EXHIBIT10.64

1.1           Definitions.

|  | 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. |
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|   | B.       “Appendix-1” means an appendix to this Master Lease Agreement,      incorporated into this Master Lease Agreement when fully signed by Tenant      and Landlord, which provides obligations of Landlord and Tenant specific      to Tenant’s Permitted Uses (as designated in Appendix-1) contemplated by      Landlord and Tenant at the time this Master Lease Agreement was entered      into. |
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|   | C.       “Commencement Notice” means an attachment to this Master Lease Agreement,      incorporated into this Master Lease Agreement at the time of delivery by      Landlord of the Commencement Notice to Tenant in accordance with Section,      below, which identifies the actual Rent Commencement Date and the actual      Delivery Date, as each term is definedbelow. |
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|  | 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, driveways, sidewalks, entrances,      and exits in the Store and between the Store and the Leased      Premises. |
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|   | E.       “Delivery Date” means the date on which Landlord delivers possession of      the applicable Leased Premises toTenant. |
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|   | F.       “Delivery Window” means the span of time in which Landlord may deliver      possession of the Leased Premises toTenant. |
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|   | G.       “Due Date” means the first (1st)      calendar day of each month, unless this day falls on New Year’s Day,      Memorial Day, Independence Day (US), Labor Day, Thanksgiving, or      Christmas, in which case the Due Date means the following business      day. |
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|   | H.       “Leased Premises” means the area of a Store leased to the Tenant by      Landlord subject to the terms and conditions of this      Agreement. |
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|   | I.        “Master Lease” means this Master Lease Agreement and any amendment,      appendix, attachment, and exhibit attached to and incorporated into this      Master Lease Agreement. |
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|   | J.       “Rent” means the Base Rent defined in Section 4.2, below, and described in      the applicable Attachment A, plus any additional or other rent, interest,      tax, or other sum this Master Lease obligates Tenant to pay      Landlord. |
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|   | K.       “Store” or “Stores” means the “Wal-Mart” retail store operated by      Landlord. |
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|   | L.       “Sublessee” means the franchisee, licensee, concessionaire, or other      party, of Tenant which, pursuant to a separate agreement between it and      Tenant, is operating the Leased Premises as part of a marketing plan or      system prescribed by Tenant that is substantially associated with Tenant’s      trademark, service mark, trade name, logotype, advertising, or other      commercial symbol designated by Tenant and is subject to the terms and      conditions of this Master Lease. |
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|   | M.       “White Box” means the interior condition of the Leased Premises with      sprinklers, sheetrock walls, ceiling grid, HVAC installed, 100 amp service      to the Leased Premises, security gate, acoustic ceiling tile, lighting and      electrical outlets, and access to water and  sewer. |
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| 1.2 | Landlord’s Entry into      the Agreement. |
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| 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 theoverlease. |
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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. |
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|  | (1)      Unless otherwise agreed to in the applicable Attachment A, Landlord shall      notify Tenant, in writing and no later than ten (10) days prior to the      first day of the Delivery Window, 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 toTenant. |
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|   | (2) Landlord,      at any time prior to notifying Tenant of the anticipated Delivery Date,      may revise the Delivery Window. |
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|   | (3)      Landlord may revise the anticipated Delivery Date at any time after      Landlord notifies Tenant of the anticipated Delivery Date, in accordance      with this Article II, but in no event may Landlord revise the anticipated      Delivery Date with less than 24-hoursnotice. |
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|  | B.       Landlord will not breach this Lease if it is unable to deliver possession      of the applicable Leased Premises to Tenant on the anticipated Delivery      Date or within the Delivery Window specified in the applicable Attachment      A, and Tenant waives any right or remedy it may have, at law or in equity,      because of the delay in performance.  If Landlord and Tenant      agree that delivery of possession is unfeasible within a commercially      reasonable amount of time after the Delivery Window specified on the      applicable Attachment A, the parties, without liability, may terminate      this Master Lease as to the applicable Leased  Premises. |
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| 2.2 | Tenant’s Right of      Entry. |
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|   | A.       Prior to the Delivery Date, Tenant may enter the Leased Premises only to      inspect and measure the Leased Premises to ready the Leased Premises for      opening on the Rent Commencement Date, as described in Section, below, and      as designated in the applicable AttachmentA. |
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|   | B.       Tenant may enter the Leased Premises in accordance with the preceding      paragraph only if: |
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|   | (1)      Landlord and Tenant have previously signed an Attachment A for the Leased      Premises, |
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|   |   (2) Tenant      does not interfere with Landlord's performance of its obligations under      Section, above, or with the transaction of Landlord's business or the      business of any of Landlord's other Tenants,and |
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|   |   (3) The      Leased Premises is not currently in the possession of another      tenant. |
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| 2.3 | Acceptance of the      Leased Premises. |
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|   | A.       Landlord makes no representations, covenants, or warranties of any kind or      character whatsoever, express or implied, with respect  to: |
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|   | (1)      The quality, condition, or title of the applicable Leased      Premises; |
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|   | (2)      The suitability of the applicable Leased Premises for any activity and use      that the  Tenant may conduct in that Leased Premises according      to this Master Lease; |
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|   | (3)      Compliance of the applicable Leased Premises with any applicable      law; |
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|   | (4)      The habitability, merchantability, or fitness for a particular purpose of      the applicable Leased Premises; |
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|   | (5)      The environmental condition of the applicable Leased Premises;      or |
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|   | (6)      Whether Tenant’s anticipated or actual use of the Leased      Premises complies with the applicable land use      restrictions. |
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|   | B.       Tenant shall accept possession of the applicable Leased Premises when      delivered by Landlord, even if Landlord is unable to deliver possession      during the Delivery Window or on the anticipated Delivery Date, unless      this Master Lease as to the applicable Leased Premises has been terminated      according to Section, above. |
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|   | C.       TENANT WAIVES ALL RIGHTS WITH RESPECT TO ANY DEFECT IN THE LEASED      PREMISES, AND IF TENANT FAILS TO NOTIFY LANDLORD OF ANY DEFECT AT LEAST      FIVE (5) DAYS AFTER THE DATE OF DELIVERY, TENANT CONCLUSIVELY ACCEPTS THE      LEASED PREMISES “AS IS” AND WITH ALLFAULTS. |
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|   | D.       TENANT WAIVES ALL RIGHTS AGAINST LANDLORD WITH RESPECT TO ANY LIMITATION      OR RESTRICTION ON ITS USE OF THE LEASED PREMISES AS A RESULT OF ANY      APPLICABLE LAW, RULE, OR REGULATION INCLUDING, WITHOUT LIMITATION, LAND      USE RESTRICTIONS. |
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| 2.4 | Tenant’s Obligations      to Prepare the Leased Premises to Open for  Business. |
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|   | A.       Tenant shall open the Leased Premises on the Rent Commencement Date (as      defined in Section 4.1, below, and designated on the applicable Attachment      A).  If Tenant fails to open the applicable Leased Premises on      the Rent Commencement Date and the failure is not caused by Landlord’s      material interference or default under this Master Lease, Landlord may      charge Tenant liquidated damages of [***] and additional liquidated      damages of [***] a day for each day, including the Rent Commencement Date,      which the Leased Premises remains unopened as required by the preceding      sentence. By way of example, and not as a limitation thereof, material      interference may occur if Landlord fails to deliver possession to Tenant      of the applicable Leased Premises with sufficient time before the Rent      Commencement Date for Tenant to fulfill its obligations under this Article      II.   Tenant will pay any liquidated damages it owes to      Landlord within thirty (30) days after Tenant receives an invoice from      Landlord for the liquidated damages.  Landlord and Tenant      acknowledge that it would be impracticable to fix the actual damages      suffered by Landlord as a result of Tenant’s failure to open the Leased      Premises on the Rent Commencement Date, according to this paragraph, and      that the amount of liquidated damages described in the preceding sentence      represents fair and reasonable compensation to Landlord for this      failure.  If the Leased Premises remains unopened for more than      three (3) consecutive days following the Rent Commencement Date, Tenant      will materially breach this MasterLease. |
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|   | B.       Tenant shall complete all Improvements within the Leased Premises in order      to open the Leased Premises on the applicable Rent Commencement      Date.  For the purposes of this Master Lease, “Improvements”      means any addition, alteration, construction, finish, or improvement to      the Leased Premises; any attachment of a permanent fixture, permanent      furniture, or permanent equipment; and includes, but is not limited to,      completing the interior walls, partitioning(s), floor covering, ceiling      work, utilities, painting, finish work, restroom facilities, signage      (pursuant to Section 2.6, below), and any other thing      necessary. |
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|   | C.       Tenant shall submit to Landlord and obtain Landlord’s approval of the      floor plans and layouts of the Leased Premises including dimensions,      elevations, Improvements, intended colors, and Trade Fixtures (as defined      in Section 2.4D(1), below).  Tenant shall obtain Landlord’s      approval of the floor plans and layouts of the Leased Premises prior to      seeking and obtaining any permits, licenses, certifications, or other      documents necessary to complete the Improvements in the Leased Premises      and install Trade Fixtures in the Leased Premises in accordance with this      Agreement.  All Trade Fixtures and Improvements must accord with      the plans and specifications previously approved by Landlord and must be      of high quality materials and workmanship, comparable to or better than      the tenant storefront, Improvements, and Trade Fixtures used by other      retailers in the vicinity of the Store and, specifically, used at Tenant’s      most recent prototype. Tenant may not vary from or add to the previously      approved plans or specifications without Landlord’s prior, written      consent, which Landlord may not unreasonably withhold or      delay.  Landlord’s approval of Tenant’s plans and specifications      is solely based on Landlord’s review.  Landlord's approval of      the plans and specifications does not represent government approval or      suitability of the plans and specifications for the intended      purposes. |
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|   | (1)      Install any attached or unattached, moveable or non-moveable fixtures,      furniture, or equipment unique to Tenant’s business, the installation and      removal of which requires no cutting, drilling, or other defacing of the      Leased Premises (“Trade Fixtures”). |
