Document:

<PAGE>
                                                            Exhibit 10.81

                         AGREEMENT OF SALE AND PURCHASE

                                     between

                         COLLINS & AIKMAN PRODUCTS CO.,
                             a Delaware corporation,

                                     Seller

                                       and

                                NEW KING, L.L.C.,
                      a Michigan limited liability company,

                                    Purchaser

                            Dated as of June 22, 2001

                                    PREMISES:

                               5755 New King Court
                              Troy, Michigan 48098
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                                TABLE OF CONTENTS

<TABLE>
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                                                                                    PAGE
                                                                                    ----
<S>                                                                                 <C>
1. Purchase and Sale of the Property..............................................    1

2. Lease..........................................................................    2

3. Purchase Price.................................................................    2

4. Representations, Warranties and Covenants of Seller............................    2

5. Representations, Warranties and Covenants of Purchaser.........................    6

6. Indemnities....................................................................    7

7. Closing........................................................................    8

8. Documents to be Delivered at Closing...........................................    8

9. Transaction Expenses...........................................................    8

10. Title and Title Insurance.....................................................    9

11. Closing.......................................................................    9

12. Notices.......................................................................    9

13. Entire Agreement.............................................................    10

14. Further Acts.................................................................    10

15. Survival of Obligations......................................................    11

16. No Waiver....................................................................    11

17. Counterparts.................................................................    11

18. Governing Law................................................................    11

19. Exhibits.....................................................................    11

20. Miscellaneous................................................................    11

21. Third Parties................................................................    11

22. Contingencies................................................................    11
</TABLE>

                                      -i-
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EXHIBIT A         LEGAL DESCRIPTION
EXHIBIT B         DESCRIPTION OF FIXTURES
EXHIBIT C         FORM OF DEED TO PURCHASER
EXHIBIT D         FORM OF BILL OF SALE
EXHIBIT E         PERMITTED ENCUMBRANCES
EXHIBIT F         TRANSACTION EXPENSES
EXHIBIT G         TITLE INSURANCE ENDORSEMENTS
EXHIBIT H         FORM OF LEASE
EXHIBIT I         REQUIRED PERMITS

                                      -ii-
<PAGE>
          THIS AGREEMENT OF SALE AND PURCHASE (this "AGREEMENT"), dated as of
June 22, 2001, by and among COLLINS & AIKMAN PRODUCTS CO., a Delaware
corporation, with an address at 5755 New King Court, Troy, Michigan 48098
("SELLER"), and NEW KING, L.L.C., a Michigan limited liability company having
an address at 550 E. 15 Mile Road, Sterling Heights, Michigan 48312
("PURCHASER").

                                   WITNESSETH:

          WHEREAS, capitalized terms used herein without definition have the
meanings given to them in the Lease (referred to below);

          WHEREAS, Seller is or will be the owner of the real property
described in Exhibit A annexed hereto and made a part hereof, together with the
easements, rights and appurtenances benefiting such real property (the "LAND"),
together with any and all of the buildings, improvements and structures located
thereon (the "IMPROVEMENTS") and the fixtures attached thereto and described in
Exhibit B annexed hereto and made a part hereof (the "FIXTURES"; such Land,
Improvements and Fixtures are hereinafter referred to as the "PROPERTY"); and

          WHEREAS, Seller desires to convey to Purchaser a fee simple interest
in and to the Property; and Purchaser desires to purchase a fee simple interest
in and to the Property; and

          WHEREAS, in furtherance of the foregoing, subject to the satisfaction
or waiver of the contingencies contained in this Agreement, on the earlier to
occur of June 30, 2001 or the date the transaction contemplated by that certain
Agreement and Plan of Merger dated as of May 14, 2001 among Collins & Aikman
Corporation, Seller, Becker Group, L.L.C., Charles E. Becker, Michael E.
McInerney, Jens Hohnel, C.E. Becker, Inc., M.E. McInerney, Inc. and J. Hoehnel,
Inc. have been consummated (the "CLOSING DATE"), Seller shall convey the
Property to Purchaser; and

          WHEREAS, contemporaneously with the sale of the Property, the parties
desire that Seller lease the Property from Purchaser for an initial term of
twenty (20) years commencing on the Closing Date.

          NOW THEREFORE, in consideration of the premises and the mutual
representations, warranties and covenants contained herein and other valuable
consideration, the receipt and sufficiency of which are hereby acknowledged,
the parties agree as follows:

          1.   Purchase and Sale of the Property. On the Closing Date and
subject to the terms and conditions of this Agreement, Seller shall sell to
Purchaser, and Purchaser shall
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                                      -2-

purchase from Seller (i) the Land and Improvements by deed substantially in the
form of Exhibit C attached hereto and (ii) the Fixtures which comprise a part
of the Property and all assignable warranties, guaranties, indemnities and
similar rights which Seller may have against any manufacturer, supplier,
engineer, contractor, or builder in respect of any of the Property
(collectively, the "WARRANTIES") to be conveyed by Seller by bill of sale
substantially in the form of Exhibit D attached hereto (each such instrument, a
"BILL OF SALE").

          2.   Lease. On the Closing Date and subject to the terms and
conditions of this Agreement, Purchaser, as lessor, and Seller, as lessee,
shall, with respect to the Property, enter into a Lease substantially in the
form of Exhibit H attached hereto (the "LEASE") for an initial term of twenty
(20) years.

          3.   Purchase Price. The purchase price for the Property is
$11,700,000 (the "PURCHASE PRICE").  The Purchase Price shall be payable by
wire transfer of federal or other immediately available funds on the Closing
Date to an account designated by Seller.

          4.   Representations, Warranties and Covenants of Seller. Seller
hereby makes the following representations and warranties to Purchaser as of
the Closing Date:

          (a)   Due Organization. Seller is a corporation duly organized,
validly existing and in good standing under the laws of the State of Delaware
and has all requisite power and authority to conduct its business as now
conducted, to own its properties and to enter into and perform its obligations
under this Agreement and the Closing Documents (as defined in Article 8) to
which it is or is to become a party. Seller is duly qualified to do business in
Michigan and is in good standing in all other jurisdictions where failure so to
qualify or to be in good standing could materially and adversely affect
Seller's ability to perform its obligations under this Agreement and the
Closing Documents to which it is or is to become a party.

          (b)   Due Authorization; No Conflict. The execution and delivery by
Seller of, the consummation by Seller of the transactions provided for in, and
the compliance by Seller with, all of the provisions of this Agreement and the
Closing Documents to which Seller is or is to become a party have been duly
authorized by all necessary action on the part of the Seller. The execution and
delivery of this Agreement and each such Closing Document and the consummation
of the transactions contemplated thereby (including, without limitation, the
sale of the Property), and compliance by Seller with any of the terms and
provisions thereof, do not and will not (a) require any approval of the
stockholders of Seller or any approval or consent of any trustee or holder of
any indebtedness or obligation of Seller, other than such consents and
approvals as have been obtained and are in full force and effect, (b)
contravene Seller's articles of incorporation or by-laws or any applicable Laws
binding on Seller and/or the Property, (c) contravene or result in any breach
of or constitute any default under, or result in the creation of any lien,
pledge, mortgage, claim, charge or encumbrance (hereinafter collectively
referred to as a "LIEN") (other than pursuant to the Closing Docu-
<PAGE>
                                      -3-

ments) upon the Property under, any indenture, mortgage, chattel mortgage, deed
of trust, conditional sales contract, bank loan or credit agreement, corporate
charter, by-law or other material agreement or instrument to which it is a
party, by which it may be bound or affected or by which the Property may be
affected or (d) require any governmental action by any governmental authority.

          (c)   Enforceability. This Agreement and each of the Closing
Documents to which Seller is or is to become a party constitutes, or will upon
the execution and delivery thereof constitute, the legal, valid and binding
obligation of Seller, enforceable against Seller in accordance with the
respective terms thereof except as enforceability may be limited by (i) the
effect of any applicable state or federal laws and judicial decisions, (ii) the
discretion of any court or governmental or public body, authority, bureau or
agency before which any proceeding may be brought or (iii) bankruptcy,
insolvency, reorganization, moratorium or other similar laws affecting the
enforcement of creditors' rights generally and by general principles of equity
(regardless of whether such enforceability is considered in a proceeding in
equity or at law).

          (d)   Title. On the Closing Date, Seller will, prior to the execution
and delivery of the deed to Purchaser, have fee simple title to the Property,
free and clear of all Liens and other title exceptions, other than the
encumbrances identified in Exhibit E attached hereto. Upon the execution and
delivery of the deed and bill of sale to Purchaser, Seller will convey to
Purchaser good and fee simple title to the Land and the Improvements and good
title to the Fixtures and Warranties, subject, in all cases, only to the
encumbrances identified in Exhibit E attached hereto.

          (e)   Location of Chief Executive Office.  The chief executive office
of Seller is located at 5755 New King Court, Troy, Michigan, 48098.

          (f)   Compliance With Law. Seller is in compliance with all
applicable Laws, except for any violations which could not reasonably be
expected to have a material adverse effect on its ability to perform its
obligations under the Closing Documents. To Seller's actual knowledge, the
Property complies with all applicable Laws in all material respects and no
notices, complaints or orders of violation or non-compliance of any nature
whatsoever have been issued, or, to Seller's actual knowledge, threatened or
contemplated by any governmental authority with respect to the Property.

          (g)   Environmental Matters.  To Seller's actual knowledge,
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                                      -4-

               (i)   no notices, complaints or orders of violation or
          non-compliance with or potential liability under Environmental
          Laws have been received by Seller with respect to the Property
          and no federal, state or local environmental investigation is
          pending or, to Seller's actual knowledge, has been threatened
          against Seller with regard to (A) the Property or any use
          thereof, (B) any alleged violation of or potential liability
          under Environmental Laws with regard to the Property or (C)
          any failure by Seller to have any environmental permit,
          certificate, approval, registration or authorization required
          for the conduct of its business;

               (ii)   the Property has been used by Seller in compliance with
          Environmental Laws and in a manner which will not foreseeably result
          in the imposition of liability under any Environmental Law;

               (iii)   all notices, permits, licenses, registrations, or
          similar authorizations, if any, required to be obtained or filed in
          connection with the ownership, operation, or use of the Property,
          including, without limitation, the existence of storage tanks at the
          property or the past or present generation, treatment, storage,
          disposal, or release of a Hazardous Substance into the environment,
          have been duly obtained or filed and have been duly renewed or
          maintained;

               (iv)   the Property does not contain any hazardous substance in
          violation of applicable Environmental Laws.  Except as disclosed in
          writing to the Purchaser, the Property does not contain any storage
          tanks or asbestos;

               (v)   there is no threat of any release of hazardous materials
          migrating to the Property except as described in the environmental
          report issued with respect to the Property;

               (vi)   all of the representations and warranties to be made by
          Purchaser and Charles E. Becker, without regard to their knowledge,
          in that certain Hazardous Substances Indemnification Agreement to be
          executed by Purchaser and Charles E. Becker in favor of LaSalle Bank
          National Association in connection with the Loan to be made by
          LaSalle Bank National Association to Purchaser, the proceeds of which
          will be used to purchase the Property, are true and correct.

          (h)   Use and Operation of Property; Condition. (I) All material
agreements, easements and other rights, public or private, which are necessary
to permit the lawful use and operation of the Property as currently used by
Seller and as Seller intends to use the same pursuant to the Leases and which
are necessary to permit the lawful and intended use and operation of all
presently existing and planned utilities, driveways, roads and other means
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                                      -5-

of egress and ingress to and from the same have been obtained and are in full
force and effect and Seller has not received notice and does not have actual
knowledge of any pending modification or cancellation of any of the same, (II)
the use of the Property does not in any material respect depend on any
variance, special exception or other municipal approval, permit or consent that
has not been obtained for its continuing legal use, and (III) all required
building and use related permits, approvals, consents, and certificates,
including certificates of completion and occupancy permits, have been issued
and are in full force and effect. Attached hereto as Exhibit I are true,
correct and complete copies of all of the permits required by any state or
local agency or entity to operate the Property. The Property is currently being
maintained and insured in accordance with the customary practices of Seller for
similar properties occupied and operated by it. There is no action,
arbitration, or other proceeding or governmental investigation pending or, to
the best of Seller's actual knowledge, threatened against or relating to the
Property, including any action by a governmental authority or other person to
initiate a condemnation or similar action with respect to any portion of the
Property. No portion of the Property has been destroyed or damaged in any
material respect by any cause.

          (i)   Taxes; Real Property Taxes; Assessments. All taxes and special
assessments assessed against, levied upon or which could become a Lien against
the Property have been paid, except for real estate taxes not yet due and
payable or due and payable but not yet delinquent. Taxes due and payable but
not yet delinquent shall be paid in full and not on a prorated basis.

          (j)   Rights in Respect of the Property. Seller is not a party to any
contract or agreement to sell any interest in the Property other than pursuant
to this Agreement and the Closing Documents.

          (k)   No Broker. No broker's or finder's fees or commissions or
financial advisory fees with respect to the transactions contemplated by the
Closing Documents are or will be payable based upon arrangements made by Seller.

          (l)   Insurance. Seller has not received any notice from any insurance
carrier of any defects or inadequacies in the Property which, if not corrected,
could result in a cancellation of insurance coverage.

          (m)   Improvements. All of the improvements on the Land lie wholly
within the boundaries of and building line restrictions relating to the Land
and no improvements located on adjoining lands encroach upon the Land so as to
affect the value or marketability of the Property, except those which are
insured against by the title insurance policy to be issued in favor of
Purchaser pursuant to this Agreement.

          (n)   Public Services. The Property is served by public utilities and
services in the surrounding community, including police and fire protection,
public transportation, re-
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                                      -6-

fuse removal, public education, and enforcement of safety codes which are
adequate in relation to the premises and location on which the Property is
located.

          (o)   Water and Sewer Systems. The Property is serviced by public
water and sewer systems which are adequate in relation to the improvements and
location on which the Property is located. All liquid and solid waste disposal,
septic and sewer systems located on the Property are in good and safe condition
and repair and in material compliance with all applicable laws.

          (p)   Amenities. The Property has parking and other amenities
necessary for the operation of the business currently conducted thereon which
are adequate in relation to the premises and location on which the Property is
located.

          5.   Representations, Warranties and Covenants of Purchaser.
Purchaser represents, warrants an covenants to Seller as of the Closing Date as
follows:

          (a)   Due Organization. Purchaser is a Michigan limited liability
company, duly organized, validly existing and in good standing under the laws
of the State of Michigan, and has all requisite power and authority to conduct
its business as now conducted, to own its properties and to enter into and
perform its obligations under the Closing Documents to which it is or is to
become a party. Purchaser is qualified to do business in Michigan and is in
good standing in all other jurisdictions where failure so to qualify or to be
in good standing could materially and adversely affect Purchaser's ability to
perform obligations under the Closing Documents to which it is or is to become
a party.

          (b)   Due Authorization; No Conflict. The execution and delivery by
Purchaser of, the consummation by Purchaser of the transactions provided for
in, and the compliance by Purchaser with, all of the provisions of the Closing
Documents to which Purchaser is or is to become a party have been duly
authorized by all necessary action on the part of the Purchaser. The execution
and delivery of each such Closing Document and the consummation of the
transactions contemplated thereby (including, without limitation, the purchase
of the Property), and compliance by Purchaser with any of the terms and
provisions thereof, do not and will not (a) require any approval of the
stockholders of Purchaser or any approval or consent of any trustee or holder
of any indebtedness or obligation of Purchaser, other than such consents and
approvals as have been obtained and are in full force and effect, (b)
contravene Purchaser's articles of incorporation or by-laws or any applicable
Laws binding on Purchaser (c) require any governmental action by any
governmental authority.

          (c)   Enforceability. Each of the Closing Documents to which Purchaser
is or is to become a party constitutes, or will upon the execution and delivery
thereof constitute, the legal, valid and binding obligation of Purchaser,
enforceable against Purchaser in accordance with the respective terms thereof
except as enforceability may be limited by (i) the ef-
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                                      -7-

fect of any applicable state or federal laws and judicial decisions, (ii) the
discretion of any court or governmental or public body, authority, bureau or
agency before which any proceeding may be brought or (iii) bankruptcy,
insolvency, reorganization, moratorium or other similar laws affecting the
enforcement of creditors' rights generally and by general principles of equity
(regardless of whether such enforceability is considered in a proceeding in
equity or at law).

          (d)   Litigation. There is no action, suit or proceeding pending or,
to the best of Purchaser's knowledge, threatened against or affecting Purchaser
in any court, or by or before any federal, state, municipal or other
governmental department, commission, board, bureau, agency or instrumentality.

