EXHIBIT        10.59

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**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

| 1.1 | Definitions. |
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A.     “Attachment      A” means an      attachment to this Master Lease Agreement, incorporated into this Master Lease      Agreement when fully signed by Tenant and by the particular Landlord with      authority to lease the property identified in the applicable Attachment A,      that      identifies the Store in which the Leased Premises is located; the anticipated      Delivery Window, as defined in Section 1.1F, below; the anticipated Delivery      Date, as defined in Section 1.1E, below; the anticipated Rent Commencement      Date,      as defined in Section 4.1, below; and the Extension, as described in the      applicable Attachment A.

D.      “Common      Area” means the      public access areas of the Store and surrounding land leased or owned by      Landlord on which the Store is located including, but not limited to, the      parking areas,

**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 1.2 | Landlord’s                Entry into the Agreement. |
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**CONFIDENTIAL          TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH          CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH          BRACKETS.**

| 1.3 | Landlord’s                Overlease.  If Landlord is itself a lessee of a Store in                which a Leased Premises is located, so that this Master Lease as                to the                particular Leased Premises is actually a sublease, Tenant accepts                this                Master Lease subject to all the terms and conditions of the overlease                under which Landlord holds the Leased Premises as                lessee.  Tenant covenants that it will do no act or thing that                would constitute a violation of the                overlease. |
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| 1.4 | Granting                Language.  ***Upon the full execution of the                applicable Attachment A, Landlord leases to Tenant and Tenant rents                from                Landlord (subject and subordinate to any mortgage, deed or trust,                or other                lien presently existing or hereafter placed upon the applicable Leased                Premises, the Common Areas, the Store, or any combination thereof)                the                Leased Premises identified in the applicable Attachment A to have                and to                hold subject to the terms of this Agreement, by which the parties                intend                to be legally bound as to the applicable Leased Premises upon the                execution by each appropriate party of both this Master Lease and                the                applicable Attachment                A.*** |
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Article      II

| 2.1 | Landlord’s                Obligation to Deliver Possession on the Delivery                Date. |
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A.     Landlord      shall use      commercially reasonable efforts to deliver the applicable Leased Premises to      Tenant in the condition and during the Delivery Window specified in the      applicable Attachment A.

(1)     Unless      otherwise agreed to      in the applicable Attachment A, Landlord shall notify Tenant, in writing [***],      of the status of the construction of the applicable Leased Premises and of      the      anticipated Delivery Date within the Delivery Window on which Landlord estimates      it will deliver possession of the applicable Leased Premises to      Tenant.

