Document:

EX-10.10

 Exhibit 10.10 

OPERATING AGREEMENT OF 

MVP DENVER 1935 SHERMAN, LLC 

a Nevada limited-liability company 
 This
Operating Agreement (the “Agreement”) is made and entered into and, effective as of this 25th day of February, 2016, by MVP REAL ESTATE HOLDINGS, LLC, a Nevada limited-liability company and MVP REIT II OPERATING PARTNERSHIP, LP, a Delaware
limited partnership (hereinafter referred to as “Members”), and MVP DENVER 1935 SHERMAN LLC, a Nevada limited-liability company (hereinafter referred to as the “LLC” or the “Company”). 

RECITALS 
 A limited-liability company
named MVP DENVER 1935 SHERMAN, LLC a Nevada limited-liability company was formed under the laws of the State of Nevada (hereinafter referred to as the “LLC”). 

In consideration of the covenants and the promises made herein, the parties hereby agree as follows: 

SECTION 1: DEFINITIONS 
 1.1
“Agreement” means this limited-liability company Operating Agreement, as amended. 
 1.2 “Articles of Organization” means the articles
of organization which were filed on November 24, 2015 with the Nevada Secretary of State for the purpose of forming this LLC. 
 1.3 “Code” means
the Internal Revenue Code of 1986, as amended. 
 1.4 “Capital Account” means the amount of a Member’s Capital Contribution, as adjusted,
including but not limited to increases due to profits or additional contributions and decreases due to losses and distributions. 
 1.5 “Capital
Contribution” means any contribution of value, including but not limited to cash, property, assets, etc., by Member to the capital of the LLC. 
 1.6
“Financial Interest” means a right to share in the profits, losses, incomes, expenses, or other monetary items and to receive distributions and allocations from the LLC. 

1.7 “LLC” means MVP DENVER 1935 SHERMAN, LLC a Nevada limited-liability company under the laws of the State of Nevada. 

1.8 “LLC Interest” or “Interest” means an ownership interest in the LLC, which includes the Financial Interest, the right to
vote, the right to participate in management, and the right to obtain information concerning the LLC and any other rights granted to a Member under the Articles of Organization or this Agreement. 

1.9 “Manager” or “Managers” means the person(s) elected, appointed, or otherwise designated in accordance with this Agreement to manage
and operate the LLC. 
 1.10 “Member” or “Members” means any person or entity who owns any interest in this LLC and is a party to this
Agreement but does not include any person who holds only a Financial Interest as a result of an involuntary transfer or assignment or a transfer or assignment in violation of this Agreement. 

  
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 1.11 “Property” means the real property located at 1935 Sherman Street Denver, CO and any and all
assets, in whole or in part, of the LLC, both tangible and intangible. 
 1.12 “Statute” means the Nevada limited-liability company Act, as
amended. 
 SECTION 2: FORMATION 
 2.1
Formation of the LLC. The LLC was formed pursuant to the laws of the State of Minnesota by filing the Articles of Organization with the Minnesota Secretary of State. 

2.2 Name. The name of the LLC is “MVP DENVER 1935 SHERMAN, LLC”. The Manager shall operate the business of the LLC under such name or use
such other names as the Manager deems necessary provided that such names do not violate the statute. 
 2.3 Principal Office. The LLC’s
principal place of business will be located at 8880 West Sunset Road, Suite 240, Las Vegas, Nevada, 89148, or any other location determined by the Manager. If the principal office is located outside the state of organization, and the
LLC has one or more business offices in the state of organization, the Manager shall fix and designate a principal business office in the state of organization. Branch or subordinate offices may be established at any time and at any place as
determined by the Manager. 
 2.4 Term. The LLC will continue to exist until terminated or dissolved in accordance with its Articles of Organization
or this Agreement. 
 2.5 Business Purpose. The purpose of the LLC is to engage in any lawful activities for which a LLC may be organized under the
Statute. 
 2.6 Registered Agent. The LLC’s registered agent is Craig D. Burr or any other person or entity with an office in the
state of organization as determined by the Manager(s). 
 2.7 Registered Office. The LLC’s registered office will be the office of the
registered agent located at 8880 W. Sunset Road Suite 210 Las Vegas, NV 89148 or any other location within the state of organization as determined by the Manager. 

SECTION 3: MEMBERSHIP 
 3.1
Members. The Member(s) of the LLC are the entities set forth in this Agreement. 
 3.2 Additional Members. Additional persons or entities may
be admitted to the LLC as Members, and LLC Interests may be issued to those additional Members, if the Members consent to the admission of the additional Members on such terms and conditions as determined by the Members and in accordance with the
Articles of Organization and this Agreement. All new Members must sign a copy of this Agreement and agree to be bound by the terms of this Agreement. 

3.3 Liability to Third Parties. No Member shall be liable for the debts, obligations or liabilities of the LLC to a third party unless the Members
agree in writing to be liable. 
 3.4 Authority. The Members have no authority or power to act for or on behalf of, to bind, or to incur any ability
on behalf of the LLC. 

  
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 SECTION 4: CAPITAL ACCOUNTS 

4.1 Contributions. The Members have made capital contributions to the LLC and have received the following LLC Interest: 

 

					
	 Name
	  	LLC Interest	 
		
	 MVP REAL ESTATE HOLDINGS, LLC
	  	 	75.51	% 
	 MVP REIT II OPERATING PARTNERSHIP, LP
	  	 	24.49	% 

 4.2 Additional Contributions. Except as specifically set forth in this Agreement, Members shall not be required to make
any additional Capital Contributions. If the Members determine that additional contributions are necessary or desirable, the Members shall contribute to the LLC such additional contributions as the Members determine in their sole and absolute
discretion. 
 4.3 Capital Accounts. A Capital Account (hereinafter referred to as “Capital Account”) shall be established and maintained
for the Members. A Member’s Capital Account will be accounted for separately and will be maintained in accordance with generally accepted accounting principles. If a Member’s validly transfers its LLC Interest, the Capital Account of the
transferring Members shall carry over to the transferee Members in accordance with the Code. 
 4.4 Adjustments to Capital Accounts. A Member’s
Capital Account shall be adjusted as follows: 
 (a) Increases. A Member’s Capital Account shall be increased by: 

(1) Capital contributions of cash and/or property at its agreed upon fair market value; 

(2) All items of LLC income and gain (including income and gain exempt from tax). 

(b) Decreases. A Member’s Capital Account shall be decreased by: 

(1) Distributions of cash and/or property at its agreed upon fair market value; 

(2) All items of LLC deduction and loss (including deductions and loss exempt from tax). 

4.5 Advances by Members. The Members may, at any time, advance moneys to the LLC. An advance is a loan from the Members to the LLC and shall bear
interest at the prevailing interest rate. An advance is not a Capital Contribution. 
 SECTION 5: ALLOCATION OF PROFITS AND LOSSES

 AND DISTRIBUTIONS 
 5.1
Determination of Profits and Losses. Profits and losses shall mean net income and net loss as determined by the books and records of the LLC which shall be kept in accordance with generally accepted accounting principals and the Code. 

5.2 Distributions. Distribution of LLC assets and property shall be made at such times and in such amounts as the Manager determines subject to any
restrictions in this Agreement. 

  
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 SECTION 6: MANAGEMENT 

6.1 Management. The LLC shall be managed by the Manager who shall be responsible for the management of the LLC’s business and
affairs. The current Manager is MVP REALTY ADVISORS, LLC. 
 6.2 Place of Meeting. Meetings of the Members may be held at any
place within the United States designated by the Members. If no place is so specified, Members’ meetings shall be held at the LLC’s principal office. 

6.3 Annual Meeting. An annual meeting of the Members may be held on the 1st Monday
of November of each year at 8880 W. Sunset Road, Suite 240, Las Vegas, Nevada 89148, provided, however, that should such day fall upon a legal holiday, then the annual meeting of the Members shall be held at the same time and place on the next day
thereafter which is a full business day. At the annual meeting, any proper business may be transacted. 
 6.4 Special Meetings. A
special meeting of the Members may be held at any time, without notice, and at any place as determined by the Members. At the special meeting, any proper business may be transacted. 

6.5 Members Action by Written Consent without a Meeting. Any action, which may be taken at any annual or special meeting of the
Members, may be taken without a meeting, if consent in writing, setting forth the action so taken, is signed by the Members. All such consents shall be filed with the LLC’s books and records. 

6.6 Manager. The LLC shall be managed by one (1) Manager, until changed by an amendment to this Agreement, who shall be responsible for
the management of the LLC’s business and affairs. 
 6.7 Election and Term of Office of Manager. Manager shall be elected at the
annual meeting of the Members and will hold office until the next annual Members’ meeting. 
 6.8 Vacancies. A manager vacancy
shall be deemed to exist if (i) a manager dies, resigns, or is removed by the Members; (ii) the other managers, if any, declare a manager vacancy; (iii) the authorized number of managers is increased, or (iv) if at a Members’ meeting the Member
fails to elect the full authorized number of managers. However, no reduction of the authorized number of managers shall have the effect of removing any manager prior to the expiration of his or her term of office. Vacancies are to be filled by
election at a special meeting of the Members in accordance with Section 6 of this Agreement. 
 6.9 Resignation. Any Manager may
resign effective upon the delivery of written notice to the Members, unless the notice specifies a later effective date. 

  
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 6.10 General Manager. If the Members elect more than one manager, the Members shall
designate one of the managers as the General Manager. The General Manager shall preside at all meetings. The General Manager shall have the general powers and duties of management typically vested in the office of president of a
corporation, and such other powers and duties as may be prescribed by the Members. 
 6.11 Powers. The Manager(s) have general
supervision, direction, and control of the business of the LLC. In addition, subject to the provisions of the state of organization’s law, any limitations in the Articles of Organization and this Agreement relating to actions requiring
approval by the Members, the Managers may make all decisions and take all actions on behalf of the LLC not otherwise provided for in this Agreement including but not limited to the following: 

(a) select and remove all officers, agents, and employees of the LLC; prescribe any powers and duties for the Officers that are consistent
with law, with the Articles of Organization, and with this Agreement; fix the Officers’ compensation; and require from the Officers security for faithful service; 

(b) change the principal business office from one location to another; qualify the LLC to do business in any State, territory, dependency, or
country; conduct business within or outside the United States; and designate any place within the United States for the holding of any Members’ or Managers’ meetings; 

(c) borrow money and incur indebtedness on behalf of the LLC, and cause to be executed and delivered for the LLC’s purposes, in the LLC
name, promissory notes, bonds, debentures, deeds of trust, mortgages, pledges, hypothecations, and other evidences of debt and securities; 

(d) call a special meeting of the Member(s) at any time upon notification; 

(e) enter into, make, and perform contracts and agreements which bind the LLC that are necessary and appropriate in the ordinary course of
business of the LLC; 
 (f) open and maintain bank and investment accounts and designate authorized persons to sign checks or drafts or
give instructions concerning those accounts; 
 (g) maintain the assets of the LLC; 

(h) collect sums due and owing to the LLC; 

(i) pay the debts and obligations of the LLC; 

(j) acquire, use, and dispose of assets during the ordinary course of business. 

  
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 6.12 Limitation on Powers. Except by
the written authorization of the Members, neither a Manager nor any Officer of the LLC shall have the authority to: 

(a) Enter into any agreement, contract, or commitment on behalf of the LLC which would obligate any Member to find additional capital, to
guarantee a loan or to increase a Member’s personal liability either to the LLC or to a third party; 
 (b)
Materially alter the business of the LLC, deviate from any approved business plan of the LLC as set forth in this Agreement, or perform any action which would make it impossible to carry on the business of the LLC; 

(c) Perform any action that is contrary to this Agreement; 

(d) Place title to any LLC asset or property in the name of a nominee or sell, lease, pledge, hypothecate, or grant a security interest in any
LLC asset or property, except in the ordinary course of business; 
 (e) Commingle LLC funds with the funds of any other person or entity;

 (f) Confess a judgment against the LLC; 

(g) Admit any person as a Member, except as otherwise provided in this Agreement; 

(h) Attempt to dissolve the LLC. 

6.13 Place of Meeting. Regular meetings of the manager may be held without notice, at any time and at any place within the United
States that is designated by the Managers. In the absence of the designation of a place, regular meetings shall be held at the principal office of the LLC. Special meetings of the manager shall be held at any place that has been designated in
the notice of the meeting or, if not stated in the notice, at the principal office of the LLC. Any meeting, regular or special, may be held by conference telephone or similar communications equipment, so long as all managers participating in
such meeting can hear one another, and all such managers shall be deemed to be present in person at such meeting. 
 6.14 Annual
Meeting. Immediately following any annual meeting of the Members, the Managers shall hold a regular meeting for purposes of organization, the election of Officers, if any, and the transaction of other business. Notice of
such meeting shall not be required. 

