which the Company or any new warrant agent transfers substantially all of its corporate trust or shareholders services business shall be a successor warrant agent under this Warrant
without any further act. Any such successor warrant agent shall promptly cause notice of its succession as warrant agent to be mailed (by first class mail, postage prepaid) to the Holder at the Holder’s last address as shown on the Warrant
Register. 
  

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 15. Miscellaneous. 
  
 (a) This Warrant shall be binding on and inure to the benefit of the parties hereto and their respective
successors and assigns. Subject to the preceding sentence, nothing in this Warrant shall be construed to give to any Person other than the Company and the Holder any legal or equitable right, remedy or cause of action under this Warrant. This
Warrant may be amended only in writing signed by the Company and the Holder and their successors and assigns. 
  
 (b) All questions concerning the construction, validity, enforcement and interpretation of this Warrant shall be governed by and construed
and enforced in accordance with the internal laws of the State of New York, without regard to the principles of conflicts of law thereof. Each party agrees that all legal proceedings concerning the interpretations, enforcement and defense of this
Warrant and the transactions herein contemplated (“Proceedings”) (whether brought against a party hereto or its respective Affiliates, employees or agents) shall be commenced exclusively in the state and federal courts sitting in
the City of New York, Borough of Manhattan (the “New York Courts”). Each party hereto hereby irrevocably submits to the exclusive jurisdiction of the New York Courts for the adjudication of any dispute hereunder or in connection
herewith or with any transaction contemplated hereby or discussed herein, and hereby irrevocably waives, and agrees not to assert in any Proceeding, any claim that it is not personally subject to the jurisdiction of any New York Court, or that such
Proceeding has been commenced in an improper or inconvenient forum. Each party hereto hereby irrevocably waives personal service of process and consents to process being served in any such Proceeding by mailing a copy thereof via registered or
certified mail or overnight delivery (with evidence of delivery) to such party at the address in effect for notices to it under this Warrant and agrees that such service shall constitute good and sufficient service of process and notice thereof.
Nothing contained herein shall be deemed to limit in any way any right to serve process in any manner permitted by law. Each party hereto hereby irrevocably waives, to the fullest extent permitted by applicable law, any and all right to trial by
jury in any legal proceeding arising out of or relating to this Warrant or the transactions contemplated hereby. If either party shall commence a Proceeding to enforce any provisions of this Warrant, then the prevailing party in such Proceeding
shall be reimbursed by the other party for its attorney’s fees and other costs and expenses incurred with the investigation, preparation and prosecution of such Proceeding. 
  
 (c) The headings herein are for convenience only, do not constitute a part of this Warrant and shall not be
deemed to limit or affect any of the provisions hereof. 
  
 (d) In case any one or more of the provisions of this Warrant shall be invalid or unenforceable in any respect, the validity and enforceability of the remaining terms and provisions of this Warrant shall not in any
way be affected or impaired thereby and the parties will attempt in good faith to agree upon a valid and enforceable provision which shall be a commercially reasonable substitute therefore, and upon so agreeing, shall incorporate such substitute
provision in this Warrant. 
  
 (e) Subject to the
provisions of Section 9 of this Warrant, prior to exercise of this Warrant, the holder hereof shall not, by reason of by being a holder hereof, be entitled to any rights of a stockholder with respect to the Warrant Shares, including (without
limitation) the right to vote such Warrant Shares, receive dividends or other distributions thereon, exercise preemptive rights or be notified of stockholder meetings, and such holder shall not be entitled to any notice or other communication
concerning the business or affairs of the Company. 
  
 (f) This Warrant may be modified or amended or the provisions hereof waived with the written consent of the Company and the Holder. 
  
 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK, 
 SIGNATURE PAGE FOLLOWS] 
  

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 IN WITNESS WHEREOF, the Company has caused this Warrant to be duly executed by its authorized officer as
of the date first indicated above. 
  

			
	EMERGE INTERACTIVE, INC.
		
	By:	 	 
	 	 	

	 Name:
	 	 
	 Title:
	 	 

  

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 EMERGE INTERACTIVE, INC. 
 WARRANT ORIGINALLY ISSUED JANUARY 23, 2004 
 WARRANT NO. D-5 
  
 EXERCISE NOTICE 
  
 To eMerge Interactive, Inc.: 
  
 The undersigned hereby irrevocably elects to purchase
                     shares of Common Stock pursuant to the above captioned Warrant, and, if such Holder is not utilizing the cashless
exercise provisions set forth in the Warrant, encloses herewith $                 in cash, certified or official bank check or checks or other immediately
available funds, which sum represents the aggregate Exercise Price (as defined in the Warrant) for the number of shares of Common Stock to which this Exercise Notice relates, together with any applicable taxes payable by the undersigned pursuant to
the Warrant. 
  
 By its delivery of this Exercise Notice, the
undersigned represents and warrants to the Company that in giving effect to the exercise evidenced hereby the Holder will not beneficially own in excess of the number of shares of Common Stock (determined in accordance with Section 13(d) of the
Securities Exchange Act of 1934) permitted to be owned under Section 11 of this Warrant to which this notice relates. 
  
 The undersigned requests that certificates for the shares of Common Stock issuable upon this exercise be issued in the name of 
  
 PLEASE INSERT SOCIAL SECURITY OR 
 TAX IDENTIFICATION NUMBER 
  
 (Please print name and address) 
  

 Warrant Shares Exercise Log 
  

							
	 Date

	  	 Number of Warrant Shares
Available to be Exercised

	  	 Number of Warrant
 Shares Exercised

	  	 Number of Warrant Shares
Remaining to be Exercised

	 	  	 	  	 	  	 
	 	  	 	  	 	  	 
	 	  	 	  	 	  	 

  

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 EMERGE INTERACTIVE, INC. 
 WARRANT ORIGINALLY ISSUED JANUARY 23, 2004 
 WARRANT NO. D-5 
  
 FORM OF ASSIGNMENT 
  
 [To be completed and signed only upon transfer of Warrant] 
  
 FOR VALUE RECEIVED, the undersigned hereby sells, assigns and transfers unto
                                        
the right represented by the above-captioned Warrant to purchase                      shares of Common Stock to which such Warrant relates and
appoints                      attorney to transfer said right on the books of the Company with full power of substitution in the premises.

  
 Dated:
                    ,          
  

			
		
	 	 	 
	

	 (Signature must conform in all respects to name of
 holder as specified on the face of the Warrant)

  

			
		
	 	 	 
	

	 Address of Transferee

		
	 	 	 
	

		
	 	 	 
	

  

			
	 In the presence of:

		
	 	 	 
	

  

 18Purchase and Sale Agreement for 7500 Setzler Pkwy Bldg

 EXHIBIT 10.8 
  
 PURCHASE AND SALE AGREEMENT FOR 7500 SETZLER PARKWAY BUILDING 
  

 AGREEMENT FOR PURCHASE AND SALE 
  
 THIS AGREEMENT FOR PURCHASE AND SALE is made and entered into as of the
17th day of March, 2004, by and between DUKE CONSTRUCTION LIMITED PARTNERSHIP, an Indiana limited partnership
(“Seller”), and WELLS CAPITAL, INC., a Georgia corporation (“Buyer”). 
  
 W I T N E S S E T H  T H A T : 
  
 WHEREAS, Buyer wishes to purchase, and Seller wishes to sell, the Property
(as hereinafter defined), but only upon the terms and conditions hereinafter set forth; 
  
 NOW, THEREFORE, in consideration of Ten Dollars ($10.00), the Earnest Money, the mutual covenants and agreements contained herein and other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, the parties hereto, intending to be legally bound, do hereby agree as follows: 
  
 Section 1. Definitions and Exhibits. 
  
