Document:

Deed of Trust (related to the acquisition of Plano Corporate Center in Plano)

 Exhibit 10.128 
 NOTICE OF CONFIDENTIALITY RIGHTS: 
 IF YOU ARE A NATURAL PERSON, YOU MAY REMOVE OR STRIKE ANY OF THE FOLLOWING INFORMATION FROM
THIS INSTRUMENT BEFORE IT IS FILED FOR RECORD IN THE PUBLIC RECORDS: YOUR SOCIAL SECURITY NUMBER OR YOUR DRIVER’S LICENSE NUMBER. 
 State of Texas 
 County of Collin 
 Recording requested by: 
 And when recorded mail to: 
 Otten, Johnson, Robinson, 
     Neff & Ragonetti, P.C. 
 950 Seventeenth Street 
 Suite 1600 
 Denver, Colorado 80202 
 Attention: Kristin K. McCandless, Esq. 
 DEED OF TRUST, SECURITY AGREEMENT, FIXTURE FILING, FINANCING 
 STATEMENT AND ASSIGNMENT OF
LEASES AND RENTS 
 THIS DEED OF TRUST, SECURITY AGREEMENT, FIXTURE FILING, FINANCING STATEMENT AND ASSIGNMENT OF LEASES AND RENTS
(this “Deed of Trust”) is given as of August 22, 2007, by KBS PLANO CORPORATE CENTER, LLC, a Delaware limited liability company (“Grantor”), to DAVID L. SMITH, ESQ. (“Trustee”), for the use and
benefit of AIG ANNUITY INSURANCE COMPANY, a Texas corporation (“Beneficiary”). 
 ARTICLE 1 
 PARTIES, PROPERTY, AND DEFINITIONS 
 The following terms and references shall have the meanings indicated: 
 1.1 Beneficiary: The Beneficiary named in the
introductory paragraph of this Deed of Trust, whose legal address is c/o AIG Global Investment Corp., 1 SunAmerica Center, 38th Floor, Century City, Los Angeles, California 90067-6022, together with any future
holder of the Note. 

 1.2 Chattels: All goods, fixtures, inventory, equipment, building and other materials, supplies,
and other tangible personal property of every nature, whether now owned or hereafter acquired by Grantor, used, intended for use, or reasonably required in the construction, development, or operation of the Property, together with all accessions
thereto, replacements and substitutions therefor, and proceeds thereof. 
 1.3 Default: Any matter which, with the giving of notice,
passage of time, or both, would constitute an Event of Default. 
 1.4 Environmental Assessment: The Phase I Environmental Site
Assessment dated August 22, 2007 prepared by Environ International Corporation for the benefit of Beneficiary. 
 1.5 Environmental
Claims: Any and all administrative, regulatory or judicial actions, suits, demands, demand letters, claims, liens, notices of non-compliance or violation, investigations or proceedings relating in any way to any Environmental Law (hereafter
“Claims”) or any permit issued under any such Environmental Law, including without limitation (a) any and all Claims by governmental or regulatory authorities for enforcement, cleanup, removal, response, remedial or other actions or
damages pursuant to any applicable Environmental Law, and (b) any and all Claims by any third party seeking damages, contribution, indemnification, cost recovery, compensation or injunctive relief resulting from Hazardous Substances or arising
from alleged injury or threat of injury to health, safety or the environment. 
 1.6 Environmental Law: Any federal, state or local
law, whether common law, court or administrative decision, statute, rule, regulation, ordinance, court order or decree, or administrative order or any administrative policy or guidelines concerning action levels of a governmental authority (federal,
state or local) now or hereafter in effect relating to the environment, public health, occupational safety, industrial hygiene, any Hazardous Substance (including, without limitation, the disposal, generation, manufacture, presence, processing,
production, Release, storage, transportation, treatment or use thereof), or the environmental conditions on, under or about the Property, as amended and as in effect from time to time (including, without limitation, the following statutes and all
regulations thereunder as amended and in effect from time to time: the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended, 42 U.S.C. §§ 9601, et seq.; the Superfund Amendments and
Reauthorization Act of 1986, Title III, 42 U.S.C. §§ 11001, et seq.; the Clean Air Act, 42 U.S.C. §§ 7401, et seq.; the Safe Drinking Water Act, 42 U.S.C. §§ 300(f), et seq.; the
Solid Waste Disposal Act, 42 U.S.C. §§ 6901, et seq.; the Hazardous Materials Transportation Act, as amended, 49 U.S.C. §§ 5101, et seq.; the Resource Conservation and Recovery Act, as amended, 42 U.S.C.
§§ 6901, et seq.; the Federal Water Pollution Control Act, as amended, 33 U.S.C. §§ 1251, et seq.; the Toxic Substances Control Act of 1976, 15 U.S.C. §§ 2601, et seq.; the
Occupational Safety and Health Act, 29 U.S.C. §§ 651, et seq.; the Texas Solid Waste Disposal Act - Texas Health and Safety Code § 382.001, et seq.; the Texas Clean Air Act – Texas Health and Safety Code
§ 382.001, et seq.; the Texas Water Quality Control Act – Texas Water Code § 26.001, et seq.; and any successor statutes and regulations to the foregoing). 
  

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 1.7 ERISA: The Employee Retirement Income Security Act of 1974, as amended, together with all
rules and regulations issued thereunder. 
 1.8 Event of Default: As defined in Article 6. 
 1.9 Grantor: The Grantor named in the introductory paragraph of this Deed of Trust (Taxpayer I.D. No. 20-0607132; Organizational I.D.
No. 4393281), whose legal address is c/o KBS Capital Advisors LLC, 620 Newport Center Drive, Suite 1300, Newport Beach, California 92660, together with any future owner of the Property or any part thereof or interest therein.

 1.10 Hazardous Substances: Collectively, (a) any chemicals, materials or substances defined as or included in the definition
of “hazardous substances,” “hazardous wastes,” “hazardous materials,” “extremely hazardous wastes,” “restricted hazardous wastes,” “toxic substances,” “toxic pollutants,”
“contaminants” or “pollutants,” or words of similar import, under any applicable Environmental Law; and (b) any other chemical, material or substance, exposure to which is prohibited, limited or regulated by any governmental
authority, including, without limitation, asbestos and asbestos-containing materials in any form, lead-based paint, any radioactive materials and polychlorinated biphenyls (“PCBs”), or substances or compounds containing PCBs. 

1.11 Indemnitees: Collectively, Beneficiary and Beneficiary’s officers, directors, employees, agents, affiliates, successors and assigns.

 1.12 Insurance Agreement: The Agreement Concerning Insurance Requirements of even date herewith executed by Grantor for the benefit
of Beneficiary. 
 1.13 Intangible Personalty: The right to use all trademarks and trade names and symbols or logos used in connection
therewith, or any modifications or variations thereof, in connection with the operation of the improvements existing or to be constructed on the Property, together with all accounts, deposit accounts, letter of credit rights, investment property,
monies in the possession of Beneficiary (including, without limitation, proceeds from insurance, retainages and deposits for taxes and insurance), Permits, contract rights (including, without limitation, rights to receive insurance proceeds) and
general intangibles (whether now owned or hereafter acquired, and including proceeds thereof) relating to or arising from Grantor’s ownership, use, operation, leasing, or sale of all or any part of the Property, specifically including but in no
way limited to any right which Grantor may have or acquire to transfer any development rights from the Property to other real property, and any development rights which may be so transferred. 
 1.14 Lease Certificate: The Certificate of even date herewith made by Grantor to Beneficiary concerning Leases of the Property. 
 1.15 Leases: Any and all leases, subleases and other agreements under the terms of which any person other than Grantor has or acquires any right
to occupy or use the Property, or any part thereof. 
 1.16 Loan: The loan from Beneficiary to Grantor evidenced by the Note.

  

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 1.17 Loan Application: The Summary of Loan Terms executed as of July 31, 2007 on behalf of
Grantor and Beneficiary with respect to the Loan. 
 1.18 Loan Documents: The Note, all of the deeds of trust, mortgages, security
agreements and other documents securing or executed and delivered in connection with the Note, including this Deed of Trust, the Insurance Agreement, the Reserve Agreement, the Lease Certificate and each other document executed or delivered in
connection with the transaction pursuant to which the Note has been executed and delivered. The term “Loan Documents” also includes all amendments, modifications, extensions, renewals, and replacements of each document referred to above.

 1.19 Material Adverse Effect: The occurrence or existence of a condition or event which would have a material adverse effect on
(a) the business, profits, operations or financial condition of Grantor, (b) the ability of Grantor to pay any amounts under the Loan Documents as they become due, or (c) the value of the Property. 
 1.20 Note: Grantor’s promissory note of even date herewith, payable to the order of Beneficiary in the principal face amount of
$30,591,000.00, the last payment under which is due on September 1, 2012, or, if extended by Beneficiary pursuant to its terms, September 1, 2017, unless such due date is accelerated, together with all renewals, extensions and
modifications of such promissory note. All terms and provisions of the Note are incorporated by this reference in this Deed of Trust. 
 1.21 Permits: All permits, licenses, certificates and authorizations necessary for the beneficial development, ownership, use, occupancy, operation and maintenance of the Property. 
 1.22 Permitted Exceptions: The matters (excluding matters of survey) set forth in Schedule B-I of the title insurance policy insuring the
lien created by this Deed of Trust, in form and substance satisfactory to, and accepted by, Beneficiary, that Grantor has caused to be delivered to Beneficiary in connection with the Loan. 
 1.23 Property: The tract or tracts of land described in Exhibit A attached, together with the following: 
 (a) All buildings, structures, and improvements now or hereafter located on such tract or tracts, as well as all rights-of-way, easements, and other
appurtenances thereto; 
 (b) Any land lying between the boundaries of such tract or tracts and the center line of any adjacent street,
road, avenue, or alley, whether opened or proposed; 
 (c) All of the rents, income, receipts, revenues, issues and profits of and from such
tract or tracts and improvements; 
 (d) All (i) water and water rights (whether decreed or undecreed, tributary, nontributary or not
nontributary, surface or underground, or appropriated or unappropriated); (ii) ditches and ditch rights; (iii) spring and spring rights; (iv) reservoir and 

  

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reservoir rights; and (v) shares of stock in water, ditch and canal companies and all other evidence of such rights, which are now owned or hereafter
acquired by Grantor and which are appurtenant to or which have been used in connection with such tract or tracts or improvements; 
 (e) All
minerals, crops, timber, trees, shrubs, flowers, and landscaping features now or hereafter located on, under or above such tract or tracts; 
 (f) All machinery, apparatus, equipment, fittings, fixtures (whether actually or constructively attached, and including all trade, domestic, and ornamental fixtures) now or hereafter located in, upon, or under such tract or tracts or
improvements and used or usable in connection with any present or future operation thereof, including but not limited to all heating, air-conditioning, freezing, lighting, laundry, incinerating and power equipment; engines; pipes; pumps; tanks;
motors; conduits; switchboards; plumbing, lifting, cleaning, fire prevention, fire extinguishing, refrigerating, ventilating, cooking, and communications apparatus; boilers, water heaters, ranges, furnaces, and burners; appliances; vacuum cleaning
systems; elevators; escalators; shades; awnings; screens; storm doors and windows; stoves; refrigerators; attached cabinets; partitions; ducts and compressors; rugs and carpets; draperies; and all additions thereto and replacements therefor;

 (g) All development rights associated with such tract or tracts, whether previously or subsequently transferred to such tract or tracts
from other real property or now or hereafter susceptible of transfer from such tract or tracts to other real property; 
 (h) All awards and
payments, including interest thereon, resulting from the exercise of any right of eminent domain or any other public or private taking of, injury to, or decrease in the value of, any of such property; and 
 (i) All other and greater rights and interests of every nature in such tract or tracts and in the possession or use thereof and income therefrom,
whether now owned or subsequently acquired by Grantor. 
 1.24 Release: Disposing, discharging, injecting, spilling, leaking,
leaching, dumping, emitting, escaping, emptying, seeping, placing and the like, into or upon any land or water or air, or otherwise entering into the environment. 
 1.25 Reserve Agreement: The Tenant Improvements and Leasing Commissions Reserve Agreement of even date herewith by and among Grantor, Beneficiary and the “Servicer” referenced therein. 
 1.26 Secured Obligations: All present and future obligations of Grantor to Beneficiary evidenced by or contained in the Note, this Deed of Trust
and all other Loan Documents, whether stated in the form of promises, covenants, representations, warranties, conditions, or prohibitions or in any other form, excluding, however, the provisions of Section 4.26 of this Deed of Trust. If the
maturity of the Note secured by this Deed of Trust is accelerated, the Secured Obligations shall include an amount equal to any prepayment fee or premium which would be payable under the terms of the Note as if the Note were prepaid in full on the
date of such acceleration. If under the terms of the Note no voluntary prepayment would be permissible on the date of such acceleration, then the prepayment fee or premium to be 

  

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included in the Secured Obligations shall be equal to one hundred fifty percent (150%) of the highest prepayment fee or premium set forth in the Note,
calculated as of the date of such acceleration, as if prepayment were permitted on such date; provided, however, that if such amount is ever construed to be interest, it is intended that such amount, when considered together with all other amounts
constituting interest, shall never exceed the maximum amount as set forth in Section 9.13 hereof. 
 1.27 Trustee: The Trustee
named in the introductory paragraph of this Deed of Trust, whose address is Ambrust & Brown, L.L.P., 100 Congress Avenue, Suite 1307, Austin, Texas 78701. 
 ARTICLE 2 
 GRANTING CLAUSE 
 2.1 Grant to Trustee. As security for the Secured Obligations, Grantor hereby grants, bargains, sells, warrants and conveys the Property to
Trustee, in trust, and with power of sale, for the use and benefit of Beneficiary, and subject to all provisions hereof. 
 2.2 Security
Interest to Beneficiary. As additional security for the Secured Obligations, Grantor hereby grants to Beneficiary a security interest in the Property, Chattels and Intangible Personalty. To the extent any of the Property, Chattels or Intangible
Personalty may be or have been acquired with funds advanced by Beneficiary under the Loan Documents, this security interest is a purchase money security interest. This Deed of Trust constitutes a security agreement under the Uniform Commercial Code
of the state in which the Property is located (the “Code”) with respect to any part of the Property, Chattels and Intangible Personalty that may or might now or hereafter be or be deemed to be personal property, fixtures or property other
than real estate (all collectively hereinafter called “Collateral”); all of the terms, provisions, conditions and agreements contained in this Deed of Trust pertain and apply to the Collateral as fully and to the same extent as to any
other property comprising the Property, and the following provisions of this Section shall not limit the generality or applicability of any other provisions of this Deed of Trust but shall be in addition thereto: 
 (a) The Collateral shall be used by Grantor solely for business purposes, and all Collateral (other than the Intangible Personalty) shall be installed
upon the real estate comprising part of the Property for Grantor’s own use or as the equipment and furnishings furnished by Grantor, as landlord, to tenants of the Property; 
 (b) The Collateral (other than the Intangible Personalty) shall be kept at the real estate comprising a part of the Property, and shall not be removed
therefrom without the consent of Beneficiary (being the Secured Party as that term is used in the Code); and the Collateral (other than the Intangible Personalty) may be affixed to such real estate but shall not be affixed to any other real estate;

 (c) No financing statement covering any of the Collateral or any proceeds thereof is on file in any public office (except for financing
statements that will be terminated concurrently with the recording of this Deed of Trust); and Grantor will, at its cost 

  

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and expense, upon demand, furnish to Beneficiary such further information and will execute and deliver to Beneficiary such financing statements and other
documents in form satisfactory to Beneficiary and will do all such acts and things as Beneficiary may at any time or from time to time reasonably request or as may be necessary or appropriate to establish and maintain a perfected first-priority
security interest in the Collateral as security for the Secured Obligations, subject to no adverse liens or encumbrances; and Grantor will pay the cost of filing the same or filing or recording such financing statements or other documents and this
instrument in all public offices wherever filing or recording is deemed by Beneficiary to be necessary or desirable; 
 (d) The terms and
provisions contained in this Section and in Section 7.6 of this Deed of Trust shall, unless the context otherwise requires, have the meanings and be construed as provided in the Code; and 
 (e) This Deed of Trust constitutes a financing statement under the Code with respect to the Collateral. As such, this Deed of Trust covers all items of
the Collateral that are or are to become fixtures. The filing of this Deed of Trust in the real estate records of the county where the Property is located shall constitute a fixture filing in accordance with the Code. Information concerning the
security interests created hereby may be obtained at the addresses set forth in Article 1 of this Deed of Trust. Grantor is the “Debtor” and Beneficiary is the “Secured Party” (as those terms are defined and used in the
Code) insofar as this Deed of Trust constitutes a financing statement. 
 ARTICLE 3 
 GRANTOR’S REPRESENTATIONS AND WARRANTIES 
 3.1 Warranty of Title. Grantor represents and warrants to Beneficiary that: 
 (a) Grantor has good and indefeasible title to
the Property, and such fee simple title is free and clear of all liens, encumbrances, security interests and other claims whatsoever, subject only to the Permitted Exceptions; 
 (b) Grantor is the sole and absolute owner of the Chattels and the Intangible Personalty, free and clear of all liens, encumbrances, security interests
and other claims whatsoever, subject only to the Permitted Exceptions; 
 (c) This Deed of Trust is a valid and enforceable first lien and
security interest on the Property, Chattels and Intangible Personalty, subject only to the Permitted Exceptions; 
 (d) Grantor, for itself
and its successors and assigns, hereby agrees to warrant and forever defend, all and singular of the property and property interests granted and conveyed pursuant to this Deed of Trust, against every person whomsoever lawfully claiming, or to claim,
the same or any part thereof; and 
 The representations, warranties and covenants contained in this Section shall survive foreclosure
of this Deed of Trust, and shall inure to the benefit of Beneficiary. 
  

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 3.2 Due Authorization. If Grantor is other than a natural person, then each individual who
executes this document on behalf of Grantor represents and warrants to Beneficiary that such execution has been duly authorized by all necessary corporate, partnership, limited liability company or other action on the part of Grantor. Grantor
represents that Grantor has obtained all consents and approvals required in connection with the execution, delivery and performance of this Deed of Trust. 
 3.3 Other Representations and Warranties. Grantor represents and warrants to Beneficiary as follows: 
 (a) Grantor is a limited liability company, duly organized, validly existing and in good standing under the laws of the State of Delaware. Grantor is duly authorized to transact business in and is in good standing under the laws of the
State of Texas; 
 (b) The execution, delivery and performance by Grantor of the Loan Documents are within Grantor’s power and
authority and have been duly authorized by all necessary action; 
 (c) This Deed of Trust is, and each other Loan Document to which Grantor
is a party will, when delivered hereunder, be valid and binding obligations of Grantor enforceable against Grantor in accordance with their respective terms, except as limited by equitable principles and bankruptcy, insolvency and similar laws
affecting creditors’ rights; 
 (d) The execution, delivery and performance by Grantor of the Loan Documents will not contravene any
contractual or other restriction binding on or affecting Grantor and will not result in or require the creation of any lien, security interest, other charge or encumbrance (other than pursuant hereto) upon or with respect to any of its properties;

 (e) The execution, delivery and performance by Grantor of the Loan Documents does not contravene any applicable law; 
 (f) No authorization, approval, consent or other action by, and no notice to or filing with, any court, governmental authority or regulatory body is
required for the due execution, delivery and performance by Grantor of any of the Loan Documents or the effectiveness of any assignment of any of Grantor’s rights and interests of any kind to Beneficiary; 
 (g) No part of the Property, Chattels, or Intangible Personalty is in the hands of a receiver, no application for a receiver is pending with respect to
any portion of the Property, Chattels, or Intangible Personalty, and no part of the Property, Chattels, or Intangible Personalty is subject to any foreclosure or similar proceeding; 
 (h) Grantor has not made any assignment for the benefit of creditors, nor has Grantor filed, or had filed against it, any petition in bankruptcy;

 (i) There is no pending or, to the best of Grantor’s knowledge, threatened, litigation, action, proceeding or investigation,
including, without limitation, any condemnation proceeding, against Grantor or the Property before any court, governmental or quasi-governmental, arbitrator or other authority; 
  

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 (j) Grantor is a “non-foreign person” within the meaning of Sections 1445 and 7701 of the
United States Internal Revenue Code of 1986, as amended, and the regulations issued thereunder; 
 (k) Except as otherwise disclosed by the
survey made available by Grantor to Beneficiary, access to and egress from the Property are available and provided by public streets, and Grantor has no knowledge of any federal, state, county, municipal or other governmental plans to change the
highway or road system in the vicinity of the Property or to restrict or change access from any such highway or road to the Property; 
 (l)
All public utility services necessary for the operation of all improvements constituting part of the Property for their intended purposes are available at the boundaries of the land constituting part of the Property, including water supply, storm
and sanitary sewer facilities, and natural gas, electric, telephone and cable television facilities; 
 (m) Except as otherwise disclosed to
Beneficiary in writing prior to the date hereof, and to the best of Grantor’s knowledge, the Property is located in a zoning district that permits the development, use and operation of the Property as it is currently operated as a permitted,
and not as a non-conforming use. Except as otherwise disclosed to Beneficiary in writing prior to the date hereof, and to the best of Grantor’s knowledge, the Property complies in all respects with all zoning ordinances, regulations,
requirements, conditions and restrictions, including but not limited to deed restrictions and restrictive covenants, applicable to the Property; 
 (n) Except as otherwise disclosed to Beneficiary in writing prior to the date hereof, and to the best of Grantor’s knowledge, there are no special or other assessments for public improvements or otherwise now affecting the Property,
nor does Grantor know of any pending or threatened special assessments affecting the Property or any contemplated improvements affecting the Property that may result in special assessments. There are no tax abatements or exceptions affecting the
Property; 
 (o) Grantor has filed all tax returns it is required to have filed, and has paid all taxes as shown on such returns or on any
assessment received pertaining to the Property; 
 (p) Grantor has not received any notice from any governmental body having jurisdiction
over the Property as to any violation of any applicable law, or any notice from any insurance company or inspection or rating bureau setting forth any requirements as a condition to the continuation of any insurance coverage on or with respect to
the Property or the continuation thereof at premium rates existing at present which have not been remedied or satisfied; 
 (q) Grantor is
not in default, in any manner which would adversely affect its properties, assets, operations or condition (financial or otherwise), in the performance, observance or fulfillment of any of the obligations, covenants or conditions set forth in any
agreement or instrument to which it is a party or by which it or any of its properties, assets or revenues are bound; 
  

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 (r) Except as set forth in the Lease Certificate, there are no occupancy rights (written or oral),
Leases or tenancies presently affecting any part of the Property. The Lease Certificate contains a true and correct description of all Leases presently affecting the Property. No written or oral agreements or understandings exist between Grantor and
the tenants under the Leases described in the Lease Certificate that grant such tenants any rights greater than those described in the Lease Certificate or that are in any way inconsistent with the rights described in the Lease Certificate;

 (s) There are no options, purchase contracts or other similar agreements of any type (written or oral) presently affecting any part of
the Property; 
 (t) Except as otherwise disclosed to Beneficiary in writing prior to the date hereof, there exists no brokerage agreement
with respect to any part of the Property; 
 (u) Except as otherwise disclosed to Beneficiary in writing prior to the date hereof,
(i) there are no contracts presently affecting the Property (“Contracts”) having a term in excess of one hundred eighty (180) days or not terminable by Grantor (without penalty) on thirty (30) days’ notice;
(ii) Grantor has heretofore delivered to Beneficiary true and correct copies of each of the Contracts together with all amendments thereto; (iii) Grantor is not in default of any obligations under any of the Contracts; and (iv) the
Contracts represent the complete agreement between Grantor and such other parties as to the services to be performed or materials to be provided thereunder and the compensation to be paid for such services or materials, as applicable, and except as
otherwise disclosed herein, such other parties possess no unsatisfied claims against Grantor. Grantor is not in default under any of the Contracts and no event has occurred which, with the passing of time or the giving of notice, or both, would
constitute a default under any of the Contracts; 
 (v) To the best of Grantor’s knowledge, Grantor has obtained all Permits necessary
for the operation, use, ownership, development, occupancy and maintenance of the Property as an office complex, as it is currently being operated. To the best of Grantor’s knowledge, none of the Permits has been suspended or revoked, and all of
the Permits are in full force and effect, are fully paid for, and Grantor has made or will make application for renewals of any of the Permits prior to the expiration thereof; 
 (w) All insurance policies held by Grantor relating to or affecting the Property are in full force and effect and shall remain in full force and effect
until all Secured Obligations are satisfied. Grantor has not received any notice of default or notice terminating or threatening to terminate any such insurance policies. Grantor has made or will make application for renewals of any of such
insurance policies prior to the expiration thereof; 
 (x) Grantor either currently complies with or is not subject to ERISA. Neither the
making of the Loan nor the exercise by Beneficiary of any of its rights under the Loan Documents constitutes or will constitute a non-exempt, prohibited transaction under ERISA; 
  

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 (y) Grantor’s exact legal name is correctly set out in the introductory paragraph of this Deed
of Trust. Grantor’s organizational identification number is correctly set forth in the definition of “Grantor” set forth in Article 1 hereof. Grantor’s location (as such term is used in Section 5.8 hereof) is the State
of Delaware; 
 (z) to the best of Grantor’s knowledge, except as disclosed in the Environmental Assessment, Hazardous Substances have
not at any time been generated, used, treated or stored on, or transported to or from the Property in any quantity or manner which violates any Environmental Law; 
 (aa) to the best of Grantor’s knowledge, except as disclosed in the Environmental Assessment, Hazardous Substances have not at any time been Released (hereinafter defined) or disposed of on the Property in any
quantity or manner which violates any Environmental Law; 
 (bb) to the best of Grantor’s knowledge, except as disclosed in the
Environmental Assessment, Grantor is in compliance with all applicable Environmental Laws with respect to the Property and the requirements of any permits issued under such Environmental Laws with respect to the Property; 
 (cc) to the best of Grantor’s knowledge, there are no past, pending or threatened Environmental Claims against Grantor or the Property; 

(dd) to the best of Grantor’s knowledge, except as disclosed in the Environmental Assessment, there is no condition or occurrence at the
Property that could reasonably be anticipated (i) to form the basis of any Environmental Claim against Grantor or the Property, or (ii) to cause the Property to be subject to any restrictions on the ownership, occupancy, use or
transferability thereof under any Environmental Law; and 
 (ee) to the best of Grantor’s knowledge, except as disclosed in the
Environmental Assessment, there are not now and never have been any underground storage tanks located on the Property. 
 3.4 Continuing
Effect. Grantor shall be liable to Beneficiary for any damage suffered by Beneficiary if any of the foregoing representations are inaccurate as of the date hereof, regardless when such inaccuracy may be discovered by, or result in harm to,
Beneficiary. Grantor further represents and warrants that the foregoing representations and warranties, as well as all other representations and warranties of Grantor to Beneficiary relative to the Loan Documents, shall survive termination of this
Deed of Trust. 
 ARTICLE 4 
 GRANTOR’S AFFIRMATIVE COVENANTS 
 4.1 Payment of Note. Grantor will pay all principal, interest, and other sums
payable under the Note, on the date when such payments are due, without notice or demand. 
  