| 2.2 | Tenant’s                Right of Entry. |
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| 2.3 | Acceptance                of the Leased Premises. |
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| 2.4 | Tenant’s                Obligations to Prepare the Leased Premises to Open for                Business. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 2.5 | Tenant’s                Contractors.  Tenant’s contractors must be licensed, carry                worker’s compensation coverage as required by law, and comply with all                applicable laws including, but not limited to, obtaining any required                permit, license, or other documentation necessary to perform the                construction work in connection with this Master Lease.  At                Landlord’s request, Tenant will provide Landlord with a list of all                contractors and subcontractors Tenant is                using. |
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| 2.6 | Signs. |
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| 2.7 | Landlord’s                Right of Re-Entry.  After the Delivery Date and before the                Rent Commencement Date designated on the applicable Attachment A,                Landlord                may re-enter the applicable Leased Premises to continue any portion                of                Landlord’s work not yet complete.  During this period of                re-entry, Landlord may not unreasonably interfere with any work required                under Section 2.4 being performed by Tenant or on behalf of                Tenant. |
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| 2.8 | Certificate                of Occupancy.  Tenant shall fax a copy of the Certificate of                Occupancy within two (2) calendar days after receiving it to Landlord’s                **Project Management at**[*****]**. |
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| 3.1 | Effective                Date of Master Lease.  This Master Lease is effective and                binds Landlord and Tenant as of the Effective Date entered                above.  This Master Lease terminates in its entirety upon the                termination, for whatever reason, of every Attachment A signed by                Landlord                and Tenant that attaches to this Master Lease and which is incorporated                into this Master Lease. |
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| 3.2 | Binding                Effect of the Attachment A.  This Master Lease governs each                Leased Premises for which Landlord and Tenant execute an Attachment                A.  Once signed by both Landlord and Tenant, each Attachment A                attaches to and incorporates into this Master Lease binding both                Landlord                and Tenant to the terms and conditions in both this Master Lease                and the                applicable Attachment A as to the applicable Leased                Premises. |
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| 3.3 | Commencement                Notice.  Landlord will deliver the Commencement Notice to                Tenant, no sooner than [***] days following the actual Rent Commencement                Date of the applicable Leased Premises.  The Commencement Notice                is for informational purposes only and does not modify the terms                of this                Master Lease.  If Tenant does not receive the Commencement                Notice within that time, Tenant will notify Landlord, in writing                or                verbally.  Any delay in delivery of the Commencement Notice is                not a breach of this Master Lease. |
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| 3.4 | Lease                Term of a Specific Leased Premise.  The Lease Term for each                Leased Premises commences on the day on which the applicable Landlord                and                Tenant each sign the Attachment A for that Leased Premises and continues                until the Expiration Date.  For the purpose of this Master                Lease, “Expiration Date” means 11:59 pm (local time as to the applicable                Leased Premises) on the last day of the month in which the anniversary                date of the Rent Commencement Date, designated in the applicable                Attachment A, falls.  If the anniversary date falls between July                1st                and                December 31st                of a given                year, and then the Expiration Date extends to 11:59 pm (local time                as to                the applicable Leased Premises) on January 31st                of the                following year.  In case of cancellation or termination, the                Expiration Date becomes the date on which the lease is cancelled                or                terminated. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 3.5 | Extension                of the Lease Term.  The Lease Term for the applicable Leased                Premises may extend, subject to the terms and conditions of this                Master                Lease, as designated in the applicable Attachment A.  In the                event that the Lease Term of the applicable Leased Premises extends,                any                reference to the term “Lease Term” includes the period by which the Lease                Term extends. |
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| 4.1 | Rent                Commencement Date.  Tenant’s obligation under this Master                Lease to pay Rent, in lawful money of the United States and without,                for                any reason, deduction or offset, begins on the Rent Commencement                Date.  For the purposes of this Master Lease, the Rent                Commencement Date is either: |
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| 4.2 | Base                Rent. |
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| 4.3 | Interest                on Late Payments. |
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| 4.4 | Quarterly                Rent Payment.  Landlord may require Tenant pay the Base Rent                on a quarterly basis rather than monthly if, for two (2) consecutive                months, Tenant fails to pay timely the Base                Rent |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 4.5 | Method                for Rent Payment.  Tenant shall pay Rent as required in the                applicable Attachment A. |
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| 4.6 | Surety                Bond. |
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| 4.7 | Taxes. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 5.1 | Utilities.  Unless                otherwise agreed to in this Master Lease, Landlord shall pay for                all                public utilities furnished to the Leased Premises and shall reasonably                cool, heat, and light and provide water and sanitary sewerage services                to                the building in which the Leased Premises is located.  Landlord                is not liable for any interruption whatsoever to the public utilities,                the                lighting, the cooling, the heating, the water, or the sanitary sewerage                services if any of the preceding are                interrupted: |
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| 5.2 | Telephone                Service.  Tenant shall pay for telephone service in the                Leased Premises.  [***]. |
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| 6.1 | Use.  Tenant                shall use the Leased Premises as designated in Paragraph 1 of Appendix-1,                Permitted Uses, subject to applicable legal requirements, and for                no other                purpose without the prior, written consent of                Landlord. |
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| 6.2 | Continuous                Operation. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 6.3 | Hours                of Operation.  Tenant, other than as expressly permitted by                this Master Lease and during the applicable Lease Term, shall conduct                its                business in the Leased Premises as specified in Appendix-1 and, in                accordance with Section 2.6, above, shall post its Hours of Operation                in a                conspicuous location within the Leased                Premises. |
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| 6.4 | Trade                Name.  During the term of this Master Lease, Tenant shall                conduct its business under the name designated as Tenant’s Trade Name in                Appendix-1 and under no other name without the prior, written consent                of                Landlord. |
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| 6.5 | Customer                Service. |
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| 6.6 | Window                Display Lights.  Tenant shall keep, during the Hours of                Operation, any display windows in the Leased Premises neat and                attractive. |
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| 6.7 | Mail                & Deliveries.  Landlord does not guaranty any mail or                deliveries to the Leased Premises and recommends Tenant arrange to                receive                mail or deliveries at an alternate location.  Any mail or                deliveries to and from the Leased Premises must be done only at such                times                and in the areas and through the entrances designated for such purpose                by                Landlord.  Any mail or delivery left with the Store is done at                the Tenant’s sole risk.  All property kept, stored, or                maintained on the Leased Premises by Tenant is at Tenant’s sole                risk. |
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| 6.8 | Tenant’s                Advertising, Promotion, and Media                Inquiries. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 6.9 | Restrictive                Covenants.  Tenant shall comply with and observe any                easement, covenant, or restriction that affects or applies to the                Leased                Premises and the Common Area. |
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| 6.10 | Restrictions                on Tenant’s Activities.  In addition to any easement,                covenant, or restriction that affects or applies to the Leased Premises                or                the Common Area, Tenant, nor its Sublessees, shall                not: |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

H.     Receive,      retain, or      store in the Leased Premises any “Controlled Substances” except for any      Controlled Substances included in an emergency medical kit.  For the      purposes of this Master Lease, “controlled substances” means materials      containing any quantity of a substance with a stimulant, depressant,      hallucinogenic effect on the higher functions of the central nervous system,      and      having the tendency to promote abuse or physiological or psychological      dependence, as designated in state and federal controlled substance schedules      including, but not limited to, those listed in Schedules I through V of the      Controlled Substances Act, 21 U.S.C. §812, as may be amended.  Failure      to comply with this paragraph is a material breach.