 1.1 Definitions. For purposes of this Agreement, each of the following terms, when used herein with an initial capital letter, shall have the
meaning ascribed to it as follows: 
  
 Additional Rent Expenditures. As defined in Section 4.2.7. 
  
 Agreement. This Agreement for Purchase and Sale. 
  
 Assignment. An Assignment and Assumption Agreement substantially in the form attached hereto as
Exhibit I. 
  
 Bill of Sale.
The Bill of Sale to be executed by Seller substantially in the form attached as Exhibit C. 
  
 Building. The building commonly known as Crosstown North Business Center 7, with a street address of 7500 Setzler Parkway, Brooklyn
Park, Minnesota. 
  
 Closing. The closing
and consummation of the purchase and sale of the Property pursuant hereto. 
  
 Closing Date. On or before March 31, 2004. 
  
 Closing Statement. As defined in Section 11.2.6. 
  
 Confidentiality Agreement. That certain Confidentiality Agreement attached hereto as Exhibit
N. 
  
 Contract Date. The date upon
which this Agreement shall be deemed effective, which shall be the date first above written. 
  
 Deed. The Special Warranty Deed to be executed by Seller substantially in the form attached hereto as Exhibit F. 

 
 Earnest Money. ONE HUNDRED FIFTY THOUSAND AND
NO/100 DOLLARS ($150,000.00) together with any interest earned thereon. 
  
 Escrow Agent. First American Title Insurance Company, 30 N. LaSalle Street, Suite 310, Chicago, Illinois 60602, is acting as Escrow Agent pursuant to the terms and conditions of the Escrow Agreement and
Section 3 hereof. 
  

 Escrow Agreement. That certain Escrow Agreement of even date herewith among
Seller, Buyer and Escrow Agent referred to in Section 3 hereof substantially in the form attached hereto as Exhibit B and by this reference made a part hereof. 
  
 Improvements. The Building and any other buildings, structures and improvements located upon the
Land, including Seller’s interest in all systems, facilities, fixtures, machinery, equipment and conduits to provide fire protection, security, heat, exhaust, ventilation, air conditioning, electrical power, light, plumbing, refrigeration, gas,
sewer and water thereto (including all replacements or additions thereto between the date hereof and the Closing Date permitted or contemplated by the express terms hereof). 
  
 Indemnity Agreement. That certain indemnity agreement in favor of Buyer in the form attached hereto
as Exhibit P. 
  
 Inspection Date.
March 24, 2004. 
  
 Land. All that tract
or parcel of land described in Exhibit A attached hereto and by this reference made a part hereof and all privileges, rights, easements, hereditaments and appurtenances thereto belonging, and all right, title and interest of Seller in and to
any streets, alleys, passages and other rights of way included therein or adjacent thereto (before or after the vacation thereof). 
  
 Lease. That certain Lease Agreement dated July 11, 2003 between Seller, as Landlord, and Tenant. 
  
 Letter of Intent. That certain letter of intent dated
February 16, 2004. 
  
 Permitted Title
Exceptions. (i) The lien of unpaid taxes not yet due and payable; (ii) matters which would be disclosed by a current, accurate survey of the Property; (iii) those matters disclosed on the Title Commitment or Survey to which Buyer does not
object, or to which objection Buyer waives, pursuant to Section 5 of this Agreement; and (iv) the rights of Tenant under the Lease, as tenant only. 
  
 Personal Property. Seller’s interest, if any, in tangible personal property used in connection with the Improvements and set
forth in the Bill of Sale. 
  
 Property.
All of Seller’s right, title and interest in, to and under the following property: (i) the Land; (ii) the Improvements; (iii) the Personal Property; (iv) all trade names and marks (excluding any right to the name “Duke” or
“Weeks”) used in connection with the operation of the Property (collectively, the “Trade Names”); (v) the Lease; (vi) the Guaranties, if any; (vii) all site plans, construction and development drawings, plans and specifications,
documents, surveys, engineering licenses (collectively, the “Plans”); (viii) all sewer and water permits and licenses, building permits, certificates of occupancy, demolition and excavation permits, curb cut and right-of-way permits,
drainage rights, permits, and agreements, and similar or equivalent private and governmental documents of every kind and character whatsoever pertaining or applicable to or in any way connected with the development, construction, ownership or
operation of the Property, including all buildings and other improvements thereon or thereunder together with all deposits and fees (including impact fees) heretofore paid by Seller with respect thereto (collectively, the “Permits”); (ix)
any and all warranties, guaranties and similar contracts in favor of Seller on equipment and improvements pertaining to or comprising a part of the Property (collectively, the “Warranties”); and (x) the Service Contracts which Buyer elects
to assume; together with all tenements, hereditaments, appurtenances and easements now or hereafter belonging or pertaining to any of the foregoing. 
  
 Purchase Price. SEVEN MILLION AND NO/100 DOLLARS ($7,000,000.00). 
  
 Rent Roll. The rent roll attached hereto as Exhibit D or any updated version thereof.

  

 Rent. The total amount of base or fixed rent, overage rent (including, without
limitation, percentage rents, consumer price index escalation payments and other similar rental payments in excess of fixed, minimum and base rents under the Lease, whether finally determined before or after the expiration of the fiscal years under
the Lease), estimated payments of taxes and operating expenses and other amounts under the Lease. 
  
 Security Deposits. Any and all security deposits held by Seller as shown on the Rent Roll. 
  
 Service Contracts. All of the service or management
contracts, equipment, labor or material contracts, maintenance or repair contracts or other agreements that are in force and effect and affect the Property or the operation, repair or maintenance thereof that are (i) described on Exhibit J,
or (ii) executed by Seller after the date hereof pursuant to the terms of Section 9 of this Agreement. 
  
 Survey. An ALTA/ACSM survey of the Land and Improvements issued by Hansen Thorpe Pellinen Olson, Inc. (“HTPO”) including
all items on Table A of the “Minimum Standard Detail Requirements for Land Title Surveys” except items 3, 5, 12 and 14 thereof. 
  
 Tax Refund. As defined in Section 4.2.2 (iii). 
  
 Tenant. R.R. Donnelley & Sons Company, a Delaware corporation. 
  
 Tenant Estoppel Certificate. An estoppel certificate
executed by Tenant substantially in the form attached hereto as Exhibit M or the form required by the Lease. 
  
 Title Commitment. A title insurance commitment for the Property, issued by the Title Insurer covering title to the Property,
showing Seller as owner of the Property, and sufficient to cause the issuance of the title policy subject only to the Permitted Title Exceptions. 
  
 Title Insurer. First American Title Insurance Company, 30 North LaSalle Street, Suite 310, Chicago, Illinois 60602. 
  
 Vendor or Vendors. Each Vendor that has executed a
Service Contract. 
  
 1.2 Exhibits. Attached hereto and
forming an integral part of this Agreement are the following exhibits, all of which are incorporated into this Agreement as fully as if the contents thereof were set out in full herein at each point of reference thereto: 
  

			
	Exhibit A-	  	Description of Land from Seller’s Title Policy
	Exhibit B-	  	Escrow Agreement
	Exhibit C-	  	Bill of Sale
	Exhibit D-	  	Rent Roll
	Exhibit E-	  	Disclosure Schedule
	Exhibit F-	  	Form of Special Warranty Deed
	Exhibit G-	  	Non-Foreign Certificate
	Exhibit H-	  	Notice to Tenant
	Exhibit I-	  	Assignment and Assumption Agreement
	Exhibit J-	  	List of Service Contracts
	Exhibit K-	  	Officer’s Certificate
	Exhibit L-	  	Notice to Vendors
	Exhibit M-	  	Form of Tenant Estoppel Certificate
	Exhibit N-	  	Confidentiality Agreement
	Exhibit O-	  	Seller Deliveries
	Exhibit P-	  	Indemnity Agreement

  

 Section 2. Purchase and Sale Agreement. 
  