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 4.2 Performance of Other Obligations. Grantor will promptly and strictly perform and comply with
all other covenants, conditions, and prohibitions required of Grantor by the terms of the Loan Documents. 
 4.3 Other Encumbrances.
Grantor will promptly and strictly perform and comply with all covenants, conditions, and prohibitions required of Grantor in connection with any other encumbrance affecting the Property, the Chattels, or the Intangible Personalty, or any part
thereof, or any interest therein, regardless of whether such other encumbrance is superior or subordinate to the lien hereof. 
 4.4
Payment of Taxes. 
 (a) Property Taxes. Unless Grantor is depositing money into reserves pursuant to Section 4.4(b), Grantor
will (i) pay, before delinquency, all taxes and assessments, general or special, which may be levied or imposed at any time against Grantor’s interest and estate in the Property, the Chattels, or the Intangible Personalty, and
(ii) within ten days after each payment of any such tax or assessment, Grantor will deliver to Beneficiary, without notice or demand, an official receipt for such payment. At Beneficiary’s option, Beneficiary may retain the services of a
firm to monitor the payment of all taxes and assessments relating to the Property, the cost of which shall be borne by Grantor. 
 (b)
Deposit for Taxes. On or before the date hereof, Grantor shall deposit with Beneficiary an amount equal to 1/12th of the amount which Beneficiary estimates will be required to make the next annual payment of taxes, assessments, and similar
governmental charges referred to in this Section (collectively, the “Tax Reserves”), multiplied by the number of whole or partial months that have elapsed since the date one month prior to the most recent due date for such taxes,
assessments and similar governmental charges. Thereafter, with each monthly payment under the Note, Grantor shall deposit with Beneficiary an amount equal to 1/12th of the amount which Beneficiary estimates will be required to pay the next annual
payment of taxes, assessments, and similar governmental charges referred to in this Section. The purpose of these provisions is to provide Beneficiary with sufficient funds on hand to pay all such taxes, assessments, and other governmental charges
thirty (30) days before the date on which they become past due. If the Beneficiary, in its sole discretion, determines that the funds reserved hereunder are, or will be, insufficient, Grantor shall upon demand pay such additional sums as
Beneficiary shall determine necessary and shall pay any increased monthly charges requested by Beneficiary. Provided no Event of Default exists hereunder, Beneficiary will apply the amounts so deposited to the payment of such taxes, assessments, and
other charges when due, but in no event will Beneficiary be liable for any interest on any amount so deposited, and any amount so deposited may be held and commingled with Beneficiary’s own funds. Notwithstanding anything to the contrary in
this Section 4.4(b), the initial Grantor named herein shall only be required to deposit Tax Reserves with Beneficiary following the occurrence and during the continuance of any Event of Default. 
 (c) Intangible Taxes. If by reason of any statutory or constitutional amendment or judicial decision adopted or rendered after the date hereof,
any tax, assessment, or similar charge is imposed against the Note, against Beneficiary, or against any interest of Beneficiary in any real or personal property encumbered hereby, Grantor will pay such tax, 

  

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assessment, or other charge before delinquency and will indemnify Beneficiary against all loss, expense, or diminution of income in connection therewith. THE
FOREGOING INDEMNITY SHALL APPLY TO EACH INDEMNIFIED PARTY WITH RESPECT TO LOSSES WHICH IN WHOLE OR IN PART ARE CAUSED BY OR ARISE OUT OF THE NEGLIGENCE OF SUCH (AND/OR ANY OTHER) INDEMNIFIED PARTY OR ANY STRICT LIABILITY. In the event Grantor is
unable to do so, either for economic reasons or because the legal provisions or decisions creating such tax, assessment or charge forbid Grantor from doing so, then the Note will, at Beneficiary’s option, become due and payable in full upon
thirty (30) days’ notice to Grantor. 
 (d) Right to Contest. Notwithstanding any other provision of this Section, Grantor
will not be deemed to be in default solely by reason of Grantor’s failure to pay any tax, assessment or similar governmental charge so long as, in Beneficiary’s judgment, each of the following conditions is satisfied: 
 (i) Grantor is engaged in and diligently pursuing in good faith administrative or judicial proceedings appropriate to contest the validity or amount of
such tax, assessment, or charge; and 
 (ii) Grantor’s payment of such tax, assessment, or charge would necessarily and materially
prejudice Grantor’s prospects for success in such proceedings; and 
 (iii) Nonpayment of such tax, assessment, or charge will not
result in the loss or forfeiture of any property encumbered hereby or any interest of Beneficiary therein; and 
 (iv) Grantor deposits with
Beneficiary, as security for such payment which may ultimately be required, a sum equal to the amount of the disputed tax, assessment or charge plus the interest, penalties, advertising charges, and other costs which Beneficiary estimates are likely
to become payable if Grantor’s contest is unsuccessful. 
 If Beneficiary determines that any one or more of such conditions is not
satisfied or is no longer satisfied, Grantor will pay the tax, assessment, or charge in question, together with any interest and penalties thereon, within fifteen (15) days after Beneficiary gives notice of such determination. 
 4.5 Maintenance of Insurance. 
 (a)
Coverages Required. Grantor shall maintain or cause to be maintained, with financially sound and reputable insurance companies or associations satisfactory to Beneficiary, all insurance required under the terms of the Insurance Agreement, and
shall comply with each and every covenant and agreement contained in the Insurance Agreement. 
 (b) Renewal Policies. Not less than
thirty (30) days prior to the expiration date of each insurance policy required pursuant to the Insurance Agreement, Grantor will deliver to Beneficiary an appropriate renewal policy (or a certified copy thereof), together with evidence
satisfactory to Beneficiary that the applicable premium has been prepaid. 
  

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 (c) Deposit for Premiums. On or before the date hereof, Grantor shall deposit with Beneficiary an
amount equal to 1/12th of the amount which Beneficiary estimates will be required to make the next annual payments of the premiums for the policies of insurance referred to in this Section (the “Insurance Reserves”), multiplied by the
number of whole and partial months which have elapsed since the date one month prior to the most recent policy anniversary date for each such policy. Thereafter, with each monthly payment under the Note, Grantor will deposit an amount equal to
1/12th of the amount which Beneficiary estimates will be required to pay the next required annual premium for each insurance policy referred to in this Section. The purpose of these provisions is to provide Beneficiary with sufficient funds on hand
to pay all such premiums thirty (30) days before the date on which they become past due. If Beneficiary, in its sole discretion, determines that the funds reserved hereunder are, or will be, insufficient, Grantor shall upon demand pay such
additional sums as Beneficiary shall determine necessary and shall pay any increased monthly charges requested by Beneficiary. Provided no Event of Default exists hereunder, Beneficiary will apply the amounts so deposited to the payment of such
insurance premiums when due, but in no event will Beneficiary be liable for any interest on any amounts so deposited, and the money so received may be held and commingled with Beneficiary’s own funds. Notwithstanding anything to the contrary in
this Section 4.5(c), the initial Grantor named herein shall only be required to deposit Insurance Reserves with Beneficiary following the occurrence and during the continuance of any Event of Default. 
 (d) Application of Hazard Insurance Proceeds. Grantor shall promptly notify Beneficiary of any damage or casualty to all or any portion of the
Property or Chattels. Beneficiary may participate in all negotiations and appear and participate in all judicial arbitration proceedings concerning any insurance proceeds which may be payable as a result of such casualty or damage, and may, in
Beneficiary’s sole discretion, compromise or settle, in the name of Beneficiary, Grantor, or both any claim for any such insurance proceeds. Any such insurance proceeds shall be paid to Beneficiary and shall be applied first to reimburse
Beneficiary for all costs and expenses, including attorneys’ fees, incurred by Beneficiary in connection with the collection of such insurance proceeds. The balance of any insurance proceeds received by Beneficiary with respect to an insured
casualty may, in Beneficiary’s sole discretion, either (i) be retained and applied by Beneficiary toward payment of the Secured Obligations, or (ii) be paid over, in whole or in part and subject to such conditions as Beneficiary may
impose, to Grantor to pay for repairs or replacements necessitated by the casualty; provided, however, that if all of the Secured Obligations have been performed or are discharged by the application of less than all of such insurance proceeds, then
any remaining proceeds will be paid over to Grantor. Notwithstanding the preceding sentence to the contrary, if (A) no Default or Event of Default shall exist hereunder, and (B) the proceeds received by Beneficiary (together with any other
funds delivered by Grantor to Beneficiary for such purpose) shall be sufficient, in Beneficiary’s reasonable judgment, to pay for any restoration necessitated by the casualty, and (C) the cost of such restoration shall not exceed
$100,000.00, and (D) such restoration can be completed, in Beneficiary’s judgment, at least ninety (90) days prior to the maturity date of the Note, then Beneficiary shall apply such proceeds as provided in clause (ii) of the
preceding sentence. Beneficiary will have no obligation to see to the proper application of any insurance 

  

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proceeds paid over to Grantor, nor will any such proceeds received by Beneficiary bear interest or be subject to any other charge for the benefit of Grantor.
Beneficiary may, prior to the application of insurance proceeds, commingle them with Beneficiary’s own funds and otherwise act with regard to such proceeds as Beneficiary may determine in Beneficiary’s sole discretion. 
 (e) Successor’s Rights. Any person who acquires title to the Property or the Chattels upon foreclosure hereunder will succeed to all of
Grantor’s rights under all policies of insurance maintained pursuant to this Section. 
 4.6 Maintenance and Repair of Property and
Chattels. Grantor will at all times maintain the Property and the Chattels in good condition and repair, will diligently prosecute the completion of any building or other improvement which is at any time in the process of construction on the
Property, and will promptly repair, restore, replace, or rebuild any part of the Property or the Chattels which may be affected by any casualty or any public or private taking or injury to the Property or the Chattels. All costs and expenses arising
out of the foregoing shall be paid by Grantor whether or not the proceeds of any insurance or eminent domain shall be sufficient therefor. Grantor will comply with all statutes, ordinances, and other governmental or quasi-governmental requirements
and private covenants relating to the ownership, construction, use, or operation of the Property, including but not limited to any environmental or ecological requirements; provided, that so long as Grantor is not otherwise in default hereunder,
Grantor may, upon providing Beneficiary with security reasonably satisfactory to Beneficiary, proceed diligently and in good faith to contest the validity or applicability of any such statute, ordinance, or requirement. Beneficiary and any person
authorized by Beneficiary may enter and inspect the Property at all reasonable times, and may inspect the Chattels, wherever located, at all reasonable times. 
 4.7 Leases. Grantor shall timely pay and perform each of its obligations under or in connection with the Leases, and shall otherwise pay such sums and take such action as shall be necessary or required in order
to maintain each of the Leases in full force and effect in accordance with its terms. Grantor shall make reasonable efforts to promptly furnish to Beneficiary copies of any notices given to Grantor by the lessee under any Lease, alleging the default
by Grantor in the timely payment or performance of its obligations under such Lease and any subsequent communication related thereto. Grantor shall also promptly furnish to Beneficiary copies of any notices given to Grantor by the lessee under any
Lease, extending the term of any Lease, requiring or demanding the expenditure of any sum by Grantor (or demanding the taking of any action by Grantor), or relating to any other material obligation of Grantor under such Lease and any subsequent
communication related thereto. Grantor agrees that Beneficiary, in its sole discretion, may advance any sum or take any action which Beneficiary believes is necessary or required to maintain the Leases in full force and effect, and all such sums
advanced by Beneficiary, together with all costs and expenses incurred by Beneficiary in connection with action taken by Beneficiary pursuant to this Section, shall be due and payable by Grantor to Beneficiary upon demand, shall bear interest until
paid at the Default Rate (as defined in the Note), and shall be secured by this Deed of Trust. 
 4.8 Eminent Domain; Private Damage.
If all or any part of the Property is taken or damaged by eminent domain or any other public or private action, Grantor will notify Beneficiary promptly of the time and place of all meetings, hearings, trials, and other 

  

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proceedings relating to such action. Beneficiary may participate in all negotiations and appear and participate in all judicial or arbitration proceedings
concerning any award or payment which may be due as a result of such taking or damage, and may, in Beneficiary’s reasonable discretion, compromise or settle, in the names of both Grantor and Beneficiary, any claim for any such award or payment.
Any such award or payment is to be paid to Beneficiary and will be applied first to reimburse Beneficiary for all costs and expenses, including attorneys’ fees, incurred by Beneficiary in connection with the ascertainment and collection of such
award or payment. The balance, if any, of such award or payment may, in Beneficiary’s sole discretion, either (a) be retained by Beneficiary and applied toward the Secured Obligations, or (b) be paid over, in whole or in part and
subject to such conditions as Beneficiary may impose, to Grantor for the purpose of restoring, repairing, or rebuilding any part of the Property affected by the taking or damage. Notwithstanding the preceding sentence, if (i) no Default or
Event of Default shall have occurred and be continuing hereunder, and (ii) the proceeds received by Beneficiary (together with any other funds delivered by Grantor to Beneficiary for such purpose) shall be sufficient, in Beneficiary’s
reasonable judgment, to pay for any restoration necessitated by the taking or damage, and (iii) the cost of such restoration shall not exceed $100,000.00, and (iv) such restoration can be completed, in Beneficiary’s judgment, at least
ninety (90) days prior to the maturity date of the Note, and (v) the remaining Property shall constitute, in Beneficiary’s sole judgment, adequate security for the Secured Obligations, then Beneficiary shall apply such proceeds as
provided in clause (b) of the preceding sentence. Grantor’s duty to pay the Note in accordance with its terms and to perform the other Secured Obligations will not be suspended by the pendency or discharged by the conclusion of any
proceedings for the collection of any such award or payment, and any reduction in the Secured Obligations resulting from Beneficiary’s application of any such award or payment will take effect only when Beneficiary receives such award or
payment. If this Deed of Trust has been foreclosed prior to Beneficiary’s receipt of such award or payment, Beneficiary may nonetheless retain such award or payment to the extent required to reimburse Beneficiary for all costs and expenses,
including attorneys’ fees, incurred in connection therewith, and to discharge any deficiency remaining with respect to the Secured Obligations. 
 4.9 Mechanics’ Liens. Grantor will keep the Property free and clear of all liens and claims of liens by contractors, subcontractors, mechanics, laborers, materialmen, and other such persons, and will cause
any recorded statement of any such lien to be released of record within thirty (30) days after the recording thereof or such earlier date as may be necessary to stop a foreclosure thereof. Notwithstanding the preceding sentence, however,
Grantor will not be deemed to be in default under this Section if (i) the aggregate amount of any asserted liens does not exceed $100,000.00, or (ii) to the extent such liens exceed $100,000.00, Grantor provides Beneficiary with such
security as Beneficiary may require to protect Beneficiary against all loss, damage and expense which Beneficiary may incur as a result of such liens in excess of $100,000.00, which security may consist of Grantor causing such liens in excess of
$100,000.00 to be bonded over or insured over. Any initiation of proceedings to foreclose on any such lien, however, shall constitute a Default. 
 4.10 Defense of Actions. Grantor will defend, at Grantor’s expense, any action, proceeding or claim which affects any property encumbered hereby or any interest of Beneficiary in such property or in the Secured Obligations, and
will indemnify and hold Beneficiary harmless from all loss, damage, cost, or expense, including attorneys’ fees, which 

  

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Beneficiary may incur in connection therewith. THE FOREGOING INDEMNITY SHALL APPLY TO EACH INDEMNIFIED PARTY WITH RESPECT TO LOSSES WHICH IN WHOLE OR IN PART
ARE CAUSED BY OR ARISE OUT OF THE NEGLIGENCE OF SUCH (AND/OR ANY OTHER) INDEMNIFIED PARTY OR ANY STRICT LIABILITY. 
 4.11 Expenses of
Enforcement. Grantor will pay all costs and expenses, including attorneys’ fees, which Beneficiary may incur in connection with any effort or action (whether or not litigation or foreclosure is involved) to enforce or defend
Beneficiary’s rights and remedies under any of the Loan Documents, including but not limited to all attorneys’ fees, appraisal fees, consultants’ fees, and other expenses incurred by Beneficiary in securing title to or possession of,
and realizing upon, any security for the Secured Obligations. All such costs and expenses (together with interest thereon at the Default Rate from the date incurred) shall constitute part of the Secured Obligations, and may be included in the
computation of the amount owed to Beneficiary for purposes of foreclosing or otherwise enforcing this Deed of Trust. 
 4.12 Financial
Reports. During the term of the Loan, Grantor shall supply to Beneficiary (a) within forty-five (45) days following the end of each quarter, Grantor’s quarterly and annual operating statements for the Property as of the end
of and for the preceding quarter and fiscal year, as applicable, in each case prepared consistent with the form of operating statements delivered to Beneficiary by Grantor prior to the date of this Deed of Trust; (b) contemporaneously with
Grantor’s delivery of each of such operating statements, a certified rent roll signed and dated by Grantor in the form delivered to Beneficiary prior to the date of this Deed of Trust; and (c) within ninety (90) days following
the end of each year, an annual balance sheet and profit and loss statement of Grantor. The financial statements and reports described in (a) and (c) above shall be in the detail set forth in the financial statements delivered to
Beneficiary by Grantor prior to the date of this Deed of Trust, shall be prepared in accordance with generally accepted accounting principles consistently applied, and shall be certified as true and correct by Grantor (or, if required by Beneficiary
during the continuation of an Event of Default or if required to comply with regulatory requirements to which Beneficiary may be subject, by an independent certified public accountant acceptable to Beneficiary). Grantor shall also furnish to
Beneficiary within forty-five (45) days of Beneficiary’s request, any other financial reports or statements of Grantor as Beneficiary may reasonably request to comply with regulatory requirements to which Beneficiary may be subject,
or as requested by Beneficiary in its sole discretion during the continuation of an Event of Default. Upon Beneficiary’s demand after any Event of Default, or if Beneficiary securitizes the Loan, Grantor shall supply to Beneficiary the items
required in (a) and (b) above on a monthly basis. Notwithstanding the foregoing, for so long as KBS Plano Corporate Center, LLC is Grantor, any request or requirement that Grantor deliver audited financials certified by an independent
certified public accountant may be satisfied by delivery of the audited financials for KBS Real Estate Investment Trust, Inc. 
 4.13
Priority of Leases. To the extent Grantor has the right, under the terms of any Lease, to make such Lease subordinate to the lien hereof, Grantor will, at Beneficiary’s request and Grantor’s expense, take such action as may be required
to effect such subordination. Conversely, Grantor will, at Beneficiary’s request and Grantor’s expense, take such action as may be necessary to subordinate the lien hereof to any future Lease designated by Beneficiary. 
  

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 4.14 Inventories; Assembly of Chattels. Upon the occurrence of any Event of Default hereunder,
Grantor will at Beneficiary’s request assemble the Chattels and make them available to Beneficiary at any place designated by Beneficiary which is reasonably convenient to both parties. 
 4.15 Compliance with Laws, Etc. Grantor shall comply in all material respects with all applicable laws, rules, regulations and orders, such
compliance to include, without limitation, maintaining all Permits and paying before the same become delinquent all taxes, assessments and governmental charges imposed upon Grantor or the Property. 
 4.16 Records and Books of Account. Grantor shall keep accurate and complete records and books of account, in which complete entries will
be made in accordance with generally accepted accounting principles consistently applied, reflecting all financial transactions relating to the Property. 
 4.17 Inspection Rights. At any reasonable time, and from time to time, Grantor shall permit Beneficiary, or any agents or representatives thereof, to examine and make copies of and abstracts from the records
and books of account of Grantor, and to visit the Property and to discuss with Grantor the affairs, finances and accounts of Grantor. 
 4.18 Change of Grantor’s Address or State of Organization. Grantor shall promptly notify Beneficiary if changes are made in Grantor’s address from that set forth in Section 9.10 hereof, or if Grantor shall either
change its “location” (as such term is used in Section 5.8 hereof), its state of organization or if Grantor shall organize in any state other than the State of Delaware. 
 4.19 Further Assurances; Estoppel Certificates. Grantor will execute and deliver to Beneficiary upon demand, and pay the costs of preparation and
recording thereof, any further documents which Beneficiary may request to confirm or perfect the liens and security interests created or intended to be created hereby, or to confirm or perfect any evidence of the Secured Obligations. Grantor will
also, within ten days after any request by Beneficiary, deliver to Beneficiary a signed and acknowledged statement certifying to Beneficiary, or to any proposed transferee of the Secured Obligations, (a) the balance of principal, interest, and
other sums then outstanding under the Note, and (b) whether Grantor claims to have any offsets or defenses with respect to the Secured Obligations and, if so, the nature of such offsets or defenses. 
 4.20 Costs of Closing. Grantor shall on demand pay directly or reimburse Beneficiary for any actual costs or expenses pertaining to the closing of
the Loan, including, but not limited to, fees of counsel for Beneficiary, costs and expenses for which invoices were not available at the closing of the Loan, or costs and expenses which are incurred by Beneficiary after such closing, including,
without limitation, costs or expenses incurred to obtain originals or copies of recorded or filed Loan Documents and UCC financing statements. All such costs and expenses (together with interest thereon at the Default Rate from the date incurred by
Beneficiary) shall constitute a part of the Secured Obligations, and may be included in the computation of the amount owed to Beneficiary for purposes of foreclosing or otherwise enforcing this Deed of Trust. 
  

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 4.21 Fund for Electronic Transfer. All monthly payments of principal and interest on the Note, and
escrow deposits, if any, under this Deed of Trust, shall be made by Grantor by electronic funds transfer from a bank account established and maintained by Grantor for such purpose. Grantor shall establish and maintain such an account until the Note
is fully paid and shall direct the depository of such account in writing to so transmit such payments on or before the respective due dates to the account of Beneficiary as shall be designated by Beneficiary in writing. 
 4.22 Use. Grantor shall use the Property solely for the operation of an office complex, and for no other use or purpose. 
 4.23 Management. The Property shall be managed by PM Realty Group (“Property Manager”) under a management agreement previously
delivered to, and approved, by Beneficiary (the “Management Agreement”). If Grantor shall terminate or permit any amendment to or modification of the Management Agreement, or permit management of the Property by any person or entity other
than Property Manager (“New Property Manager”), Grantor shall promptly provide Beneficiary with notice thereof and any such New Property Manager shall have management expertise in managing properties similar in size and type to the
Property. Beneficiary hereby approves any of the following as New Property Managers: Jones Lang and CB Richard Ellis. Following a transfer of the Property by the initial Grantor named herein pursuant to the provisions of Section 5.4(c),
below, Beneficiary’s prior written consent shall be required for (a) any termination or modification of the Management Agreement, (b) management of the Property by any person or entity other than Property Manager, and (c) any
leasing agreement affecting the Property entered into by Grantor and any termination or modification of any such leasing agreement. 
 4.24 Secondary Market Transactions. Beneficiary shall have the right at any time: (a) to participate, syndicate or securitize all or any portion of its interest in the Loan, (b) to cause the Loan to be split into senior and
one or more junior or mezzanine Loans in whatever proportion Beneficiary deems appropriate (which Loans may be secured by mortgages, deeds of trust and/or a pledge of direct or indirect partnership or membership interests in Grantor), and
(c) to create one or more senior and subordinate notes (i.e., an A/B or A/B/C structure) or multiple components of such note or notes, and thereafter to sell, assign, participate, syndicate or securitize all or any part of any variant of the
Loan (any of the foregoing, a “Secondary Market Transaction”). Grantor shall cooperate with Beneficiary to facilitate any Secondary Market Transaction and the rating of the Loan (or any resulting variant thereof) and of each securitization
in which one or more Loans are included; provided that Grantor shall not be required to (i) incur any out-of-pocket expense in connection therewith unless Beneficiary agrees to pay for such out-of-pocket expenses as they are incurred by
Grantor, (ii) agree to a modification of any Loan document, or (iii) take any actions that would impose a significant burden on Grantor, including, without limitation, requesting executives of Grantor or other executives of entities
holding an interest (direct or indirect) in Grantor to participate in any form of presentation regarding the Property or the Loans. Grantor’s cooperation obligation shall continue until the Loan has been sold through a Secondary Market
Transaction. 
 4.25 Cash Management. Following any transfer of the Property pursuant to the provisions of Section 5.4(c), below,
or at any time after the closing of the Loan upon no less 

  

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than thirty (30) days’ prior written notice by Beneficiary, Grantor shall establish an account (the “Clearing Account”) under the sole
dominion and control of Beneficiary at a bank (the “Clearing Bank”) into which all proceeds from the Property will be deposited during the Loan term. The Clearing Bank will be selected by Grantor but must be acceptable to Beneficiary.
Grantor shall be required to notify each tenant of the Property to remit all amounts due with respect to the Property directly to the Clearing Account. Unless a Cash Management Period (as defined below) is continuing, all funds deposited into the
Clearing Account shall be swept by the Clearing Bank into Grantor’s operating account at the Clearing Bank. There shall be no restrictions on Grantor’s use of the operating account. During the continuance of a Cash Management Period, funds
deposited into the Clearing Account shall be transferred by the Clearing Bank on a daily basis into a deposit account (the “Deposit Account”) under the sole dominion and control of the Beneficiary at a bank selected by Beneficiary (the
“Deposit Bank”). All funds in the Deposit Account shall be applied as follows: (a) first, to be used to cover interest payments under the Note, (b) second, disbursed monthly to Grantor in an amount sufficient to allow Grantor to
make Permitted REIT Distributions (as that term is defined in the Note), (c) third, to fund any reserves established under the terms of the Loan Documents, and (d) fourth, to pay operating expenses and capital expenses of the Property.
Notwithstanding the foregoing subsections (c) and (d), during the continuance of a Cash Management Period, all amounts on deposit in the Deposit Account, after monthly payment to the Grantor of funds sufficient to allow Grantor to make
Permitted REIT Distributions, shall be additional cash collateral for the Loan and applied to Grantor’s outstanding obligations under the Loan as Beneficiary may elect. A “Cash Management Period” shall commence upon the occurrence and
continuance of an Event of Default, and shall end if the Event of Default has been cured. Except as otherwise expressly provided herein to the contrary, Grantor shall have the right under all circumstances to use proceeds from the Property first to
make Permitted REIT Distributions before applying such proceeds to any debt service or reserve or other payment obligations under the Loan. 
 4.26 Hazardous Substances. Grantor covenants and agrees as follows: 
 (a) Grantor will (i) comply with all
Environmental Laws applicable to the ownership or use of the Property, (ii) use its best efforts to cause all tenants and other persons occupying the Property to comply with all Environmental Laws, (iii) immediately pay or cause to be paid
all costs and expenses incurred in such compliance, and (iv) keep or cause the Property to be kept free and clear of any liens imposed thereon pursuant to any Environmental Laws. 
 (b) Grantor will not generate, use, treat, store, Release or dispose of, or permit the generation, use, treatment, storage, Release or disposal of, any
Hazardous Substances on the Property, or transport or permit the transportation of any Hazardous Substances to or from the Property, in each case in any quantity or manner which violates any Environmental Law. The foregoing to the contrary
notwithstanding, (i) Grantor may store, maintain and use on the Property janitorial and maintenance supplies, paint and other Hazardous Substances of a type and in a quantity readily available for purchase by the general public and normally
stored, maintained and used by owners and managers of properties of a type similar to the Property, and (ii) tenants of the Property may store, maintain and use on the Property (and, if any tenant is a retail business, hold in inventory and
sell in the ordinary course of such tenant’s business) Hazardous 

  

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Substances of a type and quantity readily available for purchase by the general public and normally stored, maintained and used (and, if tenant is a retail
business, sold) by tenants in similar lines of business on properties similar to the Property. 
 (c) If Beneficiary (i) has knowledge
of any pending or threatened Environmental Claim against Grantor or the Property or (ii) has reason to believe that the Grantor or the Property are in violation of any Environmental Law or (iii) receives a request for an environmental site
assessment report from a regulatory or other governmental entity with jurisdiction over Beneficiary, then at Beneficiary’s written request, at any time and from time to time, Grantor will provide to Beneficiary an environmental site assessment
report concerning the Property, prepared by an environmental consulting firm approved by Beneficiary, indicating the presence or absence of Hazardous Substances and the potential cost of any removal or remedial action in connection with any
Hazardous Substances on the Property (except that any request arising from clause (iii) above shall be at Beneficiary’s sole cost and expense). Except as provided above, any such environmental site assessment report shall be conducted at
Grantor’s sole cost and expense. If Grantor fails to deliver to Beneficiary any such environmental site assessment report within thirty (30) days after being requested to do so by Beneficiary pursuant to this Section 4.26, Beneficiary
may obtain the same, and Grantor hereby grants to Beneficiary and its agents access to the Property and specifically grants to Beneficiary an irrevocable nonexclusive license to undertake such an assessment, and the cost of such assessment (together
with interest thereon at the Default Rate as defined in the Note) will be payable by Grantor on demand. 
 (d) Beneficiary may, at its
option, at any time and from time to time, perform at its sole cost and expense an environmental site assessment report for the Property, and Grantor hereby grants to Beneficiary and its agents access to the Property upon reasonable prior notice to
Grantor, and specifically grants to Beneficiary an irrevocable non-exclusive license to undertake such an assessment, expressly excluding any invasive inspections. Grantor shall have the right to have an agent or representative of Grantor present
during any such inspection. 
 (e) Grantor will advise Beneficiary in writing immediately upon learning of any of the following: (i) any
pending or threatened Environmental Claim against Grantor or the Property; (ii) any condition or occurrence on the Property that (A) results in noncompliance by Grantor with any applicable Environmental Law, or (B) could reasonably be
anticipated to form the basis of an Environmental Claim against Grantor or the Property; (iii) any condition or occurrence on the Property that could reasonably be anticipated to cause the Property to be subject to any restrictions on the
ownership, occupancy, use or transferability of the Property under any Environmental Law; and (iv) the taking of any removal or remedial action in response to the actual or alleged presence, in any quantity or manner which violates any
Environmental Law, of any Hazardous Substances on the Property. Each such notice shall describe in reasonable detail the nature of the claim, investigation, condition, occurrence or removal or remedial action and Grantor’s response thereto. In
addition, Grantor will provide Beneficiary with copies of all communications to or from Grantor and any governmental agency relating to Environmental Laws, all communications to or from Grantor and any person relating to Environmental Claims, and
such detailed reports of any Environmental Claim as may be requested by Beneficiary. 
  

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 (f) Beneficiary shall have the right but not the obligation to participate in or defend, as a party if
it so elects, any Environmental Claim. Without Beneficiary’s prior written consent, Grantor shall not enter into any settlement, consent or compromise with respect to any Environmental Claim that might impair the value of the Property.

 (g) At its sole expense, Grantor will conduct any investigation, study, sampling and testing, and undertake any cleanup, removal,
remedial or other action necessary to remove and clean up all Hazardous Substances from the Property which must be so removed or cleaned up in accordance with the requirements of any applicable Environmental Laws, to the reasonable satisfaction of a
professional environmental consultant selected by Beneficiary, and in accordance with all such requirements and with orders and directives of all governmental authorities. If all or any portion of the Loan shall be outstanding, Grantor may prepay
the Loan in full, together with all applicable prepayment penalties, in lieu of complying with the preceding sentence. 
 (h) Grantor will
defend (with attorneys satisfactory to the Indemnitees), protect, indemnify and hold harmless each of the Indemnitees and its respective officers, directors, employees, attorneys and agents from and against any and all liabilities, obligations
(including removal and remedial actions), losses, damages (including foreseeable and unforeseeable consequential damages and punitive damages), penalties, actions, judgments, suits, claims, costs, expenses and disbursements (including reasonable
attorneys’ and consultants’ fees and disbursements) of any kind or nature whatsoever that may at any time be incurred by, imposed on or asserted against any of them directly or indirectly based on, or arising or resulting from (i) the
actual or alleged presence of Hazardous Substances on the Property in any quantity or manner which violates Environmental Law, or the removal, handling, transportation, disposal or storage of such Hazardous Substances, (ii) any Environmental
Claim with respect to Grantor or the Property, or (iii) the exercise of any Indemnitee’s rights under this Section 4.26 (collectively, the “Indemnified Matters”), regardless of when such Indemnified Matters arise, but
excluding any Indemnified Matter arising out of the gross negligence or willful misconduct of any Indemnitee or with respect to Hazardous Substances first Released on the Property after the earlier of (1) the date neither Grantor nor any of its
affiliates holds title to or any other interest in or lien on the Property as a result of a transfer permitted under Section 5.4(c), below, or through foreclosure (or deed in lieu thereof) of the lien of the Deed of Trust, or (2) the
payment in full of the Secured Obligations. To the extent that this indemnity is unenforceable because it violates any law or public policy, Grantor agrees to contribute the maximum portion that it is permitted to contribute under applicable law to
the payment and satisfaction of all Indemnified Matters. For the purposes of the preceding sentence, “the Secured Obligations have been paid in full” shall mean the Secured Obligations have been voluntarily repaid in full by Grantor in
cash, only, and shall not include the acceptance by Beneficiary of a deed in lieu of foreclosure or the making of any bid made by Beneficiary in connection with a foreclosure of the Property. 
 (i) Grantor will reimburse each Indemnitee for all sums paid and costs incurred by such Indemnitee with respect to any Indemnified Matter within
ten (10) days following written demand therefor, with interest thereon at the Default Rate (as defined in the Note) if not paid within such ten (10) day period. 
  