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|   | (2)      Conduct the Improvements and install the Trade Fixtures in a good and      workmanlike manner in accordance with all applicable laws and in      accordance with obligations and requirements of this Master Lease      including, but not limited to, insurance, licensing, and regulatory      compliance requirements. |
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|   | (3) For      existing locations, erect a dust wall of plywood or sheetrock, but not      plastic or canvas, across the entrance to the Store from the Leased      Premises prior to commencing Improvements and maintain the same in place      throughout construction. |
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|   | (4) Conduct      Improvements and install Trade Fixtures without interfering with other      construction in progress at the Store or with the transaction of      Landlord’s business or the business of any of Landlord’s other      lessees. |
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| 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 isusing. |
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| 2.6 | Signs. |
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|   | A.       Tenant may not install on the exterior of the Store any sign, light,      decoration, painting, awning, canopy, or any other like item, (“Signs”)      unless otherwise provided inAppendix-1. |
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|   | B.       Tenant may, with the prior, written consent of Landlord and in accordance      with Section 2.6C, install a Sign on the exterior bulkhead of the      applicable Leased Premises, which is inside the Store in which a Leased      Premises is located, with Tenant’s trade name identified in Appendix-1 to      this Master Lease and Tenant’slogo. |
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|   | C.       Tenant may not install any Sign containing images or words that may offend      the ordinary, reasonable person including, but not limited to, words or      images that are cloaked in other words or images, phrases with double      meanings, and words or images commonly considered to be vulgar, swear, or      curse words.  If Tenant’s business or trade name violates this      provision, Tenant may not use the name in any signage in or around the      Leased Premises. |
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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 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      (479) 204-2263. |
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|   | Article      III |
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|   | Binding      Effect of the Attachment A, CommencementNotice |
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|   | Master      Lease Term and Extension |
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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 forty five (45) 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 MasterLease. |
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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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| 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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|   | Article      IV |
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|   | Rent,      Security, Tax Increases |
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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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|   | A.       The first day on which the Store opens for business to the public (“Grand      Opening”), as memorialized in the applicable Commencement Notice, if the      Leased Premises is located in a new, relocated, or expanded Store;      or |
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|   | B.       The day specified in the applicable Attachment A, if the Leased Premises      is located in a Store currently in operation that has not or will not be      relocated or expanded between the time that the Attachment A is executed      and the Rent Commencement Date. |
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| 4.2 | Base      Rent. |
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|   | A.       Tenant shall pay Base Rent to Landlord for each Leased Premises for which      Landlord and Tenant execute an Attachment A at the rate set forth in the      applicable Attachment A and any additional or other sum, rent, interest,      or tax required by this MasterLease. |
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|   | B.      Tenant, without offset, notice, or demand, shall pay Base Rent in equal      monthly installments with each monthly installment due by the Due      Date.  If the Rent Commencement Date occurs after the first day      of the month, the Base Rent for that month equals one-thirtieth (1/30th)      of the normal monthly rent installment for each day starting on the Rent      Commencement Date and continuing through midnight on the last day of that      month. |
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| 4.3 | Interest on Late      Payments. |
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|   | A.       Tenant shall pay to Landlord interest on any balance of Rent unpaid more      than ten (10) days following the Due Date at the prorated rate, based on a      30-day month, of the lesser of: |
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|   | (1)      [***] per month, or |
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|   | (2)      The maximum amount allowed by law. |
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|   | B.       Any interest due under this provision is additional rent, and Tenant shall      pay it in full no later than the day on which it pays the unpaid balance      of Rent unless demanded earlier by Landlord.  Interest will not      accrue on any unpaid balance of Rent ifthe: |
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|   | (1) Unpaid balance      is due to an error or problem with the automatic debit, if Tenant is      paying Rent through an automated clearing house  account,and |
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|   | (2)      The error or problem was not due to the intentional or negligent act of      Tenant. |
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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 according to Section      4.2.  The quarter will commence on the first day of the month      following the month that Landlord notifies Tenant in writing of this      election. |
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| 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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|   | A.       In addition to any other obligation of Tenant under this Master Lease,      Tenant, for each Leased Premises, shall execute and deliver a surety bond      to Landlord in lieu of a security deposit assuring Landlord that it will      perform its obligations herein for each Leased Premises under this Master      Lease. |
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|   | B.       Tenant shall obtain a bond equal to the sum of three (3) months rent on      the applicable Leased Premises from a reputable company satisfactory to      Landlord. |
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|   | C.       In addition to any other right or remedy available at law, in equity, or      under this Master Lease, Landlord may claim against the bond an amount      equal to the Rent owed to Landlord that Tenant failed to pay timely, such      amount not to exceed the penal sum of thebond. |
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|   |   | D.       Any claim or payment under the bond in no way relieves Tenant of its      obligations under this Master Lease to pay Rent or other charges in excess      of the penal sum of the bond. |
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|   | E.       Tenant, at the request of Landlord, will replace the bond when claims      against the bond equal or exceed the penal sum of the  bond. |
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|   | F.       Each bond must be in full force and effect within ten (10) days of Tenant      signing the applicable Attachment A and must continue for the Lease Term      of the applicable Leased Premises. |
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| 4.7 | Taxes. |
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|   | A.       Landlord shall pay all General Taxes levied, during each fiscal tax year,      against the Store, the Common Area, or both.  “General Taxes”      means all general real estate taxes, general and special assessments,      parking surcharges, and other governmental  charges. |
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|   | B.       In addition to Tenant’s other obligation under this Master Lease, Tenant      shall pay any tax or assessment: |
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|   | C.       Tenant shall reimburse Landlord, upon demand, for any tax, assessment, or      excise that was imposed, assessed, or levied against Landlord that      Landlord paid but for which Tenant is primarily liable under this Master      Lease. |
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|   | Article      V |
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|   | Utilities |
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| 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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|   | A.       Due to equipment failure, fire, accident, strike, acts of God, or other      causes beyond the reasonable control of Landlord;  or |
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|   | B.       In connection with Store Renovations or to repair the Store or the Leased      Premises. |
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| 5.2 | Telephone      Service.  Tenant shall pay for telephone service in the      Leased Premises.  The use of      a cordless phone within a Leased Premises is strictly      prohibited. |
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|   | Article      VI |
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|   | Use      and Operation |
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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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|   | A.       Tenant, other than as expressly permitted by this Master Lease and during      the applicable Lease Term, shall operate the applicable Leased Premises      continuously during the Hours of Operation designated in Appendix-1 and in      accordance with the Permitted Uses designated Appendix-1 and with the      terms and provisions of this MasterLease. |
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|   | B.       Tenant, other than as expressly permitted by this Master Lease shall not      vacate the applicable Leased Premises during the applicable Lease Term or      cease operations in the applicable Leased Premises and shall conduct its      business, at a minimum, in an efficient, first-rate, and reputable      manner. |
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|   | C.       Other than closing the Leased Premises to repair, update, and upgrade the      Trade Fixtures, the Improvements, and the Leased Premises in accordance      with Section 7.3B, below, Tenant may close the applicable Leased Premises      for repair or renovation only with the prior, written consent of Landlord,      which Landlord may not unreasonably withhold or  delay. |
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|   | D.       Failure to comply with this provision or any representation by Tenant that      during the applicable Lease Term the Tenant, or one of its Sublessees,      will not comply with this provision or will vacate the applicable Leased      Premises materially breaches this MasterLease. |
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| 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 LeasedPremises. |
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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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|   | A.       Tenant shall operate the Leased Premises in conformity with Landlord’s      reputation as the operator of discount retail stores dedicated to customer      satisfaction and prompt quality customer service featuring a broad      assortment of quality merchandise at low, competitive    prices. |
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|   | B.       Tenant, at its sole cost and expense, shall post, in a conspicuous      location that customers can see when the Leased Premises is open and when      the Leased Premises is closed, a telephone number and an address for      customers to contact.  The telephone number must be either toll      free or a number local to the applicable Leased  Premises. |
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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 MediaInquiries. |
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|   | A.       Tenant may use Landlord’s name only to the extent Landlord’s Leasing      Operations Department approves and only as a location      reference. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Tenant may not promote its services within the Store using Landlord’s      in-store public address system. |
|--------|--------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Tenant may not post any Signs outside of the Leased Premises, except as      provided in Section 2.6B, above, or post any hand made signs inside or      outside of the Leased Premises. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | D.       Tenant’s promotions related to the Leased Premises must be conducted in a      professional manner by trainedindividuals. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------|