 Subject to and in accordance with the terms and provisions hereof, Seller
agrees to sell and Buyer agrees to purchase the Property. 
  
 Section 3. Earnest Money. 
  
 3.1
Earnest Money. Within two (2) business days after the Contract Date, Buyer shall deposit the sum of ONE HUNDRED FIFTY THOUSAND DOLLARS AND NO/100 ($150,000.00) with Escrow Agent. Such deposit (which together with any interest or other income
earned thereon is referred to herein as the “Earnest Money”) shall be held, invested and disbursed pursuant to the respective terms and provisions hereof and of the Escrow Agreement. 
  
 3.2 Disbursement. Whenever the Earnest Money is by the terms hereof to
be disbursed by Escrow Agent, Seller and Buyer agree promptly to execute and deliver such notice or notices as shall be necessary or, in the opinion of Escrow Agent, appropriate to authorize Escrow Agent to make such disbursement. 
  
 Section 4. Purchase Price. 
  
 4.1 Purchase Price. The Purchase Price, as adjusted by the prorations
provided in Section 4.2 hereof and as reduced by the Earnest Money, which, unless otherwise disbursed hereunder, shall be disbursed by Escrow Agent at the Closing to Seller as a portion of the Purchase Price, shall be paid by Buyer to Seller
at the Closing in United States dollars, by Federal Reserve System wire transfer or other immediately available funds acceptable to Seller. 
  
 4.2 Prorations. Buyer and Seller will prorate all income and expenses relating to the Property based upon Buyer’s and Seller’s respective
periods of ownership for the calendar year in which the Closing occurs with Buyer treated as the owner of the Property as of 12:01 a.m. on the Closing Date, including, without limitation: 
  
 4.2.1. Rents. 
  
 (i) Closing. Except as provided in subparagraph (ii)
below, Seller shall pay or credit to Buyer at the Closing (A) all Rent (including Additional Rent Expenditures) paid by Tenant under the Lease for the calendar month in which the Closing occurs, prorated for the number of days during such calendar
month from, including and after the Closing, and (B) all prepaid and overpaid Rents of Tenant under the Lease. 
  
 (ii) Post-Closing. After the Closing, Buyer shall make good faith efforts to collect all unpaid Rents for any period prior to the
Closing, provided that Buyer shall have no obligation to institute litigation or terminate the Lease in connection with any such collections. Any Rents due and owing Seller before the Closing by Tenant under the Lease that are unpaid at the Closing,
are herein called “Delinquent Rents”. There shall be no cash credit to Seller at Closing on account of any Delinquent Rents, but following Closing, rental and other payments received by Buyer or Seller from Tenant shall be first
applied toward the actual out-of-pocket costs of collection paid to parties other than the managing agent of the Property, then such Rents shall be applied first toward the payment of rent and other charges then currently owed to Buyer and second
toward the payment of Delinquent Rents. Seller shall have and reserves the right to pursue any remedy against Tenant for Delinquent Rents, provided that Seller shall in no event institute any proceeding to evict or dispossess Tenant from the
Property. Buyer may, by written notice to Seller, restrict Seller from collecting such Delinquent Rents, but only if Buyer first pays Seller such Delinquent Rents in exchange for Seller’s assignment to Buyer of all of Seller’s rights and
causes of action with respect thereto. 
  
 4.2.2
Real Estate Taxes. Taxes will be prorated between Buyer and Seller on a cash basis, (i.e., those taxes that are due and payable in the year in which the Closing occurs only will be prorated 

  

 
between Buyer and Seller regardless of which year such taxes accrued.) If the actual amount of taxes due and payable in the year of Closing is not
ascertainable as of the Closing Date, proration of taxes shall be based upon the amount of taxes for the prior year; provided, however, upon receipt of actual tax bills for the year of Closing, at the request of either party, taxes shall be
reprorated and an appropriate adjustment made between the parties to be effectuated by the appropriate payment. Buyer shall pay all real estate taxes due and payable after Closing and reconciliations with Tenant shall be responsibility of Buyer
post-closing. 
  
 (i) Delinquent Taxes.
Seller shall pay to the applicable tax authorities at or prior to the Closing all taxes and assessments with respect to the Property which are due and owing as of the Closing. If required by the Title Insurer to delete any exception from the Title
Commitment for unpaid taxes, Seller shall make such payment to the Title Insurer for forwarding on to the applicable tax authorities. 
  
 (ii) Prepaid Taxes. If any portion of any other assessments paid by Seller with respect to the Property at or prior to the Closing,
determined on a cash (rather than accrual) basis, relate to any time including or after the Closing, Buyer shall pay to Seller at the Closing the amount of such other assessments paid prorated for the number of days, from, including and after the
Closing. 
  
 (iii) Tax Refunds. All
refunds of taxes received by Seller or Buyer after the Closing with respect to the Property (“Tax Refund”) shall be applied (A) first, to Seller or Buyer, as the case may be, to the extent of third party expenses incurred by such
party in protesting and obtaining such Tax Refund, (B) second, to Buyer to the extent that such Tax Refund is required to be paid to (or credited against other amounts payable by) the Tenant under the Lease, and (C) third, (x) to Seller if such Tax
Refund is for any tax period which ends before the Closing, (y) to Buyer if such Tax Refund is for any tax period which commences after the Closing, and (z) with respect to any Tax Refund for any tax period in which the Closing occurs, to Seller and
Buyer, prorated on a per diem basis. If Seller or Buyer receives any Tax Refund, then each shall retain or pay such amounts (or portions thereof) in order that such payments are applied in the manner set forth in this Subsection. 
  
 (iv) Installments. To the extent that Taxes include
special assessments or installments of special assessments, for the purpose of this Section 4.2.2, Seller’s prorated portion of such assessments shall be determined based on the installments paid by Seller and the period of time to which
they apply. 
  
 4.2.3 Utilities. Prior to
the Closing, Seller shall notify each of the utility companies which provide services to the Property of the scheduled transfer of the Property on the Closing Date, and shall make appropriate arrangements with the utility companies to bill Seller
for services provided before the Closing, and to Buyer for services provided on and after the Closing. If such arrangements cannot, or are not, made as of the Closing, then Buyer shall make the appropriate arrangements promptly after the Closing,
and promptly after such arrangements are made, Buyer shall pay to Seller an amount equal to the cost of the services that were billed to Seller for the period from and after Closing, and Seller shall pay the same to the appropriate utility company.

  
 4.2.4 Service Contracts. With respect
to the Service Contracts which Buyer agrees to assume, at the Closing (i) Seller shall pay or grant to Buyer as a credit against the Purchase Price the amount of accrued and unpaid charges for services rendered before the Closing prorated on a per
diem basis, and (ii) Buyer shall pay to Seller the amount of prepaid charges for services rendered on and after the Closing prorated on a per diem basis. 
  
 4.2.5 Security Deposit. Seller shall pay or grant to Buyer as a credit against the Purchase Price the amount of any security
deposit under the Lease. 
  

 4.2.6 Owners Association Assessments. If the Property is located in a business
park which is governed by an owners association, and the association charges assessments with respect to the Property, then at the Closing (a) if such charges are payable after the Closing for a period before the Closing, Seller shall pay or credit
to Buyer an amount equal to the amount of such charges allocated to the period before the Closing prorated on a per diem basis, and (b) if such charges were paid before the Closing for a period on and after the Closing, Buyer shall pay or credit to
Seller an amount equal to the amount of such charges reasonably allocated to the period from, including and after the Closing prorated on a per diem basis. 
  
