Document:

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                                                                 EXHIBIT 10.19

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                                 LEASE AGREEMENT

                                 By and Between

                                  KAZA I, LTD.,
                           a Texas limited partnership

                                  (As Landlord)

                                       AND

                            DAVE & BUSTER'S I, L.P.,
                           a Texas limited partnership

                                   (As Tenant)

                                December 14, 2001

                                 Houston, Texas

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                                TABLE OF CONTENTS

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1.       Demise of Premises................................................   1

2.       Certain Definitions...............................................   1

3.       Title and Condition...............................................   4

4.       Use of Leased Premises; Quiet Enjoyment...........................   6

5.       Term..............................................................   7

6.       Rent..............................................................   7

7.       Net Lease; Non-Terminability......................................   8

8.       Payment of Impositions; Compliance with Legal Requirements and
         Insurance Requirements............................................   9

9.       Liens; Recording and Title........................................  10

10.      Indemnification and Waiver of Claims..............................  11

11.      Maintenance and Repairs...........................................  12

12.      Alterations.......................................................  13

13.      Condemnation......................................................  14

14.      Insurance.........................................................  17

15.      Restoration.......................................................  20

16.      Subordination to Financing........................................  22

17.      Assignment or Subleasing..........................................  23

18.      Permitted Contests................................................  23

19.      Conditional Limitations; Default Provisions.......................  24

20.      Additional Rights of Landlord and Tenant..........................  27

21.      Notices...........................................................  28

22.      Estoppel Certificates.............................................  30
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<S>                                                                         <C>
23.      Surrender and Holding Over........................................  30

24.      No Merger of Title................................................  31

25.      Definition of Landlord............................................  31

26.      Hazardous Substances..............................................  31

27.      Entry by Landlord.................................................  33

28.      No Usury..........................................................  33

29.      Separability......................................................  33

30.      Miscellaneous.....................................................  34

31.      Additional Rent...................................................  35
</TABLE>

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                                 LEASE AGREEMENT

         THIS LEASE AGREEMENT (this "LEASE") made as of the 14th day of December
2001, by and between KAZA I, LTD., a Texas limited partnership, having an office
at 10803 Keystone Bend, Austin Texas 78750 ("LANDLORD"), and DAVE & BUSTER'S I,
L.P., a Texas limited partnership, having its principal office at 2481 Manana
Drive, Dallas, Texas 75220 ("TENANT").

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

         1.       Demise of Premises. Landlord hereby demises and leases to
Tenant and Tenant hereby takes and leases from Landlord for the term and upon
the provisions hereinafter specified the following described property (the
"LEASED PREMISES"): (i) the lot or parcel of land described on Exhibit A
attached hereto and made a part hereof, together with the easements, rights, and
appurtenances hereunto belonging or appertaining ("LAND"); (ii) the buildings,
structures, and other improvements on the Land (collectively, the
"IMPROVEMENTS"); and (iii) the machinery and equipment which is attached to the
Improvements in such a manner as to become fixtures under applicable law,
together with all additions and accessions thereto, substitutions therefor and
replacements thereof permitted by this Lease (collectively, the "EQUIPMENT"),
excepting therefrom the Trade Fixtures (as hereinafter defined).

         2.       Certain Definitions.

                  "ADDITIONAL RENT" shall mean Additional Rent as defined in
Paragraph 32.

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

                  "ALTERATION" or "ALTERATIONS" shall mean any or all changes,
additions (whether or not adjacent to or abutting any then existing buildings),
expansions (whether or not adjacent to or abutting any then existing buildings),
improvements, reconstructions, removals, or replacements of any of the
Improvements or Equipment, both interior or exterior, and ordinary and
extraordinary.

                  "BASIC RENT" shall mean Basic Rent as defined in Paragraph 6.

                  "BASIC RENT PAYMENT DATES" shall mean the Basic Rent Payment
Dates as defined in Paragraph 6.

                  "COMMENCEMENT DATE" shall mean the Commencement Date as
defined in Paragraph 5.

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                  "CONDEMNATION" shall mean a Taking and/or a Requisition.

                  "DEFAULT RATE" shall mean the Default Rate as defined in
Paragraph 19(b)(iv).

                  "EQUIPMENT" shall mean the Equipment as defined in Paragraph
1.

                  "EVENT OF DEFAULT" shall mean an Event of Default as defined
in Paragraph 19(a).

                  "IMPOSITIONS" shall mean the Impositions as defined in
Paragraph 8.

                  "IMPROVEMENTS" shall mean the Improvements as defined in
Paragraph 1.

                  "INSURANCE REQUIREMENT" or "INSURANCE REQUIREMENTS" shall
mean, as the case may be, any one or more of the terms of each insurance policy
required to be carried by Tenant under this Lease and the requirements of the
issuer of such policy, and whenever Tenant shall be engaged in making any
Alteration or Alterations, repairs or construction work of any kind
(collectively, "WORK"), the term "INSURANCE REQUIREMENT" or "INSURANCE
REQUIREMENTS" shall be deemed to include a requirement that Tenant obtain or
cause its contractor to obtain completed value builder's risk insurance when the
estimated cost of the Work in any one instance exceeds the sum of One Hundred
Thousand Dollars ($100,000.00) and that Tenant or its contractor shall obtain
worker's compensation insurance or other adequate insurance coverage covering
all persons employed in connection with the Work, whether by Tenant, its
contractors or subcontractors and with respect to whom death or bodily injury
claims could be asserted against Landlord.

                  "LAND" shall mean the Land as defined in Paragraph 1.

                  "LAW" shall mean any constitution, statute, or rule of law.

                  "LEASED PREMISES" shall mean the Leased Premises as defined in
Paragraph 1.

                  "LEGAL REQUIREMENT" or "LEGAL REQUIREMENTS" shall mean, as the
case may be, any one or more of all present and future laws, codes, ordinances,
orders, judgments, decrees, injunctions, rules, regulations and requirements,
even if unforeseen or extraordinary, of every duly constituted governmental
authority or agency (but excluding those which by their terms are not applicable
to and do not impose any obligation on Tenant, Landlord, or the Leased Premises)
and all covenants, restrictions and conditions now of record which may be
applicable to Tenant, Landlord (with respect to the Leased Premises) or to all
or any part of or interest in the Leased Premises, or to the use, manner of use,
occupancy, possession, operation, maintenance, alteration, repair or
reconstruction of the Leased Premises, even if compliance therewith (i)
necessitates structural changes or improvements (including by way of example but
not limitation changes required to comply with the "Americans with Disabilities
Act of 1990", the "Texas Architectural Barriers Act", OSHA required safety
modifications, and compliance with Texas

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Health and Safety Code in regards fire extinguishers, fire escapes, rest rooms,
sanitation, etc.) or results in interference with the use or enjoyment of the
Leased Premises or (ii) requires Tenant to carry insurance other than as
required by the provisions of this Lease.

                  "LENDER" shall mean an entity identified as such in writing to
Tenant that makes a Loan to Landlord, secured by a Mortgage and evidenced by a
Note or which is the holder of the Mortgage and Note as a result of an
assignment thereof.

                  "LOAN" shall mean a loan made by a Lender to Landlord secured
by a Mortgage and evidenced by a Note.

                  "MORTGAGE" shall mean a first priority mortgage or similar
security instrument hereafter executed covering the Leased Premises from
Landlord to Lender.

                  "NET AWARD" shall mean the entire award payable to Landlord by
reason of a Condemnation, less any reasonable expenses incurred by Landlord in
collecting such award.

                  "NET PROCEEDS" shall mean the entire proceeds of any insurance
required under clauses (i), (iv), (v) or (vi) of Paragraph 14(a), less any
actual and reasonable expenses incurred by Landlord in collecting such proceeds.

                  "NOTE" or "NOTES" shall mean a Promissory Note or Notes
hereafter executed from Landlord to Lender, which Note or Notes will be secured
by a Mortgage and an assignment of leases and rents.

                  "PERMITTED ENCUMBRANCES" shall mean those covenants,
restrictions, reservations, liens, conditions, encroachments, easements, and
other matters of title that affect the Leased Premises as of the date of
Landlord's acquisition thereof, excepting, however, any such matters arising
from the acts of Landlord (such as liens arising as a result of judgments
against Landlord).

                  "REPLACED EQUIPMENT" or "REPLACEMENT EQUIPMENT" shall mean the
Replaced Equipment and Replacement Equipment, respectively, as defined in
Paragraph 11(d).

                  "REQUISITION" shall mean any temporary condemnation or
confiscation of the use or occupancy of the Leased Premises by any governmental
authority, civil or military, whether pursuant to an agreement with such
governmental authority in settlement of or under threat of any such requisition
or confiscation, or otherwise.

                  "RESTORATION" shall mean the Restoration as defined in
Paragraph 13(c)(i).

                  "STATE" shall mean the State of Texas.

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                  "TAKING" shall mean any taking of the Leased Premises in or by
condemnation or other eminent domain proceedings pursuant to any law, general or
special, or by reason of any agreement with any condemner in settlement of or
under threat of any such condemnation or other eminent domain proceedings or by
any other means, or any de facto condemnation.

                  "TERM" shall mean the Term as defined in Paragraph 5.

                  "TERMINATION DATE" shall mean the Termination Date as defined
in Paragraph 13(b)(i)(A).

                  "TRADE FIXTURES" shall mean all fixtures, equipment and other
items of personal property (whether or not attached to the Improvements) that
are owned by Tenant and used in the operation of the business conducted on the
Leased Premises.

         3.       Title and Condition.

                  a.       The Leased Premises are demised and let subject to
(i) the Permitted Encumbrances, (ii) all Legal Requirements and Insurance
Requirements, including any existing violation of any thereof, and (iii) the
condition of the Leased Premises as of the commencement of the Term without
representation or warranty by Landlord; it being understood and agreed, however,
that the recital of the Permitted Encumbrances herein shall not be construed as
a revival of any thereof which for any reason may have expired.

                  b.       LANDLORD LEASES AND WILL LEASE AND TENANT TAKES AND
WILL TAKE THE LEASED PREMISES "AS IS", AND TENANT ACKNOWLEDGES THAT LANDLORD
(WHETHER ACTING AS LANDLORD HEREUNDER OR IN ANY OTHER CAPACITY) HAS NOT MADE AND
WILL NOT MAKE, NOR SHALL LANDLORD BE DEEMED TO HAVE MADE, ANY WARRANTY OR
REPRESENTATION, EXPRESS OR IMPLIED, WITH RESPECT TO ANY OF THE LEASED PREMISES,
INCLUDING ANY WARRANTY OR REPRESENTATION AS TO ITS FITNESS FOR USE OR PURPOSE,
DESIGN OR CONDITION FOR ANY PARTICULAR USE OR PURPOSE, AS TO THE QUALITY OF THE
MATERIAL OR WORKMANSHIP THEREIN, LATENT OR PATENT, AS TO LANDLORD'S TITLE
THERETO, OR AS TO VALUE, COMPLIANCE WITH SPECIFICATIONS, LOCATION, USE,
CONDITION, MERCHANTABILITY, QUALITY, DESCRIPTION, DURABILITY OR OPERATION, IT
BEING AGREED THAT ALL RISKS INCIDENT THERETO ARE TO BE BORNE BY TENANT. Tenant
acknowledges that the Leased Premises are of its selection and that the Leased
Premises have been inspected by Tenant and are satisfactory to it. In the event
of any defect or deficiency in any of the Leased Premises of any nature, whether
patent or latent, Landlord shall not have any responsibility or liability with
respect thereto or for any incidental or consequential damages (including strict
liability in tort). The provisions of this Paragraph 3 (b) have been (i)
negotiated and are a material part of the consideration for this transaction, as
the negotiated lease price and terms herein for the Leased Premises would have
been re-negotiated and would have been higher and more stringent; (ii)
contracted for in an 'arms-length' transaction wherein each of the parties

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are/were of near equal bargaining power; (iii) duly and prominently pointed out,
read by all parties, and fully understood by all parties (each party having or
being advised to seek independent legal advice in interpreting the same); (v)
were not the result of any unfair bargaining position, duress, coercion, threat
or fraud; and (vi) were contracted for with the understanding that Tenant would
rely solely upon Tenant's own experience, judgment, knowledge, inspection (by
experts of Tenant's own choosing), investigation, appraisal, surveying, etc.
Furthermore, the parties intended to negate any prior representations (whether
puffing or otherwise - if not intentionally fraudulent) unless the same are
included in the final documents as an express warranty, and which the parties
thus disclaim any reliance upon any such oral representations and/or silence
negotiated, and the foregoing provisions are intended to be a complete exclusion
and negation of any warranties by Landlord, express or implied, with respect to
any of the Leased Premises, arising pursuant to the Uniform Commercial Code as
adopted by the State or any other law or regulation now or hereafter in effect
or otherwise.

                  c.       Landlord hereby assigns, without recourse or warranty
whatsoever, to Tenant, all warranties, guaranties, and indemnities, express or
implied, and similar rights which Landlord may have, if any, against any
architect, manufacturer, seller, engineer, contractor, subcontractor, supplier,
or builder with respect to any of the Leased Premises, including, but not
limited to, any rights and remedies existing under contract or pursuant to the
Uniform Commercial Code as adopted by the State (collectively, the
"GUARANTIES"). Such assignment shall remain in effect until the termination of
this Lease. Landlord shall also retain the right to enforce any Guaranties
assigned in the name of Tenant upon the occurrence of an Event of Default.
Landlord hereby agrees to execute and deliver at Tenant's expense such further
documents, including powers of attorney, as Tenant may reasonably request in
order that Tenant may have the full benefit of the assignment effected or
intended to be effected by this Paragraph 3(d). Upon the termination of this
Lease, the Guaranties shall automatically revert to Landlord. The foregoing
provision of reversion shall be self-operative and no further instrument of
reassignment shall be required. In confirmation of such reassignment Tenant
shall execute and deliver promptly any certificate or other instrument that
Landlord may reasonably request. Any monies collected by Tenant under any of the
Guaranties after the occurrence of and during the continuation of an Event of
Default shall be held in trust by Tenant and promptly paid over to Landlord;
said monies will then be used by Landlord to cure (to the extent sufficient) any
Event of Default for which the payment is applicable.

                  d.       Landlord agrees to enter into, at Tenant's expense,
such easements, covenants, waivers, approvals or restrictions for utilities,
parking or other matters as desirable for operation of the Leased Premises or
properties adjacent thereto (collectively, "EASEMENTS") as reasonably requested
by Tenant, subject to Lender's and Landlord's approval of the form thereof, not
to be unreasonably withheld or delayed; provided, however, that no such Easement
shall result in any material diminution in the value or utility of the Leased
Premises for use as an Entertainment/Food Use (as hereinafter defined) and
further provided that no such Easement shall render the use of the Leased
Premises dependent upon any other property or condition the use of the Leased
Premises upon the use of any other property, each of which Tenant shall certify
to Landlord and Lender in writing delivered with Tenant's request with respect
to such Easement. Tenant's request shall also include Tenant's written
undertaking acknowledging that Tenant shall remain liable hereunder as principal
and not merely as a surety or guarantor notwithstanding the

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establishment of any Easement. Tenant agrees to reimburse Landlord upon demand
for any and all expenses incurred by Landlord associated with the Easements.

                  e.       Tenant agrees that Tenant is obligated to and shall
perform all obligations of the owner of the Leased Premises under and pay all
expenses which the owner of the Leased Premises may be required to pay in
accordance with any reciprocal easement agreement or any other agreement or
document of record now or in the future (if expressly consented to in writing by
Tenant) affecting the Leased Premises (herein referred to collectively as the
"REA"), and that Tenant shall comply with all of the terms and conditions of any
REA during the Term of this Lease. Tenant further covenants and agrees to
indemnify, defend, and hold harmless Landlord and Lender against any claim,
loss, or damage suffered by Landlord or Lender by reason of Tenant's failure to
perform any obligations or pay any expenses as required under any REA or comply
with the terms and conditions of any REA as hereinabove provided during the Term
of this Lease. Tenant agrees to reimburse Landlord or Lender upon demand for any
and all expenses incurred by Landlord or Lender associated with the REAs.

         4.       Use of Leased Premises; Quiet Enjoyment.

                  a.       Tenant may use the Leased Premises as an
entertainment-recreation--amusement-restaurant-bar complex similar to other Dave
& Buster's facilities in the United States providing goods and services, which
goods and services may primarily include, but not be limited to, the provision,
sale, rental, and use for pecuniary consideration, of virtual reality games,
video games, so-called arcade games, rides and amusements, billiards, golf,
play-for-fun blackjack, bowling, dance, nightclub and other amusements, food,
beverages (alcoholic and non-alcoholic), party and catering facilities and play
areas (some of which games, rides, etc. may provide for the opportunity to win
prizes and/or other benefits, e.g., additional free games, by direct reward or
through any other method, either directly or via a process of redemption) (any
one or more of the foregoing uses is sometimes referred to herein as an
"ENTERTAINMENT/FOOD USE"). The parties hereby recognize that this type of
complex is in a constantly evolving state, as is the
entertainment-recreation-amusement industry and that, provided Tenant operates
the Dave & Buster's herein in a consistent manner as it is then operating
substantially all other Dave & Buster's facilities in the United States, changes
consistent with such evolution may occur. In no event shall the Leased Premises
be used for any purpose (other than Entertainment/Food Use) that shall violate
any Permitted Encumbrance or any covenants, REAs, restrictions, or agreements
hereafter created by or consented to by Tenant applicable to the Leased
Premises. Tenant agrees that with respect to the Permitted Encumbrances and any
covenants, REAs, restrictions, or agreements hereafter created by or consented
to by Tenant, Tenant shall observe, perform and comply with and carry out the
provisions thereof required therein to be observed and performed by Landlord.

                  b.       Subject to Tenant's rights under Paragraph 18 hereof,
Tenant shall not permit any unlawful occupation, business, or trade to be
conducted on the Leased Premises or any use to be made thereof contrary to
applicable Legal Requirements or Insurance Requirements and shall not create any
public or private nuisances. Subject to Tenant's rights under Paragraph 18,
Tenant shall not use, occupy, or permit any of the Leased Premises to be

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used or occupied, nor do or permit anything to be done in or on any of the
Leased Premises, in a manner which would (i) make void or voidable any insurance
which Tenant is required hereunder to maintain then in force with respect to any
of the Leased Premises, (ii) affect the ability of Tenant to obtain any
insurance which Tenant is required to furnish hereunder, or (iii) cause any
injury or damage to any of the Improvements unless pursuant to Alterations
permitted under Paragraph 12 hereof.

                  c.       Subject to all of the provisions of this Lease, so
long as no Event of Default exists hereunder, Landlord covenants to do no act to
disturb the peaceful and quiet occupation and enjoyment of the Leased Premises
by Tenant.

         5.       Term.

                  a.       Subject to the provisions hereof Tenant shall have
and hold the Leased Premises for an initial term commencing on December 14, 2001
(the "COMMENCEMENT DATE"), and ending November 30, 2021 (the "EXPIRATION DATE")
(such initial term, together with any Renewal Term, hereinafter defined, which
comes into effect as hereinafter provided, is herein called the "TERM").

                  b.       Provided Tenant is not in default hereunder and this
Lease has not been terminated or Tenant's right to possession terminated
pursuant to the provisions of Paragraphs 13(b) or 19, Tenant shall have the
option to renew this Lease for four (4) consecutive five (5) year periods
(collectively, the "RENEWAL TERMS" and individually, a "RENEWAL TERM"). Tenant
shall give the Landlord written notice ("RENEWAL TERM NOTICE") of its intent to
renew the Lease at least twelve (12) months but not less than three (3) months
prior to the Expiration Date or the expiration date of the first, second or
third Renewal Term, as applicable. Each Renewal Term shall be subject to all of
the provisions of this Lease, and all such provisions shall continue in full
force and effect, except that the Basic Rent for each Renewal Term shall be the
amounts determined in accordance with the schedule set forth in Exhibit B
attached hereto and made a part hereof. If Tenant shall fail to timely give a
Renewal Term Notice, then all options with regard to subsequent Renewal Terms
shall expire and be null and void, but only after Landlord delivers to Tenant a
written notice of failure to deliver the Renewal Term Notice, and ten (10) days
from the date of the written notice in which Tenant may cure the failure.
Notwithstanding the foregoing, if Tenant has failed to deliver a Renewal Term
Notice, and Landlord fails to send Tenant a notice of its failure to deliver a
Renewal Term Notice, all options with regard to subsequent Renewal Terms (other
than the Renewal Term covered by Tenant's possible cure) shall expire and be
null and void, without any further action required of Landlord.

         6.       Rent.

                  a.       Tenant shall pay to Landlord (or to Lender, if
directed by Landlord), as minimum annual rent for the Leased Premises during the
Term, the amounts set forth in Exhibit B attached hereto ("BASIC RENT"),
commencing on the Commencement Date for the succeeding, prorated month, and
continuing regularly on the first (1st) calendar day of each month thereafter
during the Term, in advance (the said days being called the "BASIC RENT PAYMENT
DATES"), and

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shall pay the same at Landlord's address set forth below, or at such other place
as Landlord from time to time may designate to Tenant in writing, in funds which
at the time of such payment shall be legal tender for the payment of public or
private debts in the United States of America and if required by Lender by wire
transfer in immediately available federal funds to such account in such bank as
Lender shall designate, from time to time.

                  b.       Tenant shall pay and discharge before the imposition
of any fine, lien, interest or penalty may be added thereto for late payment
thereof, as Additional Rent, all other amounts and obligations which Tenant
assumes or agrees to pay or discharge pursuant to this Lease, together with
every fine, penalty, interest and cost which may be added by the party to whom
such payment is due for nonpayment or late payment thereof. In the event of any
failure by Tenant to pay or discharge any of the foregoing, Landlord shall have
all rights, powers and remedies provided herein, by law or otherwise, in the
event of nonpayment of Basic Rent.

                  c.       If any installment of Basic Rent is not paid by the
fifth (5th) day after it is due, Tenant shall pay to Landlord, on demand, as
Additional Rent, a late charge equal to five percent (5%) (the "Late Charge").
If not previously paid, the assessed Late Charge shall be added to the next
maturing lease rental and first deducted therefrom.

                  d.       Landlord and Tenant agree that this Lease is a true
lease and does not represent a financing arrangement. Each party shall reflect
the transactions represented by this Lease in all applicable books, records, and
reports (including, without limitation, income tax filings) in a manner
consistent with "true lease" treatment rather than "financing" treatment.

         7.       Net Lease; Non-Terminability.

                  a.       This is a net Lease and Basic Rent, Additional Rent,
and all other sums payable hereunder by Tenant shall be paid, except as
otherwise expressly set forth in this Lease, without notice, demand, setoff,
counterclaim, recoupment, abatement, suspension, deferment, diminution,
deduction, reduction, or defense.

                  b.       Except as otherwise expressly provided in this Lease,
this Lease shall not terminate and Tenant shall not have any right to terminate
this Lease during the Term or any Renewal Term. Except as otherwise expressly
provided in this Lease, Tenant shall not be entitled to any setoff,
counterclaim, recoupment, abatement, suspension, deferment, diminution,
deduction, reduction, or defense of or to Basic Rent, Additional Rent, or any
other sums payable under this Lease; and except as otherwise expressly provided
in this Lease, and except for Landlord's gross negligence or willful acts, the
obligations of Tenant under this Lease shall not be affected by any interference
with Tenant's use of any of the Leased Premises for any reason, including but
not limited to the following: (i) any damage to or destruction of any of the
Leased Premises by any cause whatsoever, (ii) any Condemnation, (iii) the
prohibition, limitation, or restriction of Tenant's use of any of the Leased
Premises, (iv) any eviction by paramount title or otherwise, (v) Tenant's
acquisition of ownership of any of the Leased Premises other than pursuant to an
express provision of this Lease, (vi) any default on the part of Landlord under
this Lease or under any other agreement, (vii) any latent or other defect in, or
any theft or loss of any

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of the Leased Premises, (viii) the breach of any warranty of any seller or
manufacturer of any of the Equipment, (ix) any violation of Paragraph 4(c) by
Landlord, or (x) any other cause, whether similar or dissimilar to the
foregoing, any present or future Law to the contrary notwithstanding. It is the
intention of the parties hereto that the obligations of Tenant under this Lease
shall be separate and independent covenants and agreements, and that Basic Rent,
Additional Rent, and all other sums payable by Tenant hereunder shall continue
to be payable in all events (or, in lieu thereof, Tenant shall pay amounts equal
thereto), and that the obligations of Tenant under this Lease shall continue
unaffected, unless this Lease shall have been terminated pursuant to an express
provision of this Lease.

                  c.       Tenant agrees that it shall remain obligated under
this Lease in accordance with its provisions and that, except as otherwise
expressly provided herein, it shall not take any action to terminate, rescind or
avoid this Lease, notwithstanding (i) the bankruptcy, insolvency,
reorganization, composition, readjustment, liquidation, dissolution, winding-up
or other proceeding affecting Landlord, (ii) the exercise of any remedy,
including foreclosure, under the Mortgage, or (iii) any action with respect to
this Lease (including the disaffirmance hereof) which may be taken by Landlord
under the Federal Bankruptcy Code or by any trustee, receiver or liquidator of
Landlord or by any court under the Federal Bankruptcy Code or otherwise.

                  d.       This Lease is the absolute and unconditional
obligation of Tenant. Tenant waives all rights which are not expressly stated in
this Lease but which may now or hereafter otherwise be conferred by Law to the
extent permitted by applicable law and except for conditions arising from
Landlord's negligent or willful acts (i) to quit, terminate or surrender this
Lease or any of the Leased Premises, (ii) to any setoff, counterclaim,
recoupment, abatement, suspension, deferment, diminution, deduction, reduction
or defense of or to Basic Rent, Additional Rent or any other sums payable under
this Lease, except as otherwise expressly provided in this Lease, and (iii) for
any statutory lien or offset right against Landlord or its property.

