<PAGE>   1



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                        LEASE AND DEVELOPMENT AGREEMENT

                          Dated as of January 10, 1997

                                    between


                  ASSET XI HOLDINGS COMPANY, L.L.C., as Lessor


                                      and


                     EAGLE USA AIRFREIGHT, INC., as Lessee

          ___________________________________________________________

                                Lease Financing
                         for Eagle USA Airfreight, Inc.
                 Corporate Headquarters and Warehouse Facility
                              Harris County, Texas



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<PAGE>   2
                               TABLE OF CONTENTS
                       (Lease and Development Agreement)

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ARTICLE I                 DEFINITIONS; INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   1

ARTICLE II                LEASE OF LEASED PROPERTY  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   1
         SECTION 2.1      Lease of Land.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   1
         SECTION 2.2      Lease of Improvements.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   1
         SECTION 2.3      Other Property. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   2
         SECTION 2.4      Nature of Transaction.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   2

ARTICLE III               CONSTRUCTION AND EQUIPPING OF THE IMPROVEMENTS  . . . . . . . . . . . . . . . . . . . . . .   2
         SECTION 3.1      Commencement of Construction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   2
         SECTION 3.2      Completion of Construction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   2
         SECTION 3.3      Permits; Approvals; Storage.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   3
         SECTION 3.4      Inspection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   3

ARTICLE IV                RENT  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   3
         SECTION 4.1      Basic Rent. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   3
         SECTION 4.2      Supplemental Rent.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   4
         SECTION 4.3      Method of Payment.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   4
         SECTION 4.4      Late Payment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   5
         SECTION 4.5      Net Lease; No Setoff, Etc.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   5
         SECTION 4.6      Lessee to Cooperate with Lessor.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   6

ARTICLE V                 CONDITION AND USE OF LEASED PROPERTY  . . . . . . . . . . . . . . . . . . . . . . . . . . .   6
         SECTION 5.1      Waivers.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   6

ARTICLE VI                LIENS; EASEMENTS; PARTIAL CONVEYANCES . . . . . . . . . . . . . . . . . . . . . . . . . . .   7

ARTICLE VII               MAINTENANCE AND REPAIR; ALTERATIONS, MODIFICATIONS AND ADDITIONS  . . . . . . . . . . . . .   8
         SECTION 7.1      Maintenance and Repair; Compliance With Law.  . . . . . . . . . . . . . . . . . . . . . . .   8
         SECTION 7.2      Alterations.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .   9
         SECTION 7.3      Title to Alterations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  10

ARTICLE VIII              USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  10

ARTICLE IX                INSURANCE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  10
         SECTION 9.1      Insurance Coverages.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  10
         SECTION 9.2      Liability Insurance.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  11

</TABLE>




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         SECTION 9.3      Policies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  11
         SECTION 9.4      Loss Payee Provisions.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  12
         SECTION 9.5      Other Insurance.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  12
         SECTION 9.6      Loss Deductibles. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  12

ARTICLE X                 ASSIGNMENT AND SUBLEASING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  13

ARTICLE XI                LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE . . . . . . . . . . . . . . . . . . . . . . . . .  13
         SECTION 11.1     Event of Loss.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  13
         SECTION 11.2     Event of Taking.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  13
         SECTION 11.3     Casualty. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  14
         SECTION 11.4     Condemnation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  15
         SECTION 11.5     Verification of Restoration and Rebuilding. . . . . . . . . . . . . . . . . . . . . . . . .  15
         SECTION 11.6     Application of Payments.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  15
         SECTION 11.7     Prosecution of Awards.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  16
         SECTION 11.8     Application of Certain Payments Not Relating to an Event of Taking. . . . . . . . . . . . .  17
         SECTION 11.9     Other Dispositions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  17
         SECTION 11.10    No Rent Abatement.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  17

ARTICLE XII               INTEREST CONVEYED TO LESSEE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  17

ARTICLE XIII              EVENTS OF DEFAULT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  18

ARTICLE XIV               ENFORCEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  19
         SECTION 14.1     Remedies. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  19
         SECTION 14.2     Remedies Cumulative; No Waiver; Consents. . . . . . . . . . . . . . . . . . . . . . . . . .  22

ARTICLE XV                SALE, RETURN OR PURCHASE OF LEASED PROPERTY . . . . . . . . . . . . . . . . . . . . . . . .  22
         SECTION 15.1     Lessee's Option to Purchase.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  22
         SECTION 15.2     Purchase Obligation.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  23
         SECTION 15.3     Acceleration of Purchase Obligation.  . . . . . . . . . . . . . . . . . . . . . . . . . . .  23
         SECTION 15.4     Determination of Purchase Price.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  23
         SECTION 15.5     Purchase Procedure. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  23
         SECTION 15.6     Option to Remarket. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  25
         SECTION 15.7     Rejection of Sale.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  27
         SECTION 15.8     Return of Leased Property.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  28
         SECTION 15.9     Effect of Conveyance to Lessee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  29

ARTICLE XVI               LESSEE'S EQUIPMENT  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  30
</TABLE>





                                    - ii -
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ARTICLE XVII              RIGHT TO PERFORM FOR LESSEE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  30

ARTICLE XVIII             MISCELLANEOUS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  30
         SECTION 18.1     Reports.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  30
         SECTION 18.2     Binding Effect; Successors and Assigns; Survival. . . . . . . . . . . . . . . . . . . . . .  30
         SECTION 18.3     Quiet Enjoyment.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  30
         SECTION 18.4     Notices.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  31
         SECTION 18.5     Severability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  31
         SECTION 18.6     Amendment; Complete Agreements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  31
         SECTION 18.7     Construction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  31
         SECTION 18.8     Headings. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  31
         SECTION 18.9     Counterparts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  31
         SECTION 18.10    Governing Law.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  31
         SECTION 18.11    Discharge of Lessee's Obligations by its Affiliates.  . . . . . . . . . . . . . . . . . . .  32
         SECTION 18.12    Liability of Lessor Limited.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  32
         SECTION 18.13    Estoppel Certificates.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  32
         SECTION 18.14    No Joint Venture. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  33
         SECTION 18.15    No Accord and Satisfaction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  33
         SECTION 18.16    No Merger.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  33
         SECTION 18.17    Survival. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  33
         SECTION 18.18    Chattel Paper.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  33
         SECTION 18.19    Time of Essence.  . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  33
         SECTION 18.20    Recordation of Lease. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  33
         SECTION 18.21    Investment of Security Funds. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .  34


APPENDIX I       Definitions and Interpretation
APPENDIX II      Description of Leased Property
APPENDIX III     Schedule of Scheduled Rent
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                                   - iii -
<PAGE>   5
                       LEASE AND DEVELOPMENT AGREEMENT

         THIS LEASE AND DEVELOPMENT AGREEMENT (the "Lease"), dated as of
January 10, 1997 is between ASSET XI HOLDINGS COMPANY, L.L.C., a Massachusetts
limited liability company, as Lessor, and EAGLE USA AIRFREIGHT, INC., an Ohio
corporation, as Lessee.

                            PRELIMINARY STATEMENT

         In accordance with the terms and provisions of the Ground Lease, this
Lease and the other Operative Documents, (i) the Lessor has acquired a
leasehold interest in the Land and agreed to lease the Land to the Lessee, (ii)
the Lessee has agreed to construct the Improvements on the Land for the Lessor
and, when completed, to lease the Improvements from the Lessor as part of the
Leased Property under this Lease, (iii) the Lessor and the Lessee wish to
obtain, and the Lender has agreed to provide, a Loan in an amount of up to the
Loan Commitment for the payment of Development Costs in connection with the
acquisition of the Land and the Construction of the Improvements, and (iv)
Lessor has agreed to make Contribution Advances from its own equity resources
in an amount up to the Equity Commitment to pay a portion of the Development
Costs in connection with the construction of the Improvements.

         NOW, THEREFORE, in consideration of the mutual agreements contained in
this Lease and other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereto agree as
follows:

                                  ARTICLE I
                          DEFINITIONS; INTERPRETATION

         Unless the context shall otherwise require, capitalized terms used and
not defined herein shall have the meanings assigned thereto in Appendix I
hereto for all purposes hereof and the rules of interpretation set forth in
Appendix I hereto shall apply to this Lease.

                                   ARTICLE II
                            LEASE OF LEASED PROPERTY

         SECTION 2.1      Lease of Land.  Lessor hereby demises and leases
Lessor's interest in the Land to Lessee, and Lessee hereby rents and leases
Lessor's interest in the Land from Lessor, for the Lease Term.

         SECTION 2.2      Lease of Improvements.  Lessor hereby demises and
leases Lessor's interest in the Improvements (whether or not the Construction
thereof has been completed) to Lessee, and Lessee hereby rents and leases
Lessor's interest in the Improvements (whether or not the Construction thereof
has been completed) from Lessor, for the Lease Term.  The demise and lease of
the Improvements pursuant to this Section shall include any additional right,
title or interest in the Improvements which may at any time be acquired by
Lessor, the intent being





<PAGE>   6
that all right, title and interest of Lessor in and to the Improvements shall
at all times be demised and leased hereunder.

         SECTION 2.3      Other Property.  Lessee may from time to time own or
hold under lease from Persons other than Lessor furniture, trade fixtures and
equipment located on or about the Leased Property which is not subject to this
Lease.

         SECTION 2.4      Nature of Transaction.  It is the intent of the
parties hereto that: (a) for Federal, State and local income tax purposes, the
Lease shall be treated as the repayment and security provisions of a loan by
Lessor to Lessee, and that Lessee shall be treated as the legal and beneficial
owner entitled to any and all benefits of ownership of the Leased Property or
any part thereof; and that all payments of Basic Rent during the Lease Term
shall be treated as payments of interest and principal, as the case may be, in
respect of such loan; (b) if a bankruptcy court or other court of competent
jurisdiction shall at any time determine that the transactions represented by
this Lease and the other Operative Documents either (i) do not constitute a
true leasing transaction or (ii) shall be treated as a financing or other
transaction, then in any such event, this Lease shall be treated as a deed of
trust and security agreement, mortgage and security agreement or other similar
instrument with a power of sale from Lessee, as mortgagor to Lessor for the
benefit of the Lender, as mortgagee, encumbering the Leased Property, and the
payment by Lessee of the Basic Rent (other than Scheduled Rent) shall be
treated as payments of interest and the payment of Lessee of Scheduled Rent and
any other amounts in respect of the Lease Balance shall be treated as
repayments of principal (all such payments are obligatory and shall, to the
fullest extent permitted by law, have priority over any and all mechanics'
liens and other liens and encumbrances arising after the Memorandum of Lease is
recorded); and (c) the Mortgage and the Assignment of Lease and Rents create a
lien and security interest in the Collateral (as defined in the Mortgage) and
this Lease, subject to certain limited exceptions.

                                  ARTICLE III
                 CONSTRUCTION AND EQUIPPING OF THE IMPROVEMENTS

         SECTION 3.1      Commencement of Construction.  Lessee shall, for the
benefit of Lessor, cause the Construction to be commenced, performed and
completed by the General Contractor pursuant to the Construction Contract.
Until the Construction is completed, the portions of the Improvements under
construction shall, and upon completion of Construction the completed
Improvements shall, be a part of the Leased Property.

         SECTION 3.2      Completion of Construction.  Lessee shall endeavor to
achieve satisfactory performance from the General Contractor under the
Construction Contract.  Lessee shall cause the Completion Date for the
Improvements to occur on or prior to the Completion Deadline.  Lessee may make
changes to the Plans and Specifications, shall review requests for changes,
shall negotiate proposals for changes made by the General Contractor and shall
prepare and sign change orders.  Lessee shall develop and implement procedures
for the review and





                                     - 2 -
<PAGE>   7
processing of applications by the General Contractor, subcontractors,
materialmen and other Persons involved in the Construction for progress and
final payments, and shall provide to Lessor such certifications for payment as
are required under the Participation Agreement.  Lessee's obligations under
this Section shall not be diminished or affected by any insufficiency of the
proceeds of the Loan or the amount of the Contribution, or by the Development
Costs exceeding amounts received as Loan Advances and Contribution Advances.
In the event that the Development Costs which are due and payable exceed the
aggregate amount of Loan Advances and Contribution Advances, such excess shall
be paid by Lessee from Lessee's own funds.

         SECTION 3.3      Permits; Approvals; Storage.  Lessee shall be
responsible for obtaining or causing the General Contractor to obtain all
applicable zoning, wetlands, subdivision, building and other permits for the
Construction, and shall also be responsible for obtaining or causing the
General Contractor to obtain all other approvals from authorities having
jurisdiction over the Construction, the Land or the Improvements.  Lessee shall
monitor the progress of the Construction.  Lessee shall arrange for the
delivery and storage, protection and security of materials, systems and
equipment which are to be incorporated into the Improvements until such items
are incorporated into the Improvements.

         SECTION 3.4      Inspection.  At any time upon three (3) Business Days
prior notice to Lessee, Lessor, the Lender and their authorized representatives
may inspect the Leased Property and the books and records of Lessee relating to
the Leased Property and make copies and abstracts therefrom.  All reasonable
and documented out-of-pocket costs of such inspection incurred by Lessor or
Lender shall be paid by Lessee promptly after receipt by Lessee of a written
request for such payment.  No inspection shall unreasonably interfere with
Lessee's operations or the operations of any other occupant of the Leased
Property.  None of the inspecting parties shall have any duty to make any such
inspection or inquiry and none of the inspecting parties shall incur any
liability or obligation by reason of not making any such inspection or inquiry.
None of the inspecting parties shall incur any liability or obligation by
reason of making any such inspection or inquiry unless and to the extent such
inspecting party, during the course of such inspection, causes damage to either
the Leased Property, any property of Lessee or any property of any other Person
or to a Person.

                                   ARTICLE IV
                                      RENT

     SECTION 4.1      (a)  Basic Rent.  The first Rent Payment Date shall
be the first Loan Payment Date which next follows the Completion Date, and
beginning on that date, Lessee shall commence making payments of Basic Rent to
Lessor in installments payable in arrears on each Rent Payment Date and on any
date (if not a Rent Payment Date) which is the Lease Termination Date.  Lessee
shall pay no Basic Rent for the period from the Closing Date to and including
earlier to occur of the Completion Date or the Completion Deadline.  Basic Rent
shall equal the sum of the Facility Rent, the Index Rent and the Scheduled
Rent, and shall be payable





                                     - 3 -
<PAGE>   8
in installments on each Rent Payment Date in the respective amounts set forth
below.  In addition, Basic Rent shall be payable on the Completion Date in
certain circumstances as set forth below.

                      (b)      Facility Rent.  On each Rent Payment Date, the
Lessee shall, until (i) the Lease Balance shall be paid in full on the Lease
Termination Date, or (ii) the payment by Lessee of the Recourse Deficiency
Amount on the Scheduled Termination Date and the fulfillment of the provisions
of clauses (i) through (xiii) of Section 15.6, pay installments of Facility
Rent in arrears with respect to the period elapsed since, in the case of the
first Rent Payment Date, the Completion Date, and in the case of each
subsequent Rent Payment Date, the immediately preceding Rent Payment Date, and
each such installment shall be in an amount which equals the Contribution
Return accrued and unpaid.  In addition, the Lessee agrees to pay as Facility
Rent (i) on the Completion Date, all accrued and unpaid Contribution Return, if
any, which shall not have been added to the balance of the Contribution in
accordance with Section 2.2 of the Participation Agreement with respect to any
period when the balance thereof equals the Equity Commitment, and (ii) an
amount equal to the Lessor's Breakage Costs in the event of the imposition of
such Lessor's Breakage Costs.

                      (c)      Index Rent.  On the Completion Date, the Lessee 
shall pay as Index Rent an amount equal to the sum of all interest accrued and
unpaid on the Loan as of the Completion Date for which a Loan Advance shall not
have been made on or prior to the Completion Date with respect to any period
when the unpaid principal balance of the Loan shall equal the Loan Commitment. 
On each Rent Payment Date after the Completion Date on which Basic Rent is
payable, the Lessee shall pay as Index Rent an amount equal to the sum of all
interest accrued and unpaid on the Loan as of the Rent Payment Date in
question.

                      (d)      Scheduled Rent.  On each Rent Payment Date, 
Lessee shall pay the installment of Scheduled Rent then due and payable. 
Attached hereto as Appendix III is a schedule of the Scheduled Rent due and
payable on each Rent Payment Date.  It is the intention of the parties hereto
and the Lender that the respective installments of Scheduled Rent set forth on
the schedule of Scheduled Rent shall be in an amount (but not in excess)
sufficient to pay required payments of principal on the Loan and the Note,
provided, however, that the Lessee, in order to avoid Breakage Costs, hereby
directs the Lender to deposit payments of Scheduled Rent in the Reinvestment
Account maintained pursuant to Section 3.7 of the Loan Agreement for payment of
principal on the Rent Payment Date at the end of the Interest Period; provided,
further, that until amounts in the Reinvestment Account shall be applied to pay
the Loan, interest will continue to accrue with respect to 100% of the
principal balance of the Loan without any setoff or deduction relating to the
amounts so deposited.  The parties hereto agree to adjust the schedule of
Scheduled Rent set forth in Appendix III to the extent necessary to reflect the
actual outstanding principal amount of the Loan, in the event of (i) a partial
prepayment of the Loan, or (ii) that the aggregate total of the Loan Advances
made under the Loan as of the Completion Date equals less than the Loan
Commitment.  Any such adjustment shall be made (i) in the case of a partial
prepayment, by multiplying the remaining unpaid installments of Scheduled Rent
on





                                     - 4 -
<PAGE>   9
Appendix III by a fraction, the numerator of which is the aggregate total of
Loan Advances made under the Loan less the amount of principal prepaid on the
Loan, and the denominator of which is the amount of the Loan Commitment, and
(ii) in the event that the aggregate total of Loan Advances equals less than
the Loan Commitment as of the Completion Date, by multiplying each of the
installments of Scheduled Rent as set forth on Appendix III by a fraction, the
numerator of which is the aggregate total of Loan Advances under the Loan, and
the denominator of which is the Loan Commitment.  Notwithstanding the
foregoing, on the Scheduled Termination Date, the Lessee shall pay an amount
equal to the Recourse Deficiency Amount or the Lease Balance, as the case may
be, in accordance with the provisions of Article XV hereof, in addition to the
installment of Scheduled Rent due hereunder.

         SECTION 4.2      Supplemental Rent.  Lessee shall pay to Lessor, or to
whomever shall be entitled thereto as expressly provided herein or in any other
Operative Document or in the Facilitation Agreement dated the date hereof
between the Lessee, the Lessor and JH Management Corporation (the "Facilitation
Agreement"), any and all Supplemental Rent promptly as the same shall become
due and payable.  In particular, the Lessee agrees to pay to the Lessor or its
designee as Supplemental Rent (i) on the Closing Date and on May 1st of each
succeeding year during the Lease Term, the annual Facilitation Fee in the sum
of $2,500, (ii) amounts necessary to reimburse Lessor for reasonable legal fees
and expenses in connection with the transaction contemplated by the Operative
Documents; and (iii) such other amounts as Lessor and Lessee shall mutually
agree upon.  In the event of any failure on the part of Lessee to pay any
Supplemental Rent, which failure constitutes an Event of Default, Lessor shall
have all rights, powers and remedies provided for herein or by law or in equity
or otherwise in the case of nonpayment of Basic Rent.  All Supplemental Rent to
be paid pursuant to this Section shall be payable in the type of funds and in
the manner set forth in Section 4.3.

