Document:

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                                                                EXHIBIT 10.17(b)

                       GUARANTEE AND POSTPONEMENT OF CLAIM

Dated as of May 13, 1998

BY:      STOCKER & YALE, INC.

         For good and valuable consideration the receipt of which is hereby
acknowledged, the undersigned hereby guarantees to THE TORONTO-DOMINION BANK
(the "BANK") the full and complete payment by LASIRIS INC. ("Lasiris"), LASIRIS
HOLDINGS, INC., 2620-1483 QUEBEC INC. and 9063-5251 QUEBEC INC. (individually, a
"DEBTOR" and collectively, the "DEBTORS") of all the Debtors' present and future
indebtedness and liabilities to the Bank, direct or indirect, actual or
contingent, in principal, interest or otherwise and any other amount for which
any of the Debtors is or may become liable to the Bank, whether at maturity or
by acceleration or otherwise under the Loan Documents, as defined below, and
under that certain letter agreement dated April 22, 1998 between the Bank and
Lasiris, as accepted by Lasiris in April, 1998 (collectively, the
"OBLIGATIONS"), the whole in accordance with the following provisions:

1. The liability of the undersigned under this Guarantee shall be solidary with
the Debtors and with any co-sureties, the undersigned expressly waiving all
benefits of division and discussion.

2. The undersigned acknowledges and confirms that this Guarantee does not fall
within the scope of Article 2362 of the CIVIL CODE OF QUEBEC. However, in the
event that such Article were found to be applicable to this Guarantee, then the
following provisions shall apply:

2.1      the notice of termination therein referred to shall be considered
         sufficient only if it is given in writing to the Bank and to all others
         concerned at least 30 days prior to the proposed effective date of
         termination; and

2.2      upon receipt by the Bank of any such notice (a) the undersigned shall
         immediately lose the benefit of the term inasmuch as it could claim any
         such benefit, and (b) the Bank may thereupon demand from the
         undersigned the immediate payment of the Obligations or any part
         thereof and to the extent that the underlying indebtedness of any of
         the Debtors is not yet due and payable, it shall be deemed accelerated
         and, as against the undersigned, shall be immediately exigible.

3. Notwithstanding any law or usage to the contrary, none of the following shall
have the effect of limiting or lessening the liability of the undersigned under
this Guarantee:

3.1      Any change in the legal status of the undersigned, any of the Debtors
         or the Bank, or its amalgamation with one or more other entities, or
         the winding-up, bankruptcy or insolvency of any of the Debtors or any
         co-surety.

3.2      Any misdescription or change in the name of the undersigned, any of the
         Debtors or the Bank.

3.3      The absence of Obligations at any particular time or any fluctuations
         in the level of the Obligations from time to time without the prior
         knowledge or consent of the undersigned.

3.4      Any partial or complete novation of the Obligations or any other cause
         of extinction of the Obligations, except (but subject to the preceding
         paragraph) the full and complete payment thereof validly made.

3.5      Any loss of security or any discharge or extinction by the Bank of
         security or suretyships in respect of the Obligations except as a
         result of the Bank's own intentional or gross fault.

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3.6      Any irregularity or defect of form or substance, any incapacity,
         disability, absence or limitation of status or power of any of the
         Debtors or of the undersigned or their respective representatives.

3.7      The fact that the undersigned may or may not as of the date hereof or
         may hereafter have or cease to have, with or without the knowledge of
         the Bank, business dealings with any of the Debtors or be a
         shareholder, security holder, affiliate, associate or be in any other
         way related with any of the Debtors or any co-surety or have any other
         interest therein.

3.8      The fact that the Bank may have, in its entire discretion and without
         the prior knowledge or consent of the undersigned,

         (a)      obtained from any of the Debtors or any other person any
                  security or suretyship, or failed to obtain such security or
                  suretyship;

         (b)      waived or released in whole or in part, with or without
                  consideration, any security or suretyship held by it;

         (c)      neglected or failed to realize in whole or in part any
                  security or suretyship held by it, or neglected or failed to
                  operate or allege any right of compensation or set-off;

         (d)      accepted or failed to obtain any renewal of notes or other
                  evidences of indebtedness;

         (e)      granted or refused any delay for payment;

         (f)      made with any of the Debtors or any other person responsible
                  with or for it any composition or arrangement;

         (g)      changed the terms of repayment, the interest rate or any other
                  covenant in respect of the Obligations unless such change has
                  the effect of reducing the Obligations;

         (h)      applied any amount received on any other debt of any of the
                  Debtors, even on a debt which was not then payable, guaranteed
                  or secured;

         (i)      terminated for any reason any credit facility or credit
                  commitment granted to any of the Debtors;

         (j)      reduced or increased any of the Debtors' credit to any amount
                  or allowed the creation of overdrafts.

