<PAGE>

                OWNERSHIP INTEREST PLEDGE AND SECURITY AGREEMENT

                      [NMLP PLEDGE: GMAC NMLP PARTNERSHIPS]


         OWNERSHIP INTEREST PLEDGE AND SECURITY AGREEMENT (this "PLEDGE
AGREEMENT"), dated as of November 24, 2003, by and between THE NEWKIRK MASTER
LIMITED PARTNERSHIP, a Delaware limited partnership ("NMLP"), and FLEET NATIONAL
BANK, a national banking association having an address at 100 Federal Street,
Boston, Massachusetts 02110, as agent (Fleet National Bank, in such capacity as
agent, hereinafter referred to as "AGENT") for a syndicate of Lenders (singly
and collectively, the "LENDERS") as specifically provided in the Loan Agreement
(as defined below).

                               W I T N E S S E T H
                               -------------------

         WHEREAS, pursuant to that certain Master Loan Agreement dated as of
November 24, 2003 (as amended, supplemented or otherwise modified from time to
time, the "LOAN AGREEMENT") entered into by and among NMLP, T-Two Partners,
L.P., a Delaware limited partnership ("T-TWO"), the Agent and the Lenders, the
Agent and the Lenders have agreed to make a loan to NMLP in the aggregate
principal amount of $216,000,000.00 (the "NMLP LOAN") and a loan to T-Two in the
aggregate principal amount of $309,000,000.00 (the "T-TWO LOAN") (the NMLP Loan
and the T-Two Loan sometimes are referred to herein, collectively, as the
"LOANS"), upon the terms and subject to the conditions set forth therein.

         WHEREAS, NMLP has substantial financial dealings with T-Two and is
affiliated with T-Two (either by ownership, contractual relationship,
employment or other meaningful business relationship).

         WHEREAS, pursuant to the terms of the Call Option Agreement, NMLP has
executed and delivered a Guaranty of even date herewith, guaranteeing the
payment and performance of all T-Two Obligations arising under or pursuant to
the Loan Agreement (the "GUARANTY").

         WHEREAS, NMLP owns 100.0% of the limited partnership interests in each
of the Delaware limited partnerships described in Schedule 1 attached hereto
(the "NMLP PARTNERSHIPS") and 100.0% of such series of membership interests in
Newkirk GP Holding LLC (the "HOLDING COMPANY"), a Delaware limited liability
company, as are specified on Schedule 2 attached hereto.

         WHEREAS, the Holding Company owns 100% of the membership interests in
each of the general partners of the NMLP Partnerships.

         WHEREAS, as a condition to extending the Loans, the Agent and the
Lenders have required NMLP to execute and deliver this Pledge Agreement and
certain other Security Documents to secure NMLP's obligations under the Guaranty
and the Loan Agreement.

         NOW, THEREFORE, in consideration of the premises and to induce the
Lenders to make the Loans under the Loan Agreement, NMLP hereby agrees with
Agent and the Lenders as follows:

         1. Defined Terms. Unless otherwise defined herein, terms which are
defined in the Loan Agreement and used herein are so used as so defined, and the
following terms shall have the following meanings:

                                       -1-

<PAGE>



                  "Agent": as defined in the first paragraph of this Pledge
         Agreement.

                  "Cash Management Agreement": shall mean that certain Cash
         Management Agreement, dated as of November 24, 2003, among NMLP, the
         Holding Company, various other subsidiaries of NMLP, the Agent and the
         Lenders, as amended, supplemented or otherwise modified from time to
         time.

                  "Collateral": means the Pledged Interests and all Proceeds
         thereof.

                  "Consents": shall mean those certain Consents from the NMLP
         Partnerships and the Holding Company referenced in Section 4 of this
         Pledge Agreement.

                  "Guaranty": as defined in the recitals of this Pledge
         Agreement.

                  "Holding Company": as defined in the recitals of this Pledge
         Agreement.

                  "Lenders": as defined in the first paragraph of this Pledge
         Agreement.

                  "Loan Agreement": as defined in the recitals of this Pledge
         Agreement.

                  "Loans": as defined in the recitals of this Pledge Agreement.

                  "NMLP": as defined in the first paragraph of this Pledge
         Agreement.

                  "NMLP Loan": as defined in the recitals of this Pledge
         Agreement.

                  "NMLP Obligations": means all indebtedness, obligations and
         liabilities of NMLP to the Agent and/or any of the Lenders, whether now
         existing or hereafter arising, direct or indirect, absolute or
         contingent, under any one or more of: (i) this Pledge Agreement; (ii)
         the Loan Agreement, NMLP Note or any other NMLP Loan Document; and
         (iii) each of the same as hereafter modified, amended, extended or
         replaced, including, without limitation, the NMLP Obligations (as
         defined in the Loan Agreement).

                  "NMLP Partnerships": as defined in the recitals of this Pledge
         Agreement.

                  "Pledge Agreement": means this Ownership Interest Pledge and
         Security Agreement, as amended, supplemented or otherwise modified from
         time to time.