 4.2.7 Estimates. The amount of payments by Seller or Buyer under this Section 4.2 may have been based on estimates of
applicable amounts. Except as otherwise expressly provided herein, if any payments by Seller or Buyer at the Closing under this Section 4.2 are based on estimates, then, when the actual amounts are finally determined, Seller and Buyer shall
recalculate the amounts that would have been paid at the Closing based on such actual amounts, and Seller or Buyer, as the case may be, shall make an appropriate payment to the other based on such recalculation. Notwithstanding the foregoing, the
total amount of operating expenses for the calendar year of the Closing will be reconciled no later than four (4) calendar months after the end of calendar year of the Closing. For purposes of such recalculation, at the conclusion of the calendar
year in which the Closing occurs, Seller’s allocable share of the actual additional rent for reimbursement of operating expenses, real estate taxes and insurance under the Lease shall be determined by multiplying the total additional rent due
from Tenant for such calendar year (i.e., being the sum of estimated payments made on account of such additional rent, plus or minus year-end reconciliations as provided in the Lease) by a fraction, the numerator of which is Seller’s actual
costs expended prior to Closing in providing the maintenance services, insurance, real estate taxes and other amounts which are the subject of such additional rent charges for such calendar year (herein, the “Additional Rent
Expenditures”), and the denominator of which is the total Additional Rent Expenditures made by Seller and Buyer for the entire calendar year in which Closing occurs. If, on the basis of the Additional Rent Expenditures actually made and the
estimated Additional Rent payments actually received by Seller prior to Closing, Seller has retained additional rent amounts in excess of its allocable share, it shall remit to Buyer, within ten (10) business days after notice thereof from Buyer,
the total amount of such excess. If, on the basis of the Additional Rent Expenditures actually made and the estimated additional rent payments actually received by Seller prior to Closing, Seller has retained Additional Rent amounts that are less
than its allocable share, Buyer shall remit to Seller within ten (10) business days after notice thereof to Buyer, the total amount of such difference. In the event of any subsequent adjustments in the final determination of such additional rent
owed by Tenant under the Lease for such calendar year based upon the resolution by Seller, Buyer and Tenant of any dispute or contest of such amounts brought by Tenant pursuant to the terms of the Lease, Seller and Buyer shall promptly readjust
between themselves the actual amounts owed for such calendar year, based upon such adjusted determination of additional rent owed by Tenant. 
  
 4.2.8 Closing Date. If the Purchase Price (less the Earnest Money) is not delivered to Escrow Agent before 1:00 p.m. E.S.T. on the
Closing Date, then the payments required to be made by, and credits to be given to, Seller or Buyer under this Agreement shall be determined assuming that the Closing Date occurred on the day after the actual Closing. 
  
 4.2.9 Leasing Costs. At or prior to Closing, Seller
shall pay any and all real estate commissions, leasing commissions and tenant improvements costs which are landlord’s obligation under the Lease. 
  
 4.2.10 Closing Costs. Buyer shall pay the cost of any endorsements to the title insurance policy the cost of any lender’s
policy of title insurance, one-half (1/2) of all escrow or closing agent charges, all costs associated with any encumbrance Buyer places on the Property at Closing, all costs of Buyer’s due diligence, the cost of the Survey and any other costs
customarily paid by the Buyer pursuant to local practice. Seller shall pay all state transfer and documentary stamp taxes, the cost of recording the Deed, one-half (1/2) of all escrow or closing agent charges, and the cost of an owner’s policy
of title insurance for the Property (ALTA Form 10-17-92) in the amount of the Purchase Price (excluding any 

  

 
endorsements thereto) and any other costs customarily paid by the Seller pursuant to local practice. Each party shall pay its own attorneys’ fees. The
obligations of the parties to pay applicable escrow or closing charges shall survive the termination of this Agreement. 
  
 Section 5. Title and Survey. Seller will deliver the Title Commitment and the Survey. Buyer will have until 5:00 p.m. E.D.T. on the date
that is ten (10) business days after Seller causes the Title Commitment (together with legible copies of all title exceptions referenced therein) and the Survey to be delivered to Buyer, to examine title to the Property and the Survey, to determine
whether Buyer will be able to obtain at Closing the title insurance endorsements it desires, and to give written notice to Seller of any objections to the title or the Survey that Buyer may have. If Buyer fails to give any notice to Seller by such
date, Buyer shall be deemed to have waived such right to object to any title exceptions or defects. If Buyer does give Seller timely notice of objection to any title exceptions or defects and such objection is not reasonably cured or satisfied or
undertaken to be reasonably cured or satisfied by Seller within five (5) business days of receiving Buyer’s objection, (any such undertaking to be confirmed to Buyer within such five (5) day period and to be completed on or before Closing),
then Buyer may elect, by written notice to Seller within five (5) business days after Seller so responds to such objections, either to (a) terminate this Agreement, in which case the Earnest Money shall be returned to Buyer by Escrow Agent, and the
parties shall have no further rights or obligations hereunder, except for those which expressly survive any such termination, or (b) waive its objections hereunder and proceed with the transaction pursuant to the remaining terms and conditions of
this Agreement. If Buyer fails to so give Seller notice of its election, it shall be deemed to have elected the option contained in subpart (b) above. If Seller does so reasonably cure or satisfy, or undertake to reasonably cure or satisfy, such
objection to the satisfaction of Buyer, then this Agreement shall continue in full force and effect. Buyer shall have the right at any time to waive any objections that it may have made and, thereby, to preserve this Agreement in full force and
effect. Seller shall remove (i) any voluntary lien placed on the Property by Seller, and/or (ii) any involuntary lien not to exceed Twenty Five Thousand Dollars. Seller shall convey fee simple title to the Property to Buyer by the Deed, which will
contain the description of the Property in the form originally conveyed to Seller. At the request of Buyer, Seller shall execute a quit claim deed conveying quit claim title to the Property using the Survey legal description, or take such other
action as may be reasonably requested by the Title Insurer in order for the Survey legal description to be the insured legal description. The foregoing procedures for making and responding to objections to title shall also apply with respect to any
title exceptions which arise after the effective date of the Title Commitment. 
  
 Section 6. Buyer’s Inspection. 
  
 6.1 Document Inspection. Buyer and Seller acknowledge that Buyer shall inspect the Property and shall examine, review and inspect the Seller Deliveries as described on Exhibit “O” attached
hereto. The Seller Deliveries shall be delivered to Buyer within five (5) days of the Contract Date. 
  
 6.2 Physical Inspection. Subject to any restrictions under any restrictions of record and applicable laws, Buyer and its agents shall have the
right, from time to time prior to the Closing during normal business hours, to enter upon the Property to examine the same and the condition thereof, and to conduct such surveys and to make such engineering and other inspections, tests and studies
as Buyer shall determine to be reasonably necessary, all at Buyer’s sole cost and expense. Notwithstanding the foregoing, without Seller’s prior consent, which can be withheld or delayed in Seller’s sole discretion, Buyer shall not
conduct or allow any physically intrusive testing of, on or under the Property. Buyer agrees to give Seller reasonable advance notice of any such examinations or inspections and to conduct such examinations or inspections during normal business
hours to the extent practicable. Buyer agrees to conduct all examinations and surveys of the Property in a manner that will not interfere with the operations of Seller or Tenant thereon and will not harm or damage the Property or cause any claim
adverse to Seller, and agrees to restore the Property to its condition prior to any such examinations or surveys immediately after conducting the same. Buyer shall not contact Tenant concerning the Property without Seller’s prior written
consent and Seller shall have the right to be present during any such contacts. Buyer hereby indemnifies and holds Seller harmless from and against any claims for injury or death to persons, damage to property or other losses, damages or claims,
including, without limitation, claims of any tenant(s) then in possession, and including, in each instance, attorneys’ fees and litigation costs, arising out of any action of any person or firm entering the Property on Buyer’s behalf as
aforesaid or any breach by Buyer of its obligations under 

  

 
this Section, which indemnity shall survive the Closing and any termination of this Agreement. At Seller’s request, Buyer will provide a copy of any
written inspection, test, report or summary to Seller within a reasonable time following Buyer’s receipt thereof. 
  