| 6.11 | Encumbrances                and Liens.  Tenant may not cause any encumbrance to attach                to or upon the Leased Premises, the Store, the Common Area, the land                underlying any of the foregoing, or Tenant’s interest in this Master Lease                because of any act or omission of Tenant, its contractors, agents,                employees, or representatives.  Failure to discharge any                encumbrance within [***] days following its filing is a material                breach.  In addition to any right or remedy Landlord may have                for the material breach, Landlord may bond or pay the encumbrance                for                Tenant’s account without inquiring into the validity of the                encumbrance.  If Landlord elects to pay the encumbrance, Tenant                will reimburse Landlord, upon demand by Landlord, the amount Landlord                paid, plus an additional [***] administrative fee, plus                interest.  Interest will accrue at the lesser of [***] or the                maximum amount allowed by law beginning on the day Landlord bonds                or pays                the encumbrance and continuing until Tenant reimburses Landlord the                entire                amount Landlord paid, plus the administrative fee and any interest                accrued. |
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| 7.1 | Repairs                by Landlord. |
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A.     Subject      to the      provisions of Section 11.1 (Casualty) and Article XII (Condemnation), Landlord      shall maintain the Store and Leased Premises in good order and make all      necessary repairs in the Leased Premises to the foundation, gutter, spouts,      exterior walls, interior load-bearing walls, door, door closure devices,      exterior openings, gates, and gate closure devices and to the roof and HVAC,      except as provided below in Section 7.2, below.  Tenant shall notify      Wal-Mart Maintenance of any necessary or requested repairs by calling the**Wal-Mart Maintenance Hotline at**[*****]**.  Tenant must have the work order      number provided by the Wal-Mart Maintenance Hotline at the time the repair      is      reported in order to check on the status of the repair.

**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 7.2 | Tenant’s                Repairs, Maintenance, Handling Hazardous                Substances. |
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B.     Tenant,      at no expense to      Landlord, shall handle, manage, store, transport, and dispose of all Hazardous      Substances (as defined below) created by any process, action, or inaction in      connection with the Leased Premises and in accordance with all applicable      law.  [***].  Evidence of Tenant's compliance with all      applicable laws concerning the use, handling, management, storage,      transportation, and disposal of Hazardous Substances must be provided to      Landlord on Landlord's request.  For the purpose of this Master Lease,“Hazardous Substance” means:

**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 7.3 | Store                Renovation. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

B.     Landlord,      from time to time, may      remodel, re-arrange, renovate, or expand (collectively and individually “Store      Renovations”) the Store, without relocating the Store to another physical      address.  During Store Renovations, Tenant will repair, update, and      upgrade the Trade Fixtures, the Improvements, and the Leased Premises unless      Tenant repaired, updated, and upgraded the Trade Fixtures, the Improvements,      and      the Leased Premises within the three (3) consecutive preceding      years.  All repairs, updates, and upgrades Tenant contemplates must be      previously approved by Landlord.

| 8.1 | Rules                  and Regulations.  Tenant shall observe all rules and                  regulations established from time to time by Landlord (as Landlord                  may                  adopt and publish in the Landlord/Tenant Handbook) including, but                  not                  limited to: |
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**CONFIDENTIAL          TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH          CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH          BRACKETS.**

A.     [***

B.     Tenant      and Sublessee,      and any agent, employee, or representative of either Tenant or Sublessee, shall      conduct him or herself while in the Store or in the Leased Premises in a      professional and courteous manner, appropriately attired, trained, and groomed,      and consistent with the first-class operations and facilities of      Landlord.

| 8.2 | Compliance. |
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**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

B.     Landlord      has absolutely no      responsibility, obligation, or liability for Tenant’s hiring and other      employment practices.  Tenant warrants and represents that it has a      policy to:

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

| 8.3 | Landlord’s                Right of Removal.  Landlord, in its sole judgment and                discretion, may deny entry to or remove from its premises any Tenant                or                Sublessee, or any agent, employee, or representative of either Tenant                or                Sublessee, who violates any of Landlord’s rules or                regulations. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 9.1 | Landlord’s                Right to Access.  Landlord may enter the Leased                Premises: |
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| 9.2 | “For                Rent” or “For Lease”.  Landlord may post “For Rent” or “For                Lease” signs on the Leased Premises during the last ninety (90) days of                the Leased Term if, in accordance with  this Master Lease,                Landlord and Tenant do not extend the Lease                Term. |
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| 9.3 | Tenant’s                Right to Access. |
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| 9.4 | Parking.  Tenant,                its Sublessee, and the agents, employees, and representatives of                each,                while working in the Leased Premises, may park their motor vehicles                in                spaces designated by Landlord.  Landlord may tow or cause to be                towed, at the expense of the owner of the motor vehicle, any motor                vehicle                owned by Tenant, its Sublessee, or the agents, employees, and                representatives of each, that is parked in any area of Landlord’s property                other than the parking area                designated. |
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| 9.5 | Landlord’s                Liability.  If Landlord enters the Leased Premises according                to the provisions of this Master Lease, Landlord is not liable to                Tenant                for any loss, liability, or damages resulting from Landlord’s                entry.  If Landlord enters the Leased Premises during the Hours                of Operation, Landlord will use commercially reasonable efforts not                to                interfere with Tenant’s business, and Landlord will not be liable to                Tenant for any loss, including lost profits, for any resulting business                interruption. |
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| 9.6 | Common                Areas.  Despite the preceding Sections, Landlord may close                or prohibit the use of any Common Area, in part or in whole; may                change                the location or appearance of the Common Area; or may erect additional                structures in the Common Area. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 10.1 | Transfer                of Tenant’s Interest.  For the purposes of this Master                Lease, “Affiliate” means a corporation related to Tenant by shareholdings                or any other means of control; a subsidiary of Tenant; Tenant’s parent                company; or a sibling company of Tenant.  Except to an Affiliate                known to Landlord at the time Landlord signs this Master Lease                Agreement: |
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| 10.2 | Effect                of Unauthorized Transfer.  Subject to the exceptions in                Section 10.1, any Transfer or attempted Transfer without Landlord’s prior,                written consent will be void and will not confer any rights upon                any third                person. |
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| 10.3 | Requesting                Landlord’s Consent. |
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**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

| 10.4 | Effect                of Consent. |
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| 10.5 | Transfer                Premium. |
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| 10.6 | Transfer                of Landlord’s Interest. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 10.7 | Subordination.  Landlord                may elect that this Master Lease, as to a particular Leased Premises,                be                subordinate to or paramount to the lien of any                mortgage.  Landlord’s right to elect is self-operative, and no                further instrument will be required.  If Landlord requests,                Tenant will do one or both of the                following: |
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| 10.8 | Attornment.  Tenant                may not disaffirm any of its obligations under this Master Lease                if                Landlord Transfers the Store or a particular Leased Premises to a                successor.  Tenant will attorn to and be bound by the terms,                covenants, and conditions of this Master Lease as to the affected                Leased                Premises for the balance of the Lease                Term. |
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| 11.1 | Fire                or Other Casualty.  Tenant shall promptly notify Landlord,                in writing, of any damage caused to a Leased Premises by                casualty. |
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| 11.2 | Election                to Rebuild. |
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A.     Landlord      may elect to repair and      restore structural damage to a Leased Premises damaged by casualty and shall      notify Tenant, in writing and within at least sixty (60) days after Landlord      receives notice of the casualty damage, of its election.

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

| 11.3 | Rent                Abatement.  If Landlord elects to repair the structural                damage to a Leased Premises damaged by casualty, Landlord may abate                Rent                due on the applicable Leased Premises to the extent that                the: |
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| 12.1 | Total                or Substantial Taking.  If a Taking of a Leased Premises, or                a Store in which exists a Leased Premises, occurs, this Master Lease                as to                the applicable Leased Premises will terminate automatically as of                the date                of the Taking.  For purposes of this Master Lease, “Taking”                means any government action that deprives, directly interferes with,                or                substantially disturbs the use and enjoyment of the Leased Premises,                any                of which may occur because of either the exercise of the power of                eminent                domain or condemnation or resulting from a purchase in lieu                thereof. |
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| 12.2 | Partial                Taking.  If a Taking of only a portion of the Leased                Premises, or of a Store in which exists a Leased Premises, occurs,                Landlord may either: |
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| 12.3 | Temporary                Use.  If a Taking of the Leased Premises occurs for                temporary use, this Master Lease will continue in full force and                effect as                to the applicable Leased Premises.  Tenant will continue to                comply with its obligations under this Master Lease, and any appendix,                amendment, or attachment hereto, to the extent compliance is possible                because of the Taking for temporary use.  If during the                temporary Taking, Tenant is unable, based on a commercially reasonable                standard, to operate its business from the Leased Premises such that                Tenant reasonably is unable to open the Leased Premises for business,                Landlord will reduce Tenant’s Rent in proportion with the number of days                the Leased Premises is closed during the temporary                Taking. |
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| 12.4 | Compensation.  Any                compensation arising out of the Taking of a Leased Premises belongs                to and                is the property of Landlord without any participation by                Tenant.  Tenant hereby assigns to Landlord any share of any                compensation arising out of the Taking of a Leased Premises that                may be                awarded to Tenant and waives any rights it may have with respect                to the                loss of its leasehold                estate.   |
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| 13.1 | Definitions.  For                the purposes of this Master Lease: |
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A.         “Claim” means any action, cause of action, claim, or any other assertion of a      legal right; damages including, but not limited to, consequential, future,      incidental, liquidated, special, and

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

B.      “Indemnitee”      means:

| 13.2 | Indemnification.  Tenant                shall indemnify, defend, and hold harmless the Indemnitees against                any                Claim, even if the Claim is  groundless, fraudulent, false, or                raised or asserted by a third party, including a government entity,                in                connection with or resulting from: |
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A.     Any      actual or      alleged breach of this Master Lease by Tenant or Sublessee, or any agent,      employee, or representative of either Tenant or Sublessee;