          (e)   No Broker. No broker's or finder's fees or commissions or
financial advisory feeds with respect to the transactions contemplated by the
Closing Documents are or will be payable based upon arrangements made by
Purchaser.

          6.   Indemnities. (a) Seller hereby agrees to indemnify, defend, make
whole and hold harmless Purchaser, any member, partner, subsidiary,
shareholder, officer, employee, trustee, beneficiary, agent, director or
incorporator of Purchaser, and any member, partner, subsidiary, shareholder,
officer, employee, beneficiary, agent, director or incorporator of a member,
partner, beneficiary or subsidiary of Purchaser, and all of their respective
successors and assigns, as the case may be ("SELLER'S INDEMNITEES"), and to
reimburse any of them for any and all losses, costs, damages or expenses
(including, without limitation, reasonable attorneys' fees) arising out of or
resulting from an inaccuracy of any representation or a breach of any warranty
or covenant made by Seller in this Agreement (subject to paragraph (d) below).

          (b)   Purchaser hereby agrees to indemnify, defend, make whole and
hold harmless Seller, any member, partner, subsidiary, shareholder, officer,
employee, trustee, beneficiary, agent, director or incorporator of Seller, and
any member, partner, subsidiary, shareholder, officer, employee, beneficiary,
agent, director or incorporate of a member, partner, beneficiary or subsidiary
of Seller, and all of their respective successors and assigns, as the case may
be ("PURCHASER'S INDEMNITEES," together with Seller's Indemnitees, the
"INDEMNITEES"), and to reimburse any of them for any and all losses, costs,
damages or expenses (including, without limitation, reasonable attorneys' fees)
arising out of or resulting from an inaccuracy or any representation or a
breach of any warranty or covenant made by Purchaser in this Agreement.

          (c)   Should any event occur for which any party hereto is entitled to
indemnification pursuant to this Article 6, such party shall provide prompt
written notice to the other parties describing the nature of such event.
If such event consists of a claim asserted against an indemnified party by a
third party, the indemnifying party may assume responsibil-
<PAGE>
                                      -8-

ity for any action to be taken to contest the claim, provided that the
indemnifying party will notify the applicable Indemnitees in writing of its
intention to contest such claim within thirty days after receipt of notice of
the claim from such Indemnitees; provided, however, that the indemnifying party
may not compromise or settle any claim without the written consent of the
indemnified party. The applicable indemnifying party, at its sole expense, may
control all proceedings relating to such contest. The applicable Indemnitees
will cooperate with the indemnifying party in contesting such claim, provided
that the indemnifying party indemnifies and holds harmless the applicable
Indemnitees for all reasonable costs and expenses (including, without
limitation, reasonable attorneys' fees and expenses) relating to contesting
such claim.

          (d)   In the event of a breach of any representation or warranty of
Seller under Article 4 hereof which results in any corresponding breach or
default by Seller, as tenant under the Lease, and/or which Seller, as tenant
under the Lease, is obligated or permitted to cure under the terms of the
Lease, Purchaser agrees that it will not bring an action against Seller for
breach of such representation or warranty under this Agreement for so long as
Seller is completing the cure of such breach in compliance with the terms of
the Lease, and that, if completion of such cure is accomplished in accordance
with the Lease, the Purchaser will have no claim for damages under this
Agreement with respect to the matter in question so long as any such damages
are fully recoverable under the Lease by Landlord from Tenant.

          7.  Closing.  The closing of the transaction contemplated herein (the
"CLOSING") shall, subject to the satisfaction or waiver of the contingencies in
this Agreement, take place on the Closing Date at such location as mutually
agreeable to the parties to this Agreement.

          8.   Documents to be Delivered at Closing. At or prior to the Closing,
the documents, certificates, opinions and agreements relating to the Property
(the "CLOSING DOCUMENTS") shall be in form and substance reasonably
satisfactory to Seller and Purchaser and shall be executed and/or delivered by
the respective parties thereto. As a condition to each of the parties
obligations hereunder, all of the other parties to the Closing Documents shall
have executed and delivered each Closing Document to which each such other
party is a signatory (whether or not such party is a party to this Agreement).

          9.   Transaction Expenses. Excluding Seller's and Purchaser's
attorneys fees and related disbursements, all costs, expenses, charges and fees
payable with respect to or relating to the transactions contemplated herein
("TRANSACTION EXPENSES") set forth on Exhibit F attached hereto will be the
responsibility of the Seller. Any Transaction Expenses incurred by Purchaser
prior to Closing shall either be credited against the Purchase Price if the
Closing occurs or reimbursed by Seller to Purchaser upon the termination of
this Agreement, which obligation shall survive the termination hereof. Any
Transaction Expenses invoiced to
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                                      -9-

Purchaser subsequent to the Closing or termination of this Agreement shall be
paid by Seller upon its receipt of such invoice, which obligation shall survive
the Closing or termination of this Agreement.

          10.   Title and Title Insurance. At the Closing, Purchaser shall
receive from a title insurance company reasonably acceptable to Purchaser (the
"TITLE INSURANCE COMPANY"), its American Land Title Association (ALTA) 1970
form of owner's policy of title insurance or, if unavailable, such other
similar form of owner's policy acceptable to Purchaser (the "TITLE POLICY") (or
a redated and signed commitment or specimen policy therefor, with the actual
policy to be delivered after the Closing Date), for the Property, reasonably
acceptable in form and substance to Purchaser, insuring that Purchaser has good
fee simple title to the Property, subject only to the Lease, Permitted
Encumbrances and such other exceptions to title as are reasonably acceptable to
Purchaser, in the amount of the Purchase Price. The Title Policy shall contain
such affirmative endorsements as are listed on Exhibit G and as are available.

          11.   As Is. Except as otherwise expressly provided in this Agreement,
Purchaser is Purchasing the Property "as is" and in its present condition,
without any reduction in the Purchase Price or in any other obligation of
Purchaser hereunder for any change in condition of the Property subsequent to
the date hereof. In entering into this Agreement, Purchaser has not been
induced by and has not relied upon any representations, warranties or
statements, whether express or implied, made by Seller or any agent, employee
or representative of Seller or by any other Person purporting to represent
Seller, which are not expressly set forth in this Agreement or any other
Closing Document, whether or not any such representations, warranties or
statements were made in writing or orally.

          12.   Notices. All notices, demands, requests, consents, approvals,
offers, statements and other instruments or communications required or
permitted to be given pursuant to the provisions of this Agreement shall be in
writing and shall be deemed to have been given and received for all purposes
when delivered in person, by facsimile or telecopier or by Federal Express or
other reliable 24-hour delivery service or five (5) Business Days (as defined
in each applicable Lease) after being deposited in the United States mail, by
registered or certified mail, return receipt requested, postage prepaid,
addressed to the other party at its address stated above or when delivery is
refused. For the purposes of this Paragraph, any party may substitute another
address stated herein (or substituted by a previous notice) for its address by
giving fifteen (15) days' notice of the new address to the other party, in the
manner provided above. The addresses of the parties for purposes of this
Agreement, until notice has been given as above provided, shall be as follows:

          As to Seller:
<PAGE>
                                      -10-

                    COLLINS & AIKMAN PRODUCTS CO.
                    5755 New King Court
                    Troy, Michigan 48098
                    fax number: (704) 548-2314
                    Attention: Charles Nichols

          with a copy to:

                    Cahill Gordon & Reindel
                    80 Pine Street
                    New York, New York 10005-1702
                    fax number: (212) 269-5420
                    Attention: Jonathan Schaffzin, Esq.

          As to Purchaser:

                    c/o BECKER VENTURES, L.L.C.
                    250 Stephenson Highway, Suite 300
                    Troy, Michigan 48084
                    fax number: (248) 589-4904
                    Attention: Michael E. McInerney

          with a copy to:

                    Clark Hill PLC
                    500 Woodward Ave, Suite 3500
                    Detroit, Michigan 48226
                    fax number: (313) 965-8252
                    Attention: Timothy Koltun, Esq.

          13.   Entire Agreement. This Agreement and the other Closing Documents
contain the entire agreement between Seller and Purchaser with respect to the
subject matter hereof and thereof and there are no other representations or
warranties of any party hereto except as herein or therein stated. This
Agreement supersedes any prior understandings and agreements between Seller and
Purchaser with respect to the subject matter hereof.

          14.   Further Acts.  Each party, upon the request of the other,
agrees to perform such further acts and to execute and deliver such other
documents as are reasonably necessary to carry out the provisions of this
Agreement.
<PAGE>
                                      -11-

          15.   Survival of Obligations. Subject to the terms of paragraph (d)
of Article 6 hereof, the representations, warranties, indemnities and
obligations of the parties hereto as set forth in this Agreement shall survive
the Closing and the execution, delivery and recording of the agreements,
certificates, instruments and other documents referred to herein, and shall
survive until the date of termination of the applicable Lease.

          16.   No Waiver. No waiver of any provision of this Agreement shall be
effective unless it is in writing, signed by the party against whom it is
asserted and any such written waiver shall only be applicable to the specific
instance to which it relates and shall not be deemed to be a continuing or
future waiver.

          17.   Counterparts. This Agreement may be executed in one or more
counterparts, each of which shall be deemed to be an original, but all of which
shall constitute one and the same Agreement.

          18.   Governing Law. This Agreement shall be construed and
interpreted in accordance with the laws of the State of Michigan, without
regard to principles of conflicts of law.

          19.   Exhibits. All of the Exhibits annexed hereto are incorporated
herein by reference and form part of this Agreement.

          20.   Miscellaneous. In the event that any provision of this
Agreement shall be determined to be illegal, invalid or unenforceable, such
determination shall not affect the remaining provisions of this Agreement and
in lieu of each provision of this Agreement that is illegal, invalid or
unenforceable, a provision similar in terms will be added to this Agreement, if
possible, which provision shall be legal, valid and enforceable; and this
Agreement shall not be construed against the party preparing it but shall be
construed as if all parties prepared this Agreement.

          21.   Third Parties. The covenants, provisions and conditions of this
Agreement are intended solely and exclusively for the benefit of the parties
hereto and their respective beneficiaries, representatives, successors and
assigns, and no other person, except as specifically set forth herein or
contemplated by the Closing Documents or an assignment permitted thereby, shall
have standing to require, or be entitled to assume, strict compliance with the
provisions hereof or be deemed to be a beneficiary of such covenants,
provisions or conditions.

          22.   Contingencies Purchaser's obligation to pay the Purchase Price
and otherwise close the transaction contemplated by this Agreement shall be
contingent upon (a) Purchaser obtaining financing for the acquisition of the
Property on terms and conditions satisfactory to Purchaser in its sole
discretion and (b) Purchaser's receipt of an appraisal of the
<PAGE>
                                      -12-

Property reasonably acceptable to Purchaser which contains a "leased fee" value
of the Property of not less than the Purchase Price, and (c) Purchaser
receiving an environmental assessment of the Property in form and substance
satisfactory to Purchaser. If any of these contingencies is not satisfied prior
to Closing, Purchaser may elect to (i) waive such contingency and proceed,
subject to the satisfaction or waiver of the other contingencies contained in
this Agreement, to close the transaction contemplated hereby or (ii) terminate
this Agreement and receive an immediate refund of the Deposit (as defined
below).
<PAGE>
          IN WITNESS WHEREOF, the parties have caused this Agreement to be
executed under seal by their respective signatories thereunto duly authorized.

                                     SELLER:

                                     COLLINS & AIKMAN PRODUCTS CO.,
                                     a Delaware corporation

                                     By: /s/ Charles G. Nichols
                                         -----------------------------------
                                         Name:  Charles G. Nichols
                                         Title: Treasurer

                                     PURCHASER:

                                     NEW KING, L.L.C.,
                                     a Michigan limited liability company

                                     By: /s/ Michael E. McInerney
                                         -----------------------------------
                                         Name:  Michael E. McInerney
                                         Title: President<PAGE>
                                                                  Exhibit 10.82

                                 LEASE AGREEMENT

                                 by and between

                                NEW KING, L.L.C.,
                      a Michigan limited liability company,

                                   as LANDLORD

                                       and

                         COLLINS & AIKMAN PRODUCTS CO.,
                             a Delaware corporation,

                                    as TENANT

                          Premises: 5755 New King Court
                                    Troy, Michigan 48098

                           Dated as of: June 29, 2001
<PAGE>
                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                     PAGE
                                                                                     ----

<S>                                                                                  <C>
1.       Demise of Premises........................................................    1
2.       Certain Definitions.......................................................    1
3.       Title and Condition.......................................................    9
4.       Use of Leased Premises; Quiet Enjoyment...................................   10
5.       Term......................................................................   10
6.       Basic Rent................................................................   11
7.       Additional Rent...........................................................   11
8.       Net Lease; Non-Terminability..............................................   12
9.       Payment of Impositions....................................................   13
10.      Compliance with Laws and Easement Agreements; Environmental Matters.......   14
11.      Liens; Recording..........................................................   15
12.      Maintenance and Repair....................................................   16
13.      Alterations and Improvements; Expansion Options...........................   16
14.      Permitted Contests........................................................   17
15.      Indemnification...........................................................   18
16.      Insurance.................................................................   19
17.      Casualty and Condemnation.................................................   21
18.      Termination Events........................................................   23
19.      Restoration...............................................................   24
20.      Procedures upon Purchase..................................................   25
21.      Assignment and Subletting; Prohibition Against Leasehold Financing........   27
22.      Events of Default.........................................................   29
23.      Remedies and Damages upon Default.........................................   30
24.      Notices...................................................................   33
25.      Estoppel Certificate......................................................   33
26.      Surrender; Holding Over...................................................   34
27.      No Merger of Title........................................................   35
28.      Books and Records.........................................................   35
29.      Determination of Value....................................................   35
30.      Non-Recourse as to Landlord...............................................   37
31.      Costs; Financing..........................................................   37
32.      Subordination, Non-Disturbance and Attornment.............................   38
33.      Tax Treatment; Reporting..................................................   38
34.      Right of First Refusal....................................................   38
35.      Miscellaneous.............................................................   39

</TABLE>
                                      -i-
<PAGE>
EXHIBITS
--------

  Exhibit A - Premises
  Exhibit B - Fixtures
  Exhibit C - Schedule of Permitted Encumbrances
  Exhibit D - Rent Schedule
  Exhibit E - List of LaSalle Bank National Association Loan Documents
  Exhibit F - Form of Subordination, Non-Disturbance and Attornment Agreement

                                      -ii-
<PAGE>
          LEASE AGREEMENT, made as of this 29th day of June, 2001,
between NEW KING, L.L.C., as landlord, a Michigan limited liability company
("LANDLORD"), with an address at 250 Stephenson Highway, Suite 300, Troy,
Michigan 48084, Attention: Michael McInerney, and COLLINS & AIKMAN PRODUCTS CO.,
as tenant, a Delaware corporation ("TENANT"), with an address at 5755 New King
Court, Troy, Michigan 48098.

          In consideration of the rents and provisions herein stipulated
to be paid and performed, Landlord and Tenant hereby covenant and agree as
follows:

          1.   Demise of Premises. Landlord hereby demises and lets to
Tenant, and Tenant hereby takes and leases from Landlord, for the term and upon
the provisions hereinafter specified, the following described property
(hereinafter referred to as the "LEASED PREMISES"): (a) the premises described
in Exhibit A hereto, together with the Appurtenances (collectively, the "LAND");
(b) the buildings, structures and other improvements now or hereafter
constructed on the Land (collectively, the "IMPROVEMENTS"); and (c) the fixtures
and other property described in Exhibit B hereto (collectively, the "FIXTURES").

          2.   Certain Definitions.

          "ADDITIONAL RENT" shall have the meaning assigned to such term
in Paragraph 7(a).

          "ADJOINING PROPERTY" shall mean all sidewalks, driveways,
curbs, gores and vault spaces adjoining any of the Leased Premises.

          "ALTERATION AMOUNT" shall mean $1,000,000 for the first Lease
Year, increased for each succeeding Lease Year as follows: (a) multiply the
relevant amount then in effect (i.e., $1,000,000) by a fraction the numerator of
which shall be the difference between the average CPI for the Prior Months
ending prior to the applicable adjustment date and the Alteration Cost Beginning
CPI and the denominator of which shall be the Alteration Cost Beginning CPI, and
(b) add the product of such multiplication to the then applicable Alteration
Amount.

          "ALTERATION COST BEGINNING CPI" shall mean the average CPI for
the three (3) calendar months corresponding to the Prior Months but occurring
one (1) year earlier.

          "ALTERATIONS" shall mean all changes, additions, improvements
or repairs to, all alterations, reconstructions, renewals, replacements or
removals of and all substitutions or replacements for any of the Improvements or
Fixtures, both interior and exterior, structural and non-structural, and
ordinary and extraordinary.

