Document:

Exhibit
10.1

REAL
ESTATE SALE AGREEMENT

FOR

BENT TREE
GREEN

BETWEEN

CMD
REALTY INVESTMENT FUND II, L.P.

AND

HARVARD PROPERTY TRUST, LLC,

D/B/A
BEHRINGER HARVARD FUNDS

November    , 2006

 

REAL ESTATE SALE AGREEMENT

This REAL ESTATE SALE
AGREEMENT (“Agreement”) is
made on November      , 2006 (“Effective Date”)
between CMD REALTY INVESTMENT FUND II, L.P., an Illinois limited partnership (“Seller”),
and HARVARD PROPERTY TRUST, LLC, a Delaware
limited liability company, d/b/a Behringer Harvard Funds (“Purchaser”).

1.             Purchase and Sale.  Seller agrees to sell to Purchaser, and
Purchaser agrees to purchase from Seller, the Property for the Purchase Price
and subject to the terms and conditions set forth in this Agreement.

2.             Purchase Price.  The purchase price
(the “Purchase  Price”)
for the Property shall be Twelve Million Three Hundred Fifty Thousand and
No/100ths Dollars ($12,350,000.00).

3.             Property.  “Property” means
all of Seller’s right, title and interest in (a) the land described on Exhibit A
(the “Land”); (b) all easements and
other related rights appurtenant to the Land (collectively, “Appurtenances”); (c) all improvements located on the
Land (“Improvements”) (the Land, Appurtenances
and Improvements are referred to collectively as the “Real
Property”); (d) all plans and
specifications related to the Real Property, including specifically, without
limitation, any CAD drawings and other building information in Seller’s
possession (“Plans”); (e) all tangible
personal property located on the Real Property (excluding the property
described on Exhibit B); (f) all leases, licenses and other
similar agreements to occupy the Real Property described in Exhibit C
and all New Leases (as defined in Section 11
of this Agreement) (collectively, the “Leases”);
(g) all commission and brokerage agreements described in Exhibit D
and all New Commission Agreements (as defined in Section 11 of
this Agreement) (collectively, the “Commission Agreements”); (h) all
service contracts described in Exhibit E and all New Service Contracts (as
defined in Section 11 of this Agreement) (collectively,
the “Service Contracts”); and (i) all
books, records, marketing materials, logos, trademarks and transferable
warranties, licenses and permits related solely to the use or ownership of the
Real Property, but excluding the name “CMD” and all variations thereof and any
websites maintained by Seller or any of its affiliates.

4.             Earnest Money Deposit.  Seller and Purchaser have executed and
delivered to each other and Republic Title of Texas, Inc. (located at
2626 Howell Street, 10th Floor, Dallas,
Texas 75204) (“Escrow Agent”) the escrow
agreement between Seller, Purchaser and Escrow Agent in the form attached
hereto as Exhibit F (“Earnest Money  Escrow Agreement”).  Purchaser will deposit Five Hundred Thousand
and No/100ths Dollars ($500,000.00) (“Initial Earnest Money
Deposit”) with Escrow Agent, within three (3) Business Day (as
defined in Section 20(e) of
this Agreement) after mutual execution and delivery of this Agreement by the
parties hereto, by federally insured wire transfer to the account of Escrow
Agent pursuant to the wire transfer instructions provided to Purchaser by
Escrow Agent.  In the event that
Purchaser does not exercise its right to terminate this Agreement pursuant to
Section 9 hereof, Purchaser shall deposit an additional Five Hundred Thousand
and No/100ths Dollars ($500,000.00) (the “Additional Earnest Money
Deposit”) with Escrow Agent within three (3) Business Days after the
Termination Date (as defined below), which Additional Earnest Money Deposit
shall become

 

part of the “Earnest Money Deposit” hereunder and held
pursuant to the terms of the Earnest Money Escrow Agreement.  For purposes of the Agreement, the term “Earnest Money Deposit” shall mean the Initial Earnest Money
Deposit, together with (if applicable) the Additional Earnest Money Deposit; in
the event that Purchaser fails to deposit with Escrow Agent all or any portion
of the Additional Earnest Money Deposit, if applicable, as and when required
hereunder, and Purchaser does not cure such failure within two (2) Business
Days after written notice from Seller of such failure, Seller shall have the
right to terminate this Agreement by delivering written notice thereof to
Purchaser and receive the disbursement of the full amount of the Initial
Earnest Money Deposit, whereupon the parties, except as otherwise expressly
provided herein, shall have no further obligations hereunder.  In the event that the Earnest Money Deposit
(and/or any interest thereon) is required to be paid to Seller or Purchaser
pursuant to the terms of this Agreement, Seller and Purchaser will each execute
and deliver to Escrow Agent a written direction to disburse the Earnest Money
Deposit (and/or such interest) to such person.

5.             Independent Consideration.  Upon execution of this Agreement, Purchaser
has delivered to Seller, and Seller acknowledges receipt of, Fifty and No/100
Dollars ($50.00) (the “Independent Consideration”),
as consideration for Purchaser’s right to purchase the Property and for Seller’s
execution, delivery and performance of this Agreement.  The Independent Consideration is in addition
to and independent of any other consideration or payment provided for in this
Agreement, is non-refundable and shall be retained by Seller notwithstanding
any other provision of this Agreement.

6.             Due Diligence.

(a)           Subject to the rights of tenants at
the Property, Purchaser and any representatives designated by Purchaser may, at
Purchaser’s expense, at reasonable times and upon reasonable prior notice to
Seller, to the extent reasonably necessary in connection with the purchase of
the Property, (a) inspect any documents and materials related to the
Property which are in the possession of Seller, except as excluded as provided
below (collectively, the “Evaluation
Materials”) on the express condition that Purchaser agrees to treat
the Evaluation Materials confidential, as provided in this Agreement, and
(b) inspect the Real Property (provided that such inspections of the Real
Property shall be non-invasive except to the extent approved in writing by
Seller in its sole and absolute discretion) (collectively, “Inspections”).  Purchaser acknowledges and agrees that the
Evaluation Materials are being provided by Seller as an accommodation to
Purchaser and without representation, recourse or warranty by Seller as to the
accuracy or completeness thereof or the suitability of the information
contained therein for any purpose whatsoever, unless otherwise expressly set
forth in this Agreement.  All actions
taken by or on behalf of Purchaser shall be in accordance with all applicable
laws, rules and regulations of the appropriate governmental authorities having
jurisdiction over the Real Property.  In
addition, subject to the rights of tenants at the Property, Purchaser shall
have the right to interview the tenants under the Leases, during reasonable
business hours and upon not less than three (3) Business Days’ prior notice to
Seller, provided, however, that Seller shall have the right, but not the
obligation, to have a representative of Seller accompany Purchaser or Purchaser’s
representatives on such tenant interviews. 
Seller and Purchaser agree to reasonably cooperate with each other in
scheduling such interviews.  Purchaser
shall (A) not interfere with the use of the Real Property by the 

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tenants under the Leases, (B) restore
the Real Property to the condition which existed immediately prior to each of
the Inspections, (C) defend and indemnify Seller, its partners and
affiliates, and each of their officers, directors, agents and employees, from
and against any and all liability, loss, cost, expense and damage (including,
without limitation, reasonable attorneys’ fees) incurred by any of them in
connection with the Inspections, (D) provide Seller, promptly after
receipt, with copies of all written reports, tests and other written
information regarding the Inspections, and (E) prior to and as a condition
to any Inspections, deliver to Seller certificates of insurance evidencing
comprehensive liability insurance (including coverage for contractual indemnities)
with a combined single limit of at least $2,000,000, in a form reasonably
acceptable to Seller, and naming Seller as an additional insured.
Notwithstanding the foregoing, Seller shall not be required to disclose or
deliver to Purchaser (i) any evidence of terms relating to the acquisition
of the Property by Seller; (ii) the valuation of the Property performed by
or on behalf of Seller, including any appraisals of the Property;
(iii) the terms of any financing relating to the Property; (iv) any
information generated by or on behalf of Seller regarding the value of the
Property for Seller’s internal purposes; (v) any materials or reports
generated or produced by or on behalf of Seller in connection with its
acquisition or financing of the Property, except for that certain Report of
Phase I Environmental Site Assessment for the Property prepared by Law
Engineering and Environmental Services, Inc. of Addison, Texas dated
August 20, 2002 as Project No. 30440-2-0771-09-917 which has been
delivered to Purchaser; or (vi) any information or reports that are
attorney-client or work product doctrine privileged.

(b)           Purchaser has advised Seller that
Purchaser must cause to be prepared up to three (3) years of audited financial
statements in respect of the Property in compliance with certain laws and
regulations, including, without limitation, Securities and Exchange Commission
Regulation S-X.  Seller agrees to use
commercially reasonable efforts to cooperate with Purchaser’s auditors in the
preparation of such audited financial statements (it being understood and
agreed that the foregoing covenant shall survive the Closing for a period of
one (1) year).  Without limiting the
generality of the preceding sentence (i) Seller shall, during normal
business hours, allow Purchaser’s auditors reasonable access to such books and
records maintained by Seller (and Seller’s manager of the Property) exclusively
in respect of the Property to the extent necessary to prepare and file such
audited financial statements in compliance with Rule 3-14 of Regulation S-X;
and (ii)  if Seller has audited financial statements with respect to the
Property, Seller shall promptly provide Purchaser’s auditors with a copy of
such audited financial statements.  If
after the Closing Date Seller obtains an audited financial statement in respect
of the Property for a fiscal period prior to the Closing Date that was not
completed as of the Closing Date, then Seller shall promptly provide Purchaser
with a copy of such audited financial statement, and the foregoing covenant
shall survive Closing for a period of one (1) year.  In consideration for this agreement,
Purchaser agrees that Purchaser shall indemnify and hold harmless Seller from
and against any and all loss, liabilities, claims, demands, and expenses, of
any kind or nature, arising out of or in any way connected with Seller’s
provision of the materials required by this Section 6(b), including
without limitation lawsuits by shareholders or regulators or any other persons
whatsoever, but excluding claims due to Seller’s gross negligence or willful
misconduct.  Notwithstanding anything to
the contrary contained herein, Seller shall only

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be obligated to provide to Purchaser Seller’s
accounting information at the Property level, and shall not be obligated to
provide any information concerning Seller’s capital structure or debt or any
Proprietary Information (as defined below). 
For the purposes of this Agreement, “Proprietary Information” shall mean
(A) information contained in Seller’s credit reports, credit authorizations,
credit or financial analyses or projections, investment analyses, account
summaries or other documents prepared solely for Seller’s internal purposes and
not directly related to the operation of the Property, including any valuation
documents and information regarding the value of the Property and the price
paid by Seller therefor; (B) material which is subject to attorney-client
privilege or which is attorney work product; (C) sales contracts, appraisal
reports, letters or loan matters; (D) financial statements or information
relating to Seller or any affiliate of Seller, but Property level financial
statements shall not be considered to be Proprietary Information; (E) Seller’s
tax returns; or (F) material which Seller is legally or contractually required
to maintain as confidential. 
Notwithstanding anything to the contrary set forth herein, Purchaser
expressly agrees that Seller’s delivery of any information under this
Section 6(b) does not in any manner increase any liability of Seller hereunder,
or obviate or waive the “AS IS” provisions of Section 19 below.

7.             Tenant Estoppel
Certificates and SNDAs.

(a)           Seller shall deliver to each tenant
under the Leases(other than the U.S. Government Lease for Real Property with
Seller dated March 12, 2002, as amended (‘GSA
Lease”))  a request to execute
and deliver to Purchaser a tenant estoppel certificate with respect to its
Lease in the form and substance of Exhibit G.  In addition, Seller shall deliver to the
General Services Administration (“GSA”)
a request to execute and deliver a statement of fact with respect to the tenant
under the GSA Lease in the form and substance of the statement of fact
customarily used by the applicable regional GSA office (“Statement of Fact”).  To the extent that the tenants under the
Leases execute and deliver to Seller such tenant estoppel certificates (with
respect to Leases other than the GSA Lease) and Statement of Fact (with respect
to the GSA Lease), Seller shall promptly deliver copies of the same (and at Closing,
to the extent delivered by the tenants, originals thereof) to Purchaser.  Notwithstanding anything contained in this
Agreement to the contrary, it shall be a condition to Purchaser’s obligation to
close the transaction contemplated by this Agreement that Seller shall have
delivered to Purchaser, prior to or on December 6, 2007 (the “Estoppel Condition Date”), tenant estoppel
certificates (with respect to Leases other than the GSA Lease) or Statement of
Fact (with respect to the GSA Lease) executed by (a) tenants occupying not less
than seventy-five percent (75%) of the rentable space of the Improvements
that is actually leased as of the Effective Date pursuant to valid and existing
Leases which do not expire within one hundred twenty (120) days of the Closing
Date (which 75% must include all tenants whose premises is in excess of 5,000
rentable square feet) (such condition being referred to herein as the “Tenant Estoppel Condition”).  In order to apply towards fulfillment of the
Tenant Estoppel Condition, a certificate must (i) be substantially in the form
of Exhibit G (with respect to Leases other than the GSA Lease);
provided, however, that in the event any Lease permits a tenant to provide an
estoppel certificate on a specified form, should said tenant execute that form
of tenant estoppel certificate rather than the form in Exhibit G,
Purchaser shall, subject to the further terms of this Section 7(a), accept
that form and the

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Statement of Fact (with respect to the GSA
Lease) and (ii) not contain any descriptions of terms and conditions that are
materially inconsistent with the actual terms and conditions of the applicable
Lease or disclose any other matter that would have a material adverse effect on
the value of the Property (except a monetary default by Intellicare, Inc. under
its lease), it being expressly agreed and acknowledged by Purchaser that, (i) a
tenant estoppel certificate shall not fail to qualify towards the fulfillment
of the Tenant Estoppel Condition if the applicable tenant inserts or includes
phrases such as “to Tenant’s knowledge” or “in all material respects” or other
similar knowledge or materiality qualification to any of the statements
contained in such tenant estoppel certificate or discloses any New Leases or
New Commission Agreements entered into in accordance with Section 11(a) or any
New Lease Costs incurred in accordance with Section 13(g) of this Agreement,
and (ii) in the event any tenant discloses on its tenant estoppel certificate
an obligation or default by the landlord under its Lease which may be paid or
cured by the payment of a definite and ascertainable amount (“Claimed Amount”), Seller shall have the
right (but not the obligation) to credit Purchaser at Closing in the amount of
the Claimed Amount, and if Seller does so credit Purchaser at Closing, the
applicable disclosure on such tenant estoppel certificate shall not cause the
same to fail to qualify as an acceptable tenant estoppel (if applicable) for
purposes of fulfilling the Tenant Estoppel Condition.  In the event that the Tenant Estoppel
Condition is not satisfied prior to the Estoppel Condition Date, Purchaser
shall have the right to terminate this Agreement by delivering written notice
thereof to Seller before 5:00 p.m. on the Estoppel Condition Date; if Purchaser
does not duly and timely terminate this Agreement pursuant to this sentence,
then Purchaser shall be deemed to have waived its right to terminate this
Agreement pursuant to this Section 7.

(b)           Notwithstanding anything to the
contrary contained in this Agreement, if Seller has not satisfied the Tenant
Estoppel Condition on or before the date that is two (2) Business Days prior to
the Estoppel Condition Date, then Seller and Purchaser shall each have the
right (the “Extension Right”) to
extend both the Estoppel Condition Date and the Closing Date (as defined in
Section 12 of this Agreement) (an equal number of Business Days) for up to ten
(10) Business Days by providing written notice of such election to the other on
or before 5:00 p.m. on the Estoppel Condition Date in which event the Estoppel
Condition Date and the Closing Date shall be the latest of such extended dates
as contained in Seller’s or Purchaser’s extension notice.

(c)           In the event that Seller is unable to
satisfy the Tenant Estoppel Condition by the Estoppel Condition Date, as such
date may have been extended by Seller or Purchaser pursuant to this Agreement,
Seller shall not be in default under this Agreement.  However, if the Tenant Estoppel Condition is
not fulfilled as of the Estoppel Condition Date, as such date may have been
extended by Seller or Purchaser pursuant to this Agreement, then Purchaser
shall have the option (which must be elected by written notice to Seller, and
if written notice is not given, then Purchaser shall be deemed to have elected
option (A) below) either to (A) waive the Tenant Estoppel Condition, or (B)
terminate this Agreement, in which event all of the Earnest Money shall be
returned to Purchaser.

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(d)           Seller agrees to cooperate with
Purchaser to obtain subordination, non-disturbance and attornment agreements (“SNDAs”) from tenants under Leases selected
by Purchaser’s lender.  Purchaser shall
prepare all such SNDAs and deliver them to Seller for submission to the
Tenants.  As and when received by Seller,
Seller shall deliver copies of the executed SNDAs to Purchaser and originals of
all such SNDAs received shall be delivered to Purchaser at Closing.  If the transaction contemplated herein fails
to close for any reason whatsoever, Purchaser shall return to Seller all such
copies of the executed SNDAs previously delivered to Purchaser.  The failure to obtain SNDAs from all or any
of the selected tenants shall not constitute a default by Seller hereunder or
otherwise entitle Purchaser to delay the Closing or terminate this Agreement.

8.             Title Insurance and
Survey.

(a)           Title
Commitment and Survey. 
Seller has delivered to Purchaser copies of (i) the title insurance
commitment (the “Title Commitment”)
issued by First American Title Insurance Company (the “Title Company”) described on Exhibit H
and copies of the underlying title documents referenced in Schedule B thereof
and (ii) the survey described on Exhibit I (the “Survey”).

