Presenters: Tom Masthay, Eddie Schultz, Rachel Cleak, Mike Murphy (Courtland)

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I. Executive Summary II. Portfolio Construction III. Manager Selection & Recommendation IV. Requested Board Action Names used in this presentation are a shortened version that is used for ease of communication purposes throughout this document. The formal recommendations to the Board on the last page of this presentation reflect the full legal names of the investments.

Section I

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4

Summary of Recommendations

Recommended Manager/Fund Strategy Classification Target Return Recommended

Amount

TPG Opportunistic Real Estate 15%+ Net IRR Up to

$100 million

Madison Value-Add Real Estate 11-14% Net IRR Up to

$100 million

Total Approximate Recommended Investments/Commitments Up to $200

million

Manager Recommendations Executive Summary

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0.00%

10.00%

20.00%

30.00%

40.00%

50.00%

60.00%

70.00%

80.00%

90.00%

100.00%

Beg. Year Q1 Q2 Q3 Q4

Paci

ng P

lan

Prog

ress

2017 Real Estate Pacing Plan Progress

Unallocated

TPG RE III

Madison Realty IV

IC Berkeley IV

Stockbridge VF III

2017 YTD Real Estate Search Processes have cumulated $300 million of closed or recommended investments, in line with the

$200–400 million pacing model goal for the year.

March Approvals $100mm

October Recommendations

$200mm

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6.00%

7.00%

8.00%

9.00%

10.00%

11.00%

12.00%

0

100,000,000

200,000,000

300,000,000

400,000,000

500,000,000

600,000,000

700,000,000

2015 2016 2017 2018 2019

Pacing Model: Expected Real Estate Market Value (By Dollar Value [left axis]; by % of Total Portfolio [right axis])

Net Core Commitments (left axis)

Non-Core Commitments (left axis))

Stratetic Target for Real Estate (right axis)

Assumed Return 75th Percentile (right axis)

Assumed Return 6.75% Deterministic (rightaxis)

Experience: Below Expectation Level of Real Estate Capital Deployed (8.4% of portfolio as of June 30, 2017)

*Chart originally appeared in March 2016 Board Materials

Explanations for Shortfall • Strong Public Equity Returns • Slower than Expected Capital Deployment • High Levels of Capital Returned • Credit/Subscription Facility Usage

Actions Taken • Pacing Model Reassessment • Credit/Subscription Facility Research • Increased Allocation Activity

Additional Allocation Activity

Section II

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Synthesize Analysis Diversification Analysis

The TMRS portfolio is tracking within policy statement goals for strategy allocation levels.

2017 activity levels represent roughly 20% of TMRS’ total non-core

real estate allocation, in-line with pacing model goals.

62% 19%

1%

1% 2%

12% 3%

TMRS Real Estate Portfolio 2017 Recommendation Detail by Adjusted Commitments

Core (existing)

Value-Add (existing)

Stockbridge Value Fund III (2017)

IC Berkeley IV (2017)

Madison Debt IV (new)

Opportunistic (existing)

TPG RE III (new)

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Proposed investments are expected to increase east coast exposure and European Exposure.

*Source: Courtland Partners; as of Dec. 31, 2016

East 29%

Midwest 10%

South 28%

West 30%

US Not Allocated 0.5%

Europe 2%

Canada <0.1% Global Not

Allocated 1%

30%

10%

29%

31%

31%

10%

19%

41%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%

45.0%

East Midwest South West

TMRS NFI ODCE

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Property Type Diversification

Proposed investments are not expected to meaningfully shift property type weightings.

*Source: Courtland Partners; as of Dec. 31, 2016

Office 25%

Industrial 15%

Retail 16%

Resid'l 32%

Hotel 7%

Healthcare 1%

Land 0.3%

Storage 1%

Mixed Use 0.8% Other

2%

25%

15%

16%

32%

7%

5%

37%

15%

20%

24%

1% 3%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%

35.0%

40.0%

Office Industrial Retail Residential Hotel Other

TMRS NFI ODCE

Section III

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TPG Real Estate Fund III is focused on opportunistic platform real estate investments in the United States and Europe. The team leverages their private equity expertise as well as real estate knowledge to source companies and real estate portfolios that are either a value investment or have some operational turnaround opportunity. The fund will implement a buy and build strategy, acquiring assets in inefficient and fragmented markets, while utilizing its deeply experienced team to improve operations at the company level. TPG is targeting a $3 billion fundraise to pursue opportunistic returns in the 15%+ net IRR 1.7x net MOIC (multiple of invested capital) range.