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 (j) Should any Indemnitee institute any action or proceeding at law or in equity, or in arbitration, to
enforce any provision of this Deed of Trust (including an action for declaratory relief or for damages by reason of any alleged breach of any provision of this Section 4.26) or otherwise in connection with this Deed of Trust or any provision
hereof, it shall be entitled to recover from Grantor its reasonable attorneys’ fees and disbursements incurred in connection therewith if it is the prevailing party in such action or proceeding. 
 (k) THE INDEMNITIES CONTAINED IN THIS SECTION 4.26 SHALL APPLY TO EACH INDEMNIFIED PARTY WITH RESPECT TO LOSSES WHICH IN WHOLE OR IN PART ARE
CAUSED BY OR ARISE OUT OF THE NEGLIGENCE OF SUCH (AND/OR ANY OTHER) INDEMNIFIED PARTY OR ANY STRICT LIABILITY. 
 (l) Grantor agrees that
notwithstanding any term or provision contained in the Loan Documents to the contrary, the obligations of Grantor as set forth in this Section 4.26 shall be exceptions to any non-recourse or exculpatory provision relating to the Loan, and
Grantor shall be fully liable for the performance of its obligations under this Section, and such liability shall not be limited to the original principal amount of the Loan. 
 (m) The liability of Grantor under this Section 4.26 shall in no way be limited to or impaired by any amendment or modification of the provisions
of the Loan Documents unless such amendment or modification expressly refers to this Section 4.26. In addition, the liability of Grantor under this Section 4.26 shall in no way be limited or impaired by (i) any extensions of time for
performance required by any of the Loan Documents, (ii) any sale, assignment or foreclosure of the Note or any sale or transfer of all or any part of the Property, (iii) any exculpatory provision in any of the Loan Documents limiting any
Indemnitee’s recourse to property encumbered by this Deed of Trust or to any other security, or limiting the Indemnitees’ rights to a deficiency judgment against Grantor, (iv) the accuracy or inaccuracy of the representations and
warranties made by Grantor under any of the Loan Documents, (v) the release of Grantor or any other person from performance or observance of any of the agreements, covenants, terms or conditions contained in any of the Loan Documents by
operation of law, any Indemnitee’s voluntary act, or otherwise, (vi) the release or substitution in whole or in part of any security for the Note or (vii) Beneficiary’s failure to record this Deed of Trust or file any financing
statements (or Beneficiary’s improper recording or filing of any thereof) or to otherwise perfect, protect, secure or insure any security interest or lien given as security for the Note; and, in any such case, whether with or without notice to
Grantor and with or without consideration. Notwithstanding the foregoing, and notwithstanding anything else stated to the contrary in this Deed of Trust, none of the constituent members or partners in Grantor (nor any of their constituent members or
partners) shall have any liability whatsoever for any of Grantor’s obligations hereunder. 
 (n) The provisions of this
Section 4.26 shall be binding on and inure to the benefit of Grantor, the Indemnitees, and their respective successors and assigns. Without limiting the generality of the foregoing, the provisions of this Section 4.26 shall inure to the
benefit of each assignee or holder of the Note and each of such assignee’s or holder’s officers, directors, employees, agents and affiliates. Notwithstanding the foregoing, Grantor, without the prior written consent of Beneficiary in each
instance, may not assign, transfer or set over in whole or in part, all or any part of its benefits, rights, duties and obligations hereunder. 
  

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 (o) THE PROVISIONS OF THIS SECTION 4.26 SHALL SURVIVE FORECLOSURE, THE RECONVEYANCE, TERMINATION
AND RELEASE OF THIS DEED OF TRUST, BUT GRANTOR’S LIABILITY HEREUNDER SHALL BE SUBJECT TO SECTION 18 OF THE NOTE. 
 ARTICLE 5 
 GRANTOR’S NEGATIVE COVENANTS 
 5.1 Waste and Alterations. Grantor will not commit or permit any waste with respect to the Property or the Chattels. Grantor shall not cause or
permit any part of the Property, including but not limited to any building, structure, parking lot, driveway, landscape scheme, timber, or other ground improvement, to be removed, demolished, or materially altered without the prior written consent
of Beneficiary. 
 5.2 Zoning and Private Covenants. Grantor will not initiate, join in, or consent to any change in any zoning
ordinance or classification, any change in the “zone lot” or “zone lots” (or similar zoning unit or units) presently comprising the Property, any transfer of development rights, any change in any private restrictive covenant, or
any change in any other public or private restriction limiting or defining the uses which may be made of the Property or any part thereof, without the prior written consent of Beneficiary. If under applicable zoning provisions the use of all or any
part of the Property is or becomes a nonconforming use, Grantor will not cause such use to be discontinued or abandoned without the prior written consent of Beneficiary, and Grantor will use its best efforts to prevent the tenant under any Lease
from discontinuing or abandoning such use. 
 5.3 Interference with Leases. 
 (a) Subject to the provisions of Section 5.3(d) hereof, Grantor will neither do, nor neglect to do, anything which may cause or permit the
termination of any Lease of all or any part of the Property, or cause or permit the withholding or abatement of any rent payable under any such Lease. 
 (b) Subject to the provisions of Section 5.3(d) hereof, without Beneficiary’s prior written consent, which may be granted or withheld in Beneficiary’s sole discretion, Grantor shall not enter into or
modify any Lease of all or any part of the Property. Any submission by Grantor for Beneficiary’s approval of a Lease or modification thereof shall be accompanied by a copy of such Lease or modification, a Lease abstract, a then-current rent
roll for the Property, year-to-date and prior year operating statements for the Property, and a cover letter requesting Beneficiary’s approval which contains a signature line on which Beneficiary may evidence its approval of such Lease or
modification. 
 (c) Except with the prior written consent of Beneficiary, which may be granted or withheld in Beneficiary’s sole
discretion, Grantor will not (i) collect rent from all or any part of the Property for more than one month in advance, (ii) assign the rents from the Property or any part thereof, or (iii) subject to the provisions of
Section 5.3(d) hereof, consent to the cancellation or surrender of all or any part of any Lease, except that Grantor may in good faith terminate any Lease for nonpayment of rent or other material breach by the tenant. 
  

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 (d) Notwithstanding anything stated to the contrary in this Section 5.3, and provided that no Event
of Default exists and is continuing, Beneficiary’s approval shall not be required with respect to any new Lease entered into by the initial Grantor named herein for the Property in the future or with respect to any amendment, modification,
extension, expansion or termination of any existing Lease or future Lease; provided, however, that Grantor shall promptly deliver to Beneficiary a copy of any new Lease entered into by Grantor and any lease amendment, modification, extension,
expansion or termination of any existing Lease or future Lease entered into by Grantor. 
 (e) Without limiting the generality of the
foregoing, whether or not Beneficiary’s consent to the cancellation or surrender of any Lease is required hereunder, Beneficiary may (i) require that Grantor deposit into an escrow account acceptable to Beneficiary in its reasonable
discretion all cancellation penalties or other consideration paid to Grantor in an amount equal to or greater than $100,000.00 (and any such termination fees received by Grantor under said $100,000.00 may be retained by Grantor) in connection with
such cancellation or surrender (the “Termination Fees”); provided, however, that the amount of any Termination Fees required to be deposited by Grantor under this Section 5.3 shall be limited to the lesser of (1) the actual
amount of the Lease termination payment, and (2) the amount needed to cover the retenanting costs of the vacant space, and (ii) impose such restrictions and conditions on the timing and amount of disbursements of the Termination Fees from
such escrow account as Beneficiary may require in its reasonable discretion, including, without limitation (A) requiring that (1) such vacant space be relet to a tenant and under a Lease acceptable to Beneficiary in its reasonable
discretion (an “Approved Lease”), (2) the tenant under the Approved Lease is in occupancy of the Property and paying rent, (3) Grantor provide to Beneficiary a tenant estoppel certificate from the tenant under the Approved Lease
in a form acceptable to Beneficiary in Beneficiary’s reasonable discretion, and (4) Grantor provide to Beneficiary evidence acceptable to Beneficiary in its reasonable discretion that all improvements to the Property required by the
Approved Lease have been completed, and (B) limiting the amount of such disbursement to the lesser of the actual cost of retenanting such space or the amount calculated by dividing the Termination Fees by the total square feet of space vacated,
then multiplying that result by the number of square feet of newly leased space under the applicable Lease or Approved Lease, as the case may be. If at any time the amount of Termination Fees held by Beneficiary exceeds the estimated amount needed
for retenanting costs, such excess amount shall be promptly remitted back to Grantor. Notwithstanding anything stated to the contrary herein, Permitted REIT Distributions (as defined in the Note) shall have priority over the requirement to deposit
Termination Fees pursuant to this Section 5.3(e) and the provisions of subsection 5.3(e)(ii)(A) shall apply only after a transfer of the Property by the initial Grantor named herein pursuant to the provisions of Section 5.4(c), below.
Grantor hereby grants to Beneficiary a security interest in the Termination Fees and agrees that, following the occurrence of any Event of Default, Beneficiary may apply the Termination Fees against the Secured Obligations in such order and manner
as Beneficiary may elect in its sole discretion. 
  

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 5.4 Transfer or Further Encumbrance of Property. 
 (a) Without Beneficiary’s prior written consent, which consent may be granted or withheld in Beneficiary’s sole and absolute discretion,
Grantor shall not (i) sell, assign, convey, transfer or otherwise dispose of any legal, beneficial or equitable interest in all or any part of the Property, (ii) permit or suffer any owner, directly or indirectly, of any beneficial
interest in the Property or Grantor to transfer such interest, whether by transfer of partnership, membership, stock or other beneficial interest in any entity or otherwise, or (iii) mortgage, hypothecate or otherwise encumber or permit to be
encumbered or grant or permit to be granted a security interest in all or any part of the Property or Grantor or any beneficial or equitable interest in either the Property or Grantor. The provisions of this Section shall not prohibit transfers
of title or interest under any will or testament or applicable law of descent. 
 (b) Notwithstanding the provisions of Section 5.4(a),
the initial Grantor named herein shall have the right to modify its organizational documents and/or structure without Beneficiary’s consent provided that such modifications do not result in a violation this Section 5.4. In addition, the
provisions of this Section 5.4 shall not prohibit transfers, pledges or the incurring of debt or other liabilities or obligations, or the signing of guarantees or other agreements by (or impose any financial covenants of any kind, including,
without limitation, net worth requirements, on) KBS Limited Partnership or any of the direct or indirect owners of KBS Limited Partnership, provided that (i) KBS Real Estate Investment Trust, Inc. (“KBS REIT”) continues to directly or
indirectly own Grantor and (ii) the sole asset manager of KBS REIT is any one or more of the following: (A) an entity indirectly or directly owned and controlled by Peter Bren and/or Charles Schreiber, Jr., or (B) an
entity reasonably acceptable to Beneficiary using commercial standards customarily applied by prudent institutional mortgage lenders for similar loans. 
 (c) Notwithstanding the provisions of Section 5.4(a) to the contrary, Beneficiary shall permit transfer of the Property twice, provided that all of the following conditions are satisfied with respect to each such
transfer: (i) no Event of Default has occurred and is continuing; (ii) Grantor has paid to Beneficiary an assumption fee of one percent (1%) of the outstanding principal balance of the Secured Obligations; (iii) if the proposed
transferee is a land trust, Beneficiary has received a first-lien collateral assignment of all beneficial interest therein; (iv) Beneficiary has received and has had a reasonable opportunity to review and approve all organizational
documentation of the proposed transferee, including, without limitation, certificates and articles of formation, partnership and operating agreements, bylaws, certificates of good standing and authorizing resolutions and review all documents and
agreements executed or to be executed in connection with the proposed transfer; (v) the non-economic terms (e.g., those terms other than interest rate, payment schedule, principal balance, and non-recourse nature (subject to exceptions thereto
customarily included by Beneficiary in loan documents)) of the Loan Documents have been modified as Beneficiary may request in good faith; (vi) the proposed transferee has assumed all of Grantor’s obligations under the Loan Documents;
(vii) Beneficiary has received at least thirty (30) days’ prior written notice of the proposed transfer; (viii) the proposed transferee (and, if applicable, its general partners) has a satisfactory history and recent experience
of owning, operating and leasing property similar to the Property; (ix) the proposed transferee (and, if applicable, its general partners) has, in the reasonable judgment of Beneficiary, a satisfactory credit history and professional reputation
and 

  

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character; (x) the Debt Service Coverage Ratio (as hereinafter defined) is not less than 1.5x, and Beneficiary receives satisfactory evidence that such
ratio will be maintained for the succeeding twelve (12) months; (xi) the Loan-to-Value Ratio (as hereinafter defined), taking into account all obligations secured by liens on the Property does not exceed 75%; (xii) Grantor pays all
costs and expenses incurred by Beneficiary in connection with such transfer, including, without limitation, all legal, processing, accounting, title insurance, and appraisal fees, whether or not such transfer is actually consummated; (xiii) at
Beneficiary’s option, Beneficiary has received an endorsement to its mortgagee’s title insurance policy at Grantor’s expense, which endorsement states that the lien of this Deed of Trust remains a first and prior lien against the
Property subject to no exceptions other than as approved by Beneficiary; (xiv) principals of the proposed transferee satisfying, in the reasonable judgment of Beneficiary, Beneficiary’s then applicable credit review and underwriting
standards, execute a guaranty agreement guaranteeing the recourse obligations of Grantor under the Loan Documents and an environmental indemnity agreement in form and substance acceptable to Beneficiary in its sole discretion; (xv) a written
opinion of counsel for the proposed transferee and its principals satisfactory to Beneficiary shall be delivered to Beneficiary, including, without limitation, the existence, authority and due execution, and enforceability of the Loan Documents as
assumed by the proposed transferee and enforceability of any and all documents executed by the proposed transferee and its principals in connection with such transfer, (xvi) the proposed transferee, any person or entity executing any loan
documents in connection with the transfer, and their respective constituents, are not in violation of any laws relating to terrorism or money laundering, including without limitation, Executive Order No. 13224 on Terrorist Financing, effective
September 24, 2001, and relating to Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism, and the Bank Secrecy Act, as amended by the Uniting and Strengthening America by Providing
Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001, as such laws have been or may hereafter be, renewed, extended, amended or replaced, (xvii) Beneficiary’s receipt of such new or increased impounds as Beneficiary
may require, including, without limitation, Tax Reserves, Insurance Reserves, tenant improvement and leasing commissions, capital improvements, capital expenditures and deferred maintenance, and the amendment of the Loan Documents to require the
proposed transferee to make monthly deposits of such new or increased impounds for such purposes thereafter; and (xviii) the proposed transferee establishes and maintains a Clearing Account (as defined in Section 4.25, above) in compliance
with the cash management provisions of Section 4.25 hereof. Upon the satisfaction of the foregoing conditions and execution of assumption documents in form and substance satisfactory to Beneficiary, Beneficiary shall release Grantor from
liability under the Loan Documents other than any such liability that arose on or prior to the effective date of the assumption or could be based on any event that occurred or any state of affairs that existed prior to or as of the effective date of
the assumption (including, without limitation, any liability arising under the exceptions to the non recourse provisions of the Loan Documents, and any liability arising under any environmental indemnity agreement). 
 (d) The term “Debt Service Coverage Ratio” shall mean the ratio, as reasonably determined by Beneficiary, of (i) Net Operating Income for
the Property for the preceding twelve (12) calendar months, to (ii) the annual debt service payments due under the loan evidenced by the Note (the “Loan”) and on all other indebtedness secured, or to be secured, by a lien on all
or any part of the Property, where “Net Operating Income” shall mean all gross revenues generated by the Property (excluding loans or contributions to capital), less operating 

  

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expenses (other than debt service payments due under the Loan), as determined on a cash accounting basis, as of the date of such calculation for the period
in question, adjusted, however, so that (A) operating expenses shall be deemed to include (1) a management fee equal to the greater of the actual management fee for the Property or four percent (4%) of gross revenues, and (2) a
tenant improvement, leasing commission, and capital improvement reserve equal to $0.75 per rentable square foot per year, (B) payments of operating expenses, including property taxes and assessments and insurance expenses, are to be spread out
over the period during which they accrued and shall be adjusted for any known future changes to any such expenses, (C) prepaid rents and other prepaid payments received are to be spread out over the periods during which such rents or payments
are earned or applicable, (D) security deposits shall not be included as items of income until duly applied or earned, (E) gross revenue shall be based on a lease-in-place analysis which reflects then current Leases in place, as determined
by Beneficiary, in its reasonable discretion, in accordance with its standard underwriting criteria, consistently applied, and excluding extraordinary, or one time items, and (F) any refunds or rebates to operating expenses are to be applied
and credited against the applicable operating expenses for the period that such operating expenses were incurred. Debt Service Coverage Ratio shall be calculated on a cash flow basis. The “Loan-to-Value Ratio” shall be the ratio, as
determined by Beneficiary, of the aggregate principal balance of the Note and all other indebtedness secured by liens or encumbrances against the Property to the fair market value of the Property, as such fair market value is determined by an M.A.I.
appraisal satisfactory to Beneficiary (the “Appraisal”). Upon Beneficiary’s request, Grantor shall deliver the appraisal to Beneficiary at Grantor’s sole cost and expense. 
 5.5 Further Encumbrance of Chattels. Grantor will neither create nor permit any lien, security interest or encumbrance against the Chattels or
Intangible Personalty or any part thereof or interest therein, other than the liens and security interests created by the Loan Documents, without the prior written consent of Beneficiary, which may be withheld for any reason. 
 5.6 Assessments Against Property. Grantor will not, without the prior written approval of Beneficiary, which may be withheld for any reason,
consent to or allow the creation of any so-called special districts, special improvement districts, benefit assessment districts or similar districts, or any other body or entity of any type, or allow to occur any other event, that would or might
result in the imposition of any additional taxes, assessments or other monetary obligations or burdens on the Property, and this provision shall serve as RECORD NOTICE to any such district or districts or any governmental entity under whose
authority such district or districts exist or are being formed that, should Grantor or any other person or entity include all or any portion of the Property in such district or districts, whether formed or in the process of formation, without first
obtaining Beneficiary’s express written consent, the rights of Beneficiary in the Property pursuant to this Deed of Trust or following any foreclosure of this Deed of Trust, and the rights of any person or entity to whom Beneficiary might
transfer the Property following a foreclosure of this Deed of Trust, shall be senior and superior to any taxes, charges, fees, assessments or other impositions of any kind or nature whatsoever, or liens (whether statutory, contractual or otherwise)
levied or imposed, or to be levied or imposed, upon the Property or any portion thereof as a result of inclusion of the Property in such district or districts. 
  

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 5.7 Transfer or Removal of Chattels. Grantor will not sell, transfer or remove from the Property
all or any part of the Chattels, unless the items sold, transferred, or removed are simultaneously replaced with similar items of equal or greater value. 
 5.8 Change of Name, Organizational I.D. No. or Location. Grantor will not change its name or the name under which it does business (or adopt or begin doing business under any other name or assumed or trade
name), change its organizational identification number, or change its location, without first notifying Beneficiary of its intention to do so and delivering to Beneficiary such organizational documents of Grantor and executed modifications or
supplements to this Deed of Trust (and to any financing statement which may be filed in connection herewith) as Beneficiary may require. For purposes of the foregoing, Grantor’s “location” shall mean (a) if Grantor is a
registered organization, Grantor’s state of registration, (b) if Grantor is an individual, the state of Grantor’s principal residence, or (c) if Grantor is neither a registered organization nor an individual, the state in which
Grantor’s place of business (or, if Grantor has more than one place of business, the Grantor’s chief executive office) is located. 
 5.9 Improper Use of Property or Chattels. Grantor will not use the Property or the Chattels for any purpose or in any manner which violates any applicable law, ordinance, or other governmental requirement, the requirements or
conditions of any insurance policy, or any private covenant. 
 5.10 ERISA. Grantor shall not engage in any transaction which would
cause the Note (or the exercise by Beneficiary of any of its rights under the Loan Documents) to be a non-exempt, prohibited transaction under ERISA (including for this purpose the parallel provisions of Section 4975 of the Internal Revenue
Code of 1986, as amended), or otherwise result in Beneficiary being deemed in violation of any applicable provisions of ERISA. Grantor shall indemnify, protect, defend, and hold Beneficiary harmless from and against any and all losses, liabilities,
damages, claims, judgments, costs, and expenses (including, without limitation attorneys’ fees and costs incurred in the investigation, defense, and settlement of claims and in obtaining any individual ERISA exemption or state administrative
exception that may be required, in Beneficiary’s sole and absolute discretion) that Beneficiary may incur, directly or indirectly, as the result of the breach by Grantor of any warranty or representation set forth in Section 3.3(x) hereof
or the breach by Grantor of any covenant contained in this Section. THE FOREGOING INDEMNITY SHALL APPLY TO EACH INDEMNIFIED PARTY WITH RESPECT TO LOSSES WHICH IN WHOLE OR IN PART ARE CAUSED BY OR ARISE OUT OF THE NEGLIGENCE OF SUCH (AND/OR ANY
OTHER) INDEMNIFIED PARTY OR ANY STRICT LIABILITY. This indemnity shall survive any termination, satisfaction or foreclosure of this Deed of Trust and shall not be subject to the limitation on personal liability described in the Note. 
 5.11 Use of Proceeds. Grantor will not use any funds advanced by Beneficiary under the Loan Documents for consumer or agricultural purposes, to
purchase margin stock, or for any purpose prohibited by law. 
 5.12 Single Purpose Entity. Grantor shall not engage in any business
other than the ownership, development, operation and disposition of the Property, and shall not own 

  

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any assets other than those related to the Property, and shall not incur any subordinated debt or unsecured debt except customary lease financings of
non-fixture equipment in the ordinary course of Grantor’s business and except to trade creditors and service providers in the ordinary course of Grantor’s business. 
 ARTICLE 6 
 EVENTS OF DEFAULT 
 Each of the following events will constitute an event of default (an “Event of Default”) under this Deed of Trust and under each of the other
Loan Documents: 
 6.1 Failure to Make Payments. Grantor’s failure to make any payment due: (a) under the terms of the Note
within five (5) days after the date such payment becomes due; or (b) under the terms of any other Loan Document when due, provided, however, that whether or not stated in the applicable provision of any Loan Document, any payment or
reimbursement obligation of Grantor (excluding, however, payments due under the Note) shall be due and payable within five (5) days following notice and demand therefor from Beneficiary to Grantor. The notice and cure right described in clause
(b) of the preceding sentence shall terminate upon transfer of the Property by the initial Grantor named herein pursuant to the provisions of Section 5.4(c), above. 
 6.2 Due on Sale or Encumbrance. The occurrence of any violation of any covenant contained in Section 5.4, 5.5 or 5.7 hereof. 
 6.3 Other Obligations. The failure of Grantor to properly perform any obligation contained herein or in any of the other Loan Documents (other
than the obligation to make payments under the Note or the other Loan Documents) and the continuance of such failure for a period of thirty (30) days following written notice thereof from Beneficiary to Grantor; provided, however, that if such
failure is not curable within such thirty (30) day period, then, so long as Grantor commences to cure such failure within such thirty (30) day period and is continually and diligently attempting to cure to completion, such failure shall
not constitute an Event of Default. 
 6.4 Levy Against Property. The levy against any of the Property, Chattels or Intangible
Personalty, of any execution, attachment, sequestration or other writ and the same is not released within sixty (60) days. 
 6.5
Liquidation. The liquidation, termination or dissolution of Grantor. 
 6.6 Appointment of Receiver. The appointment of a trustee
or receiver for the assets, or any part thereof, of Grantor, or the appointment of a trustee or receiver for any real or personal property, or the like, or any part thereof, representing the security for the Secured Obligations and the same is not
terminated within sixty (60) days. 
 6.7 Assignments. The making by Grantor of a transfer in fraud of creditors or an assignment
for the benefit of creditors. 
  

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 6.8 Order for Relief. The entry in bankruptcy of an order for relief for or against Grantor and
the same is not terminated within sixty (60) days. 
 6.9 Bankruptcy. The filing of any petition (or answer admitting the
material allegations of any petition), or other pleading, seeking entry of an order for relief for or against Grantor as a debtor or bankrupt or seeking an adjustment of any of such parties’ debts, or any other relief under any state or federal
bankruptcy, reorganization, debtor’s relief or insolvency laws now or hereafter existing, including, without limitation, a petition or answer seeking reorganization or admitting the material allegations of a petition filed against any such
party in any bankruptcy or reorganization proceeding, or the act of any of such parties in instituting or voluntarily being or becoming a party to any other judicial proceedings intended to effect a discharge of the debts of any such parties, in
whole or in part, or a postponement of the maturity or the collection thereof, or a suspension of any of the rights or powers of a trustee or of any of the rights or powers granted to Beneficiary herein, or in any other document executed in
connection herewith. Notwithstanding the foregoing, the filing of an involuntary bankruptcy petition against Grantor shall not constitute an Event of Default hereunder if such petition is dismissed within sixty (60) days after the date of such
filing. 
 6.10 Misrepresentation. If any representation or warranty made by Grantor in this Deed of Trust, any of the other Loan
Documents, the Loan Application or any other instrument or document modifying, renewing, extending, evidencing, securing or pertaining to the Note is false, misleading or erroneous in any material respect when made and shall cause a Material Adverse
Effect. 
 6.11 Judgments. The failure of Grantor to pay any money judgment in excess of $100,000.00 against any such party before the
expiration of thirty (30) days after such judgment becomes final and no longer appealable. 
 6.12 Admissions Regarding
Debts. The admission of Grantor in writing of its inability to pay its debts as they become due. 
 6.13 Assertion of Priority.
The assertion of any claim of priority over this Deed of Trust, by title, lien, or otherwise, unless Grantor within thirty (30) days after such assertion either causes the assertion to be withdrawn or provides Beneficiary with such security as
Beneficiary may require to protect Beneficiary against all loss, damage, or expense, including attorneys’ fees, which Beneficiary may incur in the event such assertion is upheld. 
 6.14 Other Loan Documents. The occurrence of any default by Grantor, after the lapse of any applicable grace or cure period, or the occurrence of
any event or circumstance defined as an Event of Default, under any of the Loan Documents other than this Deed of Trust. 
 6.15 Other
Liens. The occurrence of any default by Grantor, after the lapse of any applicable grace or cure period, or the occurrence of any event or circumstance defined as an Event of Default, under any other consensual lien encumbering the Property, or
any part thereof or interest therein, or any document or instrument evidencing obligations secured thereby. 
  

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 ARTICLE 7 
 BENEFICIARY’S REMEDIES 
 Immediately upon or any time after the occurrence of any Event of
Default hereunder, Beneficiary may exercise any remedy available at law or in equity, including but not limited to those listed below and those listed in the other Loan Documents, in such sequence or combination as Beneficiary may determine in
Beneficiary’s sole discretion: 
 7.1 Performance of Defaulted Obligations. Beneficiary may make any payment or perform any other
obligation under the Loan Documents or under Leases which Grantor has failed to make or perform, and Grantor hereby irrevocably appoints Beneficiary as the true and lawful attorney-in-fact for Grantor to make any such payment and perform any such
obligation in the name of Grantor. All payments made and expenses (including attorneys’ fees and expenses) incurred by Beneficiary in this connection, together with interest thereon at the Default Rate from the date paid or incurred until
repaid, will be part of the Secured Obligations and will be immediately due and payable by Grantor to Beneficiary. THE FOREGOING INDEMNITY SHALL APPLY TO EACH INDEMNIFIED PARTY WITH RESPECT TO LOSSES WHICH IN WHOLE OR IN PART ARE CAUSED BY OR ARISE
OUT OF THE NEGLIGENCE OF SUCH (AND/OR ANY OTHER) INDEMNIFIED PARTY OR ANY STRICT LIABILITY. In lieu of advancing Beneficiary’s own funds for such purposes, Beneficiary may use any funds of Grantor which may be in Beneficiary’s possession,
including but not limited to insurance or condemnation proceeds and amounts deposited for taxes, insurance premiums, or other purposes. 
 7.2 Specific Performance and Injunctive Relief. Notwithstanding the availability of legal remedies, Beneficiary will be entitled to obtain specific performance, mandatory or prohibitory injunctive relief, or other equitable relief
requiring Grantor to cure or refrain from repeating any Default. 
 7.3 Acceleration of Secured Obligations. Beneficiary may, without
notice or demand, declare all of the Secured Obligations immediately due and payable in full. 
 7.4 Suit for Monetary Relief. Subject
to the non-recourse provisions of the Note, with or without accelerating the maturity of the Secured Obligations, Beneficiary may sue from time to time for any payment due under any of the Loan Documents, or for money damages resulting from
Grantor’s default under any of the Loan Documents. 
 7.5 Possession of Property. Beneficiary may enter and take possession of
the Property without seeking or obtaining the appointment of a receiver, may employ a managing agent for the Property, and may lease or rent all or any part of the Property, either in Beneficiary’s name or in the name of Grantor, and may
collect the rents, issues, and profits of the Property. Any revenues collected by Beneficiary under this Section will be applied first toward payment of all expenses (including attorneys’ fees) incurred by Beneficiary, together with
interest thereon at the Default Rate from the date incurred until repaid, and the balance, if any, will be applied against the Secured Obligations in such order and manner as Beneficiary may elect in its sole discretion. 
  

