Document:

Exhibit 10.1

    
      

    

    Back
      to
      Form 8-K

     

    Exhibit
      10.1

     

    

    AMENDMENT
      #1 TO CONTRACT NO. 0651 BETWEEN

    GEORGIA
      DEPARTMENT OF COMMUNITY HEALTH

    AND
      WELLCARE HEALTH PLANS, INC

     

        This
      Amendment is between the Georgia Department of Community Health (hereinafter
      referred to as "DCH" or the "Department"), and WellCare Health Plans, me
      (hereinafter referred to as "Contractor"), and is made effective this
      12th
      of
      March, 2007. Other than the changes, modifications and additions specifically
      articulated in this Amendment #1 to Contract #0652, RFP# 419-01-000000027,
      the
      original Contract with an effective date of September 18, 2005, by and between
      Contractor and DCH, remains in effect and binding on and against DCH and
      Contractor. Unless expressly modified or added in this Amendment #1, the terms
      and conditions of the original Contract are expressly incorporated into this
      Amendment #1 as if restated herein.

     

    WHEREAS,
      DCH and
      Contractor executed a Contract to provide reforms to the Georgia Medicaid and
      PeachCare for Kids Programs on September 18, 2005, (hereinafter the
      "Contract");

     

    WHEREAS,
      DCH is
      the single State agency designated to administer Medical Assistance in Georgia
      under Title XIX of the Social Security Act of 1935, as amended, and O.C.G.A.
§§
49-4-140 etseq.
      (the
      "Medicaid Program"), and is charged with ensuring the appropriate delivery
      of
      health care services to Medicaid members via Care Management Organizations
      (CMO)
      through the Georgia Healthy Families Program;

     

    WHEREAS,
      Contractor is an established and licensed Care Management Organization
      participating in the Georgia Healthy Family Program; and

     

    WHEREAS,
      pursuant
      to Paragraph 32.0, Amendment
      in Writing,
      DCH and
      Contractor desire to amend the above-referenced Contract as set forth
      below.

     

    NOW
      THEREFORE, FOR AND IN
      CONSIDERATION
      of the
      mutual promises of the Parties, the terms, provisions and conditions of this
      Amendment and other good and valuable consideration, the sufficiency of which
      is
      hereby acknowledged, DCH and Contractor hereby agree as follows:

     

    I.
      To
      amend the Contract by deleting Attachment H, Capitation Payment, in its entirety
      and replace with the new Attachment H, Capitation Payment, contained at Exhibit
      1 to this Amendment.

     

    II.
      To
      add to the Contract Attachments M, Statement
      of Ethics,
      and
      Attachment N, DCH
      Ethics in Procurement Policy,
      contained at Exhibit 2 to this Amendment.

     

    III.
      DCH
      and Contractor agree that they have assumed an obligation to perform the
      covenants, agreements, duties and obligations of the Contract, as modified
      and
      amended herein, and agree to abide by all the provisions, terms and conditions
      contained in the Contract as modified and amended.

     

    IV.
      This
      Amendment shall be binding and inure to the benefit of the Parties hereto,
      their
      heirs, representatives, successors and assigns. Whenever the provisions of
      this

     

    
      	
              Amendment
                # 1

              Well
                Care 

              Control
                #0651

            	
              Page
                1 of 18

            

    Amendment
      and the Contract are in conflict, the provisions of this Amendment shall govern
      and control.

     

    V.
      It is
      understood by the Parties hereto that, if any part, term, or provision of
      this

    Amendment
      or this entire Amendment is held to be illegal or in conflict with any law
      of
      this State, then DCH, at its sole option, may enforce the remaining unaffected
      portions or provisions of this Amendment or of the Contract and the rights
      and
      obligations of the parties shall be construed and enforced as if the Contract
      or
      Amendment did not contain the particular part, term or provision held to be
      invalid.

     

    VI.
      This
      Amendment shall become effective on the date first stated above and shall remain
      effective for so long as the Contract is in effect.

     

    VII.
      This
      Amendment shall be construed in accordance with the laws of the State of
      Georgia.

     

    VIII.
      All
      other terms and conditions contained in the Contract and any amendment thereto,
      not amended by this Amendment, shall remain in full force and
      effect.

     

    Signatures
      on Following Page

     

    

    

    

    
      	
              Amendment
                # 1

              Well
                Care 

              Control
                #0651

            	
              Page
                2 of 18

            

    

    

    

    

    

    SIGNATURE
      PAGE

     

    IN
      WITNESS WHEREOF,
      DCH and
      Contractor, through their authorized officers and agents, have caused this
      Amendment to be executed on their behalf as of the date indicated.

     

    
      	
              GEORGIA
                DEPARTMENT OF COMMUNITY HEALTH

            
	
                /s/
                Rhonda
                M. Medows

            	
              3/12/2007

            
	
              Rhonda
                M. Medows, M.D., Commissioner

            	
              Date

               

            
	
              WELLCARE
                HEALTH PLANS, INC.

            	
              2/27/07

            
	
              By: 
                /s/ Todd S. Farha 

            	 
	
              Title:
                President and CEO

            	
              Affix
                Corporate Seal 

              (Corporations
                without a seal, attach a Certificate of Corporate
                Resolution)

            
	
              ATTEST:   
                /s/ Karen Mulroe     

            	 
	
              SIGNATURE

            	 
	
              Assistant
                General Counsel

            	 
	
              TITLE

            	 

    

     

     

    *
      Must be
      President, Vice President, CEO or other authorized officer

    **Must
      be
      Corporate Secretary

     

     

    
      	
              Amendment
                # 1

              Well
                Care 

              Control
                #0651

            	
              Page 3
                of 18

            

    
       

      
        
        

        
          

        

      

      
        
        

      

    

    Exhibit
      1

    

    ATTACHMENT
      H

    CAPITATION
      PAYMENT FOLLOWS

     

    
      Summary
        of Suggested Rates

      

      
        	
                ATLANTA
                  REGION

              	
                Well
                  care Adjusted

              
	
                 Medicaid
                  (LIM / Refugee / RSM)

              
	
                0
                  -
                  2 Months Male & Female

              	
                $
                  1,108.14

              
	
                3-11
                  Months Male & Female

              	
                $
                  179.05

              
	
                1
                  -
                  5 Years Male & Female

              	
                $
                  107.39

              
	
                6
                  -13 Years Male & Female

              	
                $
                  102.51

              
	
                14-20
                  Years Female

              	
                $
                  169.75

              
	
                14-20
                  Years Male

              	
                $
                  117.30

              
	
                21
                  - 44 Years Female

              	
                $
                  241.55

              
	
                21
                  - 44 Years Male

              	
                $
                  258.02

              
	
                45+
                  Years Female

              	
                $
                  397.93

              
	
                45+
                  Years Male

              	
                $
                  485.36

              
	
                PeachCare

              
	
                0
                  -
                  2 Months Male & Female

              	
                $
                  182.73

              
	
                3-11
                  Months Male & Female

              	
                $
                  182.73

              
	
                1
                  -
                  5 Years Male & Female

              	
                $
                  110.91

              
	
                6-13
                  Years Male & Female

              	
                $
                  132.63

              
	
                14-20
                  Years Female

              	
                $
                  157.72

              
	
                14-20
                  Years Male

              	
                $
                  145.85

              
	
                Female
                  Services

              
	
                Breast
                  and Cervical Cancer

              	
                $
                  1,558.30

              
	
                Delivery/Kick
                  Payment

              	
                $
                  5,811,98

              

      

      

      
        	
                CENTRAL
                  REGION

              	
                Well
                  care Adjusted

              
	
                Medicaid
                  (LIM / Refugee / RSM)

              
	
                0
                  -
                  2 Months Male & Female

              	
                $
                  1,083.69

              
	
                3-11
                  Months Male & Female

              	
                $
                  208.94

              
	
                1-5
                  Years Male & Female

              	
                $
                  116.10

              
	
                6-13
                  Years Male & Female

              	
                $
                  106.58

              
	
                14-20
                  Years Female

              	
                $
                  165.57

              
	
                14-20
                  Years Male

              	
                $
                  101.54

              
	
                21-44
                  Years Female

              	
                $
                  265.32

              
	
                21
                  - 44 Years Male

              	
                $
                  283.33

              
	
                45+
                  Years Female

              	
                $
                  473.52

              
	
                45+
                  Years Male

              	
                $
                  560.99

              
	
                PeachCare

              
	
                0
                  -
                  2 Months Male & Female

              	
                $
                  188.59

              
	
                3-11
                  Months Male & Female

              	
                $
                  188.59

              
	
                1
                  -
                  5 Years Male & Female

              	
                $
                  125.63

              
	
                6
                  -13 Years Male & Female

              	
                $
                  137.40

              
	
                14-20
                  Years Female

              	
                $
                  164.95

              
	
                14-20
                  Years Male

              	
                $
                  141.03

              
	
                Female
                  Services

              
	
                Breast
                  and Cervical Cancer

              	
                $
                  1,620.76

              
	
                Delivery/Kick
                  Payment

              	
                $
                  5,779.38

              

      

       

      
        
          	
                  EAST
                    REGION

                	
                  Well
                    care Adjusted

                
	
                  Medicaid
                    (LIM / Refugee / RSM)

                
	
                  0
                    -
                    2 Months Male & Female

                	
                  $
                    1,050.77

                
	
                  3-11
                    Months Male & Female

                	
                  $
                    203.02

                
	
                  1
                    -
                    5 Years Male & Female

                	
                  $
                    115.28

                
	
                  6
                    -
                    13 Years Male & Female

                	
                  $
                    100.96

                
	
                  14-20
                    Years Female

                	
                  $
                    169.62

                
	
                  14-20
                    Years Male

                	
                  $
                    103.02

                
	
                  21
                    - 44 Years Female

                	
                  $
                    261.04

                
	
                  21
                    -44 Years Male

                	
                  $
                    268.83

                
	
                  45+
                    Years Female

                	
                  $
                    431.53

                
	
                  45+
                    Years Male

                	
                  $
                    563.82

                
	
                  PeachCare

                
	
                  0
                    -
                    2 Months Male & Female

                	
                  $
                    189.32

                
	
                  3-11
                    Months Male & Female

                	
                  $
                    189.32

                
	
                  1
                    -
                    5 Years Male & Female

                	
                  $
                    121.68

                
	
                  6
                    -13 Years Male & Female

                	
                  $
                    133.34

                
	
                  14-20
                    Years Female

                	
                  $
                    164.73

                
	
                  14-20
                    Years Male

                	
                  $
                    137.71

                
	
                  Female
                    Services

                
	
                  Breast
                    and Cervical Cancer

                	
                  $
                    1,629.32

                
	
                  Delivery/Kick
                    Payment

                	
                  $
                    5,829.77

                

        

         

        
          	
                  NORTH
                    REGION

                	
                  Well
                    care Adjusted

                
	
                  Medicaid
                    (LIM / Refugee / RSM)

                
	
                  0
                    -
                    2 Months Male & Female

                	
                  $
                    1,154.48

                
	
                  3-11
                    Months Male & Female

                	
                  $
                    217.98

                
	
                  1-5
                    Years Male & Female

                	
                  $
                    130.41

                
	
                  6-13
                    Years Male & Female

                	
                  $
                    121.82

                
	
                  14-20
                    Years Female

                	
                  $
                    197.78

                
	
                  14-20
                    Years Male

                	
                  $
                    127.02

                
	
                  21
                    - 44 Years Female

                	
                  $
                    303.25

                
	
                  21
                    - 44 Years Male

                	
                  $
                    320.14

                
	
                  45+
                    Years Female

                	
                  $
                    500.46

                
	
                  45+
                    Years Male

                	
                  $
                    563.82

                
	
                  PeachCare

                
	
                  0
                    -
                    2 Months Male & Female

                	
                  $
                    189.32

                
	
                  3-11
                    Months Male & Female

                	
                  $
                    189.32

                
	
                  1
                    -
                    5 Years Male & Female

                	
                  $
                    133.05

                
	
                  6-13
                    Years Male & Female

                	
                  $
                    149.53

                
	
                  14-20
                    Years Female

                	
                  $
                    191.90

                
	
                  14-20
                    Years Male

                	
                  $
                    167.17

                
	
                  Female
                    Services

                
	
                  Breast
                    and Cervical Cancer

                	
                  $
                    1,629.32

                
	
                  Delivery/Kick
                    Payment

                	
                  $
                    5,774.93

                

        

      

      

      
        	
                SOUTHEAST
                  REGION

              	
                Well
                  care Adjusted

              
	
                Medicaid
                  (LIM / Refugee / RSM)

              
	
                0
                  -
                  2 Months Male & Female

              	
                $
                  1,126.52

              
	
