Document:

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                                                                  Exhibit 10.386

                                                               Loan No. 10025000

                                 LOAN AGREEMENT

                          Dated as of September 7, 2004

                                    Between

                  INLAND WESTERN BETHLEHEM SAUCON VALLEY DST,
                                  as Borrower

                                      and

                          KEYBANK NATIONAL ASSOCIATION,
                                    as Lender

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                                TABLE OF CONTENTS

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ARTICLE I     DEFINITIONS; PRINCIPLES OF CONSTRUCTION ...........................................................1
  Section 1.1 Definitions .......................................................................................1
  Section 1.2 Principles of Construction .......................................................................17
ARTICLE II    GENERAL TERMS ....................................................................................18
  Section 2.1 Loan Commitment; Disbursement to Borrower ........................................................18
  Section 2.2 Interest; Loan Payments; Late Payment Charge .....................................................18
  Section 2.3 Prepayments ......................................................................................20
  Section 2.4 Intentionally Omitted ............................................................................21
  Section 2.5 Release of Property ..............................................................................21
  Section 2.6 Manner of Making Payments ........................................................................21
ARTICLE III   CONDITIONS PRECEDENT .............................................................................22
  Section 3.1 Conditions Precedent to Closing ..................................................................22
ARTICLE IV    REPRESENTATIONS AND WARRANTIES ...................................................................25
  Section 4.1 Borrower Representations .........................................................................25
  Section 4.2 Survival of Representations ......................................................................32
ARTICLE V     BORROWER COVENANTS ...............................................................................32
  Section 5.1 Affirmative Covenants ............................................................................32
  Section 5.2 Negative Covenants ...............................................................................42
ARTICLE VI    INSURANCE; CASUALTY; CONDEMNATION ................................................................47
  Section 6.1 Insurance ........................................................................................47
  Section 6.2 Casualty .........................................................................................51
  Section 6.3 Condemnation .....................................................................................51
  Section 6.4 Restoration ......................................................................................51
ARTICLE VII   RESERVE FUNDS ....................................................................................56
  Section 7.1 Required Repair Funds ............................................................................56
  Section 7.2 Tax and Insurance Escrow Fund ....................................................................57
  Section 7.3 Replacements and Replacement Reserve .............................................................58
  Section 7.4 Intentionally Deleted ............................................................................63
  Section 7.5 Intentionally Deleted ............................................................................63
  Section 7.6 Intentionally Deleted ............................................................................63
  Section 7.7 Reserve Funds, Generally .........................................................................63
ARTICLE VIII  DEFAULTS ................................. .......................................................63
  Section 8.1 Event of Default .................................................................................63
  Section 8.2 Remedies .........................................................................................65
  Section 8.3 Remedies Cumulative; Waivers .....................................................................67
ARTICLE IX    SPECIAL PROVISIONS ...............................................................................67
  Section 9.1 Sale of Notes and Securitization .................................................................67
  Section 9.2 Securitization ...................................................................................68
  Section 9.3 Rating Surveillance ..............................................................................68
  Section 9.4 Exculpation ......................................................................................68
  Section 9.5 Termination of Manager ...........................................................................70
  Section 9.6 Servicer .........................................................................................70
  Section 9.7 Splitting the Loan ...............................................................................71
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ARTICLE X MISCELLANEOUS ........................................................................................71
  Section 10.1 Survival ........................................................................................71
  Section 10.2 Lender's Discretion .............................................................................71
  Section 10.3 Governing Law ...................................................................................71
  Section 10.4 Modification, Waiver in Writing .................................................................71
  Section 10.5 Delay Not a Waiver ..............................................................................72
  Section 10.6 Notices .........................................................................................72
  Section 10.7 Trial by Jury ...................................................................................73
  Section 10.8 Headings ........................................................................................73
  Section 10.9 Severability ....................................................................................73
  Section 10.10 Preferences ....................................................................................73
  Section 10.11 Waiver of Notice ...............................................................................73
  Section 10.12 Remedies of Borrower ...........................................................................74
  Section 10.13 Expenses; Indemnity ............................................................................74
  Section 10.14 Schedules Incorporated .........................................................................75
  Section 10.15 Offsets, Counterclaims and Defenses ............................................................75
  Section 10.16 No Joint Venture or Partnership; No Third Party Beneficiaries ..................................75
  Section 10.17 Publicity ......................................................................................76
  Section 10.18 Waiver of Marshalling of Assets ................................................................76
  Section 10.19 Waiver of Counterclaim .........................................................................76
  Section 10.20 Conflict; Construction of Documents; Reliance ..................................................76
  Section 10.21 Brokers and Financial Advisors .................................................................76
  Section 10.22 Prior Agreements ...............................................................................77
  Section 10.23 Transfer of Loan ...............................................................................77
</Table>

SCHEDULES

Schedule I      -  Intentionally Omitted
Schedule II     -  Rent Roll
Schedule III    -  Required Repairs
Schedule IV     -  Intentionally Omitted
Schedule V      -  Intentionally Omitted
Schedule VI     -  Affiliate Agreements
Schedule VII    -  Intentionally Omitted
Schedule VIII   -  Intentionally Omitted
Schedule IX     -  Intentionally Omitted
Schedule X      -  Other Contract Funds Agreements

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                                 LOAN AGREEMENT

            THIS LOAN AGREEMENT, dated as of this 7th day of September, 2004 (as
amended, restated, replaced, supplemented or otherwise modified from time to
time, this "AGREEMENT"), between KEYBANK NATIONAL ASSOCIATION, a national
banking association, having an address at 911 Main Street, Suite 1500, Kansas
City, Missouri 64105 ("LENDER"), and INLAND WESTERN BETHLEHEM SAUCON VALLEY DST,
a Delaware statutory trust, having an address at 2901 Butterfield Road, Oak
Brook, Illinois 60523 ("BORROWER")

                                   WITNESSETH:

            WHEREAS, Borrower desires to obtain the Loan (as hereinafter
defined) from Lender; and

            WHEREAS, Lender is willing to make the Loan to Borrower, subject to
and in accordance with the terms of this Agreement and the other Loan Documents
(as hereinafter defined).

            NOW, THEREFORE, in consideration of the making of the Loan by Lender
and the covenants, agreements, representations and warranties set forth in this
Agreement, the parties hereto hereby covenant, agree, represent and warrant as
follows:

                                    ARTICLE I

                    DEFINITIONS; PRINCIPLES OF CONSTRUCTION

            Section 1.1 DEFINITIONS. For all purposes of this Agreement, except
as otherwise expressly required or unless the context clearly indicates a
contrary intent:

            "AFFILIATE" shall mean, as to any Person, any other Person that,
directly or indirectly, is in control of, is controlled by or is under common
control with such Person or is a director or officer of such Person or of an
Affiliate of such Person.

            "ALTA" shall mean American Land Title Association, or any successor
thereto.

            "ANNUAL BUDGET" shall mean the operating budget, including all
planned capital expenditures, for the Property prepared by Borrower for the
applicable Fiscal Year or other period.

            "ASSIGNMENT OF LEASES" shall mean, with respect to the Property,
that certain first priority Assignment of Leases and Rents, dated as of the date
hereof, from Borrower, as assignor, to Lender, as assignee, assigning to Lender
all of Borrower's interest in and to the Leases and Rents of the Property as
security for the Loan, as the same may be amended, restated, replaced,
supplemented or otherwise modified from time to time.

            "ASSIGNMENT OF MANAGEMENT AGREEMENT" shall mean that certain
Assignment of Management Agreement and Subordination of Management Fees dated as
of the date hereof

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among Lender, Borrower and Manager, as the same may be amended, restated,
replaced, supplemented or otherwise modified from time to time.

            "AWARD" shall mean any compensation paid by any Governmental
Authority in connection with a Condemnation in respect of all or any part of the
Property.

            "BASIC CARRYING COSTS" shall mean, with respect to the Property, the
sum of the following costs associated with the Property for the relevant Fiscal
Year or payment period; (i) Taxes and (ii) Insurance Premiums.

            "BORROWER" shall mean Inland Western Bethlehem Saucon Valley DST,
together with its permitted successors and assigns.

            "BUSINESS DAY" shall mean any day other than a Saturday, Sunday or
any other day on which national banks in New York, New York are not open for
business.

            "CAPITAL EXPENDITURES" shall mean, for any period, the amount
expended for items capitalized under accounting principles reasonably acceptable
to Lender, consistently applied (including expenditures for building
improvements or major repairs, leasing commissions and tenant improvements).

            "CASH EXPENSES" shall mean, for any period, the operating expenses
for the operation of the Property as set forth in an Approved Annual Budget to
the extent that such expenses are actually incurred by Borrower minus any
payments into the Tax and Insurance Escrow Fund.

            "CASUALTY" shall have the meaning specified in Section 6,2 hereof.

            "CASUALTY CONSULTANT" shall have the meaning set forth in Section
6.4(b)(iii) hereof.

            "CASUALTY RETAINAGE" shall have the meaning set forth in Section
6.4(b)(iv) hereof.

            "CLOSING DATE" shall mean the date of the funding of the Loan.

            "CODE" shall mean the Internal Revenue Code of 1986, as amended, as
it may be further amended from time to time, and any successor statutes thereto,
and applicable U.S. Department of Treasury regulations issued pursuant thereto
in temporary or final form.

            "CONDEMNATION" shall mean a temporary or permanent taking by any
Governmental Authority as the result or in lieu or in anticipation of the
exercise of the right of condemnation or eminent domain, of all or any part of
the Property, or any interest therein or right accruing thereto, including any
right of access thereto or any change of grade affecting the Property or any
part thereof.

            "DEBT" shall mean the outstanding principal amount set forth in, and
evidenced by, this Agreement and the Note together with all interest accrued and
unpaid thereon and all

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other sums (including the Prepayment Consideration) due to Lender in respect of
the Loan under the Note, this Agreement, the Mortgage or any other Loan
Document.

            "DEBT SERVICE" shall mean, with respect to any particular period of
time, scheduled interest payments under the Note.

            "DEBT SERVICE COVERAGE RATIO" shall mean a ratio for the applicable
period in  which:

            (a) the numerator is the Net Operating Income (excluding interest on
credit accounts) for such period as set forth in the statements required
hereunder, without deduction for (i) actual management fees incurred in
connection with the operation of the Property, (ii) amounts paid to the Reserve
Funds, less (A) management fees equal to the greater of (1) assumed management
fees of five percent (5%) of Gross Income from Operations or (2) the actual
management fees incurred; (B) assumed Replacement Reserve Fund contributions
equal to $0.15 per square foot of gross leaseable area at the Property; and (C)
assumed reserves for tenant improvements and leasing commissions equal to $0.33
per square foot of gross leaseable area of the Property; and

            (b) the denominator is the aggregate amount of interest due and
payable on the Note for such applicable period.

            "DEFAULT" shall mean the occurrence of any event hereunder or under
any other Loan Document which, but for the giving of notice or passage of time,
or both, would be an Event of Default.

            "DEFAULT RATE" shall mean, with respect to the Loan, a rate per
annum equal to the lesser of (a) the maximum rate permitted by applicable law,
or (b) five percent (5%) above the Interest Rate.

            "DISCLOSURE DOCUMENT" shall have the meaning set forth in
Section 9.2 hereof.

            "ELIGIBLE ACCOUNT" shall mean a separate and identifiable account
from all other funds held by the holding institution that is either (a) an
account or accounts maintained with a federal or state-chartered depository
institution or trust company which complies with the definition of Eligible
Institution or (b) a segregated trust account or accounts maintained with a
federal or state chartered depository institution or trust company acting in its
fiduciary capacity which, in the case of a state chartered depository
institution or trust company, is subject to regulations substantially similar to
12 C.F.R. Section 9.10(b), having in either case a combined capital and surplus
of at least $50,000,000 and subject to supervision or examination by federal and
state authority. An Eligible Account will not be evidenced by a certificate of
deposit, passbook or other instrument

            "ELIGIBLE INSTITUTION" shall mean a depository institution or trust
company insured by the Federal Deposit Insurance Corporation the short term
unsecured debt obligations or commercial paper of which are rated at least A-l
by Standard & Poor's Ratings Services, P-l by Moody's Investors Service, Inc.,
and F-1+ by Fitch, Inc. in the case of accounts in which funds are held for 30
days or less (or, in the case of accounts in which funds are held for more

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than 30 days, the long term unsecured debt obligations of which are rated at
least "AA" by Fitch and S&P and "Aa" by Moody's).

            "ENVIRONMENTAL INDEMNITY" shall mean that certain Environmental
Indemnity Agreement executed by Borrower in connection with the Loan for the
benefit of Lender, as the same may be amended, restated, replaced, supplemented
or otherwise modified from time to time.

            "ERISA" shall mean the Employee Retirement Income Security Act of
1974, as amended.

            "EVENT OF DEFAULT" shall have the meaning set forth in Section
8.l(a) hereof.

            "EXCHANGE ACT"' shall have the meaning set forth in Section 9.2
hereof.

            "FISCAL YEAR" shall mean each twelve (12) month period commencing on
January 1 and ending on December 31 during each year of the term of the Loan.

            "GOVERNMENTAL AUTHORITY" shall mean any court, board, agency,
commission, office or other authority of any nature whatsoever for any
governmental unit (federal, state, county, district, municipal, city or
otherwise) whether now or hereafter in existence.

            "GROSS INCOME FROM OPERATIONS" shall mean all sustainable income as
reported on the financial statements delivered by Borrower in accordance with
this Agreement, computed in accordance with accounting principles reasonably
acceptable to Lender, consistently applied, derived from the ownership and
operation of the Property from whatever source, including, but not limited to,
(i) Rents from Tenants that are in occupancy, open for business and paying
unabated Rent, (ii) utility charges, (iii) escalations, (iv) intentionally
omitted; (v) service fees or charges, (vi) license fees, (vii) parking fees, and
(viii) other required pass-throughs but excluding (i) sales, use and occupancy
or other taxes on receipts required to be accounted for by Borrower to any
Governmental Authority, (ii) refunds and uncollectible accounts, (iii) sales of
furniture, fixtures and equipment, (iv) Insurance Proceeds (other than business
interruption or other loss of income insurance), (v) Awards, (vi) unforfeited
security deposits, (vii) utility and other similar deposits and (viii) any
disbursements to Borrower from the Reserve Funds. Gross income shall not be
diminished as a result of the Mortgage or the creation of any intervening estate
or interest in the Property or any part thereof.

            "IMPROVEMENTS" shall have the meaning set forth in the granting
clause of the Mortgage with respect to the Property.

            "INDEBTEDNESS" of a Person, at a particular date, means the sum
(without duplication) at such date of (a) indebtedness or liability for borrowed
money; (b) obligations evidenced by bonds, debentures, notes, or other similar
instruments; (c) obligations for the deferred purchase price of property or
services (including trade obligations); (d) obligations under letters of credit:
(e) obligations under acceptance facilities; (f) all guaranties, endorsements
(other than for collection or deposit in the ordinary course of business) and
other contingent obligations to purchase, to provide funds for payment, to
supply funds, to invest in any Person or

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entity, or otherwise to assure a creditor against loss; and (g) obligations
secured by any Liens, whether or not the obligations have been assumed.

            "INDEMNITOR" shall mean Inland Western Retail Real Estate Trust,
Inc., a Maryland corporation.

            "INDEMNITY AGREEMENT" shall mean that certain Indemnity Agreement
dated as of the date hereof by and between Borrower and Inland Western Retail
Real Estate Trust, Inc., a Maryland corporation in favor of Lender.

            "INLAND WESTERN RETAIL REAL ESTATE TRUST, INC." shall mean Inland
Western Retail Real Estate Trust, Inc., a Maryland corporation.

            "INSURANCE PREMIUMS" shall have the meaning set forth in Section
6.1(b) hereof.

            "INSURANCE PROCEEDS" shall have the meaning set forth in Section
6.4(b) hereof.

            "INTEREST RATE" shall mean 5.115 percent (5.115%) per annum.

            "LEASE" shall mean any lease, sublease or subsublease, letting,
license, concession or other agreement (whether written or oral and whether now
or hereafter in effect) pursuant to which any Person is granted a possessory
interest in, or right to use or occupy all or any portion of any space in the
Property of Borrower, and every modification, amendment or other agreement
relating to such lease, sublease, subsublease, or other agreement entered into
in connection with such lease, sublease, subsublease, or other agreement and
every guarantee of the performance and observance of the covenants, conditions
and agreements to be performed and observed by the other party thereto.

            "LEGAL REQUIREMENTS" shall mean, with respect to the Property, all
federal, state, county, municipal and other governmental statutes, laws, rules,
orders, regulations, ordinances, judgments, decrees and injunctions of
Governmental Authorities affecting the Property or any part thereof, or the
construction, use, alteration or operation thereof, or any part thereof, whether
now or hereafter enacted and in force, and all permits, licenses and
authorizations and regulations relating thereto, and all covenants, agreements,
restrictions and encumbrances contained in any instruments, either of record or
known to Borrower, at any time in force affecting the Property or any part
thereof, including, without limitation, any which may (a) require repairs,
modifications or alterations in or to the Property or any part thereof, or (b)
in any way limit the use and enjoyment thereof.

            "LENDER" shall mean KeyBank National Association, together with its
successors and assigns.

            "LICENSES" shall have the meaning set forth in Section 4.1.22
hereof.

            "LIEN" shall mean, with respect to the Property, any mortgage, deed
of trust, deed to secure debt, lien, pledge, hypothecation, assignment, security
interest, or any other encumbrance, charge or transfer of, on or affecting
Borrower, the Property, any portion thereof or any interest therein, including,
without limitation, any conditional sale or other title retention

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agreement, any financing lease having substantially the same economic effect as
any of the foregoing., the filing of any financing statement, and mechanic's,
materialmen's and other similar liens and encumbrances.

            "LOAN" shall mean the loan made by Lender to Borrower pursuant to
this Agreement.

            "LOAN DOCUMENTS" shall mean, collectively, this Agreement, the Note,
the Mortgage, the Assignment of Leases and Rents, the Environmental Indemnity,
the Assignment of Management Agreement, the Indemnity Agreement and all other
documents executed and/or delivered in connection with the Loan.

            "MAJOR TENANT" shall mean any tenant (i) leasing more than 10,000
square feet of the Property or (ii) whose Rents comprise 25% or more of the
effective gross income (as determined by Lender) of the Property.

            "MANAGEMENT AGREEMENT" shall mean, with respect to the Property, the
management agreement entered into by and between Borrower and the Manager,
pursuant to which the Manager is to provide management and other services with
respect to the Property.

            "MANAGER" shall mean Inland Northwest Management Corp., a Delaware
corporation.

            "MATURITY DATE" shall mean October 1, 2009, or such other date on
which the final payment of principal of the Note becomes due and payable as
therein or herein provided, whether at such stated maturity date, by declaration
of acceleration, or otherwise.

            "MAXIMUM LEGAL RATE" shall mean the maximum nonusurious interest
rate, if any, that at any time or from time to time may be contracted for,
taken, reserved, charged or received on the indebtedness evidenced by the Note
and as provided for herein or the other Loan Documents, under the laws of such
state or states whose laws are held by any court of competent jurisdiction to
govern the interest rate provisions of the Loan.

            "MONTHLY DEBT SERVICE PAYMENT AMOUNT" shall mean an amount equal to
$37,726.96.

            "MORTGAGE" shall mean, with respect to the Property, that certain
first priority Open-End Mortgage, Assignment of Leases and Rents, Security
Agreement and Fixture Filing, dated the date hereof, executed and delivered by
Borrower as security for the Loan and encumbering the Property, as the same may
be amended, restated, replaced, supplemented or otherwise modified from time to
time.

            "NET CASH FLOW" for any period shall mean the amount obtained by
subtracting Operating Expenses and Capital Expenditures for such period from
Gross Income from Operations for such period.

            "NET CASH FLOW AFTER DEBT SERVICE" for any period shall mean the
amount obtained by subtracting Debt Service for such period from Net Cash Flow
for such period.

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            "NET CASH FLOW SCHEDULE" shall have the meaning set forth in
Section 5.1.11(b) hereof.

            "NET OPERATING INCOME" shall mean the amount obtained by subtracting
from Gross Income from Operations (i) Operating Expenses, and (ii) a vacancy
allowance equal to the greater of (x) market vacancy (as reasonably determined
by Lender), less actual vacancy, and (y) underwritten vacancy of 5% less actual
vacancy. Notwithstanding the foregoing, if actual vacancy exceeds market vacancy
and underwritten vacancy, then there shall be no adjustment for a vacancy
allowance.

            "NET PROCEEDS" shall have the meaning set forth in Section 6.4(b)
hereof.

            "NET PROCEEDS DEFICIENCY" shall have the meaning set forth in
Section 6.4(b)(vi) hereof.

            "NOTE" shall mean that certain Promissory Note of even date herewith
in the principal amount of EIGHT MILLION EIGHT HUNDRED FIFTY THOUSAND NINE
HUNDRED AND NO/100 DOLLARS ($8,850,900.00), made by Borrower in favor of Lender,
as the same may be amended, restated, replaced, supplemented or otherwise
modified from time to time.

            "OFFICERS' CERTIFICATE" shall mean a certificate delivered to Lender
by Borrower which is signed by an authorized senior officer of the sole member
of Borrower.

            "OPERATING EXPENSES" shall mean the total of all expenditures,
computed in accordance with accounting principles reasonably acceptable to
Lender, consistently applied, of whatever kind relating to the operation,
maintenance and management of the Property that are incurred on a regular
monthly or other periodic basis, including without limitation, utilities,
ordinary repairs and maintenance, insurance, license fees, property taxes and
assessments, advertising expenses, management fees, payroll and related taxes,
computer processing charges, operational equipment or other lease payments as
approved by Lender, and other similar costs, but excluding depreciation, Debt
Service, Capital Expenditures and contributions to the Reserve Funds.

            "OTHER CHARGES" shall mean all ground rents, maintenance charges,
impositions other than Taxes, and any other charges, including, without
limitation, vault charges and license fees for the use of vaults, chutes and
similar areas adjoining the Property, now or hereafter levied or assessed or
imposed against the Property or any part thereof.

            "OTHER CONTRACT FUNDS" shall mean any payment due to Borrower under
any of the agreements described on SCHEDULE X.

            "PAYMENT DATE" shall mean the first (1st) day of each calendar
month during the term of the Loan or, if such day is not a Business Day, the
immediately succeeding Business Day.

            "PERMITTED ENCUMBRANCES" shall mean, with respect to the Property,
collectively, (a) the Liens and security interests created by the Loan
Documents, (b) all Liens,

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encumbrances and other matters disclosed in the Title Insurance Policies
relating to the Property or any part thereof, (c) Liens, if any, for Taxes
imposed by any Governmental Authority not yet due or delinquent, and (d) such
other title and survey exceptions as Lender has approved or may approve in
writing in Lender's reasonable discretion, which Permitted Encumbrances in the
aggregate do not materially adversely affect the value or use of the Property or
Borrower's ability to repay the Loan.

            "PERMITTED INVESTMENTS" shall mean any one or more of the following
obligations or securities acquired at a purchase price of not greater than par,
including those issued by Servicer, the trustee under any Securitization or any
of their respective Affiliates, payable on demand or having a maturity date not
later than the Business Day immediately prior to the first Payment Date
following the date of acquiring such investment and meeting one of the
appropriate standards set forth below:

            (i)    obligations of, or obligations fully guaranteed as to payment
      of principal and interest by, the United States or any agency or
      instrumentality thereof provided such obligations are backed by the full
      faith and credit of the United States of America including, without
      limitation, obligations of: the U.S. Treasury (all direct or fully
      guaranteed obligations), the Farmers Home Administration (certificates of
      beneficial ownership), the General Services Administration (participation
      certificates), the U.S. Maritime Administration (guaranteed Title XI
      financing), the Small Business Administration (guaranteed participation
      certificates and guaranteed pool certificates), the U.S. Department of
      Housing and Urban Development (local authority bonds) and the Washington
      Metropolitan Area Transit Authority (guaranteed transit bonds); PROVIDED,
      HOWEVER, that the investments described in this clause must (A) have a
      predetermined fixed dollar of principal due at maturity that cannot vary
      or change, (B) if rated by S&P, must not have an "r" highlighter affixed
      to their rating, (C) if such investments have a variable rate of interest,
      such interest rate must be tied to a single interest rate index plus a
      fixed spread (if any) and must move proportionately with that index, and
      (D) such investments must not be subject to liquidation prior to their
      maturity;

            (ii)   Federal Housing Administration debentures;

            (iii)  obligations of the following United States government
      sponsored agencies: Federal Home Loan Mortgage Corp. (debt obligations),
      the Farm Credit System (consolidated system wide bonds and notes), the
      Federal Home Loan Banks (consolidated debt obligations), the Federal
      National Mortgage Association (debt obligations), the Student Loan
      Marketing Association (debt obligations), the Financing Corp. (debt
      obligations), and the Resolution Funding Corp. (debt obligations);
      PROVIDED, HOWEVER, that the investments described in this clause must (A)
      have a predetermined fixed dollar of principal due at maturity that cannot
      vary or change, (B) if rated by S&P, must not have an "r" highlighter
      affixed to their rating, (C) if such investments have a variable rate of
      interest, such interest rate must be tied to a single interest rate index
      plus a fixed spread (if any) and must move proportionately with that
      index, and (D) such investments must not be subject to liquidation prior
      to their maturity;

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            (iv)   federal funds, unsecured certificates of deposit, time
      deposits, bankers' acceptances and repurchase agreements with maturities
      of not more than 365 days of any bank, the short term obligations of which
      at all times are rated in the highest short term rating category by each
      Rating Agency (or, if not rated by all Rating Agencies, rated by at least
      one Rating Agency in the highest short term rating category and otherwise
      acceptable to each other Rating Agency, as confirmed in writing that such
      investment would not, in and of itself, result in a downgrade,
      qualification or withdrawal of the initial, or, if higher, then current
      ratings assigned to the Securities); PROVIDED. HOWEVER. that the
      investments described in this clause must (A) have a predetermined fixed
      dollar of principal due at maturity that cannot vary or change, (B) if
      rated by S&P, must not have an "r" highlighter affixed to their rating,
      (C) if such investments have a variable rate of interest, such interest
      rate must be tied to a single interest rate index plus a fixed spread (if
      any) and must move proportionately with that index and (D) such
      investments must not be subject to liquidation prior to their maturity;

            (v)    fully Federal Deposit Insurance Corporation-insured demand
      and time deposits in, or certificates of deposit of, or bankers'
      acceptances issued by, any bank or trust company, savings and loan
      association or savings bank, the short term obligations of which at all
      times are rated in the highest short term rating category by each Rating
      Agency (or, if not rated by all Rating Agencies, rated by at least one
      Rating Agency in the highest short term rating category and otherwise
      acceptable to each other Rating Agency, as confirmed in writing that such
      investment would not, in and of itself, result in a downgrade,
      qualification or withdrawal of the initial, or, if higher, then current
      ratings assigned to the Securities); PROVIDED, HOWEVER, that the
      investments described in this clause must (A) have a predetermined fixed
      dollar of principal due at maturity that cannot vary or change, (B) if
      rated by S&P, must not have an "r" highlighter affixed to their rating,
      (C) if such investments have a variable rate of interest, such interest
      rate must be tied to a single interest rate index plus a fixed spread (if
      any) and must move proportionately with that index, and (D) such
      investments must not be subject to liquidation prior to their maturity;

            (vi)   debt obligations with maturities of not more than 365 days
      and at all times rated by each Rating Agency (or, if not rated by all
      Rating Agencies, rated by at least one Rating Agency and otherwise
      acceptable to each other Rating Agency, as confirmed in writing that such
      investment would not, in and of itself, result in a downgrade,
      qualification or withdrawal of the initial, or, if higher, then current
      ratings assigned to the Securities) in its highest long-term unsecured
      rating category; PROVIDED, HOWEVER, that the investments described in this
      clause must (A) have a predetermined fixed dollar of principal due at
      maturity that cannot vary or change, (B) if rated by S&P, must not have an
      "r" highlighter affixed to their rating, (C) if such investments have a
      variable rate of interest, such interest rate must be tied to a single
      interest rate index plus a fixed spread (if any) and must move
      proportionately with that index, and (D) such in vestments must not be
      subject to liquidation prior to their maturity;

            (vii) commercial paper (including both non-interest-bearing discount
      obligations and interest-bearing obligations payable on demand or on a
      specified date not more than one year after the date of issuance thereof)
      with maturities of not more than

                                        9
<Page>

      365 days and that at all times is rated by each Rating Agency (or, if not
      rated by all Rating Agencies, rated by at least one Rating Agency and
      otherwise acceptable to each other Rating Agency, as confirmed in writing
      that such investment would not, in and of itself, result in a downgrade,
      qualification or withdrawal of the initial, or, if higher, then current
      ratings assigned to the Securities) in its highest short-term unsecured
      debt rating; PROVIDED, HOWEVER, that the investments described in this
      clause must (A) have a predetermined fixed dollar of principal due at
      maturity that cannot vary or change, (B) if rated by S&P, must not have an
      "r" highlighter affixed to their rating, (C) if such investments have a
      variable rate of interest, such interest rate must be tied to a single
      interest rate index plus a fixed spread (if any) and must move
      proportionately with that index, and (D) such investments must not be
      subject to liquidation prior to their maturity;

            (viii) units of taxable money market funds, which funds are
      regulated investment companies, seek to maintain a constant net asset
      value per share and invest solely in obligations backed by the full faith
      and credit of the United States, which, funds have the highest rating
      available from each Rating Agency (or, if not rated by all Rating
      Agencies, rated by at least one Rating Agency and otherwise acceptable to
      each other Rating Agency, as confirmed in writing that such investment
      would not, in and of itself, result in a downgrade, qualification or
      withdrawal of the initial, or, if higher, then current ratings assigned to
      the Securities) for money market funds or mutual funds; and

            (ix)   any other security, obligation or investment which has been
      approved as a Permitted Investment in writing by (a) Lender and (b) each
      Rating Agency, as evidenced by a written confirmation that the designation
      of such security, obligation or investment as a Permitted Investment will
      not, in and of itself, result in a downgrade, qualification or withdrawal
      of the initial, or, if higher, then current ratings assigned to the
      Securities by such Rating Agency;

PROVIDED, HOWEVER, that no obligation or security shall be a Permitted
Investment if (A) such obligation or security evidences a right to receive only
interest payments or (B) the right to receive principal and interest payments on
such obligation or security are derived from an underlying investment that
provides a yield to maturity in excess of 120% of the yield to maturity at par
of such underlying investment.

            "PERSON" shall mean any individual, corporation, partnership, joint
venture, limited liability company, estate, trust, unincorporated association,
any federal, state, county or municipal government or any bureau, department or
agency thereof and any fiduciary acting in such capacity on behalf of any of the
foregoing.

            "PERSONAL PROPERTY" shall have the meaning set forth in the granting
clause of the Mortgage with respect to the Property.

            "PHYSICAL CONDITIONS REPORT" shall mean, with respect to the
Property, a report prepared by a company satisfactory to Lender regarding the
physical condition of the Property, satisfactory in form and substance to Lender
in its sole discretion, which report shall, among other things, (a) confirm that
the Property and its use complies, in all material respects, with all applicable
Legal Requirements (including, without limitation, zoning, subdivision and
building

                                       10
<Page>

laws) and (b) include a copy of a final certificate of occupancy with respect to
all Improvements on the Property.

            "POLICIES" shall have the meaning specified in Section 6.1(b)
hereof.

            "PREPAYMENT CONSIDERATION" shall have the meaning set forth in
Section 2.3.1.

            "PREPAYMENT RATE" shall mean the bond equivalent yield (in the
secondary market) on the United States Treasury Security that as of the
Prepayment Rate Determination Date has a remaining term to maturity closest to,
but not exceeding, the remaining term to the Maturity Date, as most recently
published in the "Treasury Bonds, Notes and Bills" section in The Wall Street
Journal as of the date of the related tender of the payment. If more than one
issue of United States Treasury Securities has the remaining term to the
Maturity Date referred to above, the "Prepayment Rate" shall be the yield on the
United States Treasury Security most recently issued as of such date. If the
publication of the Prepayment Rate in The Wall Street Journal is discontinued,
Lender shall determine the Prepayment Rate on the basis of "Statistical Release
H.15(519), Selected Interest Rates," or any successor publication, published by
the Board of Governors of the Federal Reserve System, or on the basis of such
other publication or statistical guide as Lender may reasonably select.

            "PREPAYMENT RATE DETERMINATION DATE" shall mean the date which is
five (5) Business Days prior to the prepayment date.

            "PROPERTY" shall mean the parcel of real property, the Improvements
thereon and all personal property owned by Borrower and encumbered by the
Mortgage, together with all rights pertaining to such property and Improvements,
as more particularly described in the Granting Clauses of the Mortgage and
referred to therein as the "Property."

            "PROVIDED INFORMATION" shall have the meaning set forth in Section
9.1 (a) hereof.

            "QUALIFYING ENTITY" shall have the meaning set forth in
Section 5.2.13(b) hereof.

            "QUALIFYING MANAGER" shall mean either (a) a reputable and
experienced management organization reasonably satisfactory to Lender, which
organization or its principals possess at least ten (10) years experience in
managing properties similar in size, scope and value of the Property and which,
on the date Lender determines whether such management organization is a
Qualifying Manager, manages at least one million square feet of retail space,
provided that Borrower shall have obtained prior written confirmation from the
Rating Agency that management of the Property by such entity will not cause a
downgrading, withdrawal or qualification of the then current rating of the
securities issued pursuant to the Securitization, or (b) the fee owner of the
Property, provided that such owner possesses experience in managing and
operating properties similar in size, scope and value of the Property, Lender
acknowledges that on the date hereof Inland Northwest Management Corp. shall be
deemed to be a Qualifying Manager. Lender also acknowledges that a new property
management company that is an affiliate of or under common control with Inland
Northwest Management Corp. also shall be deemed a Qualifying Manager.

                                       11
<Page>

            "RATING AGENCIES" shall mean each of Standard & Poor's Ratings
Services, a division of McGraw-Hill, Inc., Moody's Investors Service, Inc. and
Fitch, Inc., or any other nationally-recognized statistical rating agency which
has been approved by Lender.

            "RATING SURVEILLANCE CHARGE" shall have the meaning set forth in
Section 9.3 hereof.

            "RELEVANT LEASING THRESHOLD" shall mean, any Lease for an amount of
leaseable square footage equal to or greater than 10,000 square feet.

            "RELEVANT RESTORATION THRESHOLD" shall mean Three Hundred Fifty
Thousand and No/100 dollars ($350,000.00).

            "REMIC TRUST" shall mean a "real estate mortgage investment conduit"
within the meaning of Section 860D of the Code that holds the Note.

            "RENTS" shall mean, with respect to the Property, all rents, rent
equivalents, moneys payable as damages or in lieu of rent or rent equivalents,
royalties (including, without limitation, all oil and gas or other mineral
royalties and bonuses), income, receivables, receipts, revenues, deposits
(including, without limitation, security, utility and other deposits), accounts,
cash, issues, profits, charges for services rendered, and other consideration of
whatever form or nature received by or paid to or for the account of or benefit
of Borrower or its agents or employees from any and all sources arising from or
attributable to the Property, and proceeds, if any, from business interruption
or other loss of income insurance, including the Other Contract Funds.

            "REPLACEMENT RESERVE ACCOUNT" shall have the meaning set forth in
Section 7.3.1 hereof.

            "REPLACEMENT RESERVE FUND" shall have the meaning set forth in
Section 7.3.1 hereof.

            "REPLACEMENT RESERVE MONTHLY DEPOSIT" shall have the meaning set
forth in Section 7.3.1 hereof.

            "REPLACEMENTS" shall have the meaning set forth in Section 7.3.1(a)
hereof.

            "REQUIRED REPAIR ACCOUNT" shall have the meaning set forth in
Section 7.1.1 hereof.

            "REQUIRED REPAIR FUND" shall have the meaning set forth in Section
7.1.1 hereof.

            "REQUIRED REPAIRS" shall have the meaning set forth in Section 7.1.1
hereof.

            "RESERVE FUNDS" shall mean the Tax and Insurance Escrow Fund, the
Replacement Reserve Fund, the Required Repair Fund (if any), or any other escrow
fund established by the Loan Documents.

                                       12
<Page>

            "RESTORATION" shall have the meaning set forth in Section 6.2
hereof.

            "SECURITIES" shall have the meaning set forth. in Section 9.1
hereof.

            "SECURITIES ACT" shall have the meaning set forth in Section 9.2
hereof.

            "SECURITIZATION" shall have the meaning set forth in Section 9.1
hereof.

            "SERVICER" shall have the meaning set forth in Section 9.6 hereof.

            "SERVICING AGREEMENT" shall have the meaning set forth in
Section 9.6 hereof.

            "SEVERED LOAN DOCUMENTS" shall have the meaning set forth in
Section 8.2(c) hereof.

            "SEVERING DOCUMENTATION" shall have the meaning set forth in Section
9.7 hereof.

            "SOLE MEMBER" shall mean Inland Western Retail Real Estate Trust,
Inc., a Maryland corporation, the sole owner of the beneficial interests of
Borrower.