         8.       Payment of Impositions; Compliance with Legal Requirements and
Insurance Requirements.

                  a.       i)       Subject to the provisions of Paragraph 18
hereof relating to contests, Tenant shall, before interest or penalties are due
thereon, pay and discharge (all of the following being herein collectively
called the "IMPOSITIONS"): all taxes of every kind and nature (including real,
ad valorem, personal property) on or with respect to the Leased Premises; all
charges and/or taxes for any easement or agreement maintained for the benefit of
the Leased Premises; all general and special assessments, levies, permits,
inspection and license fees on or with respect to the Leased Premises; all water
and sewer rents and other utility charges on or with respect to the Leased
Premises; and all other public charges and/or taxes whether of a like or
different nature, even if unforeseen or extraordinary, imposed or assessed upon
or with respect to the Leased Premises, prior to or during the Term or any
Renewal Term, against Landlord, Tenant, or any of the Leased Premises as a
result of or arising in respect of the occupancy, leasing, use, maintenance,
operation, management, repair, or possession thereof, or any activity conducted
on the Leased Premises, or the Basic Rent or Additional Rent, including without

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limitation, any gross income tax, sales tax, occupancy tax or excise tax levied
by any governmental body on or with respect to such Basic Rent or Additional
Rent. All signs, and other improvements placed on the Property by Tenant shall
fully comply with the all applicable laws and/or regulations, and shall be neat
and professional. Any sign permit fees charged for Tenant's "on premise" or "off
premise" signs shall be paid by Tenant. Landlord shall have no duty to contest
the validity of any law, regulation or ordinance pertaining to the Property,
signs on same or business use thereof by Tenant. If received by Landlord,
Landlord shall promptly deliver to Tenant any bill or invoice with respect to
any Imposition.

                           ii)      Nothing herein shall obligate Tenant to pay,
and the term "IMPOSITIONS" shall exclude, federal, state or local (A) transfer
taxes as the result of a conveyance by (or suffered by) Landlord, (B) franchise,
capital stock or similar taxes if any, of Landlord, (C) income, excess profits
or other taxes, if any, of Landlord, determined on the basis of or measured by
its net income, or (D) any estate, inheritance, succession, gift, capital levy
or similar taxes, unless the taxes referred to in clauses (B) and (C) above are
in lieu of or a substitute for any other tax or assessment upon or with respect
to any of the Leased Premises which, if such other tax or assessment were in
effect at the commencement of the Term or any Renewal Term, would be payable by
Tenant. In the event that any assessment against any of the Leased Premises may
be paid in installments, Tenant shall have the option to pay such assessment in
installments; and in such event, Tenant shall be liable only for those
installments that become due and payable during the Term or any Renewal Term.
Tenant shall prepare and file all tax reports required by governmental
authorities that relate to the Impositions. Tenant shall deliver to Landlord and
to Lender, within twenty (20) days after Landlord's written request therefor,
copies of all settlements and notices pertaining to the Impositions which may be
issued by any governmental authority and receipts for payments of all
Impositions made during each calendar year of the Term or any Renewal Term.
Interruption or curtailment of any utility service shall not entitle Tenant to
any claim against Landlord for any abatement in rent, and shall not constitute
either constructive or partial eviction; and Landlord shall have no obligation
to restore same.

                  b.       Subject to the provisions of Paragraph 18 hereof,
Tenant shall promptly comply with and conform to all of the Legal Requirements
and Insurance Requirements.

         9.       Liens; Recording and Title.

                  a.       Subject to the provisions of Paragraph 18 hereof,
Tenant shall not, directly or indirectly, create or permit to be created or to
remain, and shall promptly discharge, any lien on the Leased Premises, on the
Basic Rent, Additional Rent or on any other sums payable by Tenant under this
Lease, other than the Mortgage, the Permitted Encumbrances and any mortgage,
lien, encumbrance or other charge created by or resulting from any act or
omission by Landlord or those claiming by, through or under Landlord (except
Tenant). Notice is hereby given that Landlord shall not be liable for any labor,
services, or materials furnished or to be furnished to Tenant, or to anyone
holding any of the Leased Premises through or under Tenant, and that no
mechanic's or other liens for any such labor, services or materials shall attach
to or affect the interest of Landlord in and to any of the Leased Premises.

                                       10
<PAGE>
                  b.       Each of Landlord and Tenant shall execute,
acknowledge and deliver to the other a written Memorandum of this Lease to be
recorded in the appropriate land records of the jurisdiction in which the Leased
Premises is located, in order to give public notice and protect the validity of
this Lease. In the event of any discrepancy between the provisions of said
recorded Memorandum of this Lease and the provisions of this Lease, the
provisions of this Lease shall prevail.

                  c.       Nothing in this Lease and no action or inaction by
Landlord shall be deemed or construed to mean that Landlord has granted to
Tenant any right, power or permission to do any act or to make any agreement
which may create, give rise to, or be the foundation for, any right, title,
interest, or lien in or upon the estate of Landlord in any of the Leased
Premises.

         10.      Indemnification and Waiver of Claims.

         a.       TENANT AGREES TO DEFEND, PAY, PROTECT, INDEMNIFY, SAVE AND
HOLD HARMLESS LANDLORD AND LENDER FROM AND AGAINST ANY AND ALL LIABILITIES,
LOSSES, DAMAGES, PENALTIES, COSTS, EXPENSES (INCLUDING REASONABLE ATTORNEYS'
FEES AND EXPENSES), CAUSES OF ACTION, SUITS, CLAIMS, DEMANDS, OR JUDGMENTS OF
ANY NATURE WHATSOEVER, HOWSOEVER CAUSED (EXCEPT BY GROSS NEGLIGENCE OR WILLFUL
ACTS OF LANDLORD OR LENDER), ARISING FROM THE LEASED PREMISES OR THE USE,
NON-USE, OCCUPANCY, CONDITION, DESIGN, CONSTRUCTION, MAINTENANCE, REPAIR, OR
REBUILDING OF THE LEASED PREMISES, AND ANY INJURY TO OR DEATH OF ANY PERSON OR
PERSONS OR ANY LOSS OF OR DAMAGE TO ANY PROPERTY, REAL OR PERSONAL, IN ANY
MANNER ARISING THEREFROM CONNECTED THEREWITH OR OCCURRING THEREON, WHETHER OR
NOT LANDLORD AND LENDER HAVE OR SHOULD HAVE KNOWLEDGE OR NOTICE OF THE DEFECT OR
CONDITIONS, IF ANY, CAUSING OR CONTRIBUTING TO SAID INJURY, DEATH, LOSS, DAMAGE
OR OTHER CLAIM; EXCEPT TO THE EXTENT THAT ANY SUCH LIABILITY, LOSS, DAMAGE,
PENALTY, COST, EXPENSE, CAUSE OF ACTION, SUIT, CLAIM, DEMAND OR JUDGMENT IS THE
RESULT OF THE GROSS NEGLIGENCE OF LANDLORD OR LENDER OR THE INTENTIONAL WRONGFUL
ACT OF LANDLORD OR LENDER. IN CASE ANY ACTION OR PROCEEDING IS BROUGHT AGAINST
LANDLORD OR LENDER BY REASON OF ANY SUCH CLAIM AGAINST WHICH TENANT HAS AGREED
TO DEFEND, PAY, PROTECT, INDEMNIFY, SAVE AND HOLD HARMLESS PURSUANT TO THE
PRECEDING SENTENCE, TENANT COVENANTS UPON NOTICE FROM LANDLORD AND LENDER TO
RESIST OR DEFEND LANDLORD IN SUCH ACTION, WITH THE EXPENSES OF SUCH DEFENSE PAID
BY TENANT, WITH COUNSEL FOR SUCH DEFENSE BEING REASONABLY ACCEPTABLE TO LANDLORD
OR LENDER (AS APPLICABLE), AND LANDLORD AND LENDER (IF APPLICABLE) WILL
COOPERATE AND ASSIST IN THE DEFENSE OF SUCH ACTION OR PROCEEDING IF REASONABLY
REQUESTED SO TO DO BY TENANT.

         b.       The obligations of Tenant under this Paragraph 10 shall
survive for two years after the expiration or any termination of this Lease.

         c.       WAIVER OF CLAIMS. TENANT AND LANDLORD WAIVE ANY AND ALL CLAIMS
THEY MAY HAVE AGAINST EACH OTHER OR THEIR SUCCESSORS AND ASSIGNS FOR ANY ALLEGED
OR PROVEN TORTIOUS BREACH OF CONTRACT IN REGARDS TO THIS LEASE; AND THEY BOTH
AGREE THAT ANY CLAIMS HEREON SHALL BE LIMITED TO DAMAGES OR REMEDIES PROVIDED
STRICTLY UNDER CONTRACT LAW AND NOT UNDER

                                       11
<PAGE>
TORT LAW OR COMMON LAW. THIS PROVISION SHALL CONTROL EVEN THOUGH A PARTY IS
FOUND GUILTY OF GROSS NEGLIGENCE OR WILLFUL OR WANTON CONDUCT OR OMISSIONS.

         11.      Maintenance and Repairs.

                  a.       Except for any Alterations that Tenant is permitted
to make pursuant to this Lease, Tenant shall at all times, including any
Requisition period, put, keep, and maintain the Leased Premises (including,
without limitation, the roof, landscaping, walls, footings, foundations, and
structural components of the Leased Premises) and the Equipment in the same
condition and order of repair as exists as of the date of this Lease, except for
ordinary wear and tear, and shall promptly make all repairs and replacements of
every kind and nature, whether foreseen or unforeseen, which may be required to
be made upon or in connection with the Leased Premises in order to keep and
maintain the Leased Premises in the order and condition required by this
Paragraph 11 (a). Tenant shall do or cause others to do all shoring of the
Leased Premises or of foundations and walls of the Improvements and every other
act necessary or appropriate for preservation and safety thereof, by reason of
or in connection with any excavation or other building operation upon any of the
Leased Premises, whether or not Landlord shall, by reason of any Legal
Requirements or Insurance Requirements, be required to take such action or be
liable for failure to do so. Landlord shall not be required to make any repair,
whether foreseen or unforeseen, or to maintain any of the Leased Premises or
Adjoining Property in any way, and Tenant hereby expressly waives the right to
make repairs at the expense of the Landlord, which right may be provided for in
any Law now or hereafter in effect. To the extent proceeds or condemnation
awards are made available, nothing in the preceding sentence shall be deemed to
preclude Tenant from being entitled to insurance proceeds or condemnation awards
for Restoration pursuant to Paragraphs 13(c) and 14(g) of this Lease. Tenant
shall, in all events, make all repairs for which it is responsible hereunder
promptly, and all repairs shall be in a good, proper and workmanlike manner.

                  b.       In the event that any Improvement shall violate any
Legal Requirements or Insurance Requirements and as a result of such violation
enforcement action is threatened or commenced against Tenant or with respect to
the Leased Premises, then Tenant shall immediately notify Landlord of such
matter, and, at the request of Landlord, either (i) obtain valid and effective
waivers or settlements of all claims, liabilities and damages resulting from
each such violation, whether the same shall affect Landlord, Tenant or both, or
(ii) take such action as shall be necessary to remove, construct or correct such
violation, including, if necessary, to remove, construct or correct any
Alteration. Any such repair or Alteration shall be made in conformity with the
provisions of Paragraph 12 of this Lease.

                  c.       If Tenant shall be in default under any of the
provisions of this Paragraph 11, Landlord may after thirty (30) days written
notice given to Tenant and failure of Tenant to cure during said period, but
without notice in the event of an emergency, do whatever is necessary to cure
such default as may be appropriate under the circumstances for the account of
and at the expense of Tenant. Tenant shall be afforded additional time to remedy
the default in the event it is actively pursuing the remedy of the default in a
timely and expeditious manner. In

                                       12
<PAGE>
the event of an emergency Landlord shall notify Tenant of the situation by phone
or other available communication. All reasonable sums so paid by Landlord and
all reasonable costs and expenses (including, without limitation, attorneys'
fees and expenses) so incurred, together with interest thereon at the Default
Rate from the date of payment or incurring the expense, shall constitute
Additional Rent payable by Tenant under this Lease and shall be paid by Tenant
to Landlord on demand.

                  d.       Tenant shall from time to time replace with other
operational equipment or parts (the "REPLACEMENT EQUIPMENT") any of the
Equipment (the "REPLACED EQUIPMENT") which shall have become worn out or
unusable for the purpose for which it is intended, been taken by a Condemnation
as provided in Paragraph 13, or been lost, stolen, damaged or destroyed as
provided in Paragraph 14. Tenant shall repair at its sole cost and expense all
damage to the Leased Premises caused by the removal of Equipment or Replaced
Equipment or other personal property of Tenant or the installation of
Replacement Equipment. All Replacement Equipment shall become the property of
Landlord, shall be free and clear of all liens and rights of others and shall
become a part of the Equipment as if originally demised herein.

                  e.       Notwithstanding the foregoing provisions of Section
11, Tenant shall not be required to undertake replacement of the roof, walls,
footings, foundations, and structural components of the Leased Premises during
the last two (2) years of the Term or the Renewal Term(s), as the case may be,
provided that Tenant shall be required to replace same if replacement is
required due to Tenant's negligence or willful acts. In the event Tenant elects
not to undertake such replacement, Landlord shall have no obligations to
undertake replacement of the roof, walls, footings, foundations, and structural
components of the Leased Premises during the last two (2) years of the Term or
the Renewal Term(s), as the case may be.

                  f.       Other than as expressly provided herein, Landlord
shall have no obligations for repairs, replacements, or maintenance of the
Leased Premises.

         12.      Alterations.

                  a.       Tenant shall not make Alterations which would (after
the completion thereof) impair the structural integrity of the Leased Premises,
without Landlord's written consent, which consent Landlord agrees not
unreasonably to withhold or delay. Tenant may make any other Alterations without
the prior written consent of the Landlord provided such Alterations comply with
all of the provisions of the following sentence.

                  b.       In the event that Landlord gives its prior written
consent to any Alterations, Tenant agrees that in connection with any
Alteration: (i) the fair market value of the Leased Premises shall not be
lessened in any material respect after the completion of any such Alteration, or
its structural integrity impaired; (ii) the Alteration and any Alteration
theretofore made or thereafter to be made shall not in the aggregate reduce the
gross floor area of the Improvements by more than ten percent (10%); (iii) all
such Alterations shall be performed in a good and workmanlike manner, and shall
be expeditiously completed in compliance with all

                                       13
<PAGE>
Legal Requirements; (iv) all work done in connection with any such Alteration
shall comply with all Insurance Requirements; (v) Tenant shall promptly pay all
costs and expenses of any such Alteration, and shall (subject to the provisions
of Paragraph 18 hereof) discharge all liens filed against any of the Leased
Premises arising out of the same; (vi) Tenant shall procure and pay for all
permits and licenses required in connection with any such Alteration; (vii) all
such Alterations shall be the property of Landlord and shall be subject to this
Lease; and (viii) all Alterations shall be made (in the case of any Alteration
the estimated cost of which in any one instance exceeds Two Hundred Fifty
Thousand Dollars ($250,000.00)) under the supervision of an architect or
engineer and, in accordance with plans and specifications which shall be
submitted to Landlord (for informational purposes only) prior to the
commencement of the Alterations.

         13.      Condemnation.

                  a.       Tenant, promptly after obtaining knowledge of the
institution of any proceeding for Condemnation, shall notify Landlord and Lender
thereof and Landlord and Lender shall be entitled to participate in any
Condemnation proceeding. Landlord, promptly after obtaining knowledge of the
institution of any proceeding for Condemnation, shall notify Tenant and Lender
thereof and Tenant and Lender shall have the right to participate in such
proceedings. Subject to the provisions of this Paragraph 13 and Paragraph 15,
Tenant hereby irrevocably assigns to Lender or to Landlord, in that order, any
award or payment in respect of any Condemnation of Tenant's interest in the
Leased Premises, except that (except as hereinafter provided) nothing in this
Lease shall be deemed to assign to Landlord or Lender any award relating to the
value of the leasehold interest created by this Lease or any award or payment on
account of the Trade Fixtures, moving expenses and out-of-pocket expenses
incidental to the move, if available, to the extent Tenant shall have a right to
make a separate claim therefor against the condemner, it being agreed, however,
that Tenant shall in no event be entitled to any payment that reduces the award
to which Landlord or Lender are or would otherwise be entitled for the
condemnation of Landlord's interest in the Leased Premises. Notwithstanding the
foregoing, Tenant shall be entitled to any award or payment on account of
Tenant's leasehold interest under this Lease only in the event of a Condemnation
described in Paragraph 13(b)(i)(A) and then only to the extent that when such
award, added to all other awards to which Tenant is entitled hereunder, is
subtracted from the entire award in respect to all interests in the Leased
Premises, the remainder exceeds the amount set forth on Exhibit C attached
hereto and made a part hereof.

                  b.       (i)      (A)      If (I) the entire Leased Premises
or (II) at least ten percent (10%) of the applicable Land or the building
constructed on the Land or any means of ingress, egress, or access to the Leased
Premises, the loss of which even after Restoration would, in Tenant's reasonable
business judgment, be substantially and materially adverse to the business
operations of Tenant at the Leased Premises, shall be subject of a Taking by a
duly constituted authority or agency having jurisdiction, then Tenant shall, not
later than ninety (90) days after a Taking has occurred, serve notice ("TENANT'S
TERMINATION NOTICE") upon Landlord and Lender of Tenant's intention to terminate
this Lease on any Basic Rent Payment Date specified in such Tenant's Termination
Notice, which date (the "TERMINATION DATE") shall be no sooner than the first
Basic Rent Payment Date occurring at least thirty (30) days after the date of
such Tenant's Termination Notice.

                                       14
<PAGE>
                                    (B)      In the event that during the Term
         or during the first twenty-four (24) months of the first Renewal Term
         Tenant shall serve a Tenant's Termination Notice upon Landlord, Tenant
         shall, as part of such Tenant's Termination Notice offer (which offer
         may be rejected by Landlord only with Lender's consent as set forth
         below in Paragraph 13(b)(i)(E) if the Leased Premises are then subject
         to a Mortgage) to purchase the Leased Premises and the award (or if no
         part of the Leased Premises shall remain, the entire award) for the
         applicable price (the "PURCHASE PRICE") computed in accordance with the
         schedule annexed hereto and marked Exhibit C plus all other amounts
         which may have accrued and be owing to Lender or Landlord under this
         Lease (the "ADDITIONS TO PURCHASE PRICE").

                                    (C)      If Landlord and Lender shall elect
         to reject Tenant's offer to purchase, Landlord shall give notice
         thereof to Tenant within thirty (30) days after the giving of Tenant's
         Termination Notice. Should said notices of Landlord and Lender
         rejecting Tenant's offer to purchase not be served within said period
         of thirty (30) days, then and in that event, the said offer shall be
         deemed rejected.

                                    (D)      Should an offer to purchase be
         rejected by Landlord and Lender, this Lease shall be terminated as
         above provided and the entire award made in the Condemnation proceeding
         with respect to the Leased Premises shall be paid to Lender or to
         Landlord.

                                    (E)      Unless an offer is deemed rejected
         based on lapse of time, Landlord's notice to reject Tenant's offer to
         purchase shall be void and of no effect unless accompanied by the
         written notice of Lender (if the Leased Premises are then subject to a
         Mortgage) to the effect that Lender also elects to reject Tenant's
         offer to purchase. Alternatively, if Lender elects to accept Tenant's
         offer to purchase by written notice to Tenant and Landlord delivered in
         accordance herewith, then, notwithstanding any notice by Landlord to
         the contrary, Tenant's offer to purchase shall be deemed accepted for
         all purposes hereof.

                           (ii)     In the event that Landlord and Lender shall
         accept (or be deemed to have accepted) Tenant's offer to purchase,
         title shall close and the Purchase Price and Additions to Purchase
         Price shall be paid as hereinafter provided and in such event Tenant
         shall be entitled to and shall receive any and all awards with respect
         to the Leased Premises then or thereafter made in the Condemnation
         proceeding and Landlord shall assign (or in case of any award
         previously made, deliver to Tenant on the Closing Date) such award as
         may be made with respect to the Leased Premises. In the event Landlord
         and Lender shall accept Tenant's offer to purchase with respect to the
         Leased Premises (or such offer is deemed to have been accepted), title
         shall close thirty (30) days after the Termination Date hereinbefore
         defined (the "CLOSING DATE"), at noon at the local office of Landlord's
         counsel, or at such other time and place as the parties hereto may
         agree upon, this Lease shall be automatically extended to and including
         the Closing Date (or, if applicable, the extended Closing Date
         hereinafter described) and Tenant shall pay the Purchase Price and
         Additions to Purchase Price by transferring immediately available

                                       15
<PAGE>
         funds to such account or accounts and in such bank or banks as Lender
         or Landlord, shall designate, upon delivery to Tenant of a special
         warranty deed conveying the Leased Premises and all other required
         documents including an assignment of any award in connection with the
         taking of the Leased Premises. The special warranty deed shall convey
         title, free from encumbrances other than (A) Permitted Encumbrances,
         (B) liens or encumbrances created or suffered by Tenant or arising by
         reason of the failure of Tenant to observe or perform any of the terms,
         covenants or agreements herein provided to be observed and performed by
         Tenant, (C) any installments of Impositions then affecting the Leased
         Premises, and (D) this Lease. The Purchase Price and Additions to
         Purchase Price payable as hereinabove provided shall be charged or
         credited, as the case may be, on the Closing Date, to reflect
         adjustments of Basic Rent paid or payable to and including the Closing
         Date, apportioned as of the Closing Date. Tenant shall pay all
         conveyance, transfer, sales and like taxes required in connection with
         the purchase, regardless of who is required to pay such taxes under
         State or local law or custom (and Tenant shall also pay to Landlord any
         amount necessary to yield to Landlord a net amount equal to the entire
         Purchase Price and Additions to Purchase Price if as a matter of the
         Law of the State or locality such tax cannot be paid directly by
         Tenant). If there be any liens or encumbrances against the Leased
         Premises which Landlord is obligated to remove, upon request made a
         reasonable time before the Closing Date, Landlord shall provide at the
         Closing separate funds for the foregoing, payable to the holder of such
         lien or encumbrances. Landlord hereby appoints Lender, and any officer
         of Lender which is authorized by Lender at any time to exercise the
         powers granted herein, as Landlord's attorney-in-fact with full power
         of substitution, which appointment is irrevocable and coupled with an
         interest, for the purpose of taking such actions and executing and
         delivering such agreements, documents, deeds and other conveyance,
         certificates, closing statements and any and all other documents or
         instruments required to consummate the purchase by Tenant and sale by
         Landlord of the Leased Premises and award as provided herein and Tenant
         agrees to accept such appointment for the purpose of consummating such
         transactions.