          "APPLICABLE INITIAL DATE" shall have the meaning assigned to
such term in Paragraph 29(a)(i).
<PAGE>
          "APPURTENANCES" shall mean all tenements, hereditaments,
easements, rights-of-way, rights, privileges in and to the Land, including (a)
easements over other lands granted by any Easement Agreement and (b) any
streets, ways, alleys, vaults, gores or strips of land adjoining the Land.

          "ASSIGNMENT" shall mean any assignment of rents and leases
from Landlord to a Lender, which may be contained within a Mortgage or separate
document, which (a) encumbers the Landlord's interest in this Lease and the Rent
and (b) secures Landlord's obligation to repay a Loan, as the same may be
amended, supplemented or modified from time to time.

          "BASIC RENT" shall have the meaning assigned to such term in
Paragraph 6.

          "BASIC RENT PAYMENT DATES" shall have the meaning assigned to
such term in Paragraph 6.

          "BEGINNING83 CPI" shall have the meaning assigned to such term in
Paragraph 4(a) of Exhibit D hereto.

          "BUSINESS DAY" shall mean any day other than a Saturday,
Sunday or other day on which banks are authorized to be closed in the State.

          "CASUALTY" shall mean any injury to or death of any person or
any loss of or damage (i) to any portion of or arising from or on the Leased
Premises or (ii) arising from or on any Adjoining Property.

          "CERTIFICATE" shall have the meaning assigned to such term in
Paragraph 25.

          "CODE" shall have the meaning assigned to such term in
Paragraph 33.

          "COMMENCEMENT DATE" shall have the meaning assigned to such
term in Paragraph 5(a).

          "CONDEMNATION" shall mean any taking or damaging of all or a
portion of any of the Leased Premises (i) in or by condemnation or other eminent
domain proceedings pursuant to any Law or (ii) by reason of any agreement with
any condemnor in settlement of or under threat of any such condemnation or other
eminent domain proceeding. The Condemnation shall be considered to have taken
place as of the later of the date actual physical possession is taken by the
condemnor, or the date on which the right to compensation and damages accrues
under the Law applicable to the Leased Premises.

          "CONDEMNATION NOTICE" shall mean written notice of the
institution of or intention to institute any proceeding for Condemnation.

                                      -2-
<PAGE>
          "CONTRACT" shall have the meaning assigned to such term in
Paragraph 34(b).

          "COSTS" of a Person or associated with a specified transaction
shall mean all reasonable and customary costs and expenses incurred by such
Person or associated with such transaction, including, without limitation,
reasonable attorneys' fees and expenses, court costs, brokerage fees, escrow
fees, title insurance premiums, recording fees and transfer taxes, as the
circumstances require.

          "CPI" shall have the meaning assigned to such term in
Paragraph 2 of Exhibit D hereto.

          "DEFAULT RATE" shall have the meaning assigned to such term in
Paragraph 7(a)(ii).

          "DEFAULT TERMINATION AMOUNT" shall have the meaning assigned
to such term in Paragraph 23(a)(iii).

          "EASEMENT AGREEMENTS" shall mean any conditions, covenants,
restrictions, reservations, easements, declarations, licenses and other
agreements listed as Permitted Encumbrances or as may hereafter affect the
Leased Premises.

          "ENVIRONMENTAL LAW" shall mean any Law relating to pollution
of the environment, including, ambient air, surface water, groundwater, land and
subsurface soils.

          "ENVIRONMENTAL VIOLATION" shall mean any violation of or
noncompliance with any Environmental Law occurring prior to the termination of
this Lease, or surrender of possession of the Leased Premises to Landlord, at
the Leased Premises, except in each case, to the extent attributable to acts or
omissions of the Landlord or Landlord's agents or representatives.

          "EVENT OF DEFAULT" shall have the meaning assigned to such
term in Paragraph 22(a).

          "EXPIRATION DATE" shall have the meaning assigned to such term
in Paragraph 5(a).

          "FAIR MARKET RENTAL VALUE" shall mean the fair market rental
value of the Leased Premises for the second Renewal Term determined in
accordance with the procedure specified in Paragraph 29.

          "FAIR MARKET VALUE" shall mean the fair market value of the
Leased Premises as affected and encumbered by this Lease and assuming that the
Term has been extended for any Renewal Terms for which Tenant has delivered a
Renewal Notice. For all purposes of

                                      -3-
<PAGE>
this Lease, Fair Market Value shall be determined in accordance with the
procedure specified in Paragraph 29.

          "FAIR MARKET VALUE DATE" shall mean the date when the Fair
Market Value is determined in accordance with Paragraph 29.

          "FEDERAL FUNDS" shall mean federal or other immediately
available funds which at the time of payment are legal tender for the payment of
public and private debts in the United States of America.

          "FIRST ADJUSTMENT DATE" shall have the meaning assigned to
such term in Paragraph 3 of Exhibit D hereto.

          "FIXTURES" shall have the meaning assigned to such term in
Paragraph 1.

          "GAAP" shall have the meaning assigned to such term in
Paragraph 28.

          "HAZARDOUS CONDITION" means any condition which would support
any claim or liability under any applicable Environmental Law.

          "HAZARDOUS SUBSTANCE" means pollutants, contaminants, wastes,
chemicals, substances including, without limitation, petroleum and constituents,
in each case, as regulated pursuant to applicable Environmental Laws.

          "IMPOSITIONS" shall have the meaning assigned to such term in
Paragraph 9.

          "IMPROVEMENTS" shall have the meaning assigned to such term in
Paragraph 1.

          "INDEMNITEE" shall have the meaning assigned to such term in
Paragraph 15(a).

          "LAND" shall have the meaning assigned to such term in
Paragraph 1.

          "LANDLORD" shall have the meaning assigned to such term in the
Preamble.

          "LANDLORD'S ACCELERATION NOTICE" shall have the meaning
assigned to such term in Paragraph 23(a)(iv).

          "LAW" shall mean any constitution, statute, rule of law, code,
ordinance, order, judgment, decree, injunction, rule, regulation, policy,
requirement or administrative or judicial determination of every duly
constituted governmental authority, court or agency, now or hereafter enacted or
in effect.

                                      -4-
<PAGE>
          "LEASE" shall mean this Lease Agreement, as the same may be
amended, supplemented or modified in accordance with the provisions hereof.

          "LEASE YEAR" shall mean, with respect to the first Lease Year,
the period commencing on the Commencement Date and ending at midnight on the
last day of the twelfth (12th) consecutive calendar month following the month in
which the Commencement Date occurred, and each succeeding twelve (12) month
period during the Term.

          "LEASED PREMISES" shall have the meaning assigned to such term
in Paragraph 1.

          "LEGAL REQUIREMENTS" shall mean the requirements of all
present and future Laws and all covenants, restrictions and conditions now or
hereafter of record which may be applicable to Tenant or to the Leased Premises.

          "LENDER" shall mean any person or entity (and their respective
successors and assigns) which may, on or after the date hereof, make a Loan to
Landlord or is the holder of any Note, including, but not limited to, LaSalle
Bank National Association with respect to the Loan which is the subject matter
of the documents identified in Exhibit E hereto (the "LASALLE BANK LOAN").

          "LOAN" shall mean any loan made by one or more Lenders to
Landlord, which loan is secured by a Mortgage and evidenced by a Note,
including, but not limited to, the LaSalle Bank Loan.

          "LOAN DOCUMENTS" shall mean all documents evidencing, securing
or executed in connection with a Loan, as the same may be amended, supplemented
or modified.

          "MONETARY OBLIGATIONS" shall mean Rent and all other sums
payable by Tenant under this Lease to Landlord, to any third party on behalf of
Landlord or to any Indemnitee.

          "MORTGAGE" shall mean any mortgage or deed of trust from
Landlord to a Lender which (a) encumbers the Landlord's interest in the Leased
Premises and (b) secures Landlord's obligation to repay a Loan, as the same may
be amended, supplemented or modified.

          "NET AWARD" shall mean (a) the entire award payable to
Landlord by reason of a Condemnation whether pursuant to a judgment or by
agreement or otherwise, or (b) the entire proceeds of any insurance required
under clauses (i), (ii) (to the extent payable to Landlord), (iv) or (v) of
Paragraph 16(a), as the case may be, less any reasonable expenses incurred by
Landlord, Tenant or any Lender in collecting such award or proceeds.

                                      -5-
<PAGE>
          "NON-PREAPPROVED ASSIGNEE" shall have the meaning assigned to
such term in Paragraph 21(a)(iii).

          "NON-PREAPPROVED ASSIGNMENT" shall have the meaning assigned
to such term in Paragraph 21(a)(iii).

          "NOTE" shall mean any promissory note evidencing Landlord's
obligation to repay a Loan, as the same may be amended, supplemented or
modified.

          "NOTICE OF SALE" shall have the meaning assigned to such term
in Paragraph 34(b).

          "PARTIAL CASUALTY" shall mean any Casualty which does not
constitute a Termination Event.

          "PARTIAL CONDEMNATION" shall mean any Condemnation which does
not constitute a Termination Event.

          "PERMITTED ENCUMBRANCES" shall mean those Easement Agreements,
liens and other encumbrances listed on Exhibit C hereto.

          "PERMITTED VIOLATIONS" shall have the meaning assigned to such
term in Paragraph 14.

          "PERSON" shall mean an individual, trustee, trust,
partnership, association, corporation or other entity.

          "PREAPPROVED ASSIGNEE" shall have the meaning assigned to such
term in Paragraph 21(a)(ii).

          "PREAPPROVED ASSIGNMENT" shall have the meaning assigned to
such term in Paragraph 21(a)(ii).

          "PREAPPROVED SUBLET" shall have the meaning assigned to such
term in Paragraph 21(b)(i).

          "PREPAYMENT PREMIUM" shall mean any payment required under a
Note or any other document evidencing or securing a Loan (other than a payment
of principal and/or interest which Landlord is required to make under a Note or
a Mortgage) by reason of any prepayment by Landlord of any principal due under a
Note or Mortgage, and which may, but shall not be required to, be (in lieu of
such prepayment premium or prepayment penalty) (i) a "make whole" or yield
maintenance clause requiring a prepayment premium or (ii) a defeasance payment.

                                      -6-
<PAGE>
          "PRESENT VALUE" of any amount shall mean such amount discounted by a
rate per annum which is 7%.

          "PRIME RATE" shall mean the annual interest rate as published,
from time to time, in The Wall Street Journal as the "Prime Rate" in its column
entitled "Money Rate". In the event The Wall Street Journal ceases publication
or ceases to publish the "Prime Rate" as described above, the Prime Rate shall
be the average per annum discount rate (the "DISCOUNT RATE") on ninety-one (91-)
day bills ("TREASURY BILLS") issued from time to time by the United States
Treasury at its most recent auction, plus three hundred (300) basis points. If
no such 91-day Treasury Bills are then being issued, the Discount Rate shall be
the discount rate on Treasury Bills then being issued for the period of time
closest to ninety-one (91) days.

          "PRIOR MONTHS" shall have the meaning assigned to such term in
Paragraph 4(a) of Exhibit D hereto.

          "REJECTION" shall have the meaning assigned to such term in
Paragraph 18(c).

          "RELEVANT AMOUNT" shall mean the Termination Amount or the
Default Termination Amount, as the case may be.

          "RELEVANT DATE" shall mean (a) the date when Fair Market Value
is redetermined, in the event of a redetermination of Fair Market Value pursuant
to Paragraph 20(c), or (b) the date immediately prior to the Event of Default
giving rise to the need to determine Fair Market Value in the event Landlord
provides Tenant with notice of its intention to require Tenant to make a
termination offer under Paragraph 23(a)(iii).

          "REMAINING OBLIGATIONS" shall have the meaning assigned to
such term in Paragraph 18(c).

          "RENEWAL DATE" shall have the meaning assigned to such term in
Paragraph 5(b).

          "RENEWAL TERM" shall have the meaning assigned to such term in
Paragraph 5(b).

          "RENT" SHALL MEAN, collectively, Basic Rent and Additional Rent.

          "REQUESTING PARTY" shall have the meaning assigned to such
term in Paragraph 25.

          "RESPONDING PARTY" shall have the meaning assigned to such
term in Paragraph 25.

                                      -7-
<PAGE>
          "RESTORATION FUND" shall have the meaning assigned to such
term in Paragraph 19(a).

          "REVIEW CRITERIA" shall have the meaning assigned to such term
in Paragraph 21(a)(iii).

          "RIGHT OF FIRST REFUSAL" shall have the meaning assigned to
such term in Paragraph 34.

          "SET-OFF" shall have the meaning assigned to such term in
Paragraph 8(a).

          "Site Assessment" shall have the meaning assigned to such term
in Paragraph 10(c).

          "SITE REVIEWERS" shall have the meaning assigned to such term
in Paragraph 10(c).

          "STATE" shall mean the state of Michigan.

          "SURVIVING OBLIGATIONS" shall mean any obligations of Tenant
under this Lease, actual or contingent, which arise on or prior to the
expiration or prior termination of this Lease and which have not been performed
or satisfied or which survive such expiration or termination pursuant to the
provisions hereof.

          "TENANT" shall have the meaning assigned to such term in the
Preamble.

          "TERM" shall have the meaning assigned to such term in
Paragraph 5(a).

          "TERMINATION AMOUNT" shall mean with respect to the Leased
Premises the sum of (a) the applicable Prepayment Premium which the Landlord
will be required to pay in prepaying any Loan with proceeds of the Termination
Amount and all other amounts, including unpaid principal and unpaid accrued
interest, required to be paid to each Lender in order to obtain a discharge of
such Lender's Mortgage and (b) the Present Value of the amount by which (i) the
total Basic Rent that would have been payable under this Lease for what would
have been the remainder of the Term, calculated as of the Termination Date, if
this Lease had not terminated as of the Termination Date, exceeds (ii) the
product of (A) the amount of that monthly installment of principal and interest
payable under a Note outstanding as of the Termination Date which is the last
installment to become due prior to the Termination Date and (B) the number of
months that would have remained in the Term as of the Termination Date if this
Lease had not terminated as of the Termination Date, but in no event shall the
Termination Amount be less than the Fair Market Value.

                                      -8-
<PAGE>
          "TERMINATION DATE" shall have the meaning assigned to such
term in Paragraph 18(b).

          "TERMINATION EVENT" shall have the meaning assigned to such
term in Paragraph 18(a).

          "TERMINATION NOTICE" shall have the meaning assigned to such
term in Paragraph 18(a).

          "THIRD PARTY PURCHASER" shall have the meaning assigned to
such term in Paragraph 21(h).

          "WARRANTIES" shall have the meaning assigned to such term in
Paragraph 3(d).

          "WORK" shall have the meaning assigned to such term in
Paragraph 13(b).

          3.   Title and Condition.

          (a)   The Leased Premises are demised and let subject to (i) the
rights of any Persons in possession of the Leased Premises, (ii) the existing
state of title of any of the Leased Premises, including any Permitted
Encumbrances, (iii) any state of facts which an accurate survey or physical
inspection of the Leased Premises might show, (iv) all Legal Requirements,
including any existing violation of any thereof, and (v) the condition of the
Leased Premises as of the commencement of the Term.

          (b)   Tenant accepts the title and condition of the Leased
Premises in its present condition "as is", with all faults and defects, latent
or patent.

          (c)   Tenant acknowledges that (i) fee simple title (both legal
and equitable) is in Landlord and that Tenant has only the leasehold right of
possession and use of the Leased Premises as provided herein, (ii) all material
easements necessary for the use or operation of the Leased Premises have been
obtained, and (iii) all Fixtures necessary for the use or operation of the
Leased Premises have been installed and are presently in good condition and
repair, normal wear and tear excepted.

          (d)   Landlord hereby assigns to Tenant all assignable
warranties, guaranties, indemnities and similar rights (collectively,
"WARRANTIES") which Landlord may have against any manufacturer, supplier,
engineer, contractor or builder in respect of any of the Leased Premises;
provided, however, that all such warranties shall, automatically and without the
requirement of any further action, be reassigned back to Landlord upon the
expiration or earlier termination of this Lease except for a termination
resulting from a conveyance of the Leased Premises to Tenant. Tenant shall use
commercially reasonable efforts to enforce the Warranties in accordance with
their respective terms.

                                      -9-
<PAGE>
          4.   Use of Leased Premises; Quiet Enjoyment.

          (a)   Tenant may occupy and use the Leased Premises for general
office, research, development, prototype testing and other incidental and
related uses in connection with Tenant's business as now conducted and for no
other purposes without the prior written consent of the Landlord.