|   | E.       Tenant may not release or cause to be released any statement to the press      or otherwise containing Landlord’s name or representing any relationship      whatsoever to Landlord, without the prior, written approval of the      Wal-Mart Leasing OperationsDepartment. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | F.       Tenant agrees that it will not, within the Leased Premises or anywhere      else in the Store, advertise, market, or promote any Competing      Business.  For purposes of this paragraph, “Competing Business”      means any retail business, owned or operated by either Tenant or a third      party, involved in the sale, outside of the Store, of any products or      services sold from within the Store or by any affiliate, parent company,      or subsidiary of Landlord. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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. |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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: |
|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       Use the sidewalk adjacent to or any other space outside the Leased      Premises for display, sale, or any other similar    undertaking. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Use a loudspeaker system that may be heard from outside the Leased      Premises; place or permit any radio, television, loudspeaker, or amplifier      on the roof, inside the Leased Premises, or anywhere that the radio,      television, loudspeaker, or amplifier can be seen or heard from outside of      the Leased Premises; or solicit or distribute any handbills or other      advertising in the parking lot, Store, or Common Areas, unless otherwise      protected by law. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Use the plumbing facilities of the Leased Premises or the Store for any      purpose other than that for which they were      constructed.  Neither Tenant or its Sublessees, nor the invitees      of either Tenant or its Sublessees, may use the plumbing facilities of the      Leased Premises to dispose of any foreign substances.  The      expense of any breakage, stoppage, or damage resulting from a breach of      this paragraph will be born byTenant. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | D.       Place on any floor a load that exceeds the load per square foot that the      floor was designed to carry.  Tenant may only install, operate,      and maintain heavy equipment in the Leased Premises if installed in such      manner as to achieve a proper distribution of  weight. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | E.       Use any forklift truck, tow truck, or any other machine or equipment in      the Store, in the Common Areas, or on any of the underlying ground, unless      necessary to complete Tenant’s obligations under Section 2.4 or unless      otherwise agreed to in theAppendix-1. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | F.       Use the Leased Premises to conduct illegal business or for illegal      purposes or for any purpose that may increase the premium cost of or      invalidate any insurance policy carried on the Leased Premises, Common      Areas, or the Store.  If insurance premiums for insurance      policies carried on the Leased Premises, Common Areas, or the Store      increase in connection with Tenant’s use of the Leased Premises, Tenant      will reimburse Landlord for theincrease. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | G.       Unreasonably interfere with Landlord’s business or the business of another      tenant of Landlord or act in such a way that reasonably may be expected to      injure Landlord’s business relationship including, but not limited to,      acting in any way which diminishes the access to or the visibility of any      portion of the Store or any other tenant’s premises or that impedes the      free circulation of customer traffic within the  Store. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 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. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   |   | I.       Within the Leased Premises, receive, retain, store, or use any firearm,      tear gas, mace, pepper spray, dye pack, or any item similar to a firearm,      tear gas, or dye pack. |
|--------|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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 five (5) 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. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      VII |
|--------|------------------|

|   | Repairs      & Maintenance |
|--------|--------------------------------|

| 7.1 | Repairs by      Landlord. |
|-----|---------------------------|

A.  Subject to the provisions of Section(Casualty) and Article XII (Condemnation), Landlord shall maintain the Store andLeased Premises in good order and make all necessary repairs in the LeasedPremises to the foundation, gutter, spouts, exterior walls, interiorload-bearing walls, door, door closure devices, exterior openings, gates, andgate closure devices and to the roof and HVAC, except as provided below inSection 7.2, below.  Tenant shall notify Wal-Mart Maintenance of anynecessary or requested repairs by calling the Wal-Mart Maintenance Hotline at (479)273-4747.  Tenant must have the work order number provided bythe Wal-Mart Maintenance Hotline at the time the repair is reported in order tocheck on the status of the repair.