         SECTION 4.3      Method of Payment.  All Basic Rent shall be paid by
Lessee directly to the Lender.  Supplemental Rent (including amounts due under
Article XV hereof) shall be paid to Lessor (or to such Person as may be
entitled thereto) or, in each case, to such Person as Lessor (or such other
Person) shall specify in writing to Lessee, and at such place as Lessor (or
such other Person) shall specify in writing to Lessee, which specifications by
Lessor shall be given by Lessor at least ten Business Days prior to the due
date therefor.  Each payment of Rent (including payments under Article XV
hereof) shall be made by Lessee prior to 10:00 a.m., Houston, Texas time, at
the place of payment in funds consisting of lawful currency of the United
States of America which shall be immediately available on the scheduled date
when such payment shall be due, unless such scheduled date shall not be a
Business Day, in which case such payment shall be made on the next succeeding
Business Day.

         SECTION 4.4      Late Payment.  If any Rent (other than Supplemental
Rent payable by reason of this Section) shall not be paid when due, Lessee
shall pay to Lessor, as Supplemental Rent, interest (to the maximum extent
permitted by law) on such overdue amount from and including the due date
thereof to but excluding the Business Day of payment thereof at the Overdue
Rate.





                                     - 5 -
<PAGE>   10
         SECTION 4.5      Net Lease; No Setoff, Etc.  This Lease is a net lease
and, notwithstanding any other provision of this Lease, Lessee shall pay all
Basic Rent and Supplemental Rent, and all costs, charges, taxes, assessments
and other expenses (foreseen or unforeseen) for which Lessee or any Indemnitee
is or shall become liable by reason of Lessee's or such Indemnitee's estate,
right, title or interest in the Leased Property, or that are connected with or
arise out of the acquisition, installation, possession, use, occupancy,
maintenance, ownership, leasing, repairs and rebuilding of, or addition to, the
Leased Property or any portion thereof, including, without limitation, the
Construction or the financing of the Construction and any other amounts payable
hereunder shall be paid without counterclaim, setoff, deduction or defense and
without abatement, suspension, deferment, diminution or reduction, and Lessee's
obligation to pay all such amounts throughout the Lease Term is absolute and
unconditional.  The obligations and liabilities of Lessee hereunder shall in no
way be released, discharged or otherwise affected for any reason, including
without limitation (i) any defect in the condition, merchantability, design,
quality or fitness for use of the Leased Property or any part thereof, or the
failure of the Leased Property to comply with all Applicable Law, including any
inability to occupy or use the Leased Property by reason of such
non-compliance, (ii) any damage to, removal, abandonment, salvage, loss,
contamination of or Release from, scrapping or destruction of or any
requisition or taking of the Leased Property or any part thereof, (iii) any
restriction, prevention or curtailment of or interference with any use of the
Leased Property or any part thereof including eviction, (iv) any defect in
title to or rights to the Leased Property or any Lien on such title or rights
or on the Leased Property, (v) any change, waiver, extension, indulgence or
other action or omission or breach in respect of any obligation or liability of
any Person requested or consented to by Lessee, (vi) any bankruptcy,
insolvency, reorganization, composition, adjustment, dissolution, liquidation
or other like proceedings relating to Lessee, Lessor, the Lender or any other
Person, or any action taken with respect to this Lease by any trustee or
receiver of Lessee, Lessor, the Lender or any other Person, or by any court, in
any such proceeding, (vii) any failure on the part of the Lessor to perform or
comply with any of the terms of this Lease, any other Operative Document or of
any other agreement where such failure was caused by Lessee's failure to
perform its obligations under the Operative Documents, (viii) any disaffirmance
of this Lease or any provision hereof or any of the other Operative Documents
or any provision of any thereof by Lessee, (ix) any action by any court,
administrative agency or other Governmental Authority, (x) any restriction,
prevention or curtailment of or interference with the Construction or any use
of the Leased Property or any part thereof or (xi) any other occurrence
whatsoever, whether similar or dissimilar to the foregoing, whether or not
either Lessee shall have notice or knowledge of any of the foregoing.  Except
as specifically set forth in Articles XV or XI of this Lease, this Lease shall
be noncancellable by Lessee for any reason whatsoever and Lessee, to the extent
permitted by Applicable Law, waives all rights now or hereafter conferred by
statute or otherwise to quit, terminate or surrender this Lease, or to any
diminution, abatement or reduction of Rent payable by Lessee hereunder.  Lessee
assumes the sole responsibility for the condition, use, operation, maintenance,
and management of the Leased Property and Lessor shall have no responsibility
in respect thereof and shall have no liability for damage to the property of
either Lessee or any subtenant of Lessee on any account or for any reason
whatsoever other than by reason of





                                     - 6 -
<PAGE>   11
Lessor's willful misconduct or breach of any of its express obligations under
any Operative Document.

         SECTION 4.6      Lessee to Cooperate with Lessor.  The Lessee hereby
agrees to use its best efforts to supply Lessor with all such information
necessary in order for Lessor to maintain its books and accounts and prepare
all required federal, state and local tax returns.

                                   ARTICLE V
                      CONDITION AND USE OF LEASED PROPERTY

         SECTION 5.1      Waivers.  Lessee acknowledges that, as of the date
hereof, the Land is vacant and unimproved, and no part of the Improvements have
been constructed thereon.  During the Lease Term, Lessor's interest in the
Improvements (whether or not completed) and the Land is demised and let by
Lessor "AS IS" subject to (i) the rights of any parties in possession thereof,
(ii) the state of the title thereto existing at the time Lessor acquired its
interest in the Leased Property, (iii) any state of facts which an accurate
survey or physical inspection might show (including the survey delivered on the
Closing Date), (iv) all Applicable Law and (v) any violations of Applicable Law
which may exist upon or subsequent to the commencement of the Lease Term.
LESSEE ACKNOWLEDGES THAT, ALTHOUGH LESSOR WILL OWN AND HOLD TITLE TO THE LEASED
PROPERTY, LESSEE IS SOLELY RESPONSIBLE FOR THE DESIGN, DEVELOPMENT, BUDGETING
AND CONSTRUCTION OF THE IMPROVEMENTS AND ANY ALTERATIONS.  NEITHER LESSOR NOR
THE LENDER HAVE MADE OR SHALL BE DEEMED TO HAVE MADE ANY REPRESENTATION OR
WARRANTY, EXPRESS OR IMPLIED, OR SHALL BE DEEMED TO HAVE ANY LIABILITY
WHATSOEVER AS TO THE VALUE, MERCHANTABILITY, TITLE, HABITABILITY, CONDITION,
DESIGN, OPERATION, OR FITNESS FOR USE OF THE LEASED PROPERTY (OR ANY PART
THEREOF), OR ANY OTHER REPRESENTATION OR WARRANTY WHATSOEVER, EXPRESS OR
IMPLIED, WITH RESPECT TO THE LEASED PROPERTY (OR ANY PART THEREOF), ALL SUCH
WARRANTIES BEING HEREBY DISCLAIMED, AND NEITHER LESSOR NOR THE LENDER SHALL BE
LIABLE FOR ANY LATENT, HIDDEN, OR PATENT DEFECT THEREIN OR THE FAILURE OF THE
LEASED PROPERTY, OR ANY PART THEREOF, TO COMPLY WITH ANY APPLICABLE LAW except
that Lessor hereby represents and warrants that the Leased Property is and
shall at all times remain free of Lessor Liens.  As between Lessor and Lessee,
Lessee has been afforded full opportunity to inspect the Land, is satisfied
with the results of its inspections of the Land and is entering into this Lease
solely on the basis of the results of its own inspections and all risks
incident to the matters discussed in the two preceding sentences, as between
Lessor or the Lender, on the one hand, and Lessee, on the other, are to be
borne by Lessee.  The provisions of this Article have been negotiated and,
except to the extent otherwise expressly stated, the foregoing provisions are
intended to be a complete exclusion and negation of any representations or
warranties by Lessor or the Lender, express or implied, with respect to the
Leased Property that may arise pursuant to any law now or hereafter in effect
or otherwise.





                                     - 7 -
<PAGE>   12
                                   ARTICLE VI
                     LIENS; EASEMENTS; PARTIAL CONVEYANCES

         Commencing on the Completion Date and thereafter, Lessee shall not
directly or indirectly create, incur or assume, any Lien on or with respect to
the Leased Property, the Construction, title thereto, or any interest therein
including any Liens which arise out of the possession, use, occupancy,
construction, repair or rebuilding of the Leased Property or by reason of labor
or materials furnished or claimed to have been furnished to Lessee, or any of
its contractors or agents or by reason of the financing of any personalty or
equipment purchased or leased by Lessee or Alterations constructed by Lessee,
except in all cases Permitted Liens.

         Notwithstanding the foregoing paragraph, at the request of Lessee,
Lessor shall, from time to time during the Lease Term and upon reasonable
advance written notice from Lessee and receipt of the materials specified in
the next succeeding sentence, consent to and join in any (i) grant of
easements, licenses, rights of way and other rights in the nature of easements,
including, without limitation, utility easements to facilitate Lessee's use,
development and construction of the Leased Property, (ii) release or
termination of easements, licenses, rights of way or other rights in the nature
of easements which are for the benefit of the Land, the Improvements or any
portion thereof, (iii) dedication or transfer of portions of the Land, not
improved with a building, for road, highway or other public purposes, (iv)
execution of agreements for ingress and egress and amendments to any covenants
and restrictions affecting the Land, the Improvements or any portion thereof
and (v) request to any Governmental Authority for platting or subdivision or
replatting or resubdivision approval with respect to the Land or any portion
thereof or any parcel of land of which the Land or any portion thereof forms a
part or a request for any variance from zoning or other governmental
requirements.  Lessor's obligations pursuant to the preceding sentence shall be
subject to the requirements that:

                 (i)      any such action shall be at the sole cost and expense
of Lessee and Lessee shall pay all reasonable and documented out-of-pocket
costs of Lessor in connection therewith (including, without limitation, the
reasonable and documented fees of attorneys, architects, engineers, planners,
appraisers and other professionals reasonably retained by Lessor in connection
with any such action);

                 (ii)     Lessee shall have delivered to Lessor a certificate
of a Responsible Officer of Lessee stating that (1) such action will not cause
the Land, the Improvements or any portion thereof to fail to comply in any
material respect with the provisions of this Lease or any other Operative
Documents or in any material respect with Applicable Law and (2) such action
will not materially reduce the Fair Market Sales Value, utility or useful life
of the Land or the Improvements nor Lessor's interest therein;

                 (iii)    all consideration received, if any, in connection
with such action (net of all reasonable out-of-pocket expenses incurred by
Lessee in connection therewith) shall be paid to the Lender within ten (10)
Business Days following receipt thereof and shall constitute a





                                     - 8 -
<PAGE>   13
Qualified Payment (to the extent consistent with the definition thereof) and be
applied to reduce the Loan; and

                 (iv)     in the case of any release or conveyance, if Lessor
so requests and to the extent available without undue expense, Lessee will
cause to be issued and delivered to Lessor by the Title Insurance Company an
endorsement to the Title Policy pursuant to which the Title Insurance Company
agrees that its liability for the payment of any loss or damage under the terms
and provisions of the Title Policy will not be affected by reason of the fact
that a portion of the real property referred to in Schedule A of the Title
Policy has been released or conveyed by Lessor.

                                  ARTICLE VII
                            MAINTENANCE AND REPAIR;
                    ALTERATIONS, MODIFICATIONS AND ADDITIONS

         SECTION 7.1      Maintenance and Repair; Compliance With Law.  Lessee,
at its own expense, shall at all times during the Lease Term (i) maintain the
Leased Property in good repair and condition (subject to ordinary wear and
tear), in accordance with prudent industry standards and, in any event, in no
less a manner as other similar facilities owned or leased by Lessee, (ii) make
all Alterations in accordance with, and maintain (whether or not such
maintenance requires structural modifications or Alterations) and operate and
otherwise keep the Leased Property in compliance with, all Applicable Laws and
(iii) make all material repairs, replacements and renewals of the Leased
Property or any part thereof which may be required to keep the Leased Property
in the condition required by the preceding clauses (i) and (ii).  Lessee shall
perform the foregoing maintenance obligations regardless of whether the Leased
Property is occupied or unoccupied.  Lessee waives any right that it may now
have or hereafter acquire to (i) require Lessor to maintain, repair, replace,
alter, remove or rebuild all or any part of the Leased Property or (ii) make
repairs at the expense of Lessor pursuant to any Applicable Law or other
agreements or otherwise.  Lessor shall not be liable to Lessee or to any
contractors, subcontractors, laborers, materialmen, suppliers or vendors for
services performed or material provided on or in connection with the Leased
Property or any part thereof.  Lessor shall not be required to maintain, alter,
repair, rebuild or replace the Leased Property in any way.

         SECTION 7.2      Alterations.   The Lessee shall have the right, at
any time and from time to time, to make such Alterations, structural or
otherwise, to the Leased Property as the Lessee shall deem necessary or
desirable, subject to the following conditions:

                 (a)      No Alterations shall be undertaken until the Lessee
         shall have procured and paid for, so far as the same may be required
         from time to time, all required municipal and other governmental
         permits and authorizations of the various municipal departments and
         governmental subdivisions having jurisdiction, and the Lessor, at the
         Lessee's expense, shall join in the application for such permits or
         authorizations whenever such action is necessary;





                                     - 9 -
<PAGE>   14
                 (b)      Any structural Alterations, or any Alterations
         undertaken as a single project and involving an estimated cost
         aggregating more than $200,000, shall, if requested by the Lender, be
         conducted under the supervision of an architect or engineer licensed
         as such in the State; selected by the Lessee and reasonably acceptable
         to the Lender, and no such work shall be undertaken until preliminary
         plans and outline specifications and budget estimates therefor,
         prepared and approved in writing by such architect or engineer,
         stating that the same comply with the provisions of this Article,
         shall have been submitted to and approved by the Lessor and the
         Lender;

                 (c)      All Alterations will comply in all respects with the
         provisions of the Operative Documents and shall be of such a character
         that, when completed, the Fair Market Sales Value of the Improvements
         shall be not less than the Fair Market Sales Value of the Improvements
         immediately before any such Alterations.

                 (d)      All work done in connection with any Alterations
         shall be done in a good and workmanlike manner and in compliance with
         applicable building and zoning laws and with all other Applicable
         Laws; the cost of any such Alterations shall be paid in cash or its
         equivalent, so that the Leased Property shall at all times be free of
         Liens for labor and materials supplied or claimed to have been
         supplied (other than inchoate liens or liens bonded off in accordance
         with Applicable Law and with Lender's consent); and the work of any
         Alterations shall be prosecuted with reasonable dispatch, unavoidable
         delays excepted;

                 (e)      Worker's compensation insurance covering all persons
         employed in connection therewith and with respect to whom death or
         bodily injury claims could be asserted against the Lessor, the Lender
         or the Lessee or the Leased Property and general liability and
         property damage insurance (which may be effected by indorsement, if
         obtainable, on the insurance required to be carried pursuant to
         Section 9.2) for the mutual benefit of the Lessor, the Lender or the
         Lessee with limits of not less than those required to be carried
         pursuant to said Section 9.2 shall be maintained by the Lessee at all
         times when any work is in process in connection with any Alterations.

         SECTION 7.3      Title to Alterations.  Title to all Alterations shall
without further act vest in Lessor (subject to Lessee's right to remove trade
fixtures, personal property and equipment which were not acquired with funds
advanced by Lessor or Lender) and shall be deemed to constitute a part of the
Leased Property and be subject to this Lease.





                                     - 10 -
<PAGE>   15
                                  ARTICLE VIII
                                      USE

         Lessee shall use the Leased Property or any part thereof only for the
purpose of a corporate headquarters and warehouse facility and related office
and warehouse uses, and such other uses that may be available under the zoning
applicable to the Land as of the date of this Lease.

                                  ARTICLE IX
                                  INSURANCE

         SECTION 9.1      Insurance Coverages.  At all times (except as
otherwise indicated) the Lessee, at its sole cost and expense, shall keep the
Improvements insured for the mutual benefit of the Lender, Lessor and Lessee
against:

                 (a)      loss or damage by fire, and such other risks as may
         be included in the so-called "All Risk" form of insurance providing
         coverage against all risks of physical loss, in an amount satisfactory
         to Lender, but in any event not less than the then Full Replacement
         Cost of the Improvements;

                 (b)      loss or damage from leakage of sprinkler systems now
         or hereafter installed in the Improvements, in such amount as Lender
         may reasonably require;

                 (c)      loss of rental from the Improvements, under a rental
         value insurance policy covering risk of loss due to any of the hazards
         described in clauses (a) and (b) of this Section 9.1 in an amount not
         less than the aggregate requirements for the period of 12 months
         following the occurrence of the insured casualty for Basic Rent and
         Supplemental Rent;

                 (d)      loss or damage by explosion of high pressure steam
         boilers, air conditioning equipment, pressure vessels, motors or
         similar apparatus, now or hereafter installed in the Improvements in
         such limits with respect to any one accident as may reasonably be
         required by Lender from time to time, but not less than $100,000;

                 (e)      flood hazard coverage, if available under any
         applicable federal flood insurance program, in an amount reasonably
         satisfactory to Lender;

                 (f)      during the Construction and at any time during which
         any part of the Improvements or any Alteration are under construction,
         and as to any part of the Improvements or any Alteration under
         construction, builder's risk coverage under a so-called "all risk"
         non-reporting completed value form of policy; and





                                     - 11 -
<PAGE>   16
                 (g)      such other hazards and in such amounts as Lender may
         reasonably require provided that such insurance is then customarily
         maintained with respect to similar properties in the State.

The term "Full Replacement Cost" shall mean the actual replacement cost of the
Improvements (excluding foundation and excavation costs) without physical
depreciation.  Full Replacement Cost shall be determined at the request of
Lender by an architect, appraiser, appraisal company or one of the insurers,
selected and paid by the Lessee and reasonably acceptable to Lender, but such
determination shall not be required to be made more frequently than once every
24 months.

         SECTION 9.2      Liability Insurance.  The Lessee shall also maintain
insurance for the mutual benefit of the Lessor, the Lender, each other
Indemnitee, and the Lessee against claims for bodily injury or property damage,
under a policy of general public liability insurance, with such limits as may
reasonably be required by the Lessor or the Lender from time to time, but not
less than $1,000,000 combined single limit, with excess umbrella liability
coverage of not less than $5,000,000.

         SECTION 9.3      Policies.  All insurance provided for under this
Lease shall be effected under valid enforceable policies issued by insurers of
recognized responsibility and acceptable to the Lessor and the Lender.  Upon
the execution of this Lease, the Lessee shall deliver to the Lender and the
Lessor original certificates of such insurance and copies of such policies in
form reasonably satisfactory to the Lender.  At least 30 days prior to the
expiration date of any policy, a copy of the renewal policy for such insurance
shall be delivered by the Lessee to the Lessor and the Lender, and certificates
thereof in form reasonably satisfactory to the Lender shall be delivered as
aforesaid, together with satisfactory evidence of payment of the premium
thereon.  All policies referred to in Section 9.1 shall contain agreements by
the insurers that (i) any loss shall be payable to the Lessor and the Lender,
notwithstanding any act or negligence of the Lessee which might otherwise
result in forfeiture of said insurance, (ii) such policies shall not be
canceled except upon 30 days' prior written notice to each named insured and
loss payee, (iii) the coverage afforded thereby shall not be affected by the
performance of any work in or about the Leased Property and (iv) waiving all
rights of subrogation against the Lessor, Lender, Lessee and their respective
officers, employees, directors, incorporators, shareholders and agents.