                           (iii)    In the event that after the first
         twenty-four (24) months of the first Renewal Term, Tenant shall serve a
         Tenant's Termination Notice upon Landlord, this Lease and the
         applicable Renewal Term hereof shall terminate on the Termination Date
         specified in the Termination Notice; and in such event the entire award
         to the made in the Condemnation proceeding shall be paid to Lender or
         to Landlord, in accordance with the Loan.

                  c.       i)       In the event of a Condemnation of any part
of the Leased Premises which does not result in a Termination of this Lease,
subject to the requirements of Paragraph 15, and subject to agreement by
Landlord's Lender, the Net Award of such Condemnation shall be retained by
Landlord subject to the provisions of (c)(ii) below; and promptly after such
Condemnation, Tenant shall commence and diligently continue to restore the
Leased Premises as nearly as possible to its value, condition and character
immediately prior to such Condemnation, in accordance with the provisions of
this Lease, including but not limited to the provisions of Paragraphs 11 (a), 12
and 15 (such restoration following a Condemnation and restoration following a
casualty is, as the context shall require, herein called a "RESTORATION").

                                       16
<PAGE>
                           ii)      Upon the payment to Landlord of the Net
Award of a Taking which falls within the provisions of this Paragraph 13(c),
Landlord shall, to the extent received, make that portion of the Net Award equal
to the cost of Restoration (the "RESTORATION AWARD") available to Tenant for
Restoration, in accordance with the provisions of Paragraph 15, and promptly
after completion of the Restoration, the balance of the Net Award shall, to the
extent consented to by Lender, be paid to Tenant and all Basic Rent, Additional
Rent and other sums payable hereunder shall continue unabated and unreduced.

                           iii)     In the event of a Requisition of the Leased
Premises, Landlord shall apply the Net Award of such Requisition, to the extent
available, to the installments of Basic Rent, Additional Rent or other sums
payable by Tenant hereunder thereafter payable and Tenant shall pay any balance
remaining thereafter. Upon the expiration of the Term, or any Renewal Term, any
portion of such Net Award which shall not have been previously credited to
Tenant on account of the Basic Rent and Additional Rent shall be retained by
Landlord.

                           iv)      In the event Landlord does not receive the
Net Award of a Taking which falls within the provisions of this Paragraph 13(c)
based on the fact that Lender elects under the Loan to retain such Net Award of
a Taking, Tenant shall none the less commence and diligently continue to restore
the Leased Premises as nearly as possible to its value, condition and character
immediately prior to such Condemnation, in accordance with the provisions of
this Lease, including but not limited to the provisions of Paragraphs 11 (a), 12
and 15.

                  d.       Except with respect to an award or payment to which
Tenant is entitled pursuant to the provisions of Paragraph 13(a), 13(b) and
13(c), no agreement with any condemner in settlement of or under threat of any
Condemnation shall be made by either Landlord or Tenant without the written
consent of the other, and of Lender, if the Leased Premises are then subject to
a Mortgage, which consent shall not be unreasonably withheld or delayed.

         14.      Insurance.

                  a.       Tenant shall maintain at its sole cost and expense
the following insurance on the Leased Premises:

                           i)       Insurance against loss or damage to the
Improvements and Equipment under a fire and broad form of all risk extended
coverage insurance policy (which shall include flood insurance if the Leased
Premises is located within a flood hazard area and which shall include
earthquake insurance if the Leased Premises is located in an area where
earthquake insurance is customarily maintained for similar commercial
properties). Such insurance shall be in amounts sufficient to prevent Landlord
or Tenant from becoming a co-insurer under the applicable policies, and in any
event in amounts not less than the actual replacement cost of the Improvements
and Equipment (excluding footings and foundations and other parts of the
Improvements which are not insurable) as determined from time to time at
Lender's request but not more frequently than once in any 12-month period, by
agreement of Landlord, Lender, and Tenant, or if not so agreed, at Tenant's
expense, by the insurer or insurers

                                       17
<PAGE>
or by an appraiser approved by Landlord. Such insurance policies may contain
reasonable exclusions and deductible amounts.

                           ii)      Commercial general liability insurance
(including contractual indemnity) against claims for bodily injury, death or
property damage occurring on, in or about the Leased Premises, which insurance
shall be written on a so-called "occurrence basis," and shall provide minimum
protection with a combined single limit in an amount not less than Two Million
Dollars ($2,000,000.00) (or in such increased limits from time to time to
reflect declines in the purchasing power of the dollar as Landlord may
reasonably request) and excess liability coverage of Ten Million Dollars
($10,000,000.00).

                           iii)     Worker's compensation insurance covering all
persons employed by Tenant on the Leased Premises in connection with any work
done on or about any of the Leased Premises for which claims for death or bodily
injury could be asserted against Landlord, Tenant or the Leased Premises.

                           iv)      During periods of war or national emergency,
war risk insurance in an amount not less than the actual replacement cost of the
Improvements and Equipment (excluding footings and foundations and other parts
of the Improvements which are not insurable), when and to the extent obtainable
from the United States Government or an agency thereof at reasonable cost.

                           v)       Insurance against loss or damage from
explosion of any steam or pressure boilers or similar apparatus located in or
about the Improvements in an amount not less than the actual replacement cost of
the Improvements and Equipment (excluding footings and foundations and other
parts of the Improvements which are not insurable).

                           vi)      Such additional and/or other insurance with
respect to the Improvements located on the Leased Premises and in such amounts
as at the time is customarily carried by prudent owners or tenants with respect
to improvements similar in character, location and use and occupancy to the
Improvements located on the Leased Premises.

                  b.       The insurance required by Paragraph 14(a) shall be
written by companies having a claims paying ability rating by Standard & Poors
of not less than A-, and all such companies shall be authorized to do an
insurance business in the State, or otherwise agreed to by Landlord. The
insurance policies (i) shall be in amounts sufficient at all times to satisfy
any coinsurance requirements thereof, and (ii) shall (except for the worker's
compensation insurance referred to in Paragraph 14(a)(iii) hereof) name
Landlord, Tenant, and any Lender as additional insured parties, as their
respective interests may appear. If said insurance or any part thereof shall
expire, be withdrawn, become void by breach of any condition thereof by Tenant
or become void or unsafe by reason of the failure or impairment of the capital
of any insurer, Tenant shall immediately obtain new or additional insurance
reasonably satisfactory to Landlord and Lender.

                                       18
<PAGE>
                  c.       Each insurance policy referred to in clauses (i),
(iv), (v), (and (vi) if requested by Lender) of Paragraph 14(a), shall contain
standard non-contributory mortgagee clauses in favor of any Lender which holds a
Mortgage on the Leased Premises. Each policy shall provide that it may not be
canceled except after thirty (30) days prior notice to Landlord and any Lender.
Each policy shall also provide that any losses otherwise payable thereunder
shall be payable notwithstanding (i) any act or omission of Landlord or Tenant
which might, absent such provision, result in a forfeiture of all or a part of
such insurance payment, or (ii) the occupation or use of any of the Leased
Premises for purposes more hazardous than permitted by the provisions of such
policy.

                  d.       Tenant shall pay as they become due all premiums for
the insurance required by this Paragraph 14, shall renew or replace each policy,
and shall deliver to Landlord and Lender a certificate or other evidence
(reasonably satisfactory to Lender and Landlord) of the existing policy and such
renewal or replacement policy at least thirty (30) days prior to the Expiration
Date (as hereinafter defined) of each policy. Each such policy shall provide
that it shall not expire until the Landlord and the Lender shall receive a
notice from the insurer to the effect that a policy will expire on a date (the
"EXPIRATION DATE") which shall be thirty (30) days following the date of the
receipt by Landlord and Lender of such notice. In the event of Tenant's failure
to comply with any of the foregoing requirements of this Paragraph 14 within
five (5) business days of the giving of written notice by Landlord to Tenant,
Landlord shall be entitled to procure such insurance. Any sums expended by
Landlord in procuring such insurance shall be Additional Rent and shall be
repaid by Tenant, together with interest thereon at the Default Rate, from the
time of payment by Landlord until fully paid by Tenant immediately upon written
demand therefor by Landlord.

                  e.       Anything in this Paragraph 14 to the contrary
notwithstanding, any insurance which Tenant is required to obtain pursuant to
Paragraph 14(a) may be carried under a "blanket" policy or policies covering
other properties or liabilities of Tenant, provided that such "blanket" policy
or policies otherwise comply with the provisions of this Paragraph 14. In the
event any such insurance is carried under a blanket policy, Tenant shall deliver
to Landlord and Lender evidence of the issuance and effectiveness of the policy,
the amount and character of the coverage with respect to the Leased Premises and
the presence in the policy of provisions of the character required in the above
sections of this Paragraph 14.

                  f.       In the event of any casualty loss exceeding
$100,000.00, Tenant shall give Landlord and Lender immediate notice thereof.
Tenant shall adjust, collect and compromise any and all claims, with the consent
of Lender and Landlord, not to be unreasonably withheld or delayed, and Landlord
and Lender shall have the right to join with Tenant therein. Provided Lender
shall consent thereto, if the estimated cost of Restoration or repair shall be
One Hundred Thousand Dollars ($100,000.00) or less, all proceeds of any
insurance required under clauses (i), (iv), and (v) (and (vi) if requested by
Lender) of Paragraph 14(a) hereof shall be payable to Tenant, provided that
Tenant (or the guarantor of the Tenant's obligations under this Lease) at such
time shall have a tangible net worth of not less than One Hundred Million
Dollars ($100,000,000.00) as determined in accordance with generally accepted
accounting principles, consistently applied, and in all other events to a
Trustee which shall be a federally insured bank or other financial institution,
selected by Landlord and Tenant and reasonably satisfactory to

                                       19
<PAGE>
Lender (the "TRUSTEE"). If the Leased Premises shall be covered by a Mortgage,
Lender, if it so desires, shall be the Trustee. Each insurer is hereby
authorized and directed to make payment under said policies directly to such
Trustee instead of to Landlord and Tenant jointly; and Tenant and Landlord each
hereby appoints such Trustee as its attorney-in-fact to endorse any draft
therefor for the purposes set forth in this Lease after approval by Tenant of
such Trustee, if Trustee is other than Lender. Except as stated in Paragraph
14(g) below, in the event of any casualty (whether or not insured against)
resulting in damage to the Leased Premises or any part thereof, the Term or
Renewal Term shall nevertheless continue and there shall be no abatement or
reduction of Basic Rent, Additional Rent or any other sums payable by Tenant
hereunder. The Net Proceeds of such insurance payment shall be retained by the
Trustee and, promptly after such casualty, Tenant, as required in Paragraphs 11
(a) and 12, shall commence and diligently continue to perform the Restoration to
the Leased Premises. Upon payment to the Trustee of such Net Proceeds, the
Trustee shall, to the extent available, make the Net Proceeds available to
Tenant for Restoration, in accordance with the provisions of Paragraph 15.
Tenant shall, whether or not the Net Proceeds are sufficient for the purpose,
promptly repair or replace the Improvements and Equipment in accordance with the
provisions of Paragraph 11 (a) and the Net Proceeds of such loss shall thereupon
be payable to Tenant, subject to the provisions of Paragraph 15 hereof. In the
event that any damage or destruction shall occur at such time as Tenant shall
not have maintained third-party insurance in accordance with Paragraph
14(a)(i),(iv),(v) or (vi), Tenant shall pay to the Trustee the amount of the
proceeds that would have been payable had such insurance program been in effect
(the "TENANT INSURANCE PAYMENT").

                  g.       Notwithstanding anything to the contrary contained
herein, if all or substantially all of the Leased Premises are damaged or
destroyed by fire or other casualty which, in the Tenant's good faith and
reasonable judgment renders the Leased Premises unsuitable for Restoration to
allow continued use and occupancy by the Tenant, then Tenant may elect to
terminate the Lease, but only if such election is made within ninety (90) days
of the casualty. If Tenant timely elects to terminate the Lease, then (i) if
during the initial Term, the Tenant shall make a rejectable offer to purchase
the Leased Premises following the same procedures outlined in Paragraph 13(b) of
this Lease, and (ii) if during any Renewal Term, the Lease shall terminate, and
Tenant shall assign all insurance proceeds to the Landlord.

         15.      Restoration. Net Proceeds, Restoration Award and Tenant
Insurance Payment (the aggregate of which being herein defined as the
"RESTORATION FUND") shall be disbursed by the Trustee in accordance with the
following conditions:

                  a.       If the cost of Restoration will exceed $250,000.00,
prior to commencement of the Restoration, the architects, general contractor(s),
and plans and specifications for the Restoration shall be approved by Landlord,
which approval shall not be unreasonably withheld or delayed; and which approval
shall be granted to the extent that the plans and specifications depict a
Restoration which is substantially similar to the Improvements and Equipment
which existed prior to the occurrence of the Casualty or Taking, whichever is
applicable.

                                       20
<PAGE>
                  b.       At the time of any disbursement, no Event of Default
shall exist and no mechanics' or materialmen's liens shall have been filed and
remain undischarged or unbonded, subject to the provisions of Paragraph 18
hereof.

                  c.       Disbursements shall be made from time to time in an
amount not exceeding the hard and soft cost of the work and costs incurred since
the last disbursement upon receipt of (1) satisfactory evidence, including
architects' certificates of the stage of completion, of the estimated cost of
completion and of performance of the work to date in a good and workmanlike
manner in accordance with the contracts, plans and specifications, (2) partial
releases of liens, and (3) other reasonable evidence of cost and payment so that
Landlord can verify that the amounts disbursed from time to time are represented
by work that is completed in place or delivered to the site and free and clear
of mechanics' lien claims.

                  d.       Each request for disbursement shall be accompanied by
a certificate of Tenant describing the work, materials or other costs or
expenses, for which payment is requested, stating the cost incurred in
connection therewith and stating that Tenant has not previously received payment
for such work or expense and the certificate to be delivered by Tenant upon
completion of the work shall, in addition, state that the work has been
substantially completed and complies with the applicable requirements of this
Lease.

                  e.       The Trustee may retain ten percent (10%) of the
Restoration Fund until the Restoration is substantially complete.

                  f.       The Restoration Fund shall be kept in a separate
interest-bearing federally insured account by the Trustee or by Lender.

                  g.       At all times the undisbursed balance of the
Restoration Fund held by Trustee plus any funds contributed thereto by Tenant,
at its option, shall be not less than the cost of completing the Restoration,
free and clear of all liens.

                  h.       In addition, prior to commencement of Restoration and
at any time during Restoration, if the estimated cost of Restoration, as
reasonably determined by Landlord, exceeds the amount of the Net Proceeds, the
Restoration Award and Tenant Insurance Payment available for such Restoration,
the amount of such excess shall be paid by Tenant to the Trustee to be added to
the Restoration Fund or Tenant shall fund at its own expense the costs of such
Restoration until the remaining Restoration Fund is sufficient for the
completion of the Restoration. Any sum in the Restoration Fund which remains in
the Restoration Fund upon the completion of Restoration shall be paid to Tenant.
For purposes of determining the source of funds with respect to the disposition
of funds remaining after the completion of Restoration, the Net Proceeds or the
Restoration Award shall be deemed to be disbursed prior to any amount added by
Tenant.

                                       21
<PAGE>
         16.      Subordination to Financing.

                  a.       i)       Subject to the provisions of Paragraph
16(a)(ii), and subject to the execution and timely delivery to Tenant by Lender
of an instrument in accordance with Paragraph 16(d), Tenant agrees that this
Lease shall at all times be subject and subordinate to the lien of any Mortgage,
and Tenant agrees, upon demand, without cost, to execute instruments as may be
required to further effectuate or confirm such subordination.

                           ii)      Except as expressly provided in this Lease
by reason of the occurrence of an Event of Default, Tenant's tenancy and
Tenant's rights under this Lease shall not be disturbed, terminated, or
otherwise adversely affected, nor shall this Lease be affected, by any default
under any Mortgage, and in the event of a foreclosure or other enforcement of
any Mortgage, or sale in lieu thereof, the purchaser at such foreclosure sale
shall be bound to Tenant for the Term of this Lease and any Renewal Term, the
rights of Tenant under this Lease shall expressly survive, and this Lease shall
in all respects continue in full force and effect so long as no Event of Default
has occurred and is continuing. Tenant shall not be named as a party defendant
in any such foreclosure suit, except as may be required by law. Any Mortgage to
which this Lease is now or hereafter subordinate shall provide, in effect, that
during the time this Lease is in force insurance proceeds and Restoration Award
shall be permitted to be used for Restoration in accordance with the provisions
of this Lease.

                  b.       Notwithstanding the provisions of Paragraph 16(a),
the holder of any Mortgage to which this Lease is subject and subordinate shall
have the right, at its sole option, at any time, to subordinate and subject the
Mortgage, in whole or in part, to this Lease by recording a unilateral
declaration to such effect, provided that such holder shall have agreed that
during the time this Lease is in force, insurance proceeds and Restoration Award
shall be permitted to be used for restoration in accordance with the provisions
of this Lease.

                  c.       At any time prior to the expiration of the Term, or
any Renewal Term, Tenant agrees, at the election and upon demand of any owner of
the Leased Premises, or of a Lender who has granted non-disturbance to Tenant
pursuant to Paragraph 16(a) above, to attorn, from time to time, to any such
owner or Lender, upon the terms and conditions of this Lease, for the remainder
of the Term, or the applicable Renewal Term. The provisions of this Paragraph
16(c) shall inure to the benefit of any such owner or Lender, shall apply
notwithstanding that, as a matter of law, this Lease may terminate upon the
foreclosure of the Mortgage, shall be self-operative upon any such demand, and
no further instrument shall be required to give effect to said provisions.

                  d.       Each of Tenant, any owner and Lender, however, upon
demand of the other, hereby agrees to execute, from time to time, instruments in
confirmation of the foregoing provisions of Paragraphs 16(a) and 16(c),
reasonably satisfactory to the requesting party acknowledging such
subordination, non-disturbance and attornment as are provided in such
subsections and setting forth the terms and conditions of its tenancy.

                                       22
<PAGE>
         17.      Assignment or Subleasing.

                  a.       Notwithstanding anything contained in this Lease to
the contrary, Tenant may not assign its interest in this Lease without the prior
written consent of Landlord, and Lender which may be withheld in the sole and
absolute discretion of Landlord and Lender, unless such assignment is to a
successor-by-merger or related or affiliated entity which, in either case, does
not constitute a transfer of control of Tenant. For purposes hereof, an
assignment shall include a transfer of control of Tenant. Tenant may not
sublease the Demised Premises, in whole or in part, without the prior written
consent of Landlord, which may be withheld in Landlord's sole and absolute
discretion.

                  b.       Each sublease of the Leased Premises or any part
thereof shall be subject and subordinate to the provisions of this Lease. No
assignment or sublease shall affect or reduce any of the obligations of Tenant
hereunder, and all such obligations shall continue in full force and effect as
obligations of a principal and not as obligations of a guarantor, as if no
assignment or sublease had been made. Notwithstanding any assignment or
subletting Tenant shall continue to remain liable and responsible for the
payment of the Basic Rent and Additional Rent and the performance of all its
other obligations under this Lease. No assignment or sublease shall impose any
obligations on Landlord under this Lease except as otherwise provided in this
Lease. Tenant agrees that in the case of an assignment of the Lease, Tenant
shall, within fifteen (15) days after the execution and delivery of any such
assignment, deliver to Landlord (i) a duplicate original of such assignment in
recordable form and (ii) an agreement executed and acknowledged by the assignee
in recordable form wherein the assignee shall agree to assume and agree to
observe and perform all of the terms and provisions of this Lease on the part of
the Tenant to be observed and performed from and after the date of such
assignment. In the case of a sublease, Tenant shall, within fifteen (15) days
after the execution and delivery of such sublease, deliver to Landlord a
duplicate original of such sublease.

                  c.       Upon the occurrence of an Event of Default under this
Lease, Landlord shall have the right to collect and enjoy all rents and other
sums of money payable under any sublease of any of the Leased Premises, and
Tenant hereby irrevocably and unconditionally assigns such rents and money to
Landlord, which assignment may be exercised upon and after (but not before) the
occurrence of an Event of Default. In the event Tenant collects any rents after
an Event of Default which has not been cured in a timely basis, Tenant shall be
deemed a constructive trustee of the rents for the benefit of Landlord or Lender
as the case may be.

         18.      Permitted Contests.

                  a.       After prior written notice to Landlord, Tenant shall
not be required to (i) pay any Imposition, (ii) comply with any Legal
Requirement, (iii) discharge or remove any lien referred to in Paragraphs 9 or
12, or (iv) take any action with respect to any violation referred to in
Paragraph 11 (b), so long as Tenant shall contest, in good faith and at its sole
cost and expense, the existence, the amount or the validity thereof, the amount
of the damages caused thereby, or the extent of its or Landlord's liability
therefor, by appropriate proceedings which shall operate during the pendency
thereof to prevent (A) the collection of, or other realization

                                       23
<PAGE>
upon, the Imposition or lien so contested, (B) the sale, forfeiture or loss of
any of the Leased Premises, any Basic Rent or any Additional Rent to satisfy the
same or to pay any damages caused by the violation of any such Legal Requirement
or by any such violation, (C) any interference with the use or occupancy of any
of the Leased Premises, (D) any interference with the payment of any Basic Rent
or any Additional Rent, and (E) the cancellation of any fire or other insurance
policy.

                  b.       In no event shall Tenant pursue any contest with
respect to any Imposition, Legal Requirement, lien, or violation, referred to
above in such manner that exposes Landlord or Lender to (i) criminal liability,
penalty or sanction, (ii) any civil liability, penalty or sanction for which
Tenant has not made provisions reasonably acceptable to Landlord and Lender or
(iii) defeasance of its interest the Leased Premises.

                  c.       Tenant agrees that each such contest shall be
promptly and diligently prosecuted to a final conclusion, except that Tenant
shall, have the right to attempt to settle or compromise such contest through
negotiations. Tenant shall pay and save Lender and Landlord harmless against any
and all losses, judgments, decrees and costs (including all attorneys' fees and
expenses) 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, costs and expenses thereof or in connection therewith, and perform all
acts the performance of which shall be ordered or decreed as a result thereof.