Top Candidate Characteristics – TPG $100 million Recommendation (re-up)

TPG Process Summary

Date of First TMRS Meeting 3/03/15 (call)

Dates of Subsequent Meetings

4 additional 2015 meetings 3 2016 Meetings (Austin)

1/16/17 (London) 10/6/17 (NYC)

Dates of Diligence Advancement

‘B’ Rating – 3/08/17 ‘A’ Rating – 8/04/17

Date of Consultant Report

October 2016

Legal Negotiation Initiated Not yet started.

Comparable Strategies Reviewed

53 (Opportunistic RE) 32 (European RE)

4 (Platform Strategies)

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Top Candidate Characteristics – TPG $100 million Recommendation (re-up)

Investment Case

• Platform/Bi-Continental Approach - Invests at scale and creates opportunity to add value through buy and build method. It is also among only a few products that invests in both the US and Europe.

• Experienced & Background Diverse Team - The key partners have history in building businesses and also have deep industry experience in real estate investment.

• Exceptional performance - Fund II is performing in the top quartile amongst its peers and returned substantial capital to date.

Issues to Consider • Scalable Acquisition Model Dependent Strategy

• Terms

• Global Macro Environment Uncertainty

0.00

0.50

1.00

1.50

2.00

2.50

Initial costbasis

Add oncost

Total Basis IncomeGrowth

Platform /ValuationPremium

Gross Total Fees Net

Mul

tiple

of M

oney

TPG Pro-Forma Return Bridge

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Madison Realty Capital is a vertically integrated real estate debt investment firm with in-house property management, leasing and design, development and construction expertise. Madison Realty Debt Fund IV intends to originate and acquire commercial real estate loans, real estate mezzanine loans, preferred equity investments and acquire liens that are mostly backed by real estate located in the tri-state New York City area. Madison is currently raising a $1 billion private real estate fund that targets 11-14% net IRR returns and a 1.4-1.7x MOIC.

Top Candidate Characteristics – Madison $100 million Recommendation

Madison Realty Process Summary

Date of First TMRS Meeting 1H 2014

Dates of Subsequent Meetings

1/17/2014 (Call) 7/28/14 (Austin) 7/28/15 (Austin) 8/11/16 (Austin

12/12/16 (Austin) 2/21/17 (NYC) 7/20/17 (NYC)

Dates of Diligence Advancement

‘B’ Rating – 12/16/16 ‘A’ Rating – 8/04/17

Date of Consultant Report

October, 2017

Legal Negotiation Initiated Not yet started. October 2017 (est.)

Comparable Strategies Reviewed

56 (Real Estate Debt)

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Investment Case

• Sourcing and performance are cycle robust – The Manager sources through both loan origination and acquisition which has created a consistent return profile over time.

• Fund structure encourages recycling of capital - Madison employs a fund structure which helps them fully utilize the fund investment period by recycling capital.

• Background of Investment Team – The team is both vertically integrated and entrepreneurial.

Issues to Consider

• Concentrated Geographic Footprint

• Manager Ambition

• Contract Intensive Business Model/Use of Leverage

2.0%

12.0%

3.0% 2.34%

14.7%

2.4%

12.3%

0.00%

2.00%

4.00%

6.00%

8.00%

10.00%

12.00%

14.00%

16.00%

18.00%

Madison Realty Debt Pro-Forma Return Bridge

Top Candidate Characteristics – Madison $100 million Recommendation

Section IV

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Approval of Recommendation TMRS Staff and Courtland recommend that the Board of Trustees approve the

selection of the following funds as detailed in the Board Communication Memo:

Recommendations: TPG Real Estate Partners III, LP $100 million Madison Realty Capital Debt Fund IV, LP $100 million

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