(b)           Permitted
Exceptions.  “Permitted Exceptions” shall mean:  (i) matters set forth in Exhibit J, (ii) matters arising out of an act of
Purchaser or its representatives, agents, employees or independent contractors,
(iii) matters removed from the Title Commitment or over which the Title
Company has committed in writing to insure, (iv) matters which arise from
a Casualty or Condemnation which has occurred after the date of this Agreement,
(v) to the extent not set forth on Exhibit J, matters disclosed by
the Title Commitment, and (vi) other matters which have been approved in
writing by Purchaser.

(c)           Closing
Condition.  The obligation
of Purchaser to purchase the Property on the Closing Date is conditioned upon
the issuance by Title Company of a pro forma title insurance policy for, or a “marked
up” written commitment to issue, a Texas standard form T-1 owner’s
title insurance policy pursuant to the terms of the Title Commitment (the “Title Policy”), provided that the Title
Policy shall (i) be subject only to the Permitted Exceptions, (ii) be
dated as of the date of the Closing, (iii) name Purchaser as the insured,
and (iv) if requested by Purchaser in writing, be revised to limit the
standard exception dealing with area, boundaries and other matters, to “shortages
in area” (provided that, if Purchaser requests same, Purchaser shall be
responsible for the cost of such survey exception deletion).  If the Title Company does not issue the Title
Policy at the Closing in accordance with the terms of this Section 8(c),
and the Closing does not occur, then Purchaser shall have the right, as its
sole and exclusive remedy therefor, to terminate this Agreement by delivery of
written notice to Seller before 5:00 p.m. on the Closing Date.  Purchaser shall not have the right to
terminate this Agreement pursuant to the foregoing sentence if the Title Policy
is not issued at Closing as a result of Purchaser’s failure to deliver any
documents or other materials required to be delivered by or on behalf of
Purchaser pursuant to the Title Commitment.

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9.             Termination.  Purchaser may terminate this Agreement for
any reason in its sole and absolute discretion by delivering to Seller written
notice of such termination prior to 5:00 p.m. on November 29, 2006 (the “Termination Date”).  If Purchaser elects to terminate this
Agreement by written notice on or prior to the Termination Date, the Earnest
Money Deposit (together with all interest thereon) shall be promptly released
to Purchaser.

10.           Representations
and Warranties.

(a)           Mutual.  Seller and Purchaser each represent and
warrant to the other that it (a) is duly organized and validly existing
under the laws of the State of Illinois (in the case of Seller) and the State
of Delaware (in the case of Purchaser), (b) is qualified to do business in
the state in which the Real Property is located, and (c) has full
authority and capacity to enter into and perform this Agreement and each
agreement, document and instrument to be executed and delivered by it pursuant
this Agreement.

(b)           Seller’s
Additional Representations and Warranties.  Seller represents and warrants to Purchaser
as of the date hereof (and, subject to subsection (c) below, shall be
deemed to represent and warrant to Purchaser as of the Closing Date) the
following:

(i)            Leases.
To Seller’s actual knowledge, the documents described on Exhibit C
attached hereto constitute all of the leases and other occupancy agreements
(and all amendments thereto), other than subleases, currently in effect with
respect to the Real Property.  Seller has
delivered to Purchaser true, correct and complete copies of all of the
documents described on Exhibit C attached hereto.  To Seller’s actual knowledge, the Leases are
in full force and effect as they relate to the obligations of landlord
thereunder, and there are no material written or material oral enforceable
agreements between Seller and the tenants under the Leases other than as set
forth in the Leases.

(ii)           Leasing
Commission Agreements. 
Seller has not entered into any written agreements with brokers
providing for the payment by Seller of leasing commissions or fees for
procuring tenants with respect to any Lease in effect as of the Effective Date
hereof, except as disclosed in the Leases or on Exhibit D hereto.  Seller has not agreed in writing to pay and,
to Seller’s knowledge, there are no leasing commissions, fees or other
compensation payable in respect of the exercise of renewal, extension or
expansion options set forth in the Leases existing as of the Effective Date
except as disclosed in the Leases or on Exhibit D.

(iii)          Service
Contracts.  To Seller’s
actual knowledge, the documents described on Exhibit E attached
hereto constitute all of the agreements (including amendments and modifications
thereto) regarding the Service Contracts. 
Seller has delivered to Purchaser true and correct copies of all of the
documents described on Exhibit E attached hereto.

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(iv)          Legal
Compliance.  Seller has
not received written notice from any governmental entity or instrumentality
indicating that the Real Property violates or fails to comply in any material
respect with any governmental or judicial law, order, rule or regulation, which
violation or failure to comply has not been cured.

(v)           Judicial
Actions.  To Seller’s
actual knowledge, there are no, and Seller has not received written notice of
any, pending or threatened claims, lawsuits, arbitrations or other similar
actions against the Property, which, if adversely determined, would:  (A) restrain the consummation of the
transaction contemplated by this Agreement, (B) have a material adverse
effect on the Property after Closing, or (C) result in any lien or
encumbrance against the Property.

(vi)          Foreign
Person.  Seller is not a “foreign
person” within the meaning of Section 1445(f)(3) of the Internal Revenue
Code of 1986, as amended.

(c)           Knowledge.  Whenever used in this Agreement, the phrase “to
Seller’s actual knowledge” and similar phrases shall be limited in meaning to
the actual (as distinguished from implied, imputed or constructive) knowledge
of Joseph Bowar (Senior Vice President) and Kevin Brands (Asset Manager)
without independent inquiry or investigation, and without imputation to such
individual or Seller of facts and matters otherwise within the personal
knowledge of any other officers or employees of Seller or third parties.

(d)           Closing
Condition.  Purchaser’s
obligation to close the transaction contemplated by this Agreement is
conditioned upon the representations and warranties of Seller contained in
Section 10(b) being true and correct as of the Closing Date in all material
respects, except it shall not be a failure of such condition if (i) such
representation or warranty is untrue or inaccurate as the result of
(A) any action by Seller which is permitted under the terms of this
Agreement or (B) any immaterial, monetary default or other non-monetary
default by a tenant under a Lease occurring after the Effective Date or
(ii) Purchaser had knowledge of such untruth or inaccuracy on or prior to
the Termination Date.  If, prior to
Closing, Seller discloses to Purchaser, or Purchaser discovers or has knowledge
of, any misrepresentation of, or inaccuracy with respect to, any of the
representations and warranties of Seller contained in Section 10(b) and Seller
is unable or unwilling to cure such inaccuracy prior to Closing such that the
condition to closing set forth in this Section 10(d) is not satisfied as of the
Closing Date, then Purchaser shall have the right to terminate this Agreement
by delivering written notice of such termination to Seller before the
Closing.  If Purchaser does not duly and
timely terminate this Agreement pursuant to this Section 10(d), then Purchaser
shall be deemed to have waived its right to terminate this Agreement pursuant
to this Section 10(d) and (x) such representations and warranties shall be
deemed to have been modified to except therefrom such information disclosed by
Seller, discovered by Purchaser, or of which Purchaser has knowledge and (y)
Purchaser shall be deemed to have waived all claims for breach of such
representations and warranties with respect to such information.

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11.           New Leases, Commission Agreements and Service
Contracts.

(a)           New
Leases and Commission Agreements.

(i)            Pre-Termination
Date.  Prior to and on the
Termination Date, Seller shall have the right to enter into any new leases for
occupancy within the Real Property, or any extensions, expansions, terminations
or other modifications of the terms of any of the existing Leases
(individually, a “New Lease”, and
collectively, “New Leases”), and
any related new commission or brokerage agreements (individually, a “New Commission Agreement”, and collectively,
“New Commission Agreements”),
provided Seller shall deliver to Purchaser a copy of the New Lease and New
Commission Agreement promptly thereafter and in no event later than the second
(2nd) Business Day prior to the Termination Date.

(ii)           Post-Termination
Date.  After the
Termination Date, Seller shall not enter into a New Lease or New Commission
Agreement without the prior written consent of Purchaser, which consent shall
not be unreasonably withheld, conditioned or delayed, and which consent shall be
deemed to have been given if Purchaser fails to disapprove in writing of the
New Lease and New Commission Agreement within five (5) Business Days after
Purchaser’s receipt of Seller’s written request for such consent (together with
a copy of the New Lease and New Commission Agreement).

(iii)          New
Service Contracts.  Seller
shall not enter into any agreements for the provision of services to the Real
Property or amend any existing Service Contracts (individually, a “New Service Contract”, and collectively, “New Service Contracts”) (except any New
Service Contracts which are terminable upon not more than sixty (60) days prior
notice and without the payment of any penalty or fee), without the prior
written consent of Purchaser, which consent, shall not be unreasonably
withheld, conditioned or delayed, and which consent shall be deemed to have
been given if Purchaser fails to disapprove in writing of the New Service
Contract within five (5) Business Days after Purchaser’s receipt of Seller’s
written request for such consent (together with a copy of the New Service
Contract).

(b)           Termination
of Management and Leasing Agreements.  Effective as of the Closing Date (as
hereinafter defined), Seller shall cause any existing management and leasing
agreements in respect of the Property to be terminated at the sole expense of
Seller.

12.           Closing.  Subject to Seller’s rights under Section 7
hereinabove, the closing of the sale of the Property (the “Closing”)
shall take place at 11:00 a.m. at the office of Escrow Agent in Dallas, Texas,
on December 13, 2006 (the “Closing  Date”). 
Notwithstanding the foregoing, the parties need not attend the Closing
in person and shall have the right to close the transaction contemplated by
this Agreement pursuant to written closing escrow instructions, so long as such
instructions are consistent with the terms hereof.

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(a)           Seller Closing Documents.  At the Closing, Seller shall execute and
deliver to Purchaser (or, if indicated, to Escrow Agent) the following
documents:

(i)            Deed in the form of Exhibit K
(the “Deed”);

(ii)           Bill of sale in the form of Exhibit L
(the “Bill of Sale”);

(iii)          Assignment and assumption agreement in
the form of Exhibit M (the “Assignment
and Assumption Agreement”);

(iv)          A Tenant Notice Letter (which may be
duplicated by Purchaser for delivery to each tenant under its respective Lease)
in the form of Exhibit N;

(v)           Certification in the form of Exhibit O;

(vi)          Affidavit of Title in the form of Exhibit P
(to Escrow Agent); and

(vii)         Such other customary documents as Escrow
Agent may reasonably require in order to consummate the transaction that is the
subject of this Agreement.

(b)           Purchaser
Closing Documents.  At the
Closing, Purchaser shall execute and deliver to Seller the following documents:

(i)            Bill of Sale;

(ii)           Assignment and Assumption Agreement;
and

(iii)          Such other customary documents as
Escrow Agent may reasonably require in order to consummate the transaction that
is the subject of this Agreement.

(c)           Purchase
Price.

(i)            Earnest
Money Deposit.  At the
Closing, Seller and Purchaser shall direct Escrow Agent to disburse pursuant to
the Earnest Money Escrow Agreement by federally insured wire transfer
(i) to Seller the amount of the Earnest Money Deposit, and (ii) to
Purchaser all interest earned on the Earnest Money Deposit.

(ii)           Balance.  At the Closing, Purchaser shall pay to
Seller, by federally insured wire transfer, the total amount of the Purchase
Price (A) less the amount of the Earnest Money Deposit, and (B) plus
or minus (as the case may be) the net amount of payments required to be made by
Seller and Purchaser at the Closing pursuant to Section 13 hereof.

(d)           Further
Assurances.  Seller and
Purchaser shall, at the Closing, and from time to time thereafter, upon
request, execute such additional documents as are

 10
 

 

reasonably necessary in order to convey,
assign and transfer the Property pursuant to this Agreement, provided that such
documents are consistent with the terms of this Agreement, and do not increase
Seller’s or Purchaser’s obligations hereunder or subject Seller or Purchaser to
additional liability not otherwise contemplated by this Agreement.

(e)           Post-Closing
Documents.  On the Closing
Date, Seller shall deliver possession of the Property to Purchaser and shall
deliver to Purchaser (by leaving same at the Property) all original Leases,
Commission Agreements and Service Contracts that are in the possession of
Seller.

13.           Prorations
and Adjustments.

(a)           Rents.

(i)            Closing.  Seller shall pay to Purchaser at the Closing
the total amount of base or fixed rent, estimated payments of taxes and
expenses and other amounts under the Leases (other than the GSA Lease)
(collectively, “Non-GSA  Rents”) paid by the tenants thereunder for
the calendar month in which the Closing occurs (“Closing Month”), prorated for the number of days during such
calendar month from, including and after the Closing Date.  Purchaser shall pay to Seller at the Closing
the total amount of base or fixed rent, estimated payments of taxes and
expenses and other amounts under the GSA Lease (collectively, “GSA Rents” and,
together with the Non-GSA Rents, collectively, the “Rents”)
to be paid by the GSA under the GSA Lease for the Closing Month, prorated for
the number of days during such calendar month prior to the Closing Date, and
the total amount of all GSA Rents which should have been paid on account of any
months prior to the Closing Month but, as of the Closing Date, were unpaid.

(ii)           Post-Closing.  After the Closing, Purchaser shall make good
faith efforts to collect all unpaid Rents for any period prior to the Closing
Date, provided that Purchaser shall have no obligation to institute litigation
or terminate any Leases (other than the GSA Lease) in connection with any such
collections. Without limitation of the foregoing, Seller hereby reserves the
right to collect Delinquent Rents (defined below) after the Closing, including
the right to file an action for collection (provided that, in connection
therewith, Seller shall not terminate any of the Leases or disturb the tenants’
possessory rights thereunder).  If with
respect to a particular Lease (other than the GSA Lease) there are, as of the
Closing, unpaid Rents for the Closing Month or any period prior to the Closing
Month (collectively with respect to such Lease, “Delinquent Rents”), then until all of such Delinquent Rents
are paid in full, each payment of Rents received by Seller or Purchaser with
respect to such Lease shall be applied (A) first, to Delinquent Rents
payable for the Closing Month, if any, (B) second, to Rents payable for any
period after the Closing Month, and (C) third, the Delinquent Rents
payable prior to the Closing Month.  With
respect to each particular Lease (other than the GSA Lease), as long as there
are Delinquent Rents with respect to such Lease, if Seller or Purchaser
receives any payment of Rents with respect to such Lease after the Closing,
then each shall retain or pay 

 11
 

 

such amounts (or portions thereof) in order
that such payments are applied in the manner set forth in this
subsection (ii), provided that any amounts applied under
subsection (A) shall be prorated with respect to Purchaser for the
number of days during the Closing Month from, including and after the Closing
Date, and with respect to Seller for the number of days during the Closing Month
before the Closing Date.

(b)           Real
Estate Taxes.

(i)            Delinquent
Taxes.  Seller shall pay
to the applicable tax authorities at or prior to the Closing all real estate
taxes with respect to the Real Property (“Taxes”)
which are due and payable as of the Closing, (including, without limitation,
such taxes for the 2006 calendar year).

(ii)           Prepaid
Taxes.  If any portion of
the Taxes paid by Seller with respect to the Real Property at or prior to the
Closing is for a tax fiscal period (“Tax
Period”) which includes the period from, including or after the
Closing, Purchaser shall pay to Seller at the Closing the amount of the Taxes
paid for such Tax Period prorated for the number of days, from, including and
after the Closing through the end of such Tax Period.

(iii)          Accrued
Taxes.  If any Taxes have
not been paid with respect to the Real Property for a particular Tax Period
which includes a period before the Closing, then Seller shall pay to Purchaser
at the Closing an amount equal to the Taxes which would be payable for such Tax
Period assuming the millage or tax rate used to determine the most recently
paid Taxes and the value most recently assessed by applicable tax authorities
for which all contests and appeals have expired (“Assumed Taxes”), prorated for the number of days before the
Closing during such Tax Period for which such Taxes have not been paid.  After the Closing, (A) if the actual
Taxes (determined after the expiration of all contests and appeals) are greater
than the Assumed Taxes for such Tax Period, then Seller shall pay to Purchaser
the amount of such difference, prorated for the number of days before the
Closing during such Tax Period for which such Taxes have not been paid, and
(B) if the actual Taxes (determined after the expiration of all contests
and appeals) are less than the Assumed Taxes for such Tax Period, then
Purchaser shall pay to Seller the amount of such difference, prorated for the
number of days before the Closing during such Tax Period for which such Taxes
have not been paid.

(iv)          Tax
Refunds.  All refunds of
Taxes received by Seller or Purchaser after the Closing with respect to the
Real Property (“Tax Refunds”)
shall be applied (A) first, to Seller or Purchaser, as the case may be, to
the extent of third party expenses incurred by it in protesting and obtaining
such Tax Refund, (B) second, to Purchaser to the extent that such Tax
Refund is required to be paid (or credited against other amounts payable by)
the tenants under the Leases, and (C) third, (x) to Seller if such Tax
Refund is for any Tax Period which ends before the Closing, (y) to
Purchaser if such Tax Refund is for any Tax Period

 12
 

 

which commences after the Closing, and
(z) with respect to any Tax Refund for any Tax Period in which the Closing
occurs, (1) to Seller in an amount prorated for the number of days from,
including and after the commencement of such Tax Period until the day before
the Closing, and (2) to Purchaser in the amount of such refund prorated
for the number of days from, including and after the date of the Closing
through the end of such Tax Period.  If
Seller or Purchaser receives any Tax Refund, then each shall retain or pay such
amounts (or portions thereof) in order that such payments are applied in the
manner set forth in this subsection (iv).