4. All present and future claims of the undersigned against the Debtors and all
securities, if any, relating thereto are hereby fully subordinated and postponed
by the undersigned to the present and future claims of the Bank against any of
the Debtors (including claims, if any, not covered by this Guarantee).

5. The undersigned shall refrain from exercising any benefit of subrogation in
the rights and security of the Bank until the Bank's claims against the Debtors
(including claims, if any, not covered by this Guarantee) have been fully paid,
and the Bank shall have priority over the undersigned on all assets of any of
the Debtors or of any co-surety in all circumstances, including, but without
limitation, a liquidation or the sale of an enterprise.

6. Notwithstanding Article 2366 of the CIVIL CODE OF QUEBEC, should the Bank be
obligated by any bankruptcy or other law to repay or reconvey to any of the
Debtors or any of its creditors, or to any trustee, receiver or other
representative thereof, an amount previously paid or property previously
conveyed to the Bank by or on behalf of any of the Debtors, then this Guarantee
shall be reinstated with respect to the amount of the Obligations satisfied by
such payment or conveyance before it was caused to be returned. The Bank shall
not be required to litigate or otherwise

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dispute its obligation to make such repayment or reconveyance if it believes in
good faith that such obligation exists.

7. The undersigned undertakes to pay to the Bank without asserting any right of
compensation or set-off (which rights are expressly waived by the undersigned)
the full amount of the undersigned's indebtedness and liabilities hereunder
forthwith upon demand made in writing by the Bank which shall be deemed validly
made if sent by ordinary mail at the last address of the undersigned known to
the Bank, and which notice shall be deemed to have been received by the
undersigned on the third day following its date of mailing. From and after the
date of such notice, the amount claimed by the Bank from the undersigned
hereunder shall bear interest at the rate applicable to the Obligations from
time to time. The costs and expenses recoverable by the Bank from the
undersigned hereunder shall include in particular all expenses which the Bank
may incur in respect of the collection, by way of legal proceedings or
otherwise, of its claim against any of the Debtors or the undersigned.

8. The Bank is authorized (but with no obligation on its part to do so) to
set-off from any sum owed by the Bank to the undersigned, any amount in respect
of which the undersigned has agreed to become obligated to the Bank hereunder in
principal, interest or otherwise.

9. If, for the purpose of obtaining judgment in any court, it is necessary to
convert any sum due hereunder in a foreign currency into Canadian Dollars, the
rate of exchange used shall be that which in accordance with normal banking
procedures, the Bank could purchase such foreign currency with Canadian Dollars
on the business day preceding that on which a final judgment is rendered. The
obligation of the undersigned in respect of any such sum due to the Bank
hereunder shall, notwithstanding any judgment in Canadian Dollars, be discharged
only to the extent that on the business day following receipt by the Bank of any
sum adjudged to be so due in Canadian Dollars, the Bank may, in accordance with
normal banking procedures, purchase such foreign currency with Canadian Dollars;
if the foreign currency so purchased is less than the sum originally due to the
Bank in such foreign currency, the undersigned agrees, as a separate obligation
and notwithstanding any judgment, to indemnify the Bank against such loss, and
if the foreign currency so purchased exceeds the sum originally due to the Bank
in such foreign currency, the Bank shall, to the extent that all actual or
contingent liabilities and obligations of the undersigned to the Bank hereunder
or otherwise have been discharged or duly provided for, remit such excess to the
undersigned or its assigns.

10. All payments under this guarantee shall be made free and clear of all taxes,
levies, imposts, assessments, duties, charges, fees, restrictions and other
payments and conditions. If any such taxes, levies, imposts, assessments,
duties, charges, fees, restrictions or other payments or conditions are so
levied or imposed, the undersigned will (a) make additional payments in such
amounts so that every net payment of all amounts payable by it under this
Guarantee, after withholding or deduction for or on account of any such present
or future taxes, levies, imposts, assessments, duties, charges, fees,
restrictions or other payments or conditions (including any tax imposed on or
measured by net income of the Bank attributable to payments made to or on behalf
of the Bank pursuant to this Section 10 and any penalties or interest
attributable to such payments), will not be less than the amount provided for
herein or therein absent such withholding or deduction, (b) make such
withholding or deduction, and (c) remit the full amount deducted or withheld to
the relevant governmental authority in accordance with applicable law.