         SECTION 9.4      Loss Payee Provisions.  The rental value policy
referred to in Section 9.1 (c) shall name Lender as the loss-payee thereunder.
Upon the receipt of same, the Lender shall apply the proceeds of such rental
value insurance paid to it first to the payment of Basic Rent and then to the
payment of taxes, insurance premiums and other items of Supplemental Rent
becoming due during the rebuilding and restoration of the Leased Property, and
any balance of such proceeds after the completion of such rebuilding and
restoration shall be paid to Lessee.  Except as provided above in this Section
9.4, all policies of insurance required herein shall name the Lender, Lessor,
and Lessee as the insureds as their respective interests may appear.  Subject
to the provisions and limitations of this Section, all policies





                                     - 12 -
<PAGE>   17
referred to in Section 9.1 shall also provide for any loss to be payable to
Lender as its interest may appear, pursuant to a standard mortgagee clause or
endorsement.  The loss, if any, under the policies referred to in Section 9.1
shall be adjusted with the insurance companies by the Lessee except that no
loss shall be adjusted without the prior written approval of the Lender.  The
loss, if any, under all policies referred to in Section 9.1 shall be payable to
the Lender.  All such policies shall expressly provide that loss thereunder
shall be adjusted and paid as provided in this Section.  Any loss paid to the
Lessee under any insurance policy referred to in Section 9.1 shall be held by
the Lessee in trust for application to the cost of restoring, repairing,
replacing or rebuilding the Improvements.  Any loss paid to the Lender shall be
disbursed by it in accordance with the provisions of Section 11.6 of this
Lease.

         SECTION 9.5      Other Insurance.  Nothing in this Article shall
prevent the Lessee from taking out insurance of the kind and in the amounts
provided for under Section 9.1 and 9.2 under a blanket insurance policy or
policies which can cover other properties owned or operated by the Lessee as
well as the Leased Property; provided, however, that any such policy of
insurance provided for under Section 9.1 shall (a) specify therein, or the
Lessee shall furnish the Lessor and the Lender with a written statement from
the insurers under such policies specifying, the amount of the total insurance
allocated to the Improvements, which amount shall be not less than the amount
required by said Section 9.1 to be carried, and (b) not contain any clause
which would result in the insured thereunder being required to carry insurance
with respect to the property covered thereby in an amount equal to a minimum
specific percentage of the value of such property in order to prevent the
insured therein named from becoming a co-insurer of any loss with the insurer
under such policy.  The Lessee shall furnish to the Lessor and the Lender,
within 30 days after the filing thereof with any insurance rate-making body,
copies of the schedule or make-up of all property covered by every such policy
of blanket insurance.

         SECTION 9.6      Loss Deductibles.  All insurance provided for under
this Agreement may contain loss deductible clauses in such maximum amounts as
the Lender shall approve from time to time.

                                   ARTICLE X
                           ASSIGNMENT AND SUBLEASING

         Except as provided in the next following sentence, Lessee may not
assign any of its right, title or interest in, to or under this Lease.  Lessee
may assign or sublease all or any portion of the Leased Property; provided,
however, that (i) all obligations of Lessee (or, in the case of a merger,
consolidation or sale of all or substantially all of Lessee's assets, Lessee's
successor if (A) such successor has a net worth, determined in accordance with
GAAP, at least equal to that of Lessee as of the end of the most recent fiscal
quarter of Lessee, (B) such successor assumes in writing all of Lessee's
obligations under the Operative Documents without qualification or reservation
and (C) immediately after giving effect to such merger, consolidation or sale,
no Event of Default exists) shall continue in full effect as obligations of a
principal and not of a





                                     - 13 -
<PAGE>   18
guarantor or surety, as though no assignment or sublease had been made, (ii)
any such sublease shall be expressly subject and subordinate to this Lease, the
Loan Agreement, the Mortgage and the other Operative Documents except to the
extent the Lease remains effective under the Non-Disturbance and Attornment
Agreement and (iii) each such sublease shall terminate on or before the Lease
Termination Date.

                                   ARTICLE XI
                   LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE

         SECTION 11.1     Event of Loss. Any event (i) which would otherwise
constitute a Casualty during the Lease Term, (ii) which, in the good-faith
judgement of Lessee, renders repair and restoration of the Leased Property
impractical or uneconomical and (iii) as to which Lessee, within thirty (30)
days after the occurrence of such event, delivers to Lessor and the Lender an
Officer's Certificate notifying Lessor and the Lender of such event and of such
judgement, shall constitute an "Event of Loss".  In the case of any other event
which constitutes a Casualty, Lessee shall restore and rebuild the Leased
Property pursuant to Section 11.3.  If an Event of Loss other than an Event of
Taking shall occur, Lessee shall pay to Lessor on the next Rent Payment Date
following delivery of the Officer's Certificate pursuant to clause (iii) of the
preceding sentence an amount equal to the Lease Balance.  Upon Lessor's receipt
of such Lease Balance on such date, Lessor shall cause Lessor's interest in the
Leased Property to be conveyed to Lessee in accordance with and subject to the
provisions of Section 15.5 "Purchase Procedure" hereof.  Upon completion of
such purchase, but not prior thereto, this Lease and all obligations hereunder
shall terminate, except with respect to obligations and liabilities hereunder,
actual or contingent, that have arisen or relate to events occurring on or
prior to such date of purchase, or which are expressly stated herein to survive
termination of this Lease.  Upon the consummation of the purchase of the Leased
Property pursuant to this Section, any proceeds derived from insurance required
to be maintained by Lessee pursuant to this Lease for Leased Property remaining
after payment of such purchase price shall be paid over to, or retained by,
Lessee or as it may direct, and Lessor shall assign to Lessee, without
warranty, all of Lessor's rights to and interest in insurance required to be
maintained by Lessee pursuant to this Lease.

         SECTION 11.2     Event of Taking.  Any event (i) which constitutes a
taking of title to the Leased Property or (ii) (A) which would otherwise
constitute a Condemnation, (B) which, in the good-faith judgement of Lessee,
renders restoration and rebuilding of the Leased Property impossible,
impractical or uneconomical and (C) as to which Lessee, within thirty (30) days
after the occurrence of such event, delivers to Lessor and the Lender an
Officer's Certificate notifying Lessor and the Lender of such event, of such
judgement and of the date (or Lessee's best estimate thereof) on which Lessee
shall be required to relinquish possession of the Leased Property (or the
affected portion thereof), shall constitute an "Event of Taking".  In the case
of any other event which constitutes a Condemnation, Lessee shall restore and
rebuild the Leased Property pursuant to Section 11.4.  If an Event of Taking
shall occur, Lessee shall pay to Lessor (i) on the next Rent Payment Date
following the occurrence of such Event of Taking, in the case of an Event of
Taking described in clause (i) of the second preceding sentence or (ii) on the
Rent





                                     - 14 -
<PAGE>   19
Payment Date next preceding the date on which Lessee is required to relinquish
possession of the Leased Property (or the affected portion thereof), in the
case of an Event of Taking described in clause (ii) of the second preceding
sentence, an amount equal to the Lease Balance.  Upon Lessor's receipt of the
Lease Balance on such date, Lessor shall cause Lessor's interest in the Leased
Property to be conveyed to Lessee in accordance with and subject to the
provisions of Section 15.5 "Purchase Procedure" hereof; provided, however, that
(A) such conveyance may be by special warranty deed, but free and clear of
Lessor's Liens and the lien of the Mortgage, (B) such conveyance shall be
subject to all rights of the condemning authority, (C) Lessor shall have no
obligation to remove title defects other than Lessor Liens and the lien of the
Mortgage and (D) Lessee's ability to obtain a title insurance policy shall not
affect Lessee's obligation to purchase Lessor's interest in the Leased
Property.  Upon completion of such purchase, but not prior thereto, this Lease
and all obligations hereunder shall terminate, subject to the provisions of
Section 18.17 hereof.  Upon the consummation of the purchase of the Leased
Property pursuant to this Section, all Awards received by Lessor, after
deducting any reasonable and documented costs incurred by Lessor in collecting
such Awards, received or payable on account of an Event of Taking during the
Lease Term shall be paid to Lessee, and all rights of Lessor in Awards not then
received shall be assigned to Lessee by Lessor.  If no Event of Default has
occurred and is then continuing, Lessee shall have the right to negotiate with
the condemning authority and receive all Awards, subject to the terms of this
Lease.

         SECTION 11.3     Casualty. If a Casualty shall occur, Lessee shall
rebuild and restore the Leased Property, will complete the same prior to the
Lease Termination Date, and will cause the conditions set forth in Section 3.3
of the Participation Agreement to be fulfilled with respect to such restoration
and rebuilding prior to the Lease Termination Date; provided, however, that
with respect to any such Casualty occurring after the original satisfaction of
the Construction Conditions, such restoration and rebuilding will be performed,
and the Improvements, as applicable, will be restored and rebuilt, in
accordance with the Plans and Specifications as in existence on the date on
which the certificate of occupancy for the Improvements was issued, as such
Plans and Specifications may have been modified in respect of Alterations
completed prior to the occurrence of such Casualty pursuant to Section 7.2,
with such additional modifications to such Plans and Specifications as Lessor
shall consent to in writing, which consent shall not be unreasonably held or
delayed.

         SECTION 11.4     Condemnation.  If a Condemnation shall occur, Lessee
shall rebuild and restore the Leased Property to the extent practicable, will
complete the same prior to the Lease Termination Date, and will cause the
conditions set forth in Section 3.3 of the Participation Agreement to be
fulfilled with respect to such restoration and rebuilding prior to the Lease
Termination Date; provided, however, that within sixty (60) days after Lessee's
receipt of any Awards with respect to such Condemnation, Lessee shall pay to
Lender, which amounts shall be applied to the Lease Balance, (a) the portion,
if any, of such Awards which are identified, by the condemner, as being
allocable to the Land or (b) if no such identification is made by the
condemner, the portion, if any, of such Awards which are, in Lessee's
good-faith and reasonable judgment, allocable to the Land; and provided,
further, that with respect to any





                                     - 15 -
<PAGE>   20
such Condemnation occurring after the original satisfaction of the Construction
Conditions, such restoration and rebuilding will be performed, and the
Improvements, as applicable, will be restored and rebuilt, in accordance with
the Plans and Specifications as in existence on the date on which the
certificate of occupancy for the Improvements, as applicable, was issued, as
such Plans and Specifications may have been modified in respect of Alterations
completed prior to the occurrence of such Casualty pursuant to Section 7.2 or
modified to adjust for a Condemnation of the Leased Property pursuant to
Section 11.3, with such additional modifications to such Plans and
Specifications as Lessor shall consent to in writing, which consent shall not
be unreasonably withheld or delayed.

         SECTION 11.5     Verification of Restoration and Rebuilding.  Lessee
will promptly notify Lender and Lessor of the completion of the restoration or
rebuilding of the Improvements, as applicable, after a Casualty or
Condemnation.  After completion of such restoration and rebuilding and in order
to verify Lessee's compliance with the foregoing Sections 11.3 and 11.4,
Lessor, the Lender and their authorized representatives may, upon three (3)
Business Days' notice to Lessee, inspect the Leased Property and the completion
of the restoration and rebuilding of the Improvements, as applicable.  All
reasonable and documented out-of-pocket costs of such inspection incurred by
Lessor and the Lender will be paid by Lessee promptly after written request.
No such inspection shall unreasonably interfere with Lessee's operations or the
operations of any other occupant of the Leased Property.  None of the
inspecting parties shall have any duty to make any such inspection or inquiry
and none of the inspecting parties shall incur any liability or obligation by
reason of not making any such inspection or inquiry.  None of the inspecting
parties shall incur any liability or obligation by reason of making any such
inspection or inquiry unless and to the extent such inspecting party causes
damage to the Leased Property or any property of Lessee or any other Person
during the course of such inspection.

         SECTION 11.6     Application of Payments.

         (a)     All proceeds (except for payments under insurance policies
maintained other than pursuant to Article IX of this Lease) received at any
time by Lessor, Lessee or the Lender from any Governmental Authority or other
Person with respect to any Condemnation or Casualty to the Leased Property or
any part thereof or with respect to an Event of Loss or an Event of Taking,
plus the amount of any payment that would have been due from an insurer but for
Lessee's self-insurance or deductibles ("Loss Proceeds"), shall (except to the
extent Section 11.9 applies) be applied as follows:

                 (i)      In the event Lessee purchases the Leased Property
         pursuant to Section 11.1 or Section 11.2, such Loss Proceeds shall be
         applied as set forth in Section 11.1 or Section 11.2, as the case may
         be;

                 (ii)     In the event of a Casualty at such time when no Event
         of Default has occurred and is continuing and Lessee is obligated to
         repair and rebuild the Leased Property pursuant to Section 11.3,
         Lessee may, in good faith and subsequent to the date





                                     - 16 -
<PAGE>   21
         of such Casualty, certify to Lender and to the applicable insurer that
         no Event of Default has occurred, in which event the applicable
         insurer shall pay the Loss Proceeds to Lessee and, if requested by
         Lessee, Lender and Lessor shall so direct the insurer; and

                 (iii)    In the event of a Condemnation at such time when no
         Event of Default has occurred and is continuing and Lessee is
         obligated to repair and rebuild the Leased Property pursuant to
         Section 11.4, Lessor and Lender (if required) shall upon Lessee's
         request assign to Lessee, Lessor's and Lender's (if applicable)
         interest in any applicable Awards except for Awards (or portions
         thereof) described in Section 11.4 (a) or (b); and

                 (iv)     As provided in Section 11.8 if such Section is
         applicable.

         (b)     During any period of repair or rebuilding pursuant to this
Article, this Lease will remain in full force and effect and Basic Rent shall
continue to accrue and be payable without abatement or reduction.  Lessee shall
maintain records setting forth information relating to the receipt and
application of payments in accordance with this Section.  Such records shall be
kept on file by Lessee at its offices and shall be made available to Lessor and
the Lender upon request.

         SECTION 11.7     Prosecution of Awards.

         (a)     If, during the continuance of any Event of Default, any
Condemnation shall occur, Lessee shall give to Lessor and the Lender promptly,
but in any event within sixty (60) days after the occurrence of such
Condemnation, written notice of such occurrence and the date thereof, generally
describing the nature and extent of such Condemnation.  With respect to any
Event of Taking or any Condemnation, Lessee shall control the negotiations with
the relevant Governmental Authority as to any proceeding in respect of which
Awards are required, under Section 11.6, to be assigned or released to Lessee;
provided, however, that if Event of Default shall have occurred and be
continuing Lessor shall control such negotiations.  Lessee hereby irrevocably
assigns, transfers and sets over to Lessor all rights of Lessee to any Award
made during the continuance of an Event of Default on account of any Event of
Taking or any Condemnation and, if there will not be separate Awards to the
Lessor and the Lessee on account of such Event of Taking or Condemnation,
irrevocably authorizes and empowers Lessor during the continuance of an Event
of Default, with full power of substitution in the name of Lessee or otherwise
(but without limiting the obligations of Lessee under this Article), to file
and prosecute what would otherwise be Lessee's claim for any such Award and, in
the case of Lessor, to collect, receipt for and retain the same; provided,
however, that in any event Lessor may participate in any such negotiations, and
no settlement will be made without Lessor's prior consent, not to be
unreasonably withheld or delayed.

         (b)     Notwithstanding the foregoing, Lessee may prosecute, and
Lessor shall have no interest in, any claim with respect to Lessee's trade
fixtures, other personal property and equipment and Lessee's relocation
expenses.





                                     - 17 -
<PAGE>   22
         SECTION 11.8     Application of Certain Payments Not Relating to an
Event of Taking.  In case of a requisition for temporary use of all or a
portion of the Leased Property which is not an Event of Taking, this Lease
shall remain in full force and effect, without any abatement or reduction of
Basic Rent, and the Awards for the Leased Property shall, unless an Event of
Default has occurred and is continuing, be paid to Lessee.

         SECTION 11.9     Other Dispositions.  Notwithstanding the foregoing
provisions of this Article, so long as an Event of Default shall have occurred
and be continuing, any amount that would otherwise be payable to or for the
account of, or that would otherwise be retained by, Lessee pursuant to this
Article shall be paid to Lessor as security for the obligations of Lessee under
this Lease and, at such time thereafter as no Event of Default shall be
continuing, such amount shall be paid promptly to Lessee to the extent not
previously applied by Lessor in accordance with the terms of this Lease or the
other Operative Documents.

         SECTION 11.10    No Rent Abatement.  Rent shall not abate hereunder by
reason of any Casualty, any Event of Loss, any Event of Taking or any
Condemnation of the Leased Property, and Lessee shall continue to perform and
fulfill all of Lessee's obligations, covenants and agreements hereunder
notwithstanding such Casualty, Event of Loss, Event of Taking or Condemnation
until the Lease Termination Date.  The foregoing notwithstanding, if and to the
extent that, pursuant to the provisions of this Lease and the other Operative
Documents, Loss Proceeds or Awards are paid over to and permanently retained by
the Lender or Lessor, Lessee shall receive as a credit against its obligation
to pay Basic Rent or, as applicable, the Lease Balance, in the amount of any
such Loss Proceeds or Awards.

                                  ARTICLE XII
                          INTEREST CONVEYED TO LESSEE

         If a bankruptcy court or other court of competent jurisdiction
determines that the transaction represented by this Lease will not be enforced
as a true lease, or will be treated as a financing or other transaction, then
in such event it is the intention of the parties hereto (i) that this Lease be
treated as a mortgage and security agreement encumbering the Leased Property,
(ii) that Lessor shall have, as a result of such determination, all of the
rights, powers and remedies of a mortgagee available under Applicable Law to
take possession of and sell upon the occurrence of an Event of Default (whether
by foreclosure or otherwise) the Leased Property, (iii) that the effective date
of such mortgage and security agreement shall be the effective date of this
Lease, (iv) that the recording of this Lease, the Memorandum of Lease, or any
other instrument referencing this provision shall be deemed to be the recording
of such mortgage and security agreement and (v) that the obligations secured by
such mortgage and security agreement shall include the Loan and all Basic Rent
and Supplemental Rent hereunder and all other obligations of and amounts due
from Lessee hereunder and under the Operative Documents but without
duplication.