(v)           Installments.  To the extent that Taxes for a particular Tax
Period include special assessments or installments of special assessments, for
the purpose of this subsection (b), Taxes for such Tax Period shall be
determined assuming payment over the longest period of time permitted by the
applicable taxing authorities.

(c)           Utilities.  Prior to the Closing Date, Purchaser shall
notify each of the utility companies which provide services to the Real
Property of the scheduled transfer of the Real Property on the Closing Date,
and make appropriate arrangements with the utility companies to bill Seller for
services provided before the Closing Date, and to Purchaser for services
provided on and after the Closing Date. 
If such arrangements cannot, or are not, made as of the Closing, then
Purchaser shall make the appropriate arrangements promptly after Closing, and
promptly after such arrangements are made, Purchaser shall pay to Seller an
amount equal to the cost of the services that were billed to Seller, for the
period from and after Closing, and Seller shall pay the same to the appropriate
utility company.  Seller will not assign,
and will seek the return of, any deposits or other forms of security held by
the utility companies in connection with such services.

(d)           Service
Contracts.  With respect
to each Service Contract, at the Closing (i) Seller shall pay to Purchaser
the amount of accrued and unpaid charges for services rendered before the
Closing prorated on a per diem basis, and (ii) Purchaser shall pay to
Seller the amount of prepaid charges for services rendered on and after the
Closing prorated on a per diem basis.

(e)           Tenant
Security Deposits. 
Purchaser shall receive a credit at Closing in an amount equal to the
total amount of cash security deposits held by Seller pursuant to the Leases as
set forth on Exhibit Q (or such lesser amounts set forth in tenant
estoppel certificates executed and delivered by tenants to Seller), less
portions thereof which were applied by Seller after the date of this Agreement
and prior to the Termination Date pursuant to the terms of the Leases to cure
defaults by tenants under the Leases (it being agreed that after the
Termination Date, Seller shall not have the right to so apply security deposits
without the prior written approval of Purchaser, which approval shall not be
unreasonably withheld).  Seller will
assign to Purchaser at the Closing all of its rights, title and interests in
any letters of credit, guaranties or other similar forms of non-cash security
deposits under the Leases.

 13
 

 

(f)            Tax/Expense
Reconciliation.  Seller
and Purchaser acknowledge that all or a portion of the Leases provide for a
reconciliation after the end of calendar year 2006 between the final amounts of
real estate tax or operating expenses payable and paid by the tenants on
account of calendar year 2006.  If, as a
result of any such reconciliations, the tenants owe money to the landlord, then
Purchaser shall pay to Seller (promptly after receipt from the tenants), a pro
rata share thereof determined on a per diem basis for the number of days during
calendar year 2006 before the date of the Closing.  If, as a result of any such reconciliations,
the landlord owes money to the tenants, then Seller shall pay to Purchaser
(promptly after such amounts have been finally determined), a pro rata share
thereof determined on a per diem basis for the number of days during calendar
year 2006 before the date of the Closing.

(g)           New
Lease Costs.  Purchaser
hereby acknowledges and agrees that, upon the occurrence of Closing, it shall
be solely responsible for payment of any and all tenant improvement allowances,
free rent, leasing commissions, reasonable legal fees or other sums incurred by
or on behalf of Seller on account of or in connection with any New Lease or New
Commission Agreement (collectively, “New
Lease Costs”), regardless of when said amounts are due and payable,
provided that the applicable New Lease or New Commission Agreement is entered
into by Seller in accordance with the provisions of this Agreement, provided
further, however, that with respect to any such New Lease, Purchaser shall not
be responsible for any free rent that accrues prior to the Closing Date.  Subject to the immediately preceding
sentence, in the event that Seller incurs or pays any New Lease Costs on
account of or in connection with any New Lease or New Commission Agreement
entered into by Seller in accordance with the provisions of this Agreement,
Purchaser shall pay to Seller at the Closing the total amount of such New Lease
Costs.

(h)           FGIS
Group, Inc. Lease Costs. 
Without limitation of subsection (g) above, Purchaser hereby
acknowledges and agrees that it shall be solely responsible for payment of the
leasing commissions and legal fees relating to the lease extension with FGIS
Group, Inc. (the “FGIS Lease”) as
set forth on Exhibit R attached hereto (collectively, “FGIS Lease Costs”), regardless of when said
amounts are due and payable.  In the
event that Seller incurs or pays (or has paid) any of the FGIS Lease Costs set
forth on Exhibit R, Purchaser shall pay to Seller at Closing the total
amount of such FGIS Lease Costs paid by Seller. 
Seller shall bear any costs relating to the extension of the FGIS Lease
not listed on Exhibit R.

(i)            Owners
Association Assessments. 
If the Real Property is located in a business park which is governed by
an owners association, and the association charges assessments with respect to
the Real Property, then at the Closing (a) if such charges are payable
after the Closing for a period before the Closing, Seller shall pay to
Purchaser an amount equal to the amount of such charges allocated to the period
before the Closing prorated on a per diem basis, and (b) if such charges
were paid before the Closing for a period on and after the Closing, Purchaser
shall pay to Seller an amount equal to the amount of such charges reasonably
allocated to the period from, including and after the Closing prorated on a per
diem basis.

 14

 

(j)            Estimates.  The amount of payments by Seller or Purchaser
under this Section 13 may have been based on estimates of applicable
amounts.  If any payments by Seller or
Purchaser at the Closing under this Section 13 are based on estimates,
then, when the actual amounts are finally determined, Seller and Purchaser
shall recalculate the amounts that would have been paid at the Closing based on
such actual amounts, and Seller or Purchaser, as the case may be, shall make an
appropriate payment to the other based on such recalculation.  Notwithstanding the preceding sentence,
however, in no event shall any such recalculation under this Agreement occur
more than 365 days after the Closing.

(k)           Prorations.  All prorations under this Section 13 for
a particular period shall be on a per diem basis assuming an equal amount is
payable on each day during such period.

(l)            Closing
Date.  If the Earnest
Money Deposit and balance of the Purchase Price is not delivered to Seller
before 1:00 p.m. on the Closing Date, then the payments required to be
made by Seller or Purchaser under this Section 13 shall be determined
assuming that the Closing Date occurred on the day after the actual Closing
Date.

14.           Closing
Costs.

(a)           Seller.  Seller shall be responsible for the payment
of (i) one-half of the closing fees charged by the Escrow Agent,
(ii) the premium for the Title Policy (excluding the cost of the survey
exception deletion and any other modifications to the standard Texas title
exceptions requested by Purchaser), (iii) the fees and costs of Seller’s
counsel representing it in connection with this transaction, and (iv) all
other costs customarily incurred by sellers in the jurisdiction where the Real
Property is located.

(b)           Purchaser.  Purchaser shall be responsible for the payment
of  (i) one-half of the closing fees
charged by the Escrow Agent, (ii) the cost of any update to the Survey,
(iii) if requested by Purchaser, the cost of the survey exception deletion and
any other modifications to the standard Texas title exceptions for the Title
Policy, (iv) the fees and costs of Purchaser’s counsel representing it in
connection with this transaction, and (v) all other costs customarily
incurred by purchasers in the jurisdiction where the Real Property is located.

15.           Remedies.

(a)           Purchaser
Default.

(i)            Closing.  If Purchaser fails to perform any of its
obligations under this Agreement which are required to be performed at the
Closing (including the direction to disburse the Earnest Money Deposit, the
payment of the balance of the Purchase Price and the payment of any amounts
under Section 13) (“Purchaser
Closing Default”), then Seller
shall have the right, as its sole and exclusive remedy for such failure, to
terminate this Agreement by delivering written notice thereof to Purchaser, in
which event the Earnest Money Deposit (together with all interest thereon)
shall be paid to Seller as liquidated damages.

 15
 

 

SELLER AND PURCHASER AGREE THAT SELLER’S
ACTUAL DAMAGES IN THE EVENT OF A PURCHASER CLOSING DEFAULT ARE UNCERTAIN AND
DIFFICULT TO ASCERTAIN, AND THAT THE EARNEST MONEY DEPOSIT (TOGETHER WITH ALL
INTEREST THEREON) IS A REASONABLE ESTIMATE OF SELLER’S DAMAGES.

	
  

  	
  SELLER’S
  INITIALS:

  	
  PURCHASER’S
  INITIALS:

  	
   

  

 

(ii)           Other. 
If Purchaser fails to perform any of its obligations under, or otherwise
breaches the terms of, this Agreement (other than a Purchaser Closing Default),
then Seller may, as its remedies therefor, (A) terminate this Agreement by
delivering written notice thereof to Purchaser on or before the Closing Date,
(B) sue for damages, and/or (C) enforce any other rights or remedies
available at law or in equity; it being understood that, in the event the
Closing hereunder occurs and Purchaser fails to perform an obligation under
this Agreement (arising either before or after the Closing) and such obligation
expressly survives the Closing pursuant to the terms hereof, then Seller shall
have all rights and remedies at law or in equity, including, without
limitation, the right to sue for damages.

(b)           Seller Default.  If Seller fails to perform any of its
obligations under this Agreement which are required to be performed at or prior
to the Closing (including the delivery of the Deed and the payment of any
amounts under Section 13), then Purchaser shall have the right, as its
sole and exclusive remedies for such failure, to either (A) terminate this
Agreement by delivering written notice thereof to Seller, in which event the
Earnest Money Deposit (together with all interest thereon) shall be paid to
Purchaser, or (B) specifically enforce the terms of this Agreement;
provided that, in the event the Closing hereunder occurs and Seller fails to
perform an obligation under this Agreement (arising either before or after the
Closing) and such obligation expressly survives the Closing pursuant to the
terms hereof, then Purchaser shall have all rights and remedies available at
law or in equity, including, without limitation, the right to sue for damages.

(c)           Collection Costs.  If any legal action, arbitration or other
similar proceeding is commenced to enforce or interpret any provision of this
Agreement, the prevailing party shall be entitled to an award of its attorneys’
fees and expenses.  The phrase “prevailing
party” shall include a party who receives substantially the relief desired
whether by dismissal, summary judgment, judgment or otherwise.

(d)           Survival.

(i)            Closing.  None of the terms and conditions of this
Agreement shall survive the Closing, except that Sections 5, 6, 10, 12(d),
12(e), 13, 14, 15, 16, 19, 20, 21 and 22 shall survive the Closing for a period
of one (1) year (it being understood that in the event of an alleged failure to
perform a covenant or obligation or an alleged breach of a representation or
warranty under any of said Sections, so long as Purchaser or Seller, as the
case may be, has filed a lawsuit

 16
 

 

relating to
such breach of any such representation or warranty within said one (1) year
period, such claim shall survive said one (1) year period until such lawsuit is
resolved).

(ii)           Termination.  None of the terms and conditions of this
Agreement shall survive the termination of this Agreement, except that the
provisions of Sections 5, 6, 15, 16, 18, 19, 20(a), 20(i), 21 and 22 shall
survive termination of this Agreement for a period of one (1) year (it being
understood that in the event of an alleged failure to perform a covenant or
obligation or an alleged breach of a representation or warranty under any of
said Sections, so long as Purchaser or Seller, as the case may be, has filed a
lawsuit relating to such breach of any such representation or warranty within
said one (1) year period, such claim shall survive said one (1) year period
until such lawsuit is resolved).

(e)           Limitation of Liability.  Notwithstanding anything to the contrary set
forth herein, in no event shall Seller’s liability with respect to a failure to
perform any of Seller’s covenants or obligations hereunder or in any documents
executed and delivered by Seller at the Closing or a breach of any of Seller’s
representations and warranties set forth in this Agreement or in any documents
executed and delivered by Seller at the Closing exceed, in the aggregate, the
amount of Two Hundred Fifty Thousand and No/100ths Dollars ($250,000.00).

16.           Brokers.  Seller shall pay all brokerage commissions
and expenses owed to Cushman & Wakefield of Texas, Inc. (“Seller’s Broker”), in connection with the sale of the
Property.  Seller and Purchaser each
represent to the other that it has not engaged or dealt with any broker or
finder (other than Seller’s Broker) in connection with the sale of the
Property. Seller and Purchaser shall indemnify, hold harmless and defend the
other, its affiliates, and its and their officers, directors, affiliates,
agents and employees, against and from all claims, demands, causes of action,
judgments, and liabilities (including, without limitation, reasonable attorneys’
fees and costs) which arise from a breach of such parties’ respective
representations set forth in this Section 16.

17.           Casualty
and Condemnation.

(a)           Material.  If, prior to Closing, (i) any of the
Improvements are damaged or destroyed, (a “Casualty”),
and the cost of repair or replacement of the Improvements is reasonably likely
to equal or exceed $500,000.00 in the aggregate (a “Material  Casualty”),
or (ii) a condemnation proceeding is commenced or threatened in writing against
the Real Property (a “Condemnation”),
then Purchaser shall have the right to terminate this Agreement by delivering
written notice thereof on or before the Closing Date, in which even the Earnest
Money Deposit (together with interest thereon) shall be paid to Purchaser.  If Purchaser fails to terminate this
Agreement pursuant to this subsection (a), then at the Closing, Seller
shall pay to Purchaser all insurance proceeds and condemnation awards paid to
Seller in connection with such Material Casualty or Condemnation which have not
been used to restore the Real Property, and Seller shall assign to Purchaser
all of Seller’s right, title and interest in any insurance proceeds or condemnation
awards to be paid to Seller in connection with the Material Casualty or

 17
 

 

Condemnation.  If Seller assigns a casualty claim to
Purchaser, the Purchase Price shall be reduced by an amount equal to the
deductible amount under Seller’s insurance policy.

(b)           Non-Material.  If a Casualty occurs prior to Closing, and
the cost of repair or replacement of the Improvements is reasonably likely to
be less than $500,000.00 in the aggregate (a “Non-Material
Casualty”), then Seller shall pay
to Purchaser all insurance proceeds paid to Seller in connection with such
Non-Material Casualty which have not been used to restore the Real Property,
and Seller shall assign to Purchaser all of Seller’s right, title and interest
in any insurance proceeds to be paid to Seller in connection with the
Non-Material Casualty.  In such event,
the Purchase Price shall be reduced by an amount equal to the deductible amount
under Seller’s insurance policy.

18.           Confidentiality.  Except as otherwise required by law, prior to
the Closing, Purchaser agrees to keep confidential and not to disclose (either
orally or in writing) the sale and purchase contemplated by this Agreement, the
Evaluation Materials (or the contents thereof) and any information and
documents regarding the Property obtained by Purchaser, whether independently
or from Seller, its agents, contractors or other third party (collectively,
with the Evaluation Materials, “Confidential Information”)
to any person or entity other than Purchaser’s consultants, professionals,
lenders, accountants, attorneys, partners, officers and employees involved in
evaluating, reviewing, negotiating and closing the sale and purchase of the
Property contemplated by this Agreement (collectively, the “Involved Parties”). 
Purchaser agrees to cause all Involved Parties to keep confidential and
not to disclose the Confidential Information. 
Any of the Confidential Information provided to Purchaser or any of the
Involved Parties, or obtained by Purchaser or any Involved Parties, whether
independently or from Seller, shall be for their internal use only and shall
not be published, quoted, copied, distributed, divulged, disseminated or
discussed, without the express prior written consent of Seller.  Purchaser further agrees that the
Confidential Information will be used solely for the purpose of evaluating a
purchase of the Property by Purchaser. 
Notwithstanding anything to the contrary contained in this Section 18, each of Seller and
Purchaser and their respective employees, representatives and agents may disclose
to any and all persons, without limitation of any kind, the tax treatment and
tax structure of the transaction contemplated by this Agreement and all
materials of any kind (including tax opinions or other tax analyses) that are
provided to such parties relating to such tax treatment and tax structure.  However, any information relating to the tax
treatment or tax structure shall remain subject to the confidentiality
provisions of this Section 18
(and the foregoing sentence shall not apply) to the extent reasonably necessary
to enable any person to comply with applicable securities laws.  For purposes of this Section 18, “tax treatment” means U.S. federal income tax
treatment, and “tax structure” is limited to any facts relevant to the U.S.
federal income tax treatment of the proposed transaction contemplated by this
Agreement.  Furthermore, notwithstanding
the foregoing provisions or anything else to the contrary contained in this
Agreement (a) Buyer may disclose Confidential Information to its consultants,
attorneys, accountants, prospective investors and lenders, and others who need
to know the information for the purpose of assisting Buyer in connection with
the transaction that is the subject of this Agreement; (b) the foregoing
covenants of confidentiality shall not be applicable to any information
published by Seller as public knowledge or otherwise available in the public
domain; (c) Buyer shall be permitted to disclose such information as may be
recommended by Buyer’s legal counsel in order to comply with all financial
reporting, securities

 18
 

 

laws and other legal requirements applicable to Buyer,
including any required disclosures to the Securities and Exchange Commission;
and (d) any duty of confidentiality set forth in this Agreement shall terminate
upon Closing.