  
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 6.15 Other Regular Meetings. Other regular meetings of the managers may be held without
call at such time as determined by the Manager. Such regular meetings may be held without notice. 
 6.16 Special Meetings. Special
meetings of the manager for any purpose or purposes may be called at any time by the Manager or a majority of the Managers. Notice of the time and place of special meeting shall be delivered personally or by telephone to each Manager or sent by
first class mail or telegram, charges prepaid, addressed to each Manager at his or her address as it is shown upon the records of the LLC at least four (4) working days prior to the time of the holding of the meeting. The notice need not specify the
purpose of the meeting nor the place if the meeting is to be held at the principal office of the LLC. 
 6.17 Quorum. A majority (or
all) of the authorized number of managers shall constitute a quorum for the transaction of business, except to adjourn as hereinafter provided. Every act or decision done or made by a majority (of all) of the managers present at a meeting duly held
at which a quorum is present shall be regarded as the act of the managers. A meeting at which a quorum is initially present may continue to transact business notwithstanding the withdrawal of a manager, if any action taken is approved by at least a
majority (or all) of the required quorum for such meeting. 
 6.18 Waiver of Notice. The transactions of any meeting of the manager,
however called and noticed or wherever held, shall be as valid as though conducted at a meeting duly held after regular call and notice if a quorum is present and if, either before or after the meeting, each of the managers not present signs
a written waiver of notice, a consent to holding the meeting or an approval of the minutes thereof. The waiver of notice or consent need not specify the purpose of the meeting. All such waivers, consents, and approvals shall be filed
with the LLC books and records. Notice of a meeting shall also be deemed given to any manager who attends the meeting without objecting to the lack of notice. 

6.19 Adjournment. A majority of the managers present, whether or not constituting a quorum, may adjourn any meeting to another
time and place. 
 6.20 Notice of Adjournment. Notice of the time and place of holding an adjourned meeting need not be given, unless
the meeting is adjourned for more than twenty-four (24) hours, in which case notice of such time and place shall be given, prior to the time of the adjourned meeting, to the managers who were not present at the time of the adjournment. 

6.21 Action without Meeting. Any action required or permitted to be taken by the Manager may be taken without a meeting, if all
managers individually or collectively consent in writing to such action. Such action by written consent shall have the same force and effect as a unanimous vote of the managers. Such written consent or consents shall be filed with the
LLC’s books and record. 

  
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 6.22 Fees and Compensation of Managers. Managers may receive such compensation,
if any, for their services, and such reimbursement of expenses as may be fixed or determined by the Members. Nothing herein contained shall be construed to preclude any manager from serving the LLC in any other capacity as an Officer,
agent, employee, or otherwise, and receiving compensation for such services. 
 6.23 Liability to Third Parties. No manager shall be
liable for the debts, obligations, or liabilities of the LLC to a third party unless the manager agrees in writing to be liable. 
 6.24
Standard of Care; Liability. Each manager shall exercise such powers and otherwise perform such duties in good faith, in the matters such manager believes to be in the best interests of the LLC, and with such care including reasonable
inquiry, using ordinary prudence, as a person in a like position would use under similar circumstances. In performing the duties of a manager, a manager shall be entitled to rely on information, opinions, reports, or statements, including financial
statements and other financial data, in which case prepared or presented by 
 (a) one or more Officers or employees of the LLC who the
manager believes to be reliable and competent in the matters presented; 
 (b) counsel, independent accountants, or other persons as to
matters which the Manager believes to be within such person’s professional or expert competence; or 

(c) a Committee upon which the Manager does not serve, as to matters within its designated authority, which Committee the
Manager believes to merit confidence, so long as in any such case, the Manager acts in good faith, after reasonable inquiry when the need therefore is indicated by the circumstances, and without knowledge that
would cause such reliance to be unwarranted. 
 SECTION 7: TRANSFER AND ASSIGNMENT OF LLC INTERESTS 

7.1 Transfer or Assignment of
Member’s Interest. Except as otherwise provided in this Agreement, the Members may not transfer and/or assign, in whole or in part, its LLC Interest at any time. For purposes of this Agreement transfer
shall mean sale, exchange, assignment, alienation, disposition, gift, pledge, hypothecation, encumbrance, or grant of security interest in the LLC Interest. If an LLC Interest is transferred or assigned, the transferee shall have no rights
in, nor may participate in, the management or operation of the business and affairs of the LLC nor have the right to become Members of the LLC. Any transfer or assignment of an LLC Interest shall only affect a transfer or assignment of the
Member’s Financial Interest, and the transferring Members shall still be bound to the terms of this Agreement. 
 7.2 Transfer to
Family Members. For purposes of this section, the restriction on the transfer or assignment of an LLC Interest shall not apply to transfers or 

  
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assignments to the Member’s immediate family, including his or her spouse, parents, siblings, and children, or a trust, corporation, or other entity controlled by the transferring Members.

 7.3 Involuntary Transfer. No involuntary transfer or assignment of an LLC Interest, or any part thereof, will be valid. If an LLC
Interest is involuntarily transferred or assigned, the transferee shall have no rights in, nor may participate in, the management or operation of the business and affairs of the LLC nor have the right to become Members of the LLC. Any involuntary
transfer or assignment of an LLC Interest shall only affect a transfer or assignment of the Member’s Financial Interest, and the transferring Members shall still be bound to the terms of this Agreement. 

SECTION 8: BOOKS AND RECORDS 

8.1 Maintenance of Books and Records. The LLC shall establish and maintain appropriate books and records of the LLC in
accordance with generally accepted accounting principles. There shall be kept at the principal office of the LLC and the registered office of the LLC, if different, the following LLC documents: 

(a) A the name and business or residence address of the Member and his or her Capital Contribution and LLC Interest; 

(b) A current list of the name and business or residence address of each Manager, if any; 

(c) A copy of the Articles of Organization and this Agreement and any amendments thereto; 

(d) Copies of the LLC’s federal, state, and local income tax or information returns, if any, for the past six fiscal years; 

(e) Copies of the financial statements of the LLC, if any, for the past six fiscal years; 

(f) Originals or copies of all minutes, actions by written consent, consents to action, Members actions and consents; and 

(g) Any other information required to be maintained by the LLC pursuant to the state of organization’s LLC statute. 

8.2 Annual Accounting. Within ninety days after the close of each fiscal year of the LLC, the LLC shall cause to be prepared and
submitted to the Members a balance sheet and income statement for the preceding fiscal year of the LLC (or portion thereof) in conformity with generally accepted accounting principles and provide to the Members all information necessary for the
Members to complete federal and state tax returns. 

  
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 8.3 Bank Accounts. All funds of the LLC shall be deposited in the LLC’s name in such
banks as determined by the Manager. All checks, drafts, or other orders for payment of money, notes or other evidences of indebtedness, issued in the name of or payable to the LLC, shall be signed or endorsed by such person or persons and in such
manner as, from time to time, shall be determined by the Manager. 
 8.4 Fiscal Year. The LLC’s fiscal year shall end on
December 31. 
 8.5 Accounting Method. For financial reporting purposes, the books and records of the LLC shall be kept on the cash
(or accrual) method of accounting applied in a consistent manner and shall reflect all transactions of the LLC and be appropriate and adequate for the purposes of the LLC. 

SECTION 9: TAXATION 
 9.1
Tax Year. The LLC’s taxable year shall end on December 31. 
 SECTION 10: INDEMNIFICATION 

10.1 Definitions: Agents, Proceedings, and Expenses. For the purposes of this Agreement, “Agent” means any person who is or
was a Members, Manager, Officer, employee, or other agent of this LLC; “Proceeding” means any threatened, pending or completed action or proceeding, whether civil, criminal, administrative, or investigative; and “Expenses” means
any and all costs, fees, and expenses including but not limited to court costs and attorneys’ fees. 
 10.2 Actions Other Than by
the LLC. The LLC shall indemnify and hold harmless any person or Agent who was or is a party, or is threatened to be made a party, to any Proceeding (other than an action by or in the right of this LLC) by reason of the fact that such person is
or was an Agent of this LLC, against expenses, judgments, fines, settlements and other amounts actually and reasonably incurred in connection with such Proceeding, if that person acted in good faith and in a manner that person reasonably believed to
be in the best interests of this LLC, and, in the case of a criminal proceeding, had no reasonable cause to believe his or her conduct was unlawful. The termination of any Proceeding by judgment, order, settlement, conviction, or upon a plea of nolo
contendere or its equivalent shall not, of itself, create a presumption that the person did not act in good faith and in a manner which the person reasonable believed to be in the best interests of this LLC or that the person had reasonable cause to
believe that his or her conduct was unlawful. 
 10.3 Actions by the LLC. 

(a) This LLC shall indemnify any person or Agent who was or is a party, or is threatened to be made a party, to any threatened, pending, or
completed action by or in the right of this LLC to procure a judgment in its favor by reason of the fact that the person is or was an Agent of this LLC, against expenses actually and reasonably 

  
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incurred by that person or Agent in connection with the defense or settlement of that action if that person or Agent acted in good faith, in a manner that person or Agent believed to be in the
best interests of this LLC, and with such care, including reasonable inquiry, as an ordinary prudent person in a like position would use under similar circumstances. 

(b) No indemnification, however, shall be made under this Section (i) with respect to any claim, issue or matter as to which that person or
Agent shall have been adjudged to be liable to this LLC in the performance of that person’s or Agent’s duty to the LLC, unless the court in which that action was brought shall determine upon application that the person or Agent is fairly
and reasonably entitled to indemnity for the expenses which the court shall determine; (ii) for amounts paid in settling or otherwise disposing of a threatened or pending action, with or without court approval; or (iii) for expenses incurred in
defending a threatened or pending action which is settled or otherwise disposed of without court approval. 
 10.4 Successful Defense by
Agent. To the extent that an Agent of this LLC has been successful on the merits in defense of any Proceeding, the agent shall be indemnified against expenses actually and reasonably incurred by the Agent in connection with the Proceeding.

 10.5 Required Approval. Any indemnification under this Section shall be made by the LLC only if authorized in writing upon a
determination by the Members. 
 10.6 Advance of Expenses. Expenses incurred in defending any Proceeding may be
advanced by the LLC before the final disposition of the Proceeding upon receipt of an undertaking by or on behalf of the Agent to repay the amount of the advance unless it shall be determined ultimately that the Agent is entitled to be indemnified.

 10.7 Other Contractual Rights. Nothing contained in this Section shall affect any right to indemnification to which Agents of this
LLC or any subsidiary may be entitled by contract, by determination of the Members, as a matter of law or equity, or otherwise. 
 10.8
Insurance. The LLC may, upon a determination by the Members, purchase and maintain insurance on behalf of any Agent of the LLC against any liability which might be asserted against or incurred by the Agent in such capacity, or which might
arise out of the Agent’s status as such, whether or not the LLC would have the power to indemnify the Agent against that liability. 

10.9 Amendment to State of Organization’s Laws. In the event that the state of organization’s law regarding indemnification
of Members, managers, directors, officers, employees, and other agents of an LLC, as in effect at the time of adoption of this Agreement, is subsequently amended to in any way that increases the scope of permissible indemnification beyond that set
forth herein, the indemnification authorized by this Section shall be deemed to be coextensive with the maximum afforded by the state of organization’s law as so amended. 

  
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 SECTION 11: TERMINATION AND DISSOLUTION 

11.1 Dissolution. The LLC shall be dissolved upon the occurrence of any of the following events: 

(a) The expiration, if any, of the period fixed in the Articles of Organization; 

(b) The written consent of the Member; 

(c) The death, withdrawal, resignation, expulsion, bankruptcy or dissolution of the Member, or the occurrence of any other event which
terminates the Member’s continued membership in the LLC. 
 11.2 Notice of Winding Up. Upon the occurrence of any of the events
specified above, the LLC shall execute and file a Notice of Winding Up, if required, with the Secretary of State of the State of Nevada. 

11.3 Conduct of Business. Upon the occurrence of any of the events specified above, the Manager shall act as liquidator and wind up all
LLC business and affairs. However, the LLC shall continue to exist until Articles of Dissolution have been filed with the Secretary of State of the State of Nevada or until a decree dissolving the LLC has been entered by a court of competent
jurisdiction. 
 11.4 Distribution of Net Proceeds. Upon the occurrence of any of the events specified above and the completion of
the winding up all LLC business and affairs, the assets of the LLC shall be promptly liquidated and distributed in the following order: 

(a) To the payment of creditors, excluding the Member, in the order of priority as provided by law; 

(b) To the payment of loans or advances made by the Member; 

(c) To the Member. 
 Where the
distribution consists both of cash and noncash assets, the cash shall be distributed first, in descending order, to the above categories. With respect to the noncash assets, which distribution values are to be based on the fair market value of the
noncash asset as determined in good faith by the liquidator, the liquidator may sell the noncash assets and distribute the cash proceeds or distribute the assets in kind, in descending order, to the above categories. 