         19.      Conditional Limitations; Default Provisions.

                  a.       The occurrence of any one or more of the following
events (any such event being specified herein as a "failure" or "default") shall
constitute an Event of Default under this Lease: (i) a failure by Tenant to make
(regardless of the pendency of any bankruptcy, reorganization, receivership,
insolvency or other proceedings, in law, in equity or before any administrative
tribunal which had or might have the effect of preventing Tenant from complying
with the provisions of this Lease): (x) any payment of Basic Rent which
continues unremedied for a period of five (5) business days after written notice
in accordance with Paragraph 21 below ("NONPAYMENT NOTICE") thereof given to
Tenant by Landlord or Lender or Lender's designee, or (y) any payment of
Additional Rent or other sum herein required to be paid by Tenant which
continues unremedied for a period of ten (10) business days after a Nonpayment
Notice is given to Tenant by Landlord or Lender or Lender's designee; (ii)
failure by Tenant to perform and observe, or a violation or breach of, the
provisions of Section 14 a. or Section 14 b, c, d, or e; (iii) failure by Tenant
to perform and observe, or a violation or breach of, any other provision in this
Lease and such default shall continue for a period of thirty (30) business days
after written notice thereof is given by Landlord or Lender or Lender's designee
to Tenant or if such default is of such a nature that it cannot reasonably be
cured within such period of thirty (30) business days, such period shall be
extended for such longer time as is reasonably necessary provided that Tenant
has commenced to cure such default within said period of thirty (30) business
days and is actively, diligently and in good faith proceeding with continuity to
remedy such default; (iii) Tenant or any guarantor of Tenant's obligations
hereunder shall (A) voluntarily be adjudicated a

                                       24
<PAGE>
bankrupt or insolvent, (B) or voluntarily consent to the appointment of a
receiver or trustee for itself or for any of the Leased Premises, (C)
voluntarily file a petition seeking relief under the bankruptcy or other similar
laws of the United States, any state or any jurisdiction, or (D) voluntarily
file a general assignment for the benefit of creditors; (iv) a court shall enter
an order, judgment or decree appointing, with the voluntary consent of Tenant or
any guarantor of Tenant's obligations hereunder, a receiver or trustee for
Tenant or any guarantor of Tenant's obligations hereunder or for the Leased
Premises or approving a petition filed against Tenant or any guarantor of
Tenant's obligations hereunder which seeks relief under the bankruptcy or other
similar laws of the United States or any State, and such order, judgment or
decree shall remain in force, undischarged or unstayed, ninety (90) business
days after it is entered; (v) Tenant or any guarantor of Tenant's obligations
hereunder shall in any insolvency proceedings be liquidated or dissolved or
shall voluntarily commence proceedings towards its liquidation or dissolution;
or (vi) the estate or interest of Tenant in 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 vacated or discharged within
ninety (90) business days after such levy or attachment.

                  b.       If any Event of Default shall have occurred, Landlord
shall have the right at its option, then or at any time thereafter, to do any
one or more of the following without demand upon or notice to Tenant:

                           i)       Landlord may give Tenant notice (following
the occurrence of an Event of Default) of Landlord's intention to terminate this
Lease on a date specified in such notice (which date shall be no sooner than
thirty (30) days after the date of the notice). Upon the date therein specified,
unless the Event of Default for which the termination is effected has been cured
by Tenant, the Term or any Renewal Term and the estate hereby granted and all
rights of Tenant hereunder shall expire and terminate as if such date were the
date hereinabove fixed for the expiration of the Term or any Renewal Term, but
Tenant shall remain liable for all its obligations hereunder through the date
hereinabove fixed for the expiration of the Term or any Renewal Term, including
its liability for Basic Rent and Additional Rent as hereinafter provided.

                           ii)      Landlord may, whether or not the Term or any
Renewal Term of this Lease shall have been terminated pursuant to clause (i)
above give Tenant notice (following the occurrence of an Event of Default) to
surrender the Leased Premises to Landlord on a date specified in such notice
(which date shall be no sooner than thirty (30) days after the date of the
notice), at which time Tenant shall surrender and deliver possession of the
Leased Premises to Landlord unless the Event of Default for which the
termination is effected has been cured by Tenant. Upon or at any time after
taking possession of the Leased Premises, Landlord may remove any persons or
property therefrom. Landlord shall be under no liability for or by reason of any
such entry, repossession or removal. No such entry or repossession shall be
construed as an election by Landlord to terminate this Lease unless Landlord
gives a written notice of such intention to Tenant pursuant to clause (i) above.

                           iii)     After repossession of any of the Leased
Premises pursuant to clause (ii) above, whether or not this Lease shall have
been terminated pursuant to clause (i) above, Landlord may relet the Leased
Premises or any part thereof to such tenant or tenants for

                                       25
<PAGE>
such term or terms (which may be greater or less than the period which would
otherwise have constituted the balance of the Term or any Renewal Term) for such
rent, on such conditions (which may include concessions or free rent) and for
such uses as Landlord, in its reasonable discretion, may determine; and Landlord
shall collect and receive any rents payable by reason of such reletting. The
rents received on such reletting shall be applied (A) first to the reasonable
and actual expenses of such reletting and collection, including without
limitation necessary renovation and alterations of the Leased Premises (but not
including tenant improvement or construction allowances), reasonable and actual
attorneys' fees and any reasonable and actual real estate commissions paid, and
(B) thereafter toward payment of all sums due or to become due Landlord
hereunder. If a sufficient amount to pay such expenses and sums shall not be
realized or secured, then Tenant shall pay Landlord any such deficiency monthly,
and Landlord may bring an action therefor as such monthly deficiency shall
arise. Landlord shall not, in any event, be required to pay Tenant any sums
received by Landlord on a reletting of the Leased Premises in excess of the rent
provided in this Lease, but such excess shall reduce any accrued present or
future obligations of Tenant hereunder. Landlord's re-entry and reletting of the
Leased Premises without termination of this Lease shall not preclude Landlord
from subsequently terminating this Lease as set forth above. Tenant agrees to
pay Landlord, as Additional Rent, immediately upon demand, all reasonable
expenses incurred by Landlord in obtaining possession, in performing repairs or
maintenance in preparation for reletting any of the Leased Premises, including
fees and commissions of attorneys, architects, agents and brokers.

                           iv)      If Tenant shall fail to make payment of any
installment of Basic Rent or any Additional Rent after the date when each such
payment is due (after expiration of any applicable notice and cure periods),
Tenant shall pay to Landlord, subject to the provisions of Section 28, a sum
equal to two times the then current Prime Rate, as hereinafter defined, of the
amount unpaid (the "DEFAULT RATE") computed from the date such payment of Basic
Rent or Additional Rent was due to and including the date of payment. The term
"PRIME RATE" shall mean the prime rate of interest published in the Wall Street
Journal or its successor, from time to time.

                           v)       Landlord may exercise any other right or
remedy now or hereafter existing by law or in equity, other than the right to
accelerate rent except as provided in Paragraph 19(c). Any or all of the above
remedies may be exercised by Landlord in event of Tenant's breaches hereof, and
two or more remedies may be exercised simultaneously or following each other,
without being deemed an estoppel, waiver or election of remedies. In addition,
should Tenant fail, refuse or neglect to make any payment or perform any act
required by the provisions of Section 14 a of this Lease or by Section 14.b, c,
d or e of this Lease, then at any time thereafter, and without waiving or
releasing any other right, remedy or recourse which Landlord may have because of
same. Landlord or Lender may, but shall not be obligated to, make such payment
or perform such act for the account of and at the expense of Tenant. All sums
paid by Landlord or Lender pursuant to this Section 19 b(v), together with
interest thereon at the maximum rate allowed by applicable law from the date of
such payment or expenditure, shall constitute additions to the Additional Rent
and shall be paid by Tenant upon demand.

                  c.       In the event of any expiration or termination of this
Lease or repossession of any of the Leased Premises by reason of the occurrence
of an Event of Default, Tenant shall

                                       26
<PAGE>
pay to Landlord Basic Rent, Additional Rent and all other sums required to be
paid by Tenant to and including the date of such expiration, termination or
repossession and, thereafter, Tenant shall, until the end of what would have
been the Term or any Renewal Term in the absence of such expiration, termination
or repossession, and whether or not any of the Leased Premises shall have been
relet, be liable to Landlord for and shall pay to Landlord as liquidated and
agreed current damages: (1) Basic Rent, Additional Rent, and all other sums
which would be payable under this Lease by Tenant in the absence of such
expiration, termination or repossession, less (ii) the net proceeds, if any, of
any reletting pursuant to paragraph 19(b)(iii), after deducting from such
proceeds all of Landlord's reasonable expenses in connection with such reletting
(including all reasonable repossession costs, brokerage commissions, legal
expenses, attorneys' fees, employees' expenses, costs of Alteration and expenses
of preparation for reletting). Tenant hereby agrees to be and remain liable for
all sums aforesaid and Landlord may recover such damages from Tenant and
institute and maintain successive actions or legal proceedings against Tenant
for the recovery of such damages. Nothing herein contained shall be deemed to
require Landlord to wait to begin such action or other legal proceedings until
the date when the Term or any Renewal Term would have expired by limitation had
there been no such Event of Default.

                  d.       In the event of a default by Landlord under this
Lease, Tenant shall be entitled to all remedies available to it at law and
equity; PROVIDED, however, Landlord shall have no personal liability with
respect to any obligations arising from or in connection with this Lease, and
Tenant shall look solely to Landlord's interest in the Leased Premises for
satisfaction of all remedies of Tenant arising therefrom. Notwithstanding the
foregoing, Landlord shall not be liable to Tenant unless Landlord fails to
perform and observe, or a violates or breaches any other provision in this Lease
and such default shall continue for a period of thirty (30) business days after
written notice thereof is given by Tenant to Landlord, with a copy provided to
Lender or Lender's designee to Landlord or if such default is of such a nature
that it cannot reasonably be cured within such period of thirty (30) business
days, such period shall be extended for such longer time as is reasonably
necessary provided that Landlord has commenced to cure such default within said
period of thirty (30) business days and is actively, diligently and in good
faith proceeding with continuity to remedy such default. If Landlord fails to
cure said default, Tenant agrees that Lender shall have and additional thirty
(30) business days after written notice thereof is given by Tenant to Landlord,
or if such default is of such a nature that it cannot reasonably be cured within
such period of thirty (30) business days, such period shall be extended for such
longer time as is reasonably necessary provided that Lender has commenced to
cure such default within said period of thirty (30) business days and is
actively, diligently and in good faith proceeding with continuity to remedy such
default.

         20.      Additional Rights of Landlord and Tenant.

                  a.       No right or remedy conferred upon or reserved to
Landlord in this Lease is intended to be exclusive of any other right or remedy;
and each and every right and remedy shall be cumulative and in addition to any
other right or remedy contained in this Lease. No delay or failure by Landlord
or Tenant to enforce its rights under this Lease shall be construed as a waiver,
modification or relinquishment thereof. In addition to the other remedies
provided in this Lease, Landlord and Tenant shall be entitled, to the extent
permitted by applicable law, to

                                       27
<PAGE>
injunctive relief in case of the violation or attempted or threatened violation
of any of the provisions of this Lease, or to specific performance of any of the
provisions of this Lease.

                  b.       Tenant hereby waives and surrenders for itself and
all those claiming under it, including creditors of all kinds, 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.

                  c.       Each of Tenant and Landlord (herein called "PAYING
PARTY") agrees to pay to the other party (herein called "DEMANDING PARTY") any
and all reasonable costs and expenses incurred by the Demanding Party in
connection with any litigation or other action instituted by the Demanding Party
to enforce the obligations of the Paying Party under this Lease, to the extent
that the Demanding Party has prevailed in any such litigation or other action.
Any amount payable by Tenant to Landlord pursuant to this Paragraph 20(e) shall
be due and payable by Tenant to Landlord as Additional Rent. No sum payable by
Landlord to Tenant under this subparagraph will be payable or recoverable from
any sums pledged or assigned (or intended to have been pledged or assigned) by
Landlord to Lender, Tenant's right to recover such sums from Landlord being
subordinate to the rights of Lender, such sums only being recoverable after
payment to Lender in full of the Loan as constituted on the date hereof.

         21.      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 (collectively "NOTICE" or
"NOTICES") shall be in writing and shall be deemed to have been given for all
purposes (i) three (3) days after having been sent by United States mail, by
registered or certified mail, return receipt requested, postage prepaid,
addressed to the other party at its address as stated below, or (ii) one (1) day
after having been sent by Federal Express, United Parcel or other nationally
recognized overnight, air courier service.

                  To the Addresses stated below:

                           If to Landlord:

                           KAZA I, LTD.
                           c/o Mr. James A. Bieber
                           10803 Keystone Bend
                           Austin Texas 78750

                           With a copy to:

                           McLeroy, Alberts & Benjamin, P.C.
                           608 West 12th Street
                           Austin, Texas  78701
                           Attn: Christopher M. Benjamin

                                       28
<PAGE>
                           If to Tenant:

                           Dave & Buster's, Inc.
                           2481 Manana Drive
                           Dallas, Texas 75220
                           Attn: Legal Department

                                       29
<PAGE>
                           With a copy to:

                           Kane, Russell, Coleman & Logan, P.C.
                           3700 Thanksgiving Tower
                           1601 Elm Street
                           Dallas, Texas 75201
                           Attn: Scott A. Dyche

If any Lender shall have advised Tenant by Notice in the manner aforesaid that
it is the holder of a Mortgage and states in said Notice its address for the
receipt of Notices, then simultaneously with the giving of any Notice by Tenant
to Landlord, Tenant shall send a copy of such Notice to Lender in the manner
aforesaid. For the purposes of this Paragraph 21, any party may substitute its
address by giving fifteen (15) days' notice to the other party in the manner
provided above. Any Notice may be given on behalf of any party by its counsel.

         22.      Estoppel Certificates. Landlord and Tenant shall at any time
and from time to time, upon not less than twenty (20) days' prior written
request by the other, execute, acknowledge and deliver to the other a statement
in writing, certifying (i) that this Lease is unmodified and in full effect (or,
if there have been modifications, that this Lease is in full effect as modified,
setting forth such modifications), (ii) the dates to which Basic Rent, payable
hereunder has been paid, (iii) that to the knowledge of the signer of such
certificate no default or Event of Default by either Landlord or Tenant (v) the
remaining Term or any Renewal Term hereof, (v) with respect to a certificate
signed on behalf of Tenant, that to the knowledge of the signer of such
certificate, there are no proceedings pending or threatened against Tenant
before or by any court or administrative agency which if adversely decided would
materially and adversely affect the financial condition and operations of Tenant
or if any such proceedings are pending or threatened to said signer's knowledge,
specifying and describing the same, and (vi) such other matters as may
reasonably be requested by the party requesting the certificate. It is intended
that any such statements may be relied upon by Landlord, Tenant, Lender, the
recipient of such statements or their assignees or by any prospective purchaser,
assignee or subtenant of the Leased Premises.

         23.      Surrender and Holding Over.

                  a.       Upon the expiration or earlier termination of this
Lease, Tenant shall peaceably leave and surrender the Leased Premises (except as
to any portion thereof with respect to which this Lease has previously
terminated) to Landlord. Provided Tenant is not in default hereunder, Tenant
shall remove from the Leased Premises on or prior to such expiration or earlier
termination the Trade Fixtures and personal property which is owned by Tenant or
third parties other than Landlord, and Tenant, at its expense, shall, on or
prior to such expiration or earlier termination, repair any damage caused by
such removal. Trade Fixtures and personal property not so removed at the end of
the Term or any Renewal Term shall become the property of Landlord, and Landlord
may thereafter cause such property to be removed from the Leased Premises. The
cost of removing and disposing of such property and repairing any damage to any
of the Leased Premises caused by such removal shall be borne by Tenant. Landlord
shall not in

                                       30
<PAGE>
any manner or to any extent be obligated to reimburse Tenant for any property
which becomes the property of Landlord as a result of such expiration or earlier
termination.

                  b.       Any holding over by Tenant of the Leased Premises
after the expiration or earlier termination of the Term or any Renewal Term of
this Lease or any extensions thereof, with the consent of Landlord, shall
operate and be construed as tenancy from month to month only, at one hundred ten
percent (110%) of the Basic Rent reserved herein and upon the same terms and
conditions as contained in this Lease. Notwithstanding the foregoing, any
holding over without Landlord's consent shall entitle Landlord, in addition to
collecting Basic Rent at a rate of one hundred fifty percent (150 %) thereof, to
exercise all rights and remedies provided by law or in equity, including the
remedies of Paragraph 19(b).

         24.      No Merger of Title. There shall be no merger of this Lease nor
of the leasehold estate created by this Lease with the fee estate in or
ownership of any of the Leased Premises by reason of the fact that the same
person, corporation, firm or other entity may acquire or hold or own, directly
or indirectly, (a) this Lease or the leasehold estate created by this Lease or
an interest in this Lease or in such leasehold estate and (b) the fee estate or
ownership of any of the Leased Premises or any interest in such fee estate or
ownership. No such merger shall occur unless and until all persons,
corporations, firms and other entities having any interest in (i) this Lease or
the leasehold estate created by this Lease and (ii) the fee estate in or
ownership of the Leased Premises or any part thereof sought to be merged shall
join in a written instrument effecting such merger and shall duly record the
same.

         25.      Definition of Landlord.

                  a.       Except as provided in Section 12(d) and 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 Landlord's interest in the Leased Premises and shall not be enforced
against the Landlord individually or personally (except to the extent that it is
necessary to name Landlord as a defendant in an action for equitable relief).

                  b.       The term "LANDLORD" as used in this Lease so far as
covenants or obligations on the part of Landlord are concerned, shall be limited
to mean and include only the owner or owners of the Leased Premises or holder of
the Mortgage in possession at the time in question of the Leased Premises and in
the event of any transfer or transfers of the title of the Leased Premises, the
Landlord herein named (and in case of any subsequent transfers or conveyances,
the then grantor) shall be automatically freed and relieved from and after the
date of such transfer and conveyance of all personal liability as respects the
performance of any covenants or obligations on the part of Landlord contained in
this Lease thereafter to be performed.

         26.      Hazardous Substances.

                                       31
<PAGE>
                  a.       Tenant agrees that it will not on, about, or under
the Leased Premises, make, release, treat or dispose of any "hazardous
substances" as that term is defined in the Comprehensive Environmental Response,
Compensation and Liability Act, and the rules and regulations promulgated
pursuant thereto, as from time to time amended, 42 U.S.C. Section 9601 et seq.
(the "ACT"); but the foregoing shall not prevent the use of any hazardous
substances in accordance with applicable laws and regulations. Tenant represents
and warrants that it will at all times comply with the Act and any other
federal, state or local laws, rules or regulations governing "Hazardous
Materials". "HAZARDOUS MATERIALS" as used herein shall mean all chemicals,
petroleum, crude oil or any fraction thereof, hydrocarbons, polychlorinated
biphenyls (PCBs), asbestos, asbestos containing materials and/or products, urea
formaldehyde, or any substances which are classified as "hazardous" or "toxic"
under the Act; hazardous waste as defined under the Solid Waste Disposal Act, as
amended 42 U.S.C. Section 6901; air pollutants regulated under the Clean Air
Act, as amended, 42 U.S.C. Section 7401, et seq.; pollutants as defined under
the Clean Water Act, as amended, 33 U.S.C. Section 1251, et seq., any pesticide
as defined by Federal Insecticide, Fungicide, and Rodenticide Act, as amended, 7
U.S.C. Section 136, et seq., any hazardous chemical substance or mixture or
imminently hazardous substance or mixture regulated by the Toxic Substances
Control Act, as amended, 15 U.S.C. Section 2601, et Seq., any substance listed
in the United States Department of Transportation Table at 45 CFR 172.101; any
chemicals included in regulations promulgated under the above listed statutes;
any explosives, radioactive material, and any chemical or other substance
regulated by federal, state or local statutes similar to the federal statutes
listed above and regulations promulgated under such federal, state or local
statutes.

                  b.       To the extent required by the Act and/or any federal,
state or local laws, rules or regulations governing Hazardous Materials, Tenant
shall remove any hazardous substances (as defined in the Act) and Hazardous
Materials (as defined above) whether now or hereafter existing on the Leased
Premises actually placed upon the Leased Premises by Tenant or its agents,
contractors, invitees or employees during the Term and any Renewal Term. In
addition to, and without limiting Paragraph 10 of this Lease Tenant shall and
hereby does agree to defend, indemnify and hold Lender and Landlord, their
officers, directors, shareholders, partners, beneficial owners, members and
employees, harmless from and against any and all causes of actions, suits,
demands or judgments of any nature whatsoever, losses, damages, penalties,
expenses, fees, claims, costs (including response and remedial costs), and
liabilities, including, but not limited to, reasonable attorneys' fees and costs
of litigation, arising out of or in any manner connected with (i) the violation
of any applicable federal, state or local environmental law with respect to the
Leased Premises or Tenant's or any other person's or entity's prior ownership of
the Leased Premises; (ii) the "release" or "threatened release" of or failure to
remove, as required by this Paragraph 26, "hazardous substances" (as defined in
the Act) and Hazardous Materials (as defined above) at or from the Leased
Premises or any portion or portions thereof, including any past or current
release and any release or threatened release during the initial Term and any
Renewal Term whether or not arising out of or in any manner connected with
Tenant's occupancy of the Leased Premises during the initial Term or Renewal
Term.

                  c.       The Tenant agrees that it will not install any
underground storage tank at the Leased Premises without specific, prior written
approval from the Landlord which consent

                                       32
<PAGE>
shall be in Landlord's sole and unfettered discretion. The Tenant agrees that it
will not store combustible or flammable materials on the Leased Premises in
violation of the Act or any other federal, state or local laws, rules or
regulations governing Hazardous Materials.

         27.      Entry by Landlord. Landlord and its authorized representatives
shall have the right upon reasonable notice (which shall be not less than two
(2) business days except in the case of emergency) to enter the Leased Premises
at all reasonable business hours (and at all other times in the event of an
emergency): (a) for the purpose of inspecting the same or for the purpose of
doing any work under Paragraph 11 (c), and may take all such action thereon as
may be necessary or appropriate for any such purpose (but nothing contained in
this Lease or otherwise shall create or imply any duty upon the part of Landlord
to make any such inspection or do any such work), and (b) for the purpose of
showing the Leased Premises to prospective purchasers and mortgagees and, at any
time within six (6) months prior to the expiration of the Term (or any Renewal
Term) of this Lease for the purpose of showing the same to prospective tenants.
No such entry shall constitute an eviction of Tenant but any such entry shall be
done by Landlord in such reasonable manner as to minimize any disruption of
Tenant's business operation.

         28.      No Usury. The intention of the parties being to conform
strictly to the applicable usury laws, whenever any provision herein provides
for payment by Tenant to Landlord of interest at a rate in excess of the legal
rate permitted to be charged, such rate herein provided to be paid shall be
deemed reduced to such legal rate.

         29.      Separability. Each and every covenant and agreement contained
in this Lease is, and shall be construed to be, a separate and independent
covenant and agreement, and the breach of an such covenant or agreement by
Landlord shall not discharge or relieve Tenant from its obligation to perform
the same. If any term or provision of this Lease or the application thereof to
any provision of this Lease or the application thereof to any person or
circumstances shall to any extent be invalid and unenforceable, the remainder of
this Lease, or the application of such term or provision to persons or
circumstances other than those as to which it is invalid or unenforceable, shall
not be affected thereby, and each term and provision of this Lease shall be
valid and shall be enforced to the extent permitted by law.

         30.      Competition.

                  a.       Tenant agrees that it shall not, during the Term of
the Lease and any Renewal Term, either on its own or through any person,
corporation, partnership, joint stock association, trust or other firm or entity
which controls Tenant or is controlled by Tenant or is under common control with
Tenant (and also, in the event Tenant is a corporation, if any officer or
director thereof or shareholder owning more than ten percent (10%) of the
outstanding stock thereof, or parent, subsidiary or related or affiliated
corporation) either directly or indirectly, commence operation of any business
similar to the business of Tenant in the Leased Premises, or in any other manner
compete with the business provided herein to be conducted by Tenant at the
Leased Premises, within a radius of five (5) miles of the Leased Premises, which
Tenant acknowledges is a reasonable area for the purpose of this provision.

                                       33
<PAGE>
                  b.       Notwithstanding Section 30(a), so long as no uncured
Event of Default exists under this Lease, the provisions of Section 30(a) shall
not apply.

         31.      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 as the context requires and the following words and phrases shall have
the following meanings: (i) "including," shall mean "including but not limited
to"; (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";
and (iv) "obligation" shall mean "obligation, duty, agreement, liability,
covenant or condition".

                  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. Any act which Tenant is required to
perform under this Lease shall be performed at Tenant's sole cost and expense.

                  d.       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.

                  e.       The covenants of this Lease shall run with the Land
and bind Tenant, the successors and assigns of Tenant and all present and
subsequent encumbrances and subtenants of any of the Leased Premises, and shall
inure to the benefit of and bind Landlord, its successors and assigns.

                  f.       This Lease will be simultaneously executed in several
counterparts, each of which when so executed and delivered shall constitute an
original, fully enforceable counterpart for all purposes.

                  g.       This Lease shall be governed by and construed
according to the laws of the State.

                  h.       Wherever the consent or approval of Landlord is
required hereunder, Landlord agrees that it will not unreasonably withhold or
delay such consent or approval, unless otherwise expressly stated herein.

                  i.       The parties hereto warrant that the terms herein are
intended to strictly comply with all applicable laws, including those federal
and state consumer, commercial and

                                       34
<PAGE>
credit code laws that may be applicable. Any violation thereof shall be deemed
to have been made by bona fide error and to be a mutual mistake, requiring
immediate reformation of this contract to fully comply with such laws. Said
illegal provision shall be deemed amended ab initio to comport with the
applicable laws. Further, Tenant shall fully comply with all felony criminal
laws, the violation of which and conviction of same, if occurring on the
premises, can at Landlord's option, amount to a forfeiture of this Lease. In
particular, no illegal gambling or illegal drug activity shall be conducted on
the premises.

                  j.       By signing this Lease, the respective parties
REPRESENT and WARRANT to the other party that it has the full power and
authority to execute this Lease and thus bind the parties named herein. However,
if counsel for either party reasonably requests verification of the other
signer's authority (corporate resolution, etc.), the party receiving said
request shall timely present the required documentation.