                3-11
                  Months Male & Female

              	
                $
                  222.01

              
	
                1
                  -
                  5 Years Male & Female

              	
                $
                  128.41

              
	
                6-13
                  Years Male & Female

              	
                $
                  119.40

              
	
                14-20
                  Years Female

              	
                $
                  193.02

              
	
                14-20
                  Years Male

              	
                $
                  118.60

              
	
                21
                  - 44 Years Female

              	
                $
                  295.69

              
	
                21
                  -44 Years Male

              	
                $
                  294.26

              
	
                45+
                  Years Female

              	
                $
                  522.44

              
	
                45+
                  Years Male

              	
                $
                  566.68

              
	
                PeachCare

              
	
                0
                  -
                  2 Months Male & Female

              	
                $
                  190.06

              
	
                3-11
                  Months Male & Female

              	
                $
                  190.06

              
	
                1
                  -
                  5 Years Male & Female

              	
                $
                  140.66

              
	
                6
                  -13 Years Male & Female

              	
                $
                  154.48

              
	
                14-20
                  Years Female

              	
                $
                  186.58

              
	
                14-20
                  Years Male

              	
                $
                  158.00

              
	
                Female
                  Services

              
	
                Breast
                  and Cervical Cancer

              	
                $
                  1,637.93

              
	
                Delivery/Kick
                  Payment

              	
                $
                  5,846.21

              

      

       

      
        	
                SOUTHWEST
                  REGION

              	
                Well
                  care Adjusted

              
	
                Medicaid
                  (LIM/Refugee/RSM)

              
	
                0
                  -
                  2 Months Male & Female

              	
                $
                  1,110.28

              
	
                3-11
                  Months Male & Female

              	
                $
                  227.72

              
	
                1
                  -
                  5 Years Male & Female

              	
                $
                  129.47

              
	
                6-
                  13 Years Male & Female

              	
                $
                  117.05

              
	
                14-20
                  Years Female

              	
                $
                  186.23

              
	
                14-20
                  Years Male

              	
                $
                  119.13

              
	
                21
                  -44 Years Female

              	
                $
                  281.38

              
	
                21
                  - 44 Years Male

              	
                $
                  273.03

              
	
                45+
                  Years Female

              	
                $
                  498.66

              
	
                45+
                  Years Male

              	
                $
                  566.68

              
	
                PeachCare

              
	
                0
                  -
                  2 Months Male & Female

              	
                $
                  190.06

              
	
                3-11
                  Months Male & Female

              	
                $
                  190.06

              
	
                1
                  -
                  5 Years Male & Female

              	
                $
                  138.65

              
	
                6
                  -13 Years Male & Female

              	
                $
                  152.27

              
	
                14-20
                  Years Female

              	
                $
                  181.89

              
	
                14-20
                  Years Male

              	
                $
                  149.64

              
	
                Female
                  Services

              
	
                Breast
                  and Cervical Cancer

              	
                $
                  1,637.93

              
	
                Delivery/Kick
                  Payment

              	
                $
                  5,709.09

              

      

       

    

    

    Exhibit
      2

    ATTACHMENT
      M

     

    STATEMENT
      OF
      ETHICS

     

    Preamble

     

    The
      Department of Community Health has embraced a mission to improve the health
      of
      all Georgians through health benefits, systems development, and education.
      In
      accomplishing this mission, DCH employees must work diligently and
      conscientiously to support the goals of improving health care delivery and
      health outcomes of the people we serve, empowering health care consumers to
      make
      the best decisions about their health and health care coverage, and ensuring
      the
      stability and continued availability of health care programs for the future.
      Ultimately, the mission and goals of the organization hinge on each employee's
      commitment to strong business and personal ethics. This Statement of Ethics
      requires that each employee:

     

    •
Promote
      fairness, equality, and impartiality in providing services to
      clients

     

    •
      Safeguard and protect the privacy and confidentiality of clients' health
      information, in keeping
      with the public trust and mandates of law

     

    •
Treat
      clients and co-workers with respect, compassion, and dignity

     

    •
      Demonstrate diligence, competence, and integrity in the performance of assigned
      duties

     

    •
Commit
      to the fulfillment of the organizational mission, goals, and
      objectives

     

    •
Be
      responsible for employee conduct and report ethics violations to the Ethics
      Officer

     

    •
Engage
      in carrying out DCH's mission in a professional manner

     

    •
Foster
      an environment that motivates DCH employees and vendors to comply with the
      Statement of Ethics

     

    •
Comply
      with the Code of Ethics set forth in O.C.G.A. Section 45-10-1 et
      seq.

     

    Not
      only
      should DCH employees comply with this Statement of Ethics, but DCH expects
      that
      each vendor, contractor, and subcontractor will abide by the same requirements
      and guidelines delineated. Moreover, it is important that employees and members
      of any advisory committee or commission of DCH acknowledge the Statement of
      Ethics.

     

    

    Ethical
      Guidelines 

     

    1.
      Code of Conduct

    

    
      	
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                Care 

              Control
                #0651

            	
              Page
                5 of 18

            

    

    

    

    All
      employees of DCH are expected to maintain and exercise at all times the highest
      moral and ethical standards in carrying out their responsibilities and
      functions. Employees must conduct themselves in a manner that prevents all
      forms
      of impropriety, including placement of self-interest above public interest,
      partiality, prejudice, threats, favoritism and undue influence. There will
      be no
      reprisal or retaliation against any employee for questioning or reporting
      possible ethical issues.

     

    2.
      Equal Employment

     

    The
      Department is committed to maintaining a diverse workforce and embraces a
      personnel management program which affords equal opportunities for employment
      and advancement based on objective criteria. DCH will provide recruitment,
      hiring, training, promotion, and other conditions of employment without regard
      to race, color, age, sex, religion, disability, nationality, origin, pregnancy,
      or other protected bases. The Department expects employees to support its
      commitment to equal employment. The failure of any employee to comply with
      the
      equal employment requirements provided in DCH Policy #21 may result in
      disciplinary action, up to and including termination.

     

    3.
      Harassment

     

    DCH
      will
      foster a work environment free of harassment and will not tolerate harassment
      based on sex (with or without sexual conduct), race, color, religion, national
      origin, age, disability, protected activity (i.e., opposition to prohibited
      discrimination or participation in a complaint process) or other protected
      bases
      from anyone in the workplace:

    supervisors,
      co-workers, or vendors. The Department strongly urges employees to report to
      the
      Human Resources Section any incident in which he or she is subject to
      harassment. Additionally, any employee who witnesses another employee being
      subjected to harassment should report the incident to the Human Resources
      Section. If DCH determines that an employee has engaged in harassment, the
      employee shall be subject to disciplinary action, up to and including
      termination, depending on the severity of the offense.

     

    4.
      Appropriate Use of DCH Property

     

    Employees
      should only use DCH property and facilities for DCH business and not for any
      type of personal gain. The use of DCH property and facilities, other than that
      prescribed by departmental policy, is not allowed. Furthermore, the use of
      DCH
      property and facilities for any purpose which is unlawful under the laws of
      the
      United States, or any state thereof, is strictly prohibited.

    Employees
      who divert state property or resources for personal gain will be required to
      reimburse the Department and will be subject to the appropriate disciplinary
      action, up to and including, termination.

     

    5.
      Secure Workplace

     

    DCH
      is
      committed to maintaining a safe, healthy work environment for its employees.
      Accordingly, it is DCH's expectation that employees refrain from being under
      the

    

    

    
      	
              Amendment
                # 1

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                Care 

              Control
                #0651

            	
              Page
                6 of 18

            

    

    

    

    influence
      of alcohol or drugs in the workplace because such conduct poses a threat to
      the
      employee, as well as others present in the workplace. Additionally, DCH has
      a
      zero tolerance policy regarding violence in the workplace. Specifically, DCH
      will not condone the threat of, or actual assault or attack upon, a client,
      vendor, or other employee. If an employee engages in violent behavior which
      results in an assault of another person, he or she will be immediately
      terminated.

     

    6.
      Political Activities

     

    Although
      the DCH recognizes that employees may have an interest in participating in
      political activities and desires to preserve employees' rights in participating
      in the political process, employees must be aware of certain allowances and
      prohibitions associated with particular political activities. DCH encourages
      employees to familiarize themselves with DCH Policy #416 to gain understanding
      about those instances when a political activity is disallowed and/or approval
      of
      such activity is warranted.

     

    7.
      Confidentiality

     

    DCH
      has a
      dual mandate in terms of confidentiality and privacy. Foremost, as a state
      agency, DCH must comply with the Georgia Open Records Act and Open Meetings
      Act.
      The general rule that is captured by those laws is that all business of the
      agency is open to the public view upon request. The exceptions to the general
      rule are found in various federal and state laws. hi order to protect the
      individuals' health information that is vital to the delivery of and payment
      for
      health care sen/ices, DCH sets high standards of staff conduct related to
      confidentiality and privacy. Those standards are reinforced through continuous
      workforce training, vendor contract provisions, policies and procedures, and
      web-based resources.

     

    8.
      Conflicts of Interest

     

    Employees
      should always strive to avoid situations which constitute a conflict of interest
      or lend to the perception that a conflict of interest exists. Specifically,
      employees must avoid engaging in any business with the DCH which results in
      personal financial gain. Similarly, employees must encourage family members
      to
      avoid similar transactions since they are subject to the same restrictions
      as
      employees. DCH encourages its employees to seek guidance from the Office of
      General Counsel regarding questions on conflicts of interest.

     

    9.
      Gifts

     

    Employees
      are strictly prohibited from individually accepting gifts from any person with
      whom the employee interacts on official state business. Gifts include, but
      are
      not limited to, money, services, loans, travel, meals, charitable donations,
      refreshments, hospitality, promises, discounts or forbearance that are not
      generally available to members of the public. Any such item received must be
      returned to the sender with an explanation of DCH's Ethics Policy.

     

    

    
      	
              Amendment
                # 1

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                Care 

              Control
                #0651

            	
              Page
                7 of 18

            

    

     

    10.
      Relationships with Vendors and Lobbyists

     

    DCH
      values vendors who possess high business ethics and a strong commitment to
      quality and value. Business success can only be achieved when those involved
      behave honestly and responsibly. Therefore, it is critical that employees ensure
      that vendors contracting with DCH are fully informed of DCH policies concerning
      their relationships with DCH employees and that these policies be uniformly
      applied to all vendors. Among other requirements, DCH expects that each vendor
      will honor the terms and conditions of its contracts and agreements. If DCH
      determines that a vendor has violated the terms and conditions of a contract
      or
      agreement, the vendor shall be held responsible for its actions.

     

    Employees
      must ensure that fair and open competition exists in all procurement activities
      and contracting relationships in order to avoid the appearance of and prevent
      the opportunity for favoritism. DCH strives to inspire public confidence that
      contracts are awarded equitably and economically. DCH will apply the state
      procurement rules, guidelines, and policies. Open and competitive bidding and
      contracting will be the rule.

     

    DCH
      recognizes that lobbyists, both regulatory and legislative, may from time to
      time seek to meet with DCH employees to advance a particular interest. DCH
      recognizes that employees may have personal opinions, even those that may be
      contrary to a position that DCH has adopted. DCH employees, however, must
      recognize that the public, including legislators and lobbyists, may have
      difficulty differentiating between the official DCH position and a personal
      opinion. Accordingly, employees should always work directly with the Director
      of
      Legislative Affairs in preparing any responses to requests or questions from
      elected officials and their staffer lobbyists.

     

    Acknowledgement
      on the following page

     

    

    
      	
              Amendment
                # 1

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                Care 

              Control
                #0651

            	
              Page
                8 of 18

            

    

     

    

    ACKNOWLEDGEMENT

    I,
      the
      undersigned, hereby acknowledge that:

     

    A.
      I have
      received, read, and understand the Georgia Department of Community Health's
      Statement
      of Ethics;

     

    B.
      I
      agree to comply with each provision of the Georgia Department of Community
      Health's Statement
      oj Ethics;

     

    C.
      I am a
      (please check which applies):

     

    (
      )
      Contractor 

     

    (
      )
      Subcontractor 

     

    (
      )
      Vendor

    

    

    
      	
              WELLCARE
                HEALTH PLANS, INC.