  
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 11.5 Termination. The LLC shall be terminated upon the distribution of all
assets. The Manager shall cause the LLC to file Articles of Dissolution with the Secretary of State of the State of Nevada or take any other actions necessary to terminate the LLC. 

SECTION 12: AMENDMENTS 

12.1 Amendments by Members. This Agreement may be adopted, amended, altered, or repealed by the written consent of the members. 

SECTION 13: GENERAL PROVISIONS 

13.1 Entire Agreement/Modification. This Agreement contains the entire understanding of the parties with respect to the subject matter
of the agreement, and it supersedes all prior understandings and agreements, whether written or oral, and all prior dealings of the parties with respect to the subject matter hereof. This Agreement, in whole or in part, cannot be changed,
modified, extended, or discharged orally and no waiver of compliance with any provision or condition hereof and no consent provided for herein shall be effective unless evidenced by an instrument in writing duly executed by the party against whom
enforcement of any waiver, change, modification, extension, or discharge is sought. Further, no consent or waiver, express or implied, to or of any breach or default shall constitute a consent or waiver to or of any other breach. 

13.2 Severability. If any provision of this Agreement or the application thereof to any person or circumstance shall be invalid or
unenforceable to any extent, the remainder of this Agreement and the application of such provision to other persons or circumstances shall not be affected thereby and shall be enforced to the greatest extent permitted by law. 

13.3 Successor and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties and their respective
successors, legal representatives, and assigns. This Agreement may not be assigned by any party without the express written consent of the other parties. 

13.4 Construction. Throughout this Agreement, the masculine, feminine, or neuter genders shall be deemed to include the masculine,
feminine, and neuter and the singular, the plural, and vice versa. The section headings of this Agreement are for convenience of reference only and do not form a part hereof and do not in any way modify, interpret, or construe the intentions of
the parties. 
 13.5 Governing Law. This agreement shall be governed by, and interpreted in accordance with the laws of the State of
Nevada. 
 [SIGNATURE PAGE FOLLOWS] 

  
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 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly effected on the date herein
provided. 
  

									
	COMPANY:	 		 	MEMBERS:
			
	MVP DENVER 1935 SHERMAN, LLC	 		 	MVP REAL ESTATE HOLDINGS, LLC.
	a Nevada limited-liability company	 		 	a Nevada Limited-Liability Company
					
	By:	 	MVP REALTY ADVISORS, LLC	 		 	By:	 	MVP REALTY ADVISORS, LLC
	Manager	 		 	Manager
				
		 		 		 	MVP REIT II OPERATING PARTNERSHIP, LP
		 		 		 	a Delaware Limited Partnership
					
		 		 		 	By:	 	MVP REIT II, INC.
		 		 		 	A Maryland Corporation, General Partner
					
	By:	 	 

	 		 	By:	 	 

					
		 	Michael V. Shustek, Manager	 		 		 	Michael V. Shustek, Chief Executive Officer and ManagerEX-10.11

 Exhibit 10.11 
  

 
 AGREEMENT OF PURCHASE AND SALE

 by and between 
 LIST
SELLERS NAMES 
 ROBERT A. BRUHN, JR 

KRISTINA B. CLEARY 

LISA L WOODWARD 
 ANNAH
E. PALM, A PROTECTED PERSON BY RONALD W. SERVIS, 
 CONSERVATOR 

(collectively “Seller”) 

and 
 MVP DENVER 1935 SHERMAN,
LLC, 
 a Nevada limited liability company 

(“Purchaser”) 

Dated as of November 19, 2015 
  

 

 TABLE OF CONTENTS 

 

							
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	 ARTICLE 1 INCORPORATION/INTEREST INCLUDED IN SALE
	  	 	1	  
			
	 1.1
	  	 INCORPORATION/INTEREST INCLUDED
IN SALE
	  	 	1	  
		
	 ARTICLE 2 PURCHASE PRICE
	  	 	2	  
			
	 2.1
	  	 PURCHASE
PRICE
	  	 	2	  
	 2.2
	  	 EARNEST MONEY
PROVISIONS
	  	 	3	  
		
	 ARTICLE 3 CLOSING
	  	 	4	  
			
	 3.1
	  	 CLOSING
	  	 	4	  
		
	 ARTICLE 4 PURCHASER’S INSPECTION
	  	 	4	  
			
	 4.1
	  	 DELIVERIES BY
SELLER
	  	 	4	  
	 4.2
	  	 ACCESS TO THE
PROPERTY
	  	 	4	  
	 4.3
	  	 RIGHT OF INSPECTION AND
TERMINATION
	  	 	4	  
		
	 ARTICLE 5 TITLE AND SURVEY
	  	 	5	  
			
	 5.1
	  	 TITLE
	  	 	5	  
	 5.2
	  	 SURVEY
	  	 	6	  
		
	 ARTICLE 6 REPRESENTATIONS AND WARRANTIES
	  	 	6	  
			
	 6.1
	  	 REPRESENTATIONS AND WARRANTIES
OF THE SELLER
	  	 	6	  
	 6.2
	  	 PURCHASER’S
RELIANCE
	  	 	9	  
	 6.3
	  	 REPRESENTATIONS OF
PURCHASER
	  	 	10	  
		
	 ARTICLE 7 COVENANTS
	  	 	11	  
			
	 7.1
	  	 INDEMNIFICATION BY
PURCHASER
	  	 	11	  
	 7.2
	  	 OBLIGATIONS AND COVENANTS OF
THE SELLER
	  	 	11	  
		
	 ARTICLE 8 APPORTIONMENTS
	  	 	12	  
			
	 8.1
	  	 ADJUSTMENTS AND
PRORATIONS
	  	 	12	  
		
	 ARTICLE 9 CONDITIONS PRECEDENT TO CLOSING
	  	 	14	  
			
	 9.1
	  	 SELLER’S CONDITIONS TO
CLOSING
	  	 	14	  
	 9.2
	  	 PURCHASER’S CONDITIONS
TO CLOSING
	  	 	14	  
	 9.3
	  	 FAILURE OF
CONDITION
	  	 	15	  
		
	 ARTICLE 10 CLOSING DELIVERIES
	  	 	15	  
			
	 10.1
	  	 SELLER’S
DELIVERIES
	  	 	15	  
	 10.2
	  	 PURCHASER’S
DELIVERIES
	  	 	17	  
		
	 ARTICLE 11 DEFAULTS
	  	 	17	  
			
	 11.1
	  	 SELLER’S
DEFAULT
	  	 	17	  
	 11.2
	  	 PURCHASER’S
DEFAULT
	  	 	17	  
		
	 ARTICLE 12 DESTRUCTION, LOSS OR DIMINUTION OF THE PROPERTY
	  	 	18	  
			
	 12.1
	  	 DESTRUCTION, LOSS OR
DIMINUTION OF THE PROPERTY
	  	 	18	  

  
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	 ARTICLE 13 MISCELLANEOUS
	  	 	19	  
			
	 13.1
	  	 OFAC
	  	 	19	  
	 13.2
	  	 NOTICES
	  	 	19	  
	 13.3
	  	 EXPENSES OF
TRANSACTION
	  	 	20	  
	 13.4
	  	 BROKER
	  	 	20	  
	 13.5
	  	 ASSIGNMENT
	  	 	20	  
	 13.6
	  	 TIME
	  	 	20	  
	 13.7
	  	 SECTION 1031
EXCHANGE
	  	 	21	  
	 13.8
	  	 RIGHT, TITLE OR
INTEREST
	  	 	21	  
	 13.9
	  	 CONFIDENTIALITY
	  	 	21	  
	 13.10
	  	 TIME PERIODS
	  	 	21	  
	 13.11
	  	 COUNTERPARTS AND ELECTRONIC
SIGNATURES
	  	 	21	  
	 13.12
	  	 GOVERNING
LAW
	  	 	22	  
	 13.13
	  	 CAPTIONS
	  	 	22	  
	 13.14
	  	 SEVERABILITY
	  	 	22	  
	 13.15
	  	 PRIOR
UNDERSTANDINGS
	  	 	22	  
	 13.16
	  	 NO ADDITIONAL
UNDERTAKINGS
	  	 	22	  
	 13.17
	  	 UNDERTAKINGS BY SELLER AND
PURCHASER
	  	 	22	  
	 13.18
	  	 SURVIVAL OF REPRESENTATIONS
AND WARRANTIES
	  	 	22	  
	 13.19
	  	 INDEMNITY
	  	 	23	  
	 13.20
	  	 ATTORNEYS’
FEES
	  	 	23	  
	 13.21
	  	 EXCLUSIVITY
	  	 	23	  
	 13.22
	  	 INDEPENDENT
CONSIDERATION
	  	 	23	  
	 13.23
	  	 TAX APPEALS
	  	 	23	  

 SCHEDULES 
  

			
	SCHEDULE 1	  	DUE DILIGENCE MATERIALS

 EXHIBITS 

 

			
	EXHIBIT A	  	SELLER AND PROPERTY
		
	EXHIBIT B	  	LEGAL DESCRIPTION OF THE PROPERTY
		
	EXHIBIT C	  	PARKING LEASES RENT ROLL
		
	EXHIBIT D	  	SERVICE CONTRACTS

  
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 AGREEMENT OF PURCHASE AND SALE 

THIS AGREEMENT OF PURCHASE AND SALE (this “Agreement”) is made and entered into this 19th day of November, 2015 (the “Effective Date”), by and between Robert A. Bruhn, Jr., Kristina B. Cleary, Lisa L. Westwood and Annah E. Palm, a Protected Person by Ronald W. Servis,
Conservator, having an address at 730 17th Street, Suite 700, Denver, CO 80202 (collectively “Seller”), and MVP DENVER 1935 SHERMAN, LLC, a Nevada limited liability company
(“Purchaser”), having an office c/o MVP REIT, Inc., 8880 W. Sunset Rd., Suite 240, Las Vegas, Nevada 89148. 

RECITALS: 

WHEREAS, Seller is the owner of the real property listed on Exhibit A attached hereto and legally described on
Exhibit B attached hereto (the “Property); and 
 WHEREAS, the Property is operated as a parking lot; and

 WHEREAS, Seller desires to sell and convey to Purchaser, and Purchaser desires to purchase from Seller, the Property on the terms
and conditions set forth herein. 
 NOW, THEREFORE, for and in consideration of the foregoing premises and for other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Purchaser do hereby agree as follows: 

ARTICLE 1 

INCORPORATION/INTEREST INCLUDED IN SALE 

1.1 Incorporation/Interest Included In Sale 

(A) Incorporation. The preambles to this Agreement are fully incorporated herein by this reference thereto with the same force
and effect as though restated herein. 
 (B) Seller agrees to sell and convey to Purchaser and Purchaser agrees to purchase from Seller for
the Purchase Price (as hereinafter defined) and upon the terms and conditions hereinafter set forth, the Property, which Property shall include the following: 

(i) Land. That certain tract of land owned in fee simple by Seller, which is described on Exhibit B attached
hereto (the “Land”), together with all rights, outlots, easements and interests appurtenant thereto, if any. 
 (ii)
Improvements. All improvements, fixtures and structures now or hereafter located on the Land (the “Improvements”). 

(iii) Personal Property. All personal property and other tangible property, now or hereafter located on the Land or in the
Improvements owned by Seller and used in connection with the Property (the “Personal Property”). 

 (iv) Intangible Property. All intangible property now or
hereafter owned or held in connection with the Land, the Improvements or the Personal Property owned by Seller and used in connection with the Property including, without limitation, to the extent assignable and in the possession or control of
Seller: warranties, guaranties, Parking Leases (as hereinafter defined) and Service Contracts (as hereinafter defined) to the extent that such service contracts are assumed by Purchaser in writing prior to Closing (as hereinafter defined), as-built
plans and specifications for the Improvements, existing surveys, and all licenses and permits, to which Seller is a party or as to which they have the benefit, relating to the Improvements or Personal Property (collectively, the “Intangible
Property”). Seller hereby agrees to execute any documents additional to those provided for in this Agreement necessary to convey the Intangible Property to Purchaser, provided that such documents do not impose any additional liability or
expense upon Seller in excess of that provided for in this Agreement. 
 (v) Appurtenances. All rights,
title and interest of Seller, if any, and without any warranty by Seller, in all privileges, easements and appurtenances relating to the Land and the Improvements, including, without limitation (1) development rights and air rights, (2) easements,
rights-of-way and other appurtenances used or connected with the beneficial use or enjoyment of the Land and the Improvements, including, without limitation, (i) access to a public way, (ii) right, title and interest in and to any award made or to
be made in lieu thereof, and in and to any unpaid award for damage to the Land by reason of change of any grade of any street and (iii) any certificates of occupancy, special exceptions, variances or site plan approvals or other authorizations
issued or granted by any governmental authority, if assignable (collectively, the “Appurtenances”). 
 The Land, Improvements, Personal
Property, Intangible Property and Appurtenances are sometimes hereafter collectively referred to as the “Property.” 