            "SPECIAL PURPOSE ENTITY" means a corporation, limited partnership,
limited liability company, or Delaware statutory trust which at all times on and
after the date hereof:

            (i)      is organized solely for the purpose of (A) acquiring,
      developing, owning, holding, selling, leasing, transferring, exchanging,
      managing and operating the Property, entering into this Agreement with the
      Lender, refinancing the Property in connection with a permitted repayment
      of the Loan, and transacting lawful business that is incident, necessary
      and appropriate to accomplish the foregoing; or (B) acting as a general
      partner of the limited partnership that owns the Property, a member of the
      limited liability company that owns the Property or the beneficiary or
      trustee of a Delaware statutory trust that owns the Property;

            (ii)     is not engaged and will not engage in any business
      unrelated to (A) the acquisition, development, ownership, management or
      operation of the Property, (B) acting as general partner of the limited
      partnership that owns the Property, (C) acting as a member of the limited
      liability company that owns the Property, or (D) acting as the beneficiary
      or trustee of a Delaware statutory trust that owns the Property, as
      applicable;

            (iii)    does not have and will not have any assets other than those
      related to the Property or its partnership interest in the limited
      partnership, the member interest in the limited liability company or the
      beneficial interest in the Delaware statutory trust that owns the Property
      or acts as the general partner, managing member or beneficiary or trustee
      thereof, as applicable;

            (iv)     has not engaged, sought or consented to and will not engage
      in, seek or consent to any dissolution, winding up, liquidation,
      consolidation, merger, sale of all or substantially all of its assets,
      transfer of partnership, membership or beneficial or trustee

                                       13
<Page>

      interests (if such entity is a general partner in a limited partnership, a
      member in a limited liability company or a beneficiary of a Delaware
      statutory trust) or amendment of its limited partnership agreement,
      articles of incorporation, articles of organization, certificate of
      formation, operating agreement or trust formation and governance documents
      (as applicable) with respect to the matters set forth in this definition;

            (v)      intentionally omitted;

            (vi)     intentionally omitted;

            (vii)    intentionally omitted;

            (viii)   if such entity is a limited liability company and such
      limited liability company has only one member, such limited liability
      company has been formed under Delaware law;

            (ix)     if such entity is (a) a limited liability company, has
      articles of organization, a certificate of formation and/or an operating
      agreement, as applicable, (b) a limited partnership, has a limited
      partnership agreement, (c) a corporation, has a certificate of
      incorporation or articles, or (d) a Delaware statutory trust, has
      organizational documents that, in each case, provide that such entity will
      not: (1) dissolve, merge, liquidate, consolidate; (2) except as permitted
      herein, sell all or substantially all of its assets or the assets of the
      Borrower (as applicable) except as permitted herein; (3) engage in any
      other business activity, or amend its organizational documents with
      respect to the matters set forth in this definition without the consent of
      the Lender; or (4) without the affirmative vote of all other directors of
      the corporation (that is such entity or the general partner or managing or
      co-managing member or manager of such entity), file a bankruptcy or
      insolvency petition or otherwise institute insolvency proceedings with
      respect to itself or to any other entity in which it has a direct or
      indirect legal or beneficial ownership interest;

            (x)      intentionally omitted;

            (xi)     is solvent and pays its debts and liabilities (including,
      as applicable, shared personnel and overhead expenses) from its assets as
      the same become due, and is maintaining adequate capital for the normal
      obligations reasonably foreseeable in a business of its size and character
      and in light of its contemplated business operations;

            (xii)    has not failed and will not fail to correct any known
      misunderstanding regarding the separate identity of such entity;

            (xiii)   will file its own tax returns; provided, however, that
      Borrower's assets and income may be included in a consolidated tax return
      of its parent companies if inclusion on such consolidated tax return is in
      compliance with applicable law;

            (xiv)    has maintained and will maintain its own resolutions and
      agreements;

                                       14
<Page>

            (xv)     (a) has not commingled and will not commingle its funds or
      assets with those of any other Person and (b) has not participated and
      will not participate in any cash management system with any other Person,
      except with respect to a custodial account maintained by the Manager on
      behalf of Affiliates of Borrower and, with respect to funds in such
      custodial account, has separately accounted, and will continue to
      separately account for, each item of income and expense applicable to the
      Property and Borrower;

            (xvi)    has held and will hold its assets in its own name;

            (xvii)   has conducted and will conduct its business in its name or
      in a name franchised or licensed to it by an entity other than an
      Affiliate of Borrower;

            (xviii)  has maintained and will maintain its balance sheets,
      operating statements and other entity documents separate from any other
      Person and has not permitted and will not permit its assets to be listed
      as assets on the financial statement of any other entity except as
      required or permitted by accounting principles reasonably acceptable to
      Lender, consistently applied; PROVIDED, HOWEVER, that (i) any such
      consolidated financial statement shall contain a note indicating that it
      maintains separate balance sheets and operating statements for the
      Borrower and the Property, or (ii) if such Person is controlled by Inland
      Western Retail Real Estate Trust, Inc., then such Person may be included
      in the consolidated financial statement of Inland Western Retail Real
      Estate Trust, Inc. provided such consolidated financial statement contains
      a note indicating that it maintains separate financial records for each
      Person controlled by Inland Western Retail Real Estate Trust, Ins.;

            (xix)    has a sufficient number of employees in light of its
      contemplated business operations, which may be none;

            (xx)     has observed and will observe all partnership, corporate,
      limited liability company or Delaware business trust formalities, as
      applicable;

            (xxi)    has and will have no Indebtedness (including loans (whether
      or not such loans are evidenced by a written agreement) between Borrower
      and any Affiliates of Borrower and relating to the management of funds in
      the custodial account maintained by the Manager) other than (i) the Loan,
      (ii) liabilities incurred in the ordinary course of business relating to
      the ownership and operation of the Property and the routine administration
      of Borrower, which liabilities are not more than sixty (60) days past the
      date incurred (unless disputed in accordance with applicable law), are not
      evidenced by a note and are paid when due, and which amounts are normal
      and reasonable under the circumstances, and (iii) such other liabilities
      that are permitted pursuant to this Agreement;

            (xxii)   has not and will not assume or guarantee or become
      obligated for the debts of any other Person or hold out its credit as
      being available to satisfy the obligations of any other Person except as
      permitted pursuant to this Agreement;

            (xxiii)  has not and will not acquire obligations or securities of
      its partners, members or shareholders or any other Affiliate;

                                       15
<Page>

            (xxiv)   has allocated and will allocate fairly and reasonably any
      overhead expenses that are shared with any Affiliate, including, but not
      limited to, paying for shared office space and services performed by any
      employee of an affiliate;

            (xxv)    has not maintained or used, and will not maintain or use,
      invoices and checks bearing the name of any other Person, PROVIDED,
      HOWEVER, that Manager, on behalf of such Person, may maintain and use
      invoices and checks bearing Manager's name;

            (xxvi)   has not pledged and will not pledge its assets for the
      benefit of any other Person except as permitted or required pursuant to
      this Agreement;

            (xxvii)  has held itself out and identified itself and will hold
      itself out and identify itself as a separate and distinct entity under its
      own name or in a name franchised or licensed to it by an entity other than
      an Affiliate of Borrower and not as a division or part of any other
      Person, except for services rendered by Manager under the Management
      Agreement, so long as Manager holds itself out as an agent of the
      Borrower;

            (xxviii) has maintained and will maintain its assets in such a
      manner that it will not be costly or difficult to segregate, ascertain or
      identify its individual assets from those of any other Person;

            (xxix)   has not made and will not make loans to any Person or hold
      evidence of indebtedness issued by any other person or entity (other than
      cash and investment-grade securities issued by an entity that is not an
      Affiliate of or subject to common ownership with such entity);

            (xxx)    has not identified and will not identify its partners,
      members or shareholders, or any Affiliate of any of them, as a division or
      part of it, and has not identified itself and shall not identify itself as
      a division of any other Person;

            (xxxi)   has not entered into or been a party to, and will not enter
      into or be a party to, any transaction with its partners, members,
      shareholders or Affiliates except (A) in the ordinary course of its
      business and on terms which are intrinsically fair, commercially
      reasonable and are no less favorable to it than would be obtained in a
      comparable arm's-length transaction with an unrelated third party and (B)
      in connection with this Agreement;

            (xxxii)  does not and will not have any of its obligations
      guaranteed by any Affiliate except as otherwise required in the Loan
      Documents; and

            (xxxiii) has complied and will comply with all of the terms and
      provisions contained in its organizational documents. The statement of
      facts contained in its organizational documents are true and correct and
      will remain true and correct.

            "STATE" shall mean, with respect to the Property, the State or
Commonwealth in which the Property or any part thereof is located.

                                       16
<Page>

            "SURVEY" shall mean a survey of the Property in question prepared by
a surveyor licensed in the State and satisfactory to Lender and the company or
companies issuing the Title Insurance Policies, and containing a certification
of such surveyor satisfactory to Lender.

            "TAX AND INSURANCE ESCROW FUND" shall have the meaning set forth in
Section 7.2 hereof regardless of whether the funds held therein are held by
Lender for the payment of Taxes or Insurance Premiums or both.

            "TAXES" shall mean all real estate and personal property taxes,
assessments, water rates or sewer rents, now or hereafter levied or assessed or
imposed against the Property or any part thereof.

            "TENANT" shall mean any person or entity with a possessory right to
all or any part of the Property pursuant to a Lease or other written agreement.

            "TERRORISM INSURANCE GUARANTOR" shall have the meaning set forth in
Section 6.1 hereof.

            "TITLE INSURANCE POLICIES" shall mean, with respect to the Property,
one or more ALTA mortgagee title insurance policies in the form (acceptable to
Lender) (or, if the Property is in a State which does not permit the issuance of
such ALTA policy, such form as shall be permitted in such State and acceptable
to Lender) issued with respect to the Property and insuring the lien of the
Mortgage encumbering the Property.

            "TRANSFEREE" shall have the meaning set forth in Section 5.2.13
hereof.

            "UCC" or "UNIFORM COMMERCIAL CODE" shall mean the Uniform Commercial
Code as in effect in the applicable State in which the Property is located.

            "U.S. OBLIGATIONS" shall mean direct non-callable obligations of the
United States of America as defined in Section 2(a)(16) of the Investment
Company Act as amended (15 USC 80a-1) stated in REMIC Section 1.86 OG-2(a)(8).

            Section 1.2   PRINCIPLES OF CONSTRUCTION.  All references to
sections and schedules are to sections and schedules in or to this Agreement
unless otherwise specified. All uses of the word "including" shall mean
"including, without limitation" unless the context shall indicate otherwise.
Unless otherwise specified, the words "hereof," "herein" and "hereunder" and
words of similar import when used in this Agreement shall refer to this
Agreement as a whole and not to any particular provision of this Agreement.
Unless otherwise specified, all meanings attributed to defined terms herein
shall be equally applicable to both the singular and plural forms of the terms
so defined.

                                       17
<Page>

                                   ARTICLE II

                                  GENERAL TERMS

            Section 2.1   LOAN COMMITMENT; DISBURSEMENT TO BORROWER.

            2.1.1   THE LOAN. Subject to and upon the terms and conditions set
forth herein, Lender hereby agrees to make and Borrower hereby agrees to accept
the Loan on the Closing Date.

            2.1.2   DISBURSEMENT TO BORROWER. Borrower may request and receive
only one borrowing hereunder in respect of the Loan and any amount borrowed and
repaid hereunder in respect of the Loan may not be reborrowed.

            2.1.3   THE NOTE, MORTGAGE AND LOAN DOCUMENTS. The Loan shall be
evidenced by the Note and secured by the Mortgage, the Assignment of Leases and
the other Loan Documents.

            2.1.4   USE OF PROCEEDS. Borrower shall use the proceeds of the Loan
to (a) repay and discharge any existing loans relating to the Property, (b) pay
all past-due Basic Carrying Costs, if any, in respect of the Property, (c) make
deposits into the Reserve Funds on the Closing Date in the amounts provided
herein, (d) pay costs and expenses incurred in connection with the Closing of
the Loan, as approved by Lender, (e) fund any working capital requirements of
the Property, and (f) distribute the balance, if any, to Borrower.

            Section 2.2   INTEREST; LOAN PAYMENTS; LATE PAYMENT CHARGE.

            2.2.1   INTEREST GENERALLY. Interest on the outstanding principal
balance of the Loan shall accrue from the Closing Date to but excluding the
Maturity Date at the Interest Rate.

            2.2.2   INTEREST CALCULATION. Interest on the outstanding principal
balance of the Loan shall be calculated on the basis of a three hundred sixty
(360) day year comprised of twelve (12) months of thirty (30) days each, except
that interest due and payable for a period of less than a full month shall be
calculated by multiplying the actual number of days elapsed in the period for
which the calculation is being made by a daily rate based on a three hundred
sixty (360) day year.

            2.2.3   PAYMENTS GENERALLY. Borrower shall pay to Lender (a) on the
Closing Date, an amount equal to interest only on the outstanding principal
balance of the Loan from the Closing Date up to but not including the first
Payment Date following the Closing Date, and (b) on November 1, 2004 and each
Payment Date thereafter up to but not including the Maturity Date, the Monthly
Debt Service Payment Amount which is an amount equal to the interest on the
outstanding principal amount of the Loan for the prior calendar month,
calculated as set forth herein, which payments shall be applied to accrued and
unpaid interest at the Interest Rate.

            2.2.4   INTENTIONALLY DELETED.

                                       18
<Page>

            2.2.5   PAYMENT ON MATURITY DATE. Borrower shall pay to Lender on
the Maturity Date the outstanding principal balance of the Loan, all accrued and
unpaid interest and all other amounts due hereunder and under the Note, the
Mortgage and other the Loan Documents.

            2.2.6   PAYMENTS AFTER DEFAULT. Upon the occurrence and during the
continuance of an Event of Default, interest on the outstanding principal
balance of the Loan and, to the extent permitted by law, overdue interest and
other amounts due in respect of the Loan, shall accrue at the Default Rate,
calculated from the date such payment was due without regard to any grace or
cure periods contained herein. Interest at the Default Rate shall be computed
from the occurrence of the Event of Default until the earlier of (i) the cure of
such Event of Default in a manner reasonably satisfactory to Lender or (ii) the
actual receipt and collection of the Debt (or that portion thereof that is then
due). To the extent permitted by applicable law, interest at the Default Rate
shall be added to the Debt, shall itself accrue interest at the same rate as the
Loan and shall be secured by the Mortgage. This paragraph shall not be construed
as an agreement or privilege to extend the date of the payment of the Debt, nor
as a waiver of any other right or remedy accruing to Lender by reason of the
occurrence of any Event of Default and Lender retains its rights under the Note
and this Agreement to accelerate and to continue to demand payment of the Debt
upon the happening and continuance of any Event of Default.

            2.2.7   LATE PAYMENT CHARGE. If any principal, interest or any other
sums due under the Loan Documents is not paid by Borrower on or prior to the
date which is five (5) days after the date it is due, Borrower shall pay to
Lender upon demand an amount equal to the lesser of five percent (5%) of such
unpaid sum or the maximum amount permitted by applicable law in order to defray
the expense incurred by Lender in handling and processing such delinquent
payment and to compensate Lender for the loss of the use of such delinquent
payment. Any such amount shall be secured by the Mortgage and the other Loan
Documents to the extent permitted by applicable law. The foregoing late payment
charge shall not apply to the payment of all outstanding principal, interest and
other sums due on the Maturity Date.

            2.2.8   USURY SAVINGS. This Agreement and the Note are subject to
the express condition that at no time shall Borrower be obligated or required to
pay interest on the principal balance of the Loan at a rate which could subject
Lender to either civil or criminal liability as a result of being in excess of
the Maximum Legal Rate. If, by the terms of this Agreement or the other Loan
Documents, Borrower is at any time required or obligated to pay interest on the
principal balance due hereunder at a rate in excess of the Maximum Legal Rate,
the Interest Rate or the Default Rate, as the case may be, shall be deemed to be
immediately reduced to the Maximum Legal Rate and all previous payments in
excess of the Maximum Legal Rate shall be deemed to have been payments in
reduction of principal and not on account of the interest due hereunder. All
sums paid or agreed to be paid to Lender for the use, forbearance, or detention
of the sums due under the Loan, shall, to the extent permitted by applicable
law, be amortized, prorated, allocated, and spread throughout the full stated
term of the Loan until payment in full so that the rate or amount of interest on
account of the Loan does not exceed the Maximum Legal Rate of interest from
time to time in effect and applicable to the Loan for so long as the Loan is
outstanding.

                                       19
<Page>

            Section 2.3   PREPAYMENTS.

            2.3.1   VOLUNTARY PREPAYMENTS.

            (a)     Except as otherwise provided herein, Borrower shall not have
the right to prepay the Loan in whole or in part. Borrower may, provided it has
given Lender prior written notice in accordance with the terms of this
Agreement, prepay the unpaid principal balance of the Loan in whole, but not in
part, by paying, together with the amount to be prepaid, (i) interest accrued
and unpaid on the portion of the principal balance of the Loan being prepaid to
and including the date of prepayment, (ii) unless prepayment is tendered on a
Payment Date, an amount equal to the interest that would have accrued on the
amount being prepaid after the date of prepayment through and including the next
Payment Date had the prepayment not been made (which amount shall constitute
additional consideration for the prepayment), (iii) all other sums then due
under this Agreement, the Note, the Mortgage and the other Loan Documents, and
(iv) a prepayment consideration (the "PREPAYMENT CONSIDERATION") equal to the
greater of (A) one percent (1%) of the principal balance of the Loan being
prepaid or (B) the excess, if any, of (1) the sum of the present values of all
then-scheduled payments of principal and interest under this Agreement
including, but not limited to, principal and interest on the Maturity Date (with
each such payment discounted to its present value at the date of prepayment at
the rate which, when compounded monthly, is equivalent to the Prepayment Rate),
over (2) the principal amount of the Loan being prepaid. Lender shall notify
Borrower of the amount and the basis of determination of the required prepayment
consideration.

            (b)     On the Payment Date that is three months prior to the
Maturity Date, and on each day thereafter through the Maturity Date, Borrower
may, at its option, prepay the Debt without payment of any Prepayment
Consideration; PROVIDED, HOWEVER, if such prepayment is not paid on a regularly
scheduled Payment Date, the Debt shall include interest that would have accrued
on such prepayment through and including the day immediately preceding the next
regularly scheduled Payment Date. Borrower's right to prepay any portion of the
principal balance of the Loan shall be subject to (i) Borrower's submission of a
notice to Lender setting forth the amount to be prepaid and the projected date
of prepayment, which date shall be no less than thirty (30) days from the date
of such notice, and (ii) Borrower's actual payment to Lender of the amount to be
prepaid as set forth in such notice on the projected date set forth in such
notice or any day following such projected date occurring in the same calendar
month as such projected date.

            2.3.2   MANDATORY PREPAYMENTS. On the next occurring Payment Date
following the date on which Borrower actually receives any Net Proceeds, if
Lender is not obligated to make such Net Proceeds available to Borrower pursuant
to this Agreement for the restoration of the Property, Borrower shall, at
Lender's option, prepay the outstanding principal balance of the Note in an
amount equal to one hundred percent (100%) of such Net Proceeds. No Prepayment
Consideration shall be due in connection with any prepayment made pursuant to
this Section 2.3.2. Any partial prepayment under this Section shall be applied
to the last payments of principal due under the Loan.

            2.3.3   PREPAYMENTS AFTER DEFAULT. Following an Event of Default, if
Borrower or anyone on Borrower's behalf makes a tender of payment of all or any
portion of the Debt at any

                                       20
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time prior to a foreclosure sale (including a sale under the power of sale under
the Mortgage), or during any redemption period after foreclosure, (i) the tender
of payment shall constitute an evasion of Borrower's obligation to pay any
Prepayment Consideration due under this Agreement and such payment shall,
therefore, to the maximum extent permitted by law, include a premium equal to
the Prepayment Consideration that would have been payable on the date of such
tender had the Loan not been so accelerated, or (ii) if at the time of such
tender a prepayment of the principal amount of the Loan would have been
prohibited under this Agreement had the principal amount of the Loan not been so
accelerated, the tender of payment shall constitute an evasion of such
prepayment prohibition and shall, therefore, to the maximum extent permitted by
law, include an amount equal to the greater of (i) 1% of the then principal
amount of the Loan (or the relevant portion thereof being prepaid) and (ii) an
amount equal to the excess of (A) the sum of the present values of a series of
payments payable at the times and in the amounts equal to the payments of
principal and interest (including, but not limited to the principal and interest
payable on the Maturity Date) which would have been scheduled to be payable
after the date of such tender under this Agreement had the Loan (or the relevant
portion thereof) not been accelerated, with each such payment discounted to its
present value at the date of such tender at the rate which when compounded
monthly is equivalent to the Prepayment Rate, over (B) the then principal amount
of the Loan.

            Section 2.4   INTENTIONALLY OMITTED.

            Section 2.5   RELEASE OF PROPERTY. Except as set forth in this
Section 2.5, no repayment or prepayment of all or any portion of the Note shall
cause, give rise to a right to require, or otherwise result in, the release of
any Lien of the Mortgage on the Property. If Borrower has elected to prepay the
entire amount of the Loan pursuant to Section 2.3.1 and the requirements of this
Section 2.5 have been satisfied, the Property shall be released from the Lien of
the Mortgage.

            2.5.1   RELEASE ON PAYMENT IN FULL. Lender shall, upon the written
request and at the expense of Borrower, upon payment in full of all principal
and interest on the Loan and all other amounts due and payable under the Loan
Documents in accordance with the terms and provisions of the Note and this Loan
Agreement, release the Lien of the Mortgage on the Property not theretofore
released.

            Section 2.6   MANNER OF MAKING PAYMENTS.

            2.6.1   MAKING OF PAYMENTS. Each payment by Borrower hereunder or
under the Note shall be made in funds settled through the New York Clearing
House Interbank Payments System or other funds immediately available to Lender
by 1:00 p.m., New York City time, on the date such payment is due, to Lender by
deposit to such account as Lender may designate by written notice to Borrower.
Whenever any payment hereunder or under the Note shall be stated to be due on a
day which is not a Business Day, such payment shall be made on the next
succeeding Business Day.

            2.6.2   NO DEDUCTIONS, ETC. All payments made by Borrower hereunder
or under the Note or the other Loan Documents shall be made irrespective of, and
without any deduction for, any setoff, defense or counterclaims.

                                       21
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                                   ARTICLE III

                              CONDITIONS PRECEDENT

            Section 3.1   CONDITIONS PRECEDENT TO CLOSING. The obligation of
Leader to make the Loan hereunder is subject to the fulfillment by Borrower or
waiver by Lender of the following conditions precedent no later than the Closing
Date:

            3.1.1   REPRESENTATIONS AND WARRANTIES; COMPLIANCE WITH CONDITIONS.
The representations and warranties of Borrower contained in this Agreement and
the other Loan Documents shall be true and correct in all material respects on
and as of the Closing Date with the same effect as if made on and as of such
date, and no Default or an Event of Default shall have occurred and be
continuing; and Borrower shall be in compliance in all material respects with
all terms and conditions set forth in this Agreement and in each other Loan
Document on its part to be observed or performed.

            3.1.2   LOAN AGREEMENT AND NOTE. Lender shall have received a copy
of this Agreement and the Note, in each case, duly executed and delivered on
behalf of Borrower,

            3.1.3   DELIVERY OF LOAN DOCUMENTS; TITLE INSURANCE; REPORTS;
LEASES, ETC.

            (a)     MORTGAGE, ASSIGNMENT OF LEASES AND OTHER LOAN DOCUMENTS.
Lender shall have received from Borrower fully executed and acknowledged
counterparts of the Mortgage and the Assignment of Leases and evidence that
counterparts of the Mortgage and Assignment of Leases have been delivered to the
title company for recording, in the reasonable judgment of Lender, so as to
effectively create upon such recording valid and enforceable Liens upon the
Property, of the requisite priority, in favor of Lender (or such trustee as may
be required under local law), subject only to the Permitted Encumbrances and
such other Liens as are permitted pursuant to the Loan Documents. Lender shall
have also received from Borrower fully executed counterparts of the Assignment
of Management Agreement and the other Loan Documents.

            (b)     TITLE INSURANCE. Lender shall have received a Title
Insurance Policy issued by a title company acceptable to Lender and dated as of
the Closing Date. Such Title Insurance Policy shall (i) provide coverage in an
amount equal to the principal amount of the Loan together with, if applicable, a
"tie-in" or similar endorsement, (ii) insure Lender that the Mortgage creates a
valid lien on the Property encumbered thereby of the requisite priority, free
and clear of all exceptions from coverage other than Permitted Encumbrances and
standard exceptions and exclusions from coverage (as modified by the terms of
any endorsements), (iii) contain such endorsements and affirmative coverages as
Lender may reasonably request, and (iv) name Lender, its successors and assigns,
as the insured. The Title Insurance Policy shall be assignable without cost to
Lender. Lender also shall have received evidence that all premiums in respect of
such Title Insurance Policy have been paid.

            (c)     SURVEY. Lender shall have received a title survey for the
Property, certified to the title company and Lender and their successors and
assigns, in form and content satisfactory to Lender and prepared by a
professional and properly licensed land surveyor

                                       22
<Page>

satisfactory to Lender in accordance with the most recent Minimum Standard
Detail Requirements for ALTA/ACSM Land Title Surveys. The following additional
items from the list of "Optional Survey Responsibilities and Specifications"
(Table A) should be added to each survey: 2, 3, 4, 6, 8, 9, 10, 11 and 13. The
survey shall reflect the same legal description contained in the Title Insurance
Policy relating to the Property referred to in clause (ii) above and shall
include, among other things, a legal description of the real property comprising
part of such Property reasonably satisfactory to Lender. The surveyor's seal
shall be affixed to each survey and the surveyor shall provide a certification
for each survey in form and substance acceptable to Lender.

            (d)     INSURANCE. Lender shall have received valid certificates of
insurance for the policies of insurance required hereunder, satisfactory to
Lender in its sole discretion, and evidence of the payment of all premiums
payable for the existing policy period.

            (e)     ENVIRONMENTAL REPORTS. Lender shall have received an
environmental report in respect of the Property, in each case reasonably
satisfactory to Lender.

            (f)     ZONING. With respect to the Property, Lender shall have
received, at Lender's option, (i) letters, if available, or other evidence with
respect to the Property from the appropriate municipal authorities (or other
Persons) concerning applicable zoning and building laws, (ii) an ALTA 3.1 zoning
endorsement for the Title Insurance Policy or (iii) other evidence of zoning
compliance, in each case in substance reasonably satisfactory to Lender.

            (g)     ENCUMBRANCES. Borrower shall have taken or caused to be
taken such actions in such a manner so that Lender has a valid and perfected
first Lien on the Property as of the Closing Date with respect to the Mortgage
on the Property, subject only to applicable Permitted Encumbrances and such
other Liens as are permitted pursuant to the Loan Documents, and Lender shall
have received satisfactory evidence thereof.

            3.1.4   RELATED DOCUMENTS. Each additional document not specifically
referenced herein, but relating to the transactions contemplated herein, shall
have been duly authorized, executed and delivered by all parties thereto and
Lender shall have received and approved certified copies thereof.

            3.1.5   DELIVERY OF ORGANIZATIONAL DOCUMENTS. On or before the
Closing Date, Borrower shall deliver or cause to be delivered to Lender copies
certified by Borrower of all organizational documentation related to Borrower
and/or the formation, structure, existence, good standing and/or qualification
to do business, as Lender may request in its sole discretion, including, without
limitation, good standing certificates, qualifications to do business in the
appropriate jurisdictions, resolutions authorizing the entering into of the Loan
and incumbency certificates as may be requested by Lender.

            3.1.6   OPINIONS OF BORROWER'S COUNSEL. Lender shall have received
opinions of Borrower's counsel with respect to due execution, authority,
enforceability of the Loan Documents and such other matters as Lender may
reasonably require, all such opinions in form, scope and substance reasonably
satisfactory to Lender and Lender's counsel in their reasonable discretion.

                                       23
<Page>

            3.1.7   BUDGET. Borrower shall have delivered, and Lender shall have
approved, the Annual Budget for the current Fiscal Year.

            3.1.8   BASIC CARRYING COSTS. Borrower shall have paid all Basic
Carrying Costs relating to the Property which are in arrears, including without
limitation, (a) accrued but unpaid insurance premiums relating to the Property,
(b) currently due and payable Taxes (including any in arrears) relating to the
Property, and (c) currently due Other Charges relating to the Property, which
amounts shall be funded with proceeds of the Loan.

            3.1.9   COMPLETION OF PROCEEDINGS. All organizational proceedings
taken or to be taken in connection with the transactions contemplated by this
Agreement and other Loan Documents and all documents incidental thereto shall be
reasonably satisfactory in form and substance to Lender, and Lender shall have
received all such counterpart originals or certified copies of such documents as
Lender may reasonably request.

            3.1.10  PAYMENTS. All payments, deposits or escrows required to he
made or established by Borrower under this Agreement, the Note and the other
Loan Documents on or before the Closing Date shall have been paid.

            3.1.11  TENANT ESTOPPELS. (a) Lender shall have received an executed
tenant estoppel letter, which shall be in form and substance satisfactory to
Lender, from each Major Tenant, and (b) Borrower shall exercise reasonable
commercial efforts to deliver estoppel letters from Tenants occupying not less
than seventy percent (70%), disregarding the area leased by Major Tenants of the
remaining gross leasable area of the Property; provided, however, that, in the
event that Borrower is unable to deliver some or all of the estoppels described
in clause (b) of this Section 3.1.11, Lender agrees that the requirement to
deliver such letters to Lender shall be waived by Lender as a condition
precedent to the closing of the Loan so long as Borrower delivers on or before
the Closing Date, a certificate executed by Borrower with respect to all
applicable leases which shall be in substantially the same form and contain the
same terms as set forth in Lender's standard form of estoppel certificate.

            3.1.12  TRANSACTION COSTS. Borrower shall have paid or reimbursed
Lender for all title insurance premiums, recording and filing fees, costs of
environmental reports, Physical Conditions Reports, appraisals and other
reports, the fees and costs of Lender's counsel and all other third party
out-of-pocket expenses incurred in connection with the origination of the Loan.

            3.1.13  MATERIAL ADVERSE CHANGE. There shall have been no material
adverse change in the financial condition or business condition of Borrower, any
Major Tenant or the Property since the date of the most recent financial
statements delivered to Lender. The income and expenses of the Property, the
occupancy leases thereof, and all other features of the transaction shall be as
represented to Lender without material adverse change. Neither Borrower nor any
of its constituent Persons nor any Major Tenant shall be the subject of any
bankruptcy, reorganization, or insolvency proceeding.

            3.1.14  LEASES AND RENT ROLL. Lender shall have received copies of
all tenant leases, certified copies of any tenant leases as requested by Lender
and certified copies of all

                                       24
<Page>

ground leases affecting the Property, Lender shall have received a current
certified rent roll of the Property, reasonably satisfactory in form and
substance to Lender.

            3.1.15  SUBORDINATION AND ATTORNMENT. Lender shall have received
appropriate instruments acceptable to Lender in its commercially reasonable
discretion subordinating the Leases of each of the Major Tenants and other
Leases of record prior to the Mortgage and including an agreement by such
Tenants to attorn to Lender in the event of a foreclosure or delivery of a deed
in lieu thereof.

            3.1.16  TAX LOT. Lender shall have received evidence that the
Property constitutes one (1) or more separate tax lots, which evidence shall be
reasonably satisfactory in form and substance to Lender.

            3.1.17  PHYSICAL CONDITIONS REPORTS. Lender shall have received
Physical Conditions Reports with respect to the Property, which reports shall be
reasonably satisfactory in form and substance to Lender.

            3.1.18  MANAGEMENT AGREEMENT. Lender shall have received a certified
copy of the Management Agreement with respect to the Property which shall be
satisfactory in form and substance to Lender.

            3.1.19  APPRAISAL. Lender shall have received an appraisal of the
Property, which shall be satisfactory in form and substance to Lender.

            3.1.20  FINANCIAL STATEMENTS. Lender shall have received (a) a
balance sheet with respect to the Property for the two most recent Fiscal Years
and statements of income and statements of cash flows with respect to the
Property for the three most recent Fiscal Years, each in form and substance
reasonably satisfactory to Lender or (b) such other financial statements
relating to the ownership and operation of the Property, in form and substance
reasonably satisfactory to Lender.

            3.1.21  FURTHER DOCUMENTS. Lender or its counsel shall have received
such other and further approvals, opinions, documents and information as Lender
or its counsel may have reasonably requested including the Loan Documents in
form and substance reasonably satisfactory to Lender and its counsel.

            3.1.22  ENVIRONMENTAL INSURANCE. If required by Lender, Borrower
shall have obtained a secured creditor environmental insurance policy with
respect to the Property, which shall be in form and substance satisfactory to
Lender. Any such policy shall have a term not less than the term of the Loan.
Borrower shall have provided to Lender evidence that the premiums for such
policy has been paid in full.

                                   ARTICLE IV

                         REPRESENTATIONS AND WARRANTIES

            Section 4.1   BORROWER REPRESENTATIONS. Borrower represents and
warrants as of the date hereof and as of the Closing Date that:

                                       25
<Page>

            4.1.1   ORGANIZATION. Borrower has been duly organized and is
validly existing and in good standing with requisite power and authority to own
the Property and to transact the businesses in which it is now engaged. Borrower
is duly qualified to do business and is in good standing in each jurisdiction
where it is required to be so qualified in connection with the Property,
businesses and operations. Borrower possesses all rights, licenses, permits and
authorizations, governmental or otherwise, necessary to entitle it to own the
Property and to transact the businesses in which it is now engaged, and the sole
business of Borrower is the ownership, management and operation of the Property.

            4.1.2   PROCEEDINGS. Borrower has taken all necessary action to
authorize the execution, delivery and performance of this Agreement and the
other Loan Documents. This Agreement and such other Loan Documents have been
duly executed and delivered by or on behalf of Borrower and constitute legal,
valid and binding obligations of Borrower enforceable against Borrower in
accordance with their respective terms, subject only to applicable bankruptcy,
insolvency and similar laws affecting rights of creditors generally, and
subject, as to enforceability, to general principles of equity (regardless of
whether enforcement is sought in a proceeding in equity or at law).

            4.1.3   NO CONFLICTS. The execution, delivery and performance of
this Agreement and the other Loan Documents by Borrower will not conflict with
or result in a breach of any of the terms or provisions of, or constitute a
default under, or result in the creation or imposition of any lien, charge or
encumbrance (other than pursuant to the Loan Documents) upon any of the
property or assets of Borrower pursuant to the terms of any indenture, mortgage,
deed of trust, loan agreement, partnership agreement or other agreement or
instrument to which Borrower is a party or by which any of Borrower's property
or assets is subject, nor will such action result in any violation of the
provisions of any statute or any order, rule or regulation of any court or
governmental agency or body having jurisdiction over Borrower or any of
Borrower's properties or assets, and any consent, approval, authorization,
order, registration or qualification of or with any court or any such regulatory
authority or other governmental agency or body required for the execution,
delivery and performance by Borrower of this Agreement or any other Loan
Documents has been obtained and is in full force and effect.

            4.1.4   LITIGATION. To Borrower's knowledge, there are no actions,
suits or proceedings at law or in equity by or before any Governmental Authority
or other agency now pending or threatened against or affecting Borrower or the
Property, which actions, suits or proceedings, if determined against Borrower or
the Property, might materially adversely affect the condition (financial or
otherwise) or business of Borrower or the condition or ownership of the
Property.

            4.1.5   AGREEMENTS. Except such instruments and agreements set forth
as Permitted Encumbrances in the Title Insurance Policy, Borrower is not a party
to any agreement or instrument or subject to any restriction which might
materially and adversely affect Borrower or the Property, or Borrower's
business, properties or assets, operations or condition, financial or otherwise.
To Borrower's knowledge, Borrower is not in default in any material respect in
the performance, observance or fulfillment of any of the obligations, covenants
or conditions contained in any agreement or instrument to which it is a party or
by which Borrower or the Property are bound. Borrower has no material financial
obligation under any indenture,

                                       26
<Page>

mortgage, deed of trust, loan agreement or other agreement or instrument to
which Borrower is a party or by which Borrower or the Property is otherwise
bound, other than (a) obligations incurred in the ordinary course of the
operation of the Property and (b) obligations under the Loan Documents.

            4.1.6   TITLE. Borrower has good, marketable and insurable fee
simple title to the real property comprising part of the Property and good title
to the balance of the Property, free and clear of all Liens whatsoever except
the Permitted Encumbrances, such other Liens as are permitted pursuant to the
Loan Documents and the Liens created by the Loan Documents. The Mortgage, when
properly recorded in the appropriate records, together with any Uniform
Commercial Code financing statements required to be filed in connection
therewith, will create (a) a valid, perfected lien on the Property, subject only
to Permitted Encumbrances and the Liens created by the Loan Documents and (b)
perfected security interests in and to, and perfected collateral assignment of,
all personalty (including the Leases), all in accordance with the terms thereof,
in each case subject only to any applicable Permitted Encumbrances, such other
Liens as are permitted pursuant to the Loan Documents and the Liens created by
the Loan Documents. There are no claims for payment for work, labor or materials
affecting the Property which are due and unpaid under the contracts pursuant to
which such work or labor was performed or materials provided which are or may
become a lien prior to, or of equal priority with, the Liens created by the Loan
Documents.

            4.1.7   NO BANKRUPTCY FILLING. Neither Borrower nor any of its
constituent Persons are contemplating either the filing of a petition by it
under any state or federal bankruptcy or insolvency laws or the liquidation of
all or a major portion of Borrower's assets or property, and Borrower has no
knowledge of any Person contemplating the filing of any such petition against it
or such constituent Persons.

            4.1.8   FULL AND ACCURATE DISCLOSURE. To Borrower's knowledge, no
statement of fact made by Borrower in this Agreement or in any of the other Loan
Documents contains any untrue statement of a material fact or omits to state any
material fact necessary to make statements contained herein or therein not
misleading. There is no material fact presently known to Borrower which has not
been disclosed to Lender which adversely affects, nor as far as Borrower can
foresee, might adversely affect, the Property or the business, operations or
condition (financial or otherwise) of Borrower.

            4.1.9   NO PLAN ASSETS. Borrower is not an "employee benefit plan,"
as defined in Section 3(3) of ERISA, subject, to Title I of ERISA, and none of
the assets of Borrower constitutes or will constitute "plan assets" of one or
more such plans within the meaning of 29 C.F.R. Section 2510.3-101. In addition,
(a) Borrower is not a "governmental plan" within the meaning of Section 3(32) of
ERISA and (b) transactions by or with Borrower are not subject to state statutes
regulating investment of, and fiduciary obligations with respect to,
governmental plans similar to the provisions of Section 406 of ERISA or Section
4975 of the Code currently in effect, which prohibit or otherwise restrict the
transactions contemplated by this Loan Agreement.

            4.1.10  COMPLIANCE. To Borrower's knowledge, Borrower and the
Property and the use thereof comply in all material respects with all applicable
Legal Requirements, including,

                                       27
<Page>

without limitation, building and zoning ordinances and codes. Borrower is not in
default or violation of any order, writ, injunction, decree or demand of any
Governmental Authority. There has not been committed by Borrower or, to
Borrower's knowledge, any other Person in occupancy of or involved with the
operation or use of the Property any act or omission affording the federal
government or any other Governmental Authority the right of forfeiture as
against the Property or any part thereof or any monies paid in performance of
Borrower's obligations under any of the Loan Documents.