                  "Pledged Interests": means all right, title and interest of
         NMLP, whether now owned or hereafter acquired, as (i) the sole limited
         partner of each of the NMLP Partnerships and (ii) the sole member and
         the holder of 100% of each series of membership interest in the Holding
         Company listed on Schedule 2 hereto, together with all interests,
         certificates, options or rights of any nature whatsoever which may be
         issued or granted to NMLP by the NMLP Partnerships or the Holding
         Company in respect thereof.

                  "Proceeds": means (i) NMLP's right, title and interest in and
         to all Distributions, monies, fees, payments, compensations and
         proceeds now or hereafter payable in respect of the Pledged Interests,
         whether payable as profits, Distributions, asset Distributions,
         repayment of loans or capital or otherwise and including all "proceeds"
         as such term is defined in Section 9-102 of the UCC; (ii) all books,
         records, electronically stored data and

                                       -2-

<PAGE>



         information relating to the Pledged Interests and all rights of access
         to such books, records and information; (iii) all contract rights,
         general intangibles, claims, powers, privileges, benefits and remedies
         of NMLP relating to the foregoing; (iv) all additions to the Pledged
         Interests, all substitutions therefor and all replacements thereof; and
         (v) all cash or non-cash proceeds of any of the foregoing.

                  "T-Two": as defined in the recitals of this Pledge Agreement.

                  "T-Two Loan": as defined in the recitals of this Pledge
         Agreement.

                  "UCC": means the Uniform Commercial Code from time to time in
         effect in The Commonwealth of Massachusetts; provided, that if by
         mandatory provisions of law, the perfection or the effect of perfection
         or non-perfection of the security interest granted hereunder in the
         Collateral is governed by the Uniform Commercial Code of a jurisdiction
         other than Massachusetts, "UCC" means the Uniform Commercial Code as in
         effect in such other jurisdiction for purposes of provisions hereof
         relating to such perfection or effect of perfection or non-perfection.

         2. Pledge; Grant of Security Interest. As security for the full and
punctual payment and performance of the NMLP Obligations when due and payable
(whether upon stated maturity, by acceleration or otherwise), NMLP hereby
transfers, assigns, grants, bargains, sells, conveys, hypothecates, pledges,
sets over, endorses over and delivers to Agent all the Pledged Interests, and
NMLP hereby grants, pledges, hypothecates, transfers and assigns to Agent a
continuing lien on and security interest in all of the Collateral.

         3. Delivery of Certificates, Instruments, Etc. NMLP shall deliver to
Agent:

                  (1) all original certificates, instruments and other
         documents, if any, evidencing or representing the Pledged Interests,
         concurrently with the execution and delivery of this Pledge Agreement;
         and

                  (2) the original certificates, instruments or other documents,
         if any, evidencing or representing all other Collateral (except for
         collateral which this Pledge Agreement specifically permits NMLP to
         retain) within five (5) days after NMLP's receipt thereof.

         4. Powers and Transfer Instruments. Concurrently with the delivery to
the Agent of this Pledge Agreement and each certificate, if any, representing
the Pledged Interests, NMLP shall deliver a duly executed Consent from each NMLP
Partnership and from the Holding Company.

         5. Representations and Warranties. NMLP represents and warrants that:

                  (1) Except for any consents as may be required in connection
         with any disposition of any portion of the Collateral by laws affecting
         the offering and sale of securities generally or as otherwise
         contemplated by the Loan Agreement, no consent of any other person or
         entity (including, without limitation, any owner or creditor of NMLP),
         and no license, permit, approval or authorization of, exemption by,
         notice or report to, or registration, filing (other than the filing of
         financing statements under the UCC in order to perfect a security
         interest in that portion of the Collateral in which a security interest
         is perfected by filing) or declaration with any governmental
         instrumentality is required in connection with (i) the execution,
         delivery, performance, validity or enforceability of this Pledge
         Agreement, (ii) the perfection


                                       -3-

<PAGE>

         or maintenance of the security interest created hereby (including the
         first priority nature of such security interest) or (iii) the exercise
         by the Agent of any rights provided for in this Pledge Agreement;

                  (2) The Pledged Interests in the NMLP Partnerships constitute
         all of the limited partnership interests owned by NMLP in the NMLP
         Partnerships and constitute 100.0% of the limited partnership interests
         in the NMLP Partnerships;

                  (3) The Pledged Interests in the Holding Company constitute
         100.0% of each series of membership interest in the Holding Company
         listed on Schedule 2;

                  (4) All the Pledged Interests have been duly and validly
         issued and are fully paid. No certificate or other instrument has been
         issued at any time to evidence the Pledged Interests. None of the
         limited partnership interests or the membership interests comprising
         the Collateral are dealt in or traded on securities exchanges or in
         securities markets, and none by its terms expressly provides that it is
         a security governed by Article 8 of the UCC or that it is an investment
         company security, and none is held in a securities account (as defined
         in Section 8-501 of the UCC);