ARTICLE 2 
 PURCHASE
PRICE 
 2.1 Purchase Price. The purchase price (the “Purchase Price”) for the Property is TWO
MILLION FOUR HUNDRED THIRTY-SEVEN THOUSAND FIVE HUNDRED AND NO/100 DOLLARS ($2,437,500.00), payable by Purchaser to Seller as follows: 

(A) Earnest Money. Within one (1) Business Day after the Effective Date, Purchaser shall wire the sum of ONE HUNDRED AND NO/100
DOLLARS ($100,000.00) (together with interest earned thereon, the “Earnest Money”) to an account designated by First American Title Insurance Company, National Commercial Services, 2500 Paseo Verde Parkway, Suite 120, Henderson,
Nevada 89074, Attention: Michele Seibold, Esq. (“Escrowee”). For purposes of this Agreement, “Business Day” shall mean any day of the week other than (i) Saturday and Sunday, or (ii) a day on which banking
institutions in Denver, Colorado are obligated or authorized by law or executive action to be closed to the transaction of normal banking business. 

(B) Balance of Purchase Price. On the Closing Date (as hereinafter defined), the Purchase Price less the sum of (i) the Earnest
Money and (ii) subject to adjustment and proration pursuant to Article 8 below, shall be deposited with Escrowee prior to the Closing. Any interest earned on the Earnest Money shall be credited to Purchaser against the Purchase Price. 

  
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 2.2 Earnest Money Provisions. 

(A) Upon the Closing, Escrowee is authorized and directed to pay the Earnest Money to Seller (or as Seller may direct) by the method of
payment instructed by Seller. 
 (B) Upon receipt by Escrowee prior to the end of the Inspection Period (as hereinafter defined) of notice
from Purchaser to Seller stating that Purchaser has terminated this Agreement pursuant to its rights under the Inspection Period, Escrowee shall deliver the Earnest Money to Purchaser. 

(C) Upon receipt of a written notice from Seller stating that Seller is entitled under this Agreement to the Earnest Money and demanding
payment of the same, Escrowee shall deliver the Earnest Money to Seller, subject, however, to the conditions set forth in Subparagraph (G) below. 

(D) Upon receipt of a written notice from Purchaser, stating that Purchaser is entitled under this Agreement to the return of the Earnest
Money (other than as set forth in Subparagraph (B) above) and demanding payment of the same, Escrowee shall deliver the Earnest Money to Purchaser, subject, however, to the conditions set forth in Subparagraph (G) below. 

(E) Escrowee shall invest and reinvest the proceeds of the Earnest Money, and any interest earned thereon, in United States Government
Treasury Bills or Certificate(s) of Earnest Money or bank money market account(s) as Purchaser shall direct, with Seller’s reasonable approval. The Purchaser shall be entitled to receive all interest earned on the Earnest Money and shall pay
all income taxes owed in connection with any interest on the Earnest Money. 
 (F) Escrowee, by signing this Agreement at the end hereof
where indicated, signifies its agreement to hold the Earnest Money for the purposes as provided in this Agreement. In the event of any dispute, Escrowee shall have the right to deposit the Earnest Money in court to await the resolution of such
dispute. Escrowee shall not incur any liability by reason of any action or non-action taken by it in good faith or pursuant to the judgment or order of a court of competent jurisdiction. Escrowee shall have the right to rely upon the
genuineness of all certificates, notices and instruments delivered to it pursuant hereto, and all the signatures thereto or to any other writing received by Escrowee purporting to be signed by any party hereto, and upon the truth of the contents
thereof. 
 (G) Except as otherwise provided for in this Section 2.2, Escrowee shall not pay or deliver the Earnest Money to any
party unless written demand is made therefor and a copy of such written demand is delivered to the other party. If Escrowee does not receive a written objection from the other party to the proposed payment or delivery within five (5) Business
Days after such demand is served by personal delivery on such party, Escrowee is hereby authorized and directed to make such payment or delivery. If Escrowee does receive such written objection within such five (5) Business Day period or if for
any other reason Escrowee in good faith shall elect not to make such payment or delivery, Escrowee shall forward a copy of the objections, if any, to the other party or parties, and continue to hold the Earnest Money unless otherwise directed by
written instructions from the parties to this Agreement or by a judgment of a court of competent jurisdiction. In any event, Escrowee shall have the right to refrain from taking any further action

  
 -3- 

 
with respect to the subject matter of the escrow until it is reasonably satisfied that such dispute is resolved or action by Escrowee is required by an order or judgment of a court of competent
jurisdiction. 
 (H) In the event of a dispute between Seller and Purchaser regarding the disposition of the Earnest Money, Escrowee shall
be entitled to consult with counsel in connection with its duties hereunder. Seller and Purchaser, jointly and severally, agree to reimburse Escrowee, upon demand, for the reasonable costs and expenses including attorneys’ fees incurred by
Escrowee in connection with its acting in its capacity as Escrowee. In the event of litigation relating to the subject matter of the escrow, whichever of Seller or Purchaser is not the prevailing party shall reimburse the prevailing party for
any costs and fees, including attorney fees and costs, paid by the prevailing party or paid from the escrowed funds to Escrowee. 

ARTICLE 3 
 CLOSING

 3.1 Closing. Subject to the adjournments expressly allowed in this Agreement, the closing of title (the
“Closing”) shall take place, on the date that is ten (10) days after the expiration of the Inspection Period (as hereinafter defined). The Closing shall take place by escrow deliveries to the Title Company (as hereinafter defined)
(the actual date of closing is herein referred to as the “Closing Date”) pursuant to reasonably acceptable escrow instructions. 

ARTICLE 4 

PURCHASER’S INSPECTION 

4.1 Deliveries by Seller. Seller shall deliver to Purchaser for inspection copies of those documents and reports listed
on Schedule 1 no later than five (5) days after the Effective Date (all documents, reports and materials delivered to Purchaser by or on behalf of Seller, collectively referred to as the “Due Diligence Materials”). The
Due Diligence Materials do not (and are not required to) include any materials proprietary to Seller or its managers or which by contract Seller must keep confidential, property appraisals or any items which are protected by any attorney-client
privilege. 
 4.2 Access to the Property. During the Inspection Period (as hereinafter defined), Purchaser and its agents,
engineers, surveyors, appraisers, auditors and other representatives (collectively, “Purchaser’s Representatives”), shall have the right to enter upon the Property to inspect, examine, survey, obtain engineering inspections,
environmental studies and non-invasive tests, appraise and otherwise do that which, in the opinion of Purchaser, is necessary to determine the boundaries, acreage and condition of the Property and the suitability of the Property for the uses
intended by Purchaser. 
 4.3 Right of Inspection and Termination. As used in this Agreement, the term
“Inspection Period” means the period commencing on the date upon which Purchaser is in receipt of all of the Due Diligence Materials, attached hereto and made a part hereof, and ending at 5:00 p.m. Pacific on the thirty-fifth (35th)
day following thereafter. In the event Purchaser is not satisfied with the results of its review of the Property for any reason or no reason, in Purchaser’s sole and absolute discretion, Purchaser shall deliver to Seller (with a copy to
Escrowee), on or 

  
 -4- 

 
prior to the expiration of the Inspection Period, written notice of Purchaser’s election to terminate this Agreement (a “Inspection Termination Notice”). In the event
Purchaser fails to deliver an Inspection Termination Notice on or prior to the expiration of the Inspection Period, Purchaser shall be deemed to have elected to proceed to Closing subject to the terms and conditions of this Agreement. Upon timely
receipt of an Inspection Termination Notice by Seller, the Earnest Money will be promptly refunded in full to Purchaser by the Escrowee without any further notice or request and thereupon this Agreement will be null and void and of no further force
and effect whatsoever, except for the provisions that expressly survive termination. 
 ARTICLE 5 

TITLE AND SURVEY 
 5.1
Title. 
 (A) Title Commitment. The Seller shall promptly order a commitment for the title insurance
policy (the “Title Commitment”) from First American Insurance Company First American Title Insurance Company, National Commercial Services, 2500 Paseo Verde Parkway, Suite 120, Henderson, Nevada 89074, Attention: Martin
Bressler (the “Title Company”) which Title Commitment shall include specimen endorsements of the Title Endorsements (as hereinafter defined), and the Seller shall instruct the Title Company to deliver a copy to Purchaser and the
Seller. Purchaser shall notify the Seller within ten (10) Business Days of Purchaser’s receipt of the Title Commitment and Survey (as hereinafter defined) of any defects, encumbrances, encroachments or other objections to title that are not
acceptable to Purchaser. Any defects, encumbrances, encroachments or other objections to title that are not objected to within such ten (10) Business Day period in accordance with the prior sentence shall be deemed “Permitted
Exceptions.” 
 (B) Status of Title. At the Closing, Seller shall deliver and Purchaser shall accept title to the
Property and consummate the transaction contemplated by this Agreement subject to (a) general real estate taxes which are not yet due and payable, and (c) the title exceptions deemed Permitted Exceptions under Section 5.1(A) above (the title
exceptions described in (a), and (b) herein sometimes referred to collectively as the “Permitted Exceptions”). As a condition to Purchaser’s obligations under this Agreement, the Title Company shall issue to Purchaser an ALTA
extended coverage owner’s title insurance policy, with coverage in an amount not less than the Purchase Price, which title policy may consist of a marked title commitment, with an extended coverage endorsement deleting all of the standard
exceptions, and the Title Endorsements, insuring as of the Closing Date that title to the Property is vested in Purchaser as of the date of recording of the Deed, subject only to the Permitted Exceptions, which title insurance policy shall be
effective as of the Closing Date (the “Title Policy”). Seller shall be responsible to pay the premiums charged by the Title Company for the Title Policy, including the cost of the extended coverage endorsement and those endorsements
required to cure title exceptions that Seller is obligated to remove pursuant to this Article 5, and Purchaser shall be responsible to pay the premiums charged for the Title Endorsements and all other endorsements to the Title Policy
requested by Purchaser. The Seller and Purchaser shall deliver to the Title Company all affidavits and undertakings reasonably requested by the Title Company for the issuance of the Title Policy. 

(C) Non-Permitted Title Objections. If on the date scheduled for Closing it should appear that the Property is affected by any
lien, encumbrance, defect, encroachment or objection which is not a Permitted Exception (collectively, “Non-Permitted Title Objections”), then in such event, Sellers shall have the obligation to remove or satisfy the same in a
manner reasonably acceptable to Purchaser, and shall, for that purpose, be entitled to one or more adjournments of the Closing for a period not to exceed thirty (30) days beyond the date scheduled for Closing. In such event, Seller agrees to adjourn
the Closing for the period required to remove or discharge such Non-Permitted Title Objections, but not to exceed thirty (30) days beyond the date scheduled for the Closing, and Seller agrees to expend (or at Seller’s election, to obligate
itself to expend by indemnity agreement, bond or any other manner) such amounts. 

  
 -5- 

 5.2 Survey. Seller shall deliver the most recent ALTA survey of the Property
to Purchaser with the Due Diligence Materials. Purchaser shall, at Purchaser’s sole cost and expense, obtain and deliver to the Title Company during the Inspection Period, an updated survey, or, at its election, order a new survey, for the
Property made in compliance with and meeting the accuracy standards under the 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Surveys’ jointly established by the American Land Title Association and the National Society of
Professional Surveyors and containing Table A Optional Survey Responsibilities and Specifications 1, 2, 3, 4, 6(b), 7(a), 7(b)(1), 7(c), 8, 9, [10(a), as necessary], 10(b), 11(b), [13, as necessary], 14, 16, 17, 18, [19, 20(a), 20(b) and 21, as
necessary] and containing the standard ALTA certification, which certification shall be directed to Purchaser, Seller and the Title Company, and to such other persons having an interest in the Property which Purchaser may designate (the
“Survey”). 
 ARTICLE 6 

REPRESENTATIONS AND WARRANTIES 

6.1 Representations and Warranties of the Seller. 

(A) Seller represents, warrants and covenants to Purchaser that the following statements are true, complete and correct as of the Effective
Date and as of the Closing Date: 
 (i) Seller represents that each individual executing this Agreement is 18 years or older, is of sound
mind and has the legal power and authority to enter into this Agreement. 
 (ii) Seller, and each individual executing this Agreement, has
and will have the power and authority to execute and deliver this Agreement and all Closing deliveries contemplated hereby, and has taken or will take all actions and received all necessary consents and authorizations required for the consummation
of the transaction contemplated herein and to perform its obligations under this Agreement. 
 (iii) There are no leases (or other
agreements regarding use or occupancy) of space at the Property (including, but not limited to, ground leases) which will be in force on the Closing Date and under which Seller is the landlord (whether by entering into the leases or acquiring the
Property subject to the leases) other than the Parking Leases (as hereinafter defined). To the best of Seller’s knowledge, (a) all of the Parking Leases are in full force and 

  
 -6- 

 
effect, (b) neither Seller nor any tenant is in monetary default or material non-monetary default under any of the Parking Leases (and no event or condition exists that, with the passage of time
or the giving of notice, or both, would constitute a monetary default or material non-monetary default, by either Seller or any tenant, under any of the Parking Leases), except as set forth on the Parking Lease Exhibit, (c) there are no violations
of any exclusive or restrictive use clauses granted to any tenant under any of the Parking Leases, and (d) no tenant under any of the Parking Leases has filed for bankruptcy. Seller has delivered to Purchaser true, correct and complete copies
of all Parking Leases. The rent roll with respect to the Parking Leases attached hereto as part of the Parking Lease Exhibit is true, correct and complete in all material respects.