                                     - 18 -
<PAGE>   23
                                  ARTICLE XIII
                               EVENTS OF DEFAULT

         The following events shall constitute Events of Default (whether any
such event shall be voluntary or involuntary or come about or be effected by
operation of law or pursuant to or in compliance with any judgment, decree or
order of any court or any order, rule or regulation of any administrative or
governmental body):

         (a)     Lessee shall fail to make any payment of Basic Rent when due
and such failure shall continue for a period of three (3) days after such
failure;

         (b)     Lessee shall fail to make any payment of Supplemental Rent
when due and such failure shall continue for a period of 10 days after Lessee's
receipt of written notice of such failure from Lessor;

         (c)     Lessee shall fail to pay the Loan or Lease Balance when due
pursuant to Sections 11.1, 11.2, 15.1 or 15.2, or Lessee shall fail to pay the
Recourse Deficiency Amount when required pursuant to Article XV;

         (d)     Lessee shall fail to maintain insurance as required by Article
IX hereof;

         (e)     the occurrence of any breach of the financial covenants set
forth in Section 5.4 of the Participation Agreement;

         (f)     Lessee shall fail to satisfy the Construction Conditions set
forth in Section 3.3 of the Participation Agreement on or before the Completion
Deadline;

         (g)     The filing by Lessee of any petition for dissolution or
liquidation of Lessee, or the commencement by Lessee of a voluntary case under
any applicable bankruptcy, insolvency or other similar law for the relief of
debtors, foreign or domestic, now or hereafter in effect, or Lessee shall have
consented to the entry of an order for relief in an involuntary case under any
such law, or the appointment of or taking possession by a receiver, custodian
or trustee (or other similar official) for Lessee or any substantial part of
its property, or a general assignment by Lessee for the benefit of its
creditors, or Lessee shall have taken any corporate action in furtherance of
any of the foregoing; or the filing against Lessee of an involuntary petition
in bankruptcy which results in an order for relief being entered or,
notwithstanding that an order for relief has not been entered, the petition is
not dismissed within ninety (90) days of the date of the filing of the
petition, or the filing under any law relating to bankruptcy, insolvency or
relief of debtors of any petition against Lessee which either (i) results in a
finding or adjudication of insolvency of Lessee or (ii) is not dismissed within
ninety (90) days of the date of the filing of such petition;





                                     - 19 -
<PAGE>   24
         (h)     A "default", "event of default" or other similar occurrence
shall have occurred and be continuing under any other loan agreement, credit
agreement, revolving credit agreement, mortgage, security agreement, lease
agreement, participation agreement or other agreement between Lessee, or any
Affiliate of Lessee, and Lender or between Lessee, or any Affiliate of Lessee,
and Lessor, or any Affiliate of Lessor, evidencing or securing any Indebtedness
of Lessee exceeding $5,000,000;

         (i)     Any representation or warranty by Lessee in any Operative
Document or in any certificate or document delivered to Lessor pursuant to any
Operative Document shall have been incorrect in any material respect when made
and has resulted in a Material Adverse Effect on Lessee; or

         (j)     Lessee shall fail in any material respect to timely perform or
observe any covenant, condition or agreement (not included in clause (a), (b),
(c), (d), (e), (f), (g), (h) or (i) of this Article) to be performed or
observed by it hereunder or under the other Operative Documents and such
failure shall continue for a period of 30 days after the earlier to occur of a
Responsible Officer becoming aware of such failure or the Lessee's receipt of
written notice thereof from Lessor (provided, however, if such failure is other
than the payment of money and is of such nature that it can be corrected but
not within the applicable period, then that failure shall not constitute an
Event of Default so long as Lessee institutes curative action within the
applicable period and diligently pursues that action to completion).

                                  ARTICLE XIV
                                  ENFORCEMENT

         SECTION 14.1     Remedies.  Upon the occurrence of any Event of
Default and at any time thereafter, Lessor may, so long as such Event of
Default is continuing, do one or more of the following as Lessor in its sole
discretion shall determine, without limiting any other right or remedy Lessor
may have on account of such Event of Default (including, without limitation,
the obligation of Lessee to purchase the Leased Property as set forth in
Sections 15.2 and 15.3):

         (a)     Lessor may, by notice to Lessee, rescind or terminate this
Lease as of the date specified in such notice; provided, however, that (i) no
reletting, reentry or taking of possession of the Leased Property by Lessor
will be construed as an election on Lessor's part to terminate this Lease
unless a written notice of such intention is given to Lessee, (ii)
notwithstanding any reletting, reentry or taking of possession, Lessor may at
any time thereafter elect to terminate this Lease for a continuing Event of
Default and (iii) no act or thing done by Lessor or any of its agents,
representatives or employees and no agreement accepting a surrender of the
Leased Property shall be valid unless the same be made in writing and executed
by Lessor.

         (b)     Lessor may (i) demand that Lessee, and Lessee shall upon the
written demand of Lessor, return the Leased Property promptly to Lessor in the
manner and condition required by, and otherwise in accordance with all of the
provisions of, Articles VII and XV hereof as if the





                                     - 20 -
<PAGE>   25
Leased Property were being returned at the end of the Lease Term, and Lessor
shall not be liable for the reimbursement of Lessee for any costs and expenses
incurred by Lessee in connection therewith and (ii) without prejudice to any
other remedy which Lessor may have for possession of the Leased Property, and
to the extent and in the manner permitted by Applicable Law, enter upon the
Leased Property and take immediate possession of (to the exclusion of Lessee)
the Leased Property or any part thereof and expel or remove Lessee and any
other Person who may be occupying the Leased Property, by summary proceedings
or otherwise, all without liability to Lessee for or by reason of such entry or
taking of possession, whether for the restoration of damage to property caused
by such taking or otherwise and, in addition to Lessor's other damages, Lessee
shall be responsible for the reasonable and documented costs and expenses of
reletting, including brokers fees and the reasonable and documented costs of
any alterations or repairs made by Lessor.

         (c)     Lessor may (i) sell all or any part of the Leased Property at
public or private sale, as Lessor may determine, free and clear of any rights
of Lessee and without any duty to account to Lessee with respect to such action
or inaction or any proceeds with respect thereto (except to the extent required
by clause (ii) of this subsection if Lessor shall elect to exercise its rights
thereunder) in which event Lessee's obligation to pay Basic Rent hereunder for
periods commencing after the date of such sale shall be terminated or
proportionately reduced, as the case may be and (ii) if Lessor shall so elect,
demand that Lessee pay to Lessor, and Lessee shall pay to Lessor, on the date
of such sale, as liquidated damages for loss of a bargain and not as a penalty
(the parties agreeing that Lessor's actual damages would be difficult to
predict, but the aforementioned liquidated damages represent a reasonable
approximation of such amount) (in lieu of Basic Rent due for periods commencing
on or after the Rent Payment Date coinciding with such date of sale (or, if the
sale date is not a Rent Payment Date, the Rent Payment Date next preceding the
date of such sale)), an amount equal to (A) the excess, if any, of (1) the sum
of all Rent due and unpaid to and including such Rent Payment Date plus an
amount equal to the Lease Balance as of the date of sale (or, if the Event of
Default occurs prior to the Completion Date, an amount equal to the sum of the
principal of and all interest due and unpaid on the Note plus an amount equal
to the outstanding balance of Contribution plus all accrued and unpaid
Contribution Return) over (2) the net proceeds of such sale (that is, after
deducting all costs and expenses incurred by Lessor incident to such conveyance
(including, without limitation, all costs, expenses, fees, premiums and taxes
described in Section 15.5(b)), plus (B) interest at the Overdue Rate on the
foregoing amount from such Rent Payment Date until the date of payment.  Any
amounts so collected pursuant to this subsection shall be applied (after first
deducting amounts expended by Lessor in connection with the Leased Property and
the Operative Documents and not then reimbursed) to reduce the Lease Balance.
Lessor agrees, upon Lessee's written request and at Lessee's sole expense, to
provide Lessee with an accounting showing in reasonable detail the application
of amounts collected pursuant to this subsection.

         (d)     Lessor may, at its option, elect not to terminate the Lease,
and continue to collect all Basic Rent, Supplemental Rent and all other amounts
due Lessor (together with all costs of collection) and enforce Lessee's
obligations under this Lease as and when the same become due,





                                     - 21 -
<PAGE>   26
or are to be performed, and at the option of Lessor, upon any abandonment of
the Leased Property by Lessee and re-entry of same by Lessor, Lessor may, in
its sole and absolute discretion, elect not to terminate this Lease and may
make such reasonable alterations and necessary repairs in order to relet the
Leased Property, and relet the Leased Property or any part thereof for such
term or terms (which may be for a long term extending beyond the term of this
Lease) and at such rental or rentals and upon such other terms and conditions
as Lessor in its reasonable discretion may deem advisable.  Upon each such
reletting all rentals actually received by Lessor from such reletting shall be
applied to Lessee's obligations hereunder in such order, proportion and
priority as Lessor may elect in Lessor's sole and absolute discretion, and if
such rentals received from such reletting during any Rent Period are less than
the Rent to be paid during that Rent Period by Lessee hereunder, Lessee shall
pay any deficiency, as calculated by Lessor, to Lessor on the Rent Payment Date
in such Rent Period.

         (e)     If the Leased Property has not been sold, the Lessor may,
whether or not the Lessor shall have exercised or shall thereafter at any time
exercise any of its rights under paragraph (b), (c) or (d) of this Section with
respect to the Leased Property, demand, by written notice to the Lessee
specifying a date (the "Final Rent Payment Date") not earlier than ten (10)
days after the date of such notice, that the Lessee purchase, on the Final Rent
Payment Date, the Leased Property in accordance with the provisions of Sections
15.2, 15.4 and 15.5; provided, however, that (i) such purchase shall occur on
the date set forth in such notice, notwithstanding the provision in Section
15.3 calling for such purchase to occur on the Lease Termination Date and (ii)
the Lessor's obligations under Section 15.5(a) shall be limited to delivery of
a deed without warranty and bill of sale without warranty of the Leased
Property, without recourse or warranty, but free and clear of the Lessor's
Liens.

         (f)     To the extent not inconsistent with subsection (e), Lessor may
exercise any other right or remedy that may be available to it under Applicable
Law, or proceed by appropriate court action (legal or equitable) to enforce the
terms hereof or to recover damages for the breach hereof.  Separate suits may
be brought to collect any such damages for any Rent Period(s), and such suits
shall not in any manner prejudice Lessor's right to collect any such damages
for any subsequent Rent Period(s), or Lessor may defer any such suit until
after the expiration of the Lease Term, in which event such suit shall be
deemed not to have accrued until the expiration of the Lease Term.

         (g)     Lessor may retain and apply against Lessor's damages all sums
which Lessor would, absent such Event of Default, be required to pay, or turn
over, to Lessee pursuant to the terms of this Lease.

         SECTION 14.2     Remedies Cumulative; No Waiver; Consents.  To the
extent permitted by, and subject to the mandatory requirements of, Applicable
Law (subject in all events to Section 14.1(e) hereof), each and every right,
power and remedy herein specifically given to Lessor or otherwise in this Lease
shall be cumulative and shall be in addition to every other right, power and
remedy herein specifically given or now or hereafter existing at law, in





                                     - 22 -
<PAGE>   27
equity or by statute, and each and every right, power and remedy whether
specifically herein given or otherwise existing may be exercised from time to
time and as often and in such order as may be deemed expedient by Lessor, and
the exercise or the beginning of the exercise of any power or remedy shall not
be construed to be a waiver of the right to exercise at the same time or
thereafter any right, power or remedy.  No delay or omission by Lessor in the
exercise of any right, power or remedy or in the pursuit of any remedy shall
impair any such right, power or remedy or be construed to be a waiver of any
default on the part of Lessee or to be an acquiescence therein.  Lessor's
consent to any request made by Lessee shall not be deemed to constitute or
preclude the necessity for obtaining Lessor's consent, in the future, to all
similar requests.  No express or implied waiver by Lessor of any Event of
Default shall in any way be, or be construed to be, a waiver of any future
Event of Default.  To the extent permitted by Applicable Law, Lessee hereby
waives any rights now or hereafter conferred by statute or otherwise that may
require Lessor to sell, lease or otherwise use the Leased Property or part
thereof in mitigation of Lessor's damages upon the occurrence of an Event of
Default or that may otherwise limit or modify any of Lessor's rights or
remedies under this Article.


                                   ARTICLE XV
                  SALE, RETURN OR PURCHASE OF LEASED PROPERTY

         SECTION 15.1     Lessee's Option to Purchase.  Subject to the terms
and conditions and provisions set forth in this Article, Lessee shall have the
option (the "Purchase Option"), exercisable at any time during the Lease Term
on or prior to the tenth Business Day next preceding the Lease Termination
Date, to purchase from Lessor Lessor's interest in the Leased Property at the
Purchase Option Price.  Such option must be exercised by written notice to
Lessor and Lender, which exercise shall be irrevocable, and such notice will
specify the closing date for Lessee's purchase of the Leased Property, which
date shall be (i) not less than ten (10) Business Days or more than 90 calendar
days following Lessor's receipt of such notice and (ii) in any event not later
than the Lease Termination Date.  If the Purchase Option is exercised pursuant
to the foregoing, then, subject to the provisions set forth in this Article, on
such closing date, Lessor shall convey to Lessee, and Lessee shall purchase
from Lessor, Lessor's interest in the Leased Property.  If Lessee fails to
exercise the Purchase Option in a timely manner, then the Purchase Option shall
thereupon automatically terminate without any further action of Lessor, and the
Purchase Option shall thereafter be of no force or effect.  The Purchase Option
granted to Lessee pursuant to this Section is exclusive of the purchase option
provided to Lessee pursuant to Section 14.1(e).

         SECTION 15.2     Purchase Obligation.  Unless (i) Lessee shall have
properly exercised the Purchase Option and purchased the Leased Property
pursuant thereto, (ii) Lessee shall have properly exercised the Remarketing
Option and shall have fulfilled all of the conditions of Section 15.6 hereof
and Lessor shall have sold its interest in the Leased Property pursuant thereto
or (iii) Lessee shall have properly exercised the Remarketing Option and shall
have fulfilled all of the conditions of Section 15.6 hereof but Lessor shall
have rejected such sale





                                     - 23 -
<PAGE>   28
pursuant to Section 15.6(xi) and Lessee shall then have timely fulfilled all of
its obligations under Section 15.7 and 15.8 hereof, then, subject to the terms,
conditions and provisions set forth in this Article, Lessee shall purchase from
Lessor, and Lessor shall convey to Lessee, on the Lease Termination Date all of
Lessor's interest in the Leased Property.  Lessee may designate, in a notice
given to Lessor not less than ten (10) Business Days prior to the closing of
such purchase (time being of the essence), the transferee to whom the
conveyance shall be made (if other than to Lessee), in which case such
conveyance shall (subject to the terms and conditions set forth herein) be made
to such designee; provided, however, that such designation of a transferee
shall not cause Lessee to be released, fully or partially, from any of its
obligations under this Lease.

         SECTION 15.3  Acceleration of Purchase Obligation.  Lessee shall be
obligated to purchase Lessor's interest in the Leased Property immediately,
automatically and without notice upon the occurrence of any Event of Default
specified in clause (g) of Article XIII; provided, however, that (without
affecting any of Lessee's obligations under Section 15.5 or otherwise) Lessor's
obligations under Section 15.5 (a) shall be limited to delivery of a quit claim
assignment of the Leased Property.

         SECTION 15.4  Determination of Purchase Price.  Upon the purchase by
Lessee of Lessor's interest in the Leased Property pursuant to Sections 15.2 or
15.3, the purchase price for the Leased Property shall be an amount equal to
the Lease Balance as of the closing date therefor.

         SECTION 15.5     Purchase Procedure.

         (a)     If Lessee shall purchase Lessor's interest in the Leased
Property pursuant to any provision of this Lease (other than as provided in
Section 15.3), (i) Lessee shall accept from Lessor, and Lessor shall convey to
Lessee, Lessor's interest in the Leased Property by a duly executed and
acknowledged assignment of the Ground Lease in recordable form, (ii) upon the
date fixed for any purchase of Lessor's interest in the Leased Property
hereunder, Lessee shall pay to the order of Lessor the Lease Balance by wire
transfer of federal funds and (iii) Lessor shall convey to Lessee Lessor's
interest in the Leased Property via the assignment of Ground Lease described
above and Lessor will execute and deliver to Lessee such other documents as may
be legally required in order to effect such conveyance, and such other
documents as may be required by the escrow agent in order to close escrow and
issue to Lessee an ALTA lessee's title policy subject only to (A) the
exceptions set forth on Schedule B of the Title Policy other than the Mortgage
and the Assignment of Lease and Rents, (B) such exceptions created or caused by
Lessee, or otherwise resulting from any act or failure to act by Lessee, or
consented to by Lessee and (C) taxes and assessments not yet due and payable.

         (b)     In the event that Lessee exercises the Remarketing Option
pursuant to Section 15.6 and fulfills all of the conditions set forth in
clauses (i) through (xiii) thereof, and if Lessor does not reject the purchase
offer for the Leased Property as provided in Section 15.6 (xi), then upon





                                     - 24 -
<PAGE>   29
payment of the purchase price and the satisfaction by such purchaser of all of
the applicable closing conditions, Lessor shall convey to such purchaser
Lessor's interest in the Leased Property by a duly executed assignment of the
Ground Lease in recordable form, and Lessor will execute and deliver to such
purchaser (or the Lessee, as appropriate) such other documents as may be
legally required in order to effect such conveyance, and such other documents
as may be required by such purchaser's title insurance company in order to
issue to such purchaser an ALTA owner's title insurance policy subject only to
(i) the exceptions set forth on Schedule B of the Title Policy, other than the
Mortgage and the Assignment of Lease and Rents, (ii) such exceptions created or
caused by Lessee, or otherwise resulting from any act or failure to act by the
Lessee, or consented to by the Lessee and (iii) taxes and assessments not yet
due and payable.

         (c)     Lessee shall, at Lessee's sole cost and expense, obtain all
required governmental and regulatory approval and consents and shall make such
filings as required by Applicable Law.  In the event that Lessor is required by
Applicable Law to take any action in connection with such purchase and sale,
Lessee shall pay all costs incurred by Lessor in connection therewith.  In
addition, all charges incident to such conveyance, including, without
limitation, Lessee's attorneys' fees, Lessor's reasonable attorneys' fees,
commissions, Lessee's and Lessor's escrow fees, recording fees, title insurance
premiums and all applicable documentary transfer or other transfer taxes and
other taxes required to be paid in order to record the transfer documents that
might be imposed by reason of such conveyance and the delivery of such deed
shall be borne entirely and paid by Lessee.

         (d)     Upon expiration or termination of this Lease resulting in
conveyance of Lessor's interest in the title to the Leased Property to Lessee,
there shall be no apportionment of taxes, insurance, utility charges or other
charges payable with respect to the Leased Property, all of such taxes,
insurance, utility or other charges due and payable with respect to the Leased
Property prior to termination being payable by Lessee hereunder and all due
after such time being payable by Lessee as the then owner of the Leased
Property.

         SECTION 15.6     Option to Remarket.  Subject to the fulfillment of
each of the conditions set forth in this Section, Lessee shall have the option
(the "Remarketing Option") to market the Leased Property for Lessor and to
procure a purchaser therefor.  Lessee's effective exercise and consummation of
the Remarketing Option shall be subject to the due and timely fulfillment of
each of the following provisions, the failure of any of which shall render the
Remarketing Option and Lessee's exercise thereof null and void, in which event,
Lessee shall be obligated to perform its obligations under Section 15.2
"Purchase Obligation":

                 (i)      Not earlier than six months before the Scheduled
         Termination Date, Lessee shall give to Lessor written notice of
         Lessee's exercise of the Remarketing Option, which exercise shall be
         irrevocable unless otherwise agreed in writing by the Lender.





                                     - 25 -
<PAGE>   30
                 (ii)     Not later than thirty (30) Business Days prior to the
         Scheduled Termination Date, Lessee shall deliver to Lessor an
         environmental assessment of the Leased Property dated not later than
         forty-five (45) days prior to the Scheduled Termination Date.  Such
         environmental assessment shall be prepared by an environmental
         consultant selected by Lessee and reasonably acceptable to Lessor and
         the Lender, shall be in form, detail and substance reasonably
         acceptable to Lessor and the Lender, and shall otherwise indicate the
         environmental condition of the Leased Property to be the same as
         described in the Environmental Audit.

                 (iii)    On the date of Lessee's notice to Lessor of Lessee's
         exercise of the Remarketing Option, each of the Construction
         Conditions shall have been timely satisfied and no Event of Default
         shall exist, and thereafter, no Event of Default shall exist under
         this Lease.

                 (iv)     Lessee shall have completed all Alterations,
         restoration and rebuilding of the Leased Property pursuant to Sections
         7.2, 11.3 and 11.4 (as the case may be) and shall have fulfilled all
         of the conditions and requirements in connection therewith pursuant to
         said Sections, in each case by the date on which Lessor receives
         Lessee's notice of Lessee's exercise of the Remarketing Option (time
         being of the essence), regardless of whether the same shall be within
         Lessee's control.