          (b)   Subject to the provisions hereof, Tenant shall quietly
hold, occupy and enjoy the Leased Premises throughout the Term, without any
hindrance, ejection or molestation by Landlord with respect to matters that
arise after the date hereof; provided, however, that (i) Landlord may enter upon
the Leased Premises at such reasonable times and during normal business hours as
Landlord may reasonably select upon reasonable notice to Tenant for the purpose
of inspecting the Leased Premises, showing the Leased Premises to prospective
tenants, purchasers, lenders or investors, verifying compliance or
non-compliance by Tenant with its obligation hereunder and taking such other
action within the Leased Premises as is permitted pursuant to the provisions
hereof and (ii) any Lender may enter upon the Leased Premises for any purposes
permitted under its Mortgage or other Loan Documents.

          5.   Term.

          (a)   Subject to the provisions hereof, Tenant shall have and
hold the Leased Premises for an initial term (such term, as extended or renewed
in accordance with the provisions hereof, being called the "TERM") commencing
June 29, 2001 (the "COMMENCEMENT DATE") and ending on June 30, 2021 (the
"EXPIRATION DATE").

          (b)   If, on or prior to the Expiration Date or any other
Renewal Date this Lease shall not have been terminated pursuant to any provision
hereof, then on the Expiration Date and on the tenth (10th) anniversary of the
Expiration Date (the Expiration Date and such anniversary each being hereinafter
referred to as a "RENEWAL DATE"), the Term shall be deemed to have been
automatically extended for an additional period of ten (10) years (each such
extension, a "RENEWAL TERM"), unless Tenant shall notify Landlord in writing at
least one (1) year prior to the next Renewal Date that Tenant is not extending
this Lease as of the next Renewal Date. Any such extension of the Term shall be
subject to all of the provisions of this Lease.

          (c)   If Tenant exercises its option not to extend or further
extend the Term, then Landlord shall have the right during the remainder of the
Term then in effect and, in any event, Landlord shall have the right during the
last year of the Term, to erect upon the Leased Premises one (1) sign
advertising the Premises for lease and/or sale, the size and location of which
shall be subject to Tenant's approval, which approval shall not be unreasonably
withheld, conditioned or delayed.

                                      -10-
<PAGE>
          6.   Basic Rent. Commencing on June 29, 2001, Tenant shall pay
to Landlord, as annual rent for the Leased Premises during the balance of the
Term in equal monthly installments, the amounts determined in accordance with
Exhibit D hereto (the "BASIC RENT"), such installments to continue and be
payable on the twenty-fifth (25th) day of each month thereafter during the Term
(each such day being hereinafter referred to as a "BASIC RENT PAYMENT DATE").
Each such rental payment shall be made to Landlord at such address as Landlord
may direct by fifteen (15) days' prior written notice to Tenant. In the event a
Basic Rent Payment Date shall not be a Business Day, the payment of Basic Rent
due on such Basic Rent Payment Date shall be made on the Business Day
immediately following such Basic Rent Payment Date. Pro rata Basic Rent for the
Leased Premises for the period from the date hereof through the thirtieth (30th)
day of June, 2001 shall be paid on the date hereof and pro rata Basic Rent for
the period from the thirtieth (30th) day of the last month of the Term through
the last day of the last month of the Term shall be paid with the final monthly
installment of Basic Rent.

          7.   Additional Rent.

          (a)   Tenant shall pay and discharge, as additional rent
(collectively, "ADDITIONAL RENT"):

          (i)   except as otherwise specifically provided herein, all
     costs and expenses of Tenant and all reasonable costs and expenses of
     Landlord which are incurred in connection or associated with (A) the
     ownership, use, management, occupancy, possession, operation,
     condition, design, construction, maintenance, alteration, repair,
     replacement or restoration of any of the Leased Premises; provided,
     however, in no event shall Tenant be responsible to pay installments of
     principal and interest payable under the Note, (B) the performance of
     any of Tenant's obligations under this Lease, (C) any Condemnation
     proceedings (provided, however, that Tenant is reimbursed for all of
     its costs and expenses out of the Condemnation proceeds), (D) the
     adjustment, settlement or compromise of any insurance claims involving
     or arising from any of the Leased Premises (provided, however, that
     Tenant is reimbursed for all of its costs and expenses out of the
     insurance proceeds), (E) obtaining, at the request of Tenant, the
     approval or consent of a Lender, and (F) any other items specifically
     required to be paid by Tenant under this Lease;

          (ii)   interest at the rate (the "DEFAULT RATE") equal to the
     greater of (A) two percent (2%) over the Prime Rate per annum, or (B)
     the default rate of interest provided for in any unpaid Note then in
     existence, on the following sums until paid in full: (1) all overdue
     installments of Basic Rent from the respective due dates thereof as to
     any such installment that has not been made within five (5) days of its
     due date, (2) all overdue amounts of Additional Rent relating to
     obligations which Landlord shall have paid or performed on behalf of
     Tenant, from the date of payment thereof by

                                      -11-
<PAGE>
     Landlord, and (3) all other overdue amounts of Additional Rent, from
     the date when any such amount becomes overdue; and

          (iii)    a late charge equal to five percent (5%) of any overdue
     installment of Basic Rent which has not been paid within five (5) days
     of its due date.

          (b)   Tenant shall pay and discharge (i) any Additional Rent
referred to in Paragraph 7(a)(i) when the same shall become due and payable;
provided, however, that amounts which are billed to Landlord or any third party,
but not to Tenant, shall be paid within fifteen (15) days after Landlord's
demand for payment thereof, and (ii) any other Additional Rent, within fifteen
(15) days after Landlord's demand for payment thereof.

          (c)   In no event shall amounts payable under Paragraph 7(a)(ii)
or (iii) exceed the maximum amount permitted by applicable Law.

          8.   Net Lease; Non-Terminability.

          (a)    This is a net lease and all Monetary Obligations set forth
herein shall, except as specifically set forth herein, be paid without notice or
demand, recoupment, set-off, counterclaim, abatement, suspension, deferment,
diminution, deduction, reduction or defense (collectively, a "SET-OFF").

          (b)   This Lease and the rights of Landlord and the obligations
of Tenant hereunder shall not be affected by any event or for any reason or
cause whatsoever foreseen or unforeseen, except as specifically set forth
herein.

          (c)   The obligations of Tenant hereunder shall be separate and
independent covenants and agreements, all Monetary Obligations shall continue to
be payable in all events (or, in lieu thereof, Tenant shall pay amounts equal
thereto), and the obligations of Tenant hereunder shall continue unaffected
unless the requirement to pay or perform the same shall have been terminated
pursuant to an express provision of this Lease. All Rent payable by Tenant
hereunder shall constitute "rent" for all purposes (including Section 502(b)(6)
of the Federal Bankruptcy Code).

          (d)   Tenant shall perform and observe all of the covenants and
obligations of Landlord under any Mortgage or any other Loan Documents
pertaining or relating in any manner whatsoever to the Leased Premises,
including but not limited to any obligations to pay amounts into tax, insurance,
replacement, repair, and tenant improvement and leasing escrows or reserves,
except for those covenants and obligations which are solely within the control
of Landlord to perform or observe (e.g., the obligations not to transfer
Landlord's interest in the Leased Premises without a Lender's consent) and in no
event shall Tenant be responsible to pay installments of principal and/or
interest payable under a Note. In the event of any conflict between this Lease
and any Loan Documents regarding the scope of any covenant or obliga-

                                      -12-
<PAGE>
tion to be performed or observed by Tenant, the document imposing the greater
covenant or obligation on Tenant shall control. Tenant shall not, through any
act or omission of Tenant or any of its subtenants or licensees or any of the
agents, contractors, employees, or invitees of Tenant or any of its subtenants
or licensees, cause a default, breach or event of default under any Mortgage or
any other Loan Documents, regardless of whether such act or omission would
otherwise be permitted under this Lease without regard to the terms and
provisions of any such Loan Documents. Tenant acknowledges that it has reviewed
the Loan Documents identified in Exhibit E hereto and executed in connection
with the LaSalle Bank Loan. Notwithstanding anything to the contrary contained
in this Lease, any Additional Rent which would otherwise be payable directly by
Tenant to a Lender, including payments into tax, insurance, replacement,
repair, and/or tenant improvement and leasing escrows or reserves, shall, at
the option of Landlord, be paid by Tenant to Landlord on the 25th day of the
month immediately preceding the month in which such payment becomes due to the
Lender. Landlord hereby elects to have Tenant pay the Replacement Reserve
Monthly Payment (as defined in the Mortgage executed in connection with the
LaSalle Bank Loan) directly to Landlord as provided in the immediately
preceding sentence.

          (e)   The Mortgage executed in connection with the LaSalle Bank
Loan provides that in lieu of making the TI and Leasing Reserve Monthly Payments
(as defined in such Mortgage), Landlord provided a letter of credit in the
amount of $73,095.00 and must renew and increase such letter of credit and/or
provide a revised letter of credit in an increased amount as provided in such
Mortgage until such time as the letter of credit is no longer required as set
forth in the Mortgage. The parties agree that notwithstanding the provisions of
subparagraph (d) above which would otherwise require Tenant to furnish such
letter of credit and renewals thereof and/or revised letter of credit, Landlord
shall furnish such letter of credit and renewals thereof and/or revised letter
of credit but Tenant shall pay as Additional Rent all costs incurred by Landlord
in obtaining such letter of credit and renewals thereof.

          Except as expressly provided in this Lease, Landlord shall
have no obligation to maintain, repair, replace, restore, alter or improve the
Property or any other obligations of any nature whatsoever pertaining to the
Property.

          9.   Payment of Impositions. Tenant shall, before interest or
penalties are due thereon, and by such earlier dates as may be provided below,
pay and discharge all taxes (including real and personal property, franchise,
sales, use, gross receipts and rent taxes), all charges for any easement or
agreement maintained for the benefit of any of the Leased Premises, all
assessments and levies, all permit, inspection and license fees, all rents and
charges for water, sewer, utility and communication services relating to any
of the Leased Premises, all ground rents and all other public charges imposed
upon or assessed against (i) Tenant, (ii) Tenant's leasehold interest in the
Leased Premises, (iii) any of the Leased Premises, or (iv) Landlord as a
result of or arising in respect of the ownership, occupancy, leasing, use or
possession of any of the Leased Premises, any activity conducted on any of the
Leased Prem-

                                      -13-
<PAGE>
ises, or the Rent (collectively, the "IMPOSITIONS"); provided, however, that
nothing herein shall obligate Tenant to pay (A) income, excess profits or
other taxes of Landlord which are determined on the basis of Landlord's net
income or net worth, (B) any estate, inheritance, succession, gift or similar
tax imposed on Landlord, (C) any capital gains tax imposed on Landlord in
connection with the sale of the Leased Premises to any Person or (D) any
Lender by reason of any note, mortgage, assignment or other document
evidencing or securing a Loan. If any Imposition may be paid in installments
without interest or penalty, Tenant shall have the option to pay such
Imposition in installments; in such event, Tenant shall be liable only for
those installments which accrue or become due and payable during the Term.
Tenant shall prepare and file all tax reports required by governmental
authorities which relate to the Impositions.  Notwithstanding anything to the
contrary contained herein, Tenant shall, no later than thirty (30) days prior
to the date any real estate taxes levied against the Leased Premises would
become delinquent, (1) pay such taxes or special assessments and (2) provide
Landlord and each Lender with written evidence of payment of such taxes or
special assessments.

          10.   Compliance with Laws and Easement Agreements; Environmental
Matters.

          (a)   Subject to the provisions of Paragraph 14, Tenant shall
comply with and conform to, and cause the Leased Premises and any other Person
occupying any part of the Leased Premises to comply with and conform to all
Legal Requirements. Tenant shall not at any time (i) cause, permit or suffer to
occur any Environmental Violation or (ii) permit any sublessee, assignee or
other Person occupying the Leased Premises under or through Tenant to cause,
permit or suffer to occur any Environmental Violation.

          (b)   Tenant will promptly abide by, discharge and perform in
all material respects all of the covenants, conditions and agreements contained
in any Easement Agreement on the part of Landlord.

          (c)   Upon reasonable prior written notice from Landlord, Tenant
shall permit such persons as Landlord may designate (the "SITE REVIEWERS") with
the consent of Tenant to visit the Leased Premises during normal business hours
and in a manner which does not unreasonably interfere with Tenant's operation
and perform, as agents of Landlord, environmental site investigations and
assessments (the "SITE ASSESSMENTS") on the Leased Premises (i) in connection
with any sale, financing or refinancing of the Leased Premises, (ii) within the
six month period prior to the expiration of the Term, (iii) if required by
Lender or the terms of any credit facility to which Landlord is bound, or (iv)
if an Environmental Violation has occurred or Landlord reasonably believes that
an Environmental Violation may have occurred. Such Site Assessments may include
both above and below the ground testing for Environmental Violations and such
other tests as may be necessary, in the reasonable opinion of the Site Reviewers
in each case, provided that the Site Assessment shall be conducted in a manner
that does not interfere with the Tenant's conduct of its business or use of the
Premises. Ten-

                                      -14-
<PAGE>
ant shall supply to the Site Reviewers such non-privileged historical and
operational information regarding the Leased Premises as may be reasonably
requested by the Site Reviewers to facilitate the Site Assessments, and shall
make available upon reasonable notice for meetings with the Site Reviewers
appropriate personnel having knowledge of such matters. The cost of performing
and reporting Site Assessments to Landlord shall be paid by Landlord.

          (d)   If an Environmental Violation exists and, in Landlord's
reasonable judgment, the cost of remediation of, or other response action
required under applicable Environmental Law to cure such Environmental Violation
is likely to exceed $1,000,000, Tenant shall provide to Landlord, within thirty
(30) days after Landlord's request therefor, financial assurances reasonably
satisfactory to Landlord in form and substance that Tenant will effect such
remediation in accordance with applicable Environmental Laws and in an amount
equal to Landlord's reasonable estimate, based upon a Site Assessment performed
pursuant to Paragraph 10(c), of the anticipated cost of such remedial action.

          (e)   If Tenant fails to correct any existing Environmental
Violation following reasonable notice and an opportunity to do so, Landlord
shall have the right to take any actions required under applicable Environmental
Law as shall be necessary in order to cure such Environmental Violation.

          (f)   Tenant shall promptly notify Landlord after becoming aware
of any Environmental Violation and shall forward to Landlord promptly upon
receipt thereof copies of all orders, reports, notices, permits, applications or
other communications received by Tenant and relating to any such violation.

          11.  Liens; Recording.

          (a)   Tenant shall not create or permit to be created or to
remain and shall promptly discharge or remove any lien, levy or encumbrance on
any of the Leased Premises or on any Rent or any other sums payable by Tenant
under this Lease, other than (i) the Permitted Encumbrances, (ii) any mortgage,
lien, encumbrance or other charge created by or resulting solely from any act or
omission of Landlord and (iii) any lien, encumbrance or other charge being
contested by Tenant pursuant to and in accordance with Paragraph 14 hereof.

          (b)   Tenant (with Landlord's cooperation) shall execute,
deliver and record, file or register (collectively, "RECORD") all such
instruments as may be required by any present or future Law in order to evidence
the respective interests of Landlord and Tenant in the Leased Premises, and
shall cause a memorandum of this Lease (or any local equivalent) and any
supplement hereto or thereto, to be recorded in such manner and in such places
as may be required or permitted by any present or future Law in order to protect
the validity and priority of this Lease.

                                      -15-
<PAGE>
          12.   Maintenance and Repair. Tenant shall at all times maintain
the Leased Premises in good order and repair (except for ordinary wear and
tear), including all necessary replacements, and shall in no event cause, permit
or suffer any waste of all or any portion of the Leased Premises. Tenant shall
take every other commercially reasonable action for the preservation and safety
of the Leased Premises. Tenant shall promptly make all Alterations reasonably
necessary to comply with the foregoing requirements of this Paragraph 12. Any
Alteration made by Tenant pursuant to this Paragraph 12 shall be made in
conformity with the provisions of Paragraph 13.

