Document:

Exhibit 10.4

 

 

 

 

Jonathan A. Kohl

 

Direct Dial: 972.387.5437

 

Email: jkohl@pcallp.com

 

August 15, 2012

 

	Forest City Commercial Group, Inc.

Attention: President

50 Public Square, Suite 1100

Cleveland, Ohio 44113	Via FedEx
 and Facsimile: 216.263.6208
	Forest City Enterprises, Inc.

Attention: General Counsel

50 Public Square, Suite 1360

Cleveland, Ohio 44113	Via FedEx
 and Facsimile: 216.263.6206

		Re:	Purchase Agreement dated as of April 20, 2011, between Behringer Harvard
250/290 Carpenter LP, a Texas limited partnership (“Seller”), as seller, and Forest City Commercial Development, Inc.,
an Ohio corporation (“Purchaser”), as purchaser, as amended by that certain First Amendment to Purchase Agreement dated
to be effective as of May 20, 2011, as amended by that Second Amendment to Purchase Agreement dated to be effective as of June
20, 2011, as amended by that Third Amendment to Purchase Agreement dated to be effective as of June 27, 2011, as amended by that
Fourth Amendment to Purchase Agreement dated to be effective June 30, 2011, as amended by that certain Fifth Amendment to Purchase
Agreement dated to be effective July 8, 2011, as amended by that certain Sixth Amendment to Purchase Agreement dated to be effective
August 3, 2011 (collectively, the “Purchase Agreement”)

 

To Whom It May Concern:

 

On behalf of Seller,
this letter shall serve as notice that Seller is exercising its right to terminate the Purchase Agreement pursuant to Section 3.4
thereof.

 

Please feel free to
call me if you have any questions.

 

Sincerely,

 

    	 

    	 

    
 

Forest City Enterprises, Inc.

 

April 20, 2012

 

Page 2

 

 

Jonathan A. Kohl

 

JAK\gsw

 

		cc:	(via email:)

Mark Flynt

Donna Wilkins

Jeff Carter

Carol SatterfieldExhibit 10.5

 

 

 

PURCHASE AGREEMENT

 

 

BETWEEN

 

 

BEHRINGER HARVARD 250/290 CARPENTER LP,

a Texas limited partnership

 

 

AS SELLER

 

 

AND

 

 

FAIRWAYS JC CENTRAL, LLC,

a Texas limited liability company

 

 

AS PURCHASER

 

 

covering and describing

 

 

250/290 EAST JOHN CARPENTER FREEWAY OFFICE
BUILDING

 

 

in

 

 

Dallas County, Texas

 

 

 

 

    	 

    	 	

    
 

 PURCHASE
AGREEMENT

 

THIS PURCHASE AGREEMENT ("Agreement")
is entered into as of August ____, 2012, between BEHRINGER HARVARD 250/290 CARPENTER LP, a Texas limited partnership ("Seller"),
and FAIRWAYS JC CENTRAL, LLC, a Texas limited liability company ("Purchaser").

 

ARTICLE I.

PURCHASE AND SALE

 

1.1.Agreement
of Purchase and Sale. In consideration of their covenants set forth in this Agreement, Seller agrees to sell to Purchaser,
and Purchaser agrees to purchase from Seller, for the Purchase Price (as hereinafter defined) and on the terms and conditions
set forth herein, the following:

 

(a)All
of the land situated in the City of Irving, the County of Dallas and the State of Texas, described on Exhibit A attached
hereto and made a part hereof, together with all right, title and interest of Seller in and to all benefits, privileges, easements,
tenements, hereditaments and appurtenances thereon or appertaining thereto, and together with all right, title and interest of
Seller in and to adjacent streets, alleys and rights-of-way (the "Real Estate").

 

(b)All
structures, buildings, improvements and fixtures, including without limitation all equipment and appliances, located in or on the
Real Estate and/or used in connection with the operation or occupancy thereof, such as mechanical systems and related equipment
attached to the Improvements or located upon the Real Estate, including, but not limited to, electrical systems, plumbing systems,
heating systems, air conditioning systems, security, alarm and/or entry systems, elevators and related mechanical equipment, and
any other systems and facilities used to provide any utility services, parking services, refrigeration, ventilation, trash disposal
or other services owned by Seller and located on the Real Estate ("Improvements").

 

(c)All
personal property owned by Seller located on or in the Real Estate or Improvements and used in connection with the operation and
maintenance of the Real Estate or Improvements as set forth on Schedule 1.1(c) ("Personal Property").

 

(d)Seller's
interest in all leases and other agreements to occupy the Real Estate and/or the Improvements, or any portion thereof, as amended
from time to time, in effect on the date of Closing, as hereinafter defined (all such leases and agreements being sometimes collectively
referred to herein as "Leases"), and all security deposits or like payments, if any, paid by tenants or other security
provided in connection therewith.

 

    	PURHCASE AGREEMENT	Page 1	 

    	 

    
 

(e)All
intangible property owned by Seller and used in connection with the Real Estate, Improvements and Personal Property, including
specifically, without limitation, all right, title and interest of Seller in and to the following: (i) all trademarks and trade
names used in connection with any part of the Real Estate and Improvements (specifically excluding, however, the name "Behringer
Harvard," any derivative thereof or any name which includes the words "Behringer Harvard" or any derivative thereof),
(ii) all site plans, surveys, plans and specifications, if any, floor plans and tenant histories in the possession of Seller or
Seller's leasing or management agents for the Property and which relate to the Real Estate or the Improvements, (iii) all licenses,
permits and warranties, letters of credit and guaranties to the extent the same are assignable, and all of Seller's rights under
any governmental permits or approvals, now in effect with respect to the Real Estate, Improvements and Personal Property, and (iv)
all assignable written contracts ("Contracts") in effect at Closing (as hereinafter defined) in any way relating to the
Property (as hereinafter defined), including without limitation all equipment and other personal property leases and all rights
of Seller thereunder relating to equipment or property located upon the Property, maintenance, repair, service and pest control
contracts (including but not limited to janitorial, elevator and landscaping agreements), and other contracts pursuant to which
services or goods are provided to the Property, which will survive Closing and which Purchaser elects to assume pursuant to Section
5.4(c) herein ("Intangible Property"), and Seller shall pay any termination fees or penalties associated with termination
of any of the Contracts not approved by Purchaser.

 

1.2.Property
Defined. The Real Estate, Improvements, Personal Property, Leases and Intangible Property are sometimes collectively referred
to herein as the "Property."

 

1.3.Permitted
Exceptions. The Property shall be conveyed subject to the matters which are, or are deemed to be, Permitted Exceptions pursuant
to Article II hereof (herein referred to collectively as the "Permitted Exceptions").

 

1.4.Purchase
Price. The purchase price for the Property shall be Twenty-Two Million Seven Hundred Fifty Thousand Dollars ($22,750,000.00)
("Purchase Price").

 

1.5.Payment
of Purchase Price. The Purchase Price, as increased or decreased by prorations and adjustments as herein provided, shall be
payable in full at Closing in cash by wire transfer of immediately available federal funds to a bank account designated by Seller
in writing to Purchaser prior to the Closing.

 

1.6.Earnest
Money. Within three (3) business days following execution and delivery of this Agreement, Purchaser shall deposit with Chicago
Title Insurance Company (the "Title Company"), having its office at 712 Main Street, Suite 2000E, Houston, Texas 77002,
Attention: Reno Hartfiel (the "Escrow Agent"), the sum of One Million Dollars ($1,000,000.00) (the "Earnest Money")
in good funds, either by certified bank or cashier's check or by federal wire transfer. The Escrow Agent shall hold the Earnest
Money in an interest-bearing account in accordance with the terms and conditions of this Agreement. All interest accruing on such
sum shall become a part of the Earnest Money and shall be distributed as Earnest Money in accordance with the terms of this Agreement.
The Earnest Money shall be applied to the Purchase Price at Closing unless otherwise set forth herein. The Earnest Money shall
become nonrefundable to Purchaser immediately upon deposit unless otherwise expressly set forth in this Agreement.

 

1.7.Independent
Contract Consideration. Upon the Effective Date, Purchaser shall deliver to Seller a check in the amount of Fifty Dollars
($50.00) (the "Independent Contract Consideration"), which amount Seller and Purchaser hereby acknowledge and agree
has been bargained for and agreed to as consideration for Seller's execution and delivery of this Agreement. The Independent Contract
Consideration is in addition to and independent of any other consideration or payment provided for in this Agreement, and is nonrefundable
in all events.

 

    	PURHCASE AGREEMENT	Page 2	 

    	 

    
 

ARTICLE II.

TITLE AND SURVEY

 

2.1.Title
Commitment. Seller has caused the Title Company to deliver to Purchaser, at Seller's expense, (a) a title commitment ("Commitment")
for an owner's policy of title insurance issued by the Title Company in the amount of the Purchase Price, and (b) legible copies
of all instruments referenced in Schedule B and Schedule C of the Commitment.

 

2.2.Survey.
Seller has caused to be delivered to Purchaser, at Seller's expense, the existing ALTA survey (the "Existing Survey")
of the Real Estate and Improvements. Purchaser shall, at its sole cost, be responsible for obtaining an updated survey (the "Updated
Survey," and together with the Existing Survey, the "Survey").

 

2.3.Review
of Commitment and Survey. Purchaser shall have fifteen (15) days (the "Title Review Period") after the receipt of
the last of the Commitment, legible copies of all instruments referred to in Schedule B and Schedule C thereof, and the Existing
Survey to notify Seller in writing of such objections as Purchaser may have to anything contained in the Commitment or the Existing
Survey; provided, however, that Purchaser shall not have the right to object to any Permitted Exceptions described in Section
2.5 below. If Purchaser fails to object in writing to any item contained in the Commitment or the Existing Survey during the Title
Review Period, Purchaser shall be deemed to have waived its right to object to such item, and such item shall thereafter be deemed
a Permitted Exception. In the event that Purchaser objects to any item contained in the Commitment or the Existing Survey within
the Title Review Period (such items being herein referred to as "Title Defects"), Seller shall notify Purchaser in writing
within five (5) days following the date of Purchaser's notice of such Title Defects (the "Cure Period") that either
(a) the Title Defects have been, or will be at or prior to Closing, removed from the Commitment or the Existing Survey, as the
case may be, or (b) Seller has failed to arrange to have the Title Defects removed.

 

2.4.Failure
to Cure Title Defects. If upon the expiration of the Cure Period Seller has not notified Purchaser that Seller has arranged
to have the Title Defects removed or if Seller notifies Purchaser that it will cure a Title Defect but fails to do so, then Purchaser
may elect (which election must be made in writing within five (5) days following expiration of the Cure Period or, with respect
to Seller failing to cure a Title Defect within five (5) days of Seller notifying Purchaser of its failure to cure) either: (a)
to terminate this Agreement, in which event the Earnest Money shall be returned to Purchaser as Purchaser's sole remedy hereunder;
or (b) to take title as it then is. If Purchaser does not, within five (5) days after the expiration of the Cure Period, send
written notice to Seller of its election to terminate this Agreement pursuant to clause (a) of the preceding sentence, then: (x)
Purchaser shall be deemed to have elected to take title as it then is without any reduction in the Purchase Price; (y) all Title
Defects not removed from the Commitment or the Existing Survey will thenceforth be deemed Permitted Exceptions; and (z) this Agreement
shall remain in full force and effect. Anything to the contrary in this Agreement notwithstanding, Seller shall have no affirmative
obligation hereunder to expend any funds or incur any liabilities in order to cause any matters shown in the Commitment or the
Existing Survey to be removed, cured or insured over, except that Seller shall, at its sole cost and expense, (i) pay or discharge
any lien or encumbrance arising after the date hereof and not created by or resulting from the acts of Purchaser and any mortgages
given by Seller and (ii) remove, cure or insure over any mechanic's liens. In the event that Seller does not cure any lien or
encumbrance that Seller is obligated to cure pursuant to the terms of this Agreement, then Purchaser may, at its option, cause
the same to be insured or bonded over, in which event one-half (1/2) of the costs incurred by Purchaser in connection therewith
shall be deducted from the Purchase Price at Closing.