                  (5) NMLP is the sole holder of record and sole beneficial
         owner of, and has good and valid title to, the Pledged Interests in the
         NMLP Partnerships and the Pledged Interests in the Holding Company,
         free of any and all liens or options in favor of, or claims of, any
         other Person, except the lien created by this Pledge Agreement;

                  (6) Upon the filing of the Form UCC-1 Statements referred to
         in Section 13, the lien granted pursuant to this Pledge Agreement will
         constitute a valid, perfected first priority lien on such Pledged
         Interests and Collateral with respect to that portion of the Collateral
         in which a security interest is perfected by the filing of a financing
         statement, enforceable as such against all creditors of NMLP and any
         Persons purporting to purchase any Pledged Interests and related
         Collateral from NMLP;

                  (7) There are no restrictions on the transfer of the
         Collateral to the Agent hereunder, or with respect to any subsequent
         transfer thereof or realization thereupon by the Agent and/or the
         Lenders (or, if there are any such restrictions, such transfer
         restrictions have been duly waived by all required parties), and, as
         set forth in the Consents, NMLP has obtained all consents needed in
         connection with any such transfer or subsequent transfer, subject to
         matters resulting from the operation of law.

         6. Covenants. NMLP covenants and agrees with Agent and the Lenders that
from and after the date of this Pledge Agreement until this Pledge Agreement
shall be terminated:

                  (1) If NMLP shall, as a result of its ownership of the Pledged
         Interests, become entitled to receive or shall receive (i) any limited
         liability company certificate (including, without limitation, any
         certificate representing a dividend or a Distribution in connection
         with any reclassification, increase or reduction of capital or any
         certificate issued in connection with any reorganization), option or
         rights, (ii) any stock, (iii) any limited partnership interests
         (including, without limitation, any certificate representing a dividend
         or a Distribution in connection with any reclassification, increase or
         reduction of capital or any certificate issued in connection with any
         reorganization), option or rights, or (iv) any property other than
         cash, whether in addition to, in substitution of, as a conversion of,
         or in exchange


                                       -4-

<PAGE>

         for any of the Pledged Interests, or otherwise in respect thereof, NMLP
         shall accept the same as Agent's agent, hold the same in trust for
         Agent and deliver the same forthwith to Agent in the exact form
         received, duly endorsed by NMLP to Agent, if required, together with an
         undated assignment or power covering such certificate, duly executed in
         blank and with, if Agent so requests, signature guaranteed, to be held
         by Agent hereunder as additional security for the NMLP Obligations.

                  (2) Without the prior written consent of Agent, NMLP will not,
         directly or indirectly (i) vote to enable, or take any other action to
         permit, the issuer(s) of the Pledged Interests to issue any interests
         or shares, as applicable, or to issue any other securities convertible
         into or granting the right to purchase or exchange for any interests of
         the issuer(s) of the Pledged Interests, or (ii) if prohibited by the
         Loan Agreement, sell, assign, transfer, exchange or otherwise dispose
         of, or grant any option with respect to, the Collateral, or (iii)
         create, incur or permit to exist any lien or option in favor of, or any
         claim of any person or entity with respect to, any of the Collateral,
         or any interest therein, except for the lien provided for by this
         Pledge Agreement and liens permitted under the Loan Agreement. NMLP
         will defend the right, title and interest of Agent in and to the
         Collateral against the claims and demands of all Persons whomsoever.

                  (3) At any time and from time to time, upon the written
         request of Agent, and at the sole expense of NMLP, NMLP will promptly
         and duly execute and deliver such further instruments and documents and
         take such further actions as Agent may reasonably request for the
         purposes of obtaining or preserving the full benefits of this Pledge
         Agreement and of the rights and powers herein granted. If any amount
         payable under or in connection with any of the Collateral shall be or
         become evidenced by any promissory note, other instrument or chattel
         paper, such note, instrument or chattel paper shall be promptly
         delivered to Agent, duly endorsed in a manner satisfactory to Agent, to
         be held as Collateral pursuant to this Pledge Agreement.

                  (4) NMLP agrees to pay, and to indemnify and save Agent
         harmless from, any and all liabilities with respect to, or resulting
         from any delay in paying, any and all stamp, excise, sales or other
         taxes (other than income taxes on the income of Agent or any of the
         Lenders) which may be payable or determined to be payable with respect
         to any of the Collateral or in connection with any of the transactions
         contemplated by this Pledge Agreement.

                  (5) NMLP shall, upon request from the Agent, from time to
         time, cause the issuer of any securities comprising any of the
         Collateral which may be, but have not been, certificated, to issue
         certificates with respect thereto in the name of NMLP or, if so
         requested by the Agent, in the name of the Agent as secured party.

                  (6) NMLP shall not exercise any right with respect to the
         Collateral which would dilute or adversely affect Agent's rights in the
         Collateral.

                  (7) Except as permitted in the Loan Agreement, NMLP shall not
         enter into or consent to any amendment or modification of, or with
         respect to, the limited partnership agreements of the NMLP Partnerships
         or the operating agreement of the Holding Company without Agent's prior
         written consent in each instance, which consent shall not be
         unreasonably withheld.