          13.   Alterations and Improvements; Expansion Options.

          (a)   Tenant shall have the right, without having obtained the
prior written consent of Landlord, (i) to make Alterations or a series of
related Alterations to the Leased Premises that, as to any such Alterations or
series of related Alterations, do not have an estimated cost in the reasonable
opinion of Tenant in excess of $1,000,000 (in each case, as increased by the
Alteration Amount) and (ii) to install Fixtures in the Improvements which are
part of the Leased Premises or accessions to the Fixtures that, as to such
Fixtures or accessions, do not have an estimated cost in the reasonable opinion
of Tenant in excess of $1,000,000 (in each case, as increased by the Alteration
Amount); provided, however, that Tenant shall, prior to performing any of the
foregoing, obtain the consent of each Lender to the extent such consent is
required under such Lender's Loan Documents. If the cost of any Alterations,
series of related Alterations, Fixtures or accessions thereto is in excess of
$1,000,000 (in each case, as increased by the Alteration Amount), the prior
written approval of (A) Landlord shall be required, which approval shall not be
unreasonably withheld, conditioned or delayed, and (B) each Lender to the extent
such approval is required under such Lender's Loan Documents.

          (b)   If Tenant makes any Alterations pursuant to this Paragraph
13 or as required by Paragraph 12 or Paragraph 17 (such Alterations and actions
being hereinafter collectively referred to as "WORK"), whether or not Landlord's
and/or Lender's consent is required, then (i) the market value of the Leased
Premises shall not be lessened by any such Work or its usefulness impaired, (ii)
all such Work shall be performed by Tenant in a good and workmanlike manner,
(iii) all such Work shall be promptly completed within a reasonable time period
and in material compliance with all applicable Legal Requirements, (iv) subject
to Paragraph 14, Tenant shall promptly discharge or remove all liens filed
against any of the Leased Premises arising out of such Work, other than
Permitted Encumbrances, (v) Tenant shall procure and pay for all permits and
licenses necessary pursuant to all applicable Legal Requirements in connection
with any such Work and (vi) Tenant shall comply, to the extent reasonably
requested by Landlord or required by this Lease, with the provisions of
Paragraphs 12 and 19(a), whether or not such Work involves restoration of the
Leased Premises.

                                      -16-
<PAGE>
          (c)   Notwithstanding, the foregoing, Tenant shall have the
right, but not the obligation, to expand the Improvements so long as (i) Tenant
shall notify Landlord of its intention to expand the Improvements and submit to
Landlord for its approval plans and specifications with respect thereto (such
approval not to be unreasonably withheld, conditioned or delayed) and otherwise
disclose to Landlord all anticipated costs and expenses in connection with such
expansion, (ii) the proposed expansion is consistent with the existing
architecture of the Leased Premises, (iii) the proposed expansion does not
detract from the existing facilities future marketability and (iv) each Lender
approves such expansion to the extent such approval is required under such
Lender's Loan Documents. In the event Landlord and Tenant cannot agree as to
clauses (ii) and (iii) above, an independent consultant shall be appointed by
the office of the American Arbitration Association in Detroit, Michigan to
settle such differences. The determination of such independent consultant shall
be binding and conclusive on Landlord and Tenant.

          (d)   With respect to any proposed expansion undertaken by
Tenant in accordance with Paragraph 13(c), Landlord and Tenant shall negotiate
in good faith on an "open book" basis (i.e., full disclosure between the parties
of all pricing, costs and fees relating to the construction and the financing of
the expansion) to effect the financing of such expansion by Landlord at the then
prevailing market capitalization rate based on Tenant's credit rating at the
time of such expansion. In the event the parties shall agree to the terms of
such financing, the annual Basic Rent shall be increased by the product of (i)
12 and (ii) the amount of monthly payment necessary to fully amortize the amount
of expansion costs financed, together with interest thereon at the rate of
10.75% per annum, over the remainder of the Term.

          14.   Permitted Contests. Notwithstanding any other provision of
this Lease, Tenant shall not, except to the extent required of Landlord under
any Loan Documents, be required to discharge or remove any lien referred to in
Paragraph 11 or 13 other than Impositions (such non-compliance with the terms
hereof being hereinafter referred to, collectively, as "PERMITTED VIOLATIONS"),
so long as (a) Tenant provides Landlord or Lender with security reasonably
satisfactory to Landlord or such Lender, (b) Tenant complies with such other
requirements and conditions to contesting Permitted Violations as may be set
forth in any Loan Documents, and (c) at the time of such contest Tenant shall
contest, in good faith, the existence, amount or validity thereof, the amount of
the damages caused thereby, or the extent of its liability therefor by
appropriate proceedings which shall operate during the pendency thereof to
prevent or stay (i) the collection of, or other realization upon, the Permitted
Violation so contested, (ii) the sale, forfeiture or loss of any of the Leased
Premises or any Rent to satisfy or to pay any damages caused by any Permitted
Violation, (iii) any material interference with the use or occupancy of any of
the Leased Premises and (iv) any interference with the payment of any Rent.
While any proceedings which comply with the requirements of this Paragraph 14
are pending, Landlord shall not have the right to correct any Permitted
Violation thereby being contested unless Landlord is required by law to correct
such Permitted Violation and Tenant's contest does not prevent or stay such
requirement as to Landlord. Each such

                                      -17-
<PAGE>
contest shall be promptly prosecuted by Tenant to a final conclusion, except
that Tenant, so long as the conditions of this Paragraph 14 are at all times
complied with, has the right to attempt to settle or compromise such contest
through negotiations. Tenant shall pay any and all losses, judgments, decrees
and Costs in connection with any such contest and shall, promptly after the
final determination of such contest, fully pay and discharge the amounts which
shall be levied, assessed, charged or imposed or be determined to be payable
therein or in connection therewith, together with all penalties, fines,
interest and Costs thereof or in connection therewith, and perform all acts the
performance of which shall be ordered or decreed as a result thereof.

          15.   Indemnification.

          (a)   Tenant shall pay, protect, indemnify, defend, save and
hold harmless Landlord and all other Persons described in Paragraph 30, and all
other Persons who may now or hereafter have any liability to a Lender in
connection with a Loan, whether pursuant to a guaranty, an environmental
indemnification agreement or otherwise (each, an "INDEMNITEE"), including, but
not limited to, Charles E. Becker, from and against any and all liabilities,
losses, fines, penalties, damages, penalties, Costs (including reasonable
attorneys' fees and costs), causes of action, suits, claims, demands or
judgments of any nature whatsoever (including, but not limited to, (A) liability
for response costs and for costs of removal and remedial action incurred by the
United States Government, any state or local governmental unit or any other
Person, or damages from injury to or destruction or loss of natural resources,
(B) liability for costs and expenses of abatement, correction or clean-up,
fines, damages, response costs or penalties which arise from the provisions of
any Environmental Laws, (C) liability for personal injury or property damage
arising under any Environmental Law, and (D) all liabilities, damages, losses,
Costs, causes of action, suits, claims, demands or judgments arising out of the
exercise or enforcement of any right or remedy available to any Lender under any
Loan Documents or at law or in equity except, in each case, to the extent caused
by or arising out of the negligence or willful misconduct of, or the breach of
the provisions of the Lease by any Indemnitee seeking such indemnification,
arising from (i) any matter pertaining to the acquisition (or the negotiations
leading thereto), ownership, use, management, occupancy, operation, condition,
design, construction, maintenance, repair, replacement or restoration of the
Leased Premises or any Adjoining Property, (ii) any casualty in any manner
arising on or from the Leased Premises or any Adjoining Property, (iii) any
violation by Tenant of any provision of this Lease, any contract or agreement to
which Tenant is a party, any Legal Requirement or any Permitted Encumbrance or
any encumbrance to which Tenant consented, (iv) any Environmental Violation, (v)
the negligence or willful misconduct of Tenant or any of its subtenants or
licensees or contractors, invitees, agents or employees of Tenant or any of its
subtenants or licensees, (vi) any breach of any representations or warranties
pertaining to the Leased Premises which are set forth in any Loan Documents
except to the extent that the Indemnitee making such representation or warranty
had actual knowledge of such breach at the time such Indemnitee made such
representation or warranty, or (vii) the exercise

                                      -18-
<PAGE>
or enforcement of any right or remedy available to any Lender under any Loan
Documents or at law or in equity, including, but not limited to, acceleration
of the indebtedness secured by a Mortgage and foreclosure of such Mortgage,
with respect to the failure to pay any monthly installment or principal and/or
interest which became due under any Loan Document if Tenant failed to pay when
due the last monthly installment of Basic Rent which became due prior to the
due date of such monthly installment of principal and/or interest. Tenant
acknowledges and agrees that monthly installments of Basic Rent will be
utilized by Landlord to pay the monthly installments of principal and/or
interest which become due under a Note. For purposes of this subparagraph (a),
"Costs" shall include the reasonable Costs incurred by an Indemnitee in
enforcing the obligations of Tenant under this subparagraph (a).

          (b)   In case any action or proceeding is brought against any
Indemnitee by reason of any claim described in subparagraph (a) above, (i)
Tenant may retain its own counsel and defend such action (it being understood
that Landlord may employ counsel of its choice to monitor the defense of any
such action, the cost of which shall be paid by Landlord) and (ii) such
Indemnitee shall notify Tenant to resist or defend such action or proceeding by
retaining counsel reasonably satisfactory to such Indemnitee, and such
Indemnitee will, at Tenant's sole cost, cooperate and assist in the defense of
such action or proceeding if reasonably requested so to do by Tenant. No
compromise or settlement or any such claim may be made without the prior written
consent of such Indemnitee.

          (c)   The obligations of the parties under this Paragraph 15
shall survive the expiration or earlier termination of this Lease.

          16.  Insurance.

          (a)   Tenant shall maintain the following insurance on or in
connection with the Leased Premises:

          (i)    Insurance against physical loss or damage to the
     Improvements and Fixtures as provided under a standard "All Risk"
     property policy in amounts not less than the actual replacement cost of
     the Improvements and Fixtures. Such policies shall contain Replacement
     Cost and Agreed Amount endorsements.

          (ii)    Commercial General Liability Insurance against claims for
     personal and bodily injury, death or property damage occurring on, in
     or as a result of the use of the Leased Premises, in an amount not less
     than [$5,000,000] per occurrence/annual aggregate and all other
     coverage extensions that are usual and customary for properties of this
     size and type.

          (iii)    Workers' compensation insurance subject to statutory
     limits or better in respect of any work or other operations on or about
     the Leased Premises or, in lieu of

                                      -19-
<PAGE>
     such Workers' Compensation Insurance, a program of self-insurance
     complying with the rules, regulations and requirements of the
     appropriate agency of the State.

          (iv)    Comprehensive Boiler and Machinery Insurance on any of the
     Fixtures on or in the Leased Premises, in an amount not less than
     [$5,000,000] per accident for damage to property.

          (v)    During any period in which substantial Alterations at the
     Leased Premises are being undertaken, broad form Builder's All-Risk
     insurance in an amount not less than the estimated cost of such
     alterations.

          (vi)    Such other insurance as may be required by any Lender.

          (b)   The insurance required by Paragraph 16(a) shall be written
by companies which have a Best's rating of A:X or above or a comparable claims
paying ability assigned by Standard & Poor's Corporation or equivalent rating
agency reasonably approved by Landlord and are admitted in, and approved to
write insurance policies by, the State Insurance Department for the states in
which the Leased Premises are located, and are reasonably satisfactory to each
Lender. The insurance referred to in Paragraphs 16(a)(i), 16(a)(iv) and 16(a)(v)
shall name Landlord as Owner and Tenant as its interest may appear. The
insurance referred to in Paragraph 16(a)(ii) shall name Landlord as additional
insured. In addition, the insurance referred to in Paragraph 16(a)(i), (ii),
(iv) and (v) shall also name each Lender as an additional insured. If said
insurance or any part thereof shall expire, be withdrawn, become void,
unreliable or unsafe for any reason Tenant shall promptly obtain new or
additional insurance reasonably satisfactory to Landlord. Notwithstanding
anything to the contrary contained herein, all such insurance shall be in form
and amounts, and contain endorsements, reasonably satisfactory to Landlord and
each Lender. All such insurance policies shall provide that such insurance will
not be canceled or altered without thirty (30) days' prior written notice to
each Lender and shall provide coverage on an "occurrence" basis.

          (c)   Tenant shall pay as they become due and payable all
premiums for the insurance required by Paragraph 16(a), shall renew or replace
each policy and shall promptly deliver to Landlord certificates of insurance
relating thereto. Tenant shall provide Landlord and each Lender with written
evidence that the premium for any insurance required to be maintained by Tenant
under this Lease has been paid no later than thirty (30) days prior to the
renewal date for such insurance.

          (d)   Anything in this Paragraph 16 to the contrary
notwithstanding, any insurance which Tenant is required to obtain pursuant to
Paragraph 16(a) may be carried under a "blanket" or umbrella policy or policies
covering other properties or liabilities of Tenant, provided that such "blanket"
or umbrella policy or policies otherwise comply with the provisions of this
Paragraph 16 and such insurance is reasonably acceptable to each Lender.

                                      -20-
<PAGE>
          (e)   Tenant shall promptly comply with and conform to in all
material respects (i) all provisions of each insurance policy required by this
Paragraph 16 and (ii) all requirements of the insurers thereunder applicable to
Landlord, Tenant or any of the Leased Premises or to the use, manner of use,
occupancy, possession, operation, maintenance, alteration or repair of any of
the Leased Premises.

          (f)   Tenant shall not carry separate insurance concurrent in
form or contributing in the event of a Casualty with that required in this
Paragraph 16 unless (i) Landlord is included therein as named insured, with loss
payable as provided herein, and (ii) such separate insurance complies with the
other provisions of this Paragraph 16. Tenant shall promptly notify Landlord of
such separate insurance and shall deliver to Landlord the original policies or
certified copies thereof.

          (g)   All policies shall contain effective waivers by the
carrier against all claims for insurance premiums against Landlord and shall
contain full waivers of subrogation against the Landlord.

          (h)   All proceeds of any insurance required under Paragraph 16(a)
shall be payable as follows:

          (i)   Proceeds payable under clauses (ii) and (iii) of Paragraph
     16(a) and proceeds attributable to the general liability coverage of
     Builder's All-Risk insurance under clause (v) of Paragraph 16(a) shall
     be payable to the Person entitled to receive such proceeds.

          (ii)   Proceeds of insurance required under clauses (i) and (iv)
     of Paragraph 16(a) and proceeds attributable to Builder's All-Risk
     insurance (other than its general liability coverage provisions) under
     clause (v) of Paragraph 16(a) shall be payable to the Lender having a
     lien on the Leased Premises senior in priority, or if none, to Landlord
     and, subject to the rights of any Lender under its Loan Documents,
     applied as set forth in Paragraph 17 or, if applicable, Paragraph 18.
     Tenant shall, to the extent it receives the same, apply the Net Award
     to restoration of the Leased Premises in accordance with the applicable
     provisions of this Lease unless a Termination Event shall have occurred
     and Tenant has given a Termination Notice.

          17.   Casualty and Condemnation.

          (a)   If any Casualty to the Leased Premises occurs the
insurance proceeds for which is reasonably estimated by Tenant to be equal to or
in excess of $50,000, Tenant shall give Landlord and each Lender prompt notice
thereof. Subject to the rights of any Lender under its Loan Documents, Tenant is
hereby authorized to adjust, collect and compromise all claims under any of the
insurance policies required by Paragraph 16(a) (except public liability
insurance claims payable to a Person other than Tenant or Landlord) and to
execute

                                      -21-
<PAGE>
and deliver on behalf of Landlord all necessary proofs of loss,
receipts, vouchers and releases required by the insurers and Landlord shall have
the right to join with Tenant therein. No agreement or settlement with any
insurer on the amount of any insurance proceeds to be paid shall be made by
Tenant without the written consent of Landlord and, to the extent required by
the Loan Documents, each Lender. Tenant agrees to sign, upon the request of
Landlord, all such proofs of loss, receipts, vouchers and releases. Each insurer
is hereby authorized and directed to make payment under said policies directly
to a Lender or Landlord, whichever is applicable, to the extent contemplated in
Paragraph 16(h).

          (b)   Tenant, promptly upon receiving a Condemnation Notice,
shall notify Landlord thereof. Subject to the rights of any Lender under its
Loan Documents, Tenant is authorized to, settle and compromise the amount of any
Net Award and Landlord shall have the right to join with Tenant therein. No
agreement with any condemnor in settlement or under threat of any Condemnation
shall be made by Tenant without the written consent of Landlord and, to the
extent required by the Loan Documents, each Lender. Subject to the provisions of
this Paragraph 17(b), Tenant hereby irrevocably assigns to Landlord any award or
payment to which Tenant is or may be entitled by reason of any Condemnation,
whether the same shall be paid or payable for Tenant's leasehold interest
hereunder or otherwise; provided, however, that nothing in this Lease shall
impair Tenant's right to any award or payment on account of Tenant's trade
fixtures, equipment or other tangible property which does not constitute
Fixtures, moving expenses or loss of business, if available, to the extent that
Tenant shall have the right to make, and does make, a separate claim therefor
against the condemnor.