               

              /s/
                Todd Farha 

              Authorized
                Signature

            	
               

               

              2/27/2007

              Date

               

            
	
              Todd
                S. Farha

              Print
                Name

            	 
	 	 
	 	
              AFFIX
                CORPORATE SEAL

              (Corporations
                without a seal, attach a Certificate of Corporate Resolution)

               

               

            
	
              ATTEST:
                Karen
                Mulroe

            	
              2/27/2007

            
	
              Assistant
                General Counsel

            	
              Date

            
	
              Title

            	 

    

    
       

      *
        Must be
        President, Vice President, CEO or other authorized officer

      **Must
        be
        Corporate Secretary

       

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    ATTACHMENT
      N 

     

    Georgia
      Department of Community Health

     

    
      	
              DCH
                Ethics In Procurement Policy

            	
              Policy:
                No. 402

            
	
              Effective
                Date: April 10 , 2006 

              Release
                Date: April 5, 2006

            	
              Page
                1 of 8

            

    

     

    I.
      THE COMMITMENT

     

    The
      Department is committed to a procurement process that fosters fair and open
      competition, is conducted under the highest ethical standards, is fully
      compliant with all instruments of governance and has the complete confidence
      and
      trust of the public it serves. To achieve these important public purposes,
      it is
      critical that potential and current vendors, as well as employees, have a clear
      understanding of, and an appreciation for, the DCH Ethics in Procurement Policy
      (the "Policy").

     

    II.
      SCOPE

    
       

      This
        Policy is applicable to all Vendors and Employees, as those terms are defined
        below.

       

      III. CONSIDERATIONS

       

      Procurement
        ethics must include, but is not limited to, the following
        considerations:

       

      A.
        Legitimate Business Needs

       

      The
        procurement of goods and services will be limited to those necessary to
        accomplish the mission, goals, and objectives of the Department.

       

      B.
        Conflicts of Interest

       

      A
        "conflict of interest" exists when personal interest interferes in any way
        with
        the interests of the Department. A conflict situation can arise when an
        individual takes actions or has interests that may make it difficult to perform
        his or her work objectively and effectively. Conflicts of interest also arise
        when an individual, or a member of his or her Immediate Family, receives
        improper personal benefits as a result of his or her action, decision, or
        disclosure of Confidential Information in a Procurement.

       

      C.
        Appearance of Impropriety

       

      Employees
        must take care to avoid any appearance of impropriety and must disclose to
        their
        supervisors any material transaction or relationship that reasonably could
        be
        expected to give rise to a conflict of interest. Similarly, anyone
        engaged

       

       

      
        	
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      in
        a
        business relationship with the Department should avoid any appearances of
        impropriety.

       

      D.
        Influence

       

      An
        impartial, arms' length relationship will be maintained with anyone seeking
        to
        influence the outcome of a Procurement.

       

      E.
        Gifts

       

      DCH
        Employees are prohibited from soliciting, demanding, accepting, or agreeing
        to
        accept Gifts from a Vendor.

       

      F.
        Misrepresentations

       

      Employees
        and Vendors may not knowingly falsify, conceal or misrepresent material facts
        concerning a Procurement.

       

      G.
        Insufficient Authorization

       

      Employees
        may not obligate the Department without having received prior authorization
        from
        an approved official. Engaging in such activity is a misrepresentation of
        authority.

       

      An
        Employee's failure to adhere to these considerations, as well as the guidelines
        set forth herein shall be grounds for disciplinary action, up to and including,
        termination. Similarly, a Vendor's failure to comply with this Policy will
        result in appropriate action as determined by governing state and/or federal
        law, rules and regulations, and other applicable Department policies and
        procedures.

       

      IV. DEFINITIONS

       

      For
        purposes of this policy:

       

      "Affiliate
        Vendor Team" shall mean employees, directors, officers, contractors, and
        consultants of a Vendor that directly or indirectly assist the Vendor in
        the
        preparation of response to a Procurement.

       

      "Confidential
        niton-nation" shall mean all information not subject to disclosure pursuant
        to
        the Open Records Act, O.C.G.A. §50-18-70 et
        seq.
        that a
        current Vendor or potential Vendor might utilize for the purpose of responding
        to Procurement or that which is deemed
        disadvantageous or harmful to the Department and to the citizens of the State
        of
        Georgia in that such disclosure might lead to an unfair advantage of one
        Vendor
        over another in a Procurement.

      

       

      
        	
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      "Contracting
        Officer" shall mean the Department Employee maintaining oversight of the
        Procurement process who may also be designated as the Point of Contact as
        described below.

      

      "Department"
        shall mean the Georgia Department of Community Health. 

       

      "Employee"
        shall mean any person who is employed by the Department.

       

      "Evaluation
        Team" shall mean a designated group of Department Employees who review, assess,
        and score documents submitted to the Department in response to a Procurement
        solicitation.

       

      "Gifts"
        shall mean, for purposes of this Policy, money, advances, personal services,
        gratuities, loans, extensions of credit, forgiveness of debts, memberships,
        subscriptions, travel, meals, charitable donations, refreshments, hospitality,
        promises, discounts or forbearance that are not generally available to members
        of the public. A Gift need not be intended to influence or reward an
        Employee.

       

      "Financial
        Interest" shall mean, for purposes of this Policy, an ownership interest
        in
        assets or stocks equaling or exceeding 0%.

       

      "Immediate
        Family" shall mean a spouse, dependent children, parents, in-laws, or any
        person
        living in the household of the Employee.

       

      "Kickback"
        shall mean compensation of any kind directly or indirectly accepted by an
        Employee from a Vendor competing for or doing business with the Department,
        for
        the purpose of influencing the award of a contract or the manner in which
        the
        Department conducts its business. Kickbacks include, but are not limited
        to,
        money, fees, commissions or credits.

       

      "Procurement"
        shall mean buying, purchasing, renting, leasing, or otherwise acquiring any
        supplies, services, or construction. The term also includes all activities
        that
        pertain to obtaining any supply, sendee, or construction, including description
        of requirements, selection and solicitation of sources, preparation and award
        of
        contract, as well as the disposition of any Protest.

       

      "Protest"
        shall mean a written objection by an interested party to an RFQ or RFP
        solicitation, or to a proposed award or award of a contract, with the intention
        of receiving a remedial result.

       

      "Protestor"
        shall mean an actual bidder/offerer who is aggrieved in connection with a
        contract award and who files a Protest.

       

      "Point
        of
        Contact" shall mean the individual designated to be a Vendor's only contact
        with
        the DCH following the public advertisement of a solicitation or the issuance
        of
        a request for a bid, proposal, or quote, until the award of a resulting contract
        and resolution of a Protest, if applicable.

      

      

      
        	
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      "Prohibited
        Contact" shall mean contact with any officer, member of the Board or other
        Employee of the DCH, other than the Point of Contact, whereby it could be
        reasonably inferred that such contact was intended to influence, or could
        reasonably be expected to influence, the outcome of a Procurement. This
        prohibition includes, without limitation, personal meetings, meals,
        entertainment functions, telephonic communications, letters, faxes and e-mails,
        as well as any other activity that exposes the Employee to direct contact
        with a
        Vendor. Tills prohibition does not include contacts with Employees solely
        for
        the purpose of discussing existing on-going Department work which is unrelated
        to die subject of the Procurement. Inquiries regarding the status of a
        Procurement should also be directed to the Point of Contact.

       

      "Vendor"
        shall mean any individual or entity seeking to or doing business with the
        Department within the scope of this Policy, including, without limitation,
        contractors, consultants, suppliers, manufacturers seeking to act as the
        primary
        contracting party, officers and Employees of the foregoing, any subcontractors,
        sub consultants and sub suppliers at all lower tiers, as well as any person
        or
        entity engaged by the Department to provide a good or service.

       

      "DOAS
        Vendor Manual" shall mean the Georgia of Department of Administrative Services'
        vendor manual.

    

     

    V.
      EMPLOYEE RESPONSIBILITIES

     

    A.
      Evaluation Team Members

     

    1.
      The
      Contracting Officer must ensure that employees participating in any Procurement
      activities have sufficient understanding of the Procurement and evaluation
      process and the applicable DCH and DOAS rules and regulations and policies
      associated with the processes.

     

    2.
      Evaluation team members are tasked with conducting objective, impartial
      evaluations, and therefore, must place aside any personal and/or professional
      biases or prejudices that may exist. Additionally, Employees serving on an
      Evaluation Team must not allow personal relationships (i.e. friendships, dating)
      with Employees, principals, directors, officers, etc. of a Vendor or individuals
      on the Affiliate Vendor Team to interfere with the ability to render objective
      and fair determinations. Such interference may constitute the appearance of,
      and/or an actual conflict of interest and should be immediately disclosed to
      the
      Contracting Officer prior to the Employee's participation on the evaluation
      team. The Contracting Officer shall consult with the Ethics Officer to make
      a
      determination as to whether the Employee should participate on the evaluation
      team.

     

    3.
      hi the
      event that the Department determines that a conflict of interest does exist
      and
      the Employee failed to make the appropriate disclosure, the Department will
      disqualify the Employee from further participation on the evaluation
      team.

    

    

    
      	
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    Furthermore,
      in the event that the Department determines that the conflict of interest did
      impact the outcome of a Procurement, such Employee may be subject to
      disciplinary action, up to and including termination.

     

    4.
      In the
      event that the Department identifies that the employee maintains a

    relationship
      of any sort that lends to an appearance of a conflict of interest with respect
      to a Procurement, the Department may, in its discretion, take appropriate action
      to eliminate such an appearance, up to and including the disallowance of the
      Employee's participation in any Procurement activities. In such instances,
      the
      employee most likely will not be subject to disciplinary action.

     

    5.
      Prior
      to participating on an evaluation team, each DCH Employee must execute a
      statement attesting and acknowledging that:

     

    a.
      The
      Employee shall not participate in a decision or investigation, or render an
      approval, disapproval, or recommendation with respect to any aspect of
      a

    Procurement,
      knowing that the Employee, or member of their immediate family has an actual
      or
      potential Financial Interest in the Procurement, including prospective
      employment;

     

    b.
      The
      Employee shall not solicit or accept Gifts, regardless of whether the intent
      is
      to influence purchasing decisions;

     

    c.
      The
      Employee shall not be employed by, or agree to work for, a Vendor or potential
      Vendor or Affiliate Vendor Team during any phase of a Procurement;

     

    d.
      The
      Employee shall not knowingly disclose Confidential Information;

     

    e.
      The
      Employee is precluded from engaging in Prohibited Contact upon the release
      of a
      Procurement solicitation, during the Evaluation Process, and

    throughout
      a Protest period, period of stay or court injunction related to procurement
      with
      which Employee was associated or at any time prior to the final adjudication
      of
      the Protest;

     

    f.
      The
      Employee is responsible for reporting any violations of tills Policy in
      accordance with this Policy;

     

    g.
      The
      Employee will be responsible for complying with all DOAS rules and regulations,
      as well as Georgia law pertaining to procurements and conflicts of interest;
      and

     

    h.
      The
      Employee shall not assist a potential Vendor in the Procurement process in
      evaluating the solicitation, preparing a bid in response to the evaluation,
      or
      negotiating a contract with the Department. This prohibition shall not prohibit
      the Contracting Officer from carrying out his or her

     

    

    
      	
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    prescribed
      duties as allowed by DCH policy and procedures or the DOAS Vendor
      Manual.

     

    B.
      Responsibilities
      of Non-Evaluation Team Members

     

    All
      Employees should be mindful of the importance of confidentiality during any
      Procurement. Even if an Employee is not serving in the capacity of a member
      on
      the Evaluation Team, the Employee must refrain from engaging in conduct with
      a
      Vendor that could result in a conflict of interest or be considered a Prohibited
      Contact.

     

    VI.
      VENDOR RESPONSIBILITIES

     

    A.
      Gifts
      and Kick-Backs

     

    Vendors
      may neither offer nor give any Gift or Kick-backs, directly or indirectly,
      to an
      Employee. Similarly, no Vendor may offer or give any Gift or Kick-backs,
      directly or indirectly, to any member of an Employee's Immediate Family. Such
      prohibited activity may result in the termination of the contract, in those
      cases where the Vendor has executed a contract with the Department. In the
      event
      that a potential Vendor who has submitted a response to a Procurement
      solicitation engages in such activity, the Department shall act in accordance
      with DOAS protocol.

     

    B.
      Family
      Relationships with Department Employees

     

    If
      a
      Vendor has a family or personal relationship with the Employee, a Gift that
      is
      unconnected with the Employee's duties at the DCH is not necessarily prohibited.
      In detent-lining whether the giving of an item was motivated by personal rather
      than business concerns, the history of the relationship between the Vendor
      and
      Employee shall be considered. However, regardless of the family or personal
      relationship between a Vendor and an Employee, a Gift is strictly forbidden
      where it is being given under circumstances where it can reasonably be inferred
      that it was intended to influence the Employee in the performance of his or
      her
      official duties.

