ASSIGNMENT

         THIS  ASSIGNMENT,  made as of January 1, 2002,  by and  between CNL APF
PARTNERS,  LP, a Delaware limited  partnership  ("Assignor") and CNL RESTAURANTS
XVIII, INC., a Florida corporation ("Assignee").

                                   WITNESSETH:

         WHEREAS,   the  CNL  Investment   Company  entered  into  that  certain
Management  Agreement  dated  April 15,  1993 with CNL Income  Fund  XIII,  Ltd.
("Agreement"); and

         WHEREAS,  CNL  Investment  Company  assigned  its  rights,  duties  and
obligations under the Agreement to CNL Income Fund Advisors,  Inc. by Assignment
dated January 1, 1995; and

         WHEREAS, CNL Income Fund Advisors, Inc. assigned its rights, duties and
obligations  under the Agreement to CNL Fund Advisors,  Inc. by Assignment dated
October 1, 1995; and

         WHEREAS,  CNL Fund  Advisors,  Inc.  assigned  its  rights,  duties and
obligations under the Agreement to CNL APF Partners, LP by Assignment dated July
1, 2000; and

         WHEREAS,  the  Assignor  desires  to  assign  its  rights,  duties  and
obligations under the Agreement to Assignee, and Assignee desires to accept such
assignment and assume Assignor's duties and obligations under the Agreement,  as
assigned.

         NOW, THEREFORE, the parties agree as follows:

         1. Assignment.  Assignor hereby assigns and transfers to Assignee,  all
of  Assignor's  rights,  title and interest  in, to, and under the  Agreement as
assigned.  Any funds or  property of CNL Income  Fund XIII,  Ltd. in  Assignor's
possession shall be, or have been, delivered to Assignee upon the full execution
of this Assignment.

         2.  Acceptance and  Assumption.  Assignee  hereby accepts the foregoing
assignment  and further  hereby  assumes  and agrees to perform,  from and after
January 1, 2002, all duties,  obligations and  responsibilities  of the property
manager arising under the Agreement.

         3. Representations.

            (a)    Assignor hereby represents and warrants to Assignee:

                   (i)   that the Agreement is in full force and effect;

                   (ii)  that  Assignor  has fully  performed  all of its duties
                         under   the   Agreement   through   the  date  of  this
                         Assignment;

                   (iii) that  Assignor has no notice or knowledge of any claim,
                         cost,   or  liability   (other  than  as   specifically
                         contemplated  under the  Agreement,  all of which  have
                         been  satisfied  or  discharged)  which arose under the
                         Agreement or which may arise after the date hereof; and

                   (iv)  that this  Assignment  has been duly  authorized by all
                         requisite   corporate  action  and  has  been  properly
                         executed by a duly authorized officer of Assignor.

            (b)    CNL Income Fund XIII,  Ltd.  hereby  represents  and warrants
            to Assignee that the Agreement is in full force and effect, and that
            no defaults or  violations  of such  Agreement  exist as of the date
            of this Assignment.

         IN WITNESS  WHEREOF,  this  Assignment is executed the date above first
written.

                            ASSIGNOR:

                            CNL APF PARTNERS, LP, a Delaware limited partnership

                            BY: CNL APF GP Corp., a Delaware corporation, as its
                                general partner

                                By: /s/ Michael I. Wood
                                    -----------------------------------------
                                    Michael I. Wood, Chief Operating Officer and
                                    Executive Vice President

                            ASSIGNEE:

                            CNL RESTAURANTS XVIII, INC., a Florida corporation


                            By:     /s/ Barry L. Goff
                                    -----------------------------------------
                                    Barry L. Goff, President











                               CONSENT AND JOINDER

         CNL Income Fund XIII, Ltd. hereby consents to the foregoing  Assignment
and joins in such  agreement for the purpose of making the  representations  set
forth in subparagraph 3(b) thereof.

                            CNL Income Fund XIII, Ltd., a Florida limited
                            partnership



                            BY:     /s/ Robert A. Bourne
                                    -----------------------------------------
                                    Robert A. Bourne, General Partner