B.     Any      actual or alleged negligence or willful misconduct by Tenant or Sublessees,      or      their respective agents, employees, representatives, subcontractors, or      customers, at or related to the Leased Premises;

C.     An      investigation of the Indemnitees concerning the alleged improper management,      handling, storage, disposal, or transportation of Hazardous Substances, any      of      which Tenant is responsible for under this Master Lease and the actual or      alleged improper use, handling, management, storage, transportation, and      disposal of Hazardous Substances by Tenant, Sublessee, or any agent, employee,      or representative of either Tenant or Sublessee; and

| 13.3 | Scope                of Indemnity.  Tenant’s obligations under this Article                XIII: |
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**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

| 13.4 | Defense                of Claim. |
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| 13.5 | Waiver.  Tenant                waives any right, at law or in equity, to indemnity or contribution                from                the Indemnitees. |
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| 13.6 | Non-liability                of Landlord and Tenant. |
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**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 13.7 | Breach                of Article XIII.  Any failure by Tenant to comply with this                Article XIII is a material breach of this Master Lease, which does                not                relieve Tenant of its obligations under this Article                XIII. |
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| 14.1 | Insurance                Required.  Tenant shall procure and maintain, at Tenant's                own expense, the insurance policies described in the attached                Appendix-2.  All insurance policies required by this Master                Lease must be obtained from an insurance company with a rating of                A+ or                better and a financial Size Category rating of VII or better as rated                in                the A.M. Best Key Rating Guide for Property and Casualty Insurance                Companies (“Insurer”), unless self-insured as discussed in Section 14.3,                below. |
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| 14.2 | Requirements. |
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B.     Tenant      shall submit to Landlord a      Certificate of Insurance for each insurance policy required under this Article      XIV and the attached Appendix-2  naming “Wal-Mart Stores, Inc.,      Attn:  Asset Management, [***]” as the Certificate      Holder.  Additionally, each Certificate of Insurance      must:

**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

|  14.3 | Self-Insured. |
|------------|---------------|

(1)     A      copy of the      Certificate of Authority to Self-Insure its Worker’s Compensation obligations      issued by the state(s) in which the Leased Premises will be located and a copy      of the state-issued letter approving self-insurance for automobile liability,      if      required under this Master Lease;

(3)     A      copy of Tenant’s      most recently audited annual financial statements, with no negative notes,      or      the most recent Dun and Bradstreet report.

| 14.4 | Mutual                Waiver of Subrogation.  Landlord and Tenant each hereby                release the other from all liability or responsibility to the other                or to                any other party claiming through or under them by way of subrogation                or                otherwise or for any loss or damage to property caused by casualty                that is                customarily insured under a Causes of Loss – Special Form insurance policy                or that is due to flood, earthquake, or terrorism.  This mutual                waiver applies only to Damage or Injury to Tenant’s business property,                Improvements, betterments, or Trade Fixtures within any of the Leased                Premises occurring during the time when Tenant’s business property,                Improvements, betterments, or Trade Fixtures within any of the Leased                Premises are covered under a Causes of Loss – Special Form insurance                policy or are due to flood, earthquake, or terrorism for which Tenant                has                insurance coverage. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 14.5 | Breach.  Failure                to procure and maintain the insurance required under this Article                XIV and                the attached Appendix-2 constitutes a material breach of this Master                Lease.  Tenant shall indemnify, defend, and hold harmless the                Indemnitee against Indemnified Claim that the required insurance                would                have covered but for Tenant’s                breach. |
|------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 14.6 | Insurance                Obligation is in Addition to Other Obligations.  Tenant’s                obligations under this Article XIV and the attached Appendix-2 are                in                addition to, not in lieu of, Tenant’s other obligations, including                Tenant’s obligations under Article XIII, to Landlord under this Master                Lease. |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

| 15.1 | The                terms and provisions of this Master Lease affect present and future                negotiations Landlord or Tenant may have with another party.  As                such, Landlord and Tenant, and the agents, employees, and representatives                of each, shall each keep confidential, disclosing only such information                as                is required by law or by mutual, written agreement between Landlord                and                Tenant. |
|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 15.2 | Tenant                shall not disclose any information that Landlord may mark as confidential                or proprietary including, but not limited to, lists of available                rental                space and marketing plans or schedules that Landlord may make available                or                known to Tenant, disclosing only such information as is required                by law or                by mutual, written agreement between Landlord and                Tenant. |
|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 15.3 | Failure                to comply with this Article XV is a material breach of this Master                Lease. |
|------|-----------------------------------------------------------------------------------------------------------------|

| 16.1 | Landlord                covenants that Tenant peaceably and quietly may enjoy the Leased                Premises                in accordance with, and subject to, the terms of this Master Lease                and                without any interruption or disturbance from Landlord, provided                Tenant: |
|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 17.1 | Default.  Each                of the following events constitutes a Default of this Master                Lease: |
|------|----------------------------------------------------------------------------------------------------------------------------|

