Item A: Beam Development Purchase and Sale Agreement Terms

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DD. 6.2 Beam shall submit to Agency, for Agency’s approval, the ESIGN RAWINGS Design Drawings; UR. 6.3 Beam shall demonstrate that public and private utilities TILITY ELOCATION are available to the Property with sufficient capacity to serve the Project and that Beam has considered the need for utilities installation, connection or upgrade. Agency, at no cost or expense to Agency, shall cooperate with Beam in Beam’s efforts to obtain information relating to the availability and capacity of existing utilities; LEEDR;HR;C 6.4 EQUIREMENTS ISTORICAL EHABILITATION OMPLIANCE WITH HUDR. Buyer shall provide Agency information demonstrating, to EQUIREMENTS Agency’s satisfaction, Buyer’s intention to redevelop the Property in accordance with the Agency’s LEED Requirements and in a manner that rehabilitates the historical character of the Centre Court Building; ALR. 6.5 Buyer shall have satisfied all conditions CQUISITION OAN EQUIREMENTS precedent to the Acquisition Loan; OD. 6.6 Buyer shall have provided to Agency and RGANIZATIONAL OCUMENTS Escrow Agent organizational documents and a certificate of good standing; and ND. 6.7 Beam shall not be in default under any material term or condition O EFAULT of this Agreement, including the completion of each task shown on the Project Schedule to be completed as of Closing. 7. TI . Seller shall purchase a standard form ALTA owner’s policy of title ITLE NSURANCE insurance in the amount of the Purchase Price, insuring Buyer as the owner of the Property subject only to the usual printed exceptions and the Permitted Encumbrances (the “Title Policy”). 8. P . Buyer shall be entitled to possession upon completion of the Closing. OSSESSION 9. CPC . Buyer is purchasing the Property in As-Is ONDITION OF ROPERTY AT LOSING condition and Buyer’s expectations concerning all aspects of the Property are to be based solely on the basis of Buyer’s own inspection and investigation of the Property and such records concerning the Property as Seller has been able to discover and provide to Buyer from within Seller’s public records. Seller makes no warranty concerning the conditions of the Property or its suitability for Buyer’s purposes. Without limiting the generality of the foregoing, Seller has disclosed all information to Buyer which Seller, to the best of Seller’s knowledge, has in its possession regarding the presence of asbestos and asbestos-containing materials in or on the Property. Buyer shall assume at Closing all liability for any asbestos or asbestos-containing materials on the Property. 10. S’R. Seller has made no representations or warranties to ELLERS EPRESENTATIONS Buyer concerning the physical or environmental conditions of the Property or the feasibility of Buyer’s intended use and redevelopment. Page 12 - PURCHASE AND SALE AGREEMENT – DRAFT #3 (20 May 2008)