11. This Guarantee shall be construed in accordance with the laws of Quebec and
the undersigned agrees that any lawsuit, action or proceeding arising out of or
relating to this Guarantee may be instituted in the courts of such Province, and
the undersigned accepts and irrevocably submits to the jurisdiction of the said
courts and acknowledges their competence and agrees to be bound by any judgment
thereof; provided that nothing herein shall limit the Bank's rights to bring
proceedings against the undersigned elsewhere. The undersigned irrevocably
consents to the service of any and all process in such litigation by the mailing
of copies of such process to the undersigned at its address for notices
specified pursuant to the Credit Agreement, as amended, dated as of the date
hereof between Lasiris Inc. and the Bank (as amended, supplemented, renewed,
extended or modified from time to time, the "CREDIT AGREEMENT") or by personal
service within or without the Province of Quebec in a manner permitted by the
laws of such province. The undersigned hereby expressly and irrevocably waives,
to the fullest extent permitted by applicable law, any objection which it may
have or hereafter may have to the laying of venue of any such litigation brought
in any such court referred to above and any claim that any such litigation has
been brought in an inconvenient forum. To the extent that the undersigned has or
hereafter may acquire any immunity from jurisdiction of any court or from any
legal

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process (whether through service or notice, attachment prior to judgment,
attachment in aid of execution or otherwise) with respect to itself or its
property, the undersigned hereby irrevocably waives such immunity in respect of
its obligations under this Guarantee.

12. This Guarantee shall be binding on the undersigned and its successors and
assigns and shall inure to the benefit of the Bank and its successors and
assigns.

13. To the extent not prohibited by applicable law which cannot be waived, the
undersigned hereby knowingly, voluntarily and intentionally waives any rights it
may have to a trial by jury in respect of any litigation based hereon, or
arising out of, under, or in connection with, this Guarantee, or any of the
other Loan Documents, as defined in the Credit Agreement (the "LOAN DOCUMENTS"),
or any course of conduct, course of dealing, statements (whether verbal or
written) or actions of the Bank or of the undersigned in respect thereof. The
undersigned acknowledges and agrees that it has received full and sufficient
consideration for this provision (and each other provision of this Guarantee)
and that this provision is a material inducement for the Bank entering into the
Loan Documents to which it is a party. The undersigned acknowledges that it has
been informed by the Bank that the provisions of this Section 13 constitute a
material inducement upon which the Bank has relied, is relying and will rely in
entering into this Guarantee and the other Loan Documents. The Bank or the
undersigned may file an original counterpart or a copy of this Section 13 with
any court as written evidence of the consent of the undersigned to the waiver of
their right to trial by jury.

14. THE UNDERSIGNED ACKNOWLEDGES AND CONFIRMS HAVING REQUESTED AND OBTAINED FROM
THE BANK EVERY USEFUL INFORMATION RESPECTING THE CONTENT AND THE TERMS AND
CONDITIONS OF THE OBLIGATIONS AND THE PROGRESS MADE IN THE PERFORMANCE THEREOF.

15. The undersigned confirms its express wish that this Guarantee be drawn-up in
English and declares to be satisfied therewith. LE SIGNATAIRE CONFIRME SA
VOLONTE EXPRESSE DE VOIR CE CAUTIONNEMENT REDIGE EN ANGLAIS ET S'EN DECLARE
SATISFAIT.

                                   STOCKER & YALE, INC.

                                   per: /s/ Mark W. Blodgett
                                       -----------------------------------------
                                       Authorized RepresentativeEXHIBIT 10.1

                     M A N A G E M E N T   A G R E E M E N T

OWNER:         Nooney Real Property Investors-Four, L.P.

AGENT:         Maxus Properties, Inc.

