Item A: Beam Development Purchase and Sale Agreement Terms

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utilities, landscaping and parking, which drawings shall be consistent with the Conceptual Plans approved by Agency, comply with all applicable laws, including the Code and the Plan and demonstrate, to Agency’s satisfaction, that Beam will rehabilitate the historical features and elements of the existing Centre Court Building and meet Agency’s LEED Requirements. “DDIP” 1.18 means the time during which Buyer UE ILIGENCE NVESTIGATION ERIOD has the right to conduct an investigation of the Property pursuant to Section ___. The Due Diligence Investigation Period shall formally commence on the Effective Date and expire at 5:00 PM on May 22, 2008. “EM” 1.19 means a down-payment on the Purchase Price in the amount ARNEST ONEY of Five Hundred Twenty Thousand Dollars ($520,000), consisting of Fifty Thousand Dollars ($50,000) in cash and the Earnest Money Loan. “EML” 1.21 means the loan from Agency to Beam in the principal ARNEST ONEY OAN amount of Four Hundred Seventy Thousand Dollars ($470,000), evidenced by a promissory note executed by Buyer payable to the order of Seller in the form attached Exhibit E-3 hereto as . Repayment of the Earnest Money note shall be secured by a deed of trust on the Portland Property. “ED” 1.22 means the date shown above or if no date is shown above, FFECTIVE ATE the first date upon which this Agreement has been executed by both parties. “EA” 1.23 means Cascade Title Company, located at 811 Willamette SCROW GENT Street, Eugene, Oregon. “EIQCD” 1.24 means the escrow SCROW NSTRUCTIONS FOR UIT LAIM EED Exhibit C instructions in , which apply to Agency’s right of re-entry. “E”“E” 1.25 means the following attachments to this Agreement, or XHIBIT XHIBITS each of which is incorporated by reference: Exhibit A-1: Legal Description of the Centre Court/Vacant Lot Property Exhibit A-2: Legal Description of the Washburne Property Exhibit B: Bargain and Sale Deed Exhibit C: Escrow Instructions for the Quit Claim Deed Exhibit D: Quit Claim Deed Exhibit E-1: Term Sheet for the Acquisition Loan Exhibit E-2: Term Sheet for the Centre Court/Vacant Lot Construction Loan Exhibit E-3: Earnest Money Loan Note and Trust Deed (including Legal Description of the Portland Property) Exhibit F: City Lease Term Sheet Exhibit G: Project Pro Forma Exhibit H: Project Schedule “HUD” 1.26 means the US Department of Housing and Urban Development. Page 4 - PURCHASE AND SALE AGREEMENT – DRAFT #3 (20 May 2008)