     

    C.
      Vendor
      Submittals

    The
      Department expects all potential Vendors and current Vendors to be forthcoming,
      always submitting true and accurate information in response to a Procurement
      or
      with regard to an existing business relationship. If the Department determines
      that the Vendor has intentionally omitted or failed to provide pertinent
      information and/or falsified or misrepresented material information submitted
      to
      the Department, the Department shall act in accordance with applicable state
      law
      and DOAS procurement policies and procedures.

     

    Vendors
      must calculate the price(s) contained in any bid in accordance with Section
      5.11
      of the DOAS Vendor Manual.

    

    
      	
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    D.
      Business
      Relations

     

    A
      Vendor
      may not be allowed to conduct business with the Department for the following
      reasons:

     

    1.
      Falsifying or misrepresenting any material information to the Department as
      set
      forth hereinabove;

     

    2.
      Conferring or offering to confer upon an Employee participating in a
Procurement
      (which the entity has bid or intends to submit a bid) any Gift, gratuity, favor,
      or advantage, present or future; and

     

    3.
      Any
      other reasons not explicitly set forth herein that are contained in the DOAS
      Vendor Manual.

     

    VII.
      USE OF CONFIDENTIAL INFORMATION

     

    Employees
      will not use Confidential Information for their own advantage or profit, nor
      will they disclose Confidential Information during a Procurement to any
      potential Vendor or to any other unauthorized recipient outside
      DCH.

     

    VIII.
      ADDRESSING VIOLATIONS

     

    A.
      The
      Process

     

    Adherence
      to this policy makes all DCH staff responsible for bringing violations to the
      attention of the Contracting Officer under Procurement protocols or to a
      supervisor/manager if the affected Employee is not a part of the Procurement.
      If
      for any reason it is not appropriate to report a violation to the Contracting
      Officer or the Employee's immediate supervisor, Employees will report such
      violations or concerns to the Ethics Officer. The Contracting Officer and
      managers are required to report suspected ethics violations to the Ethics
      Officer who has specific responsibility to investigate all reported
      violations.

     

    Reporting
      suspected policy violations by others shall not jeopardize an Employee's tenure
      with the Department. Confirmed violations will result in appropriate
      disciplinary action, up to and including termination from employment, hi some
      circumstances, criminal and civil penalties may be applicable.

     

    The
      Ethics Officer will notify the employee making the report of the suspected
      violation of receipt of such report within five (5) business days. All reports
      will be promptly investigated and appropriate corrective action will be taken
      if
      warranted by the investigation.

     

    B.
      Good
      Faith Filings

     

    
      	
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    Anyone
      filing a complaint concerning a violation of this policy must be acting in
      good
      faith and have reasonable grounds for believing the information disclosed
      indicates a violation. Any allegations that prove not to be substantiated and
      which prove to have been made maliciously or knowingly to be false will be
      viewed as a serious disciplinary offense.

     

    C.
      Confidentiality

     

    Violations
      or suspected violations may be submitted on a confidential basis by the
      complainant or maybe submitted anonymously. Reports of violations or suspected
      violations will be kept confidential to the extent possible, consistent with
      the
      need to conduct an adequate investigation. Additionally, all Employees are
      expected to cooperate in the investigation of such violations. Failure to
      cooperate in an investigation may result in disciplinary action, up to and
      including termination from employment.

     

    Acknowledgement
      on the following page

     

    

    

    
      	
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    ACKNOWLEDGEMENT

    I,
      the
      undersigned, hereby acknowledge that:

     

    D.
      I have
      received, read, and understand the Georgia Department of Community Health's
      Ethics
      In Procurement Policy,

     

    E.
      I
      agree to comply with each provision of the Georgia Department of Community
      Health's Ethics
      InProcurement
      Policy,

     

    F.
      I am a
      (please check which applies):

     

    (
      )
      Contractor 

     

    (
      )
      Subcontractor 

     

    (
      )
      Vendor

     

    

    

    
      	
              Wellcare
                Health Plans, Inc.

            	 
	
              /s/
                Todd Farha 

              Authorized
                Signature

            	
              2/27/2007

              Date

               

            
	
              Todd
                S. Farha

              Print
                Name

            	 
	 	 
	 	
              AFFIX
                CORPORATE SEAL

              (Corporations
                without a seal, attach a Certificate of Corporate Resolution)

               

               

            
	
              ATTEST:
                Karen
                Mulroe

            	
              2/27/2007

            
	
              Assistant
                General Counsel

            	
              Date

            
	
              Title

            	 
	 	 
	
               * Must be President, Vice President, CEO or other
                authorized officer

              **Must be Corporate Secretary

            	 
	 	 
	
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                18 of 18EX-10.1

AGREEMENT FOR PURCHASE AND SALE

OF REAL PROPERTY AND ESCROW INSTRUCTIONS

THIS AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS (this
“Agreement”) is made and entered into as of this      day of      , 2007, among COMMONS V
INVESTMENT PARTNERSHIP, a Florida general partnership (“Seller”), TRIPLE NET PROPERTIES, LLC, a
Virginia limited liability company (“Buyer”) and LANDAMERICA TITLE COMPANY, with the office located
at 1920 Main Street, 12th Floor, Irvine, California 92614, Attn: Gale Hunt, Telephone:
(949) 930-9307 (“Escrow Holder”).

RECITALS

A. Seller owns certain real property located in Naples, Florida and more specifically
described in Exhibit A attached hereto and incorporated herein (the “Land”), commonly known
as Commons V Medical Office Building and such other assets, as the same are herein described.

B. Seller desires to sell to Buyer and Buyer desires to purchase from Seller the Land and the
associated assets.

C. The “Effective Date” of this Agreement shall be the date on which this Agreement is fully
executed by all parties, as evidenced by the latest date inserted next to the signature block of
each party.

AGREEMENT

NOW, THEREFORE, in consideration of the mutual covenants, premises and agreements herein
contained, the parties hereto do hereby agree as follows:

	1.	 	Purchase and Sale.

1.1. The purchase and sale includes, and at the Close of Escrow (hereinafter defined) Seller
shall sell, transfer, grant and assign to Buyer, Seller’s entire right and interest in and to all
of the following (hereinafter sometimes collectively, the “Property”):

1.1.1. The Land, together with all structures, buildings, improvements, machinery, fixtures,
and equipment affixed or attached to the Land and all easements, development rights, rights of way,
and other rights appurtenant to the Land (all of the foregoing being collectively referred to
herein as the “Real Property”);

1.1.2. All leases (the “Leases”), including associated amendments, with all persons
(“Tenants”) leasing the Real Property or any part thereof or hereafter entered into in accordance
with the terms hereof prior to the Close of Escrow, together with all security deposits, other
deposits held in connection with the Leases, Lease guarantees and other similar credit enhancements
providing additional security for such Leases;

1.1.3. To the extent owned by Seller, all tangible and intangible personal property located on
or used in connection with the Real Property, including, specifically, without limitation,
equipment, furniture, tools and supplies, any website maintained by Seller and all related
intangibles including Seller’s interest in the common name of the Real Property (the “Personal
Property”);

1.1.4. All service contracts, agreements, warranties and guaranties relating to the operation,
use or maintenance of the Property (the “Contracts”), to the extent not otherwise required to be
terminated hereunder; and

1.1.5. To the extent transferable, all building permits, certificates of occupancy and other
certificates, permits, licenses and approvals relating to the Property (the “Permits”).

2. Purchase Price. The total Purchase Price of the Property shall be FOURTEEN MILLION ONE
HUNDRED THOUSAND AND NO/100 DOLLARS ($14,100,000.00) (the “Purchase Price”), and payable as
follows:

	 	2.1.	 	Deposit/Further Payments.

2.1.1. Within three (3) business days following the Effective Date, Buyer shall deposit into
Escrow (hereinafter defined) the amount of FIVE HUNDRED THOUSAND AND NO/100 DOLLARS ($500,000.00)
(the “Initial Deposit”), in the form of a wire transfer payable to Escrow Holder. Escrow Holder
shall place the Deposit into an interest bearing money market account at a bank or other financial
institution reasonably satisfactory to Buyer, and interest thereon shall be credited to Buyer’s
account and shall be the property of Buyer.

2.1.1.1 If this Agreement is not terminated as provided for hereinafter prior to the
expiration of the Due Diligence Period (as hereinafter defined), then on or before the day
which is two business days following the expiration of the Due Diligence Period, Buyer shall
deposit into Escrow the amount of Two Hundred Fifty Thousand Dollars ($250,000.00) (the
“Additional Deposit”), in the form of a wire transfer payable to Escrow Holder. Escrow
Holder shall place the Additional Deposit into an interest bearing money market account at a
bank or other financial institution reasonably satisfactory to Buyer, and interest thereon
shall be credited to Buyer’s account. (The Initial Deposit, and to the extent it has been
deposited, the Additional Deposit, shall collectively be referred to herein as the
“Deposit”).

2.1.1.2 The Deposit shall be deemed earned by Seller as of the expiration of the Due
Diligence Period. The Deposit will be applied to the Purchase Price at Closing,
provided, however, the Deposit will be refunded to Buyer in the event there
is a failure of a Buyer’s condition precedent as set forth in Section 9 of this Agreement.

2.1.2. On the Close of Escrow, Buyer shall deposit with Escrow Holder to be held in Escrow the
balance of the Purchase Price, subject to the prorations and adjustments provided herein, in
immediately available funds by wire transfer made payable to Escrow Holder.

2.1.3. If this Agreement is terminated by Buyer in accordance with its terms, the Deposit
shall be immediately and automatically paid over to Buyer without the need for any further action
by either party hereto.

	3.	 	Title and Survey.

3.1. Title Insurance. No later than five (5) days following the Effective Date,
Seller shall order a current title insurance commitment and/or preliminary title report for the
Real Property, including legible copies of all items identified as exceptions therein (the “Title
Documents”). Seller shall, at Seller’s sole expense, cause the Escrow Agent (also referred to
herein as the “Title Company”) to issue an ALTA Owner’s Policy of Title Insurance, together with
title policy endorsements as requested by Buyer and available in Florida (the “Title Policy”) for
and on behalf of Buyer in the total amount of the Purchase Price and obtainable at standard rates
insuring good, marketable and insurable title in and to the Real Property. Buyer shall pay for the
cost of the lender title insurance policy, if any. The Title Policy shall be free and clear of
exceptions except as follows:

	 	3.1.1.	 	Real property taxes and assessments, which are a lien not yet due;

3.1.2. The Permitted Exceptions (hereinafter defined) included in the Title Policy and
approved by Buyer in accordance with this Agreement.

3.2. Survey. Within five (5) days of the Effective Date Seller shall (a) deliver an
existing survey(s) of the Real Property (the “Existing Survey”) to Buyer and (b) order at Seller’s
cost and expense an update of the Existing Survey, to ALTA standards (the “Survey”).

	4.	 	Due Diligence Items.

4.1. Seller shall, within five (5) days after the Effective Date (the “Delivery Date”),
deliver to Buyer each of the following due diligence items in Seller’s possession or reasonably
available to Seller (collectively, the “Due Diligence Items”):

4.1.1. Copies of any and all existing surveys (ALTA, boundary or otherwise) or plats of the
Real Property;

4.1.2. Intentionally omitted;

4.1.3. Copies of all Leases presently in effect with respect to the Real Property, together
with any amendments or modifications thereof;

4.1.4. A “rent roll” with respect to the Real Property for the calendar month immediately
preceding the Effective Date, showing with respect to each Tenant of the Real Property: (1) the
name of the Tenant, (2) the number of rentable square feet in Tenant’s premises as set forth in
Tenant’s Lease, (3) the current monthly base rental payable by such Tenant, (4) the term of the
Lease, (5) any available options for the Tenant under the Lease; and (6) the amount of any security
deposit;

4.1.5. Intentionally omitted;

4.1.6. An aging report showing, with respect to each Tenant of the Real Property, the date
through which such Tenant has paid rent and a Tenant by Tenant monthly aging report for the
preceding twenty-four (24) months;

4.1.7. A list of all contracts, including service contracts, warranties, management,
maintenance, leasing commission or other agreements affecting the Real Property, if any, together
with copies of the same;

4.1.8. All site plans, leasing plans, as-built plans, drawings, environmental, mechanical,
electrical, structural, soils and similar reports and/or audits and plans and specifications
relative to the Real Property in the possession of Seller or under the control of Seller, if any;

4.1.9. True and correct copies of the real estate and personal property tax statements
covering the Property or any part thereof for each of the two (2) years prior to the current year
and, if available, for the current year;

4.1.10. A schedule of all current or pending litigation with respect to the Real Property or
any part thereof, if any, or otherwise with respect to Seller that might have a material adverse
effect on Seller’s ability to perform hereunder, together with a brief description of each such
proceeding;

4.1.11. Operating statements for the Real Property for the two prior calendar years and the
current year to date, or if shorter, for any periods during which Seller was owner of the Real
Property;

4.1.12. Tenant files and records relating to the ownership and operation of the Real Property
which shall be made available for inspection by Buyer during ordinary business hours at Seller’s
management office;

4.1.13. An inventory of all personal property located on the Real Property which is used in
the maintenance of the Real Property or stored for future use with the Real Property;

4.1.14. Intentionally omitted;

4.1.15. Copies of utility bills for the Real Property for the two prior calendar years and the
current year to date or if shorter, for any periods during which Seller was the owner of the
Property;

	 	 	 
	4.1.16.