19.           Disclaimer
and Release.

(a)           Disclaimer.  Purchaser agrees that Purchaser is purchasing
the Property in “AS IS”, “WHERE IS”, “WITH ALL FAULTS” condition, and without
any warranties, representations or guarantees, either express or implied, of
any kind, nature, or type whatsoever from, or on behalf of, Seller, except as
otherwise expressly set forth in this Agreement or in the Deed.  Without in any way limiting the generality of
the immediately preceding sentence, Purchaser and Seller further acknowledge
and agree that in entering into this Agreement and closing the transactions
hereunder, except as otherwise expressly set forth in this Agreement or in the
Deed:

(i)            Each of Seller and its affiliates,
and its and their officers, directors, employees and agents, expressly
disclaims, has not made, will not, and does not, make, any warranties or
representations, express or implied, with respect to the Property or any
portion thereof, the physical condition or repair or disrepair thereof, the value,
profitability or marketability thereof, or of any of the appurtenances,
facilities or equipment thereon;

(ii)           Each of Seller and its affiliates,
and its and their officers, directors, employees and agents, expressly
disclaims, has not made, will not, and does not, make, any warranties, express
or implied, of merchantability, habitability or fitness for a particular use;
and

(iii)          The rights granted to Purchaser under
this Agreement will permit Purchaser a full investigation of the Property, and
the parties hereto are fully satisfied with the opportunity afforded for
investigation.  Neither party is relying
upon any statement or representation by the other unless such statement or
representation is specifically set forth in this Agreement.  Upon the Closing, Purchaser shall be deemed
to have made such legal, factual and other inquiries and investigations as
Purchaser deems necessary, desirable or appropriate with respect to the
Property, the value and marketability thereof, and of the appurtenances, facilities
and equipment thereof.  Such inquiries
and investigations of Purchaser shall be deemed to include, but shall not be
limited to, the physical components of all portions of the Improvements, the
condition of repair of the Property or any portion thereof, such state of facts
as an accurate survey would show, and the present and future zoning,
ordinances, resolutions and regulations of the city, county and state where the
Improvements are located.

(b)           Release.  Without in any way limiting the generality of
the preceding subsection (a), except as otherwise expressly set forth in
this Agreement or in the Deed, Purchaser specifically acknowledges and agrees
that it hereby waives, releases and discharges any claim it has, might have
had, or may have, against each of Seller and its affiliates, and its and their
officers, directors, employees and agents, relating to, arising

 19
 

 

out of or with respect to (i) the
condition of the Property, either patent or latent, (ii) Purchaser’s
ability, or inability, to obtain or maintain temporary or final certificates of
occupancy or other licenses for the use or operation of the Improvements,
and/or certificates of compliance for the Improvements, (iii) the actual
or potential income, or profits, to be derived from the Real Property,
(iv) the real estate, or other, taxes or special assessments, now or
hereafter payable on account of, or with respect to, the Real Property,
(v) Purchaser’s ability or inability to demolish the Improvements or
otherwise develop the Real Property, (vi) the environmental condition of
the Real Property, or (vii) any other matter relating to the Property.

20.           General
Provisions.

(a)           Termination.  Upon the termination of this Agreement
pursuant to Sections 8(c), 9, 10(c), 15(a)(ii), 15(b) and 17(a), (i) the
Earnest Money Deposit and all interest thereon shall be returned to Purchaser,
and thereafter neither party shall have any further liability or obligation to
the other except for those that are provided in this Agreement to survive
termination hereof, and (ii) Purchaser shall promptly return to Seller any
documents (originals and copies) received from Seller.

(b)           Entire
Agreement.  This Agreement
and exhibits hereto constitute the entire agreement of Seller and Purchaser
with respect to sale of the Property and supersede all prior or contemporaneous
written or oral agreements, whether express or implied.

(c)           Amendments.  This Agreement may be amended only by a
written agreement executed and delivered by Seller and Purchaser.

(d)           Waivers.  No waiver of any provision or condition of,
or default under, this Agreement by any party shall be valid unless in writing
signed by such party.  No such waiver
shall be taken as a waiver of any other or similar provision or of any future
event, act, or default.

(e)           Time.  Time is of the essence of this
Agreement.  In the computation of any
period of time provided for in this Agreement or by law, the day of the act or
event from which the period of time runs shall be excluded, and the last day of
such period shall be included, unless it is not a Business Day, in which case
it shall run to the next day which is Business Day.  For the purpose of this Agreement, the term “Business Day” means any day other than
(A) Saturday, (B) Sunday, or (C) any other day when federally
insured banks in Chicago, Illinois are required or authorized to be
closed.  All times of the day set forth
herein shall be Central Standard Time.

(f)            Unenforceability.  In the event that any provision of this
Agreement shall be unenforceable in whole or in part, such provision shall be
limited to the extent necessary to render the same valid, or shall be excised
from this Agreement, as circumstances require, and this Agreement shall be
construed as if said provision had been incorporated herein as so limited, or
as if said provision has not been included herein, as the case may be.

 20
 

 

(g)           Assignment.  This Agreement may not be assigned by
Purchaser to any party that is not an Affiliate (as hereinafter defined)
without the prior express written consent of Seller.  Purchaser may assign its rights under this
Agreement to an Affiliate without the prior written consent of Seller provided
that (i) the assignee assumes all liabilities of Purchaser which arise under
this Agreement both before and after the date of the assignment and (ii) on or
before five (5) Business Days prior to Closing Purchaser delivers to Seller
written notice of such assignment together with a copy of any such proposed
assignment and assumption instrument.  For
purposes hereof, the term “Affiliate” shall mean (i) an entity that controls,
is controlled by, or is under common control with Purchaser; (ii) any
partnership in which Purchaser or Purchaser’s controlling member is the general
partner; (iii) any fund or entity sponsored by Purchaser; or (iv) any entity
that retains Purchaser or a company affiliated with Purchaser to manage the
Property.

(h)           Notices.  Any notices or other communications permitted
or required to be given hereunder shall be in writing, shall be delivered
personally, by reputable overnight delivery service, or by fax (provided a hard
copy is delivered on the next Business Day by personal delivery or reputable
overnight delivery service), and shall be addressed to the respective party as
set forth in this subsection (h). 
All notices and communications shall be deemed given and effective upon
receipt thereof.

	
  

  	
  To Seller:

  	
  CMD Realty Investment Fund II, L.P.

  c/o CMD Realty Investors

  227 West Monroe St., Suite 3900

  Chicago, Illinois 60606

  
	
   

  	
   

  	
  Attn:

  	
  Mr. Joseph Bowar

  
	
   

  	
   

  	
  Phone:

  	
  (312) 726-3121

  
	
   

  	
   

  	
  Fax:

  	
  (312) 726-9473

  
	
   

  	
   

  	
   

  
	
   

  	
  with a copy to:

  	
  DLA Piper US LLP

  203 North LaSalle Street

  Suite 1900

  Chicago, Illinois 60601

  
	
   

  	
   

  	
  Attn:

  	
  Janet A. Lindeman, Esq.

  
	
   

  	
   

  	
  Phone:

  	
  (312) 368-3426

  
	
   

  	
   

  	
  Fax:

  	
  (312) 251-5742

  
	
   

  	
   

  	
   

  
	
   

  	
  To Purchaser:

  	
  Behringer Harvard

  15601 Dallas Parkway

  Suite 600

  Addison, Texas 

  
	
   

  	
   

  	
  Attn:

  	
  Joe Jernigan 

  
	
   

  	
   

  	
  Phone:

  	
  (866) 655-3600

  
	
   

  	
   

  	
  Fax:

  	
  (866) 655-3610

  

 21
 

 

 

	
  

  	
  with a copy to:

  	
  Powell & Coleman 

  8080 North Central Expressway 

  Suite 1380

  Dallas, TX 75231 

  
	
   

  	
   

  	
  Attn:

  	
  Pat Arnold, Esq.

  
	
   

  	
   

  	
  Phone:

  	
  (214) 890-7108

  
	
   

  	
   

  	
  Fax:

  	
  (214) 373-8768

  

 

(i)            Governing
Law.  This Agreement shall
be governed in all respects by the internal laws of the State of Texas without
regard to the laws regarding conflicts of laws.

(j)            Counterparts.  This Agreement may be executed in any number
of identical counterparts, any or all of which may contain the signatures of
less than all of the parties, and all of which shall be construed together as a
single instrument.

(k)           Construction.  Seller and Purchaser agree that each and its
counsel have reviewed and approved this Agreement, and that any rules of
construction which provide that ambiguities be resolved against the drafting
party shall not be used in the interpretation of this Agreement or any amendments
or exhibits hereto.  The words “include”,
“including”, “includes and any other derivation of “include” means “including,
but not limited to” unless specifically set forth to the contrary. Headings of
sections herein are for convenience of reference only, and shall not be
construed as a part of this Agreement. Except to the extent expressly provided
otherwise in this Agreement, references to “sections” or “subsections” in this
Agreement shall refer to sections and subsections of this Agreement, and
references to “exhibits” in this Agreement shall mean exhibits attached to this
Agreement.

(l)            No
Recording.  Purchaser
shall not record this Agreement or any memorandum or other evidence thereof in
any public records.

21.           DTPA WAIVER.  TO THE EXTENT PERMITTED BY LAW,
PURCHASER HEREBY WAIVES ANY CLAIMS AND CAUSES OF ACTION ARISING PURSUANT TO THE
PROVISIONS OF THE TEXAS DECEPTIVE TRADE PRACTICES AND CONSUMER PROTECTION ACT,
CHAPTER 17, SUBCHAPTER E, SECTIONS 17.41 THROUGH 17.63, INCLUSIVE, TEXAS
BUSINESS AND COMMERCE CODE.  PURCHASER HEREBY REPRESENTS AND WARRANTS TO
SELLER THAT: (I) PURCHASER IS NOT IN A SIGNIFICANTLY DISPARATE BARGAINING
POSITION IN RELATION TO SELLER, (II) PURCHASER IS REPRESENTED BY LEGAL
COUNSEL IN CONNECTION WITH THE TRANSACTION CONTEMPLATED BY THIS AGREEMENT, AND
(III) PURCHASER IS PURCHASING THE PROPERTY FOR BUSINESS, COMMERCIAL,
INVESTMENT OR OTHER SIMILAR PURPOSES AND NOT FOR USE AS PURCHASER’S RESIDENCE.

22.           RELA ADMONITION.  PURCHASER ACKNOWLEDGES THAT AT
THE TIME OF THE EXECUTION OF THIS AGREEMENT, SELLER ADVISES PURCHASER BY THIS
WRITING THAT PURCHASER SHOULD HAVE AN 

 22
 

 

ABSTRACT COVERING THE PROPERTY THAT IS THE SUBJECT
OF THIS AGREEMENT EXAMINED BY AN ATTORNEY OF PURCHASER’S OWN SELECTION, OR THAT
PURCHASER SHOULD BE FURNISHED WITH OR OBTAIN AN OWNER’S POLICY OF TITLE
INSURANCE.

23.           AGENCY.  CMD Realty Investors, an Illinois general
partnership (“Agent”), has signed this Agreement
solely in its capacity as agent of Seller. 
In no event shall Agent have any liabilities or obligations under this
Agreement, all of which liabilities and obligations shall be borne solely by
Seller subject to the terms and conditions of this Agreement.

[THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

 23
 

 

IN
WITNESS WHEREOF, the parties have executed this Real Estate
Sale Agreement as of the date set forth above. 

	
  

  	
  PURCHASER:

  
	
   

  	
   

  
	
   

  	
  HARVARD PROPERTY TRUST, LLC, a

  
	
   

  	
  Delaware limited liability company, d/b/a

  
	
   

  	
  Behringer Harvard Funds

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Printed Name:

  	
   

  
	
   

  	
  Its:

  	
   

  
	
   

  	
   

  
	
   

  	
  SELLER:

  
	
   

  	
   

  
	
   

  	
  CMD REALTY INVESTMENT FUND II,

  
	
   

  	
  L.P., an Illinois limited
  partnership

  
	
   

  
	
   

  	
  By:

  	
  CMD/FUND II GP INVESTMENTS,

  
	
   

  	
   

  	
  L.P., an
  Illinois limited partnership, its

  
	
   

  	
   

  	
  general partner

  
	
   

  
	
   

  	
  By:

  	
  CMD REIM II, INC., an Illinois
  

  corporation, its general partner

  
	
   

  	
   

  	
   

  
	
   

  	
  By: 

  	
  CMD
  REALTY INVESTORS,

  
	
   

  	
   

  	
  an Illinois
  general partnership, its 

  agent

  
	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
  Printed Name:

  	
   

  
	
   

  	
   

  	
  Its:

  	
   

  
												

 

 24

 

EXHIBIT A

LAND

BEING A TRACT OF LAND
SITUATED IN THE CITY OF DALLAS, DALLAS COUNTY, TEXAS, PART OF THE ELI SHEPHERD
SURVEY, ABSTRACT NO. 1361, AND BEING LOT 1A, BLOCK B/B8228, BENT TREE OFFICE
ADDITION NO. 1, RECORDED IN VOLUME 83192, PAGE 2852, DEED RECORDS OF DALLAS
COUNTY, TEXAS, AND BEING MORE PARTICULARLY DESCRIBED BY METES AND BOUNDS AS
FOLLOWS:

BEGINNING AT A 5/8-INCH
IRON ROD FOUND FOR THE NORTHERLY NORTHEAST CUTBACK CORNER OF THE INTERSECTION
OF DALLAS PARKWAY (200 FEET WIDE) AND KNOLL TRAIL DRIVE (60 FEET WIDE), SAME
BEING THE WESTERLY SOUTHWEST CORNER OF SAID BENT TREE OFFICE ADDITION NO. 1;

THENCE NORTH 01 DEGREE 58
MINUTES 00 SECONDS EAST, ALONG THE EASTERLY LINE OF DALLAS PARKWAY 425.22 FEET
TO A SET 5/8-INCH IRON ROD;

THENCE EAST, 259.87 FEET TO
A 5/8-INCH IRON ROD SET FOR CORNER;

THENCE SOUTH 45 DEGREES
29 MINUTES 51 SECONDS EAST, 90.08 FEET TO A POINT FOR CORNER, FROM WHICH A
FOUND IRON ROD BEARS NORTH 73 DEGREES 10 MINUTES EAST 0.72 FEET;

THENCE SOUTH 26 DEGREES
15 MINUTES 20 SECONDS WEST, 50.86 FEET TO A POINT FOR CORNER, FROM WHICH A
FOUND IRON ROD BEARS SOUTH 60 DEGREES 40 MINUTES EAST 0.77 FEET;

THENCE SOUTH 04 DEGREES
37 MINUTES 10 SECONDS EAST, 110.90 FEET TO A POINT FOR CORNER, FROM WHICH A
FOUND IRON ROD BEARS SOUTH 52 DEGREES 12 MINUTES EAST 0.63 FEET;

THENCE SOUTH 18 DEGREES
34 MINUTES 10 SECONDS EAST, 97.51 FEET TO A POINT FOR CORNER, FROM WHICH A
FOUND IRON ROD BEARS SOUTH 45 DEGREES 18 MINUTES EAST 0.61 FEET;

THENCE SOUTH 01 DEGREE 13
MINUTES 00 SECONDS EAST, 32.71 FEET TO A FOUND IRON ROD;

THENCE SOUTH 01 DEGREE 27
MINUTES 09 SECONDS WEST, 163.16 FEET TO A POINT FOR CORNER, FROM WHICH A FOUND
IRON ROD BEARS SOUTH 15 DEGREES 00 MINUTES EAST 0.36 FEET, SAID POINT BEING THE
NORTHERLY RIGHT-OF-WAY OF THE  AFORESAID
KNOLL TRAIL DRIVE;

THENCE WESTERLY ALONG
SAID RIGHT-OF-WAY THE FOLLOWING THREE (3) COURSES:

 A-1
 

 

ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A DELTA
ANGLE OF 42 DEGREES 28 MINUTES 48 SECONDS, RADIAL BEARING OF SOUTH 44 DEGREES
27 MINUTES 48 SECONDS WEST, A RADIUS OF 230.00 FEET AND AN ARC LENGTH OF 170.89
FEET TO A SET “X” IN CONCRETE;

NORTH 88 DEGREES 02 MINUTES 00 SECONDS WEST, 190.00
FEET TO A 5/8 INCH IRON ROD FOUND FOR CORNER;

NORTH 43 DEGREES 02 MINUTES 00 SECONDS WEST, 14.14
FEET TO THE POINT OF BEGINNING AND CONTAINING 3.376 ACRES OF LAND, MORE OR
LESS.

 A-2

 

EXHIBIT B

EXCLUDED
TANGIBLE PERSONAL PROPERTY

None

 B-1

 

EXHIBIT C

LEASES

BOYD
& BOYD, LLP

1. Lease
Agreement - 6/23/2003

Office Lease dated June 23, 2003 by and between CMD Realty Investment Fund II,
L.P. and Boyd & Boyd, L.L.P.

2. Lease
Term Confirmation Letter - 8/4/2003

Lease Term Confirmation letter dated August 4, 2003

BRAD
BURNS DBA BURNS ENERGY

1. Lease
Agreement - 9/4/1991

Lease Agreement dated September 4, 1991 by and between 17300 Parkway Venture
L.P. and Brad Burns d/b/a Burns Energy

2. Tenant
Estoppel Certificate - 12/11/1995

Tenant Estoppel Certificate December 11, 1995

3. First
Amendment - 11/21/1996

First Amendment dated November 21, 1996 by and between CMD Realty Investment
Fund II, L.P. and Brad Burns d/b/a Burns Energy

4. Second
Amendment - 10/29/1999

Amendment Two dated October 29, 1999 by and between CMD Realty Investment Fund
II, L.P. and Brad Burns d/b/a Burns Energy

5. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

6. Third
Amendment - 7/29/2002

Lease Amendment Three dated July 29, 2002 by and between CMD Realty Investment
Fund II, L.P. and Brad Burns d/b/a Burns Energy

7. Other
Legal Document - 11/8/2002

Subordination, Non-Disturbance and Attornment Agreement, dated November 8,
2002, by and among SunAmerica Life Insurance Company, CMC Commercial Realty
Group, and CMD Realty Investment Fund II, L.P.