          (c)   If any Partial Casualty or Partial Condemnation shall
occur to the Leased Premises, this Lease shall continue, notwithstanding such
event, and there shall be no abatement or reduction of any Monetary Obligations,
except as provided in Paragraph 19(b). Promptly after such Partial Casualty or
Partial Condemnation, Tenant, as required in Paragraph 12, shall commence and
diligently continue to restore the Leased Premises as nearly as possible to
their value, condition and character prior to such event. Any Net Award up to
and including $1,000,000 shall, subject to the rights of any Lender under its
Loan Documents and provided no Event of Default exists, be paid by Landlord to
Tenant and Tenant shall restore the Leased Premises in accordance with the
requirements of Paragraph 13(b) of this Lease. Any Net Award in excess of
$1,000,000 or any Net Award of $1,000,000 or less if an Event of Default then
exists shall (unless such Casualty resulting in the Net Award is a Termination
Event), subject to the rights of any Lender under its Loan Documents, be made
available by a Lender to Tenant for the restoration of the Leased Premises
pursuant to and in accordance with the requirements of such Lender's Loan
Document, or if no Lender then exists, by Landlord to Tenant for the restoration
of the Leased Premises pursuant to and in accordance with the provisions of
Paragraph 19 hereof. If any Casualty or Condemnation which is not a Partial
Casualty or Partial Condemnation shall occur, Tenant shall comply with the terms
and conditions of Paragraph 18.

                                      -22-
<PAGE>
          (d)   The terms and provisions of this Paragraph 17 shall be
subject to all of the rights and requirements of any Lender under its Loan
Documents.

          18.   Termination Events.

          (a)   If (i) all of the Leased Premises shall be taken by a
Condemnation, (ii) any substantial portion of the Leased Premises shall be taken
by a Condemnation and such taking materially and adversely affects the operation
of the portion of the Leased Premises not so taken and Tenant certifies and
covenants to Landlord that it will forever abandon operations at the Leased
Premises, or (iii) (A) all or any substantial portion of the Leased Premises
shall be damaged or destroyed by a Casualty, (B) Tenant certifies and covenants
to Landlord that it will forever abandon operations at the Leased Premises, (C)
a Lender elects ("LENDER'S ELECTION") not to release the insurance proceeds
payable in connection with such casualty for any reason other than because a
default or event of default under such Lender's Loan Documents then exists which
arose out of (1) Tenant's failure to perform or observe any of its obligations
or covenants under this Lease or (2) any act or omission of Tenant or any of its
subtenants or licensees or any of the agents, contractors, employees or invitees
of Tenant or any its subtenants or licensees, it being acknowledged and agreed
that any default or event of default under any such Loan Documents which
consists of the failure to pay any monthly installment of principal and/or
interest which became due under any such Loan Documents shall be deemed to have
arisen out of an act or omission of Tenant if Tenant failed to pay when due the
last monthly installment of Basic Rent which became due prior to the due date of
such monthly installment of principal and/or interest, (D) the total amount of
insurance proceeds which the Lender elects not to release exceeds $50,000, and
(E) Landlord fails to give Tenant written notice ("LANDLORD'S NOTICE") within
sixty (60) days after Landlord's receipt of Lender's Election that Landlord will
make available to Tenant for restoration in accordance with the terms of this
Agreement an amount equal to the insurance proceeds not made so available by
such Lender (which amount shall be treated as part of the Restoration Fund (as
defined below) for all purposes of this Lease) (each of the events described in
the above clauses (i), (ii) and (iii) shall hereinafter be referred to as a
"TERMINATION EVENT"), then (x) in the case of (i) above, Tenant shall be
obligated, within sixty (60) days after Tenant receives a Condemnation Notice,
(y) in the case of (ii) above, Tenant shall have the option, within sixty (60)
days after Tenant receives a Condemnation Notice and (z) in the case of (iii)
above, Tenant shall have the option, within one hundred twenty (120) days after
Landlord's receipt of Lender's Election, to give to Landlord written notice
(each, a "TERMINATION NOTICE") in the form described in Paragraph 18(b) of the
Tenant's election to terminate this Lease.

          (b)   A Termination Notice shall contain (i) notice of Tenant's
intention to terminate this Lease on the first Basic Rent Payment Date which
occurs at least sixty (60) days after the Fair Market Value Date (each, a
"TERMINATION DATE"), (ii) an offer of Tenant to pay to Landlord the Termination
Amount and (iii) if the Termination Event is an event described in Paragraph
18(a)(ii) or (iii), the certification and covenants described therein. Promptly

                                      -23-
<PAGE>
upon the delivery to Landlord of a Termination Notice, Landlord and Tenant shall
commence to determine the Fair Market Value.

          (c)   If Landlord shall reject such offer to terminate this
Lease pursuant to Paragraph 18(b) above by written notice to Tenant (each, a
"REJECTION"), not later than thirty (30) days following the Fair Market Value
Date, then this Lease shall terminate on the applicable Termination Date;
provided, however, that, if Tenant has not satisfied all Monetary Obligations
and all other obligations and liabilities under this Lease which have arisen on
or prior to the Termination Date (collectively, the "REMAINING OBLIGATIONS") on
the applicable Termination Date, then Landlord may, at its option, extend the
date on which this Lease may terminate to a date which is no later than the date
on which Tenant shall have satisfied all Remaining Obligations. Upon such
termination (i) all obligations of Tenant hereunder (except for the Survival
Obligations) shall terminate, (ii) Tenant shall promptly vacate and shall have
no further right, title or interest in or to the Leased Premises and (iii) the
Net Award shall be retained by Landlord subject, however, to Tenant's rights to
any awards of payments described in the proviso set forth in Paragraph 17(b).

          (d)   Unless Tenant shall have received a Rejection not later
than the thirtieth (30th) day following the Fair Market Value Date, Landlord
shall be conclusively presumed to have accepted such offer. If such offer is
accepted by Landlord then, on the Termination Date, Tenant shall pay to Landlord
the Termination Amount and all Remaining Obligations and, if requested by
Tenant, Landlord shall (i) convey to Tenant the remaining portion thereof of the
Leased Premises, if any, and (ii) Landlord shall pay to or assign to Tenant
Landlord's entire interest in and to the Net Award, all in accordance with
Paragraph 20.

          (e)   Notwithstanding anything to the contrary contained in this
Lease, Tenant shall, unless a Termination Event shall have occurred and Tenant
has given a Termination Notice, promptly restore the Leased Premises as required
by this Lease promptly after a Partial Casualty or Partial Condemnation even
though a Lender fails to make the Net Award relating thereto available for such
restoration pursuant to the exercise of such Lender's rights under its Loan
Documents; provided, however, that Tenant shall have no obligation to perform
such restoration in the event that such Lender fails to deliver such proceeds
related to such Partial Casualty or Partial Condemnation when such proceeds are
in an amount equal to or greater than $50,000.

          19.   Restoration.

          (a)   Subject to the rights of any Lender under its Loan
Documents, Landlord shall hold Net Award in excess of $1,000,000, or any Net
Award of $1,000,000 or less if an Event of Default then exists, in a fund (the
"RESTORATION FUND") and disburse amounts from the Restoration Fund in accordance
with the following conditions:

                                      -24-
<PAGE>
          (i)   prior to commencement of restoration, the architects,
     contracts, contractors, plans and specifications for the restoration
     shall have been approved by Landlord, such approval not to be
     unreasonably withheld, conditioned or delayed.

          (ii)   at the time of any disbursement no mechanics' or
     materialmen's liens shall have been filed against any of the Leased
     Premises and remain undischarged except for liens that are being
     contested in accordance with Paragraph 14;

          (iii)   disbursements shall be made from time to time, upon
     receipt of (A) reasonably satisfactory evidence of the stage of
     completion, the estimated total cost of completion and performance of
     the work to date in a good and workmanlike manner in material
     compliance with the contracts, plans and specifications, (B) sworn
     statements and waivers of liens, and (C) other evidence of cost and
     payment reasonably requested by Landlord so that Landlord can verify
     that the amounts disbursed from time to time are represented by work
     that is completed, in place and free and clear of mechanics' and
     materialmen's lien claims except for claims being contested in
     accordance with Paragraph 14;

          (iv)   each request for disbursement shall be accompanied by a
     certificate of Tenant describing the work for which payment is
     requested, stating the cost incurred in connection therewith, stating
     that Tenant has not previously received payment for such work and, upon
     completion of the work, also stating that the work has been fully
     completed and complies with the applicable requirements of this Lease;

          (v)   if the Restoration Fund is held by Landlord, the
     Restoration Fund shall not be commingled with Landlord's other funds
     and shall bear interest at a rate agreed to by Landlord and Tenant; and

          (vi)   if at any time the estimated total cost of completion of
     the Work exceeds the balance of the Restoration Fund then held by
     Landlord, Tenant shall immediately deposit with Landlord an amount
     equal to such excess and any such sums paid to Landlord shall be
     treated as part of the Restoration Fund for all purposes of this Lease.

          (b)   If any sum remains in the Restoration Fund after completion of
the restoration, such sum shall be retained by Landlord.

          20.   Procedures upon Purchase.

          (a)   If the Leased Premises are purchased by Tenant pursuant to
any provision of this Lease, Landlord need not convey any better title thereto
than that which was conveyed to Landlord, and Tenant or its designee shall
accept such title, subject, however, to the Permitted Encumbrances and to all
other liens, exceptions and restrictions on, against or relat-

                                      -25-
<PAGE>
ing to any of the Leased Premises and to all applicable Laws, but free of the
lien of and security interest created by any Mortgage or Assignment and liens,
exceptions and restrictions on, against or relating to the Leased Premises or
Premises which have been created by or resulted solely from acts of Landlord,
unless the same are Permitted Encumbrances or customary utility easements
benefiting the Leased Premises or were created with the concurrence of Tenant
or as a result of a default by Tenant under this Lease.

          (b)   Upon the date fixed for any such purchase of the Leased
Premises pursuant to any provision of this Lease (any such date the "PURCHASE
DATE"), Tenant shall pay to Landlord, or to any Person to whom Landlord directs
payment, the Relevant Amount therefor specified herein, in Federal Funds, less
any credit of the Net Award received and retained by Landlord allowed against
the Relevant Amount, and Landlord shall deliver to Tenant (i) a deed
substantially in the form delivered by Tenant with respect to the Leased
Premises which describes the premises being conveyed and conveys the title
thereto as provided in Paragraph 20(a), (ii) such other instruments as shall be
reasonably necessary to transfer to Tenant or its designee any other property
(or rights to any Net Award not yet received by Landlord) then required to be
sold by Landlord to Tenant pursuant to this Lease and (iii) any Net Award
received by Landlord, not credited to Tenant against the Relevant Amount and
required to be delivered by Landlord to Tenant pursuant to this Lease; provided,
however, that if any Monetary Obligations remain outstanding on such date, then
Landlord may deduct from the Net Award the amount of such Monetary Obligations.
If on the Purchase Date any Monetary Obligations remain outstanding and no Net
Award is payable to Tenant by Landlord or the amount of such Net Award is less
than the amount of such Monetary Obligations, then Tenant shall pay to Landlord
on the Purchase Date the amount of such Monetary Obligations. Upon the
completion of such purchase, this Lease and all obligations and liabilities of
the parties hereunder shall terminate except for those which expressly survive
the termination of this Lease.

          (c)   If the completion of such purchase shall be delayed after
(i) the Termination Date, in the event of a purchase pursuant to Paragraph 18,
or (ii) the date scheduled for such purchase, in the event of a purchase under
any other provision of this Lease then (x) Rent shall continue to be due and
payable until completion of such purchase and (y) Fair Market Value shall be
redetermined and the Relevant Amount payable by Tenant pursuant to the
applicable provision of this Lease shall be adjusted to reflect such
redetermination.

          (d)   Any prepaid Monetary Obligations paid to Landlord shall be
prorated as of the Purchase Date, and the prorated unapplied balance shall be
deducted from the Relevant Amount due to Landlord.

                                      -26-
<PAGE>
          21.   Assignment and Subletting; Prohibition Against Leasehold
                Financing.

          (a)   (i) Except as set forth below in this Paragraph 21, Tenant
may not voluntarily, by operation of law or otherwise assign this Lease or
sublet any of the Leased Premises to any other Person, or permit any other
Person to use or occupy any of the Leased Premises, without the prior written
consent of Landlord and, to the extent required by the Loan Documents, each
Lender. The sale, issuance or transfer of any stock, partnership interest,
membership interest or other ownership in Tenant or any successor or assignee
thereof which results in a change in the direct of indirect control of Tenant or
such successor or assignee shall be deemed an assignment of this Lease and be
subject to the provisions of this Paragraph 21; provided, however, that no
consent of Landlord shall be required in the event that the assignee or
transferee shall at the time of assignment or transfer possess a credit rating
from Standard & Poor's Corporation (or in the absence of a rating from such
company, a rating issued by a comparable rating agency) equal to or greater than
that of Tenant at the time of such assignment or transfer.

          (ii)   Notwithstanding the foregoing, Tenant shall have the
right, upon thirty (30) days prior written notice to Landlord (and to the extent
required by the Loan Documents, to each Lender) with no consent of Landlord or,
unless otherwise required by its Loan Documents, Lender being required or
necessary (each, a "PREAPPROVED ASSIGNMENT") to assign this Lease as this Lease
relates to the entire Leased Premises by operation of law or otherwise to any
Person (each, a "PREAPPROVED ASSIGNEE") (1) that immediately following such
assignment shall have a rating from Standard & Poor's Corporation equal to or
better than the better of ["BBB-"] or the rating issued by Standard & Poor's
Corporation with respect to Tenant immediately following such assignment, and in
the event such rating agency ceases to furnish such ratings, then a comparable
rating by any rating agency reasonably acceptable to Landlord, and such Person
shall not at the time of such assignment be on Negative Watch by Standard &
Poors Corporation or a comparable rating agency or (2) that is, and at all times
during the Term continues to be, directly or indirectly, a wholly-owned
subsidiary of Tenant or the parent of Tenant.

          (iii)   If Tenant desires to assign this Lease, whether by
operation of law or otherwise, to a Person (each, a "NON-PREAPPROVED ASSIGNEE")
who would not be a Preapproved Assignee (each, a "NON-PREAPPROVED ASSIGNMENT")
then Tenant shall, not less than thirty (30)   days prior to the date on which
it desires to make a Non-Preapproved Assignment submit to Landlord information
regarding the following with respect to the Non-Preapproved Assignee
(collectively, the "REVIEW CRITERIA"): (A)   creditworthiness, (B)   capital
structure, (C)   operating history, (D)   proposed use of the Leased Premises
and (E)   any other information as Landlord shall reasonably require. Landlord
shall review such information and shall approve or disapprove the
Non-Preapproved Assignee (which approval shall not be unreasonably withheld,
conditioned or delayed)   no later than the thirtieth (30th)   day following
receipt of all such information. If a response is not received by Landlord by
the expiration of such

                                      -27-
<PAGE>
thirty (30) day period, such non-Preapproved Assignee shall be deemed approved
by Landlord.

          (b)   Tenant shall have the right, upon thirty (30)   days' prior
written notice to Landlord, to enter into one or more subleases that demise
leaseable space in the Leased Premises with no consent or approval of Landlord
being required or necessary provided that the leaseable space subleased pursuant
to such sublease and all other leaseable space leased pursuant to other
subleases then in existence do not exceed, in the aggregate, 50% of the
leaseable space in the Leased Premises with no consent of Landlord or, unless so
required under the Loan Documents, the Lender ("PREAPPROVED SUBLET").

          (c)   With respect to any proposed assignment as to which
Landlord's consent may not be unreasonably withheld, conditioned or delayed,
Tenant shall provide to Landlord information reasonably requested by Landlord to
establish that the proposed assignment satisfies the criteria set forth above
for Landlord's consent to not be unreasonably withheld, conditioned or delayed.
With respect to any Preapproved Assignment or Preapproved Sublet, Tenant shall
provide to Landlord information reasonably requested by Landlord to establish
that any proposed Preapproved Assignment or Preapproved Sublet satisfies the
criteria set forth above.

          (d)   If Tenant assigns all its rights and interest under this
Lease, the assignee under such assignment shall expressly assume all the
obligations of Tenant hereunder by a written instrument delivered to Landlord at
the time of such assignment. Each sublease of any of the Leased Premises shall
be subject and subordinate to the provisions of this Lease.

          (e)   Tenant shall, within ten (10)   days after the execution and
delivery of any assignment or sublease, deliver a duplicate original copy
thereof to Landlord which, in the event of an assignment, shall be in recordable
form.