4.1.17.

4.1.18.

4.1.19.

	 	Intentionally omitted;

Intentionally omitted;

Intentionally omitted;

Intentionally omitted; and

4.1.20. All items listed on Schedule 1 attached hereto and by this reference made a part
hereof [SCHEDULE 1 SHALL BE EXHIBIT A ATTACHED TO THE LOI].

	5.	 	Inspections.

5.1. Procedure; Indemnity. Buyer, at its sole expense, shall have the right to
conduct feasibility, environmental, engineering, title, survey and physical studies of the Real
Property at any time from and after the Effective Date and for a period of ten (10) days after
receipt of all Due Diligence Items (the “Due Diligence Period”); provided, however, if the Due
Diligence Items are not delivered on the Delivery Date, Buyer may, by written notice delivered
prior to the conclusion of the Due Diligence Period, extend the Due Diligence Period for a period
equal to the associated delay in delivery of such materials beyond the Delivery Date. Buyer and
its duly authorized agents or representatives shall be permitted to enter upon the Real Property at
all reasonable times during the Due Diligence Period in order to conduct tenant interviews
(provided Seller is present at such interviews), engineering studies, soil tests and any other
inspections and/or tests that Buyer may deem necessary or advisable (collectively, the
“Inspections”). Buyer agrees to pay all parties promptly and if necessary, promptly discharge any
liens that may be imposed against the Real Property as a result of Buyer’s Inspections and to
defend, indemnify and hold Seller harmless from all claims, suits, losses, costs, expenses
(including without limitation court costs and attorneys’ fees), liabilities, judgments and damages
incurred by Seller as a result of any Inspections performed by Buyer, except such as may be caused
by the negligence or intentional misconduct of Seller or its agents. This paragraph shall survive
the Closing of Escrow or earlier termination of this Agreement.

	 	5.2.	 	Approval.

5.2.1. Buyer shall have until the conclusion of the Due Diligence Period (as the same may be
extended in accordance with the terms of this Paragraph 5) to approve or disapprove the
Inspections, the Due Diligence Items and Buyer’s evaluation of the Real Property. If Buyer
delivers a written notice to Seller and Escrow Holder within the Due Diligence Period disapproving
the condition of the Real Property, as determined in Buyer’s sole discretion, this Agreement shall
thereupon be automatically terminated, Buyer shall not be entitled to purchase the Real Property,
Seller shall not be obligated to sell the Real Property to Buyer and the parties shall be relieved
of any further obligation to each other with respect to the Real Property except those that
specifically survive termination of this Agreement. Buyer shall identify any Contracts that Buyer
desires Seller to terminate effective upon the Close of Escrow prior to the Close of Escrow. Upon
termination, Escrow Holder shall, without any further action required from any party, return the
Deposit to Buyer and return all documents and funds to the parties who deposited the same, and no
further duties shall be required of Escrow Holder and Buyer shall provide Seller with a copy of
third party reports produced as a consequence of the Inspections.

5.2.2. Notwithstanding anything to the contrary contained herein, Buyer hereby agrees that if
this Agreement is terminated for any reason, Buyer shall promptly and at its sole expense return to
Seller all Due Diligence Items delivered by Seller to Buyer in connection with Buyer’s inspection
of the Real Property.

5.3. Procedure for Approval of Title. Buyer shall have the Due Diligence Period to
review and approve, in writing, the condition of the title to the Real Property; provided, however
Buyer shall have a minimum of thirty (30) days to review the Title Documents and the Survey after
Buyer’s receipt of both the Title Documents and the Survey (the “Title Review Period”). Upon
request, Buyer will notify Escrow Holder and Seller when Buyer has received both the Title
Documents and the Survey so that the Title Review Period can be determined. If the Due Diligence
Period is scheduled to expire prior to the Title Review Period, the Due Diligence Period shall be
extended automatically to coincide with the expiration of the Title Review Period, and any
reference to the Title Review Period and the Due Diligence Period in this Agreement shall mean the
same date. If the Title Documents or the Survey reflect or disclose any defect, exception or other
matter affecting the Real Property that is unacceptable to Buyer (“Title Defects”), then Buyer
shall provide Seller with written notice of Buyer’s objections (“Buyer’s Objections”) no later than
the conclusion of the Due Diligence Period; provided, however, if Buyer shall fail to notify Seller
in writing within the Due Diligence Period either that the condition of title is acceptable or of
any specific objections to the state of title to the Real Property, then Buyer shall be deemed to
have waived all objections to the matters shown on Title Documents and Survey, except monetary
encumbrances affecting the Real Property. Seller may, at its sole option, elect, by written notice
given to Buyer within three (3) days following the conclusion of the Due Diligence Period
(“Seller’s Notice Period”), to cure or remove the objections made or deemed to have been made by
Buyer; provided, however, Seller shall in all events have the obligation to (i) act in good faith
in making such election and curing any Title Defects that Seller elects to cure, (ii) specifically
remove any monetary encumbrances affecting the Real Property, and (iii) remove any Title Defect
that attaches to the Real Property subsequent to the Effective Date. The failure of Seller to
deliver written notice electing to cure Buyer’s Objections during Seller’s Notice Period shall be
deemed an election by Seller not to cure Buyer’s Objections. Should Seller elect to attempt to
cure or remove Buyer’s Objections, Seller shall have fifteen (15) days from the conclusion of the
Due Diligence Period (“Cure Period”) in which to accomplish the cure. If Seller elects not to cure
or remove any objection, then Buyer shall be entitled to either (i) terminate this Agreement and
obtain a refund of the Deposit, or (ii) waive any objections that Seller has not elected to cure
and close this transaction as otherwise contemplated herein and if Buyer elects to terminate this
Agreement, Buyer shall provide written notice of its termination to Seller within ten (10) days
following the expiration of Seller’s Notice Period. Any exceptions to title accepted or deemed
accepted by Buyer pursuant to the terms of this paragraph shall be deemed “Permitted Exceptions”.
If the Title Review Period, as extended by the notice and cure periods provided above, extends
beyond the Close of Escrow, the Close of Escrow shall be extended accordingly.

	6.	 	Escrow.

6.1. Opening. Purchase and sale of the Property shall be consummated through an
escrow (the “Escrow”) to be opened with Escrow Holder within three (3) business days following the
Effective Date. This Agreement shall be considered the escrow instructions between the parties,
with such further consistent written instructions as Escrow Holder shall require in order to
clarify its duties and responsibilities. If Escrow Holder shall require further Escrow
instructions, Escrow Holder may prepare such instructions on its usual form. Such further
instructions shall, so long as not inconsistent with the terms of this Agreement, be promptly
signed by Buyer and Seller and returned to Escrow Holder within three (3) business days of receipt
thereof. If there is any conflict between the terms and conditions of this Agreement and any
further Escrow instructions, the terms and conditions of this Agreement shall control.

6.2. Close of Escrow. Escrow shall close at a mutually agreeable date (“Close of
Escrow”) within thirty (30) days after the expiration of the Due Diligence Period (as such period
may be extended pursuant to Paragraph 5 hereof); provided, however, the Close of Escrow shall be
extended in accordance with Paragraph 5.3 herein, as applicable.

	 	 	 	 	 	 	 
	6.3.	 	Buyer Required to Deliver. Buyer shall deliver to Escrow the following:
	 
	 	 	 	 	 	 
	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	 	6.3.1.	 	 	In accordance with Paragraph 2, the Deposit;

6.3.2. On or before the Close of Escrow, the balance of the Purchase Price; provided, however
that Buyer shall not be required to deposit the balance of the Purchase Price into Escrow until
Buyer has been notified by Escrow Holder that (i) Seller has delivered to Escrow each of the
documents and instruments to be delivered by Seller in connection with Buyer’s purchase of the
Property, (ii) Title Company has committed to issue and deliver the Title Policy to Buyer, and
(iii) the only impediment to the Close of Escrow is delivery of such amount by or on behalf of
Buyer;

6.3.3. On or before the Close of Escrow, such other documents as the Title Agent or Escrow
Holder may reasonably require from Buyer in order to issue the Title Policy;

6.3.4. On or before the Close of Escrow, a counterpart original of an Assignment and
Assumption Agreement in the form attached hereto as Exhibit B (the “Assignment Agreement”),
duly executed by Buyer assigning all of Seller’s right, title and interest in and to the Leases,
Contracts and Permits from and after the Close of Escrow; and

6.3.5. On or before the Close of Escrow, a counterpart escrow agreement attached hereto as
Exhibit C.

6.4. Seller Required to Deliver. On or before the Close of Escrow, Seller shall
deliver to Escrow or Buyer, as applicable, the following:

6.4.1. A duly executed and acknowledged Grant Deed or Warranty Deed, conveying fee title to
the Real Property in favor of Buyer;

6.4.2. A completed Certificate of Non-Foreign Status, duly executed by Seller under penalty of
perjury;

6.4.3. Any tax reporting forms, such as an IRS 1099, required by the Escrow Holder or Title
Company;

6.4.4. A Bill of Sale, for the Personal Property, if any, in favor of Buyer and duly executed
by Seller;

6.4.5. Such other documents as the Title Agent may require from Seller in order to issue the
Title Policy;

6.4.6. Tenant’s estoppel certificates and SNDAs as required by and provided for in Paragraph
9.1.5;

6.4.7. A counterpart original of the Assignment Agreement duly executed by Seller, assigning
all of Seller’s right, title and interest in and to the Leases, Contracts (to the extent not
required to be terminated hereunder) and Permits to Buyer from and after the Close of Escrow;

6.4.8. To Buyer, all keys to all buildings and other improvements located on the Real
Property, combinations to any safes thereon, and security devices therein in Seller’s possession;

6.4.9. A letter from Seller addressed to each Tenant informing such Tenant of the change in
ownership as set forth;

6.4.10. To Buyer, the original Leases;

6.4.11. To Buyer, all records and files relating to the management or operation of the Real
Property, including, without limitation, all insurance policies, all service contracts, all tenant
files (including correspondence), property tax bills, and all calculations used to prepare
statements of rental increases under the Leases and statements of common area charges, insurance,
property taxes and other charges which are paid by Tenants of the Real Property; and

6.4.12. a counterpart escrow agreement, attached hereto as Exhibit C.

	 	6.5.	 	Buyer’s Costs. Buyer shall pay the following:

6.5.1. The Escrow Holder’s fee, costs and expenses, less the amount required to be paid by
Seller, as set forth in paragraph 6.6.1 below;

6.5.2. The cost of recording the Deed and any transfer tax;

6.5.3. All other costs customarily borne by purchasers of real property in Naples, Florida,
which costs are not being paid by Seller in accordance with the other provisions of this Agreement;

6.5.4. The costs of (i) the mortgagee title policy at the simultaneous title issue rate not to
exceed $250.00 and (ii) any title endorsements; and

6.5.5. The Broker’s fees pursuant to Section 21.

	 	6.6.	 	Seller’s Costs. Seller shall pay the following:

6.6.1. One half (1/2) of Escrow Holder’s fees, costs and expenses, up to a maximum of One
Thousand Five Hundred and 00/100 Dollars ($1,500.00);

6.6.2. All Title Company charges, including the costs for the Title Documents and the Title
Policy except those set forth in 6.5.4;

6.6.3. All Survey costs in accordance with Paragraph 3 of this Agreement; and,

6.6.4. All other costs customarily borne by sellers of real property in Naples, Florida.

	 	6.7.	 	Prorations.

6.7.1. Items to be Prorated. The following shall be prorated between Seller and Buyer
as of the Close of Escrow with Buyer being deemed the owner of the Property as of the Close of
Escrow:

(a) Taxes and Assessments. All non-delinquent real property taxes, assessments and
other governmental impositions of any kind or nature, including, without limitation, any special
assessments or similar charges (collectively, “Taxes”), which relate to the tax year within which
the Close of Escrow occurs based upon the actual number of days in the tax year. With respect to
any portion of the Taxes which are payable by any Tenant directly to the authorities, no proration
or adjustment shall be made. The proration for Taxes shall be based upon the most recently issued
tax bill for the Property. If the most recent tax bill is not for the current tax year, then the
parties shall reprorate within thirty (30) days of the receipt of the tax bill for the current tax
year. Upon the Close of Escrow and subject to the adjustment provided above, Buyer shall be
responsible for real estate taxes and assessments on the Property payable from and after the Close
of Escrow. In no event shall Seller be charged with or be responsible for any increase in the
taxes or assessments on the Property resulting from the sale of the Property or from any
improvements made or leases entered into after the Close of Escrow.