                                       -5-

<PAGE>


         7.       Cash Dividends; Distributions; Voting Rights.

                  (1) Unless an Event of Default shall have occurred and be
         continuing, NMLP shall be permitted to exercise all voting rights with
         respect to the Pledged Interests; provided, however, that NMLP shall
         not, without the prior written consent of Agent in each instance, which
         consent shall not be unreasonably withheld, vote the Collateral in
         favor of, or consent to, any resolution or action which does or might:

                  (i) impose any restrictions upon the sale, transfer or
                           disposition of the Collateral other than
                           restrictions, if any, the application of which is
                           waived to the full satisfaction of the Agent as to
                           the Collateral; or

                  (ii) result in the issuance of any additional interest in
                           the NMLP Partnerships or the Holding Company, or of
                           any class or series of security, which issuance might
                           adversely affect the value of the Collateral; or

                  (iii) vest additional powers, privileges, preferences or
                           priorities to any other class or series of interest
                           in the NMLP Partnerships or the Holding Company to
                           the detriment of the value of, or rights accruing to,
                           the Collateral; or

                  (iv) except as permitted in the Loan Agreement, permit the
                           NMLP Partnerships or the Holding Company to sell,
                           transfer, assign, pledge, mortgage or otherwise
                           encumber any property owned by any of them, or to
                           incur any new indebtedness in respect of such
                           property, unless Agent has given its prior written
                           consent.

                  (2) Subject to the terms and provisions hereof relating to the
         rights and remedies of the Agent after the occurrence and during the
         continuance of an Event of Default, in accordance with the terms and
         conditions of the Loan Agreement (including, without limitation,
         Sections 7.1.14, 7.1.15 and 7.1.16 thereof), the Consents, the Payment
         Direction Letters, and the Cash Management Agreement (including,
         without limitation, Section 2.2 thereof), any and all cash dividends or
         Distributions or any other payments received by NMLP in respect of the
         Collateral shall be directly deposited in a designated Depository
         Account in the name of NMLP. NMLP agrees that, to the extent that NMLP
         receives directly any cash dividends or Distributions or any other
         payments which are required to be deposited in a designated Depository
         Account as provided for in the Loan Agreement, the Consents and/or the
         Cash Management Agreement, then (i) such amounts shall be deemed to be
         Collateral and shall be held in trust for the benefit of Agent, (ii)
         such amounts shall not be commingled with any other funds or property
         of NMLP, and (iii) NMLP shall deposit such amounts in the applicable
         Depository Account within three Business Days of receipt.

         8.       Rights of Agent.

                  (1) If an Event of Default shall have occurred and be
         continuing, Agent shall have the right to receive any and all cash
         dividends or Distributions or other payments paid in respect of the
         Collateral and make application thereof to the NMLP Obligations, in
         such


                                       -6-
<PAGE>

         order as Agent, in its sole discretion, may elect. In connection
         therewith, if an Event of Default shall have occurred and be
         continuing, the Agent shall have the right to direct the issuer(s) of
         the Pledged Interests to pay all such cash dividends or Distributions
         or other payment directly to the Agent or as otherwise directed by the
         Agent.

                  (2) If an Event of Default shall have occurred and be
         continuing, then any or all such Pledged Interests (including, without
         limitation, any class of membership interest in the Holding Company) at
         Agent's option shall be registered in the name of Agent or its nominee,
         and Agent or its nominee may thereafter exercise (x) all voting and
         other rights pertaining to such Pledged Interests and (y) any and all
         rights of conversion, exchange, subscription and any other rights,
         privileges or options pertaining to such Pledged Interests as if Agent
         were the absolute owner thereof (including, without limitation, the
         right to exchange at its discretion any and all of the Pledged
         Interests upon the merger, consolidation, reorganization,
         recapitalization or other fundamental change in the organizational
         structure of NMLP, or upon the exercise by NMLP or Agent of any right,
         privilege or option pertaining to such Pledged Interests, and in
         connection therewith, the right to deposit and deliver any and all of
         the Pledged Interests with any committee, depositary, transfer agent,
         registrar or other designated agency upon such terms and conditions as
         it may determine), all without liability except to account for property
         actually received by it, but Agent shall have no duty to exercise any
         such right, privilege or option and shall not be responsible for any
         failure to do so or delay in so doing.

                  (3) The rights of Agent hereunder shall not be conditioned or
         contingent upon the pursuit by Agent of any right or remedy against
         NMLP or against any other person or entity which may be or become
         liable in respect of all or any part of the NMLP Obligations or against
         any other Collateral security therefor, guarantee thereof or right of
         offset with respect thereto. Agent shall not be liable for any failure
         to demand, collect or realize upon all or any part of the Collateral or
         for any delay in doing so, nor shall it be under any obligation to sell
         or otherwise dispose of any Collateral upon the request of NMLP or any
         other person or entity or to take any other action whatsoever with
         regard to the Collateral or any part thereof.