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 7.6 Enforcement of Security Interests. Beneficiary may exercise all rights of a secured party
under the Code with respect to the Chattels and the Intangible Personalty, including but not limited to taking possession of, holding, and selling the Chattels and enforcing or otherwise realizing upon any accounts and general intangibles. Any
requirement for reasonable notice of the time and place of any public sale, or of the time after which any private sale or other disposition is to be made, will be satisfied by Beneficiary’s giving of such notice to Grantor at least five days
prior to the time of any public sale or the time after which any private sale or other intended disposition is to be made. 
 7.7
Foreclosure Against Property. 
 (a) Grantor authorizes and empowers the Trustee, at the request of Beneficiary, to sell all or any
portion of the Property, at public auction, to the highest bidder, for cash or for credit against the Secured Obligations if Beneficiary is the highest bidder, at the county court house of the county in Texas in which such Property or any part
thereof is situated, as herein described, in the area designated by the commissioners court for such purpose pursuant to a recordation of such designation in the real property records of such county, or if no such recorded designation by the
commissioners court has been made, in the area at the county court house designated in the notice of proposed sale posted, filed and served in accordance with the further provisions of this paragraph, between the hours of 10:00 o’clock A.M. and
4:00 o’clock P.M. on the first Tuesday of any month (the commencement of such sale to occur within three hours following the time designated in the hereinafter described noticed of sale as the earliest time at which such sale shall occur, if
required by applicable law). The Trustee shall give notice of the time (including the earliest time at which such sale shall occur), place and terms of said sale, and of the property to be sold, as follows: 
 (i) Notice of such proposed sale shall be given by posting written notice thereof at least twenty-one days preceding the date of the sale
at the court house door, and by filing a copy of the notice in the office of the county clerk of the county in which the sale is to be made, and if the property to be sold is situated in more than one county, one notice shall be posted at the court
house door and filed with the county clerk of each county in which the property to be sold is situated. In addition, Beneficiary shall, at least twenty-one days preceding the date of sale, serve written notice of the proposed sale by certified mail
on each debtor obligated to pay the Secured Obligations according to the records of Beneficiary. Service of such notice shall be completed upon deposit of the notice, enclosed in a postpaid wrapper, properly addressed to such debtor at the most
recent address as shown by the records of Beneficiary, in a post office or official depository under the care and custody of the United States Postal Service. The affidavit of any person having knowledge of the facts to the effect that such service
was completed shall be prima facie evidence of the fact of service. 
 (ii) Any notice that is required or permitted to be
given to Grantor may be addressed to Grantor at Grantor’s mailing address. Any notice that is to be given to any other debtor may, if no address for such other debtor is shown by the records of Beneficiary, be addressed to such other debtor at
Grantor’s mailing address. Notwithstanding the foregoing provisions of this 

  

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Section, notice of such sale given in accordance with the requirements of the applicable law of the State of Texas in effect at the time of such sale shall
constitute sufficient notice of such sale. Grantor hereby authorizes and empowers the Trustee to sell all or any portion of the Property, together or in lots or parcels, as the Trustee may deem expedient, and to execute and deliver to the purchaser
or purchasers of such property, good and sufficient deeds of conveyance of fee simple title with covenants of general warranty made on behalf of the Grantor. In no event shall the Trustee be required to exhibit, present or display at any such sale,
any of the personalty described herein to be sold at such sale. All reasonable fees, costs and expenses of any kind incurred by Beneficiary in connection with foreclosure of this Deed of Trust, including, without limitation, the costs of any
appraisals of the Property obtained by Beneficiary, the costs of any title reports or abstracts incurred by Beneficiary, all costs of any receivership for the Property advanced by Beneficiary, and all attorneys’ and consultants’ fees
incurred by Beneficiary, shall constitute a part of the Secured Obligations and may be included as part of the amount owing from Grantor to Beneficiary at any foreclosure sale. The Trustee making such sale shall receive the proceeds thereof and
shall apply the same as follows: (A) first, he shall pay the reasonable expense of executing this trust including a reasonable Trustee’s fee or commission; (B) second, he shall pay, so far as may be possible, the Secured Obligations,
discharging first that portion of the Secured Obligations arising under the covenants or agreements herein contained and not evidenced by the Note; (C) third, he shall pay the residue, if any, to the person or persons legally entitled thereto.
Payment of the purchase price to the Trustee shall satisfy the obligation of the purchaser at such sale therefor, and such purchaser shall not be bound to look after the application thereof. The sale or sales by the Trustee of less than the whole of
the Property shall not exhaust the power of sale herein granted, and the Trustee is specifically empowered to make a successive sale or sales under such power until the whole of the Property shall be sold; and if the proceeds of such sale or sales
of less than the whole of such Property shall be less than the aggregate of the Secured Obligations and the expenses of executing this trust, this Deed of Trust and the lien, security interest and assignment hereof shall remain in full force and
effect as to the unsold portion of the Property just as though no sale or sales had been made; provided, however, that Grantor shall never have any right to require the sale or sales of less than the whole of the Property, but Beneficiary shall have
the right, at its sole election, to request the Trustee to sell less than the whole of the Property. The holder of the Secured Obligations or any part thereof on which the payment is delinquent shall have the option to proceed with foreclosure in
satisfaction of such item either through judicial proceedings or by directing the Trustee to proceed as if under a full foreclosure, conducting the sale as herein provided without declaring all Secured Obligations due, and if sale is made because of
default of an installment, or a part of an installment, such sale may be made subject to the unmatured part of the Note and other Secured Obligations; and it is agreed that such sale, if so made, shall not in any manner affect the unmatured part of
the Secured Obligations secured by this Deed of Trust, but as to such unmatured part, this Deed of Trust shall remain in full force 
  

 34 

 
and effect as though no sale had been made under the provisions of this Section. Several sales may be made hereunder without exhausting the right of sale for
any unmatured part of the Secured Obligations. 
 (b) Grantor hereby agrees, in its behalf and in behalf of its heirs, executors,
administrators, successors, personal representatives and assigns, that any and all statements of fact or other recitals made in any deed of conveyance given by the Trustee, with respect to the identity of Beneficiary, or with respect to the
occurrence or existence of any Event of Default, or with respect to the acceleration of the maturity of the Secured Obligations, or with respect to the request to sell, the notice of sale, the giving of notice to all debtors legally entitled
thereto, the time, place, terms, and manner of sale, and receipt, distribution, and application of the money realized therefrom, or with respect to the due and proper appointment of a substitute Trustee (as provided in Section 9.19 hereof),
and, without being limited by the foregoing, with respect to any other act or thing having been duly done by the Beneficiary or by the Trustee hereunder, shall be conclusive, that the statements or recitals state facts and are without further
question to be so accepted, and Grantor hereby ratifies and confirms every act that the Trustee or any substitute Trustee hereunder may lawfully do in the premises by virtue hereof. 
 (c) The purchaser at any trustee’s or foreclosure sale hereunder may disaffirm any easement granted, or rental, Lease or other contract made, in
violation of any provision of this Deed of Trust, and may take immediate possession of the Property free from, and despite the terms of, such grant of easement and rental or Lease contract. 
 (d) Beneficiary shall have the right to become the purchaser at all sales to enforce this trust, being the highest bidder, and to have the Secured
Obligations owing, or any part thereof, credited against the amount for which such property is sold. 
 (e) In the event of a foreclosure
sale, Grantor agrees as follows: Notwithstanding the provisions of Sections 51.003, 51.004 and 51.005 of the Texas Property Code (as the same may be amended from time to time), and to the extent permitted by law, Grantor agrees that the
following shall be the basis for the finder of facts determination of the fair market value of the Property as of the date of the foreclosure sale in proceedings governed by Sections 51.003, 51.004 and 51.005 of the Texas Property Code (as
amended from time to time): 
 (i) The Property shall be valued in an “as is” condition as of the date of the
foreclosure sale, without any assumption or expectation that the Property will be repaired or improved in any manner before a resale of the Property after foreclosure; 
 (ii) The valuation shall be based upon an assumption that the foreclosure purchaser desires a prompt resale of the Property for cash
promptly (but no later than twelve months) following the foreclosure sale; 
 (iii) All reasonable closing costs customarily
borne by the seller in a commercial real estate transaction should be deducted from the gross fair market value of the Property, including, without limitation, brokerage commissions, title insurance, a survey of the Property, tax prorations,
attorney’s fees and marketing costs; 
  

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 (iv) The gross fair market value of the Property shall be further discounted to account
for any estimated holding costs associated with maintaining the Property pending sale, including, without limitation, utilities expenses, property management fees, taxes and assessments (to the extent not accounted for in (iii) above) and other
maintenance expenses; and 
 (v) Any expert opinion testimony given or considered in connection with a determination of the
fair market value of the Property must be given by persons having at least five years’ experience in appraising property similar to the Property and who have conducted and prepared a complete written appraisal of the Property, taking into
consideration the factors set forth above. 
 (f) In the event that Beneficiary does not foreclose this Deed of Trust pursuant to
Section 7.7(a), Beneficiary may bring an action in any court of competent jurisdiction to foreclose this Deed of Trust. 
 (g) All
fees, costs and expenses of any kind incurred by Beneficiary in connection with foreclosure of this Deed of Trust, including, without limitation, the costs of any appraisals of the Property obtained by Beneficiary, the cost of any title reports or
abstracts, all costs of any receivership for the Property advanced by Beneficiary, and all attorneys’ and consultants’ fees and expenses incurred by Beneficiary, shall constitute a part of the Secured Obligations and may be included as
part of the amount owing from Grantor to Beneficiary at any foreclosure sale. 
 (h) Nothing in this Section dealing with foreclosure
procedures or specifying particular actions to be taken by Beneficiary shall be deemed to contradict or add to the requirements and procedures now or hereafter specified by Texas law, and any such inconsistency shall be resolved in favor of Texas
law applicable at the time of foreclosure. 
 7.8 Appointment of Receiver. Beneficiary shall be entitled, as a matter of absolute
right and without regard to the value of any security for the Secured Obligations or the solvency of any person liable therefor, to the appointment of a receiver for the Property upon ex-parte application to any court of competent jurisdiction.
Grantor waives any right to any hearing or notice of hearing prior to the appointment of a receiver. Such receiver and its agents shall be empowered, but shall not be obligated, to (a) take possession of the Property and any businesses
conducted by Grantor or any other person thereon and any business assets used in connection therewith, (b) exclude Grantor and Grantor’s agents, servants, and employees from the Property, (c) collect the rents, issues, profits, and
income therefrom, (d) complete any construction which may be in progress, (e) do such maintenance and make such repairs and alterations as the receiver deems necessary, (f) use all stores of materials, supplies, and maintenance
equipment on the Property and replace such items at the expense of the receivership estate, (g) pay all taxes and assessments against the Property and the Chattels, all premiums for insurance thereon, all utility and other operating expenses,
and all sums due under any prior or subsequent encumbrance, and (h) generally do anything which Grantor could legally do if Grantor were in possession of the 

  

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Property. All expenses incurred by the receiver or its agents shall constitute a part of the Secured Obligations. Any revenues collected by the receiver
shall be applied first to the expenses of the receivership, including reasonable attorneys’ fees incurred by the receiver and by Beneficiary, together with interest thereon at the Default Rate from the date incurred until repaid, and the
balance shall be applied toward the Secured Obligations or in such other manner as the court may direct. Unless sooner terminated with the express consent of Beneficiary, any such receivership will continue until the Secured Obligations have been
discharged in full, or until title to the Property has passed after foreclosure sale and all applicable periods of redemption have expired. 
 7.9 Right to Make Repairs, Improvements. Should any part of the Property come into the possession of Beneficiary, whether before or after an Event of Default, Beneficiary may, but shall not be obligated to, use, operate, and/or make
repairs, alterations, additions and improvements to the Property for the purpose of preserving it or its value. Grantor covenants to promptly reimburse and pay to Beneficiary, at the place where the Note is payable, or at such other place as may be
designated by Beneficiary in writing, the amount of all reasonable expenses (including the cost of any insurance, taxes, or other charges) incurred by Beneficiary in connection with its custody, preservation, use or operation of the Property,
together with interest thereon from the date incurred by Beneficiary at the Default Rate, and all such expenses, costs, taxes, interest, and other charges shall be a part of the Secured Obligations. It is agreed, however, that the risk of accidental
loss or damage to the Property is undertaken by Grantor and Beneficiary shall have no liability whatsoever for decline in value of the Property, for failure to obtain or maintain insurance, or for failure to determine whether any insurance ever in
force is adequate as to amount or as to the risks insured. 
 7.10 Surrender of Insurance. Beneficiary may surrender the insurance
policies maintained pursuant to the terms hereof, or any part thereof, and receive and apply the unearned premiums as a credit on the Secured Obligations and, in connection therewith, Grantor hereby appoints Beneficiary (or any officer of
Beneficiary), as the true and lawful agent and attorney-in-fact for Grantor (with full powers of substitution), which power of attorney shall be deemed to be a power coupled with an interest and therefore irrevocable, to collect such premiums.

 7.11 Prima Facie Evidence. Grantor agrees that, in any assignments, deeds, bills of sale, notices of sale, or
postings, given by Beneficiary, any and all statements of fact or other recitals therein made as to the identity of Beneficiary, or as to the occurrence or existence of any Event of Default, or as to the acceleration of the maturity of the Secured
Obligations, or as to the request to sell, posting of notice of sale, notice of sale, time, place, terms and manner of sale and receipt, distribution and application of the money realized therefrom, and without being limited by the foregoing, as to
any other act or thing having been duly done by Beneficiary, shall be taken by all courts of law and equity as prima facie evidence that such statements or recitals state facts and are without further question to be so accepted, and
Grantor does hereby ratify and confirm any and all acts that Beneficiary may lawfully do by virtue hereof. 
 7.12 Collateral for All
Obligations. Grantor acknowledges that the Property is collateral for the full amount of the Secured Obligations. Neither Beneficiary nor Trustee shall be required to marshal all or any part of the Property or proceed against all or any part of
the Property in any particular sequence, and Beneficiary shall not be limited in the amount it can recover from the Property to satisfy the Secured Obligations. 
  

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 ARTICLE 8 
 ASSIGNMENT OF LEASES AND RENTS 
 8.1 Assignment of Leases and Rents. Grantor hereby
unconditionally, absolutely and presently grants, transfers and assigns unto Beneficiary, as an absolute assignment and not merely a security interest, all rents, royalties, issues, profits and income (“Rents”) now or hereafter due or
payable for the occupancy or use of the Property, and all Leases, whether written or oral, with all security therefor, including all guaranties thereof, now or hereafter affecting the Property; reserving unto Grantor, however, a license to collect
and retain such Rents prior to the occurrence of any Event of Default hereunder. Upon the occurrence of an Event of Default, such license in favor of Grantor shall automatically and immediately terminate without any action or notice, or the
necessity thereof, by Beneficiary or any other party and Beneficiary shall be entitled to immediate possession of all Rents regardless of the value of the Security for the Secured Obligations and regardless of whether Beneficiary has initiated any
action to take possession of any portion of the Property. Grantor represents that the Rents and the Leases have not been heretofore sold, assigned, transferred or set over by any instrument now in force and will not at any time during the life of
this assignment be sold, assigned, transferred or set over by Grantor or by any person or persons whomsoever; and Grantor has good right to sell, assign, transfer and set over the same and to grant to and confer upon Beneficiary the rights,
interest, powers and authorities herein granted and conferred. Failure of Beneficiary at any time or from time to time to enforce the assignment of Rents and Leases under this Section shall not in any manner prevent its subsequent enforcement,
and Beneficiary is not obligated to collect anything hereunder, but is accountable only for sums actually collected. 
 8.2 Further
Assignments. Grantor shall give Beneficiary at any time upon demand any further or additional forms of assignment or transfer of such Rents, Leases and security as may be reasonably requested by Beneficiary, and shall deliver to Beneficiary
executed copies of all such Leases and security. 
 8.3 Application of Rents. Beneficiary shall be entitled to deduct and retain a
just and reasonable compensation from monies received hereunder for its services or that of its agents in collecting such monies. Any monies received by Beneficiary hereunder may be applied when received from time to time in payment of any taxes,
assessments or other liens affecting the Property regardless of the delinquency, such application to be in such order as Beneficiary may determine. The acceptance of this Deed of Trust by Beneficiary or the exercise of any rights by it hereunder
shall not be, or be construed to be, an affirmation by it of any Lease nor an assumption of any liability under any Lease. 
 8.4
Collection of Rents. Upon or at any time after an Event of Default shall have occurred and be continuing, Beneficiary may declare all sums secured hereby immediately due and payable, and may, at its option, without notice, and whether or not the
Secured Obligations shall have been declared due and payable, either in person or by agent, with or without bringing any action or proceeding, or by a receiver to be appointed by a court, (i) enter 

  

 38 

 
upon, take possession of, manage and operate the Property, or any part thereof (including without limitation making necessary repairs, alterations and
improvements to the Property); (ii) make, cancel, enforce or modify Leases; (iii) obtain and evict tenants; (iv) fix or modify Rents; (v) do any acts which Beneficiary deems reasonably proper to protect the security thereof; and
(vi) either with or without taking possession of the Property, in its own name sue for or otherwise collect and receive such Rents, including those past due and unpaid. In connection with the foregoing, Beneficiary shall be entitled and
empowered to employ attorneys, and management, rental and other agents in and about the Property and to effect the matters which Beneficiary is empowered to do, and in the event Beneficiary shall itself effect such matters, Beneficiary shall be
entitled to charge and receive reasonable management, rental and other fees therefor as may be customary in the area in which the Property is located; and the reasonable fees, charges, costs and expenses of Beneficiary or such persons shall be
additional Secured Obligations. Beneficiary may apply all funds collected as aforesaid, less costs and expenses of operation and collection, including reasonable attorneys’ and agents’ fees, charges, costs and expenses, as aforesaid, upon
any Secured Obligations, and in such order as Beneficiary may determine. The entering upon and taking possession of the Property, the collection of such Rents and the application thereof as aforesaid shall not cure or waive any default or waive,
modify or affect notice of default under the Note or this Deed of Trust or invalidate any act done pursuant to such notice. 
 8.5
Authority of Beneficiary. Any tenants or occupants of any part of the Property are hereby authorized to recognize the claims of Beneficiary hereunder without investigating the reason for any action taken by Beneficiary, or the validity or the
amount of indebtedness owing to Beneficiary, or the existence of any default in the Note or this Deed of Trust, or under or by reason of this assignment of Rents and Leases, or the application to be made by Beneficiary of any amounts to be paid to
Beneficiary and regardless of whether Beneficiary has taken possession of any other portion of the Property. The sole signature of Beneficiary shall be sufficient for the exercise of any rights under this assignment and the sole receipt of
Beneficiary for any sums received shall be a full discharge and release therefor to any such tenant or occupant of the Property. Checks for all or any part of the rentals collected under this assignment of Rents and Leases shall be drawn to the
exclusive order of Beneficiary. 
 8.6 Indemnification of Beneficiary. Nothing herein contained shall be deemed to obligate
Beneficiary to perform or discharge any obligation, duty or liability of any lessor under any Lease of the Property, deem Beneficiary a “mortgagee in possession” prior to actual entry upon and taking possession of the Property, and Grantor
shall and does hereby indemnify and hold Beneficiary harmless from any and all liability, loss or damage which Beneficiary may or might incur under any Lease of the Property or by reason of this assignment; and any and all such liability, loss or
damage incurred by Beneficiary, together with the costs and expenses, including reasonable attorneys’ fees, incurred by Beneficiary in defense of any claims or demands therefor (whether successful or not), shall be additional Secured
Obligations, and Grantor shall reimburse Beneficiary therefor on demand. THE FOREGOING INDEMNITY SHALL APPLY TO EACH INDEMNIFIED PARTY WITH RESPECT TO LOSSES WHICH IN WHOLE OR IN PART ARE CAUSED BY OR ARISE OUT OF THE NEGLIGENCE OF SUCH (AND/OR ANY
OTHER) INDEMNIFIED PARTY OR ANY STRICT LIABILITY. 
  

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 ARTICLE 9 
 MISCELLANEOUS PROVISIONS 
 9.1 Time of the Essence. Time is of the essence with respect to all
of Grantor’s obligations under the Loan Documents. 
 9.2 Joint and Several Obligations. If Grantor is more than one person or
entity, then (a) all persons or entities comprising Grantor are jointly and severally liable for all of the Secured Obligations; (b) all representations, warranties, and covenants made by Grantor shall be deemed representations,
warranties, and covenants of each of the persons or entities comprising Grantor; (c) any breach, Default or Event of Default by any persons or entities comprising Grantor hereunder shall be deemed to be a breach, Default or Event of Default of
Grantor; (d) any reference herein contained to the knowledge or awareness of Grantor shall mean the knowledge or awareness of any of the persons or entities comprising Grantor; and (e) any event creating personal liability of any of the
persons or entities comprising Grantor shall create personal liability for all such persons or entities. 
 9.3 Waiver of Homestead and
Other Exemptions. To the extent permitted by law, Grantor hereby waives all rights to any homestead or other exemption to which Grantor would otherwise be entitled under any present or future constitutional, statutory, or other provision of
applicable state or federal law. Grantor hereby waives any right it may have to require Beneficiary to marshal all or any portion of the security for the Secured Obligations. 
 9.4 Non-Recourse; Exceptions to Non-Recourse. Except as expressly set forth in the Note, the recourse of Beneficiary with respect to the
obligations evidenced by the Note, this Deed of Trust and the other Loan Documents shall be solely to the Property, Chattels and Intangible Personalty, and any other collateral given as security for the Note. 
 9.5 Rights and Remedies Cumulative. Beneficiary’s rights and remedies under each of the Loan Documents are cumulative of the rights and
remedies available to Beneficiary under each of the other Loan Documents and those otherwise available to Beneficiary at law or in equity. No act of Beneficiary shall be construed as an election to proceed under any particular provision of any Loan
Document to the exclusion of any other provision in the same or any other Loan Document, or as an election of remedies to the exclusion of any other remedy which may then or thereafter be available to Beneficiary. 
 9.6 No Implied Waivers. Beneficiary shall not be deemed to have waived any provision of any Loan Document unless such waiver is in writing and is
signed by Beneficiary. Without limiting the generality of the preceding sentence, neither Beneficiary’s acceptance of any payment with knowledge of a Default by Grantor, nor any failure by Beneficiary to exercise any remedy following a Default
by Grantor shall be deemed a waiver of such Default, and no waiver by Beneficiary of any particular Default on the part of Grantor shall be deemed a waiver of any other Default or of any similar Default in the future. 
 9.7 No Third-Party Rights. No person shall be a third-party beneficiary of any provision of any of the Loan Documents. All provisions of the Loan
Documents favoring 

  

 40 

 
Beneficiary are intended solely for the benefit of Beneficiary, and no third party shall be entitled to assume or expect that Beneficiary will waive or
consent to modification of any such provision in Beneficiary’s sole discretion. 
 9.8 Preservation of Liability and Priority.
Without affecting the liability of Grantor or of any other person (except a person expressly released in writing) for payment and performance of all of the Secured Obligations, and without affecting the rights of Beneficiary with respect to any
security not expressly released in writing, and without impairing in any way the priority of this Deed of Trust over the interests of any person acquired or first evidenced by recording subsequent to the recording hereof, Beneficiary may, either
before or after the maturity of the Note, and without notice or consent: (a) release any person liable for payment or performance of all or any part of the Secured Obligations; (b) make any agreement altering the terms of payment or
performance of all or any of the Secured Obligations; (c) exercise or refrain from exercising, or waive, any right or remedy which Beneficiary may have under any of the Loan Documents; (d) accept additional security of any kind for any of
the Secured Obligations; or (e) release or otherwise deal with any real or personal property securing the Secured Obligations. Any person acquiring or recording evidence of any interest of any nature in the Property, the Chattels, or the
Intangible Personalty shall be deemed, by acquiring such interest or recording any evidence thereof, to have agreed and consented to any or all such actions by Beneficiary. 
 9.9 Subrogation of Beneficiary. Beneficiary shall be subrogated to the lien of any previous encumbrance discharged with funds advanced by
Beneficiary under the Loan Documents, regardless of whether such previous encumbrance has been released of record. 
 9.10 Notices.
Any notice required or permitted to be given by Grantor or Beneficiary under this Deed of Trust shall be in writing and will be deemed given (a) upon personal delivery, (b) on the first business day after receipted delivery to a courier
service which guarantees next-business-day delivery, or (c) on the third business day after mailing, by registered or certified United States mail, postage prepaid, in any case to the appropriate party at its address set forth below:

 If to Grantor: 
 KBS Plano
Corporate Center, LLC 
 c/o KBS Capital Advisors LLC 
 620 Newport Center Drive 
 Suite 1300 
 Newport Beach, California 92660 
 Attention:
Ms. Stacie Yamane and Mr. Walter Foster 
  

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 with a copy to: 
 Morgan Lewis & Bockius LLP 
 5 Park Plaza, Suite 1750 
 Irvine, California 92614 
 Attention: Bruce
Fischer, Esq. 
 If to Beneficiary: 
 AIG Annuity Insurance Company 
 c/o AIG Global Investment Corp. 
 1 SunAmerica Center, 38th Floor 
 Century City 
 Los Angeles, California 90067-6022 
 Attention: Director-Mortgage Lending and Real Estate 

Either party may change such party’s address for notices or copies of notices by giving notice to the other party in accordance with this Section. 
 9.11 Defeasance. Upon payment and performance in full of all of the Secured Obligations, Beneficiary will execute and deliver to Grantor such
documents as may be required to reconvey this Deed of Trust of record. 
 9.12 Illegality. If any provision of this Deed of Trust is
held to be illegal, invalid, or unenforceable under present or future laws effective during the term of this Deed of Trust, the legality, validity, and enforceability of the remaining provisions of this Deed of Trust shall not be affected thereby,
and in lieu of each such illegal, invalid or unenforceable provision there shall be added automatically as a part of this Deed of Trust a provision as similar in terms to such illegal, invalid, or unenforceable provision as may be possible and be
legal, valid, and enforceable. If the rights and liens created by this Deed of Trust shall be invalid or unenforceable as to any part of the Secured Obligations, then the unsecured portion of the Secured Obligations shall be completely paid prior to
the payment of the remaining and secured portion of the Secured Obligations, and all payments made on the Secured Obligations shall be considered to have been paid on and applied first to the complete payment of the unsecured portion of the Secured
Obligations. 
 9.13 Usury Savings Clause. It is expressly stipulated and agreed to be the intent of Beneficiary and Grantor at all
times to comply with the applicable law governing the highest lawful interest rate. If the applicable law is ever judicially interpreted so as to render usurious any amount called for under the Note or under any of the other Loan Documents, or
contracted for, charged, taken, reserved or received with respect to the Loan, or if acceleration of the maturity of the Note, any prepayment by Grantor, or any other circumstance whatsoever, results in Grantor having paid any interest in excess of
that permitted by applicable law, then it is the express intent of Grantor and Beneficiary that all excess amounts theretofore collected by Beneficiary be credited on the principal balance of the Note (or, at Beneficiary’s option, paid over to
Grantor), and the provisions of the Note and other Loan Documents immediately be deemed reformed and the amounts thereafter collectible hereunder and thereunder reduced, 

  

 42 

 
without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount
otherwise called for hereunder and thereunder. The right to accelerate maturity of the Note does not include the right to accelerate any interest which has not otherwise accrued on the date of such acceleration, and Beneficiary does not intend to
collect any unearned interest in the event of acceleration. All sums paid or agreed to be paid to Beneficiary for the use, forbearance or detention of the Secured Obligations evidenced hereby or by the Note shall, to the extent permitted by
applicable law, be amortized, prorated, allocated and spread throughout the full term of such Secured Obligations (including the period of any renewal or extension thereof) until payment in full so that the rate or amount of interest on account of
such Secured Obligations does not exceed the maximum rate or amount of interest permitted under applicable law. The term “applicable law” as used herein shall mean any federal or state law applicable to the Loan. 
 9.14 Obligations Binding Upon Grantor’s Successors. This Deed of Trust is binding upon Grantor and Grantor’s successors and assigns, and
shall inure to the benefit of Beneficiary, and its successors and assigns, and the provisions hereof shall likewise be covenants running with the land. The duties, covenants, conditions, obligations, and warranties of Grantor in this Deed of Trust
shall be joint and several obligations of Grantor and Grantor’s successors and assigns. 
 9.15 Construction. All pronouns and
any variations of pronouns herein shall be deemed to refer to the masculine, feminine, or neuter, singular or plural, as the identity of the parties may require. Whenever the terms herein are singular, the same shall be deemed to mean the plural, as
the identity of the parties or the context requires. 
 9.16 Attorneys’ Fees. Any reference in this Deed of Trust to
attorneys’ or counsel’s fees paid or incurred by Beneficiary shall be deemed to include paralegals’ fees and legal assistants’ fees. Moreover, wherever provision is made herein for payment of attorneys’ or counsel’s
fees or expenses incurred by Beneficiary, such provision shall include but not be limited to, such fees or expenses incurred in any and all judicial, bankruptcy, reorganization, administrative, or other proceedings, including appellate proceedings,
whether such fees or expenses arise before proceedings are commenced, during such proceedings or after entry of a final judgment. 
 9.17
Waiver and Agreement. GRANTOR HEREBY EXPRESSLY WAIVES ANY RIGHT IT MAY HAVE UNDER APPLICABLE LAW TO PREPAY THE NOTE, IN WHOLE OR IN PART, WITHOUT PREPAYMENT CHARGE, UPON ACCELERATION OF THE MATURITY DATE OF THE NOTE, AND AGREES THAT, IF FOR ANY
REASON A PREPAYMENT OF ALL OR ANY PART OF THE NOTE IS MADE, WHETHER VOLUNTARILY OR FOLLOWING ANY ACCELERATION OF THE MATURITY DATE OF THE NOTE BY BENEFICIARY ON ACCOUNT OF THE OCCURRENCE OF ANY EVENT OF DEFAULT ARISING FOR ANY REASON, INCLUDING,
WITHOUT LIMITATION, AS A RESULT OF ANY PROHIBITED OR RESTRICTED TRANSFER, FURTHER ENCUMBRANCE OR DISPOSITION OF THE PROPERTY OR ANY PART THEREOF SECURING THE NOTE, THEN GRANTOR SHALL BE OBLIGATED TO PAY, CONCURRENTLY WITH SUCH PREPAYMENT, THE
PREPAYMENT PREMIUM PROVIDED FOR IN THE NOTE OR, IN THE EVENT OF ACCELERATION WHEN THE 