                 (v)      Once Lessee has exercised the Remarketing Option as
         provided in clause (i) hereof, Lessee shall, as nonexclusive agent for
         Lessor, use commercially reasonable efforts to sell Lessor's interest
         in the Leased Property and will attempt to obtain the highest purchase
         price therefor.  Lessee will be responsible for hiring brokers and
         making the Leased Property available for inspection by prospective
         purchasers.  Lessee shall promptly provide any maintenance records
         relating to the Leased Property to Lessor and any potential purchaser
         upon request, and shall otherwise do all things necessary to sell and
         deliver possession of the Leased Property to the purchaser.  All such
         marketing of the Leased Property shall be at Lessee's sole expense.
         Lessee shall allow Lessor, the Lender and any potential qualified
         purchaser access to the Leased Property for the purpose of inspecting
         the same.

                 (vi)     Lessee shall submit all bids to Lessor and the Lender
         and Lessor and the Lender will have the right to review the same and
         the right to submit any one or more bids.  All bids shall be on an
         "all-cash" basis (at least up to the Lease Balance amount).  Lessee
         shall procure bids from one or more bona fide prospective purchasers
         and shall deliver to Lessor and the Lender not less than ninety (90)
         days prior to the Lease Termination Date a binding written irrevocable
         offer by such purchaser offering (subject to customary conditions
         which do not violate the provisions of clause viii, below) the highest
         "all-cash" bid to purchase the Leased Property.  Such purchaser shall
         not be Lessee or any Subsidiary or Affiliate of Lessee.  The written
         offer must specify the Lease Termination Date as the closing date.





                                     - 26 -
<PAGE>   31
                 (vii)    On the Lease Termination Date, Lessee shall surrender
         the Leased Property in accordance with Section 15.8 hereof.

                 (viii)   In connection with any such sale of the Leased
         Property, Lessee may provide to the purchaser any such customary
         "seller's" indemnities, representations and warranties regarding
         title, absence of Liens (except Lessor's Liens) and the condition of
         the Leased Property, including, without limitation, an environmental
         indemnity, as Lessee may determine to provide in the exercise of its
         business judgment and sole discretion, provided, however, that no such
         indemnities, representations or warranties shall be binding on Lessor,
         nor shall they create liabilities, charges, offsets or Claims,
         contingent or otherwise, which could diminish, offset or impose a lien
         upon the amount of the cash proceeds payable to Lessor under such
         purchase offer, nor shall Lessor be under any obligation to join in or
         become obligated for the same, except that Lessor shall fulfill all of
         the requirements set forth in clause (b) of Section 15.5, and such
         requirements are incorporated herein by reference.  As to Lessor, any
         such sale shall be made on an "as is, with all faults" basis without
         representation or warranty by Lessor other than the absence of
         Lessor's Liens.

                 (ix)     Lessor shall pay from the sale proceeds, all
         prorations, credits, costs and expenses of the sale of the Leased
         Property, including without limitation the cost of all title
         insurance, surveys, environmental reports, appraisals, transfer taxes,
         Lessor's reasonable attorneys' fees, commissions, escrow fees,
         recording fees, and all applicable documentary and other transfer
         taxes.

                 (x)      Lessee shall pay to the Lender on the Lease
         Termination Date (or to such other Person as Lessor shall notify
         Lessee in writing or, in the case of Supplemental Rent, to the Person
         entitled thereto) an amount equal to the Recourse Deficiency Amount in
         the type of funds specified in Section 4.3 hereof.

                 (xi)     If the selling price (net of closing costs and
         prorations and other amounts payable by Lessor under clause (ix)
         above, as reasonably estimated by Lessor) plus the Recourse Deficiency
         Amount is less than the Lease Balance, then Lessor may, by notice to
         Lessee and in Lessor's sole and absolute discretion, reject such offer
         to purchase, in which event the parties will proceed according to the
         provisions of Section 15.7 "Rejection of Sale" hereof.

                 (xii)    If Lessor does not reject such purchase offer as
         provided above, the closing of such purchase of the Leased Property by
         such purchaser must occur on the Lease Termination Date,
         contemporaneously with Lessee's surrender of the Leased Property in
         accordance with Section 15.8 hereof.

                 (xiii)   If Lessor does not reject the purchase offer as
         provided above, then the purchase shall be consummated on the Lease
         Termination Date and the gross proceeds





                                     - 27 -
<PAGE>   32
         of the sale (i.e., without deduction for any marketing, closing or
         other costs, prorations or commissions) shall be paid directly to
         Lessor; provided, however, that if the sum of the gross proceeds from
         such sale plus the Recourse Deficiency Amount exceeds the Lease
         Balance, as of such date, then the excess shall be paid to Lessee on
         the Lease Termination Date.

If one or more of the foregoing provisions shall not be fulfilled as of the
Lease Termination Date or if the Leased Property is not purchased as aforesaid
for any other reason whatsoever other than solely due to rejection by Lessor of
such sale pursuant to subsection (xi) above, then Lessor may, at Lessor's
option and in Lessor's sole discretion, (i) declare by written notice to Lessee
the Remarketing Option to be null and void (whether or not it has been
theretofore exercised by Lessee), in which event all of Lessee's rights under
this Section shall immediately terminate and Lessee shall be obligated to
purchase the Leased Property pursuant to Section 15.2 on the Lease Termination
Date or (ii) permit and require Lessee on behalf of Lessor to consummate the
sale of the Leased Property to such purchaser, in which event the gross
proceeds shall be paid as set forth in Section 15.6(xiii) above and all of
Lessor's rights and remedies set forth herein, in the other Operative
Documents, at law or in equity or otherwise shall be preserved as set forth in
Section 14.2 hereof.  If the prospective purchaser breaches its offer to
purchase, then Lessor may, in Lessor's sole discretion, declare the Remarketing
Option to be null and void, in which event all of Lessee's rights under this
Section shall immediately terminate and Lessee shall be obligated to purchase
the Leased Property pursuant to Section 15.2.  The Lessee shall have no right,
power or authority to bind the Lessor in connection with any proposed sale of
the Leased Property.

         SECTION 15.7     Rejection of Sale.  (a) Notwithstanding anything
contained herein to the contrary, if Lessor rejects the purchase offer for the
Leased Property as provided in Section 15.6(xi), then (i) Lessee shall pay to
the Lender (or to such other Person as Lessor shall direct) the Recourse
Deficiency Amount pursuant to Section 15.6(xi), (ii) Lessor shall retain title
to the Leased Property and (iii) in addition to Lessee's other obligations
hereunder, Lessee will reimburse Lessor, within ten (10) Business Days after
written request, for all reasonable costs and expenses incurred by Lessor
during the period ending on the first anniversary of the Lease Termination Date
in connection with the marketing, sale, closing or transfer of the Leased
Property, which obligation shall survive the Lease Termination Date and the
termination or expiration of this Lease.

                 (b)      Following any rejection by Lessor of the purchase
offer for the Leased Property pursuant to the provisions of Section 15.6(xi),
subject to the condition that Lessee shall have:

                          (i)   timely paid the Recourse Deficiency Amount to
                 Lessor on or before the Lease Termination Date,





                                     - 28 -
<PAGE>   33
                          (ii)  duly and timely fulfilled each of the other
                 provisions of clauses (i) through (xiii) of Section 15.6 on or
                 before the Lease Termination Date, and

                          (iii) on and after the Lease Termination Date, timely
                 fulfilled each and every obligation of the Lessee under the
                 Lease Agreement, the Participation Agreement and the other
                 Operative Documents on its part to be performed, and no Event
                 of Default shall have occurred, then,

upon the subsequent sale of the Leased Property by Lessor to a third party,
Lessor shall pay to Lessee an amount equal to the Lessor's gain (if any) on the
sale, computed taking into account Lessor's total investment in the Leased
Property (including, without limitation, the unpaid balance of the Loan, if
any, and the unrecovered balance of the Contribution) plus all of Lessor's
unreimbursed costs and expenses (capital or otherwise) relating to the Leased
Property, plus an annual return thereon computed at the Overdue Rate, less the
net avails of any reletting of the Leased Property or any part thereof.  To the
extent that Lessor shall receive payment in the form of purchase-money
indebtedness in connection with any such sale, Lessor's duty to account to
Lessee pursuant to this Section 15.7(b) shall be suspended until such time as
Lessor receives payment thereon.

         SECTION 15.8     Return of Leased Property.  If Lessor retains title
to the Leased Property pursuant to Section 15.7 hereof, then Lessee shall, on
the Lease Termination Date, and at its own expense, return possession of the
Leased Property to Lessor for retention by Lessor or if Lessee properly
exercises the Remarketing Option and fulfills all of the conditions of Section
15.6 hereof and Lessor does not reject such purchase offer pursuant to Section
15.6(xi), then Lessee shall (unless by agreement with the purchaser Lessee is
to remain in possession of the Leased Property), on the Lease Termination Date
and at its own cost, transfer possession of the Leased Property to the
independent purchaser thereof, in each case by surrendering the same into the
possession of Lessor or such purchaser, as the case may be, free and clear of
all Liens other than Lessor Liens and Liens described in clause (vi) of the
definition of Permitted Liens, in as good condition as it was on the Completion
Date (as modified by Alterations permitted by this Lease), ordinary wear and
tear excepted, and in compliance with Applicable Law.  Lessee shall, on and
within a reasonable time before and after the Lease Termination Date, cooperate
with Lessor and the independent purchaser of the Leased Property in order to
facilitate the ownership and operation by such purchaser of the Leased Property
after the Lease Termination Date, which cooperation shall include the
following, all of which Lessee shall do on or before the Lease Termination Date
or as soon thereafter as is reasonably practicable: providing all books and
records regarding the maintenance and ownership of the Leased Property and all
know-how, data and technical information relating thereto to the extent in
Lessee's possession, providing a current copy of the Plans and Specifications,
assigning all licenses necessary for the operation and maintenance of the
Leased Property to the extent Lessee has the legal right to do so and
cooperating in seeking and obtaining all necessary Governmental Action





                                     - 29 -
<PAGE>   34
relating to occupancy but not special use by the purchaser thereof.  Lessee
shall have also paid the cost of all Alterations commenced prior to the Lease
Termination Date.  The obligation of Lessee under this Article shall survive
the expiration or termination of this Lease.

         SECTION 15.9     Effect of Conveyance to Lessee.  Upon conveyance of
the Leased Property after the exercise by Lessee of any of its rights to
purchase the Leased Property, including its rights under Section 14.1(e) or
after exercise of the Remarketing Option, this Lease shall automatically
terminate unless Lessee otherwise elects in writing.


                                  ARTICLE XVI
                               LESSEE'S EQUIPMENT

         After any repossession of the Leased Property (whether or not this
Lease has been terminated), Lessee, at its expense and so long as such removal
of such Alteration shall not result in a violation of Applicable Law, shall,
within a reasonable time after such repossession or within sixty (60) days
after Lessee's receipt of Lessor's written request (whichever shall first
occur), remove all of Lessee's trade fixtures, personal property and equipment
from the Leased Property (to the extent that the same can be readily removed
from the Leased Property without causing material damage to or materially
impairing the value of the Leased Property); provided, however, that Lessee
shall not remove any fixture, equipment or personal property which constitutes
part of the Leased Property.  Any of Lessee's trade fixtures, personal property
and equipment not so removed by Lessee within such period shall be considered
abandoned by Lessee, and title thereto shall without further act vest to
Lessor, and may be appropriated, sold, destroyed or otherwise disposed of by
Lessor without notice to Lessee and without obligation to account therefor and
Lessee will pay Lessor, upon written demand, all reasonable and documented
costs and expenses incurred by Lessor in removing, storing or disposing of the
same and all costs and expenses incurred by Lessor to repair any damage to the
Leased Property caused by such removal.  Lessee will immediately repair at its
expense all damage to the Leased Property caused by any such removal (unless
such removal is effected by Lessor, in which event Lessee shall pay all
reasonable costs and expenses incurred by Lessor for such repairs).  Lessor
shall have no liability in exercising Lessor's rights under this Article, nor
shall Lessor be responsible for any loss of or damage to Lessee's personal
property and equipment in connection therewith.

                                  ARTICLE XVII
                          RIGHT TO PERFORM FOR LESSEE

         If Lessee shall fail to perform or comply with any of its agreements
contained herein Lessor may, on thirty (30) days' prior notice (or such lesser
period afforded by Applicable Law or any third party, except that no notice
shall be required in the case of a default in the observance of the obligations
to maintain insurance pursuant to Article IX) to Lessee, perform or comply with
such agreement, and Lessor shall not thereby be deemed to have waived any





                                     - 30 -
<PAGE>   35
default caused by such failure, and the amount of such payment and the amount
of the expenses of Lessor (including reasonable attorney's fees and expenses)
incurred in connection with such payment or the performance of or compliance
with such agreement, as the case may be, shall be deemed Supplemental Rent,
payable by Lessee to Lessor within ten (10) days' after written demand
therefor.

                                 ARTICLE XVIII
                                 MISCELLANEOUS

         SECTION 18.1     Reports.  To the extent required under Applicable Law
and to the extent it is reasonably practical for Lessee to do so, Lessee shall
prepare and file in timely fashion, or, where such filing is required to be
made by Lessor or it is otherwise not reasonably practical for Lessee to make
such filing, Lessee shall prepare and deliver to Lessor (with a copy to the
Lender) within a reasonable time prior to the date for filing and Lessor shall
file, any material reports with respect to the condition or operation of the
Leased Property that shall be required to be filed with any Governmental
Authority.

         SECTION 18.2     Binding Effect; Successors and Assigns; Survival.
The terms and provisions of this Lease, and the respective rights and
obligations hereunder of Lessor and Lessee, shall be binding upon their
respective successors, legal representatives and assigns (including, in the
case of Lessor, any Person to whom Lessor may transfer the Leased Property or
any interest therein in accordance with the provisions of the Operative
Documents), and inure to the benefit of their respective permitted successors
and assigns, and the rights hereunder of the Lender shall inure (subject to
such conditions as are contained herein) to the benefit of the Lender's
permitted successors and assigns.

         SECTION 18.3     Quiet Enjoyment.  Lessor covenants that, so long as
no Event of Default has occurred and is continuing, it will not interfere in
Lessee's or any of its sublessees' quiet enjoyment of the Leased Property in
accordance with this Lease during the Lease Term.

         SECTION 18.4     Notices.  Unless otherwise specified herein, all
notices, offers, acceptances, rejections, consents, requests, demands or other
communications to or upon the respective parties hereto shall be in accordance
with Section 8.2 of the Participation Agreement.

         SECTION 18.5     Severability.  Any provision of this Lease that shall
be prohibited or unenforceable in any jurisdiction shall, as to such
jurisdiction, be ineffective to the extent of such prohibition or
unenforceability without invalidating the remaining provisions hereof and any
such prohibition or unenforceability in any jurisdiction shall not invalidate
or render unenforceable such provision in any other jurisdiction, and Lessee
shall remain liable to perform its obligations hereunder except to the extent
of such unenforceability.  To the extent permitted by Applicable Law, the
parties hereby waive any provision of law that renders any provision hereof
prohibited or unenforceable in any respect.





                                     - 31 -
<PAGE>   36
         SECTION 18.6     Amendment; Complete Agreements.  Neither this Lease
nor any of the terms hereof may be terminated, amended, supplemented, waived or
modified orally, except by an instrument in writing signed by Lessor and Lessee
in accordance with the provisions of Section 8.4 of the Participation
Agreement.  This Lease, together with the other Operative Documents, is
intended by the parties as a final expression of their lease agreement and as a
complete and exclusive statement of the terms thereof, all negotiations,
considerations and representations between the parties having been incorporated
herein and therein.  No course of prior dealings between the parties or their
officers, employees, agents or Affiliates shall be relevant or admissible to
supplement, explain, or vary any of the terms of this Lease or any other
Operative Document.  Acceptance of, or acquiescence in, a course of performance
rendered under this or any prior agreement between the parties or their
Affiliates shall not be relevant or admissible to determine the meaning of any
of the terms of this Lease or any other Operative Document.  No
representations, undertakings, or agreements have been made or relied upon in
the making of this Lease other than those specifically set forth in the
Operative Documents.

         SECTION 18.7     Construction.  This Lease shall not be construed more
strictly against any one party, it being recognized that both of the parties
hereto have contributed substantially and materially to the preparation and
negotiation of this Lease.

         SECTION 18.8     Headings.  The Table of Contents and headings of the
various Articles and Sections of this Lease are for convenience of reference
only and shall not modify, define or limit any of the terms or provisions
hereof.

         SECTION 18.9     Counterparts.  This Lease may be executed by the
parties hereto in separate counterparts, each of which when so executed and
delivered shall be an original, but all such counterparts shall together
constitute but one and the same instrument.

         SECTION 18.10    Governing Law.  THIS LEASE SHALL IN ALL RESPECTS BE
GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF TEXAS
APPLICABLE TO AGREEMENTS MADE AND TO BE PERFORMED ENTIRELY WITHIN SUCH STATE,
INCLUDING ALL MATTERS OF CONSTRUCTION, VALIDITY, PERFORMANCE, THE CREATION OF
THE LEASEHOLD ESTATE HEREUNDER AND THE EXERCISE OF RIGHTS AND REMEDIES WITH
RESPECT TO SUCH ESTATE.

         SECTION 18.11    Discharge of Lessee's Obligations by its Affiliates.
Lessor agrees that performance of any of Lessee's obligations hereunder by one
or more of Lessee's Affiliates or one or more of Lessee's sublessees of the
Leased Property or any part thereof shall constitute performance by Lessee of
such obligations to the same extent and with the same effect hereunder as if
such obligations were performed by Lessee, but no such performance shall excuse
Lessee from any obligation not performed by it or on its behalf under the
Operative Documents.





                                     - 32 -
<PAGE>   37
         SECTION 18.12    Liability of Lessor Limited.  Except as otherwise
expressly provided below in this Section, it is expressly understood and agreed
by and between Lessee, Lessor and their respective successors and assigns that
nothing herein contained shall be construed as creating any personal liability
of Lessor or any of its constituent members or other Affiliates, or JH
Management Corporation, or any of their respective incorporators, stockholders,
officers, directors, employees or agents, individually or personally, to
perform any covenant, either express or implied, contained herein, all such
personal liability, if any, being expressly waived by Lessee and by each and
every Person now or hereafter claiming by, through or under Lessee, and that,
so far as Lessor or any of its constituent members or other Affiliates, or JH
Management Corporation, or any of their respective incorporators, stockholders,
officers, directors, employees or agents, individually or personally, is
concerned, Lessee and any Person claiming by, through or under Lessee shall
look solely to, and the liability of Lessor hereunder shall be limited to, the
right, title and interest of Lessor in the Leased Property, any proceeds from
Lessor's sale or encumbrance thereof, and any Awards or Loss Proceeds
(provided, however, that Lessee shall not be entitled to any double recovery)
for the performance of any obligation under this Lease and under the Operative
Documents and the satisfaction of any liability arising therefrom.