            4.1.11  FINANCIAL INFORMATION. All financial data, including,
without limitation, the statements of cash flow and income and operating
expense, that have been delivered to Lender in respect of the Property (i) are
to the best of Borrower's knowledge, true, complete and correct in all material
respects, (ii) accurately represent the financial condition of the Property as
of the date of such reports, and (iii) to the extent prepared or audited by an
independent certified public accounting firm, have been prepared in accordance
with accounting principles reasonably acceptable to Lender, consistently applied
throughout the periods covered, except as disclosed therein; PROVIDED, HOWEVER,
that if any financial data is delivered to Lender by any Person other than
Borrower, Indemnitor or any of their Affiliates, or if such financial data has
been prepared by or at the direction of any Person other than Borrower,
Indemnitor or any of their Affiliates, then the foregoing representations with
respect to such financial data shall be to the best of Borrower's knowledge,
after due inquiry. Borrower does not have any contingent liabilities,
liabilities for taxes, unusual forward or long-term commitments or unrealized or
anticipated losses from any unfavorable commitments that are known to Borrower
and reasonably likely to have a materially adverse effect on the Property or the
operation thereof as retail shopping centers, except as referred to or reflected
in said financial statements. Since the date of such financial statements, there
has been no materially adverse change in the financial condition, operations or
business of Borrower from that set forth in said financial statements.

            4.1.12  CONDEMNATION. No Condemnation or other proceeding has been
commenced or, to Borrower's knowledge, is contemplated with respect to all or
any portion of the Property or for the relocation of roadways providing access
to the Property.

            4.1.13  FEDERAL RESERVE REGULATIONS. No part of the proceeds of the
Loan will be used for the purpose of purchasing or acquiring any "margin stock"
within the meaning of Regulation U of the Board of Governors of the Federal
Reserve System or for any other purpose which would be inconsistent with such
Regulation U or any other Regulations of such Board of Governors, or for any
purposes prohibited by Legal Requirements or by the terms and conditions of this
Agreement or the other Loan Documents.

            4.1.14  UTILITIES AND PUBLIC ACCESS. The Property has rights of
access to public ways and is served by water, sewer, sanitary sewer and storm
drain facilities adequate to service the Property for its respective intended
uses. All public utilities necessary or convenient to the full use and enjoyment
of the Property are located either in the public right-of-way abutting the
Property (which are connected so as to serve the Property without passing over
other property) or in recorded easements serving the Property and such easements
are set forth in and insured by the Title Insurance Policies. All roads
necessary for the use of the Property for their current respective purposes have
been completed and dedicated to public use and accepted by all Governmental
Authorities.

                                       28
<Page>

            4.1.15  NOT A FOREIGN PERSON. Borrower is not a "foreign person"
within the meaning of Section 1445(f)(3) of the Code.

            4.1.16  SEPARATE LOTS. The Property is comprised of one (1) or more
parcels which constitute a separate tax lot or lots and does not constitute a
portion of any other tax lot not a part of the Property.

            4.1.17  ASSESSMENTS. There are no pending, or to Borrower's
knowledge, proposed special or other assessments for public improvements or
otherwise affecting the Property, nor are there any contemplated improvements to
the Property that may result in such special or other assessments.

            4.1.18  ENFORCEABILITY. The Loan Documents are not subject to any
right of rescission, set-off, counterclaim or defense by Borrower, including the
defense of usury, nor would the operation of any of the terms of the Loan
Documents, or the exercise of any right thereunder, render the Loan Documents
unenforceable, and Borrower has not asserted any right of rescission, set-off,
counterclaim or defense with respect thereto.

            4.1.19  NO PRIOR ASSIGNMENT. There is no prior assignment of the
Leases or any portion of the Rents by Borrower or any of its predecessors in
interest, given as collateral security which is presently outstanding.

            4.1.20  INSURANCE. Borrower has obtained and has delivered to Lender
certified copies of all insurance policies reflecting the insurance coverages,
amounts and other requirements set forth in this Agreement. To the best of
Borrower's knowledge, no claims have been made under any such policy, and no
Person, including Borrower, has done, by act or omission, anything which would
impair the coverage of any such policy.

            4.1.21  USE OF PROPERTY. The Property is used exclusively for retail
purposes and other appurtenant and related uses.

            4.1.22  CERTIFICATE OF OCCUPANCY; LICENSES. All certifications,
permits, licenses and approvals, including without limitation, certificates of
completion and occupancy permits required to be obtained by Borrower for the
legal use, occupancy and operation of the Property as a retail shopping center
have been obtained and are in full force and effect, and to the best of
Borrower's knowledge, after due inquiry, all certifications, permits, licenses
and approvals, including without limitation, certificates of completion and
occupancy permits required to be obtained by any Person other than Borrower for
the legal use, occupancy and operation of the Property as a retail shopping
center, have been obtained and are in full force and effect (all of the
foregoing certifications, permits, licenses and approvals are collectively
referred to as the "LICENSES"). Borrower shall and shall cause all other Persons
to, keep and maintain all Licenses necessary for the operation of the Property
as a retail shopping center. To Borrower's knowledge, the use being made of the
Property is in conformity with all certificates of occupancy issued for the
Property.

            4.1.23  FLOOD ZONE. To the best of Borrower's knowledge, after due
inquiry, none of the Improvements on the Property are located in an area as
identified by the Federal Emergency Management Agency as an area having special
flood hazards.

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            4.1.24  PHYSICAL CONDITION. Except as disclosed in the Physical
Conditions Reports delivered to Lender in connecting with this Loan, to
Borrower's knowledge, the Property, including, without limitation, all
buildings, improvements, parking facilities, sidewalks, storm drainage systems,
roofs, plumbing systems, HVAC systems, fire protection systems, electrical
systems, equipment, elevators, exterior sidings and doors, landscaping,
irrigation systems and all structural components, are in good condition, order
and repair in all material respects; there exists no structural or other
material defects or damages in the Property, whether latent or otherwise, and
Borrower has not received notice from any insurance company or bonding company
of any defects or inadequacies in the Property, or any part thereof, which would
adversely affect the insurability of the same or cause the imposition of
extraordinary premiums or charges thereon or of any termination or threatened
termination of any policy of insurance or bond.

            4.1.25  BOUNDARIES. To the best of Borrower's knowledge, after due
inquiry, all of the improvements which were included in determining the
appraised value of the Property lie wholly within the boundaries and building
restriction lines of the Property, and no improvements on adjoining properties
encroach upon the Property, and no easements or other encumbrances upon the
Property encroach upon any of the improvements, so as to affect the value or
marketability of the Property except those which are insured against by title
insurance.

            4.1.26  LEASES. The Property is not subject to any Leases other than
the Leases described on the Rent Roll attached as SCHEDULE II hereto and made a
part hereof. To the best of Borrower's knowledge, no Person has any possessory
interest in the Property or right to occupy the same except under and pursuant
to the provisions of the Leases. The current Leases are in full force and effect
and to Borrower's knowledge, there are no defaults thereunder by either party
and there are no conditions that, with the passage of time or the giving of
notice, or both, would constitute defaults thereunder. To the best of Borrower's
knowledge, no Rent (including security deposits) has been paid more than one (1)
month in advance of its due date. To the best of Borrower's knowledge, all work
to be performed by Borrower under each Lease has been performed as required and
has been accepted by the applicable tenant, and any payments, free rent, partial
rent, rebate of rent or other payments, credits, allowances or abatements
required to be given by Borrower to any tenant has already been received by
such tenant. To the best of Borrower's knowledge, there has been no prior sale,
transfer or assignment, hypothecation or pledge of any Lease or of the Rents
received therein which is outstanding. To Borrower's knowledge, no tenant listed
on SCHEDULE II has assigned its Lease or sublet all or any portion of the
premises demised thereby, no such tenant holds its leased premises under
assignment or sublease, nor does anyone except such tenant and its employees
occupy such leased premises. No tenant under any Lease has a right or option
pursuant to such Lease or otherwise to purchase all or any part of the leased
premises or the building of which the leased premises arc a part. Except as set
forth in SCHEDULE II. no tenant under any Lease has any right or option for
additional space in the Improvements except as set forth in SCHEDULE II. To
Borrower's actual knowledge based on the Environmental Report delivered to
Lender in connection herewith, no hazardous wastes or toxic substances, as
defined by applicable federal, state or local statutes, rules and regulations,
have been disposed, stored or treated by any tenant under any Lease on or about
the leased premises nor does Borrower have any knowledge of any tenant's
intention to use its leased premises for any activity which, directly or
indirectly, involves the use, generation, treatment, storage, disposal or
transportation of any petroleum product or any toxic or hazardous

                                       30
<Page>

chemical, material, substance or waste, except in either event, in compliance
with applicable federal, state or local statues, rules and regulations.

            4.1.27  SURVEY. The Survey for the Property delivered to Lender in
connection with this Agreement has been prepared in accordance with the
provisions of Section 3.1.3(c) hereof, and does not fail to reflect any material
matter affecting the Property or the title thereto.

            4.1.28  LOAN TO VALUE. The maximum principal amount of the Loan does
not exceed one hundred twenty-five percent (125%) of the fair market value of
the Property as set forth on the appraisals of the Property delivered to Lender.

            4.1.29  FILING AND RECORDING TAXES. All transfer taxes, deed stamps,
intangible taxes or other amounts in the nature of transfer taxes required to be
paid by any Person under applicable Legal Requirements currently in effect in
connection with the transfer of the Property to Borrower have been paid or are
simultaneously being paid. All mortgage, mortgage recording, stamp, intangible
or other similar tax required to be paid by any Person under applicable Legal
Requirements currently in effect in connection with the execution, delivery,
recordation, filing, registration, perfection or enforcement of any of the Loan
Documents, including, without limitation, the Mortgage, have been paid, and,
under current Legal Requirements, the Mortgage is enforceable in accordance with
its terms by Lender (or any subsequent holder thereof).

            4.1.30  SPECIAL PURPOSE ENTITY/SEPARATENESS.

            (a)     Until the Debt has been paid in full, Borrower hereby
represents, warrants and covenants that the Borrower is, shall be and shall
continue to be a Special Purpose Entity.

            (b)     The representations, warranties and covenants set forth in
Section 4.1.30(a) shall survive for so long as any amount remains payable to
Lender under this Agreement or any other Loan Document.

            (c)     Intentionally omitted.

            4.1.31  MANAGEMENT AGREEMENT. The Management Agreement is in full
force and effect and, to Borrower's knowledge, there is no default thereunder by
any party thereto and no event has occurred that, with the passage of time
and/or the giving of notice would constitute a default thereunder.

            4.1.32  ILLEGAL ACTIVITY. To Borrower's knowledge, no portion of the
Property has been or will be purchased with proceeds of any illegal activity.

            4.1.33  NO CHANGE IN FACTS OR CIRCUMSTANCES; DISCLOSURE. All
information submitted by Borrower to Lender and in all financial statements,
rent rolls, reports, certificates and other documents submitted in connection
with the Loan or in satisfaction of the terms thereof and all statements of fact
made by Borrower in this Agreement or in any other Loan Document, are accurate,
complete and correct in all material respects, provided, however, that if such
information was provided to Borrower by non-affiliated third parties, Borrower
represents that such information is, to the best of its knowledge after due
inquiry, accurate, complete and

                                       31
<Page>

correct in all material respects. There has been no material adverse change in
any condition, fact, circumstance or event that would make any such information
inaccurate, incomplete or otherwise misleading in any material respect or that
otherwise materially and adversely affects or might materially and adversely
affect the Property or the business operations or the financial condition of
Borrower. Borrower has disclosed to Lender all material facts and has not failed
to disclose any material fact that could cause any representation or warranty
made herein to be materially misleading.

            4.1.34  INTENTIONALLY OMITTED.

            4.1.35  PRINCIPAL PLACE OF BUSINESS AND ORGANIZATION. Borrower shall
not change its principal place of business set forth in the introductory
paragraph of this Agreement without first giving Lender thirty (30) days prior
written notice. Borrower shall not change the place of its organization as set
forth in the introductory paragraph of this Agreement without the consent of
Lender, which consent shall not be unreasonably withheld, conditioned or
delayed. Upon Lender's request, Borrower shall execute and deliver additional
financing statements, security agreements and other instruments which may be
necessary to effectively evidence or perfect Lender's security interest in the
Property as a result of such change of principal place of business or place of
organization.

            4.1.36  INVESTMENT COMPANY ACT. Borrower is not (a) an "investment
company" or a company "controlled" by an "investment company," within the
meaning of the Investment Company Act of 1940, as amended; (b) a "holding
company" or a "subsidiary company" of a "holding company" or an "affiliate" of
either a "holding company" or a "subsidiary company" within the meaning of the
Public Utility Holding Company Act of 1935, as amended; or (c) subject to any
other federal or state law or regulation which purports to restrict or regulate
its ability to borrow money.

            4.2     SURVIVAL OF REPRESENTATIONS. Borrower agrees that all of the
representations and warranties of Borrower set forth in Section 4.1 and
elsewhere in this Agreement and in the other Loan Documents shall survive for so
long as any amount remains owing to Lender under this Agreement or any of the
other Loan Documents by Borrower. All representations, warranties, covenants and
agreements made in this Agreement or in the other Loan Documents by Borrower
shall be deemed to have been relied upon by Lender notwithstanding any
investigation heretofore or hereafter made by Lender or on its behalf.

                                    ARTICLE V

                               BORROWER COVENANTS

            Section 5.1   AFFIRMATIVE COVENANTS. From the date hereof and until
payment and performance in full of all obligations of Borrower under the Loan
Documents or the earlier release of the Lien of the Mortgage encumbering the
Property (and all related obligations) in accordance with the terms of this
Agreement and the other Loan Documents, Borrower hereby covenants and agrees
with Lender that:

                                       32
<Page>

            5.1.1   EXISTENCE: COMPLIANCE WITH LEGAL REQUIREMENTS; INSURANCE.
Borrower shall do or cause to be done all things necessary to preserve, renew
and keep in full force and effect its existence, rights, licenses, permits and
franchises and comply with all Legal Requirements applicable to it and the
Property. There shall never be committed by Borrower or any other Person in
occupancy of or involved with the operation or use of the Property any act or
omission affording the federal government or any state or local government the
right of forfeiture as against the Property or any part thereof or any monies
paid in performance of Borrower's obligations under any of the Loan Documents.
Borrower hereby covenants and agrees not to commit, permit or suffer to exist
any act or omission affording such right of forfeiture. Borrower shall at all
times maintain, preserve and protect all its franchises and trade names and
preserve all the remainder of its property used or useful in the conduct of its
business and shall keep the Property in good working order and repair, and from
time to time make, or cause to be made, all reasonably necessary repairs,
renewals, replacements, betterments and improvements thereto, all as more fully
provided in the Mortgage. Borrower shall keep the Property insured at all times
by financially sound and reputable insurers, to such extent and against such
risks, and maintain liability and such other insurance, as is more fully
provided in this Agreement, Borrower shall operate, or cause the tenant to
operate, any Property that is the subject of an O&M Agreement (if any) in
accordance with the terms and provisions thereof in all material respects.
After prior written notice to Lender, Borrower, at its own expense, may contest
by appropriate legal proceeding promptly initiated and conducted in good faith
and with due diligence, the validity of any Legal Requirement, the applicability
of any Legal Requirement to Borrower or the Property or any alleged violation of
any Legal Requirements, provided that (i) no Event of Default has occurred and
remains uncured; (ii) intentionally omitted; (iii) such proceeding shall be
permitted under and be conducted in accordance with the provisions of any
instrument to which Borrower is subject and shall not constitute a default
thereunder and such proceeding shall be conducted in accordance with the
provisions of any instrument to which Borrower is subject and shall not
constitute a default thereunder and such proceeding shall be conducted in
accordance with all applicable statutes, laws and ordinances; (iv) the Property
or any part thereof or interest therein will not be in danger of being sold,
forfeited, terminated, concealed or lost; (v) Borrower shall promptly upon final
determination thereof comply with any such Legal Requirement determined to be
valid or applicable or cure any violation of any Legal Requirement; (vi) such
proceeding shall suspend the enforcement of the contested Legal Requirement
against Borrower or the Property; and (vii) Borrower shall furnish such security
as may be required in the proceeding, or as may be requested by Lender, to
insure compliance with such Legal Requirement, together, with all interest and
penalties payable in connection therewith. Lender may apply any such security,
as necessary to cause compliance with such Legal Requirement at any time when,
in the reasonable judgment of Lender, the validity, applicability or violation
of such Legal Requirement is finally established or the Property (or any part
thereof or interest therein) shall be in danger of being sold, forfeited,
terminated, cancelled or lost.

            5.1.2   TAXES AND OTHER CHARGES. Borrower shall pay or caused to be
paid all Taxes and Other Charges now or hereafter levied or assessed or imposed
against the Property or any part thereof as the same become due and payable;
provided, however, Borrower's obligation to directly pay to the appropriate
taxing authority Taxes shall be suspended for so long as Borrower complies with
the terms and provisions of Section 7.2 hereof. Borrower will deliver to Lender
receipts for payment or other evidence satisfactory to Lender that the Taxes and
Other Charges have been so paid or are not then delinquent no later than ten
(10) days prior to the date

                                       33
<Page>

on which the Taxes and/or Other Charges would otherwise be delinquent if not
paid (PROVIDED, HOWEVER, that Borrower is not required to furnish such receipts
for payment of Taxes in the event that such Taxes have been paid by Lender
pursuant to Section 7.2 hereof). If Borrower pays or causes to be paid all Taxes
and Other Charges and provides a copy of the receipt evidencing the payment
thereof to Lender, then Lender shall reimburse Borrower, provided that there are
then sufficient proceeds in the Tax and Insurance Escrow Fund and provided that
the Taxes are being paid pursuant to Section 7.2. Upon written request of
Borrower, if Lender has paid such Taxes pursuant to Section 7.2 hereof, Lender
shall provide Borrower with evidence that such Taxes have been paid. Borrower
shall not suffer and shall promptly cause to be paid and discharged any Lien or
charge whatsoever which may be or become a Lien or charge against the Property,
and shall promptly pay for all utility services provided to the Property. After
prior written notice to Lender, Borrower, at its own expense, may contest by
appropriate legal proceeding, promptly initiated and conducted in good faith and
with due diligence, the amount or validity or application in whole or in part of
any Taxes or Other Charges, provided that (i) Borrower is permitted to do so
under the provisions of any mortgage or deed of trust superior in lien to the
Mortgage; (ii) such proceeding shall be permitted under and be conducted in
accordance with the provisions of any other instrument to which Borrower is
subject and shall not constitute a default thereunder and such proceeding shall
be conducted in accordance with all applicable statutes, laws and ordinances;
(iii) the Property nor any part thereof or interest therein will be in danger of
being sold, forfeited, terminated, cancelled or lost; (iv) Borrower shall
promptly upon final determination thereof pay the amount of any such Taxes or
Other Charges, together with all costs, interest and penalties which may be
payable in connection therewith; (v) such proceeding shall suspend the
collection of such contested Taxes or Other Charges from the Property; and (vi)
Borrower shall furnish such security as may be required in the proceeding, or as
may be reasonably requested by Lender, to insure the payment of any such Taxes
or Other Charges, together with all interest and penalties thereon. Lender may
pay over any such cash deposit or part thereof held by Lender to the claimant
entitled thereto at any time when, in the reasonable judgment of Lender, the
entitlement of such claimant is established.

            5.1.3   LITIGATION. Borrower shall give prompt written notice to
Lender of any litigation or governmental proceedings pending or threatened
against Borrower which might materially adversely affect Borrower's condition
(financial or otherwise) or business or the Property.

            5.1.4   ACCESS TO PROPERTY. Borrower shall permit agents,
representatives and employees of Lender to inspect the Property or any part
thereof at reasonable hours upon reasonable advance notice, subject to the
rights of Tenants under their respective Leases.

            5.1.5   NOTICE OF DEFAULT. Borrower shall promptly advise Lender of
any material adverse change in Borrower's condition, financial or otherwise, or
of the occurrence of any Default or Event of Default of which Borrower has
knowledge.

            5.1.6   COOPERATE IN LEGAL PROCEEDINGS. Borrower shall cooperate
fully with Lender with respect to any proceedings before any court, board or
other Governmental Authority which may in any way affect the rights of Lender
hereunder or any rights obtained by Lender under any of the other Loan Documents
and, in connection therewith, permit Lender, at its election, to participate in
any such proceedings.

                                       34
<Page>

            5.1.7   PERFORM LOAN DOCUMENTS. Borrower shall observe, perform and
satisfy all the terms, provisions, covenants and conditions of, and shall pay
when due all costs, fees and expenses to the extent required under the Loan
Documents executed and delivered by, or applicable to, Borrower.

            5.1.8   INSURANCE BENEFITS. Borrower shall cooperate with Lender in
obtaining for Lender the benefits of any Insurance Proceeds lawfully or
equitably payable in connection with the Property, and Lender shall be
reimbursed for any expenses incurred in connection therewith (including
reasonable attorneys' fees and disbursements, and the payment by Borrower of the
expense of an appraisal on behalf of Lender in case of a fire or other casualty
affecting the Property or any part thereof) out of such Insurance Proceeds.

            5.1.9   FURTHER ASSURANCES. Borrower shall, at Borrower's sole cost
and expense:

            (a)     furnish to Lender all instruments, documents, boundary
surveys, footing or foundation surveys, certificates, plans and specifications,
appraisals, title and other insurance reports and agreements, and each and every
other document, certificate, agreement and instrument required to be furnished
by Borrower pursuant to the terms of the Loan Documents or reasonably requested
by Lender in connection therewith;

            (b)     execute and deliver to Lender such documents, instruments,
certificates, assignments and other writings, and do such other acts necessary
or desirable, to evidence preserve and/or protect the collateral at any time
securing or intended to secure the obligations of Borrower under the Loan
Documents, as Lender may reasonably require; and

            (c)     do and execute all and such further lawful and reasonable
acts, conveyances and assurances for the better and more effective carrying out
of the intents and purposes of this Agreement and the other Loan Documents, as
Lender shall reasonably require from time to time.

            5.1.10  INTENTIONALLY OMITTED.

            5.1.11  FINANCIAL REPORTING.

            (a)     Borrower will keep and maintain or will cause to be kept and
maintained on a Fiscal Year basis, in accordance with the requirements for a
Special Purpose Entity set forth above, proper and accurate books, records and
accounts reflecting all of the financial affairs of Borrower and all items of
income and expense in connection with the operation on an individual basis of
the Property. Lender shall have the right from time to time at all times during
normal business hours upon reasonable notice to examine such books, records and
accounts at the office of Borrower or other Person maintaining such books,
records and accounts and to make such copies or extracts thereof as Lender shall
desire. After the occurrence and during the continuance of an Event of Default,
Borrower shall pay any costs and expenses incurred by Lender to examine
Borrower's accounting records with respect to the Property, as Lender shall
reasonably determine to be necessary or appropriate in the protection of
Lender's interest.

            (b)     Borrower will furnish to Lender annually, within one hundred
twenty (120) days following the end of each Fiscal Year of Borrower, either (i)
a complete copy of

                                       35
<Page>

Borrower's annual financial statements audited by a "Big Four" accounting firm
or other independent certified public accountant reasonably acceptable to Lender
in accordance with the requirements for a Special Purpose Entity set forth
above, or (ii) a consolidated and annotated financial statement of Borrower and
Sole Member, audited by a "Big Four" accounting firm or other independent
certified public accountant reasonably acceptable to Lender in accordance with
the requirements for a Special Purpose Entity set forth above, together with
unaudited financial statements relating to the Borrower and the Property. Such
financial statements for the Property for such Fiscal Year and shall contain
statements of profit and loss for Borrower and the Property and a balance sheet
for Borrower. Such statements shall set forth the financial condition and the
results of operations for the Property for such Fiscal Year, and shall include,
but not be limited to, amounts representing annual Net Cash Flow, Net Operating
Income, Gross Income from Operations and Operating Expenses. Borrower's annual
financial statements shall be accompanied by (i) a comparison of the budgeted
income and expenses and the actual income and expenses for the prior Fiscal
Year, (ii) a certificate executed by the chief financial officer of Borrower or
Sole Member, as applicable, stating that each such annual financial statement
presents fairly the financial condition and the results of operations of
Borrower and the Property being reported upon and has been prepared in
accordance with accounting principles reasonably acceptable to Lender,
consistently applied, (iii) with respect to any consolidated financial statement
of Borrower and Sole Member, an unqualified opinion of a "Big Four" accounting
firm or other independent certified public accountant reasonably acceptable to
Lender, (iv) a certified rent roll containing current rent, lease expiration
dates and the square footage occupied by each tenant; (v) a schedule audited by
such independent certified public accountant reconciling Net Operating Income to
Net Cash Flow (the "NET CASH FLOW SCHEDULE"), which shall itemize all
adjustments made to Net Operating Income to arrive at Net Cash Flow deemed
material by such independent certified public accountant. Together with
Borrower's annual financial statements, Borrower shall furnish to Lender an
Officer's Certificate certifying as of the date thereof whether there exists an
event or circumstance which constitutes a Default or Event of Default under the
Loan Documents executed and delivered by, or applicable to, Borrower, and if
such Default or Event of Default exists, the nature thereof, the period of time
it has existed and the action then being taken to remedy the same.

            (c)     Borrower will furnish, or cause to be furnished, to Lender
on or before forty-five (45) days after the end of each calendar quarter the
following items, accompanied by a certificate of the chief financial officer of
Borrower or Sole Member, as applicable, stating that such items are true,
correct, accurate, and complete and fairly present the financial condition and
results of the operations of Borrower and the Property (subject to normal
year-end adjustments) as applicable: (i) a rent roll for the subject period
accompanied by an Officer's Certificate with respect thereto; (ii) quarterly and
year-to-date operating statements (including Capital Expenditures) prepared for
each calendar quarter, noting Net Operating Income, Gross Income from
Operations, and Operating Expenses (not including any contributions to the
Replacement Reserve Fund, and other information necessary and sufficient to
fairly represent the financial position and results of operation of the Property
during such calendar month, and containing a comparison of budgeted income and
expenses and the actual income and expenses together with a detailed explanation
of any variances of five percent (5%) or more between budgeted and actual
amounts for such periods, all in form satisfactory to Lender: (iii) a
calculation reflecting the annual Debt Service Coverage Ratio for the
immediately preceding twelve (12) month period as of the last day of such period
accompanied by an Officer's Certificate with respect thereto;

                                       36
<Page>

and (iv) a Net Cash Flow Schedule (such Net Cash Flow for the Borrower may be
unaudited if it is certified by an officer of the Borrower). In addition, such
certificate shall also be accompanied by a certificate of the chief financial
officer of Borrower or the Sole Member stating that the representations and
warranties of Borrower set forth in Section 4.1.30(a) are true and correct as of
the date of such certificate. Provided, further, that during the twelve (12)
month period commencing on the date hereof, Borrower will furnish a current rent
roll and monthly and year-to-date operating statements within twenty (20) days
of Lender's written request.

            (d)     For the partial year period commencing on the date hereof,
and for each Fiscal Year thereafter, Borrower shall submit to Lender an Annual
Budget not later than thirty (30) days after the commencement of such period or
Fiscal Year in form reasonably satisfactory to Lender.

            (e)     Borrower shall furnish to Lender, within ten (10) Business
Days after request (or as soon thereafter as may be reasonably possible), such
further detailed information with respect to the operation of the Property and
the financial affairs of Borrower as may be reasonably requested by Lender.

            (f)     Borrower shall furnish to Lender, within ten (10) Business
Days after Lender's request (or as soon thereafter as may be reasonably
possible), financial and sales information from each Major Tenant and such other
tenants designated by Lender (to the extent such financial and sales information
is required to be provided under applicable leases and same is received by
Borrower after request therefor).

            (g)     Borrower will cause Indemnitor to furnish to Lender
annually, within one hundred twenty (120) days following the end of each Fiscal
Year of Indemnitor, financial statements audited by an independent certified
public accountant, which shall include an annual balance sheet and profit and
loss statement of Indemnitor, in the form reasonably required by Lender.

            (h)     Any reports, statements or other information required to be
delivered under this Agreement shall be delivered (i) in paper form, (ii) on a
diskette, and (iii) if requested by Lender and within the capabilities of
Borrower's data systems without change or modification thereto, in electronic
form and prepared using a Microsoft Word for Windows or WordPerfect for Windows
files (which files may be prepared using a spreadsheet program and saved as word
processing files).

            5.1.12  BUSINESS AND OPERATIONS. Borrower will continue to engage in
the businesses presently conducted by it as and to the extent the same are
necessary for the ownership, maintenance, management and operation of the
Property. Borrower will qualify to do business and will remain in good standing
under the laws of each jurisdiction as and to the extent the same are required
for the ownership, maintenance, management and operation of the Property.

            5.1.13  TITLE TO THE PROPERTY. Borrower will warrant and defend (a)
the title to the Property and every part thereof, subject only to Liens
permitted hereunder (including Permitted Encumbrances) and (b) the validity and
priority of the Liens of the Mortgage and the Assignment

                                       37
<Page>

of Leases on the Property, subject only to Liens permitted hereunder (including
Permitted Encumbrances), in each case against the claims of all Persons
whomsoever. Borrower shall reimburse Lender for any losses, costs, damages or
expenses (including reasonable attorneys' fees and court costs) incurred by
Lender if an interest in the Property, other than as permitted hereunder, is
claimed by another Person.

            5.1.14  COSTS OF ENFORCEMENT. In the event (a) that the Mortgage
encumbering the Property is foreclosed in whole or in part or that the Mortgage
is put into the hands of an attorney for collection, suit, action or
foreclosure, (b) of the foreclosure of any mortgage prior to or subsequent to
the Mortgage encumbering the Property in which proceeding Lender is made a
party, or (c) of the bankruptcy, insolvency, rehabilitation or other similar
proceeding in respect of Borrower or any of its constituent Persons or an
assignment by Borrower or any of its constituent Persons for the benefit of its
creditors, Borrower, its successors or assigns, shall be chargeable with and
agrees to pay all costs of collection and defense, including reasonable
attorneys' fees and costs, incurred by Lender or Borrower in connection
therewith and in connection with any appellate proceeding or post-judgment
action involved therein, together with all required service or use taxes.

            5.1.15  ESTOPPEL STATEMENT.

            (a)     After request by Lender, Borrower shall within ten (10) days
furnish Lender with a statement, duly acknowledged and certified, setting forth
(i) the amount of the original principal amount of the Note, (ii) the unpaid
principal amount of the Note, (iii) the Interest Rate of the Note, (iv) the date
installments of interest and/or principal were last paid, (v) any offsets or
defenses to the payment of the Debt, if any, and (vi) that the Note, this
Agreement, the Mortgage and the other Loan Documents are valid, legal and
binding obligations and have not been modified or if modified, giving
particulars of such modification.

            (b)     Borrower shall use commercially reasonable efforts to
deliver to Lender upon request, tenant estoppel certificates from each
commercial tenant leasing space at the Property in form and substance reasonably
satisfactory to Lender provided that Borrower shall not be required to deliver
such certificates more frequently than one (1) time in any calendar year.

            (c)     Within thirty (30) days of request by Borrower, Lender shall
deliver to Borrower a statement setting forth the items described at (a)(i),
(ii), (iii) and (iv) of this Section 5.1.15.

            5.1.16  LOAN PROCEEDS. Borrower shall use the proceeds of the Loan
received by it on the Closing Date only for the purposes set forth in Section
2.1.4.

            5.1.17  PERFORMANCE BY BORROWER. Borrower shall in a timely manner
observe, perform and fulfill each and every covenant, term and provision of each
Loan Document executed and delivered by, or applicable to, Borrower, and shall
not enter into or otherwise suffer or permit any amendment, waiver, supplement,
termination or other modification of any Loan Document executed and delivered
by, or applicable to, Borrower without the prior written consent of Lender.

                                       38
<Page>

            5.1.18  CONFIRMATION OF REPRESENTATIONS. Borrower shall deliver, in
connection with any Securitization, (a) one or more Officer's Certificates
certifying as to the accuracy of all representations made by Borrower in the
Loan Documents as of the date of the closing of such Securitization, and (b)
certificates of the relevant Governmental Authorities in all relevant
jurisdictions indicating the good standing and qualification of Borrower and its
member as of the date of the Securitization.

            5.1.19  NO JOINT ASSESSMENT. Borrower shall not suffer, permit or
initiate the joint assessment of the Property (a) with any other real property
constituting a tax lot separate from the Property, and (b) which constitutes
real property with any portion of the Property which may be deemed to constitute
personal property, or any other procedure whereby the lien of any taxes which
may be levied against such personal property shall be assessed or levied or
charged to such real property portion of the Property.

            5.1.20  LEASING MATTERS. Any Leases with respect to the Property
written after the date hereof, for more than the Relevant Leasing Threshold
square footage, shall be subject to the prior written approval of Lender, which
approval may be given or withheld in the sole discretion of Lender. Lender shall
approve or disapprove any such Lease within ten (10) Business Days of Lender's
receipt of a final execution draft of such Lease (including all exhibits,
schedules, supplements, addenda or other agreements relating thereto) and a
written notice from Borrower requesting Lender's approval to such Lease, and
such Lease shall be deemed approved, if Lender does not disapprove such Lease
within said ten (10) Business Day period PROVIDED such written notice
conspicuously states, in large bold type, that "PURSUANT TO SECTION 5.1.20 OF
THE LOAN AGREEMENT, THE LEASE SHALL BE DEEMED APPROVED IF LENDER DOES NOT
RESPOND TO THE CONTRARY WITHIN TEN (10) BUSINESS DAYS OF LENDER'S RECEIPT OF
SUCH LEASE AND WRITTEN NOTICE." Borrower shall furnish Lender with executed
copies of all Leases. All renewals of Leases and all proposed Leases shall
provide for rental rates comparable to existing local market rates (unless such
rental rates are otherwise set forth in the Leases executed prior to the date
hereof). All proposed Leases shall be on commercially reasonable terms and shall
not contain any terms which would materially affect Lender's rights under the
Loan Documents. All Leases executed after the date hereof shall provide that
they are subordinate to the Mortgage encumbering the Property and that the
tenant thereunder agrees to attorn to Lender or any purchaser at a sale by
foreclosure or power of sale. Borrower (i) shall observe and perform the
obligations imposed upon the lessor under the Leases in a commercially
reasonable manner; (ii) shall enforce the terms, covenants and conditions
contained in the Leases upon the part of the tenant thereunder to be observed or
performed in a commercially reasonable manner and in a manner not to impair the
value of the Property involved except that no termination by Borrower or
acceptance of surrender by a tenant of any Lease shall be permitted unless by
reason of a tenant default and then only in a commercially reasonable manner to
preserve and protect the Property PROVIDED, HOWEVER, that no such termination or
surrender of any Lease covering more than the Relevant Leasing Threshold will be
permitted without the written consent of Lender which consent may he withheld in
the sole discretion of Lender; (iii) shall not collect any of the rents more
than one (1) month in advance (other than security deposits); (iv) shall not
execute any other assignment of lessor's interest in the Leases or the Rents
(except as contemplated by the Loan Documents); (v) shall not alter, modify or
change the terms of the Leases in a manner inconsistent with the provisions of
the Loan Documents without the prior written consent of Lender, which consent

                                       39
<Page>

may be withheld in the sole discretion of Lender; and (vi) shall execute and
deliver at the request of Lender all such further assurances, confirmations and
assignment in connection with the Leases as Lender shall from time to time
reasonably require. Notwithstanding the foregoing, Borrower may, without the
prior written consent of Lender, terminate any Lease which demises less than the
Relevant Leasing Threshold under any of the following circumstances: (i) the
tenant under said Lease is in default beyond any applicable grace and cure
period, and Borrower has the right to terminate such Lease; (ii) such
termination is permitted by the terms of the Lease in question and Borrower has
secured an obligation from a third party to lease the space under the Lease to
be terminated at a rental equal to or higher than the rental due under the
Lease to be terminated; and (iii) if the tenant under the Lease to be
terminated has executed a right under said Lease to terminate its lease upon
payment of a termination fee to Borrower, and has in fact terminated its lease
and paid said fee, Borrower may accept said termination.

            5.1.21  ALTERATIONS. Subject to the rights of tenants to make
alterations pursuant to the terms of their respective Leases, Borrower shall
obtain Lender's prior written consent to any alterations to any Improvements,
which consent shall not be unreasonably withheld or delayed except with respect
to alterations that may have a material adverse effect on Borrower's financial
condition, the value of the Property or the Net Operating Income.
Notwithstanding the foregoing, Lender's consent shall not be required in
connection with any alterations that will not have a material adverse effect on
Borrower's financial condition, the value of the Property or the Net Operating
Income, provided that such alterations are made in connection with (a) tenant
improvement work performed pursuant to the terms of any Lease executed on or
before the date hereof, (b) tenant improvement work performed pursuant to the
terms and provisions of a Lease and not adversely affecting any structural
component of any Improvements, any utility or HVAC system contained in any
Improvements or the exterior of any building constituting a part of any
Improvements, (c) alterations performed in connection with the restoration of
the Property after the occurrence of a casualty in accordance with the terms and
provisions of this Agreement or (d) any structural alteration which costs less
than $50,000.00 in the aggregate for all components thereof which constitute
such alteration or any non-structural alteration which costs less than
$100,000.00 in the aggregate for all components thereof which constitute such
alteration. If the total unpaid amounts due and payable with respect to
alterations to the Improvements at the Property (other than such amounts to be
paid or reimbursed by tenants under the Leases) shall at any time equal or
exceed $350,000.00 (the "THRESHOLD AMOUNT"), Borrower shall promptly deliver to
Lender as security for the payment of such amounts and as additional security
for Borrower's obligations under the Loan Documents any of the following: (A)
cash, (B) U.S. Obligations, (C) other securities having a rating acceptable to
Lender and that the applicable Rating Agencies have confirmed in writing will
not, in and of itself, result in a downgrade, withdrawal or qualification of the
initial, or, if higher, then current ratings assigned in connection with any
Securitization, or (D) a completion bond or letter of credit issued by a
financial institution having a rating by Standard & Poor's Ratings Group of not
less than A-1+ if the term of such bond or letter of credit is no longer than
three (3) months or, if such term is in excess of three (3) months, issued by a
financial institution having a rating that is acceptable to Lender and that the
applicable Rating Agencies have confirmed in writing will not, in and of itself,
result in a downgrade, withdrawal or qualification of the initial, or, if
higher, then current ratings assigned in connection with any Securitization.
Such security shall be in an amount equal to the excess of the total unpaid
amounts with respect to alterations to the Improvements on the Property (other
than such amounts to be paid or reimbursed by tenants under the Leases) over the
Threshold

                                       40
<Page>

Amount and, if cash, may be applied from time to time, at the option of
Borrower, to pay for such alterations. At the option of Lender, following the
occurrence and during the continuance of an Event of Default, Lender may
terminate any of the alterations and use the deposit to restore the Property to
the extent necessary to prevent any material adverse effect on the value of the
Property.