  

 43 

 
NOTE IS CLOSED TO PREPAYMENT, AS PROVIDED IN THE DEFINITION OF “SECURED OBLIGATIONS” SET FORTH IN ARTICLE 1 HEREOF). GRANTOR HEREBY DECLARES
THAT BENEFICIARY’S AGREEMENT TO MAKE THE LOAN AT THE INTEREST RATE AND FOR THE TERM SET FORTH IN THE NOTE CONSTITUTES ADEQUATE CONSIDERATION, GIVEN INDIVIDUAL WEIGHT BY GRANTOR, FOR THIS WAIVER AND AGREEMENT. 
 9.18 Trial by Jury. BENEFICIARY AND GRANTOR KNOWINGLY, IRREVOCABLY, VOLUNTARILY AND INTENTIONALLY WAIVE ANY RIGHT EITHER MAY HAVE TO A TRIAL BY
JURY IN RESPECT OF ANY ACTION, PROCEEDING OR COUNTERCLAIM BASED ON THIS DEED OF TRUST, OR ARISING OUT OF, UNDER OR IN CONNECTION WITH THIS DEED OF TRUST OR ANY LOAN DOCUMENT, OR ANY COURSE OF CONDUCT, COURSE OF DEALING, STATEMENT (WHETHER VERBAL OR
WRITTEN) OR ACTIONS OF ANY PARTY HERETO OR TO ANY LOAN DOCUMENT. THIS PROVISION IS A MATERIAL INDUCEMENT FOR BENEFICIARY AND GRANTOR TO ENTER INTO THE LOAN. 
 9.19 Substitute or Successor Trustee. Trustee may resign by an instrument in writing addressed to Beneficiary, or Trustee may be removed at any time with or without cause by an instrument in writing executed by
Beneficiary. In case of the death, resignation, removal or disqualification of Trustee or if for any reason Beneficiary shall deem it desirable to appoint a substitute or successor trustee to act instead of the herein named Trustee or any substitute
or successor trustee, then Beneficiary shall have the right and is hereby authorized and empowered to appoint a successor trustee, or a substitute trustee, without other formality than appointment and designation in writing executed by Beneficiary,
and the authority hereby conferred shall extend to the appointment of other successor and substitute trustees successively until the Secured Obligations secured hereby have been paid in full or until the Property is sold hereunder. Such appointment
and designation by Beneficiary shall be full evidence of the right and authority to make the same and of all facts therein recited. If Beneficiary is a corporation and such appointment is executed in its behalf by an officer of such corporation,
such appointment shall be conclusively presumed to be executed with authority and shall be valid and sufficient without proof of any action by the board of directors or any superior officer of the corporation. Upon the making of any such appointment
and designation, all of the estate and title of Trustee in the Property shall vest in the named successor or substitute trustee and he shall thereupon succeed to and shall hold, possess and execute all the rights, powers, privileges, immunities and
duties herein conferred upon Trustee; but nevertheless, upon the written request of Beneficiary or of the successor or substitute Trustee, the Trustee ceasing to act shall execute and deliver an instrument transferring to such successor or
substitute Trustee all of the estate and title in the Property of the Trustee so ceasing to act, together with all the rights, powers, privileges, immunities and duties herein conferred upon Trustee, and shall duly assign, transfer and deliver any
of the properties and moneys held by said Trustee hereunder to said successor or substitute Trustee. All references herein to Trustee shall be deemed to refer to the trustee (including any successor or substitute appointed and designated as herein
provided) from time to time acting hereunder. Grantor hereby ratifies and confirms any and all acts which the herein named Trustee or his successor or successors, substitute or substitutes, in this trust, shall do lawfully by virtue hereof.

  

 44 

 9.20 Indemnity Provisions. GRANTOR HEREBY EXPRESSLY RECOGNIZES THAT CONTAINED IN
SECTIONS 4.4(c), 4.10, 4.26, 5.10, 7.1 AND 8.6 OF THIS DEED OF TRUST ARE PROVISIONS WHICH REQUIRE GRANTOR TO INDEMNIFY BENEFICIARY UNDER CERTAIN CIRCUMSTANCES (WHICH COULD INCLUDE, WITHOUT LIMITATION, AN INDEMNIFICATION BY GRANTOR OF
BENEFICIARY FROM CLAIMS OR LOSSES ARISING AS A RESULT OF BENEFICIARY’S OWN NEGLIGENCE) AND GRANTOR HEREBY ACKNOWLEDGES THAT BY EXECUTING THIS DEED OF TRUST, GRANTOR ACCEPTS THESE PROVISIONS AND THE OBLIGATIONS TO INDEMNIFY BENEFICIARY UNDER
SUCH CIRCUMSTANCES. 
 9.21 Governing Laws. The substantive laws of the State of Texas shall govern the validity, construction,
enforcement, and interpretation of this Deed of Trust. 
 9.22 Entire Agreement; Inconsistency. The Loan Documents and the Loan
Application constitute the entire understanding and agreement between Grantor and Beneficiary with respect to the Loan and supersede all prior agreements, understandings or negotiations with respect thereto, whether written or oral. In the event of
any inconsistency between the terms of the Loan Documents and the terms the Loan Application, the terms of the Loan Documents shall govern and control in all respects. 
 9.23 Notice. IN ACCORDANCE WITH SECTION 26.02 OF THE TEXAS BUSINESS AND COMMERCE CODE, THIS DEED OF TRUST AND THE OTHER DOCUMENTS EVIDENCING, SECURING OR PERTAINING TO ALL OR ANY PORTION OF THE SECURED
OBLIGATIONS REPRESENT THE FINAL AGREEMENT BETWEEN GRANTOR AND BENEFICIARY AS TO THE SUBJECT MATTER THEREOF AND MAY NOT BE CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL AGREEMENTS OF SUCH PARTIES. THERE ARE NO UNWRITTEN ORAL
AGREEMENTS BETWEEN SUCH PARTIES. 
 9.24 Anti-Terrorism. Grantor represents, warrants and covenants to Beneficiary that: 

(a) Neither Grantor, nor or any of its constituents, affiliates, members, officers, directors or any individual who has the authority to execute or
authorize, or who has been authorized to execute, and/or whose consent is required for the execution of the Loan Documents on behalf of Grantor is in violation of any laws relating to terrorism or money laundering, including without limitation,
Executive Order No. 13224 on Terrorist Financing, effective September 24, 2001, and relating to Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism, (as the same has been, or may
hereafter be, renewed, extended, amended or replaced, the “Executive Order”) and the Bank Secrecy Act (31 U.S.C. § 5311 et seq.), as amended by the Uniting and Strengthening America by Providing Appropriate Tools
Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 107-56, as the same has been, or may hereafter be, renewed, extended, amended or replaced, the “Patriot Act”). As used herein, “Anti-Terrorism Laws” shall mean
any laws relating to terrorism or money laundering, including the Executive Order, the Patriot Act, the laws comprising or implementing the Bank Secrecy Act, and the laws administered by the United States Treasury Department’s Office of
Foreign Asset Control (as any of the foregoing laws may from time to time be renewed, extended, amended, or replaced). 
  

 45 

 (b) Neither Grantor, nor any of its constituents, affiliates, members, officers, directors or any
individual who has the authority to execute or authorize, or who has been authorized to execute, and/or whose consent is required for the execution of the Loan Documents on behalf of Grantor, any person having a beneficial interest in Grantor, any
person for whom Grantor is acting as agent or nominee, or, to Grantor’s actual knowledge without inquiry, any of its respective brokers or other agents acting in any capacity in connection with the Loan or, to Grantor’s knowledge as of the
date hereof, Grantor’s predecessor in interest to the Property is a “Prohibited Person,” which is defined as follows: 
 (i) a
person or entity that is listed in the Annex to, or is otherwise subject to the provisions of, the Executive Order; 
 (ii) a person or
entity owned or controlled by, or acting for or on behalf of, any person or entity that is listed in the Annex to, or is otherwise subject to the provisions of, the Executive Order; 
 (iii) a person or entity with whom Beneficiary or any bank or other institutional Beneficiary is prohibited from dealing or otherwise engaging in any
Anti-Terrorism Law; 
 (iv) a person or entity who commits, threatens or conspires to commit or supports “terrorism” as defined in
the Executive Order; 
 (v) a person or entity that is named as a “specially designated national” or “blocked person” on
the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official Website, http://www.treas.gov/ofac/t11sdn.pdf or at any replacement Website or other replacement official publication of such list; and

 (vi) a person or entity who is affiliated with a person or entity listed above. 
 (c) Neither Grantor, nor any of its constituents, affiliates, members, officers, directors or any individual who has the authority to execute or
authorize, or who has been authorized to execute, and/or whose consent is required for the execution of the Loan Documents on behalf of Grantor, or, to Grantor’s actual knowledge without inquiry, any of their respective brokers or other agents
acting in any capacity in connection with the Loan or, to Grantor’s knowledge as of the date hereof, the seller of the Property (if any portion of the Property is being acquired with proceeds of the Loan), does or shall (i) conduct any
business or engage in any transaction or dealing with any Prohibited Person, including making or receiving any contribution of funds, goods or services to or for the benefit of any Prohibited Person or leasing any portion of the Property to any
Prohibited Person, (ii) deal in, or otherwise engage in any transaction relating to, any property or interests in property blocked pursuant to the Executive Order, or (iii) engage in or conspire to engage in any transaction that evades or
avoids, or has the purpose of evading or avoiding, or attempts to violate, any of the prohibitions set forth in any Anti-Terrorism Law. 
  

 46 

 (d) Grantor shall promptly deliver to Beneficiary any certification or other evidence reasonably
requested from time to time by Beneficiary confirming Grantor’s compliance with this Section. The representations, warranties and covenants set forth in this Section shall be deemed repeated and reaffirmed by Grantor as of each date that
Grantor makes a payment to Beneficiary under the Note, this Deed of Trust and the other Loan Documents or receives any payment from Beneficiary. Grantor shall promptly notify Beneficiary in writing should Grantor become aware of any change in the
information set forth in these representations, warranties and covenants. 
 9.25 Limitation on Liability. Under no circumstances
shall any of Grantor’s constituent members or partners (or any of their respective constituent partners and/or members) have any personal liability for the payment or performance of any of Grantor’s obligations under the Note, this Deed of
Trust or any other Loan Document. 
 [Balance of Page Intentionally Left Blank] 
  

 47 

 IN WITNESS WHEREOF, Grantor has executed and delivered this Deed of Trust as of the date first mentioned
above. 
  

											
	KBS PLANO CORPORATE CENTER, LLC, a Delaware limited liability company
		
	By:	 	KBS Reit Acquisition XXIV, LLC, a Delaware limited liability company, its sole member
			
		 	By:	 	 KBS Reit Properties, LLC, a Delaware limited
 liability company, its sole member

				
		 		 	By:	 	KBS Limited Partnership, a Delaware limited partnership, its sole member
					
		 		 		 	By:	 	KBS Real Estate Investment Trust, Inc., a Maryland corporation, general partner
						
		 		 		 		 	By:	 	 /s/ Charles J. Schreiber, Jr.
 Charles J. Schreiber, Jr.
 Chief Executive Officer

			
	State of California	 	)
		 	) ss
	County of                     	 	)

 On
                            , 20    , before me,
                            , personally appeared
                            , personally known to me, or proved to me on the basis of satisfactory
evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the
person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
 WITNESS my hand and official seal. 

 

	
	 /s/ Authorized Signatory

	Signature of Notary

  

 A-1Purchase and Sale Agmt(related to the acquisition of the 2200 W.Loop S.Building

 Exhibit 10.129 
  

 PURCHASE AND SALE AGREEMENT 
 FOR 
 2200 WEST LOOP SOUTH 
 KBS 2200 WEST LOOP, LLC 
 Purchaser 
 2200 WEST LOOP SOUTH, L.P. 
 Seller 

July 27, 2007 
  

 Table of Contents 
  

							
	 1.      DEFINITIONS
	  	1
	 2.      EXHIBITS
	  	5
	 3.      SALE AND PURCHASE OF PROPERTY
	  	6
	 4.      PURCHASE PRICE
	  	6
		 	4.1	    	Amount of Purchase Price	  	6
		 	4.2	    	Payment of Purchase Price	  	6
	 5.      EARNEST MONEY
	  	6
		 	5.1	    	Initial Earnest Money	  	6
		 	5.2	    	Additional Earnest Money	  	6
		 	5.3	    	Application of Earnest Money	  	7
		 	5.4	    	Investment of Earnest Money	  	7
		 	5.5	    	Failure to Deposit Earnest Money	  	7
	 6.      CLOSING
	  	7
		 	6.1	    	Time and Place of Closing	  	7
		 	6.2	    	Deliveries at Closing	  	7
		 	6.3	    	Closing Costs	  	9
		 	6.4	    	Prorations	  	9
	7.	 	 TITLE EXAMINATION AND OBJECTIONS; FAILURE TO CURE 
	  	14
		 	7.1	    	Title Examination and Objections	  	14
		 	7.2	    	Failure to Cure Title Objections	  	15
	 8.      ACCESS TO AND EXAMINATION OF THE PROPERTY; CONDITION OF THE PROPERTY
	  	15
		 	8.1	    	Inspection of the Property	  	15
		 	8.2	    	Procedure	  	16
		 	8.3	    	Insurance	  	17
		 	8.4	    	No Governmental Contact	  	17
		 	8.5	    	Confidentiality	  	17
		 	8.6	    	Property Documents	  	18
		 	8.7	    	Interviews	  	19
		 	8.8	    	Condition of the Property	  	19
	 9.      REPRESENTATIONS AND WARRANTIES OF SELLER
	  	20
		 	9.1	    	Due Authorization	  	20
		 	9.2	    	Financial Status	  	20
		 	9.3	    	Condemnation	  	21
		 	9.4	    	Liens and Existing Agreements	  	21
		 	9.5	    	Litigation	  	21
		 	9.6	    	Tenant Leases	  	21
		 	9.7	    	Security Deposits	  	21
		 	9.8	    	Service Contracts	  	21
		 	9.9	    	Notices from Insurance Company	  	22
		 	9.10	    	Insurance	  	22
		 	9.11	    	Hazardous Substances or Wastes	  	22
		 	9.12	    	Lease Commissions	  	22
		 	9.13	    	Restricted Persons	  	23

							
		 	9.14	    	Seller’s Knowledge	  	23
		 	9.15	    	Seller’s Obligations	  	23
	 10.    REPRESENTATIONS, WARRANTIES, AND COVENANTS OF PURCHASER
	  	23
		 	10.1	    	Due Authorization	  	23
		 	10.2	    	Applicable Laws	  	24
		 	10.3	    	Litigation and Other Proceedings	  	24
		 	10.4	    	Financial Status	  	24
		 	10.5	    	Purchase Funds: Restricted Persons	  	24
		 	10.6	    	Purchaser’s Obligations	  	24
	 11.    SURVIVAL OF REPRESENTATIONS AND WARRANTIES; LIMITATION ON LIABILITY
	  	25
	 12.    CONDITIONS
	  	25
		 	12.1	    	Purchaser’s Conditions	  	25
		 	12.2	    	Seller’s Conditions	  	27
	 13.    OPERATIONS PRIOR TO CLOSING
	  	27
		 	13.1	    	Operation of Improvements	  	27
		 	13.2	    	Compliance with Existing Agreements	  	27
		 	13.3	    	New Agreements	  	27
		 	13.4	    	Leasing Matters	  	28
		 	13.5	    	No Further Encumbrances	  	28
		 	13.6	    	Marketing	  	28
		 	13.7	    	Future Notices	  	28
	 14.    FIRE AND CASUALTY
	  	29
	15.	 	 EMINENT DOMAIN 
	  	29
	16.	 	 FAILURE TO CLOSE 
	  	30
		 	16.1	    	Seller’s Default	  	30
		 	16.2	    	Purchaser’s Default	  	30
	17.	 	 BROKERAGE AND OTHER FEES 
	  	31
		 	17.1	    	Representations Regarding Brokers	  	31
		 	17.2	    	Amount and Method of Payment of Commission	  	31
	 18.    ASSIGNABILITY
	  	31
		 	18.1	    	By Purchaser	  	31
		 	18.2	    	Successors and Assigns	  	32
	 19.    WAIVER. CONSENT
	  	32
	 20.    GOVERNING LAW
	  	32
	 21.    HEADINGS
	  	32
	 22.    NOTICES
	  	32
	 23.    SEVERABILITY
	  	33
	 24.    FURTHER ASSURANCES
	  	33
	 25.    OTHER PARTIES
	  	33
	 26.    COUNTERPARTS
	  	34
	 27.    TIME IS OF THE ESSENCE
	  	34
	 28.    DELAY NOT A WAIVER
	  	34
	 29.    INTENTIONALLY OMITTED
	  	34
	 30.    NO PARTNERSHIP
	  	34
	 31.    NO PUBLIC DISCLOSURE
	  	34

							
	32.	    	SECTION 1031 EXCHANGE	  	34
	33.	    	LIMITATION OF LIABILITY	  	35
	34.	    	NO PROCESSING	  	35
	35.	    	RECORDATION	  	35
	36.	    	PROPER EXECUTION	  	35
	37.	    	EXPIRATION	  	35
	38.	    	INTENTIONALLY DELETED	  	36
	39.	    	SERVICE CONTRACTS	  	36
	40.	    	RECORDATION AND DELIVERY OF FUNDS AND DOCUMENTS	  	36
		    	40.1	  	Prorations	  	36
		    	40.2	  	Recording	  	36
		    	40.3	  	Funds	  	36
		    	40.4	  	Document Delivery	  	36
		    	40.5	  	Title Policy	  	36

 PURCHASE AND SALE AGREEMENT 
 THIS PURCHASE AND SALE AGREEMENT (the “Agreement”) is made as of the 27th day of July, 2007, by and between 2200 WEST LOOP SOUTH,
L.P., a Texas limited partnership, having a mailing address of c/o Corrigan Properties, Inc., 2100 McKinney, Suite 1750, Dallas, Texas 75201 (“Seller”), and KBS 2200 WEST LOOP, LLC, a Delaware limited liability company, having a
mailing address of 205 West Wacker, Suite 1000, Chicago, IL 60606 (“Purchaser”). 
 W I T N E S S E T H; That,

 WHEREAS, Seller is the owner of certain improved real property located at 2200 West Loop South, Houston, Texas, and commonly known as 2200
West Loop; and 
 WHEREAS, the Seller desires to sell to Purchaser and Purchaser desires to purchase from Seller all of Seller’s right,
title, and interest in and to said property and certain related personal and other property, as hereinafter more particularly described, all on the terms and subject to the conditions hereinafter set forth. 
 NOW, THEREFORE, in consideration of the sum of Ten Dollars ($10.00) in hand paid by Purchaser to Seller, the premises, and the respective undertakings of
the parties hereinafter set forth, it is hereby agreed as follows: 
 1. DEFINITIONS. In addition to any other terms whose definitions
are fixed and defined by this Agreement, each of the following defined terms, when used in this Agreement with an initial capital letter or initial capital letters, shall have the meaning ascribed thereto by this Article 
 1.1 “Additional Earnest Money” means the cash deposited by Purchaser with Escrow Agent as Additional Earnest Money as provided in
Section 5.2 hereof. The term “Additional Earnest Money” includes any interest or income earned on the Additional Earnest Money, if any. 
 1.2. “Agreement” means this Purchase and Sale Agreement, together with all exhibits attached hereto. 
 1.3. “Broker” means Holliday Fenoglio Fowler, L.P. 
 1.4. “Business Day”
shall mean any day other than a Saturday, Sunday or legal holiday for national banks in the State of Texas. 
 1.5 “Closing”
means the consummation of the purchase and sale contemplated by this Agreement by the deliveries required under Article 6 hereof. 
  

 1 

 1.6. “Closing Date” means the time and date, established under Section 6.1 hereof,
when the purchase and sale contemplated by this Agreement is to be consummated, as such date may be extended by mutual agreement of Seller and Purchaser or pursuant to the provisions of this Agreement. 
 1.7. “Current Tax Period” means the fiscal year of the applicable taxing authority in which the Closing Date occurs. 
 1.8. “Date of this Agreement” means the date on which this Agreement, after having first been executed by Purchaser, is duly executed by
Seller. 
 1.9. “Deed” means the special warranty deed by which Seller is to convey the Real Property to Purchaser at
Closing, the form of which is attached hereto as Exhibit B and by this reference made a part hereof. 
 1.10. “Earnest
Money” means the Initial Earnest Money, together with the Additional Earnest Money when and to the extent the Additional Earnest Money is deposited. The term “Earnest Money” includes all interest or income earned on the Earnest
Money, if any. 
 1.11. “Escrow Agent” means Vandiver & Castleman Land Title Company in its capacity as escrow
agent under this Agreement. 
 1.12. “Good and Indefeasible Title” means fee simple title which will be insured by
Purchaser’s title insurer, at standard rates, on a TLTA Owner’s Policy of Title Insurance (Form T-1), with no exceptions other than (i) the standard printed exceptions to the extent not removed by Seller’s obligations hereunder,
(ii) ad valorem property taxes for the year of Closing which are not yet due and payable as of Closing, (iii) the rights of tenants, as tenants only, under the Leases without any option to purchase or acquire an interest in the Property,
and (iv) the Permitted Exceptions. 
 1.13. “Hazardous Substances or Waste” means (a) petroleum or chemical
products, whether in liquid, solid, or gaseous form, or any fraction or by-product thereof, (b) asbestos or asbestos-containing materials, (c) polychlorinated biphenyls (pcbs), (d) radon gas, (e) underground storage tanks,
(f) any explosive or radioactive substances, (g) lead or lead-based paint, or (h) any other substance, material, waste or mixture which is or shall be listed, defined, or otherwise determined by any governmental authority to be
hazardous, toxic, dangerous or otherwise regulated or controlled or which gives rise to liability under any federal, state or local law (whether imposed by statute, ordinance, rule, regulation, administrative or judicial order, or common law), now
or hereafter enacted, governing hazardous materials, including, without limitation, such laws governing or regulating (i) the use, generation, storage, removal, recovery, treatment, handling, transport, disposal, control, release, discharge of,
or exposure to, hazardous materials, (ii) the transfer of property upon a negative declaration or other approval of a governmental authority of the environmental condition of such property, or (iii) requiring notification or disclosure of
releases of hazardous materials or other environmental conditions whether or not in connection with a transfer of title to or interest in property. 
  

 2 

 1.14. “Improvements” means the ten story office building located on the Land and
commonly known as 2200 West Loop, having an address of 2200 West Loop South, Houston, Texas, and containing approximately 196,217 rentable square feet of space, together with approximately 770 parking spaces in an adjoining parking structure and 19
surface parking spaces. 
 1.15. “Inspection Period” has the meaning set forth in Section 8.1. 
 1.16. “Initial Earnest Money” means the cash deposited by Purchaser with Escrow Agent as Initial Earnest Money as provided in
Section 5.1 hereof. The term “Initial Earnest Money” includes all interest or income earned on the Initial Earnest Money, if any. 
 1.17. “Intangible Property” means any intangible property now or hereafter owned by Seller in connection with the Land, the Improvements, or the Personal Property, including, but not limited to, all benefits under all
licenses, permits, approvals, blueprints, plans, specifications, maps, drawings and guaranties and all warranties made by any contractors, subcontractors, vendors or suppliers, regarding their performance or the quality of materials supplied in
connection with the construction of or operation of all or any of the Real Property and all intangible rights and property, including, without limitation, all rights of ownership and use of any names or trade names used in connection with the
Property. 
 1.18. “Land” means all those tracts or parcels of real property, containing approximately 4.273 acres, located
at 2200 West Loop South, Houston, Texas, lying in the Wm. White One Third League, Houston, Harris County, Texas, as more particularly described in Exhibit A, attached hereto and by this reference made a part hereof, together with all of
Seller’s right, title, and interest in and to all appurtenances, rights, easements, tenements, and hereditaments incident thereto. 
 1.19. “Lease” means any lease or other occupancy agreement covering any space in the Property; collectively, the “Leases”. 
 1.20. “Permitted Exceptions” means all Title Objections to which Purchaser fails to object, which Purchaser waives in writing, or which are deemed to be Permitted Exceptions, pursuant to Article 7
hereof. 
 1.21. “Personal Property” means all furniture, fixtures, equipment, appliances, and personal property owned by
Seller now located in or on the Real Property and used in connection with the management and operation of Real Property, including, but not limited to, all of the items listed in Exhibit C, attached hereto and by this reference made a part
hereof, together with all replacements of any such items acquired by Seller prior to the Closing Date, but excluding cash and accounts receivable. 
 1.22. “Property” means collectively, the Real Property, the Personal Property and the Intangible Property. 
  

 3 

 1.23. “Purchase Price” means the amount which Purchaser shall pay to consummate the
purchase and sale of the Property as provided in Article 4 of this Agreement. 
 1.24. “Real Property” means collectively,
the Land and the Improvements. 
 1.25. “Rent Roll” means a list of all Leases containing, with respect to each Lease,
information as to the commencement date of such Lease, the termination date of such Lease, the approximate square footage of such leased premises, the annual base rental due under such Lease, any prepaid rents, and the amount and duration of any
rent or other concessions made to the Tenant under such Lease. 
 1.26. “Service Contracts” means any and all of the service
contracts, equipment, labor or material contracts, maintenance or repair contracts, or other agreements (other than the Leases) entered into by Seller and that are in force and effect and that affect the Property or the operation, repair, or
maintenance thereof, as more particularly described on Exhibit K attached hereto, to the extent Purchaser elects to assume the same in accordance with the provisions of Section 39 below. The property management agreement, together with
any separate exclusive leasing agreement, entered into by Seller with respect to the Property shall not be considered to be a Service Contract under this Agreement, shall be terminated by Seller at Seller’s sole cost and expense at or prior to
Closing, and shall not be assigned to or assumed by Purchaser at Closing. 
 1.27. “Security Deposits” means the
unforfeited, unrefunded and unapplied funds deposited by Tenants with Seller as security for such Tenants’ obligations under their respective Leases. 
 1.28. “Seller Default” has the meaning set forth in Section 12.1.2. 
 1.29.
“Survey” means the existing as-built survey of the Real Property prepared by Civil-Surv Land Surveying, L.C., dated May 27, 2005, as such survey may be up-dated as provided in Section 7.1 hereof. 
 1.30. “Tenant” means any tenant or lessee under any of the Leases. 
 l.31. “Tenant Estoppel Certificate” means the certificate to be executed by the Tenants with respect to the Lease pursuant to which such
Tenant leases space in the Improvements, such certificate to be in substantially the form attached hereto as Exhibit D and incorporated herein by this reference, and otherwise in accordance with Section 12.1.4 below. 
 1.32. “Title Agent” means Vandiver & Castleman Land Title Company in its capacity as agent for Title Underwriter.

 1.33. “Title Objection” means any mortgage, deed of trust, lien, financing statement, security interest, easement, lease,
restrictive covenant, agreement, option, defect, or other encumbrance which impairs or encumbers the title to the Real Property, excluding, however, the Permitted Exceptions. 
  