|   | B.       Tenant shall reimburse Landlord for any repairs necessitated by the      intentional acts or negligence of Tenant or Sublessee or the agents,      customer, employee, or representative of either.  Any      reimbursement required in the preceding sentence must be made no later      than three (3) calendar days after Landlord demands reimbursement from      Tenant. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Landlord does not breach its obligations under Section, above, until a      reasonable amount of time passes after Tenant notifies Wal-Mart      Maintenance, according to Section, of the needed repair.  Rent      will not abate during this time or while any repairs are being made, and      Landlord will not be liable to Tenant or Sublessee due to loss or      interruption of Tenant’s business because of the prosecution of the      repair. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.2 | Tenant’s Repairs,      Maintenance, Handling Hazardous  Substances. |
|-----|---------------------------------------------------------------------------|

|   | A.       Tenant shall maintain the Leased Premises in compliance with applicable      law and in good order and condition.  Tenant shall effect,      according to applicable law, all repairs to the Leased Premises (except      for those specifically enumerated in Section 7.1, above) that are      commercially necessary or desirable to maintain the Leased Premises in a      safe, dry, and tenantable condition including, without limitation, repairs      to: |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | 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.  Tenant shall not use any of      Landlord’s property or equipment in using, handling, managing, storing,      transporting, and disposing of Hazardous Substances.  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: |
|--|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (1)      Hazardous material, hazardous waste, hazardous substance, toxic substance,      biomedical waste, infectious waste, medical waste, or toxic waste      identified by any federal or state law; chemical, dust, mixture, medical      device, pharmaceutical, or common material capable of causing harm; or      solid, liquid, contained gas, sludge, pollutant, asbestos, petroleum      product, polychlorinated biphenyls, unused or returned consumer product,      or other material, any of which, during the term of this Master Lease,      become regulated as a hazardous material, hazardous waste, hazardous      substance, toxic waste, or toxic substance;or |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2)      Any solid, liquid, contained gas, sludge, pollutant, asbestos,      polychlorinated biphenyls, or other material that, during the term of this      Master Lease, becomes prohibited or requires special handling or treatment      under any applicable law or regulation, including common    law. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Landlord:      _____  Landlord: _____  Landlord:      _____  Landlord: _____  Tenant:  _____ |
|--------|--------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Tenant, at no expense to Landlord, shall maintain the Leased Premises in a      clean and sanitary condition, free from debris or excessive odor, and in      compliance with all laws affecting the Leased Premises, Tenant’s use of      the Leased Premises, or Tenant’sbusiness. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | D.       If Tenant fails to pursue diligently any repairs required by this Section      within ten (10)  days of receiving notice from Landlord of the      repair, Landlord may repair the Leased Premises as necessary to maintain      it in a good, clean, safe, dry, and tenantable condition.  If      Landlord makes such repair, Tenant will reimburse Landlord for its costs,      plus an additional [***] administrative fee when Tenant pays the next      months Rent.  Tenant will pay interest at the rate of [***] or      the maximum rate allowed under law, whichever is less, for any amount      unpaid after the next months Rent becomesdue. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7.3 | Store      Renovation. |
|-----|------------------------|

|   | A.       Landlord, from time to time, may relocate the Store to another physical      address.  If Landlord relocates the Store to another physical      address, Landlord, in its reasonable discretion, may terminate this Master      Lease as to the applicable Leased Premises but will not be liable for any      cost or expense of Tenant ceasing operations in the applicable Leased      Premises.  Landlord and Tenant may enter into a new Attachment A      for the new location of the Store or any other Store.  If      Landlord and Tenant enter into a new Attachment A for the new location or      the Store or any other Store, Tenant will bear all costs and expenses      incurred in relocating to the new location of the Store or to any other      Store.  Tenant will also repair, update, and upgrade all Trade      Fixtures and Improvements to the Leased Premises and ready the newly      located Leased Premises to be open for business to the public for the      Store’s grand opening as required by this Master      Lease.  Landlord must first approve all repairs, updates, and      upgrade to the Leased Premises. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | 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. |
|--|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2)      If, in connection with the Store Renovations, Landlord closes the Store      for more than three (3) consecutive days, Tenant may, with Landlord’s      written consent, either close the applicable Leased Premises while the      Store is closed in connection with the Store Renovations and conduct the      repairs, updates, and upgrades of the Leased Premises as required by this      Section 7.3B or terminate this Master Lease as to the applicable Leased      Premises. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   |   | C.       If the Leased Premises closes in accordance with this Section, Rent due      during the time in which the Leased Premises is closed will      abate.  The Leased Premises must re-open once the Store      Renovations and the operations of the Leased Premises no longer materially      impair each other, as determined by mutual agreement of the      parties. |
|--------|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      VIII |
|--------|-------------------|

|   | Compliance      with Law and Other Requirements |
|--------|-------------------------------------------------|

| 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 limitedto: |
|-----|-----------------------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.  Tenant      and Sublessee, and any agent, employee, or representative of either Tenant      or Sublessee, should remove immediately from the Store any merchandise      purchased from Landlord. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (1)      Tenant and Sublessee, and any agent, employee, or representative of either      Tenant or Sublessee, may not bring into the Leased Premises any      merchandise purchased from Landlord unless the merchandise is purchased      for use by Tenant and Sublessee, and any agent, employee, or      representative of either Tenant or Sublessee, in the operation of its      business in the Leased Premises or unless the merchandise is purchased for      immediate consumption by Tenant, or its Sublessee, or any agent, employee,      or representative of either Tenant orSublessee. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2)      Tenant and Sublessee, and any agent, employee, or representative of either      Tenant or Sublessee, must keep a receipt for the merchandise purchased      with the merchandise at all times while the merchandise is in either the      Leased Premises or the Store. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (3)      No merchandise for which Tenant or Sublessee, or any agent, employee, or      representative of either Tenant or Sublessee, has not paid may be removed      from the Store or brought into the Leased  Premises. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (4)      Any purchase by Tenant and Sublessee, and any agent, employee, or      representative of either Tenant or Sublessee, is subject to search      according to Landlord’s security procedures applicable to other customers      of Landlord.  Any one removing, or involved in the removal of,      merchandise, either from the Store or into the Leased Premises, without      first paying for the merchandise may be trespassed from the Store or all      of Landlord’s property, may be treated as a shoplifter, or      both.  Shoplifters may be subject to  prosecution. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | 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 ofLandlord. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Landlord’s procedures in responding to media inquiries as such inquiries      relate to the Leased Premises, Landlord, or any relationship between      Tenant and Landlord. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8.2 | Compliance. |
|-----|-------------|

|   | A.       Tenant shall comply with all federal, state, and local laws, rules,      orders, directives, and regulations pertaining to its operations within      the Leased Premises including, but not limited to and as amended, the Age      Discrimination in Employment Act of 1967, 29 U.S.C. §621, et seq.; the      Americans with Disabilities Act of 1990, 42 U.S.C. §12101, et seq.; the      Child Labor Act, 29 U.S.C. §212, et seq.; the Civil Rights Act of 1964, et      seq.; the Economic Dislocation and Worker Adjustment Act, 29 U.S.C. §565,      et seq.; the Employee Polygraph Act of 1988, 29 U.S.C. §2001, et seq., the      Equal Pay Act of 1963, 29 U.S.C. §201, et seq.; the Fair Labor Standards      Act of 1938, 29 U.S.C. §201, et seq.; the Family and Medical Leave Act of      1993, 29 U.S.C. §2601, et seq.; the Immigration Reform and Control Act of      1986, 8 U.S.C. §1324a, et seq.; the Older Worker Benefit Protection Act,      29 U.S.C. §621, et seq.; and the Omnibus Budget Reconciliation Act of      1986, 29 U.S.C. §623, et seq.; and all other applicable laws, statutes,      and regulations. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | 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 policyto: |
|--|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (1)      Comply in all respects with all immigration laws and      regulations; |
|--------|---------------------------------------------------------------------------------|