            5.1.22  PRINCIPAL PLACE OF BUSINESS. Borrower shall not change its
principal place of business set forth on the first page of this Agreement
without first giving Lender thirty (30) days prior written notice.

            5.1.23  CONDOMINIUM REGIME.

            (a)     Borrower shall comply with all terms conditions and
covenants of that certain Declaration of Saucon Valley Square Condominium dated
October 16, 1997 and recorded October 17, 1997, in the office of the Recorder of
Deeds of Northampton County, Pennsylvania on in Volume 1997-1, beginning at Page
114559, as modified by the First Amendment to Declaration of Saucon Valley
Square Condominium dated March 31, 1998 and recorded on April 6, 1998 in the
office of the Recorder of Deeds of Northampton County, Pennsylvania, in Volume
1998-1, beginning at Page 041301 (collectively, "DECLARATION") and all by-laws,
rules and regulations promulgated or otherwise existing with respect to the
condominium regime (collectively, the "RULES") as those are in effect from time
to time.

            (b)     Borrower shall not, without Lender's prior written consent,
modify, amend, supplement or in any other manner change the terms, conditions
and covenants of the Declaration or the Rules which affect, alter or impair the
lien of the Security Instrument or the security therefor or which materially
increase the obligations or diminishes the rights of Lender, nor waive or
consent to the waiver of any enforcement of the provisions thereof with respect
to another Unit Owner (as defined in the Declaration).

            (c)     Borrower shall promptly deliver to Lender a true and full
copy of each and every notice of default or notice requiring the performance of
any act by Borrower received by Borrower with respect to any obligation of
Borrower under the provisions of the Declaration or the Rules.

            (d)     Borrower shall not, except with the prior written consent of
Lender (i) institute any action or proceeding for partition of the Property;
(ii) vote for or consent to any modification of, amendment to or relaxation in
the enforcement of any provision of the Declaration or the Rules which affects,
alters or impairs the lien of the Security Instrument or the security therefor,
or which materially increases the obligations or diminishes the rights of
Lender; (iii) in the event of damage to or destruction of the Property, vote in
opposition to a motion to repair, restore, or rebuild.

            (e)     In each and every case in which, under the provisions of the
Declaration or the Rules, the consent or the vote of the Unit Owners (as defined
in the Declaration) is required, Borrower shall not vote or give such consent so
as to impair the lien of the Security Instrument or the security therefor
without, in each and every case, the prior written consent of Lender.

                                       41
<Page>

            (f)     Borrower shall promptly pay, as the same become due and
payable, all expense charges or other payments for maintenance and reserve funds
and all assessments as required by the Declaration or the Rules or any
resolutions adopted pursuant thereto, and shall promptly upon demand exhibit to
Lender receipts for all such payments. In the event that Borrower fails to make
such payments as the same become due and payable, Lender may from time to time
at its option, but without any obligation to do so and without notice to or
demand upon Borrower, make such payments, and the same shall be added to the
debt secured hereby, and shall bear interest until repaid at the Default Rate;
provided, however, that the failure of the Borrower to make any such payment to
the maintenance fund or to exhibit such receipts shall, at the election of
Lender constitute an Event of Default hereunder.

            (g)     In the event of the failure of Borrower to perform any of
its obligations relating to the Property under the Declaration or Rules within a
period of ten (10) days (unless the Board or Association (each as defined in the
Declaration) requires sooner performance) after notice from the Board or
Association or from Lender, or in the case of any such default which cannot with
due diligence be cured or remedied within such period, if Borrower fails to
proceed promptly after such notice to cure or remedy the same with due
diligence, then in any such case, Lender may from time to time at its option,
but without any obligation so to do, cure or remedy any such default of Borrower
(Borrower hereby authorizing Lender to enter upon the Property as may be
necessary for such purposes), and all sums expended by Lender for such purposes,
including reasonable counsel fees, shall be added to the debt secured hereby,
shall become due and payable and shall bear interest until repaid at the Default
Rate and shall be added to the indebtedness secured hereby; provided, however,
that the failure of Borrower to keep or perform any such notice, or, in the case
in which such cannot be kept or performed within such ten (10) day period,
provided Borrower has commenced to cure such default and is diligently pursuing
same to completion, such additional time as is needed to so complete, shall, at
the election of Lender, constitute an Event of Default.

            (h)     Upon the occurrence of an Event of Default hereunder, Lender
may by notice to Borrower require the resignation of Borrower's designees and
the appointment in lieu thereof of Lender's designees as members of the Board.

            Section 5.2   NEGATIVE COVENANTS. From the date hereof until payment
and performance in full of all obligations of Borrower under the Loan Documents
or the earlier release of the Lien of the Mortgage encumbering the Property in
accordance with the terms of this Agreement and the other Loan Documents,
Borrower covenants and agrees with Lender that it will not do, directly or
indirectly, any of the following:

            5.2.1   OPERATION OF PROPERTY. Borrower shall not, without the prior
consent of Lender, terminate the Management Agreement or otherwise replace the
Manager or enter into any other management agreement with respect to the
Property unless the Manager is in default thereunder beyond any applicable grace
or cure period, in which event no consent by Lender shall be required. Lender
agrees that its consent will not be unreasonably withheld, delayed or
conditioned provided that the Person chosen by Borrower as the replacement
Manager is a Qualifying Manager.

                                       42
<Page>

            5.2.2   LIENS. Borrower shall not, without the prior written consent
of Lender, create, incur, assume or suffer to exist any Lien on any portion of
the Property or permit any such action to be taken, except:

            (i)     Permitted Encumbrances;

            (ii)    Liens created by or permitted pursuant to the Loan
      Documents; and

            (iii)   Liens for Taxes or Other Charges not yet due.

            5.2.3   DISSOLUTION. Borrower shall not (a) engage in any
dissolution, liquidation or consolidation or merger with or into any other
business entity, (b) engage in any business activity not related to the
ownership and operation of the Property, (c) transfer, lease or sell, in one
transaction or any combination of transactions, the assets or all or
substantially all of the properties or assets of Borrower except to the extent
permitted by the Loan Documents, (d) modify, amend, waive or terminate its
organizational documents or its qualification and good standing in any
jurisdiction or (e) cause the Sole Member to (i) dissolve, wind up or liquidate
or take any action, or omit to take an action, as a result of which the Sole
Member would be dissolved, wound up or liquidated in whole or in part, or (ii)
amend, modify, waive or terminate the certificate of limited partnership or
partnership agreement of the Sole Member, in each case, without obtaining the
prior written consent of Lender or Lender's designee.

            5.2.4   CHANGE IN BUSINESS. Borrower shall not enter into any line
of business other than the ownership and operation of the Property, or make any
material change in the scope or nature of its business objectives, purposes or
operations, or undertake or participate in activities other than the continuance
of its present business.

            5.2.5   DEBT CANCELLATION. Borrower shall not cancel or otherwise
forgive or release any claim or debt (other than termination of Leases in
accordance herewith) owed to Borrower by any Person, except for adequate
consideration and in the ordinary course of Borrower's business.

            5.2.6   AFFILIATE TRANSACTIONS. Borrower shall not enter into, or be
a party to, any transaction with an Affiliate of Borrower or any of the partners
of Borrower except in the ordinary course of business and on terms which are
fully disclosed to Lender in advance and are no less favorable to Borrower or
such Affiliate than would be obtained in a comparable arm's- length transaction
with an unrelated third party. Lender hereby acknowledges disclosure of the
agreements described on SCHEDULE VI between Borrower and an Affiliate of
Borrower.

            5.2.7   ZONING. Borrower shall not initiate or consent to any zoning
reclassification of any portion of the Property or seek any variance under any
existing zoning ordinance or use or permit the use of any portion of the
Property in any manner that could result in such use becoming a non-conforming
use under any zoning ordinance or any other applicable land use law, rule or
regulation, without the prior consent of Lender.

            5.2.8   ASSETS. Borrower shall not purchase or own any properties
other than the Property.

                                       43
<Page>

            5.2.9   DEBT. Borrower shall not create, incur or assume any
Indebtedness other than the Debt except to the extent expressly permitted
hereby.

            5.2.10  NO JOINT ASSESSMENT. Borrower shall not suffer, permit or
initiate the joint assessment of the Property with (a) any other real property
constituting a tax lot separate from the Property, or (a) any portion of the
Property which may be deemed to constitute personal property, or any other
procedure whereby the Lien of any taxes which may be levied against such
personal property shall be assessed or levied or charged to the Property.

            5.2.11  INTENTIONALLY DELETED.

            5.2.12  ERISA.

            (a)     Borrower shall not engage in any transaction which would
cause any obligation, or action taken or to be taken, hereunder (or the exercise
by Lender of any of its rights under the Note, this Agreement or the other Loan
Documents) to be a non-exempt (under a statutory or administrative class
exemption) prohibited transaction under ERISA.

            (b)     Borrower further covenants and agrees to deliver to Lender
such certifications or other evidence from time to time throughout the term of
the Loan, as requested by Lender in its sole discretion, that (A) Borrower is
not and does not maintain an "employee benefit plan" as defined in Section 3(3)
of ERISA, which is subject to Title I of ERISA, or a "governmental plan" within
the meaning of Section 3(3) of ERISA; (B) Borrower is not subject to state
statutes regulating investments and fiduciary obligations with respect to
governmental plans; and (C) one or more of the following circumstances is true:

            (i)     Equity interests in Borrower are publicly offered
      securities, within the meaning of 29 C.F.R. Section 2510.3-101 (b)(2);

            (ii)    Less than twenty-five percent (25%) of each outstanding
      class of equity interests in Borrower are held by "benefit plan investors"
      within the meaning of 29 C.F.R. Section 25l0.3-101(f)(2); or

            (iii)   Borrower qualifies as an "operating company" or a "real
      estate operating company" within the meaning of 29 C.F.R. Section
      2510.3-101(c) or (e).

            5.2.13  TRANSFERS. Unless such action is permitted by the provisions
of this Section 5.2.13, Borrower will not (i) sell, assign, convey, transfer or
otherwise dispose of its interests in the Property or any part thereof, (ii)
permit any owner, directly or indirectly, of an ownership interest in the
Property, to transfer such interest, whether by transfer of stock or other
interest in Borrower or any entity, or otherwise, (iii) incur Indebtedness, (iv)
mortgage, hypothecate or otherwise encumber or grant a security interest in the
Property or any part thereof, (v) sell, assign, convey, transfer, mortgage,
encumber, grant a security interest in, or otherwise dispose of any direct or
indirect ownership interest in Borrower, or permit any owner of an interest in
Borrower to do the same, or (vi) file a declaration of condominium with respect
to the Property (any of the foregoing transactions, a "TRANSFER"). For purposes
hereof, a "Transfer" shall not include any issuance, sale or transfer of
interests in Inland Western Retail Real Estate Trust, Inc.

                                       44
<Page>

            (a)     On and after the date that is twelve (12) months following
the Closing Date, Lender shall not withhold its consent to a Transfer of the
Property, provided that the following conditions are satisfied:

            (1)     the transferree of the Property shall be a Special Purpose
                    Entity (the "TRANSFEREE") which at the time of such transfer
                    will be in compliance with the covenants contained in
                    Section 5.1.1 and the representations contained in 4.1.30
                    hereof and which shall have assumed in writing (subject to
                    the terms of Section 9.4 hereof) and agreed to comply with
                    all the terms, covenants and conditions set forth in this
                    Loan Agreement and the other Loan Documents, expressly
                    including the covenants contained in Section 5.1.1 and the
                    representations contained in 4.1.30 hereof;

            (2)     if requested by Lender, Borrower shall deliver confirmation
                    in writing from the Rating Agencies that such proposed
                    Transfer will not cause a downgrading, withdrawal or
                    qualification of the then current rating of any securities
                    issued pursuant to such Securitization;

            (3)     if Manager does not act as manager of the transferred
                    Property then the manager of the Property must be a
                    Qualifying Manager;

            (4)     no Event of Default shall have occurred and be continuing;

            (5)     if required or requested by any of the Rating Agencies,
                    Borrower shall deliver a substantive non-consolidation
                    opinion with respect to Transferee, which opinion shall be
                    acceptable to Lender in its reasonable discretion;

            (6)     Borrower shall have paid (A) an assumption fee equal to one
                    percent (1.0%) of the then outstanding principal balance of
                    the Loan, and (B) the reasonable and customary third-party
                    expenses (including reasonable attorneys' fees and
                    disbursements) actually incurred by Lender in connection
                    with such Transfer; PROVIDED, HOWEVER, no assumption fee
                    shall be required for a Transfer of the Property to a
                    Transferee acceptable to Lender in connection with a joint
                    venture between Inland Western Retail Real Estate Trust,
                    Inc. and an institution acceptable to Lender provided Inland
                    Western Retail Real Estate Trust, Inc., or an Affiliate
                    wholly-owned (directly or indirectly) by Inland Western
                    Retail Real Estate Trust, Inc., owns at least twenty percent
                    (20%) of the ownership interests in such Transferee and for
                    which Inland Western Retail Real Estate Trust, Inc., or an
                    Affiliate wholly-owned (directly or indirectly) by Inland
                    Western Retail Real Estate Trust, Inc., is the managing
                    entity and otherwise maintains operational and managerial
                    control of such Transferee, provided that Borrower shall pay
                    all of Lender's reasonable and customary third-party
                    expenses (including reasonable attorneys' fees and
                    disbursements) actually incurred by Lender in connection
                    with such Transfer and a processing fee of $5,000.

                                       45
<Page>

Lender shall notify Borrower of its approval or disapproval of a proposed
Transfer pursuant to this Section 5.2.l3(a) within thirty (30) days after
receiving from Borrower a written request therefor.

            (b)     On and after the date that is twelve (12) months following
the Closing Date, Lender shall not withhold its consent to, and shall not charge
an assumption fee in connection with, (1) a Transfer of up to, in the aggregate,
forty-nine percent (49%) of the ownership interests in Borrower; or (2) a
Transfer of greater than forty-nine percent (49%) of the ownership interest in
Borrower, PROVIDED that (A) such transfer is to a Qualified Entity (as defined
below), and (B) Borrower shall pay all of Lender's reasonable and customary
third-party expenses (including reasonable attorneys' fees and disbursements)
actually incurred by Lender in connection with such Transfer and a processing
fee of $5,000. For purposes of this Agreement, a "QUALIFIED ENTITY" shall mean
an entity (x) with a net worth of $200,000,000 or more, (y) with sufficient
experience (determined by Lender in its reasonable discretion) in the ownership
and management of properties similar to the Property, and (z) which owns or
manages retail properties containing at least 500,000 square feet of gross
leasable area.

            (c)     Notwithstanding anything in this Section 5.2.13 to the
contrary, Borrower shall be permitted to Transfer the entire Property to a
newly-formed Special Purpose Entity which shall be wholly-owned subsidiary of
Inland Western Retail Real Estate Trust, Inc. or affiliate thereof ("PERMITTED
AFFILIATE TRANSFEREE") which shall be approved by Lender by the Closing Date
("PERMITTED AFFILIATE TRANSFER"), provided (1) no Event of Default shall have
occurred and be continuing, (2) the creditworthiness of Inland "Western Retail
Real Estate Trust, Inc., as applicable, has not deteriorated, in the sole
discretion of Lender, from the Closing Date to the date of the proposed
Transfer, and (3) Borrower shall have paid all reasonable and customary third
party expenses (including reasonable attorneys' fees and disbursements) actually
incurred by Lender in connection with such Transfer (but not any assumption or
processing fee).

            (d)     Borrower, without the consent of Lender, may grant
easements, restrictions, covenants, reservations and rights of way in the
ordinary course of business for access, parking, water and sewer lines,
telephone and telegraph lines, electric lines and other utilities or for other
similar purposes, provided that no transfer, conveyance or encumbrance shall
materially impair the utility and operation of the Property or materially
adversely affect the value of the Property or the Net Operating Income of the
Property. If Borrower shall receive any consideration in connection with any of
said described transfers or conveyances, Borrower shall have the right to use
any such proceeds in connection with any alterations performed in connection
therewith, or required thereby. In connection with any transfer, conveyance or
encumbrance permitted above, the Lender shall execute and deliver any instrument
reasonably necessary or appropriate to evidence its consent to said action or to
subordinate the Lien of the Mortgage to such easements, restrictions, covenants,
reservations and rights of way or other similar grants upon receipt by the
Lender of: (A) a copy of the instrument of transfer; and (B) an Officer's
Certificate stating with respect to any transfer described above, that such
transfer does not materially impair the utility and operation of the Property or
materially reduce the value of the Property or the Net Operating Income of the
Property.

                                       46
<Page>

                                   ARTICLE VI

                        INSURANCE; CASUALTY; CONDEMNATION

            Section 6.1   INSURANCE.

            (a)     Borrower shall obtain and maintain, or cause to be
maintained, insurance for Borrower and the Property providing at least the
following coverages:

            (i)     comprehensive all risk insurance on the Improvements and the
      Personal Property, including contingent liability from Operation of
      Building Laws, Demolition Costs and Increased Cost of Construction
      Endorsements, in each case (A) in an amount equal to one hundred percent
      (100%) of the "Full Replacement Cost," which for purposes of this
      Agreement shall mean actual replacement value (exclusive of costs of
      excavations, foundations, underground utilities and footings) with a
      waiver of depreciation, but the amount shall in no event be less than the
      outstanding principal balance of the Loan; (B) containing an agreed amount
      endorsement with respect to the Improvements and Personal Property waiving
      all co-insurance provisions; (C) providing for no deductible in excess of
      Ten Thousand and No/100 Dollars ($10,000) for all such insurance coverage;
      and (D) containing an "Ordinance or Law Coverage" or "Enforcement"
      endorsement if any of the Improvements or the use of the Property shall at
      any time constitute legal non-conforming structures or uses. In addition,
      Borrower shall obtain: (y) if any portion of the Improvements is currently
      or at any time in the future located in a federally designated "special
      flood hazard area," flood hazard insurance in an amount equal to the
      lesser of (1) the outstanding principal balance of the Note or (2) the
      maximum amount of such insurance available under the National Flood
      Insurance Act of 1968, the Flood Disaster Protection Act of 1973 or the
      National Flood Insurance Reform Act of 1994, as each may be amended or
      such greater amount as Lender shall require; and (z) earthquake insurance
      in amounts and in form and substance satisfactory to Lender in the event
      the Property is located in an area with a high degree of seismic activity,
      provided that the insurance pursuant to clauses (y) and (z) hereof shall
      be on terms consistent with the comprehensive all risk insurance policy
      required under this subsection (i).

            (ii)    commercial general liability insurance against claims for
      personal injury, bodily injury, death or property damage occurring upon,
      in or about the Property, such insurance (A) to be on the so-called
      "occurrence" form with a combined limit, including umbrella coverage, of
      not less than Two Million and No/100 Dollars ($2,000,000.00) in the
      aggregate and One Million and No/100 Dollars ($1,000,000.00) per
      occurrence; (B) to continue at not less than, the aforesaid limit until
      required to be changed by Lender in writing by reason of changed economic
      conditions making such protection inadequate; and (C) to cover at least
      the following hazards: (1) premises and operations; (2) products and
      completed operations on an "if any" basis; (3) independent contractors;
      (4) blanket contractual liability for all legal contracts; and (5)
      contractual liability covering the indemnities contained in Article 9 of
      the Mortgage to the extent the same is available;

            (iii)   business income insurance (A) with loss payable to Lender;
      (B) covering all risks required to be covered by the insurance provided
      for in subsection (i) above; (C)

                                       47
<Page>

      covering rental losses or business interruption, as may be applicable, for
      a period of at least twelve (12) months after the date of the casualty
      and containing any extended period of indemnity endorsement which provides
      that after the physical loss to the Improvements and Personal Property
      has been repaired, the continued loss of income will be insured until such
      income either returns to the same level it was at prior to the loss, or
      the expiration of six (6) months from the date that the Property is
      repaired or replaced and operations are resumed, whichever first occurs,
      and notwithstanding that the policy may expire prior to the end of such
      period; and (D) in an annual amount equal to 100% of the rents or
      estimated gross revenues from the operation of the Property (as reduced to
      reflect expenses not incurred during Restoration). The amount of such
      business income insurance shall be determined prior to the date hereof and
      at least once each year thereafter based on Borrower's reasonable estimate
      of the gross income from the Property for the succeeding twelve (12) month
      period. All proceeds payable to Lender pursuant to this subsection shall
      be held by Lender and shall be applied to the obligations secured by the
      Loan Documents from time to time due and payable hereunder and under the
      Note; PROVIDED, HOWEVER, that nothing herein contained shall be deemed to
      relieve Borrower of its obligations to pay the obligations secured by the
      Loan Documents on the respective dates of payment provided for in the Note
      and the other Loan Documents except to the extent such amounts are
      actually paid out of the proceeds of such business income insurance;

            (iv)    at all times during which structural construction, repairs
      or alterations are being made with respect to the Improvements, and only
      if the Property coverage form does not otherwise apply, (A) owner's
      contingent or protective liability insurance covering claims not covered
      by or under the terms or provisions of the above mentioned commercial
      general liability insurance policy; and (B) the insurance provided for in
      subsection (i) above written in a so-called builder's risk completed value
      form (1) on a non-reporting basis, (2) against all risks insured against
      pursuant to subsection (i) above, (3) including permission to occupy the
      Property, and (4) with an agreed amount endorsement waiving co-insurance
      provisions;

            (v)     workers' compensation, subject to the statutory limits of
      the State;

            (vi)    comprehensive boiler and machinery insurance, if applicable,
      in amounts as shall be reasonably required by Lender on terms consistent
      with the commercial property insurance policy required under subsection
      (i) above;

            (vii)   umbrella liability insurance in an amount not less than Five
      Million and No/100 Dollars ($5,000,000.00) per occurrence on terms
      consistent with the commercial general liability insurance policy required
      under subsection (ii) above;

            (viii)  If any of the policies of insurance covering the risks
      required to be covered under subsections (i) through (vii) above contains
      an exclusion from coverage for acts of terrorism, Borrower shall obtain
      and maintain a separate policy providing such coverages in the event of
      any act of terrorism, provided such coverage is commercially available for
      properties similar to the Property and located in or around the region in
      which the Property is located. Notwithstanding the foregoing, Borrower
      shall not be required to

                                       48
<Page>

      obtain such a policy, provided (I) Borrower confirms to Lender, in
      writing, that it shall protect and hold Lender harmless from any losses
      associated with such risks by, among other things, either (A) depositing
      with Lender sums sufficient to pay for all uninsured costs related to a
      Restoration of the Property following any act of terrorism (which sum
      shall he treated as a Net Proceeds Deficiency) and any remaining balance
      following a Restoration shall be remitted by Lender to Borrower in
      accordance with Section 6.4(b)(vii) hereof), or (B) at the option of
      Borrower prepaying the Loan in accordance with the terms hereof,
      including, without limitation, the payment of any Prepayment Consideration
      due in connection therewith; (II) Inland Western Retail Real Estate Trust,
      Inc. ("TERRORISM INSURANCE GUARANTOR") executes a guaranty, in form and
      substance satisfactory to Lender, guaranteeing in the event of any act of
      terrorism, payment to Lender of any sums that Borrower is obligated to pay
      to Lender under clause (I) above (which shall he applied in accordance
      with Section 6.4 hereof), and (III) Terrorism Insurance Guarantor
      maintains a net worth of at least $300,000,000 (as determined by such
      entity's most recent audited financial statements), such entity maintains
      a direct or indirect ownership interest in Borrower, and the aggregate
      loan-to-value ratio (as determined by Lender) ("LTV") for all properties
      on which such entity has a direct or indirect ownership interest shall not
      exceed 55%, however, Terrorism Insurance Guarantor may exceed the 55% LTV
      for a period not to exceed six (6) months out of any twelve (12) month
      period either 1) during the time period when Terrorism Insurance Guarantor
      is offering securities to the public, or 2) when in the business judgement
      of Terrorism Insurance Guarantor, exceeding an LTV of 55% is necessary
      given existing circumstances of the credit environment, but in no event
      shall the LTV exceed 65% if Terrorism Insurance Guarantor maintains a net
      worth greater than or equal to $300,000,000, but less than $400,000,000,
      or 70% if Terrorism Insurance Guarantor maintains a net worth of at least
      $400,000,000.

            (ix)    upon sixty (60) days' written notice, such other reasonable
      insurance and in such reasonable amounts as Lender from time to time may
      reasonably request against such other insurable hazards which at the time
      are commonly insured against for property similar to the Property located
      in or around the region in which the Property is located.

            (b)     All insurance provided for in Section 6.1 (a) shall be
obtained under valid and enforceable policies (collectively, the "POLICIES" or
in the singular, the "POLICY"), and shall be subject to the approval of Lender
as to insurance companies, amounts, deductibles, loss payees and insureds. The
Policies shall be issued by financially sound and responsible insurance
companies authorized to do business in the State and having a rating of "A:X" or
better in the current Best's Insurance Reports and a claims paying ability
rating of "AA" or better by at least two (2) of the Rating Agencies including,
(i) Standard & Poor's Ratings Group, and (ii) Moody's Investors Services, Inc.
if Moody's Investors Service, Inc. is rating the Securities. The Policies
described in Section 6.1 (other than those strictly limited to liability
protection) shall designate Lender as loss payee. Not less than thirty (30) days
prior to the expiration dates of the Policies theretofore furnished to Lender,
certificates of insurance evidencing the Policies accompanied by evidence
satisfactory to Lender of payment of the premiums due there under (the
"INSURANCE PREMIUMS"), shall be delivered by Borrower to Lender.

                                       49
<Page>

            (c)     Any blanket insurance Policy shall specifically allocate to
the Property the amount of coverage from time to time required hereunder and
shall otherwise provide the same protection as would a separate Policy insuring
only the Property in compliance with the provisions of Section 6.1(a).

            (d)     All Policies of insurance provided for or contemplated by
Section 6.1(a), except for the Policy referenced in Section 6.1(a)(v), shall
name Borrower, or the Tenant, as the insured and Lender as the additional
insured, as its interests may appear, and in the case of property damage,
boiler and machinery, flood and earthquake insurance, shall contain a so-called
New York standard non-contributing mortgagee clause in favor of Lender providing
that the loss thereunder shall be payable to Lender.

            (e)     All Policies of insurance provided for in Section 6.1(a)
shall contain clauses or endorsements to the effect that;

            (i)     no act or negligence of Borrower, or anyone acting for
      Borrower, or of any Tenant or other occupant, or failure to comply with
      the provisions of any Policy, which might otherwise result in a forfeiture
      of the insurance or any part thereof, shall in any way affect the validity
      or enforceability of the insurance insofar as Lender is concerned;

            (ii)    the Policy shall not be materially changed (other than to
      increase the coverage provided thereby) or canceled without at least
      thirty (30) days' written notice to Lender and any other party named
      therein as an additional insured;

            (iii)   the issuers thereof shall give written notice to Lender if
      the Policy has not been renewed fifteen (15) days prior to its expiration;
      and

            (iv)    Lender shall not be liable for any Insurance Premiums
      thereon or subject to any assessments thereunder.

            (f)     If at any time Lender is not in receipt of written evidence
that all insurance required hereunder is in full force and effect, Lender shall
have the right, after ten (10) Business Days written notice to Borrower, to take
such action as Lender deems necessary to protect its interest in the Property,
including, without limitation, the obtaining of such insurance coverage as
Lender in its sole discretion deems appropriate. All premiums incurred by Lender
in connection with such action or in obtaining such insurance and keeping it in
effect shall be paid by Borrower to Lender upon demand and, until paid, shall be
secured by the Mortgage and shall bear interest at the Default Rate. If Borrower
fails in so insuring the Property or in so assigning and delivering the
Policies, Lender may, at its option, obtain such insurance using such carriers
and agencies as Lender shall elect from year to year and pay the premiums
therefor, and Borrower will reimburse Lender for any premium so paid, with
interest thereon as stated in the Note from the time of payment, on demand, and
the amount so owing to Lender shall be secured by the Mortgage. The insurance
obtained by Lender may, but need not, protect Borrower's interest and the
coverage that Lender purchases may not pay any claim that Borrower makes or any
claim that is made against Borrower in connection with the Property.

                                       50
<Page>

            Section 6.2   CASUALTY. If the Property shall be damaged or
destroyed, in whole or in part, by fire or other casualty (a "CASUALTY"),
Borrower (a) shall give to Lender prompt notice of such damage reasonably
estimated by Borrower to cost more than One Hundred Thousand Dollars
($100,000.00) to repair, and (b) shall promptly commence and diligently
prosecute the completion of the repair and restoration of the Property as nearly
as possible to the condition the Property was in immediately prior to such fire
or other casualty, with such alterations as may be reasonably approved by Lender
(a "RESTORATION") and otherwise in accordance with Section 6.4. Borrower shall
pay all costs of such Restoration whether or not such costs are covered by
insurance. Lender may, but shall not be obligated to make proof of loss if not
made promptly by Borrower.

            Section 6.3   CONDEMNATION. Borrower shall promptly give Lender
notice of the actual or threatened commencement of any proceeding for the
Condemnation of the Property and shall deliver to Lender copies of any and all
papers served in connection with such proceedings. Lender may participate in any
such proceedings, and Borrower shall from time to time deliver to Lender all
instruments requested by it to permit such participation. Borrower shall, at its
expense, diligently prosecute any such proceedings, and shall consult with
Lender, its attorneys and experts, and cooperate with them in the carrying on or
defense of any such proceedings. Notwithstanding any taking by any public or
quasi-public authority through Condemnation or otherwise (including but not
limited to any transfer made in lieu of or in anticipation of the exercise of
such taking), Borrower shall continue to pay the Debt at the time and in the
manner provided for its payment in the Note and in this Agreement and the Debt
shall not be reduced until any Award shall have been actually received and
applied by Lender, after the deduction of expenses of collection, to the
reduction or discharge of the Debt. Lender shall not be limited to the interest
paid on the Award by the condemning authority but shall be entitled to receive
out of the Award interest at the rate or rates provided herein or in the Note.
If the Property or any portion thereof is taken by a condemning authority,
Borrower shall promptly commence and diligently prosecute the Restoration of the
Property and otherwise comply with the provisions of Section 6.4. If the
Property is sold, through foreclosure or otherwise, prior to the receipt by
Lender of the Award, Lender shall have the right, whether or not a deficiency
judgment on the Note shall have been sought, recovered or denied, to receive the
Award, or a portion thereof sufficient to pay the Debt.

            Section 6.4   RESTORATION. The following provisions shall apply in
connection with the Restoration of the Property;

            (a)     If the Net Proceeds shall be less than Relevant Restoration
Threshold, and the costs of completing the Restoration shall be less than the
Relevant Restoration Threshold, the Net Proceeds will be disbursed by Lender to
Borrower upon receipt, provided that all of the conditions set forth in clauses
(A), (E), (F), (G), (H), (J) and (L) of Section 6.4(b)(i) below are met and
Borrower delivers to Lender a written undertaking to expeditiously commence and
to satisfactorily complete with due diligence the Restoration in accordance with
the terms of this Agreement.

            (b)     If the Net Proceeds are equal to or greater than the
Relevant Restoration Threshold or the costs of completing the Restoration is
equal to or greater than the Relevant Restoration Threshold, then in either
case, Lender shall make the Net Proceeds available for the

                                       51
<Page>

Restoration in accordance with the provisions of this Section 6.4(b). The term
"NET PROCEEDS" for purposes of this Section 6.4 shall mean; (x) the net amount
of all insurance proceeds received by Lender pursuant to Section 6.1 (a)(i),
(iv), (vi) and (viii) as a result of such damage or destruction, after deduction
of its reasonable costs and expenses (including, but not limited to, reasonable
counsel fees), if any, in collecting same ("INSURANCE PROCEEDS"), or (y) the
net amount of the Award, after deduction of its reasonable costs and expenses
(including, but not limited to, reasonable counsel fees), if any, in collecting
same ("CONDEMNATION PROCEEDS"), whichever the case may be.

            (i)     The Net Proceeds shall be made available to Borrower for
      Restoration provided that each of the following conditions are met:

                    (A)   no Event of Default shall have occurred and be
            continuing;

                    (B)   (1) in the event the Net Proceeds are Insurance
            Proceeds, and (x) less than twenty-five percent (25%) of the total
            floor area of the Improvements on the Property has been damaged,
            destroyed or rendered unusable as a result of such fire or other
            casualty, or (y) Borrower is required under a Lease exceeding the
            Relevant Leasing Threshold to use the Net Proceeds for the
            restoration of the Property, or (2) in the event the Net Proceeds
            are Condemnation Proceeds, and (x) less than ten percent (10%) of
            the land constituting the Property is taken, and such land is
            located along the perimeter or periphery of the Property, and no
            portion of the Improvements is located on such land, or (y)
            Borrower is required under a Lease exceeding the Relevant Leasing
            Threshold to use the Net Proceeds for the restoration of the
            Property;

                    (C)   Leases demising in the aggregate a percentage amount
            equal to or greater than the Rentable Space Percentage of the total
            rentable space in the Property which has been demised under executed
            and delivered Leases in effect as of the date of the occurrence of
            such fire or other casualty or taking, whichever the case may be,
            shall remain in full force and effect during and after the
            completion of the Restoration, notwithstanding the occurrence of any
            such fire or other casualty or taking, whichever the case may be,
            and will make all necessary repairs and restorations thereto at
            their sole cost and expense. The term "RENTABLE SPACE PERCENTAGE"
            shall mean (x) in the event the Net Proceeds are Insurance Proceeds,
            a percentage amount equal to fifty percent (50%) and (y) in the
            event the Net Proceeds are Condemnation Proceeds, a percentage
            amount equal to fifty percent (50%);

                    (D)   Borrower shall commence the Restoration as soon as
            reasonably practicable (but in no event later than ninety (90) days
            after such damage or destruction or taking, whichever the case may
            be, occurs) and shall diligently pursue the same to satisfactory
            completion;

                    (E)   Lender shall be satisfied that any operating deficits,
            including all scheduled payments of principal and interest under the
            Note, which will be incurred with respect to the Property as a
            result of the occurrence of any such fire

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<Page>

            or other casualty or taking, whichever the case may be, will be
            covered out of (1) the Net Proceeds, (2) the insurance coverage
            referred to in Section 6.1(a)(iii), if applicable, or (3) by other
            funds of Borrower;

                    (F)   Lender shall be satisfied that the Restoration will be
            completed on or before the earliest to occur of (1) the Maturity
            Date, (2) the earliest date required for such completion under the
            terms of any Leases, (3) such time as may be required under
            applicable zoning law, ordinance, rule or regulation in order to
            repair and restore the Property to the condition it was in
            immediately prior to such fire or other casualty or to as nearly as
            possible the condition it was in immediately prior to such taking,
            as applicable or (4) the expiration of the insurance coverage
            referred to in Section 6.1(a)(iii);

                    (G)   the Property and the use thereof after the Restoration
            will be in compliance with and permitted under all applicable zoning
            laws, ordinances, rules and regulations provided, however, that
            compliance with such zoning laws, ordinances, rules and regulations
            (including, without limitation, parking requirements) will not
            require restoration of the Improvements or the Property to a size,
            condition, or configuration materially different than that which
            existed immediately prior to such Casualty or taking;

                    (H)   the Restoration shall be done and completed by
            Borrower in an expeditious and diligent fashion and in compliance
            with all applicable governmental laws, rules and regulations
            (including, without limitation, all applicable environmental laws);

                    (I)   such fire or other casualty or taking, as applicable,
            does not result in the loss of access to the Property or the related
            Improvements;

                    (J)   the Debt Service Coverage Ratio, after giving effect
            to the Restoration, shall be equal to or greater than 2.1:1;

                    (K)   Borrower shall deliver or cause to be delivered to
            Lender a signed detailed budget approved in writing by Borrower's
            architect or engineer stating the entire cost of completing the
            Restoration, which budget should be consistent with restoration
            budgets of similar retail properties then owned and operated by
            nationally recognised owners and operators of retail properties
            located in the areas in which the Property is located; and

                    (L)   the Net Proceeds together with any cash or cash
            equivalent deposited by Borrower with Lender are sufficient in
            Lender's discretion to cover the cost of the Restoration.

            (ii)    The Net Proceeds shall be held by Lender in an interest
      bearing account and, until disbursed in accordance with the provisions of
      this Section 6.4(b), shall constitute additional security for the Debt and
      other obligations under the Loan Documents. The Net Proceeds shall be
      disbursed by Lender to, or as directed by, Borrower from time to time
      during the course of the Restoration, upon receipt of

                                       53
<Page>

      evidence satisfactory to Lender that (A) all materials installed and work
      and labor performed to be paid for out of the requested disbursement in
      connection with the Restoration have been performed, and (B) there exist
      no notices of pendency, stop orders, mechanic's or materialman's liens or
      notices of intention to file same, or any other liens or encumbrances of
      any nature whatsoever on the Property which have not either been fully
      bonded to the satisfaction of Lender and discharged of record or in the
      alternative fully insured to the satisfaction of Lender by the title
      company issuing the Title Insurance Policy.

            (iii)   All plans and specifications required in connection with the
      Restoration shall be subject to prior review and acceptance in all
      respects by Lender and by an independent consulting engineer selected by
      Lender (the "CASUALTY CONSULTANT"), such review and acceptance not to be
      unreasonably withheld or delayed. Lender shall have the use of the plans
      and specifications and all permits, licenses and approvals required or
      obtained in connection with the Restoration. The identity of the
      contractors, subcontractors and materialmen engaged in the Restoration,
      as well as the contracts under which they have been engaged, shall be
      subject to prior review and acceptance by Lender and the Casualty
      Consultant, such review and acceptance not to be unreasonably withheld or
      delayed. All costs and expenses incurred by Lender in connection with
      making the Net Proceeds available for the Restoration including, without
      limitation, reasonable counsel fees and disbursements and the Casualty
      Consultant's fees, shall be paid by Borrower.

