By participating in this auction the bidder agrees to the following terms and conditions: NOMINAL OPENING BID: $400,000 SPECIAL NOTE: In order to bid on this property, prospective buyers must make a deposit of $20,000 with Musser Bros, Inc, before bidding privileges will be granted. Contact Merton Musser at (406) 652-2266 for further instructions. Deposit may be made between now and 4 hours prior to scheduled auction closing. All unsuccessful bidder deposits will be refunded in full after auction has closed. THIS IS AN ONLINE ONLY AUCTION: If you prefer to turn in a bid in person, please call the office at (406) 652-2266 to make arrangements. BUYER’S PREMIUM: There will be a Five Percent (5%) Buyer’s Premium added to the winning bid price to arrive at the total contract price to be paid by the Buyer. PROCEDURE: This will be Online Only Bidding forum with increments as determined by the Auctioneer. Bidding starts at the nominal Opening Bid indicated and is open to the public. The Auctioneer is the sole arbiter and controller of the conduct of the auction and shall be the final and absolute authority without liability to any party. AUCTION ENDING: Beginning at the stated closing time, the auction software will conclude bidding for the auction lot with the following exception: if a bid is placed in the last ten (10) minutes remaining for that auction lot, bidding for that lot will extend an additional ten (10) minutes or until ten (10) minutes pass without a bid raise. OUTBID NOTIFICATION: Until the auction begins to close, the bidding software will notify bidders by email when they have been outbid. ACCEPTANCE OF BID PRICE: Sells with the high and final bid subject to the U.S. Bankruptcy Trustee's approval. PURCHASE & SALE AGREEMENT: The Purchaser shall execute an Agreement of Purchase and Sale, in the form provided by the auctioneer, without modification, immediately after being declared the high bidder and no later than Friday, December 16th, 2017, 10:00 a.m. MST at Musser Bros, Inc office in Billings, MT or via email. DOWN PAYMENT: The Purchaser shall pay an amount equal to 10% of the total contract sales price when executing the agreement of purchase and sale. The down payment may be made in the form of personal check or wire transfer. The balance of funds will be due in full at the time of closing on or before January 31, 2017, at Chicago Title of Montana LLC of Billings, MT. YOUR BIDDING IS NOT CONDITIONAL UPON FINANCING, so be sure you have arranged financing, if needed, and are capable of paying cash at closing. ESCROW AGENT: The deposit, earnest and purchase monies in respect of the property shall be paid to and deposited with Chicago Title of Montana LLC of Billings, MT, (406) 869-3742, 1575 Shiloh Rd, Ste J, Billings, MT 59106 CLOSING: The balance of the purchase price shall be paid at or before closing. Closing shall take place on or before 4:00 PM MDT on January 31, 2017. The Escrow Agent will schedule and conduct closing. TITLE: Seller shall provide an Owner's Policy of Title Insurance in the amount of the purchase price, and shall execute a Trustee’s Deed conveying the real estate to the Buyer(s). Seller shall pay the premium of the title insurance policy CLOSING COSTS: At closing, Seller shall pay for its escrow and closing fees, and all of the costs for preparation of all documents to convey the property. At closing, Purchaser shall pay for its escrow and closing fees, any and all recording fees, and all other sale, financing or closing fees as required. Taxes and association fees, if any, shall be prorated to the date of closing. POSSESSION: Purchaser will receive possession at closing, subject to the rights of parties in possession, if any. AS-IS SALE: The Purchaser shall accept the property in an as-is condition with all faults as of the closing date and the purchaser shall specifically agree that the seller has not and does not make any representations or warranties of any kind whatsoever, expressed or implied, to the purchaser regarding the property or any improvements thereon. The property is selling subject to anything an accurate survey or personal inspection of the property may reveal, including any existing rights-of-way, easements or claims to easements, encroachments, rights or claims of parties in possession, restrictive covenants and easements, flood zones, zoning or subdivision regulations, building codes, governmental agencies regulations, environmental conditions, lead-based paint, asbestos, radon gas, hazardous materials, any mineral rights, water rights, riparian or littoral rights, and reservations or conveyances, if any. The purchaser shall have satisfied himself as to the location and condition of the property, and all descriptions thereof, before bidding. All information contained in the brochure and all promotional materials, including, but not limited to, square footages, acreage, dimensions, maps, taxes, etc., was derived from court house records and is believed to be correct; however, neither the seller nor the auctioneer makes any guarantee or warranty as to the accuracy or completeness of such information NO NEW SURVEY: The property will be conveyed according to the existing legal description. AGENCY: Musser Bros, Inc. and its representatives are exclusive agents of the Seller and are agents of no other party to this transaction. MISCELLANEOUS: All decisions of the auctioneer are final as to the methods of bidding, disputes among bidders, increments of bidding and any other matters that may arise before, during, or after the auction. Seller reserves the right to deny any person the right to participate in the auction or to ban anyone from the auction who attempts to disrupt it. SERVER & SOFTWARE TECHNICAL ISSUES: In the event there are technical difficulties related to the server, software or any other online auction-related technologies, Musser Bros, Inc. reserves the right to extend bidding, continue the bidding, or close the bidding. NEITHER THE COMPANY PROVIDING THE SOFTWARE nor MUSSER BROS, INC. SHALL BE HELD RESPONSIBLE FOR A MISSED BID OR THE FAILURE OF THE SOFTWARE TO FUNCTION PROPERLY FOR ANY REASON. Email notifications will be sent to registered bidders with updated information as deemed necessary by Musser Bros, Inc. DEBT COLLECTION AND INTEREST CHARGE: The bidder agrees to pay all reasonable attorney fees and other costs incurred by Musser Bros, Inc. in its efforts to collect unpaid funds from the bidder. The bidder agrees that a fee of 2% of the outstanding balance per month be added to any unpaid balance due Musser Bros, Inc. Any debt collection or dispute proceedings will be heard in Yellowstone County, Montana. AGE REQUIREMENT: All bidders must be 18 years of age or older. "SOLD SUBJECT TO SELLER'S (Trustee) APPROVAL" Musser Bros, Inc. Merton Musser 4350 Neibauer Rd Billings, MT 59106 (406) 652-2266 E: memusser@mbauction.com

Commercial Real Estate Includes: Warehouse, Office & 2 Lots