 4 

 1.34. “Title Policy” means a TLTA Owner’s Policy of Title Insurance (Form T-1)
issued by the Title Underwriter, by and through Title Agent, as of the date and time of the recording of the Deed, in the amount of the Purchase Price, insuring Good and Indefeasible Title to the Property in Purchaser. 
 1.35 “Title Underwriter” means Chicago Title Company, whose address is 2001 Bryan Street, Suite 1700, Dallas, Texas; Attn: Charles
Valdes, Vice President; Telephone: 214-303-5362; Facsimile: 214-303-5441. 
 2. EXHIBITS. Attached hereto and forming an integral part
of this Agreement are the following exhibits, each of which is incorporated into this Agreement as fully as if its contents were set forth in full at each point in this Agreement at which such exhibit is referenced: 
  

			
	Exhibit A	  	Legal Description of Land
		
	Exhibit B	  	Form of Deed
		
	Exhibit C	  	List of Personal Property
		
	Exhibit D	  	Form of Tenant Estoppel Certificate
		
	Exhibit E	  	Form of Assignment and Assumption of Leases and Service Contracts
		
	Exhibit F	  	Form of Blanket Bill of Sale and Assignment
		
	Exhibit G	  	Form of Bills Paid Affidavit
		
	Exhibit H	  	Form of Certificate of Non-Foreign Status
		
	Exhibit I	  	Rent Roll
		
	Exhibit J	  	List of Security Deposits
		
	Exhibit K	  	List of Service Contracts
		
	Exhibit L	  	List of Commission Agreements
		
	Exhibit M	  	Purchaser’s 3-14 Audit Documents and Questions
		
	Exhibit N	  	Form of Tenant Notice Letter
		
	Exhibit O	  	Title Company Affidavit
		
	Exhibit P	  	Schedule of Litigation

  

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 3. SALE AND PURCHASE OF PROPERTY. On the terms and conditions hereinafter set forth, Seller shall
sell the Property to Purchaser and Purchaser shall purchase the Property from Seller. 
 4. PURCHASE PRICE. 
 4.1. Amount of Purchase Price. The Purchase Price for the Property shall be Thirty-Five Million One Hundred Thousand and No/100 Dollars
($35,100,000.00). 
 4.2. Payment of Purchase Price. The Purchase Price, as adjusted to reflect the prorations and other adjustments
provided for herein, shall be paid by Purchaser to Seller at the Closing by cash or federal funds wire transfer. 
 5. EARNEST
MONEY. 
 5.1. Initial Earnest Money. Within one (1) business day after the Date of this Agreement, Purchaser shall deposit
with Escrow Agent in immediately available funds the amount of Two Hundred Thousand and No/100 Dollars ($200,000.00) as the “Initial Earnest Money”. The Initial Earnest Money shall only be refundable to Purchaser in the event of
(i) the delivery to Seller from Purchaser of written notice specifying one or more Seller Defaults which are not cured during the Inspection Period and (ii) the termination of this Agreement during the Inspection Period. For the sake of
clarity of clause (i) of the preceding sentence, in the event, without Purchaser having delivered to Seller written notice specifying one or more Seller Defaults which are not cured during the Inspection Period, this Agreement is terminated
during the Inspection Period (or this Agreement is terminated by virtue of Purchaser not delivering the Notice of Suitability pursuant to Section 8.1 or by virtue of the failure to Purchaser to deliver the Additional Earnest Money in accordance
with Section 5.2) then, upon any such termination of this Agreement, the Initial Earnest Money shall be delivered to Seller upon the exercise of such termination right. To the extent any Seller Default for which written notice is delivered is
the failure to perform any act within a specific period of time, such Seller Default can be cured if the act is performed within the cure period for Seller Default. Upon delivery of any notice of Seller Default, Seller will have the right to extend
the Inspection Period for up to five (5) Business Days in order to provide an opportunity to cure such Seller Default, if Seller so elects. Seller shall deliver written notice of such extension to Purchaser on or before the last day of the
original Inspection Period. Seller and Purchaser acknowledge that a material breach of Seller’s representations and warranties which is not cured as provided in Section 12.1.2 will result in an uncured Seller Default, which, if included in
Purchaser’s notice in the foregoing clause (i), will entitle Purchaser to the return of the Initial Earnest Money under this Section 5.1. 
 5.2. Additional Earnest Money. In the event Purchaser desires to maintain this Agreement in effect after the expiration of the Inspection Period, Purchaser shall deposit with the Escrow Agent Additional Earnest Money in the amount of
Five Hundred Thousand and N0/100 Dollars ($500,000.00) within one (1) business day following the expiration of the Inspection Period. In the event Purchaser fails to deposit the Additional Earnest Money with the Escrow Agent within one
(1) business day following the expiration of the Inspection Period, Seller shall 

  

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have the right to terminate this Agreement, in which event the Initial Earnest Money shall be paid to Seller, except in the circumstance provided in
Section 5.1. After delivery of the Additional Earnest Money in accordance with the terms of this Section 5.2, the Earnest Money shall be refundable to Purchaser only in the event (i) the Closing does not occur solely as a result of
the failure to satisfy the Purchaser Closing Conditions (as defined in Section 12.1) on or before the Closing Date or (b) as otherwise expressly provided in this Agreement. 
 5.3. Application of Earnest Money. At the Closing the Earnest Money shall be applied and credited by Seller in reduction of the Purchase Price.

 5.4. Investment of Earnest Money. The Earnest Money shall be deposited by the Escrow Agent in an interest bearing account in an
insured institution designated or approved by Seller and reasonably acceptable to Purchaser. Interest on the Earnest Money shall be for the benefit of Purchaser and shall constitute a part of the Earnest Money. 
 5.5. Failure to Deposit Earnest Money. In the event Purchaser fails or is unable to deposit with the Escrow Agent the Initial Earnest Money
within the time period provided in Section 5.1 for such deposit to be made, then, at the option of Seller, this Agreement shall terminate and be of no further force or effect. 
 6. CLOSING. 
 6.1. Time and Place
of Closing. The Closing shall be held at 1:00 P.M., Houston, Texas time, by mail through the Escrow Agent, or such other place agreed upon by the Purchaser and Seller. The Closing Date shall be the date which is twenty (20) days after the
expiration of the Inspection Period; provided that, in the event such date falls on a date other then a Business Day, then the Closing Date shall be postponed to the next following Business Day. 
 6.2. Deliveries at Closing. At the Closing, the following items are to be delivered: 
 6.2.1. Items to Be Delivered By Seller. Seller shall deliver: 
 6.2.1.1. Deed. The duly executed and acknowledged Deed in favor of Purchaser covering the Real Property, substantially in the form of Exhibit B, attached hereto and by this reference made a part hereof.

 6.2.1.2. Bills Paid Affidavit. An affidavit dated as of the Closing Date, addressed to Purchaser and Purchaser’s title
company, duly executed by Seller, substantially in the form of Exhibit G, attached hereto and by this reference made a part hereof. 
 6.2.1.3. Certification of Non-Foreign Status. A certificate dated as of the Closing Date, addressed to Purchaser, duly executed by Seller or an officer of Seller, substantially in the form of Exhibit H, attached hereto and by
this reference made a part hereof. 
  

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 6.2.1.4. Original Tenant Leases and Other Documents. To the extent in Seller’s possession,
all keys to the Improvements and all originals of the Tenant Leases, Service Contracts, and Intangible Property, and copies of all correspondence to or from Tenants not theretofore delivered to Purchaser (delivery of such items shall be made to
Purchaser at the Property). 
 6.2.1.5. Notice to Tenants. Notices to all Tenants under the Leases, in the form of Exhibit N,
attached hereto and by this reference made a part hereof, duly executed by Seller, dated as of the Closing Date, informing such Tenants of the acquisition by Purchaser of the Property. 
 6.2.1.6. Updated Rent Roll. A Rent Roll for the Property updated to the Closing Date and certified by the Seller to Seller’s knowledge to be
true and correct in all material respects as of the Closing Date. 
 6.2.1.7. Tenant Estoppel Certificates. The required Tenant
Estoppel Certificates pursuant to Section 12.1.5. 
 6.2.1.8. Blanket Bill of Sale and Assignment. A Blanket Bill of Sale and
Assignment, duly executed by Seller, covering the Personal Property and Intangible Property (other than the Leases and Service Contracts), substantially in the form of Exhibit F, attached hereto and by this reference made a part hereof.

 6.2.1.9. Seller’s Certificate. A certificate executed by Seller certifying that all representations and warranties of Seller
set forth in this Agreement continue to be true, correct and complete. 
 6.2.1.10. Title Company Affidavit. The Title Company
Affidavit, in form attached hereto as Exhibit O, duly completed and executed by Seller. 
 6.2.1.11. CC&R Estoppel. If the
Real Property is subject to a declaration of covenants, conditions and restrictions or similar instrument (“CCRs”) governing or affecting the use, operation, maintenance, management or improvement of the Real Property, Seller shall
use commercially reasonable efforts to deliver estoppel certificates, in form and substance satisfactory to Purchaser, from the declarant, association, committee, agent and/or other person or entity having governing or approval rights under the
CCRs. Such estoppel certificates shall not be a condition of closing nor shall Seller be in default under this Agreement if such estoppel certificates are not obtained and delivered to Purchaser. It is the responsibility of Purchaser to provide
Seller with the form of estoppel certificate with respect to the CCRs which is desired by Purchaser. 
 6.2.1.12. CC&R Rights. If
the Real Property is subject to CCRs, Seller shall deliver a recordable assignment, in form and substance satisfactory to Purchaser, assigning any and all developer, declarant or other related rights or interests of Seller (or any affiliate of
Seller) in or under the CCRs, if Seller (or such affiliate) holds such rights or interests. 
  

 8 

 6.2.2. Items to be Delivered by Purchaser. Purchaser shall deliver: 
 6.2.2.1. Purchase Price. Provided all conditions to Closing for the benefit of Purchaser have been satisfied or Purchaser has waived the same in
writing, Purchaser shall pay to Seller the Purchase Price in the amount and in the manner specified in Article 4 hereof in immediately available funds in Houston, Texas on or before 1:00 P.M. Houston, Texas time on the Closing Date. 
 6.2.3. Items to be Jointly Delivered By Seller and Purchaser. Purchaser and Seller shall jointly deliver to one another the following documents:

 6.2.3.1. Assignment and Assumption of Leases and Service Contracts. An Assignment and Assumption of Leases and Service Contracts,
duly executed by Seller and Purchaser, covering the Leases and all rents and income therefrom and the Service Contracts being assumed by Purchaser, substantially in the form of Exhibit E, attached hereto and by this reference made a part
hereof. 
 6.2.3.2. Closing Statement. A Closing Statement, duly executed by Seller and Purchaser, setting forth the prorations and
other adjustments provided for herein, the disbursement of the sales proceeds, and such other matters as Seller and Purchaser shall mutually deem appropriate. 
 6.2.3.3. Title Underwriter Requirements. Such additional funds and/or other items as may be reasonably requested by the Title Agent or Title Underwriter or otherwise required to comply with this Agreement.

 6.3. Closing Costs. Seller shall pay (i) any real estate transfer tax payable in connection with the Deed and all recording
fees in connection with the Deed, (ii) Seller’s legal fees and expenses and the costs of all certificates, instruments, documents, papers which Seller is required to deliver or to cause to he delivered, (iii) one-half of any escrow
fees payable to the Escrow Agent or Title Agent, (iv) the commission due to Broker pursuant to Article 17 below, if any, and (v) all expenses of or related to the issuance of the base owner’s policy of title insurance insuring
Purchaser’s title to the Real Property (excluding the cost for the survey exception endorsement and any other endorsements required by Purchaser). Purchaser shall pay (a) the cost of any endorsements to the title policy, including the
survey exception endorsement, (b) the cost of any update or recertification of the Survey, if obtained pursuant to Section 7.1 hereof, (c) Purchaser’s legal fees and expenses and the costs of all certificates, instruments,
documents, papers which Purchaser is required to deliver or to cause to be delivered, and (d) one-half of any escrow fees payable to the Escrow Agent or Title Agent, and (e) all recording fees for any mortgage or lien placed upon the
Property by Purchaser. 
 6.4. Prorations. 
 6.4.1. Items to Be Prorated. The following prorations shall be made between Seller and Purchaser on the Closing Date, computed as 12:00 Midnight of the day before the Closing Date 
  

 9 

 (which shall be based upon the periods to which they relate and are applicable, and regardless of when
payable): 
 6.4.1.1. Income and Expenses. All base rents, percentage rents, escalations, and common area maintenance expense
reimbursement, and other pass-through charges payable by Tenants for or in connection with the use or occupancy of the Property and, to the extent not paid by Tenants under the Leases, all gas, water, electricity, heat, fuel, sewer and other
utilities, common area maintenance expenses, and other operating expenses relating to the Property shall be prorated between Purchaser and Seller as provided in this Section 6.4.1.1. It shall be assumed that utility charges were uniformly
incurred during the billing period in which the Closing Date occurs. The collection and allocation of all such amounts shall, in addition to the preceding provisions, be subject to the following: 
 (1) To the extent items are collected by Seller prior to the Closing Date which, as of the Closing Date, represent payments applicable to
a period of time subsequent to the Closing Date, such items shall be apportioned as provided above. Any of the aforementioned items payable by any Tenant which, on or prior to the Closing Date, are past due or have not been collected by Seller and
are applicable to any period of time prior to the Closing Date, may be collected after Closing by Purchaser or its representative for and on behalf of Seller. With respect to any such sums which are collected by Purchaser and/or its representatives,
said sum shall be paid to Seller forthwith. Purchaser shall make good faith efforts to collect all such sums on behalf of Seller (which good faith efforts shall be limited to sending tenants bills for the payment of delinquent rent during the first
six (6) month period following the date of Closing), but, notwithstanding the aforementioned, Purchaser shall have no duty or obligation to expend any funds or to instigate any legal or other proceedings or dispossessory actions in order to
collect such sums, and Seller agrees to bear such reasonable third party costs and expenses (including but not limited to attorneys’ fees and costs of collection of such arrearages) which Purchaser actually incurs and pays in connection with
such collection. Seller shall assist Purchaser, if so requested by Purchaser, in preparing bills to Tenants for rents (other than base rents) in arrears as of the Closing Date or not then due and payable but attributable entirely to periods
preceding the Closing Date. All payments collected on or after the Closing Date shall be applied first to current amounts due and owing then to delinquent amounts owing, in reverse chronological order of delinquency, with application to the most
recent delinquency first, until applied in full. Seller shall have no right to pursue any of its rights and remedies against tenants owing delinquent amounts until the date which is six (6) months after the Closing Date. Seller acknowledges and
agrees that in the event that Seller receives any rents or other amounts after the Closing Date, Seller will promptly remit Purchaser’s share of all such amounts to Purchaser. For purposes of this Section 6.4.1.1, “delinquent
amounts” shall mean any amounts due and owing Seller before the Closing Date by Tenants under the Leases which are unpaid on the Closing Date and more than thirty (30) days past due; and 
 (2) To the extent that any additional rent (including, without limitation, estimated payments for operating expenses and/or real estate
taxes) (collectively, “Expenses”) is paid by a Tenant to the landlord under its Lease based on an estimated 

  

 10 

 
payment basis (monthly, quarterly, or otherwise) for which a future reconciliation of actual Expenses to estimated payments is required to be performed at
the end of a reconciliation period, Purchaser and Seller shall make an adjustment at the Closing for the applicable reconciliation period (or periods, if such Lease does not have a common reconciliation period) based on a comparison of the actual
Expenses to the estimated payments at the Closing. If, as of the Closing, Seller has received additional rent payments in excess of the amount that a Tenant will be required to pay, based on the actual Expenses as of the Closing, Purchaser shall
receive a credit in the amount of such excess. If, as of the Closing, Seller has received additional rent payments that are less than the amount that a Tenant would be required to pay based on the actual Expenses as of the Closing, Purchaser shall
deliver to Seller the amount of such deficiency within thirty (30) days of the reconciliation pursuant to which such Tenant’s payments of such deficient amounts are received by Purchaser. 
 (3) If any Tenant is obligated to pay any additional rent or any of the other items mentioned above, and the year or fiscal period for
which such additional rent or such other items is to be computed has not yet expired or if it has expired, payment has not yet been made, then such additional rent or such other items which cannot be estimated or adjusted on the Closing Date shall
be adjusted in the following manner within one hundred twenty (120) days after expiration of the applicable lease year or fiscal period or after payment has been made (as the case may be). Purchaser or its representative, together with Seller,
shall ascertain the amount of such additional rent or other items, and Purchaser shall pay to Seller, when collected, such proportion thereof as the period prior to the Closing Date within such lease year or fiscal period bears to the entire
applicable lease year or fiscal period, less any such amounts which Seller has received on account thereof prior to the Closing Date. The recovery from Tenants of all of or a portion of the costs incurred by Seller and Purchaser with respect to the
2007 operating expenses of property shall be apportioned between Seller and Purchaser in the proportion that such costs have been borne by each of Seller and Purchaser. Purchaser shall make good faith efforts to collect all such sums on behalf of
Purchaser and Seller (which good faith efforts shall be limited to sending tenants bills for such amounts for the first six (6) month period following the date of Closing), provided that Purchaser shall not be required to instigate such legal
or other proceedings or dispossessory actions in order to collect such sums as Purchaser deems appropriate in its reasonable business judgment, and Seller agrees to bear its proportionate share, corresponding to its proportionate share of such
funds, of any reasonable third party costs and expenses (including but not limited to attorneys’ fees and costs of collection of such arrearages) which Purchaser actually incurs and pays in connection with such collection. If the total amount
received by the Seller prior to the Closing Date on account thereof exceeds the portion of such rent or other items (when ascertained) allocable to the period prior to Closing, Seller shall pay the excess to Purchaser forthwith. 
 (4) Utility expense for a particular month shall be prorated based on actual meter readings if possible. Seller and Purchaser shall
endeavor to have the meters for utilities read on the day prior to closing and the Seller shall pay for such utilities for the period up to that meter reading, and the Purchaser shall pay for the utilities from and after 

  

 11 

 
that reading. For any utilities for which meter readings are not possible, the most recent utility invoice shall be used based on the number of days in the
billing cycles, assuming that the utility charges were uniformly incurred in the billing periods. Once the actual utility invoices for the period in which Closing occurs are received, then such Utilities will be reprorated between Purchaser and
Seller to reflect the actual amount of such Utilities. Seller shall receive a credit at closing in the amount of any Utility Deposit that will not be refunded to the Seller by the Utility company. 
 (5) Other operating expenses (other than utility expenses discussed above) shall be prorated based on the number of days prior to the
Closing. In the event that, as of the Closing Date, the actual amounts of these expenses cannot be ascertained, then the most recent statements and/or bills shall be used as estimates. When the actual amounts are available, then the other expenses
will be re-prorated between the Purchaser and Seller to reflect the actual amount of such other operating expenses. 
 6.4.1.2.
Taxes. All real and personal property taxes and assessments of every kind on the Property (“Taxes”) shall be prorated between Purchaser and Seller as provided in this Section 6.4.1.2. Such proration shall be made on the basis
that Seller is responsible for (i) all Taxes for the fiscal years of the applicable taxing authorities occurring prior to the Current Tax Period, and (ii) that portion of Taxes for the Current Tax Period determined on the basis of the
number of days which have elapsed from the first day of the Current Tax Period to, but not including, the Closing Date, whether or not the same shall be payable prior to the Closing Date. In the event that as of the Closing Date the actual tax bills
for the year or years in question are not available and the amount of Taxes to be prorated as aforesaid cannot be ascertained, then millage rates and assessed valuation of the previous year, with known changes, shall be used, and when the actual
amount of Taxes for the year or years in question shall be determinable (after any appeal of the assessed valuation thereof is concluded), then such Taxes will be reprorated between the parties to reflect the actual amount of such Taxes. Seller has
advised Purchaser that there are pending appeals and/or litigation with respect to the 2006 Taxes with regard to the Property and the 2007 valuation of the Property for the purpose of Taxes. Any refund of Taxes shall be distributed in accordance
with Section 6.4.3 below. Purchaser acknowledges that a refund of the 2006 Taxes will require an adjustment with tenants, which adjustment will be borne by Seller. After the Closing, Purchaser shall bear the cost of any appeal pursued by the
Purchaser with respect to the valuation of the property for the purpose of 2007 Taxes. The cost incurred in the appeal of the valuation of the Property for Taxes will be taken into account pursuant to Sections 6.4.1.1(2) and 6.4.3. 
 6.4.2. Security Deposits. Purchaser shall receive a credit at Closing in the amount of all unapplied Security Deposits listed on the Rent Roll
(including any additional Security Deposits received from new Tenants at the Property under Leases entered into after the Date of this Agreement). Unless and until this Agreement is terminated, Seller shall not apply any security deposits reflected
in the Rent Roll to any obligations under the Leases, unless such obligations are more than thirty (30) days’ delinquent. If any Security Deposits are in the form of a letter of credit, Seller shall deliver the original thereof to
Purchaser at the Closing, together with such transfer documents and fees as may be required by the issuer thereof in order to reissue same in Purchaser’s name after the Closing. Purchaser shall and does hereby agree to hold harmless, indemnify,
and defend Seller against any obligation to return any Security Deposit for which Purchaser has received a credit as aforesaid. 
  

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 6.4.3. Tax Appeals. If Seller has engaged consultants for the purpose of protesting the amount of
taxes or the assessed valuation for certain tax periods for the Property (“Protest Proceedings”) any cash refunds or proceeds actually distributed (collectively, “Cash Refunds”) will be apportioned as described below. Any Cash
Refunds (including interest thereon) on account of a favorable determination, after deduction of costs and expenses incurred for such Protest Proceedings and payment of any reimbursements owing to Tenants, shall be: (i) the property of Seller
to the extent such Cash Refunds were for taxes paid by Seller applicable to a period prior to the Closing Date, (ii) prorated between Purchaser and Seller for taxes paid for a period during which the Closing Date occurred, and (iii) the
property of Purchaser for taxes for a period after the Closing Date. Seller shall have the obligation to refund to any Tenants of the Property in good standing as of the date of such Cash Refund, any portion of such Cash Refund paid to it which may
be owing to such tenants, which payment shall be paid to Purchaser within fifteen (15) business days of delivery to Seller by Purchaser of written confirmation of such tenants’ entitlement to such Cash Refunds. Purchaser shall have the
obligation to refund to tenants of the Property in good standing as of the date of such Cash Refund, any portion of such Cash Refund paid to it which may be owing to such tenants. Seller and Purchaser agree to notify the other in writing of any
receipt of a Cash Refund within fifteen (15) business days of receipt of such Cash Refund. To the extent either party obtains a Cash Refund, a portion of which is owed to the other party, the receiving party shall deliver the Cash Refund to the
other party within fifteen (15) business days of its receipt. Seller has pending an appeal of the assessed valuation of the Property for the year 2006. Seller will bear the cost of the appeal proceedings with respect to the 2006 assessed
valuation, subject to recovery out of any Cash Refund which may be obtained in any such proceeding. Seller may elect in Seller’s sole discretion to terminate such appeal at any time. In the event of any such termination, no Cash Refunds would
be received for application pursuant to this Section. 
 6.4.4. Leasing Costs. Purchaser shall be credited at Closing for the amount
of all unsatisfied costs and expenses which were incurred, or are to be incurred, in connection with any and all leases executed, modified or extended by Seller prior to the Date of this Agreement, including, without limitation, all costs and
expenses for tenant-improvements (either completed or to be completed) and brokerage commissions (collectively, “Pre-Closing Leasing Costs”), but excluding any costs or expenses and commissions with respect to any renewals or extensions or
any expansion not exercised as of the Closing. Seller shall remain responsible for satisfying any Pre-Closing Leasing Costs which were not credited (but should have been credited) to Purchaser at Closing. As of the date of this Contract the
Pre-Closing Leasing Costs in respect of the following Tenants are set forth below: 
 (a) Morgan Stanley, $82,775;

 (b) Siderca Corporation, $305,910; and 
 (c) White MacKillop & Bahan, $36,271. 
 The actual Pre-Closing Leasing Costs to be paid to Purchaser or credited to the Purchase Price shall be the amounts unpaid as of the Closing Date. 
  

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 6.4.5. Capital Costs. Purchaser shall be credited at Closing for the amount of all amounts which
are unsatisfied amounts for all capital contracts, contracts pertaining to works of improvement or other contracts existing prior to Closing, pertaining to the Property (regardless of when the work, services or other obligations were performed or
are to be performed) (“Pre-Closing Capital Costs”). Seller shall remain responsible for satisfying any Pre-Closing Capital Costs which were not credited to Purchaser (but were supposed to be credited to Purchaser) at Closing. 

6.4.6. Procedure. The prorations and payments to be made at the Closing under the foregoing provisions of this Section 6.4 shall be made
on the basis of a written statement or statements to Purchaser by Seller prior to the Closing and approved by Purchaser (which may include estimates with respect to matters not known at Closing). In the event any prorations, apportionments or
computations made under this Section 6.4 shall prove to be incorrect for any reason, then either party shall be entitled to an adjustment to correct the same, provided that it makes written demand on the one from whom it is entitled to such
adjustment within three (3) months after the date such item is to be prorated pursuant to this Section 6.4. The prorations and payments to be made after Closing under the foregoing provisions of Section 6.4 shall be made on the basis
of a written statement or statements to Purchaser by Seller as soon as the information becomes available and approved by Purchaser. The obligations of Purchaser and Seller under this Section 6.4 shall survive Closing. 
 7. TITLE EXAMINATION AND OBJECTIONS; FAILURE TO CURE. 
 7.1. Title Examination and Objections. Within five (5) days after the Date of this Agreement, Seller, at Seller’s sole cost and expense, shall cause the Title Agent on behalf of and as agent for the
Title Underwriter to deliver to Purchaser a current commitment for title insurance (the “Title Commitment”) for the Real Property, with Purchaser as the proposed insured, and legible copies of all documents of record (including
plats) referred to in the Title Commitment as exceptions to title to the Real Property (“Exception Documents”). It shall be Purchaser’s responsibility to obtain any updated or recertified Survey of the Real Property as
Purchaser may desire. Upon the receipt of the last of the Title Commitment, the Exception Documents and the existing Survey (whether or not updated or recertified), Purchaser may deliver to Seller during the Inspection Period written notice
(“Objection Notice”) of any Title Objections disclosed by the Title Commitment and the existing Survey (as may be updated). Within five (5) calendar days after receipt of the Objection Notice, Seller may (but shall not be
obligated to) respond to Purchaser in writing (“Seller’s Title Notice”) as to any Title Objection which Seller elects to cure. Except as otherwise expressly provided herein, Seller has no obligation to cure or satisfy any Title
Objections contained in the Objection Notice. Seller’s failure to deliver Seller’s Title Notice to Purchaser within the time period specified above shall be deemed to constitute Seller’s election not to eliminate or cure any Title
Objection set forth in the Objection Notice. If Seller elects (or is deemed to have elected) not to eliminate or cure any Title Objection, then Purchaser shall have the right, by written notice delivered to Seller within five (5) business days
of receipt of Seller’s Title Notice or within five (5) business days after the expiration of the time period during which Seller is entitled to deliver Seller’s Title Notice, whichever occurs first, to either (i) waive its prior
notice as to the Title Objections which Seller 

  

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has elected (or is deemed to have elected) not to cure or (ii) terminate this Agreement; provided that, no termination of this Agreement under
this Section 7.1 shall entitle Purchaser to a refund of the Initial Earnest Money. All Title Objections disclosed by the Title Commitment and the existing Survey, or raised in Purchaser’s notice of objections which Seller does not
expressly elect in writing to cure shall, if Purchaser does not terminate this Agreement the end of the Inspection Period pursuant to Section 8.1 below, be deemed to be Permitted Exceptions. Notwithstanding the foregoing, Purchaser disapproves
all monetary and financing liens and encumbrances securing the payment of any monetary amount (other than liens for non-delinquent real property taxes) and, if the parties proceed to the Closing, Seller shall be obligated to discharge at the
Closing, at the Seller’s sole cost and expense, any title exceptions that represent liens securing the payment of any monetary amounts. 
 7.2. Failure to Cure Title Objections. Should Seller fail to satisfy or cure all valid Title Objections (other than those deemed to be Permitted Exceptions as provided in Section 7.1 above) that Seller has previously agreed or
is required to cure by the Closing Date, as postponed, if appropriate, then Purchaser shall have as its sole right and remedy, at Purchaser’s election to be made on the Closing Date, either to terminate this Agreement and thereupon be entitled
to a refund of the Earnest Money from Seller, or to waive those Title Objections which Seller failed to satisfy or cure and proceed to close the sale of the Property contemplated herein and accept the Real Property subject to such Title Objections
with no reduction in the Purchase Price. Should Seller fail to convey Good and Indefeasible Title to the Property subject only to the Permitted Exceptions, the Purchaser Closing Conditions will not be satisfied unless Purchaser agrees to waive (with
no obligation to do so) all Title Objections other than the Permitted Exceptions. In the event Purchaser does not waive such Title Objections other than the Permitted Exceptions and this Agreement is terminated, the sole obligation of Seller shall
be to refund to Purchaser the Earnest Money, and upon Purchaser’s receipt of the Earnest Money, this Agreement shall terminate the parties hereto shall have no further rights or obligations hereunder, except for any right or obligation under
any provisions hereof which are specifically stated to survive the termination of this Agreement. Except with those Title Objections that Seller has agreed, or is otherwise obligated, to remove pursuant to Section 7.1, Seller shall not be
required and is not obligated hereby to bring any action or proceeding or otherwise to incur any expense to render the title to the Real Property free of any Title Objections. The acceptance by Purchaser of the Deed to the Real Property shall be
deemed to be a full performance of and discharge of every agreement and obligation on the part of Seller to be performed pursuant to the provisions of this Agreement, except those pursuant to any provisions which are herein specifically stated to
survive the Closing or any which pursuant to any other document or instrument executed by Seller at Closing are specifically stated to survive the Closing. 
 8. ACCESS TO AND EXAMINATION OF THE PROPERTY; CONDITION OF THE PROPERTY. 
 8.1. Inspection of the
Property. Purchaser shall have until 5:00 pm, Houston, Texas time twenty (20) days after the Date of this Agreement (the “Inspection Period”) to review, inspect and investigate each and every aspect of the Property,
including and not limited to the structure of the Improvements, the Leases, site plans, and environmental testing of the Property, either independently or through agents, contractors, representatives or experts of Purchaser’s 

  

 15 

 
choosing (each, “Purchaser Party”, and collectively, with Purchaser, the “Purchaser Parties”), as Purchaser considers
necessary or appropriate. In the event, in Purchaser’s sole judgment and discretion, that the Property is suitable for Purchaser’s intended use, Purchaser may send written notice (the “Notice of Suitability”) to Seller on or
before the expiration of the Inspection Period. If Purchaser fails to send Seller the Notice of Suitability on or before the last day of the Inspection Period, this Agreement shall automatically terminate and the Initial Earnest Money shall be
disbursed in accordance with Section 5.1 and neither party will have any further liability hereunder, except for those obligations which expressly survive the termination hereof. Purchaser’s closing of the acquisition of the Property shall
conclusively evidence Purchaser’s complete satisfaction with such review and independent investigation. If Purchaser does send such Notice of Suitability, the contingencies set forth in Section 7.1 (except to the extent Seller has
previously agreed to cure Title Objections by the Closing Date) and Section 8.1 shall be deemed satisfied. Seller shall cooperate with Purchaser in making the Property and underlying materials and records available for inspection. Purchaser
acknowledges to Seller that the Purchaser is sophisticated and knowledgeable in the field of real estate development and investment and agrees with Seller that Purchaser has had sufficient opportunity to thoroughly investigate the Property and all
aspects of this transaction. In the event Purchaser has actual knowledge of any default by Seller in the performance of any of Seller’s obligations during the Inspection Period, failure of Purchaser to terminate this Agreement on or before the
end of the Inspection Period will constitute an irrevocable waiver of any of such defaults on the part of Seller. Notwithstanding anything herein to the contrary, after the Inspection Period through Closing, Purchaser shall continue to have the
right to perform investigations pertaining to the Property as set forth in this Article 8; provided, however, that Purchaser shall have no right to terminate this Agreement on the basis of such investigations except as may otherwise be expressly set
forth elsewhere in this Agreement. 
 8.2. Procedure. In connection with any entry by any Purchaser Party onto the Property, Purchaser
shall give Seller reasonable advance notice of such entry and shall conduct such entry and any inspections in connection therewith so as to minimize, to the greatest extent possible, interference with Seller’s business and the business and
occupancy of the Tenants and otherwise in a manner reasonably acceptable to Seller. Purchaser acknowledges that any such examinations or inspections of the Property pursuant to this Section 8.2 or otherwise are subject to the rights of all
Tenants under their respective Leases, and Purchaser agrees to use commercially reasonable efforts to conduct such inspections or examinations in such a manner so as to honor the rights of the Tenants and to prevent disruption of the ordinary
operation of the Tenants’ business on the Property. Without limiting the foregoing, prior to any entry to perform any on-site testing or inspection of structural, subsoil or engineering conditions of the Property, Purchaser shall give Seller
written notice thereof, including the identity of the persons or entities (company name is sufficient) who will perform such testing or inspections and the proposed scope thereof. Purchaser shall not be permitted to undertake inspections beyond a
customary Phase I Site Assessment nor soil or groundwater testing without having first received the prior written consent of Seller, which consent shall not be unreasonably withheld, conditioned or delayed. If Purchaser takes, or causes to be taken,
any sample from the Property in connection with the foregoing, Purchaser shall provide to Seller a portion of such sample being tested to allow Seller, if it so chooses, to perform its own testing. Seller or its representative may, at Seller’s
option, be present to observe any testing or other inspection performed on the Property. 