          (f)   Tenant shall not have the power to mortgage, pledge or
otherwise encumber its interest under this Lease and any such mortgage, pledge
or encumbrance made in violation of this Paragraph 21 shall be void and of no
force and effect.

          (g)   No assignment of this Lease or subletting of all or any
portion of the Leased Premises, whether or not consented to by Landlord or any
Lender, shall release or relieve Tenant from the performance or observance of
any of its covenants or obligations under this Lease.

          (h)   Landlord may sell or transfer the Leased Premises at any
time without Tenant's consent to any third party, subject to the rights of
Tenant under this Lease and an assumption of the obligations of Landlord
hereunder by the purchaser or other transferee (each, a "THIRD PARTY PURCHASER")
arising subsequent to such sale or transfer. In the event of any such transfer,
Tenant shall attorn in writing to any Third Party Purchaser as Landlord so long

                                      -28-
<PAGE>
as such Third Party Purchaser and Landlord notify Tenant in writing of such
transfer and as long as such Third-Party Purchaser agrees in writing to
recognize the rights of Tenant under this Lease. At the request of Landlord,
Tenant will execute such documents confirming the agreement referred to above
and such other agreements as Landlord may reasonably request in form and
substance reasonably acceptable to Tenant, provided that such agreements do not
increase the liabilities and obligations of Tenant hereunder. Notwithstanding
anything to the contrary contained in this Lease, Landlord or any subsequent
successor or assign of Landlord shall be liable only for the performance and
observance of those covenants and obligations of Landlord which arise during its
period of ownership of the Leased Premises.

          22.   Events of Default.

          (a)   The occurrence of any one or more of the following (after
expiration of any applicable cure period as provided in Paragraph 22(b))  shall,
at the option of Landlord, constitute an "EVENT OF DEFAULT" under this Lease:

          (i)   a failure by Tenant to make any payment of any Monetary
     Obligation, within five (5) days of its due date;

          (ii)   a failure by Tenant to perform or observe any obligation or
     covenant under this Lease except for a Monetary Obligation;

          (iii)   any representation or warranty made by Tenant herein or in any
     certificate, demand or request made pursuant hereto proves to be incorrect,
     in any material respect;

          (iv)   Tenant shall (A) voluntarily be adjudicated a bankrupt or
     insolvent, (B) seek or consent to the appointment of a receiver or
     trustee for itself or for the Leased Premises, (C) file a petition
     seeking relief under the bankruptcy or other similar laws of the United
     States, any state or any jurisdiction, or (D) make a general assignment
     for the benefit of creditors;

          (v)   a court shall enter an order, judgment or decree
     appointing, without the consent of Tenant, a receiver or trustee for it
     or for any of the Leased Premises or approving a petition filed against
     Tenant which seeks relief under the bankruptcy or other similar laws of
     the United States, any state or any jurisdiction, and such order,
     judgment or decree shall remain undischarged or unstayed sixty (60)
     days after it is entered;

          (vi)   Tenant shall be liquidated or dissolved or shall begin
     proceedings towards its liquidation or dissolution;

                                      -29-
<PAGE>
          (vii)   the estate or interest of Tenant in any of the Leased
     Premises shall be levied upon or attached in any proceeding and such
     estate or interest is about to be sold or transferred or such process
     shall not be bonded, vacated or discharged within sixty (60) days after
     it is made, unless Tenant shall be contesting such levy or attachment
     in accordance with the requirements of Paragraph 14 hereof; or

          (viii)   a failure by Tenant to maintain in effect any license or
     permit to the extent such failure can be reasonably expected to have a
     materially adverse effect on the use, occupancy or operation of the
     Leased Premises;

          (b)   If the default consists of the failure to pay any Monetary
Obligation other than Basic Rent under clause (ii) of Paragraph 22(a) and such
Monetary Obligation does not otherwise constitute an obligation of Landlord
under any Loan Documents, the applicable cure period shall be ten (10) Business
Days from the date on which notice is given, but Landlord shall not be obligated
to give notice of, or allow any cure period for, the same default more than
twice within any Lease Year. If the default consists of a default under clause
(ii) of Paragraph 22(a), the applicable cure period shall be the lesser of (A)
thirty (30) days from the date on which notice is given by Landlord to Tenant
or, if the default cannot be cured within such thirty (30) day period and delay
in the exercise of a remedy would not (in Landlord's reasonable judgment) cause
any material adverse harm to Landlord or any of the Leased Premises, the cure
period shall be extended for the period required to cure the default (but such
cure period, including any extension, shall not in the aggregate exceed sixty
(60) days); provided, however, that Tenant shall commence to cure the default
within the said thirty (30) day period and shall actively, diligently and in
good faith proceed with and continue the curing of the default until it shall be
fully cured; or (B) if such default also constitutes a default under any Loan
Documents, the period of time, if any, afforded Landlord under any such Loan
Documents to cure such default.

          23.   Remedies and Damages upon Default.

          (a)   If an Event of Default shall have occurred and is
continuing, Landlord shall have the right, at its sole option, then or at any
time thereafter, to exercise its remedies and to collect damages from Tenant in
accordance with this Paragraph 23, subject in all events to applicable Law,
without demand upon or notice to Tenant except as otherwise provided in
Paragraph 22(b) and this Paragraph 23.

          (i)   Landlord may give Tenant notice of Landlord's intention to
     terminate this Lease on a date specified in such notice. Upon such
     date, this Lease, the estate hereby granted and all rights of Tenant
     hereunder shall expire and terminate. Upon such termination, Tenant
     shall promptly surrender and deliver possession of the Leased Premises
     to Landlord in accordance with Paragraph 26. If Tenant does not so
     surrender and deliver possession of the Leased Premises, Landlord may
     re-enter and

                                      -30-
<PAGE>
     repossess the Leased Premises by summary proceedings and
     by peaceably entering the Leased Premises and changing locks or by
     summary proceedings, ejectment or any other lawful means or procedure.
     Upon or at any time after taking possession of the Leased Premises,
     Landlord may, by peaceable means or legal process, remove any Persons
     or property therefrom.

          (ii)   After repossession of the Leased Premises pursuant to
     clause (i) above, Landlord shall have the right to relet any of the
     Leased Premises to such tenant or tenants, for such term or terms, for
     such rent, on such conditions and for such uses as Landlord may
     reasonably determine, and collect and receive any rents payable by
     reason of such reletting. Landlord may make such Alterations in
     connection with such reletting as it may deem advisable in its sole
     discretion. Notwithstanding anything to the contrary contained in this
     Lease, Tenant's Monetary Obligations shall survive the termination of
     this Lease, subject to any payment received by Landlord from Tenant
     under subparagraph (a)(iv) below.

          (iii)   Landlord may, upon notice to Tenant, require Tenant to
     make an irrevocable offer to terminate this Lease upon payment to
     Landlord of an amount (the "DEFAULT TERMINATION AMOUNT") specified in
     the next sentence. The "Default Termination Amount" shall be the sum of
     the Fair Market Value of the Leased Premises and the applicable
     Prepayment Premium which Landlord will be required to pay in prepaying
     any Loan with proceeds of the Default Termination Amount. Upon such
     notice to Tenant, Tenant shall be deemed to have made such offer.
     Within thirty (30) days after the Fair Market Value Date, Landlord
     shall accept or reject such offer. If Landlord accepts such offer then,
     on the tenth (10th) business day after such acceptance, Tenant shall
     pay to Landlord the Default Termination Amount and, at the request of
     Tenant, Landlord will convey the Leased Premises to Tenant or its
     designee in accordance with Paragraph 20.

          (iv)   Landlord may declare by notice to Tenant the entire Basic
     Rent, regardless of whether or not Landlord previously terminated or
     subsequently terminates this Lease (but subject to the last sentence of
     this clause (iv)), for the remainder of the then current Term (or if
     this Lease has been terminated, what would have been the remainder of
     the then current Term had this Lease not been so terminated) to be
     immediately due and payable ("LANDLORD'S ACCELERATION NOTICE"). Tenant
     shall immediately pay to Landlord all such Basic Rent discounted to its
     Present Value, all accrued Rent then due and unpaid, all other Monetary
     Obligations which are then due and unpaid and all Monetary Obligations
     which arise or become due by reason of such Event of Default.
     Notwithstanding anything to the contrary contained in this Lease, if
     Tenant pays to Landlord all such accelerated Basic Rent and Monetary
     Obligations within ten (10) days after Landlord's Acceleration Notice
     is given, Landlord shall have no right to

                                      -31-
<PAGE>
     terminate this Lease solely because of Tenant's failure to pay any Rent
     or other Monetary Obligation which had become due at the date of
     Landlord's Acceleration Notice.

          (v)   Notwithstanding anything in this Paragraph 23 to the
     contrary, Landlord expressly waives its rights to forcibly dispossess
     Tenant from the Leased Premises, whether peaceably or otherwise,
     without judicial process, such that Landlord shall not be entitled to
     any "commercial lockout" or any other provisions of applicable Law
     which permit landlords to dispossess tenants from commercial properties
     without the benefit of judicial review.

          (b)   Notwithstanding anything to the contrary herein contained,
in lieu of or in addition to any of the foregoing remedies and damages, Landlord
may exercise any remedies and collect any damages available to it at law or in
equity with respect to any Event of Default or any failure of Tenant to perform
or observe any of its covenants or obligations under this Lease regardless of
whether or not such failure ultimately becomes an Event of Default. If Landlord
is unable to obtain full satisfaction pursuant to the exercise of any remedy, it
may pursue any other remedy which it has hereunder or at law or in equity.

          (c)   Landlord shall not be required to mitigate any of its
damages hereunder unless required to by applicable Law. If any Law shall validly
limit the amount of any damages provided for herein to an amount which is less
than the amount agreed to herein, Landlord shall be entitled to the maximum
amount available under such Law.

          (d)   No termination of this Lease, repossession or reletting of
the Leased Premises, exercise of any remedy or collection of any damages
pursuant to this Paragraph 23 shall relieve Tenant of any Surviving Obligations.

          (e)   WITH RESPECT TO ANY REMEDY OR PROCEEDING OF LANDLORD OR
TENANT HEREUNDER, LANDLORD AND TENANT HEREBY WAIVE ANY RIGHT TO A TRIAL BY JURY.

          (f)   Upon the occurrence and during the continuance of an Event
of Default, Landlord shall have the right (but no obligation) to perform any act
required of Tenant hereunder and, if performance of such act requires that
Landlord enter the Leased Premises, Landlord may enter the Leased Premises for
such purpose during normal business hours and upon reasonable prior notice to
Tenant, except that Landlord may, in the case of an emergency, enter the Leased
Premises other than during normal business hours without prior notice to Tenant.
All amounts paid or costs incurred by Landlord in performing any such act shall
constitute Additional Rent.

          (g)   No failure of Landlord (i) to insist at any time upon the
strict performance of any provision of this Lease or (ii) to exercise any
option, right, power or remedy contained in this Lease shall be construed as a
waiver, modification or relinquishment thereof. A

                                      -32-
<PAGE>
receipt by Landlord of any sum in satisfaction of any Monetary Obligation with
knowledge of the breach of any provision hereof shall not be deemed a waiver of
such breach, and no waiver by Landlord of any provision hereof shall be deemed
to have been made unless expressed in a writing signed by Landlord, except to
the extent expressly modified, waived or relinquished pursuant to Paragraph
35(f).

          (h)   Tenant hereby waives and surrenders, for itself and all
those claiming under it, including creditors of all kinds, (i) any right and
privilege which it or any of them may have under any present or future Law to
redeem any of the Leased Premises or to have a continuance of this Lease after
termination of this Lease or of Tenant's right of occupancy or possession
pursuant to any court order or any provision hereof, and (ii) the benefits of
any present or future Law which exempts property from liability for debt or for
distress for rent.

          (i)   Except as otherwise provided herein, all remedies are
cumulative and concurrent and no remedy is exclusive of any other remedy and
each remedy may be exercised from time to time. No remedy shall be exhausted by
any exercise thereof.

          24.   Notices. All notices, demands, requests, consents,
approvals, offers, statements and other instruments or communications required
or permitted to be given pursuant to the provisions of this Lease shall be in
writing and shall be deemed to have been given and received for all purposes
when delivered in person or by Federal Express or other reliable 24-hour
delivery service or three (3) Business Days after being deposited in the United
States mail, by registered or certified mail, return receipt requested, postage
prepaid, addressed to the other party at its address stated above or when
delivery is refused. A copy of any notice given by Tenant to Landlord shall
simultaneously be given by Tenant to Clark Hill PLC, 500 Woodward Avenue, Suite
3500, Detroit, Michigan 48226-3435, Attention: Timothy M. Koltun, Esq. A copy of
any notice given by Landlord to Tenant shall simultaneously be given by Landlord
to Cahill Gordon and Reindel, 80 Pine Street, New York, New York 10005, Attn:
Jonathan Schaffzin, Esq. For the purposes of this Paragraph, any party may
substitute another address stated above (or substituted by a previous notice)
for its address by giving fifteen (15) days' notice of the new address to the
other party, in the manner provided above.

          25.   Estoppel Certificate. At any time upon not less than
fifteen (15) days' prior written request by either Landlord or Tenant (the
"REQUESTING PARTY") to the other party (the "RESPONDING PARTY"), the Responding
Party shall deliver to the Requesting Party a statement in writing, executed by
an authorized officer of the Responding Party (the "CERTIFICATE"), certifying
(a) that, except as otherwise specified, this Lease is unmodified and in full
force and effect, (b) the dates to which Basic Rent, Additional Rent and all
other Monetary Obligations have been paid, (c) that, to the knowledge of the
signer of such certificate and except as otherwise specified, no default by
either Landlord or Tenant exists hereunder, and (d) such other matters as the
Requesting Party may reasonably request. Any such statements by the Responding
Party may be relied upon by the Requesting Party, any Person whom the Re-

                                      -33-
<PAGE>
questing Party notifies the Responding Party in its request for the Certificate
is an intended recipient or beneficiary of the Certificate, any Lender or their
assignees and by any prospective purchaser or mortgagee of any of the Leased
Premises, provided that the Requesting Party notifies the Responding Party of
the identity of such recipient. Any certificate required under this Paragraph 25
and delivered by Tenant or Landlord shall state that, in the opinion of each
person signing the same, he has made such examination or investigation as is
necessary to enable him to express an informed opinion as to the subject matter
of such certificate, and shall briefly state the nature of such examination or
investigation.

          26.   Surrender; Holding Over.

          (a)   Upon the expiration or earlier termination of this Lease,
Tenant shall peaceably leave and surrender the Leased Premises to Landlord in
substantially the same condition in which the Leased Premises was at the
commencement of this Lease, except as repaired, rebuilt, restored, altered,
replaced or added to as permitted or required by any provision of this Lease,
and except for ordinary wear and tear. Upon such surrender, Tenant shall (a)
remove from the Leased Premises all property which is owned by Tenant or third
parties other than Landlord and (b) repair any damage caused by such removal.
Property not so removed shall become the property of Landlord, and Landlord may
thereafter cause such property to be removed from the Leased Premises. The
reasonable cost of removing and disposing of such property and repairing any
damage to any of the Leased Premises caused by such removal shall be paid by
Tenant to Landlord upon demand. Landlord shall not in any manner or to any
extent be obligated to reimburse Tenant for any such property which becomes the
property of Landlord pursuant to this Paragraph 26.

          (b)   If Tenant fails to surrender possession of the Leased
Premises to Landlord at the expiration or earlier termination of this Lease,
then Tenant shall be a tenant at sufferance and, in addition to all other
damages and remedies to which Landlord may be entitled for such holding over,
Tenant shall pay, in addition to the other Rent, a daily Basic Rent equal to the
greater of (i) 5% of the monthly installment of Basic Rent payable during the
last full month of the Term, or (ii) 100% of the then prevailing rental rate for
the Leased Premises unless Landlord has entered into a lease with another tenant
for all or a portion of the Leased Premises, in which case the amount calculated
under this clause (ii) shall be equal to 125% of the then prevailing rental rate
for the Leased Premises. The provisions of this Paragraph 26(b) shall not be
deemed to limit or constitute a waiver of any other rights or remedies of
Landlord provided herein or at law. If Tenant fails to surrender the Leased
Premises upon the termination or expiration of this Lease, in addition to any
other liability to Landlord accruing therefrom, Tenant shall protect, defend,
indemnify and hold Landlord harmless from all losses, costs (including
reasonable attorneys' fees) and liability resulting from such failure,
including, without limiting the generality of the foregoing, any claims made by
any succeeding tenant founded upon such failure to surrender, and any lost
profits to Landlord resulting therefrom.