(iv) A true, correct and complete list of all service or maintenance contracts or management agreements to which Seller or any of its
affiliates is a party (written or oral, the “Service Contracts”) relating to or affecting the Property is set forth in Exhibit D annexed hereto and made a part hereof. True, correct and complete copies of the Service
Contracts and all amendments, guarantees, side letters, and other documents relating thereto which are, to the best of Seller’s knowledge, in full force and effect have been previously delivered to Purchaser. To the best of Seller’s
knowledge, no event has occurred that would constitute a default under any Service Contract. No notice of default has been issued under any Service Contract and the fees and other charges described in the Service Contracts have been paid on a
current basis through the date of this Agreement. Notwithstanding anything contained herein to the contrary, Purchaser shall notify Seller in writing prior to the expiration of Inspection Period which, if any, of the Service Contracts Purchaser does
not wish to assume at Closing and Seller shall terminate, at its sole cost and expense and prior to the Closing Date, those Service Contracts specified in Purchaser’s notice. 

(v) Each reciprocal easement agreement, declaration of covenants, conditions restrictions or similar agreement affecting the Property (an
“REA”) is in full force and effect, and has not been amended or supplemented except as set forth in the Title Commitment. Neither Seller nor any of the party to any REA is in monetary default or material non-monetary default under
any REA. 
 (vi) There are no actions, suits or proceedings pending or, to the best knowledge of Seller, threatened, before or by any
judicial, administrative or union body, any arbiter or any governmental authority, against or affecting Seller or the Property (or any portion thereof). There is no existing, proposed or contemplated eminent domain or similar proceeding which
would affect the Land or Improvements in any way whatsoever. 
 (vii) To the best of Seller’s knowledge, there are no violations at
the Property that have not been complied with. 
 (viii) All of the Personal Property is owned by the Seller free and clear of any liens or
encumbrances and all other exceptions and encumbrances which are required by this Agreement to be removed at or prior to the Closing shall be removed. 

(ix) Except for this Agreement, the Parking Leases and Service Contracts, there are no outstanding agreements, options, rights of first
refusal, rights of first offer, conditional sales agreements or other agreements or arrangements, whether oral or written, regarding the purchase and sale of the Property, the lease or occupancy of any part of the Land or Improvements, or which
otherwise affect any portion of or all the Property. 

  
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 (x) The execution, delivery and performance of this Agreement by Seller and the Closing
deliveries contemplated hereby shall not require the consent of any third-party. 
 (xi) Seller has not received any written notice from
any insurance company insuring the Property to correct any deficiencies in the physical condition of the Property that has not been complied with. 

(xii) Seller does not have and has never had any employees. 

(xiii) To Seller’s knowledge, the Due Diligence Materials include all of the third party reports in its possession relating to Hazardous
Material at the Property. “Hazardous Material” means any hazardous, toxic or dangerous waste, substance or material, pollutant or contaminant, as defined for purposes of the Comprehensive Environmental Response, Compensation and
Liability Act of 1980 (42 U.S.C. Section 9601 et seq.), as amended, or the Resource Conservation and Recovery Act (42 U.S.C. Section 6901 et seq.), as amended, or any other Laws, or any substance which is toxic, explosive, corrosive, flammable,
infectious, radioactive, carcinogenic, mutagenic, or otherwise hazardous, or any substance which contains gasoline, diesel fuel or other petroleum hydrocarbons, polychlorinated biphenyls (PCBs), or radon gas, urea formaldehyde, asbestos or lead.

 As a material inducement to Seller to execute, deliver and perform this Agreement, Purchaser agrees that (i) Purchaser shall not have the
right to assert a cause of action against Seller for breach of any of Seller’s representations and warranties set forth above in this Section 6.1(A) after the Survival Period (as hereinafter defined), (ii) the maximum amount that may be
recovered by Purchaser against Seller as direct damages and costs and expenses (including reasonable attorneys’ fees) under this Section or any other provision of this Agreement or under applicable law for breach of Seller’s
representations and warranties set forth above in this Section 6.1(A) shall be One Million and No/100 Dollars ($1,000,000.00), and (ii) Purchaser hereby waives any right to recover indirect, consequential, speculative, or punitive damages
against Seller. Notwithstanding anything to the contrary set forth in this Agreement, Purchaser is prohibited from making any claims against Seller after the Closing with respect to any breaches of Seller’s representation and warranties
contained in this Agreement if Purchaser had actual knowledge of any such breach prior to Closing. The Term “to the best of Seller’s knowledge” shall mean to the best of each individual seller’s actual knowledge. 

(B) In the event that, prior to Closing, Seller discovers that, as of Closing, any representation or warranty of Seller is or will be
inaccurate, untrue or incorrect despite Seller’s commercially reasonable efforts to make such representation or warranty of Seller accurate, true or correct, Seller shall give Purchaser one or more notices of any modifications (each, a
“Seller Statement of Modification”) to the representations and warranties of Seller set forth in this Agreement within five (5) Business Days after discovering the same. Purchaser shall have the right, exercisable not more than five
(5) Business Days after its receipt of the Seller Statement of Modifications to (i) terminate this Agreement, whereupon the Earnest Money (and all net interest earned thereon) shall be returned to Purchaser and Seller shall reimburse Purchaser for
its out-of-pocket, third party costs and expenses up to Fifty Thousand and 00/100 Dollars ($50,000.00), and 

  
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except as otherwise expressly provided herein to the contrary, neither party hereto shall have any further rights or liabilities under this Agreement, or (ii) close with a credit from Seller
equal to the amount required to make any representation or warranty of Seller described in a Statement of Modification accurate, true or correct. 

(C) PURCHASER SHALL ACCEPT THE PROPERTY IN AN “AS-IS” AND “WHERE-IS” CONDITION AS OF THE CLOSING, AND PURCHASER AGREES
THAT, EXCEPT AS OTHERWISE EXPRESSLY SET FORTH IN SECTION 6.1(A) ABOVE OR IN THE SELLER’S CLOSING DOCUMENTS (AS HEREINAFTER DEFINED), SELLER HAS NOT AND DOES NOT MAKE ANY REPRESENTATIONS OR WARRANTIES OF ANY KIND WHATSOEVER, EXPRESS OR
IMPLIED, TO PURCHASER REGARDING THE PROPERTY, THE CONDITION OF THE PROPERTY OR THE FITNESS OF THE PROPERTY FOR ANY INTENDED OR PARTICULAR USE, ANY AND ALL SUCH REPRESENTATIONS AND WARRANTIES, EXPRESS OR IMPLIED, BEING HEREBY EXPRESSLY WAIVED BY
PURCHASER AND DISCLAIMED BY SELLER. WITHOUT LIMITING THE GENERALITY OF THE FOREGOING, EXCEPT AS OTHERWISE EXPRESSLY SET FORTH IN SECTION 6.1(A) ABOVE OR IN THE CLOSING DOCUMENTS, NO REPRESENTATION, WARRANTY, UNDERTAKING, AGREEMENT OR PROMISE,
WHETHER EXPRESS OR IMPLIED OR OTHERWISE, HAS BEEN MADE BY SELLER TO PURCHASER WITH RESPECT TO THE LAND OR THE IMPROVEMENTS, INCLUDING BUT NOT LIMITED TO, THE SIZE, USE OR TYPE OF LAND, ANY FINANCIAL INFORMATION PERTAINING TO THE OWNERSHIP OR
OPERATION OF THE PROPERTY OR ANY OTHER MATTER. PURCHASER AGREES THAT, EXCEPT AS OTHERWISE EXPRESSLY SET FORTH IN SECTION 6.1(A) ABOVE OR IN THE SELLER’S CLOSING DOCUMENTS, PURCHASER HAS NOT BEEN INDUCED TO EXECUTE THIS AGREEMENT BY ANY
ACT, STATEMENT OR REPRESENTATION OF SELLER OR ITS AGENTS, EMPLOYEES, BENEFICIARIES OR REPRESENTATIVES (COLLECTIVELY, THE “SELLER-RELATED PARTIES”). PURCHASER WAIVES ANY CLAIM THAT MAY EXIST FOR PATENT AND/OR LATENT DEFECTS. WITHOUT
LIMITING THE GENERALITY OF THE FOREGOING, PURCHASER ACKNOWLEDGES THAT, EXCEPT AS OTHERWISE EXPRESSLY SET FORTH IN SECTION 6.1(A) ABOVE OR IN THE SELLER’S CLOSING DOCUMENTS SELLER HAS MADE, AND HEREBY MAKES, NO REPRESENTATION OR WARRANTY
PERTAINING TO THE PROPERTY WITH RESPECT TO (I) THE TOTAL AREA OF THE LAND OR THE IMPROVEMENTS; (II) THE NATURE OF THE SOIL ON AND UNDERLYING THE LAND OR ITS SUITABILITY FOR DEVELOPMENT OR ANY OTHER USE THEREOF, (III) COMPLIANCE OR NON-COMPLIANCE OF
THE LAND OR THE IMPROVEMENTS WITH ENVIRONMENTAL LAWS OR REGULATIONS AND (IV) THE PRESENCE OR ABSENCE OF HAZARDOUS OR TOXIC SUBSTANCES. 

6.2 Purchaser’s Reliance. Except as is expressly set forth in this Agreement or in the Seller’s Closing
Documents to the contrary, Purchaser shall rely solely upon Purchaser’s own knowledge of the Property based on its investigation thereof and its own inspection thereof in determining the suitability thereof for Purchaser’s purpose,
including, without limitation, the physical condition of the Improvements. Except as is expressly set forth in this Agreement or in the Seller’s Closing Documents, from and after Closing (a) Purchaser waives any right to assert against
Seller or any Seller-Related Parties or their respective successors and assigns, and releases 

  
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Seller, the Seller-Related Parties and their respective successors and assigns from and against, any and all claims which Purchaser or any party related to or affiliated with Purchaser (each, a
“Purchaser-Related Party”) has or may have arising from or related to any matter or thing related to or in connection with the Property, including the documents and information referred to herein, any construction defects, errors or
omissions in the design or construction of any Improvements and any environmental conditions, and including any and all claims that are direct and/or indirect, contingent or matured, of whatever kind or nature, relating to the Property, whether at
law or in equity, and (b) neither Purchaser nor any Purchaser-Related Party shall look to Seller, the Seller-Related Parties or their respective successors and assigns in connection with the foregoing for any redress or relief provided, however,
that nothing in the general release provisions set forth in this Section 6.2 shall limit or impair in any way Purchaser’s rights or remedies with respect to (i) any representations, warranties, covenants or obligations of Seller
expressly set forth in this Agreement or in any of the Seller’s Closing Documents, but only to the extent the same are expressly stated to survive the Closing, and then subject in all cases to limitations upon the extent of such survival and on
the amount of Seller’s liability set forth in this Agreement, or (ii) Seller’s fraud. This release shall be given full force and effect according to each of its express terms and provisions, including those relating to unknown and
unsuspected claims, damages and causes of action. Purchaser and each Purchaser-Related Party understand, acknowledge and agree that, except as expressly set forth in this Agreement or in any of the Seller’s Closing Documents, (i) no fact,
event, circumstance, evidence, or transaction which could now be asserted or which may hereafter be discovered shall affect in any manner the final, absolute and unconditional nature of the waiver and release set forth in this Section 6.2,
and (ii) this waiver and release has been negotiated and agreed upon in light of that realization and that the Purchaser and each Purchaser-Related Party nevertheless hereby intend to and do hereby release and discharge Seller and each
Seller-Related Party from any and all such known or unknown causes of action, claims, demands, debts, controversies, damages, costs, losses and expenses of Purchaser and/or the Purchaser-Related Parties which in any way arise out of, are connected
with, or relate to, the Property or other matter relating thereto. 
 6.3 Representations of Purchaser. Purchaser hereby
represents, warrants and covenants to Seller that Purchaser is duly organized, validly existing and qualified and empowered to conduct its business; has the power and authority to execute, deliver and comply with this Agreement and all Closing
deliveries contemplated hereby, has taken all actions and received all necessary consents and authorizations required for the consummation of the transaction contemplated herein and to perform its obligations under this Agreement. Neither the
execution and delivery of this Agreement nor its performance by Purchaser will conflict with or result in the breach of any contract, agreement, law, rule or regulation to which Purchaser is a party or by which Purchaser is bound. This
Agreement is valid and enforceable against Purchaser in accordance with its terms and each instrument to be executed by Purchaser pursuant to this Agreement or in connection herewith will, when executed and delivered, be valid and enforceable
against Purchaser in accordance with its terms. 