         SECTION 18.13    Estoppel Certificates.  Each party hereto agrees that
at any time and from time to time during the Lease Term, it will promptly, but
in no event later than thirty (30) days after request by the other party
hereto, execute, acknowledge and deliver to such other party or to the Lender,
any prospective purchaser (if such prospective purchaser has signed a
commitment or letter of intent to purchase the Leased Property or any part
thereof) assignee or mortgagee or third party designated by such other party, a
certificate stating (i) that this Lease is unmodified and in force and effect
(or if there have been modifications, that this Lease is in force and effect as
modified, and identifying the modification agreements), (ii) the date to which
Basic Rent has been paid, (iii) whether or not there is any existing default by
Lessee in the payment of Basic Rent or any Supplemental Rent hereunder, and
whether or not there is any other existing default by either party with respect
to which a notice of default has been served, and, if there is any such
default, specifying the nature and extent thereof, (iv) whether or not, to the
knowledge of the signer, there are any setoffs, defenses or counterclaims
against enforcement of the obligations to be performed hereunder existing in
favor of the party executing such certificate and (v) other matters concerning
the status of the Lease and any of the Operative Documents to which the Lessee
is a party that may be reasonably requested; provided, however, that no such
certificate may be requested unless the requesting party has a good faith
reason for such request.

         SECTION 18.14    No Joint Venture.  Any intention to create a joint
venture or partnership relation between Lessor and Lessee is hereby expressly
disclaimed.

         SECTION 18.15    No Accord and Satisfaction.  The acceptance by Lessor
of any sums from Lessee (whether as Basic Rent or otherwise) in amounts which
are less than the amounts due and payable by Lessee hereunder is not intended,
nor shall any such acceptance be





                                     - 33 -
<PAGE>   38
construed, to constitute an accord and satisfaction of any dispute between
Lessor and Lessee regarding sums due and payable by Lessee hereunder, unless
Lessor specifically deems it as such in writing.

         SECTION 18.16    No Merger.  In no event shall the leasehold
interests, estates or rights of Lessee hereunder nor the fee interest, estates
and rights of Lessee, merge with the other or any other interests, estates or
rights of Lessor in or to the Leased Property, it being understood that such
leasehold interests, estates and rights of Lessee hereunder and Lessee's fee
interests, estates and rights shall be deemed to be separate and distinct from
the other and Lessor's other interests, estates and rights, if any, in or to
the Leased Property, notwithstanding that any such interests, estates or rights
shall at any time or times be held by or vested in the same person, corporation
or other entity.

         SECTION 18.17    Survival.  The obligations of Lessee to be performed
under this Lease prior to the Lease Termination Date and the obligations of
Lessee pursuant to Article IV, Articles XI, XII, XIV, Sections 15.2, 15.3,
15.4, 15.5, 15.8, Articles XVI and XVII, and Sections 18.10 and 18.12 shall
survive the expiration or termination of this Lease.  The extension of any
applicable statute of limitations by Lessor, Lessee, the Lender or any
Indemnitee shall not affect such survival.

         SECTION 18.18    Chattel Paper.  To the extent that this Lease
constitutes chattel paper (as such term is defined in the Uniform Commercial
Code in any applicable jurisdiction), no security interest in this Lease may be
created through the transfer or possession of any counterpart other than the
original counterpart, which shall be identified as the original counterpart by
the receipt of Lessor on its signature page.

         SECTION 18.19    Time of Essence.  Time is of the essence of this
Lease.

         SECTION 18.20    Recordation of Lease.  Lessee will, at its expense,
cause the Memorandum of Lease to be recorded in the proper office or offices in
the State and the municipality in which the Land is located.

         SECTION 18.21    Investment of Security Funds.  Any amounts not
payable to Lessee (which amounts shall be paid to or retained by Lessor),
pursuant to any provision of Article IX, XI or XV or this Section solely
because an Event of Default shall have occurred and be continuing, shall be
held by the Lender, on behalf of Lessee, as security for the obligations of
Lessee under this Lease and the Participation Agreement.  At such time as no
Event of Default shall be continuing, such amounts, net of any amounts
previously applied to Lessee's obligations hereunder or under the Participation
Agreement, shall be paid to Lessee or such sublessee or transferee, as the case
may be.  Any such amounts which are held by the Lender pending payment to
Lessee or such sublessee or transferee, as the case may be, shall until paid to
Lessee or such sublessee or transferee, as the case may be, as provided
hereunder or, as long as any of the Loan Agreements is in effect, until applied
against Lessee's obligations herein and under





                                     - 34 -
<PAGE>   39
the Participation Agreement and distributed as provided in Section 3 of the
Loan Agreement or (after the Loan Agreements are no longer in effect) in
connection with any exercise of remedies hereunder, be invested by the Lender
as directed from time to time in writing by Lessee (provided, however, if an
Event of Default has occurred and is continuing such investment will be
directed by Lessor) and at the expense and risk of Lessee, in investments
reasonably approved by the Lender.  Any gain (including interest received)
realized as the result of any such investment (net of any fees, commissions and
other expenses, if any, incurred in connection with such investment) shall be
applied in the same manner as the principal invested.

         SECTION 18.22    No Illegal Interest to be Charged.  All agreements
between the Lessee and the Lessee under this Lease or the Participation
Agreement are expressly limited so that in no contingency or event whatsoever
shall the amount paid or agreed to be paid to the Lessor or its successors or
assigns for the use, forbearance or detention of the money to be advanced to
the Lessee exceed the highest rate permissible under law applicable thereto by
a court of competent jurisdiction.  If, from any circumstances whatever,
fulfillment of any provisions of this Lease or any of the Operative Documents
at the time performance of such provision shall be due, shall involve payment
of interest at a rate that exceeds the highest lawful rate as so determined,
then ipso facto the obligation to be fulfilled shall be reduced to such highest
lawful rate.  If from any circumstances whatsoever, the Lessor or its
successors or assigns shall ever receive interest, the amount of which would
exceed such highest lawful rate, the portion thereof that would be excessive
interest shall be applied to the reduction of the unpaid Scheduled Rent;
provided, however, that nothing contained herein, in the Participation
Agreement, this Lease or any of the Operative Documents shall be deemed to
create a defense, contractual or otherwise, to any sums due or to become due or
coming due under this Lease, the Participation Agreement or any of the
Operative Documents where no such defense exists at law, as for example, where
corporations are barred from asserting the defense of usury or in a case
wherein no limit exists upon the rate of interest that may be charged.


                     [THIS SPACE INTENTIONALLY LEFT BLANK]





                                     - 35 -
<PAGE>   40
         IN WITNESS WHEREOF, the parties hereto have caused this Lease and
Development Agreement to be executed by their respective duly authorized
officers as of the day and year first above written.


                                        ASSET XI HOLDINGS COMPANY,
                                        L.L.C., as Lessor

                                        By: Asset Holdings Corporation I,
                                            as Managing Member


                                        By: /s/ TIFFANY PERCIVAL
                                           ------------------------------------ 
                                           Name:  Tiffany Percival
                                           Title: Vice President

                                        EAGLE USA AIRFREIGHT, INC., as
                                        Lessee


                                        By: /s/ DOUGLAS A. SECKEL
                                           -----------------------------------
                                           Name:  Douglas A. Seckel
                                           Title: Chief Financial Officer





                                     - 36 -
<PAGE>   41


                                   APPENDIX I
                                       TO
                       PARTICIPATION AGREEMENT, LEASE AND
                    DEVELOPMENT AGREEMENT AND LOAN AGREEMENT

                         DEFINITIONS AND INTERPRETATION

         A.      Interpretation.  In each Operative Document, unless a clear
contrary intention appears, (i) the singular number includes the plural number
and vice versa, (ii) reference to any Person includes such Person's successors
and assigns but, if applicable, only if such successors and assigns are
permitted by the Operative Documents, and reference to a Person in a particular
capacity excludes such Person in any other capacity or individually, (iii)
reference to any gender includes each other gender, (iv) reference to any
agreement (including any Operative Document), document or instrument means such
agreement, document or instrument as amended or modified and in effect from
time to time in accordance with the terms thereof and, if applicable, the terms
of the other Operative Documents and reference to any promissory note includes
any promissory note which is an extension or renewal thereof or a substitute or
replacement therefor, (v) reference to any Applicable Law means such Applicable
Law as amended, modified, codified, replaced or reenacted, in whole or in part,
and in effect from time to time, including rules and regulations promulgated
thereunder and reference to any section or other provision of any Applicable
Law means that provision of such Applicable Law from time to time in effect and
constituting the substantive amendment, modification, codification, replacement
or reenactment of such section or other provision, (vi) reference in any
Operative Document to any Article, Section, Appendix, Schedule or Exhibit means
such Article or Section thereof or Appendix, Schedule or Exhibit thereto, (vii)
"hereunder", "hereof", "hereto" and words of similar import shall be deemed
references to an Operative Document as a whole and not to any particular
Article, Section or other provision hereof, (viii) "including" (and with
correlative meaning "include") means including without limiting the generality
of any description preceding such term, (ix) "or" is not exclusive and (x)
relative to the determination of any period of time, "from" means "from and
including", "to" means "to but not including" and "through" means "to and
including".

         B.      Accounting Terms.  In each Operative Document, unless
expressly otherwise provided, accounting terms shall be construed and
interpreted, and accounting determinations and computations shall be made, in
accordance with GAAP.

         C.      Conflict in Operative Documents.  If there is any conflict
between any Operative Documents, such Operative Document shall be interpreted
and construed, if possible, so as to avoid or minimize such conflict but, to
the extent (and only to the extent) of such conflict, the Participation
Agreement shall prevail and control.

         D.      Defined Terms.  Unless a clear contrary intention appears,
terms defined herein have the respective indicated meanings when used in each
Operative Document.

         "Acceleration" means the automatic acceleration of Lessee's obligation
to purchase Lessor's interest in the Leased Property pursuant to the provisions
of Section 15.3 of the Lease.





<PAGE>   42
         "Address" means, with respect to any Person, such Person's address set
forth in Section 8.2 of the Participation Agreement or such other address as
such Person shall have identified to the parties to the Participation Agreement
in writing.

         "Adjusted LIBOR Rate" means the rate per annum equal to the quotient
obtained by dividing the LIBOR Rate by the percentage obtained by subtracting
from 100% the applicable LIBOR Reserve Percentage on the date of calculation.

"Advance" means either a Loan Advance or a Contribution Advance, as the case
may be.

         "Affiliate" means, with respect to any Person, any other Person
directly or indirectly controlling, controlled by or under common control with
such Person.  For purposes of this definition, the term "control" (including
the correlative meanings of the terms "controlling," "controlled by" and "under
common control with"), as used with respect to any Person, means the
possession, directly or indirectly, of the power to direct or cause the
direction of the management policies of such Person, whether through the
ownership of voting securities or by contract or otherwise; provided, however,
(but without limiting the foregoing) that no pledge of voting securities of any
Person without the current right to exercise voting rights with respect thereto
shall by itself be deemed to constitute control over such Person.

         "After-Tax Basis" means (i) with respect to any payment to be received
by an Indemnitee (which, for purposes of this definition, shall include any Tax
Indemnitee), the amount of such payment supplemented by a further payment or
payments so that, after deducting from such payments the amount of all Taxes
(net of any current credits, deductions or other Tax benefits arising from the
payment by the Indemnitee of any amount, including Taxes, for which the payment
to be received is made) actually imposed currently on the Indemnitee by any
Governmental Authority or taxing authority with respect to such payments, the
balance of such payments shall be equal to the original payment to be received
and (ii) with respect to any payment to be made by any Indemnitee, the amount
of such payment supplemented by a further payment or payments so that, after
increasing such payment by the amount of any current credits or other Tax
benefits realized by the Indemnitee under the laws of any Governmental
Authority or taxing authority resulting from the making of such payments, the
sum of such payments (net of such credits or benefits) shall be equal to the
original payment to be made; provided, however, for the purposes of this
definition, and for purposes of any payment to be made to either the Lessee or
a Tax Indemnitee on an after-tax basis, it shall be assumed that federal, state
and local taxes are payable at the highest combined marginal federal and state
statutory income tax rate (taking into account the deductibility of state
income taxes for federal income tax purposes) applicable to corporations from
time to time and that such Indemnitee or the Lessee has sufficient income to
utilize any deductions, credits (other than foreign tax credits, the use of
which shall be determined on an actual basis) and other Tax benefits arising
from any payments described in clause (ii) of this definition.

         "Alterations" means the construction or installation of non-trade
fixtures, alterations, improvements, modifications and additions to the Leased
Property including without limitation, any repair or restoration pursuant to
Article XI of the Lease or otherwise.





                                     - 2 -


<PAGE>   43
         "Applicable Law" means all existing and future applicable laws, rules,
regulations (including Environmental Laws) statutes, treaties, codes,
ordinances, permits, certificates, orders and licenses of and interpretations
by any Governmental Authorities, and applicable judgments, decrees,
injunctions, writs, orders or like action of any court, arbitrator or other
administrative, judicial or quasi-judicial tribunal or agency of competent
jurisdiction (including those pertaining to health, safety or the environment
(including, without limitation, wetlands) and those pertaining to the
construction, use or occupancy of the Leased Property) and any restrictive
covenant or deed restriction or easement of record affecting the Leased
Property.

         "Applicable LIBOR Rate" is defined in Section 2.4(b) of the Loan
Agreement.

         "Architect" means Fitzgerald & Associates.

         "Assignment of Lease and Rents" means the Assignment of Lease and
Rents dated as of the date hereof from the Lessor to the Lender, together with
any other amendments or supplements thereto.

         "Awards" means any award or payment received by or payable to the
Lender, the Lessor or the Lessee on account of any Condemnation or Event of
Taking (less the actual costs, fees and expenses incurred in the collection
thereof, for which the Person incurring the same shall be reimbursed from such
award or payment).

         "Bankruptcy Code" means the Bankruptcy Reform Act of 1978, as amended.

         "Base Rate" means the rate of interest published or announced from
time to time by the Lender as its base rate, which rate may not necessarily
represent the lowest or best rate actually charged to any customer.  Any rate
of interest hereunder which is calculated using the Base Rate shall change
automatically and immediately as and when the Base Rate shall change without
notice to the Lessor or the Lessee, and any notice of such change in the Base
Rate to which the Lessor or the Lessee may otherwise be entitled is hereby
waived, and any such change shall not alter any of the terms and conditions of
the Participation Agreement, the Loan Agreement or the Operative Documents.

         "Base Rate Loan" means any portion of the principal amount of the Note
as to which the interest rate applicable thereto is the Base Rate.

         "Basic Rent" means the sum of the Facility Rent, the Index Rent and
the Scheduled Rent payable on each Rent Payment Date, as provided in Section
4.1 of the Lease.

         "Breakage Costs" shall mean any amounts required to compensate the
Lender for any actual additional losses, costs or expenses which it may
reasonably incur as a result of (i) any payment of principal on the Note on a
date other than the last day of the Interest Period relating thereto, or (ii) a
failure to effect a Loan Advance on a Funding Date, including, without
limitation, any loss (including loss of anticipated profits), cost or expense
incurred by reason of the liquidation or reemployment of deposits or other
funds acquired by the Lender from third parties.





                                     - 3 -


<PAGE>   44
         "Business Day" means any day other than a Saturday, Sunday or other
day on which banks are required or authorized to be closed for business in
Houston, Texas; provided, however, that the term "Business Day" shall also
exclude any day on which commercial banks are not open for international
business (including dealings in U.S. dollar deposits) in the London interbank
market.

         "Capitalized Lease Obligation" shall mean any rental obligation which,
under GAAP, is or will be required to be capitalized on the books of the Lessee
or any of its Subsidiaries, taken at the amount thereof accounted for as
indebtedness (net of interest expenses) in accordance with GAAP.

         "Casualty" means an event of damage or casualty relating to all or
part of the Leased Property which does not constitute an Event of Loss.

         "Claims" means liabilities, obligations, damages, losses, demands,
penalties, fines, claims, actions, suits, judgments, settlements, utility
charges, costs, expenses and disbursements (including, without limitation,
reasonable legal fees and expenses) of any kind and nature whatsoever.

         "Closing Date" means January 22, 1997.

         "Code" means the Internal Revenue Code of 1986, as amended.

         "Completion Date" means the first Loan Payment Date on which the
conditions specified in Section 3.3 of the Participation Agreement shall have
been satisfied.

         "Completion Deadline" means July 1, 1998.

         "Condemnation" means any condemnation, requisition, confiscation,
seizure or other taking or sale of the use, occupancy or title to the Leased
Property or any part thereof in, by or on account of any actual eminent domain
proceeding or other action by any Governmental Authority or other Person under
the power of eminent domain, or any transfer in lieu of or in anticipation
thereof, which in any case does not constitute an Event of Taking.  A
Condemnation shall be deemed to have "occurred" on the earliest of the dates
that use, occupancy or title is taken.

         "Consolidated Depreciation and Amortization" means, for any period,
the consolidated depreciation or amortization charged in such period in respect
of the assets of the Lessee and its Subsidiaries (and not including any amounts
attributable to repayment of Debt), all as determined in accordance with GAAP.

         "Consolidated Interest Charges" means, for any period, the
consolidated interest expense incurred by the Lessee and its Subsidiaries
(including amortization of debt discount and expense and imputed interest on
Capitalized Lease Obligations), all as determined in accordance with GAAP.





                                     - 4 -


<PAGE>   45
         "Consolidated Lease Expense" means, for any period, the consolidated
Lease Expense of the Lessee and its Subsidiaries.

         "Consolidated Net Income" means, for any period, consolidated net
income of the Lessee and its Subsidiaries as determined in accordance with
GAAP.

         "Consolidated Net Worth" means consolidated Net Worth of the Lessee
and its Subsidiaries as determined in accordance with GAAP.

         "Consolidated Principal Payments" means, for any period, the
consolidated scheduled principal payments with respect to Debt of the Lessee
and its Subsidiaries during such period, all as determined in accordance with
GAAP.

         "Consolidated Tangible Net Worth" means consolidated Tangible Net
Worth of the Lessee and its Subsidiaries as determined in accordance with GAAP.

         "Construction" means the development and construction of the
Improvements pursuant to the Plans and Specifications.

         "Construction Conditions" means the conditions set forth in Section
3.3 of the Participation Agreement.

         "Construction Contract" means any agreement for the Construction of
the Improvements now existing or subsequently entered into between the Lessee
and the General Contractor.

         "Construction Force Majeure Event" means (i) an act of God arising
after the Closing Date, (ii) any cause, circumstance or event arising after the
Closing Date and not reasonably within the control of the Lessee or (iii) any
change in any state or local law, regulation or other legal requirement arising
after the Closing Date and relating to the use of the Land or the construction
of the Improvements on the Land, which prevents the Lessee from completing the
Construction prior to the Completion Deadline and which could not have been
avoided or which cannot be remedied by the Lessee through the exercise of all
commercially reasonable efforts or the expenditure of funds and, in the case of
clauses (i) and (ii) of this definition, the existence or potentiality of which
was not known to and could not have been discovered prior to the Closing Date
through the exercise of due diligence by the Lessee.

         "Contractual Obligation" means, as applied to any Person, any
provision of any Securities issued by that Person or any indenture, mortgage,
deed of trust, contract, undertaking, agreement, instrument or other document
to which that Person is a party or by which it or any of its properties is
bound or to which it or any of its properties is subject (including, without
limitation, any restrictive covenant affecting any of the properties of such
Person).

         "Contribution" means, at any time, the aggregate amount of
Contribution Advances the Lessor (i) has made pursuant to Section 2.2 (b) of
the Participation Agreement and (ii) is deemed to have made pursuant to Section
2.2 (d) of the Participation Agreement, not to exceed the Equity Commitment.





                                     - 5 -


<PAGE>   46
         "Contribution Advance" means each amount on account of the
Contribution made by the Lessor or any of its members to the Lessee for the
payment of Development Costs pursuant to Section 2.2 of the Participation
Agreement, plus each amount which the Lessor shall have been deemed to have
advanced with respect to Contribution Return pursuant to Section 2.2 (d) of the
Participation Agreement.