                                      -34-
<PAGE>
          27.   No Merger of Title. There shall be no merger of the leasehold
estate created by this Lease with the fee estate in any of the Leased Premises
by reason of the fact that the same Person may acquire or hold or own, directly
or indirectly, (a) the leasehold estate created hereby or any part thereof or
interest therein and (b) the fee estate in any of the Leased Premises or any
part thereof or interest therein, unless and until all Persons having any
interest in the interests described in (a) and (b) above which are sought to be
merged shall join in a written instrument effecting such merger and shall duly
record the same.

          28.   Books and Records. Tenant shall keep adequate records and books
of account with respect to the finances and business of Tenant generally and
with respect to the Leased Premises, in accordance with generally accepted
accounting principles ("GAAP") consistently applied, and shall permit Landlord
by its agents, accountants and attorneys, upon reasonable notice to Tenant, to
visit and inspect the Leased Premises in accordance with the provisions of
Paragraph 4(b) hereof and examine the records and books of account and to
discuss the finances and business with the officers of Tenant, at such
reasonable times as may be requested by Landlord.

          29.   Determination of Value.

          (a)   Whenever a determination of Fair Market Value or Fair Market
Rental Value, as applicable, is required pursuant to any provision of this
Lease, such Fair Market Value or Fair Market Rental Value, as applicable, shall
be determined in accordance with the following procedure:

          (i)   Landlord and Tenant shall endeavor to agree upon such Fair
     Market Value within thirty (30) days after the date (the "APPLICABLE
     INITIAL DATE") on which Landlord provides Tenant with notice of Landlord's
     intention to require Tenant to make an offer to terminate this Lease
     pursuant to Paragraph 23(a)(iii). Landlord and Tenant shall endeavor to
     agree on Fair Market Rental Value on the date (also, an "Applicable Initial
     Date") which is six (6) calendar months prior to the expiration of the
     first Renewal Term unless Tenant has previously exercised its option
     pursuant to Paragraph 5(b) not to have the Term automatically extended for
     the second Renewal Term. Upon reaching such agreement, the parties shall
     execute an agreement setting forth the amount of such Fair Market Value
     or Fair Market Rental Value.

          (ii)   If the parties shall not have signed such agreement within
     thirty (30) days after the Applicable Initial Date, Tenant shall within
     fifty (50) days after the Applicable Initial Date select an appraiser and
     notify Landlord in writing of the name, address and qualifications of
     such appraiser. Within twenty (20) days following Landlord's receipt of
     Tenant's notice of the appraiser selected by Tenant, Landlord shall
     select an appraiser and notify Tenant of the name, address and
     qualifications of such appraiser. Such two appraisers shall endeavor to
     agree upon Fair Market Value or Fair

                                      -35-
<PAGE>
     Market Rental Value based on a written appraisal made by each of them
     (and given to Landlord by Tenant) as of the Relevant Date. If such two
     appraisers shall agree upon a Fair Market Value or Fair Market Rental
     Value, the amount of such Fair Market Value or Fair Market Rental Value
     as so agreed shall be binding and conclusive upon Landlord and Tenant.

          (iii)   If such two appraisers shall be unable to agree upon a Fair
     Market Value or Fair Market Rental Value within twenty (20) days after
     the selection of an appraiser by Landlord, then such appraisers shall
     advise Landlord and Tenant of their respective determination of Fair
     Market Value or Fair Market Rental Value and shall select a third
     appraiser to make the determination of Fair Market Value or Fair Market
     Rental Value. The selection of the third appraiser shall be binding and
     conclusive upon Landlord and Tenant.

          (iv)   If such two appraisers shall be unable to agree upon the
     designation of a third appraiser within ten (10) days after the
     expiration of the twenty (20) day period referred to in clause (iii)
     above, or if such third appraiser does not make a determination of Fair
     Market Value or Fair Market Rental Value within twenty (20) days after
     his selection, then such third appraiser or a substituted third
     appraiser, as applicable, shall, at the request of either party hereto,
     be appointed by the office of the American Arbitration Association in
     Detroit, Michigan. The determination of Fair Market Value or Fair Market
     Rental Value made by the third appraiser appointed pursuant hereto shall
     be made within twenty (20) days after such appointment.

          (v)   If a third appraiser is selected, Fair Market Value or Fair
     Market Rental Value shall be the average of the determination of Fair
     Market Value or Fair Market Rental Value made by the third appraiser and
     the determination of Fair Market Value or Fair Market Rental Value made
     by the appraiser (selected pursuant to Paragraph 29(a)(ii) hereof) whose
     determination of Fair Market Value or Fair Market Rental Value is nearest
     to that of the third appraiser. Such average shall be binding and
     conclusive upon Landlord and Tenant.

          (vi)   All appraisers selected or appointed pursuant to this Paragraph
     29(a) shall (A) be independent qualified MAI appraisers, (B) have no
     right, power or authority to alter or modify the provisions of this
     Lease, (C) utilize the definition of Fair Market Value or Fair Market
     Rental Value herein set forth above, and (D) be registered in the State
     if the State provides for or requires such registration. The Cost of the
     appraiser selected by a party shall be borne such party and if a third
     appraiser is selected, the Cost of such appraiser shall be shared equally
     by Landlord and Tenant.

          (b)   If, by virtue of any delay, Fair Market Value is not determined
by the expiration or termination of the then current Term, then the date
on which the Term would

                                      -36-
<PAGE>
otherwise expire or terminate shall be extended with respect to the Leased
Premises or the Affected Premises, as applicable, to the date specified for
termination in the particular provision of this Lease pursuant to which the
determination of Fair Market Value is being made.  If, by virtue of any delay,
Fair Market Rental Value is not determined by the expiration or termination of
the first Renewal Term, then until Fair Market Rental Value is determined,
Tenant shall continue to pay Basic Rent during the second Renewal Term in the
same amount which it was obligated under this Lease to pay prior to the
commencement of the second Renewal Term. When Fair Market Rental Value is
determined, the appropriate Basic Rent shall be calculated retroactive to the
commencement of the second Renewal Term and Tenant shall pay any deficiency to
Landlord.

          (c)   In determining Fair Market Rental Value, the appraisers shall
determine with respect to the Leased Premises the amount that a willing tenant
would pay, and a willing landlord would accept, at arm's length, to rent
comparable premises in the city/township of Plymouth/Troy, taking into account:
(a) the age, quality and condition (as required by this Lease) of the
Improvements; (b) that the Leased Premises will be leased as a whole or
substantially as a whole to a single user; (c) a lease term of ten (10) years;
(d) a triple net lease; and (e) such other items that professional real estate
appraisers customarily consider.

          30.   Non-Recourse as to Landlord. Anything contained herein to the
contrary notwithstanding, any claim based on or in respect of any liability of
Landlord under this Lease shall be enforced only against the Leased Premises
and not against any other assets, properties or funds of (i) Landlord, (ii) any
director, officer, member, general partner, shareholder, limited partner,
beneficiary, employee or agent of Landlord or any general partner of Landlord
or any of its members or general partners (or any legal representative, heir,
estate, successor or assign of any thereof), (iii) any predecessor or successor
partnership or corporation (or other entity) of Landlord or any of its general
partners, shareholders, officers, directors, members, employees or agents,
either directly or through Landlord or its general partners, shareholders,
officers, directors, employees or agents or any predecessor or successor
partnership or corporation (or other entity), or (iv) any Person affiliated
with any of the foregoing, or any director, officer, employee or agent of any
thereof.

          31.   Costs; Financing.

          (a)   Tenant agrees to pay all reasonable costs and expenses incurred
by Landlord in connection with the purchase and leasing of the Leased Premises,
including environmental assessment and appraisal costs, transfer costs and
recording fees and transfer taxes, if any, survey costs, and the premium for a
title insurance policy. Each party shall pay its own legal fees and
disbursements, charges and expenses in connection with the purchase and leasing
of the Leased Premises.

                                      -37-
<PAGE>
          (b)   Notwithstanding the foregoing, if any litigation is instituted
between the parties pertaining to this Lease, the losing party shall pay to the
prevailing party all expenses incurred by the prevailing party in connection
with such litigation, including attorney's fees.

          (c)   If Landlord desires to obtain or refinance any Loan, Tenant
shall negotiate in good faith with Landlord concerning any request made by any
Lender or proposed Lender for changes or modifications in this Lease.  Tenant
shall provide any other consent or statement and shall execute any other
documents that such Lender reasonably requires in connection with such
financing so long as the same do not adversely affect any right, benefit or
privilege of Tenant under this Lease or increase Tenant's obligations under
this Lease.

          32.   Subordination, Non-Disturbance and Attornment. This Lease and
Tenant's interest hereunder shall be subordinate to any Mortgage or other
security instrument now or hereafter placed upon the Leased Premises by
Landlord, and to any and all advances made or to be made thereunder, to the
interest thereon, and all renewals, replacements and extensions thereof;
provided, however, that (a) any such Mortgage or other security instrument
shall provide for the recognition of this Lease and all Tenant's rights
hereunder except as otherwise provided in the agreements described below and
(b) Tenant shall execute such further instrument or instruments subordinating
this Lease to the lien of any such mortgage or other security instrument as
shall be desired by the holder of such mortgage or other security instrument,
provided (i) such instrument is substantially similar in form and substance to
the documents attached hereto as Exhibit J or (ii) such instrument is a form of
Subordination, Non-Disturbance and Attornment Agreement which contains
provisions typically required by sophisticated lenders in southeastern Michigan.

          33.   Tax Treatment; Reporting. Landlord and Tenant each acknowledge
that each shall treat this transaction as a true lease for State law purposes
and shall report this transaction as a Lease for Federal income tax purposes.
For Federal income tax purposes each shall report this Lease as a true lease
with Landlord as the owner of the Leased Premises and Fixtures and Tenant as
the lessee of such Leased Premises and Fixtures, including: (1) treating
Landlord as the owner of the property eligible to claim depreciation deductions
under Section 167 or 168 of the Internal Revenue Code of 1986 (the "Code") with
respect to the Leased Premises and Fixtures, (2) Tenant reporting its Rent
payments as rent expense under Section 162 of the Code, and (3) Landlord
reporting the Rent payments as rental income.

          34.   Right of First Refusal. In the event that Landlord at any time
during the Lease Term should receive and determine to accept a bona fide offer
from a party to purchase Landlord's interest in the Leased Premises or any
portion thereof, Landlord shall deliver a written notice to Tenant (each, a
"NOTICE OF SALE") of such offering together with a true copy of the contract of
sale (the "CONTRACT") executed by such party submitting the offer and true
copies of any other documents related thereto. Tenant shall have twenty (20)
days following

                                      -38-
<PAGE>
its receipt of the Notice of Sale in which to (i) elect to exercise its right
to purchase such portion of the Leased Premises on the same terms, conditions
and provisions set forth in the Contract (the "RIGHT OF FIRST REFUSAL") and
(ii) deliver to Landlord the down payment or deposit, if any, required pursuant
to the provisions of the Contract which down payment or deposit shall be held
in accordance with the terms of the Contract.  Notwithstanding anything else in
this Paragraph 34, Tenant shall forfeit its Right of First Refusal during the
existence of an uncured Event of Default.  Notwithstanding anything to the
contrary contained in this Paragraph 34, Tenant's Right of First Refusal shall
not apply to (a) any sale of all or any portion of the Leased Premises made
subsequent to the first sale of all or any portion of the Leased Premises to a
third party in accordance with the terms and provisions of this Paragraph 34 or
(b) any transfer of the Leased Premises pursuant to the foreclosure of
a Mortgage or a deed in lieu of foreclosure of a Mortgage or any sale of all
or any portion of the Leased Premises made subsequent to such foreclosure or
deed in lieu of foreclosure.

          (a)   If the Tenant shall so elect to exercise its Right of First
     Refusal under subparagraph (b) of this Paragraph 34, Landlord and Tenant
     shall promptly thereafter enter into a contract of sale upon the same
     terms and conditions as set forth in the Contract.

          (b)   Failure by Tenant to exercise the Right of First Refusal shall
     constitute a waiver of such Right of First Refusal as to that offer only,
     and Landlord shall have the right to consummate the transaction set forth
     in the Contract at a purchase price equal to or greater than the purchase
     price therein set forth, and, upon closing of such transaction, Tenant's
     Right of First Refusal shall terminate.  Landlord shall again comply with
     the provisions of this Paragraph 34(b) in the event that (A) the closing
     under the Contract shall not occur within one hundred eighty (180) days
     of the earlier of (x) the expiration of the 20-day period specified in
     this Paragraph 34(b) and (y) the date upon which Tenant shall notify
     Landlord in writing that Tenant does not elect to purchase Landlord's
     interest in the Leased Premises pursuant to the terms set forth in the
     Contract or (B) Landlord intends to enter into a sale of Landlord's
     interest in the Leased Premises with another party unaffiliated with the
     offeror under the Contract or into a sale with a purchase price less than
     the purchase price set forth in the Contract.

          35.   Miscellaneous.

          (a)   The paragraph headings in this Lease are used only for
convenience in finding the subject matters and are not part of this Lease or to
be used in determining the intent of the parties or otherwise interpreting this
Lease.

          (b)   As used in this Lease, the singular shall include the plural and
any gender shall include all genders as the context requires and the following
words and phrases shall

                                      -39-
<PAGE>
have the following meanings: (i) "including" shall mean "including, without
limitation"; (ii) "provisions" shall mean "provisions, terms, agreements,
covenants and/or conditions"; (iii) "lien" shall mean "lien, charge,
encumbrance, title retention agreement, pledge, security interest, mortgage
and/or deed of trust"; (iv) "obligation" shall mean "obligation, duty,
agreement, liability, covenant and/or condition"; (v) "any of the Leased
Premises" shall mean "the Leased Premises or any part thereof or interest
therein"; (vi) "any of the Land" shall mean "the Land or any part thereof or
interest therein"; (vii) "any of the Improvements" shall mean "the Improvements
or any part thereof or interest therein"; and (viii) "any of the Fixtures"
shall mean "the Fixtures or any part thereof or interest therein".

          (c)   Any act which Landlord is permitted to perform under this
Lease may be performed at any time and from time to time by Landlord or any
person or entity designated by Landlord. Landlord shall not unreasonably
withhold or delay its consent wherever such consent is required under this
Lease.

          (d)   Landlord shall in no event be construed for any purpose to be a
partner, joint venturer or associate of Tenant or of any subtenant, operator,
concessionaire or licensee of Tenant with respect to any of the Leased Premises
or otherwise in the conduct of their respective businesses.

          (e)   This Lease and any documents which may be executed by Tenant on
or about the effective date hereof at Landlord's request constitute the entire
agreement between the parties and supersede all prior understandings and
agreements, whether written or oral, between the parties hereto relating to the
Leased Premises and the transactions provided for herein. Landlord and Tenant
are business entities having substantial experience with the subject matter of
this Lease and have each fully participated in the negotiation and drafting of
this Lease. Accordingly, this Lease shall be construed without regard to the
rule that ambiguities in a document are to be construed against the drafter.

          (f)   This Lease may be modified, amended, discharged or waived only
by an agreement in writing signed by the party against whom enforcement of any
such modification, amendment, discharge or waiver is sought.

          (g)   The covenants of this Lease shall run with the land and bind
Tenant, its successors and assigns and all present and subsequent encumbrancers
and subtenants of any of the Leased Premises, and shall inure to the benefit of
Landlord, its successors and assigns and Tenant and its permitted successors
and assigns. Tenant acknowledges that the Indemnitees are third party
beneficiaries of the terms and provision of Paragraph 15 of this Agreement and
shall have the right to enforce the same directly against Tenant.

          (h)   If any one or more of the provisions contained in this Lease
shall for any reason be held to be invalid, illegal or unenforceable in any
respect, such invalidity, ille-

                                      -40-
<PAGE>
gality or unenforceability shall not affect any other provision of this Lease,
but this Lease shall be construed as if such invalid, illegal or unenforceable
provision had never been contained herein.

          (i)   All exhibits attached hereto are incorporated herein as if
fully set forth.

          (j)   This Lease shall be governed by and construed and enforced in
accordance with the Laws of the State.

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

                                      -41-
<PAGE>
          IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be
duly executed under seal as of the day and year first above written.

                                  LANDLORD:

                                  NEW KING, L.L.C.,
                                  a Michigan limited liability company

                                  By:   /s/ Michael E. McInerney
                                     -----------------------------------------
                                     Name: Michael E. McInerney
                                     Title: President

                                  TENANT:

                                  COLLINS & AIKMAN PRODUCTS CO.,
                                  a Delaware corporation

                                  By:   /s/ Charles G. Nichols
                                     -----------------------------------------
                                     Name: Charles G. Nichols
                                     Title: Treasurer

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