(b) Rents. Buyer will receive a credit at the Close of Escrow for all rents collected
by Seller prior to the Close of Escrow and allocable to the period from and after the Close of
Escrow based upon the actual number of days in the month. No credit shall be given Seller for
accrued and unpaid rent or any other non-current sums due from Tenants until these sums are paid,
and Seller shall retain the right to collect any such rent provided Seller does not sue to evict
any tenants or terminate any Tenant Leases. Buyer shall cooperate with Seller after the Close of
Escrow to collect any rent under the Tenant Leases which has accrued as of the Close of Escrow;
provided, however, Buyer shall not be obligated to sue any Tenants or exercise any legal remedies
under the Tenant Leases or to incur any expense over and above its own regular collection expenses.
All payments collected from Tenants after Close of Escrow shall first be applied to the month in
which the Close of Escrow occurs, then to any rent due to Buyer for the period after the Close of
Escrow and finally to any rent due to Seller for the period prior to the Close of Escrow; provided,
however, notwithstanding the foregoing, if Seller collects any payments from Tenants after the
Close of Escrow through its own collection efforts, Seller may first apply such payments to rent
due Seller for the period prior to the Close of Escrow.

(c) CAM Expenses. To the extent that Tenants are reimbursing the landlord for common
area maintenance and other operating expenses (collectively, “CAM Charges”), CAM Charges shall be
prorated at the Close of Escrow and again subsequent to the Close of Escrow, as of the date of the
Close of Escrow on a lease-by-lease basis with each party being entitled to receive a portion of
the CAM Charges payable under each Lease for the CAM Lease Year in which the Close of Escrow
occurs, which portion shall be equal to the actual CAM Charges incurred during the party’s
respective periods of ownership of the Property during the CAM Lease Year. As used herein, the
term “CAM Lease Year” means the twelve (12) month period as to which annual CAM Charges are owed
under each Lease. Five (5) days prior to Closing Seller shall submit to Buyer an itemization of
its actual CAM Charges operating expenses through such date and the amount of CAM Charges received
by Seller as of such date, together with an estimate of CAM Charges to be incurred to, but not
including, the Close of Escrow. If Seller has received CAM Charges payments in excess of its
actual CAM Charges operating expenses, Buyer shall be entitled to receive a credit against the
Purchase Price for the excess. If Seller has received CAM Charges payments less than its actual
CAM Charges operating expenses, to the extent that the Leases provide for a “true up” at the end of
the CAM Lease Year, Seller shall be entitled to receive any deficit but only after Buyer has
received any true up payment from the Tenant. Upon receipt by either party of any CAM Charge true
up payment from a Tenant, the party receiving the same shall provide to the other party its
allocable share of the “true up” payment within five (5) days of the receipt thereof. Seller shall
transfer the reserve account containing CAM charges, as prorated herein, to the Buyer at Close of
Escrow.

To assist Buyer in preparing “true up” reconciliation at the end of the CAM Lease Year, Seller
shall deliver to Buyer at the Close of Escrow records of all of Seller’s CAM Charge expenditures.

(d) Operating Expenses. All operating expenses (including all charges under the
service contracts and agreements assumed by Buyer) shall be prorated, and as to each service
provider, operating expenses payable or paid to such service provider in respect to the billing
period of such service provider in which the Close of Escrow occurs (the “Current Billing Period”),
shall be prorated on a per diem basis based upon the number of days in the Current Billing Period
prior to the Close of Escrow and the number of days in the Current Billing Period from and after
the Close of Escrow, and assuming that all charges are incurred uniformly during the Current
Billing Period. If actual bills for the Current Billing Period are unavailable as of the Close of
Escrow, then such proration shall be made on an estimated basis based upon the most recently issued
bills, subject to readjustment pursuant to Section 6.7.2.

(e) Security Deposits; Prepaid Rents. Prepaid rentals and other tenant charges and
security deposits (including any portion thereof which may be designated as prepaid rent) under
Tenant Leases, if and to the extent that such deposits are in Seller’s actual possession or control
and have not been otherwise applied by Seller to any obligations of any Tenants under the Tenant
Leases, shall be credited against the Purchase Price, and upon the Close of Escrow, Buyer shall
assume full responsibility for all security deposits to be refunded to the Tenants under the Tenant
Leases (to the extent the same are required to be refunded by the terms of such Tenant Leases or
applicable). .

(f) Leasing Costs. Seller shall receive a credit at the Close of Escrow for all
leasing costs, including tenant improvement costs and allowances, and its pro-rata leasing
commissions, previously paid by Seller in connection with any Lease or modification to an existing
Lease which was entered into after the Effective Date and which is approved or deemed approved by
Buyer pursuant to this Agreement, which approval included approval of the tenant improvement costs.
Seller’s pro-rata share shall be equal to a fraction which has as its numerator the number of
months left in the base term of the Lease after the Close of Escrow and which has as its
denominator the number of months in the base term of the Lease. Buyer shall receive a credit at
the Close of Escrow in an amount equal to all free rent, rent concessions, tenant improvement
allowances and leasing commissions with respect to the current terms of Leases in effect as of the
Effective Date, to the extent that they have not been fully satisfied as of the Close of Escrow.

(g) Intentionally Deleted.

6.7.2. Calculation; Reproration. Seller shall prepare and deliver to Buyer no later
than five (5) days prior to the Close of Escrow an estimated closing statement which shall set
forth the costs payable under subsection (d) and the prorations and credits provided for in this
section and subsection (e) and elsewhere in this Agreement. Any item which cannot be finally
prorated because of the unavailability of information shall be tentatively prorated on the basis of
the best data then available and adjusted when the information is available in accordance with this
subparagraph. Buyer shall notify Seller within two (2) days after its receipt of such estimated
closing statement of any items which Buyer disputes, and the parties shall attempt in good faith to
reconcile any differences not later than one (1) day before the Close of Escrow. The estimated
closing statement as adjusted as aforesaid and approved in writing by the parties (which shall not
be withheld if prepared in accordance with this Agreement) shall be referred to herein as the
“Closing Statement”. If the prorations and credits made under the Closing Statement shall prove to
be incorrect or incomplete for any reason, then either party shall be entitled to an adjustment to
correct the same; provided, however, that any adjustment shall be made, if at all, within sixty
(60) days after the Close of Escrow (except with respect to CAM Charges and Taxes, in which case
such adjustment shall be made within thirty (30) days after the information necessary to perform
such adjustment is available), and if a party fails to request an adjustment to the Closing
Statement by a written notice delivered to the other party within the applicable period set forth
above (such notice to specify in reasonable detail the items within the Closing Statement that such
party desires to adjust and the reasons for such adjustment), then the prorations and credits set
forth in the Closing Statement shall be binding and conclusive against such party.

6.7.3. Items Not Prorated. Seller and Buyer agree that (a) on the Close of Escrow,
the Property will not be subject to any financing arranged by Seller; (b) none of the insurance
policies relating to the Property will be assigned to Buyer and Buyer shall responsible for
arranging for its own insurance as of the Close of Escrow; and (c) utilities, including telephone,
electricity, water and gas, shall be read on the Close of Escrow and Buyer shall be responsible for
all the necessary actions needed to arrange for utilities to be transferred to the name of Buyer on
the Close of Escrow, including the posting of any required deposits and Seller shall be entitled to
recover and retain from the providers of such utilities any refunds or overpayments to the extent
applicable to the period prior to the Close of Escrow, and any utility deposits which it or its
predecessors may have posted. Accordingly, there will be no prorations for debt service, insurance
or utilities. If a meter reading is unavailable for any particular utility, such utility shall be
prorated in the manner provided in subparagraph (1)(c) above.

6.7.4. Indemnification. Buyer and Seller shall each indemnify, protect, defend and
hold the other harmless from and against any claim in any way arising from the matters for which
the other receives a credit or otherwise assumes responsibility pursuant to this Section.

	 	6.7.5.	 	Survival. This Paragraph shall survive the Close of Escrow.

6.8. Determination of Dates of Performance. Promptly after delivery to Buyer of the
Title Documents and Survey, Escrow Holder shall prepare and deliver to Buyer and Seller a schedule
which shall state each of the following dates:

6.8.1. The Effective Date;

6.8.2. The date of receipt of the Title Documents and the Survey by Buyer;

6.8.3. The date by which the Title Documents and the Survey must be approved by Buyer pursuant
to Paragraph 5;

6.8.4. The Delivery Date pursuant to Paragraph 4.1;

6.8.5. The date by which the Inspections and Due Diligence Items must be approved by Buyer
pursuant to Paragraph 5;

6.8.6. The date by which the amounts described in Paragraph 2 must be deposited by Buyer, for
which determination Escrow Holder shall assume satisfaction of the condition expressed in Paragraph
2 on the last date stated for its satisfaction; and

6.8.7. The date of the Close of Escrow pursuant to Paragraph 6.2.

If any events which determine any of the aforesaid dates occur on a date other than the date
specified or assumed for its occurrence in this Agreement, Escrow Holder shall promptly redetermine
as appropriate each of the dates of performance in the aforesaid schedule and notify Buyer and
Seller of the dates of performance, as redetermined.

	7.	 	Seller Representations, Warranties, and Covenants.

7.1. Representations and Warranties. Seller hereby represents and warrants as of the
date hereof and as of the Close of Escrow by appropriate certificate to Buyer as follows:

7.1.1. Seller is a general partnership duly formed and validly existing under the laws of the
State of Florida. Seller has full power and authority to enter into this Agreement, to perform
this Agreement and to consummate the transactions contemplated hereby. The execution, delivery and
performance of this Agreement and all documents contemplated hereby by Seller have been duly and
validly authorized by all necessary action on the part of Seller and all required consents and
approvals have been duly obtained and will not result in a breach of any of the terms or provisions
of, or constitute a default under, any indenture, agreement or instrument to which Seller is a
party or otherwise bound. This Agreement is a legal, valid and binding obligation of Seller,
enforceable against Seller in accordance with its terms, subject to the effect of applicable
bankruptcy, insolvency, reorganization, arrangement, moratorium or other similar laws affecting the
rights of creditors generally.

7.1.2. Seller has good and marketable title to the Real Property, subject to the Permitted
Exceptions. There are no outstanding rights of first refusal, rights of reverter or options
relating to the Real Property or any interest therein. To Seller’s knowledge, there are no
unrecorded or undisclosed documents or other matters which affect title to the Real Property.
Subject to the Leases, Seller has enjoyed the continuous and uninterrupted quiet possession, use
and operation of the Real Property, without material complaint or objection by any person.

7.1.3. Seller is not a “foreign person” within the meaning of Section 1445(f) of the Internal
Revenue Code of 1986, as amended (the “Code”).

7.1.4. There are no on-site employees of Seller at the Real Property, and following the Close
of Escrow, Buyer shall have no obligation to employ or continue to employ any individual employed
by Seller or its affiliates in connection with the Real Property.

7.1.5. Except as set forth on any schedule of litigation delivered pursuant to Paragraph
4.1.9, there are no actions, suits or proceedings pending, or to the best of Seller’s knowledge,
threatened against Seller and affecting any portion of the Real Property, at law or in equity, or
before or by any federal, state, municipal, or other governmental court, department, commission,
board, bureau, agency, or instrumentality, domestic or foreign.

7.1.6. Seller has not received any notice of any violations of any ordinance, regulation, law,
or statute of any governmental agency pertaining to the Real Property or any portion thereof.

7.1.7. Intentionally omitted.

7.1.8. Seller, to its knowledge, has not experienced any material physical or mechanical
defects in the buildings or any material settlement or earth movement affecting the Real Property.

7.1.9. The Seller has not sent or received any written notices regarding current building and
use of the Real Property, the subdivision of the Real Property, or any pending, or contemplated,
rezoning of the Real Property.