            (iv)    In no event shall Lender be obligated to make disbursements
      of the Net Proceeds in excess of an amount equal to the costs actually
      incurred from time to time for work in place as part of the Restoration,
      as certified by the Casualty Consultant, MINUS the Casualty Retainage. The
      term "CASUALTY RETAINAGE" shall mean an amount equal to ten percent (10%)
      of the costs actually incurred for work in place as part of the
      Restoration, as certified by the Casualty Consultant, until the
      Restoration has been completed. The Casualty Retainage shall in no event,
      and notwithstanding anything to the contrary set forth above in this
      Section 6.4(b), be less than the amount actually held back by Borrower
      from contractors, subcontractors and materialmen engaged in the
      Restoration. The Casualty Retainage shall not be released until the
      Casualty Consultant certifies to Lender that the Restoration has been
      completed in accordance with the provisions of this Section 6.4(b) and
      that all approvals necessary for the re-occupancy and use of the Property
      have been obtained from all appropriate governmental and
      quasi-governmental authorities, and Lender receives evidence satisfactory
      to Lender that the costs of the Restoration have been paid in full or will
      be paid in full out of the Casualty Retainage; PROVIDED, HOWEVER, that
      Lender will release the portion of the Casualty Retainage being held with
      respect to any contractor, subcontractor or materialman engaged in the
      Restoration as of the date upon which the Casualty Consultant certifies to
      Lender that the contractor, subcontractor or materialman has
      satisfactorily completed all work and has supplied all materials in
      accordance with the provisions of the contractor's, subcontractor's or
      materialman's contract, the contractor, subcontractor or materialman
      delivers the lien waivers and evidence of payment in full of all sums due
      to the contractor, subcontractor or materialman as may be reasonably
      requested by Lender or by the title company issuing the Title Insurance
      Policy, and Lender receives an endorsement

                                       54
<Page>

      to the Title Insurance Policy insuring the continued priority of the lien
      of  the Mortgage and evidence of payment of any premium payable for such
      endorsement. If required by Lender, the release of any such portion of the
      Casualty Retainage shall be approved by the surety company, if any, which
      has issued a payment or performance bond with respect to the contractor,
      subcontractor or materialman.

            (v)     Lender shall not be obligated to make disbursements of the
      Net Proceeds more frequently than once every calendar month.

            (vi)    If at any time the Net Proceeds or the undisbursed balance
      thereof shall not, in the reasonable opinion of Lender in consultation
      with the Casualty Consultant, be sufficient to pay in full the balance of
      the costs which are estimated by the Casualty Consultant to be incurred in
      connection with the completion of the Restoration, Borrower shall deposit
      the deficiency (the "NET PROCEEDS DEFICIENCY") with Lender before any
      further disbursement of the Net Proceeds shall be made. The Net Proceeds
      Deficiency deposited with Lender shall be held by Lender and shall be
      disbursed for costs actually incurred in connection with the Restoration
      on the same conditions applicable to the disbursement of the Net Proceeds,
      and until so disbursed pursuant to this Section 6.4(b) shall constitute
      additional security for the Debt and other obligations under the Loan
      Documents.

            (vii)   The excess, if any, of the Net Proceeds and the remaining
      balance, if any, of the Net Proceeds Deficiency deposited with Lender
      after the Casualty Consultant certifies to Lender that the Restoration has
      been completed in accordance with the provisions of this Section 6.4(b),
      and the receipt by Lender of evidence satisfactory to Lender that all
      costs incurred in connection with the Restoration have been paid in full,
      shall be remitted by Lender to Borrower, provided no Event of Default
      shall have occurred and shall be continuing under the Note, this Agreement
      or any of the other Loan Documents.

            (c)     All Net Proceeds not required (i) to be made available for
the Restoration or (ii) to be returned to Borrower as excess Net Proceeds
pursuant to Section 6.4(b)(vii) may be retained and applied by Lender toward the
payment of the Debt whether or not then due and payable in such order, priority
and proportions as Lender in its sole discretion shall deem proper (provided no
Event of Default exists, such Borrower shall not be required to pay any
Prepayment Consideration in connection with such payment), or, at the discretion
of Lender, the same may be paid, either in whole or in part, to Borrower for
such purposes as Lender shall designate, in its discretion.

            (d)     In the event of foreclosure of the Mortgage with respect to
the Property, or other transfer of title to the Property in extinguishment in
whole or in part of the Debt all right, title and interest of Borrower in and to
the Policies that are not blanket Policies then in force concerning the Property
and all proceeds payable thereunder shall thereupon vest in the purchaser at
such foreclosure or Lender or other transferee in the event of such other
transfer of title.

                                       55
<Page>

            (e)     Lander shall with reasonable promptness following any
casualty or Condemnation notify Borrower whether or not Net Proceeds are
required to be made available to Borrower for restoration pursuant to this
Section 6.4.

                                   ARTICLE VII

                                 RESERVE FUNDS

            Section 7.1   REQUIRED REPAIR FUNDS.

            7.1.1   DEPOSITS. Borrower shall perform the repairs at the
Property, if any, as more particularly set forth on SCHEDULE III hereto within
six (6) months from the date of funding (such repairs hereinafter referred to as
"REQUIRED REPAIRS"). Borrower shall complete the Required Repairs on or before
the required deadline for each repair as set forth on SCHEDULE III. It shall be
an Event of Default under this Agreement if (i) Borrower does not complete the
Required Repairs at the Property by the required deadline for each repair as set
forth on SCHEDULE III, and (ii) Borrower does not satisfy each condition
contained in Section 7.1.2 hereof. Upon the occurrence of such an Event of
Default, Lender, at its option, may withdraw all Required Repair Funds from the
Required Repair Account and Lender may apply such funds either to completion of
the Required Repairs at the Property or toward payment of the Debt in such
order, proportion and priority as Lender may determine in its sole discretion.
Lender's right to withdraw and apply Required Repair Funds shall be in addition
to all other rights and remedies provided to Lender under this Agreement and the
other Loan Documents. On the Closing Date, Borrower shall deposit with Lender
the amount for the Property set forth on such SCHEDULE III hereto, if any, to
perform the Required Repairs for the Property. Amounts so deposited with Lender,
if any, shall be held by Lender in an interest bearing account. Amounts so
deposited, if any, shall hereinafter be referred to as Borrower's "REQUIRED
REPAIR FUND" and the account, if any, in which such amounts are held shall
hereinafter be referred to as Borrower's "REQUIRED REPAIR ACCOUNT."

            7.1.2   RELEASE OF REQUIRED REPAIR FUNDS. Lender shall disburse to
Borrower the Required Repair Funds from the Required Repair Account from time to
time upon satisfaction by Borrower of each of the following conditions: (i)
Borrower shall submit a written request for payment to Lender at least fifteen
(15) days prior to the date on which Borrower requests such payment be made and
specifies the Required Repairs to be paid, (ii) on the date such request is
received by Lender and on the date such payment is to be made, no Default or
Event of Default shall exist and remain uncured, (iii) Lender shall have
received a certificate from Borrower (A) stating that all Required Repairs at
the Property to be funded by the requested disbursement have been completed in
good and workmanlike manner and in accordance with all applicable federal, state
and local laws, rules and regulations, such certificate to be accompanied by a
copy of any license, permit or other approval by any Governmental Authority
required to commence and/or complete the Required Repairs, (B) identifying each
Person that supplied materials or labor in connection with the Required Repairs
performed at the Property to be funded by the requested disbursement under a
contract in excess of $50,000, and (C) stating that each Person who has supplied
materials or labor in connection with the Required Repairs to be funded by the
requested disbursement has been paid in full or will be paid in full upon such
disbursement, such certificate to be accompanied by lien waivers or other
evidence of payment satisfactory to

                                       56
<Page>

Lender, (iv) at Lender's option, a title search for the Property indicating that
the Property is free from all liens, claims and other encumbrances not
previously approved by Lender, and (v) Lender shall have received such other
evidence as Lender shall reasonably request that the Required Repairs at the
Property to be funded by the requested disbursement have been completed and are
paid for or will be paid upon such disbursement to Borrower. Lender shall not be
required to make disbursements from the Required Repair Account with respect to
the Property more than once each calendar month and such disbursement shall be
made only upon satisfaction of each condition contained in this Section 7.1.2.

            Section 7.2   TAX AND INSURANCE ESCROW FUND. Borrower shall pay to
Lender on each Payment Date (a) one-twelfth of the Taxes that Lender estimates
will be payable during the next ensuing twelve (12) months in order to
accumulate with Lender sufficient funds to pay all such Taxes at least thirty
(30) days prior to their respective due dates and (b) one-twelfth of the
Insurance Premiums that Lender estimates will be payable for the renewal of the
coverage afforded by the Policies upon the expiration thereof in order to
accumulate with Lender sufficient funds to pay all such Insurance Premiums at
least thirty (30) days prior to the expiration of the Policies, (said amounts in
(a) and (b) above are hereinafter called the "TAX AND INSURANCE ESCROW FUND").
The Tax and Insurance Escrow Fund and the payments of interest or principal or
both, payable pursuant to the Note, shall be added together and shall be paid as
an aggregate sum by Borrower to Lender. Lender will apply the Tax and Insurance
Escrow Fund to payments of Taxes and Insurance Premiums required to be made by
Borrower pursuant to this Agreement and under the Mortgage. In making any
payment relating to the Tax and Insurance Escrow Fund, Lender may do so
according to any bill, statement or estimate procured from the appropriate
public office (with respect to Taxes) or insurer or agent (with respect to
Insurance Premiums) or from Borrower without inquiry into the accuracy of such
bill, statement or estimate or into the validity of any tax, assessment, sale,
forfeiture, tax lien or title or claim thereof, provided, however, Lender shall
use reasonable efforts to pay such real property taxes sufficiently early to
obtain the benefit of any available discounts of which it has knowledge. If the
amount of the Tax and Insurance Escrow Fund shall exceed the amounts due for
Taxes and Insurance Premiums, Lender shall, in its sole discretion, return any
excess to Borrower or credit such excess against future payments to be made to
the Tax and Insurance Escrow Fund. The Tax and Insurance Escrow Fund shall be
held by Lender in an interest-bearing account and shall at Lender's option be
held in Eligible Account at an Eligible Institution. Any interest earned on said
account shall be held in said account and credited toward future deposits to the
Tax and Insurance Escrow Fund. Any amount remaining in the Tax and Insurance
Escrow Fund after the Debt has been paid in full shall be returned to Borrower.
In allocating such excess, Lender may deal with the Person shown on the records
of Lender to be the owner of the Property. If at any time Lender reasonably
determines that the Tax and Insurance Escrow Fund is not or will not be
sufficient to pay Taxes or Insurance Premiums by the dates set forth above,
Lender shall notify Borrower of such determination and Borrower shall increase
its monthly payments to Lender by the amount that Lender estimates is sufficient
to make up the deficiency at least thirty (30) days prior to delinquency of the
Taxes or Insurance Premiums. Notwithstanding anything to the contrary
hereinbefore contained, in the event that Borrower provides (1) evidence
satisfactory to Lender that the Property is insured under a "blanket" policy
which is acceptable to Lender and which otherwise satisfies the requirements of
this Agreement and (2) evidence satisfactory to Lender that the Taxes for the
Property have been paid in accordance with the requirements set forth in this
Agreement, Lender will waive the requirement set forth herein for Borrower to
make

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deposits into the Tax and Insurance Escrow Fund for the payment of Insurance
Premiums due on such "blanket" policy of insurance and for payment of such
Taxes, provided, however, Lender expressly reserves the right to require
Borrower to make deposits to the Tax and Insurance Escrow Fund for the payment
of Insurance Premiums if at any time the Property is not insured under a
"blanket" insurance policy which satisfies the requirements of this Agreement or
Taxes are not paid in accordance with the requirements of this Agreement.

            Section 7.3   REPLACEMENTS AND REPLACEMENT RESERVE.

            7.3.1   REPLACEMENT RESERVE FUND. Borrower shall pay to Lender on
the date hereof and on each Payment Date one twelfth of the amount (the
"REPLACEMENT RESERVE MONTHLY DEPOSIT") reasonably estimated by Lender in its
sole discretion to be due for replacements and repairs required to be made to
the Property during the calendar year (collectively, the "REPLACEMENTS"), which
Replacement Reserve Monthly Deposit shall be in an amount equal to no less than
$O.15 per year per square foot of gross leasable area. Amounts so deposited
shall hereinafter be referred to as Borrower's "REPLACEMENT RESERVE FUND" and
the account in which such amounts are held shall hereinafter be referred to as
Borrower's "REPLACEMENT RESERVE ACCOUNT." Lender may reassess its estimate of
the amount necessary for the Replacement Reserve Fund from time to time, and may
increase the monthly amounts required to be deposited into the Replacement
Reserve Fund upon thirty (30) days notice to Borrower if Lender determines in
its reasonable discretion that an increase is necessary to maintain the proper
maintenance and operation of the Property. Any amount held in the Replacement
Reserve Account and allocated for the Property shall be retained by Lender in an
interest bearing account, or, at the option of Lender, in an Eligible Account at
an Eligible Institution; PROVIDED, HOWEVER, that, any interest accrued on the
amounts on deposit in the Replacement Reserve Fund shall be disbursed to
Borrower no more than once per calendar year upon the written request of
Borrower. Notwithstanding anything to the contrary in this Section 7.3, Borrower
shall not be required to make Replacement Reserve Monthly Deposits, provided
that: (i) no Event of Default shall have occurred; and (ii) Borrower makes all
necessary Replacements and otherwise maintains the Property to Lender's
satisfaction. Upon notice from Lender following: (a) an Event of Default; or (b)
the failure of Borrower to make necessary Replacements or otherwise maintain the
Property to Lender's satisfaction, Borrower shall begin to deposit the
Replacement Reserve Monthly Deposit into the Replacement Reserve Fund beginning
on the Payment Date (as defined herein) immediately following the date of such
notice.

            7.3.2   DISBURSEMENTS FROM REPLACEMENT RESERVE ACCOUNT.

            (a)     Lender shall make disbursements from the Replacement Reserve
Account to pay Borrower only for the costs of the Replacements. Lender shall not
be obligated to make disbursements from the Replacement Reserve Account to
reimburse Borrower for the costs of routine maintenance to the Property or for
costs which are to be reimbursed from the Required Repair Fund (if any).

            (b)     Lender shall, upon written request from Borrower and
satisfaction of the requirements set forth in this Section 7.3.2, disburse to
Borrower amounts from the Replacement Reserve Account necessary to pay for the
actual approved costs of Replacements or to reimburse

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Borrower therefor, upon completion of such Replacements (or, upon partial
completion in the case of Replacements made pursuant to Section 7.3.2(f)) as
determined by Lender. In no event shall Lender be obligated to disburse funds
from the Replacement Reserve Account if a Default or an Event of Default exists.

            (c)     Each request for disbursement from the Replacement Reserve
Account shall be in a form specified or approved by Lender and shall specify (i)
the specific Replacements for which the disbursement is requested, (ii) the
quantity and price of each item purchased, if the Replacement includes the
purchase or replacement of specific items, (iii) the price of all materials
(grouped by type or category) used in any Replacement other than the purchase or
replacement of specific items, and (iv) the cost of all contracted labor or
other services applicable to each Replacement for which such request for
disbursement is made. With each request Borrower shall certify that all
Replacements have been made in accordance with all applicable Legal Requirements
of any Governmental Authority having jurisdiction over the Property to which the
Replacements are being provided and, unless Lender has agreed to issue joint
checks as described below, each request shall include evidence of payment of all
such amounts. Each request for disbursement shall include copies of invoices for
all items or materials purchased and all contracted labor or services provided.
Except as provided in Section 7.3.2(e), each request for disbursement from the
Replacement Reserve Account shall be made only after completion of the
Replacement for which disbursement is requested. Borrower shall provide Lender
evidence of completion satisfactory to Lender in its reasonable judgment.

            (d)     Borrower shall pay all invoices in connection with the
Replacements with respect to which a disbursement is requested prior to
submitting such request for disbursement from the Replacement Reserve Account
or, at the request of Borrower, Lender will issue joint checks, payable to
Borrower and the contractor, supplier, materialman, mechanic, subcontractor or
other party to whom payment is due in connection with a Replacement. In the case
of payments made by joint check, Lender may require a waiver of lien from each
Person receiving payment prior to Lender's disbursement from the Replacement
Reserve Account. In addition, as a condition to any disbursement, Lender may
require Borrower to obtain lien waivers from each contractor, supplier,
materialman, mechanic or subcontractor who receives payment in an amount equal
to or greater than $100,000 for completion of its work or delivery of its
materials. Any lien waiver delivered hereunder shall conform to the requirements
of applicable law and shall cover all work performed and materials supplied
(including equipment and fixtures) for the Property by that contractor,
supplier, subcontractor, mechanic or materialman through the date covered by the
current reimbursement request (or, in the event that payment to such contractor,
supplier, subcontractor, mechanic or materialmen is to be made by a joint check,
the release of lien shall be effective through the date covered by the previous
release of funds request).

            (e)     If (i) the cost of a Replacement exceeds $100,000, (ii) the
contractor performing such Replacement requires periodic payments pursuant to
terms of a written contract, and (iii) Lender has approved in writing in advance
such periodic payments, a request for reimbursement from the Replacement Reserve
Account may be made after completion of a portion of the work under such
contract, provided (A) such contract requires payment upon completion of such
portion of the work, (B) the materials for which the request is made are on site
at the Property and are properly secured or have been installed in the Property,
(C) all other conditions in this Agreement for disbursement have been satisfied,
(D) funds remaining in the

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<Page>

Replacement Reserve Account are, in Lender's judgment, sufficient to complete
such Replacement and other Replacements when required, and (E) if required by
Lender, each contractor or subcontractor receiving payments under such contract
shall provide a waiver of lien with respect to amounts which have been paid to
that contractor or subcontractor.

            (f)     Borrower shall not make a request for disbursement from the
Replacement Reserve Account more frequently than once in any calendar month and
(except in connection with the final disbursement) the total cost of all
Replacements in any request shall not be less than $5,000.00.

            7.3.3   PERFORMANCE OF REPLACEMENTS.

            (a)     Borrower shall make Replacements when required in order to
keep the Property in condition and repair consistent with other first class,
full service retail properties in the same market segment in the metropolitan
area in which the Property is located, and to keep the Property or any portion
thereof from deteriorating. Borrower shall complete all Replacements in a good
and workmanlike manner as soon as practicable following the commencement of
making each such Replacement.

            (b)     Lender reserves the right, at its option, to approve all
contracts or work orders with materialmen, mechanics, suppliers, subcontractors,
contractors or other parties providing labor or materials under contracts for an
amount in excess of $100,000 in connection with the Replacements. Upon Lender's
request, Borrower shall assign any contract or subcontract to Lender.

            (c)     In the event Lender determines in its reasonable discretion
that any Replacement is not being performed in a workmanlike or timely manner or
that any Replacement has not been completed in a workmanlike or timely manner,
and such failure continues to exist for more than thirty (30) days after notice
from Lender to Borrower, Lender shall have the option to withhold disbursement
for such unsatisfactory Replacement and to proceed under existing contracts or
to contract with third parties to complete such Replacement and to apply the
Replacement Reserve Fund toward the labor and materials necessary to complete
such Replacement, without providing any prior notice to Borrower and to exercise
any and all other remedies available to Lender upon an Event of Default
hereunder.

            (d)     In order to facilitate Lender's completion or making of the
Replacements pursuant to Section 7.3.3(c) above, Borrower grants Lender the
right to enter onto the Property and perform any and all work and labor
necessary to complete or make the Replacements and/or employ watchmen to protect
the Property from damage. All sums so expended by Lender, to the extent not from
the Replacement Reserve Fund, shall be deemed to have been advanced under the
Loan to Borrower and secured by the Mortgage. For this purpose Borrower
constitutes and appoints Lender its true and lawful attorney-in-fact with full
power of substitution to complete or undertake the Replacements in the name of
Borrower. Such power of attorney shall be deemed to be a power coupled with an
interest and cannot be revoked but shall only be effective following an Event of
Default. Borrower empowers said attorney-in-fact as follows: (i) to use any
funds in the Replacement Reserve Account for the purpose of making or completing
the Replacements; (ii) to make such additions, changes and corrections to me
Replacements as shall

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be necessary or desirable to complete the Replacements; (iii) to employ such
contractors, subcontractors, agents, architects and inspectors as shall be
required for such purposes; (iv) to pay, settle or compromise all existing bills
and claims which are or may become Liens against the Property, or as may be
necessary or desirable for the completion of the Replacements, or for clearance
of title; (v) to execute all applications and certificates in the name of
Borrower which may be required by any of the contract documents; (vi) to
prosecute and defend all actions or proceedings in connection with the Property
or the rehabilitation and repair of the Property; and (vii) to do any and every
act which Borrower might do in its own behalf to fulfill the terms of this
Agreement.

            (e)     Nothing in this Section 7.3.3 shall: (i) make Lender
responsible for making or completing the Replacements; (ii) require Lender to
expend funds in addition to the Replacement Reserve Fund to make or complete any
Replacement; (iii) obligate Lender to proceed with the Replacements; or (iv)
obligate Lender to demand from Borrower additional sums to make or complete any
Replacement.

            (f)     Borrower shall permit Lender and Lender's agents and
representatives (including, without limitation, Lender's engineer, architect, or
inspector) or third parties making Replacements pursuant to this Section 7.3.3
to enter onto the Property during normal business hours (subject to the rights
of tenants under their Leases) to inspect the progress of any Replacements and
all materials being used in connection therewith, to examine all plans and shop
drawings relating to such Replacements which are or may be kept at the Property,
and to complete any Replacements made pursuant to this Section 7.3.3. Borrower
shall cause all contractors and subcontractors to cooperate with Lender or
Lender's representatives or such other persons described above in connection
with inspections described in this Section 7.3.3(f) or the completion of
Replacements pursuant to this Section 7.3.3.

            (g)     Lender may require an inspection of the Property at
Borrower's expense prior to making a monthly disbursement in excess of $10,000
from the Replacement Reserve Account in order to verify completion of the
Replacements for which reimbursement is sought. Lender may require that such
inspection be conducted by an appropriate independent qualified professional
selected by Lender and/or may require a copy of a certificate of completion by
an independent qualified professional acceptable to Lender prior to the
disbursement of any amounts from the Replacement Reserve Account. Borrower shall
pay the expense of the inspection as required hereunder, whether such inspection
is conducted by Lender or by an independent qualified professional.

            (h)     The Replacements and all materials, equipment, fixtures, or
any other item comprising a part of any Replacement shall be constructed,
installed or completed, as applicable, free and clear of all mechanic's,
materialman's or other liens (except for those Liens existing on the date of
this Agreement which have been approved in writing by Lender).

            (i)     Before each disbursement from the Replacement Reserve
Account, Lender may require Borrower to provide Lender with a search of title to
the Property effective to the date of the disbursement, which search shows that
no mechanic's or materialmen's liens or other liens of any nature have been
placed against the Property since the date of recordation of the

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Mortgage and that title to the Property is free and clear of all Liens (other
than the lien of the Mortgage and any other Liens previously approved in writing
by Lender, if any).

            (j)     All Replacements shall comply with all applicable Legal
Requirements of all Governmental Authorities having jurisdiction over the
Property and applicable insurance requirements including, without limitation,
applicable building codes, special use permits, environmental regulations, and
requirements of insurance underwriters.

            (k)     In addition to any insurance required under the Loan
Documents, Borrower shall provide or cause to be provided workmen's compensation
insurance, builder's risk, and public liability insurance and other insurance to
the extent required under applicable law in connection with a particular
Replacement. All such policies shall be in form and amount reasonably
satisfactory to Lender. All such policies which can be endorsed with standard
mortgagee clauses making loss payable to Lender or its assigns shall be so
endorsed. Certified copies of such policies shall he delivered to Lender.

            7.3.4   FAILURE TO MAKE REPLACEMENTS.

            (a)     It shall be an Event of Default under this Agreement if
Borrower fails to comply with any provision of this Section 7.3 and such
failure is not cured within thirty (30) days after notice from Lender;
PROVIDED, HOWEVER, if such failure is not capable of being cured within said
thirty (30) day period, then provided that Borrower commences action to
complete such cure and thereafter diligently proceeds to complete such cure,
such thirty (30) day period shall be extended for such time as is reasonably
necessary for Borrower, in the exercise of due diligence, to cure such
failure, but such additional period of time shall not exceed sixty (60) days.
Upon the occurrence of such an Event of Default, Lender may use the
Replacement Reserve Fund (or any portion thereof) for any purpose, including
but not limited to completion of the Replacements as provided in Section
7.3.3, or for any other repair or replacement to the Property or toward
payment of the Debt in such order, proportion and priority as Lender may
determine in its sole discretion. Lender's right to withdraw and apply the
Replacement Reserve Funds shall be in addition to all other rights and
remedies provided to Lender under this Agreement and the other Loan Documents.

            (b)     Nothing in this Agreement shall obligate Lender to apply all
or any portion of the Replacement Reserve Fund on account of an Event of Default
to payment of the Debt or in any specific order or priority.

            7.3.5   BALANCE IN THE REPLACEMENT RESERVE ACCOUNT. The
insufficiency of any balance in the Replacement Reserve Account shall not
relieve Borrower from its obligation to fulfill all preservation and maintenance
covenants in the Loan Documents.

            7.3.6   INDEMNIFICATION. Borrower shall indemnify Lender and hold
Lender harmless from and against any and all actions, suits, claims, demands,
liabilities, losses, damages, obligations and costs and expenses (including
litigation costs and reasonable attorneys fees and expenses) arising from or in
any way connected with the performance of the Replacements unless the same are
solely due to gross negligence or willful misconduct of Lender. Borrower shall
assign to Lender all rights and claims Borrower may have against all

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persons or entities supplying labor or materials in connection with the
Replacements; PROVIDED, HOWEVER, that Lender may not pursue any such right or
claim unless an Event of Default has occurred and remains uncured.

            Section 7.4   INTENTIONALLY DELETED.

            Section 7.5   INTENTIONALLY DELETED.

            Section 7.6   INTENTIONALLY DELETED.

            Section 7.7   RESERVE FUNDS, GENERALLY.

            7.7.1   Borrower grants to Lender a first-priority perfected
security interest in each of the Reserve Funds and any and all monies now or
hereafter deposited in each Reserve Fund as additional security for payment of
the Debt. Until expended or applied in accordance herewith, the Reserve Funds
shall constitute additional security for the Debt.

            7.7.2   Upon the occurrence of an Event of Default, Lender may, in
addition to any and all other rights and remedies available to Lender, apply any
sums then present in any or all of the Reserve Funds to the payment of the Debt
in any order in its sole discretion.

            7.7.3   The Reserve Funds shall not constitute trust funds and may
be commingled with other monies held by Lender.

            7.7.4   The Reserve Funds shall be held in interest bearing
accounts. All earnings or interest on the Reserve Funds shall be added to and
become a part of such Tax and Insurance Escrow Fund and shall be disbursed in
the same manner as other monies deposited in such Reserve Funds.

            7.7.5   Borrower shall not, without obtaining the prior written
consent of Lender, further pledge, assign or grant any security interest in any
Reserve Fund or the monies deposited therein or permit any lien or encumbrance
to attach thereto, or any levy to be made thereon, or any UCC-1 Financing
Statements, except those naming Lender as the secured party, to be filed with
respect thereto.

            7.7.6   Lender shall not be liable for any loss sustained on the
investment of any funds constituting the Reserve Funds unless occasioned by the
gross negligence or willful misconduct of Lender.

            7.7.7   Upon payment in full of the Debt and performance of all
other obligations under this Agreement and the other Loan Documents, Lender
shall disburse to Borrower all remaining Reserve Funds.

                                  ARTICLE VIII

                                    DEFAULTS

            Section 8.1   EVENT OF DEFAULT.

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            (a)     Each of the following events shall constitute an event of
default hereunder (an "EVENT OF DEFAULT"):

            (i)     if any portion of the Debt is not paid within five (5) days
      of the applicable due date;

            (ii)    if any of the Taxes or Other Charges are not paid prior to
      the date when the same become delinquent, except to the extent that there
      are sufficient funds in the Tax and Insurance Escrow Fund to pay such
      Taxes or Other Charges and Lender fails to or refuses to release the same
      from the Tax and Insurance Escrow Fund;

            (iii)   if the Policies are not kept in full force and effect, or if
      certified copies of the Policies are not delivered to Lender within ten
      (10) days of request;

            (iv)    if Borrower transfers or encumbers any portion of the
      Property without Lender's prior written consent (to extent such consent is
      required) or otherwise violates the provisions of Section 5.2.13 of this
      Loan Agreement;

            (v)     if any material representation or warranty made by Borrower
      herein or in any other Loan Document, or in any report, certificate,
      financial statement or other instrument, agreement or document furnished
      to Lender shall have been false or misleading in any material respect as
      of the date the representation or warranty was made;

            (vi)    if Borrower or indemnitor or any guarantor under any
      guaranty or indemnity issued in connection with the Loan shall make an
      assignment for the benefit of creditors;

            (vii)   if a receiver, liquidator or trustee shall be appointed for
      Borrower or any guarantor or indemnitor under any guarantee or indemnity
      issued in connection with the Loan or if Borrower or such guarantor or
      indemnitor shall be adjudicated a bankrupt or insolvent, or if any
      petition for bankruptcy, reorganization or arrangement pursuant to federal
      bankruptcy law, or any similar federal or state law, shall be filed by or
      against, consented to, or acquiesced in by, Borrower or such guarantor or
      indemnitor, or if any proceeding for the dissolution or liquidation of
      Borrower or such guarantor or indemnitor shall he instituted; PROVIDED,
      HOWEVER, if such appointment, adjudication, petition or proceeding was
      involuntary and not consented to by Borrower or such guarantor or
      indemnitor, upon the same not being discharged, stayed or dismissed within
      one hundred eighty (180) days;

            (viii)  if Borrower attempts to assign its rights under this
      Agreement or any of the other Loan Documents or any interest herein or
      therein in contravention of the Loan Documents;

            (ix)    if Borrower breaches any of its respective negative
      covenants contained in Section 5.2 or any covenant contained in Section
      4.1.30 hereof;

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            (x)     with respect to any term, covenant or provision set forth
      herein which specifically contains a notice requirement or grace period,
      if Borrower shall be in default under such term, covenant or condition
      after the giving of such notice or the expiration of such grace period;

            (xi)    intentionally omitted;

            (xii)   if Borrower shall continue to be in Default under any of the
      other terms, covenants or conditions of this Agreement not specified in
      subsections (i) to (xi) above, for ten (10) days after notice to Borrower
      from Lender, in the case of any Default which can be cured by the payment
      of a sum of money, or for thirty (30) days after notice from Lender in the
      case of any other Default; PROVIDED, HOWEVER, that if such non-monetary
      Default is susceptible of cure but cannot reasonably be cured within such
      30-day period and provided further that Borrower shall have commenced to
      cure such Default within such 30-day period and thereafter diligently and
      expeditiously proceeds to cure the same, such 30-day period shall be
      extended for such time as is reasonably necessary for Borrower in the
      exercise of due diligence to cure such Default, such additional period not
      to exceed one hundred eighty (180) days; or

            (xiii)  if there shall be default under any of the other Loan
      Documents beyond any applicable cure periods contained in such documents,
      whether as to Borrower or the Property, or if any other such event shall
      occur or condition shall exist, if the effect of such event or condition
      is to accelerate the maturity of any portion of the Debt or to permit
      Lender to accelerate the maturity of all or any portion of the Debt.

            (b)     Upon the occurrence of an Event of Default (other than an
Event of Default described in clauses (vi), (vii) or (viii) above) and at any
time thereafter Lender may, in addition to any other rights or remedies
available to it pursuant to this Agreement and the other Loan Documents or at
law or in equity, take such action, without notice or demand, that Lender deems
advisable to protect and enforce its rights against Borrower and in the
Property, including, without limitation, declaring the Debt to be immediately
due and payable, and Lender may enforce or avail itself of any or all rights or
remedies provided in the Loan Documents against Borrower and the Property,
including, without limitation, all rights or remedies available at law or in
equity; and upon any Event of Default described in clauses (vi), (vii) or (viii)
above, the Debt and all other obligations of Borrower hereunder and under the
other Loan Documents shall immediately and automatically become due and payable,
without notice or demand, and Borrower hereby expressly waives any such notice
or demand, anything contained herein or in any other Loan Document to the
contrary notwithstanding.

            Section 8.2   REMEDIES.

            (a)     Upon the occurrence of an Event of Default, all or any one
or more of the rights, powers, privileges and other remedies available to Lender
against Borrower under this Agreement or any of the other Loan Documents
executed and delivered by, or applicable to, Borrower or at law or in equity may
be exercised by Lender at any time and from time to time. whether or not all or
any of the Debt shall be declared due and payable, and whether or not Lender
shall have commenced any foreclosure proceeding or other action for the
enforcement of

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its rights and remedies under any of the Loan Documents with respect to the
Property. Any such actions taken by Lender shall be cumulative and concurrent
and may be pursued independently, singly, successively, together or otherwise,
at such time and in such order as Lender may determine in its sole discretion,
to the fullest extent permitted by law, without impairing or otherwise affecting
the other rights and remedies of Lender permitted by law, equity or contract or
as set forth herein or in the other Loan Documents. Without limiting the
generality of the foregoing, Borrower agrees that if an Event of Default is
continuing (i) Lender is not subject to any "one action" or "election of
remedies" law or rule, and (ii) all liens and other rights, remedies or
privileges provided to Lender shall remain in full force and effect until Lender
has exhausted all of its remedies against the Property and the Mortgage has been
foreclosed, sold and/or otherwise realized upon in satisfaction of the Debt or
the Debt has been paid in full.

            (b)     Lender shall have the right from time to time to partially
foreclose the Mortgage in any manner and for any amounts secured by the Mortgage
then due and payable as determined by Lender in its sole discretion including,
without limitation, the following circumstances: (i) in the event Borrower
defaults beyond any applicable grace period in the payment of one or more
scheduled payments of principal and interest, Lender may foreclose the Mortgage
to recover such delinquent payments, or (ii) in the event Lender elects to
accelerate less than the entire outstanding principal balance of the Loan,
Lender may foreclose the Mortgage to recover so much of the principal balance of
the Loan as Lender may accelerate and such other sums secured by the Mortgage as
Lender may elect. Notwithstanding one or more partial foreclosures, the Property
shall remain subject to the Mortgage to secure payment of sums secured by the
Mortgage and not previously recovered.

            (c)     Lender shall have the right from time to time to sever the
Note and the other Loan Documents into one or more separate notes, mortgages and
other security documents (the "SEVERED LOAN DOCUMENTS") in such denominations as
Lender shall determine in its sole discretion for purposes of evidencing and
enforcing its rights and remedies provided hereunder. Borrower shall execute and
deliver to Lender from time to time, promptly after the request of Lender, a
severance agreement and such other documents as Lender shall request in order to
effect the severance described in the preceding sentence, all in form and
substance reasonably satisfactory to Lender. Borrower hereby absolutely and
irrevocably appoints Lender following the occurrence of an Event of Default as
its true and lawful attorney, coupled with an interest, in its name and stead to
make and execute all documents necessary or desirable to effect the aforesaid
severance, Borrower ratifying all that its said attorney shall do by virtue
thereof; PROVIDED, HOWEVER, Lender shall not make or execute any such documents
under such power until three (3) days after notice has been given to Borrower by
Lender of Lender's intent to exercise its rights under such power. Borrower
shall not be obligated to pay any costs or expenses incurred in connection with
the preparation, execution, recording or filing of the Severed Loan Documents,
and the Severed Loan Documents shall not contain any representations, warranties
or covenants not contained in the Loan Documents and any such representations
and warranties contained in the Severed Loan Documents will be given by Borrower
only as of the Closing Date.

            (d)     As used in this Section 8.2, a "foreclosure" shall include
any sale by power of sale.

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            Section 8.3   REMEDIES CUMULATIVE; WAIVERS. The rights, powers and
remedies of Lender under this Agreement shall be cumulative and not exclusive of
any other right, power or remedy which Lender may have against Borrower pursuant
to this Agreement or the other Loan Documents, or existing at law or in equity
or otherwise. Lender's rights, powers and remedies may be pursued singly,
concurrently or otherwise, at such time and in such order as Lender may
determine in Lender's sole discretion. No delay or omission to exercise any
remedy, right or power accruing upon an Event of Default shall impair any such
remedy, right or power or shall be construed as a waiver thereof, but any such
remedy, right or power may be exercised from time to time and as often as may be
deemed expedient. A waiver of one Default or Event of Default with respect to
Borrower shall not be construed to be a waiver of any subsequent Default or
Event of Default by Borrower or to impair any remedy, right or power consequent
thereon.

                                   ARTICLE IX

                               SPECIAL PROVISIONS

            Section 9.1   SALE OF NOTES AND SECURITIZATION. At the request of
the holder of the Note and, to the extent not already required to be provided by
Borrower under this Agreement, Borrower shall cooperate with Lender to allow
Lender to satisfy the market standards to which the holder of the Note
customarily adheres or which may be reasonably required in the marketplace or by
the Rating Agencies in connection with the sale of the Note or participations
therein or the first successful Securitization (such sale and/or Securitization,
the "SECURITIZATION") of rated single or multi-class securities (the
"SECURITIES") secured by or evidencing ownership interests in the Note and the
Mortgage. In this regard Borrower shall:

            (a)     (i) provide such financial and other information with
respect to the Property, Borrower and the Manager, (ii) provide budgets relating
to the Property and (iii) to perform or permit or cause to be performed or
permitted such site inspection, appraisals, market studies, environmental
reviews and reports (Phase I's and, if appropriate. Phase II's), engineering
reports and other due diligence investigations of the Property, as may be
reasonably requested by the holder of the Note or the Rating Agencies or as may
be necessary or appropriate in connection with the Securitation (the "PROVIDED
INFORMATION"), together, if customary, with appropriate verification and/or
consents of the Provided Information through letters of auditors or opinions of
counsel of independent attorneys acceptable to Lender and the Rating Agencies;

            (b)     cause counsel to render opinions, which may be relied upon
by the holder of the Note, the Rating Agencies and their respective counsel,
agents and representatives, as to non-consolidation, fraudulent conveyance, and
true sale and/or lease or any other opinion customary in securitization
transactions, which counsel and opinions shall be reasonably satisfactory to the
holder of the Note and the Rating Agencies;

            (c)     make such representations and warranties as of the closing
date of the Securitization with respect to the Property, Borrower, and the Loan
Documents as are consistent with the representations and warranties made in the
Loan Documents; and

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            (d)     execute such amendments to the Loan Documents and
organizational documents as may be reasonably requested by the holder of the
Note or the Rating Agencies or otherwise to effect the Securitization; PROVIDED,
HOWEVER, that Borrower shall not be required to modify or amend any Loan
Document if such modification or amendment would (i) change the interest rate,
the stated maturity or the amortization of principal set forth in the Note, or
(ii) modify or amend any other material economic term of the Loan.

            All material out-of-pocket third party costs and expenses
incurred by Borrower in connection with complying with requests made under this
Section 9.1 shall be paid by Lender.