 6.3 Formal Inspection Period. Buyer’s obligation to close under this Agreement is subject to and conditioned upon Buyer’s investigation
and study of and satisfaction with the Property as set forth in this Section 6. Buyer shall have until the 5:00 p.m. E.D.T on the Inspection Date in which to make such investigations and studies with respect to the Property as Buyer deems
appropriate and to terminate this Agreement for any reason or no reason by written notice to Seller, in which case neither party shall have any further obligations hereunder except for those obligations of Buyer set forth in Sections 6.2 and
6.4. If Buyer fails to give written notice to Seller so terminating, to be received by Seller on or before 5:00 p.m. E.D.T. on the Inspection Date, then Buyer’s termination rights under this Section 6 shall be deemed to have been
waived by Buyer. If not so terminated (or deemed terminated), the Earnest Money shall be non-refundable except as expressly provided herein and the parties shall proceed with the transaction pursuant to the remaining terms and conditions of this
Agreement. 
  
 6.4 Confidentiality. Buyer and its
representatives shall hold in confidence all data and information relating to Seller or its business, whether obtained before or after the execution and delivery of this Agreement pursuant to the Confidentiality Agreement which is attached hereto as
Exhibit N and incorporated herein and which Buyer hereby reaffirms. In the event of a breach or threatened breach by Buyer or its representatives of this Section 6.4, Seller shall be entitled to all remedies set forth in the
Confidentiality Agreement. Nothing in this Agreement shall be construed as prohibiting Seller from pursuing any other available remedy at law or in equity for such breach or threatened breach of the Confidentiality Agreement. The provisions of this
Section 6.4 shall survive the Closing and any termination of this Agreement. 
  
 Section 7. Service Contracts. Buyer shall, at Closing, assume all of Seller’s obligations under the Service Contracts, except that Buyer may notify Seller prior to the Inspection Date regarding any
Service Contract that Buyer is not willing to assume and any such Service Contract shall be terminated by Seller on or before the Closing Date. 
  
 Section 8. Representations and Warranties. 
  
 8.1 Representations. As of the Contract Date, Seller hereby represents and warrants to Buyer that the following statements are true except as may
otherwise be disclosed on Exhibit E: 
  
 8.1.1 Agreements. Seller has not entered into any lease, license, occupancy agreement, management agreement, commission agreement or agreement for provision of services or supplies concerning the Property except for the Lease,
Service Contracts and matters of record. Seller has not granted any written options to purchase, rights of first offer to purchase, or rights of first refusal to purchase the Property.  
  
 8.1.2 No Litigation. Seller has no knowledge of nor
has Seller received written notice regarding any actual, pending or threatened litigation or proceeding by any organization, person, individual or governmental agency against Seller with respect to the Property or against the Property. 

 
 8.1.3 Authority. Seller is a duly organized and
validly formed limited partnership under the laws of the State of Indiana, is qualified to do business in state in which the Property is located and is not subject to any involuntary proceeding for dissolution or liquidation thereof. 
  
 8.1.4 Non-Foreign Status. Seller is not a
“foreign person” as that term is defined in the Internal Revenue Code of 1986, as amended and the Regulations promulgated pursuant thereto. The sale of the Property by Seller is not subject to any federal, state or local withholding
obligation of Buyer under the existing tax law applicable to Seller or the Property. 
  

 8.1.5 Authority of Signatories; No Breach of Other Agreements, etc. The execution,
delivery of and performance under this Agreement are pursuant to authority validly and duly conferred upon Seller and the signatories hereto, and the execution, delivery of and performance under all the documents to be delivered by Seller to Buyer
at Closing will, at Closing, be pursuant to authority validly and duly conferred upon Seller and the signatories thereto. To Seller’s knowledge, the consummation of the transaction herein contemplated and the compliance by Seller with the terms
of this Agreement do not and will not conflict with or result in a breach of any of the terms or provisions of, or constitute a default under, any agreement, arrangements, judicial order, understanding, accord, document or instrument by which Seller
is bound. 
  
 8.1.6 Lease. The Lease is
the only lease in effect relating to the Property, and there have been no modifications or amendments thereto except as disclosed to Buyer. Seller has not given nor has Seller received from Tenant any notice of termination or default under the
Lease. To Seller’s knowledge, there are no events which with the passage of time, or notice, or both, that would constitute a default by Seller of by Tenant under the Lease. Seller has disbursed to Tenant the full amount of the Moving/ Capital
Costs Allowance pursuant to Section 16.14 of the Lease. The Landlord’s Allowance pursuant to Section 2.02B of the Lease has been fully applied toward the cost of the Finish Work (as defined in Section 2.02B of the Lease); Tenant is not entitled
to any credits for unused Landlord’s Allowance. 
  
 8.1.7 Lease - Commissions. All commissions payable under or relating to current term of the Lease have been cashed-out and paid and satisfied in full by Seller. 
  
 8.1.8 Condemnation. To Seller’s knowledge no condemnation or other taking by eminent domain of
the Property or any portion thereof has been instituted and, to Seller’s knowledge, there are no pending or threatened condemnation or eminent domain proceedings (or proceedings in the nature or in lieu thereof) affecting the Property or any
portion thereof or its use. 
  
 8.1.9
Violations. Seller has not received notice of any violations of law, municipal or county ordinances, or other legal requirements with respect to the Property, including, without limitation, any notice of violation of any environmental laws.

  
 8.1.10 Pre-existing Right to Acquire.
No person or entity other than as may be set forth in the Lease has any unrecorded right or option to acquire the Property or any portion thereof which will have any force or effect after the execution of this Agreement, other than Buyer.

  
 8.1.11 Service Contracts. Exhibit
“J” contains a complete list and description of the Service Contracts, all of which are in full force and effect. 
  
 8.2 Miscellaneous. As used in this Agreement, the phrase “Seller’s knowledge” or any derivation thereof shall mean the actual
knowledge of Nick Anthony, Vice President, Dispositions, upon reasonable inquiry with the property manager for the Property. It shall be a condition of Closing (and solely for the purposes of satisfying such condition, a representation shall be
deemed false if the factual matter that is the subject of the representation is false, notwithstanding any lack of knowledge of or notice to Seller) that the representations and warranties contained in this Section 8 are true and correct in
all material respects at Closing and Seller shall reaffirm that these representations and warranties are true and correct as of the Closing Date by delivery to Buyer at Closing of a certificate confirming such reaffirmation. In the event that Seller
or Buyer learns that any of said representations or warranties becomes inaccurate between the Contract Date and the Closing, Seller or Buyer, as applicable, shall immediately notify the other party in writing of such change. The Closing shall be
automatically extended up to thirty (30) days in order to allow Seller to cure such change if Seller elects to attempt in good faith to cure such matter. In the event Seller so cures such change, this Agreement shall remain in full force and effect.
If Seller does not cure such change, Buyer may either (a) terminate this Agreement by written notice to Seller, in which case the Earnest Money, together with interest earned thereon, shall be returned to Buyer and the parties shall have no further
rights or obligations hereunder, except for those which expressly survive such termination, or (b) waive such right to terminate by proceeding with the transaction pursuant to the remaining terms and 

  

 
conditions of this Agreement. In the event Buyer elects option (b) in the preceding sentence the representations and warranties shall be deemed to be
automatically amended to reflect said change. All representations and warranties of Seller contained in this Agreement shall survive Closing for a period of twelve (12) months and Buyer shall have the right to assert a claim for monetary damages
against Seller for the breach of any such representations or warranties within such twelve (12) month period. Notwithstanding anything to the contrary contained in this Agreement, Buyer shall have no right to recover from, or proceed against, Seller
in any manner whether based upon breach of contract, breach of representation or warranty, tort or otherwise upon the expiration of such twelve (12) month period except to the extent Buyer has so notified Seller in accordance with the terms of this
Agreement within such twelve (12) month period. 
  