         32.      Additional Rent. The term "ADDITIONAL RENT" as used herein
includes all amounts, costs, expenses, liabilities and obligations (including
but not limited to Tenant's obligation to pay any Net Awards or Purchase Price
hereunder) which Tenant is required to pay pursuant to the terms of this Lease
other than Basic Rent.

         IN WITNESS WHEREOF, Landlord and Tenant have caused this instrument to
be executed under seal as of the day and year first above written.

                                       35
<PAGE>
                           LANDLORD:

                           KAZA I, LTD., a Texas limited partnership

                           By:      AMCAM, INC., a Texas corporation
                           Its:     General Partner

                                    By:      /s/ James A. Bieber
                                       -----------------------------------------
                                             James A. Bieber
                                    Its:     President

                           TENANT:

                           DAVE & BUSTER'S I, L.P.,
                           a Texas limited partnership

                           By:      Dave & Buster's, Inc.,
                                    a Missouri corporation, general partner

                                    By:      /s/ John S. Davis
                                       -----------------------------------------
                                    Name:    John S. Davis
                                         ---------------------------------------
                                    Title:   Vice President
                                          --------------------------------------

                                       36
<PAGE>
                                    EXHIBIT A

                          LEGAL DESCRIPTION OF THE LAND

TRACT I

Being a 4.6716 acre tract of land situated in the Robert Vince Survey, Abstract
77, City of Houston, Harris County, Texas, and being a portion of Lots 103, 104
and 105 and all of Lots 106 and 107 of Glenhaven Estates as recorded by plat in
Volume 16, Page 71 of the Map Records of Harris County, Texas, together with a
portion of Lots 112, 113 and 114 of Glenhaven Estates, Section 2 as recorded by
plat in Volume 19, Page 53 of the Map Records of Harris County, Texas, also
being the same tract of land described in the Special Warranty Deed to EBE
Realty, Inc. recorded under Harris County Clerk's File Number M850749, save and
except that certain .0051 of an acre tract described in Quitclaim Deed from EBE
Realty, Inc. to New RichFountain Properties, Inc. recorded under Harris County
Clerk's File Number N466304, said 4.6716 acre tract of land being more
particularly described as follows;

BEGINNING, at a 1 inch iron pipe found at the Northeast corner of said Lot 107
and on the south right-of-way line of Fairdale Lane (60' Right-Of-Way);

THENCE, with the easterly line of said Lot 107, South 02 degrees 22 minutes 42
seconds East, a distance of 400.00 feet to a 5/8 inch iron rod found for the
southeast corner of Lot 107;

THENCE, North 87 degrees 27 minutes 51 seconds East, a distance of 15.00 feet to
a 5/8 inch iron rod found for the northeast corner of said Lot 112, Glenhaven
Estates, Section 2;

THENCE, with the easterly line of said Lot 112, South 02 degrees 32 minutes 09
seconds East a distance of 59.10 feet to a 5/8 inch iron rod with cap found for
the corner in the northerly right-of-way line of Richmond Avenue (a 120 foot
wide right-of-way), and the beginning of a non-tangent curve to the right;

THENCE, with the northerly right-of-way line of Richmond Avenue and said
non-tangent curve to the right having a radius of 2000.00 feet, through a
central angle of 05 degrees 19 minutes 04 seconds, a chord bearing of North 83
degrees 18 minutes 51 seconds West, a chord distance of 185.56 feet and an arc
length of 185.63 feet to a 5/8 inch iron rod with cap found;

THENCE, continuing with the northerly right-of-way line of Richmond Avenue,
North 80 degrees 39 minutes 19 seconds West, a distance of 116.39 feet to a 5/8
inch iron rod with cap found and the beginning of a curve to the left;

THENCE, northwesterly continuing with the northerly right-of-way line of
Richmond Avenue, and with said curve to the left having a radius of 2120.00
feet, a central angle of 05 degrees 39 minutes 51 seconds, a chord bearing of
North 83 degrees 29 minutes 15 seconds West, a chord

                                       37
<PAGE>
distance of 209.50 feet and an arc length of 209.58 feet to a 5/8 inch iron rod
with cap found for corner in the westerly line of the East one-half of said Lot
103, Glenhaven Estates, from which a found 5/8 inch iron rod with cap bears
North 87 degrees 03 minutes 34 seconds West, 1.52 feet;

THENCE North 02 degrees 32 minutes 09 seconds West, departing the northerly
right-of-way line of said Richmond Avenue with the westerly line of the East
one-half of said Lot 103, a distance of 372.45 feet to a 5/8 inch iron rod found
in the southerly right-of-way line of Fairdale Lane;

THENCE with the southerly right-of-way line of Fairdale Lane, North 87 degrees
27 minutes 51 seconds East, a distance of 490.05 feet to the POINT OF BEGINNING
and containing 4.6716 acres (203,499 sq. ft.) of land.

TRACT II

Being a 0.9978 of an acre tract of land situated in the Robert Vince Survey,
Abstract 77, City of Houston, Harris County, Texas, and being all of Lot 59 of
Glenhaven Estates as recorded in Volume 16, Page 71 of the Map records of Harris
County, Texas, also being the same tract of land described in the General
Warranty Deed to EBE Realty, Inc. recorded under Harris County Clerk's File
Number N564031, said 0.9978 of an acre tract of land being more particularly
described as follows:

BEGINNING at a 5/8 inch iron rod with cap found, from which a found 5/8 inch
iron rod bent bears North 29 degrees 19 minutes 49 seconds West, 0.38 feet, in
the northerly right-of-way line of Fairdale Lane (60 foot right-of-way) for the
southeast corner of said Lot 59;

THENCE, with said northerly right-of-way line, South 87 degrees 27 minutes 51
seconds West, a distance of 108.90 feet to a 5/8 inch iron rod with cap found
for the southwest corner of said Lot 59, from which a found 5/8 inch iron rod
with cap bears North 20 degrees 58 minutes 38 seconds West, 0.98 feet;

THENCE, departing said northerly right-of-way line, North 02 degrees 13 minutes
03 seconds West, a distance of 399.77 feet to a 5/8 inch iron rod with cap found
at the corner common to Lots 58, 59, and 42 and the southwest corner of Winsome
Apartments as recorded in Volume 260, Page 24 of the Harris County Map Records;

THENCE, North 87 degrees 36 minutes 21 seconds East, with the line common to
said Lot 59 and said Winsome Apartments, a distance of 108.63 feet to the
northeast corner of herein described tract, the southeast corner of said Winsome
Apartments and the northwest corner of Lot 60 of said Glenhaven Estates said and
to a found 5/8 inch iron rod with cap;

THENCE, South 02 degrees 15 minutes 20 seconds East, with the common line of
said Lots 59 and 60, a distance of 399.50 feet to the POINT OF BEGINNING and
containing 0.9978 of one acre (43,465 sq. ft.).

                                       38
<PAGE>
                                    EXHIBIT B

         Primary Initial Term: Twenty (20) years

         Number of Consecutive Renewal Terms: Four (4) (subject to Paragraph 5c)

         Duration of each Renewal Term: Five (5) years

         1.       Basic Rent from the Commencement Date through the first
anniversary of the Commencement Date shall be $1,009,355.00, payable in monthly
installments of $84,112.92 each.

         2.       Basic Rent shall increase annually on each anniversary of the
Commencement Date by 1.35%, through and including any Renewal Terms. For
example, Basic Rent for the first year after the first anniversary shall be
$1,022,981.00, payable in monthly installments of $85,248.42 each. Basic Rent
for the first year after the second anniversary shall be $1,036,791.00, and so
on.

                                       39
<PAGE>
                                    EXHIBIT C

                    Casualty and Condemnation Purchase Price

                                   $8,777,000

                                       40<PAGE>
                                                                  EXHIBIT 10.20

                         AGREEMENT OF SALE AND PURCHASE

                                 by and between

                           D & B REALTY HOLDING, INC.,

                             a Missouri corporation,

                                    as Seller

                                       and

                                 LANDFAIR, LLC,

                     a California limited liability company

                                  as Purchaser

                                Marietta, Georgia
<PAGE>
                                TABLE OF CONTENTS
<TABLE>
<CAPTION>
                                                                                                                  PAGE
<S>                                                                                                               <C>
ARTICLE I. Sale and Purchase: Property...........................................................................    1
   Section 1.1       Sale and Purchase...........................................................................    1

ARTICLE II. Consideration........................................................................................    2
   Section 2.1       Purchase Price & Financing..................................................................    2
   Section 2.2       Earnest Money...............................................................................    3

ARTICLE III. Survey..............................................................................................    3
   Section 3.1       Survey......................................................................................    3

ARTICLE IV. Title................................................................................................    4
   Section 4.1       Title Commitment............................................................................    4

ARTICLE V. Inspection............................................................................................    5
   Section 5.1       Inspection Period...........................................................................    5
   Section 5.2       Document Review.............................................................................    6
   Section 5.3       Inspection Obligations......................................................................    7
   Section 5.4       Right of Termination........................................................................    8
   Section 5.5       Property Conveyed "AS IS"...................................................................    9
   Section 5.6       Investigative Studies.......................................................................   12
   Section 5.7       Purchaser Represented by Counsel............................................................   12

ARTICLE VI. Closing..............................................................................................   12
   Section 6.1       Closing Date................................................................................   12
   Section 6.2       Closing Matters.............................................................................   12
   Section 6.3       Closing Costs...............................................................................   14
   Section 6.4       Real Estate Commission......................................................................   14
   Section 6.5       Conditions Precedent to Seller's Obligations................................................   15
   Section 6.6       Conditions Precedent to Purchaser's Obligations.............................................   15

ARTICLE VII. Remedies............................................................................................   16
   Section 7.1       Seller's Remedies...........................................................................   16
   Section 7.2       Purchaser's Remedies........................................................................   16
   Section 7.3       Attorneys' Fees.............................................................................   16
   Section 7.4       Disposition of Earnest Money................................................................   17

ARTICLE VIII. Representations, Warranties, and Covenants.........................................................   17
   Section 8.1       Purchaser's Representations and Warranties..................................................   17
   Section 8.2       Seller's Representations and Warranties.....................................................   17
   Section 8.3       Seller's Covenants..........................................................................   20
</TABLE>
<PAGE>
<TABLE>
<S>                                                                                                               <C>
   Section 8.4       Survival of Representations and Warranties..................................................   21
   Section 8.5       Knowledge Standard..........................................................................   22

ARTICLE IX. Condemnation.........................................................................................   22
   Section 9.1       Condemnation................................................................................   22

ARTICLE X. Risk of Loss..........................................................................................   23
   Section 10.1         Risk of Loss.............................................................................   23
   Section 10.2         Loss.....................................................................................   23

ARTICLE XI. Miscellaneous........................................................................................   24
   Section 11.1         Entire Agreement.........................................................................   24
   Section 11.2         Agreement Binding on Parties; Assignment.................................................   24
   Section 11.3         Effective Date...........................................................................   24
   Section 11.4         Notice...................................................................................   24
   Section 11.5         Time of the Essence......................................................................   26
   Section 11.6         Place of Performance.....................................................................   26
   Section 11.7         Currency.................................................................................   26
   Section 11.8         Section Headings.........................................................................   26
   Section 11.9         Obligations..............................................................................   26
   Section 11.10        Business Days............................................................................   26
   Section 11.11        No Recordation...........................................................................   27
   Section 11.12        Multiple Counterparts....................................................................   27
   Section 11.13        Severability.............................................................................   27
   Section 11.14        Taxpayer ID..............................................................................   27
   Section 11.15        Section 1031 Exchange....................................................................   27
</TABLE>

Exhibits

Exhibit A         -        Legal Description of Land
Exhibit B         -        Deed
Exhibit C         -        Bill of Sale
Exhibit D         -        Certificate of Non-Foreign Status
Exhibit E         -        Assignment of Warranties
Exhibit F         -        Lease
Exhibit G         -        Note
<PAGE>
                         AGREEMENT OF SALE AND PURCHASE

         THIS AGREEMENT OF SALE AND PURCHASE (this "AGREEMENT") is made by and
between D & B REALTY HOLDING, INC., a Missouri corporation (the "SELLER"), and
LANDFAIR, LLC, a California limited liability company (the "PURCHASER").

                              W I T N E S S E T H:

         WHEREAS, Seller desires to sell and Purchaser desires to purchase the
property described in Section 1.1 below, on the terms and conditions hereinafter
set forth;

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

                                   ARTICLE I.
                           SALE AND PURCHASE: PROPERTY

Section 1.1       Sale and Purchase.

                  Seller agrees to sell and convey unto Purchaser, and Purchaser
                  agrees to purchase and accept from Seller, subject only to the
                  Permitted Exceptions (as defined in Section 4.1(c)) and the
                  terms, covenants, conditions, and provisions herein set forth,
                  the following:

                  (a)      All of that certain land more particularly described
                           on Exhibit A attached hereto (the "LAND"), including
                           all structures, improvements, and fixtures (the
                           "IMPROVEMENTS") thereon. The Improvements consist of
                           an approximately 53,314 square foot, single story
                           "Dave & Buster's" entertainment complex. The Land and
                           the Improvements are sometimes referred to herein
                           collectively as the "REAL PROPERTY";

                  (b)      All right, title, and interest, if any, of Seller, in
                           and to any land lying in the bed of any dedicated
                           street, road, or access way, opened or proposed, in
                           front of, at a side of or adjoining the Real Property
                           and any easements, rights-of-way or licenses of any
                           kind relating to the Real Property (the "PROPERTY
                           RIGHTS");

                  (c)      All right, title, and interest of Seller,
                           reversionary or otherwise, in and to all easements in
                           or upon the Land, mineral rights, water rights, water
                           stock, and all other rights, privileges, entitlements
                           and appurtenances belonging or in anywise pertaining
                           to the ownership, management or operation of the Real
                           Property, if any (the "APPURTENANCES");

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<PAGE>
                  (d)      Any and all equipment, machinery, and other items of
                           personal property owned by Seller and presently
                           affixed or attached to, placed or situated upon the
                           Real Property and used in connection with the
                           ownership, operation and occupancy of the Real
                           Property, but specifically excluding any items of
                           personal property owned by the Tenant (as defined in
                           Section 6.2 (viii)) and/or any third party (the
                           "PERSONALTY");

                  (e)      All right, title, and interest, if any, of Seller in
                           and to any and all transferable licenses, permits,
                           certificates, approvals, authorizations, variances,
                           and consents (the "PERMITS") issued or granted by
                           governmental or quasi-governmental bodies, officers,
                           or authorities with respect to the ownership of the
                           Real Property;

                  (f)      All warranties and guaranties covering any of the
                           Improvements, if any (the "WARRANTIES");

                  (g)      Intentionally Omitted;

                  (h)      Seller's interest in all plans, specifications,
                           drawings, reports, studies, and other similar
                           matters, relating to the Land and in the possession
                           or control of Seller or Seller's agents or affiliates
                           (the "PLANS").

                  The items described in (a) through (h) of this Section 1.1 are
                  hereinafter collectively called the "PROPERTY".

                                   ARTICLE II.
                                  CONSIDERATION

Section 2.1       Purchase Price & Financing.

                  (a)      The purchase price (the "PURCHASE PRICE") to be paid
                           by Purchaser to Seller for the sale and conveyance of
                           the Property is Eight Million Three Hundred Ninety
                           Thousand and No/100 Dollars ($8,390,000), plus or
                           minus any net prorations or closing costs payable or
                           chargeable to Purchaser hereunder, which is payable
                           to Seller at the closing of the transaction
                           contemplated hereby (the "CLOSING"). Purchaser shall
                           pay the Purchase Price at the Closing as follows: (i)
                           Five Million Eight Hundred Seventy Three Thousand and
                           No/100 Dollars ($5,873,000) by wire transfer of funds
                           and (ii) Two Million Five Hundred Seventeen Thousand
                           and No/100 Dollars ($2,517,000) by delivery of a
                           promissory note (the "NOTE") in substantially the
                           form attached hereto as Exhibit G.

                                      -2-
<PAGE>
Section 2.2       Earnest Money.

                  (a)      It is a condition precedent to the effectiveness of
                           this Agreement that within three (3) days of the
                           execution of this Agreement by Purchaser, Purchaser
                           shall deposit with Hexter-Fair Title Company, 8333
                           Douglas Avenue, Suite 130, Dallas, Texas 75225, Attn:
                           Carol Erick (the "CLOSING AGENT"), by wire transfer
                           or delivery of a cashier's check, immediately
                           available federal funds in the amount of Fifty
                           Thousand Dollars ($50,000) (along with any interest
                           accrued thereon, the "EARNEST MONEY").

                  (b)      On the Closing Agent's receipt of the Earnest Money,
                           the Closing Agent shall deposit such Earnest Money
                           into an interest-bearing money market account
                           maintained at a federally insured bank or savings and
                           loan association located in Dallas County, Texas.
                           Such account shall have no penalty for early
                           withdrawal. Notwithstanding anything to the contrary
                           contained elsewhere in this Agreement, $100.00 of the
                           Earnest Money shall serve as independent
                           consideration for this Agreement (the "INDEPENDENT
                           CONSIDERATION"), and shall be non-refundable for any
                           reason. If the transaction contemplated hereby is
                           consummated in accordance with the terms and
                           provisions hereof, the Earnest Money shall be
                           credited against the Purchase Price at Closing. All
                           interest earned shall be reported to the Internal
                           Revenue Service as income of Purchaser and Purchaser
                           shall promptly execute all forms reasonably requested
                           by the Closing Agent with respect thereto (except if
                           Seller is entitled to retain the Earnest Money under
                           Section 7.1, in which case the interest earned will
                           be reported as income of the Seller).

                  (c)      The balance of the Purchase Price, as adjusted by the
                           prorations and credits specified herein, less the
                           Earnest Money and less the amount of the Note, shall
                           be paid on the Closing Date in the manner set forth
                           in Section 6.2.

                                  ARTICLE III.
                                     SURVEY

Section 3.1       Survey.

                  Seller has delivered to Purchaser a true, correct and complete
                  copy of the as-built survey (the "SURVEY") of the Real
                  Property in Seller's possession. Purchaser shall be solely
                  responsible for updates to the Survey.

                                      -3-
<PAGE>
                                  ARTICLE IV.
                                      TITLE

Section 4.1       Title Commitment.

                  (a)      Delivery. If not previously delivered, within one (1)
                           day after the Effective Date, Seller shall cause
                           Lawyers Title Insurance Corporation (the "TITLE
                           COMPANY"), acting through the Closing Agent, to
                           furnish to Purchaser a title commitment (the
                           "COMMITMENT") along with legible, true and complete
                           copies of all documents referred to in the
                           Commitment, including, without limitation, plats,
                           deeds, restrictions and easements, by the terms of
                           which the Title Company agrees to issue to Purchaser
                           at Closing an ALTA Extended Coverage Owner's Policy
                           of Title Insurance (the "TITLE POLICY") in the amount
                           of the Purchase Price and insuring Purchaser's fee
                           simple absolute title to the Real Property to be good
                           marketable and indefeasible, subject only to the
                           Permitted Exceptions.

                  (b)      Objections and Cure. If the Title Commitment or
                           Survey or their updates disclose exceptions to title
                           or any other matter reasonably objectionable to
                           Purchaser, Purchaser shall so notify Seller in
                           writing (the "OBJECTION NOTICE") on or before the
                           fifth (5th) day following the date of the last to be
                           received of the Title Commitment and updated Survey,
                           and Seller shall have two (2) days from the date of
                           Seller's actual receipt of the Objection Notice in
                           which it may, but shall have no obligation to have
                           each such objectionable exception to title or Survey
                           removed or correct each such other matter, in each
                           case to the reasonable satisfaction of Purchaser;
                           provided, however, that Seller shall pay off and
                           discharge the following (collectively "DISCHARGEABLE
                           LIENS"): (a) all mortgage liens and deeds of trust
                           encumbering the Property or any portion thereof; and
                           (b) all lien claims if liquidated (including, without
                           limitation, the liens shown on Schedules B and C of
                           the Commitment, other than non-delinquent taxes for
                           the year of Closing and subsequent years), and Seller
                           covenants and agrees to pay off and discharge all
                           such mortgage liens, deeds of trust and other such
                           liens at Closing. If, within the time specified,
                           Purchaser does not deliver an Objection Notice, all
                           title and survey matters shall be deemed approved
                           (other than its objections relating to the
                           Dischargeable Liens). If, within the time specified,
                           Seller does not have each such objectionable
                           exception removed or corrected, Purchaser must, prior
                           to the Inspection Period Expiration Date (as
                           hereinafter defined), as its sole and exclusive
                           remedy, either (i) terminate this Agreement, in which
                           event this Agreement, without further action of the
                           parties, shall become null and void and neither party
                           shall have any further rights or obligations under
                           this Agreement, except in accordance with Sections
                           5.3 and 6.4, or (ii) elect to accept title to the
                           Property as it then exists, without reduction to the
                           Purchase Price. If Purchaser fails to timely make
                           either such election, Purchaser shall be deemed to
                           have elected option (ii). Notwithstanding

                                      -4-
<PAGE>
                           anything to the contrary herein, the time period
                           within which Purchaser must provide its Objection
                           Notice and Seller may cure such objections must be
                           completed prior to the Inspection Period Expiration
                           Date. In other words, Purchaser shall have no right
                           to terminate this Agreement under this Section 4.1(b)
                           after the Inspection Period Expiration Date,
                           notwithstanding anything to the contrary herein
                           contained.

                  (c)      Permitted Exceptions. As used in this Agreement, the
                           term "PERMITTED EXCEPTIONS" shall mean all matters
                           either shown on the updated Survey or in the Title
                           Commitment (other than the Dischargeable Liens),
                           which Purchaser has accepted or has been deemed to
                           accept under Section 4.1(b). Seller has no obligation
                           to ensure that the Title Company will provide any
                           endorsements to the Title Policy, including, without
                           limitation, any deletion of the printed survey
                           exception, all of which, if Purchaser elects to
                           obtain any such endorsements, shall be Purchaser's
                           responsibility and shall be at Purchaser's expense.
                           Notwithstanding any provision hereof, Seller shall
                           have until Closing to satisfy and/or remove all
                           Schedule C items and shall be obligated to satisfy
                           and/or remove same

                  (d)      Termination. In the event of termination of this
                           Agreement pursuant to this Section 4.1, upon
                           Purchaser's delivery of the Documents and the
                           Purchaser's Information (as those terms are defined
                           in Article V) to the Closing Agent, the Closing Agent
                           shall deliver the Documents and the Purchaser's
                           Information to Seller and shall deliver the Earnest
                           Money to Purchaser, except for the Independent
                           Consideration, which shall be paid to Seller, and
                           thereafter neither party shall have any further
                           rights or obligations hereunder, except for the
                           rights and obligations arising pursuant to Sections
                           5.3 and 6.4.

                                   ARTICLE V.
                                   INSPECTION

Section 5.1       Inspection Period.