         9. Actions By Agent. NMLP hereby designates Agent as the
attorney-in-fact of NMLP to: (a) after the occurrence and during the continuance
of an Event of Default, endorse in favor of Agent any of the Collateral; (b)
after the occurrence and during the continuance of an Event of Default,
transfer, sell or otherwise dispose of any of the Collateral (including, without
limitation, any series of membership interest in the Holding Company) in such
name as Agent may from time to time determine; (c) cause the issuance of
certificates for book entry and/or uncertificated securities; (d) renew, extend
or roll over any Collateral; (e) make, demand and initiate actions to enforce
any of the Collateral or rights therein; and (f) take any other action to
effectuate the terms and provisions of this Pledge Agreement. Agent may take
such action with respect to the Collateral as Agent may reasonably determine to
be necessary to protect and preserve its interest in the Collateral. Except as
otherwise provided herein, all of the rights, remedies, powers, privileges and
discretions included in this Section 9 may be exercised by Agent whether or not
the NMLP Obligations are then due and whether or not an Event of Default has
occurred. The within designation and grant of power of attorney is coupled with
an interest, is irrevocable until the lien created by this Pledge Agreement is
terminated by a written instrument executed by a duly authorized officer of
Agent. The power of attorney shall not be affected by subsequent disability or
incapacity of NMLP. Agent shall not be liable for any act or omission to act
pursuant to this Section 9, except for any act or omission to act which is in
actual bad faith.


                                       -7-
<PAGE>

         10.      Remedies.

                  (1) If an Event of Default shall have occurred and be
         continuing, Agent may exercise, in addition to all other rights and
         remedies granted in this Pledge Agreement and in any other instrument
         or agreement securing, evidencing or relating to the NMLP Obligations,
         all rights and remedies of a secured party under the UCC. Without
         limiting the generality of the foregoing, Agent, if an Event of Default
         shall have occurred and be continuing, without demand of performance or
         other demand, presentment, protest, advertisement or notice of any kind
         (except any notice required by law referred to below) to or upon NMLP
         or any other person or entity (all and each of which demands,
         presentments, protests, advertisements or notices are hereby waived),
         may in such circumstances forthwith collect, receive, appropriate and
         realize upon the Collateral, or any part thereof (including, without
         limitation, any series of membership interest in the Holding Company),
         and/or may forthwith sell, assign, give option or options to purchase
         or otherwise dispose of and deliver the Collateral or any part thereof
         (or contract to do any of the foregoing), in one or more parcels
         (including, without limitation, any series of membership interest in
         the Holding Company) at public or private sale or sales, in the
         over-the-counter market, at any exchange, broker's board or office of
         Agent or elsewhere upon such terms and conditions as it may deem
         advisable and at such prices as it may deem best, for cash or on credit
         or for future delivery without assumption of any credit risk. Agent
         shall have the right upon any such public sale or sales, and, to the
         extent permitted by law, upon any such private sale or sales, to
         purchase the whole or any part of the Collateral (including, without
         limitation, any series of membership interest in the Holding Company)
         so sold, free of any right or equity of redemption in NMLP, which right
         or equity is hereby waived or released. Agent shall apply any Proceeds
         from time to time held by it and the net proceeds of any such
         collection, recovery, receipt, appropriation, realization or sale,
         after deducting all reasonable costs and expenses of every kind
         incurred therein or incidental to the care or safekeeping of any of the
         Collateral or in any way relating to the Collateral or the rights of
         Agent hereunder, including, without limitation, reasonable attorneys'
         fees and disbursements, to the payment in whole or in part of the NMLP
         Obligations, in such order as Agent may elect, and only after such
         application and after the payment by Agent of any other amount required
         by any provision of law, including, without limitation, Section
         9-615(a) of the UCC, need Agent account for the surplus, if any, to
         NMLP. To the extent permitted by applicable law, NMLP waives all
         claims, damages and demands it may acquire against Agent arising out of
         the exercise by Agent of any of its rights hereunder, except for any
         claims, damages and demands it may have against Agent arising from the
         gross negligence or willful misconduct of Agent. If any notice of a
         proposed sale or other disposition of Collateral shall be required by
         law, such notice shall be deemed reasonable and proper if given at
         least 10 days before such sale or other disposition. NMLP shall remain
         liable for any deficiency if the proceeds of any sale or other
         disposition of Collateral are insufficient to pay the NMLP Obligations
         and the fees and disbursements of any attorneys employed by Agent to
         collect such deficiency.