|   | (2)      Properly maintain all records required by the United States Citizenship      and Immigration Services (the "USCIS") including, without limitation, the      completion and maintenance of the Form I-9 for each party's      employees; |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (3)      Respond in a timely fashion to any inspection requests related to such I-9      Forms; |
|--------|-------------------------------------------------------------------------------------------------|

|   | (4)      Cooperate fully in all respects with any audit, inquiry, inspection, or      investigation the USCIS may conduct of such party or any of Tenant's      employees; |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (5)      Conduct annual audit of the I-9 Forms for its employees;    and |
|--------|--------------------------------------------------------------------------|

|   | (6) Promptly      correct any defects or deficiencies the audit  reveals; |
|--------|--------------------------------------------------------------------------------|

|   | (7)      Require all subcontractors performing any work for Tenant to comply with      the covenants set forth in this Section8.2B. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       With respect to its business operations in the Leased Premises, Tenant      shall comply with the Comprehensive Environmental Response, Compensation      and Liability Act, the Superfund Amendment and Reauthorization Act, the      Resource Conservation Recovery Act, the Federal Water Pollution Control      Act, the Federal Environmental Pesticides Act, the Clean Water Act, any      federal, state, or local “Superfund” or “Super Lien” statute, or any other      statute, law, ordinance, code, rule, regulation, order , or decree,      including any amendments thereto, regulating, relating to, or imposing      liability (including strict liability), or standards of conduct concerning      any Hazardous Substance or any escape, seepage, leakage, spillage,      emission discharge, or release of any Hazardous Substance or material      resulting from Tenant’s use, handling, management, storage, transportation      and disposal of any Hazardous Substance in, about, or under the      Store. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | E.       Tenant represents and warrants that neither it nor its Sublessees      are: |
|--------|-------------------------------------------------------------------------------------------|

|   | (1)      A person or entity designated by the U.S. Government on the list of the      Specially Designated Nationals and Blocked Persons (the “SDN List”), as      maintained by the U.S. Treasury Department’s Office of Foreign Assets      Control (“OFAC”) at http://www.ustreas.gov/offices/enforcement/ofac/sdn,      with which a U.S. person or entity cannot deal with or otherwise engage in      business transactions; |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2)      A person or entity who is otherwise the target of U.S. economic sanctions      and trade embargoes enforced and administered by OFAC, such that a U.S.      person or entity cannot deal or otherwise engage in business transactions      with such Tenant or its Sublessees; |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (3)      Either wholly or partly owned or wholly or partly controlled by any person      or entity on the SDN List, including without limitation by virtue of such      person being a director or owning voting shares or interests in an entity      on the SDN List; |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (4)      A person or entity acting, directly or indirectly, for or on behalf of any      person or entity on the SDN List;or |
|--------|------------------------------------------------------------------------------------------------------------------------------|

|   | (5)      A person or entity acting, directly or indirectly, for or on behalf of a      foreign government that is the target of the OFAC sanctions regulations      such that the entry into this Master Lease would be prohibited under U.S.      law. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   |   | F.       Tenant shall inquire diligently into and screen the      qualifications of each employee, agent, or representative operating      out of the Leased Premises, and no one that may pose a reasonably      ascertainable risk to the safety or property of Wal-Mart or its      Associates, customers, or business invitees is permitted on Wal-Mart      property.  For purposes of this paragraph, "inquire      diligently into and screen" means conducting a criminal background      check in accordance with federal and state law, properly checking      references, and using such other methods to determine qualifications      that a reasonable and prudent employer might utilize under the      circumstances.  Also, “risk” means any propensity to engage      in violence, sex crimes, fraud, theft, vandalism, or any other conduct      likely to result in harm to a person or property.  Failure to      comply with this provision constitutes a material breach of this Master      Lease. |
|--------|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | G.       Tenant shall maintain the warranties and representations Tenant made under      this Master Lease, all of which are remade and reaffirmed by Tenant when      signing each new Attachment A, in full force and effect throughout the      term of this Master Lease. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | H.       Any failure by Tenant to comply with its obligations under this Section      8.2 is a material breach. |
|--------|----------------------------------------------------------------------------------------------------------------------|

| 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 orregulations. |
|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      IX |
|--------|-----------------|

|   | Right      to Access & Common Areas |
|--------|-----------------------------------------|

| 9.1 | Landlord’s Right to      Access.  Landlord may enter the Leased      Premises: |
|-----|------------------------------------------------------------------------------------------------|

|   | A.       Without notice to either inspect the Leased Premises, enforce any of      Landlord’s rules and regulations, enforce a provision of this Master Lease      or in case of an emergency; |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Upon reasonable notice to Tenant, either to affect repairs it is obligated      to perform or to add, alter, improve, repair, or otherwise construct or      maintain any part of the Store adjacent to the Leased Premises;      and |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       With twenty four (24) hours advance notice to Tenant to show the Leased      Premises to a prospective lender, lessee, or  purchaser. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------|

| 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 LeaseTerm. |
|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.3 | Tenant’s Right to      Access. |
|-----|--------------------------------------|

|   | A.       Tenant, its Sublessee, and the agent, customer, employee, or      representative of each, has a limited right, during the Hours of Operation      listed in Appendix-1, to enter upon the Common Areas of the Store in order      to conduct business in the LeasedPremises. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Except as set forth in Article II and Article VII, Tenant has no rights or      obligations related to the rooftop of the Leased  Premises. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Tenant, with Landlord’s prior consent, may enter Landlord’s property for      the limited purpose of servicing, maintaining, and otherwise performing      its obligations in connection with this Master Lease at times the Store is      not open to the public for business if Tenant, in no way, provides its      services to the public during thattime. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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 areadesignated. |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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. |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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 CommonArea. |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      X |
|--------|----------------|

|   | Transfer      of Interest, Subordination,Attornment |
|--------|-----------------------------------------------------|

| 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. |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10.3 | Requesting Landlord’s      Consent. |
|------|-------------------------------------------|

|   | A.       Any request for Landlord’s consent pursuant to this Article X must be in      writing and include: |
|--------|------------------------------------------------------------------------------------------------------------------------|

|   | B.       Tenant shall provide any additional information Landlord requests in      connection with the proposedTransfer. |
|--------|-------------------------------------------------------------------------------------------------------------------------------|

| 10.4 | Effect of      Consent. |
|------|-------------------------|

|   | A.       If Landlord consents to any Transfer, that consent is not effective until      and unless: |
|--------|----------------------------------------------------------------------------------------------------------|

|   | (1)  Landlord      receives a copy of the assignment affecting the Transfer    and |
|--------|----------------------------------------------------------------------------------------------|