         "Contribution Return" means, as of any date of calculation, a pre-tax
cumulative return on the balance of the Contribution outstanding from time to
time, computed at a per annum rate equal to (a) during any period when a LIBOR
Rate Loan is outstanding, (i) during each Interest Period commencing prior to
the Completion Date, the Interim Rate and (ii) during each Interest Period
commencing on or after the Completion Date, the sum of the Adjusted LIBOR Rate
for such Interest Period plus 3.00% per annum; (b) during any period when
either (i) 100% of the principal balance of the Loan is a Base Rate Loan, or
(ii) the Base Rate applies as a result of any circumstance described in Section
2.4 (f) of the Loan Agreement, the Base Rate; or (c) during any period when an
Event of Default shall have occurred and remain uncured, the Overdue Rate;
provided, however, that in none of the foregoing cases shall the applicable
foregoing rate exceed the highest rate permitted by Applicable Law.  During the
period from the initial Funding Date to the Completion Date, Contribution
Return shall be compounded on each Loan Payment Date as a result of a
Contribution Advance to be deemed made pursuant to Section 2.2 (d) of the
Participation Agreement.  After the Completion Date, Contribution Return shall
be payable on each Loan Payment Date from the proceeds of the Facility Rent
payable by the Lessee on each such date and any amount of Contribution Return
not so paid when due will bear interest at the Overdue Rate until paid in full
(whether after or before judgment).

         "Debt" means with respect to the Lessee or any Subsidiary thereof and
as of any date of its determination, without duplication (a) indebtedness of
such Person for borrowed money, (b) obligations of such Person evidenced by
notes, bonds, debentures, or other similar instruments, (c) obligations of such
Person as lessee under Capitalized Lease Obligations, (d) obligations of such
Person to pay the deferred purchase price of property or services, (e)
obligations of such Person under or relating to letters of credit, guaranties,
note purchase agreements, investment agreements, and other obligations of such
Person which support the repayment of the types of indebtedness and obligations
of others referred to in parts (a) through (d) of this definition, and (f)
nonrecourse indebtedness or obligations of others of the kinds referred to in
parts (a) through (e) of this definition secured by any Lien on or in respect
of any property of such Person, all as determined in accordance with GAAP.  For
the purposes of determining the amount of any Debt, the amount of the Debt
described in part (e) of the definition of Debt shall be valued at the full
amount of the contingent liability thereunder and the amount of any Debt
described in part (f) shall be valued at the lesser of the amount of the Debt
secured or the value of the property securing such Debt.

         "Default" means any event, condition or failure which, with notice or
lapse of time or both, would become an Event of Default.

         "Development Costs" is defined in Section 2.6 of the Participation
Agreement.





                                     - 6 -


<PAGE>   47
         "Dividends" means, for any Person and for any period, the amounts of
cash or stock dividends, and any other distributions in respect of profits of
such Person (exclusive of intercompany dividends which would be eliminated upon
preparation of consolidated financial statements), all as determined in
accordance with GAAP.

         "Environmental Laws" means and include the Resource Conservation and
Recovery Act of 1976, (RCRA) 42 U.S.C.  Sections  6901-6987, as amended by the
Hazardous and Solid Waste Amendments of 1984, the Comprehensive Environmental
Response, Compensation and Liability Act, as amended by the Superfund
Amendments and Reauthorization Act of 1986, 42 U.S.C. Sections  9601-9657,
(CERCLA), the Hazardous Materials Transportation Act of 1975, 49 U.S.C.
Sections  1801-1812, the Toxic Substances Control Act, 15 U.S.C. Sections
2601-2671, the Clean Air Act, 42 U.S.C. Sections  7401 et seq., the Federal
Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. Sections  136 et seq., and
all similar federal, state and local environmental laws, ordinances, rules,
orders, statutes, decrees, judgments, injunctions, codes and regulations, and
any other federal, state or local laws, ordinances, rules, codes and
regulations relating to the environment, human health or natural resources or
the regulation or control of or imposing liability or standards of conduct
concerning human health, the environment, Hazardous Materials or the clean-up
or other remediation of the Leased Property, or any part thereof, as any of the
foregoing may have been from time to time amended, supplemented or supplanted.

         "Environmental Permits" means all permits, licenses, authorizations,
certificates and approvals of Governmental Authorities required by
Environmental Laws.

         "ERISA" means the Employee Retirement Income Security Act of 1974, as
amended from time to time or any successor federal statute.

         "Equity Commitment" means $400,000, being the maximum amount of the
Contribution which Lessor has committed to make under the Participation
Agreement.

         "Equity Ratio" means 5.00%.

         "Event of Default" means any event or condition designated as an
"Event of Default" in Article XIII of the Lease.

         "Event of Loss" is defined in Section 11.1 of the Lease.

         "Event of Taking" is defined in Section 11.2 of the Lease.

         "Facilitation Agreement" is defined in Section 4.2 of the Lease.

         "Facilitation Fee" means the amount specified as the Facilitation Fee
to be paid by the Lessee to the Lessor as set forth in Section 4.2 of the Lease
and in the Facilitation Agreement.

         "Facility Rent" means amounts payable as Facility Rent as specified in
Section 4.1 of the Lease.





                                     - 7 -


<PAGE>   48
         "Fair Market Rental Value" means, with respect to the Leased Property,
the fair market rental value as determined by an independent appraiser chosen
by the Lessor (and reasonably acceptable to the Lessee and the Lender) that
would be obtained in an arm's-length lease between an informed and willing
lessee and an informed and willing lessor, in either case under no compulsion
to lease and neither of which is related to the Lessor or the Lessee for the
lease of the Leased Property on the terms set forth, or referred to, in the
Lease.  Such fair market rental value shall be calculated as the value for the
use of the Leased Property to be leased in place at the Land assuming, in the
determination of such fair market rental value, that the Leased Property is in
the condition and repair required to be maintained by the terms of the Lease
(unless such fair market rental value is being determined for the purposes of
Section 14.1 of the Lease and except as otherwise specifically provided in the
Lease, in which case this assumption shall not be made).

         "Fair Market Sales Value" means, with respect to the Leased Property
or any portion thereof, the fair market sales value as determined by an
independent appraiser chosen by the Lessee (and reasonably acceptable to the
Lender) that would be obtained in an arms-length transaction between an
informed and willing buyer (other than a lessee currently in possession) and an
informed and willing seller, under no compulsion, respectively, to buy or sell
and neither of which is related to the Lessor or the Lessee, for the purchase
of the Leased Property.  Such fair market sales value shall be calculated as
the value for the use of the Leased Property assuming, in the determination of
such fair market sales value, that the Leased Property is in the condition and
repair required to be maintained by the terms of the Lease (unless such fair
market sales value is being determined for purposes of Section 14.1 of the
Lease and except as otherwise specifically provided in the Lease, or the
Participation Agreement, in which case this assumption shall not be made).

         "Final Rent Payment Date" is defined in Section 14.1 (e) of the Lease.

         "Financial Advisor" means Banc One Capital Corporation, Columbus,
Ohio, or such other Person as selected by the Lender and reasonably acceptable
to the Lessee.

         "Fiscal Year" means the fiscal year of the Lessee, which shall be the
twelve (12) monthly accounting periods ending on the last calendar day of
September or such other period as the Lessee may designate and the Lender may
approve in writing.

         "Fixed Charge Coverage Ratio" means, for any period, the ratio between
(i) Consolidated Net Income (excluding any extraordinary or non-recurring gains
or losses and net gains and net losses resulting from the sale of any capital
assets other than in the ordinary course of business) for such period, minus
Dividends, plus all amounts deducted in the calculation of Consolidated Net
Income on account of (A) Consolidated Interest Charges, (B) Taxes imposed or
measured by income or excess profits (but only to the extent such Taxes were
not actually paid during such period), (C) Consolidated Depreciation and
Amortization, and (D) Consolidated Lease Expense, and (ii) the sum of
Consolidated Lease Expense, Consolidated Interest Charges and Consolidated
Principal Payments.





                                     - 8 -


<PAGE>   49
         "Funding Date" has the meaning specified in Section 2.4 (a) of the
Participation Agreement.

         "Funding Requisition" has the meaning specified in Section 2.4 (a) of
the Participation Agreement.

         "GAAP" means generally accepted accounting principles in the United
States of America as in effect from time to time.

         "General Contractor" means Metzger Construction Company, a Texas
corporation, or such other general contractor under the Construction Contract
as may be selected by the Lessee.

         "Governmental Action" means all permits, authorizations,
registrations, consents, approvals, waivers, exceptions, variances, orders,
judgments, decrees, licenses, exemptions, publications, filings, notices to and
declarations of or with, or required by, any Governmental Authority, or
required by any Applicable Law and shall include, without limitation, all
siting, building, environmental and operating permits and licenses that are
required for the acquisition, construction, use, occupancy, zoning and
operation of the Leased Property.

         "Governmental Authority" means the government of the United States of
America, the government of any other nation, any political subdivision of the
United States of America or any other nation (including, without limitation,
any state, territory, federal district, municipality or possession) and any
federal, state, county, municipal or other governmental or regulatory
authority, agency, board, body, commission, instrumentality or court, or any
political subdivision thereof.

         "Ground Lease" means that certain Ground Lease Agreement, dated as of
January 10, 1997, between the Ground Lessor as the lessor and Asset XI Holding
Company, L.L.C., a Massachusetts limited liability company as the lessee.

         "Ground Lessor" means Eagle USA Airfreight, Inc., a Texas corporation.

         "Hazardous Material" means any substance, waste or material which is
toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic,
mutagenic or otherwise hazardous, including petroleum, crude oil or any
fraction thereof, petroleum derivatives, by products and other hydrocarbons and
is or becomes regulated by any Governmental Authority, including any agency,
department, commission, board or instrumentality of the United States, the
State of Wisconsin or any political subdivision thereof and also including
asbestos, urea formaldehyde foam insulation, polychlorinated biphenyls ("PCBs")
and radon gas.

         "Improvements" means the buildings, structures and improvements
described on Appendix II of the Lease to be located on the Land, along with all
fixtures used or useful in connection with the operation of the Leased
Property, including, without limitation, all furnaces, boilers, compressors,
elevators, fittings, pipings, connectives, conduits, ducts, partitions,
equipment and apparatus of every kind and description now or hereafter affixed
or attached or used or useful in connection with the buildings, and all
Alterations (including all restorations,





                                     - 9 -


<PAGE>   50
repairs, replacements and rebuilding of such buildings, improvements and
structures) thereto (but in all the above cases excluding trade fixtures and
any personal property owned by the Lessee).

         "Indemnitee" means the Lender and the Lessor, and their respective
successors, permitted assigns, permitted transferees, employees, officers,
directors and agents thereof (and, in the case of the Lessor, also including
its constituent members, its managers, and their respective officers,
employees, directors, agents, incorporators and stockholders); provided,
however, that in no event shall the Lessee be an Indemnitee.

         "Indemnitee Group" means the respective employees, officers, directors
and agents of the Lender or the Lessor (and, in the case of the Lessor, also
including its constituent members and their respective officers, employees,
directors, agents, incorporators and stockholders), as applicable; provided,
however, that in no event shall the Lessee be a member of an Indemnitee Group.

         "Indemnified Claims" is defined in Section 7.3 of the Participation
Agreement.

         "Index Rent" means an amount equal to all interest accrued and unpaid
on the Loan as of each Rent Payment Date on which Basic Rent shall be due and
payable.

         "Initial Loan Advance" means the first Loan Advance made by the Lender
pursuant to the Loan Agreement.

         "Intangible Assets" means, with respect to any Person and as of any
date of its determination, the goodwill, patents, trade names, trade marks,
copyrights, franchises, experimental expense, organization expense, unamortized
debt discount and expense, deferred assets (other than prepaid insurance and
prepaid taxes), the excess of cost of share acquired over book value of related
assets, and such other assets of such Person as are properly classified as
"intangible assets" in accordance with GAAP.

         "Interest Period" means, during any period when either a LIBOR Rate
Loan or a LIBOR Rate Contribution Advance shall remain outstanding, (a) prior
to the Completion Date, the one-month period commencing on the Funding Date (or
date of conversion from a Base Rate Loan) of the earliest such LIBOR Rate Loan
or LIBOR Rate Contribution Advance remaining outstanding and ending on the last
day of such period and, thereafter with respect to the continuation thereof,
each succeeding one-month period commencing on the last day of the immediately
preceding Interest Period and ending on the last day of such period, to and
including the Completion Date, and (b) from and after the Completion Date, the
one, two, three or six month period selected by Lessee, or the one-month period
automatically selected, pursuant to the provisions of Section 2.4 of the Loan
Agreement and, thereafter with respect to the continuation thereof, each
succeeding period commencing on the last day of the immediately preceding
Interest Period and ending on the last day of the one, two, three or six month
period selected by Lessee, or the one-month period automatically selected,
pursuant to the provisions of Section 2.4 of the Loan Agreement.





                                     - 10 -


<PAGE>   51
         "Interim LIBOR Rate" means, for any Interest Period, the per annum
rate of interest equal to the sum of the Adjusted LIBOR Rate for such Interest
Period plus 2.0% per annum.

         "Land" means the land described in Appendix II to the Lease.

         "Laws" means all ordinances, statutes, rules, regulations, orders,
injunctions, writs, treaties or decrees of any Governmental Authority or any
governmental or political subdivision or agency thereof, or of any court or
similar entity established by any thereof.

         "Lease" means the Lease and Development Agreement, dated as of the
date hereof between the Lessor and the Lessee, together with any amendments or
supplements thereto.

         "Lease Balance" means, as of any date of determination, an amount
equal to the sum of (i) the principal of the Loan then outstanding, any premium
or Breakage Costs applicable to the prepayment thereof, all accrued and unpaid
interest on the Loan and, without duplication, all other amounts owing by the
Lessee to the Lender under the Operative Documents plus (ii) the outstanding
balance of the Contribution, Lessor's Breakage Costs, if any, all accrued and
unpaid Contribution Return (prorated to the date of payment) and, without
duplication, all other amounts owing by the Lessee to the Lessor under the
Operative Documents.

         "Lease Expense" means, for any period, the amounts paid by the Lessee
or any Subsidiary thereof as rent for rental payments under any operating lease
of real property and its improvements, as determined in accordance with GAAP,
pursuant to which lease the Lessee or any Subsidiary thereof is treated as the
owner of such property and its improvements for federal income tax purposes.

         "Lease Term" means (i) the period commencing on the Closing Date, and
ending on the Scheduled Termination Date or (ii) such shorter period as may
result from earlier termination of the Lease as provided therein.

         "Lease Termination Date" means the Scheduled Termination Date or such
earlier date on which the Lease Term shall end as provided in the Lease.

         "Leased Property" means the Improvements and the Land.

         "Lender" means Bank One, Texas, N.A. and its permitted successors and
assigns.

         "Lender Ratio" means 95.00%.

         "Lessee" means Eagle USA Airfreight, Inc., a Texas corporation, and
its permitted successors and assigns.

         "Lessor" means Asset XI Holdings Company, L.L.C., a Massachusetts
limited liability company.





                                     - 11 -


<PAGE>   52
         "Lessor Indemnitee" means the Lessor, its successors and permitted
assigns, permitted transferees, incorporators, members, employees, officers,
manager and agents.

         "Lessor Liens" means Liens on or against the Leased Property or any
portion thereof, the Lease or any payment of Rent (i) which result from any act
of, or any Claim against, the Lessor unrelated to the exercise of Lessor's
rights under the Operative Documents or (ii) which result from any Tax owed by
the Lessor, except any Tax for which the Lessee is obligated to indemnify the
Lessor.

         "Lessor Property Financing Statements" means those UCC financing
statements given by the Lessor to the Lender with reference to the security
interest created by the Deed of Trust covering the collateral described
therein.

         "Lessor Rents Financing Statements" means those UCC financing
statements given by the Lessor to the Lender with reference to the security
interest created by the Assignment of Lease and Rents covering the collateral
described therein.

         "Lessor's Breakage Costs" means any amounts (other than Breakage Costs
as defined herein) required to be paid by the Lessor or any of its members to
compensate any creditor thereof for any actual additional losses, costs or
expenses which such creditor may reasonably incur (including, without
limitation, any loss (including loss of anticipated profits), cost or expense
incurred by such creditor by reason of the liquidation or reemployment of
deposits or other funds acquired such creditor from third parties) which follow
the Lessee's untimely payment of Facility Rent or its failure to accept a
Contribution Advance, resulting in any payment of principal on a note held by
such creditor on a date other than when due.

         "LIBOR Rate" means, for any Interest Period an interest rate per annum
equal to the London Interbank Offered Rate for a term comparable to the term of
the Interest Period, as published in the most recent Federal Reserve
Statistical Bulletin before the applicable Funding Date; provided, however,
that in the event such a rate for a particular Interest Period term is not
published therein, "LIBOR Rate", with respect to such Interest Period term,
shall mean an interest rate per annum at which the Lender is offered deposits
in U.S. dollars in the London Interbank Market in accordance with its customary
business practice at approximately 10:00 a.m., Houston, Texas time, two (2)
business days prior to the commencement of such Interest Period in principal
amounts approximately equal to the outstanding principal amount of the Loan or
Loan Advance, whichever may be applicable, and with maturity comparable to such
Interest Period.

         "LIBOR Rate Contribution Advance" means any Contribution Advance or
other portion of the Contribution as to which the Contribution Return related
thereto shall be determined by reference to the LIBOR Rate.

         "LIBOR Rate Loan" means any portion of the principal amount of the
Note the rate of interest applicable thereto is determined by reference to the
LIBOR Rate.





                                     - 12 -


<PAGE>   53
         "LIBOR Reserve Percentage" means the reserve requirement including any
supplemental and emergency reserves (expressed as a percentage) applicable to
member banks of the Federal Reserve System in respect of eurocurrency
liabilities under Regulation D of the Board of Governors of the Federal Reserve
System, or any substituted or amended reserve requirements applicable to member
banks of the Federal Reserve System which is in effect as of the date hereof
and taking into account any transitional requirements thereto becoming
effective during the term of the Loan.

         "Lien" means any lien, mortgage, deed of trust, encumbrance, pledge,
charge, lease, easement, servitude, right of others (legal or equitable) or
security interest of any kind, including any thereof arising under any
conditional sale or other title retention agreement.

         "Loan" is defined in Section 2.1 of the Loan Agreement and shall also
at all times refer, collectively, to the aggregate total of all of the Loan
Advances.

         "Loan Advance" means any advance from time to time by the Lender to
the Lessor, or to the Lessee pursuant to Section 2.2 of the Participation
Agreement of amounts available to be borrowed under the Loan.

         "Loan Agreement" means the Loan Agreement dated as of the date hereof,
between the Lender and the Lessor, together with all amendments and supplements
thereto.

         "Loan Commitment" means the aggregate total amount of Loan Advances
which Lender has committed to make under the Loan Agreement, up to the maximum
principal sum of $7,600,000.

         "Loan Documents" means the Loan Agreement, the Note, the Mortgage, the
Assignment of Lease and Rents, the Security Agreement and Assignment and all
documents and instruments executed and delivered in connection with each of the
foregoing.

         "Loan Event of Default" means any of the events specified in Section
5.1 of the Loan Agreement, provided that any requirement for the giving of
notice, the lapse of time, or both or any other condition, event or act has
been satisfied.