 

    	PURHCASE AGREEMENT	Page 3	 

    	 

    
 

2.5.Other
Permitted Exceptions. In addition to those matters shown in the Commitment and the Existing Survey which become Permitted
Exceptions pursuant to Section 2.4 above, the following shall also be deemed to be Permitted Exceptions: (a) the Leases; (b) current
taxes and standby fees due and payable for the year in which Closing occurs; (c) liens and encumbrances arising after the date
hereof to which Purchaser consents in writing; and (d) any liens or encumbrances of a definite or ascertainable amount, provided
that Seller causes such liens or encumbrances to be insured around or released at Closing such that same do not appear as an exception
in the owner's title insurance policy issued to Purchaser pursuant to the Commitment.

 

2.6.Owner
Title Policy. Subject to the provisions of Section 2.4, on the Closing Date Seller shall cause the Title Company to issue
an owner's title insurance policy at Seller's cost insuring fee simple title in Purchaser or its designee(s) as of the Closing
Date, in accordance with the Commitment, subject only to the Permitted Exceptions; provided, however, that Seller shall have no
obligation to pay anything other than the basic premium for such title insurance policy. If Purchaser desires to obtain a modification
of the "survey exception" or other modification or endorsement, same shall be at the sole expense of Purchaser.

 

2.7.Expiration
of Inspection Period. It is the intent of the parties that the right granted to Purchaser to terminate this Agreement under
Section 2.4(a) shall expire upon the expiration of the Inspection Period, notwithstanding that the Title Review Period, the Cure
Period or any election period may extend beyond the expiration of the Inspection Period. Accordingly, notwithstanding anything
contained herein to the contrary, if Purchaser has not terminated this Agreement pursuant to Section 2.4(a) prior to the expiration
of the Inspection Period, then Purchaser shall no longer have any right to terminate this Agreement under Section 2.4(a), and
in such event Purchaser shall be bound to accept title to the Property under the conditions specified in Sections 2.4(x), 2.4(y)
and 2.4(z) above. Provided, however, the foregoing shall not limit, reduce or otherwise constitute a waiver of (a) Seller's obligations
to cure any lien or encumbrance described in clause (i) or (ii) of Section 2.4, or (b) Purchaser's right to terminate this Agreement
under Section 2.8 with respect to a New Title Defect.

 

2.8.New
Title Defects. In the event that, prior to Closing, a revision of the Title Commitment or the Updated Survey reveals an adverse
matter objectionable to Purchaser that was not previously disclosed to Purchaser prior to the expiration of the Inspection Period
and is not a Permitted Exception (a "New Title Defect"), Purchaser may, on or prior to the Closing, send written notice
to Seller of such New Title Defect (it being agreed that if Purchaser fails to object to the New Title Defect on or prior to the
Closing, then such New Title Defect shall thereafter be deemed a Permitted Exception). Seller shall notify Purchaser in writing
on or prior to the Closing that either (a) the New Title Defect has been removed from the Commitment or the Updated Survey, as
the case may be, or (b) Seller has failed to arrange to have the New Title Defect removed. If Seller has not removed the New Title
Defect on or prior to the Closing, then Purchaser may elect (which election must be made in writing on or prior to Closing) either:
(i) to terminate this Agreement as Purchaser's sole remedy hereunder (in which event the Earnest Money shall be returned to Purchaser);
or (ii) to take title as it then is. If Purchaser does not, on or prior to Closing, send written notice to Seller of its election
to terminate this Agreement pursuant to clause (i) of the preceding sentence, then (x) Purchaser shall be deemed to have elected
to take title as it then is without any reduction in the Purchase Price; (y) the New Title Defect will thenceforth be deemed a
Permitted Exception; and (z) this Agreement shall remain in full force and effect.

 

    	PURHCASE AGREEMENT	Page 4	 

    	 

    
 

ARTICLE III.

INSPECTION PERIOD

 

3.1.Property
Documents. Seller has delivered to Purchaser through a secure website and/or has made available to Purchaser at the Property,
to the extent in Seller's possession, the documents described on Exhibit B attached hereto and made a part hereof for all
purposes (the "Property Documents"). Purchaser shall, if requested by Seller, execute instruments acknowledging receipt
of the Property Documents or any other document delivered or made available to Purchaser in connection with the transaction contemplated
hereby. During the Inspection Period (as hereinafter defined), Purchaser may inspect the Property Documents during normal business
hours and may photocopy same at Purchaser's expense. With respect to any environmental report or other report described in Exhibit
B which Seller delivers to Purchaser, Purchaser understands and agrees that (a) such report shall be delivered to Purchaser
for general information purposes only, (b) Purchaser shall not have any right to rely on any report received from Seller and will
not rely thereon, but rather will rely on inspections and reports performed by or on behalf of Purchaser, and (c) Seller shall
have absolutely no liability for any inaccuracy in or omission from any report which it delivers to Purchaser.

 

3.2.Right
of Inspection. Purchaser and its representatives (including Purchaser's architects, engineers and consultants) shall have
until 5 p.m., Dallas, Texas time on the Effective Date (the "Inspection Period"), the right to examine the Property
Documents and to make a physical inspection of the Property (including the right to conduct such soil, engineering, environmental,
hazardous or toxic material, noise pollution, seismic or other physical test, study or investigation as Purchaser may desire,
provided, however, that Purchaser must obtain Seller's consent, which may be withheld in Seller's sole discretion, to any physically
invasive testing or any testing involving sampling). In this regard, Purchaser and its authorized agents and representatives shall
be entitled to enter upon the Property at all reasonable times during the Inspection Period, upon reasonable prior oral or written
notice to Seller and while accompanied by a representative of Seller, subject to the rights of tenants of the Property. All activities
by Purchaser or its representatives during the Inspection Period shall be coordinated through Seller's designated representative,
Jeff Carter, including, but not limited to, contact with tenants, and Seller shall have the right to have a representative present
during any meetings with tenants. Notwithstanding the foregoing or anything contained herein to the contrary, Purchaser shall
have the right to contact Avelo Mortgage, L.L.C. ("Avelo") via telephone without a Seller representative being present.
All inspections shall occur at reasonable times agreed upon by Seller and Purchaser and shall be conducted so as not to unreasonably
interfere with use of the Property by Seller or tenants of the Property. In no event shall Purchaser or its representatives perform
any off-site testing. Purchaser will use its best efforts to minimize any disruption or interference caused by any such testing
and will repair damage directly caused by such testing. Before and during Purchaser inspections, Purchaser and each Purchaser
representative conducting any Purchaser inspection shall maintain workers' compensation insurance in accordance with applicable
law, and Purchaser, or the applicable Purchaser representative conducting any Purchaser inspection, shall maintain (a) commercial
general liability insurance with limits of at least Three Million Dollars ($3,000,000.00) for bodily or personal injury or death,
(b) property damage insurance in the amount of at least One Million Dollars ($1,000,000.00), and (c) contractual liability insurance.
Purchaser shall deliver to Seller evidence of such workers' compensation insurance and a certificate evidencing the commercial
general liability, property damage and contractual liability insurance before conducting any Purchaser inspection on the Property.
Each such insurance policy shall be written by a reputable insurance company having a rating of at least "A+:VII" by
Best's Rating Guide (or a comparable rating by a successor rating service), and shall otherwise be subject to Seller's prior reasonable
approval. Purchaser shall indemnify, defend and hold Seller and the Property harmless of and from any and all losses, liabilities,
costs, expenses (including, without limitation, reasonable attorneys' fees and costs of court), damages, liens, claims (including,
without limitation, mechanics' or materialmen's liens or claims of liens), actions and causes of actions arising from or relating
to Purchaser's (or Purchaser's agents, employees or representatives) entering upon the Property to test, study, investigate or
inspect the same or any part thereof, whether pursuant to this Section 3.2 or otherwise, except to the extent arising solely from
the negligence of Seller. The foregoing indemnity of Purchaser shall expressly survive the Closing or the earlier termination
of this Agreement. Seller and Purchaser entered into that certain Access and Due Diligence Agreement dated effective February
20, 2012 (the "Access Agreement"). The parties hereto agree that upon the full execution of this Agreement, the terms
of the Access Agreement shall be deemed expressly expired and of no further force or effect.

 

    	PURHCASE AGREEMENT	Page 5	 

    	 

    
 

3.3.Right
of Termination. Seller agrees that in the event Purchaser determines, in its sole discretion, that the Property is not suitable
for its purposes, for any reason or no reason, then Purchaser shall have the right in its sole and absolute discretion ("Purchaser's
Termination Right") to terminate this Agreement. Purchaser's Termination Right, under this Article III, shall be exercisable
only by sending written notice of termination (the "Notice of Termination") to Seller prior to the expiration of the
Inspection Period. In the event that Purchaser timely exercises Purchaser's Termination Right, this Agreement shall terminate
and the Earnest Money shall be returned to Purchaser. If Purchaser fails to send Seller a Notice of Termination prior to the expiration
of the Inspection Period, Purchaser shall be deemed to have approved the Property Documents and the Property in all respects and
Purchaser's Termination Right shall automatically and irrevocably expire. Notwithstanding anything the contrary contained herein,
Purchaser acknowledges and agrees that the Inspection Period shall expire at 5 p.m., Dallas, Texas time on the Effective Date.

 

    	PURHCASE AGREEMENT	Page 6	 

    	 

    
 

3.4.VHA
Lease Contingency. Notwithstanding anything to the contrary in this Agreement, Purchaser's obligation to purchase the Property
shall be contingent on Purchaser entering into a lease with VHA, Inc. (the "VHA Lease Contingency") for approximately
290,000 square feet of space on terms mutually acceptable to VHA, Inc. and Purchaser (the "VHA Lease"). Purchaser shall
be responsible for all transaction costs associated with the VHA Lease, including, but not limited to, tenant improvement costs,
leasing commissions, if any, free rent, Purchaser's attorneys' fees and required building capital requirements. Purchaser shall
use commercially reasonable efforts to enter into the VHA Lease, and such lease will not be binding on Seller and will not become
effective until on or after the Closing Date. Such lease shall be finalized, executed and placed into escrow with the Escrow Agent
no later than five (5) business days prior to the Closing Date (the "Contingency Expiration Date"). Purchaser shall
have until the Contingency Expiration Date to provide Seller with written notice that it wishes to terminate the Agreement based
solely on Purchaser's inability to enter into the VHA Lease. Upon the earlier of the Contingency Expiration Date or upon the placement
of the VHA Lease in escrow with the Escrow Agent, Purchaser shall no longer have the right to terminate this Agreement with respect
to the VHA Lease Contingency.

 

ARTICLE IV.

CLOSING

 

4.1.Time
and Place. Notwithstanding anything to the contrary in this Agreement, the consummation of the purchase and sale of the Property
("Closing") shall take place at the office of the Escrow Agent, or, at Seller's option, at the office of Seller's outside
counsel, on, or at Purchaser's option, before August 22, 2012 (the "Closing Date"). Purchaser shall be entitled,
at Purchaser's option, to extend the Closing Date for an aggregate of two (2) thirty (30) day periods upon delivering to the Title
Company prior to the then scheduled Closing Date an extension fee (each, an "Extension Fee") in the amount of Five Hundred
Thousand Dollars ($500,000.00) with respect to each such extension, which amount shall be nonrefundable to Purchaser (except in
the event of Seller's default) but shall be applied against the Purchase Price at the Closing. At Closing, Seller and Purchaser
shall perform the obligations set forth in, respectively, Section 4.2 and Section 4.3 below, the performance of which obligations
shall be concurrent conditions.

 

4.2.Seller's
Obligations at Closing. At Closing, Seller shall:

 

(a)deliver
to Purchaser a Special Warranty Deed (the "Deed") in the form of Exhibit C attached hereto and made a part hereof
for all purposes, executed and acknowledged by Seller and in recordable form, it being agreed that the conveyance effected by the
Deed shall be subject to the Permitted Exceptions;

 

(b)deliver
to Purchaser a Bill of Sale in the form of Exhibit D attached hereto and made a part hereof for all purposes (the "Bill
of Sale") executed by Seller;

 

(c)join
with Purchaser in the execution of an Assignment of Leases and Security Deposits in the form of Exhibit E attached hereto
and made a part hereof for all purposes;

 

    	PURHCASE AGREEMENT	Page 7	 

    	 

    
 

(d)join
with Purchaser in the execution of an Assignment and Assumption of Intangible Property and Other Rights in the form of Exhibit
F attached hereto and made a part hereof for all purposes;

 

(e)join
with Purchaser in the execution of letters to tenants at the Real Estate in the form of Exhibit G attached hereto and made
a part hereof for all purposes;

 

(f)deliver
to Purchaser an affidavit sworn by an officer of Seller in the form of Exhibit H attached hereto and made a part hereof
for all purposes (the "FIRPTA Affidavit"), or in such other form as may be prescribed by federal regulations;

 

(g)intentionally
deleted;

 

(h)deliver
to Purchaser possession of the Property.