7.1.10. The information in the rent roll attached hereto as Exhibit E (“Rent Roll”) is true,
correct, and complete. Seller has or will pursuant to Paragraph 4 and Paragraph 7.3 deliver to
Buyer true, accurate and complete copies of all of the Leases and there are no leases, subleases,
licenses, occupancies or tenancies in effect pertaining to any portion of the Real Property, and no
persons, tenants or entities occupy space in the Real Property, except as stated in the Rent Roll.
There are no options or rights to renew, extend or terminate the Leases or expand any Lease
premises, except as shown in the Rent Roll and the Leases. No brokerage commission or similar fee
is due or unpaid by Seller with respect to any Lease, and there are no written or oral agreements
that will obligate Buyer, as Seller’s assignee, to pay any such commission or fee under any Lease
or extension, expansion or renewal thereof. To Seller’s knowledge, the Leases and any guaranties
thereof are in full force and effect, and are subject to no defenses, setoffs or counterclaims for
the benefit of the Tenants thereunder. Neither Seller nor, to Seller’s knowledge, any Tenant is in
default under its Lease. To Seller’s knowledge, Seller is in full compliance with all of the
landlord’s obligations under the Leases, and Seller has no obligation to any Tenant under the
Leases to further improve such Tenant’s premises or to grant or allow any rent or other
concessions. No rent or other payments have been collected in advance for more than one (1) month
and no rents or other deposits are held by Seller, except the security deposits described on the
Rent Roll and rent for the current month. Each rental concession, rental abatement or other
benefit granted to Tenants under the Leases will have been fully utilized prior to the Close of
Escrow. To Seller’s knowledge, there is no dispute with any Tenant regarding additional rent.
There is no percentage rent due under the Leases and there are no non-cash security deposits
associated with the Leases.

7.1.11. To Seller’s knowledge, there are no presently pending or contemplated proceedings to
condemn the Real Property or any part of it.

7.1.12. To Seller’s knowledge, all water, sewer, gas, electric, telephone and drainage
facilities, and all other utilities required by law or by the normal operation of the Real Property
are connected to the Real Property and are adequate to service the Real Property in its present use
and normal usage by the Tenants and occupants of the Real Property and are in good working order
and repair.

7.1.13. To Seller’s knowledge, Seller has all licenses, permits (including, without
limitation, all building permits and occupancy permits), easements and rights-of-way which are
required in order to continue the present use of the Real Property and ensure adequate vehicular
and pedestrian ingress and egress to the Real Property.

7.1.14. Except for the Leases and the Contracts, there are no agreements or other obligations
which may affect the current use of the Real Property. Seller has fully performed all of the
obligations required to be performed by Seller under the Contracts, and to Seller’s knowledge, the
other parties to the same are not in default thereunder.

7.1.15. The operating statements furnished to Buyer in connection with or pursuant to this
Agreement (a) accurately reflect the financial condition of the Real Property as of the date
thereof and (b) do not fail to state any material liability, contingent or otherwise, or any other
facts the omission of which would be misleading.

7.1.16. Seller has no knowledge of nor received any written notice of violation issued
pursuant to any environmental law with respect to the Real Property or any use or condition
thereof. There are no above-ground or underground storage tanks, except a liquid oxygen tank owned
by Dr. Perlmutter located on the Real Property.

7.1.17. Seller has not released and, to the best of Seller’s knowledge, there has been no
release of, any pollutant or hazardous substance of any kind onto or under the Real Property that
affects the Real Property or that would result in the prosecution of any claim, demand, suit,
action or administrative proceeding against Buyer as owner of the Real Property based on any
environmental requirements of state, local or federal law including, but not limited to, the
Comprehensive Environmental Response Compensation and Liability Act of 1980, U.S.C. 9601 et seq.

7.2. Indemnity; Survival. The foregoing representations and warranties of Seller are
made by Seller as of the date hereof and again as of the Close of Escrow and shall survive the
Close of Escrow for a period of ninety (90) days and shall not be merged as of the date of the
Close of Escrow hereunder. Seller shall indemnify and defend Buyer against and hold Buyer harmless
from, and shall be responsible for all claims, demands, liabilities, losses, damages, costs and
expenses, including reasonable attorney’s fees, in an amount that may be suffered or incurred by
Buyer, including any third party due diligence expenses incurred by Buyer, if any representation or
warranty made by Seller is untrue or incorrect in any material respect when made. Seller shall
fund an escrow at the Close of Escrow to be held by Escrow Agent in the amount of $300,000.00 to
secure the indemnities given pursuant to this paragraph. The terms of Seller’s indemnity set forth
above with respect to the representations and warranties made herein shall survive for a period of
ninety (90) days following the Close of Escrow.

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

7.3.1. From and after the Effective Date, to cause to be in force fire and extended coverage
insurance upon the Real Property, and public liability insurance with respect to damage or injury
to persons or property occurring on the Real Property in at least such amounts, and with the same
deductibles, as are maintained by Seller on the date hereof.

7.3.2. From and after the Effective Date, to maintain any building constituting an improvement
on the Real Property in the same physical condition as it was at the date of Buyer’s inspection,
reasonable wear and tear excepted, and to perform all normal maintenance from and after the
Effective Date in the same fashion as prior to the Effective Date.

7.3.3. During a period beginning upon a day which is five (5) business days prior to the end
of the Inspection Period and continuing until the Close of Escrow, to not enter into any new lease
with respect to the Real Property, without Buyer’s prior written consent, which shall not be
unreasonably withheld. Exercise of a mandatory renewal option shall not be considered a new lease.
To the extent specifically disclosed to Buyer in connection with any request for approval, any
brokerage commission and the cost of Tenant improvements or other allowances payable with respect
to a new Lease shall be prorated between Buyer and Seller in accordance with their respective
periods of ownership as it bears to the primary term of the new Lease. Further, Seller will not
modify or cancel any existing Lease covering space in the Real Property without first obtaining the
written consent of Buyer which shall not be unreasonably withheld. Buyer shall have five (5)
business days following receipt of a request for any consent pursuant to this paragraph in which to
approve or disapprove of any new Lease or any modification or cancellation of any existing Lease.
Failure to respond in writing within said time period shall be deemed to be consent. Seller’s
execution of a new lease or modification or cancellation of an existing Lease following Buyer’s
reasonable refusal to consent thereto shall constitute a default hereunder.

7.3.4. From and after the Effective Date, to not sell, assign, or convey any right, title, or
interest whatsoever in or to the Real Property, or create or permit to attach any lien, security
interest, easement, encumbrance, charge, or condition affecting the Real Property (other than the
Permitted Exceptions).

7.3.5. During a period beginning upon a day which is five (5) business days prior to the end
of the Inspection Period and continuing until the Close of Escrow, to not, without Buyer’s written
approval, (a) amend or waive any right under any Contract, or (b) enter into any service, operating
or maintenance agreement affecting the Real Property that would survive the Close of Escrow.

7.3.6. From and after the Effective Date, to fully and timely comply with all obligations to
be performed by it under the Leases and Contracts, and all Permits, licenses, approvals and laws,
regulations and orders applicable to the Real Property.

7.3.7. From and after the Effective Date, to provide Buyer with monthly rent rolls containing
the same information in its rent roll delivered pursuant to Paragraph 4.1.3.

7.3.8. From and after the Effective Date, to provide Buyer with copies of (a) any default
letters sent to or received from Tenants and, (b) any copies of correspondence received from a
Tenant that it is discontinuing operations at the Property or seeking to re-negotiate its lease and
(c) notices of bankruptcy filings received with respect to any Tenant.

7.3.9. From and after the Effective Date, to use diligent efforts to obtain subordination,
attornment and non-disturbance agreements and estoppel certificates from all tenants, on the form
provided by Buyer.

7.3.10. From and after the Effective Date, to operate the Real Property from and after the
date hereof in substantially the same manner as prior thereto.

7.3.11. From and after the Effective Date, to deliver to Buyer copies of Tenant insurance
certificates, prior to the Close of Escrow.

7.3.12. From and after the Effective Date, to use commercially reasonable efforts to obtain
and deliver, within 10 days after the Effective Date, a renewal of (i) all leases with Anchor
Health Centers or its affiliates which have expired or shall expire on or before December 31, 2007
and (ii) a renewal of the leases with Dr. Perlmutter for Suites 160 and 270, with all of the
following terms: a renewal term of no less than five years, base rent of no less than $20.00 per
square foot, triple net, with annual rent escalations equal to the change in the Consumer Price
Index for the relevant period (collectively, the “Renewals”).

8. Buyer Representations and Warranties. Buyer hereby represents and warrants to Seller as
of the date hereof and as of the Close of Escrow by appropriate certificate that Buyer is a limited
liability company duly organized and validly existing under the laws of the Commonwealth of
Virginia. Buyer has full power and authority to enter into this Agreement, to perform this
Agreement and to consummate the transactions contemplated hereby. The execution, delivery and
performance of this Agreement and all documents contemplated hereby by Buyer have been duly and
validly authorized by all necessary action on the part of Buyer and all required consents and
approvals have been duly obtained and will not result in a breach of any of the terms or provisions
of, or constitute a default under, any indenture, agreement or instrument to which Buyer is a party
or otherwise bound. This Agreement is a legal, valid and binding obligation of Buyer, enforceable
against Buyer in accordance with its terms, subject to the effect of applicable bankruptcy,
insolvency, reorganization, arrangement, moratorium or other similar laws affecting the rights of
creditors generally.

	9.	 	Conditions Precedent to the Close of Escrow.

9.1. Conditions Precedent. The obligations of Buyer to purchase the Property pursuant
to this Agreement shall, at the option of Buyer, be subject to the following conditions precedent:

9.1.1. All of the representations, warranties and agreements of Seller set forth in this
Agreement shall be true and correct in all material respects as of the date hereof and as of the
Close of Escrow, and Seller shall not have on or prior to the Close of Escrow, failed to meet,
comply with or perform in any material respect any covenants or agreements on Seller’s part as
required by the terms of this Agreement.

9.1.2. There shall be no change in the matters reflected in the Title Documents, and there
shall not exist any encumbrance or title defect affecting the Real Property not described in the
Title Documents except for the Permitted Exceptions or matters to be satisfied at the Close of
Escrow.

9.1.3. Unless Seller receives notice from Buyer at least thirty (30) days prior to the Close
of Escrow, effective as of the Close of Escrow, any management agreement affecting the Real
Property shall be terminated by Seller and any and all termination fees incurred as a result
thereof shall be the sole obligation of Seller; provided however if Buyer decides to engage the
existing management agreement as a sub-manager and so notifies Seller in writing, Buyer may
negotiate with manager directly.

9.1.4. No Major Tenant (as hereinafter defined) shall be in default under its Lease nor shall
any Major Tenant have given notice that it is discontinuing operations at the Real Property nor
shall a Major Tenant filed bankruptcy or sought any similar debtor protective measure or be the
subject of an involuntary bankruptcy.

9.1.5. Seller shall obtain and deliver to Buyer, no later than ten (10) days prior to the
Close of Escrow, estoppel certificates and subordination, nondisturbance and attornment agreements
(“SNDAs”) from Anchor Health and the Collier Surgery Center (the “Major Tenants”) and (b) SNDAs and
estoppel certificates from other tenants sufficient so that Seller has delivered estoppel
certificates and SNDAs from tenants representing in the aggregate, at least ninety percent (90%) of
the occupied square footage of the Real Property, in all cases on forms provided by (or otherwise
approved by) Buyer. The matters certified in the estoppel certificates and any modifications to
the SNDA forms shall be subject to Buyer’s reasonable approval. Buyer shall notify Seller within
five (5) business days following receipt of a copy of any executed estoppel certificate or SNDA of
Buyer’s approval or disapproval and the basis of such disapproval, if disapproved. If Buyer
reasonably disapproves of any estoppel certificate or SNDA, and Seller is unable to deliver a
reasonably acceptable estoppel certificate or SNDA (as the case may be) prior to the Close of
Escrow, Buyer shall have the right to terminate this Agreement and to obtain a refund of the
Deposit without any further action required by any party, and neither party shall have any further
obligation to the other.

9.1.6. Within 10 days after the end of the Due Diligence Period, Seller shall have obtained
and delivered the Renewals.

9.2. Effect of Failure. If Buyer notifies Seller of a failure to satisfy the
conditions precedent set forth in this Paragraph 9, Seller may, within five (5) days after receipt
of Buyer’s notice, agree to satisfy the condition by written notice to Buyer, and Buyer shall
thereupon be obligated to close the transaction provided (a) Seller so satisfies such condition and
(b) no such right to cure shall extend the Close of Escrow. If Seller fails to agree to cure or
fails to cure such condition by the Close of Escrow, this Agreement shall be automatically
terminated, the Deposit shall be returned to Buyer without any further action required from either
party and neither party shall have any continuing obligations hereunder except as otherwise set
forth herein; provided, however, if such failure constitutes a breach or default of its covenants,
representations or warranties Seller shall remain liable for such breach or default as otherwise
set forth in this Agreement.

