NNN Healthcare/Office REIT, Inc.
EX-10.12
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<TYPE>EX-10.12
<SEQUENCE>13
<FILENAME>exhibit12.htm
<DESCRIPTION>EX-10.12
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<P align="center" style="font-size: 10pt"><FONT style="font-size: 12pt"><B>JOINDER AGREEMENT</B></FONT>



<P align="left" style="font-size: 12pt; text-indent: 4%">THIS JOINDER AGREEMENT dated as of September&nbsp;10, 2007, executed and delivered by NNN
HEALTHCARE/OFFICE REIT QUEST DIAGNOSTICS, LLC, a Delaware limited liability company (the &#147;New
Subsidiary&#148;), in favor of LASALLE BANK NATIONAL ASSOCIATION, in its capacity as Agent (the &#147;Agent&#148;)
for the Banks under that certain Loan Agreement dated as of September&nbsp;10, 2007 (as amended,
restated, supplemented or otherwise modified from time to time, the &#147;Loan Agreement&#148;), by and among
NNN HEALTHCARE/OFFICE REIT HOLDINGS, L.P., a Delaware limited partnership (the &#147;Borrower&#148;), the
financial institutions party thereto and their assignees under Section&nbsp;1 thereof (the &#147;Banks&#148;) and
the Agent.


<P align="left" style="font-size: 12pt; text-indent: 4%">WHEREAS, pursuant to the Loan Agreement, the Banks have agreed to make available to the
Borrower certain financial accommodations on the terms and conditions set forth in the Loan
Agreement;


<P align="left" style="font-size: 12pt; text-indent: 4%">WHEREAS, Borrower owns, directly or indirectly, at least a majority of the issued and
outstanding Equity Interests in the New Subsidiary;


<P align="left" style="font-size: 12pt; text-indent: 4%">WHEREAS, the Borrower, the New Subsidiary, and the existing Guarantors, though separate legal
entities, are mutually dependent upon each other in the conduct of their respective businesses as
an integrated operation and have determined it to be in their mutual best interests to obtain
financing from the Banks through their collective efforts;


<P align="left" style="font-size: 12pt; text-indent: 4%">WHEREAS, the New Subsidiary acknowledges that it will receive direct and indirect benefits
from the Banks making such financial accommodations available to the Borrower under the Loan
Agreement and, accordingly, the New Subsidiary is willing to guarantee the Borrower&#146;s obligations
to the Banks on the terms and conditions contained herein; and


<P align="left" style="font-size: 12pt; text-indent: 4%">WHEREAS, the New Subsidiary&#146;s execution and delivery of this Joinder Agreement is a condition
to the Banks continuing to make such financial accommodations to the Borrower.


<P align="left" style="font-size: 12pt; text-indent: 4%">NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged by the New Subsidiary, the New Subsidiary agrees as follows:


<P align="center" style="font-size: 12pt"><B>ARTICLE 1</B>



<P align="left" style="font-size: 12pt"><U>Joinder to Guaranty</U>. The New Subsidiary hereby agrees that it is a &#147;Guarantor&#148; under that
certain Guaranty of Payment dated as of September&nbsp;10, 2007 (as amended, supplemented, restated or
otherwise modified from time to time, the &#147;Guaranty&#148;), made by NNN HEALTHCARE OFFICE REIT, INC., a
Maryland corporation, and each other Person a party thereto in favor of the Agent and assumes all
obligations, representations, warranties, covenants, terms, conditions, duties and waivers of a
&#147;Guarantor&#148; thereunder, all as if the New Subsidiary had been an original signatory to the
Guaranty. Without limiting the generality of the foregoing, the New Subsidiary hereby:


<P align="left" style="font-size: 12pt; text-indent: 4%">1.1 irrevocably and unconditionally guarantees the due and punctual payment and performance
when due, whether at stated maturity, by acceleration or otherwise, of all Obligations (as defined
in the Guaranty);


<P align="left" style="font-size: 12pt; text-indent: 4%">1.2 makes to the Banks as of the date hereof each of the representations and warranties
contained in Section&nbsp;2 of the Guaranty and agrees to be bound by each of the covenants contained in
the Guaranty; and


<P align="left" style="font-size: 12pt; text-indent: 4%">1.3 consents and agrees to each provision set forth in the Guaranty.