 

(i)deliver
evidence acceptable to the Title Company, authorizing the consummation by Seller of the transaction contemplated hereby and the
execution and delivery of the closing documents on behalf of Seller;

 

(j)deliver
to the Title Company an owner's affidavit in Seller's customary form;

 

(k)deliver
to Purchaser a current rent roll for the Property in the form of the rent roll delivered to Purchaser during the Inspection Period;
and

 

(l)deliver
to Purchaser current accounts receivable and accounts payable reports for the Property.

 

4.3.Purchaser's
Obligations at Closing. At Closing, Purchaser shall:

 

(a)pay
to Seller the Purchase Price in cash or immediately available funds, it being agreed that the Earnest Money shall be delivered
to Seller at Closing and applied towards payment of the Purchase Price or the Earnest Money may be returned to Purchaser, at Purchaser's
election and Purchaser shall pay the Purchase Price in full.

 

(b)join
with Seller in execution of the instruments described in Sections 4.2(c) and 4.2(d);

 

(c)prepare
and deliver to Seller and join with Seller in the execution of letters to tenants at the Real Estate in the form of Exhibit
G attached hereto and made a part hereof for all purposes;

 

(d)deliver
to Seller such evidence as Seller's counsel and/or the Title Company may reasonably require as to the authority of the person or
persons executing documents on behalf of Purchaser.

 

    	PURHCASE AGREEMENT	Page 8	 

    	 

    
 

4.4.Prorations.
Generally, except as otherwise provided herein, all prorations provided herein shall be made as of the Closing Date, with Seller
being responsible for all such expenses, and entitled to all such income, that accrue prior to the Closing Date, and with Purchaser
being responsible for all such expenses, and entitled to all such income, that accrue on and after the Closing Date. The following
adjustments to the Purchase Price paid hereunder shall be made between Seller and Purchaser and shall be prorated (as applicable)
on a per diem basis as if Purchaser owned the Property for the entire day on the Closing Date:

 

(a)All
real estate taxes and installments of special assessments for the then current tax period relating to the Property with respect
to the calendar year of Closing that have accrued or been assessed or are due and payable at or prior to the Closing Date shall
be paid by Seller. All other installments of special assessments not yet assessed until after the Closing Date shall be paid by
Purchaser. If at the time of Closing the tax rate or the assessed valuation for the current year has not yet been fixed, taxes
shall be prorated based upon the tax rate and the assessed valuation established for the previous tax year; provided, however,
that Seller and Purchaser agree that to the extent the actual taxes for the current year differ from the amount so apportioned
at Closing, the parties hereto will make all necessary adjustments by appropriate payments between themselves following the Closing,
and this provision shall survive Closing.

 

(b)Current
rents, advance rentals (but only to the extent actually received by Seller) and other income from the Property shall be prorated
between Seller and Purchaser at Closing based upon such amounts actually collected by Seller as of the Closing Date. Rent which
is unpaid or delinquent as of the Closing Date shall not be prorated, but such unpaid or delinquent rent collected after the Closing
Date shall be delivered as follows: (i) if Seller collects any unpaid or delinquent rent after the Closing Date, Seller shall deliver
to Purchaser any such rent relating to the Closing Date and any period thereafter within fifteen (15) days after the receipt thereof,
and (ii) if Purchaser collects any unpaid or delinquent rent after the Closing Date, relating to a date prior to the Closing Date,
Purchaser shall deliver to Seller any such rent relating to the period prior to the Closing Date within fifteen (15) days after
the receipt thereof, expressly subject, however, to the following sentence. Seller and Purchaser agree that (A) all rent received
by Seller after the Closing Date shall be applied first to current rentals and then to delinquent rentals, if any, in inverse order
of maturity, and (B) all rent received by Purchaser after the Closing Date shall be applied first to current rentals and then to
delinquent rentals, if any, in inverse order of maturity. Purchaser will make a reasonable effort after Closing to collect all
rents (including without limitation the Pass Through Expenses and percentage rents described in Section 4.4(c) below) in the usual
course of Purchaser's operation of the Property, but Purchaser will not be obligated to institute any lawsuit or incur any expense
to collect delinquent rents.

 

(c)With
respect to additional rent attributable to insurance, taxes, common area maintenance and other operating expenses which are passed
through to tenants under the Leases (the "Pass Through Expenses") and as of the Closing Date are unbilled or billed but
not yet collected, Purchaser shall, upon collection of such Pass Through Expenses, remit to Seller an amount equal to that portion
of Pass Through Expenses which accrued prior to the Closing Date, and which have been already paid by Seller to third party vendors,
expressly subject, however, to the terms set forth below. With respect to Pass Through Expenses which have not been billed to tenants
as of the Closing Date, Purchaser shall bill each tenant for same in accordance with each such tenant's Lease. Notwithstanding
the foregoing or anything to the contrary herein, all Pass-Through Expenses received by Purchaser shall be first applied to current
estimated monthly Pass-Through Expenses billed to tenants and then to delinquent estimated monthly Pass-Through Expenses billed
to tenants, if any, in inverse order of maturing. Purchaser shall prepare a reconciliation of the Pass-Through expenses for Seller's
approval at the end of the year in which Closing occurs. To the extent any party is owed amounts pursuant to the reconciliation,
the other party shall promptly pay the same.

 

    	PURHCASE AGREEMENT	Page 9	 

    	 

    
 

(d)Charges
under service agreements, utility charges for which Seller is liable, and other operating expenses of the Property shall be prorated
between Seller and Purchaser at Closing. To the extent that information for any such proration is not available at the Closing,
the parties shall effect such proration within the earlier of ninety (90) days after Closing or thirty (30) days after the information
first becomes available.

 

(e)Security
deposits shall be transferred to Purchaser at Closing. Without limiting the generality of the foregoing, Seller hereby assigns
to Purchaser, effective as of Closing, all rights of the beneficiary under that certain Irrevocable Standby Letter of Credit No.
CTCS-310220 dated February 2007, issued by JPMorgan Chase Bank in the amount of Five Million Dollar ($5,000,000.00) (the "LOC").
At Closing, Seller shall (i) deliver to Purchaser a copy of a Request for a Full Transfer to JPMorgan Chase Bank, executed by Seller
in the form attached to the LOC, in order to effect the transfer of all rights of the beneficiary under the LOC to Purchaser (or
its designee) (the "LOC Transfer Request"), and (ii) cause the Title Company to wire to JPMorgan Chase Bank $1,000 from
Seller’s proceeds for the transfer and related other fees required in connection with the LOC Transfer Request. Seller shall
cause the fully-executed LOC Transfer Request and the original LOC to be delivered to Purchaser promptly following the date of
Closing (and in no event more than thirty (30) days following the Closing) (the “LOC Transfer”). Prior to the completion
of the LOC Transfer, Seller shall not draw under, assign, transfer, or further mortgage or encumber the LOC; provided, however,
that, in the event of a default by the tenant under the Avelo Lease, Seller shall draw under the LOC as directed by Purchaser and
immediately transfer any such amount drawn under the LOC to Purchaser (a "LOC Draw"). Seller shall indemnify, defend,
and hold Purchaser harmless of, from and against any and all losses or damages incurred by Purchaser arising from Seller’s
failure to effect the LOC Transfer or a LOC Draw requested by Purchaser as required under this Section 4.4(e). In addition, Purchaser
shall be entitled to pursue all remedies at law and/or in equity to enforce Seller's obligations under this Section 4.4(e). Promptly
upon the LOC Transfer, Seller and Purchaser shall execute, or Purchaser shall cause Purchaser’s designee to execute, and
Purchaser shall deliver, or cause Purchaser’s designee to deliver, to Avelo Mortgage, L.L.C. a tenant notice letter substantially
in the form of Exhibit G. The terms and provisions of this Section 4.4(e) shall survive the Closing.

 

(f)Refundable
cash or other refundable deposits posted with utility companies or other entities in connection with the Property shall, at Sellers'
option, either be assigned to Purchaser and credited to Seller at Closing, or Seller shall be entitled to receive and retain such
refundable cash and deposits. The terms and provisions of this Section 4.4(f) shall survive the Closing.

 

    	PURHCASE AGREEMENT	Page 10	 

    	 

    
 

(g)Purchaser
shall be responsible for the payment of (i) all Tenant Inducement Costs (as hereinafter defined) and leasing commissions which
become due and payable (whether before or after Closing) (A) as a result of any renewals or expansions of existing Leases which
occur between the Effective Date of this Agreement and the Closing Date which have been approved (or deemed approved) in writing
by Purchaser, and (B) under any new Leases (including any amendments of existing Leases) entered into between the Effective Date
of this Agreement and the Closing Date which have been approved (or deemed approved) by Purchaser; and (ii) all Tenant Inducement
Costs and leasing commissions which become due and payable from and after the Closing Date; provided, however, that Purchaser shall
not be responsible for any Tenant Inducement Costs or leasing commissions in connection with Leases in effect as of the Effective
Date. Purchaser expressly assumes the obligation for the payment of all Tenant Inducement Costs, leasing commissions and free rent
associated with the VHA Lease. If as of the Closing Date Seller shall have paid any Tenant Inducement Costs or leasing commissions
for which Purchaser is responsible pursuant to the foregoing provisions, Purchaser shall reimburse Seller therefor at Closing.
Seller shall supply invoices and statements for all such Tenant Inducement Costs and leasing commissions to Purchaser on or prior
to the Closing Date. For purposes hereof, the term "Tenant Inducement Costs" means reasonable attorneys' fees and costs
incurred in connection with the preparation and negotiation of a new Lease or a renewal or expansion of an existing Lease and any
out-of-pocket payments required under a Lease to be paid by the landlord thereunder to or for the benefit of the tenant thereunder
which is in the nature of a tenant inducement, including specifically, without limitation, tenant improvement costs, lease buyout
costs, and moving, design, refurbishment and club membership allowances. The term "Tenant Inducement Costs" shall not
include loss of income resulting from any free rental period, it being agreed that Seller shall bear the loss resulting from any
free rental period until the Closing Date and that Purchaser shall bear such loss from and after the Closing Date.

 

(h)The
Personal Property is included in this sale, without further charge.

 

(i)All
prorations described in this Section 4.4 shall be effected by increasing or decreasing, as appropriate, the amount of cash or other
immediately available funds to be paid by Purchaser to Seller at Closing. Except for the prorations described in Sections 4.4(a)
and 4.4(c) above, all prorations provided for herein shall be final. The proration of taxes described in Section 4.4(a) above shall
be deemed final if no adjustment thereto is requested within one (1) year after Closing.

 

4.5.Closing
Costs. Seller shall pay (a) the fees of any counsel representing it in connection with this transaction; (b) the basic premium
for the Owner's Policy of Title Insurance to be issued to Purchaser by the Title Company at Closing (specifically excluding the
additional premium chargeable for modification of the survey exception or any endorsements, which expense shall be borne by Purchaser);
(c) the cost of the Existing Survey; (d) the fees for recording the Deed; and (e) one-half (1⁄2) of any escrow fee which
may be charged by the Title Company. Purchaser shall pay (w) the fees of any counsel representing Purchaser in connection with
this transaction; (x) the cost of the Updated Survey; (y) the additional premium chargeable for modification of the survey exception
or any endorsements, if such modification or endorsements are desired by Purchaser; and (z) one-half (1⁄2) of any escrow
fees charged by the Title Company. All other costs and expenses incident to this transaction and the closing thereof shall be
paid by the party incurring same.

 

    	PURHCASE AGREEMENT	Page 11	 

    	 

    
 

4.6.Delivery
of Documents. Immediately after Closing, Seller shall direct the manager of the Property to make available at the offices
of such manager all books and records of account, contracts, leases and leasing correspondence, receipts for deposits, unpaid
bills and other papers or documents which pertain to the operation of the Property together with all advertising materials, booklets,
keys and other items, if any, used in the operation of the Property. Seller makes no representations regarding the existence or
adequacy of such documents or items for use in management or operation of the Property. The foregoing shall not include the separate
books, records, correspondence and other documentation of Seller located at its offices, nor shall it include any computer software
or computer programs used by the manager of the Property or Seller in connection with the Property, it being understood and agreed
that the foregoing items are not part of the "Property" to be conveyed to Purchaser hereunder. After the Closing, Seller
shall, upon reasonable written notice to Purchaser, have the right to inspect the books and records of the Property to verify
that Purchaser is remitting to Seller all amounts to be remitted to Seller according to the terms of this Agreement, and for any
other reasonable purpose related to Seller's prior ownership of the Property, and this provision shall survive Closing.