                  (2) If any Event of Default occurs and is continuing, any
         deposits, balances or other sums credited by or due from Agent, any
         affiliate of Agent or FleetBoston Financial Corporation or any of the
         Lenders, or from any affiliate of any of the Lenders, to NMLP may to
         the fullest extent not prohibited by applicable law at any time or from
         time to time, without regard to the existence, sufficiency or adequacy
         of any other collateral, and without notice or compliance with any
         other condition precedent now or hereafter imposed by statute, rule of
         law or otherwise, all of which are hereby waived to the fullest extent
         permitted by law, be set off, appropriated and applied by Agent against
         any or all of the NMLP


                                      -8-
<PAGE>

         Obligations irrespective of whether demand shall have been made, in
         such manner as Agent in its sole and absolute discretion may determine.
         Within three (3) Business Days of making any such set off,
         appropriation or application, Agent agrees to notify NMLP thereof,
         provided the failure to give such notice shall not affect the validity
         of such set off or appropriation or application. ANY AND ALL RIGHTS TO
         REQUIRE AGENT OR ANY OF THE LENDERS TO EXERCISE ITS RIGHTS OR REMEDIES
         WITH RESPECT TO ANY OTHER COLLATERAL WHICH SECURES THE NMLP LOAN, PRIOR
         TO EXERCISING ITS RIGHT OF SETOFF WITH RESPECT TO SUCH DEPOSITS,
         CREDITS OR OTHER PROPERTY OF NMLP, ARE HEREBY KNOWINGLY, VOLUNTARILY
         AND IRREVOCABLY WAIVED.

         11.      Private Sales.

                  (1) NMLP recognizes that Agent may be unable to effect a
         public sale of any or all the Pledged Interests, by reason of certain
         prohibitions contained in the Securities Act of 1933, as amended, and
         applicable state securities laws or otherwise, and may be compelled to
         resort to one or more private sales thereof to a restricted group of
         purchasers which will be obliged to agree, among other things, to
         acquire such securities for their own account for investment and not
         with a view to the distribution or resale thereof. NMLP acknowledges
         and agrees that any such private sale may result in prices and other
         terms less favorable to Agent than if such sale were a public sale.
         Agent shall be under no obligation to delay a sale of any of the
         Pledged Interests for the period of time necessary to permit NMLP to
         register such securities for public sale under the Securities Act of
         1933, as amended, or under applicable state securities laws, even if
         NMLP would agree to do so.

                  (2) NMLP further agrees to use its best efforts to do or cause
         to be done all such other acts as may be necessary to make any sale or
         sales of all or any portion of the Pledged Interests pursuant to this
         paragraph 11 valid and binding and in compliance with any and all other
         applicable requirements of law; provided, however, that NMLP shall be
         under no obligation to register the Pledged Interests for public sale
         under the Securities Act of 1933, as amended, or under applicable state
         securities laws. NMLP further agrees that a breach of any of the
         covenants contained in this paragraph 11 will cause irreparable injury
         to Agent, that Agent has no adequate remedy at law in respect of such
         breach and, as a consequence, that each and every covenant contained in
         this paragraph 11 shall be specifically enforceable against NMLP, and
         NMLP hereby waives and agrees not to assert any defenses against an
         action for specific performance of such covenants except for a defense
         that no default has occurred with respect to the NMLP Obligations.

         12. Limitation on Duties Regarding Collateral. Agent's sole duty with
respect to the custody, safekeeping and physical preservation of the Collateral
in its possession, under Section 9-207 of the UCC or otherwise, shall be to
deal with it in the same manner as Agent deals with similar securities and
property for its own account. Neither Agent nor any of its directors, officers,
employees or agents shall be liable for failure to demand, collect or realize
upon any of the Collateral or for any delay in doing so or shall be under any
obligation to sell or otherwise dispose of any Collateral upon the request of
NMLP or otherwise.

         13. Financing Statements; Other Documents. This Pledge Agreement
constitutes an authenticated record, and NMLP hereby authorizes the Agent to
file one or more UCC-1 financing statements, continuation statements or other
documents with respect to the Collateral, without the signature of NMLP, and in
such filing offices as the Agent shall deem reasonably appropriate.


                                      -9-
<PAGE>

NMLP agrees to deliver any other document or instrument which Agent may
reasonably request in connection with the administration and enforcement of this
Pledge Agreement or with respect to the Collateral for the purposes of obtaining
or preserving the full benefits of this Pledge Agreement and of the rights and
powers herein granted.

         14. Powers Coupled with an Interest. All authorizations and agencies
and powers herein contained with respect to the Collateral are irrevocable and
coupled with an interest.

         15. Security Interest Absolute. All rights of the Agent hereunder, the
grant of a security interest in the Collateral and all obligations of NMLP
hereunder, shall be absolute and unconditional irrespective of (i) any lack of
validity or enforceability of the Loan Agreement, any agreement with respect to
any of the NMLP Obligations or any other agreement or instrument relating to any
of the foregoing, (ii) any change in time, manner or place of payment of, or in
any other term of, all or any of the NMLP Obligations, or any other amendment or
waiver of or any consent to any departure from the NMLP Note or any other
agreement or instrument, (iii) any exchange, release or non-perfection of any
other collateral, or any release or amendment or waiver of or consent to or
departure from any guarantee, for all or any of the NMLP Obligations, or (iv)
any other circumstance which might otherwise constitute a defense available to
(other than the defense of indefeasible payment), or a discharge of, NMLP in
respect of the NMLP Obligations or in respect of this Pledge Agreement.