         "Loan Payment Date" means (i) while any LIBOR Loan shall be
outstanding, (a) to and including the Completion Date, the last day of each
Interest Period, and (b) after the Completion Date, (1) with respect to any
one-month Interest Period, the last day of such Interest Period, and (2) with
respect to any Interest Period having a duration longer than one month, (A) for
each calendar month (or part thereof) other than the last calendar month (or
part thereof) of such Interest Period, the day of each such subsequent calendar
month (or part thereof) which is the same day of the month on which such
Interest Period began, and (B) for the last calendar month (or part thereof) of
such Interest Period, the last day of such Interest Period; and (ii) otherwise,
the first Business Day of each month; provided, however, that if any date
determined in accordance with the foregoing shall be a date other than a
Business Day, the related Loan Payment Date shall instead be the Business Day
immediately preceding such date.





                                     - 13 -


<PAGE>   54
         "Loan Default" means any event, condition or failure which, with
notice or lapse of time or both, would become a Loan Event of Default.

         "Loss Proceeds" shall have the meaning specified in Section 11.6 of
the Lease.

         "Material Adverse Effect" means a material adverse effect upon (i) the
consolidated financial condition, operations, performance or properties of the
Lessee and its Subsidiaries, or (ii) the ability of the Lessee to perform in
any material respect under the Operative Documents.

         "Memorandum of Lease" means the Memorandum of Lease dated as of the
date hereof between Lessee and Lessor which describes the Lease and certain of
its provisions and is intended to be recorded in the Harris County, Texas real
property records.

         "Mortgage" means that certain Deed of Trust and Security Agreement
dated as of the date hereof made and executed by Lessor and delivered to Bruce
J. Caldwell as trustee for the benefit of the Lender with respect to the Leased
Property.

         "Net Worth" means, with respect to any Person and as of any date of
its determination, the excess of the assets of such Person over the sum of the
liabilities of such Person and the minority interests of such Person, all as
determined in accordance with GAAP.

         "Non-Disturbance and Attornment Agreement" means that certain
Subordination, Non-Disturbance and Attornment Agreement, dated as of the date
hereof, by and among the Lender, the Lessor and the Lessee, together with any
amendments or supplements thereto.

         "Note" means the promissory note issued by Lessor to the Lender under
the Loan Agreement to evidence the Loan, together with any amendments or
supplements thereto or replacements thereof.

         "Officer's Certificate" of a Person means a certificate signed by the
Chairman of the Board or the President or any Executive Vice President or any
Senior Vice President or any other Vice President of such Person signing with
the Treasurer or any Assistant Treasurer or the Controller or any Assistant
Controller or the Secretary or any Assistant Secretary of the such Person, or
by any Vice President who is also Controller or Treasurer signing alone.

         "Operating Agreement" means that certain Limited Liability Company
Agreement, dated as of January 10, 1997, between Asset Holdings Corporation, a
Delaware corporation and Asset Holdings Corporation I, a Delaware corporation,
relating to the formation and governance of the Lessor.

         "Operative Documents" means the Participation Agreement, the Ground
Lease, the Lease, the Security Agreement and Assignment, the Note, the Loan
Agreement, the Assignment of Lease and Rents, the Mortgage and the
Non-Disturbance and Attornment Agreement.





                                     - 14 -


<PAGE>   55
         "Overdue Rate" means the lesser of (i) the highest interest rate
permitted by Applicable Law and (ii) an interest rate per annum (calculated on
the basis of a 365-day (or 366-day, if appropriate year) equal to the Base Rate
in effect from time to time plus 3.00%.

         "Participation Agreement" means the Participation Agreement dated as
of the date hereof among the Lender, the Lessor and the Lessee, together with
all amendments and supplements thereto.

         "Permitted Investments" means: (i) interest-bearing deposit accounts
(which may be represented by short-term certificates of deposit, time deposit
open account agreements or other short-term deposit instruments) in national or
state banks having (A) a combined capital and surplus of not less than
$100,000,000; (B) whose deposits are insured by the Federal Deposit Insurance
Corporation; and (C) whose senior unsecured debt is rated "A2" or better (or
the then equivalent thereof) by Moody's or "A" or better (or the then
equivalent thereof) by S&P; (ii) direct obligations of, or obligations the
principal of and interest on which are unconditionally guaranteed by, the
United States of America; or (iii) commercial paper rated "A-1" (or the then
equivalent thereof) by S&P and "P-1" (or the then equivalent thereof) by
Moody's and maturing not more than 180 days after the date of deposit.

         "Permitted Liens" means (i) the respective rights and interests of the
Lessee, the Lessor and the Lender as provided in the Operative Documents, (ii)
Lessor Liens, (iii) Liens for Taxes either not yet due or being contested in
good faith and by appropriate proceedings, so long as enforcement thereof is
stayed pending such proceedings, (iv) materialmen's, mechanics', workers',
repairmen's, employees' or other like Liens arising after the Closing Date in
the ordinary course of business for amounts either not yet due or being
contested in good faith and by appropriate proceedings, so long as enforcement
thereof is stayed pending such proceedings, (v) Liens arising after the Closing
Date out of judgments or awards with respect to which at the time an appeal or
proceeding for review is being prosecuted in good faith, so long as the
enforcement thereof has been stayed pending such appeal or review, (vi)
easements, rights of way, reservations, servitudes and rights of others against
the Land which are listed on Schedule B to the Title Policy or permitted by
Article VI of the Lease, (vii) assignments, leases and subleases expressly
permitted by the Operative Documents, and (viii) liens which are not otherwise
permitted by clauses (i) through (vii) of this definition, do not violate the
restrictions on the Lessee set forth in Section 5.4 of the Participation
Agreement and secure obligations not exceeding $100,000 at any one time.

         "Person" means an individual, corporation, partnership, limited
liability company, joint venture, association, joint-stock company, trust,
nonincorporated organization or government or any agency or political
subdivision thereof.

         "Plans and Specifications" means the final plans and specifications
for the Improvements as such Plans and Specifications may be hereafter amended,
supplemented or otherwise modified from time to time.

         "Purchase Option" is defined in Section 15.1 of the Lease.





                                     - 15 -


<PAGE>   56
         "Purchase Option Price" means an amount equal to the Lease Balance as
of the closing date of the purchase of all of the Leased Property pursuant to
the exercise by the Lessee of the Purchase Option set forth in, and in
accordance with, Section 15.1 of the Lease.

         "Qualified Payment" shall mean any monies paid or payable to the 
Lessor or the Lender and identified in the Lease or any other Operative
Document as a "Qualified Payment", it being agreed that all Qualified Payments
shall be paid to the Lender as a pre-payment of the Loan to be applied against
principal payments or installments of the Loan in the inverse order of
maturity, but with out (unless agreed in writing by the Lender and the Lessee)
affecting or giving rise to any change or adjustment of the Basic Rent except
the installment due on the Lease Termination Date.

         "Recourse Deficiency Amount" means $6,400,000; provided, however, if
(i) any amount of principal of the Note shall be prepaid, or repaid other than
as provided in Appendix III of the Loan Agreement, following the occurrence of
an Event of Loss or Event of Taking, (ii) a prepayment of the Note shall occur
following an appraisal of the Leased Property in accordance with Section 3.5 of
the Participation Agreement, or (iii) as of the Completion Date, the total
Development Costs shall be less that the Total Commitments, then the Lessee may
request the Financial Advisor to recalculate the amount of the Recourse
Deficiency Amount utilizing the same formula, methodology and assumptions used
to calculate the original Recourse Deficiency Amount.  The Financial Advisor
shall notify the Lessee, the Lessor and the Lender of the recalculated Recourse
Deficiency Amount, which recalculation, in the absence of manifest error, shall
be conclusive and binding upon the Lender, the Lessor and the Lessee.

         "Regulations" means the income tax regulations promulgated from time
to time under and pursuant to the Code.

         "Reinvestment Account" means the account maintained by the Lender
pursuant to Section 3.7 of the Loan Agreement.

         "Release" means the release, deposit, disposal or leak of any
Hazardous Material into or upon or under any land or water or air, or otherwise
into the environment, including, without limitation, by means of burial,
disposal, discharge, emission, injection, spillage, leakage, seepage, leaching,
dumping, pumping, pouring, escaping, emptying, placement and the like.

         "Release Date" means the date that the Loan has been paid in full.

         "Remaining Commitments" is defined in Section 2.2 (b) of the
Participation Agreement.

         "Remarketing Option" is defined in Section 15.6 of the Lease.

         "Rent" means Basic Rent and Supplemental Rent, collectively.

         "Rent Payment Date" means each Loan Payment Date during the Lease Term
commencing on the first Loan Payment Date which next follows the Completion
Date.





                                     - 16 -


<PAGE>   57
         "Rent Period" means initially the period commencing on the Completion
Date and ending on the first Rent Payment Date, and thereafter each period from
one Rent Payment Date to the next following Rent Payment Date.

         "Requirements of Law" means, as to any Person, the charter and by-laws
or other organizational or governing documents of such Person, and any law,
rule or regulation, permit, approval, authorization, license or variance, order
or determination of an arbitrator or a court or other Governmental Authority,
in each case applicable to or binding upon such Person or any of its property
or to which such Person or any of its property is subject, including, without
limitation, the Securities Act, the Securities Exchange Act, Regulations G, T,
U and X, and any building, environmental or land use requirement or permit or
occupational safety or health law, rule or regulation.

         "Responsible Officer" means the President, any Senior Vice President
or Executive Vice President, any Vice President, the Secretary, any Assistant
Secretary, the Treasurer, or any Assistant Treasurer.

         "Scheduled Rent" means, for the Lease Term, the rent payable pursuant
to Section 4.1 (c) of the Lease on each Rent Payment Date in the amount set
forth in Appendix III to the Lease, as such Appendix may be adjusted in the
circumstances described in Section 4.1 of the Lease.

         "Scheduled Termination Date" means January 2, 2002.

         "SEC" means the United States Securities and Exchange Commission.

         "Securities" means any stock, shares, voting trust certificates,
bonds, debentures, notes or other evidences of indebtedness, secured or
unsecured, convertible, subordinated or otherwise, or in general any
instruments commonly known as "securities", or any certificates of interest,
shares, or participations in temporary or interim certificates for the purchase
or acquisition of, or any right to subscribe to, purchase or acquire any of the
foregoing.

         "Securities Act" means the Securities Act of 1933, as amended.

         "Securities Exchange Act" means the Securities Exchange Act of 1934, as
amended.

         "Security Agreement and Assignment" means the Security Agreement and
Assignment (Construction Contract, Permits, Licenses and Governmental
Approvals, and Plans, Specifications and Drawings), dated as of the date hereof
from the Lessee to the Lender, together with any amendments or supplements
thereto.

         "State" means the State of Texas.

         "Subsidiary" means for any Person any corporation or other entity of
which securities or other ownership interests having ordinary voting power to
elect a majority of the board of





                                     - 17 -


<PAGE>   58
directors or other Persons performing similar functions are at the time
directly or indirectly owned by such Person.

         "Supplemental Rent" means any and all amounts, liabilities and
obligations other than Basic Rent which the Lessee assumes or agrees or is
otherwise obligated to pay under the Lease or any other Operative Document
(whether or not designated as Supplemental Rent) to the Lessor, the Lender or
any other party, including, without limitation, amounts under Article XVII of
the Lease, Fair Market Sales Value payments and indemnities and damages for
breach of any covenants, representations, warranties or agreements.

         "Tangible Net Worth" means, for any Person and as of any date of its
determination, the Net Worth of such Person less the Intangible Assets of such
Person.

         "Tax" or "Taxes" is defined in Section 7.4 (a) of the Participation 
Agreement.

         "Tax Indemnitee" means the Lessor, the Lender and their respective
Affiliates, successors, permitted assigns, permitted transferees, employees,
officers, directors and agents thereof (and, in the case of the Lessor, also
including its incorporators, manager, members, and in particular, the manager
in its capacity as the tax matters partner) provided, however, that in no event
shall the Lessee be a Tax Indemnitee.

         "Title Insurance Company" means Commonwealth Land Title Insurance
Company and its successors and assigns.

         "Title Policy" is defined in Section 3.1 of the Participation
Agreement.

         "Total Commitments" means the sum of the Loan Commitment and the Equity
Commitment.

         "UCC" means the Uniform Commercial Code of the State, as in effect
from time to time.

         "Unfunded Benefit Liabilities" means, with respect to any Employee
Benefit Plan at any time, the amount of unfunded benefit liabilities of such
Employee Benefit Plan at such time as determined under ERISA Section
4001(a)(18) which shall not be less than the accumulated benefit obligation, as
disclosed in accordance with FAS 87, over the fair market value of Employee
Benefit Plan assets.





                                     - 18 -


<PAGE>   59
                                  APPENDIX II
                         DESCRIPTION OF LEASED PROPERTY


I.       Land: The real property described on Exhibit A hereto.

II.      Improvements:

         An office and warehouse building containing approximately 135,272
         square feet to be constructed on the Land according to the Plans and
         Specifications and any and all buildings, structures, replacements,
         furnishings, fixtures, fittings and other improvements and property of
         every kind and character now or hereafter located or erected on the
         Land, together with all buildings or construction materials,
         equipment, appliances, machinery, plant equipment, fittings,
         apparatus, fixtures and other articles of any kind or nature
         whatsoever now or hereafter found on, affixed to or attached to the
         Land, including (without limitation) all motors, boilers, engines and
         devices for the operation of pumps, and all heating, electrical,
         lighting, power, plumbing, air conditioning, refrigeration and
         ventilation equipment (but in all the above cases excluding trade
         fixtures and any personal property owned by the Lessee).




                                                
<PAGE>   60

                                   EXHIBIT A

Description of 23.7380 Acres
in the E.F. Marshall Survey,
A-1316 and the W.H. Lloyd Survey,
A-1407 Harris County, Texas

Being 23.7380 acres (1,034,028 Sq. Ft.) of land in the E.F. Marshall Survey,
Abstract 1316 and the W.H. Lloyd Survey, Abstract 1407, Harris County, Texas,
and being a portion of that certain tract of land called 48.132 acres conveyed
to Ithaca Investments, Ltd., as recorded by deed in Harris County Clerk's File
No. P221228, also being a portion of Block 3, Unrestricted Reserve "F",
World/Houston International Business Center, Section One, a subdivision in
Harris County, Texas, according to the map or plat thereof recorded in Volume
278, Page 25 of the Harris County Map Records, with said 23.7380 acres being
more particularly described by metes and bounds as follows:

BEGINNING at a found 5/8-inch iron rod located in the east right-of-way line of
Vickery Drive (width varies), said 5/8 iron rod marking the southwest corner of
the Rusovich Limited Partnership Plat, a subdivision in Harris County, Texas,
according to the map or plat thereof recorded in Volume 360, Page 57 of the
Harris County Map Records, said 5/8-inch iron rod also marking the westerly
northwest corner of the herein described tract;

THENCE South 75 degrees 14' 12" East, a distance of 886.36 feet along the south
line of said Rusovich Limited Partnership Plat to a found 5/8-inch iron rod
marking an interior corner of the herein described tract;

THENCE North 02 degrees 51' 27" West, a distance of 333.76 feet along the east
line of said Rusovich Limited Partnership Plat to a found 5/8-inch iron rod
marking the northerly northwest corner of the herein described tract;

THENCE North 86 degrees 58' 50" East, a distance of 537.04 feet along the south
line of that certain tract of land conveyed to Kafco Trucking, as recorded in
Harris County Clerk's File No. P717364, to a found 5/8-inch iron rod marking
the northeast corner of the herein described tract;

THENCE South 02 degrees 45' 06" East, a distance of 8.03 feet along the west
line of Farmstead Acres Subdivision, a subdivision in Harris County, Texas,
according to the map or plat thereof recorded in Volume 21, Page 5 of the
Harris County Map Records, to a found 1-inch iron pipe marking the southeast
corner of said Block 3, Unrestricted Reserve "F", World/Houston International
Business Center;

THENCE South 02 degrees 55' 40" East, continuing along the said west line of
Farmstead Acres Subdivision, at 389.86 feet pass the north right-of-way line of
Edwards Street (based on a width of 60 feet) and at 449.86 feet pass the south
right-of-way line of said Edwards Street and continuing for a total distance of
811.31 feet to a found 5/8-inch iron rod marking the southeast corner of the
herein described tract;

THENCE South 84 degrees 11' 24" West, a distance of 1416.78 feet along the
north line of a 150' wide Houston Lighting and Power Company Easement, as
recorded in Volume 1440, Page 246 of the Harris County Deed Records, to a
found 5/8-inch iron rod located in the said east right-of-way line of Vickery
Drive, said 5/8-inch iron rod marking the southwest corner of the herein
described tract;

THENCE North 02 degrees 46' 58" West, a distance of 479.79 feet along the said
east right-of-way line of Vickery Drive to a found 5/8-inch iron rod marking
the beginning of a curve to the right;

THENCE in a northeasterly direction continuing along the said east right-of-way
line of Vickery Drive following said curve to the right, said curve having a
radius of 1940.00 feet and a central angle of 10 degrees 15' 42", an arc length
of 347.45 feet, a chord distance of 346.99 feet that bears North 02 degrees 20'
53" East to the POINT OF BEGINNING and containing 23.7380 acres (1,034,028 Sq.
Ft.) of land.
<PAGE>   61
                                  Appendix III
                       (Lease and Development Agreement)

<TABLE>
<CAPTION>
RENT PAYMENT                                                   SCHEDULED
DATE DURING:                                                      RENT
<S>                                                             <C>
February, 1997                                                  $    0
March, 1997                                                     $    0
April, 1997                                                     $    0
May, 1997                                                       $    0
June, 1997                                                      $    0
July, 1997                                                      $    0
August, 1997                                                    $    0
September, 1997                                                 $    0
October, 1997                                                   $    0
November, 1997                                                  $    0
December, 1997                                                  $    0
January, 1998                                                   $    0
February, 1998                                                  $    0
March, 1998                                                     $    0
April, 1998                                                     $    0
May, 1998                                                       $    0
June, 1998                                                      $    0
July, 1998                                                      $    0
August, 1998                                                    $8,580
September, 1998                                                 $8,634
October, 1998                                                   $8,689
November, 1998                                                  $8,743
December, 1998                                                  $8,799
January, 1999                                                   $8,854
February, 1999                                                  $8,910
March, 1999                                                     $8,966
April, 1999                                                     $9,022
May, 1999                                                       $9,079
June, 1999                                                      $9,136
July, 1999                                                      $9,194
August, 1999                                                    $9,252
September, 1999                                                 $9,310
October, 1999                                                   $9,369
November, 1999                                                  $9,428
December, 1999                                                  $9,487
January, 2000                                                   $9,547
February, 2000                                                  $9,607
March, 2000                                                     $9,668
April, 2000                                                     $9,729
May, 2000                                                       $9,790
</TABLE>

<PAGE>   62
<TABLE>
<S>                                                             <C>
June, 2000                                                      $ 9,852
July, 2000                                                      $ 9,914
August, 2000                                                    $ 9,976
September, 2000                                                 $10,039
October, 2000                                                   $10,102
November, 2000                                                  $10,166
December, 2000                                                  $10,230
January, 2001                                                   $10,294
February, 2001                                                  $10,359
March, 2001                                                     $10,424
April, 2001                                                     $10,490
May, 2001                                                       $10,556
June, 2001                                                      $10,623
July, 2001                                                      $10,690
August, 2001                                                    $10,757
September, 2001                                                 $10,825
October, 2001                                                   $10,893
November, 2001                                                  $10,962
December, 2001                                                  $11,031
January 2, 2002                                                 
(Scheduled Termination Date)                                    $11,110
</TABLE>

On the Scheduled Termination Date, the Lessee shall also pay in accordance with
the provisions of the Lease either (a) the Recourse Deficiency Amount of
$6,400,000, to the extent permitted by, and in accordance with, the provisions
of Section 15.6 and/or Section 15.7 of the Lease, or (b) in any other instance,
the Lease Balance.


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