 

4.7.Preservation
of Right to Contest. Seller reserves the right to contest after Closing taxes and assessments with respect to the Property
and interest or penalties pertaining thereto, to the extent same are applicable to periods prior to Closing or to assign such
contest to Purchaser, and Seller shall be entitled to any refunds made with respect to such contested taxes. All taxes imposed
because of a change of use or ownership of the Property after or in connection with the Closing shall be for the account of Purchaser,
and Purchaser shall indemnify and hold Seller harmless of, from and against any and all costs, damages, expenses, claims, or liability
arising from the imposition of any such taxes. The provisions of this Section shall survive the Closing.

 

ARTICLE V.

REPRESENTATIONS, WARRANTIES, AND COVENANTS

 

5.1.Representations
and Warranties of Seller. As of the Effective Date, Seller represents and warrants to Purchaser as follows (which representations
and warranties are made on the Effective Date and shall automatically be remade as of the Closing Date):

 

(a)Seller
is organized, validly existing and in good standing under the laws of the state of its formation. Seller has the limited liability
company or appropriate entity right, power and authority to sell and convey the Property as provided in this Agreement and to carry
out Seller's obligations hereunder. The individuals executing this Agreement on behalf of Seller have the right, power and authority
to do so and this Agreement constitutes the legal, valid and binding obligation of Seller.

 

    	PURHCASE AGREEMENT	Page 12	 

    	 

    
 

(b)To
Seller's knowledge, the execution and delivery of this Agreement and the consummation of the transaction contemplated hereby will
not result in any breach of the terms, conditions or constitute a default under any instrument or obligation to which Seller is
now a party.

 

(c)Seller
is not a "foreign person" as defined in Section 1445 of the Internal Revenue Code of 1986, as amended, and any related
regulations.

 

(d)There
are no parties in possession of any portion of the Property except Seller, Seller's affiliates and Tenants under the Leases or
any subleases, parking leases or rooftop leases.

 

(e)The
documents heretofore or hereafter delivered or otherwise made available for viewing to Purchaser prior to Closing include true
and complete copies of the Leases used by Seller and Seller's property manager in the day-to-day operation and management of the
Property and the current rent roll used by Seller and Seller's property manager in the operation of the Property. Schedule 5.1(e)
sets forth the leases in effect with respect to the Property as of the Effective Date.

 

(f)To
Seller's knowledge, Seller has received no material written notice claiming violation of any federal, state, county or municipal
law, ordinance, order, regulation or requirement affecting any portion of the Property from any governmental entity that has not
been corrected.

 

(g)To
Seller's knowledge, there is no litigation, dispute, action, suit, proceeding, claim or governmental investigation existing, pending
or threatened against the Property or any portion thereof.

 

(h)To
Seller's knowledge, there is no pending or threatened, condemnation or similar proceeding affecting the Property or any portion
thereof.

 

(i)To
Seller's knowledge, (i) all leasing commissions which are attributable to the current term of the Leases existing as of the Effective
Date have been paid in full except as set forth on Schedule 5.1(i), (ii) there are no leasing and brokerage commissions or other
similar compensations required with respect to, or on account of, any Lease extensions or renewals thereof that will be payable
after Closing except as set forth on Schedule 5.1(i), and (iii) there are no commission agreements pertaining to any such Lease
extensions or renewals that will be binding on Purchaser after Closing except as set forth on Schedule 5.1(i).

 

(j)Seller
is not a person with whom Purchaser is prohibited from engaging in this transaction due to any United States government embargos,
sanctions, or terrorism or money laundering laws, including, without limitation, due to Seller being (1) subject to United States
government embargos or sanctions, (2) in violation of terrorism or money laundering laws, or (3) listed on a published United States
government list (e.g., Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control
or other lists of similar import).

 

    	PURHCASE AGREEMENT	Page 13	 

    	 

    
 

(k)All
Personal Property set forth on Schedule 1.1(c) is owned by Seller free and clear of all liens, security interests, and encumbrances.

 

(l)To
Seller's knowledge, the rent roll provided to Purchaser and the rent roll to be delivered at the Closing each are true, correct
and complete in all material respects as of the respective dates thereof.

 

(m)Seller
has not given or received written notice of any event of default under the Leases or Contracts.

 

(n)To
Seller's knowledge, (i) Seller has not received any written notice of default from the tenant (or any occupant) under the Avelo
Lease or any written notice of a default from the Las Colinas Association with respect to the Property; and (ii) Seller is not
aware of any event that with the giving of notice or the passage of time would cause Seller, as landlord, to deliver a notice of
default to the tenant (or any occupant) under the Avelo Lease.

 

5.2.Notice
of Breach.

 

(a)To
the extent that, before the expiration of the Inspection Period, Purchaser obtains actual knowledge or is deemed to know that Seller's
representations and warranties are inaccurate, untrue or incorrect in any way, such representations and warranties shall be deemed
modified to reflect such actual or deemed knowledge as of the end of the Inspection Period. For purposes hereof, Purchaser shall
be deemed to know all information set forth in the written materials delivered or made available to Purchaser in respect of the
Property.

 

(b)If
after the expiration of the Inspection Period but prior to the Closing, Purchaser first obtains actual knowledge that any of the
representations or warranties made herein by Seller are untrue, inaccurate or incorrect in any material respect, Purchaser shall
give Seller written notice thereof within five (5) days after obtaining such actual knowledge (but, in any event, prior to the
Closing). In such event, Seller shall have the right (but not the obligation) to attempt to cure such misrepresentation or breach
and shall, at its option, be entitled to a reasonable adjournments of the Closing (not to exceed thirty (30) days) for the purpose
of such cure. If Seller elects to attempt to so cure but is unable to so cure any misrepresentation or breach of warranty, then
Purchaser, as its sole remedy for any and all such materially untrue, inaccurate or incorrect representations or warranties, shall
elect either (i) to waive such misrepresentations or breaches of representations and warranties and consummate the transaction
contemplated hereby without any reduction of or credit against the Purchase Price except as may be agreed by the parties hereto,
or (ii) if Purchaser first obtained actual knowledge of such material misrepresentation or breach of warranty after the end of
the Inspection Period, to terminate this Agreement in its entirety by written notice given to Seller on the Closing Date, in which
event this Agreement shall be terminated, the Earnest Money shall be returned to Purchaser, and thereafter neither party shall
have any further rights or obligations hereunder except as provided in any section hereof that by its terms expressly provides
that it survives any termination of this Agreement.

 

    	PURHCASE AGREEMENT	Page 14	 

    	 

    
 

5.3.Survival
of Representations. It is the intent of Seller and Purchaser that the representations and warranties made by Seller in Section
5.1 above (the "Seller Obligations") shall survive Closing for a period of one (1) year after the date of Closing. Accordingly,
Purchaser and Seller hereby agree that, notwithstanding any provision of this Agreement or any provision of law to the contrary,
any action which may be brought under this Agreement by Purchaser against Seller for breach of any Seller Obligations shall be
forever barred unless Purchaser (a) delivers to Seller no later than one (1) year after the date of Closing a written notice of
its claim setting forth in reasonable detail the factual basis for such claim and Purchaser's good faith estimate of its damages
arising out of such claim, and (b) files a complaint or petition against Seller alleging such claim in an appropriate state or
federal court in Dallas County, Texas, no later than two (2) years after the date of Closing. In no event shall Seller be liable
after the date of Closing for its breach of any Seller Obligations if such breach was actually known to Purchaser prior to the
completion of Closing. With respect to any matter constituting breach of a Seller Obligation, Purchaser may, but shall not be
obligated to, first seek any available recovery under any insurance policies, service contracts and Leases prior to seeking recovery
from Seller, and Seller shall not be liable to Purchaser if Purchaser's claim is satisfied from such insurance policies, service
contracts or Leases. Seller's liability for breach of any Seller Obligations shall be limited as follows: (i) Seller shall have
liability for breach of Seller Obligations only if the valid claims for all such breaches collectively aggregate more than Twenty-Five
Thousand Dollars ($25,000.00), in which event the full amount of such claims shall be actionable, and (ii) Seller's aggregate
liability to Purchaser for breaches of the Seller Obligations shall not exceed the amount of Five Hundred Thousand Dollars ($500,000.00)
(the "Cap"), it being agreed that in no event shall Seller's aggregate liability for such breaches exceed the amount
of the Cap.

 

5.4.Covenants
of Seller. Seller hereby covenants as follows:

 

(a)Between
the Effective Date and the Closing Date, Seller shall maintain the Property in its present condition, ordinary wear and tear excepted;

 

(b)Between
the Effective Date and the Closing Date, Seller shall maintain all casualty, liability and hazard insurance currently in force
with respect to the Property; and

 

(c)Between
the Effective Date and the Closing Date, Seller shall lease, operate, manage and enter into contracts with respect to the Property,
in the same manner done by Seller prior to the date hereof, maintaining present services and sufficient supplies and equipment
for the operation and maintenance of the Property in the same manner as prior to the date hereof; provided, however, that Seller
shall not enter into any service contract that cannot be terminated within thirty (30) days notice. Seller shall terminate, by
giving notice at Closing, any service contracts that Purchaser does not elect to assume (which election shall be made in writing
by Purchaser to Seller on or prior to the expiration of the Inspection Period), provided that Seller shall be responsible for any
termination fees incurred in connection with the same. Seller will perform and discharge its material obligations under the Leases
and Contracts. After the expiration of the Inspection Period, Seller shall not extend the term of or terminate the Avelo Lease
without Purchaser's reasonable approval.

 

    	PURHCASE AGREEMENT	Page 15	 

    	 

    
 

(d)A
copy of each Lease presented to Seller between the expiration of the Inspection Period and the Closing Date for its approval and
execution will be submitted to Purchaser prior to execution by Seller. Purchaser agrees to notify Seller in writing within ten
(10) business days after its receipt of each such Lease of either its approval or disapproval thereof, including all Tenant Inducement
Costs and leasing commissions to be incurred in connection therewith. In the event Purchaser informs Seller that Purchaser does
not approve any such Lease, which approval shall not be unreasonably withheld, Seller shall have the option to cancel this Agreement
by written notice thereof to Purchaser within five (5) business days after Seller's receipt of written notice of Purchaser's disapproval
of any such Lease, and upon refund and payment of the Earnest Money to Purchaser, neither party shall have any further liability
or obligation hereunder. In the event Purchaser fails to notify Seller in writing of its approval or disapproval of any such Lease
within the ten-day period for such purpose set forth above, such failure shall be deemed the approval by Purchaser of such Lease.
At Closing, Purchaser shall reimburse Seller for any Tenant Inducement Costs or leasing commissions incurred by Seller pursuant
to a new Lease approved (or deemed approved) by Purchaser.

 

(e)Seller
shall neither transfer nor remove any Personal Property or fixtures listed on Schedule 1.1(c) from the Property, except for any
of such Personal Property as is replaced by Seller by an article of equal suitability and value, free and clear of any lien or
security interest.

 

(f)Seller
shall give Purchaser prompt notice of (i) any written notice of litigation filed against the Property, (ii) any written notice
of a material special assessment from a governmental entity against the Property, and (iii) any material written notice from the
tenant under the Avelo Lease and/or any other occupant of the space covered by such lease.

 

5.5.Actual
Knowledge of Seller. All references in this Agreement to the "actual knowledge" of Seller or "to Seller's knowledge"
shall refer only to the actual knowledge of the Designated Employee (as hereinafter defined) of the Dallas, Texas office of Seller
and shall not be construed to refer to the knowledge of any other officer, agent or employee of Seller or any affiliate of Seller
or to impose upon such Designated Employee any duty to investigate the matter to which such actual knowledge, or the absence thereof,
pertains. As used herein, the term "Designated Employee" shall refer to Mark Flynt, an employee of Seller who has responsibility
for overseeing the management of the Property, among other assets of Seller. Seller represents and warrants to Purchaser that
the Designated Employee is the agent or representative of Seller with the greatest supervisory authority with respect to the Property.

 

5.6.Covenants
of Purchaser. Purchaser hereby covenants as follows:

 

(a)During
the Inspection Period, Purchaser shall obtain a "Phase I" environmental report prepared for and at the expense of Purchaser
with respect to the Property by an environmental consultant selected by Purchaser.