  
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 ARTICLE 7 

COVENANTS 
 7.1
Indemnification by Purchaser. 
 (A) Purchaser, for itself, and for its legal representatives, successors and assigns, shall
indemnify, defend and forever hold harmless Seller and Seller’s officers, agents and employees (collectively, the “Seller Indemnitees”) from any and all third-party claims, causes of action, suits, action, costs, expenses
(including, without limitation, court costs and reasonable attorneys’ fees), actual losses, judgments, payments, actual damages, liabilities, demands and debts made against or suffered or incurred by the Seller Indemnitees, or any of them, or
which may be entered, claimed or instituted against any of the Seller Indemnitees caused by Purchaser’s or Purchaser’s Representatives’ entrance upon the Property prior to the Closing pursuant to Section 4.2 (other than that arising
from the discovery of preexisting conditions). 
 (B) The provisions of this Section 7.1 shall survive the Closing and the delivery
of the Deed. 
 7.2 Obligations and Covenants of the Seller. 

(A) From and after the Effective Date and through and including the Closing Date, the Seller shall, at Seller’s sole cost and expense:

 (i) Maintain and operate the Property in substantially the same condition and manner as the Property is now maintained and operated;

 (ii) Promptly deliver notice to Purchaser of all material correspondence, actions, suits, claims and other proceedings affecting the
Property, or the use, possession or occupancy thereof or of any Damage or Taking or of any violations of any laws applicable to Hazardous Materials as and when received in writing; 

(iii) Promptly deliver copies of written notices to Purchaser of releases of Hazardous Material or any actual or threatened condemnation of
the Property or any portion thereof given by or on behalf of any federal, state or local agency; 
 (iv) Maintain all Permits in full force
and effect and promptly deliver notice to Purchaser of any intention of Seller to seek any new Permit as well as copies of any written notices of violations; 

(v) Maintain the current insurance policies on the Property as is standard in the industry; 

(vi) Promptly deliver to Purchaser copies of any work orders or requirements of the Property against casualty loss and proof, reasonably
satisfactory to Purchaser, that Seller has performed or commenced performing any such work orders or requirements where failure to do so would result in a diminution of insurance against casualty loss; 

  
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 (B) From and after the Effective Date and through and including the Closing Date, Seller shall
not enter into any new Parking Leases for the Property for any term exceeding month to month and which are not at least market rent. 
 (C)
From and after the Effective Date and through and including the Closing Date, Seller shall not: 
 (i) Enter into any new or modify, amend,
renew, extend, terminate or otherwise alter any of the Service Contracts or other contracts of Seller affecting the Property which will remain in effect more than thirty (30) days after Closing; without, in each instance, the prior written consent
of Purchaser; 
 (ii) Remove from the Property any article of Personal Property except as may be necessary for repairs, or the discarding
of worn-out or useless items, provided, however, that any article of Personal Property removed for repairs shall be returned to such Property promptly upon its repair and shall remain a part of the Personal Property whether or not such article shall
be located on the Property at the time of the Closing Date and any article so discarded shall be replaced prior to the Closing Date with a new article of similar quality and utility; 

(iii) Undertake or commence any renovations or alterations at the Property, except those necessary to comply with any of the provisions of
this Agreement without the prior written consent of Purchaser in each instance; 
 (iv) Permit a mechanic’s lien or similar lien not
insured over by the Title Company in a manner satisfactory to Purchaser in its sole discretion to be placed against the Property. 
 (D)
Purchaser shall be notified by Seller promptly of the occurrence of any of the following: major fire or other casualty causing damage to the Property, or any portion thereof; receipt of written notice of eminent domain proceedings or condemnation of
or affecting the Property, or any portion thereof; receipt of written notice from any governmental authority or insurance underwriter relating to the condition, use or occupancy of the Property, or any portion thereof, setting forth any requirements
with respect thereto; receipt of any written notice of default from the holder of any lien or security interest in or encumbering the Property, or any portion thereof; notice of any actual or threatened litigation against Seller or affecting or
relating to the Property, or any portion thereof. 
 ARTICLE 8 

APPORTIONMENTS 
 8.1
Adjustments and Prorations. The following items shall be apportioned as of 11:59 PM of the day immediately preceding the Closing Date, with Purchaser being deemed to be 

  
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the owner of the Property during the entire day on the Closing Date and being entitled to receive all operating income of the Property, and being obligated to pay all operating expenses of the
Property, with respect to the Closing Date: 
 (A) Seller shall give Purchaser a credit for real property taxes and assessments on the
Property which have accrued but are unpaid as of the Closing (the year in which the Closing Date occurs (the “Current Tax Year”). If, as of the Closing Date, the actual tax bills for the year or years in question are not available, real
property taxes and assessment on the Property shall be adjusted on the basis of 110% of the most recent ascertainable tax bill. Such real estate taxes and assessments shall be prorated on a per diem basis based upon the number of days in the Current
Tax Year prior to the Closing Date (which shall be allocated to Seller) and the number of days in the Current Tax Year on and after the Closing Date (which shall be allocated to Purchaser). Seller shall be responsible for real estate taxes and
assessments on the Property payable in respect to periods prior to the Current Tax Year. Upon the Closing Date and subject to the adjustment provided for above, Purchaser shall be responsible for real estate taxes and assessments on the Property
payable in respect to the Current Tax Year and all periods after the Current Tax Year. The parties agree to re-prorate real estate taxes and assessments upon the issuance of the actual tax bills; 

(B) All operating expenses (including all charges under Service Contracts and agreements assumed by Purchaser under the Seller’s Closing
Documents). As to each service provider, operating expenses payable or paid to such service provider in respect to the billing period of such service provider in which the Closing Date occurs (the “Current Billing Period”), shall be
prorated on a per diem basis based upon the number of days in the Current Billing Period prior to the Closing Date (which shall be allocated to Seller) and the number of days in the Current Billing Period on and after the Closing Date (which shall
be allocated to Purchaser), and assuming that all charges are incurred uniformly during the Current Billing Period. Any amounts which have been prepaid to Seller by a service provider or other contract party shall be prorated between Purchaser and
Seller. Seller shall provide Purchaser with a credit for the amount of such prepayment which is attributable to the term of such Service Contract which has not expired. If actual bills for the Current Billing Period are unavailable as of the Closing
Date, then such proration shall be made on an estimated basis based upon the most recently issued bills, subject to readjustment upon receipt of actual bills. 

(C) Prepaid rentals and other tenant charges and Additional Rents for periods after the Current Month, and any security deposits (including
any portion thereof which may be designated as prepaid rent) made under the Parking Leases, shall be credited against the Purchase Price. In addition, in the event that as of the Closing Date there shall exist any rebate, rental concession,
free rent period, credit, setoff or rent reduction under or with respect to any Tenant Lease which extends to or beyond the Closing Date, then Seller shall pay Purchaser as of the Closing Date (and the prorations in favor of Purchaser hereunder
shall include an amount equal to) the aggregate amount of the same applicable to any period or periods on or after the Closing Date. 
 (D)
Utilities, including telephone, electricity, water and gas, shall be read on the Closing Date to the extent reasonably feasible. In the event a meter reading is unavailable for any particular utility, such utility shall be prorated in the manner
provided in subparagraph (C) above. 

  
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 (E) Prepaid gas shall be credited to Seller at Closing. 

(F) The prorations and payments shall be made on the basis of a written statement approved by Purchaser and Seller. In the event any
prorations or apportionments made under this Article 8 shall prove to be incorrect for any reason, then any party shall be entitled to an adjustment to correct the same. Any item which cannot be finally prorated because of the
unavailability of information shall be tentatively prorated on the basis of the best data then available and re-prorated when the information is available. Notwithstanding the foregoing, any re-proration shall be made, if at all, within 90 days
after the Closing Date (except with respect to taxes and assessments and Additional Rents, in which case such re-proration shall be made within 30 days after the information necessary to perform such re-proration is available). 

(G) Seller shall pay for title any transfer or document tax associated with this sale and title insurance premiums for the Title Policy plus
extended coverage. Purchaser shall pay the premiums for the Title Endorsements. All closing escrow fees shall be divided equally between Seller and Purchaser.

(H) Except as provided in Section 13.20 hereof, each party shall pay its own legal fees. 

(I) This provisions of this Article 8 shall survive the Closing and the delivery of the Deed. 

ARTICLE 9 
 CONDITIONS
PRECEDENT TO CLOSING 
 9.1 Seller’s Conditions to Closing. Seller’s obligation to close the transactions
contemplated by this Agreement is conditioned on Purchaser having delivered the funds required hereunder, including the balance of the Purchase Price, and all of the documents required to be delivered by Purchaser pursuant to Section 10.2 and
shall have performed in all material respects all of its other obligations hereunder required to be performed by the Closing Date, and complied in all material respects with all conditions required by this Agreement to be complied with by Purchaser
at or prior to the Closing. 
 9.2 Purchaser’s Conditions to Closing. Purchaser’s obligation to close the
transactions contemplated by this Agreement is conditioned on all of the following, any or all of which may be waived by Purchaser in writing, at its sole option: 

(A) All representations and warranties made by Seller in this Agreement shall be true and correct in all material respects on and as of the
Closing Date, as if made on and as of such date.
 (B) Seller has delivered all of the documents required to be delivered by Seller pursuant
to Section 10.1 hereof and shall have performed in all material respects all of their covenants and other obligations hereunder required to be performed at or prior to the Closing and complied in all material respects with all conditions
required by this Agreement to be complied with by Seller at or prior to the Closing. 

  
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 (C) The Title Company shall be irrevocably committed to issue the Title Policy insuring that fee
simple title to the Property is vested in Purchaser (or its designee) as of the Closing Date, subject only to the Permitted Exceptions, and including extended coverage over all general exceptions, and also including the following title endorsements
(collectively, the “Title Endorsements”): (1) access and entry, (2) contiguity single parcel; (3) same as survey; (4) covenants, conditions and restrictions-improved land; (5) private rights, easements-damage or enforced removal or
easements-boundaries and easements; (6) minerals and other subsurface substances-buildings; (7) zoning 3.1 (with parking and loading if applicable); (8) location, (9) subdivision; (10) multiple tax parcel; (11) planned unit development, if
applicable; (12) utility facilities; and (13) such other endorsements as may be reasonably requested by Purchaser as a result of its title and survey review as provided in Article 5 hereof. 

(D) Purchaser shall have received, at least one (1) Business Day prior to the Closing Date, an estoppel certificate (“REA Estoppel
Certificate”) with respect to each REA, relating to Seller’s obligations under such REA, if any, relating to the Property, dated no earlier than thirty (30) days prior to the Closing Date, and in form and substance required under the
terms of the applicable REA or otherwise reasonably satisfactory to Purchaser. 
 9.3 Failure of Condition. In the
event that (i) any condition set forth in Section 9.1 above is not satisfied and is not waived by Seller, or (ii) any condition set forth in Section 9.2 above is not satisfied and is not waived by Purchaser, on or as of the date
scheduled for Closing (or such earlier date provided for in such condition precedent), except as set forth in Article 11 to the extent such condition was not satisfied as a result of a default (in which event Article 11 shall govern),
the sole right of Purchaser or Seller, as the case may be, shall be either to (a) terminate this Agreement by delivering written notice of such termination to the other party on or prior to the Closing, in which event the Earnest Money shall be
returned to Purchaser and the parties shall have no further obligations or liabilities hereunder except as expressly provided hereunder, or (b) waive the satisfaction of such condition or conditions and proceed to Closing in accordance with and
subject to the terms of this Agreement. 
 ARTICLE 10 

CLOSING DELIVERIES 
 10.1
Seller’s Deliveries. On or before one day prior to the Closing Date, the Seller shall deliver the following, each executed, acknowledged and notarized, as applicable, by Seller or such other party as indicated below to the
extent appropriate, and in a form reasonably approved by Purchaser (“Seller’s Closing Documents”): 
 (A) Any
“as-built” plans and specifications for the Property, which are in the possession of the Seller or their affiliates; 
 (B) A
special warranty deed for the Property (the “Deed”), which Deed may provide for either Purchaser or Purchaser’s designee as the grantee thereunder; 

(C) A bill of sale for the Property (the “Bill of Sale”) for the Personal Property and the Intangible Property; 

  
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 (D) Assignment and Assumption of the Parking Leases; 

(E) All keys, combinations and security codes for all locks and security devices for the Property in the possession of Seller; 

(F) A certificate of the Seller dating down its representations and warranties; 

(G) Assignment and assumption of service contracts (the “Assignment and Assumption of Service Contracts”) for the Property
from Seller; 
 (H) FIRPTA Certificate from Seller; 

(I) Notices to those entities providing services to the Property which Purchaser desires to retain; 

(J) A standard affidavit to the Title Company and such additional customary documents as shall be required by the Title Company to issue the
Title Policy; 
 (K) Such evidence or documents as may reasonably be required by Purchaser or the Title Company evidencing the status and
capacity of Seller and the authority of Seller and the person or persons who are executing the various documents on behalf of Seller in connection with the sale of the Property to Purchaser in accordance with the terms of this Agreement; 

(L) Copies of any certificates of occupancy pertaining to the Property in Seller’s possession, if any; 

(M) All Permits for the Property in Seller’s possession; 

(N) All transfer and other tax declarations for the Property as may be required by law in connection with the transactions contemplated by
this Agreement (collectively, the “Transfer Tax Returns”) duly executed and sworn to by Seller and, to the extent required, by the Title Company; 

(O) A closing statement (the “Closing Statement”); 

(P) To the extent not previously delivered, originals of any REA Estoppel Certificates; 

(Q) A certified rent roll with respect to the Parking Leases; 

(R) Evidence of termination of all existing agreements relating to the management and leasing of the Property; and 

(S) Such additional customary documents as shall be reasonably required to consummate the transaction contemplated by this Agreement. 