D.     Tenant      fails to pay any      installment of Rent or any other charge to which Tenant is obligated by this      Master Lease to pay when due and payable, and the failure to pay continues      for      more than ten (10) days and such failure occurs more than two (2) times in      a      calendar year; or

**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 17.2 | Termination                for Default.  Landlord may terminate this Master Lease, in                its entirety or as to a particular Leased Premises, without any liability,                if Tenant Defaults, as defined in Section 17.1, above, or elsewhere                in                this Master Lease, by written notice to Tenant.  However,                Landlord may wait to terminate this Master Lease, in its entirety                or as to                a particular Leased Premises, until after it re-lets the Leased Premises                in accordance with this Article, and Tenant pays Landlord all sums                due                Landlord under this Master Lease. |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 17.3 | Surrender                at Termination or Expiration.  Unless otherwise provided in                Appendix-1, by the date on which this Master Lease as to the applicable                Leased Premises terminates, for whatever reason, Tenant shall immediately                surrender and quit the applicable Leased Premises and, in the two                (2)                calendar days preceding the date on which this Master Lease terminates,                for whatever reason, shall remove all property, Trade Fixtures, and                Improvements from the Leased Premises and                either: |
|------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 17.4 | Landlord’s                Right of Reentry.  If Tenant fails to surrender the                applicable Leased Premises in accordance with this Article, Landlord,                its                agents, employees, or representatives, without prejudice to any right                or                remedy available to Landlord under this Master Lease, at law, or                in equity                and subject to applicable law, may: |
|------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 17.5 | Survival                of Tenant’s Liability.  Upon termination of this Master                Lease, in its entirety or as to a particular Leased Premises and                without                prejudice to any right or remedy available to Landlord under this                Master                Lease, at law, or in equity and subject to applicable law, Tenant                remains                liable for: |
|------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 17.6 | Tenant’s                Waivers.  **Landlord and Tenant waive any right to                trial by jury on all issues in all litigation between Landlord and                Tenant                arising from or relating to this Master Lease,**and Tenant,                additionally, waives any: |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**Rights      to bring any counterclaim, proceeding, or other cause of action in relation      to      dispossession;**

| 17.7 | Landlord’s                Right to Perform for Account of                Tenant. |
|------|----------------------------------------------------------------------------------------|

A.     If      Tenant Defaults under      this Master Lease, Landlord may cure the Default at any time for the account      of      and at the expense of Tenant, and Tenant will reimburse Landlord for any amount,      including reasonable attorneys fees and interest, expended in connection      therewith.

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

B.     If      Landlord seeks enforcement      of this Master Lease by litigation and prevails, Tenant will reimburse Landlord      for any attorneys’ fees and disbursements reasonably incurred in connection with      that litigation.

| 17.8 | Cumulative                Rights. |
|------|-----------------------------------|

| 17.9 | Landlord’s                Default. |
|------|------------------------------------------|

**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

**LANDLORD’S LIABILITY FOR DEFAULT UNDER      THIS MASTER LEASE, AT LAW OR IN EQUITY, WILL NOT EXCEED AN AMOUNT EQUAL TO      ONE      (1) YEARS RENT PAID BY TENANT FOR THE LOCATION IN WHICH LANDLORD WAS FOUND      IN      DEFAULT.**

| 17.10 | Force                Majeure.  If a *force majeure* occurs, the time that                the force majeure delays performance by either Landlord or Tenant                will be                excluded from the computation of time within which Landlord, Tenant,                or                both, must perform under this Master Lease.  For purposes of                this Master Lease, a *force majeure* is a strike, riot, act of God,                shortage of material, war, governmental law, regulation, or restriction,                or any other cause of any kind that is beyond the reasonable control                of                the party owing performance. |
|-------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18.1 | Holding                Over.  If Tenant remains in possession of the Leased                Premises after the expiration of the Lease Term without a new Attachment                A                or Master Lease executed by both Landlord and Tenant, Tenant will                be a                “Holdover Tenant”.  As a Holdover Tenant, Tenant will occupy the                Leased Premises on a month-to-month basis with a monthly rental rate                equal                to the Rent and other charges applicable at the time of the expiration                of                the Master Lease plus [***] of the sum of such                amounts.  Further, Tenant will be subject to all conditions,                provisions, and obligations of this Master Lease as far as the same                are                applicable to a month-to-month                tenancy. |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18.2 | Estoppel                Certificates.  Tenant, at Landlord’s request, shall deliver                to Landlord an executed, written, statement addressed to the party                designated in Landlord’s request and identifying Tenant and this Master                Lease and certifying and confirming, in addition to any information                or                confirmation Landlord may reasonably require, the                following: |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18.3 | Agent-in-Fact.  Tenant’s                failure to provide an estoppel certificate materially complying with                the                Section 18.2, above, is a material breach of this Master Lease through                which, in addition to any other right or remedy Landlord may have                under                this Master Lease, at law, or in equity, ***Landlord is hereby                irrevocably appointed and authorized as the agent and attorney-in-fact                of                Tenant to execute and deliver any such written statement on Tenant’s                behalf if Tenant fails to do so within seven (7) days after receiving                a                written request from                Landlord.*** |
|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**CONFIDENTIAL        TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH        CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH        BRACKETS.**