            Section 9.2   SECURITIZATION. Borrower understands that certain of
the Provided Information may be included in disclosure documents in connection
with the Securitization, including, without limitation, a prospectus, prospectus
supplement or private placement memorandum (each, a "DISCLOSURE DOCUMENT") and
may also be included in filings with the Securities and Exchange Commission
pursuant to the Securities Act of 1933, as amended (the "SECURITIES ACT"), or
the Securities and Exchange Act of 1934, as amended (the "EXCHANGE ACT"), or
provided or made available to investors or prospective investors in the
Securities, the Rating Agencies, and service providers relating to the
Securitization. In the event that the Disclosure Document is required to be
revised prior to the sale of all Securities, Borrower will cooperate with the
holder of the Note in updating the Disclosure Document by providing all current
information necessary to keep the Disclosure Document accurate and complete in
all material respects.

            Section 9.3   RATING SURVEILLANCE. Lender, at its option, may retain
the Rating Agencies to provide rating surveillance services on any certificates
issued in a Securitization. Such rating surveillance will be at the expense of
Lender (the "RATING SURVEILLANCE CHARGE")

            Section 9.4   EXCULPATION. Subject to the qualifications below,
Lender shall not enforce the liability and obligation of Borrower to perform and
observe the obligations contained in the Note, this Agreement, the Mortgage or
the other Loan Documents by any action or proceeding wherein a money judgment
shall be sought against Borrower, except that Lender may bring a foreclosure
action, an action for specific performance or any other appropriate action or
proceeding to enable Lender to enforce and realize upon its interest under the
Note, this Agreement, the Mortgage and the other Loan Documents, or in the
Property, the Rents following an Event of Default, or any other collateral given
to Lender pursuant to the Loan Documents; provided, however, that, except as
specifically provided herein, any judgment in any such action or proceeding
shall be enforceable against Borrower only to the extent of Borrower's interest
in the Property, in the Rents following an Event of Default and in any other
collateral given to Lender, and Lender, by accepting the Note, this Agreement,
the Mortgage and the other Loan Documents, agrees that it shall not sue for,
seek or demand any deficiency judgment against Borrower in any such action or
proceeding under or by reason of or under or in connection with the Note, this
Agreement, the Mortgage or the other Loan Documents. The provisions of this
section shall not, however, (a) constitute a waiver, release or impairment of
any obligation evidenced or secured by any of the Loan Documents; (b) impair
the right of Lender to name Borrower as a party defendant in any action or suit
for foreclosure and sale under any of the Mortgage; (c) affect the validity or
enforceability of or any guaranty made in connection with the Loan or any of the
rights and remedies of Lender thereunder; (d) impair the right of Lender to

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obtain the appointment of a receiver; (e) impair the enforcement of any of the
Assignment of Leases following an Event of Default; (f) constitute a prohibition
against Lender commencing any other appropriate action or proceeding in order
for Lender to exercise its remedies against the Property; or (g) constitute a
waiver of the right of Lender to enforce the liability and obligation of
Borrower, by money judgment or otherwise, to the extent of any loss, damage,
cost, expense, liability, claim or other obligation incurred by Lender
(including attorneys' fees and costs reasonably incurred) arising out of or in
connection with the following:

            (i)     fraud or intentional misrepresentation by Borrower or any
      guarantor in connection with the Loan;

            (ii)    the gross negligence or willful misconduct of Borrower;

            (iii)   material physical waste of the Property;

            (iv)    the breach of any representation, warranty, covenant or
      indemnification provision in the Environmental Indemnity or in the
      Mortgage concerning environmental laws, hazardous substances and asbestos
      and any indemnification of Lender with respect thereto in either document;

            (v)     the removal or disposal of any portion of the Property after
      an Event of Default;

            (vi)    the misapplication or conversion by Borrower of (A) any
      insurance proceeds paid by reason of any loss, damage or destruction to
      the Property which are not applied by Borrower in accordance with this
      Agreement, (B) any awards or other amounts received in connection with the
      condemnation of all or a portion of the Property which are not applied by
      Borrower in accordance with this Agreement, or (C) any Rents following an
      Event of Default;

            (vii)   failure to pay charges for labor or materials or other
      charges that can create liens on any portion of the Property; or

            (viii) any security deposits, advance deposits or any other
      deposits collected with respect to the Property which are not delivered to
      Lender upon a foreclosure of the Property or action in lieu thereof,
      except to the extent any such security deposits were applied in accordance
      with the terms and conditions of any of the Leases prior to the occurrence
      of the Event of Default that gave rise to such foreclosure or action in
      lieu thereof.

            Notwithstanding anything to the contrary in this Agreement, the Note
or any of the Loan Documents, (A) the Debt shall be fully recourse to the
Borrower and (B) Lender shall not be deemed to have waived any right which
Lender may have under Section 506(a), 506(b), 1111(b) or any other provisions
of the U.S. Bankruptcy Code to file a claim for the full amount of the Debt
secured by the Mortgage or to require that all collateral shall continue to
secure all of the Debt owing to Lender in accordance with the Loan Documents in
the event that the (I) first full monthly payment under the Note is not paid
within five (5) days of notice that such payment is late (provided, however,
that such grace period relates only to the recourse trigger described in

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this paragraph), or (II) failure of Borrower to permit on-site inspections of
the Property subject to the rights of the Major Tenants under their respective
Leases and any applicable cure period set forth in the Loan Documents, to
provide financial information as required under the Loan Documents subject to
any applicable cure period (except for financial information required to be
delivered by the Major Tenants pursuant to their respective Leases that has not
been delivered to Borrower, provided Borrower has requested such financial
information from the Major Tenants, or to comply with Section 4.1.30 hereof, or
(III) failure of Borrower to obtain Lender's prior written consent to any
subordinate financing or other voluntary lien encumbering the Property, or (IV)
failure of Borrower to obtain Lender's prior written consent to any assignment,
transfer or conveyance of the Property, or any portion thereof, or any interest
therein as required by this Agreement. Notwithstanding the provision set forth
in clause (III) of this paragraph, a voluntary lien OTHER THAN a lien securing
an extension of credit filed against the Property shall not constitute a
recourse trigger for purposes of this paragraph provided such lien (A) is fully
bonded to the satisfaction of Lender and discharged of record within ninety (90)
days of filing, or (B) within such ninety (90) day period, Lender receives
affirmative title insurance from the title insurance company insuring the lien
of the Mortgage that such lien is subject and subordinate to the lien of the
Mortgage and no enforcement action is commenced by the applicable lien holder.

            Section 9.5   TERMINATION OF MANAGER. If (a) the amounts evidenced
by the Note have been accelerated pursuant to Section 8.1(b) hereof, (b) the
Manager shall become insolvent, (c) the Manager is in default under the terms of
the Management Agreement beyond any applicable grace or cure period, or (d)
Manager is not managing the Property in accordance with the management practices
of nationally recognized management companies managing similar properties in
locations comparable to those of the Property, then, in the case of (a), (b),
(c) or (d), Borrower shall, at the request of Lender, terminate the Management
Agreement and replace the Manager with a manager reasonably approved by Lender
on terms and conditions reasonably satisfactory to Lender, it being understood
and agreed that the management fee for such replacement manager shall not exceed
then prevailing market rates. In addition and without limiting the rights of
Lender hereunder or under any of the other Loan Documents, in the event that (i)
the Management Agreement is terminated, (ii) the Manager no longer manages the
Property, or (iii) a receiver, liquidator or trustee shall be appointed for
Manager or if Manager shall be adjudicated a bankrupt or insolvent, or if any
petition for bankruptcy, reorganization or arrangement pursuant to federal
bankruptcy law, or any similar federal or state law, shall be filed by or
against, consented to, or acquiesced in by, Manager, or if any proceeding for
the dissolution or liquidation of Manager shall be instituted, then Borrower (at
Borrower's sole cost and expense) shall immediately, in its name, establish new
deposit accounts separate from any other Person with a depository satisfactory
to Lender into which all Rents and other income from the Property shall be
deposited and shall grant Lender a first priority security interest in such
account pursuant to documentation satisfactory in form and substance to Lender.

            Section 9.6   SERVICER. At the option of Lender, the Loan may be
serviced by a services/trustee (the "SERVICER") selected by Lender and Lender
may delegate all or any portion of its responsibilities under this Agreement and
the other Loan Documents to the Servicer pursuant to a servicing agreement (the
"SERVICING AGREEMENT") between Lender and Servicer. Lender shall be responsible
for any set-up fees or any other costs relating to or arising under the
Servicing Agreement.

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            Section 9.7   SPLITTING THE LOAN. At the election of Lender in its
sole discretion, the Loan shall be split and severed into two or more loans
which shall not be cross-collateralized or cross-defaulted with each other.
Borrower hereby agrees to deliver to Lender to effectuate such severing of the
Loan as reasonably requested by Lender, (a) additional executed documents, or
amendments and modifications to the Loan Documents, (b) new opinions or updates
to the opinions delivered to Lender in connection with the closing of the Loan,
(c) endorsements and/or updates to the title insurance policies delivered to
Lender in connection with the closing of the Loan, and (d) any other
certificates, instruments and documentation reasonably determined by Lender as
necessary or appropriate to such severance (the items described in subsections
(a) through (d) collectively hereinafter shall be referred to as "SEVERING
DOCUMENTATION"), which Severing Documentation shall be acceptable to Lender in
form and substance in its reasonable discretion. Lender hereby agrees to be
responsible for all reasonable third-party expenses incurred in connection with
the preparation and delivery of the Severing Documentation and the effectuation
of the uncrossing of the Loan from the additional Loans. Borrower hereby
acknowledges and agrees that upon such severing of the Loan, Lender may effect,
in its sole discretion, one or more Securitizations of which the severed loans
may be a part.

                                   ARTICLE X

                                 MISCELLANEOUS

            Section 10.1  SURVIVAL. This Agreement and all covenants,
agreements, representations and warranties made herein and in the certificates
delivered pursuant hereto shall survive the making by Lender of the Loan and the
execution and delivery to Lender of the Note, and shall continue in full force
and effect so long as all or any of the Debt is outstanding and unpaid unless a
longer period is expressly set forth herein or in the other Loan Documents.
Whenever in this Agreement any of the parties hereto is referred to, such
reference shall be deemed to include the legal representatives, successors and
assigns of such party. All covenants, promises and agreements in this Agreement,
by or on behalf of Borrower, shall inure to the benefit of the legal
representatives, successors and assigns of Lender.

            Section 10.2  LENDER'S DISCRETION. Whenever pursuant to this
Agreement, Lender exercises any right given to it to approve or disapprove, or
any arrangement or term is to be satisfactory to Lender, the decision of Lender
to approve or disapprove or to decide whether arrangements or terms are
satisfactory or not satisfactory shall (except as is otherwise specifically
herein provided) be in the sole discretion of Lender and shall be final and
conclusive.

            Section 10.3  GOVERNING LAW. THIS AGREEMENT SHALL BE DEEMED TO BE A
CONTRACT ENTERED INTO PURSUANT TO THE LAWS OF THE STATE IN WHICH THE PROPERTY IS
LOCATED AND SHALL IN ALL RESPECTS BE GOVERNED, CONSTRUED, APPLIED AND ENFORCED
IN ACCORDANCE WITH THE LAWS OF THE STATE IN WHICH THE PROPERTY IS LOCATED AND
APPLICABLE FEDERAL LAWS.

            Section 10.4  MODIFICATION, WAIVER IN WRITING. No modification,
amendment, extension, discharge, termination or waiver of any provision of this
Agreement, or of the Note, or of any other Loan Document, nor consent to any
departure by Borrower therefrom, shall in any event be effective unless the same
shall be in a writing signed by the party against whom

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enforcement is sought, and then such waiver or consent shall be effective only
in the specific instance, and for the purpose, for which given. Except as
otherwise expressly provided herein, no notice to, or demand on Borrower, shall
entitle Borrower to any other or future notice or demand in the same, similar or
other circumstances.

            Section 10.5  DELAY NOT A WAIVER. Neither any failure nor any delay
on the part of Lender in insisting upon strict performance of any term,
condition, covenant or agreement, or exercising any right, power, remedy or
privilege hereunder, or under the Note or under any other Loan Document, or any
other instrument given as security therefor, shall operate as or constitute a
waiver thereof, nor shall a single or partial exercise thereof preclude any
other future exercise, or the exercise of any other right, power, remedy or
privilege. In particular, and not by way of limitation, by accepting payment
after the due date of any amount payable under this Agreement, the Note or any
other Loan Document, Lender shall not be deemed to have waived any right either
to require prompt payment when due of all other amounts due under this
Agreement, the Note or the other Loan Documents, or to declare a default for
failure to effect prompt payment of any such other amount.

            Section 10.6  NOTICES. All notices, consents, approvals and requests
required or permitted hereunder or under any other Loan Document shall be given
in writing and shall be effective for all purposes if hand delivered or sent by
(a) certified or registered United States mail, postage prepaid, return receipt
requested or (b) expedited prepaid delivery service, either commercial or United
States Postal Service, with proof of attempted delivery, and by telecopier
(with answer back acknowledged), addressed as follows (or at such other address
and Person as shall be designated from time to time by any party hereto, as the
case may be, in a written notice to the other parties hereto in the manner
provided for in this Section):

            If to Lender:

                    KeyBank National Association
                    911 Main Street, Suite 1500
                    Kansas City, Missouri 64105
                    Attention: Loan Servicing

            If to Borrower:

                    Inland Western Bethlehem Saucon Valley DST
                    c/o Inland Real Estate Corporation
                    2901 Butterfield Road
                    Oak Brook, IL 60523
                    Attention: Roberta Matlin

            With a copy to:

                    Inland Western Retail Real Estate Trust, Inc.
                    2901 Butterfield Road
                    Oak Brook, IL 60523
                    Attention: Robert H. Baum, Esq.

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            A notice shall be deemed to have been given: in the case of hand
delivery, at the time of delivery; in the case of registered or certified
mail, when delivered or the first attempted delivery on a Business Day; or in
the case of expedited prepaid delivery and telecopy, upon the first attempted
delivery on a Business Day.

            Section 10.7  TRIAL BY JURY. BORROWER AND LENDER HEREBY AGREE NOT TO
ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES ANY
RIGHT TO TRIAL BY JURY FULLY TO THE EXTENT THAT ANY SUCH RIGHT SHALL NOW OR
HEREAFTER EXIST WITH REGARD TO THE LOAN DOCUMENTS, OR ANY CLAIM, COUNTERCLAIM OR
OTHER ACTION ARISING IN CONNECTION THEREWITH. THIS WAIVER OF RIGHT TO TRIAL BY
JURY IS GIVEN KNOWINGLY AND VOLUNTARILY BY BORROWER AND LENDER, AND IS INTENDED
TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO
A TRIAL BY JURY WOULD OTHERWISE ACCRUE. LENDER IS HEREBY AUTHORIZED TO FILE A
COPY OF THIS PARAGRAPH IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS WAIVER
BY BORROWER AND LENDER.

            Section 10.8 HEADINGS. The Article and/or Section headings and the
Table of Contents in this Agreement are included herein for convenience of
reference only and shall not constitute a part of this Agreement for any other
purpose.

            Section 10.9 SEVERABILITY. Wherever possible, each provision of this
Agreement shall be interpreted in such manner as to be effective and valid under
applicable law, but if any provision of this Agreement shall be prohibited by or
invalid under applicable law, such provision shall be ineffective to the extent
of such prohibition or invalidity, without invalidating the remainder of such
provision or the remaining provisions of this Agreement.

            Section 10.10 PREFERENCES. Lender shall have the continuing and
exclusive right to apply or reverse and reapply any and all payments by Borrower
to any portion of the obligations of Borrower hereunder. To the extent Borrower
makes a payment or payments to Lender, which payment or proceeds or any part
thereof are subsequently invalidated, declared to be fraudulent or preferential,
set aside or required to be repaid to a trustee, receiver or any other party
under any bankruptcy law, state or federal law, common law or equitable cause,
then, to the extent of such payment or proceeds received, the obligations
hereunder or part thereof intended to be satisfied shall be revived and continue
in full force and effect, as if such payment or proceeds had not been received
by Lender.

            Section 10.11 WAIVER OF NOTICE. Borrower shall not be entitled to
any notices of any nature whatsoever from Lender except with respect to matters
for which this Agreement or the other Loan Documents specifically and expressly
provide for the giving of notice by Lender to Borrower and except with respect
to matters for which Borrower is not, pursuant to applicable Legal Requirements,
permitted to waive the giving of notice. Borrower hereby expressly waives the
right to receive any notice from Lender with respect to any matter for which
this Agreement or the other Loan Documents do not specifically and expressly
provide for the giving of notice by Lender to Borrower.

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            Section 10.12 REMEDIES OF BORROWER. In the event that a claim or
adjudication is made that Lender or its agents have acted unreasonably or
unreasonably delayed acting in any case where by law or under this Agreement or
the other Loan Documents, Lender or such agent, as the case may be, has an
obligation to act reasonably or promptly, Borrower agrees that neither Lender
nor its agents shall be liable for any monetary damages, and Borrower's sole
remedies shall be limited to commencing an action seeking injunctive relief or
declaratory judgment. The parties hereto agree that any action or proceeding to
determine whether Lender has acted reasonably shall be determined by an action
seeking declaratory judgment.

            Section 10.13 EXPENSES; INDEMNITY.

            (a)     Borrower covenants and agrees to pay or, if Borrower fails
to pay, to reimburse, Lender upon receipt of written notice from Lender for all
reasonable costs and expenses (including reasonable attorneys' fees and
disbursements) incurred by Lender in connection with (i) the preparation,
negotiation, execution and delivery of this Agreement and the other Loan
Documents and the consummation of the transactions contemplated hereby and
thereby and all the costs of furnishing all opinions by counsel for Borrower
(including without limitation any opinions requested by Lender as to any legal
matters arising under this Agreement or the other Loan Documents with respect to
the Property); (ii) Borrower's ongoing performance of and compliance with
Borrower's respective agreements and covenants contained in this Agreement and
the other Loan Documents on its part to be performed or complied with after the
Closing Date, including, without limitation, confirming compliance with
environmental and insurance requirements; (iii) Lender's ongoing performance and
compliance with all agreements and conditions contained in this Agreement and
the other Loan Documents on its part to be performed or complied with after the
Closing Date; (iv) except as otherwise provided in this Agreement, the
negotiation, preparation, execution, delivery and administration of any
consents, amendments, waivers or other modifications to this Agreement and the
other Loan Documents and any other documents or matters reasonably requested by
Lender; (v) securing Borrower's compliance with any requests made pursuant to
the provisions of this Agreement; (vi) the filing and recording fees and
expenses, title insurance and reasonable fees and expenses of counsel for
providing to Lender all required legal opinions, and other similar expenses
incurred in creating and perfecting the Liens in favor of Lender pursuant to
this Agreement and the other Loan Documents; (vii) enforcing or preserving any
rights, in response to third party claims or the prosecuting or defending of any
action or proceeding or other litigation, in each case against, under or
affecting Borrower, this Agreement, the other Loan Documents, the Property, or
any other security given for the Loan; and (viii) enforcing any obligations of
or collecting any payments due from Borrower under this Agreement, the other
Loan Documents or with respect to the Property or in connection with any
refinancing or restructuring of the credit arrangements provided under this
Agreement in the nature of a "work-out" or of any insolvency or bankruptcy
proceedings; provided, however, that Borrower shall not be liable for the
payment of any such costs and expenses to the extent the same arise by reason of
the gross negligence, illegal acts, fraud or willful misconduct of Lender.

            (b)     Borrower shall indemnify, defend and hold harmless Lender
from and against any and all other liabilities, obligations, losses, damages,
penalties, actions, judgments, suits, claims, costs, expenses and disbursements
of any kind or nature whatsoever (including, without limitation, the reasonable
fees and disbursements of counsel for Lender in connection

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with any investigative, administrative or judicial proceeding commenced or
threatened, whether or not Lender shall be designated a party thereto), that may
be imposed on, incurred by, or asserted against Lender in any manner relating to
or arising out of (i) any breach by Borrower of its obligations under, or any
material misrepresentation by Borrower contained in, this Agreement or the other
Loan Documents, or (ii) the use or intended use of the proceeds of the Loan
(collectively, the "INDEMNIFIED LIABILITIES"); PROVIDED, HOWEVER, that Borrower
shall not have any obligation to Lender hereunder to the extent that such
Indemnified Liabilities arise from the gross negligence, illegal acts, fraud or
willful misconduct of Lender. To the extent that the undertaking to indemnify,
defend and hold harmless set forth in the preceding sentence may be
unenforceable because it violates any law or public policy, Borrower shall pay
the maximum portion that it is permitted to pay and satisfy under applicable law
to the payment and satisfaction of all Indemnified Liabilities incurred by
Lender.

            Section 10.14 SCHEDULES INCORPORATED. The Schedules annexed hereto
are hereby incorporated herein as a part of this Agreement with the same effect
as if set forth in the body hereof.

            Section 10.15 OFFSETS, COUNTERCLAIMS AND DEFENSES. Any assignee of
Lender's interest in and to this Agreement, the Note and the other Loan
Documents shall take the same free and clear of all offsets, counterclaims or
defenses which are unrelated to such documents which Borrower may otherwise have
against any assignor of such documents, and no such unrelated counterclaim or
defense shall be interposed or asserted by Borrower in any action or proceeding
brought by any such assignee upon such documents and any such right to interpose
or assert any such unrelated offset, counterclaim or defense in any such action
or proceeding is hereby expressly waived by Borrower.

            Section 10.16 NO JOINT VENTURE OR PARTNERSHIP: NO THIRD PARTY
BENEFICIARIES.

            (a)     Borrower and Lender intend that the relationships created
hereunder and under the other Loan Documents be solely that of borrower and
lender. Nothing herein or therein is intended to create a joint venture,
partnership, tenancy-in-common, or joint tenancy relationship between Borrower
and Lender nor to grant Lender any interest in the Property other than that of
mortgagee, beneficiary or lender.

            (b)     This Agreement and the other Loan Documents are solely for
the benefit of Lender and Borrower and nothing contained in this Agreement or
the other Loan Documents shall be deemed to confer upon anyone other than Lender
and Borrower any right to insist upon or to enforce the performance or
observance of any of the obligations contained herein or therein. All conditions
to the obligations of Lender to make the Loan hereunder are imposed solely and
exclusively for the benefit of Lender and no other Person shall have standing to
require satisfaction of such conditions in accordance with their terms or be
entitled to assume that Lender will refuse to make the Loan in the absence of
strict compliance with any or all thereof and no other Person shall under any
circumstances be deemed to be a beneficiary of such conditions, any or all of
which may be freely waived in whole or in part by Lender if, in Lender's sole
discretion, Lender deems it advisable or desirable to do so.

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            Section 10.17 PUBLICITY. All news releases, publicity or advertising
by Borrower or their Affiliates through any media intended to reach the general
public which refers to the Loan Documents or the financing evidenced by the Loan
Documents, to Lender, or any of its Affiliates shall be subject to the prior
written approval of Lender. All news releases, publicity or advertising by
Lender through any media intended to reach the general public which refers
solely to the Borrower or to the Loan made by the Lender to the Borrower shall
be subject to the prior written approval of Borrower, provided however, the
foregoing shall not apply to Provided Information included in disclosure
documents in connection with a Securitization.

            Section 10.18 WAIVER OF MARSHALLING OF ASSETS. To the fullest extent
permitted by law, Borrower, for itself and its successors and assigns, waives
all rights to a marshalling of the assets of Borrower, Borrower's partners and
others with interests in Borrower, and of the Property, or to a sale in inverse
order of alienation in the event of foreclosure of the Mortgage or sale of the
Property by power of sale, and agrees not to assert any right under any laws
pertaining to the marshalling of assets, the sale in inverse order of
alienation, homestead exemption, the administration of estates of decedents, or
any other matters whatsoever to defeat, reduce or affect the right of Lender
under the Loan Documents to a sale of the Property for the collection of the
Debt without any prior or different resort for collection or of the right of
Lender to the payment of the Debt out of the net proceeds of the Property in
preference to every other claimant whatsoever.

            Section 10.19 WAIVER OF COUNTERCLAIM. Borrower hereby waives the
right to assert a counterclaim, other than a compulsory counterclaim, in any
action or proceeding brought against it by Lender or its agents.

            Section 10.20 CONFLICT; CONSTRUCTION OF DOCUMENTS; RELIANCE. In the
event of any conflict between the provisions of this Loan Agreement and any of
the other Loan Documents, the provisions of this Loan Agreement shall control.
The parties hereto acknowledge that they were represented by competent counsel
in connection with the negotiation, drafting and execution of the Loan Documents
and that such Loan Documents shall not be subject to the principle of construing
their meaning against the party which drafted same. Borrower acknowledges that,
with respect to the Loan, Borrower shall rely solely on its own judgment and
advisors in entering into the Loan without relying in any manner on any
statements, representations or recommendations of Lender or any parent,
subsidiary or Affiliate of Lender. Lender shall not be subject to any limitation
whatsoever in the exercise of any rights or remedies available to it under any
of the Loan Documents or any other agreements or instruments which govern the
Loan by virtue of the ownership by it or any parent, subsidiary or Affiliate of
Lender of any equity interest any of them may acquire in Borrower, and Borrower
hereby irrevocably waives the right to raise any defense or take any action on
the basis of the foregoing with respect to Lender's exercise of any such rights
or remedies. Borrower acknowledges that Lender engages in the business of real
estate financings and other real estate transactions and investments which may
be viewed as adverse to or competitive with the business of Borrower or its
Affiliates.

            Section 10.21 BROKERS AND FINANCIAL ADVISORS. Borrower hereby
represents that it has dealt with no financial advisors, brokers, underwriters,
placement agents, agents or finders in connection with the transactions
contemplated by this Agreement other than Inland Mortgage

                                       76
<Page>

Corp. Borrower hereby agrees to indemnify, defend and hold Lender harmless from
and against any and all claims, liabilities, costs and expenses of any kind
(including Lender's reasonable attorneys' fees and expenses) in any way relating
to or arising from a claim by any Person that such Person acted on behalf of
Borrower or Lender in connection with the transactions contemplated herein. The
provisions of this Section 10.21 shall survive the expiration and termination of
this Agreement and the payment of the Debt.

            Section 10.22 PRIOR AGREEMENTS. This Agreement and the other Loan
Documents contain the entire agreement of the parties hereto and thereto in
respect of the transactions contemplated hereby and thereby, and all prior
agreements or understandings among or between such parties, whether oral or
written, including, without limitation, the Commitment Letter dated August 19,
2004 between Borrower and Lender are superseded by the terms of this Agreement
and the other Loan Documents and unless specifically set forth in a writing
contemporaneous herewith the terms, conditions and provisions of such prior
agreement do not survive execution of this Agreement.

            Section 10.23 TRANSFER OF LOAN. In the event that Lender transfers
the Loan, Borrower shall continue to make payments at the place set forth in the
Note until such time that Borrower is notified in writing by Lender that
payments are to be made at another place.

          [THE BALANCE OF THIS PAGE HAS BEEN INTENTIONALLY LEFT BLANK]

                                       77
<Page>

            IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be duly executed by their duly authorized representatives, all as of the day and
year first above written.

                                 BORROWER:

                                 INLAND WESTERN BETHLEHEM SAUCON
                                 VALLEY DST, a Delaware statutory trust

                                 By:  Inland Western Retail Real Estate Trust,
                                      Inc., a Maryland corporation, as Signatory
                                      Trustee

                                      By:     /s/ Valerie Medina
                                             --------------------------------
                                             Name:  Valerie Medina
                                             Title: Asst. Secretary

                                 KEYBANK NATIONAL ASSOCIATION, a
                                 national banking association

                                 By:
                                    --------------------------------------------
                                 Name:
                                      ------------------------------------------
                                 Title:
                                       -----------------------------------------

<Page>

                                 ACKNOWLEDGMENT

STATE OF   Illinois
         --------------------------
COUNTY OF   Cook                      )SS
          -------------------------

      On this 3rd day of September, 2004, before me Elizabeth Ann Irving, a
Notary Public in and for said state, personally appeared Valerie Medina, who
being by me duly sworn did say that she is the Asst. Secretary of Inland Western
Retail Real Estate Trust, Inc., a Maryland corporation, the Signatory Trustee of
INLAND WESTERN BETHLEHEM SAUCON VALLEY DST, a Delaware statutory trust, and that
the within instrument was signed and sealed in behalf of said corporation in
behalf of said statutory trust by authority of its board of directors, and
acknowledged said instrument to be the free act and deed of said corporation in
behalf of said statutory trust for the purposes therein stated.

[Notarial Seal]                      /s/ Elizabeth Ann Irving
                                    ------------------------------------------
                                    Print Name:
                                               -------------------------------

My commission expires: _________________________________

                                               "OFFICIAL SEAL"
                                              ELIZABETH ANN IRVING
                                        NOTARY PUBLIC STATE OF ILLINOIS
                                        My Commission Expires 11/14/2004

<Page>

                                   SCHEDULE I

                             Intentionally Omitted

                                    SCH. X-1
<Page>

                                   SCHEDULE II

                                    RENT ROLL

                                   (next page)

                                    SCH. X-2
<Page>

                                  Saucon Valley
                              Certified Rent Roll

<Page>

8/31/04     KIM2             Kimco PRODUCTION DATABASE             CML1170     C
10.39.40    QPADEV0072         Project Summary Report              QTEMP       V
                              As of September 1, 2004

Project SPAB1066/ SAUCON VALLEY SQUARE

<Table>
<Caption>
                             Unit      Space      Leased Rentable             CURRENT           CHARGES            RENT INCREASE
Operating as Name    Flr     Number  Start/End               Area   Chg  Frq   Payment Amount   Rate per Sq Unit    Date      Amount
-----------------    ---    -------  ---------    ---------------   ---  ---  ---------------   ----------------   ------ ----------

<S>                  <C>    <C>        <C>                  <C>     <C>  <C>         <C>            <C>             <C>       <C>
Adams Outdoor Adv    0001   0x1        7/01/98                      MSC  ANN         3,750.00       3,750.000000
                                       7/12/08

Blockbuster          0001   040        4/01/04              5,140   BRN  MON         7,710.00          18.000000
                                       3/31/09                      CAM  MON           569.98           1.330693    I hereby certify
                                                                    INS  MON            17.13            .039992    my knowledge ?
                                                                    MER  MON           137.95            .322062    provided is com
                                                                    TAX  ONE              .00            .000000

Buena Bistro         0001   007        3/04/04              1,600   BRN  MON         2,486.67          18.660000
                                       5/31/09                      CAM  MON           206.67           1.550000
                                                                    TAX  MON           206.67           1.550000   /s/ [ILLEGIBLE]
                                                                                                                   -----------------
                                                                                                                   William M.Con
Casa Mia Pizzeria    0001   005        2/01/04              2,000   BRN  MON         2,887.50          17.325000   Director of Fina
                                       1/31/09                      CAM  MON           260.95           1.565700
                                                                    MER  MON            53.68            .322080
                                                                    TAX  MON           258.34           1.550040

Foxes Hallmark       0001   010        3/01/04              5,200   BRN  MON          8016.67          18.500000
                                       2/28/09                      CAM  MON           678.46           1.563677
                                                                    MER  MON           139.66            .322062
                                                                    TAX  MON           658.07           1.518623

Fulton Financial     0001   045        6/01/98              2,800   BRN  MON         3,575.00          15.321429
                                       5/31/08                      CAM  MON           365.33           1.565700
                                                                    MER  MON            75.15            .322071
                                                                    TAX  MON           780.70           3.345857

Holiday Hair         0001   026        2/01/04              1,200   BRN  MON         1,732.50          17.325000
                                       1/31/09                      CAM  MON           156.67           1.566700
                                                                    KER  MON            32.21            .322100
</Table>

<Page>

?/31/04    KIM2           Kimco PRODUCTION DATABASE   CML1170 CML1171-A Page   2
10:39:40   QPADEV007Z       Project Summary Report    QTEMP   V020107   GMCT1
                           As of September 1, 2004

Project SPAB1066/ SAUCON VALLEY SQUARE

<Table>
<Caption>
                              Unit     Space     Leased Rentable               CURRENT           CHARGES
Operating as Name    Flr      Number  Start/End             Area    Chg   Frq    Payment Amount  Rate per Sq Unit
-----------------    ---    --------  ---------  ----------------   ---   ---  ----------------  ----------------
<S>                  <C>    <C>         <C>                 <C>     <C>   <C>          <C>              <C>
Holiday Hair         0001   026         2/01/04             1,200   TAX   MON            155.00          1.550000
                                        1/31/09

LA Nails             0001   014         6/02/04             1,200   BRN   MON          2,000.00         20.000000
                                        7/11/09                     CAM   MON            255.00          1.550000
                                                                    TAX   MON            155.00          1.550000
                                                                    BRN
                                                                    BRN
                                                                    BRN
                                                                    BRN

No. 1 Chinese Rec    0001   012         3/15/99             1,200   BRN   MON          2,090.00         20.900000
                                        3/31/09                     CAM   MON            156.57          1.565700
                                                                    MER   MON             32.21           .322100
                                                                    TAX   MON            155.00          1.550000

RadioShack           0001   032         4/01/04             2,320   BRN   MON          3,066.67         15.863069
                                        3/31/09                     CAK   MON            182.08           .941793
                                                                    MER   MON             54.93           .284121
                                                                    TAX   ONE               .00           .000000

Saucon Valley Cle    0001   028         1/21/99             1,600   BRN   MON          2,310.00         17.325000
                                        1/31/14                     CAM   MON            208.76          1.565700
                                                                    MER   MON             42.94           .322050
                                                                    TAX   MON            206.67          1.550025
                                                                    BRN

Sterter's pub, in    0001   050        12/15/98             6.200   BRN   MON          7,333.33         14.175251
                                       12/31/08                     CAM   MON            809.99          1.565702

<Caption>
                         RENT INCREASES             DEPOSITS
Operating as Name         Date         Amount            Amount  Typ
-----------------        ------  ------------    --------------  ---
<S>                       <C>        <C>               <C>        <C>
Holiday Fair

LA Nails                  8/01/05    2,100.00
                          8/01/06    2,205.00
                          8/01/07    2,315.25
                          8/01/08    2,431.01
                                                       4,780.00   SEC

No. 1 Chinese Rec                                      3,800.00   SEC

Madio&back

Saucon Valley Cle         2/01/09    2,425.00
                                                       4,400.00   SEC

Sterter's pub, in
</Table>

<Page>

3/31/04    KIM2           Kimco PRODUCTION DATABASE   CML1170 CML1171-A  Page 3
10:39:40   QPABEV007Z       Project Summary Report    QTEMP   V020107     GMCTI
                           As of September 1, 2004

Project SPAB1066/ SAUCON VALLEY SQUARE

<Table>
<Caption>
                              Unit      Space     Leased Rentable              CURRENT           CHARGES
Operating as Name    Flr      Number  Start/End              Area   Chg   Frq    Payment Amount  Rate per Sq Unit
-----------------    ---    --------  ---------  ----------------   ---   ---  ----------------  ----------------
<S>                  <C>    <C>        <C>                 <C>      <C>   <C>         <C>               <C>
Starter's Pub, In    0001   050        12/35/90             5,208   MER   MON            166.62           .322075
                                       12/31/00                     TAX   MON            941.33          1.019581

Subway               0001   034         3/01/04             1,200   BRN   MON          1,837.50         10.375000
                                        2/28/09                     CAM   MON            149.76          1.497600
                                                                    HBR   MON             32.21           .322100
                                                                    TAX   MON            155.00          1.550000

Super Fresh          0001   020        12/05/98            47,827   BRN   MON         54,801.77         13.750000
                                       12/31/18                     CAM   MON          4,938.40          1.236820
                                                                    BRN
                                                                    BRN

Werkheiser Jewels    0001   030         1/01/04             1,200   BRN   MON          1,732.50         17.325000
                                       12/32/13                     CAM   MON            156.67          1.566700
                                                                    HBR   MON             32.21          0.322200
                                                                    TAX   MON            155.00          1.550000
                                                                    BRN

<Caption>
                         RENT INCREASES             DEPOSITS
Operating as Name           Date       Amount            Amount  Typ
-----------------        -------- -----------       -----------  ---
<S>                        <C>     <C>                <C>        <C>
Starter's Pub, In

                                                      40,000.00  SEC

Subway

                                                       1,850.00  SEC

Super Fresh               1/01/09   57,790.86
                          3/01/14   60,780.14

Werkheiser Jewels         1/01/09    1.019.13
                                                         500.01  SEC
                                                         700.00  SEC
                                                       1,050.00  SEC
                                                       1,050.00  SEC
</Table>

End of Report

<Page>

                                  SCHEDULE III

                                REQUIRED REPAIRS

                                     [NONE]

                                    SCH. X-3
<Page>

                                  SCHEDULE IV

                             Intentionally Omitted

                                    SCH. X-4
<Page>

                                   SCHEDULE V

                              Intentionally Omitted

                                    SCH. X-5
<Page>

                                  SCHEDULE VI

                              AFFILIATE AGREEMENTS

                              MANAGEMENT AGREEMENT

                                    SCH. X-6
<Page>

                              MANAGEMENT AGREEMENT

      IN CONSIDERATION of the mutual covenants and agreements herein contained,
Inland Western Bethlehem Saucon Valley DST, a Delaware statutory trust ("OWNER")
and Inland Northwest Management Corp., a Delaware corporation ("MANAGER"), agree
as follows:

      1.    OWNER hereby employs the MANAGER exclusively to rent, lease,
operate and manage the property commonly known as Saucon Valley Shopping Center
located in Bethlehem, Pennsylvania, and legally described on Exhibit "A"
attached hereto and made a part hereof (the "Premises"), upon the terms and
conditions hereinafter set forth, for a term beginning on the __________ day of
September, 2004 and ending on the 31st day of December, 2004 and thereafter for
three successive three year renewal periods, with the first such three year
renewal period commencing on January 1 of 2005 and ending December 31 of 2007,
unless on or before thirty (30) days prior to the date last above mentioned or
on or before thirty (30) days prior to the expiration of any such renewal
period, MANAGER shall notify OWNER in writing that it elects to terminate this
Agreement, in which case this Agreement shall be thereby terminated on said last
mentioned date. In addition, and notwithstanding the foregoing, OWNER may
terminate this Agreement at any time upon delivery of written notice to MANAGER
not less than thirty (30) days prior to the effective date of termination, in
the event of (and only in the event of) a showing by 0WNER of willful
misconduct, gross negligence, or deliberate malfeasance by MANAGER in the
performance of MANAGER's duties hereunder. In the event this Agreement is
terminated for any reason prior to the expiration of its original term or any
renewal term, the OWNER shall indemnify, protect, defend, save and hold the
MANAGER and all of its shareholders, officers, directors, employees, MANAGERS,
successors and assigns (collectively, "Indemnified Parties") harmless from and
against any and all claims, causes of

                                        1
<Page>

action, demands, suits, proceedings, loss, judgments, damage, awards, liens,
fines, coats, attorney's fees and expenses, of every kind and nature whatsoever
(collectively, "Losses"), which may be imposed on or incurred by the MANAGER by
reason of the willful misconduct, gross negligence and/or unlawful acts (such
unlawfulness having been adjudicated by a court of proper jurisdiction) of
OWNER.