  

 16 

 
If the transaction does not close for any reason , Purchaser shall promptly deliver to Seller copies of all reports relating to any testing or other
inspection of the Property performed by or on behalf of Purchaser; provided, however, that Purchaser makes no representation or warranty of any kind as to such reports, testing or inspection. 
 8.3. Insurance. Purchaser shall maintain public liability and property damage insurance insuring Purchaser and Seller against all liability
arising out of any entry or inspections of the Property pursuant to the provisions hereof. Each such insurance policy shall be in the amount of no less than One Million Dollars ($1,000,000) combined single limit for injury to or death of one or more
persons in an occurrence, and for damage to tangible property (including loss of use) in an occurrence. The policy(ies) maintained, or caused to be maintained, pursuant to this Section 8.3 shall insure the contractual liability of Purchaser
covering the indemnities herein and shall (i) name Seller as additional insured party and (ii) contain a provision that the insurance provided thereunder shall be primary and noncontributing with any other insurance available to Seller.
Purchaser shall provide Seller with evidence of such insurance coverage prior to any entry or inspection of the Property by Purchaser or any other Purchaser Party. If Closing does not occur, Purchaser shall repair any damage to the Property caused
by any entry onto the Property by any Purchaser Party. Purchaser shall indemnify and hold Seller harmless from and against any loss, cost, liability and expense arising out of or relating to any entry on the Property by any Purchaser Party, except
for claims resulting from the sole negligence, gross negligence or tortuous misconduct of Seller; provided that the foregoing indemnity will not extend to or include pre-existing conditions merely discovered as a result of Purchaser’s or any
other Purchaser Party’s inspection of the Property except to the extent any such condition is exacerbated or caused by Purchaser or any other Purchaser Party. The foregoing indemnity shall survive the Closing, or, if the Closing does not occur,
survive the termination of this Agreement. 
 8.4. No Governmental Contact. Notwithstanding any provision in this Agreement to the
contrary, unless expressly required by a governmental authority or applicable law, neither Purchaser nor any other Purchaser Party shall contact any governmental authority regarding any Hazardous Substance or Waste on or the environmental condition
of the Property without prior notice and full disclosure to Seller. Seller hereby consents to such contact with governmental authorities as may be necessary to complete Purchaser’s Phase I Site Assessment of the Property. Seller shall have the
right to have a representative present when Purchaser has, or causes to be had, any such contact with any governmental authority. 
 8.5.
Confidentiality. Purchaser agrees that it will treat (i) this Agreement and all of the terms and conditions of this Agreement (including without limitation the Purchase Price) and (ii) all information obtained from Seller pursuant
to the terms of this Agreement that is not available from other sources and is not generally known by the public as strictly confidential, and will not disclose any of such information to any other person prior to Closing; provided, however,
Purchaser may disclose such matters (a) as required by applicable law; (b) as necessary to enforce the terms of this Agreement; and/or (c) to Purchaser’s investors, potential investors, potential lenders, attorneys, accountants,
consultants, directors, officers, shareholders, partners and advisors. Purchaser agrees to indemnify and hold Seller harmless of and from any and all liability or damage sustained by Seller caused as a result or arising out of Purchaser’s (and
Purchaser’s investors’, potential investors’, potential lenders’, attorneys’, accountants’, 

  

 17 

 
consultants’, directors’, officers’, shareholders’, partners’ and advisors’) use or dissemination of any such matter in
violation of this Agreement. In the event Purchaser does not purchase the Property pursuant to this Agreement for any reason , Purchaser shall return to Seller the originals and all copies of all material relating to the Property furnished to
Purchaser by or on behalf of Seller pursuant to this Agreement. Notwithstanding the foregoing, nothing contained herein shall impair Purchaser’s (or its permitted assignee’s) right to disclose information relating to the Property
(a) to its lender, if any, (b) to any due diligence representatives and/or consultants that are engaged by, work for or are acting on behalf of, any securities dealers and/or broker dealers evaluating Purchaser or its permitted assignees,
(c) in connection with any filings (including any amendment or supplement to any S-11 filing) with governmental agencies (including the SEC) by any real estate investment trust (“REIT”) holding an interest (direct or indirect) in any
permitted assignee of Purchaser, and (d) to any broker/dealers in the REIT’s broker/dealer network and any of the REIT’s investors. 
 8.6. Property Documents. To assist Purchaser’s feasibility determination, within three (3) business days after the Date of this Agreement, Seller, at its sole cost and expense, shall (to the extent it has not already done
so) deliver to Purchaser at its offices listed in Article 22 hereof, or otherwise make available to Purchaser at the Property, the following documents for the Property, to the extent the same are in Seller’s possession or under Seller’s
control: (i) the Leases, lease abstracts and files, including landlord and tenant correspondence and all pending leases, lease proposals and letters of intent under negotiation between landlord and prospective tenants; (ii) the Service
Contracts and all other contracts and agreements affecting the Property, including, without limitation, those pertaining to service, labor, construction, management, leasing, maintenance, and brokerage; (iii) 2004, 2005, and 2006 year-end
operating statements and 2007 year-to-date operating statements; (iv) current rent rolls, which shall include rent steps, CPI increases and base year expense stops; (v) current aging and delinquency reports, if any, and other income and
rental concessions regarding the operations of the Property; (vi) all existing title materials and surveys relating to the Property; (vii) all existing environmental and soils assessments, correspondence and reports, (viii) copies of
the property tax bills for the current and the three (3) prior years; (ix) utility bills for the Property for the last twelve (12) months preceding the date hereof; (x) all existing plans, surveys, drawings and specifications,
(xi) the most recent preliminary title report or title insurance policy, (xii) copies of all documents regarding litigation, liens or threatened claims, (xiii) all building reports, structural reports, architectural studies, grading
plans, topographical maps, and engineering data and reports, (xiv) a list of personal property existing in which Seller has an interest, (xv) copies of all insurance policies (other than title insurance policies), (xvi) all building
and occupancy permits, including certificates of occupancy, (xvii) a list of any outstanding violations or pending violations, (xviii) all licenses, permits and maps and easements and pending applications to governmental entities, and
(xix) a list of historical capital expenditures for the prior three (3) years, which list shall include a description of the expenditure and the date performed, together with the amount expended in connection therewith; and (xx) all
other documents, materials and information in Seller’s possession or control pertaining to the Property or its condition ((i) through (xx) collectively, the “Property Documents”). Except for the Leases and any amendments
thereto, Seller makes no representation or warranty whatsoever regarding the completeness or accuracy of any materials produced which relate to any time period or event(s) prior to Seller’s ownership of the Property. 
  

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 The originals (and where originals are not available, copies) of all Property Documents shall become the
property of Purchaser upon Closing. Upon Closing, Seller may retain copies of any Property Documents which Seller may make at Seller’s sole cost and expense. 
 Purchaser has informed Seller that Purchaser is required by law to complete with respect to certain matters relating to the Property an audit commonly known as a “3-14” Audit (“Purchaser’s 3-14
Audit”). In connection with the performance of Purchaser’s 3-14 Audit, Seller shall, prior to the expiration of the Inspection Period, make available to Purchaser, as part of the Property Materials, (a) the documents which are
described on Exhibit M attached hereto, to the extent in existence and in Seller’s possession (collectively, “Purchaser’s 3-14 Audit Documents”) and (b) provide to Purchaser in written form, as determined by Seller,
answers to the questions relating to the Property which are set forth in Exhibit M. Seller makes no representation or warranty whatsoever regarding the completeness or accuracy of any materials produced which relate to any time period or event(s)
prior to Seller’s ownership of the Property. 
 8.7 Interviews. Seller shall make available to Purchaser for interviews regarding
the Property, Seller’s personnel, agents and managers, and Purchaser shall have the right to interview any tenants leasing space in the Property; provided that, (i) Purchaser shall provide Seller with advance notice of each Tenant
for which an interview is requested, (ii) Seller shall arrange the interviews and provide Purchaser with at least one (1) Business Day advance notice of the date and time of such interview and (iii) a representative of Seller will
have an opportunity to be present at each such interview. 
 8.8 Condition of the Property. NOTWITHSTANDING ANYTHING TO THE CONTRARY
CONTAINED HEREIN, IT IS UNDERSTOOD AND AGREED THAT THE PROPERTY IS BEING SOLD AND CONVEYED HEREUNDER “AS IS WHERE IS” WITH ANY AND ALL FAULTS AND LATENT AND PATENT DEFECTS WITHOUT ANY EXPRESS OR IMPLIED REPRESENTATION OR WARRANTY BY
SELLER EXCEPT AS EXPRESSLY SET FORTH HEREIN AND IN THE DOCUMENTS EXECUTED BY SELLER AT CLOSING. EXCEPT AS EXPRESSLY SET FORTH HEREIN AND IN THE DOCUMENTS EXECUTED BY SELLER AT CLOSING, ALL REPRESENTATIONS AND WARRANTIES MADE BY SELLER HEREIN SHALL
SURVIVE FOR A PERIOD OF TWO HUNDRED SEVENTY (270) DAYS AFTER THE CLOSING AND THE CONVEYANCE OF THE PROPERTY TO PURCHASER. SELLER HAS NOT MADE AND DOES NOT HEREBY MAKE AND HEREBY SPECIFICALLY DISCLAIMS (EXCEPT AS EXPRESSLY SET FORTH HEREIN AND
IN THE DOCUMENTS EXECUTED BY SELLER AT CLOSING) ANY REPRESENTATIONS OR WARRANTIES OF ANY KIND OR CHARACTER WHATSOEVER, EXPRESS OR IMPLIED, WITH RESPECT TO THE PROPERTY, ITS CONDITION (INCLUDING WITHOUT LIMITATION ANY REPRESENTATION OR WARRANTY
REGARDING QUALITY OF CONSTRUCTION, STATE OF REPAIR, WORKMANSHIP, MERCHANTABILITY, SUITABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE), ITS COMPLIANCE WITH ENVIRONMENTAL LAWS OR OTHER LAWS, AVAILABILITY OF ACCESS, INGRESS OR EGRESS, INCOME TO BE
DERIVED THEREFROM OR EXPENSES TO BE 

  

 19 

 
INCURRED WITH RESPECT THERETO, THE OBLIGATIONS, RESPONSIBILITIES OR LIABILITIES OF THE OWNER THEREOF, OR ANY OTHER MATTER OR THING RELATING TO OR AFFECTING
THE PROPERTY, AND SELLER HEREBY DISCLAIMS AND RENOUNCES ANY OTHER REPRESENTATION OR WARRANTY. PURCHASER, BY ITS ACCEPTANCE OF THE DEED AT CLOSING, ACKNOWLEDGES AND AGREES THAT PURCHASER IS PURCHASING THE PROPERTY WITHOUT RELYING (EXCEPT AS EXPRESSLY
SET FORTH HEREIN AND IN THE DOCUMENTS EXECUTED BY SELLER AT CLOSING) UPON ANY SUCH REPRESENTATION, WARRANTY, STATEMENT OR OTHER ASSERTION, ORAL OR WRITTEN, MADE BY SELLER OR ANY REPRESENTATIVE OF SELLER OR ANY OTHER PERSON ACTING OR PURPORTING TO
ACT FOR OR ON BEHALF OF SELLER WITH RESPECT TO THE PROPERTY BUT RATHER IS RELYING UPON ITS OWN EXAMINATION AND INSPECTION OF THE PROPERTY. PURCHASER REPRESENTS THAT IT IS A KNOWLEDGEABLE PURCHASER OF REAL ESTATE AND THAT IT IS RELYING ON ITS OWN
EXPERTISE AND THAT OF ITS CONSULTANTS IN PURCHASING THE PROPERTY. PURCHASER FURTHER ACKNOWLEDGES AND AGREES THAT THE PROVISIONS OF THIS PARAGRAPH WERE A MATERIAL FACTOR IN THE DETERMINATION OF THE PURCHASE PRICE FOR THE PROPERTY. SELLER AND
PURCHASER HEREBY AGREE THAT, NOTWITHSTANDING ANYTHING CONTAINED IN THIS AGREEMENT TO THE CONTRARY, THIS SECTION 8.8 SHALL SURVIVE THE CLOSING OR ANY RESCISSION, CANCELLATION, OR TERMINATION OF THIS AGREEMENT. 
  

 INITIALED BY PURCHASER 

9. REPRESENTATIONS AND WARRANTIES OF SELLER. Seller represents and warrants to Purchaser the following: 
 9.1. Due Authorization. Seller is a limited partnership, duly organized and validly existing under the laws of the State of Texas. Seller has full
power and authority to execute and deliver this Agreement and all other documents executed and delivered, or to be executed and delivered, by it (contemporaneously herewith or at the Closing) in connection with the transactions described herein and
to perform all of its obligations arising under this Agreement and such other documents. The execution and delivery of this Agreement have been duly authorized and constitutes the legal, valid and binding obligations of Seller. The individuals
executing this Agreement and such other documents on behalf of Seller have the authority to bind Seller hereunder and thereunder. 
 9.2.
Financial Status. Seller is solvent, has not made a general assignment for the benefit of its creditors, and has not admitted in writing its inability to pay its debts as they become due, nor has Seller filed, nor does it contemplate the
filing of, any bankruptcy, reorganization, arrangement, insolvency or liquidation proceedings, or any other proceeding for the relief of debtors in general, nor has any such proceeding been instituted by or against Seller, nor is any such proceeding
to Seller’s knowledge threatened or contemplated. 
  

 20 

 9.3. Condemnation. To Seller’s actual knowledge, no condemnation or eminent domain
proceedings have been instituted against the Property or any part thereof which are presently pending, nor, to Seller’s knowledge, are any such proceedings threatened to be instituted which would affect the Property or any part thereof.

 9.4. Liens and Existing Agreements. To Seller’s actual knowledge, except for the Permitted Exceptions, the Service Contracts
and the Leases, the Property is not subject to any leases or any operating or maintenance agreements which would be binding upon Purchaser or the Property after Closing. 
 9.5. Litigation. Seller has received no written notice of any pending actions, suits, proceedings, or claims, nor, to the knowledge of Seller, is there any action, suit, proceeding, or claim affecting Seller
threatened in any court or by or before any federal, state, county, or municipal department, commission, board, bureau, agency, or other governmental instrumentality, except as set forth in Exhibit P attached hereto and made a part hereof for
all purposes. 
 9.6. Tenant Leases. Attached hereto as Exhibit I is, to Seller’s actual knowledge, a true, correct, and
complete, as of July, 2007, Rent Roll. To Seller’s actual knowledge, the Leases listed on the Rent Roll are, except as otherwise noted thereon, in full force and effect, Seller has received no written notice of uncured default from any of such
Tenants and, to Seller’s knowledge and except as otherwise noted thereon, none of such Tenants are in default of any material obligations under the Leases in any material respect. To Seller’s knowledge and except as otherwise noted
thereon, no legal action is pending with respect to any of the Leases, and Seller has not received written notice that any legal action is threatened by a Tenant with respect to any of the Leases. To Seller’s knowledge, there are no prepayments
of rent under the Leases other than as set forth on the Rent Roll and the Security Deposits. 
 9.7. Security Deposits. Attached
hereto as Exhibit J and by this reference made a part hereof is a schedule of all Security Deposits presently on deposit with Seller for the account of Tenants in occupancy of the Improvements. Seller represents that the Security Deposits set
forth on Exhibit J are, to Seller’s knowledge, all of the Security Deposits being held for Tenants of the Improvements. At the Closing, Purchaser shall receive a credit to the Purchase Price in the amount of the Security Deposits owed to
Tenants as of the Closing Date, and Purchaser shall assume all of Seller’s obligations from and after the Closing Date with respect to such Security Deposits to the extent Purchaser has received a credited therefor. 
 9.8. Service Contracts. Attached hereto as Exhibit K, is a schedule of the Service Contracts now in effect to which Seller is a party.
Seller represents that the Service Contracts set forth on Exhibit K are, to Seller’s knowledge, all of the Service Contracts affecting the Property. No written notice of default has been received by Seller from any of the parties to the
Service Contracts and, to Seller’s knowledge, no event has occurred which, with notice or lapse of time, or both, will constitute any such default. To Seller’s knowledge, the Service Contracts are in full force and effect. 
  

 21 

 9.9. Notices from Insurance Company. No written notice has been received by Seller from any
insurance company which has issued a policy with respect to the Property or by any board of fire underwriters (or other body exercising similar functions) claiming any defects or deficiencies or requesting the performance of any repairs or
alterations. 
 9.10. Insurance. Seller maintains and shall maintain in effect until the Closing Date, its existing insurance covering
the Improvements. 
 9.11. Hazardous Substances or Wastes. Except as disclosed in any environmental reports in Seller’s
possession and delivered to Purchaser , Seller has not received any written notice that it or the Property kept, stored, used, released, or disposed of any Hazardous Substances or Wastes in violation of any laws, and Seller has not received any
written notice that it or the Property is in violation of any applicable state or federal environmental law or regulation pertaining to Hazardous Substances or Wastes. 
 9.12. Lease Commissions. All lease commissions, finder’s fees and similar compensation (collectively “Lease Commissions”) payable in connection with the present term and all prior terms of
the Leases of Tenants now in occupancy have been paid, except for (i) the commission payable under the Property Management and Leasing Agreement dated July 26, 2005 and between 2200 West Loop South, L.P. and Fuller Realty Advisers, Ltd.
for the remainder of the outstanding lease commission involving the Third Amendment to Lease Agreement for Tenaris Global Services (U.S.A.) Corporation (the “Tenaris Commission” and (ii) Lease Commissions payable with respect to
extensions, expansions and renewals which have not been exercised as of the date hereof. Attached hereto as Exhibit L is a schedule of all agreements which provide for the payment of Lease Commissions with respect to new Leases and/or
extensions, expansions and renewals of existing Leases after the Date of this Agreement. At or before Closing, Seller shall pay (a) the Tenaris Commission and (b) Seller’s “proportionate share,” as defined below, of all
Lease Commissions payable with respect to the primary term of any new Lease entered into prior to the Closing Date, but shall not pay and shall not be obligated to pay any Lease Commissions payable with respect to extensions, expansions or renewals
of any existing Lease or any new Lease provided that such new Lease was entered into in accordance with the terms of Section 13.4 of this Agreement. Purchaser shall assume at Closing and shall be obligated to pay (1) its
“proportionate share,” as defined below, of all Lease Commissions payable with respect to any new Lease entered into after the Date of this Agreement and prior to the Closing Date in accordance with the terms of Section 13.4 below to
the extent approved by Purchaser, and (2) all Lease Commissions payable with respect to extensions, expansions and renewals of any new Lease entered into after the Date of this Agreement, provided such new Lease is entered into in accordance
with the terms of Section 13.4 below and the leasing commission payable with respect thereto is disclosed in writing to Purchaser in Seller’s written request for Purchaser’s consent to such new Lease. As used in this
Section 9.12, Seller’s “proportionate share” of all Lease Commissions payable with respect to the primary term of any new Lease entered into after the Date of this Agreement shall be equal to the proportion that the number of
days from the commencement date of such Lease to the Closing Date bears to the total number of days during the primary term of such new Lease, and Purchaser’s “proportionate share” of all Lease Commissions payable with respect to the
primary term of any new Lease entered into after the Date of this Agreement shall be equal to the 

  

 22 

 
proportion that the number of days from the Closing Date to the termination date of the primary term of such new Lease bears to the total number of days
during the primary term of such new Lease. For the avoidance of doubt, if the commencement date of any new Lease entered into after the Date of this Agreement occurs after the Closing Date, then Seller’s “proportionate share” of all
Lease Commissions payable with respect to such Lease shall be 0%, and Purchaser’s “proportionate share” of all Lease Commissions payable with respect to such Lease shall be 100%. 
 9.13. Restricted Persons. Neither Seller nor any of its affiliates, nor any of their respective partners, members, shareholders or other equity
owners, and none of their respective employees, officers, directors, representatives or agents is, nor will they become, a person or entity with whom United States persons or entities are restricted from doing business under regulations of the
Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order (including the September 24,
2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action, and is not and will not engage in any dealings or transactions or be otherwise
associated with such persons or entities. 
 9.14. Seller’s Knowledge. Whenever any representation, certification or warranty is
stated in this Agreement or in any of the documents delivered pursuant to this Agreement to be “to the best of Seller’s knowledge,” “to Seller’s actual knowledge,” or to “Seller’s knowledge,” such
representation and warranty shall be limited to being to the best of the knowledge, information and belief, without any express or implied duty of investigation or diligence, of Paul Moreton and Mark Welch, representatives of Seller (who Seller
represents are the most knowledgeable persons with respect to the matters covered by Seller’s representations and warranties); consequently, Seller shall have no obligation or liability to Purchaser of any nature whatsoever on account of or
with respect to any untrue or inaccurate warranty or representation made to the best of Seller’s knowledge or to Seller’s actual knowledge unless any one of Paul Moreton and Mark Welch had actual personal knowledge that such representation
or warranty was untrue or inaccurate when made. 
 9.15. Seller’s Obligations. Seller shall diligently and continuously use its
commercially reasonable efforts to satisfy or cause to be satisfied all of the conditions to Seller’s obligations under this Agreement set forth in Section 12.1 below, within the time periods provided herein for the satisfaction of such
conditions. 
 10. REPRESENTATIONS, WARRANTIES, AND COVENANTS OF PURCHASER. Purchaser represents and warrants to Seller, and covenants
with Seller, as follows: 
 10.1. Due Authorization. Purchaser is a limited partnership duly formed, validly existing and in good
standing under the laws of the State of Delaware. Purchaser has full power and authority to execute and deliver this Agreement and all other documents executed and delivered, or to be executed and delivered, by it (contemporaneously herewith or at
the Closing) in connection with the transactions described herein and to perform all of its obligations arising 

  

 23 

 
under this Agreement and such other documents. The execution and delivery of this Agreement have been duly authorized and constitutes the legal, valid and
binding obligations of Purchaser. The persons executing this Agreement and such other documents on behalf of Purchaser have the authority to bind Purchaser hereunder and thereunder. 
 10.2. Applicable Laws. Neither the execution and delivery of this Agreement nor any other documents executed and delivered, or to be executed and
delivered by Purchaser (contemporaneously herewith or at the Closing) in connection with the transactions described herein will violate any provision of Purchaser’s articles of incorporation or by-laws or of any agreements, regulations, or laws
to which Purchaser is bound. 
 10.3. Litigation and Other Proceedings. To Purchaser’s knowledge, there is no action, suit,
proceeding, or claim affecting Purchaser pending or being prosecuted in any court or by or before any federal, state, county, or municipal department, commission, board, bureau, agency, or other governmental instrumentality which would prevent
consummation by Purchaser of the acquisition of the Property or materially and adversely affect the performance of any of Purchaser’s other obligations hereunder to be performed prior to, at or after Closing. 
 10.4. Financial Status. Purchaser and Purchaser’s Member(s) or Owner(s) have not made a general assignment for the benefit of its creditors,
and has not admitted in writing its inability to pay its debts as they become due, nor has Purchaser filed, nor does it contemplate the filing of, any bankruptcy, reorganization, arrangement, insolvency or liquidation proceedings, or any other
proceeding for the relief of debtors in general, nor has any such proceeding been instituted by or against Purchaser, nor is any such proceeding to Purchaser’s knowledge threatened or contemplated. 
 10.5. Purchase Funds: Restricted Persons. All funds to be used by Purchaser as payment of the Purchase Price at Closing are from sources operating
under, and in compliance in all material respects with, all federal, state and local statutes and regulations and are free of all liens and claims of lien. Neither Purchaser nor any of its affiliates, nor any of their respective partners, members,
shareholders or other equity owners, and none of their respective employees, officers, directors, representatives or agents is, nor will they become, a person or entity with whom United States persons or entities are restricted from doing business
under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order
(including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action, and is not and will not engage in any dealings
or transactions or be otherwise associated with such persons or entities. 
 10.6. Purchaser’s Obligations. Purchaser shall
diligently and continuously use its commercially reasonable efforts to satisfy or cause to be satisfied all of the conditions to Purchaser’s obligations under this Agreement set forth in Section 12.2 below, within the time periods provided
herein for the satisfaction of such conditions. 
  

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 11. SURVIVAL OF REPRESENTATIONS AND WARRANTIES; LIMITATION ON LIABILITY. The representations and
warranties set forth in this Agreement are made as of the Date of this Agreement and are remade as of the Closing Date and shall survive the Closing, but written notification of any claim arising therefrom must be received by the party making the
representation or warranty prior to the first day of the ninth (9th) month following the Closing or such claim shall be forever barred and the party making the representation or warranty shall have no liability with respect thereto. In
addition, upon receipt of written notification of any such claim, the party making the representation or warranty shall first be afforded at least ten (10) days to cure any breach of its representations and warranties prior to the other
party’s filing any claim in connection therewith. The aggregate liability, if any, of Purchaser for breach of any representations and warranties made by it shall not exceed an amount equal to the amount of Earnest Money and the aggregate
liability of Seller for breach of any representations and warranties made by it shall not exceed an amount equal to $700,000.00 in the aggregate (which cap on liability shall not apply to any amounts payable by Seller under Section 6.4 of this
Agreement); and recovery of actual damages up to such amounts is the sole and exclusive remedy for any such breach; provided, however, that Seller shall have no liability to Purchaser for matters disclosed by Seller to Purchaser in writing or
actually known to Purchaser prior to the Date of this Agreement. 
 12. CONDITIONS. 
 12.1. Purchaser’s Conditions. In addition to any other conditions provided in this Agreement, Purchaser’s obligation to purchase the
Property pursuant to this Agreement is subject to the satisfaction of each of the following conditions as of the Closing Date (collectively, the “Purchaser Closing Conditions”): 
 12.1.1. Representations True. All of the representations and warranties made by Seller in this Agreement shall be true and correct in all
material respects at and as of the Closing Date as though such representations and warranties were made at and as of the Closing Date. 
 12.1.2. Seller’s Performance. There shall exist no Seller Default. As used herein, “Seller Default” shall mean the breach of any of Seller’s representations and warranties set forth herein, in any material
respect, or the failure of Seller to have performed any of Seller’s material obligations under this Agreement, which breach or failure remains uncured for a period ending on the first to occur of (i) ten (10) days following the
delivery of written notice of default from Purchaser or (ii) the Closing Date. In the event of a material breach of a representation or warranty by Seller for which Purchaser will not be made whole at the Closing by payment from Seller or
credit to the Purchase Price to adjust for any reduction in value of the Property based on such material misrepresentation or incorrect warranty pursuant to an agreement between Seller and Purchaser, such breach (and any Seller Default arising as a
result of such breach) shall not be deemed to be curable merely by correction of such representation or warranty. It is specifically agreed that, in the event of an asserted material breach of a representation or warranty of Seller, neither Seller
nor Purchaser shall be obligated to enter into an agreement to provide for a reduction in the Purchase Price or payment to Purchaser in order to cure such Seller Default. 
  