 Section
9. Operations Pending Closing. Seller, at its expense, shall use commercially reasonable efforts to maintain the Property until the Closing or until the termination of this Agreement, whichever is earlier, substantially in its present
condition, damage by fire or other casualty and condemnation excepted. Seller shall deliver to Buyer a copy of any written notice of default delivered by Seller to Tenant, or from Tenant to Seller, from and after the Contract Date. After the
Inspection Date, except for change orders agreed to in writing between Seller and Tenant which do not decrease the Rent or increase any of landlord’s obligations subsequent to the substantial completion of the improvements contemplated under
the Lease, Seller will not without Buyer’s consent, not to be unreasonably withheld, modify or amend the Lease or any Service Contract, provided, however, Buyer’s consent shall be deemed granted to any of the foregoing in the event Buyer
does not object in writing thereto within five (5) business days after Seller notifies Buyer thereof in writing, of Seller’s intention to do any of the following: (a) enter into any contract for service to the Property that is not terminable
without penalty on more than thirty (30) days written notice, or (b) enter into any new lease or any modification, amendment, restatement, termination, or renewal of the Lease. Seller shall promptly deliver a copy to, or otherwise notify Buyer, of
any of the occurrences set forth above executed or performed by Seller after the Contract Date. 
  
 Section 10. Conditions to Closing. 
  
 10.1 Buyer’s Conditions Precedent. Buyer’s obligation to proceed to Closing under this Agreement is subject to the following conditions
precedent: 
  

	 	(a)	Seller shall have performed and satisfied each and all of Seller’s obligations under this Agreement. 

  

	 	(b)	Each and all of Seller’s representations and warranties set forth in this Agreement shall be true and correct at the Contract Date and at the Closing Date.

  

	 	(c)	Buyer receiving all corporate and partnership approvals to complete this transaction on or before the Inspection Date. In the event this condition is not satisfied on or prior to
the Inspection Date, Buyer may deliver written notice thereof to Seller on or before the Inspection Date whereupon this Agreement shall cease and terminate, the Earnest Money shall be returned and paid to Seller, and neither party shall have any
further obligation hereunder except those which expressly survive the termination of this Agreement. If Buyer fails to notify Seller on or before the Inspection Date, this condition shall be deemed waived. 

  

	 	(d)	There shall have been no adverse change to the title to the Property which has not been cured. 

  

	 	(e)	Buyer shall have received the Tenant Estoppel Certificate in the form of Exhibit “M” attached hereto, duly executed by the Tenant and delivered to Buyer at least
five (5) days prior to the Closing Date. 

  

	 	(f)	Seller will deliver a copy of the letter of understanding (“Letter of Understanding”) substantially in the form attached as Exhibit B of the Lease executed by the Tenant
on or before five (5) days prior to the Closing Date. 

  

 In the event any of the foregoing conditions are not satisfied prior to or at the
Closing, subject to Section 8.2 hereof, Buyer may terminate this Agreement by written notice to Seller and thereafter shall have no obligation to proceed with the Closing, the Earnest Money shall be returned and paid to Buyer, and neither
party shall have any further obligation hereunder except those which expressly survive the termination of this Agreement. Notwithstanding the foregoing, nothing contained herein shall waive or diminish any right or remedy Buyer may have for
Seller’s default or breach of this Agreement. 
  
 10.2
Seller’s Conditions Precedent. Seller’s obligation to proceed to Closing under this Agreement is subject to the following conditions precedent: 
  

	 	(a)	Seller receiving all corporate and partnership approvals to complete this transaction on or before the Inspection Date. In the event this condition is not satisfied on or prior to
the Inspection Date, Seller may deliver written notice thereof to Buyer on or before the Inspection Date whereupon this Agreement shall cease and terminate, the Earnest Money shall be returned and paid to Buyer, and neither party shall have any
further obligation hereunder except those which expressly survive the termination of this Agreement. If Seller fails to so notify Buyer on or before the Inspection Date, this condition shall be deemed waived. 

  

	 	(b)	Buyer shall have performed and satisfied each and all of Buyer’s obligations under this Agreement. In the event this condition is not satisfied on or prior to the Closing Date,
Seller shall have no obligation to proceed to Closing and, if Seller delivers written notice to Buyer that the foregoing condition has not been satisfied, this Agreement shall cease and terminate, the Earnest Money shall be returned and paid to
Buyer, and neither party shall have any further obligation hereunder except those which expressly survive the termination of this Agreement. 

  
 Notwithstanding the foregoing, nothing contained herein shall waive or diminish Seller’s remedy specified in Section 12.1 for
Buyer’s default or breach of this Agreement. 
  
 Section
11. Closing. 
  
 11.1 Time and Place. Provided
that all of the conditions set forth in this Agreement are theretofore fully satisfied or performed, the Closing shall be held in escrow through Escrow Agent, on the Closing Date or such other date that is mutually agreeable to Buyer and Seller,
unless the Closing Date is postponed pursuant to the express terms of this Agreement or as otherwise agreed by Seller and Buyer in writing. 
  
 11.2 Seller Deliveries. Seller shall obtain and deliver to Buyer at the Closing the following documents (all of which shall be duly executed, and
witnessed and/or notarized as necessary): 
  
 11.2.1 The Deed, subject to the Permitted Title Exceptions. 
  
 11.2.2 A Non-Foreign Certificate, substantially in the form attached as Exhibit G hereto. 
  
 11.2.3 The Officer’s Certificate substantially in the form attached hereto as Exhibit K. 
  
 11.2.4 Seller’s counterpart of the Assignment.

  
 11.2.5 The Bill of Sale. 
  
 11.2.6 Seller’s counterpart of the Closing Statement in
form and substance mutually satisfactory to Buyer and Seller (the “Closing Statement”). 
  
 11.2.7 An affidavit of title or other affidavit customarily required of sellers by the Title Insurer to remove the standard exceptions
from an owner’s title insurance policy which are capable of being removed by such an affidavit. 
  

 11.2.8 Such transfer tax, certificate of value or other similar documents customarily
required of Sellers in the county in which the Property is located. 
  
 11.2.9 Such further instructions, documents and information, including, but not limited to a Form 1099-S, as Buyer or Title Insurer may reasonably request as necessary to consummate the purchase and sale contemplated
by this Agreement. 
  
 11.2.10 Notice to send to
Tenant substantially in the form attached hereto as Exhibit H. 
  
 11.2.11 Notice to send to all Vendors substantially in the form attached hereto as Exhibit L. 
  
 11.2.12 The Tenant Estoppel Certificate (to be delivered no later than five (5) days prior to the Closing Date). 
  
 11.2.13 The original certificates of occupancy for all space
within the Improvements. 
  
 11.2.14 All of the
keys to any doors or locks on the Property and the original tenant files and other books and records relating to the Property in Seller’s possession. 
  
 11.2.15 The original Letter of Understanding. 
  
 11.2.16 The original counterpart of the Indemnity Agreement executed by Seller. 
  
 11.3 Buyer Deliveries. Buyer shall deliver to Seller at Closing the
following: 
  
 11.3.1 The balance of the Purchase
Price in immediately available funds, subject to the prorations provided for in this Agreement. 
  
 11.3.2 Buyer’s counterpart of the Assignment. 
  
 11.3.3 Buyer’s counterpart of the Closing Statement. 
  
 11.3.4 Such other documents or instruments that are
reasonably necessary to consummate the Closing. 
  
 11.3.5 The original counterpart of the Indemnity Agreement executed by Buyer. 
  
 Section 12. Default and Remedies. 
  