      2.    THE MANAGER AGREES:

      2.1   To accept the management of the Premises, to the extent, for the
period, and up on the terms herein provided and agrees to furnish the services
of its organization for the rental, leasing, operation and management of the
Premises, and, without limiting the generality of the foregoing, the MANAGER
agrees to be responsible for those specific duties and functions set forth in
Section 3 hereof. MANAGER shall be entitled at all times to manage the Premises
in accordance with the MANAGER'S standard operating policies and procedures,
except to the extent that any specific provisions contained herein are to the
contrary, in which case MANAGER shall manage the Premises consistent with such
specific provisions. MANAGER agrees to use its best efforts to maintain the
highest occupancy at the highest rents for each space comprising the Premises.

      2.2   To render monthly reports for the Premises to the OWNER, to the
attention of the individual and address as directed by the OWNER from time to
time, and to remit to the OWNER the excess of Gross Income (as defined in
Section 3.3 hereof) over expenses paid per Section 3.4 hereof ("Net Proceeds")
for each month on or before the 15th day of the following month. MANAGER will
remit the Net Proceeds to the OWNER at the address as stated in Section 6.1
hereof. The reports to be submitted shall consist of the MANAGER'S Commercial
Income Report and Commercial Budget Variance Report, (samples of which are
attached as "Exhibit B") and such other

                                        2
<Page>

monthly, quarterly and annual reports as are customary in commercial property
management relationships and as reasonably requested by OWNER in writing from
time to time.

      2.3   In case the expenses paid per Section 3.4 hereof shall be in excess
of the Gross Income for any monthly period, MANAGER shall notify OWNER of same
and OWNER agrees to pay such excess immediately upon request from the MANAGER,
but nothing herein contained shall obligate the MANAGER to advance its own funds
on behalf of the OWNER. All advances by MANAGER on behalf of OWNER shall be paid
to MANAGER by OWNER within ten (10) days after request.

      2.4   To prepare annualized budgets for operation of the Premises and
submit same to the OWNER for approval. Such budgets shall be for planning and
informational purposes only, and the MANAGER shall have no liability to the
OWNER for any failure to meet any such budget. However, MANAGER will use its
best efforts to operate the Premises within the approved budget. The parties
acknowledge that the first such annual budget has been prepared and approved for
the year commencing September __, 2004 and ending on December 31, 2004.
Notwithstanding the period covered by the first annual budget, all subsequent
annual budgets shall cover the period from January 1st of each year through
December 31st of such year. The proposed annual budget for each calendar year
shall be submitted by MANAGER to the OWNER by December 1 st of the year
preceding the year for which it applies. OWNER shall notify MANAGER within
fifteen (15) days as to whether OWNER has approved the proposed annual budget or
not. If the OWNER disapproves the proposed budget, the OWNER shall notify the
MANAGER of what, specifically, OWNER disapproves of, and the OWNER and MANAGER
shall make the necessary amendments to the annual budget. During the time OWNER
and MANAGER are preparing these amendments, MANAGER will continue to operate the
Premises according to the last approved budget. The OWNER'S approval of the
annual

                                        3
<Page>

budget shall constitute approval for the MANAGER to expend sums for all budgeted
expenditures, without the necessity to obtain additional approval of the OWNER
under any other expenditure limitations as set forth elsewhere in this
Agreement.

      3.    THE OWNER AGREES:

And does hereby give the MANAGER the following exclusive authority and powers
(all of which shall be exercised in the name of MANAGER, as MANAGER for the
OWNER) and the OWNER agrees to assume all expenses in connection therewith:

      3.1   To advertise the Premises or any part thereof and to display signs
thereon, as permitted by law; and to rent the same; to pay all expenses of
leasing the Premises, including but not limited to, newspaper and other
advertising, signage, banners, brochures, referral commissions, leasing
commissions, finder's fees and salaries, bonuses and other compensation of
leasing personnel responsible for the leasing of the Premises; to cause
references of prospective tenants to be investigated, it being understood and
agreed by the parties hereto that the MANAGER does not guarantee the credit
worthiness or collectibility of accounts receivable from tenants, users or
lessees; and to negotiate new leases and renewals and cancellations of existing
leases which shall be subject to the MANAGER obtaining OWNER'S approval. The
MANAGER may collect from tenants all or any of the following: a late rent
administrative charge, a non-negotiable check charge, credit report fee, a
subleasing administrative charge and/or broker's commission and need not account
for such charges and/or commission to the OWNER; to terminate tenancies and to
sign and serve in the name of the OWNER of the Premises such notices as are
deemed necessary by the MANAGER; to institute and prosecute actions to evict
tenants and to recover possession of the Premises or portions thereof; with

                                        4
<Page>

the OWNER'S authorization, to sue for in the name of the OWNER of the Premises
and recover rent and other sums due; and to settle, compromise, and release
such actions or suite, or reinstate such tenancies. All expenses of litigation
including, but not limited to, attorneys' fees, filing fees, and court costs
which MANAGER shall incur in connection with the collecting of rent and other
sums, or to recover possession of the Premises or any portion thereof shall be
deemed to be an operational expense of the Premises, MANAGER and OWNER shall
concur on the selection of the attorney to handle such litigation.

      3.2   To hire, supervise, discharge, and pay all labor required (or the
operation and maintenance of the Premises including but not limited to on site
personnel, managers, assistant managers, leasing consultants, engineers,
janitors, maintenance supervisors and other employees required for the operation
and maintenance of the Premises, including personnel spending a portion of their
working hours (to be charged on a pro rata basis) at the Premises (all of whom
shall be deemed employees of the Premises, not of the MANAGER). All expenses of
such employment shall be deemed operational expenses of the Premises. To make or
cause to be made all ordinary repairs and replacements necessary TO preserve the
Premises in its present condition and for the operating efficiency thereof and
all alterations required to comply with lease requirements, and to do decorating
on the Premises; to negotiate and enter into, as MANAGER of the OWNER of the
Premises, contracts for all items on budgets that have been approved by OWNER,
any emergency services or repairs for items not exceeding $5,000.00, appropriate
service agreements and labor agreements for normal operation of the Premises,
which have terms not to exceed three (3) years, and agreements for all budgeted
maintenance, minor alterations, and utility services, including, but not limited
to, electricity, gas, fuel, water, telephone, window washing, scavenger service.
Landscaping snow removal,

                                        5
<Page>

pest exterminating, decorating and legal services in connection with the leases
and service agreements relating to the Premises, and other services or such of
them as the MANAGER may consider appropriate; and to purchase supplies and pay
all bills. MANAGER shall use its best efforts to obtain the foregoing services
and utilities for the Premises at the most economical costs and terms available
to MANAGER. The OWNER hereby appoints MANAGER as OWNER'S authorized MANAGER for
the purpose of executing, as managing MANAGER for said OWNER, all such
contracts. In addition, the OWNER agrees to specifically assume in writing all
obligations under all such contracts so entered into by the MANAGER, on behalf
of the OWNER of the Premises, upon the termination of this Agreement and the
OWNER shall indemnify, protect, save, defend and hold the MANAGER and all of its
shareholders, officers, directors, employees, MANAGERS, successors and assigns
harmless from and against any and all claims, causes of action, demands, suits,
proceedings, loss, judgments, damage, awards, liens, fines, costs, attorney's
fees and expenses, of every kind and nature whatsoever, resulting from, arising
out of or in any way related to such contracts and which relate to or concern
matters occurring after termination of this Agreement, hut excluding matters
arising out of MANAGER'S willful misconduct, gross negligence and/or unlawful
acts. MANAGER shall secure the approval of, and execution of appropriate
contracts by, the OWNER for any non-budgeted and non emergency/contingency
capital items, alterations or other expenditures in excess of $5,000.00 for any
one item, securing for each item at least three (3) written bids, if
practicable, or providing evidence satisfactory to OWNER that the contract
amount is lower than industry standard pricing, from responsible contractors.
MANAGER shall have the right from time to time during the term hereof, to
contract with and make purchases from subsidiaries and affiliates of the
MANAGER, provided that contract rates and prices are competitive with other
available sources. The MANAGER may at any

                                        6
<Page>

time and from time to time request and receives the prior written authorization
of the OWNER of the Premises of any one or more purchases or other expenditures,
notwithstanding that the MANAGER may otherwise be authorized hereunder to make
such purchases or expenditures.

      3.3   To collect rents and/or assessments and other items, including but
not limited to tenant payments for real estate taxes, property liability and
other Insurance, damages and repairs, common area maintenance, tax reduction
fees and all other tenant reimbursements, admnistrative charges, proceeds of
rental interruption Insurance, parking fees, income from coin operated machines
and other miscellaneous income, due or to become due (all such items being
referred to herein as "Gross Income") and give receipts therefor and to deposit
all such Gross Income collected hereunder in the MANAGER'S custodial account
which the MANAGER will open and maintain, in a state or national bank of the
MANAGER'S choice and whose deposits are insured by the Federal Deposit Insurance
Corporation, exclusively for the Premises and any other properties owned by
OWNER (or any entity that is owned or controlled by the general partner of the
OWNER) and managed by MANAGER. OWNER agrees that MANAGER shall be authorized to
maintain a reasonable minimum balance (to be determined jointly from time to
time) in such account. MANAGER may endorse any and all checks received in
connection with the operation of the Premises and drawn to the order of the
OWNER and the OWNER shall, upon request, furnish the MANAGER'S depository with
an appropriate authorisation for the MANAGER to mate such endorsement.

      3.4   To pay all expenses of the Premises from the Gross Income collected
in accordance with 3.3 above, from the MANAGER'S custodial account. It is
understood that the Gross Income will be used first to pay the compensation to
the MANAGER as contained in Paragraph 5'below, then operational expenses and
then any mortgage indebtedness, including real estate tax and insurance

                                        7
<Page>

impounds, but only as directed by the OWNER in writing and only if sufficient
Gross Income is available for such payments.

      3.5   Nothing in this Agreement shall be interpreted in such a manner as
to obligate the MANAGER to pay from Gross Income, any expenses incurred by OWNER
prior to the commencement of this Agreement, except to the extent the OWNER
advances additional funds to pall such expenses.

      3.6   To collect and handle tenants' security deposits, including the
right to apply such security deposit to unpaid rent, and to comply, on behalf of
the OWNER of the Premises, with applicable state or local laws concerning
security deposits and interest thereon, if any.

      3.7   The MANAGER shall nor be required to advance any monies for the care
or management of the Premises, arid the OWNER agrees to advance all monies
necessary therefor. If the MANAGER shall elect to advance any money in
connection with the Premises, the OWNER agrees to reimburse the MANAGER
forthwith and Hereby authorizes the MANAGER to deduct such advances from any
monies due the OWNER.

      3.8   In connection with any insured losses or damages, to handle all
steps necessary regarding any such claim; provided that the MANAGER will not
make any adjustments or settlements in excess of $10,000.00 without the OWNER'S
prior written consent.

      3.9   Notwithstanding anything to the contrary contained in this
Agreement, OWNER acknowledges and agrees that any or all of the duties of
MANAGER as contained herein may be delegated by MANAGER and performed by a
person or entity ("Submanager"} with whom MANAGER contracts for the purpose of
performing such duties. OWNER specifically grants MANAGER the authority to
enter into such a contract with a Submanager; provided that OWNER

                                        8
<Page>

shall have no liability or responsibility to any such Submanager for the payment
of the Submanager's fee or for reimbursement to the Submanager of its expenses
or to indemnify the Submanager in any manner for any matter; and provided
further that MANAGER shall require such Submanager to agree, in the written
agreement setting forth the duties arid obligations of such Submanager, to
indemnify the OWNER for all loss, damage or claims incurred by OWNER as a result
of the willful misconduct, gross negligence and/or unlawful acts of the
Submanager. OWNER further acknowledges and agrees that MANAGER may assign this
Agreement and all of MANAGER's rights and obligations hereunder, to another
management entity that is then managing other properly for OWNER. ("Successor
Manager"). OWNER specifically grants MANAGER the authority to make such an
assignment to a Successor Manager.

      4.    THE OWNER FURTHER AGREES:

      4.1   To indemnify, defend, protect, save and hold the MANAGER and all of
its shareholders, officers, directors, employees, agents, successors and assigns
(collectively, "Indemnified Parties") harmless from any and all claims, causes
of action, demands, suits, proceedings, loss, judgments, damage, awards, liens,
fines, costs, attorney's fees and expenses, of every kind and nature whatsoever
(collectively, "Losses") in connection with or in anyway related to the Premises
and from liability for damage to the Premises and injures to or death of any
person whomsoever, and damage to property; provided, however, that such
Indemnification shall not extend to any such Losses arising out of the willful
misconduct, gross negligence and/or unlawful acts (such unlawfulness having been
adjudicated by a court of proper jurisdiction) of MANAGER or any of the other
Indemnified Parties, OWNER agrees to procure and carry at its own expense Public
Liability Insurance, Fire and Extended

                                        9
<Page>

Coverage Insurance, Burglary and Theft Insurance, Rental Interruption Insurance,
Flood Insurance (if appropriate) and Boiler Insurance (if appropriate) naming
the OWNER and the MANAGER as insureds and adequate to protect their interests
and in form, substance, and amounts reasonably satisfactory to the MANAGER, and
to furnish to the MANAGER certificates arid policies evidencing the existence
of such Insurance. The premiums for all such insurance maintained by the OWNER
shall be paid by either the OWNER directly or, provided sufficient Gross Income
is available, by the MANAGER from such Gross Income. Unless the OWNER shall
provide such insurance and furnish such certificate and policy within ten (10)
days from the date of this Agreement, the MANAGER may, in its sole discretion,
but shall not be obligated to, place said insurance and charge the cost thereof
to the account of the OWNER. All such insurance policies shall provide that the
MANAGER shall receive thirty (30) days' written notice prior to cancellation of
the policy. MANAGER shall not be liable for any error of judgment or for any
mistake of fact or law, or for any thing which it may do or refrain from doing,
except in cases of willful misconduct, gross negligence and/or unlawful acts
(such unlawfulness having been adjudicated by a court of proper jurisdiction).

      4.2   OWNER hereby warrants and represents to MANAGER that to the best of
OWNER'S knowledge, neither the Premises, nor any part thereof, has previously
been or is presently being used to treat, deposit, store, dispose of or place
any hazardous substance, that may subject MANAGER to liability or claims under
the Comprehensive Environmental Response, Compensation and Liability Act of 1980
(42 U.S.C.A. Section 9607) or any constitutional provision, statute, ordinance,
law, or regulation of any governmental body or of any order or ruling of any
public authority or official thereof, having or claiming to have jurisdiction
thereover. Furthermore, OWNER agrees to indemnify, protect, defend, save and
hold the MANAGER and all of as shareholders, officers, directors.

                                       10

<Page>

employees, agents, successors and assigns harmless from any and all claims,
causes of action, demands, suits, proceedings, loss, judgments, damage, awards,
liens, fines, costs, attorney's fees and expenses, of every kind and nature
whatsoever, involving, concerning or in any way related to any past, current or
future allegations regarding treatment, depositing, storage, disposal or
placement by any party other than MANAGER of hazardous substances on the
Premises.

      4.3   To give adequate advance written notice to the MANAGER if the OWNER
desires that the MANAGER make payment, out of Gross Income, to the extent funds
are available after the payment of the MANAGER'S compensation as contained in
Paragraph 5 and all operational expenses, of mortgage indebtedness, general
taxes, special assessments, or fire, boiler or any other insurance premiums. In
no event shall the MANAGER be required to advance its own money in payment of
any such indebtedness, taxes, assessments or premiums.

      5.    THE OWNER AGREES TO PAY THE MANAGER, AS A MONTHLY MANAGEMENT FEE
HEREUNDER, an amount no greater than four and one half percent (4 1/2%) of Gross
Income for the month for which the payment is made, which shall be deducted
monthly by the MANAGER and retained by the MANAGER from Gross Income prior to
payment to OWNER of Net Proceeds. Such Management Fee shall be compensation for
those services specified herein. Any services beyond those specified herein,
such as sales brokerage, construction management, loan origination and
servicing, property tax reduction and risk management service, shall be
performed by MANAGER and compensated by OWNER only if the parties agree on the
scope of such work and provided that the compensation to be paid therefor wilt
nor exceed 90% of that which would be paid to unrelated parties providing such
services and provided further that all such compensation must be approved by a
majority of the independent directors of OWNER. OWNER acknowledges and agrees

                                       11
<Page>

that MANAGER may pay or assign all or any portion of its Management Fee to a
Submanager as described in section 3.9 hereof.

      5.1   MANAGER shall retain all administrative charges actually collected
from tenants in connection with annual common area maintenance reconciliations
and tenant chargebacks for same.

      6.    IT IS MUTUALLY AGREED THAT:

      6.1   OWNER shall designate one (1) person to serve as OWNER'S
Representative in all dealings with MANAGER hereunder. Whenever the notification
and reporting to OWNER or the approval, consent or other action of OWNER is
called for hereunder, any such notification and reporting if sent to or
specified in writing to the OWNER'S Representative, and any such approval,
consent or action if executed by OWNER'S Representative, shall be binding an
OWNER. The OWNER'S Representative shall be:

<Table>
<Caption>
        Name                   Address
        ----                   -------
        <S>                    <C>
        Robetra S. Marlin      2901 Butterfield Road, Oak Brook, Illinois 60523
</Table>

      The OWNER'S Representative maybe changed at the discretion of the OWNER,
at any time and from time to time, and shall be effective upon MANAGER'S receipt
of written notice of the new OWNER'S Representative.

      6.2   The OWNER expressly withholds from the MANAGER any power or
authority to mate any structural changes in any building or to make any other
major alterations or additions in or to any such building or equipment therein,
or to incur any expense chargeable to the OWNER, other than expenses related to
exercising the express powers above vested in the MANAGER without the prior
written direction of the OWNER'S Representative, except such emergency repairs
as may be required to ensure the safety of persons or property or which are
immediately necessary for the

                                       12
<Page>

preservation and safety of the Premises or the safety of the tenants and
occupants thereof or are required to avoid the suspension of any necessary
service to the Premises. The person identified above as the OWNER'S
Representative (and any designated successor or successors to such OWNER'S
Representative) shall be the OWNER'S exclusive representative for all purposes
hereof, and the MANAGER shall have the absolute right to rely upon all
decisions, approvals and directions of such person. Such representative shall
have the right to designate a successor representative by written notice to
tine MANAGER.

      6.3   The MANAGER shall be responsible for notifying OWNER in the event it
receives notice that any building on the Premises or any equipment therein does
not comply with the requirements of any statute, ordinance, law or regulation of
any governmental body or of any public authority or official thereof having or
claiming to have jurisdiction thereover. MANAGER shall promptly forward to the
OWNER any complaints, warnings, notices or summonses received by it relating to
such matters. The OWNER represents that to the best of its knowledge the
Premises and such equipment comply with all such requirements and authorizes the
MANAGER to disclose the OWNER of the Premises to any such officials and agrees
to indemnify, protect, defend, save and hold the MANAGER and the other
Indemnified Parties harmless of and from any and all Losses which may be imposed
on them or any of them by reason of the failure of OWNER to correct any present
or future violation or alleged violation of any and all present or future laws,
ordinances, statutes, or regulations of any public authority or official
thereof, having or claiming to have jurisdiction thereover, of which it has
actual notice.

      6.4   In the event it is alleged or charged that any building on the
Premises or any equipment therein or any act or failure to act by the OWNER with
respect to the Premises or the sale, rental, or

                                       13
<Page>

other disposition thereof fails to comply with, or is in violation of, any of
the requirements of any constitutional provision, stature, ordinance, law, or
regulation of any governmental body or any order or ruling of any public
authority or official thereof having or claiming to have jurisdiction thereover,
and the MANAGER, in its sole and absolute discretion, considers that the action
or position of the OWNER, with respect thereto may result in damage or liability
to the MANAGER, the MANAGER shall have the right to cancel this Agreement at any
time by written notice to the OWNER of its election so to do, which cancellation
shall be effective upon the service of such notice. Such notice may be served
personally or by registered mail, on or to the person named to receive the
MANAGER'S monthly statement at the address designated for such person as
provided in Paragraph 6.1 above, and if served by mail shall be deemed to have
been served when deposited in the mails. Such cancellation shall not release the
indemnities of the OWNER, set forth in this Agreement, including, but not
limited to, those set forth in Paragraphs 1, 3.2, 4.1, 4.2 and 6.3 above and
shall not terminate any liability or obligation of the OWNER to the MANAGER for
any payment, reimbursements, or other sum of money then due and payable to the
MANAGER hereunder.

      6.5   All personnel expenses, including but not limited to, wages,
salaries, insurance, fringe benefits, employment related taxes and other
governmental charges, shall be charges incurred in connection with the Premises
for purposes of Paragraph 3.4 hereof, to the extent such expenses are
apportioned by the MANAGER to services rendered for the benefit of the Premises.
The number and classification of employees serving the Premises shall be as
determined by the MANAGER to be appropriate for the proper operation of the
Premises; provided that the OWNER may request changes in the number and/or
classifications of employees, arid the MANAGER shall make such changes unless
in its judgment the resulting level of operation and/or maintenance of The
Premises will be

                                       14
<Page>

inadequate. The MANAGER shall honor any collective bargaining contract covering
employment at the Premises which is in effect upon the date of execution of this
Agreement; provided that the MANAGER shall not assume or otherwise become a
party to such contract for any purpose whatsoever and all personnel subject to
such contract shall be considered the employees of the Premises and not the
MANAGER.

      7.    The OWNER shall pay or reimburse the MANAGER for any sums of money
due it under this Agreement for services and advances prior to termination of
this Agreement. All provisions of this Agreement that require the OWNER to have
insured, or to protect, defend, save, hold and indemnify or to reimburse the
MANAGER shall survive any expiration or termination of this Agreement and, if
MANAGER is or becomes involved in any claim, proceeding or litigation by reason
of having been the MANAGER of the OWNER, such provisions shall apply as if this
Agreement were still in effect. The parties understand and agree that the
MANAGER may withhold funds for sixty (60) days after the end of the month in
which thus Agreement is terminated to pay bills previously incurred but not yet
invoiced and to close accounts. Should the funds withheld be insufficient to
meet the obligation of the MANAGER to pay bills previously incurred, the OWNER
will upon demand advance sufficient funds to the MANAGER to ensure fulfillment
of MANAGER'S obligation to do so, within ten (10) days of receipt of notice and
an itemization of such unpaid bills.

      8.    Nothing contained herein shall be construed as creating any rights
in third parties who are not the parties to this Agreement, nor shall anything
contained herein be construed to impose any liability upon OWNER or MANAGER for
the performance by the OWNER or MANAGER under any other agreement they have
entered into or may in the future enter into, without the express written
consent of the other having been obtained. Nothing contained in this Agreement
shall be

                                       15
<Page>

deemed or construed to create a partnership or jointventure between OWNER and
MANAGER or to cause either party to be responsible in any way for the debts or
obligations of the other or any other party (but nothing contained herein shall
affect MANAGER'S responsibility to transmit payments for the account of OWNER as
provided herein), it being the Intention of the parties that the only
relationship hereunder is that of MANAGER and principal.

      9.    Wherever possible, each provision of this Agreement shall be
interpreted in such manner as to be effective and valid under applicable law,
but if any provision of this agreement shall be prohibited or invalid under such
law, such provision shall be ineffective only to the extent of such prohibition
or invalidity, without invalidating the remainder of such provision or the
remaining provisions of this Agreement. This Agreement, its validity,
performance and enforcement shall be construed in accordance with, and governed
by, the laws of the State in which the Premises are located.

      10.   This Agreement shall be binding upon the successors and assigns of
the MANAGER and the heirs, administrators, executors, successors, and assignees
of the OWNER. This Agreement contains the entire Agreement of the parties
relating to the subject matter hereof, and there are no understandings,
representations or undertakings by either party except as herein contained. This
Agreement may be modified solely by a written agreement executed by both
parties hereto.

      11.   If any party hereto defaults under the terms or conditions of this
Agreement, the defaulting party shall pay the non-defaulting party's court costs
and attorney's fees incurred in the enforcement of any provision of this
Agreement.

      12.   The failure of either party to this Agreement to, in any one or more
instances, insist upon the performance of any of the terms, covenants or
conditions of this Agreement, or to exercise

                                       16
<Page>

any rights or privileges conferred in this Agreement, shall not be construed as
thereafter waiving any such terms, covenants, conditions, rights or privileges,
but the same shall continue in full force and effect as if no such forbearance
or waiver had occurred.

      13.   This Agreement is deemed to have bean drafted jointly by the
parties, and any uncertainty or ambiguity shall not be construed for or against
either party as an attribution of drafting to either party.

      14.   All notices given under this Agreement shall be sent by certified
mail, return receipt requested, sent by facsimile transmission, or hand
delivered at:

      FOR OWNER:                               FOR MANAGER:

      Inland Western Bethlehem                 Inland Northwest Management Corp.
        Saucon Valley DST                      Attn: Thomas P. McGuinness
      Attn: Roberta S. Matlin                  2907 Butterfield Road
      2901 Butterfield Road                    Oak Brook, Illinois 60523
      Oak Brook, Illinois 60523                Fax: #630/218-2518
      Fax: #630/218-4935

                                       17
<Page>

      IN WITNESS WHEREOF, the parties hereto have affixed or caused to be
affixed their respective signatures this __ day of September, 2004.

MANAGER:                               OWNER:

INLAND NORTHWEST MANAGEMENT            INLAND WESTERN SAUCON VALLEY DST,
CORP., a Delaware corporation          a Delaware statutory trust

By: /s/ [ILLEGIBLE]
   -------------------                 By: INLAND WESTERN RETAIL REAL
Its: President                              ESTATE TRUST, INC., a Maryland
    -------------------                     corporation, as Signatory Trustee

                                       By: /s/ Valerie Medina
                                          --------------------------------------
                                       Name:  Valerie Medina
                                            ------------------------------------
                                       Title: Asst. Secretary
                                             -----------------------------------

                                       18
<Page>

                                  SCHEDULE VII

                             Intentionally Omitted

                                    SCH. X-7
<Page>

                                 SCHEDULE VIII

                             Intentionally Omitted

                                    SCH. X-8
<Page>

                                  SCHEDULE IX

                             Intentionally Omitted

                                    SCH. X-9
<Page>

                                   SCHEDULE X

                         OTHER CONTRACT FUNDS AGREEMENTS

                                     [NONE]

                                    SCH. X-10QuickLinks
 -- Click here to rapidly navigate through this document
  

Exhibit 10.01  

 
 

SHALIMAR OFFICES, LLC
  NATIONWIDE FINANCIAL SOLUTIONS, INC., LEASE    
    

        THIS LEASE, made and entered into the 1st day of April 2004 between Shalimar Offices, LLC, and Nationwide Financial Solutions, Inc., (herein
respectively called Lessor" and "Lessee" without regard to gender or number). 

1.     SUMMARY OF LEASE TERMS  

        1.01 The
Premises referred to in this Lease contain approximately 4,859 gross square feet located as shown on Exhibit A and Exhibit A-I attached
(Units 100, 101, and 102). 

        1.02 The
Project referred to in this Lease is the Country Club Office Condos located west of the Price Freeway and north of Southern Avenue in Tempe, Arizona, consisting of
approximately 11,753 gross square feet. The Project address is 3231 South Country Club Way, Tempe, Arizona 85282. 

        1.03 Lessee's
permitted use: Financial services and other related business operations, including but not limited to debt relief services. 

        1.04 Lease
Term: The Lease Term Commences on April 1, 2004, and ends on March 31, 2009. 

        1.05 Base
Monthly Rent: On the 4,859 square foot base, the Base Monthly Rent shall be seven thousand six hundred ninety-three and 42/100 Dollars ($7,693.42) (see rent
schedule in Exhibit B) in lawful money of the United States of America, payable monthly in advance. 

        1.06 Additional
Expense: Management Fee: The management fee in addition to the Base Monthly Rent shall be $100.00. 

        1.07 Additional
Expense: Property Tax: The property tax fee in addition to the Base Monthly Rent shall be $1,100.00. 

        1.08 Additional
Expense: Property Dues: The property dues fee in addition to the Base Monthly Rent shall be $192.40. 

        1.09 Security
Deposit: Equal to the last months rent of $9,351.40 in lawful money of the United States of America, payable in advance. 

        1.10 Rent
abatement equal to the first months rent payment or $7,693.42. 

        1.11 Number of parking spaces available to Lessee: Five covered and 15 open spaces. Unallocated parking on city surface
streets.

	1.12	 	Lessor:	 	Shalimar Offices, LLC
	 	 	Address:	 	14312 E. Thoroughbred Trl

Scottsdale, AZ 85259
	

1.13	
 	

Lessee:	
 	

Nationwide Financial Services, Inc.
	 	 	Address:	 	3231 S. Country Club Way, Suite 102

Tempe, AZ 85282

1

 

        1.14 Notice
Addresses: 

	Shalimar Offices, LLC	 	Nationwide Financial Services, Inc.
	14312 E. Thoroughbred Trl	 	3231 S. Country Club Way
	Scottsdale, AZ 85259	 	Suite 102

Tempe, AZ 85282

2.     LEASED PREMISES

        2.01 Lessor
leases to Lessee and Lessee hires from Lessor the Premises described in Section 1.01, together with a coterminous, nonexclusive license to use the
driveways, parking lots, sidewalks and other common areas associated with the Project (collectively, the "Common Areas") in accordance with the terms of this Lease. By taking possession of the
Premises, Lessee acknowledges that it has examined the Premises and accepts the Premises in their present condition, subject to any additional work Lessor has agreed to do as stated on
Exhibit B attached. Except as provided on Exhibit B, Lessor is under no other obligation to alter, change, decorate or improve the Premises. 

3.     TERM

        3.01 The
term of this Lease shall be for a period of 60 full calendar months, plus the partial month, if any, immediately following the commencement of the lease term
("Lease Term"). The Lease Term shall commence on April 1, 2004. 

4.     BASE MONTHLY RENT

        4.01 The
Base Monthly Rent for the first month of the Lease Term plus the Additional Rent is due and payable upon execution of this Lease; thereafter, it shall be due on the
first day of each calendar month of the Lease Term. Lessee will pay, without deduction or offset, prior notice or demand, Base Monthly Rent plus the Additional Rent at the place designated by Lessor
from time to time. In the event that the Term of this Lease commences or ends on a day other than the first day of a calendar month, the Base Monthly Rent and Additional Rent shall be prorated using a
thirty (30) day month. 

        4.02 Any
installment of rent or any other charge payable by Lessee which is not paid within ten (10) days after it becomes due will bear a late charge equal to ten
percent (10%) of such installment or the sum of twenty-five dollars ($25.00) whichever is greater, and in addition, interest on said delinquent payment at the rate of ten percent (10%) per
annum for the period such item of rent remains unpaid. A twenty-five dollar ($25.00) handling charge will be paid by Lessee to Lessor for each returned check and, thereafter, Lessee will
pay all future payments of rent by money order or cashiers check. 

        4.03 On
April 1, 2005, and on each April 1 thereafter during the Lease Term, including any extensions or
renewals thereof, the Base Monthly Rent payable by Lessee for each month during the ensuing twelve (12) month period (or such shorter period as may be determined by reason of any earlier
expiration or termination of the Lease Term) shall be increased to an amount determined by multiplying the amount of the Base Monthly Rent plus the four additional fees in effect for the last month
prior to the date of such adjustment by 110%. 

5.     ADDITIONAL RENT

        5.01 All
charges payable by Lessee other than Base Monthly Rent are called "Additional Rent." Unless this Lease provides otherwise, Additional Rent shall be paid with the
next monthly installment of Base Monthly Rent. As used herein, the term "Rent" means Base Monthly Rent and Additional Rent, and the phrase "Lessee's Proportionate Share" means 70% (which reflects
Lessee's portion of the gross leasable area of the Project). 

2

 

        5.02 Lessee
shall pay, as Additional Rent, all excise, privilege, sales, rental or transaction privilege taxes levied or assessed by any governmental authority against, on
account of, allocable to or measured by any or all amounts payable hereunder by Lessee or the receipt thereof by Lessor (except state or federal income taxes levied or assessed against Lessor). 

        5.03 "Operating
Costs" are all costs and expenses incurred by Lessor during the term of this Lease in connection with owning, operating, maintaining, managing, repairing and
insuring the Project including, but not limited to, the following: all management fees; the cost of all supplies, materials, labor, equipment, and utilities (including but not limited to, water,
electricity, gas, lighting, sewer, and waste disposal) used in or related to the operation, maintenance and repair of the Common Areas; all amounts payable to any owners' association under any
covenants, conditions or restrictions applicable to the Project; all real estate tax consulting fees; all fees for licenses or permits related to the ownership or operation of the Project; all
premiums and costs of liability, casualty, property and other insurance related to the Project; all costs of patching, overlaying, sealing and restriping roadways, driveways and parking areas; all
costs of preventative maintenance of all building roofs and 70% annually of the replacement cost of the building roof; maintenance and repair costs related to building exteriors including painting;
amortization (along with reasonable financing charges) of capital improvements made to the Common Areas which may be required by any government authority or which will improve the operating efficiency
of the Project. Except as specified above, Operating Costs shall not include costs relating to structural repairs, or the maintenance or repair of any interior space other than the Premises. Operating
Costs will not include depreciation of the Premises nor any overhead, or general and administrative charges of Lessor or its employees. 

        5.04 Lessee's
total "Additional Rent" costs for this project are currently estimated to be $100 for Management Fees, $1,100 for Property Taxes, and $192.40 for Property
Dues. These amounts may be adjusted up or down depending on the actual incurred expenses as outlined in section 5.02 & 5.03. 

        5.05 Lessee
is responsible for interior janitorial cleaning and utilities for their suite. 

        5.06 "Taxes"
are all fees, assessments, taxes and other charges of every kind whatsoever now or hereafter levied or assessed against the Project or the owner thereof or
imposed upon the Project or the owner thereof by any governmental or quasi-governmental entity, including any improvement districts, which are payable for any period during the term of this Lease. 

3

 

6.     USE OF PREMISES; QUIET CONDUCT; HAZARDOUS MATERIALS

        6.01 The
Premises may be used and occupied for Lessee's Permitted Use as defined in Section 1.03, and for other purposes with Lessor's prior written consent. Lessee
will comply with all covenants, conditions and restrictions of public record and with all laws, ordinances, orders and regulations affecting the Premises or Common Areas. Lessee shall not use the
Premises for, or carry on, or permit to be carried on, any offensive, noisy or dangerous trade, business, manufacture or occupation, nor permit any auction sale to be held or conducted on or about the
Premises. Lessee shall not do or suffer anything to be done upon the Premises that will cause structural injury to the Premises or the building of which the Premises are a part, or the Common Areas.
No part of the Premises shall be overloaded and no machinery, apparatus or other appliance shall be used or operated in or upon the Premises which will in any manner injure, vibrate or shake the
Premises or the building of which it is a part. No use shall be made of the Premises which will in any way impair the efficient operation of the sprinkler system (if any) within the building
containing the Premises. Lessee shall not create any nuisance or menace, or disturb the quiet enjoyment of other tenants. Use of the Premises shall be limited to the interior space and Lessee will not
cause, maintain or permit any outside storage on or about the Premises or Common Areas. In addition, Lessee will not allow any condition or thing to remain on or about the Premises or Common Areas
which may diminish the appearance or aesthetic qualities of the Premises or Common Areas of the Project. The keeping of a dog or other animal about the Premises is prohibited.  Notwithstanding the foregoing, animals used to
assist the handicapped shall be permitted in and around the Premises.

        6.02 Lessee
shall not cause or permit any Hazardous Material to be brought upon, kept, consumed, used, or produced in or about the Premises by Lessee, its agents, employees,
contractors, or invitees, without the prior written consent of Lessor. Excepted from the foregoing prohibition are the substances, if any, identified in Exhibit C attached, which Lessee hereby
agrees to transport, keep, store, use and dispose of in a manner that complies with all laws regulating any such Hazardous Material. If any substances are listed on Exhibit C, Lessee shall
provide Lessor with a written Best Management Practices Plan setting forth in detail how Lessee will store, use and handle such Hazardous Material. If Lessee breaches the obligations stated in the
preceding sentence, or if the presence of Hazardous Material on the Premises caused or permitted by Lessee results in contamination of the Premises or the Project or if contamination of the Premises
or Project by Hazardous Material otherwise occurs for which Lessee is legally liable, then Lessee shall indemnify, defend and hold Lessor harmless from any and all claims, judgment, damages,
penalties, fines, costs, liabilities, or losses (including, without limitation, diminution in value of the Project, damages for the loss or restriction on use of rentable or usable space or of any
amenity of the Project, damages arising from any adverse impact on marketing of space in the building, and sums paid in settlement claims, attorney's fees, consultant fees and expert fees) which arise
during or after the Lease Term as a result of such contamination.. This indemnification of Lessor by Lessee includes, without limitation, costs incurred
in connection with any investigation or monitoring of site conditions or any cleanup, remedial, removal or restoration work required by any federal, state or local governmental agency or political
subdivision because of Hazardous Material present in the Premises or in the soil or ground water under the Project. Without limiting the foregoing, if the presence of any Hazardous Material on the
Premises caused or permitted by Lessee results in any contamination of the Premises or the Project, Lessee shall promptly take all actions at its sole expense as are necessary to return the Premises
or the Project to the condition existing prior to the introduction of any such Hazardous Materials to the Premises or the Project; provided that Lessor's approval of such actions shall first be
obtained, which approval shall not be unreasonably withheld so long as such actions would not potentially have any material adverse long-term or short-term effect on the
Premises. The obligations of Lessee under this Section 7.02 shall survive the expiration or termination of this Lease. 

4

 

        6.03 Lessee
shall immediately notify Lessor in writing of any condition or occurrence on or with respect to the Premises or the Project that has resulted or would reasonably
be expected to result in noncompliance by Lessee of any laws regulating any Hazardous Materials, or which has resulted or may result in the contamination of any portion of the Premises or the Project,
or form the basis of any claim under the indemnification provisions of Section 7.02. Lessor may, upon ten (10) days prior written notice to
Lessee, undertake an environmental audit of the Premises and the Project for the account of Lessor at any time during the Lease Term; provided, however, if any contamination is
found to have been caused or permitted by Lessee, Lessee shall promptly reimburse Lessor for the cost of such audit and shall immediately comply with its obligations under Section 7.02. 