  
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 10.2 Purchaser’s Deliveries. On or before 2:00 p.m. Pacific on the
Closing Date, Purchaser shall deliver the following, each executed, acknowledged and notarized, as applicable, by Purchaser or such other party as indicated below to the extent appropriate: 

(A) Immediately available federal funds sufficient to pay the balance of the Purchase Price owed less the Earnest Money and subject to
apportionments and adjustments as set forth herein, and Purchaser’s share of all escrow costs and closing expenses; 
 (B) Assignment
and Assumption of Service Contracts; 
 (C) Assignment and Assumption of Parking Leases; 

(D) Transfer Tax Returns; 
 (E)
Closing Statement; 
 (F) Any organizational documents for Purchaser required by the Title Company; and 

(G) Such additional customary documents as shall be reasonably required to consummate the transaction contemplated by this Agreement. 

ARTICLE 11 
 DEFAULTS

 11.1 Seller’s Default. If Seller shall default in performance of its obligations under this Agreement
beyond any applicable grace, notice or cure periods, then Purchaser shall be entitled to (1) terminate this Agreement and require that Seller cause the return of the Earnest Money and reimburse Purchaser for its out-of-pocket, third party costs and
expenses up to Twenty Thousand and 00/100 Dollars ($20,000.00), in which event, except for those provisions expressly stated to survive the termination of this Agreement, the parties shall have no further rights or obligations hereunder, or (2) the
right to specific performance of Seller’s obligations hereunder (and if specific performance is not available due to Seller’s willful default, Purchaser may pursue an action for damages). 

11.2 Purchaser’s Default. If Purchaser shall default in performance of its obligations hereunder by failing to close as set
forth in this Agreement, the sole right of Seller at law or in equity shall be to recover and the sole liability of Purchaser at law or in equity shall be to pay liquidated damages in the amount of the Earnest Money, such amount being fixed as such
by reason of the fact that the actual damages to be suffered by Seller in such event are in their nature uncertain and unascertainable with exactness and because Purchaser would not have entered into this Agreement unless Purchaser was exculpated
from personal liability as herein provided. Seller shall not seek or obtain any money or other judgment against Purchaser or any disclosed or undisclosed partner, principal, officer, director, shareholder or employee of Purchaser or against the
assets or estate of Purchaser or any of the foregoing persons, and Seller’s sole recourse for payment of said amounts shall be to the Earnest Money. 

  
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 ARTICLE 12 

DESTRUCTION, LOSS OR DIMINUTION OF THE PROPERTY 

12.1 Destruction, Loss or Diminution of the Property. If, between the date hereof and the Closing Date, all or any
portion of the Property is damaged by fire or natural elements, or other causes (the “Damage”), or all any portion of the Property is taken or made subject to condemnation, eminent domain or other governmental acquisition
proceedings (collectively, a “Taking”) then the following procedures shall apply: 
 (A) If the cost of required repair or
replacement related to or arising out of the Damage or if the value of the Taking is One Hundred Thousand Dollars ($100,000) or less for the Property, Purchaser shall proceed to close and take the Property as diminished by such events, subject (in
the event of Damage) to a reduction in the Purchase Price applied against the Purchase Price otherwise due at Closing, which reduction shall be equal to the full amount of the cost to repair or replace the Damage to the Property, but which shall not
exceed One Hundred Thousand Dollars ($100,000). 
 (B) If the cost of repair or replacement to or arising out of the Damage or if the value
of a Taking is greater than One Hundred Thousand Dollars ($100,000), then Purchaser, at its sole option, may elect either to: (i) terminate this Agreement by written notice to Seller given at or prior to the Closing and receive the return of the
Earnest Money; or (ii) accept a reduction in the Purchase Price in the amount of the Damage or Taking (less the amount of any insurance proceeds or award received therefor), proceed to close under this Agreement and accept the Property as diminished
by such event. In the event that Purchaser elects to proceed with the Closing, at Closing, all insurance proceeds paid and all claims for insurance proceeds on account of the Damage shall be assigned to Purchaser by instruments of assignment
and proofs of claim acceptable to Purchaser and its adjuster and all awards from a Taking shall be paid over to Purchaser and all claims for any such award shall be assigned to Purchaser. 

(C) Notwithstanding the provisions of this Article 12 to the contrary, in the event the Taking or Damage is of such a nature that
either: (A) access to or visibility of the Property is materially and adversely affected; or (B) the available parking at the Property after the Taking or Damage is materially and adversely affected as to no longer comply with applicable zoning
laws, then in lieu of any of Purchaser’s other remedies under this Agreement, Purchaser may elect, within ten (10) days after receipt of such notice of the Taking or Damage, as applicable, to terminate this Agreement by written notice to Seller
given at or prior to the Closing, in which event the Seller shall promptly return the Earnest Money to the Purchaser and the Seller and Purchaser shall have no further obligations hereunder except for those obligations which expressly survive such
termination. 
 The cost of repair or replacement related to or arising out of the Damage shall be determined by Seller and Purchaser, or, if they are
unable to agree, the cost of repair or replacement shall be determined by an independent engineer selected by two other engineers, one of whom shall be selected by Purchaser and the other to be selected by Seller. 

  
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 ARTICLE 13 

MISCELLANEOUS 
 13.1
OFAC. Neither Purchaser nor any of its respective members, partners or shareholders (a) is listed on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Asset Control, Department of the
Treasury (“OFAC”) pursuant to Executive Order No. 13224, 66 Fed. Reg. 49079 (September 25, 2001) (the “Order”); (b) is listed on any other list of terrorists or terrorist organizations maintained pursuant to the
Order, the rules and regulations of OFAC or any other applicable requirements contained in any enabling legislation or other Executive Orders in respect of the Order (the Order and such other rules, regulations, legislation or orders are
collectively called the “Orders”); (c) is engaged in activities prohibited in the Order; or (d) has been convicted, pleaded nolo contendere, indicted, arraigned or custodially detained on charges involving money
laundering or predicate crimes to money laundering. 
 Neither Seller nor any of its members, partners or shareholders (a) is listed on the Specially
Designated Nationals and Blocked Persons List maintained by OFAC pursuant to the Order; (b) is listed on any other list of terrorists or terrorist organizations maintained pursuant to the Order, the rules and regulations of OFAC or any other
applicable requirements contained in any enabling legislation or other Executive Orders in respect of the Order; (c) is engaged in activities prohibited in the Order; or (d) has been convicted, pleaded nolo contendere, indicted, arraigned or
custodially detained on charges involving money laundering or predicate crimes to money laundering. 
 13.2
Notices. All notices or other communications required or provided to be sent by either party shall be in writing and shall be sent: (i) by United States Postal Service, certified mail, return receipt requested, (ii) by any
nationally known overnight delivery service for next day delivery, (iii) by delivery in person, or (iv) by electronic mail in PDF format or its equivalent. All notices shall be deemed to have been given upon receipt provided that such receipt
occurs on or before 5:00 p.m. Mountain on a Business Day; otherwise, such notice shall be deemed to have been given on the next succeeding Business Day. All notices shall be addressed to the parties at the addresses below: 

 

					
	To Seller:	    	  
	  	
		    	730 17th Street, Suite 700	  	
		    	Denver, CO 80202	  	
		    	Attn:	  	
		    	E-mail:	  	
			
	with a copy to:	    	  
	  	
		    	  
	  	
		    	  
	  	
		    	  
	  	
			
	To Purchaser:	    	MVP DENVER 1935 SHERMAN, LLC	  	
		    	c/o MVP REIT, Inc.	  	
		    	8880 W. Sunset Rd., Suite 240	  	
		    	Las Vegas, NV 89148	  	
		    	Attention: Daniel B. Stubbs	  	
		    	E-mail: danny@mvpreits.com	  	

  
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	With a copy to:	    	Craig D. Burr, Esq.
		    	8880 W. Sunset Road, Suite 210
		    	Las Vegas, NV 89148
		    	E-mail: craig@craigburr.com
		
	To Escrowee:	    	First American Title Insurance Company
		    	National Commercial Services
		    	2500 Paseo Verde Parkway, Suite 120
		    	Henderson, Nevada 89074
		    	Attention: Michele Seibold, Esq.
		    	E-mail: mseibold@firstam.com

 All notices sent by mail shall be deemed effectively given on the date that is three (3) Business Days after the date of such
mailing. All notices sent by electronic mail shall be deemed given upon transmission so long as properly addressed so long as a copy is mailed by U.S. Mail on the date of transmission with a copy of the electronic mail. All notices
personally delivered (including by nationally recognized overnight carriers, such as Federal Express) shall be deemed effectively given on the date of such delivery or refusal of delivery. The attorneys for the parties are hereby specifically
authorized to give and to receive notice on behalf of their respective client. The provisions of this Section 13.2 shall survive the Closing and the delivery of the Deed. 

13.3 Expenses of Transaction. Each party shall be solely responsible for its own expenses in connection with the
transactions contemplated hereby, except as otherwise expressly provided herein. The provisions of this Section 13.3 shall survive the Closing and the delivery of the Deed or, if Closing does not occur, the termination of this Agreement. 

13.4 Broker. Except for JNL Parking, Inc. (the “Broker”), Seller and Purchaser each represent and warrant to
the other that they have not dealt with any broker in connection with this Agreement. Seller shall pay all commissions (equal to six percent (6%) of the Purchase Price) and other amounts due to Broker in connection with the sale of the Property,
through the Closing escrow, pursuant to the terms of a separate agreement between Seller and Broker. Seller and Purchaser shall indemnify and defend each other against any costs, claims and expenses, including reasonable attorney’s fees,
arising out of their breach of their respective parts of any representation or agreement contained in this Section 13.4. The provisions of this Section 13.4 shall survive the Closing and the delivery of the Deed or, if Closing does not
occur, the termination of this Agreement. 
 13.5 Assignment. Seller shall not directly or indirectly assign any of its rights
or obligations under this Agreement. This Agreement may be assigned in whole or in part by Purchaser to an affiliate of Purchaser upon three (3) days’ prior notice to Seller but not otherwise. 

13.6 Time. Time is of the essence of this Agreement. 

  
 -20- 

 13.7 Section 1031 Exchange. 

(A) Seller may structure the disposition of the Property as a like-kind exchange under Internal Revenue Code Section 1031 at Seller’s
sole cost and expense. Purchaser shall reasonably cooperate therein, provided that Purchaser shall incur no material costs, expenses or liabilities in connection with Seller’s exchange. Seller shall indemnify, defend and hold Purchaser harmless
therefrom and Purchaser shall not be required to take title to or contract for purchase of any other property. If Seller uses a qualified intermediary to effectuate the exchange, any assignment of the rights or obligations of Seller hereunder
shall not relieve, release or absolve Seller of its obligations to Purchaser hereunder. The provisions of this Section 13.7(A) shall survive the Closing and the delivery of the Deed. 

(B) Purchaser may structure the disposition of the Property as a like-kind exchange under Internal Revenue Code Section 1031 at
Purchaser’s sole cost and expense. Seller shall reasonably cooperate therein, provided that Seller shall incur no material costs, expenses or liabilities in connection with Purchaser’s exchange. Purchaser shall indemnify, defend and hold
Seller harmless therefrom and Seller shall not be required to take title to or contract for purchase of any other property. If Purchaser uses a qualified intermediary to effectuate the exchange, any assignment of the rights or obligations of
Purchaser hereunder shall not relieve, release or absolve Purchaser of its obligations to Seller hereunder. The provisions of this Section 13.7(B) shall survive the Closing and the delivery of the Deed. 