 

(b)If
requested to do so by Seller in writing, at Closing (or upon termination of this Agreement prior to Closing), Purchaser shall deliver
to Seller copies of any environmental reports, engineering reports, structural reports or other due diligence materials prepared
by third parties obtained by Purchaser with respect to the Property.

 

    	PURHCASE AGREEMENT	Page 16	 

    	 

    
 

(c)Purchaser
is currently in compliance with, and shall at all times during the term of this Agreement (including any extension thereof) remain
in compliance with, the regulations of OFAC and any statute, executive order (including the September 24, 2001, Executive Order
Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental
action relating thereto.

 

5.7.Tenant
Estoppels. Prior to the Effective Date, Seller delivered to Purchaser an estoppel certificate executed by Avelo, a copy of
which is attached hereto as Exhibit I and made a part hereof for all purposes (the "Avelo Estoppel Certificate").
The parties hereby acknowledge that Purchaser has accepted the Avelo Estoppel Certificate.

 

ARTICLE VI.

DEFAULT; REMEDIES

 

6.1.Default
of Purchaser. In the event Purchaser fails to perform its obligations pursuant to this Agreement for any reason except failure
by Seller to perform hereunder or the permitted termination hereof by Purchaser or Seller in accordance with the express provisions
hereof, Seller shall be entitled, as its sole remedy, to terminate this Agreement and recover the Earnest Money as liquidated
damages and not as a penalty, in full satisfaction of claims against Purchaser hereunder. Seller and Purchaser agree that Seller's
damages resulting from Purchaser's default are difficult, if not impossible, to determine and that the Earnest Money is a fair
estimate of those damages which has been agreed to in an effort to cause the amount of said damages to be certain. In the event
of Purchaser's default and notwithstanding anything in this Section 6.1 to the contrary, Seller shall have all remedies available
at law or in equity in the event Purchaser or any party related to or affiliated with Purchaser is asserting any claims or right
to the Property that would otherwise delay or prevent Seller from having clear, indefeasible and marketable title to the Property.

 

6.2.Default
of Seller. In the event Seller fails to perform its obligations pursuant to this Agreement for any reason except failure by
Purchaser to perform hereunder or the permitted termination hereof by Purchaser or Seller in accordance with the express provisions
hereof, Purchaser may either (i) terminate this Agreement by giving Seller timely written notice of such election prior to or
at Closing, in which event Purchaser shall be entitled to receive back the Earnest Money (together with all interest earned thereon)
or (ii) seek specific performance; provided, however, if specific performance is not an available remedy of Purchaser due to Seller
intentionally selling the Property to a third party purchaser and Purchaser is not in default under this Agreement, then Purchaser
may pursue a claim against Seller for damages. The remedies set forth in this Section 6.2 shall be the sole and exclusive remedies
available to Purchaser for Seller's failure to close the transaction which is the subject of this Agreement in accordance with
the provisions of this Agreement.

 

    	PURHCASE AGREEMENT	Page 17	 

    	 

    
 

6.3.Post-Closing
Remedies. Notwithstanding the provisions of Sections 6.1 and 6.2 above, in the event that after the termination of this Agreement
or after Closing, as the case may be, a party (the "Defaulting Party") breaches an obligation hereunder which is expressly
stated herein to survive the termination of this Agreement or Closing, as the case may be, the Defaulting Party shall be liable
to the other party (the "Non-Defaulting Party") for the direct, actual damages incurred by the Non-Defaulting Party
as a direct result of such breach. In no event shall the Non-Defaulting Party be entitled to recover from the Defaulting Party
any punitive, consequential or speculative damages.

 

ARTICLE VII.

RISK OF LOSS

 

7.1.Minor
Damage. In the event of loss or damage to the Property or any portion thereof (the "premises in question") which
is not "major" (as hereinafter defined), this Agreement shall remain in full force and effect provided Seller, at Seller's
option, (i) performs any necessary repairs at Seller's sole cost and expense; (ii) assigns to Purchaser all of Seller's right,
title and interest to any claims and proceeds Seller may have with respect to any casualty insurance policies (with a credit to
Purchaser for any deductible) or condemnation awards relating to the premises in question; or (iii) reduces the cash portion of
the Purchase Price in an amount equal to the cost of such repairs, Seller thereby retaining all of Seller's right, title and interest
to any claims and proceeds Seller may have with respect to any casualty insurance policies or condemnation awards relating to
the premises in question. In the event that Seller elects to perform repairs upon the Property, Seller shall use commercially
reasonable efforts to complete such repairs promptly and the date of Closing shall be extended a reasonable time in order to allow
for the completion of such repairs.

 

7.2.Major
Damage. In the event of a "major" loss or damage, either Seller or Purchaser may terminate this Agreement by written
notice to the other party, in which event the Earnest Money shall be returned to Purchaser. If neither Seller nor Purchaser elects
to terminate this Agreement within ten (10) days after Seller sends Purchaser written notice of the occurrence of major loss or
damage, then Seller and Purchaser shall be deemed to have elected to proceed with Closing, in which event Seller shall, at Seller's
option, either (a) perform any necessary repairs at Seller's sole cost and expense, or (b) assign to Purchaser all of Seller's
right, title and interest to any claims and proceeds Seller may have with respect to any casualty insurance policies (with a credit
to Purchaser for any deductible) or condemnation awards relating to the premises in question. In the event that Seller elects
to perform repairs upon the Property, Seller shall use reasonable efforts to complete such repairs promptly and the date of Closing
shall be extended a reasonable time in order to allow for the completion of such repairs. Upon Closing, full risk of loss with
respect to the Property shall pass to Purchaser. For purposes of Sections 7.1 and 7.2, "major" loss or damage refers
to the following: (i) loss or damage to the Property or any portion thereof such that the cost of repairing or restoring the premises
in question to a condition substantially identical to that of the premises in question prior to the event of damage would be,
in the certified opinion of a mutually acceptable architect, equal to or greater than One Million Dollars ($1,000,000.00), (ii)
any loss due to a condemnation which permanently and materially impairs the current use of the Property, (ii) an event that permits
the termination of the Avelo Lease, or (iii) any loss which would take longer than eighteen (18) months to repair or restore the
premises in question.

 

    	PURHCASE AGREEMENT	Page 18	 

    	 

    
 

7.3.Uniform
Vendor and Purchaser Risk Act Not Applicable. It is the express intent of the parties hereto that the provisions of Sections
7.1 and 7.2 govern the rights of the parties in the event of damage to or condemnation of the Property and that the Uniform Vendor
and Purchaser Risk Act (Section 5.007 of the Texas Property Code) not apply to this Agreement.

 

ARTICLE VIII.

DISCLAIMERS AND WAIVERS

 

8.1.No
Reliance on Documents. Except as expressly stated herein, Seller makes no representation or warranty as to the truth, accuracy
or completeness of any materials, data or information delivered by Seller to Purchaser in connection with the transaction contemplated
hereby (including specifically, without limitation, the Property Documents). Purchaser acknowledges and agrees that all materials,
data and information delivered by Seller to Purchaser in connection with the transaction contemplated hereby (including specifically,
without limitation, the Property Documents) are provided to Purchaser as a convenience only and that any reliance on or use of
such materials, data or information by Purchaser shall be at the sole risk of Purchaser, except as otherwise expressly stated
herein. Without limiting the generality of the foregoing provisions, if any budget or similar document is delivered by Seller
to Purchaser, Seller makes no representation or warranty as to the accuracy thereof, nor shall any such document be construed
to impose upon Seller any duty to spend the amounts set forth in such budget or other document.

 

8.2.Disclaimers.
EXCEPT AS 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, EXPRESS 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 WARRANTY OF TITLE TO BE SET FORTH IN THE DEED), ZONING, TAX CONSEQUENCES, 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 PURCHASER, OR ANY OTHER MATTER OR THING REGARDING THE PROPERTY. PURCHASER ACKNOWLEDGES AND AGREES THAT UPON CLOSING SELLER
SHALL SELL AND CONVEY TO PURCHASER AND PURCHASER SHALL ACCEPT THE PROPERTY "AS IS, WHERE IS, WITH ALL FAULTS," EXCEPT
TO THE EXTENT EXPRESSLY PROVIDED OTHERWISE IN THIS AGREEMENT. EXCEPT FOR EXPRESS WARRANTIES SET FORTH IN THIS AGREEMENT, PURCHASER
HAS NOT RELIED AND WILL NOT RELY ON, AND SELLER IS NOT LIABLE FOR OR BOUND BY, ANY EXPRESS OR IMPLIED WARRANTIES, GUARANTIES,
STATEMENTS, REPRESENTATIONS OR INFORMATION PERTAINING TO THE PROPERTY OR RELATING THERETO 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, VERBALLY OR IN WRITING, UNLESS SPECIFICALLY SET FORTH IN THIS AGREEMENT. PURCHASER REPRESENTS TO SELLER
THAT PURCHASER 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 PURCHASER 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, PURCHASER 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 PURCHASER'S INVESTIGATIONS,
AND PURCHASER, UPON CLOSING, SHALL BE DEEMED TO HAVE WAIVED, RELINQUISHED AND RELEASED SELLER 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 PURCHASER MIGHT HAVE ASSERTED OR ALLEGED AGAINST
SELLER AT ANY TIME BY REASON OF OR ARISING OUT OF ANY CONSTRUCTION DEFECTS, PHYSICAL CONDITIONS, VIOLATIONS OF ANY APPLICABLE
LAWS (INCLUDING ANY ENVIRONMENTAL LAWS) AND ANY AND ALL OTHER ACTS, OMISSIONS, EVENTS, CIRCUMSTANCES OR MATTERS REGARDING THE
PROPERTY; PROVIDED, HOWEVER, THAT THE FOREGOING PROVISION SHALL NOT BE CONSTRUED TO LIMIT ANY REMEDY PROVIDED TO PURCHASER UNDER
SECTION 6.3 OF THIS AGREEMENT.

 

    	PURHCASE AGREEMENT	Page 19	 

    	 

    
 

8.3.Waivers
of Deceptive Trade Practices Act. Purchaser acknowledges and agrees, on its own behalf and on behalf of its assigns and successors,
that the Texas Deceptive Trade Practices — Consumer Protection Act, Subchapter E of Chapter 17 of the Texas Business and
Commerce Code (the "DTPA"), is not applicable to this transaction. Accordingly, Purchaser's rights and remedies with
respect to this transaction, and with respect to all acts or practices of the other, past, present or future, in connection with
this transaction, shall be governed by legal principles other than the DTPA. In furtherance thereof, Purchaser agrees as follows:

 

(a)Purchaser
represents that it is a business consumer and that it seeks to acquire by purchase or lease the goods or services that are the
subject of this Agreement for commercial or business use. Purchaser further represents that it has knowledge and experience in
financial and business matters that enable it to evaluate the merits and risks of the business transaction that is the subject
of this Agreement. Purchaser also represents that it is not in a significantly disparate bargaining position in relation to Seller.

 

    	PURHCASE AGREEMENT	Page 20	 

    	 

    
 

(b)Purchaser
represents that it has been represented by legal counsel in seeking or acquiring the goods or services that are the subject of
this Agreement and that the transaction contemplated by this Agreement does not involve the purchase or lease of a family residence
occupied or to be occupied as the residence of Purchaser. Purchaser shall cause its legal counsel to sign this Agreement in the
space provided below for the purpose of complying with Section 17.42(a)(3) of the DTPA.

 

(c)Purchaser
agrees, on its own behalf and on behalf of its assigns and successors, that all of its rights and remedies under the DTPA are WAIVED
AND RELEASED, including specifically, without limitation, all rights and remedies resulting from or arising out of any and all
acts or practices of Seller in connection with this transaction, whether such acts or practices occur before or after the execution
of this Agreement; provided, however, notwithstanding anything to the contrary herein, in accordance with Section 17.42 of the
DTPA, Purchaser does not waive Section 17.555 of the DTPA.

 

8.4.Effect
and Survival of Disclaimers. Seller has informed Purchaser that the compensation to be paid to Seller for the Property has
been decreased to take into account that the Property is being sold subject to the provisions of this Article VIII. Seller and
Purchaser agree that the provisions of this Article VIII shall survive Closing.

 

ARTICLE IX.