         16. Fees and Expenses. To the extent provided in the Loan Agreement,
NMLP shall be obligated to, upon demand, pay to the Agent the amount of any and
all reasonable expenses, including the reasonable fees and expenses of its
counsel and of any experts or agents which the Agent or any Lender may incur in
connection with (i) the sale of, collection from, or other realization upon, any
of the Collateral, or (ii) during the continuance of an Event of Default, the
exercise or enforcement of any of the rights of the Agent hereunder. Any such
amounts payable as provided hereunder or thereunder shall be additional
obligations secured hereby and by the other NMLP Security Documents.

         17. Termination. Upon the payment in full of the NMLP Obligations, in
immediately available funds, including, without limitation, all unreimbursed
costs and expenses of the Agent and of each Lender for which NMLP is
responsible, the Agent shall release the Collateral granted to the Agent as
provided for herein. However, such release by the Agent shall not be deemed to
terminate or release NMLP from any obligation or liability under this Pledge
Agreement which specifically by its terms survives the payment in full of the
NMLP Obligations.

         18. Severability. Any provision of this Pledge Agreement which is
prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction,
be ineffective to the extent of such prohibition or unenforceability without
invalidating the remaining provisions hereof, and any such prohibition or
unenforceability in any jurisdiction shall not invalidate or render
unenforceable such provision in any other jurisdiction.

         19. Paragraph Headings. The paragraph headings used in this Pledge
Agreement are for convenience of reference only and are not to affect the
construction, or be taken into consideration in interpreting, this Pledge
Agreement.

         20. No Waiver; Cumulative Remedies. Agent shall not by any act delay,
indulgence, omission or otherwise be deemed to have waived any right or remedy
hereunder or to have acquiesced in any default or in any breach of any of the
terms and conditions hereof. No failure to exercise, nor any delay in
exercising, on the part of Agent, any right, power or privilege hereunder


                                      -10-
<PAGE>

shall operate as a waiver thereof. No single or partial exercise of any right,
power or privilege hereunder shall preclude any other or further exercise
thereof or the exercise of any other right, power or privilege. A waiver by
Agent of any right or remedy hereunder on any one occasion shall not be
construed as a bar to any right or remedy which Agent would otherwise have on
any future occasion. The rights and remedies herein provided are cumulative, may
be exercised singly or concurrently and are not exclusive of any rights or
remedies provided by law.

         21. Waivers and Amendments; Successors and Assigns; Governing Law;
Venue. None of the terms or provisions of this Pledge Agreement may be waived,
amended, or otherwise modified except by a written instrument executed by the
party against which enforcement of such waiver, amendment, or modification is
sought. This Pledge Agreement shall be binding upon NMLP and Agent, and the
successors and assigns of each, and shall inure to the benefit of Agent and the
Lenders and their successors and assigns and to the benefit of NMLP and NMLP's
successors and permitted assigns; provided that NMLP shall not have any right to
(i) assign this Pledge Agreement or any interest herein, or (ii) to assign any
interest in the Collateral or any part thereof, or otherwise pledge, encumber or
grant any option with respect to the Collateral or any part thereof, or any cash
or property held by NMLP as Collateral under this Pledge Agreement if any such
assignment, pledge, encumbrance or grant would constitute a violation of the
Loan Agreement. The rights of Agent under this Pledge Agreement shall
automatically be transferred to any transferee to which Agent transfers the NMLP
Note and the Loan Agreement pursuant to the terms thereof. The construction,
interpretation, validity, enforceability and effect of all provisions of this
Pledge Agreement including, but not limited to, the payment of the NMLP
Obligations and the legality of the interest rate and other charges shall be
construed and enforced in accordance with the internal laws of The Commonwealth
of Massachusetts (without regard to conflicts of laws). NMLP agrees to submit to
non-exclusive personal jurisdiction in Suffolk County, in The Commonwealth of
Massachusetts in any action or proceeding arising out of this Pledge Agreement
and, in furtherance of such agreement, NMLP hereby agrees and consents that,
without limiting other methods of obtaining jurisdiction, personal jurisdiction
over NMLP in any such action or proceeding may be obtained within or without the
jurisdiction of any court located in The Commonwealth of Massachusetts and that
any process or notice of motion or other application to any such court in
connection with any such action or proceeding may be served upon NMLP by
registered or certified mail to or by personal service at the last known address
of NMLP, whether such address be within or without the jurisdiction of any such
court.

         22. Executive Offices. NMLP shall not (i) change the location of its
chief executive offices or sole place of business from the location as of the
date hereof or remove its books and records from such location, or (ii) change
its name, identity or structure if, in either case, such change is prohibited by
the Loan Agreement.