PREMISES:      Cobblestone Court Shopping Center
               14150 Nicollet Avenue South
               Burnsville, MN 55337

BEGINNING:     November 10, 1999

ENDING:        November 10, 2002

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     IN CONSIDERATION of the covenants  herein  contained,  Nooney Real Property
Investors-Four, L.P., (hereinafter called "Owner"), and Maxus Properties,  Inc.
(hereinafter called "Agent"), agree as follows:

     1. The Owner hereby  employs the Agent  exclusively  to rent and manage the
property known as Cobblestone Court Shopping Center (hereinafter the "Premises")
upon the terms  and  conditions  hereinafter  set  forth,  for a term of 3 years
beginning on November 10, 1999 and ending on November 10, 2002,  and  thereafter
for yearly  periods from time to time,  unless on or before 60 days prior to the
date last above mentioned or on or before 60 days prior to the expiration of any
such renewal period,  either party hereto shall notify the other in writing that
it elects to terminate this  Agreement,  in which case this  Agreement  shall be
thereby terminated on said last mentioned date. (See also Paragraph 6.3 below.)

     2. THE AGENT AGREES:

     2.1 To accept  the  management  of the  Premises,  to the  extent,  for the
period, and upon the terms herein provided and agrees to furnish the services of
its organization for the rental operation and management of the Premises.

     2.2 To prepare a monthly  statement  of receipts and  disbursements  and to
remit,  on a monthly  basis,  the net cash flow  generated by the Premises after
payment  of  all  operating  expenses,  debt  service  and  escrow  payments  if
applicable, to the following party:

                  Nooney Real Property Investor-Four, L.P.
                  c/o David L. Johnson
                  P.O. Box 26730
                  Kansas City, MO 64196

In the  event  total  monthly  disbursements  are in  excess  of  total  monthly
receipts,  the Owner  shall  promptly  provide  funds to cover such  shortfalls.
Nothing  contained  herein shall  obligate the Agent to advance its own funds on
behalf of the Owner to cover any shortfalls.

     2.3 To cause all employees of the Agent who handle or are  responsible  for
the  safekeeping  of any monies of the Owner to be covered by a fidelity bond in
an amount and with a company determined by the Agent.

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     3. THE OWNER AGREES:

     To give the Agent the  following  authority and powers (all or any of which
may be  exercised in the name of the Owner) and agrees to assume all expenses in
connection therewith:

     3.1 To advertise the Premises or any part thereof; to display signs thereon
and to  rent  the  same;  to  cause  references  of  prospective  tenants  to be
investigated;  to sign  leases  for terms not in excess of one year and to renew
and/or cancel the existing leases and prepare and execute the new leases without
additional charge to the Owner;  provided;  however,  that the Agent may collect
from tenant 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 such
notices as are deemed needful by the Agent;  to institute and prosecute  actions
to oust  tenants  and to  recover  possession  of the  Premises;  to sue for and
recover  rent;  and, when  expedient,  to settle,  compromise,  and release such
actions or suits, or reinstate such  tenancies.  Owner shall reimburse Agent for
all expenses of litigation  including  attorneys'  fees,  filing fees, and court
costs which Agent does not recover from  tenants.  Agent may select the attorney
of its choice to handle such litigation.

     3.2 To hire, discharge, and pay all managers, engineers, janitors and other
employees;  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 contracts for
nonrecurring  items not exceeding  $5,000 and to enter into  agreements  for all
necessary repairs,  maintenance,  minor alterations and utility services; and to
purchase  supplies  and pay bills.  Agent shall secure the approval of the Owner
for items,  except monthly or recurring  operating charges and emergency repairs
in excess of the  maximum,  if, in the  opinion of the Agent,  such  repairs are
necessary  to protect the  property  from damage or to maintain  services to the
tenants as called for by their tenancy.

     3.3 To collect  rents and/or  assessments  and other items due or to become
due and give receipts  therefor and to deposit all funds collected  hereunder in
the Agent's custodial account.

     3.4 Agent agrees to collect all tenant security  deposits.  Owner instructs
Agent to deposit all security deposits in the general operating  accounts of the
property.  Agent is not to  segregate  the  security  deposits  into a  separate
account or into an escrow account.

     3.5 To  execute  and file all  returns  and  other  instruments  and do and
perform  all acts  required  of the Owner as an  employer  with  respect  to the
Premises   under  the  Federal   Insurance   Contributions   Acts,  the  Federal
Unemployment  Tax Act and Subtitle C of the  Internal  Revenue Code of 1954 with
respect to wages paid by the Agent on behalf of the Owner and under any  similar
federal and state law now or hereafter in force (and in connection therewith the
Owner  agrees  upon  request to  promptly  execute  and deliver to the Agent all
necessary powers of attorney, notices of appointment, and the like).