10. Damage or Destruction Prior to the Close of Escrow. In the event that the Real
Property should be damaged by any casualty prior to the Close of Escrow, then Seller shall promptly
provide Buyer with written notice of such casualty. If the cost of repairing such damage, as
estimated by an architect or contractor retained pursuant to the mutual agreement of the parties
(the “Cost of Repairs”), is (a) less than One Hundred Thousand Dollars ($100,000), the Close of
Escrow shall proceed as scheduled and any insurance proceeds, plus the cash amount of any
associated deductible, shall be paid over to Buyer; or (b) greater than One Hundred Thousand
Dollars ($100,000), then Buyer may in its discretion either (i) elect to terminate this Agreement,
in which case the Deposit shall be returned to Buyer without any further action required from
either party and neither party shall have any further obligation to the other except as otherwise
set forth herein or (ii) proceed to the Close of Escrow in which event any insurance proceeds, plus
the cash amount of any associated deductible, shall be paid over to Buyer. If the casualty is
uninsured, Buyer may terminate this Agreement unless Buyer receives a credit against the Purchase
Price equal to the Cost of Repairs. The foregoing notwithstanding, if any casualty results in the
cancellation of, or rental abatement under, any Lease, Buyer shall have the option to terminate
this Agreement without regard to the cost of repairs. Any notice required to terminate this
Agreement pursuant to this Paragraph shall be delivered no later than thirty (30) days following
Buyer’s receipt of Seller’s notice of such casualty.

11. Eminent Domain. If, before the Close of Escrow, proceedings are commenced for the
taking by exercise of the power of eminent domain of all or a material part of the Real Property
which, as reasonably determined by Buyer, would render the Real Property unacceptable to Buyer or
unsuitable for Buyer’s intended use, Buyer shall have the right, by giving written notice to Seller
within thirty (30) days after Seller gives notice of the commencement of such proceedings to Buyer,
to terminate this Agreement, in which event this Agreement shall automatically terminate, the
Deposit shall be returned to Buyer without any further action required from either party and
neither party shall have any continuing obligations hereunder except as otherwise set forth herein.
If, before the Close of Escrow, proceedings are commenced for the taking by exercise of the power
of eminent domain of less than a material part of the Real Property, or if Buyer has the right to
terminate this Agreement pursuant to the preceding sentence but Buyer does not exercise such right,
then this Agreement shall remain in full force and effect and, on the Close of Escrow, the
condemnation award (or, if not theretofore received, the right to receive such portion of the
award) payable on account of the taking shall be assigned, or paid to, Buyer. Seller shall give
written notice to Buyer within three (3) business days after Seller’s receiving notice of the
commencement of any proceedings for the taking by exercise of the power of eminent domain of all or
any part of the Real Property. The foregoing notwithstanding, if the taking results in the
cancellation of, or rent abatement under, any Lease, Buyer shall have the option to terminate this
Agreement.

12. Notices. All notices, demands, or other communications of any type given by any party
hereunder, whether required by this Agreement or in any way related to the transaction contracted
for herein, shall be void and of no effect unless given in accordance with the provisions of this
Paragraph. All notices shall be in writing and delivered to the person to whom the notice is
directed, either (a) in person, (b) by telecopy or (c) by a nationally recognized overnight
delivery courier. Notices delivered in person shall be deemed received upon delivery or refusal
thereof; notices delivered by telecopy shall be deemed received upon receipt of confirmation of
transmission; and notices delivered by overnight courier shall be deemed received on the business
day following transmission. Notices shall be given to the following addresses:

	 	 	 	 	 
	For Seller:
	 	Edward Mace

	 
	 	720 Goodlette Road North, Suite 202
	 
	 	Naples, Florida  34102

	 
	 	 	(239) 263-8257	 
	 
	 	(239) 262-6213  Fax
	With a copy to:
	 	Kristin M. Conroy

	 
	 	Conroy, Conroy & Durant, P.A.

	 
	 	2210 Vanderbilt Beach Rd., Suite 1201
	 
	 	Naples, Florida  34109

	 
	 	 	(239) 649-5200	 
	 
	 	(239) 649-8140  Fax
	For Purchaser:
	 	Triple Net Properties, L.L.C.

	 
	 	Attn:  Danny Prosky

	 
	 	1551 N. Tustin Avenue, Suite 200
	 
	 	Santa Ana, CA  92705

	 
	 	 	(714) 667-8252	 
	 
	 	(714) 667-6816  Fax
	And a copy to:
	 	Joseph J. McQuade, Esquire

Hirschler Fleischer

2100 E. Cary Street

Richmond, VA 23223-7078

(804) 771-9502

(804) 644-0957 Fax

	13.	 	Remedies.

13.1. Defaults by Seller. If there is any default by Seller under this Agreement,
following notice to Seller and seven (7) days thereafter during which period Seller may cure the
default, Buyer may at its option, either (a) declare this Agreement terminated in which case the
Deposit shall be returned to Buyer without any further action required from either party; or
(b) treat the Agreement as being in full force and effect and bring an action against Seller for
specific performance. The foregoing notwithstanding, no right to cure shall extend the Close of
Escrow.

13.2. Defaults by Buyer. If there is any default by Buyer under this Agreement,
following notice to Buyer and thereafter seven (7) days, during which period Buyer may cure the
default, Seller may, as its sole remedy, declare this Agreement terminated, in which case the
Deposit shall be paid to Seller as liquidated damages and each party shall thereupon be relieved of
all further obligations and liabilities, except any which survive termination. The foregoing
notwithstanding, no right to cure shall extend the Close of Escrow. If this Agreement is
terminated due to the default of Buyer hereunder, Buyer shall, in addition, deliver to Seller, at
no cost to Seller, the Due Diligence Items.

14. Assignment. Buyer may assign any or all of its rights and obligations under this
Agreement to any one or more persons or entities upon notice to Seller; provided however, that
absent the express agreement of Seller, no such assignment shall release Buyer from its liabilities
hereunder. Buyer may designate up to 35 designees, who will not be contract assignees, to be the
grantee under the deed, without Seller’s consent.

15. Interpretation and Applicable Law. This Agreement shall be construed and interpreted
in accordance with the laws of the State where the Real Property is located. Where required for
proper interpretation, words in the singular shall include the plural; the masculine gender shall
include the neuter and the feminine, and vice versa. The terms “successors and assigns” shall
include the heirs, administrators, executors, successors, and assigns, as applicable, of any party
hereto.

16. Amendment. This Agreement may not be modified or amended, except by an agreement in
writing signed by the parties. The parties may waive any of the conditions contained herein or any
of the obligations of the other party hereunder, but any such waiver shall be effective only if in
writing and signed by the party waiving such conditions and obligations.

17. Attorney’s Fees. If it becomes necessary for either party to file a suit to enforce
this Agreement or any provisions contained herein, the prevailing party shall be entitled to
recover, in addition to all other remedies or damages, reasonable attorneys’ fees and costs of
court incurred in such suit.

18. Entire Agreement; Survival. This Agreement (and the items to be furnished in
accordance herewith) constitutes the entire agreement between the parties pertaining to the subject
matter hereof and supersedes all prior and contemporaneous agreements and understandings of the
parties in connection therewith. No representation, warranty, covenant, agreement, or condition
not expressed in this Agreement shall be binding upon the parties hereto nor shall affect or be
effective to interpret, change, or restrict the provisions of this Agreement. The obligations of
the parties hereunder and all other provisions of this Agreement shall not survive the Close of
Escrow or earlier termination of this Agreement, except as expressly limited herein.

19. Counterparts. This Agreement may be executed in any number of counterparts, all of
which when taken together shall constitute the entire agreement of the parties.

20. Acceptance. Time is of the essence of this Agreement. If the final date of any period
falls upon a Saturday, Sunday, or legal holiday under the Federal law or laws of the States of
Florida and California, then in such event the expiration date of such period shall be extended to
the next day which is not a Saturday, Sunday, or legal holiday under Federal law or the laws of the
States of Florida and California.

21. Real Estate Commission. Buyer agrees to pay a commission equal to THREE HUNDRED
THOUSAND AND NO/100 DOLLARS ($300,000.00) to Grubb and Ellis (“Broker”), if and only if the Close
of Escrow occurs according to the terms of this Agreement. Seller and Buyer each represent and
warrant to the other that neither Seller nor Buyer has contacted or entered into any agreement with
any real estate broker, agent, finder or any other party in connection with this transaction other
than Broker, and that neither party has taken any action which would result in any real estate
broker’s, finder’s or other fees or commissions being due and payable to any party with respect to
the transaction contemplated hereby other than Broker. Each party hereby indemnifies and agrees to
hold the other party harmless from any loss, liability, damage, cost, or expense (including
reasonable attorneys’ fees) resulting to the other party by reason of a breach of the
representation and warranty made by such party in this Paragraph.

22. Cooperation with S-X 3-14 Audit. The Seller acknowledges that Buyer shall have the
right to assign all of its rights, title and interest in and to this Agreement.  The assignee may
be a publicly registered company (“Registered Company”) promoted by the Buyer.  The Seller
acknowledges that it has been advised that if the assignee is a Registered Company, the assignee is
required to make certain filings with the Securities and Exchange Commission (the “SEC Filings”)
that relate to the most recent pre-acquisition fiscal year (the “Audited Year”) and the current
fiscal year through the date of acquisition (the “stub period”) for the Property. To assist the
assignee in preparing the SEC Filings, the Seller agrees to provide the assignee with the
following:

	 	 	 
	22.1.1.1.

22.1.1.2.

22.1.1.3.

22.1.1.4.

	 	Access to bank statements for the Audited year and stub period;

Rent Roll as of the end of the Audited Year and stub period;

Operating Statements for the Audited Year and stub period;

Access to the general ledger for the Audited Year and stub period;

	 	22.1.1.5.	 	Cash receipts schedule for each month in the Audited Year and stub period;

	 	22.1.1.6.	 	Access to invoice for expenses and capital improvements in the Audited Year
and stub period;

	 	22.1.1.7.	 	Accounts payable ledger and accrued expense reconciliations;

	 	22.1.1.8.	 	Check register for the 3-months following the Audited Year and stub period;

	 	22.1.1.9.	 	Leases and 5-year lease schedules;

	 	22.1.1.10.	 	Copies of all insurance documentation for the Audited Year and stub period;

	 	22.1.1.11.	 	Copies of accounts receivable aging as of the end of the Audited Year and
stub period along with an explanation for all accounts over 30 days past due as of
the end of the Audited Year and stub period; and

	 	22.1.1.12.	 	Signed representation letter from any one of Seller’s Managing Partners in
the form attached hereto as Exhibit D.

The provisions of this Paragraph shall survive Settlement.

23. Exhibits. The following exhibits are attached hereto and incorporated herein as if
actually set forth in this Agreement:

Exhibit A – Legal Description of the Real Property

Exhibit B – Assignment and Assumption Agreement

Exhibit C – Escrow Agreement

Exhibit D – Form Audit Letter

Exhibit E – Rent Roll

[THE REMAINDER OF THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK. SIGNATURES APPEAR ON THE FOLLOWING

PAGE.]

1

SIGNATURE PAGE FOR AGREEMENT FOR PURCHASE

AND SALE OF REAL PROPERTY AND ESCROW INSTRUCTIONS

WITNESS THE FOLLOWING SIGNATURE & SEALS:

	 	 	SELLER: Commons V Investment Partnership,

a Florida general partnership

/s/ Jerry F. Nichols

Date: 3/16/07 By: Jerry F. Nichols, its Managing
Partner

By: Rybek Corporation, a Delaware corporation and

Managing Partner for above partnership

/s/ Edward J. Mace

Date: 3/16/07 By: Edward J. Mace, its

Vice-President

By: Manatee Building Partnership, a Florida

general partnership, and Managing Partner for

above partnership

	 	 	 
	
 
	 	/s/ George W. Ferguson
	
 
	 	 
	Date: 3/16/07

	 	By: George W. Ferguson, its Managing Partner
	 
	 	 

2

	 	 	 
	 
	 	 
	BUYER:

	 	TRIPLE NET PROPERTIES, LLC,

a Virginia limited liability company
	 
	 	 
	
 
	 	By:/s/ Jeff Hanson (SEAL)
	
 
	 	 
	
 
	 	Name: Jeff Hanson
	
 
	 	 
	
 
	 	Title: Chief Investment Officer
	
 
	 	 
	 
	 	 
	Date: April 16, 2007

	 	

	 
	 	 
	ESCROW HOLDER:

	 	LANDAMERICA TITLE COMPANY,

	 	 	a California corporation

By: /s/ Gale Hunt (SEAL)

Name: Gale Hunt

Title: Sr. Commercial Escrow Officer

Date: March 20, 2007

3

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