| 19.1 | Severability.  If                a court of proper jurisdiction determines that any provision of this                Master Lease, or any application of the provision, is invalid or                unenforceable, the remainder of this Master Lease, or the applications                of                the provision that are not invalid or unenforceable, will remain                in full                force and effect to the fullest extent permitted by                law. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.2 | Captions.  The                captions and headings used throughout this Master Lease are for                convenience of reference only and do not affect the interpretation                of this                Master Lease. |
|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.3 | Merger.  This                Master Lease, together with any Attachment A, exhibit, addendum,                amendment, or any other document attached to and incorporated into                this                Master Lease, constitutes the entire agreement between Landlord and                Tenant, a complete allocation of risks between them, and a complete                and                exclusive statement of the terms and conditions of this Master                Lease.  This Master Lease is merged into by and supersedes all                prior written or oral agreements, leases, licenses, negotiations,                dealings, and understandings, unless specifically provided otherwise                in                Appendix-1.  Except for changes to the Delivery Window and                Delivery Date designated in the applicable Attachment A, no amendment                or                other modification of this Master Lease will be valid or binding                on either                Landlord or Tenant unless it is reduced to writing and signed by                both                Landlord and Tenant. |
|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.4 | Survival.  The                following provisions of this Master Lease survive the termination,                for                whatever reason, of this Master Lease:  Article XIII, Article                XIV, Article XV, Article XVII, Section 2.4, Section 18.1, and                Appendix-2. |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.5 | Third                Party Beneficiaries.  Nothing in this Master Lease confers,                or intends to confer, any rights upon any person or entity not a                party to                this Master Lease, except for the Indemnitees identified in Section                13.1B,                above. |
|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.6 | Benefit                & Binding Effect.  The terms, provisions, and covenants                contained in this Master Lease apply to, inure to the benefit of,                and are                binding on Landlord and Tenant, and their respective heirs, successors,                and assignees. |
|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.7 | Fiduciary                Relationship.  This Master Lease does not create a fiduciary                relationship between Landlord and Tenant.  Any expenditures,                investments, or commitments Tenant makes in reliance on any present                or                future business or lease with Landlord is done at Tenant’s own risk and                without any obligation whatsoever from                Landlord. |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.8 | No                Obligation.  Landlord has no obligation to offer, nor does                the course of performance under this Master Lease create any obligation                on                Landlord to offer, any number of locations for lease to                Tenant.  Any locations offered for lease to Tenant in accordance                with this Master Lease are in the sole and absolute discretion of                Landlord.  Landlord, in its sole discretion and at any time, may                cease offering locations to Tenant, and this Master Lease will continue                in                full force and effect solely with regard to those Leased Premises                for                which both Landlord and Tenant have signed an Attachment                A.  Landlord may lease locations that Landlord might otherwise                offer to Tenant under this Master Lease to any party that Landlord                chooses                including, without limitation, Tenant’s competitors.  Tenant                recognizes and agrees that this Master Lease creates no exclusive                rights                in Tenant’s favor. |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

| 19.9 | Independent                Contractors.  Nothing contained in this Master Lease creates                a partnership, joint venture, principal/agent relationship, or any                other                relationship other than that of landlord/tenant between Landlord                and                Tenant. |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.10 | Notice.  Any                notice required by this Master Lease must be in writing and delivered                either by hand; by commercial courier; or by placing notice in the                U.S.                mail, certified mail, return receipt requested, properly addressed                and                with sufficient postage. |
|-------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.11 | Governing                Law.  This Master Lease, and any property or tort disputes                between Landlord and Tenant, will be construed and enforced in accordance                with the laws of the State of Arkansas, without regard to the internal                law                of Arkansas regarding conflicts of law.  Neither Landlord nor                Tenant may raise in connection therewith, and hereby waive, any defenses                based on venue, inconvenience of forum, or lack of personal jurisdiction,                in any action or suit brought in accordance with the                foregoing. |
|-------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.12 | Jurisdiction                and Venue.  For any suit, action, or legal proceeding,                arising from this Master Lease or from any property or tort dispute                between Landlord and Tenant, Landlord and Tenant consent and submit                to the                exclusive jurisdiction and venue of the state courts of Arkansas                situated                in Benton County, Arkansas or the federal courts situated in the                Western                District of Arkansas.  **Landlord and Tenant acknowledge                that they have read and understand this clause and willingly agree                to its                terms.** |
|-------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 19.13 | Attorney’s                Fees.  Except as otherwise provided in this Master Lease, if                either party commences an action in a court of law against the other                party                to enforce the terms of this Master Lease, to declare rights under                this                Master Lease, or for any other reason related to this Master Lease,                each                party will pay its own attorney’s fees and costs incurred as a result of                that action. |
|-------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