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     3.6 The Agent  shall not be  required to advance any monies for the care or
management  of said  property,  and the  Owner  agrees  to  advance  all  monies
necessary therefor.  If the Agent shall elect to advance any money in connection
with the property,  the Owner agrees to reimburse the Agent forthwith and hereby
authorizes the Agent to deduct such advances from any monies due the Owner.  The
Agent,  shall, upon instruction from the Owner,  impound reserves each month for
the payment of real estate taxes, insurance, or any other special expenditure.

     4. THE OWNER FURTHER AGREES:

     4.1 To  indemnify,  defend  and save the Agent  harmless  from all suits in
connection  with the  Premises  and from  liability  for damage to property  and
injuries to or death of any employee or other person whomsoever, and to carry at
his (its) own expense  public  liability,  elevator  liability (if elevators are
part of the equipment of the  Premises),  and workmen's  compensation  insurance
naming  the Owner and  Agent,  adequate  to  protect  their  interests  in form,
substance,  and amounts reasonably  satisfactory to the Agent, and to furnish to
the Agent  certificates  evidencing the existence of such insurance.  Unless the
Owner shall provide such insurance and furnish such  certificate  within 30 days
from the date of this  Agreement,  the Agent may, 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 Agent shall receive thirty
(30) days' written notice prior to cancellation of the policy.

     4.2 To pay all expenses incurred by the Agent,  including,  but not limited
to, reasonable attorneys' fees and Agent's costs and time in connection with any
claim,  proceeding,  or suit involving an alleged  violation by the Agent or the
Owner, or both, of any law pertaining to fair employment, fair credit reporting,
environmental protection,  rent control, taxes, or fair housing,  including, but
not limited to, any law prohibiting,  or making illegal,  discrimination  on the
basis of race,  sex,  creed,  color,  religion,  national  origin,  or mental or
physical handicap, provided, however, that the Owner shall not be responsible to
the Agent for any such expenses in the event the Agent is finally adjudicated to
have personally,  and not in a representative  capacity,  violated any such law.
Nothing contained herein shall obligate the Agent to employ counsel to represent
the  Owner in any such  proceeding  or suit,  and the  Owner may elect to employ
counsel to represent the Owner in any such  proceeding  or suit.  The Owner also
agrees to pay  reasonable  expenses (or an  apportioned  amount of such expenses
where other  employers of Agent also benefit from the  expenditure)  incurred by
the Agent in obtaining legal advice regarding  compliance with any law affecting
the premises or activities related thereto.

     4.3 To  indemnify,  defend,  and save the Agent  harmless  from all claims,
investigations, and suits, or from actions or failures to act of the Owner, with
respect to any alleged or actual  violation of state or federal  labor laws,  it
being  expressly  agreed and understood that as between the Owner and the Agent,
all persons employed in connection with the Premises are employees of the Owner,
not the Agent.  However,  it shall be the  responsibility of the Agent to comply
with all applicable  state or federal labor laws. The Owner's  obligation  under
this  paragraph  4.3 shall include the payment of all  settlements,  judgements,
damages,  liquidated damages,  penalties,  forfeitures,  back pay awards,  court
costs, litigation expense, and attorneys' fees.

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     4.4 To give  adequate  advance  written  notice  to the  Agent if the Owner
desires that the Agent make payment,  out of the proceeds from the premises,  or
mortgage  indebtedness,  general  taxes,  special  assessments,  or fire,  steam
boiler, or any other insurance premiums. In no event shall the Agent be required
to  advance  its  own  money  in  payment  of  any  such  indebtedness,   taxes,
assessments, or premiums.

     5. THE OWNER AGREES TO PAY THE AGENT EACH MONTH:

     5.1  MANAGEMENT:  Owner agrees to pay Agent for the ordinary  management of
the Premises Five and Four Tenths  percent  (5.4%) of the monthly gross receipts
from the operation of the Premises  during the period this Agreement  remains in
full  force  and  effect.  Gross  receipts  are all  amounts  received  from the
operation of the Premises  including,  but not limited to, rents,  parking fees,
deposits, laundry income and fees.