 C-1
 

 

8. Fourth
Amendment - 6/17/2005

Lease Amendment Four dated 6/17/05 by and between CMD Realty Investment Fund
II, L.P. and Brad Burns

CMC
COMMERCIAL REALTY GROUP, I

1. Lease
Agreement - 12/13/1999

Lease Agreement dated December 13, 1999 by and between CMD Realty Investment
Fund II, L.P. and CMC Commercial Realty Group, Inc.

2. Lease
Term Confirmation Letter - 3/21/2000

Lease Term Confirmation letter dated March 21, 2000

3. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

4. Other
Legal Document - 7/30/2002

Subordination, Non-Disturbance and Attornment Agreement, dated July 30, 2002,
by and among SunAmerica Life Insurance Company, CMC Commercial Realty Group,
and CMD Realty Investment Fund II, L.P.

5. First
Amendment - 3/11/2004

Lease Amendment One dated March 11, 2004, between CMD Realty Investment Fund
II, L.P. and CMC Commercial Realty Group, Inc.

6. Other
Legal Document - 4/26/2004

Rent Reduction Date Confirmation letter dated April 26, 2004

7. Second
Amendment - 2/11/2005

Lease Amendment Two dated 2/11/2005, between CMD Realty Investment Fund II,
L.P. and CMC Commercial Realty Group, Inc.

8. Lease
Term Confirmation Letter - 4/5/2005

Lease Term Confirmation Letter dated 4/5/05

9. Lease
Term Confirmation Letter - 4/5/2005

Lease Term Confirmation Letter dated April 5, 2005.

COLONIAL
PROPERTIES TRUST

1. Lease
Agreement - 7/25/2005

Office Lease dated 7/25/05 by and between CMD Realty Investment Fund, II, L.P.
and Colonial Realty Limited Partnership

 C-2
 

 

2. Lease
Term Confirmation Letter - 10/28/2005

Lease Term Confirmation letter dated 10/28/05

COMPTROLLER
OF THE CURRENCY

1. Lease
Agreement - 3/12/2002

U.S. Government Lease for Real Property (Short Form) with CMD Realty Investment
Fund II, L.P., dated March 12, 2002

2. Other
Legal Document - 9/5/2002

Letter dated September 5, 2002, from Landlord to Tenant, re TI, commencement
date, etc.

DISCOUNT
TIRE COMPANY OF TEXAS

1. Lease
Agreement - 7/10/1991

Lease Agreement dated July 10, 1991 by and between 17300 Parkway Venture L.P.
and Discount Tire Company of Texas, Inc.

2. Tenant
Estoppel Certificate - 12/11/1995

Tenant Estoppel Certificate dated December 11, 1995

3. First
Amendment - 5/1/1997

First Amendment dated May 1, 1997 by and between CMD Realty Investment Fund II,
L.P. and Discount Tire Company of Texas, Inc.

4. Other
Legal Document - 12/3/1997

Tenant Acceptance Letter dated December 3, 1997

5. Second
Amendment - 5/1/2002

Lease Amendment Two dated May 1, 2002 by and between CMD Realty Investment Fund
II, L.P. and Discount Tire Company of Texas, Inc.

6. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

7. Other
Legal Document - 11/8/2002

Subordination, Non-Disturbance and Attornment Agreement, dated November 8,
2002, by and among SunAmerica Life Insurance Company, CMC Commercial Realty
Group, and CMD Realty Investment Fund II, L.P.

 C-3
 

 

ECHELON
RESOURCE PARTNERS, INC

1. Lease
Agreement - 7/5/2004

Office Lease dated July 5, 2004, by and between CMD Realty Investment Fund II,
L.P. and Echelon Resource Partners, Incorporated

2. Lease
Term Confirmation Letter - 8/9/2004

Lease Term Confirmation letter dated August 9, 2004

FGIS
GROUP, INC.

1. Lease
Agreement - 1/8/1997

Lease Agreement dated January 8, 1997 by and between CMD Realty Investment Fund
II, L.P. and FGIS Group, Inc. d/b/a First Guaranty Insurance Services

2. Other
Legal Document - 1/30/1997

Guaranty of Lease dated January 30, 1997 (by C. Michael Beeson)

3. Other
Legal Document - 1/30/1997

Guaranty of Lease dated January 30, 1997 (by Greg Cooney)

4. Other
Legal Document - 9/2/1997

Tenant Acceptance Letter dated September 2, 1997

5. First
Amendment - 2/13/1998

First Amendment dated February 13, 1998 by and between CMD Realty Investment
Fund II, L.P. and FGIS Group, Inc.

6. Right
of Offer Notice Letter - 6/9/1998

Right of First Offer letter dated June 9, 1998

7. Second
Amendment - 3/2/2000

Amendment Two dated March 2, 2000 by and between CMD Realty Investment Fund II,
L.P. and FGIS Group, Inc.

8. Other
Legal Document - 3/27/2000

Release of Guarantor dated March 27, 2000 between CMD Realty Investment Fund
II, L.P. and Gregory Cooney

9. Consent
to Sublease Agreement - 10/12/2000

Consent to Sublease dated October 12, 2000 by and between FGIS Group, Inc., Uniview
Technologies Corporation, and CMD Realty Investment Fund II, L.P. w/attached
Sublease dated October 30, 2000

10. Other
Legal Document - 3/22/2001

Landlord’s Consent with Lender The American National Bank of Texas dated March
22, 2001

 C-4
 

 

11. Third
Amendment - 11/6/2001

Amendment Three November 6, 2001 by and between CMD Realty Investment Fund II,
L.P. and FGIS Group, Inc.

FINANCIAL
INNOVATIONS AGENCY

1. Lease
Agreement - 4/7/2003

Office Lease dated April 7, 2003 by and between CMD Realty Investment Fund II,
L.P. and Financial Innovations Agency, Inc.

2. Lease
Term Confirmation Letter - 5/13/2003

Lease Term Confirmation letter dated May 13, 2003

INTELLECARE,
INC.

1. Lease
Agreement - 10/25/2005

Lease Agreement dated 10/25/05 by and between CMD Realty Investment Fund II,
L.P. and Intellecare, Inc.

KIEWIT
DEVELOPMENT COMPANY

1. Guaranty
- 7/25/2006

Guaranty between CMD and Kiewitt

2. Lease
Agreement - 7/25/2006

Lease Agreement dated July 25, 2006, by and between CMD Relaty Investment Fund
II, L.P. and Kiewit Construction Company

3. Lease
Term Confirmation Letter - 8/16/2006

Lease Term Confirmation letter dated August 16, 2006, by and between CMD Realty
Investment Fund II, L.P. and Kiewit Development Company

4. Revised
Lease Term Confirmation Letter - 8/29/2006

Revised Lease Term Confirmation letter dated August 29, 2006, by and between
CMD Realty Investment Fund II, L.P. and Kiewit Development Company

L. B.
FISHER & COMPANY

1. Lease
Agreement - 11/9/1995

Lease Agreement dated November 9, 1995 by and between 17300 Parkway Venture
L.P. and L.B. Fisher & Company

 C-5
 

 

2. Tenant
Estoppel Certificate - 12/21/1995

Tenant Estoppel Certificate dated December 21, 1995

3. Other
Legal Document - 2/1/1996

Promissory Note effective February 1, 1996

4. First
Amendment - 1/5/2001

Amendment One dated January 5, 2001 by and between CMD Realty Investment Fund
II, L.P. and L. B. Fisher & Company w/attached Promissory Note marked “Cancelled”

5. Other
Legal Document - 2/7/2001

Letter dated February 7, 2001 from CMD to L. B. Fisher re: signature of
amendment

6. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

7. Other
Legal Document - 11/8/2002

Subordination, Non-Disturbance and Attornment Agreement, dated November 8,
2002, by and among SunAmerica Life Insurance Company, CMC Commercial Realty
Group, and CMD Realty Investment Fund II, L.P.

8. Second
Amendment - 5/11/2005

Lease Amendment Two dated 5/11/2005 by and between CMD Realty Investment Fund
II, L.P. and L.B. Fisher & Company

NEWPORT
HOMEBUILDERS, LTD.

1. Lease
Agreement - 1/27/2004

Office Lease dated January 27, 2004, by and between CMD Realty Investment Fund
II, L.P. and Newport Homebuilders, Ltd.

2. Lease
Term Confirmation Letter - 4/1/2004

Lease Term Confirmation letter dated April 1, 2004

RECKITT
BENCKISER INC.

1. Lease
Agreement - 3/11/1999

Lease Agreement dated March 11, 1999, by and between CMD Realty Investment Fund
II, L.P. and Reckitt & Colman, Inc.

2. Lease
Term Confirmation Letter - 5/17/1999

Lease Term Confirmation letter dated May 17, 1999

 C-6
 

 

3. First
Amendment - 6/27/2002

Lease Amendment One dated June 27, 2002, by and between CMD Realty Investment
Fund II, L.P. and Reckitt Benckiser f/k/a Reckitt & Colman, Inc.

4. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

5. Lease
Term Confirmation Letter - 10/28/2002

Lease Term Confirmation letter dated October 28, 2002

6. Other
Legal Document - 11/8/2002

Subordination, Non-Disturbance and Attornment Agreement, dated November 8,
2002, by and among SunAmerica Life Insurance Company, CMC Commercial Realty
Group, and CMD Realty Investment Fund II, L.P.

7. Consent
to Sublease Agreement - 5/17/2005

Consent to Sublease dated 5/17/2005 by and between Reckitt Benckiser, Inc.
(tenant),Reunion Mortgage, Inc. (subtenant) and CMD Realty Investment Fund II,
L.P.

ROBERT
BOYD ARCHITECTS, INC.

1. Lease
Agreement - 8/6/2004

Office Lease dated August 6, 2004, by and between CMD Realty Investment Fund
II, L.P. and Robert Boyd Architects, Inc.

2. Lease
Term Confirmation Letter - 9/23/2004

Lease Term Confirmation letter dated September 23, 2004

ROOFTOP
AGREEMENTS

1. License
Agreement - 

License Agreement by and between CMD Realty Investment Fund II, L.P. and
airBand Communications, Inc.

SOVA
DIGITAL INC

1. Lease
Agreement - 9/16/2003

Office Lease dated September 16, 2003, by and between CMD Realty Investment
Fund II, L.P. and Sova Digital, Inc.

2. Letter
of Credit - 10/8/2003

Clean Irrevocable Standby Letter of Credit No. 00344063, by Bank One, dated
October 8, 

 C-7
 

 

2003, by
order of Sova Digital, Inc. in the favor of CMD Realty Investment Fund II,
L.P., in the aggregate amount of $47,380.00 with transfer form attached

3. First
Amendment - 10/20/2003

Amendment, dated October 20, 2003, to Clean Irrevocable Letter of Credit No.

00344063, by Bank One, by order of Sova Digital, Inc. in the favor of CMD
Realty Investment Fund II, L.P., in the aggregate amount of $47.380.00 to
include the effective date of October 8, 2003

4. Lease
Term Confirmation Letter - 11/4/2003

Lease Term Confirmation letter dated November 4, 2003

5. Other
Legal Document - 2/18/2005

Storage License dated February 18, 2005, between CMD Realty Investment fund II,
L.P. and Sova Digital, Inc.

TERIS,
LLC

1. Lease
Agreement - 6/20/2005

Office Lease Agreement dated 6/20/2005 by and between CMD Realty Investment
Fund II, L.P. and Teris L.L.C.

TURNER,
COLLIE, & BRADEN, INC

1. Lease
Agreement - 10/7/1999

Lease Agreement dated October 7, 1999 by and between CMD Realty Investment Fund
II, L.P. and Turner Collie & Braden Inc.

2. Lease
Term Confirmation Letter - 2/21/2000

Lease Term Adjustment Confirmation letter dated February 21, 2000

3. Lease
Term Confirmation Letter - 3/21/2001

Lease Term Adjustment Confirmation letter dated March 21, 2001

4. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

5. Other
Legal Document - 11/8/2002

Subordination, Non-Disturbance and Attornment Agreement, dated November 8,
2002, by and among SunAmerica Life Insurance Company, CMC Commercial Realty
Group, and CMD Realty Investment Fund II, L.P.

6. Right
of Offer Notice Letter - 6/3/2005

Right of Offer Letter dated 6/3/2005

 C-8
 

 

7. Right
of Offer Notice Letter - 9/26/2005

ROO letter dated 6/26/05 regarding Suite 1075

8. First
Amendment - 8/22/2006

Lease Amendment One dated August 22, 2006, by and between CMD Realty Investment
Fund II, L.P. and TCB, Inc. (f/k/a Turner Collie Braden, Inc.)

WINTERSTONE
FINANCIAL SERVICES

1. Lease
Agreement - 12/23/2002

Office Lease dated December 23, 2002 by and between CMD Realty Investment Fund II,
L.P. and Winterstone Financial Services Corp.

2. First
Amendment - 1/6/2005

Lease Amendment One dated January 6, 2005, between CMD Realty Investment Fund
II, L.P. and Winterstone Financial Services Corp.

ZEPHYR
SYSTEMS, INC.

1. Lease
Agreement - 9/23/1998

Office Lease dated September 23, 1998, by and between CMD Realty Investment
Fund II, L.P. and Zephyr Systems, Inc.

2. Lease
Term Confirmation Letter - 11/2/1998

Lease Term Confirmation Letter dated November 2, 1998

3. First
Amendment - 5/15/2000

Lease Amendment One dated May 15, 2000, by and between CMD Realty Investment
Fund II, L.P. and Zephyr Systems, Inc.

4. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

5. Second
Amendment - 8/22/2002

Lease Amendment Two dated August 22, 2002, by and between CMD Realty Investment
Fund II, L.P. and Zephyr Systems, Inc.

6. Other
Legal Document - 11/8/2002

Subordination, Non-Disturbance and Attornment Agreement, dated November 8,
2002, by and among SunAmerica Life Insurance Company, CMC Commercial Realty
Group, and CMD Realty Investment Fund II, L.P.

 C-9

 

EXHIBIT D

COMMISSION
AGREEMENTS

 D-1

 

EXHIBIT E

SERVICE
CONTRACTS

1.               Continuing Service
Contract, dated December 16, 2004, between CMD Realty Investment Fund II, L.P.
and Champion Waste Services, regarding Trash Removal.

2.               Continuing Service
Contract, dated February 1, 2004, between CMD Realty Investment Fund II, L.P.
and Schindler Elevator Company, regarding Vertical Transportation Maintenance.

3.               Continuing Service
Contract, dated December 2, 2004, between CMD Realty Investment Fund II, L.P.
and MITEC Controls of Dallas, regarding fire Panel Monitoring Service.

4.               Continuing Service
Contract, dated October 29, 2004, between CMD Realty Investment Fund II, L.P.
and First Strike Pest Control, regarding Pest Control Service.

5.               Continuing Service
Contract, dated March 16, 2005, between CMD Realty Investment Fund II, L.P. and
Fikes Services, Inc., regarding Restroom Air Freshener.

6.               Continuing Service
Contract, dated March 16, 2005, between CMD Realty Investment Fund II, L.P. and
Security Group of Texas, regarding Building Unlock/Lockdown Service.

7.               Continuing Service
Contract, dated March 16, 2005, between CMD Realty Investment Fund II, L.P. and
All-Star Power Sweep, Ltd., regarding Parking Lot and Garage Sweeping Service.

8.               Continuing Service
Contract, dated January 1, 2004, and Contract Amendment Number One dated
December 2, 2004 between CMD Realty Investment Fund II, L.P. and Your Plant
Services Inc., regarding Interior Landscape Service.

9.               Continuing Service
Contract, dated December 16, 2004, between CMD Realty Investment Fund II, L.P.
and The Brickman Group Ltd., regarding Landscape Maintenance Service.

10.         Continuing Service
Contract, dated July 31, 2006, between CMD Realty Investment Fund II, L.P. and
Republic Building Services, regarding Janitorial Services.

11.         Continuing Service
Contract, dated March 16, 2005, between CMD Realty Investment Fund II, L.P. and
Dallas Security Systems, regarding Elevator Monitoring Services.

12.         Continuing Service
Contract, dated March 31, 2006, between CMD Realty Investment Fund II, L.P. and
Maxum Building Services, regarding Window Washing Services.

 E-1
 

 

13.         Continuing Service
Contract, dated March 23, 2006, between CMD Realty Investment Fund II, L.P. and
Pools with Perfect Chemistry, regarding Fountain Maintenance and Chemical
Services.

14.         Continuing Service Contract,
dated February 1, 2004, between CMD Realty Investment Fund II, L.P. and Stewart
& Stevenson, regarding Generator Maintenance Services.

15.         Continuing Service
Contract, dated April, 2006, between CMD Realty Investment Fund II, L.P. and
The Lee Quigley Company, regarding Metal Maintenance Services.