MISCELLANEOUS

 

9.1.Broker.
Seller and Purchaser represent each to the other that each has had no dealings with any broker, finder or other party concerning
Purchaser's purchase of the Property except Jones Lang LaSalle and James C. Leslie (or his designee) provided that the total fee
payable to James C. Leslie and any designee shall not exceed one percent (1%) of the Purchase Price ("Brokers"). If
(and only if) the transaction that is the subject of this Agreement is consummated, Seller shall pay a commission to Brokers pursuant
to separate written agreements between Seller and Brokers. Seller and Purchaser each hereby agree to indemnify and hold the other
harmless from all loss, cost, damage or expense (including reasonable attorney's fees) incurred by the other as a result of any
claim arising out of the acts of the indemnifying party (or others on its behalf) for a commission, finder's fee or similar compensation
made by any broker, finder or any party who claims to have dealt with such party except Brokers. The foregoing representations
and warranties contained in this Section shall survive the Closing. The Texas Real Estate License Act requires written notice
to Purchaser that it should have an attorney examine an abstract of title to the property being purchased or obtain a title insurance
policy. Notice to that effect is, therefore, hereby given to Purchaser.

 

9.2.ERISA.
Purchaser represents that Purchaser is not an employee benefit plan or a governmental plan or a party in interest of either such
a plan, and that the funds being used to acquire the Property are not plan assets or subject to state laws regulating investments
of and fiduciary obligations with respect to a governmental plan. As used herein, the terms "employee benefit plan,"
"party in interest," "plan assets" and "governmental plan" shall have the respective meanings assigned
to such terms in ERISA, and the term "ERISA" shall mean the Employee Retirement Income Security Act of 1974, as amended,
and the regulations promulgated in connection therewith. Upon the request of Seller, Purchaser shall deliver to Seller at Closing
a certificate stating that the foregoing representations are true and correct and containing an agreement by Purchaser to indemnify
Seller against any inaccuracy in such representations. The foregoing covenants shall survive Closing.

 

    	PURHCASE AGREEMENT	Page 21	 

    	 

    
 

9.3.Assignment.
Purchaser may not assign its rights under this Agreement to anyone other than a Permitted Assignee (as hereinafter defined) without
first obtaining Seller's written approval which may be given or withheld in Seller's sole discretion. Subject to the conditions
set forth in this Section 9.3, Purchaser may assign its rights under this Agreement to a Permitted Assignee without the prior
written consent of Seller. In the event that Purchaser desires to assign its rights under this Agreement to a Permitted Assignee,
Purchaser shall send written notice to Seller prior to the effective date of such assignment stating the name and, if applicable,
the constituent persons or entities of the Permitted Assignee. Such assignment shall not become effective until such Permitted
Assignee executes an instrument reasonably satisfactory to Seller in form and substance whereby the Permitted Assignee expressly
assumes each of the obligations of Purchaser under this Agreement, including specifically, without limitation, all obligations
concerning the Earnest Money. No assignment shall release or otherwise relieve Purchaser from any obligations hereunder. For purposes
of this Section 9.3, the term "Permitted Assignee" shall mean an affiliate or subsidiary of Fairways JC Central, LLC
or a special purpose entity formed by Fairways JC Central, LLC or the principals of Fairways JC Central, LLC. Notwithstanding
anything to the contrary contained herein, Purchaser shall not have the right to assign this Agreement to any assignee which,
in the reasonable judgment of Seller, will cause the transaction contemplated hereby or any party thereto to violate the requirements
of ERISA. In order to enable Seller to make such determination, Purchaser shall cause to be delivered to Seller such information
as is requested by Seller with respect to a proposed assignee and the constituent persons or entities of any proposed assignee,
including specifically, without limitation, any pension or profit sharing plans related thereto.

 

9.4.Confidentiality.
The information supplied to or made available to Purchaser by Seller pursuant to this Agreement shall not be released or disclosed
to any other parties unless and until this transaction has closed without the prior written consent of Seller unless such information
was generally available to the public, such information was known to be non-confidential by Purchaser prior to disclosure by Seller,
such information was obtained by Purchaser from a third party who is not bound by the obligation of confidentiality, or Purchaser
is obligated to disclose such information by a court or governmental authority. Purchaser shall be permitted to disclose the information
supplied by Seller to Purchaser's employees, officers, financial advisors, consultants, partners, affiliates, lenders, brokers
and attorney. In the event that this transaction is not closed for any reason, then (a) Purchaser shall refrain, and shall cause
its agents, representatives and accountants to refrain, from disclosing all such information to any other party, (b) Purchaser
shall promptly return to Seller any statements, documents, schedules, exhibits or other written information obtained from Seller
in connection with this Agreement or the transaction contemplated herein or shall dispose of all such information, and (c) notwithstanding
anything to the contrary contained elsewhere in this Agreement, the covenant set forth in the foregoing clauses (a) and (b) shall
survive any termination of this Agreement. In no event shall Purchaser issue any press releases prior to or in connection with
the Closing regarding any of the terms contained herein or the transactions contemplated herein without the consent of Seller.
Seller and Purchaser shall issue a joint press release at Closing. In the event of a breach or threatened breach by Purchaser
or its agents or representatives of this Section 9.4, Seller shall be entitled to an injunction restraining Purchaser or its agents
or representatives from disclosing, in whole or in part, such confidential information. Nothing herein shall be construed as prohibiting
Seller from pursuing any other available remedy at law or in equity for such breach or threatened breach.

 

    	PURHCASE AGREEMENT	Page 22	 

    	 

    
 

9.5.Notice.
All notices required or permitted hereunder shall be in writing and shall be served on the parties at the following address:

 

	If to Seller:	Behringer Harvard 250/290 Carpenter LP
	 	Attention: Mark Flynt
	 	15601 Dallas Parkway, Suite 600
	 	Addison, Texas 75001
	 	Facsimile: 214.655.1610
	 	Email: mflynt@behringerharvard.com
	 	 
	With a copy to:	Powell Coleman & Arnold LLP
	 	Attention: Carol D. Satterfield
	 	8080 North Central Expressway, Suite 1380
	 	Dallas, Texas 75001
	 	Facsimile: 214.365.7111
	 	Email: csatterfield@pcallp.com
	 	 
	If to Purchaser:	Fairways JC Central, LLC
	 	Attn: Brant Bryan
	 	16250 Knoll Trail Drive, Suite 111
	 	Dallas, Texas 75248
	 	Facsimile: 972.250.1387
	 	Email: bbryan@fairwaysequities.com
	 	 
	With a copy to:	Wolverine Interests, LLC
	 	Attn: Cathy Sweeney
	 	16250 Knoll Trail Drive, Suite 102
	 	Dallas, Texas 75248
	 	Facsimile: 972.250.1645
	 	Email: csweeney@wolverineinterests.com
	 	 
	With a copy to:	Raymond J. Kane
	 	Kane Russell Coleman & Logan PC
	 	1601 Elm Street, Suite 3700
	 	Dallas, Texas 75201
	 	Facsimile: 214.777.4299
	 	Email: rkane@krcl.com

  

    	PURHCASE AGREEMENT	Page 23	 

    	 

    

 

Any such notices shall be either (a) sent
by certified mail, return receipt requested, in which case notice shall be deemed delivered upon receipt, or (b) sent by a nationally
recognized overnight courier, in which case it shall be deemed delivered one business day after deposit with such courier, (c)
by facsimile transmission, in which case notice shall be deemed delivered upon receipt of confirmation of transmission and provided
a copy is also delivered via email transmission, or (d) delivered by hand delivery, in which case it shall be deemed delivered
upon receipt. The above addresses may be changed by written notice to the other party; provided, however, that no notice of a change
of address shall be effective until actual receipt of such notice. Copies of notices are for informational purposes only, and a
failure to give or receive copies of any notice shall not be deemed a failure to give notice.

 

9.6.Time
of Essence. Time is of the essence in this Agreement.

 

9.7.Counterparts.
This Agreement may be executed in two or more counterparts, each of which shall be deemed an original, but all of which together
shall constitute one and the same instrument.

 

9.8.Captions.
The captions in this Agreement are inserted for convenience of reference and in no way define, describe or limit the scope or
intent of this Agreement or any of the provisions hereof.

 

9.9.Binding
Effect. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective legal representatives,
successors and permitted assigns.

 

9.10.Entire
Agreement; Modifications. This Agreement contains the entire agreement between the parties relating to the transactions contemplated
hereby and all prior or contemporaneous agreements, understandings, representations or statements, oral or written, are superseded
hereby. No waiver, modification amendment, discharge or change of this Agreement shall be valid unless the same is in writing
and signed by the party against which the enforcement of such modification, waiver, amendment discharge or change is sought.

 

9.11.Partial
Invalidity. Any provision of this Agreement which is unenforceable or invalid or the inclusion of which would affect the validity,
legality or enforcement of this Agreement shall be of no effect, but all the remaining provisions of this Agreement shall remain
in full force and effect.

 

9.12.Discharge
of Obligations. Except as otherwise expressly provided herein, the acceptance of the Deed by Purchaser at Closing shall be
deemed to be a full performance and discharge of every representation, warranty and covenant made by Seller herein and every agreement
and obligation on the part of Seller to be performed pursuant to the provisions hereof, and such representations, warranties and
covenants shall be deemed to merge into the documents delivered at Closing.

 

9.13.Limited
Liability. Purchaser agrees that it does not have and will not have any claims or causes of action against any disclosed or
undisclosed officer, director, employee, trustee, shareholder, partner, principal, parent, subsidiary or other affiliate of Seller,
or any officer, director, employee, trustee, shareholder, partner or principal of any such parent, subsidiary or other affiliate
(collectively, "Sellers' Affiliates"), arising out of or in connection with this Agreement or the transactions contemplated
hereby. Purchaser agrees to look solely to Seller and its assets for the satisfaction of any liability or obligation arising under
this Agreement or the transactions contemplated hereby, or for the performance of any of the covenants, warranties or other agreements
contained herein, and further agrees not to sue or otherwise seek to enforce any personal obligation against any of Sellers' Affiliates
with respect to any matters arising out of or in connection with this Agreement or the transactions contemplated hereby. The provisions
of this Section 9.13 shall survive the termination of this Agreement and the Closing.

 

    	PURHCASE AGREEMENT	Page 24	 

    	 

    
 

9.14.No
Third Party Rights. Nothing in this Agreement, express or implied, is intended to confer upon any person, other than the parties
hereto and their respective successors and assigns, any rights or remedies under or by reason of this Agreement.

 

9.15.Further
Assurances. Both Seller and Purchaser agree that it will without further consideration execute and deliver such other documents
and take such other action, whether prior or subsequent to Closing, as may be reasonably requested by the other party to consummate
more effectively the transactions contemplated hereby.

 

9.16.Construction.
The parties acknowledge that the parties and their counsel have reviewed and revised this Agreement and that the normal rule of
construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation
of this Agreement or any exhibits or amendments hereto.

 

9.17.Calculation
of Time Periods. Unless otherwise specified, in computing any period of time described in this Agreement, the day of the act
or event after which the designated period of time begins to run is not to be included and the last day of the period so computed
is to be included, unless such last day is a Saturday, Sunday or legal holiday under the laws of the State of Texas, in which
event the period shall run until the end of the next day which is neither a Saturday, Sunday or legal holiday. The final day of
any such period shall be deemed to end at 5 p.m., Dallas, Texas time.

 

9.18.Applicable
Law. THIS AGREEMENT IS PERFORMABLE IN DALLAS COUNTY, TEXAS, AND SHALL IN ALL RESPECTS BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE
WITH, THE SUBSTANTIVE FEDERAL LAWS OF THE UNITED STATES AND THE LAWS OF THE STATE OF TEXAS. PURCHASER HEREBY IRREVOCABLY SUBMITS
TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT SITTING IN DALLAS COUNTY, TEXAS, IN ANY ACTION OR PROCEEDING ARISING OUT OF
OR RELATING TO THIS AGREEMENT AND HEREBY IRREVOCABLY AGREES THAT ALL CLAIMS IN RESPECT OF SUCH ACTION OR PROCEEDING SHALL BE HEARD
AND DETERMINED IN A STATE OR FEDERAL COURT SITTING IN DALLAS COUNTY, TEXAS. IF EITHER PARTY SHALL EMPLOY AN ATTORNEY TO ENFORCE
OR DEFINE THE RIGHTS OF SUCH PARTY HEREUNDER, THE PREVAILING PARTY SHALL BE ENTITLED TO RECOVER FROM THE NONPREVAILING PARTY ALL
OF ITS REASONABLE EXPENSES, INCLUDING REASONABLE ATTORNEYS' FEES. PURCHASER AND SELLER AGREE THAT THE PROVISIONS OF THIS SECTION
SHALL SURVIVE THE CLOSING OF THE TRANSACTION CONTEMPLATED BY THIS AGREEMENT.