13.8 Right, Title or Interest. No right, title or interest legal or equitable, in the Property, or any portion thereof
shall vest in Purchaser until full payment of the Purchase Price has been made and Seller has become obligated to convey the Property to Purchaser as provided in this Agreement. 

13.9 Confidentiality. Except as may be required by law or provided herein, without the prior written consent of Purchaser,
and unless the Closing occurs, Seller shall not disclose to any third party the existence of this Agreement or any term or condition thereof or the results of any inspections or studies undertaken in connection herewith. In the event that the
Closing does not occur in accordance with the terms of this Agreement, Purchaser shall promptly return to Seller or destroy all of the documents, materials and information regarding the Property supplied to Purchaser by Seller or at the request of
Seller. Seller acknowledges that Purchaser is a publicly-reporting REIT and is required by law to file, among other things, a Form 8K with the Securities and Exchange Commission at the time escrow is opened for this transaction and at the time of
Closing. Any disclosure of information prohibited by this Section 13.9 shall be deemed a default hereunder by the disclosing party. The provisions of this Section 13.9 shall survive the termination of this Agreement.

 13.10 Time Periods. In the event the time for performance of any obligation hereunder expires on a day that is not a
Business Day, the time for performance shall be extended to the next Business Day. 
 13.11 Counterparts and Electronic
Signatures. This Agreement may be executed in counterparts, each of which shall constitute an original, but all together shall constitute one and the same Agreement. Signatures to this Agreement, any amendment hereof and any notice
given hereunder, executed and transmitted electronically in PDF format shall be valid and effective to bind the party so signing. 

  
 -21- 

 13.12 Governing Law. This Agreement and all questions of interpretation,
construction and enforcement hereof, and all controversies hereunder, shall be governed by the applicable statutory and common law of the State where the Property is located. 

13.13 Captions. The captions at the beginning of the several paragraphs, respectively, are for convenience in locating the
context, but are not part of the context. 
 13.14 Severability. In the event any term or provision of this Agreement
shall be held illegal, invalid, unenforceable or inoperative as a matter of law, the remaining terms and provisions of this Agreement shall not be affected thereby, but each such term and provision shall be valid and shall remain in full force and
effect. 
 13.15 Prior Understandings. This Agreement, the Exhibits and the Schedules attached hereto and the Access
Agreement embody the entire contract between the parties hereto with respect to the Property and supersede any and all prior agreements and understandings, written or oral, formal or informal by and between Seller and Purchaser. No extension,
changes, modifications or amendment to or of this Agreement, of any kind whatsoever, shall be made or claimed by Seller or Purchaser, and no notices of any extensions, changes, modifications, or amendments made or claimed by Seller or Purchaser
shall have any force or effect whatsoever unless the same shall be in writing and fully executed by Seller and Purchaser. 
 13.16 No
Additional Undertakings. Upon the Closing, Purchaser shall neither assume nor undertake to pay, satisfy or discharge any liabilities, obligations or commitments of Seller other than those specifically agreed to between the parties and
set forth in this Agreement. In the event that Purchaser, in its sole discretion, elects to assume any of the obligations under any one or more of the Service Contracts, it shall so notify Seller, in writing, no later than the end of the
Inspection Period. Except with respect to the foregoing obligations, Purchaser shall not assume or discharge any debts, obligations, liabilities or commitments of Seller, whether accrued now or hereafter, fixed or contingent, known or unknown.

 13.17 Undertakings by Seller and Purchaser. Seller and Purchaser each agree to perform such other acts, and to
execute, acknowledge and deliver, prior to, at or subsequent to Closing, such other instruments, documents and other materials as the other may reasonably request and as shall be necessary in order to effect the consummation of the transaction
contemplated hereby and to vest title to the Property in Purchaser, Seller will, whenever and as often as it shall be reasonably requested so to do by Purchaser, and Purchaser will, whenever and as often as it shall be reasonably requested so to do
by Seller, execute, acknowledge and deliver, or cause to be executed, acknowledged and delivered, any and all conveyances, assignments, correction instruments and all other instruments and documents as may be reasonably necessary in order to
complete the transaction provided for in this Agreement and to carry out the intent and purpose of this Agreement. The provisions of this Section 13.17 shall survive the Closing and the delivery of the Deed. 

13.18 Survival of Representations and Warranties. Except as otherwise explicitly provided, the representations and warranties
set forth herein shall survive the Closing and delivery of the Deed for a period of eighteen (18) months (the “Survival Period”). 

  
 -22- 

 13.19 Indemnity. Subject to Section 6.3 hereof, Seller shall indemnify and hold
harmless Purchaser and its principals, shareholders, directors, officers, partners, agents, employees, affiliates, subsidiaries, successors and assigns (collectively, the “Purchaser Indemnified Parties”) from and against any and all
losses, costs and damages, including without limitation, legal fees arising out of such a breach of the representations and warranties of Seller as set forth in this Agreement. Additionally, Seller shall indemnify and hold harmless the Purchaser
Indemnified Parties from and against any and all losses, costs and damages, including without limitation, legal fees arising out any third-party tort claim or any other claim regarding bodily injury or property damage relating to the period prior to
Closing. The provisions of this Section 13.21 shall survive the Closing and the delivery of the Deed. 
 13.20 Attorneys’
Fees. If a dispute of any nature between Seller and Purchaser with respect to the interpretation or enforcement of this Agreement results in litigation, the prevailing party shall be entitled to recover reasonable costs and expenses
including reasonable attorneys’ fees and expenses, whether at the investigative, pretrial, trial or appellate level. The prevailing party shall be determined by the court based upon an assessment of which party’s major arguments or
position prevailed. The provisions of this Section 13.20 shall survive the Closing and the delivery of the Deed or, if Closing does not occur, termination of this Agreement. 

13.21 Exclusivity. For as long as this Agreement is in effect, Seller shall not entertain, solicit or accept offers or
expressions of interest regarding the financing or purchase of all or any portion of the Property or the ownership interests in Seller. 

13.22 Independent Consideration. The parties hereto acknowledge that Purchaser may expend material sums of money in reliance on
Seller’s obligations under this Agreement in connection with the negotiation and execution of this Agreement, the furnishing of the Earnest Money, the conducting of the due diligence and inspections contemplated herein, and the preparation for
the Closing, and that Purchaser would not have entered into this Agreement without the availability of the Inspection Period. The parties therefore agree that adequate consideration exists to support Seller’s obligations hereunder, even
before the expiration of the Inspection Period. 
 13.23 Tax Appeals. If any tax reduction proceedings in respect of the
Property, relating to any fiscal years ending prior to the Current Tax Year or relating to the Current Tax Year, are pending at the time of Closing, then Seller reserves and shall have the right to continue to prosecute and settle the same;
provided, however, that Seller shall not settle any such proceeding without Purchaser’s prior written consent, which consent shall not be unreasonably withheld or delayed. Purchaser shall reasonably cooperate with Seller in connection with the
prosecution of any such tax reduction proceedings. Any refunds or savings in the payment of taxes resulting from such tax reduction proceedings applicable to taxes payable during the period prior to the Closing Date shall belong to and be the
property of Seller, and any refunds or savings in the payment of taxes applicable to taxes payable from and after the Closing Date shall belong to and be the property of Purchaser. All attorneys’ fees and other expenses incurred in obtaining
such refunds or savings shall be apportioned between Seller and Purchaser in proportion to the gross amount of such refunds or savings payable to Seller and Purchaser, respectively (without regard to any amounts reimbursable to tenants); provided,
however, that neither Seller nor Purchaser shall have any liability for any such fees or expenses in excess of the refund or savings paid to such party unless such party initiated such proceeding. The provisions of this Section 13.23 shall
survive the Closing and the delivery of the Deed. 

  
 -23- 

 [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK; 

SEE NEXT PAGE FOR SIGNATURES] 

  
 -24- 

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date
first written above. 
  

					
	SELLER:	 	
			
	NAME	  	Robert A. Bruhn, Jr.	 	
			
	By:	  	 	 	
			
	NAME	  	Kristina B. Cleary	 	
			
	By:	  	 	 	
			
	NAME	  	Lisa L. Westwood	 	
			
	By:	  	 	 	
		
	NAME	  	Annah E. Palm, a Protected Person by Ronald W. Servis, Conservator
			
	 By:
	  	 	 	
		
	PURCHASER:	 	
		
	MVP DENVER 1935 SHERMAN, LLC	 	
	a Nevada limited liability company	 	
			
	By:	  	 

	 	
	Name:	  	Michael Shustek	 	
	Its:	  	Manager	 	
	
	With respect to Section 2.2 and any other provisions respecting the disposition of the Earnest Money:
		
	FIRST AMERICAN INSURANCE COMPANY	 	
			
	By:	  	 	 	
	Name:	  	 	 	
	Its:	  	 	 	

 Signature Page to Agreement of Purchase and Sale 

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date
first written above. 
  

			
	SELLER:
		
	NAME	 	Robert A. Bruhn, Jr.
		
	By:	 	  

		
	NAME	 	Kristina B. Cleary
		
	By:	 	  

		
	NAME	 	Lisa L. Westwood
		
	By:	 	

		
	NAME	 	Annah E. Palm, a Protected Person by Ronald W. Servis, Conservator
		
	By:	 	  

	
	PURCHASER:
	
	MVP DENVER 1935 SHERMAN, LLC
	a Nevada limited liability company
		
	By:	 	  

	Name:	 	  

	Its:	 	  

With respect to Section 2.2 and any other provisions respecting the disposition of the Earnest Money: 

 

			
	FIRST AMERICAN INSURANCE COMPANY
		
	By:	 	  

	Name:	 	  

	Its:	 	  

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date
first written above. 
  

							
	SELLER:	  	
				
	NAME	 	Robert A. Bruhn, Jr.	  		  	
				
	By:	 	

	  		  	
				
	NAME	 	Kristina B. Cleary	  		  	
				
	By:	 	

	  		  	
				
	NAME	 	Lisa L. Westwood	  		  	
				
	By:	 	  
	  		  	
				
	NAME	 	Annah E. Palm, a Protected Person by Ronald W. Servis, Conservator	  		  	
	By:	 	

	  	 This signature is contingent upon approval of the District Court, Jefferson County in Case No. 2011 PR 744

			
	PURCHASER:	  		  	
			
	 MVP DENVER 1935 SHERMAN, LLC

a Nevada limited liability company
	  		  	
				
	By:	 	  
	  		  	
	Name:	 	  
	  		  	
	Its:	 	  
	  		  	
	
	With respect to Section 2.2 and any other provisions respecting the disposition of the Earnest Money:
			
	FIRST AMERICAN INSURANCE COMPANY	  		  	
				
	By:	 	

	  		  	
	Name:	 	 Nikki Prine
	  		  	
	Its:	 	 EO
	  		  	

 Signature Page to Agreement of Purchase and Sale 

 SCHEDULE 2 

DUE DILIGENCE MATERIALS 
 Copies of
all documents, leases, any contracts, licenses or other agreements currently affecting the Property which will survive the Closing. 
 Real estate tax bills
affecting any portion of the Property for the previous calendar year. 
 Copies of any engineering, property inspection, structural condition, maintenance
or environmental reports relating to the Property in Seller’s possession or control. 
 Copies of any title commitments, title policies and surveys of
the Property in Seller’s possession or control. 
 Copies of recorded documents including a copy of the recorded plat of subdivision (other than
mortgages and other exceptions that will be removed at or prior to Closing) that are referenced in the Title Commitment to be provided by Seller. 
 Copies
of all written utility, service, equipment, maintenance and other contracts affecting the Property. 
 All correspondence within the last eighteen (18)
months from the City of Denver, County of Denver or other governmental authority relating to the Property. 
 Any correspondence or documents sent to Seller
by any governmental agency or adjacent property owner or association within the last eighteen (18) months which alleges a violation of any laws or regulations. 

All orders, decrees, judgments, settlement agreements, injunctions or rulings by any court or agency which may bind or affect the Property or Seller in
Seller’s possession or control or of which Seller has knowledge. 
 Year-end operating statements for the Property for the years 2012, 2013, 2014 and
2015 year to date. 
 A title commitment issued to Purchaser from the Title Company. 

  
 SCHEDULE 2-1 

 EXHIBIT A 

SELLER AND PROPERTY 
  

					
	 Name
	 	 State of Organization
	 	 Property Owned

			
	SELLER NAMES	 		 	1935 Sherman
		 		 	 Denver,
CO                    

		 		 	 Parking lot

  
 EXHIBIT A-1

 EXHIBIT B 

LEGAL DESCRIPTION OF THE PROPERTY 

[SELLER TO PROVIDE] 

  
 EXHIBIT B-1 

 EXHIBIT C 

PARKING LEASES RENT ROLL 

[SELLER TO PROVIDE] 

  
 EXHIBIT C-1-1 

 EXHIBIT D 

SERVICE CONTRACTS 

[SELLER TO PROVIDE]

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