16.         Continuing Service
Contract, dated October 16, 2002 between CMD Realty Investment Fund II, L.P.
and Tolin Mechanical Systems, regarding Mechanical Maintenance Services and
Staffing.

 E-2

 

EXHIBIT F

EARNEST
MONEY ESCROW AGREEMENT

Escrow Trust No.                                           

                                          , 2006

HARVARD PROPERTY TRUST, LLC, a Delaware
limited liability corporation, d/b/a Behringer Harvard Funds (“Purchaser”), has delivered and deposited
with Republic Title of Texas, Inc. (1909 Woodall Rogers, Suite 400,
Dallas, Texas 75201, Attention: 
Mr. Bo Feagin) (“Escrow Agent”)
the aggregate sum of Five Hundred Thousand and no/100 Dollars ($500,000.00),
representing an Initial Earnest Money Deposit and may, pursuant to the terms of
that certain Real Estate Sale Agreement by and between Purchaser and CMD Realty
Investment Fund II, L.P., and Illinois limited partnership dated as of November
    , 2006, deposit an Additional Earnest Money Deposit in
the amount of Five Hundred Thousand and 00/100 Dollars ($500,000.00), all to be
held and delivered by Escrow Agent as Escrow Funds only upon the joint order of
the undersigned or their respective legal representatives or assigns, except as
otherwise provided herein.

Escrow Agent is hereby expressly authorized to
disregard in its sole discretion any and all notices or warnings given by any
one of the parties hereto or by any other person or corporation, but said
Escrow Agent is hereby expressly authorized to regard and to comply with and
obey any and all orders, judgments or decrees entered or issued by any court
with or without jurisdiction, and in case said Escrow Agent obeys or complies
with any joint written order of the parties or any such order, judgment or
decree of any court it shall not be liable to any of the parties hereto or any
person, firm or corporation by reason of such compliance, notwithstanding any
such order, judgment or decree be entered without jurisdiction or be
subsequently reversed, modified, annulled, set aside or vacated.  In case of any suit or proceeding regarding
this Escrow Trust, to which said Escrow Agent is or may be at any time a party,
it shall have a lien on the contents hereof for any and all costs, attorneys’
and solicitors’ fees, whether such attorneys or solicitors shall be regularly
retained or specifically employed and other expenses which it may have incurred
or become liable for on account thereof, and it shall be entitled to reimburse
itself therefor out of said deposit, and the undersigned jointly and severally
agree to pay to said Escrow Agent upon demand all such costs, fees and expenses
so incurred.

Deposits made pursuant to these instructions shall be
invested in any federally insured money market account, unless the parties
direct otherwise, which direction to Escrow Agent for such alternate investment
shall be expressed in writing and contain the consent of all other parties to
this escrow, and also provided that the parties are in receipt of the taxpayer’s
identification number, Escrow Agent will, upon request, furnish information
concerning its procedures and fee schedules for investment.

In the event Escrow Agent is requested to invest
deposits hereunder, Escrow Agent is not to be held responsible for any loss of
principal or interest which may be incurred as a result of making the
investments or redeeming said investment for the purposes of this escrow trust.

 F-1
 

 

In no case shall the above mentioned deposits be
surrendered except on a joint written order signed by the parties hereto, their
respective legal representatives or assigns, or in obedience to the process or
order of a court as aforesaid.

The Escrow Agent fee shall be divided equally between
the undersigned.

This Agreement may be executed in several
counterparts, each of which shall be deemed an original but all of which shall
constitute one and the same instrument.

	
  Accepted:

  	
  Republic Title of Texas, Inc.,

  Escrow Trustee

  
	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  ,

  
	
   

  	
   

  	
  a(n)

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
   

  	
  Name:

  	
   

  
	
   

  	
   

  	
   

  	
  Title:

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  ,

  
	
  c/o CMD Realty
  Investors

  	
   

  	
  a(n)

  	
   

  
	
  227 West Monroe
  Street, Suite 3900

  	
   

  	
   

  	
   

  
	
  Chicago,
  Illinois 60606

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
   

  	
  Name:

  	
   

  
	
   

  	
   

  	
   

  	
  Title:

  	
   

  
										

 

 F-2

 

EXHIBIT G

TENANT
ESTOPPEL CERTIFICATE FORM

                                      ,
2006

[Address
of Buyer]

 

 

[Address
of Lender]

 

 

RE:          [Name and Address of Property] (the “Property”)

Ladies and Gentlemen:

Reference is made
to that certain [Lease Agreement] dated
as of                      
       , pursuant to which the undersigned,
as tenant (“Tenant”), is demising premises at the captioned address more
particularly described in the Lease (the “Premises”). CMD Realty
Investment Fund II, L.P. (“Landlord”) is the current owner of the
Property and landlord under the lease. 
The lease, together with all amendments thereto included in Schedule
1 attached hereto, is herein referred to as the “Lease”. Tenant
hereby represents to the Benefited Parties (as herein defined) that the
following statements are true and correct as of the date hereof:

1.                                       Schedule
1 attached hereto is a list of all amendments, modifications, side letters,
guaranties and other documents evidencing, governing or securing Tenant’s
obligations under the Lease, which documents represent the entire agreement
between the parties as to the Premises. 
The undersigned is the Tenant under the Lease for the Premises covering                            
rentable square feet.

2.                                       The
Lease is in full force and effect and has not been amended, modified,
supplemented or superseded except as indicated in Schedule 1.  There are no understandings, contracts,
agreement or commitments of any kind whatsoever between Landlord and Tenant
with respect to the Premises, except as expressly provided in the Lease.

3.                                       The
term of the Lease commenced on                                ,
and expires on                          ,
subject to any rights of Tenant to extend the term as provided therein.  The base rent presently being charged is $                         .  All rentals, charges, additional rent and
other obligations on the part of the undersigned have been paid to and
including                           ,
200   .  No rental, other
than for the current month, has been paid in advance.  The undersigned has accepted possession and
now occupies the Premises.  [CONFIRM NO WORK IS PRESENTLY BEING PERFORMED BY LANDLORD ON BEHALF OF
ANY TENANT; IF SUCH WORK IS BEING PERFORMED, IT MUST BE CARVED OUT OF THE
ESTOPPEL FOR THAT

 G-1
 

 

 TENANT.] 
  In addition to
the fixed minimum Base Rent, the Tenant pays its pro-rata share of real estate
taxes and operating expenses in excess of a base stop of                                  .

4.                                       Tenant
has paid to Landlord a security deposit in the amount of $                                     .  Tenant has no claim against Landlord for any
other security, rental, cleaning access card, key or other deposits or any
prepaid rentals.

5.                                       Landlord
is not in any respect in default in the performance of the terms and provisions
of the Lease, nor does any state of facts or condition exist which, with the
giving of notice or the passage of time, or both, would result in such a
default.  All conditions under the Lease
to be performed by Landlord have been satisfied.  Without limiting the generality of the
foregoing, all improvements to be constructed in the Premises by Landlord have
been completed to the satisfaction of Tenant and accepted by Tenant and any
tenant construction allowances have been paid in full, and all duties of an
inducement nature required of Landlord in the Lease have been fulfilled to
Tenant’s satisfaction. [CONFIRM NO WORK IS
PRESENTLY BEING PERFORMED BY LANDLORD ON BEHALF OF ANY TENANT; IF SUCH WORK IS
BEING PERFORMED, IT MUST BE CARVED OUT OF THE ESTOPPEL FOR THAT TENANT.]
Tenant has no claim against Landlord by reason of any restriction, encumbrance
or defect in title of the Premises of which Tenant has actual knowledge.

6.                                       There
currently is no defense, offset, lien, claim or counterclaim by or in favor of
Tenant against Landlord under the Lease or against the obligations of Tenant
under the Lease (including, without limitation, any rentals or other charges
due or to become due under the Lease) and Tenant is not contesting any such
obligations, rentals or charges. To Tenant’s knowledge, all leasing commissions
due in respect of the current term of the Lease have been paid.

7.                                       Tenant
has no renewal, extension or expansion option, no right of first offer or right
of first refusal and no other similar right to renew or extend the term of the
Lease or expand the property demised thereunder except as may be expressly set
forth in the Lease.  Tenant has no right
to lease or occupy any parking spaces within the Property except as set forth
in the Lease.  Tenant is entitled to no
free rent nor any credit, offsets or deductions in rent, nor other leasing
concessions other than those specified in the Lease.

8.                                       Tenant
is not in any respect in default in the performance of the terms and provisions
of the Lease nor does any state of facts or condition exist which, with the
giving of notice or the passage of time, or both, would result in such a
default.  Without limiting the generality
of the foregoing, Tenant is current in its rental obligation under the Lease.

9.                                       The
undersigned has not received notice of a prior transfer, assignment,
hypothecation or pledge by Landlord of any of Landlord’s interest in the Lease
other than to the holder of any first mortgage on the captioned Property.

10.                                 To
Tenant’s knowledge, there are no liens recorded against the Premises with
respect to work performed by or on behalf of Tenant or materials supplied to
the Premises.

 G-2
 

 

11.                                 Tenant
has not assigned the Lease nor sublet all or any part of the Premises, except
as shown on Schedule 1 attached hereto and made a part hereof for all
purposes.

The above certifications are made to the Benefited
Parties knowing that the Benefited Parties will rely thereon in making an
investment in the Premises. For purposes hereof, the term “Benefited Parties”
means the addressees of this letter and all of the following: (a) Harvard
Property Trust, LLC, a Delaware limited liability company and its successors,
assigns, and designees (including, without limitation, any tenant in common
purchasers); and (b) any lender to which any party described in the foregoing
clause (a) grants a deed of trust, mortgage or other lien upon the Premises.

	
  

  	
  Very truly
  yours,

  
	
   

  	
   

  
	
   

  	
   

  	
  ,

  
	
   

  	
  a

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
  Title:

  	
   

  	
   

  
										

 

 G-3
 

 

 

[FOR INCLUSION ONLY IN THE KIEWIT DEVELOPMENT COMPANY LEASE,
THE

CMC REALTY LEASE AND THE FGIS LEASE ]

JOINDER OF GUARANTOR

The undersigned
joins in the execution of this Estoppel Certificate for the purpose of
confirming to and for the benefit of the Benefited Parties (a) that the
guaranty of Tenant’s obligations under the Lease executed by the undersigned
remain in full force and effect, and (b) that the undersigned has no defenses
or offsets to its obligations under the guaranty of the Lease executed by the
undersigned. The undersigned understands that the Benefited Parties will rely
upon the foregoing confirmations.

	
   

  	
   

  
	
  

  	
   

  
	
   

  	
  a

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  	
   

  
	
   

  	
  Title:

  	
   

  
						

 

 G-4

 

EXHIBIT H

TITLE
INSURANCE COMMITMENT

First American Title
Insurance Commitment Number 05R19135, Effective Date September 26, 2006.

 H-1

 

EXHIBIT I

SURVEY

ALTA/ACSM Land Title
Survey prepared by Survcon Inc. Professional Surveyors, Job No. 60002661, dated
September 2005.

 I-1

 

EXHIBIT J

PERMITTED
EXCEPTIONS

1.                                       Any
titles or rights asserted by anyone, including, but not limited to, persons,
the public, corporations, governments or other entities:

a.                                       To
tidelands, or lands comprising the shores or beds of navigable or perennial rivers
and streams, lakes, bays, gulfs or oceans, or

b.                                      To
lands beyond the line of the harbor or bulkhead lines as established or changed
by any government, or

c.                                       To
filled-in lands, or artificial islands, or

d.                                      To
statutory water rights, including riparian rights, or

e.                                       To
the area extending from the line of mean low tide to the line of vegetation, or
the rights of access to that area or easement along and across that area.

2.                                       Standby
fees, taxes and assessments by any taxing authority for the year 2006, and
subsequent years; and subsequent taxes and assessments by any taxing authority
for prior years due to change in land usage or ownership, but not those taxes
or assessments for prior years because of an exemption granted to a previous
owner of the property under Section 11.13, Texas Tax Code, or because of
improvements not assessed for a previous tax year.

3.                                       The
following matters and all terms of the documents creating or offering evidence
of the matters:

*              Restrictive Covenants:

Restrictive covenants recorded
in Volume 82143, Page 2101 and Volume 83163, Page 586, Deed Records of Dallas
County, Texas, except for those listed in Annex “C” attached thereto.  Affected by instrument recorded in Volume
96011, page 3644 Deed Records of Dallas County, Texas.  Any covenant, condition or restriction
indicating a preference, limitation or discrimination based on race, color,
religion, sex, handicap, familial status, or national origin to the extent such
covenants, conditions or restrictions violate 42 USC 3604(c), is deleted.

a.                                       Easement
for storm water drainage facilities along the southeast line granted by Bent
Tree to the City of Dallas by instrument dated 04/15/1974, filed 05/23/1974,
recorded in Volume 74103, page 707, Deed Records of Dallas County, Texas.

b.                                      Easement
for sanitary sewer main(s) located in the east northeast corner granted by Bent
Tree Joint Venture to the City of Dallas by Instrument dated 01/30/1978, 

 J-1
 

 

filed 03/16/1978,
recorded in Volume 78051, Page 1476, Deed Records of Dallas County, Texas.

c.                                       Fifteen
foot (15’) wide electric and telephone line easement located along the
southerly line granted by Equireal Development Corporation to Dallas Power
& Light Company by instrument dated 09/28/1983, filed 10/25/1983, recorded
in Volume 83210, page 4575, Deed Records of Dallas County, Texas.

d.                                      Two
foot (2’) wide electric and telephone easement along and adjacent to the
western line granted by Bell Savings & Loan Association and Equireal
Development Corporation to Dallas Power & Light and Southwestern Bell
Telephone Company by instrument dated 04/13/1988, filed 04/21/1988, recorded in
Volume 88078, Page 1134, Deeds Records, Dallas County, Texas.

e.                                       Fifteen
foot (15’) by twenty foot (20’) wide water line easement adjacent to the south
line granted by Bell Savings & Loan Association to the City of Dallas by
instrument dated 04/13/1988, filed 04/21/1988, recorded in Volume 88078, Page
1137, Deed Records of Dallas County, Texas.

f.                                         Variable
width drainage easement along the east line and in the northeast and most
northerly northwest corner as created per plats recorded in Volume 70879, Page
1856 and Volume 83192, Page 2852, Map Records of Dallas County, Texas.

g.                                      Rights of tenants in possession, as tenants
only, under written unrecorded lease agreement.

 J-2

 

EXHIBIT K

SPECIAL
WARRANTY DEED

	
  THE STATE OF TEXAS

  	
  )

  
	
   

  	
  )

  
	
  COUNTY OF                            

  	
  )

  

 

                                                                                       ,
a                                                       
(“Grantor”), for and in consideration of
the sum of TEN AND NO/100 DOLLARS ($10.00) paid to Grantor and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, has GRANTED, SOLD and CONVEYED and does hereby GRANT, SELL and
CONVEY unto                                                                   
a                                                                        
(“Grantee”), that certain land being more
particularly described in Exhibit A, attached hereto and incorporated
herein by reference, together with all improvements located on such land
including, without limitation, the office building currently located on such
land (the “Building”) together
with all improvements, fixtures, heating, ventilation, air conditioning,
plumbing, electrical and other systems, and all parking facilities, located on
such land and used in connection with the Building (such land and improvements
being collectively referred to as the “Property”).

This conveyance is made and accepted subject to all
matters (the “Permitted Exceptions”) set forth
in Exhibit B, attached hereto and incorporated herein by reference.

TO HAVE AND TO HOLD the
Property, together with all and singular the rights and appurtenances pertaining
thereto, including all of Grantor’s right, title and interest in and to
adjacent streets, strips and gores, alleys and rights-of-way, subject to the
Permitted Exceptions, unto Grantee and Grantee’s successors and assigns
forever; and Grantor does hereby bind itself and its successors to warrant and
forever defend the Property unto Grantee and Grantee’s successors and assigns,
against every person whomsoever lawfully claiming or to claim the same or any
part thereof, by, through or under Grantor, but not otherwise, subject to the
Permitted Exceptions.

Executed on the date set forth in the acknowledgment
attached hereto to be effective as of the           
day of                                    ,
200       .

 K-1
 

 

 

	
  

  	
  SELLER:

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   , a 

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Printed Name:

  	
   

  
	
   

  	
   Its:

  	
   

  
							

 K-2
 

 

 

	
  STATE OF
                                                

  	
  )

  
	
   

  	
  )

  
	
  COUNTY OF
                                              

  	
  )

  

 

This instrument
was acknowledged before me on                                      ,
200        by                                      ,                                     
of                                      ,
on behalf of said                                      .

 

 

	
   

  	
   

  	
   

  
	
  

  	
   

  	
  Notary Public, State of 

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (printed name)

  
	
   

  	
   

  	
   

  	
   

  
	
  My commission expires: 

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  WHEN RECORDED, PLEASE 

  RETURN TO:

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
					

 

 K-3

 

EXHIBIT L

BILL OF
SALE

FOR VALUE RECEIVED,                                                                   ,
a(n)                                                                   
(“Seller”), hereby transfers to                                                                   ,
a(n)                                                                   
(“Purchaser”), all of Seller’s right,
title and interest in the following (collectively, the “Personal
Property”):  (a) all
tangible personal property located on the land described on Exhibit A attached hereto (“Land”),
excluding the tangible personal property described on Exhibit B
attached hereto, (b) all plans, specifications, books, records, marketing
materials, logos and trademarks related to and used exclusively in connection
with the Land and improvements thereon, but excluding the name “CMD” and all
variations thereof and any websites maintained by Seller or any of its
affiliates, and (c) all transferable warranties, licenses and permits
related to the Land and improvements thereon. 
This Bill of Sale is delivered pursuant to the terms of the Real Estate
Sale Agreement dated as of                              ,
200      between Seller and Purchaser (the “Sale Agreement”). The Personal Property is transferred in “AS
IS”, “WHERE IS”, “WITH ALL FAULTS” condition, and without any warranties,
representations or guarantees, either express or implied, of any kind, nature,
or type whatsoever from, or on behalf of, Seller, and otherwise in accordance
with the terms of Section 19
of the Sale Agreement.