                  Seller shall permit Purchaser and its authorized agents and
                  representatives to enter upon the Real Property at all
                  reasonable times during normal business hours to inspect and
                  conduct reasonably necessary tests. After the Effective Date,
                  Purchaser, at Purchaser's expense, shall also be entitled to
                  have conducted on its behalf, subject to the operations of the
                  restaurant, inspections of the Improvements and Personalty.
                  Such entry and inspections may be conducted only during the
                  period (the "INSPECTION PERIOD") commencing on the Effective
                  Date and ending at 5:00 p.m., Los Angeles, California time on
                  December 20, 2001 (the "INSPECTION PERIOD EXPIRATION DATE");
                  provided, however, that so long as this Agreement has not been
                  terminated, Purchaser shall have the right, subject to the
                  operations of the restaurant, to enter upon the Real Property
                  at all reasonable times during normal business hours
                  subsequent to the Inspection Period

                                      -5-
<PAGE>
                  Expiration Date and prior to the Closing for the purposes of
                  continuing its inspection of the same so long as Purchaser
                  complies with each of the provisions of this Agreement,
                  including, without limitation, the provisions of this Article
                  V relating to such entry and inspection. Notwithstanding the
                  foregoing, in no event shall such entry and inspection
                  subsequent to the Inspection Period Expiration Date serve to
                  extend Purchaser's right to terminate this Agreement on or
                  before the Inspection Period Expiration Date as provided in
                  Section 5.4 hereof. Purchaser shall notify Seller, in writing,
                  of its intention, or the intention of its agents or
                  representatives, to enter the Real Property at least
                  twenty-four (24) hours prior to such intended entry, and
                  notify Seller of any tests to be conducted thereon. Purchaser
                  shall bear the cost of all such inspections and tests. At
                  Seller's option, Seller may be present for any inspection or
                  test so long as Seller's presence (or desire to be present)
                  does not delay or hinder any inspection or test.

Section 5.2       Document Review.

                  (a)      Documents. Seller has previously delivered to
                           Purchaser, and Purchaser acknowledges its receipt of,
                           the following (collectively, the "DOCUMENTS"):

                  (i)      copies of any Plans;

                  (ii)     copies of all existing soil, engineering,
                           architectural, and environmental reports covering the
                           Property in Seller's or Seller's agents or affiliates
                           possession or control;

                  (iii)    copies of all Service Contracts, if any;

                  (iv)     a list of the Personalty to be conveyed, if any; and

                  (v)      copies of all Permits in Seller's possession.

                  (b)      Proprietary Information. Purchaser acknowledges that
                           any and all of the Documents are proprietary and
                           confidential in nature and will be delivered to
                           Purchaser solely to assist Purchaser in determining
                           the feasibility of purchasing the Property. Purchaser
                           agrees not to disclose the contents of the Documents
                           to any party outside of Purchaser's organization
                           except to certain of its attorneys, accountants,
                           lenders, or investors (collectively, the "PERMITTED
                           OUTSIDE PARTIES") or if required by law to do so.
                           Purchaser further agrees that the Documents shall be
                           disclosed and exhibited only to those persons within
                           Purchaser's organization or to those Permitted
                           Outside Parties who are responsible for determining
                           the feasibility of Purchaser's acquisition of the
                           Property. In permitting the Permitted Outside Parties
                           to review the Documents or other information to
                           assist

                                      -6-
<PAGE>
                           Purchaser, Seller has not waived any privilege or
                           claim of confidentiality with respect thereto, and no
                           third party benefits or relationships of any kind,
                           either express or implied, have been offered,
                           intended or created by Seller and any such claims are
                           expressly rejected by Seller and waived by Purchaser
                           and the Permitted Outside Parties, for whom, by its
                           execution of this Agreement, Purchaser is acting as
                           an agent with regard to such waiver.

                  (c)      Return of Documents. Purchaser shall return to
                           Closing Agent all of the Documents, any and all
                           copies Purchaser has made of the Documents, and all
                           copies of any studies, reports, or test results
                           obtained by Purchaser in connection with its
                           inspection of the Property (collectively, the
                           "PURCHASER'S INFORMATION") on the earlier to occur of
                           (i) such time as Purchaser determines that it shall
                           not acquire the Property, or (ii) such time as this
                           Agreement is terminated for any reason. Closing Agent
                           concurrently shall deliver the Documents and Purchase
                           Information to Seller, and the Earnest Money to
                           Purchaser.

                  (d)      No Representation or Warranty by Seller. Except as
                           contained in this Agreement, Purchaser hereby
                           acknowledges that Seller has not made and does not
                           make any warranty or representation regarding the
                           truth, accuracy, or completeness of the Items
                           delivered under Sections 5.2(a)(i), (ii) (the "THIRD
                           PARTY DOCUMENTS") or the source(s) thereof, and that
                           Seller has not undertaken any independent
                           investigation as to the truth, accuracy, or
                           completeness of the Third Party Documents and is
                           providing the Third Party Documents solely as an
                           accommodation to Purchaser. Seller expressly
                           disclaims and Purchaser waives any and all liability
                           for representations or warranties, express or
                           implied, statements of fact, and other matters
                           contained in the Third Party Documents, or for any
                           omissions from the Third Party Documents, or in any
                           other written or oral communications transmitted or
                           made available to Purchaser.

Section 5.3       Inspection Obligations.

                  (a)      Purchaser's Responsibilities. In conducting any
                           inspections, investigations, examinations, or tests
                           of the Property, Purchaser and its agents and
                           representatives shall: (i) not materially interfere
                           with the operation and maintenance of the Property;
                           (ii) not materially damage any part of the Property
                           or any personal property; (iii) not materially injure
                           or otherwise cause bodily harm to Seller or its
                           agents, guests, invitees, contractors and employees;
                           (iv) maintain commercial general liability
                           (occurrence basis) insurance in terms and amounts
                           reasonably satisfactory to Seller covering any
                           accident arising in connection with the presence of
                           Purchaser, its agents, and its representatives on the
                           Property, and shall deliver a certificate of
                           insurance verifying such coverage (and naming

                                      -7-
<PAGE>
                           Seller as an additional insured) to Seller prior to
                           entry upon the Property; (v) promptly pay prior to
                           delinquency the costs of all tests, investigations,
                           and examinations done with regard to the Property;
                           (vi) not permit any liens to attach to the Real
                           Property by reason of the exercise of its rights
                           hereunder; (vii) fully restore the Land and the
                           Improvements to substantially the same condition in
                           which they were found before any such inspection or
                           tests were undertaken; (viii) not reveal or disclose
                           any information obtained during the Inspection Period
                           concerning the Property and the Documents to anyone
                           outside Purchaser's organization, except in
                           accordance with the confidentiality standards set
                           forth in Section 5.2(b) hereof, and (ix) deliver to
                           Seller a copy of all Purchaser's Information as
                           required under Section 5.2(c).

                  (b)      PURCHASER'S AGREEMENT TO INDEMNIFY. PURCHASER SHALL
                           INDEMNIFY, DEFEND, AND HOLD SELLER HARMLESS FROM AND
                           AGAINST ANY AND ALL LIENS, CLAIMS, CAUSES OF ACTION,
                           DAMAGES, LIABILITIES, AND EXPENSES (INCLUDING
                           REASONABLE LEGAL FEES AND EXPENSES) CAUSED BY
                           PURCHASER'S INSPECTIONS OR TESTS OR ANY VIOLATION OF
                           THE PROVISIONS OF THIS SECTION 5.3 EXCEPT AS MAY BE
                           CAUSED BY THE NEGLIGENCE OR WILLFUL MISCONDUCT OF
                           SELLER, ITS EMPLOYEES, AGENTS OR INVITEES. THIS
                           INDEMNITY SHALL SURVIVE THE CLOSING OR EARLIER
                           TERMINATION OF THIS AGREEMENT FOR ONE YEAR.
                           NOTWITHSTANDING THE PRIOR SENTENCE, BUYER WILL HAVE
                           NO OBLIGATION TO INDEMNIFY SELLER NOR BE LIABLE FOR
                           ANY COST, DAMAGE LOSS OR EXPENSE OF SELLER RESULTING
                           FROM OR RELATING TO (A) A PRE-EXISTING CONDITION AT
                           THE PROPERTY OR (B) THE EXISTENCE OR CONSEQUENCES OF
                           INFORMATION OBTAINED BY BUYER AS A RESULT OF ITS
                           INVESTIGATION.

Section 5.4       Right of Termination.

                  If, during the Inspection Period, Purchaser shall, for any
                  reason, in Purchaser's sole discretion, judgment, and opinion,
                  be dissatisfied with any aspect of the Property, any item
                  examined by Purchaser pursuant to this Agreement or the credit
                  of the Tenant, Purchaser shall be entitled to terminate this
                  Agreement by giving written notice to Seller on or before the
                  Inspection Period Expiration Date (but no later than 5:00
                  p.m., Los Angeles, California time on the Inspection Period
                  Expiration Date), whereupon all of the provisions of this
                  Agreement (except Sections 5.3 and 6.4) shall terminate. Upon
                  such termination, neither Seller nor Purchaser shall have any
                  further obligation or liability to the other hereunder, except
                  as provided in Sections 5.3 and 6.4 hereof, and upon
                  Purchaser's delivery to Closing Agent of the Documents and
                  Purchaser's Information, the Closing Agent shall return (i)
                  Earnest Money to Purchaser, less

                                      -8-
<PAGE>
                  the Independent Consideration which shall be paid to Seller
                  and (ii) the Documents and the Purchase's Information to
                  Seller.

Section 5.5       Property Conveyed "AS IS".

                  (a)      DISCLAIMER OF REPRESENTATIONS AND WARRANTIES BY
                           SELLER. NOTWITHSTANDING ANYTHING CONTAINED HEREIN TO
                           THE CONTRARY, IT IS UNDERSTOOD AND AGREED THAT EXCEPT
                           AS EXPRESSLY SET FORTH IN THIS AGREEMENT OR ANY OF
                           THE CLOSING DOCUMENTS, SELLER HAS NOT MADE AND IS NOT
                           NOW MAKING, AND SELLER SPECIFICALLY DISCLAIMS AND
                           PURCHASER WAIVES, ANY WARRANTIES, REPRESENTATIONS, OR
                           GUARANTIES OF ANY KIND OR CHARACTER, EXPRESS OR
                           IMPLIED, ORAL OR WRITTEN, PAST, PRESENT, OR FUTURE,
                           WITH RESPECT TO THE PROPERTY, INCLUDING, BUT NOT
                           LIMITED TO, WARRANTIES, REPRESENTATIONS OR GUARANTIES
                           AS TO (I) MATTERS OF TITLE (OTHER THAN SELLER'S
                           WARRANTY OF TITLE SET FORTH IN THE DEED DESCRIBED IN
                           SECTION 6.2(A)(IV) TO BE DELIVERED AT CLOSING); (II)
                           ENVIRONMENTAL MATTERS RELATING TO THE PROPERTY OR ANY
                           PORTION THEREOF; (III) GEOLOGICAL CONDITIONS,
                           INCLUDING, WITHOUT LIMITATION, SUBSIDENCE, SUBSURFACE
                           CONDITIONS, WATER TABLE, UNDERGROUND WATER
                           RESERVOIRS, LIMITATIONS REGARDING THE WITHDRAWAL OF
                           WATER AND EARTHQUAKE FAULTS AND THE RESULTING DAMAGE
                           OF PAST AND/OR FUTURE EARTHQUAKES; (IV) WHETHER AND
                           THE EXTENT TO WHICH, THE REAL PROPERTY OR ANY PORTION
                           THEREOF IS AFFECTED BY ANY STREAM (SURFACE OR
                           UNDERGROUND), BODY OF WATER, FLOOD PRONE AREA, FLOOD
                           PLAIN, FLOODWAY OR SPECIAL FLOOD HAZARD; (V)
                           DRAINAGE; (VI) SOIL CONDITIONS, INCLUDING THE
                           EXISTENCE OF INSTABILITY, PAST SOIL REPAIRS, SOIL
                           ADDITIONS OR CONDITIONS OF SOIL FILL, OR
                           SUSCEPTIBILITY TO LANDSLIDES, OR THE SUFFICIENCY OF
                           ANY UNDERSHORING; (VII) ZONING TO WHICH THE REAL
                           PROPERTY OR ANY PORTION THEREOF MAY BE SUBJECT;
                           (VIII) THE AVAILABILITY OF ANY UTILITIES TO THE
                           PROPERTY OR ANY PORTION THEREOF, INCLUDING, WITHOUT
                           LIMITATION, WATER, SEWAGE, GAS, AND ELECTRIC; (IX)
                           USAGES OF ADJOINING PROPERTY; (X) ACCESS TO THE REAL
                           PROPERTY OR ANY PORTION THEREOF; (XI) THE VALUE,
                           COMPLIANCE WITH THE PLANS AND SPECIFICATIONS, SIZE,
                           LOCATION, AGE, USE, DESIGN, QUALITY, DESCRIPTION,
                           SUITABILITY, STRUCTURAL INTEGRITY, OPERATION, TITLE
                           TO, OR PHYSICAL OR FINANCIAL CONDITION OF THE

                                      -9-
<PAGE>
                           PROPERTY OR ANY PORTION THEREOF, OR ANY INCOME,
                           EXPENSES, CHARGES, LIENS, ENCUMBRANCES, RIGHTS, OR
                           CLAIMS ON OR AFFECTING OR PERTAINING TO THE PROPERTY
                           OR ANY PART THEREOF; (XII) THE PRESENCE OF HAZARDOUS
                           SUBSTANCES IN (AS DEFINED IN SECTION 5.5(C)) IN ON,
                           UNDER, OR IN THE VICINITY OF THE REAL PROPERTY;
                           (XIII) THE CONDITION OR USE OF THE PROPERTY OR
                           COMPLIANCE OF THE PROPERTY WITH ANY OR ALL PAST,
                           PRESENT OR FUTURE FEDERAL, STATE OR LOCAL ORDINANCES,
                           RULES, REGULATIONS, OR LAWS, BUILDING FIRE OR ZONING
                           ORDINANCES, CODES OR OTHER SIMILAR LAWS; (XIV) THE
                           EXISTENCE OR NON-EXISTENCE OF UNDERGROUND STORAGE
                           TANKS; (XV) ANY OTHER MATTER AFFECTING THE STABILITY
                           OR INTEGRITY OF THE REAL PROPERTY; (XVI) THE
                           POTENTIAL FOR FURTHER DEVELOPMENT OF THE REAL
                           PROPERTY; (XVII) THE EXISTENCE OF VESTED LAND USE,
                           ZONING, OR BUILDING ENTITLEMENTS AFFECTING THE REAL
                           PROPERTY; (XVIII) THE MERCHANTABILITY OF THE PROPERTY
                           OR FITNESS OF THE PROPERTY FOR ANY PARTICULAR PURPOSE
                           (PURCHASER AFFIRMING THAT PURCHASER HAS NOT RELIED ON
                           SELLER'S SKILL OR JUDGMENT TO SELECT OR FURNISH THE
                           PROPERTY FOR ANY PARTICULAR PURPOSE, AND THAT SELLER
                           MAKES NO WARRANTY THAT THE PROPERTY IS FIT FOR ANY
                           PARTICULAR PURPOSE); OR (XIX) TAX CONSEQUENCES
                           (INCLUDING, BUT NOT LIMITED TO, THE AMOUNT, USE, OR
                           PROVISIONS RELATING TO ANY TAX CREDITS).

                  (b)      SALE "AS IS". EXCEPT AS EXPRESSLY SET FORTH IN THIS
                           AGREEMENT OR ANY OF THE CLOSING DOCUMENTS, PURCHASER
                           HAS NOT RELIED UPON AND WILL NOT RELY UPON, EITHER
                           DIRECTLY OR INDIRECTLY, ANY REPRESENTATION OR
                           WARRANTY OF SELLER OR ANY OF ITS AGENTS (EXCEPT
                           TENANT) AND ACKNOWLEDGES THAT NO SUCH REPRESENTATIONS
                           HAVE BEEN MADE. PURCHASER REPRESENTS THAT IT IS A
                           KNOWLEDGEABLE, EXPERIENCED, AND SOPHISTICATED
                           PURCHASER OF REAL ESTATE AND THAT IT IS RELYING ON
                           (I) ITS OWN EXPERTISE AND THAT OF PURCHASER'S
                           CONSULTANTS IN PURCHASING THE PROPERTY, (II) THE
                           EXPRESS REPRESENTATIONS AND WARRANTIES OF SELLER
                           EXPRESSLY SET FORTH IN THIS AGREEMENT AND THIS
                           CLOSING DOCUMENTS AND (III) THE REPRESENTATIONS AND
                           WARRANTIES OF TENANT UNDER THE LEASE. PURCHASER WILL
                           CONDUCT SUCH INSPECTIONS AND INVESTIGATIONS OF THE
                           PROPERTY AS PURCHASER DEEMS NECESSARY IN LIGHT OF
                           TENANT'S REPRESENTATION UNDER THE LEASE. UPON
                           CLOSING, AS BETWEEN PURCHASER AND

                                      -10-
<PAGE>
                           SELLER ONLY, PURCHASER SHALL ASSUME THE RISK THAT
                           ADVERSE MATTERS, INCLUDING, BUT NOT LIMITED TO,
                           ADVERSE PHYSICAL AND ENVIRONMENTAL CONDITIONS, MAY
                           NOT HAVE BEEN REVEALED BY PURCHASER'S INSPECTIONS AND
                           INVESTIGATIONS AND HEREBY WAIVES ANY CLAIM (EXCEPT
                           CLAIMS ARISING FROM A BREACH OF THIS AGREEMENT)
                           PURCHASER MAY HAVE AGAINST SELLER, NOW OR IN THE
                           FUTURE, IN CONNECTION WITH ANY SUCH ADVERSE MATTERS,
                           INCLUDING, WITHOUT LIMITATION, ANY RIGHT OF
                           CONTRIBUTION. PURCHASER ACKNOWLEDGES AND AGREES THAT,
                           IF ALL PURCHASER'S CONDITIONS PRECEDENT TO CLOSING
                           HAVE BEEN SATISFIED OR WAIVED, UPON CLOSING, SELLER
                           SHALL SELL AND CONVEY TO PURCHASER AND PURCHASER
                           SHALL ACCEPT THE PROPERTY "AS IS, WHERE IS," WITH ALL
                           FAULTS. PURCHASER FURTHER ACKNOWLEDGES AND AGREES
                           THAT THERE ARE NO ORAL AGREEMENTS, WARRANTIES OR
                           REPRESENTATIONS, COLLATERAL TO OR AFFECTING THE
                           PROPERTY BY SELLER, OR ANY AGENT OF SELLER (EXCEPT
                           TENANT). THE TERMS AND CONDITIONS OF THIS SECTION 5.5
                           SHALL EXPRESSLY SURVIVE THE CLOSING, NOT MERGE WITH
                           THE PROVISIONS OF ANY CLOSING DOCUMENTS. SELLER IS
                           NOT LIABLE OR BOUND IN ANY MANNER BY ANY ORAL OR
                           WRITTEN STATEMENTS, REPRESENTATIONS, OR INFORMATION
                           PERTAINING TO THE PROPERTY FURNISHED BY ANY REAL
                           ESTATE BROKER, AGENT (EXCEPT TENANT), EMPLOYEE,
                           SERVANT, OR OTHER PERSON, UNLESS THE SAME ARE
                           SPECIFICALLY SET FORTH OR REFERRED TO HEREIN.
                           PURCHASER ACKNOWLEDGES THAT THE PURCHASE PRICE
                           REFLECTS THE "AS IS" NATURE OF THIS SALE AND ANY
                           FAULTS, LIABILITIES, DEFECTS OR OTHER ADVERSE MATTERS
                           THAT MAY BE ASSOCIATED WITH THE PROPERTY. PURCHASER
                           HAS FULLY REVIEWED THE DISCLAIMERS, ASSUMPTIONS, AND
                           WAIVERS SET FORTH IN THIS AGREEMENT WITH ITS COUNSEL
                           AND UNDERSTANDS THE SIGNIFICANCE AND EFFECT THEREOF.
                           PURCHASER FURTHER ACKNOWLEDGES AND AGREES THAT THE
                           PROVISIONS OF THIS ARTICLE V AND IN PARTICULAR THIS
                           SECTION 5.5 ARE AN INTEGRAL PART OF THIS AGREEMENT
                           AND THAT SELLER WOULD NOT HAVE AGREED TO SELL THE
                           PROPERTY TO PURCHASER FOR THE PURCHASE PRICE WITHOUT
                           SUCH PROVISIONS. NOTHING CONTAINED IN THIS SECTION
                           5.5(b) OR ELSEWHERE IN THIS AGREEMENT SHALL REDUCE OR
                           AFFECT IN ANY WAY WHATSOEVER: (I) THE TENANT'S
                           OBLIGATIONS, DUTIES AND LIABILITIES ARISING UNDER THE
                           LEASE, AND

                                      -11-
<PAGE>
                           (II) PURCHASER'S RIGHTS AND PRIVILEGES REGARDING ANY
                           PERSON OTHER THAN SELLER.

                  (c)      Hazardous Substances Defined. For purposes hereof,
                           "HAZARDOUS SUBSTANCES" means any hazardous, toxic or
                           dangerous waste, substance or material, pollutant or
                           contaminant, as defined for purposes of the
                           Comprehensive Environmental Response, Compensation
                           and Liability Act of 1980 (42 U.S.C. Sections 9601 et
                           seq.), as amended, or the Resource Conservation and
                           Recovery Act (42 U.S.C. Sections 6901 et seq.), as
                           amended, or any other federal, state, or local law,
                           ordinance, rule, or regulation applicable to the
                           Property, or any substance which is toxic, explosive,
                           corrosive, flammable, infectious, radioactive,
                           carcinogenic, mutagenic or otherwise hazardous, or
                           any substance which contains gasoline, diesel fuel or
                           other petroleum hydrocarbons, polychlorinated
                           biphenyls (pcbs), radon gas, urea formaldehyde,
                           asbestos, lead or electromagnetic waves.

Section 5.6       Intentionally Omitted.

Section 5.7       Purchaser and Seller Represented by Counsel.

                  Purchaser and Seller hereby represents and warrants to the
                  other that: (i) it is not in a significantly disparate
                  bargaining position in relation to the other; (ii) it is
                  represented by legal counsel in connection with the
                  transaction contemplated by this Agreement; and (iii)
                  Purchaser is purchasing and Seller is selling the Property for
                  business, commercial, investment, or other similar purpose.
                  Purchaser represents and warrants to Seller that it is
                  purchasing the Property not for use as Purchaser's residence.

                                   ARTICLE VI.
                                     CLOSING

Section 6.1       Closing Date.

                  The Closing shall be held in the offices of Closing Agent, or
                  such other location as may be mutually agreed upon by Seller
                  and Purchaser, at 10:00 a.m. (Dallas, Texas time) on December
                  21, 2001, or at such other time as mutually agreed by Seller
                  and Purchaser. Notwithstanding the foregoing, Purchaser may
                  elect for the Closing to occur any business day prior to
                  December 21, 2001 by giving three days prior written notice of
                  such earlier date to Seller and Closing Agent. The date on
                  which the Closing occurs is the "Closing Date."

Section 6.2       Closing Matters.

                  (a)      Seller's Deliveries. At Closing, Seller shall
                           deliver:

                                      -12-
<PAGE>
                           (i)      possession of the Property, subject to the
                                    Permitted Exceptions;

                           (ii)     to the extent in Seller's or Seller's
                                    agent's possession or control, copies of all
                                    Permits;

                           (iii)    an executed and acknowledged special
                                    warranty deed (the "DEED") in substantially
                                    the form set forth in Exhibit B conveying
                                    the Real Property subject to the Permitted
                                    Exceptions;

                           (iv)     a bill of sale in substantially the form of
                                    Exhibit C (the "BILL OF SALE"), executed and
                                    acknowledged by Seller, conveying without
                                    warranty the Personalty;

                           (v)      an executed Assignment and Assumption of
                                    Warranties in substantially the form of
                                    Exhibit E (the "ASSIGNMENT OF WARRANTIES");

                           (vi)     a certificate of Seller respecting the
                                    non-foreign status of Seller in the form set
                                    forth in Exhibit D attached hereto;

                           (vii)    the originals of the Warranties, Service
                                    Contracts, Plans and Permits in Seller's or
                                    Seller's Agent's possession or control;

                           (viii)   an executed Lease between Purchaser and Dave
                                    & Buster I, L.P. ("TENANT") in substantially
                                    the form attached hereto as Exhibit F (the
                                    "LEASE"); and

                           (ix)     an executed guaranty of the Lease by Dave &
                                    Buster's, Inc. ("GUARANTOR") in favor of
                                    Purchaser as Landlord under the Lease, in
                                    the form attached to the Lease as Exhibit D.