 12.1 Buyer’s Default. In the event the Closing does not occur as and when contemplated hereby as a result of a default by Buyer under the terms of this Agreement, Seller may elect to terminate this
Agreement. If Seller terminates this Agreement as provided in the previous sentence, the Escrow Agent shall disburse the Earnest Money to Seller, and Seller shall be entitled to retain the Earnest Money as its sole and exclusive remedy for such
default of Buyer, whereupon this Agreement shall terminate and the parties shall have no further rights or obligations hereunder, except for those which expressly survive any such termination. Notwithstanding the foregoing, nothing contained herein
shall waive or diminish any right or remedy Seller may have at law or in equity for Buyer’s default or breach of Section 6.2 or Section 6.4 of this Agreement. It is hereby agreed that Seller’s damages in the event of a
default by Buyer hereunder are uncertain and difficult to ascertain, and that the Earnest Money constitutes a reasonable liquidation of such damages and is intended not as a penalty, but as liquidated damages. This provision shall expressly survive
the termination of this Agreement. 
  

 12.2 Seller’s Default. Subject to Section 8.2, in the event of a default by Seller
under the terms of this Agreement which is not cured by Seller as provided hereunder, including the failure of Seller to cure any title defects or objections that Seller has agreed to cure, and except as otherwise specifically set forth herein, at
Buyer’s option: (i) Buyer shall have the right to terminate this Agreement by giving written notice of such termination to Seller, whereupon Escrow Agent shall promptly refund all Earnest Money to Buyer, and Buyer and Seller shall have no
further rights, obligations, or liabilities hereunder, except as may be expressly provided to the contrary herein and Buyer’s right to recovery of its out-of-pocket third party expenditures incurred in connection with this Agreement up to a
maximum of $25,000.00 from Seller (and Seller hereby covenants to deliver such payment within ten (10) days after such demand of Buyer); or (ii) Buyer shall have the right to accept title to the Property subject to such defects and objections with
no reduction in the Purchase Price, in which event such defects and objections shall be deemed “Permitted Exceptions”; or (iii) Buyer may elect to seek specific performance of this Agreement. 
  
 Section 13. Condemnation or Destruction. 
  
 13.1 Condemnation. If, prior to the Closing, all or any material part
of the Property is subject to a bona fide threat of condemnation by a body having the power of eminent domain, or is taken by eminent domain or condemnation, or sale in lieu thereof, then Buyer, by written notice to Seller, to be received within
thirty (30) calendar days of Buyer’s receiving Seller’s written notice of such threat, condemnation or taking, or by the Closing Date, whichever is earlier, may elect to terminate this Agreement. 
  
 13.2 Damage or Destruction. If, prior to the Closing, all or any
material part of the Property is damaged or destroyed by any cause, Seller agrees to give Buyer written notice of such occurrence and the nature and extent of such damage and destruction, and either Buyer or Seller, by written notice to the other
party, to be received within thirty (30) calendar days of Buyer’s receipt of Seller’s written notice of such damage or destruction, or by the Closing Date, whichever is earlier, may elect to terminate this Agreement. 
  
 13.3 Termination. If this Agreement is terminated as a result of the
provisions of either Section 13.1 or Section 13.2 hereof, Buyer shall be entitled to receive a refund of the Earnest Money from Escrow Agent, whereupon the parties shall have no further rights or obligations hereunder, except for those
which expressly survive any such termination. 
  
 13.4 Awards
and Proceeds. If Buyer does not elect to terminate this Agreement following any notice of a threat of taking or taking by condemnation or notice of damage or destruction to the Property, as provided above, this Agreement shall remain in full
force and effect and the conveyance of the Property contemplated herein, less any interest taken by eminent domain or condemnation, or sale in lieu thereof, shall be effected with no further adjustments. At the Closing, Seller shall assign, transfer
and set over to Buyer all of Seller’s right, title and interest in and to any awards, payments or insurance proceeds available to Seller for the actual value of the property lost or destroyed that have been or may thereafter be made for any
such taking, sale in lieu thereof or damage or destruction, to the extent such awards, payments or proceeds shall not have theretofore been used for restoration of the Property, provided, however, Seller shall not commence any such restoration
without the prior written consent of Buyer which may be withheld in Buyer’s sole discretion and, provided further, Seller shall give a credit at Closing to Buyer against the Purchase Price in the amount of any insurance deductible. 

 
 Section 14. Assignment by Buyer. Buyer may assign its rights
under this Agreement upon prior written notice to Seller; provided, however, no such assignment shall relieve Buyer of its obligations hereunder. 
  
 Section 15. Buyer’s Representation and Warranty. Buyer does hereby represent and warrant to Seller as of the Contract Date and the
Closing that it is a validly formed corporation under the laws of the State of Georgia; that it is in good standing in the state of its organization; that it is not subject to any involuntary proceeding for the dissolution or liquidation thereof;
that it has all requisite authorizations to enter into this Agreement; and that the parties executing this Agreement on behalf of Buyer are duly authorized to so do. 
  
 Section 16. Brokers and Brokers’ Commissions. Buyer and Seller each warrant and represent to the other
that, other than CB Richard Ellis (“Seller’s Broker”), neither party has employed a real estate broker or agent in 

  

 
connection with the transaction contemplated hereby. Any commission or other compensation payable to Seller’s Broker shall be the sole responsibility of
Seller. Each party agrees to indemnify and hold the other harmless from any loss or cost suffered or incurred by it as a result of the other’s representation herein being untrue. This Section 16 shall expressly survive the Closing
hereunder. 
  
 Section 17. Notices. 
  
 Wherever any notice or other communication is required or permitted
hereunder, such notice or other communication shall be in writing and shall be delivered by hand, by nationally-recognized overnight express delivery service, by U.S. registered or certified mail, return receipt requested, postage prepaid, or by
facsimile with confirmation to the addresses set out below or at such other addresses as are specified by written notice delivered in accordance herewith: 
  

			
	SELLER:	  	Duke Realty Limited Partnership
	 	  	Attn: Nick Anthony
	 	  	600 East 96th Street, Suite 100
	 	  	Indianapolis, Indiana 46240
	 	  	Fax: (317) 808-6794
		
	with copy to:	  	Duke Construction Limited Partnership
	 	  	Attn: Angela Hsu
	 	  	3950 Shackleford Road, Suite 300
	 	  	Duluth, Georgia 30096
	 	  	Fax: (770) 717-2479
		
	BUYER:	  	Wells Capital, Inc.
	 	  	6200 The Corners Parkway
	 	  	Suite 250
	 	  	Atlanta, Georgia 30090
	 	  	Attn: Peter A. Mitchell
	 	  	Fax: (770) 243-8510
		
	with copy to:	  	Holland & Knight LLP
	 	  	1201 West Peachtree Street, N.E.
	 	  	Suite 2000
	 	  	Atlanta, Georgia 30309
	 	  	Attn: C. Edward Kuntz, Esq.
	 	  	Fax: (404) 881-0470

  
 Such notices shall be deemed received
(a) on the date of delivery, if delivered by hand; (b) on the business day after deposited with the delivery service, if by overnight express delivery service; (c) on the date indicated on the return receipt if mailed; or (d) on the date of
facsimile, if sent by facsimile and confirmed. Any notice sent by facsimile shall be promptly followed by a duplicate notice in accordance with one of the other methods specified herein. 
  
 Section 18. Disclaimer of Condition. 
  