 L-1
 

 

IN WITNESS WHEREOF, Seller and
Purchaser have executed this Bill of Sale as of                               ,
200      .

	
  

  	
  SELLER: 

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  , 

  
	
   

  	
  a(n) 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
  Printed Name:

  	
   

  
	
   

  	
   

  	
  Its:

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  PURCHASER: 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  , 

  
	
   

  	
  a(n) 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
  Printed Name:

  	
   

  
	
   

  	
   

  	
  Its:

  	
   

  
										

 L-2
 

 

EXHIBIT A
TO BILL OF SALE

LAND

 L-3
 

 

EXHIBIT B
TO BILL OF SALE

EXCLUDED
PROPERTY

None

 L-4

 

EXHIBIT M

ASSIGNMENT
AND ASSUMPTION AGREEMENT

This ASSIGNMENT AND ASSUMPTION
AGREEMENT (“Assignment”) is
made on                          ,
200        between                          ,
a(n)                          
(“Seller”), and                          , a(n)                          
(“Purchaser”).

A.            Seller
and Purchaser entered into the Real Estate Sale Agreement dated                          ,
2005 between Seller and Purchaser (“Agreement”),
regarding the sale of, among other things, the land described on Exhibit A (“Land”).  Capitalized terms used herein but not defined
shall have the respective meanings ascribed to them in the Agreement.

B.            Pursuant
to the Agreement, Seller agreed to transfer, among other things, all rights,
title and interest in certain leases, commission agreements and service
agreements with respect to the Real Property.

NOW, THEREFORE, for good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties agree as follows:

1.             Assignment of Leases.  Seller hereby assigns to Purchaser all of
Seller’s right, title and interest in and to (i) the leases, licenses and
other similar agreements to occupy the Real Property described in
Exhibit B (collectively, the “Leases”),
except that Seller hereby retains the right (without limitation of the
obligation of Purchaser to use good faith efforts) to collect Delinquent Rents
from the tenants under the Leases, including the right to file an action for
collection (provided that, in connection therewith, Seller shall have no right
to terminate any of the Leases or disturb the tenants’ possessory rights
thereunder), (ii) the commission agreements described in Exhibit C
(collectively, the “Commission Agreements”),
and (iii) the service contracts described in Exhibit D (collectively,
the “Service Contracts”).  The Leases, Commission Agreements and Service
Contracts are referred to collectively herein as the “Assumed
Agreements”.

2.             Assumption.  Purchaser hereby assumes all of the
obligations of Seller under the Assumed Agreements to the extent that such
obligations are required to be performed on or after the date of this
Assignment.  Subject to the terms of
Sections 13(g) and (h) of the Agreement, Seller shall remain responsible for
any monetary obligations of Seller under the Commission Agreements and Service
Contracts to the extent that such obligations were due prior to the date of
this Assignment.

3.             Disclaimers.  The rights of Seller to the Assumed
Agreements are transferred in “AS IS”, “WHERE IS”, “WITH ALL FAULTS” condition,
and without any warranties, representations or guarantees, either express or
implied, of any kind, nature, or type whatsoever 

 M-1
 

 

from,
or on behalf of, Seller, and otherwise in accordance with the terms of Section 19 of the Agreement.

4.             Counterparts.  This Assignment may be executed in separate
counterparts which, when taken together, shall constitute one document.

5.             Successors and Assigns.  This Assignment shall be binding upon and
inure to the benefit of Seller, Purchaser and their respective successors and
assigns.

[balance
of page intentionally left blank; signature page follows]

 M-2
 

 

 

IN WITNESS WHEREOF, the parties
have executed this Assignment and Assumption Agreement as of the date set forth
above.

	
  

  	
  SELLER:

  
	
   

  	
   

  
	
   

  	
   

  	
   , 

  
	
   

  	
  a(n) 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
  Printed Name:

  	
   

  
	
   

  	
   

  	
  Its:

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  PURCHASER:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   , 

  
	
   

  	
  a(n) 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
  Printed Name:

  	
   

  
	
   

  	
   

  	
  Its:

  	
   

  
								

 

 M-3
 

 

EXHIBIT A

TO
ASSIGNMENT AND ASSUMPTION

LAND

 M-4
 

 

EXHIBIT B

TO
ASSIGNMENT AND ASSUMPTION

LEASES

 M-5
 

 

EXHIBIT C

TO
ASSIGNMENT AND ASSUMPTION

COMMISSION
AGREEMENTS

 M-6
 

 

EXHIBIT D

TO
ASSIGNMENT AND ASSUMPTION

SERVICE
CONTRACTS

 M-7

 

EXHIBIT N

TENANT
NOTICE LETTER

                              ,
200      

	
  VIA CERTIFIED MAIL

  	
   

  
	
  RETURN RECEIPT REQUESTED

  	
   

  
	
   

  	
   

  

 

 

Re:                               Notice of Sale of 

This notice is delivered to advise you that the
building named above was sold and conveyed on                                ,
200         by                                                      
(“Seller”) to                                                       
(“Purchaser”), and that, in connection
with the sale, your lease in the building was assigned to Purchaser.  As part of such sale, your security deposit
in the total amount of $                              
has been transferred to, and received by, Purchaser, and Purchaser will be
responsible for the return of said security deposit according to the terms of
your lease.  Accordingly,
you are hereby authorized and directed to make all future payments under the
lease to Purchaser at the following address:

 N-1
 

 

 

All communications and
notices concerning your lease should be sent to:

 

 

	
  

  	
  SELLER: 

  
	
   

  	
   

  
	
   

  	
   

  	
  ,

  
	
   

  	
  a(n) 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
  Printed Name:

  	
   

  
	
   

  	
   

  	
  Its:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  PURCHASER: 

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  ,

  
	
   

  	
  a(n) 

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
  Printed Name:

  	
   

  
	
   

  	
   

  	
  Its:

  	
   

  
							

 

 N-2

 

EXHIBIT O

FIRPTA
AFFIDAVIT

CERTIFICATION
OF NONFOREIGN STATUS

Section 1445 of the Internal Revenue Code
provides that a transferee of a U.S. real property interest must withhold tax
if the transferor is a foreign person. 
To inform the transferee that withholding of tax is not required upon
the disposition of a U.S. real property interest by                                                                
(“Seller”), Seller hereby certifies the
following:

1.                                       Seller
is a “United States Person” and is not a “foreign person” in accordance with
and for the purpose of the provisions of Sections 7701 and 1445 (as may be
amended) of the Internal Revenue Code of 1986, as amended, and any regulations
promulgated thereunder.

2.                                       Seller’s
U. S. Employer Identification Number is                                  .

3.                                       Seller’s
office address is c/o CMD Realty Investors, 227 West Monroe Street,
Suite 3900, Chicago, Illinois 
60606.

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

	
  Dated:
                                       ,
  200          

  	
   

  	
  ,

  
	
   

  	
   

  	
  a(n)

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
						

 

 O-1

 

EXHIBIT P

AFFIDAVIT
OF TITLE

STATEMENT REQUIRED FOR THE
ISSUANCE OF

ALTA
OWNERS AND LOAN POLICIES

Commitment No.:                                                   (the “Commitment”)

Date:  
                                         ,
200      

To the actual knowledge of the undersigned, CMD Realty
Investment Fund II, L.P., an Illinois limited partnership (“Seller”), the following is hereby certified with respect to
the land described in the Commitment.

1.             That,
except as noted at the end of this paragraph, within the last six (6) months
(a) no labor, service or materials have been furnished (by or on behalf of
Seller) to improve the land, or to rehabilitate, repair, refurbish, or remodel
the building(s) situated on the land; (b) nor have any goods, chattels,
machinery, apparatus or equipment been attached to the land or building(s)
thereon (by or on behalf of Seller), as fixtures; (c) nor have any
contracts been let (by or on behalf of Seller) for the furnishing of
labor, service, materials, machinery, apparatus or equipment which are to be
completed subsequent to the date hereof; (d) nor have any notices of lien
been received (by or on behalf of Seller), except the following, if any:                                                                   .

2.             That
all management/association fees, if any, are fully paid, except the
following:                                       .

3.             That,
except as shown on the Commitment, there are no unrecorded security agreements,
leases, financing statements, chattel mortgages or conditional sales agreements
in respect to any appliances, equipment or chattels that are owned by Seller
and that have or are to become attached to the land or any improvements thereon
as fixtures or any unrecorded taxes or assessments affecting land that have
been levied, except the following, if any:                                      .

4.             That
there are no unrecorded contracts or options to purchase the land granted by
Seller or rights of first refusal to purchase the land granted by Seller,
except the following, if any:                                            .

5.             That
there are no unrecorded leases, easements or other servitudes to which the land
or building, or portions thereof, are subject, except the following, if
any:  (i) those certain leases
described on Exhibit A hereto, (ii) matters shown on a survey of the
land and/or the building(s), and (iii) matters shown on the Commitment.

6.             There are no Judgments, Federal Tax Liens, or
State Tax Liens against Seller and/or the land.

 P-1
 

 

 

7.             No proceedings in bankruptcy or receivership have
ever been instituted by or against Seller, and Seller has never made an
assignment for the benefit of creditors.

8.             That there are no liens in favor of any city,
town, village or port authority for unpaid services, charges for service by any
water system, sewer system or gas system serving the land.

9.             That
no services of a broker have been performed with regard to the management,
sale, purchase, lease, option, or other conveyance of interest in the land
which services have amounts due and owing that have not been paid, except
for:                                            .

Seller makes the above statements for the purpose of
inducing Republic Title of Texas, Inc. and                                  
(together, “Company”) to issue its owners or
loan policies pursuant to the Commitment. 
Seller does hereby indemnify the Company for loss or damage (including
reasonable attorneys’ fees, expenses and costs) incurred by the Company as
a result of any untrue statement made by Seller herein.

By its acceptance hereof, the Company hereby
acknowledges and agrees that (a) the recourse of the Company with respect
to this Affidavit of Title and the statements made by Seller herein shall be
solely to the assets of Seller, and (b) none of the “Exculpated Parties”
(as defined below) shall have any personal liability in connection with this
Affidavit of Title or the statements made herein, and the Company shall have no
recourse against any of the Exculpated Parties or any of their respective
assets.  As used in this paragraph, “Exculpated
Parties” shall mean, collectively, (1) any general or limited partner of
Seller, including, without limitation, CMD/Fund II GP Investments, L.P.,
(2) any general or limited partner of such general or limited partner of
Seller, including, without limitation, CMD REIM II, Inc., and (3) any
other partner, member, shareholder, officer, director, employee, agent or
affiliate or other direct or indirect owner of (x) Seller, (y) any of
the other parties described in (2) or (3) above, or (z) any of Seller’s or
such other parties’ respective constituent owners.

Notwithstanding anything contained herein, the
statements made by Seller herein shall survive for a period of six (6) months
from the date hereof.  

 P-2
 

 

 

	
  

  	
   

  	
  CMD REALTY INVESTMENT FUND II, L.P.,
  an 

  Illinois limited partnership 

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  CMD/FUND II GP INVESTMENTS, L.P.,
  an 

  Illinois limited partnership, its general partner 

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  CMD REIM II, INC., an Illinois
  

  corporation, its general partner 

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  By:

  	
  CMD REALTY INVESTORS, 

  an Illinois general partnership, its agent 

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Printed Name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Its:

  	
   

  	
   

  
										

 

 P-3
 

 

 

EXHIBIT A
TO AFFIDAVIT OF TITLE

LIST OF
LEASES

(attached
hereto)

 

 P-4

 

EXHIBIT Q

SECURITY
DEPOSITS

	
  Name of Tenant

  	
   

  	
  Balance

  	
   

  	
  Unit

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Kiewit
  Development Co.

  	
   

  	
  $

  	
  11,523.50

  	
   

  	
  1050

  	
   

  
	
  Intellecare,
  Inc.

  	
   

  	
  $

  	
  13,146.67

  	
   

  	
  1070

  	
   

  
	
  CMC Commercial
  Realty Group, I

  	
   

  	
  $

  	
  5,731.25

  	
   

  	
  2010

  	
   

  
	
  Financial
  Innovations Agency

  	
   

  	
  $

  	
  2,500.00

  	
   

  	
  2030

  	
   

  
	
  Winterstone
  Financial Services

  	
   

  	
  $

  	
  3,310.65

  	
   

  	
  2040

  	
   

  
	
  Newport
  Homebuilders, Ltd.

  	
   

  	
  $

  	
  3,171.88

  	
   

  	
  2080

  	
   

  
	
  FGIS Group, Inc.

  	
   

  	
  $

  	
  12,856.25

  	
   

  	
  3000

  	
   

  
	
  L.B. Fisher
  & Company

  	
   

  	
  $

  	
  1,072.50

  	
   

  	
  3050

  	
   

  
	
  Robert Boyd
  Architects, Inc.

  	
   

  	
  $

  	
  3,081.25

  	
   

  	
  3090

  	
   

  
	
  Brad Burns D/B/A
  Burns Energy

  	
   

  	
  $

  	
  2,342.00

  	
   

  	
  3110

  	
   

  
	
  Reckitt
  Benckiser Inc.

  	
   

  	
  $

  	
  3,406.33

  	
   

  	
  3150

  	
   

  
	
  Sova Digital Inc
  

  	
   

  	
  $

  	
  47,380.00

  	
  *

  	
  3158

  	
   

  

 

*Letter of Credit-Bank
One: 00344063

 

	
  Sova Digital Inc

  	
   

  	
  $

  	
  2,620.00

  	
   

  	
  3158

  	
   

  
	
  Boyd & Boyd,
  LLP

  	
   

  	
  $

  	
  3,390.63

  	
   

  	
  3160

  	
   

  
	
  Zephyr Systems, Inc.

  	
   

  	
  $

  	
  2,083.42

  	
   

  	
  3190

  	
   

  

 

 Q-1

 

EXHIBIT R

FGIS
LEASE COSTS

 R-1Exhibit
10.2

REINSTATEMENT
OF AND FIRST AMENDMENT TO REAL ESTATE SALE

AGREEMENT

This REINSTATEMENT OF AND FIRST AMENDMENT TO REAL ESTATE SALE AGREEMENT
(“First Amendment”) is entered into as of
November         , 2006 between CMD REALTY INVESTMENT FUND II, L.P., an Illinois limited
partnership (“Seller”), and HARVARD
PROPERTY TRUST, LLC, a Delaware limited liability company, d/b/a Behringer
Harvard Funds (“Purchaser”).

A.            Seller and Purchaser
entered into that certain Real Estate Sale Agreement, dated as of November 14,
2006, regarding the sale and purchase of the office building commonly known as
Bent Tree Green (“Agreement”).  All of the capitalized terms used in this
First Amendment and not otherwise defined herein shall have the meanings set
forth in the Agreement.

B.            Pursuant to Section
9 of the Agreement, Purchaser terminated the Agreement by written notice to
Seller dated November 29, 2006 (the “Termination Notice”).

C.            Seller and Purchaser
desire to reinstate and amend the Agreement in accordance with the terms and
conditions set forth in this First Amendment.

NOW THEREFORE, for Ten
and No/100ths Dollars ($10.00) and other good and valuable consideration, the
receipt and sufficiency of which is hereby acknowledged, the parties hereto,
intending to be legally bound, hereby agree as follows:

1.             Incorporation
of Recitals.  The Recitals
set forth above are true and correct and are by this reference incorporated
into this First Amendment.

2.             Reinstatement
of Agreement.  Except as
otherwise specifically modified by this First Amendment, Purchaser and Seller
hereby reinstate the Agreement in its original form and effect as if the
Termination Notice had not been given and such Agreement had never been
terminated, and Purchaser and Seller agree to be bound by and fully comply with
the terms contained therein.

3.             Purchase
Price.  The sentence which
comprises the text of Section 2 of the Agreement is hereby deleted and
replaced with the following sentence: “The purchase price (the “Purchase Price”) for the Property shall be Eleven Million
Eight Hundred Fifty Thousand and 00/100ths Dollars ($11,850,000.00).

4.             Estoppel
Certifications.  
Purchaser acknowledges and agrees that Seller has satisfied the Tenant
Estoppel Condition and hereby waives any right to terminate the Agreement as
provided in Section 7(c) of the Agreement.

5.             Exhibit
C/Leases.  Exhibit C to
the Agreement is hereby deleted in its entirety and replaced with Exhibit C
attached hereto.

 

 

6.             Full
Force and Effect.  All of
the terms and conditions of the Agreement, as modified hereby, shall remain in
full force and effect.

7.             Counterparts/Facsimile.  This First Amendment may be executed in any
number of counterparts, each of which shall be deemed an original, but all of
which when taken together shall constitute one and the same instrument.  Each counterpart may be delivered by
facsimile or computer-scanned image transmission.  The signature page of any counterpart may be
detached therefrom without impairing the legal effect of the signature(s)
thereon provided such signature page is attached to any other counterpart
identical thereto.