 

    	PURHCASE AGREEMENT	Page 25	 

    	 

    
 

9.19.Municipal
Utility District Notices. Purchaser agrees that if the Property or any portion thereof is located in a municipal utility district,
Purchaser will, within five (5) days after request by Seller, execute any and all notices which, in the opinion of counsel for
Seller, are required by law to be given to Purchaser with respect to the Property.

 

9.20.Exhibits
and Schedules. The following schedules or exhibits attached hereto (herein sometimes being referred to as "Exhibit")
shall be deemed to be an integral part of this Agreement:

 

	Exhibit A	Legal Description
	Exhibit B	Property Documents
	Exhibit C	Special Warranty Deed
	Exhibit D	Bill of Sale
	Exhibit E	Assignment and Assumption of Leases and Security Deposits
	Exhibit F	Assignment and Assumption of Intangible Property and Other Rights
	Exhibit G	Tenant Notice Letters
	Exhibit H	FIRPTA Affidavit
	Exhibit I	Avelo Estoppel Certificate
	Schedule 1.1(c)	Personal Property
	Schedule 5.1(e)	Existing Leases
	Schedule 5.1(i)	Leasing Commissions

 

9.21.Tender
of Offer. Upon execution of this Agreement by Purchaser and delivery of same to Seller, this Agreement shall constitute an
offer which has been submitted by Purchaser to Seller for Seller's approval. By executing this Agreement and submitting same to
Seller, Purchaser acknowledges and agrees as follows: (a) this Agreement may be approved or disapproved by Seller in its sole
and unfettered discretion, with Seller having the right to disapprove this Agreement for any reason whatsoever, and (b) Seller's
approval of this Agreement shall be evidenced only by Seller's execution of this Agreement and delivery of a counterpart hereof
executed by both Seller and Purchaser to the Title Company. Purchaser acknowledges that Purchaser has not, will not and cannot
rely upon any other statement or action of Seller or its representatives as evidence of Seller's approval of this Agreement.

 

9.22.Like
Kind Exchange. In the event that Seller elects to sell the Property as part of a like kind exchange pursuant to Section 1031
of the Internal Revenue Code, Purchaser agrees to cooperate with Seller in connection therewith and to execute and deliver all
documents which reasonably may be required to effectuate such exchange as a qualified transaction pursuant to Section 1031 of
the Code; provided that: (a) the Closing shall not be delayed; (b) Purchaser incurs no additional cost or liability in connection
with the like-kind exchange; (c) Seller pays all costs associated with the like-kind exchange; and (d) Purchaser is not obligated
to take title to any property other than the Property.

 

9.23.Exclusivity.
Until the transaction contemplated herein is closed or this Agreement is terminated, Seller shall not enter into a contract or
agreement for the sale of the Property with any other party.

 

    	PURHCASE AGREEMENT	Page 26	 

    	 

    
 

[SIGNATURES FOLLOW ON NEXT PAGE]

 

    	PURHCASE AGREEMENT	Page 27	 

    	 

    
 

IN WITNESS WHEREOF,
the parties hereto have executed this Agreement to be effective as of the day and year first above written.

 

	 	SELLER:
	 	 
	 	BEHRINGER HARVARD 250/290 CARPENTER 

LP, a Texas limited partnership

 

	 	By: 	Behringer Harvard 250/290 Carpenter GP, 

LLC, a Texas limited liability company,
	 		its general partner

 

	 	 	By:	 
	 	 	 	 
	 	 	Name:	 
	 	 	 	 
	 	 	Title:	 
	 	 	 	 
	 	 	 	 

 

	 	PURCHASER:
	 	 
	 	 
	 	FAIRWAYS JC CENTRAL, LLC,
	 	a Texas limited liability company

 

	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

 

 

ACKNOWLEDGMENT
BY TITLE COMPANY

 

The Title Company hereby
acknowledges receipt of (a) a counterpart of this Agreement executed by Seller and Purchaser on the ___ day of August, 2012, and
(b) Earnest Money from Purchaser in the amount of One Million Dollars ($1,000,000.00) on the ___ day of August, 2012.

 

	 	CHICAGO TITLE INSURANCE COMPANY

 

	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

    	PURHCASE AGREEMENT	Page 28	 

    	 

    

 

EXHIBIT A

 

LEGAL DESCRIPTION

 

 

 

    	PURHCASE AGREEMENT	Exhibit A - Page 1	 

    	 

    
 

 

 

    	PURHCASE AGREEMENT	Exhibit A - Page 2	 

    	 

    
 

EXHIBIT B

 

PROPERTY DOCUMENTS

 

Seller shall deliver the following to Purchaser
through a secure website or make available at the Property to the extent in Seller's possession:

 

1.Copies of all
Leases, including any and all modifications or amendments thereto.

 

2.A rent roll for
the Property for the month in which this Agreement is executed, or if not yet available, the most recently available month, in
the form customarily prepared for Seller by the current manager of the Property.

 

3.Copies of all
vendor and service contracts to which Seller is a party that are currently in effect with respect to the Property, including, but
not limited to, all agreements for the provision of janitorial, maintenance, trash removal, landscaping and security services,
to the extent in Seller's possession.

 

4.Copies of all
leasing commission agreements with respect to the Property to which Seller is a party.

 

5.Operating statements
for the Property for the most recent twelve (12) months (or the period of Seller's ownership of the Property, if less) in the format
customarily prepared for Seller by the current manager of the Property.

 

6.An inventory
of the Personal Property, if any, to be conveyed to Purchaser at Closing.

 

7.Copies of the
ad valorem and personal property tax statements covering the Property for the current tax year (if available) and for the previous
two (2) years (or the period of Seller's ownership of the Property, if less).

 

8.All Governmental
licenses and permits issued to Seller with respect to the Property to the extent in Seller's possession, including specifically,
without limitation, building permits, certificates of occupancy, and special or conditional use permits in Seller's possession.

 

9.Plans and specifications
for the Improvements, including the buildings and garages, to the extent in Seller's possession.

 

10.Copies of all
guaranties and warranties covering the Property, to the extent in Seller's possession.

 

11.Any current
environmental reports prepared for Seller with respect to the Property which are in Seller's possession.

 

12.Copies of Surveys
and Site Plans with respect to the Property which are in Seller's possession.

 

13.Any material
written notice from the tenant under the Avelo Lease and any other occupant of the space covered by such lease.

 

    	PURHCASE AGREEMENT	Exhibit B - Page 1	 

    	 

    
 

EXHIBIT C

 

SPECIAL WARRANTY DEED

 

	THE STATE OF _______________	§	 
	 	§	KNOW ALL MEN BY THESE PRESENTS:
	COUNTY OF _________________	§	 

 

THAT BEHRINGER HARVARD
_____________, a _______________ (hereinafter referred to as "Grantor"), for and in consideration of the sum of Ten Dollars
($10.00) and other good and valuable consideration to it in hand paid by ____________________, a ____________________ (hereinafter
referred to as "Grantee"), whose mailing address is ________________________________________, the receipt and sufficiency
of which consideration are hereby acknowledged, has GRANTED, BARGAINED, SOLD and CONVEYED, and by these presents does hereby GRANT,
BARGAIN, SELL and CONVEY, unto Grantee all of the real property situated in __________ County, __________, described on Exhibit
A attached hereto and made a part hereof for all purposes, together with all and singular the rights, benefits, privileges,
easements, tenements, hereditaments and appurtenances thereon or in anywise appertaining thereto, and together with all improvements
situated thereon and any right, title and interest of Grantor in and to adjacent streets, alleys and rights-of-way (said land,
rights, benefits, privileges, easements, tenements, hereditaments, appurtenances, improvements and interests being hereinafter
referred to collectively as the "Property").

 

This conveyance is
made subject to the items described on Exhibit B attached hereto (such matters being referred to herein as the "Permitted
Exceptions").

 

TO HAVE AND TO HOLD
the Property, subject to the Permitted Exceptions, as aforesaid, unto Grantee, its successors and assigns, forever; and Grantor
does hereby bind itself and its successors and assigns, to WARRANT AND FOREVER DEFEND all and singular the Property unto Grantee,
its successors and assigns, against every person whomsoever lawfully claiming or to claim the same, or any part thereof, by, through
or under Grantor, but not otherwise.

 

By acceptance of this
Special Warranty Deed, Grantee assumes payment of all property taxes on the Property for the year _____ and subsequent years.

 

    	PURHCASE AGREEMENT	Exhibit C - Page 1	 

    	 

    
 

IN WITNESS WHEREOF,
this Special Warranty Deed has been executed by Grantor to be effective as of the ___ day of _______________ 20___.

 

	 	GRANTOR:
	 	 
	 	BEHRINGER HARVARD _____________,
	 	a _______________

 

	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

 

	THE STATE OF TEXAS	§	 
	 	§	 
	COUNTY OF DALLAS	§	 

 

This instrument was
acknowledged before me on the ___ day of _______________ 20___, by ____________________, ____________________ of Behringer Harvard
_____________, a _______________, on behalf of said ____________________.

 

	 	 
	 	Notary Public

 

    	PURHCASE AGREEMENT	Exhibit C - Page 2	 

    	 

    

 

EXHIBIT D

 

BILL OF SALE

 

Seller, BEHRINGER HARVARD _____________,
a _______________ ("Seller"), having its principal place of business at Dallas, Texas, in consideration of Ten Dollars
($10.00), receipt of which is hereby acknowledged, does hereby sell, assign, transfer and set over to ____________________, a ____________________
("Purchaser"), the following described personal property, free and clear of all liens, security interests, and encumbrances,
to-wit:

 

All of the furniture, fixtures,
equipment, machines, apparatus, supplies and personal property, of every nature and description, and all replacements thereof now
owned by Seller and located in or on the real estate described on Exhibit A attached hereto and made a part hereof, as set
forth on Exhibit B attached hereto and made a part hereof, but excepting therefrom any furniture, furnishings, fixtures,
business equipment or articles of personal property belonging to tenants occupying the improvements situated on said real estate,
or otherwise excluded pursuant to the Avelo Estoppel Certificate executed by such tenants in connection with the sale and purchase
of the real property and improvements thereon described in that certain Purchase Agreement between Seller and Purchaser dated _______________,
20___.

 

EXCEPT AS SET FORTH HEREIN, SELLER MAKES
NO WARRANTY OF MERCHANTABILITY, QUALITY OR FITNESS FOR A PARTICULAR PURPOSE IN RESPECT OF THE FOREGOING PROPERTY, AND THE SAME
IS SOLD IN "AS IS, WHERE IS" CONDITION, WITH ALL FAULTS. BY EXECUTION OF THIS BILL OF SALE, PURCHASER AFFIRMS THAT IT
HAS NOT RELIED ON SELLER'S SKILL OR JUDGMENT TO SELECT OR FURNISH THE FOREGOING PROPERTY FOR ANY PARTICULAR PURPOSE, THAT SELLER
MAKES NO WARRANTY OF MERCHANTABILITY, QUALITY, OR FITNESS FOR ANY PARTICULAR PURPOSE, AND THAT THE FOREGOING PROPERTY IS BEING
SOLD TO PURCHASER WITHOUT REPRESENTATION OR WARRANTY OF ANY KIND, EXPRESS, IMPLIED OR STATUTORY.

 

IN WITNESS WHEREOF,
Seller has caused this Bill of Sale to be signed and sealed in its name by its officers thereunto duly authorized this ___ day
of _______________ 20___.

 

	 	SELLER:
	 	 
	 	BEHRINGER HARVARD _____________,
	 	a _______________
	 	 

 

	 	By: 	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

    	PURHCASE AGREEMENT	Exhibit D - Page 1	 

    	 

    

 

 

	THE STATE OF TEXAS	§	 
	 	§	 
	COUNTY OF DALLAS	§	 

 

This instrument was
acknowledged before me on the ___ day of _______________ 20___, by ____________________, ____________________ of Behringer Harvard
_____________, a _______________, on behalf of said ____________________.