         23. Notices. Notices by Agent to NMLP, to be effective, shall be in
writing and shall be hand-delivered or sent by Federal Express, or other
reputable national overnight courier service, or by postage pre-paid registered
or certified mail, return receipt requested, addressed to NMLP at its address
set forth below their signatures hereto, with a copy in each instance to Post &
Heymann LLP at the address set forth in Section 14.1 of the Loan Agreement, and
shall be deemed to have been duly given or made (a) when delivered if
hand-delivered or sent by Federal Express, or other reputable national overnight
courier service, or (b) when delivered if sent by registered or certified mail.
Any communications by NMLP to Agent may be given in any manner set forth in the
immediately preceding sentence, with a copy to Riemer & Braunstein LLP,
Attention: Steven J. Weinstein, Esq., to the addresses set forth in Section14.1
of the Loan Agreement.



                                      -11-
<PAGE>

         24. Entire Understanding. Agent acknowledges that this Pledge
Agreement, the NMLP Note and the other NMLP Loan Documents and NMLP Security
Documents set forth the entire agreement and understanding of Agent and NMLP
with respect to the NMLP Loan and that no oral or other agreements,
understanding, representation or warranties exist with respect to the NMLP Loan,
other than those set forth in this Pledge Agreement, the NMLP Note and the other
NMLP Loan Documents and NMLP Security Documents.

         25. Counterpart Signatures. This Pledge Agreement may be executed in
two or more counterparts, each of which shall constitute an original, but all of
which, when taken together, shall constitute but one instrument.


                            [SIGNATURE PAGE FOLLOWS]



                                      -12-
<PAGE>



         IN WITNESS WHEREOF, the undersigned has caused this Pledge Agreement to
be duly executed and delivered as of the date first above written.

NMLP:                              THE NEWKIRK MASTER LIMITED PARTNERSHIP,
                                   A Delaware limited partnership

                                   By: MLP GP LLC, its General Partner

                                       By:    Newkirk MLP Corp., its Manager


                                       By:    _____________________________
                                       Name:  Carolyn Tiffany
                                       Title: Chief Operating Officer

                                   Addresses:

                                   1.  Chief Executive Office:
                                       c/o First Winthrop Corporation
                                       7 Bulfinch Place, Suite 500
                                       Boston, Massachusetts 02114

                                   2.  Principal Place of Business:
                                       c/o First Winthrop Corporation
                                       7 Bulfinch Place, Suite 500
                                       Boston, Massachusetts 02114



                                   FLEET NATIONAL BANK,
                                   A national banking association


                                   By: ______________________________
                                       Scott C. Dow
                                       duly authorized







                                      -13-
<PAGE>



                                                                      SCHEDULE 1
                                                                       To Pledge
                                                                       Agreement


                                NMLP PARTNERSHIPS


        26.       Newkirk Altenn L.P.

        27.       Newkirk Alwood L.P.

        28.       Newkirk Bethplain L.P.

        29.       Newkirk Bluff L.P.

        30.       Newkirk Bradall L.P.

        31.       Newkirk Calane L.P.

        32.       Newkirk Dalhill L.P.

        33.       Newkirk Elport L.P.

        34.       Newkirk Elway L.P.

        35.       Newkirk JLE Way L.P.

        36.       Newkirk JVF L.P.

        37.       Newkirk Lybster L.P.

        38.       Newkirk Orper L.P.

        39.       Newkirk Plecar L.P.

        40.       Newkirk Simval L.P.

        41.       Newkirk Statmont L.P.

        42.       Newkirk Sunway L.P.

        43.       Newkirk Supergar L.P.

        44.       Newkirk Superline L.P.

        45.       Newkirk Superwest L.P.

        46.       Newkirk Suteret L.P.



                                      -14-
<PAGE>

        47.       Newkirk Syrcar L.P.

        48.       Newkirk Texford L.P.

        49.       Newkirk Vengar L.P.

        50.       Newkirk Walcreek L.P.

        51.       Newkirk Wybanco L.P.




                                      -15-
<PAGE>



                                                                      SCHEDULE 2
                                                                       To Pledge
                                                                       Agreement


                                                                     Percentage
                      ISSUER OF                        Series of        of
  HOLDER OF PLEDGED    PLEDGED      TYPE OF           Membership       Issued
      INTERESTS       INTEREST      INTEREST           Interest      Interests
      ---------       --------      --------           --------      ---------

The Newkirk Master   Newkirk GP    Membership       Series Altenn     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Alwood     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership     Series Bethplain    100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Bluff      100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series Bradall     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Calane     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series Dalhill     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Elport     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Elway      100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series JLE Way     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership        Series JVF       100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series Lybster     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Orper      100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Plecar     100.0%
Limited Partnership  Holding LLC



                                      -16-
<PAGE>

The Newkirk Master   Newkirk GP    Membership       Series Simval     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series Statmont    100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Sunway     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series Supergar    100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership     Series Superline    100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership     Series Superwest    100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series Suteret     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Syrcar     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series Texford     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership       Series Vengar     100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series Walcreek    100.0%
Limited Partnership  Holding LLC

The Newkirk Master   Newkirk GP    Membership      Series Wybanco     100.0%
Limited Partnership  Holding LLC



                                      -17-