8.             Headings.  Section headings contained herein are for
convenience only, and shall not govern the interpretation of any provisions
contained herein.

9.             Agency.  CMD Realty Investors, an Illinois general
partnership (“Agent”), has signed this First
Amendment solely in its capacity as agent of Seller.  In no event shall Agent have any liabilities
or obligations under this First Amendment, all of which liabilities and
obligations shall be borne solely by Seller subject to the terms and conditions
of this First Amendment.

[balance of page intentionally
left blank; signature page follows]

 2
 

 

 

IN WITNESS
WHEREOF, Purchaser and Seller have executed this First Amendment to Real Estate
Sale Agreement as of the date first stated above.

	
  

  	
   

  	
  PURCHASER: 

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  HARVARD PROPERTY TRUST, LLC, a Delaware 

  
	
   

  	
   

  	
  limited liability company, d/b/a Behringer Harvard
  Funds 

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  Printed Name:

  	
   

  	
   

  
	
   

  	
   

  	
  Its:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  SELLER:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  CMD REALTY INVESTMENT FUND II, L.P., an
  

  
	
   

  	
   

  	
  Illinois limited partnership

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  CMD/FUND II GP INVESTMENTS, L.P., an

  
	
   

  	
   

  	
   

  	
  Illinois limited partnership, its general partner

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
  By:

  	
  CMD REIM II, INC., an Illinois
  corporation,

  
	
   

  	
   

  	
   

  	
   

  	
  its general partner

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  By:

  	
  CMD REALTY INVESTORS,

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
  an Illinois general partnership, its agent

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Printed Name:

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
  Its:

  	
   

  	
   

  
													

 

 3

 

EXHIBIT C

LEASES

BOYD & BOYD, LLP

1. Lease
Agreement - 6/23/2003

Office Lease dated June 23, 2003 by and between CMD Realty Investment Fund II,
L.P. and Boyd & Boyd, L.L.P.

2. Lease
Term Confirmation Letter - 8/4/2003

Lease Term Confirmation letter dated August 4, 2003

BRAD BURNS DBA BURNS ENERGY

1. Lease
Agreement - 9/4/1991

Lease Agreement dated September 4, 1991 by and between 17300 Parkway Venture
L.P. and Brad Burns d/b/a Burns Energy

2. Tenant
Estoppel Certificate - 12/11/1995

Tenant Estoppel Certificate December 11, 1995

3. First
Amendment - 11/21/1996

First Amendment dated November 21, 1996 by and between CMD Realty Investment
Fund II, L.P. and Brad Burns d/b/a Burns Energy

4. Second
Amendment - 10/29/1999

Amendment Two dated October 29, 1999 by and between CMD Realty Investment Fund
II, L.P. and Brad Burns d/b/a Burns Energy

5. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

6. Third
Amendment - 7/29/2002

Lease Amendment Three dated July 29, 2002 by and between CMD Realty Investment
Fund II, L.P. and Brad Burns d/b/a Burns Energy

7. Other Legal Document -
11/8/2002

Subordination,
Non-Disturbance and Attornment Agreement, dated November 8, 2002, by and among
SunAmerica Life Insurance Company, CMC Commercial Realty Group, and CMD Realty
Investment Fund II, L.P.

 C-1
 

 

 

8. Fourth
Amendment - 6/17/2005

Lease Amendment Four dated 6/17/05 by and between CMD Realty Investment Fund
II, L.P. and Brad Burns.

CLEAN HARBORS EL DORADO, LLC, f/k/a
TERIS, LLC

1. Lease
Agreement - 6/20/2005

Office Lease Agreement dated 6/20/2005 by and between CMD Realty Investment
Fund II, L.P. and Teris L.L.C.

2. Letter – 08/21/06

Letter
dated August 21, 2006 from Clean Harbors El Dorado, LLC, successor in interest
to Teris L.L.C. regarding name change.

CMC COMMERCIAL REALTY GROUP, I

1. Lease
Agreement - 12/13/1999

Lease Agreement dated December 13, 1999 by and between CMD Realty Investment
Fund II, L.P. and CMC Commercial Realty Group, Inc.

2. Lease
Term Confirmation Letter - 3/21/2000

Lease Term Confirmation letter dated March 21, 2000

3. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

4. Other
Legal Document - 7/30/2002

Subordination, Non-Disturbance and Attornment Agreement, dated July 30, 2002,
by and among SunAmerica Life Insurance Company, CMC Commercial Realty Group,
and CMD Realty Investment Fund II, L.P.

5. First
Amendment - 3/11/2004

Lease Amendment One dated March 11, 2004, between CMD Realty Investment Fund
II, L.P. and CMC Commercial Realty Group, Inc.

6. Other
Legal Document - 4/26/2004

Rent Reduction Date Confirmation letter dated April 26, 2004

 C-2
 

 

7. Second
Amendment - 2/11/2005

Lease Amendment Two dated 2/11/2005, between CMD Realty Investment Fund II,
L.P. and CMC Commercial Realty Group, Inc.

8. Lease
Term Confirmation Letter - 4/5/2005

Lease Term Confirmation Letter dated 4/5/05

9. Lease
Term Confirmation Letter - 4/5/2005

Lease Term Confirmation Letter dated April 5, 2005.

COLONIAL PROPERTIES TRUST

1. Lease
Agreement - 7/25/2005

Office Lease dated 7/25/05 by and between CMD Realty Investment Fund, II, L.P.
and Colonial Realty Limited Partnership

2. Lease
Term Confirmation Letter - 10/28/2005

Lease Term Confirmation letter dated 10/28/05

COMPTROLLER OF THE CURRENCY

1. Lease
Agreement - 3/12/2002

U.S. Government Lease for Real Property (Short Form) with CMD Realty Investment
Fund II, L.P., dated March 12, 2002

2. Other
Legal Document - 9/5/2002

Letter dated September 5, 2002, from Landlord to Tenant, re TI, commencement
date, etc.

3. Supplemental Agreement No. 1 –
11/12/2002

Supplemental
Agreement No. 1 dated November 12, 2002 by and between Landlord and Tenant.

DISCOUNT TIRE COMPANY OF TEXAS

1. Lease
Agreement - 7/10/1991

Lease Agreement dated July 10, 1991 by and between 17300 Parkway Venture L.P. and
Discount Tire Company of Texas, Inc.

 C-3
 

 

2. Tenant
Estoppel Certificate - 12/11/1995

Tenant Estoppel Certificate dated December 11, 1995

3. First
Amendment - 5/1/1997

First Amendment dated May 1, 1997 by and between CMD Realty Investment Fund II,
L.P. and Discount Tire Company of Texas, Inc.

4. Other
Legal Document - 12/3/1997

Tenant Acceptance Letter dated December 3, 1997

5. Second
Amendment - 5/1/2002

Lease Amendment Two dated May 1, 2002 by and between CMD Realty Investment Fund
II, L.P. and Discount Tire Company of Texas, Inc.

6. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

7. Other Legal Document -
11/8/2002

Subordination,
Non-Disturbance and Attornment Agreement, dated November 8, 2002, by and among
SunAmerica Life Insurance Company, CMC Commercial Realty Group, and CMD Realty
Investment Fund II, L.P.

FINANCIAL INNOVATIONS AGENCY

1. Lease
Agreement - 4/7/2003

Office Lease dated April 7, 2003 by and between CMD Realty Investment Fund II,
L.P. and Financial Innovations Agency, Inc.

2. Lease
Term Confirmation Letter - 5/13/2003

Lease Term Confirmation letter dated May 13, 2003

KIEWIT DEVELOPMENT COMPANY

1. Guaranty
- 7/25/2006

Guaranty between CMD and Kiewitt

2. Lease
Agreement - 7/25/2006

Lease Agreement dated July 25, 2006, by and between CMD Realty Investment Fund
II, L.P. and Kiewit Construction Company

 C-4
 

 

3. Lease
Term Confirmation Letter - 8/16/2006

Lease Term Confirmation letter dated August 16, 2006, by and between CMD Realty
Investment Fund II, L.P. and Kiewit Development Company

4. Revised
Lease Term Confirmation Letter - 8/29/2006

Revised Lease Term Confirmation letter dated August 29, 2006, by and between
CMD Realty Investment Fund II, L.P. and Kiewit Development Company

L. B. FISHER & COMPANY

1. Lease
Agreement - 11/9/1995

Lease Agreement dated November 9, 1995 by and between 17300 Parkway Venture
L.P. and L.B. Fisher & Company

2. Tenant
Estoppel Certificate - 12/21/1995

Tenant Estoppel Certificate dated December 21, 1995

3. Other
Legal Document - 2/1/1996

Promissory Note effective February 1, 1996

4. First
Amendment - 1/5/2001

Amendment One dated January 5, 2001 by and between CMD Realty Investment Fund
II, L.P. and L. B. Fisher & Company w/attached Promissory Note marked “Cancelled”

5. Other
Legal Document - 2/7/2001

Letter dated February 7, 2001 from CMD to L. B. Fisher re: signature of
amendment

6. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

7. Other Legal Document -
11/8/2002

Subordination,
Non-Disturbance and Attornment Agreement, dated November 8, 2002, by and among
SunAmerica Life Insurance Company, CMC Commercial Realty Group, and CMD Realty
Investment Fund II, L.P.

8. Second
Amendment - 5/11/2005

Lease Amendment Two dated 5/11/2005 by and between CMD Realty Investment Fund
II, L.P. and L.B. Fisher & Company

 C-5
 

 

NEWPORT
HOMEBUILDERS, LTD.

1. Lease
Agreement - 1/27/2004

Office Lease dated January 27, 2004, by and between CMD Realty Investment Fund
II, L.P. and Newport Homebuilders, Ltd.

2. Lease
Term Confirmation Letter - 4/1/2004

Lease Term Confirmation letter dated April 1, 2004

RECKITT BENCKISER INC.

1. Lease
Agreement - 3/11/1999

Lease Agreement dated March 11, 1999, by and between CMD Realty Investment Fund
II, L.P. and Reckitt & Colman, Inc.

2. Lease
Term Confirmation Letter - 5/17/1999

Lease Term Confirmation letter dated May 17, 1999

3. First
Amendment - 6/27/2002

Lease Amendment One dated June 27, 2002, by and between CMD Realty Investment
Fund II, L.P. and Reckitt Benckiser f/k/a Reckitt & Colman, Inc.

4. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

5. Lease
Term Confirmation Letter - 10/28/2002

Lease Term Confirmation letter dated October 28, 2002

6. Other Legal Document -
11/8/2002

Subordination,
Non-Disturbance and Attornment Agreement, dated November 8, 2002, by and among
SunAmerica Life Insurance Company, CMC Commercial Realty Group, and CMD Realty
Investment Fund II, L.P.

7. Consent
to Sublease Agreement - 5/17/2005

Consent to Sublease dated 5/17/2005 by and between Reckitt Benckiser, Inc.
(tenant),Reunion Mortgage, Inc. (subtenant) and CMD Realty Investment Fund II,
L.P.

ROBERT BOYD ARCHITECTS, INC.

1. Lease
Agreement - 8/6/2004

Office Lease dated August 6, 2004, by and between CMD Realty Investment Fund
II, L.P. and Robert Boyd Architects, Inc.

 C-6
 

 

2. Lease
Term Confirmation Letter - 9/23/2004

Lease Term Confirmation letter dated September 23, 2004

SOVA DIGITAL INC

1. Lease
Agreement - 9/16/2003

Office Lease dated September 16, 2003, by and between CMD Realty Investment
Fund II, L.P. and Sova Digital, Inc.

2. Letter
of Credit - 10/8/2003

Clean Irrevocable Standby Letter of Credit No. 00344063, by Bank One, dated
October 8, 2003, by order of Sova Digital, Inc. in the favor of CMD Realty
Investment Fund II, L.P., in the aggregate amount of $47,380.00 with transfer
form attached

3. First
Amendment - 10/20/2003

Amendment, dated October 20, 2003, to Clean Irrevocable Letter of Credit No. 00344063,
by Bank One, by order of Sova Digital, Inc. in the favor of CMD Realty Investment
Fund II, L.P., in the aggregate amount of $47.380.00 to include the effective
date of October 8, 2003

4. Lease
Term Confirmation Letter - 11/4/2003

Lease Term Confirmation letter dated November 4, 2003

5. Other
Legal Document - 2/18/2005

Storage License dated February 18, 2005, between CMD Realty Investment fund II,
L.P. and Sova Digital, Inc.

TCB, INC

1. Lease
Agreement - 10/7/1999

Lease Agreement dated October 7, 1999 by and between CMD Realty Investment Fund
II, L.P. and Turner Collie & Braden Inc.

2. Lease
Term Confirmation Letter - 2/21/2000

Lease Term Adjustment Confirmation letter dated February 21, 2000

3. Lease
Term Confirmation Letter - 3/21/2001

Lease Term Adjustment Confirmation letter dated March 21, 2001

4. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

 C-7
 

 

5. Other Legal Document -
11/8/2002

Subordination,
Non-Disturbance and Attornment Agreement, dated November 8, 2002, by and among
SunAmerica Life Insurance Company, CMC Commercial Realty Group, and CMD Realty
Investment Fund II, L.P.

6. Right
of Offer Notice Letter - 6/3/2005

Right of Offer Letter dated 6/3/2005

7. Right
of Offer Notice Letter - 9/26/2005

ROO letter dated 6/26/05 regarding Suite 1075

8. First
Amendment - 8/22/2006

Lease Amendment One dated August 22, 2006, by and between CMD Realty Investment
Fund II, L.P. and TCB, Inc. (f/k/a Turner Collie Braden, Inc.)

WINTERSTONE FINANCIAL SERVICES

1. Lease
Agreement - 12/23/2002

Office Lease dated December 23, 2002 by and between CMD Realty Investment Fund
II, L.P. and Winterstone Financial Services Corp.

2. First
Amendment - 1/6/2005

Lease Amendment One dated January 6, 2005, between CMD Realty Investment Fund
II, L.P. and Winterstone Financial Services Corp.

WNC INSURANCE SERVICES, INC.

1. Lease
Agreement - 1/8/1997

Lease Agreement dated January 8, 1997 by and between CMD Realty Investment Fund
II, L.P. and FGIS Group, Inc. d/b/a First Guaranty Insurance Services

2. Other
Legal Document - 1/30/1997

Guaranty of Lease dated January 30, 1997 (by C. Michael Beeson)

3. Other
Legal Document - 1/30/1997

Guaranty of Lease dated January 30, 1997 (by Greg Cooney)

4. Other
Legal Document - 9/2/1997

Tenant Acceptance Letter dated September 2, 1997

 C-8
 

 

5. First
Amendment - 2/13/1998

First Amendment dated February 13, 1998 by and between CMD Realty Investment
Fund II, L.P. and FGIS Group, Inc.

6. Right
of Offer Notice Letter - 6/9/1998

Right of First Offer letter dated June 9, 1998

7. Second
Amendment - 3/2/2000

Amendment Two dated March 2, 2000 by and between CMD Realty Investment Fund II,
L.P. and FGIS Group, Inc.

8. Other
Legal Document - 3/27/2000

Release of Guarantor dated March 27, 2000 between CMD Realty Investment Fund
II, L.P. and Gregory Cooney

9. Consent
to Sublease Agreement - 10/12/2000

Consent to Sublease dated October 12, 2000 by and between FGIS Group, Inc.,
Uniview Technologies Corporation, and CMD Realty Investment Fund II, L.P.
w/attached Sublease dated October 30, 2000

10. Other
Legal Document - 3/22/2001

Landlord’s Consent with Lender The American National Bank of Texas dated March
22, 2001

11. Third
Amendment - 11/6/2001

Amendment Three November 6, 2001 by and between CMD Realty Investment Fund II,
L.P. and FGIS Group, Inc.

12.
Fourth Amendment - 10/17/2006

Lease Amendment Four (Short Extension of Term) October 17, 2006 by
and between CMD Realty Investment Fund II, L.P. and WNC Insurance
Services, Inc. as successor in interest to FGIS Group, Inc.

ZEPHYR SYSTEMS, INC.

1. Lease
Agreement - 9/23/1998

Office Lease dated September 23, 1998, by and between CMD Realty Investment
Fund II, L.P. and Zephyr Systems, Inc.

2. Lease
Term Confirmation Letter - 11/2/1998

Lease Term Confirmation Letter dated November 2, 1998

3. First
Amendment - 5/15/2000

Lease Amendment One dated May 15, 2000, by and between CMD Realty Investment
Fund II, L.P. and Zephyr Systems, Inc.

 C-9
 

 

4. Tenant
Estoppel Certificate - 7/29/2002

Tenant Estoppel Certificate dated July 29, 2002

5. Second
Amendment - 8/22/2002

Lease Amendment Two dated August 22, 2002, by and between CMD Realty Investment
Fund II, L.P. and Zephyr Systems, Inc.

6. Other Legal Document -
11/8/2002

Subordination,
Non-Disturbance and Attornment Agreement, dated November 8, 2002, by and among
SunAmerica Life Insurance Company, CMC Commercial Realty Group, and CMD Realty Investment
Fund II, L.P.

ROOFTOP AGREEMENTS

1. License
Agreement - 

License Agreement by and between CMD Realty Investment Fund II, L.P. and
airBand Communications, Inc.

 C-10

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