     5.2 OTHER ITEMS OF MUTUAL AGREEMENT:  In the event Owner requests and Agent
agrees to perform  services  outside  the scope of  ordinary  management  of the
Premises,  the  parties  will  agree to a fee and  payment  structure  for these
services prior to commencement of the work.

     6. IT IS MUTUALLY AGREED THAT:

     6.1 The Owner expressly  withholds from the Agent any power or authority to
make  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 Owner other than expenses related to exercising
the express powers above vested in Agent without the prior written  direction of
an authorized  representative  of Owner.  Agent is granted the authority to make
structural  changes or major alterations if such actions are required because of
danger to life or which  are  immediately  necessary  for the  preservation  and
safety of the Premises or the safety of the occupants thereof or are required to
avoid the suspension of any necessary service to the Premises.

     6.2 The Agent does not assume and is given no responsibility for compliance
of any building on the Premises or any equipment  therein with the  requirements
of any statute,  ordinance, law or regulation of any governmental body or of any
public authority or official thereof having  jurisdiction,  except to notify the
Owner  promptly  or  forward to the Owner  promptly  any  complaints,  warnings,
notices,  or  summonses  received  by it  relating  to such  matters.  The Owner
represents  that to the  best of his  (its)  knowledge  the  Premises  and  such
equipment  comply  with all such  requirements  and  authorizes  the Agent,  its
representatives,  servants, and employees,  of and from all loss, cost, expense,
and liability  whatsoever  which may be imposed on them or any of them by reason
of  any  present  or  future  violation  or  alleged  violation  of  such  laws,
ordinances, statutes, or regulations.

     6.3 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 other disposition thereof fails to comply
with,  or is in  violation  of,  any of  the  requirements  of a  constitutional
provision, statute, ordinance, law or regulation of any governmental body or any

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order or ruling of any public  authority or official  thereof having or claiming
to have  jurisdiction  thereover,  and  the  Agent,  in its  sole  and  absolute
discretion,  considers  that the action or position  of the Owner or  registered
managing  Agent with  respect  thereto may result in damage or  liability to the
Agent,  the Agent 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
Agent's monthly statement at the address  designated for such person as provided
in  Paragraph  2.2  above,  and if  service by mail shall be deemed to have been
served when deposited in the U.S. Mail. Such cancellation  shall not release the
indemnities  of the Owner set forth in  Paragraph  4 and 6.2 above and shall not
terminate any liability or obligation of the Owner to the Agent for any payment,
reimbursement,  or  other  sum of  money  then  due  and  payable  to the  Agent
hereunder.

     7. This  Agreement  may be canceled by Owner  before the  termination  date
specified in Paragraph 1 on not less than 60 days' prior  written  notice to the
Agent.

     8. The Owner shall pay or reimburse  the Agent for any sums of money due it
under  this   Agreement   for  service  for   actions   prior  to   termination,
notwithstanding  any  termination  of this  Agreement.  All  provisions  of this
Agreement  that  require the Owner to have insured or to defend,  reimburse,  or
indemnify the Agent  (including,  but not limited to,  Paragraphs  4.1, 4.2, and
4.3) shall survive any termination  and, if Agent is or becomes  involved in any
proceeding  or  litigation  by reason of having  been the  Owner's  agent,  such
provisions  shall apply as if this Agreement  were still in effect.  The parties
understand  and agree that the Agent may  withhold  funds for  thirty  (30) days
after the end of the month in which the  Agreement  is  terminated  to pay bills
previously incurred but not yet invoiced and to close accounts.

     This  Agreement  shall be binding  upon the  successors  and assigns of the
Agent and their heirs, administrators, executors, successors, and assigns of the
Owner.

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<PAGE>

     IN WITNESS THEREOF, the parties hereto have affixed or caused to be affixed
their respective signatures effective this 10th day of November, 1999.

                OWNER: Nooney Real Property Investors-Four, L.P.

                              By: /s/  David L. Johnson
                                       David L. Johnson,
                                       Chairman, Nooney Capital Corp.
                                       General Partner of
                                       Nooney Real Property Investors-Four, L.P.

                AGENT: Maxus Properties, Inc.

                              By: /s/  Daniel W. Pishny
                                       Daniel W. Pishny
                                       President

                                       7

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00002-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00002-of-00352.parquet"}]]