 

	 	 
	 	Notary Public

 

    	PURHCASE AGREEMENT	Exhibit D - Page 2	 

    	 

    
 

EXHIBIT E

 

ASSIGNMENT AND ASSUMPTION OF LEASES AND
SECURITY DEPOSITS

 

	THE STATE OF _______________	§	 
	 	§	KNOW ALL MEN BY THESE PRESENTS:
	COUNTY OF ________________	§	 

 

BEHRINGER HARVARD _____________, a _______________
("Assignor"), in consideration of the sum of Ten Dollars ($10.00) in hand paid and other good and valuable consideration,
the receipt of which is hereby acknowledged, hereby assigns, transfers, sets over and conveys to ____________________, a ____________________
("Assignee"), all of Assignor's right, title and interest in and to all leases, including any and all security deposits
made by tenants pursuant to said leases, in effect at the real property in __________ County, __________, more particularly described
on Exhibit A attached hereto ("Existing Leases"); provided, however, that Assignor reserves and retains for itself
any and all claims and causes of action that have accrued to Assignor under Existing Leases prior to the effective date of this
Assignment of Leases and Security Deposits.

 

Assignor shall indemnify, protect, defend
and save Assignee harmless from and against any and all claims, actions, damages, liabilities, losses, costs and expenses (including
reasonable attorneys' fees) with respect to (i) any obligations, liabilities, matters or occurrences related to, arising out of,
or connect with the Existing Leases to the extent that the same accrued or occurred on or before the date hereof and (ii) any claim
brought by a Tenant as a result of an auction or any other action of Assignor with regard to the sale of a Tenant's property during
the time Assignor owned the Property.

 

IN WITNESS WHEREOF,
Assignor has executed this Assignment to be effective as of the ___ day of _______________ 20___.

 

	 	ASSIGNOR:
	 	 
	 	BEHRINGER HARVARD _____________,
	 	a  _____________

 

	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

    	PURHCASE AGREEMENT	Exhibit E - Page 1	 

    	 

    
 

	THE STATE OF TEXAS	§	 
	 	§	 
	COUNTY OF DALLAS	§	 

 

This instrument was
acknowledged before me on the ___ day of _______________ 20___, by ____________________, ____________________ of Behringer Harvard
_____________, a _______________, on behalf of said ____________________.

 

	 	 
	 	Notary Public

 

 

 

ACCEPTANCE

 

Assignee hereby accepts the foregoing Assignment
and Assumption of Leases and Security Deposits and agrees to assume, fulfill, perform and discharge all the various commitments,
obligations and liabilities of Assignor under and by virtue of the Existing Leases hereby assigned, which arise on or after the
effective date hereof, including the return of security deposits, and does hereby agree to defend, indemnify and hold harmless
Assignor from any liability, damages, causes of action, expenses and attorneys' fees incurred by Assignor by reason of the failure
of Assignee from and after the effective date hereof to fulfill, perform and discharge all of the various commitments, obligations
and liabilities of Assignor under and by virtue of the Existing Leases assigned hereunder, including the return of security deposits,
which arise on or after the effective date hereof.

 

IN WITNESS WHEREOF,
this Acceptance has been executed to be effective as of the ___ day of _______________ 20___.

 

	 	ASSIGNEE:
	 	 	 
	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

    	PURHCASE AGREEMENT	Exhibit E - Page 2	 

    	 

    
  

	THE STATE OF _______________	§	 
	 	§	
	COUNTY OF ________________	§	 

 

This instrument was
acknowledged before me on the ___ day of _______________ 20___, by ____________________, ____________________ of ____________________,
a ____________________, on behalf of said ____________________.

 

	 	 
	 	Notary Public

 

    	PURHCASE AGREEMENT	Exhibit E - Page 3	 

    	 

    
 

EXHIBIT F

 

ASSIGNMENT AND ASSUMPTION OF INTANGIBLE
PROPERTY

AND OTHER RIGHTS

 

 

	THE STATE OF _______________	§	 
	 	§	KNOW ALL MEN BY THESE PRESENTS:
	COUNTY OF ________________	§	 

 

FOR VALUE RECEIVED, BEHRINGER HARVARD _____________,
a _______________ ("Assignor"), hereby conveys, assigns, transfers, and sets over unto ____________________, a ____________________
("Assignee"), all the right, title and interest of Assignor in and to any and all intangible property owned by Assignor
and used in connection with the real estate described on Exhibit A attached hereto and made a part hereof, and the buildings
and improvements located thereon ("Property"), including without limitation, the right, if any, to use the name "____________________
Office Building" (specifically excluding, however the name "Behringer Harvard," any derivative thereof or any name
which includes the name "Behringer Harvard" or any derivative thereof), all plans and specifications in the possession
of Assignor which were prepared in connection with any of the Property, all assignable licenses, permits and warranties now in
effect with respect to the Property, all assignable written contracts and commitments, if any, described on Exhibit B attached
hereto and made a part hereof, all assignable equipment leases and all rights of Assignor thereunder relating to equipment located
on the Property which will survive the closing hereunder, but excluding cash on hand and in bank and escrow accounts, and further
excluding any furniture, furnishings, fixtures, business equipment or articles of personal property belonging to tenants occupying
the Property or otherwise excluded pursuant to the Avelo Estoppel Certificate executed by such tenants in accordance with that
certain Purchase Agreement between Assignor, as seller, and Assignee, as purchaser, dated _______________, 20___, for the sale
and purchase of the Property.

 

Assignor shall indemnify, protect, defend
and save Assignee harmless from and against any and all claims, actions, damages, liabilities, losses, costs and expenses (including
reasonable attorneys' fees) with respect to any obligations, liabilities, matters or occurrences related to, arising out of or
connected with the Intangible Property to the extent that the same accrued or occurred on or before the date hereof.

 

This Assignment shall be binding upon and
shall inure to the benefit of Assignor, Assignee and their respective successors and assigns.

 

    	PURHCASE AGREEMENT	Exhibit F - Page 1	 

    	 

    
 

IN WITNESS WHEREOF,
Assignor has executed this Assignment and Assumption of Intangible Property and Other Rights to be effective as of the ___ day
of _______________ 20___.

 

	 	ASSIGNOR:
	 	 
	 	BEHRINGER HARVARD _____________,
	 	a _______________

 

	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

    	PURHCASE AGREEMENT	Exhibit F - Page 2	 

    	 

    
 

ACCEPTANCE

 

Assignee hereby accepts the foregoing Assignment
and Assumption of Intangible Property and Other Rights and agrees to become responsible for and assume, fulfill, perform, discharge
and observe all obligations, covenants, conditions and provisions accruing or arising or required from and after the date hereof
with respect to the above-described property, and does hereby agree to defend, indemnify and hold harmless Assignor from any liability,
damages, causes of action, expenses and attorneys' fees incurred by Assignor by reason of the failure of the undersigned from and
after the date hereof to fulfill, perform, discharge and observe all of the various obligations, covenants, conditions and provisions
with respect to the above-described property.

 

IN WITNESS WHEREOF,
this Acceptance has been executed by Assignee to be effective as of the ___ day of _______________ 20___.

 

	 	ASSIGNEE:
	 	 
	 	____________________,
	 	a __________ __________

 

	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

    	PURHCASE AGREEMENT	Exhibit F - Page 3	 

    	 

    
 

EXHIBIT G

 

NOTICE OF PURCHASE AND LEASE ASSIGNMENT
TO TENANTS

 

_______________, 20___

 

[Name and Address of Tenant]

 

Re: Sale of ____________________

 

Gentlemen:

 

Please be advised that ____________________
("Purchaser") has purchased the captioned property, in which you occupy space as a tenant pursuant to a lease dated _______________,
20___ (the "Lease"), from BEHRINGER HARVARD _____________ ("Behringer Harvard"), the previous owner thereof.
In connection with such purchase, Behringer Harvard has assigned its interest as landlord in the Lease to Purchaser and has transferred
your security deposit in the amount of $_______________ (the "Security Deposit") to Purchaser. Purchaser specifically
acknowledges the receipt of and responsibility for the Security Deposit, the intent of Purchaser and Behringer Harvard being to
relieve Behringer Harvard of any liability for the return of the Security Deposit.

 

All rental and other payments that become
due subsequent to the date hereof should be payable to ____________________ and should be addressed as follows:

 

____________________

 

____________________

 

____________________

 

In addition, all notices from you to the
landlord concerning any matter relating to your tenancy should be sent to ____________________ at the address above.

 

	 	Very truly yours,
	 	 
	 	____________________,
	 	a __________ __________

 

	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

    	PURHCASE AGREEMENT	Exhibit G - Page 1	 

    	 

    
 

	 	BEHRINGER HARVARD________________,
	 	a _______________

 

	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

    	PURHCASE AGREEMENT	Exhibit G - Page 2	 

    	 

    
 

EXHIBIT H

 

FIRPTA AFFIDAVIT

 

	THE STATE OF TEXAS	§	 
	 	§	 
	COUNTY OF DALLAS	§	 

 

Section 1445 of the Internal Revenue Code
provides that a transferee of a U.S. real property interest must withhold tax if the transferor is a foreign person. To inform
____________________, a __________ __________ ("Transferee"), that withholding of tax is not required upon the disposition
of a U.S. real property interest by BEHRINGER HARVARD _____________, a _______________ ("Transferor"), the undersigned
hereby certifies as follows:

 

1.Transferor is
not a foreign corporation, foreign partnership, foreign trust or foreign estate (as those terms are defined in the Internal Revenue
Code and Income Tax Regulations);

 

2.Transferor's
U.S. employer identification number is: #__________;

 

3.Transferor's
office address is 15601 Dallas Parkway, Suite 600, Addison, Texas 75001.

 

Transferor understands that this certification
may be disclosed to the Internal Revenue Service by the Transferee and that any false statement contained herein could be punished
by fine, imprisonment, or both.

 

Under penalties of perjury, the undersigned,
in the capacity set forth below, hereby declares that he has examined this certification and to the best of his knowledge and belief
it is true, correct, and complete, and the undersigned further declares that he has authority to sign this document in such capacity.

 

EXECUTED to be effective
as of the ___ day of _______________ 20___.

 

	 	TRANSFEROR:
	 	 
	 	BEHRINGER HARVARD _____________,
	 	a __________ __________

 

	 	By:	 
	 	 	 
	 	Name:	 
	 	 	 
	 	Title:	 

 

    	PURHCASE AGREEMENT	Exhibit H - Page 1	 

    	 

    
 

SWORN TO AND SUBSCRIBED BEFORE ME this
___ day of _______________ 20___.

 

	 	 
	 	Notary Public

 

    	PURHCASE AGREEMENT	Exhibit H - Page 2	 

    	 

    
 

EXHIBIT I

 

AVELO ESTOPPEL CERTIFICATE

 

[see attached]

 

    	PURHCASE AGREEMENT	Exhibit I - Page 1	 

    	 

    
 

 

 

    	PURHCASE AGREEMENT	Exhibit I - Page 2	 

    	 

    
 

 

 

    	PURHCASE AGREEMENT	Exhibit I - Page 3	 

    	 

    
 

 

 

    	PURHCASE AGREEMENT	Exhibit I - Page 4	 

    	 

    
 

SCHEDULE 1.1(c)

 

PERSONAL PROPERTY

 

[see attached]

 

    	PURHCASE AGREEMENT	Schedule 1.1(c) - Page 1	 

    	 

    
 

 

 

    	PURHCASE AGREEMENT	Schedule 1.1(c) - Page 2	 

    	 

    
 

 

 

    	PURHCASE AGREEMENT	Schedule 1.1(c) - Page 3	 

    	 

    
 

 

 

    	PURHCASE AGREEMENT	Schedule 1.1(c) - Page 4	 

    	 

    
 

 

 

    	PURHCASE AGREEMENT	Schedule 1.1(c) - Page 5	 

    	 

    
 

SCHEDULE 5.1(e)

 

EXISTING LEASES

 

Avelo Mortgage, LLC

 

Office Lease Agreement dated February 6,
2007 by and between Avelo Mortgage, L.L.C, a Delaware limited liability company (“Tenant”), as tenant, and Behringer
Harvard 250/290 Carpenter LP, a Texas limited partnership (“Landlord”), as landlord.

 

Memorandum of Lease dated February 6, 2007
by and between Tenant and Landlord.

 

First Amendment to Office Lease dated June
9, 2008 by and between Tenant and Landlord.

 

Sublease Agreement Letter dated October
27, 2008 by and between Tenant and Landlord.

  

    	PURHCASE AGREEMENT	Schedule 5.1(e) - Page 1	 

    	 

    

 

SCHEDULE 5.1(i)

 

LEASING COMMISSIONS

 

 

Standard Commission Agreement dated November
14, 2006 between Behringer Harvard 250/290 Carpenter LP and The Staubach Company.

 

    	PURHCASE AGREEMENT	Schedule 5.1(i) - Page 1

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