 25 

 12.1.3. Seller’s Execution and Delivery. On or before the Closing Date, Seller shall have
executed and delivered all documents required to be delivered by Seller pursuant to the terms of this Agreement. 
 12.1.4. Tenant
Estoppel Certificates; SNDA’s. Seller shall have obtained and delivered to Purchaser by the Closing a Tenant Estoppel Certificate with respect to Leases totaling 80% of the space leased in the Improvements as of the Closing Date, but
specifically including Tenant Estoppel Certificates from Morgan Stanley and Siderca Corporation, each duly executed by an authorized signatory of the Tenant under such Lease and dated within forty-five (45) days of the date of Closing. Seller
shall submit the form of the Tenant Estoppel Certificate attached hereto as Exhibit D with respect to all Leases within three (3) business days after the Date of this Agreement and Seller shall promptly remit to Purchaser the executed
Tenant Estoppel Certificate after Seller’s receipt of the same. If Seller does not receive the required Tenant Estoppel Certificates on or before the Closing Date, Seller may extend the Closing Date up to fourteen (14) days to allow Seller
to obtain such estoppel certificates. In order for this condition to be satisfied, the executed Tenant Estoppel Certificates may not disclose the existence of any default under the lease referred to therein and shall contain information that is
consistent with and confirms the terms of the tenant leases, and information contained in the Rent Roll delivered to Purchaser on or before the date of this Agreement, and any material changes to the form of the Tenant Estoppel Certificate must be
satisfactory to Purchaser in its sole discretion; provided that, if Purchaser fails to reject to any change in the form of Tenant Estoppel Certificate by any Tenant by delivery to Seller of written notice of such objections within four
(4) Business Days after receipt of such Tenant Estoppel Certificate, then Purchaser shall be deemed to have approved all changes in such Tenant Estoppel Certificate. Seller agrees to use Seller’s diligent, good faith efforts to obtain such
Tenant Estoppel Certificates prior to the expiration of the Inspection Period. 
 Seller agrees that upon the request of Purchaser prior to
the expiration of the Inspection Period, Seller shall deliver to Tenants at the Property, the form of subordination, non-disturbance and attornment agreement required by Purchaser’s lender (“SNDA”) and Seller shall use
commercially reasonable efforts to deliver to Purchaser prior to the Closing Date SNDAs from all tenants at the Property; provided, however, that it shall not be a condition to Closing that Seller deliver the SNDAs and Seller’s failure to
deliver the SNDAs shall in no instance constitute a default by Seller under this Agreement. 
 12.1.5. Issuance of Title Policy. At
Closing, the Title Underwriter, acting by and through the Title Agent shall have irrevocably committed to issue the Title Policy. However, it is Purchaser’s responsibility to assure itself that any desired endorsements to the Title Policy will
be available and issued, it being expressly agreed that such endorsements shall not constitute a part of Purchasers Closing Conditions. 
 12.1.6 Purchaser’s Benefit. The contingencies set forth in this Section 12.1 are for the sole benefit of Purchaser, and Purchaser may elect in writing to waive any such contingency reserved for its benefit and proceed to
consummate the transaction contemplated hereby. If Purchaser accepts the Deed to the Real Property, Purchaser shall be deemed to have satisfied or waived each of the conditions to Purchaser’s obligations under this Agreement. If 

  

 26 

 
any contingency set forth in Sections 12.1.1 through 12.1.5 has not been satisfied or waived within the required time then Purchaser shall be entitled as its
sole remedy to terminate this Agreement by written notice to Seller on or prior to the date set forth herein for the satisfaction of such contingency, and thereupon receive a refund of the Earnest Money from Seller, and upon Purchaser’s receipt
of the Earnest Money, this Agreement shall terminate and the parties hereto shall have no further rights or obligations at closing, hereunder, except for any right or obligation under any provision hereof which expressly survives the termination of
this Agreement. 
 12.2. Seller’s Conditions. In addition to any other conditions provided in this Agreement, Seller’s
obligation to perform its undertakings provided in this Agreement (including, but not limited to, Seller’s obligations to sell the Property) are subject to the satisfaction of each of the following conditions: 
 12.2.1. Representations True. All of the representations and warranties made by Purchaser in this Agreement shall be true and correct in all
material respects at and as of the Closing Date as though such representations and warranties were made at and as of the Closing Date. 
 12.2.2. Purchaser’s Performance. Purchaser shall have complied with and performed in all material respects all of its obligations and covenants set forth in this Agreement. 
 12.2.3. Purchaser’s Execution and Delivery. On or before the Closing Date, Purchaser shall have executed and delivered all documents
required to be delivered by Purchaser pursuant to the terms of this Agreement. 
 12.2.4. Seller’s Benefit. The contingencies
set forth in this Section 12.2 are for the sole benefit of Seller, and Seller may elect in writing to waive any such contingency reserved for its benefit and proceed to consummate the transaction contemplated hereby. If Seller accepts payment
of the Purchase Price, Seller shall be deemed to have satisfied or waived each of the conditions to Seller’s obligations under this Agreement. If any of the conditions set forth in this Section 12.2 have not been satisfied or waived within
the time required, Seller shall be entitled to pursue its remedies hereunder as provided in Section 16.2. 
 13. OPERATIONS PRIOR TO
CLOSING. Between the date of execution of this Agreement and the Closing Date: 
 13.1. Operation of Improvements. The Improvements
shall be operated and managed in their present manner. 
 13.2. Compliance with Existing Agreements. All of the material terms,
conditions, and provisions of the Leases and the Service Contracts shall be complied with by Seller in all material respects and all payments due thereunder by Seller shall be made. 
 13.3. New Agreements. Prior to the expiration of the Inspection Period and provided notice is given to Purchaser within three (3) business
days after such action and in any event at least two (2) business days prior to the expiration of the Investigation Period, Seller shall 

  

 27 

 
not (i) enter into any Service Contract for or on behalf of or affecting the Property without Purchaser’s prior written consent if such contract
would be binding on Purchaser after Closing and such contract cannot be terminated on thirty (30) days (or less) notice without charge, cost, penalty or premium to Purchaser; or (ii) renew, modify, or cancel any of the Service Contracts
without the prior written consent of Purchaser if such contract would be binding on Purchaser after Closing and such contract cannot be terminated on thirty (30) days (or less) notice without charge, cost, penalty, or premium to Purchaser;
(iii) renew, modify, cancel, accept surrender, or accept any rental (other than a Security Deposit) more than one (1) month in advance under any of the Leases without the prior written consent of Purchaser, or (iv) except as
hereinafter provided, enter into any new Leases for all or any portion of the Improvements. 
 Purchaser’s failure to approve or
disapprove in writing any such proposed Service Contract within five (5) business days of notice from Seller shall be deemed to be its approval of such proposed Service Contract. 
 13.4 Leasing Matters. From and after the Date of this Agreement, Seller shall not (i) renew, modify, cancel, accept surrender, or accept any
rental (other than a Security Deposit) more than one (1) month in advance under any of the Leases, or (ii) enter into any new Leases for all or any portion of the Improvements (other than month-to-month storage leases), without in each
instance obtaining the prior written consent of Purchaser, which may be given or withheld by Purchaser in its sole and absolute discretion. If Seller desires to enter into any such lease of vacant space, or to renew any existing Lease, it shall
provide written request to Purchaser for Purchaser’s consent describing the terms of any renewal of an existing Lease, and/or any proposed new lease, including all construction obligations, tenant improvement costs and allowances and leasing
commissions for such renewed or new lease. Purchaser shall thereafter have five (5) business days after receipt of such information in each case to provide its written approval or disapproval thereof. Any failure by Purchaser to respond within
such five (5) business day period shall be deemed disapproval by Purchaser thereof. 
 13.5 No Further Encumbrances. From and
after the Date of this Agreement, Seller shall not alienate, lien, encumber or otherwise transfer all or any interest in the Property (other than to Purchaser at Closing), except with the written approval of Purchaser or as may be permitted in the
Agreement. 
 13.6 Marketing. Seller and its agents and employees shall have the right during the term of this Agreement to market the
Property for sale to other third party prospective purchasers, including the right to enter into “back-up” contracts for the sale of the Property, and such activity shall not be default under the terms of this Agreement as long as Seller
informs all such prospective purchasers of the existence of this Agreement and such purchasers agree that there rights are subject and subordinate to the terms of this Agreement. Seller covenants that there is no validly existing agreement for the
sale and purchase of the Property that is superior or has priority over this Agreement. 
 13.7 Future Notices. Seller shall promptly
deliver to Purchaser any notices it may hereafter receive from time to time that, if not delivered to Purchaser, would cause the representations and warranties set forth in Article 9 above to be untrue if made after Seller’s receipt of such
notices. 
  

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 14. FIRE AND CASUALTY. Seller shall maintain in effect until the Closing Date all insurance
policies currently in force with respect to the Property including liability insurance and fire and extended coverage insurance. If at any time prior to the date of Closing a “material,” as defined below, portion of the Property is
destroyed or damaged as a result of fire or any other casualty whatsoever, then at Purchaser’s option, to be exercised within fifteen (15) days after receipt of written notice from Seller of such destruction or damage, this Agreement shall
terminate, the Earnest Money shall be returned to Purchaser, and neither party shall have any further liability or obligation to the other hereunder except for any right or obligation under any provision hereof which expressly survives the
termination of this Agreement. For purposes hereof, the term “material” shall be deemed to be any of (i) damage or destruction to the Improvements where the cost to repair the Improvements is in excess of $1,000,000.00, as determined
by Purchaser; (ii) any damage or destruction which is not fully (other than deductibles) covered by Seller’s insurance; (iii) any damage or destruction that would permit a Tenant to terminate its Lease and/or abate rent, whether or
not such Tenant so terminates its Lease and/or abates rent thereunder unless, prior to Closing, such Tenant waives in writing its right to terminate its Lease and/or abate rent as a result of such casualty; (iv) the damage results in access to
or parking on the Property being adversely affected, or (v) the damage results in the Property violating any laws or failing to comply with zoning or any covenants, conditions or restrictions affecting the Property. If less than a material
portion of the Property is damaged or destroyed or if a material portion is damaged or destroyed and Purchaser elects not to terminate this Agreement, the parties shall proceed to the Closing without reduction in the Purchase Price other than by the
amount of the deductible under Seller’s insurance policy, self-insured amount or uninsured amount, as the case may be, and all insurance proceeds paid or payable to Seller and not spent by Seller to protect or stabilize the Property prior to
Closing shall belong to Purchaser and shall be paid over and assigned to Purchaser at Closing and Seller shall not make any settlements without Purchaser’s prior written approval. Seller shall have no obligation to make any repairs to the
Property in the event of a damage or destruction; provided, however, that Seller shall bear all risk of loss prior to the Closing Date. 
 15. EMINENT DOMAIN. In the event of a taking by, or commencement of, condemnation or eminent domain proceedings of a “material,” as defined below, portion of the Property prior to the Closing Date, Seller shall
promptly give written notice thereof to Purchaser and, at Purchaser’s option to be exercised within fifteen (15) days after receipt of notice from Seller of such proceedings, this Agreement shall terminate, the Earnest Money shall be
returned to Purchaser, and neither party shall have any further liability or obligation to the other hereunder except for any right or obligation under any provision hereof which expressly survives the termination of this Agreement. For purposes
hereof, the term “material” shall be deemed to mean any condemnation or eminent domain proceeding that will result in (i) the permanent loss of one or more points of access to the Property, (ii) the permanent loss of enough
parking spaces (which cannot be reasonably replaced elsewhere on the Property) so that the Property fails to contain the minimum number of spaces required by applicable zoning requirements or in violation of parking requirements contained in any of
the Leases or recorded documents, (iii) loss of any building comprising the Improvements or any portion thereof, (iv) affects more than the equivalent of One Million and No/100 Dollars ($1,000,000), in value, as reasonably determined by

  

 29 

 
Purchaser, or (v) entitles any Tenant to terminate its Lease or abate rent. If Purchaser does not terminate the Agreement pursuant to this Article 15,
Seller shall pay over to Purchaser on the Closing Date all monies received or collected by Seller by reason of such condemnation or eminent domain proceeding, and Seller shall further assign and transfer to Purchaser all of Seller’s right,
title and interest of, in and to any awards that have been or may be made for such condemnation or eminent domain proceedings and the additional money that may be payable when the same is and becomes assignable as a matter of law. 
 16. FAILURE TO CLOSE. 
 16.1.
Seller’s Default. If the sale and purchase of the Property contemplated by this Agreement is not consummated on account of the Seller’s default hereunder, the Earnest Money shall be promptly returned to Purchaser by Seller on
demand, and the Purchaser shall have, in addition to any other right or remedy expressly provided hereunder, the right, as its sole and exclusive remedy on account of such default or breach by Seller, to either (i) terminate this Agreement and
receive back the Earnest Money, or (ii) in the case of the failure of Seller to convey the Property as provided in this Agreement, subject to Section 7.2, seek specific performance of Seller’s obligation to convey the Property in
accordance with the terms and conditions of this Agreement; provided that any right of specific performance on the part of Purchaser shall be expressly contingent upon Purchaser not being in default in the performance of any and all of
Purchaser’s obligations under this Agreement and commencing such action for specific performance within thirty (30) days following the scheduled Closing Date under this Agreement. In the event Purchaser has the right to specific
performance of this Agreement and fails to file an appropriate action for specific performance in a court with jurisdiction for such action within the thirty (30) day period provided, Purchaser shall then be irrevocably deemed to have waived
such right of specific performance in which event, Purchaser’s sole remedy shall be as set forth in the foregoing clause (i). In the event the Closing does not occur, Purchaser shall not have the right to proceed against Seller for monetary
damages (other than under Section 17.1) and Purchaser hereby waives and releases any right to (and hereby covenants that it shall not) assert any remedies against Seller other than (a) those listed in this Section 16.1 on account of
any asserted default or breach by Seller and (b) in enforcement of any claim under Section 17.1. 
 16.2. Purchaser’s
Default. If Purchaser fails to purchase the Property when it is obligated to do so under the terms of this Agreement, then Seller shall be entitled, as its sole and exclusive remedy hereunder, to take and use for its own account the Earnest
Money as full liquidated damages for such default of Purchaser, the parties hereto acknowledging that it is impossible to estimate more precisely the damages which might be suffered by Seller upon Purchaser’s default. Seller’s retention of
said Earnest Money is intended not as a penalty, but as full liquidated damages. The right to retain such sums as full liquidated damages is Seller’s sole and exclusive remedy in the event of default hereunder by Purchaser (other than with
respect to claims by Seller arising under Sections 8.3 and 17.1), and Seller hereby waives and releases any right to (and hereby covenants that it shall not) sue Purchaser: (i) for specific performance of this Agreement; or (ii) to recover
actual damages (other than with respect to claims by Seller arising under Sections 8.3 and 17.1). 
  

 30 

 17. BROKERAGE AND OTHER FEES. 
 17.1. Representations Regarding Brokers. Except as set forth in Section 17.2 hereof, Seller and Purchaser each represent and warrant to the
other that it has not employed, retained, or consulted any broker, agent, or finder in carrying on the negotiations in connection with this Agreement or the purchase and sale referred to herein, and Seller and Purchaser each hereby indemnify and
agree to hold the other harmless from and against any and all claims, demands, causes of action, debts, liabilities, judgments and damages (including costs and reasonable attorneys’ fees incurred in connection with the enforcement of this
indemnity) which may be asserted or recovered against the indemnified party on account of any brokerage fee, commission, or other compensation arising by reason of the indemnitor’s breach of this representation and warranty. Subject to the
provisions of Article 37 below, Seller shall indemnify hold Purchaser harmless from and against any and all claims, demands, causes of action, debts, liabilities, judgments and damages (including costs and reasonable attorneys’ fees incurred in
connection with the enforcement of this indemnity) incurred by Purchaser in connection with Seller’s failure to pay the commission required by Section 17.2 below. This Section 17.1 shall survive the Closing or any termination,
cancellation, or rescission of this Agreement. 
 17.2. Amount and Method of Payment of Commission. Seller and Purchaser acknowledge
that Holliday Fenoglio Fowler, L.P. has been retained as “Broker” and represents Seller in connection with the sale of the Property by Seller to Purchaser, and Seller hereby agrees that Seller shall pay to Broker upon, but only upon, final
consummation of the transaction contemplated herein, a real estate commission pursuant to a separate written agreement between Seller and Broker. This Section 17.2 shall survive the Closing or any termination, cancellation, or rescission of
this Agreement. 
 18. ASSIGNABILITY. 
 18.1. By Purchaser. Purchaser shall not assign, sell, convey, or otherwise transfer any or all its rights under this Agreement without the prior written consent of Seller, which consent may be withheld in the
sole and absolute discretion of Seller. Notwithstanding the foregoing, Purchaser shall have the right, without Seller’s consent, to assign this Agreement, in whole but not in part, to an entity that is a real estate investment trust
(“REIT”) (or that is wholly owned directly or indirectly by a REIT) for which Purchaser or an affiliate of Purchaser acts as the investment advisor. No assignment of this Agreement shall be effective unless Purchaser notifies Seller of
such assignment at least three (3) business days prior to the Closing Date, and no assignment of this Agreement shall relieve the Purchaser of its duties and responsibilities under this Agreement. Notwithstanding the foregoing, if
Purchaser’s assignee or nominee has satisfied all of Purchaser’s obligations under this Agreement as of the Closing Date (including, without limitation, the payment of the Purchase Price to Seller, subject to permitted prorations), and has
signed a written assumption of all of Purchaser’s obligations under this Agreement, effective upon Closing, Purchaser (but not the assignee) shall automatically be released from any further obligations or responsibilities under this Agreement.

  

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 18.2. Successors and Assigns. Subject to the foregoing, this Agreement and the terms and
provisions hereof shall inure to the benefit of and be binding upon the successors and assigns of the parties. 
 19. WAIVER. CONSENT.
This Agreement supersedes all prior agreements between the parties hereto with respect thereto. No claim of waiver, modification, consent or acquiescence with respect to any of the provisions of this Agreement shall be made against either party,
except on the basis of a written instrument executed by or on behalf of such parties. 
 20. GOVERNING LAW. This Agreement shall be
governed by and construed in accordance with the laws of the State of Texas. 
 21. HEADINGS. The headings of the several articles,
sections, and paragraphs of this Agreement are inserted solely for the convenience of reference and are not a part of and are not intended to govern, limit, or aid in the construction of any term or provision hereof. 
 22. NOTICES. Unless otherwise specifically provided in this Agreement, all notices, requests, and demands to be made under this Agreement to the
parties in this Agreement shall be in writing and shall be delivered by hand, sent by United States registered or certified mail, return receipt requested, through the United States Postal Service, or sent by prepaid Federal Express or similar
reputable courier service or by facsimile transmittal (with a copy deposited for delivery by First Class Mail within one (1) business day after facsimile transmittal) (subject to the right of a party to designate a different address in the
United States for itself by notice similarly given): 
  

			
	Purchaser:	  	 c/o KBS Capital Advisors LLC
 205 West Wacker,
Suite 1000
 Chicago, IL 60606
 Attention: Bill Rogalla

Facsimile: (312) 726-6804

		
	With Copies To:	  	 c/o KBS Capital Advisors LLC
 620 Newport Center
Drive, Suite 1300
 Newport Beach, CA 92660
 Attention: James I.
Chiboucas, Esquire
 Facsimile: (949) 417-6523

		
	and to:	  	 Morgan, Lewis & Bockius LLP
 5 Park Plaza,
Suite 1750
 Irvine, CA 92614
 Attention: L. Bruce Fischer,
Esquire
 Facsimile: (949) 399-7001

  

 32 

			
	Seller:	  	 2200 West Loop South, L.P.
 c/o Corrigan Properties, Inc.

 2100 McKinney, Suite 1750
 Dallas, TX 75201
 Attention: Mark Welch
 Facsimile: (214) 468-9242

		
	With Copies To:	  	 Owens, Clary and Aiken, L.L.P.
 700 North Pearl Street,
Suite 1600
 Dallas, Texas 75201
 Attention: Robert L.
Owens
 Facsimile No.: (214) 698-2121
 Telephone No.: (214)
698-2101

		
	 Escrow Agent/
 Title Agent:
	  	 Vandiver & Castleman Land Title Company
 7500 San
Felipe, Suite 1020
 Houston, Texas 77057
 Attn: Mr. Frank
Vandiver
 Facsimile No.: (713) 589-8999
 Telephone No.: (713)
589-9000

 Any such notice, request or demand shall be considered given on the date of such hand or courier
delivery, deposit in the United States mail or facsimile transmittal, and the time period (if any is provided herein) in which to respond to such notice, request or demand shall commence on the date of hand or courier delivery or facsimile
transmittal or on the date received following deposit in the United States mail as provided above. Rejection or other refusal to accept or inability to deliver because of changed address of which no notice was given shall be deemed to be receipt of
the notice, request or demand. By giving at least five (5) days’ prior written notice thereof, any party may from time to time and at any time change its mailing address hereunder. Any notice, request or demand of any party may be given by
such party’s counsel. 
 23. SEVERABILITY. If any provision of this Agreement or the application thereto to any person or
circumstance shall be invalid or unenforceable to any extent, the remainder of this Agreement and the application of such provisions to the other persons or circumstances shall not be affected thereby and shall enforced to the greatest extent
permitted by law. 
 24. FURTHER ASSURANCES. Each party hereto agrees to do all acts and things and to make, execute and deliver such
written instruments as shall be reasonably necessary to carry out the terms and provisions of this Agreement. 
 25. OTHER PARTIES.
Nothing in this Agreement shall be construed as giving any person, firm, corporation, partnership, or other entity, other than the parties hereto, their successors and assigns, any rights, remedy or claim under or in respect to this Agreement or any
provision hereof. 
  

 33 

 26. COUNTERPARTS. This Agreement may be executed in any number of counterparts, each of which so
executed shall be deemed an original; such counterparts together shall constitute the one agreement. 
 27. TIME IS OF THE ESSENCE.
Time is of the essence of this Agreement; provided, however, that if the time within which any action, consent, approval. or other activity herein contemplated, expires on a Saturday, Sunday, or national or banking holiday in the State of
Texas, such time period shall automatically be deemed extended to the first day after the scheduled termination of such time period which is not a Saturday, Sunday, or national or banking holiday in the State of Texas. Unless otherwise specified, in
computing any period of time described herein, the day of the act or event after which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included in such calculation. Unless
otherwise expressly provided herein, the last day of any period of time described herein shall be deemed to end at 5:00 P.M. Houston, Texas time. 
 28. DELAY NOT A WAIVER. No failure or delay by a party to exercise any right it may have by reason of the default of the other party shall operate as a waiver of default or modification of this Agreement or shall prevent the exercise
of any right by the first party while the other party continues to be so in default. 
 29. Intentionally Omitted. 
 30. NO PARTNERSHIP. Nothing contained in this Agreement shall be construed to create a partnership or joint venture between the parties or their
successors in interest. 
 31. NO PUBLIC DISCLOSURE. Purchaser shall make no public disclosure of the terms of this transaction,
either before or after Closing, without the prior written consent of Seller (which consent shall not be unreasonably withheld, conditioned or delayed), except that Purchaser may discuss the transaction in confidence with proposed joint venturers or
prospective lenders. Notwithstanding the foregoing, nothing contained herein shall impair Purchaser’s (or its permitted assignee’s) right to disclose information relating to this Agreement or the Property (a) to any due diligence
representatives and/or consultants that are engaged by, work for or are acting on behalf of, any securities dealers and/or broker dealers evaluating Purchaser or its permitted assignees, (b) in connection with any filings (including any
amendment or supplement to any S-11 filing) with governmental agencies (including the SEC) by any REIT holding an interest (direct or indirect) in any permitted assignee of Purchaser, and (c) to any broker/dealers in the REIT’s
broker/dealer network and any of the REIT’s investors. 
 32. SECTION 1031 EXCHANGE. Either party may consummate the purchase or
sale (as applicable) of the Property as part of a so-called like kind exchange (an “Exchange”) pursuant to § 1031 of the Code, provided that: (a) the Closing shall not be delayed or affected by reason of the Exchange nor
shall the consummation or accomplishment of an Exchange be a condition precedent or condition subsequent to the exchanging party’s obligations under this Agreement, (b) the exchanging party shall effect its Exchange through an assignment
of this Agreement, or its rights under this Agreement, to a qualified intermediary, (c) neither party shall be required to take an assignment of the purchase agreement for the relinquished or replacement 

  

 34 

 
property or be required to acquire or hold title to any real property for purposes of consummating an Exchange desired by the other party; and (d) the
exchanging party shall pay any additional costs that would not otherwise have been incurred by the non-exchanging party had the exchanging party not consummated the transaction through an Exchange. Neither party shall by this Agreement or
acquiescence to an Exchange desired by the other party have its rights under this Agreement affected or diminished in any manner or be responsible for compliance with or be deemed to have warranted to the exchanging party that its Exchange in fact
complies with § 1031 of the Code. In connection with any such exchange, the non-exchanging party shall not be obligated to execute any documentation other than a simple consent and/or acknowledgement. 
 33. LIMITATION OF LIABILITY. Purchaser hereby acknowledges and agrees that in no event shall any limited partner of Seller ever be liable to
Purchaser as a result of a breach of this Agreement, and Purchaser agrees to look solely to Seller for satisfaction of any claim, loss or damage, even if Seller is hereinafter dissolved. Seller acknowledges that Seller’s obligations with
respect to any covenant, indemnity, representation or warranty under this Agreement which expressly survives the Closing shall be considered a “liability” for purposes of any partner or member distribution limitation imposed under
applicable limited partnership and/or limited liability laws. 
 34. NO PROCESSING. Without Seller’s prior written consent, until
the Closing, Purchaser shall not make any application to any governmental agency for any permit, approval, license or other entitlement for the Property or the use or development thereof, or have any communications with any governmental agency or
official relating to the condition (environmental or otherwise) of the Property; provided, however, that Purchaser shall not be prohibited from communicating with the applicable governmental agencies regarding the zoning condition of the Property.

 35. RECORDATION. Purchaser and Seller agree not to record this Agreement or any memorandum hereof. 
 36. PROPER EXECUTION. The submission by Seller to Purchaser of this Agreement in unsigned form shall be deemed to be a submission solely for
Purchaser’s consideration and not for acceptance and execution. Such submission shall have no binding force and effect, shall not constitute an option, and shall not confer any rights upon Purchaser or impose any obligations upon Seller
irrespective of any reliance thereon, change of position or partial performance. The submission by Seller of this Agreement for execution by Purchaser and the actual execution and delivery thereof by Purchaser to Seller shall similarly have no
binding force and effect on Seller unless and until Seller shall have executed this Agreement and a counterpart thereof shall have been delivered to Purchaser, and the Initial Earnest Money shall have been received by Seller. 
 37. EXPIRATION. This Agreement shall constitute an offer by Seller to Purchaser open for acceptance by Purchaser until 5:00 P.M. Houston, Texas
time on July 27, 2007, by which time two (2) unaltered facsimile counterparts of this Agreement, duly executed by Purchaser, must have been received by Seller. If such written acceptance is not so received, this 

  

 35 

 
Agreement, unless the period for acceptance is extended in writing by Seller, shall be deemed withdrawn and of no further force and effect. 
 38. [Intentionally Deleted.] 
 39.
SERVICE CONTRACTS. Prior to the expiration of the Inspection Period, Purchaser shall notify Seller as to which Service Contracts, if any, Purchaser will assume for the Property and which Service Contracts for the Property shall be terminated
by Seller at Closing. Purchaser will assume the obligations first accruing and arising from and after the Closing Date under those Service Contracts that are not in default as of the Closing Date and which Purchaser has elected in writing to assume.
Seller shall terminate at Closing all Service Contracts that are not so assumed (to the extent terminable). 
 40. RECORDATION AND
DELIVERY OF FUNDS AND DOCUMENTS. When Purchaser and Seller have satisfied their respective Closing obligations under Sections 6.2 and 6.3 hereof and each of the conditions under Article 12 hereof have either been satisfied or waived, Escrow
Agent shall promptly undertake or cause to be undertaken all of the following in the manner indicated and as more particularly instructed in Purchaser and Seller’s Closing instructions: 
 40.1 Prorations. Prorate and allocate all matters as described in Sections 6.3 and 6.4 hereof; 
 40.2 Recording. Cause the Deed and any other documents which the parties hereto may mutually direct, to be recorded in the official records of the
county in which the Property is located in the order set forth in Purchaser’s and Seller’s Closing instructions; 
 40.3
Funds. Disburse funds deposited by Purchaser with Escrow Agent towards payment of all items chargeable to the account of Purchaser pursuant to this Agreement, including, without limitation, the payment of the Purchase Price to Seller;

 40.4 Document Delivery. Deliver originals and conformed copies of all documents to Seller and Purchaser, as appropriate; and

 40.5 Title Policy. Acting as Title Agent, on behalf of the Title Underwriter, issue the Title Policy to Purchaser. 
 Signatures on next page 
  

 36 

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the dates set forth below.

  

					
	SELLER:	 	
	
	 2200 WEST LOOP SOUTH, L.P.,
 a Texas limited
partnership

		
	By:	 	Corrigan Properties, Inc. #8, a Texas corporation, its general partner
			
		 	By:	 	/s/ Authorized Signatory
		 	Name:	 	  

		 	Title:	 	  

	
	Date of Execution: July 27, 2007

 SIGNATURE PAGE OF PURCHASE
AND SALE AGREEMENT 
  

 S-1 

													
	PURCHASER:
	
	 KBS 2200 WEST LOOP, LLC,
 a Delaware limited
liability company

			
		 	By:	 	 KBS REIT ACQUISITION XXVI, LLC,
 a Delaware
limited liability company, its sole member

				
		 		 	By:	 	 KBS REIT PROPERTIES, LLC,
 a Delaware limited
liability company,
 its sole member

					
		 		 		 	By:	 	 KBS LIMITED PARTNERSHIP,
 a Delaware limited
partnership,
 its sole member 

						
		 		 		 		 	By:	 	 KBS REAL ESTATE INVESTMENT TRUST, INC.,
 a
Maryland corporation,
 general partner 

							
		 		 		 		 		 	By:	 	 /s/ Charles J. Schreiber, Jr.

		 		 		 		 		 		 	Charles J. Schreiber, Jr.
		 		 		 		 		 		 	Chief Executive Officer
					
		 		 		 		 	Date of Execution: July 27, 2007

 SIGNATURE PAGE OF PURCHASE
AND SALE AGREEMENT 
  

 S-2

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