|   | (2)      The transferee delivers to Landlord a written agreement, in form and      substance satisfactory to Landlord, by which the transferee assumes all of      the obligations and liabilities of Tenant under this Master      Lease. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Any consent by Landlord to a Transfer does not constitute a waiver by      Landlord of any prohibition against any future  Transfers. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       No Transfer relieves Tenant of any obligations under this Master      Lease. |
|--------|--------------------------------------------------------------------------------------------|

| 10.5 | Transfer      Premium. |
|------|------------------------|

|   | A.       For the purposes of this provision, “Transfer Premium” means all Rent or      other consideration payable by the Transferee in any monthly period that      is in excess of the Rent payable by Tenant under this Master Lease in the      same monthly period. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Tenant promptly, without notice or demand, shall pay Landlord [***] of any      Transfer Premium Tenant receives in connection with a      Transfer. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Tenant shall pay Landlord, in a form satisfactory to Landlord, any part of      the Transfer Premium Tenant receives in a non-cash  form. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | D.       In lieu of accepting any payment from Tenant of a Transfer Premium,      Landlord may elect, with ninety (90) days written notice, to increase the      Rent due under this Master Lease as to the transferred Leased Premises by      an amount equal to Landlord’s share of the monthly amount of the Transfer      Premium. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | E.       Landlord and its authorized representatives have the right to conduct an      audit, relating to any Transfer Premium, of Tenant at Tenant’s place of      business during Tenant’s regular work hours and with reasonable      notice.  If the audit establishes that Tenant underpaid Landlord      Landlord’s percentage of the Transfer Premium, Tenant, within thirty (30)      days following receipt of written demand, will pay the deficiency and      Landlord’s costs of such audit.  If the deficiency is greater      than [***], Landlord may terminate this Master Lease as to the transferred      Leased Premises.  If the audit establishes that Tenant overpaid      Landlord Landlord’s percentage of the Transfer Premium, Landlord, within      thirty (30) days following receipt of written demand by Tenant, will pay      the overage. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | F.       This provision does not apply to: |
|--------|-------------------------------------------------|

|   | (1)      Any Transfer between Affiliates, |
|--------|-------------------------------------------|

|   | (2)      Payments made by a transferee for Tenant’s customer deposits,      or |
|--------|--------------------------------------------------------------------------------------|

|   | (3)      Tenant’s furniture, fixtures, andequipment. |
|--------|------------------------------------------------------------|

| 10.6 | Transfer of Landlord’s      Interest. |
|------|---------------------------------------------|

|   | A.       Landlord may Transfer all or a part of its interest in the Store, the      Common Areas, or the Leased Premises to a parent, subsidiary, or      affiliated corporation of Landlord without prior consent or notice to      Tenant. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       If Landlord Transfers its interest in this Master Lease as to a Leased      Premises and the transferee assumes all of Landlord’s future obligations      under this Master Lease, Landlord will be released from any further      obligations under this Master Lease as to the transferred      interest.  Tenant agrees to look solely to Landlord’s transferee      for performance of obligations under this Master      Lease.  Landlord will transfer to the transferee any security      given by Tenant according to Section 4.6, and Landlord will be discharged      from any further obligation relating to the  security. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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 thefollowing: |
|------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       Confirm in writing and in a recordable form that this Master Lease, as to      a particular Leased Premises, is subordinate to or paramount to (as      Landlord elects) the lien of any mortgage;and |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Execute an instrument making this Master Lease, as to the particular      Leased Premises, subordinate or paramount (as Landlord may elect) to the      lien of any mortgage, in a form as may be required by any applicable      mortgagee. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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 LeaseTerm. |
|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      XI |
|--------|-----------------|

|   | Casualty |
|--------|----------|

| 11.1 | Fire or Other      Casualty.  Tenant shall promptly notify Landlord, in      writing, of any damage caused to a Leased Premises by      casualty. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 11.2 | Election to      Rebuild. |
|------|---------------------------|

|  | 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. |
|--|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       If Landlord does not elect to repair and restore structural damage to a      Leased Premises damaged by casualty, this Master Lease as to the      applicable Leased Premises willterminate. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       If Landlord elects to repair the structural damage to a Leased Premises      damaged by casualty, Landlord, after notifying Tenant of its election,      will diligently undertake the appropriate measures necessary to complete      the repairs to the applicable Leased Premises in a commercially reasonable      amount of time.  Landlord will return the applicable Leased      Premises to Tenant in substantially the same condition the applicable      Leased Premises was in on the Delivery Date.  Tenant will then      complete the build-out of the applicable Leased Premises with commercially      reasonable diligence and return the applicable Leased Premises to      substantially the same condition the applicable Leased Premises was in      immediately prior to the casualty. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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: |
|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       Applicable Leased Premises is closed for repair,  or |
|--------|--------------------------------------------------------------------|

|   | B.       Tenant’s operations within the Leased Premises are impaired by the      structural damage and subsequent repairs. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      XII |
|--------|------------------|

|   | Condemnation      & Eminent Domain |
|--------|----------------------------------------|

| 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. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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: |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       Terminate this Master Lease, without liability, as to the applicable      Leased Premises; or |
|--------|-------------------------------------------------------------------------------------------------------------|

|   | B.       Reduce the Base Rent in proportion to the area of the Leased Premises      affected by the Taking until such time that portion of the Store or the      Leased Premises is restored. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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 leaseholdestate.   |
|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      XIII |
|--------|-------------------|

|   | Indemnity      and Liability |
|--------|------------------------------|

| 13.1 | Definitions.  For      the purposes of this Master Lease: |
|------|---------------------------------------------------------------------|

A.  “Claim” means any action, cause of action, claim, or anyother assertion of a legal right; damages including, but not limited to,consequential, future, incidental, liquidated, special, and punitive damages;diminution in value; fines; judgments; liabilities; losses including, but notlimited to, economic loss and lost profits; and regulatory actions, sanctions,or settlement payments.

B.   “Indemnitee” means:

|   | (1)      Landlord, its subsidiaries, affiliates, officers, directors, employees,      agents, and |
|--------|---------------------------------------------------------------------------------------------------|

|   | (2)      Any lessor of Landlord or other party to an agreement with Landlord      related to Landlord’s purchase or lease or use of the Store or the      underlying land, which Landlord has a contractual obligation to indemnify      for Claims in connection with the Store or the Leased      Premises. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   |   | C.       “Indemnified Claim” means a Claim for which Tenant is obligated to      indemnify, defend, and hold harmless the Indemnitees according to Section      13.2, below. |
|--------|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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: |
|------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | 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 |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | D.      Indemnitees actual or alleged passive negligence, secondary liability,      vicarious liability, strict liability, or breach of a statutory or      non-delegable duty, related, directly or indirectly, to any matter covered      under Section 13.2 of this MasterLease. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 13.3 | Scope of      Indemnity.  Tenant’s obligations under this Article      XIII: |
|------|----------------------------------------------------------------------------------------------|

|   | A.       Is independent of, and not limited by, any of Tenant’s obligations under      Article XIV, below, even if damages or benefits are payable under worker’s      compensation or other statutes or if Tenant breaches its obligations under      Article XIV, below. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Survive the termination or expiration of this Master Lease until      applicable law fully and finally bars all Claims against the      Indemnitee.  ALL OBLIGATIONS UNDER THIS ARTICLE XIII WILL BE      ENFORCED TO THE FULLEST EXTENT PERMITTED BY APPLICABLE LAW FOR THE BENEFIT      OF THE INDEMNITEES. In the event that applicable law affects the validity      or enforceability of this Article XIII, that applicable law will operate      to amend this Article XIII to the minimum extent necessary to bring the      provisions of this Article XIII into conformity with the applicable      law.  This Article XIII, as modified, will continue in full      force and effect. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Applies unless and until a final judicial decision, from which there is no      further right to appeal, determined that the Indemnitee is not entitled to      be indemnified, defended, and held harmless under this      Agreement. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 13.4 | Defense of      Claim. |
|------|------------------------|