***[signature      page to follow]***

| Signed:  |   |                                                                  |   |   |   |
|----------|--------|-----------------------------------------------------------------------|--------|--------|--------|
| Witness: |   | Landlord:  Wal-Mart                Stores, Inc.   |   |
|     |   |                                                                  |   |   |   |

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

|     |   | Taylor                C. Smith                                                      |   | Date   |   |
|----------|--------|-------------------------------------------------------------------------------------|--------|--------|--------|
|     |   | Wal-Mart                Stores, Inc.                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Landlord:  Wal-Mart                Stores East, LP              |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date   |   |
|     |   | Wal-Mart                Stores East, LP                                             |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Landlord:  Wal-Mart                Stores Texas, LP             |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date   |   |
|     |   | Wal-Mart                Stores Texas, LP                                            |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Landlord:  Wal-Mart Louisiana,                LLC          |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date   |   |
|     |   | Wal-Mart Louisiana,                LLC                                         |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Signed:  |   |                                                                                |   |   |   |
| Witness: |   | Tenant:  Portrait                Corporation of America, Inc.   |   |
|     |   |                                                                                |   |   |   |
|     |   | Signature                                                                           |   | Date   |   |
|     |   |                                                                                |   |   |   |
|     |   | Printed                Name                                                         |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Title                                                                               |   |   |   |

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

1.     Permitted      Use of Leased      Premises.

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS      DOCUMENT.  PORTIONS FOR WHICH CONFIDENTIAL TREATMENT IS REQUESTED ARE      DENOTED WITH BRACKETS.**

4.      Trade      Name(s):     Wal-Mart      Portrait Studio

5.      Address      of Tenant.  All notices required to be sent to Tenant under this      Master Lease must be sent to:

|                               |   |                                                   |
|------------------------------------|--------|--------------------------------------------------------|
| Name                  of Tenant:   |   | Portrait                  Corporation of America, Inc. |
| Attention:                         |   | C.                  David Alexander                    |
| Title:                             |   | Chairman,                  President & CEO         |
| Address:                           |   | 815                  Matthews-Mint Hill Road           |
|                               |   | Matthews,                  North Carolina 28105        |
| Telephone                  Number: |   | (704)                  588-4351                        |
| Facsimile                  Number: |   | (877)                  8332-2406                       |
| Email                  Address:    |   | N/A                                                    |
| With                  Copy To:     |   | J.                  Robert Wren, Jr.                   |
|                               |   | 815                  Matthews-Mint Hill Road           |
|                               |   | Matthews,                  North Carolina 28105        |

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

****IN      THE EVENT OF CONFLICT BETWEEN THE MASTER LEASE AGREEMENT AND ANY OTHER DOCUMENT      ON THE SUBJECT MATTERS SET FORTH IN THIS APPENDIX-1, THE TERMS OF THIS      APPENDIX-1 GOVERN AND CONTROL.****

***[signature      page to follow]***

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

| Witness: |   | Landlord:  Wal-Mart                Stores, Inc.                 |   |
|----------|--------|-------------------------------------------------------------------------------------|--------|
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date |   |
|     |   | Wal-Mart                Stores, Inc.                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Landlord:  Wal-Mart                Stores East, LP              |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date |   |
|     |   | Wal-Mart                Stores East, LP                                             |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Landlord:  Wal-Mart                Stores Texas, LP             |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date |   |
|     |   | Wal-Mart                Stores Texas, LP                                            |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Landlord:  Wal-Mart Louisiana,                LLC          |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date |   |
|     |   | Wal-Mart Louisiana,                LLC                                         |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Signed:  |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Tenant:  Portrait                Corporation of America, Inc.   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Signature                                                                           |   | Date |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Printed                Name                                                         |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Title                                                                               |   |   |   |

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

***[signature      page to follow]***

**CONFIDENTIAL      TREATMENT REQUESTED FOR PORTIONS OF THIS DOCUMENT.  PORTIONS FOR WHICH      CONFIDENTIAL TREATMENT IS REQUESTED ARE DENOTED WITH      BRACKETS.**

| Witness: |   | Landlord:  Wal-Mart                Stores, Inc.                 |   |
|----------|--------|-------------------------------------------------------------------------------------|--------|
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date |   |
|     |   | Wal-Mart                Stores, Inc.                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Landlord:  Wal-Mart                Stores East, LP              |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date |   |
|     |   | Wal-Mart                Stores East, LP                                             |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Landlord:  Wal-Mart                Stores Texas, LP             |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date |   |
|     |   | Wal-Mart                Stores Texas, LP                                            |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Landlord:  Wal-Mart Louisiana,                LLC          |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Taylor                C. Smith                                                      |   | Date |   |
|     |   | Wal-Mart Louisiana,                LLC                                         |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Signed:  |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
| Witness: |   | Tenant:  Portrait                Corporation of America, Inc.   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Signature                                                                           |   | Date |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Printed                Name                                                         |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   |                                                                                |   |   |   |
|     |   | Title                                                                               |   |   |   |