<P align="center" style="font-size: 12pt"><B>ARTICLE 2</B>



<P align="left" style="font-size: 12pt"><U>Intentionally Omitted</U>.


<P align="center" style="font-size: 12pt"><B>ARTICLE 3</B>



<P align="left" style="font-size: 12pt"><U>Intentionally Omitted</U>.


<P align="center" style="font-size: 12pt"><B>ARTICLE 4</B>



<P align="left" style="font-size: 12pt"><U>GOVERNING LAW</U>. THIS JOINDER AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED AND ENFORCED IN
ACCORDANCE WITH, THE LAWS OF THE STATE OF ILLINOIS APPLICABLE TO CONTRACTS EXECUTED, AND TO BE
FULLY PERFORMED, IN SUCH STATE.


<P align="left" style="font-size: 12pt"><U>Further Assurances</U>. The New Subsidiary agrees to execute and deliver such other
instruments and documents and take such other action, as the Agent may reasonably request, in
connection with the transactions contemplated by this Joinder Agreement.


<P align="left" style="font-size: 12pt"><U>Definitions</U>. Capitalized terms used herein and not otherwise defined herein shall have
their respective defined meanings given them in the Loan Agreement.


<P align="center" style="font-size: 12pt">(Signatures on next Page)





<P align="center" style="font-size: 10pt; display: none">1
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<P align="left" style="font-size: 12pt; text-indent: 4%">IN WITNESS WHEREOF, the New Subsidiary has caused this Joinder Agreement to be duly executed
and delivered under seal by its duly authorized officers as of the date first written above.

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    <TD valign="top"><DIV style="margin-left:0px; text-indent:-0px"><B>NNN HEALTHCARE/OFFICE REIT QUEST DIAGNOSTICS, LLC</B>, a Delaware limited liability<BR>
company<BR>
By: NNN Healthcare/Office REIT Holdings, L.P., a Delaware limited partnership,<BR>
its sole member<BR>
By: NNN Healthcare/Office REIT, Inc., a Maryland corporation, its<BR>
General Partner<BR>
By: /s/ <I>Andrea R. Biller</I><BR>
Name: Andrea R. Biller<BR>
Title: Executive Vice President</DIV></TD>
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    <TD width="1%" nowrap align="right">&nbsp;</TD>
    <TD width="1%">&nbsp;</TD>
    <TD>&#091;SEAL&#093;</TD>
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<P align="left" style="margin-left:23%; font-size: 12pt">Address for Notices:



<P align="left" style="margin-left:23%; font-size: 12pt">NNN Healthcare/Office REIT LP



<P align="left" style="margin-left:19%; font-size: 12pt; text-indent: 4%">c/o Triple Net Properties, LLC



<P align="left" style="margin-left:19%; font-size: 12pt; text-indent: 4%">1551 North Tustin Avenue



<P align="left" style="margin-left:19%; font-size: 12pt; text-indent: 4%">Suite&nbsp;200



<P align="left" style="margin-left:19%; font-size: 12pt; text-indent: 4%">Santa Ana, California 92705



<P align="left" style="margin-left:19%; font-size: 12pt; text-indent: 4%">Attention: Andrea Biller, Esq.


<P align="left" style="font-size: 12pt">Accepted:


<P align="left" style="font-size: 12pt">LASALLE BANK NATIONAL
<BR>
ASSOCIATION, as Agent


<P align="left" style="font-size: 12pt">By: /s/ <I>A. Brad Feine</I><BR>
Name: A. Brad Feine<BR>
Title: VP<BR>



<P align="center" style="font-size: 10pt; display: none">2


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