| A. | A.       On receiving notice, from whatever source, of the Indemnified Claim,      Tenant shall: |
|----|-------------------------------------------------------------------------------------------------------|

|   | (1)      Promptly notify Landlord of the assertion, filing, or service of any      Indemnified Claim of which Tenant becomes aware;  and |
|--------|------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Tenant shall cause the counsel engaged to defend the Indemnitees with      respect to the Indemnified Claim to acknowledge receipt of, to accept, and      to represent Indemnitees’ interest regarding the Indemnified Claim in      accordance with “Wal-Mart’s Indemnity Counsel  Guidelines.” |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       If, in its sole discretion, the Indemnitees determine that a conflict of      interest exists between the Indemnitees and the indemnifying counsel or      that the indemnifying counsel is not pursuing a defense for the      Indemnitees that is in the Indemnitees’ best interests, the Indemnitees      may request Tenant replace the indemnifying  counsel. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 13.5 | Waiver.  Tenant      waives any right, at law or in equity, to indemnity or contribution from      the Indemnitees. |
|------|-------------------------------------------------------------------------------------------------------------------------------|

| 13.6 | Non-liability of      Landlord and Tenant. |
|------|--------------------------------------------|

|   | A.       Landlord will not be liable to Tenant or Sublessee, or any agent,      employee, representative, or customer of Tenant or Sublessee, and Tenant      will not be liable to Landlord, for any Claim relating to the negligence      or willful misconduct of any of Landlord’s customers, invitees, or other      lessees or sublessees or any customers or invitees of Landlord’s other      lessee and sublessees. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Landlord will not be liable to Tenant for any Claim relating to the      condition of the Store, the Common Areas, or the Leased Premises in      connection with disrepair or defect inany: |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (1)      Structural element of the LeasedPremises; |
|--------|----------------------------------------------------|

|   | (2)      Trade Fixtures, Improvements, wiring, or any of Tenant’s      installations; |
|--------|---------------------------------------------------------------------------------------------|

|   | (3)      Back up of drains constructed or installed by Tenant;  or |
|--------|--------------------------------------------------------------------|

|   | (4)      Gas, water, steam, electricity, grease, or oil, leaking, escaping, or      flowing, from any equipment, pipes, drains, wiring, Trade Fixtures, or      Improvements installed or maintained byTenant. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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. |
|------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      XIV |
|--------|------------------|

|   | Insurance |
|--------|-----------|

| 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. |
|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 14.2 | Requirements. |
|------|---------------|

|  | 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, 2001 S.E. 10th      Street, Bentonville, AR 72716-0550” as the Certificate      Holder.  Additionally, each Certificate of Insurance      must: |
|--|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (1)      Be submitted to Landlord at the address provided in the preceding      sentence; |
|--------|-------------------------------------------------------------------------------------------|

|   | (2)      Show the name and address of theInsurer; |
|--------|---------------------------------------------------|

|   | (3)      Show the policy number and date(s) of coverage for each policy procured by      Tenant in satisfaction of its obligations under this Master      Lease; |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (4)      Include the name, address, telephone number, and signature of the      authorized person providing the Certificate of  Insurance; |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------|

|   | (5)      Verify the insurance coverage required in this Article XIV and the      Appendix-2; |
|--------|----------------------------------------------------------------------------------------------|

|   | (6)      Where permitted by law, list as Additional Insureds Wal-Mart Stores, Inc.,      its Subsidiaries and its Affiliates, and the directors, officers,      shareholders, employees, agents, and representatives, and the respective      successors and assigns of each,  and any party that Landlord has      a contractual obligation to indemnify in relation to Tenant’s use of the      applicable Leased Premises; |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (7)      Verify that Insurer waives subrogation in favor of Landlord and Landlord’s      affiliates and subsidiaries; |
|--------|-----------------------------------------------------------------------------------------------------------------------------|

|   | (8)      Verify the insurance policies are primary, non-contributory, and not in      excess of any insurance the Additional Insured has available to it;      and |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (9)      Where permitted by law, provide coverage for punitive    damages. |
|--------|----------------------------------------------------------------------------|

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

|   | A.       Landlord may accept self-insurance in lieu of the insurance policies set      forth in this Article XIV and the attached Appendix-2 if Tenant provides      to Landlord |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|  | (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; |
|--|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2)      Proof that Tenant’s net worth is at least ten (10) times the amount of      Commercial General Liability insurance required by this Master Lease;      and |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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

|   | B.       If Landlord accepts self-insurance in lieu of the insurance policies set      forth in this Article XIV and the attached Appendix-2, Tenant hereby      agrees to the obligations of any endorsement or Certificate of Insurance      required under Section 14.2, above, and that may be required under any      appendix, amendment, or attachment hereto.  Such obligations      become Tenant’s obligations under this Master  Lease. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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’sbreach. |
|------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      XV |
|--------|-----------------|

|   | Confidentiality |
|--------|-----------------|

| 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. |
|------|---------------------------------------------------------------------------------------------|

|   | Article      XVI |
|--------|------------------|

|   | Covenant      of Quiet Enjoyment |
|--------|----------------------------------|

| 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: |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       Pays Rent and all other charges provided for in this Master Lease and any      appendix, amendment, or attachmenthereto, |
|--------|----------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Performs all of its obligations provided for under this Master Lease,      and |
|--------|----------------------------------------------------------------------------------------------|

|   | C.       Observes all of the other provisions of this Master  Lease. |
|--------|---------------------------------------------------------------------------|

|   | Article      XVII |
|--------|-------------------|

|   | Default,      Termination, Surrender, Tenant’s Liability, Right of    Reentry |
|--------|-------------------------------------------------------------------------------------|

|   | Tenant’s      Waivers, Landlord’s Right to Perform, Cumulative  Rights |
|--------|------------------------------------------------------------------------------------|

| 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 |
|--|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | E.       Tenant breaches any material obligation or covenant under this Master      Lease. |
|--------|-------------------------------------------------------------------------------------------------|

|   | F.       Tenant breaches any non-material obligation or covenant under this Master      Lease more than two (2) times in a calendar year, and each breach remains      uncured ten (10) days after Tenant receives written or verbal notice of      the breach from Landlord. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | G.       After the Rent Commencement Date, Tenant fails to open the applicable      Leased Premises according to the Hours of Operation designated in      Appendix-1 two (2) or more times in a calendar year, without Landlord’s      prior, written approval or as otherwise allowed under this Master      Lease. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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: |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.      Return the Leased Premises to White Box condition,  or |
|--------|----------------------------------------------------------------|

|   | B.  In      lieu of returning the Leased Premises to a White Box condition, pay      Landlord [***]. |
|--------|----------------------------------------------------------------------------------------------------------------|

| 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: |
|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       Re-enter and repossess the applicable Leased Premises and do one or more      of the following: |
|--------|---------------------------------------------------------------------------------------------------------------|

|   | B.       Continue this Master Lease in full force and continue to look to Tenant to      perform all Tenant’s obligations under this Master Lease, but Landlord may      pursue Tenant for damages incurred or equitable relief or      both. |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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: |
|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       Damages for its failure to pay Rent, and other  charges; |
|--------|------------------------------------------------------------------------|