                           (x)      such other documents as may be reasonably
                                    required by Closing Agent, including, but
                                    not limited to, documents evidencing the
                                    authority of Seller to consummate the sale
                                    of the Property in accordance with this
                                    Agreement and designating those persons
                                    authorized to execute and deliver all
                                    necessary documents at Closing.

         (b)      Purchaser's Deliveries. At Closing, Purchaser shall deliver:

                           (i)      the remaining funds for the Purchase Price
                                    to the Closing Agent, sent by wire transfer
                                    of immediately available federal funds to
                                    the account designated by Closing Agent;

                                      -13-
<PAGE>
                           (ii)     the Note, duly executed by Purchaser;

                           (iii)    the Assignment of Warranties, duly executed
                                    and acknowledged by Purchaser;

                           (iv)     the Lease, duly executed and acknowledged by
                                    Purchaser; and

                           (v)      such other documents as may be reasonably
                                    required by Seller or Closing Agent,
                                    including, but not limited to, documents
                                    evidencing the authority of Purchaser to
                                    consummate the purchase of the Property in
                                    accordance with this Agreement and
                                    designating those persons authorized to
                                    execute and deliver all necessary documents
                                    at Closing.

                  (c)      Intentionally Omitted.

                  (d)      Preparation of Documents. All of the documents that
                           are not attached hereto as exhibits to be executed at
                           Closing shall be in form prepared to the reasonable
                           satisfaction of Seller and Purchaser.

Section 6.3       Closing Costs.

                  Except as otherwise provided in Section 7.3, each party shall
                  be responsible for the payment of its own attorneys' fees
                  incurred in connection with the transaction that is the
                  subject of this Agreement. Any escrow fee charged by the Title
                  Company shall be paid equally by Purchaser and Seller. Any
                  transfer or documentary stamp tax, or similar charge (the
                  "TRANSFER TAXES"), shall be paid by Seller at Closing.
                  Purchaser shall pay all premiums associated with extended
                  coverage or any endorsements or modifications to the Title
                  Policy, the costs of any updated Survey, and costs of any
                  inspections or tests Purchaser authorizes or conducts.

Section 6.4       Real Estate Commission.

                  Seller agrees to pay, at Closing, to LMT Investment Company
                  and Staubach Retail Services, Inc. (collectively, the
                  "BROKERS"), a real estate commission in accordance with
                  separate written contracts, but only in the event of a Closing
                  in strict accordance with this Agreement. The payment of the
                  aforementioned commission to the Brokers by Seller shall fully
                  satisfy any obligations of Seller for the payment of any real
                  estate commission hereunder or in connection herewith. Seller
                  and Purchaser each represent and warrant to the other that no
                  real estate brokerage commission is payable to any person or
                  entity in connection with the transaction contemplated hereby
                  (other than as described above in this Section 6.4), and each
                  agrees to and does hereby indemnify and hold the other
                  harmless

                                      -14-
<PAGE>
                  against the payment of any commission to any person or entity
                  (other than as described above in this Section 6.4) claiming
                  by, through or under Seller or Purchaser, as applicable. This
                  indemnification shall extend to any and all claims,
                  liabilities, costs, and expenses (including reasonable
                  attorneys' fees and litigation costs) arising as a result of
                  such claims and shall survive the Closing.

Section  6.5      Conditions Precedent to Seller's Obligations. Seller's
                  obligation to consummate Closing hereunder is expressly
                  conditioned on the satisfaction, at or before the Closing Date
                  or such earlier date as is specified below, of each of the
                  following conditions (any one or more of which may be waived,
                  in whole or in part by Seller, at Seller's option):

                  (a)      All of the representations and warranties of
                           Purchaser contained in this Contract shall have been
                           true and correct when made and shall be true and
                           correct on the Closing Date with the same effect as
                           if made on and as of such date.

                  (b)      Purchaser shall have performed, observed and complied
                           with all covenants, agreements and conditions
                           required by this Contract to be performed, observed
                           and complied with on its part prior to or as of the
                           Closing.

Section 6.6       Conditions Precedent to Purchaser's Obligations. Purchaser's
                  obligations hereunder (including, without limitation, its
                  obligation to purchase and accept the Property) are expressly
                  conditioned on the satisfaction, at or before the Closing Date
                  or such earlier date as is specified below, of each of the
                  following conditions (any one or more of which may be waived,
                  in whole or in part, by Purchaser at Purchaser's option):

                  (a)      All of the representations and warranties of Seller
                           contained in this Contract shall have been true and
                           correct when made and shall be true and correct on
                           the Closing Date with the same effect as if made on
                           and as of such date (in both cases, without regard to
                           any "knowledge" qualifications).

                  (b)      Seller shall have performed, observed and complied
                           with all covenants, agreements and conditions
                           required by this Contract to be performed, observed
                           and complied with on its part prior to or as of the
                           Closing hereof.

                  (c)      The physical condition of the Property shall be
                           substantially the same on the Closing Date as on the
                           Effective Date.

                  (d)      Purchaser shall have obtained a satisfactory Title
                           Policy in accordance with Section 4.1(a).

                                      -15-
<PAGE>
                  (e)      The Lease and the Guaranty are both in full force and
                           effect.

                  (f)      As of Closing, no proceedings shall be pending or
                           threatened which could or would (i) involve the
                           change, redesignation, redefinition or other
                           modification of the zoning classification of (or any
                           zoning, building or environmental code requirements
                           applicable to) the Property, or any portion thereof,
                           or (ii) otherwise materially adversely affect the
                           Property.

                                  ARTICLE VII.
                                    REMEDIES

Section 7.1       Seller's Remedies.

                  Other than the matters provided in Sections 5.3 and 6.4
                  hereof, in the event Purchaser materially breaches this
                  Agreement, Seller, as its sole and exclusive remedy at law in
                  equity or otherwise, shall be entitled to terminate this
                  Agreement and recover the Earnest Money as liquidated damages
                  and not as penalty, in full and complete satisfaction of any
                  and all claims against Purchaser arising in any manner
                  whatsoever from this Agreement or the transaction contemplated
                  in this Agreement. Seller and Purchaser agree that the
                  Seller's damages resulting from Purchaser's default are
                  difficult, if not impossible, to determine and the Earnest
                  Money is a fair and reasonable estimate of those damages which
                  has been agreed to in an effort to cause the amount of said
                  damages to be certain.

Section 7.2       Purchaser's Remedies.

                  Other than matters provided in Sections 6.4 or 8.4, in the
                  event Seller materially breaches this Agreement, Purchaser may
                  elect, as its sole remedies, to (a) terminate this Agreement
                  by giving Seller timely written notice of such election prior
                  to or at Closing or (b) enforce specific performance of the
                  obligations of Seller. In the event of a material breach of
                  representation or warranty by Seller discovered by Purchaser
                  after Closing, Purchaser's remedies are those described in
                  Section 8.4.

Section 7.3       Attorneys' Fees.

                  In the event either party hereto is required to employ an
                  attorney in connection with claims by one party against the
                  other arising from the operation of this Agreement, the
                  non-prevailing party shall pay the prevailing party all
                  reasonable fees and expenses, including attorneys' fees,
                  incurred in connection with such transaction.

                                      -16-
<PAGE>
Section 7.4       Disposition of Earnest Money.

                  In the event of a termination of this Agreement by either
                  Seller or Purchaser, Closing Agent is authorized to deliver
                  the Earnest Money to the party hereto entitled to same
                  pursuant to the terms hereof on or before the fifth (5th) day
                  following receipt by the Closing Agent and non-terminating
                  party of written notice of such termination from the
                  terminating party, unless the other party hereto notifies the
                  Closing Agent that it disputes the right of the other party to
                  receive the Earnest Money. In such event, the Closing Agent
                  shall interplead the Earnest Money into a court of competent
                  jurisdiction in Atlanta, Georgia. All attorneys' fees and
                  costs and Closing Agent's costs and expenses incurred in
                  connection with such interpleader shall be assessed against
                  the party that is not awarded the Earnest Money or if the
                  Earnest Money is distributed in part to both parties, then in
                  proportion of such distribution. Notwithstanding the
                  foregoing, in the event this Agreement is terminated and
                  Purchaser is entitled to receive the Earnest Money, Closing
                  Agent is not authorized to deliver the Earnest Money to
                  Purchaser unless and until Purchaser has delivered to Closing
                  Agent the Documents and the Purchaser's Information.

                                 ARTICLE VIII.
                   REPRESENTATIONS, WARRANTIES, AND COVENANTS

Section 8.1       Purchaser's Representations and Warranties.

                  (a)      Authority of Purchaser. Purchaser represents and
                           warrants that Purchaser has full right, power, and
                           authority to enter into this Agreement and, at
                           Closing, will have full right, power and authority to
                           consummate the sale provided for herein.

                  (b)      No Bankruptcy or Receivership. That at no time on or
                           before the Closing Date, shall any of the following
                           have occurred with respect to Purchaser, and if
                           Purchaser is a partnership, to any general partners
                           of Purchaser: (i) the commencement of a case under
                           Title 11 of the United States Code, as now
                           constituted or hereafter amended, or under any other
                           applicable federal or state bankruptcy law or other
                           similar law; (ii) the appointment of a trustee or
                           receiver of any property interest; (iii) an
                           assignment for the benefit of creditors; (iv) an
                           attachment, execution or other judicial seizure of a
                           substantial property interest; (v) the taking of,
                           failure to take, or submission to any action
                           indicating an inability to meet its financial
                           obligations as they accrue; or (vi) a dissolution or
                           liquidation, death or incapacity.

Section 8.2       Seller's Representations and Warranties.

                  (a)      Seller is the fee simple owner of the Real Property
                           and has full power to own, occupy and transfer the
                           Property.

                                      -17-
<PAGE>
                  (b)      Seller is a Missouri corporation duly organized
                           validly existing and in good standing, and Seller is
                           qualified to do business in all states in which
                           qualification is necessary to conduct its business,
                           and has the power and authority to execute and
                           deliver this Agreement and conclude the transactions
                           contemplated therein.

                  (c)      The execution nor the delivery of this Agreement and
                           the other documents called for hereunder nor the
                           consummation of the transactions contemplated hereby
                           or thereby, or compliance with the terms hereof or
                           thereof by Seller, will not (a) violate any laws or
                           conflict with or result in a material breach of the
                           terms of or constitute a default under the
                           organizational documents of Seller or under any
                           contract, judgment, or other restriction of any kind
                           to which Seller is a party or by which Seller or the
                           Property is bound, (b) require any approval, consent,
                           authorization of, or other order or action of, or
                           filing with, any court, governmental authority or
                           regulatory body, or any other person or entity, (c)
                           give any party with rights under any contract,
                           judgment or other restriction to which Seller is a
                           party, or by which Seller or the Property is bound,
                           the right to terminate, modify or otherwise change
                           the rights or obligations of Seller under such
                           contract, judgment or other restriction, or (d)
                           result in liens or rights of third parties regarding
                           the Property. This Agreement and any other agreements
                           and instruments required to be delivered under this
                           Agreement by Seller, when executed and delivered by
                           Seller and Purchaser, will constitute valid and
                           binding obligations of Seller and will be enforceable
                           in accordance with their respective terms, except as
                           enforceability may be limited by bankruptcy,
                           insolvency, reorganization, moratorium, or other laws
                           affecting creditor's rights generally or by general
                           principles of equity.

                  (d)      There is no pending or, to the knowledge of Seller,
                           threatened condemnation or similar proceeding or
                           special assessment (inclusive of assessments for
                           street widening, repair, or improvement), or change
                           in zoning affecting the Property.

                  (e)      Seller has received no written notice concerning the
                           Property from any Governmental Authority (as defined
                           below in this Section 8.2) about a violation (or
                           alleged violation, or of matters which with the
                           passage of time or giving of notice, or both, would
                           become violations) of any federal, state, county, or
                           city statute, ordinance, code, rule, or regulation or
                           stating that any investigation has commenced or is
                           contemplated regarding any violation.

                  (f)      There is no pending or, to Seller's knowledge,
                           threatened material litigation or administrative
                           proceeding affecting the Property.

                                      -18-
<PAGE>
                  (g)      There are no attachments, executions, assignments for
                           the benefit of creditors, or voluntary or involuntary
                           proceedings in bankruptcy or under other debtor
                           relief laws contemplated by, pending, or threatened
                           against Seller.

                  (h)      All necessary certificates of occupancy, licenses,
                           permits, authorizations, consents, and approvals
                           required by all governmental or quasi-governmental
                           authorities having jurisdiction, and the requisite
                           certificates of the local Board of Fire Underwriters
                           (or other body exercising similar functions) have
                           been issued for the Improvements, have been paid for
                           in full, and are in full force and effect.

                  (i)      Seller has not received any notices from any
                           insurance company or board of underwriters of any
                           defects or inadequacies in the Property or any part
                           thereof which would adversely affect the insurability
                           of the Property or increase the premiums for the
                           insurance on the Property.

                  (j)      The Improvements and Personalty at Closing will be
                           owned by Seller free and clear of any conditional
                           bills of sale, chattel mortgages, security agreements
                           or financing statements or other liens or security
                           interests of any kind.

                  (k)      To Seller's knowledge, no default or breach exists
                           under any of the covenants, conditions, restrictions,
                           rights-of-way or easements, if any, affecting all or
                           any portion of the Property which are to be performed
                           or complied with by the owner of the Property.

                  (l)      No work has been performed or is in progress at, and
                           no materials have been furnished to, the Property
                           which, though not presently the subject of, might
                           give rise to, mechanics', materialmen's or other
                           liens against the Property or any portion thereof. If
                           any lien for such work is filed before or after
                           Closing hereunder, Seller shall promptly discharge
                           the same.

                  (m)      Seller has duly filed with the proper authorities all
                           federal, state and local tax returns and reports
                           relating to the Real Property required by law or
                           regulation to be filed. The Property has been
                           rendered and valued for ad valorem and similar taxes
                           and assessments as fully improved.

                  (n)      There are no adverse or other parties in possession
                           of the Property, or any part thereof, except Seller,
                           nor has any party been granted any license, lease, or
                           other right relating to the use or possession of the
                           Property, or any part thereof, except the Permitted
                           Encumbrances.

                                      -19-
<PAGE>
                  (o)      To Seller's knowledge, there are no threatened or
                           endangered species or their habitat on the Property.

                  (p)      Seller warrants that it has not received notice of
                           any environmental hazards or conditions that affect
                           the Property, and that it has not received notice
                           that there are any Hazardous Substances on the
                           Property.

                  (q)      Seller has not used the Property for the storage or
                           disposal of Hazardous Substances and has not received
                           notice that the Property was ever used for those
                           purposes.

                  (r)      Seller is not a "foreign person" within the meaning
                           of Section 1445(f)(3) of the Code.

                  (s)      No party has a right of first refusal or option or
                           similar right to purchase all or any part of the
                           Property.

                  (t)      The Documents are true, correct and complete copies
                           of what each purports to be. The Documents are all
                           the material documents, studies, reports, surveys,
                           maps and other materials regarding the Property in
                           Seller's or Seller's agents' possession or control.

                  The term "GOVERNMENTAL AUTHORITY" means the United States of
                  America, the state, county, and city where the Property is
                  located, and any other political subdivision in which the
                  Property is located or which exercises jurisdiction over the
                  Property, and any agency, department, commission, board,
                  bureau, property owners association, utility district, flood
                  control district, improvement district, or similar district,
                  or other instrumentality of any of them.

Section  8.3      Seller's Covenants. Seller hereby covenants and agrees with
                  Purchaser as follows:

                  (a)      At all time from the Effective Date until the Closing
                           Date, Seller shall maintain (or cause to be
                           maintained, in accordance with the terms of the
                           Lease) in force, fire and extended coverage insurance
                           upon the Real Property for not less than the full
                           replacement value of the Real Property, and
                           commercial general liability insurance with respect
                           to injury or death to persons and damage to property
                           in an amount not less than $1,000,000; and

                  (b)      Prior to the Closing, Seller shall maintain the
                           Improvements in their present condition and repair,
                           except for normal wear and tear and any casualty or
                           condemnation, and Seller shall not remove any
                           fixtures,

                                      -20-
<PAGE>
                           equipment, furnishings and other personalty from the
                           Improvements without replacing them with new items of
                           like or greater value.

                  (c)      Seller shall not negotiate, execute or commit to
                           enter into (i) any tenant lease; or (ii) any
                           modification, amendment restatement or renewal of any
                           of the leases, without Purchaser's prior written
                           consent in each instance.

                  (d)      Seller shall not enter into any third party contract
                           with respect to the Property which will survive the
                           Closing.

                  (e)      Pending Closing, Seller shall operate and manage the
                           Property in a normal businesslike manner, and shall
                           perform when due, all of Seller's obligations under
                           all third party contracts, insurance policies,
                           governmental approvals and any other agreements
                           relating to the Property and otherwise in accordance
                           with applicable laws, ordinances, rules and
                           regulations affecting the Property.

                  (f)      Seller has paid or will pay in full, prior to
                           Closing, all bills and invoices for labor, goods,
                           materials and services of any kind with respect to
                           the Property and utility charges relating to the
                           period prior to Closing.

                  (g)      All action required pursuant to this Contract which
                           is necessary to effectuate the transactions
                           contemplated herein will be taken promptly and in
                           good faith by Seller, and Seller shall furnish
                           Purchaser with such documents or further assurances
                           as Purchaser may reasonably require.

                  (h)      After the date hereof and prior to Closing, no part
                           of the Property, nor any interest therein, will be
                           alienated, liened, encumbered or otherwise
                           transferred.

                  (i)      Seller shall promptly notify Purchaser of any change
                           in any condition with respect to the Property or of
                           any event or circumstance which makes any
                           representation or warranty of Seller to Purchaser
                           under this Contract untrue or misleading in any
                           material respect, it being understood that Seller's
                           obligation to provide notice to Purchaser under this
                           Section 8.3 shall in no way relieve Seller of any
                           liability for a breach by Seller of any of its
                           representations, warranties or covenants under this
                           Contract.

Section 8.4       Survival of Representations and Warranties.

                  Except as otherwise expressly set forth herein, the
                  representations and warranties set forth in Section 8.2 shall
                  be continuing and shall be true and correct on and as of the
                  Closing Date with the same force and effect as if made at that
                  time, and such representations and

                                      -21-
<PAGE>
                  warranties shall survive the Closing for a period of two
                  years.

Section 8.5       Knowledge Standard.

                  For purposes of this Agreement, wherever the terms "SELLER'S
                  KNOWLEDGE" or "TO THE BEST OF SELLER'S KNOWLEDGE" is used, it
                  shall be limited to the actual knowledge (being the current,
                  conscious awareness of facts or other information) of John
                  Davis or Bryan Spain (collectively, "SELLER'S
                  REPRESENTATIVES"). Seller represents and warrants to Purchaser
                  that Seller's Representatives have made a reasonable inquiry
                  of other employees and agents of Seller and are the most
                  knowledgeable persons regarding the Property and Seller's
                  operation thereof. The Seller's Representatives are acting for
                  and on behalf and in their capacities as officers of Seller or
                  one or more of Seller's affiliates and are in no manner
                  expressly or impliedly making any of these representations in
                  their individual capacity and Purchaser waives any right to
                  sue or seek any judgment or claim against the Seller's
                  Representatives. The term "TO SELLER'S KNOWLEDGE" or "TO THE
                  BEST OF SELLER'S KNOWLEDGE" shall not include knowledge
                  imputed to the Seller from any other person.

                                  ARTICLE IX.
                                  CONDEMNATION

Section 9.1       Condemnation.

                  If, prior to Closing, any governmental authority or other
                  entity having condemnation authority shall institute an
                  eminent domain proceeding or take any steps preliminary
                  thereto (including the giving of any direct or indirect notice
                  of intent to institute such proceedings) with regard to a
                  Material Portion (as hereinafter defined) of the Real
                  Property, and the same is not dismissed on or before ten (10)
                  days prior to Closing, Purchaser shall be entitled to
                  terminate this Agreement by giving written notice to Seller on
                  or before the earlier to occur of (a) ten (10) days following
                  notice by Seller to Purchaser of such condemnation, or (b) the
                  Closing Date. In the event Purchaser does not terminate this
                  Agreement pursuant to the preceding sentence, Purchaser shall
                  be conclusively deemed to have elected to close the
                  acquisition of the Property subject to such condemnation,
                  without any reduction in Purchase Price, and waives any right
                  to terminate this Agreement as a result thereof. For purposes
                  of this Section 9.1, a "MATERIAL PORTION" shall mean that
                  portion of the Real Property which, if taken or condemned,
                  would reduce the value of the Property by not less than
                  $50,000.00. Notwithstanding anything to the contrary herein,
                  if any eminent domain proceeding is instituted (or notice of
                  which is given) solely for the taking of any subsurface rights
                  for utility easements or for any right-of-way easement, and
                  the surface may, after such taking, be used in substantially
                  the same manner as though such rights had not been taken,
                  Purchaser shall not be entitled to terminate this Agreement as
                  to any part of the Real Property, but any award

                                      -22-
<PAGE>
                  resulting therefrom shall be the exclusive property of
                  Purchaser upon Closing. In the event Purchaser elects to
                  terminate this Agreement under this Section 9.1, the Earnest
                  Money (less the Independent Consideration) shall be returned
                  to Purchaser upon Closing Agent's receipt of the Documents and
                  Purchaser's Information in accordance with Section 5.4, and
                  neither party to this Agreement shall thereafter have any
                  further rights or obligations hereunder except as otherwise
                  provided in Sections 5.3 and 6.4 hereof. If Purchaser waives
                  (or is deemed to have waived) the right to terminate this
                  Agreement as a result of such a condemnation, despite such
                  condemnation, Seller and Purchaser shall close this Agreement
                  in accordance with the terms hereof with no reduction in the
                  Purchase Price, and Seller shall assign to Purchaser at
                  Closing all of Seller's right, title and interest in and to
                  all proceeds resulting or to result from said condemnation and
                  Seller will execute and deliver to Purchaser at Closing, or
                  thereafter on demand, all proper instruments for the
                  assignment to and collection by Purchaser of any such award.

                                   ARTICLE X.
                                  RISK OF LOSS

Section 10.1      Risk of Loss.

                  Until Closing, Seller alone shall bear the risk of loss should
                  there be damage to any of the Improvements by fire or other
                  casualty (collectively, "CASUALTY"). If, prior to the Closing,
                  any of the Improvements shall be damaged by a Casualty, Seller
                  shall take all action necessary to preserve and protect the
                  Improvements from further loss or damage, and Seller shall
                  deliver to Purchaser within one (1) business day of such
                  Casualty written notice ("CASUALTY LOSS Notice") of such
                  Casualty.

Section 10.2      Loss.

                  If the cost of restoring the Improvements to their condition
                  prior to the Casualty, in full compliance with all applicable
                  building and zoning laws, ordinances and regulations, will
                  exceed $100,000 whether or not such damage is covered by
                  insurance, Purchaser (but not Seller) may either (a) terminate
                  this Contract by delivering written notice to Seller prior to
                  the Closing or (b) waive its right of termination and proceed
                  to close this transaction in accordance with the terms hereof
                  without reduction to the Purchase Price and Seller shall
                  deliver to Purchaser an amount equal to the deductible and
                  assign to Purchaser all of its rights in the resulting
                  casualty insurance proceeds and a pro rata share of the rental
                  or business loss proceeds, if any, from the insurance
                  coverage. In which the event (A) Purchaser may notify all
                  appropriate insurance companies of its interest in the
                  insurance proceeds, and (B) all casualty insurance proceeds
                  payable as a result of the loss (subject to the limitation
                  herein described) and Purchaser's pro rata share of any rental
                  or business loss proceeds shall be assigned to Purchaser at
                  Closing.

                                      -23-
<PAGE>
                                   ARTICLE XI.
                                  MISCELLANEOUS

Section 11.1      Entire Agreement.

                  This Agreement contains the entire agreement of the parties
                  hereto. There are no other agreements, oral or written, and
                  this Agreement can be amended only by written agreement signed
                  by the parties hereto, and by reference, made a part hereof.

Section 11.2      Agreement Binding on Parties; Assignment.