        6.04 "Hazardous
Material" is used in its broadest sense and shall include, but not be limited to, any petroleum base products, pesticides, paints and solvents,
polychlorinated biphenyl, lead, cyanides, DDT, acids, ammonium compounds and other chemical or natural products and any substance or material defined or designated a contaminant or hazardous or toxic
substance, material or waste or other similar term, by any federal, state or local statute, regulation or ordinance presently in effect or that may be promulgated in the future, and as such statutes,
regulations and ordinances may be amended from time to time. 

7.     PERSONAL PROPERTY TAXES

        7.01 Lessee
will pay all taxes charged or assessed against trade fixtures, furnishings, equipment or any personal property belonging to Lessee. Lessee will cause all
personal property taxes to be billed separately to Lessee. If any taxes on Lessee's personal property are charged or assessed to Lessor, Lessee will pay Lessor the taxes for the personal property
promptly upon demand. 

8.     PARKING

        8.01 Lessee
and Lessee's customers, suppliers, employees and invitees (not to include vehicles storing Hazardous Materials) shall have a non-exclusive license to
park in common with other tenants in the parking facilities as designated by Lessor. Lessee agrees not to overburden the parking facilities and agrees to cooperate with Lessor and other tenants in the
use of the parking facilities. Lessor reserves the right to assign specific spaces to Lessee or other tenants, to make changes in the Common Areas (including the parking layout) from time to time, to
promulgate parking rules and regulations and to establish reasonable time limits on parking. Lessee, its customers, suppliers, employees and invitees collectively at any given time shall not occupy
more than the maximum number of parking spaces designated in Section 1.11; however, Lessor does not represent or warrant that the number of parking spaces specified in Section 1.11 at
all times will be available for use by Lessee and its customers, suppliers, employees and invitees. Lessee shall not use or obstruct any loading dock that is not located directly adjacent to the
Premises or obstruct any driveway or parking space. 

9.     UTILITIES

        9.01 Lessee
will pay for all electricity and other services metered, chargeable or provided to the Premises. Lessor will pay for water and sewer charges. If Lessee uses
water in connection with any manufacturing activity or if Lessee uses water in processing its products, Lessor may, at Lessee's expense, separately meter Lessee's Premises or estimate the water usage
and the cost of such water and sewer will be paid by Lessee. Lessor will not be liable or deemed in default hereunder nor will there be any abatement of rent for any interruption or reduction of
utilities or services unless caused by Lessor. Notwithstanding the foregoing, if such interruption in utilities is not cured within sixty
(60) days Lessee shall have an option to terminate this lease, without penalty. Lessee agrees to comply with energy conservation programs implemented by Lessor to comply
with applicable laws or ordinances. 

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        9.02 Lessee
shall not place any trash or refuse in any area outside the building except in closed containers or dumpsters designed for that purpose. Lessor shall not be
required to furnish any janitorial or cleaning for the Premises. 

10.   ALTERATIONS, MECHANIC'S LIENS

        10.01     Except
as otherwise provided in Exhibit B, Lessee will not make any alterations to the Premises without Lessor's prior written consent, which
Lessor may withhold at its sole discretion. No such alterations may proceed without Lessor's prior written approval of: (i) Lessee's contractor; (ii) detailed plans and specifications
for such work approved by the applicable governmental agencies; (iii) Lessee's contractor's waiver of its mechanic's lien rights and guarantee that any mechanic's liens placed against the
Premises will be removed within thirty (30) days of receipt of notice of intent to file lien; and (iv) adequate proof of insurance
indicating that Lessee's contractor carries workers' compensation insurance and is insured for public liability, automobile liability (owned and non-owned) and property damage with
combined single limit per occurrence coverage of not less than $1,000,000. In addition, before alterations may begin, valid building permits or other required permits or licenses must be furnished to
Lessor. Once the alterations begin, Lessee will diligently and continuously pursue their completion. At Lessor's option, any alteration may become part of the realty and belong to Lessor. Lessee shall
be responsible for meeting all requirements of the Americans with Disabilities Act (ADA). 

        10.02     Notwithstanding
anything in Section 11.01, Lessee, with written consent of Lessor, may install trade fixtures, equipment and machinery in
conformance with the ordinance of the applicable city and county, and the same shall be removed at or before termination of this Lease, if so required by Lessor. Lessee shall repair at its cost and
expense any damage to the Premises caused by such removal. 

        10.03     Lessee
will pay all costs for alterations made by or through Lessee and will keep the Premises and the building of which the Premises are a part free
from any mechanic's or material supplier's liens arising out of work performed for, materials furnished to, or obligations incurred by Lessee. 

        10.04     Lessor
will have the right to construct or permit construction of tenant improvements in or about the Project for existing and new tenants and to alter
any buildings and Common Areas, Lessee understands and agrees that such construction will not be deemed to constitute a breach of this Lease by Lessor. 

11.   CASUALTY INSURANCE AND LIABILITY INSURANCE

        11.01     Throughout
the Lease Term, Lessor shall maintain in force a property insurance policy covering all risks of direct physical loss or damage, other than
those exclusions contained in Special Form coverage similar to the most recent edition of ISO form number CP 1030. Such policy shall include coverage for (a) the building containing the
Premises in an amount equal to 100% of its full replacement cost, without offset for depreciation, (b) any tenant improvements constituting a part of the Premise, and (c) business
interruption in an amount equal to 100% of Lessor's losses. 

        11.02     Throughout
the Lease Term, Lessor shall maintain in force a comprehensive general public liability insurance policy with minimum limits of $1,000,000 per
occurrence, covering claims for death, bodily injury, personal injury and/or property damage. 

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        11.03     Throughout
the Lease Term, Lessee, at its sole expense, shall maintain in force a property insurance policy covering all risks of direct physical loss or
damage, other than those exclusions contained in Special Form coverage similar to the most recent edition of ISO Form number CP 1030. Such policy shall include coverage for
(a) all of the Lessee's personal property and equipment in or about the Premises (including any trade fixtures and removable clean rooms) in an amount equal to 100% of its full replacement
cost, and (b) business interruption in an amount equal to 100% of Lessee's losses. 

        11.04     Throughout
the Lease Term, Lessee, at its sole expense, shall maintain in force a comprehensive, general liability insurance policy and a comprehensive,
automobile liability insurance policy for owned and non-owned vehicles, with minimum limits in each case of $2,000,000 per occurrence, covering claims for death, bodily injury, personal
injury and/or property damage. The required limits of liability shall not in any way limit Lessee's liability under paragraph 13.01 or under any other part of this Lease. Prior to occupancy,
certificates evidencing the efficacy of such policies and coverage must be delivered to Lessor, and Lessee shall notify Lessor, in writing, not less than thirty (30) days prior to any
cancellation or material change which affects the Lessor's interest. Lessee will provide evidence of renewed insurance coverage at each anniversary, prior to the expiration of any current policy.
Lessee's failure to provide evidence of this coverage to Lessor may, in Lessor's sole discretion, constitute a default under this Lease. 

        11.05     Except
as expressly authorized as a part of Lessee's Permitted Use, or as otherwise expressly consented to by Lessor in writing, Lessee shall not do or
permit anything to be done within or about the Premises which will increase the existing insurance premium on the Project or any part thereof or cause the cancellation of any insurance policy covering
the Project or any part thereof. Nor shall Lessee keep, use or sell, or permit anyone to keep, use or sell, any article in or about the Premises which may be prohibited by the standard form of fire
and other insurance policies. Lessee, at its sole cost and expense, shall comply with any loss control recommendations pertaining to the Premises made by any insurance carrier or organization insuring
the Project or any part thereof, or governing the insurance rates for the Project or any part thereof. 

12.   INDEMNIFICATION AND WAIVER OF CLAIMS

        12.01     Lessee
hereby waives, and releases and discharges Lessor from all claims, demands, liability and causes of action hereafter arising against Lessor in
connection with any loss or damage to any improvements, equipment or other property of Lessee or others on or about the Premises (including without limitation any damages resulting from the loss of
use thereof and any other consequential damages), any personal or bodily injury or the death of any person, regardless of the cause or time thereof or whether caused by the negligence of Lessor or any
person or entity for whose acts Lessor is liable or responsibIe Lessee will defend, indemnify and hold Lessor harmless from and against any and all claims, actions, proceedings, expenses, damages and
liabilities, including attorneys' fees arising out of, connected with, or resulting from, any use of the Premises by Lessee or its agents, employees, contractors or invitees. This waiver and
indemnification includes, without limitation, any failure of Lessee to fully comply with all of the terms and conditions of this Lease, and excepts only any damage or injury which is the direct result
of intentionally wrongful acts of Lessor or its agents or employees. 

13.   REPAIRS

        13.01     Lessee shall be responsible for damages caused by Lessee or its agents, employees, contractors or invitees. Lessee shall also be
responsible for general upkeep of the Premises, excluding normal wear and tear.

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        13.02     Notwithstanding
Section 14.01, Lessor shall maintain all air conditioning equipment, evaporative coolers, plumbing,
utilities, mechanical equipment, floors and flooring, skylights, exterior walls and roofs in good working order, condition and repair; provided, however, that the cost thereof
shall be included as Operating Costs under Section 5.03. 

        13.03     Lessee
will not make repairs to the Premises for the account of Lessor, whether by deduction of rent or otherwise; nor shall Lessee vacate the Premises
or repudiate this Lease claiming abatement or reduction of rent because repairs are not made. If during the Lease Term, any alteration, addition or change to the Premises is required by any government
entity as a direct or indirect result of Lessee's operation or use of the Premises, Lessee, at its sole expense, shall promptly make the same. If Lessee fails to make any repairs required to be made
by Lessee within thirty days after receipt of written notice of such condition from Lessor, Lessor shall have the right to make such repairs, and
Lessee shall reimburse Lessor for all costs thereof upon written demand. 

14.   AUCTIONS, SIGNS, LANDSCAPING

        14.01     Lessee
will not conduct or permit to be conducted any sale by auction on the Premises. All signs which are visible from the outside of any building in
the Project shall be subject to the written approval of the Lessor as to the placement, size, design, color and quality. Lessee shall comply with the terms and conditions regarding sign criteria set
forth in Exhibit D attached, or if no Exhibit D is attached, with such signage rules and regulations as Lessor shall adopt from time to time for the Project. Any signs not in conformity
with this Section 15.01 may be removed by Lessor at Lessee's expense. Lessee will not make any alterations or additions to the landscaping on the Project. 

15.   ENTRY BY LESSOR

        15.01     Lessee
will permit Lessor and Lessor's agents to enter the Premises at all reasonable times for the following purposes: making emergency repairs.  Lessor and Lessor's agents may enter the Premises upon reasonable notice to Lessee for
the following purposes: inspecting the Premises, including,
without limitation, environmental audits described in Section 7.03; making repairs or alterations to the building or roofs; to post notices of non responsibility; to show the Premises to
prospective tenants during the last six months of the Lease Term; to place upon the Project any usual or ordinary "for sale" or "for let" signs. Each such entry shall be without any rebate of
rents and without any liability to Lessee for any loss of occupation or quiet enjoyment of the Premises thereby occasioned. For each of the above purposes, Lessor will at all times have and retain a
key with which to unlock all the doors in, upon and about the Premises, excluding Lessees' vaults and safes and filing cabinets. Lessee will not alter any lock or install a new additional lock or any
bolt on any door of the Premises without the prior written consent of Lessor, which will not be unreasonably withheld. If Lessor gives its consent, such work shall be undertaken by a locksmith
approved by Lessor, at Lessee's sole cost, and Lessee will furnish Lessor with a key. Lessor retains the right to charge Lessee for restoring any altered doors to their condition prior to the
installation of the new or additional locks. 

16.   ABANDONMENT

        16.01     Lessee
will not vacate or abandon the Premises at any time during the Lease Term or permit the Premises to remain unoccupied for a period longer than
thirty (30) consecutive days. If Lessee abandons, vacates or surrenders the Premises, is dispossessed by process of law, or otherwise, any personal property belonging to Lessee left in
or about the Premises will, at the option of Lessor, be deemed abandoned and may be disposed of by Lessor, at Lessee's cost, in the manner provided for by the laws of the State of Arizona. 

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17.   DESTRUCTION

        17.01     If
the Premises are partially destroyed by fire or other casualty which is insured against under the insurance policy maintained by Lessor pursuant to
Section 12.01, and if the Premises can be repaired or restored substantially to their former condition under all applicable government laws and regulations within One hundred eighty
(180) working days from the date of such destruction at a cost not exceeding twenty-five percent (25%) of the total replacement cost of the Premises, this Lease will continue
in full force and effect. In such event, Lessor shall promptly commence restoring the Premises to their prior condition (except to the extent that Lessee is required to repair such damage pursuant to
Section 14.01). During the term of the repair and non-use of the Premises, Lessee shall not pay rent, additional rent or the fees for water and electric to the Premises.
Notwithstanding the foregoing, if one year or less remains in the Lease Term from and after the date of such destruction, Lessor or Lessee may terminate this Lease within thirty (30) days after
the occurrence of such destruction by delivering written notice of termination to the other party. 

        17.02     If
the Premises or the building of which the Premises are a part are damaged or destroyed and (a) such damage or destruction is not insured under
the insurance policy maintained by Lessor pursuant to Section 12.01 or (b) the Premises or building cannot be restored to their former condition under all applicable government laws and
regulations within ninety working days from the date of such destruction at a cost not exceeding twenty-five percent (25%) of the total replacement cost of the Premises or building,
as the case may be: 

        A.    This
Lease shall terminate as of the date of such damage or destruction, unless Lessor elects to keep this Lease in full force and effect by providing Lessee with written
notice of such election within thirty days after such damage or destruction occurs. In the event of such election by Lessor, Lessor shall promptly commence restoring the Premises to their prior
condition (except to the extent that Lessee is required to repair such damage pursuant to Section 14.01). If loss is due to negligence of Lessee then Lessee will remain bound
under this contract to continue to pay rent, additional rent, water or electric fees for the period of non-use of the Premises. 

        B.    Notwithstanding
subparagraph A of this Section 18.02, if neither Lessee nor any agent, employee, contractor or invitee of Lessee has caused such damage or
destruction, Lessee may elect to terminate this Lease by providing Lessor with written notice of such election within fifteen days after receipt of any notice from Lessor of its election to
continue the lease in effect. 

        17.03     Any
insurance proceeds received by Lessor because of the total or partial destruction of the Premises or the building in which the Premises are located
will be the sole property of Lessor, free from any claims of Lessee, and may be used by Lessor for whatever purposes Lessor may desire. Should Lessor elect or be required to repair and restore the
Premises to their former condition pursuant to Section 18.01, and neither Lessee nor any person in or about the Premises with the consent, expressed or implied, of Lessee has caused such damage
or destruction, there will be a proportional abatement in the amount of rent payable during the period of repair and restoration. 

18.   ASSIGNMENT, SUBLETTING AND TRANSFERS OF OWNERSHIP

        18.01     Lessee
will not, without Lessor's prior written consent, assign, sell, mortgage, encumber, convey, sublet or otherwise transfer all or any part of
Lessee's leasehold estate (collectively, "Transfer") or permit the Premises to be occupied by anyone other than Lessee and Lessee's employees. Lessee must supply Lessor with any and all documents
deemed necessary by Lessor to evaluate any proposed Transfer at least sixty (60) days in advance of the proposed Transfer date. 

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        18.02     Lessor
will not unreasonably withhold its consent except that such consent will not be granted if: (i) in the reasonable judgment of Lessor the
transferee lacks the necessary financial resources, business experience or credit worthiness to discharge the terms of the Lease; (ii) in the reasonable judgment of Lessor the transferee is of
a character or is engaged in a business or proposes a use which is not in keeping with the standards of Lessor for the Project; (iii) the portion of the Premises subject to the transfer is not
regular in shape with appropriate means of entering and exiting, including adherence to any local, county or other governmental codes, or is not otherwise suitable for the normal purposes associated
with such a transfer; (iv) Lessee is in default under this Lease or any other lease with Lessor; or (v) if transferee is engaged in a more hazardous business than Lessee. 

        18.03     In
the event Lessor consents to a Transfer, Lessee will pay Lessor 50% of the excess, if any, of the rent and other charges reserved in the Transfer over
the allocable portion of the rent and other charges hereunder for that portion of the Premises subject to the Transfer. Lessee will pay or cause the transferee to pay to Lessor this additional rent
together with the monthly installments of rent due. 

        18.04     Consent
to any Transfer which may be given by Lessor, or the acceptance of any rent, charges or other consideration by Lessor from Lessee or any third
party, will not constitute a waiver by Lessor of the provisions of this Lease or release Lessee from the full performance by it of the covenants stated herein; and any consent given by Lessor to any
Transfer will not relieve Lessee (or any transferee of Lessee) from the above requirements for obtaining the written consent of Lessor to any subsequent Transfer. 

        18.05     If
a default under this Lease should occur while the Premises or any part of the Premises are assigned, sublet or otherwise transferred, Lessor, in
addition to any other remedies provided for herein or by law, may at its option collect directly from the transferee all rent or other consideration due Lessee under the Transfer. Lessor may apply
these monies against any sums due to Lessor by Lessee; and Lessee authorizes and directs any transferee to make payments of rent or other consideration direct to Lessor upon receipt of notice from
Lessor. No direct collection by Lessor from any transferee should be construed to constitute a novation or a release of Lessee or any guarantor of Lessee from the further performance of its
obligations in connection with this Lease. 

        18.06     Notwithstanding the foregoing or anything contained herein, Lessee shall have the right to assign or otherwise transfer its
interest under this Lease to any "related entity." For the purposes of this section, a related entity shall be deemed to include a parent, subsidiary, any entity that acquires all or substantially all
of Lessee's assets or operations relating to this Lease, and the surviving entity of any merger or consolidation involving Lessee. Any assignment to a related entity shall not require the consent
approval of Lessor in order to be effective. However, Lessee will provide Lessor with thirty (30) days prior written notice of any such assignment.

19.   BREACH BY LESSEE

        19.01     Lessee
will be in breach of this Lease if at any time during the term of this Lease (and regardless of the pendency of any bankruptcy, reorganization,
receivership, insolvency or other proceedings in law, in equity or before any administrative tribunal which have or might have the effect of preventing Lessee from complying with the terms of this
Lease): 

        A.    Lessee
fails to make payment when due of any installment of Base Monthly Rent, Additional Rent, or of any sum herein specified to be paid by Lessee, and such failure of
payment is not cured within five (5) business days after such payment is due; or 

        B.    Lessee
vacates or abandons the Premises in violation of Section 17 or causes, permits or suffers a Transfer in violation of Section 19; or 

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        C.    Lessee
violates any reasonable rule or regulation which Lessor has adopted hereunder, and which has been furnished to
Lessee, within thirty (30) days after Lessor's written notice to Lessee of such violation; or 

        D.    Lessee
fails to observe or perform any of its other covenants, agreements or obligations hereunder, and such failure is not cured within thirty
(30) days after Lessor's written notice to Lessee of such failure; or 

        E.    Lessee
becomes insolvent, makes a transfer in fraud to its creditors, makes a transfer for the benefit of its creditors, voluntarily files for bankruptcy, an involuntary
petition in bankruptcy is filed against Lessee that is not dismissed within sixty (60) days of filing, is adjudged bankrupt or insolvent in proceedings filed against Lessee, a receiver,
trustee, or custodian is appointed for all or substantially all of Lessee's assets, fails to pay its debts as they become due, convenes a meeting of all or a portion of its creditors, or performs any
acts of bankruptcy or insolvency, including the selling of its assets to pay creditors. 

20.   REMEDIES OF LESSOR

        20.01     In
the event Lessee breaches this Lease, Lessor shall have the following rights and remedies, each of which shall be cumulative and shall be in addition
and without prejudice to every other right or remedy given hereunder or now or hereafter existing at law, in equity or by statute, and all of which may be exercised concurrently, alternatively or
successively: 

        A.    The
right to enforce specific performance; 

        B.    The
right to receive and recover damages resulting from such breach or default; 

        C.    Without
curing the breach or default, the right to make any payment in which Lessee is in default in which event all expenses, costs, losses, damages and fees (including
without limitation attorneys' fees) suffered or incurred in so doing shall immediately constitute indebtedness due and owing from Lessee; 

        D.    The
right to terminate this Lease by written notice to Lessee, such termination to be without prejudice to the right to collect damages for previously existing defaults,
and any other loss, cost or expense incurred by Lessor. 

        E.    The
right to immediately re-enter the Premises and the right, at the option of Lessor upon such re-entry, to remove all persons and property
therefrom.; 

        F.     The
right to relet the Premises or any part thereof for such term or terms (which may be for a term extending beyond the term of this Lease) and at such rental and upon
such terms and conditions as Lessor, in its discretion, may deem advisable, with the right to make alterations or repairs. Upon such reletting, the rents received by Lessor from such reletting shall
be applied first to the payment of any indebtedness other than rent due hereunder; second, to the payment of any costs and expenses of such reletting, and of such alterations and repairs; third, to
the payment of rent due and unpaid hereunder; and the residue if any, shall be held by Lessor and applied in payment of future rent as the same may become due and payable hereunder. If the rents
received from such reletting during any month are less than that to be paid during that month by Lessee hereunder, Lessee shall pay any such deficiency to Lessor. Such deficiency shall be calculated
and paid monthly.; and 

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        G.    The
right to obtain the appointment of a receiver in any court of competent jurisdiction, and the receiver may take possession of the Premises and any personal property
belonging to the Lessee and used in the conduct of the business of the Lessee being carried on in the Premises. The entry or possession by said receiver of the Premises and said personal property
shall not constitute an eviction of the Lessee from the Premises or any portion thereof. Neither the application for the appointment of such receiver, nor the appointment of such receiver, shall be
construed as an election on Lessor's part to terminate this Lease unless a written notice of such intention is given to Lessee. 

        20.02     No
act or conduct of the Lessor, whether consisting of the acceptance of the keys to the property or otherwise, shall be deemed to be or constitute an
acceptance by Lessor of the surrender of the Premises by Lessee prior to the expiration of the term hereof, and such acceptance by Lessor of surrender by Lessee shall only result from and must be
evidenced by written acknowledgment of acceptance of surrender signed by Lessor. 

21.   ATTORNEYS' FEES/COLLECTION CHARGES

        21.01     In
the event of any legal action or proceeding between the parties hereto, reasonable attorneys' fees and expenses of the prevailing party will be added
to the judgment or award therein Should Lessor be named as defendant in any third party action brought against Lessee in connection with or arising out of Lessee's occupancy hereunder, Lessee will
hold harmless and defend Lessor against any liability and will pay to Lessor all its costs and expenses incurred in such suit, including actual attorneys' fees. 

22.   CONDEMNATION

        22.01     If
twenty-five percent (25%) or more of the Premises is taken for any public or quasi-public purpose by any lawful government power or
authority, by exercise of the right of appropriation, reverse condemnation, condemnation or eminent domain, or is sold to prevent such taking (collectively "Taking"), the Lessee or the Lessor may at
its option terminate this Lease as of the effective date of the Taking. Lessee will not assert any claim against the Lessor or the Taking authority for any compensation because of such Taking, and
Lessor will be entitled to receive the entire amount of any award without deduction for any estate of interest of Lessee. If less than twenty-five percent (25%) of the Premises is taken,
Lessor at its option may terminate this Lease. If Lessor does not so elect, Lessor will promptly proceed to restore the Premises to substantially its same condition prior to such partial Taking,
allowing for any reasonable effects of such Taking, and a proportionate allowance will be made to Lessee for the rent corresponding to the part of the Premises which, and to the time during which,
Lessee is deprived of the Premises on account of such Taking and restoration. 

23.   SALE BY LESSOR

        23.01     Upon
Lessor's sale or conveyance of the Project or the building of which the Premises are a part, Lessor
shall be released from any liability upon any of the covenants or conditions, expressed or implied, herein contained in favor of Lessee, and in such event Lessee agrees to look solely to the successor
in interest of Lessor. This Lease will not be affected by any such sale, and Lessee agrees to attorn to the purchaser or assignee. 

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24.   NOTICES

        24.01     All
notices, statements, demands, requests, consents, approvals, authorizations, offers, agreements, appointments or designations under this Lease by
either party shall be in writing and shall be considered sufficiently given and served upon the other party two (2) days after being sent certified mail, return receipt requested, postage
prepaid and addressed as indicated on the first page of this Lease or as indicated in any subsequent notice of a change in address sent in such manner. 

25.   NO WAIVER

        25.01     The
failure of Lessor to insist on any one or more cases upon the strict performance of any term, covenant or condition of this Lease will not be
construed as a waiver of a subsequent breach of the same or any other covenant, term of condition; nor shall any delay or omission by Lessor to seek a remedy for any breach of this Lease be deemed a
waiver by Lessor of its remedies or rights with respect to such breach. 

26.   LESSEE'S INTENT

        26.01     If
Lessee intends to vacate the Premises at the end of the Lease Term, Lessee will give Lessor ninety
(90) days prior written notice of such intent. If Lessee remains in the Premises after the Lease Expiration date, whether or not Lessee has given such prior written
notice, such continuance of possession by Lessee will be deemed to be a month-to-month tenancy at the sufferance of Lessor terminable on thirty (30) days written notice
at any time by either party. All provisions of this Lease, except those pertaining to term and rent, will apply to the month-to-month tenancy. Lessee will pay Base Monthly Rent
in an amount equal to 150% of rent payable for the last full calendar month during the regular term. 

27.   DEFAULT OF LESSOR/LIMITATION OF LIABILITY

        27.01     In
the event of any default by Lessor hereunder, Lessee agrees to give notice of such default to Lessor (and if Lessee has received written notice of the
name and address of any lender or mortgagee holding any mortgage or deed of trust encumbering the Premises or building, to such lender or mortgagee) and to offer Lessor (and any such lender or
mortgagee) a reasonable opportunity to cure the default. In the event of any actual or alleged failure, breach or default hereunder by Lessor, Lessee's sole and exclusive remedy will be against
Lessor's interest in the Project, and no partner of Lessor will be sued, be subject to service of process, or have a judgment obtained against him in connection with any alleged breach or default, and
no writ of execution will be levied against the assets of any partner, shareholder or officer of Lessor. These covenants and agreements are enforceable by Lessor and also by any partner, shareholder
or office of Lessor. 

28.   SUBORDINATION

        28.01     Without
the execution, acknowledgment or delivery of any additional document by Lessee for the purpose of effecting a subordination, and at the election
of Lessor or any mortgagee with a lien on the Project or the building of which the Premises are a part, this Lease will be subject and subordinate at all times to the lien of any mortgage or deed of
trust which may now exist or hereafter be executed in any amount for which the Project or the building of which the Premises are a part is specified as security. In the event that any mortgage or deed
of trust is foreclosed or a conveyance in lieu of foreclosure is made for any reason, Lessee will, notwithstanding any subordination, attorn to and become the Lessee of the successor in interest to
Lessor, at the option of such successor in interest. Lessee covenants and agrees to execute and deliver, upon demand by Lessor and in the form requested by Lessor, any additional documents evidencing
the priority or subordination of this Lease with respect to any such lien or any such mortgage or deed of trust. 

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29.   MISCELLANEOUS PROVISIONS

        29.01     Whenever
the singular number is used in this Lease and when required by the context, the same will include the plural, and the masculine gender will
include the feminine and neuter genders, and the word "person" will include corporation, firm, partnership or association. 

        29.02     If
there is more than one Lessee, the obligations imposed upon Lessee under this Lease will be joint and several. 

        29.03     The
headings or titles to paragraphs of this Lease are not a part of this Lease and will have no effect upon the construction or interpretation of any
part of this Lease. 

        29.04     This
instrument contains all of the agreements and conditions made between the parties to this Lease and may not be modified orally or in any manner
other than by a written agreement signed by all parties to this Lease. 

        29.05     Lessee
acknowledges that neither Lessor nor Lessor's agents have made any representation or warranty as to the suitability of the Premises for conducting
Lessee's business. Any agreements, warranties or representations not expressly contained herein will in no way bind either Lessor or Lessee, and Lessor and Lessee expressly waive all claims for
damages by reason of any statement, representation, warranty, promise or agreement, if any, not contained in this Lease. 

        29.06     Time
is of essence of each term and provision of this Lease. 

        29.07     Except
as otherwise expressly stated, each payment required to be made by Lessee is in addition to and not in substitution for other payments to be made
by Lessee. 

        29.08     Subject
to Paragraph 19, the terms and provisions of this Lease are binding upon and inure to the benefit of the heirs, executors, administrators,
successors and assigns of Lessor and Lessee. 

        29.09     All
covenants and agreements to be performed by Lessee under any of the terms of this Lease will be performed by Lessee at Lessee's sole cost and expense
and without any abatement of rent. 

        29.10     In
consideration of Lessor's covenants or conditions hereunder, Lessee hereby covenants and agrees not to disclose any terms, covenants or conditions of
this Lease to any other party without the prior written consent of Lessor. 

        29.11     This
Lease is governed by and construed in accordance with the laws of the State of Arizona, and venue of any suit will be in Maricopa County, Arizona. 

        29.12     If
any provision of this Lease is found to be unenforceable, all other provisions shall remain in full force and effect. 

        29.13     If
Lessee shall request Lessor's consent and Lessor shall fail or refuse to give such consent, Lessee shall not be entitled to any damages for any
withholding by Lessor of its consent; Lessee's sole remedy shall be an action for specific performance or injunction. 

        29.14     Lessor
has employed 
(                        N/A                 
       ) as its brokers in connection with the Lease and
shall be solely responsible for payment of a commission to its broker. Lessor and Lessee represent to each other that no other broker has been engaged in connection with this transaction and each
agrees to hold the other harmless against any claim for a broker's commission or finder's fee arising out of the acts of the party against whom the claim for payment is directed. 

14

 

30.   ACCEPTANCE AND DEPOSIT AGREEMENT

        30.01     This
Lease will be effective only after Lessee has received a copy fully executed by Lessor. Lessor and Lessee hereby agree that prior thereto Lessor
will be entitled to immediately endorse and cash Lessee's good faith rent check(s) accompanying this Lease. It is further agreed and understood that such action will not guarantee acceptance of this
Lease by Lessor, but, in the event Lessor does not accept this Lease, such deposits will be refunded in full to Lessee. 

31.   OPTION TO RENEW

        31.01     Lessee
shall have the option to lease the Premises for an additional period of 60 months at the end of the term of this Lease, under all the terms
and conditions of the initial Lease except Base Monthly Rent provided: 

        A.    That
Lessee shall have at all times faithfully and punctually performed each and all of its covenants and obligations under this Lease; 

        B.    That
Lessee shall give to Lessor written notice of its intention to exercise said option at least six (6) months prior to the expiration of the term of this Lease; 

        C.    Nationwide
Financial Solutions, Inc., is, and will continue to be, the principal Lessee and user of the Premises; and 

        D.    Rent
schedules shall be adjusted as follows: 

Total
Rent Year 1: $7,693.42.

Total Rent Year 2: $8,078.09.

Total Rent Year 3: $8,481.99.

Total Rent Year 4: $8,906.09.

Total Rent Year 5: $9,351.40 

32.   LEASE CONTENTS

        32.01     This
Lease and all of the exhibits incorporated herein are intended to be construed as an integrated agreement. Except as specifically provided otherwise
in any exhibit incorporated herein, if any provisions contained in any exhibit hereto conflicts in any way with any provisions of this Lease, the provisions in this Lease shall prevail. All
negotiations, considerations, representations and understandings between the parties are incorporated herein and may be amended, modified or altered only by an agreement in writing signed by Lessor
and Lessee. 

15

 

        IN
WITNESS WHEREOF, Lessor and Lessee have executed this Lease as of the day and year indicated by Lessor's execution date as written below. Individuals signing on behalf of Lessee
warrant that they have the authority to bind their principals. In the event that Lessee is a corporation, Lessee shall deliver to Lessor, concurrently with the execution and delivery of this Lease, a
certified copy of corporate resolutions adopted by Lessee authorizing said corporation to enter into and perform this Lease and authorizing the execution and delivery of the Lease on behalf of the
corporation by the parties executing and delivering this Lease. THIS LEASE, WHETHER OR NOT EXECUTED BY LESSEE, IS SUBJECT TO ACCEPTANCE AND EXECUTION BY LESSOR, ACTING ITSELF OR BY ITS AGENT. 

	LESSOR:	 	BY	 	
	 	Date:	 	

	

 	
 	

Name:	
 	

	
 	

 	
 	

 
	

 	
 	

Title:	
 	

	
 	

 	
 	

 
	

 	
 	

 	
 	

 	
 	

 	
 	

 
	

LESSEE:	
 	

BY	
 	

	
 	

Date:	
 	

	

 	
 	

Name:	
 	

	
 	

 	
 	

 
	

 	
 	

Title:	
 	

	
 	

 	
 	

 

	State of Arizona,	 	}	 	 	 	 
	County of Maricopa	 	}	 	ss	 	On DATE, before me, the undersigned, a Notary, in and for said state, personally appeared
	

 	
 	

 	
 	

 	
 	

	 	 	 	 	 	 	personally known to me or proved to me on the basis of satisfactory evidence to be the person who executed the within instrument as the president of Shalimar Offices, LLC, and Nationwide Financial Solutions, Inc.,
Arizona, corporations and acknowledged to me that such corporations, executed the within instrument pursuant to its bylaws or a resolution of its board of directors, and that the seal of affixed to the within instrument is the corporations seal of
said corporations.
	

 	
 	

 	
 	

 	
 	

WITNESS my hand and official seal.
	

 	
 	

 	
 	

 	
 	

Notary's Signature
	

Corporate Acknowledgment	
 	

16

  

EXHIBIT A

COUNTRY CLUB WAY PLAT  

17

 
EXHIBIT A-1

COUNTRY CLUB WAY  

18

 
EXHIBIT B

NATIONWIDE FINANCIAL SOLUTIONS, INC.  

	1.
	All
trades working in the Nationwide Financial Solutions, Inc., must be State of Arizona licensed contractors. Prior to commencing work for a Lessee, the general contractor must
provide the Lessor with a copy of his Workers Compensation and General Liability Insurance certificate with Nationwide Financial Solutions, Inc. and Shalimar Offices, LLC listed as additional
insured.

	

	In
the event Lessee acts as the builder, he must obtain all necessary permits from all governing agencies as well as Workers Compensation Insurance in
accordance with the City of Tempe Building Department requirements. A copy of this insurance certificate must be submitted to Lessor's office before any work may commence. Any contractor (plumbing,
electrical, mechanical, etc.) doing any remodeling work for the first time in Nationwide Financial Solutions, Inc., must also provide the Lessor with a copy of his current Workers Compensation
and General Liability Insurance certificate with Shalimar Offices, LLC, listed as additional insured.

	2.
	The
"contractor" is responsible to clean up at the end of each work day any common areas of Nationwide Financial Solutions, Inc. that have been soiled as a result of his work.

	3.
	No
contractor will be allowed to store any construction material in the common areas or on the outside of the building.

	4.
	Nationwide
Financial Solutions, Inc.'s, garbage dumpsters may not be used for the disposal of construction debris. $50.00 assessment to tenant for each violation.

	5.
	No
jack hammering of concrete within the buildings will be allowed after 9:30 a.m. NO EXCEPTIONS.

	6.
	No
Romex cable is allowed to be used in this project. All new electrical wiring must be in metal conduit, which has been approved for use by the City Building Department.

	7.
	The
Lessor's office must be notified in writing at least 24 hours in advance of requiring the shutting down of the fire sprinkler
system—(602-799-2669).

	8.
	No
roof penetrations will be allowed without prior written approval from the Lessor's office.

	9.
	Any
alterations made to the suite shall be approved by Lessor prior to commencement of work.

	10.
	Any
window coverings must be beige or off white in color.

	11.
	Lessee
must abide by the CCR's and Bylaws of the Country Club Way Office Condominium Association.

	12.
	Schedule
of Rents: 

Total
Rent Per Month Year 1: $9,045.33.

Total Rent Per Month Year 2: $9,913.42.

Total Rent Per Month Year 3: $10,868.32.

Total Rent Per Month Year 4: $11,918.71.

Total Rent Per Month Year 5: $13,074.14 with a final payment of $13,073.84. 

INITIALS: 

LESSOR:                        

LESSEE:                        

19

 
EXHIBIT C

NATIONWIDE FINANCIAL SOLUTIONS, INC.  

	1.
	Identification of Hazardous Materials. For purposes of Section 7 of the Lease, the Hazardous Materials (as defined in
Section 7.04 of the Lease) which may be kept, stored, used or produced on the Premises by Lessee consist of the following:

	2.
	Additional Information. Lessee shall provide Lessor with copies of any Material Safety Data Sheets, Best Practices Management Plans
(including any emergency response and secondary containment plans) with other environmental materials which Lessee is required by law to adopt, maintain or file in connection with Lessee's operations
on the Premises and the names and addresses of all vendors or contractors recycling or disposing of any Hazardous Materials kept, stored, used or produced on the Premises by Lessee.

	3.
	Entry by Lessor. Lessor's right of entry under Section 16 of the Lease shall include the right to enter for the purpose of
confirming Lessee's compliance with Section 7 of the Lease. 

INITIALS: 

LESSOR:                        

LESSEE:                        

20

 
 
 

EXHIBIT D
  NATIONWIDE FINANCIAL SOLUTIONS, INC.
  SIGNAGE    
    

	PROJECT ADDRESS:	 	3231 S. Country Club Way
	

 	
 	

Tempe, Arizona 85224
	
TYPE:	
 	

As per CCR's and City of Tempe sign codes
	
COLOR:	
 	

As per CCR's
	
LETTER STYLE:	
 	
Optional. To be approved by Landlord and consistent with CCR's.
	
SIZE RESTRICTIONS:	
 	
As per CCR's (Ordinance requirement)
	
WINDOW SIGNAGE:	
 	

As detailed in CCR's
	
APPROVAL:	
 	

All signage must be approved in writing by both the Landlord and the City of Tempe prior to the placement of order with Tenants sign company.

INITIALS:

LESSOR:                        

LESSEE:                        

21

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SHALIMAR OFFICES, LLC NATIONWIDE FINANCIAL SOLUTIONS, INC., LEASE

EXHIBIT D NATIONWIDE FINANCIAL SOLUTIONS, INC. SIGNAGE

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