|   | B.       Damages for its failure to perform other  obligations; |
|--------|----------------------------------------------------------------------|

|   | C.       Expenses Landlord incurs in the course of evicting Tenant and reentering      the Leased Premises, including reasonable attorneys fees and court costs;      and |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | D.       Unless Tenant surrenders the Leased Premises in accordance with this      Article, any cost incurred by Landlord in returning the Leased Premises to      the same condition in which Tenant received the Leased Premises on the      Delivery Date, less any revenue received by Landlord by re-letting the      Leased Premises, less any claim Landlord successfully makes against the      Surety Bond required pursuant to Section4.6. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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: |
|------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       Right to withhold or reduce Tenant’s required payments of Rent and other      charges for which Tenant is obligated under this Master    Lease; |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       Statutory requirements of prior, written notice before filing for eviction      or for any damages suit for non-payment ofRent; |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Claim for damages against Landlord resulting from Landlord’s      re-entry; |
|--------|-------------------------------------------------------------------------------------------------|

|   | D.  Rights to bring any      counterclaim, proceeding, or other cause of action in relation to      dispossession; and |
|--------|-----------------------------------------------------------------------------------------------------------------------------|

|   | E.       To the extent legally permissible, for itself and all persons claiming by,      through, or under it, any right of redemption or for the restoration of      the operation of this Master Lease under any present or future law in case      Tenant is dispossessed for any cause or in case Landlord obtains      possession of the Leased Premises as herein  provided. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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

| 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 connectiontherewith. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| C. | In      addition to all other obligations under this Master Lease, Tenant shall      pay interest to Landlord, at the maximum lawful rate, on the amount      specified in Sections 17.7A and 17.7B, from the date Landlord incurs the      expense until the day reimbursed. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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

|   | A.       Landlord’s rights and remedies set forth in this Master Lease are      cumulative and in addition to any other right and remedy now and hereafter      available to Landlord by this Master Lease, at law or in      equity.  Landlord may exercise its rights and remedies at any      time, in any order, to any extent, and as often as Landlord deems      advisable. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       A single or partial exercise of a right or remedy will not preclude a      further exercise of that or another right or  remedy. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       No action, inaction, delay, or omission by Landlord in exercising a right      or remedy exhausts or impairs the same or constitutes a waiver of, or      acquiescence to, a breach of this Master Lease or  Default. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | D.       If Landlord waives a breach of this Master Lease or a Default, that waiver      does not extend to or affect any other breach of this Master Lease or any      other Default nor will it impair any right or remedy with respect      thereto. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | E.       Acceptance by Landlord of Rent after Landlord notifies Tenant of      termination does not waive Landlord’s right to terminate or pursue any      other right and remedy available to Landlord under this Master Lease, at      law, or in equity. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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

|   | B.       If  Landlord defaults on this Master Lease, Tenant, in addition to      any other rights or remedies to which it is entitled at law or in equity,      may: |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (1)      Treat this Master Lease as still in full force and effect continuing to      look to Landlord to perform its obligations under this Master Lease but      seek damages or equitable relief, or both;or |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2)      Terminate this Master Lease, in its entirety or as to the applicable      Leased Premises, with thirty (30) days written, notice stating the date on      which Tenant will vacate the Leased Premises.  If Tenant fails      to timely vacate the Leased Premises, Tenant’s notice of termination will      be deemed to be void; the Master Lease, in its entirety or as to the      applicable Leased Premises, will continue in full force and effect, and      Landlord will be deemed to have cured any alleged  breach. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Regardless of which remedy Tenant pursues, 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 INDEFAULT. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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. |
|-------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      XVIII |
|--------|--------------------|

|   | Holding      Over & Estoppel Certificates |
|--------|-----------------------------------------------|

| 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-monthtenancy. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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: |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       That this Master Lease is either unmodified since its execution and in      full force and effect, or modified since its execution but still in full      force and effect as modified; |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | B.       That Landlord either is not in default of any of its obligations under      this Master Lease or is in default, specifying the  default; |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | C.       Tenant’s obligations and restrictions concerning subordination and      attornment; and |
|--------|-------------------------------------------------------------------------------------------------------------|

|   | D.       The Lease Term, Rent Commencement Date, and Expiration Date as to the      Leased Premises for which the estoppel certificate  applies. |
|--------|-------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | Article      XIX |
|--------|------------------|

|   | Interpretation,      Notices, & Miscellaneous |
|--------|---------------------------------------------------|

| 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. |
|------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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. |
|-------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | A.       Notice is deemed received on: |
|--------|---------------------------------------------|

|   | (1)      Delivery if by hand; |
|--------|-------------------------------|

|   | (2)      One (1) business day (Monday through Friday) after deposit with the      commercial courier, provided deposit is done timely so as to effect next      business day delivery, if by commercial courier;  or |
|--------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (3)      Three (3) business days after placing the notice in the U.S. mail,      properly addressed and with sufficient postage for certified mail, return      receipt requested. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   |   | B.       Notice intended for Tenant must be sent to the address provided in      Appendix-1. |
|--------|--------|---------------------------------------------------------------------------------------------------|

|   | C.       Notice intended for Landlord must be sent to: Wal-Mart Stores, Inc., Asset      Management, 2001 SE 10th      Street, Bentonville, AR 72716-0550, with a copy to:  Wal-Mart      Stores, Inc., Wal-Mart Stores Division – Legal, Office of the General      Counsel, 702 SW 8th      Street, Bentonville, AR 72716-0185. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 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] |
|--------|---------------------------------|

1.           Permitted Use of LeasedPremises.

|   | (1)      Tenant, within thirty (30) days following Tenant’s receipt of any facts      giving rise to the alleged breach, shall notify Landlord, in writing, of      the alleged breach describing with particularity the facts and      circumstances giving rise to the alleged breach and the date of      commencement of the alleged breach. |
|--------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2)      If Landlord fails to cure the alleged breach within at least ninety (90)      days following Landlord’s receipt of notice in accordance with the      preceding paragraph, Tenant may terminate this Master Lease as to the      applicable Leased Premises with at least sixty (60) days written notice to      Landlord stating the date on which Tenant will vacate the applicable      Leased Premises.  If Tenant fails to timely vacate the      applicable Leased Premises, Tenant’s notice of termination will be deemed      void; this Master Lease as to the applicable Leased Premises will continue      in full force and effect, and Landlord will be deemed to have cured any      alleged breach of paragraph 1c, above.  Other than the right to      seek specific performance for Landlord’s breach of paragraph 1a, above,      Tenant waives any right it may have available to it at law or in equity      for any Claim (as defined in this Master Lease) resulting from Landlord’s      alleged breach of paragraph 1,above. |
|--------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2)      Sales of one-hour photography developing products and services and the      taking and sale of passport pictures by any other tenant in the store      whose leases pre-date this MasterLease. |
|--------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

3.           Hours ofOperation:  Monday through Saturday from 10:00 am to 7:00 pm,closed for lunch from 2:00 pm to 3:00 pm; Sunday from 12:00 pm to 7:00 pm,closed for lunch from 2:00 pm to 3:00 pm.

4.           TradeName(s):      Wal-Mart PortraitStudio

5.           Address ofTenant.  All notices required to be sent to Tenant under thisMaster 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 |

| 8. | Miscellaneous. |
|----|----------------|