 18.1 Disclaimer. Except as otherwise expressly set forth in this Agreement, it is understood and agreed that Seller
is not making and has not at any time made any warranties or representations of any kind or character, expressed or implied, with respect to the Property, including, but not limited to, any warranties or representations as to habitability,
merchantability, fitness for a particular purpose, title (other than Seller’s limited warranty of title to be set forth in the Deed), zoning, tax consequences, latent or patent physical or environmental condition, utilities, operating history
or projections, valuation, governmental approvals, the 

  

 
compliance of the Property with governmental laws, the truth, accuracy or completeness of the Property documents or any other information provided by or on
behalf of Seller to Buyer, or any other matter or thing regarding the Property. Subject to the representations and warranties of Seller expressly contained herein, Buyer acknowledges and agrees that upon Closing Seller shall sell and convey to Buyer
and Buyer shall accept the Property “AS IS, WHERE IS, WITH ALL FAULTS,” except to the extent otherwise expressly provided in this Agreement. Buyer has not relied and will not rely on, and Seller is not liable for or bound by, any expressed
or implied warranties, guaranties, statements, representations or information pertaining to the Property or relating thereto (including specifically, without limitation, Property information packages distributed with respect to the Property) made or
furnished by Seller, the manager of the Property, or any real estate broker or agent representing or purporting to represent Seller, to whomever made or given, directly or indirectly, orally or in writing, unless specifically set forth in this
Agreement. Buyer acknowledges and agrees that Buyer has conducted, or will conduct prior to Closing, such investigations of the Property, including but not limited to, the physical and environmental conditions thereof, as Buyer deems necessary to
satisfy itself as to the condition of the Property and the existence or nonexistence or curative action to be taken with respect to any hazardous or toxic substances on or discharged from the Property, and will rely solely upon same and not upon any
information provided by or on behalf of Seller or its agents or employees with respect thereto, other than such representations, warranties and covenants of Seller as are expressly set forth in this Agreement. Upon Closing, subject to the
representations and warranties expressly contained herein, Buyer shall assume the risk that adverse matters, including but not limited to, construction defects and adverse physical and environmental conditions, may not have been revealed by
Buyer’s investigations, and Buyer, upon Closing, shall be deemed to have waived, relinquished and released Seller (and Seller’s officers, directors, shareholders, employees and agents) from and against any and all claims, demands, causes
of action (including causes of action in tort), losses, damages, liabilities, costs and expenses (including attorneys’ fees and court costs) of any and every kind or character, known or unknown, which Buyer might have asserted or alleged
against Seller (and Seller’s officers, directors, shareholders, employees and agents) at any time by reason of or arising out of any latent or patent construction defects or physical conditions (including, without limitation, environmental
conditions), violations of any applicable laws (including, without limitation, any environmental laws) or any and all other acts, omissions, events, circumstances or matters regarding the Property. 
  
 18.2 Effect and Survival of Disclaimer. Seller and Buyer acknowledge
that the compensation to be paid to Seller for the Property reflects that the Property is being sold subject to the provisions of this Section 18, and Seller and Buyer agree that the provisions of this Section 18 shall survive Closing
indefinitely. 
  
 Section 19. Miscellaneous.

  
 19.1 Governing Law; Headings; Rules of Construction.
This Agreement shall be governed by and construed in accordance with the internal laws of the State in which the Land is located, without reference to the conflicts of laws or choice of law provisions thereof. The titles of sections and subsections
herein have been inserted as a matter of convenience of reference only and shall not control or affect the meaning or construction of any of the terms or provisions herein. All references herein to the singular shall include the plural, and vice
versa. The parties agree that this Agreement is the result of negotiation by the parties, each of whom was represented by counsel, and thus, this Agreement shall not be construed against the maker thereof. 
  
 19.2 No Waiver. Neither the failure of either party to exercise any
power given such party hereunder or to insist upon strict compliance by the other party with its obligations hereunder, nor any custom or practice of the parties at variance with the terms hereof shall constitute a waiver of either party’s
right to demand exact compliance with the terms hereof. 
  
 19.3
Entire Agreement. Except for the Confidentiality Agreement and the documents to be delivered on the Closing Date, this Agreement contains the entire agreement of the parties hereto with respect to the Property and any other prior
understandings or agreements are merged herein and no representations, inducements, promises or agreements, oral or otherwise, between the parties not embodied herein or incorporated herein by reference shall be of any force or effect. 

 

 19.4 Binding Effect. This Agreement shall be binding upon and shall inure to the benefit of the
parties hereto and their respective heirs, executors, administrators, legal representatives, successors and assigns (subject to Section 14 above). 
  
 19.5 Amendments. No amendment to this Agreement shall be binding on any of the parties hereto unless such amendment is in writing and is executed
by the party against whom enforcement of such amendment is sought. 
  
 19.6 Date For Performance. If the time period by which any right, option or election provided under this Agreement must be exercised, or by which any act required hereunder must be performed, or by which the Closing must be held,
expires on a Saturday, Sunday or legal or bank holiday, then such time period shall be automatically extended through the close of business on the next regularly scheduled business day. 
  
 19.7 Recording. Seller and Buyer agree that they will not record this Agreement and that they will not record a short
form of this Agreement. 
  
 19.8 Counterparts. This
Agreement may be executed in any number of counterparts, each of which shall be deemed to be an original, but all of which, when taken together, shall constitute but one and the same instrument. 
  
 19.9 Time of the Essence. Time shall be of the essence of this
Agreement and each and every term and condition hereof. 
  
 19.10
Severability. This Agreement is intended to be performed in accordance with, and only to the extent permitted by, all applicable laws, ordinances, rules and regulations. If any term or provision of this Agreement or the application thereof to
any person or circumstance shall for any reason and to any extent be held to be invalid or unenforceable, then such term or provision shall be ignored, and to the maximum extent possible, this Agreement shall continue in full force and effect, but
without giving effect to such term or provision. 
  
 19.11
Attorneys’ Fees. In the event that either party shall bring an action or legal proceeding for an alleged breach of any provision of this Agreement or any representation, warranty, covenant or agreement herein set forth, or to enforce,
protect, determine or establish any term, covenant or provision of this Agreement or the rights hereunder of either party, the prevailing party shall be entitled to recover from the non-prevailing party, as a part of such action or proceedings, or
in a separate action brought for that purpose, reasonable attorneys’ fees and costs, expert witness fees and court costs as may be fixed by the court or jury. 
  
 19.12 Like-Kind Exchange. Each of the parties hereto agrees to cooperate with the other in effecting an I.R.C. §
1031 exchange, including executing and delivering any and all documents required by the exchange trustee or intermediary; provided, however, that the cooperating party shall be reimbursed by the other party with respect to any expense incurred as a
consequence of such I.R.C. §1031 exchange (other than such party’s attorney fees) and shall have no obligation to execute any document, enter any transaction or arrangement or take or omit any other action, if such party determines in its
sole discretion that the same would result in any liability, cost, expense, increased risk, delay or other detriment to the cooperating party. 
  
 19.13 Publicity. Between the Contract Date and the Closing, Seller and Buyer shall discuss and coordinate with respect to any public filing or
announcement concerning the purchase and sale as contemplated hereunder. 
  
 19.14 Waiver of Trial by Jury. Seller and Buyer 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. The provisions of this Section 19.14 shall survive the Closing or termination hereof. 
  

 IN WITNESS WHEREOF, each of the parties hereto has caused this Agreement to be executed by its duly
authorized signatory, effective as of the day and year first above written. 
  

					
	 SELLER:

	
	 DUKE CONSTRUCTION LIMITED PARTNERSHIP,
 an Indiana limited partnership

		
	By:	 	 Duke Business Centers Corporation,
 sole general partner

		
	 By:
	 	 /s/  Nicholas C. Anthony

	 	 	

	 	 	 Name: Nicholas C. Anthony
 Title:   V.P. Dispositions

	 	 

  
 Signatures
continued on the next page. 
  

 Signatures continued from the last page. 
  

			
	 BUYER:

	
	 WELLS CAPITAL INC.

		
	 By:
	 	 /s/  Randy Fretz

	 	 	

	 	 	 Name: Randy Fretz

	 	 	 Title:   Senior Vice President

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