                  This Agreement, and the terms, covenants, and conditions
                  herein contained, shall inure to the benefit of and be binding
                  upon the heirs, personal representatives, successors, and
                  assigns of each of the parties hereto. Purchaser may assign
                  its rights under this Agreement only upon the following
                  conditions: (i) the assignee of Purchaser must be an affiliate
                  (as that term is defined in the rules and regulations
                  promulgated by the Securities and Exchange Commission under
                  the Securities Act of 1933, as amended) of Purchaser, (ii) all
                  of the Earnest Money must have been delivered in accordance
                  with Section 2.2, (iii) Purchaser shall remain primarily
                  liable for the performance of Purchaser's obligations, and
                  (iv) a copy of the fully executed written assignment and
                  assumption agreement along with the taxpayer identification
                  number of the proposed assignee, shall be delivered to Seller
                  at least two (2) days prior to Closing. No transfer or
                  assignment in violation of this Section 11.2 is valid or
                  enforceable.

Section 11.3      Effective Date.

                  The Effective Date of this Agreement shall be the date on
                  which the Closing Agent acknowledges its receipt of a copy of
                  this Agreement executed by both Seller and Purchaser and
                  receipt of the Earnest Money. The execution hereof by Seller
                  shall constitute an offer by Seller to Purchaser to sell the
                  Property on the terms and conditions herein stated.

Section 11.4      Notice.

                  All notices, requests, approvals, consents, and other
                  communications required or permitted under this Agreement
                  ("NOTICES") must be in writing and are effective:

                  (a)      on the business day sent if (i) sent by telecopier
                           prior to 5:00 p.m. Los Angeles, California time, (ii)
                           the sending telecopier generates a written
                           confirmation of sending, and (iii) a confirming copy
                           is sent on the same business day by one of the other
                           methods specified below.

                                      -24-
<PAGE>
                  (b)      on the next business day after delivery, on a
                           business day, to a nationally recognized overnight
                           courier service for prepaid overnight delivery.

                  (c)      3 days after being deposited in the United States
                           mail, certified, return receipt requested, postage
                           prepaid, or

                  (d)      upon receipt if delivered by any method other than
                           the methods specified above.

                  All Notices must be sent to the address for each party
                  specified below or to any other address any party specifies by
                  ten (10) days' prior notice to the other party.

                  Seller:                   D & B Realty Holding, Inc.
                                            2481 Manana Drive
                                            Dallas, Texas 75220
                                            Attn: John Davis, Esq.
                                            Fax: (214) 357-1536
                                            Email: john_davis@daveandbusters.com

                  with a copy               Kane, Russell, Coleman & Logan, P.C.
                  to:                       3700 Thanksgiving Tower
                                            1601 Elm Street
                                            Dallas, Texas 75201
                                            Attn: Scott A. Dyche
                                            Fax: (214) 777-4299
                                            Email: sdyche@krcl.com

                  and to:                   Staubach Retail Services, Inc.
                                            15601 Dallas Parkway
                                            Suite 400
                                            Addison, Texas  75001
                                            Attn: Mike Holsomback
                                            Fax: (972) 361-5909
                                            Email: holsomback@staubach.com

                  Purchaser:                c/o Elysee Management Group, Inc.
                                            27520 Hawthorne Boulevard, Suite 235
                                            Rolling Hills, California  90274
                                            Attn:  Wayne Kao
                                            Facsimile: 310-275-8914

                  with a copy               Irell & Manella LLP
                                            1800 Avenue of the Stars
                                            Los Angeles, California  90067
                                            Attn:  Mark Wiesenthal
                                            Fax: (310) 203-7199

                                      -25-
<PAGE>
                                            Email: mwiesenthal@irell.com

                  Closing Agent/            Hexter-Fair Title Company
                  Title Company:            8333 Douglas Avenue
                                            Suite 130
                                            Dallas, Texas 75225
                                            Attn:  Carol Erick
                                            Fax: (214) 987-3351
                                            Email: caerick@hexter-fair.com

Section 11.5      Time of the Essence.

                  Time is of the essence in all things pertaining to the
                  performance of this Agreement.

Section 11.6      Place of Performance.

                  This Agreement is made and shall be performable in Atlanta,
                  Georgia, and shall be construed in accordance with the laws of
                  the State of Georgia, without regard to principles of
                  conflicts of law.

Section 11.7      Currency.

                  All dollar amounts are expressed in United States currency.

Section 11.8      Section Headings.

                  The section headings contained in this Agreement are for
                  convenience only and shall in no way enlarge or limit the
                  scope or meaning of the various and several sections hereof.

Section 11.9      Obligations.

                  To the extent necessary to carry out the terms and provisions
                  hereof, and unless otherwise specifically provided elsewhere
                  herein, the terms, conditions, obligations and rights set
                  forth herein shall not be deemed terminated at the time of
                  Closing, nor will they merge into the various documents
                  executed and delivered at the time of Closing.

Section 11.10     Business Days.

                  In the event that any date or any period provided for in this
                  Agreement shall end on a Saturday, Sunday, or legal holiday in
                  the state defined in Section 11.6 hereof,

                                      -26-
<PAGE>
                  the applicable date or period shall be extended to the first
                  business day following such Saturday, Sunday, or legal
                  holiday.

Section 11.11     No Recordation.

                  Without the prior written consent of Seller, there shall be no
                  recordation of either this Agreement or any memorandum hereof,
                  or any affidavit pertaining hereto and any such recordation of
                  this Agreement or memorandum hereto by Purchaser without the
                  prior written consent of Seller shall constitute a default
                  hereunder by Purchaser, whereupon this Agreement shall, at the
                  option of Seller, terminate and be of no further force and
                  effect. Upon termination, all Earnest Money shall be
                  immediately delivered to Seller, whereupon the parties shall
                  have no further duties or obligations one to the other except
                  as provided in Sections 5.3 and 6.4.

Section 11.12     Multiple Counterparts.

                  This Agreement may be executed in multiple counterparts, each
                  of which is to be deemed an original for all purposes. This
                  Agreement may be executed by facsimile signature.

Section 11.13     Severability.

                  If any provision of this Agreement or application to any party
                  or circumstance shall be determined by any court of competent
                  jurisdiction to be invalid and unenforceable to any extent,
                  the remainder of this Agreement or the application of such
                  provision to such person or circumstances, other than those as
                  to which it is so determined invalid or unenforceable, shall
                  not be affected thereby, and each provision hereof shall be
                  valid and shall be enforced to the fullest extent permitted by
                  law.

Section 11.14     Taxpayer ID.

                  Purchaser's Taxpayer ID Number is 93-1218516.

Section 11.15     Section 1031 Exchange.

                  Purchaser may elect, upon notice to Seller given prior to the
                  Closing Date, to exchange the fee title in the Property for
                  other property of like kind and qualifying use within the
                  meaning of Section 1031 of the Internal Revenue Code of 1986,
                  as amended, and the Regulations promulgated thereunder (the
                  "1031 EXCHANGE TRANSACTION"). In order to facilitate the 1031
                  Exchange Transaction, Purchaser may retain the services of a
                  Qualified Intermediary within the meaning of Treas. Reg.
                  1.1031(k)-1(g)(4), which shall provide services to Purchaser
                  in connection

                                      -27-
<PAGE>
                  with Purchaser's 1031 Exchange Transaction. Purchaser
                  expressly reserves the right to assign its rights under this
                  Agreement to a Qualified Intermediary on or before the Closing
                  Date. However, this assignment in no way relieves Purchaser of
                  any obligations or duties under this Agreement. By executing
                  this Agreement, Seller agrees to cooperate with Purchaser and
                  the Qualified Intermediary, at no additional cost to Seller,
                  to effect the 1031 Exchange Transaction and to execute and
                  deliver any and all documents which reasonably may be required
                  to effect the 1031 Exchange Transaction.

Section 11.16     No Assumption of Seller's Liabilities.

                  Purchaser is acquiring only the Property from Seller and is
                  not the successor of Seller. Purchaser does not assume or
                  agree to pay, or indemnify Seller or any person or entity
                  against any liability, obligation or expense of Seller or
                  relating to the Property.

                                        SELLER:

                                        D & B REALTY HOLDING, INC.,
                                        a Missouri corporation

DATE:     December 17, 2001             By:      /s/ David O. Corriveau
                                              --------------------------------
                                        Name:    David O. Corriveau
                                              --------------------------------
                                        Title:   President
                                              --------------------------------

                                      -28-
<PAGE>
                                         PURCHASER:

                                         LANDFAIR, LLC,
                                         a California limited liability company

DATE:               , 2001                By:     /s/ Wayne Kao
                                              --------------------------------
                                          Name:    Wayne Kao
                                              --------------------------------
                                          Title:   President
                                              --------------------------------

                                      -29-
<PAGE>
                            JOINDER BY CLOSING AGENT

         Hexter-Fair Title Company, referred to in this Agreement as the Closing
Agent hereby acknowledges that it received this Agreement executed by Seller and
Purchaser and the Earnest Money on the 17th day of December 2001 (the "EFFECTIVE
DATE"), and accepts the obligations of the of the Closing Agent as set forth
herein. The Closing Agent hereby agrees to hold and distribute the Earnest Money
in accordance with the terms and provisions of this Agreement.

                                     HEXTER-FAIR TITLE COMPANY

                                     By:      /s/ Polly L. Johnson
                                              --------------------------------
                                     Name:    Vice President - Polly L. Johnson
                                              --------------------------------
                                     Title:
                                              --------------------------------

                                      -30-
<PAGE>
                                    EXHIBIT A

                            LEGAL DESCRIPTION OF LAND

                                  [TO BE ADDED]

                                      -31-
<PAGE>
                                    EXHIBIT B

                              LIMITED WARRANTY DEED

STATE OF GEORGIA                                     PREPARED BY AND RETURN TO:
                                                          MARK WIESENTHAL, ESQ.
COUNTY OF COBB                                              IRELL & MANELLA LLP
                                            1800 AVENUE OF THE STARS, SUITE 900
                                                 LOS ANGELES, CALIFORNIA  90067

                              LIMITED WARRANTY DEED

         THIS DEED made this ________ day of ___________, 199__, between
___________________________________________, ("Grantor") of the State of
___________ and ____________________________________ ("Grantee") of the State of
____________, (the terms Grantor and Grantee to include their respective heirs,
successors and assigns, where the context hereof requires or permits).

         WITNESSETH THAT: Grantor, for and in consideration of the sum of ten
and no/100ths Dollars ($10.00) and other good and valuable consideration, in
hand paid at and before the sealing and delivery of these presents, the receipt,
adequacy and sufficiency of which being hereby acknowledged by Grantor, has
granted, bargained, sold and conveyed, and by these presents does hereby grant,
bargain, sell and convey unto Grantee, the following described real property, to
wit:

         ALL THAT TRACT OR PARCEL OF LAND LYING AND BEING IN LAND LOT _____ OF
         THE ______ DISTRICT, COBB COUNTY, GEORGIA, AND BEING MORE PARTICULARLY
         DESCRIBED ON THE ATTACHED EXHIBIT "A", WHICH BY REFERENCE IS
         INCORPORATED HEREIN IN ITS ENTIRETY.

         TO HAVE AND TO HOLD the above described tract or parcel of land,
together with all and singular the rights, members and appurtenances thereof, to
the same being, belonging, or in anywise appertaining, to the only proper use,
benefit and behoof of Grantee, forever, in FEE SIMPLE.

         AND, SUBJECT TO the title matters, if any, expressly set forth
hereinabove, Grantor will warrant and forever defend the right and title to the
above-described tract or parcel of land unto the Grantee against the claims of
any and all persons claiming by, through or under Grantor.

                                      -32-
<PAGE>
         IN WITNESS WHEREOF, Grantor has signed and sealed this Deed the day and
year first above written.

SIGNED, SEALED, AND DELIVERED
IN THE PRESENCE OF:
                                           BY:                           (SEAL)
                                               --------------------------
-------------------------
UNOFFICIAL WITNESS

-------------------------
NOTARY PUBLIC

MY COMMISSION EXPIRES:

--------------------------

                                      -33-
<PAGE>
                                   EXHIBIT "A"

                                LEGAL DESCRIPTION

                                      -34-
<PAGE>
                                   EXHIBIT "B"

                             PERMITTED ENCUMBRANCES

                                      -35-
<PAGE>
                                    EXHIBIT C

                           BILL OF SALE AND ASSIGNMENT

         This BILL OF SALE AND ASSIGNMENT (this "AGREEMENT") is made and entered
into effective as of the day of _____________ 2001 (the "EFFECTIVE DATE"), by
and between D & B REALTY HOLDING, INC., a Missouri corporation ("ASSIGNOR"), as
assignor, for the benefit of LANDFAIR, LLC, a California limited liability
company ("ASSIGNEE"), as assignee.

                             PRELIMINARY STATEMENTS

         The following statements are a material part of this Agreement:

         A. Concurrently herewith, Assignor is transferring and conveying to
Assignee, by Special Warranty Deed, all of Assignor's interest in and to the
land described on EXHIBIT "A" (the "LAND") attached to this Agreement and
incorporated in this Agreement by reference, together with all improvements
thereon and other property more particularly described therein (collectively,
the "PROPERTY").

         B. Assignor desires to assign to Assignee all of Assignor's interest,
if any, in and to all equipment, machinery, and personal property used on or in
connection with the operation and/or maintenance of the Property; and all of
Assignor's interest, if any, in and to other items of personal property, both
tangible and intangible, affixed or attached to, or in connection with the use,
enjoyment, occupancy and operation of the Property, except those owned by
others, but including the property described below (all of the foregoing
properties and assets being herein collectively called the "ASSIGNED
PROPERTIES").

                                   AGREEMENTS:

         NOW THEREFORE, in consideration of Ten and No/100 Dollars ($10.00) and
other good and valuable consideration, the receipt and legal sufficiency of
which are hereby acknowledged:

         1. Assignment. Assignor does hereby ASSIGN, CONVEY, GIVE, GRANT,
BARGAIN, SELL, CONFIRM AND DELIVER unto Assignee and its respective successors
and assigns, all of Assignor's rights, title and interest, if any, in and to the
Assigned Properties. TO HAVE AND TO HOLD all and singular the Assigned
Properties unto Assignee, its successors and assigns, forever, and Assignor does
hereby bind itself, its successors and assigns, to forever WARRANT AND DEFEND
Assignee's title to the Assigned Properties and all rights and interests therein
unto Assignee, its successors and assigns, against all every person and persons
whomsoever lawfully claiming the same or any interest therein, by, through or
under Assignor, but not otherwise.

                                      -36-
<PAGE>
         2. Binding Effect. This Agreement shall be binding upon and inure to
the benefit of Assignor and Assignee and their respective successors and
assigns.

         IN WITNESS WHEREOF, Assignor has caused this Agreement to be executed
effective as of the Effective Date.

                                         Assignor:

                                         D & B REALTY HOLDING, INC.,
                                         a Missouri corporation

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

                                      -37-
<PAGE>
                                   EXHIBIT "A"

                          LEGAL DESCRIPTION OF THE LAND

                                      -38-
<PAGE>
                                    EXHIBIT D

                       CERTIFICATION OF NON-FOREIGN STATUS

  SECTION 1445 OF THE INTERNAL REVENUE CODE PROVIDES THAT A TRANSFEREE OF A
 UNITED STATES REAL PROPERTY INTEREST MUST WITHHOLD TAX IF THE TRANSFEROR IS A
 FOREIGN PERSON. TO INFORM THE TRANSFEREE, ____________, THAT WITHHOLDING TAX IS
 NOT REQUIRED UPON THE DISPOSITION OF A UNITED STATES REAL PROPERTY INTEREST BY
 D & B REALTY HOLDING, INC.
                  ("SELLER"), THE UNDERSIGNED HEREBY CERTIFIES THE FOLLOWING ON
BEHALF OF SELLER:

         1. Seller is not a foreign corporation, foreign partnership, foreign
trust or foreign estate (as those terms are defined in the Internal Revenue Code
and Income Tax Regulations promulgated pursuant thereto);

         2. Seller's United States Employer Identification Number is:
___________; and

         3. Seller's office address is: 2481 Manana Drive, Dallas, Texas 75220.

         Seller understands that this Certification may be disclosed to the
Internal Revenue Service by transferee and that any false statement contained
herein could be punished by fine, imprisonment or both. Under penalties of
perjury, I declare that I have examined this Certification and, to the best of
my knowledge and belief, it is true, correct and complete, and I further declare
that I have authority to sign this document on behalf of Seller.

         EXECUTED this ____ day of _______________ 2001, at Dallas, Texas.

                                           SELLER:

                                           D & B REALTY HOLDING, INC.,
                                           a Missouri corporation

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

                                      -39-
<PAGE>
STATE OF TEXAS              Section
                            Section
COUNTY OF DALLAS            Section

         This instrument was ACKNOWLEDGED before me, on the ____ day
of____________ 2001, by ________________________, who declares that he is the
________________ of Dave & Buster's, Inc., a Missouri corporation, on behalf of
said corporation.

                                             __________________________________
[S E A L]                                    Notary Public, State of Texas

My Commission Expires:
_________________________________            __________________________________
                                             Printed Name of Notary Public

                                      -40-
<PAGE>
                                    EXHIBIT E

                            ASSIGNMENT OF WARRANTIES

         This Assignment of Warranties (this "ASSIGNMENT") is made as of
_______________, 2001, by D & B REALTY HOLDING, INC., a Missouri corporation
("GRANTOR"), and LANDFAIR, LLC, a California limited liability company
("GRANTEE").

                                   ASSIGNMENT

         For and in consideration of the sum of Ten and No/100 Dollars ($10.00)
cash and other good and valuable consideration to Grantor paid by Grantee, the
receipt and sufficiency of which are acknowledged, Grantor and Grantee agree as
follows:

1. Assignment. Grantor GRANTS, SELLS, and CONVEYS to Grantee all of Grantor's
interest in the following described properties, rights, and estates
(collectively, the "PROPERTY") that are located on, affixed to, or used in
connection with the real property (the "REAL PROPERTY") described on Exhibit A
attached to this Assignment:

         (a)      all service contracts, vending agreements, assignable
                  licenses, or assignable permits with respect to the Real
                  Property listed on Exhibit B to this Assignment (the
                  "CONTRACTS"), and the continuing rents, issues, and profits
                  from the Contracts, if any;

         (b)      all security deposits, utility deposits, and other deposits
                  and security deposit accounts, if any, maintained with respect
                  to the Real Property (the "DEPOSITS"); and

         (c)      all warranties and guaranties which are applicable to or
                  covering any part of the improvements, personalty, or
                  equipment situated on the Property, if any.

         TO HAVE AND TO HOLD the Property to Grantee, its successors and
         assigns, forever. Grantor binds itself, its successors and assigns, to
         WARRANT AND FOREVER DEFEND, all and singular the Property, subject to
         the warranties, covenants, and conditions in this Assignment, to
         Grantee, its successors and assigns, against every person whomsoever
         lawfully claiming or to claim the Property or any part thereof , by,
         through, and under Grantor, but not otherwise.

2. Assumption. Grantee assumes and agrees to perform all terms, covenants, and
conditions of the Contracts, on the part of the Grantor, as the case may be,
therein required to be performed regarding events occurring on or after the date
of this Assignment. Grantee also assumes and agrees to hold and pay the Deposits
to the persons entitled to them.

                                      -41-
<PAGE>
3. Indemnities. Grantor shall indemnify, defend, and hold Grantee harmless from
any and all liabilities, claims, demands, damages, and causes of actions that
may now or hereafter be made or asserted against Grantee arising out of or
related to the Property for acts or omissions of Grantor occurring prior to the
date of this Assignment.

Grantee shall indemnify, defend, and hold Grantor harmless from any and all
liabilities, claims, demands, damages, and causes of actions that may now or
hereafter be made or asserted against Grantor arising out of or related to the
Property for acts or omissions occurring on or after the date of this
Assignment.

4. Disclaimer GRANTOR HEREBY SPECIFICALLY DISCLAIMS ANY WARRANTY, GUARANTY OR
REPRESENTATION, ORAL OR WRITTEN, PAST, PRESENT OR FUTURE, EXPRESS OR IMPLIED,
OF, AS, TO AND CONCERNING THE FITNESS, SUITABILITY, MERCHANTABILITY OR CONDITION
OF ANY OF THE PROPERTY AND ITS IMPROVEMENTS AND FIXTURES. THE TRANSFER OF THE
PROPERTY TOGETHER WITH THE IMPROVEMENTS AND FIXTURES IS IN THEIR "AS IS," "WHERE
IS" CONDITION, WITH ALL FAULTS.

         DATED EFFECTIVE as of the first date above written.

                                         GRANTOR:

                                         D & B REALTY HOLDING, INC.,
                                         a Missouri corporation

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

                                         GRANTEE:

                                         LANDFAIR, LLC,
                                         a California limited liability company

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

                                      -42-
<PAGE>
                                    EXHIBIT F

                                      LEASE

                                [TO BE ATTACHED]

                                      -43-
<PAGE>
                                    EXHIBIT G

                                 PROMISSORY NOTE

$2,517,000.00                                                    Dallas, Texas

         FOR VALUE RECEIVED, the undersigned, LANDFAIR, LLC, a California
limited liability company (the "Borrower"), promises to pay to the order of D &
B REALTY HOLDING, INC., a Missouri corporation ("Lender"), at 2481 Manana Drive,
Dallas, Texas 75220, or at such other place as holder hereof may designate in
lawful money of the United States of America in immediately available funds the
principal sum of TWO MILLION FIVE HUNDRED SEVENTEEN THOUSAND and NO/100 DOLLARS
($2,517,000.00) or so much as advanced hereunder from time to time, together
with interest thereon from day to day outstanding from the date of advance at
the rate of seven percent (7.0%) per annum, payable as follows:

         Payments of principal and interest, in the amount of $19,514.27 each,
         shall be due and payable monthly, commencing on February 1, 2002, and
         continuing regularly on the first (1st) day of each calendar month
         thereafter until December 31, 2021 at which time all outstanding
         principal and accrued, unpaid interest shall be due and payable.

         Upon the failure of Borrower to repay the amounts due under this
Promissory Note (this "Note"), when due, the holder hereof shall have the right
to declare the unpaid principal balance and accrued but unpaid interest on this
Note at once due and payable (and upon such declaration, the same shall be at
once due and payable), to foreclose any liens and security interests securing
payment hereof, if any, and to exercise any of its other rights, powers and
remedies, at law or in equity. All such rights, powers, and remedies are
cumulative of each other and of any and all other rights and remedies existing
at law or in equity. Notwithstanding anything to the contrary herein contained,
Lender or any other holder hereof shall not exercise any rights herein granted
until such time as Lender or any other holder hereof has given Borrower written
notice of default, and has given Borrower the opportunity to cure such default
within ten (10) business days from the date of actual delivery of the notice to
Borrower.

         Should the indebtedness represented by this Note or any part hereof be
collected at law or in equity or in bankruptcy, receivership or other court
proceeding, or should this Note be placed in the hands of attorneys for
collection after default, Borrower agrees to pay, in addition to the principal,
interest due and payable hereon and any other sums due and payable hereunder,
all costs of collecting or attempting to collect this Note, including reasonable
attorneys' fees and expenses (including those incurred in connection with any
appeal).

         Borrower and all endorsers and guarantors of this Note hereby waive
presentment, demand, notice, protest, stay of execution, presentment for
payment, notice of dishonor and of nonpayment, protest, notice of protest,
notice of intent to accelerate, notice of acceleration, all other notices,
filing of suit and diligence in collecting this Note or enforcing any of the
security here for, and all other defenses to payment generally; and hereby
assent to the terms hereof, and

                                      -44-
<PAGE>
agree that any renewal, extension, or postponement of the time for payment or
any other indulgence or any substitution, exchange, or release of collateral or
the additional release of any person or entity primarily or secondarily liable,
may be affected without notice to and without releasing Borrower, any endorser
or any guarantor from any liability hereunder or under any related guaranty and
that the holder hereof shall not be required first to institute suit or exhaust
its remedies hereon against Borrower or others liable or to become liable hereon
or to enforce its rights against them or any security herefor.

         Borrower may prepay any sums due and owing hereunder at any time,
without penalty. This Note may be assigned by Borrower, without the necessity of
the consent of Lender or any other holder hereof.

         It is the intent of Lender and Borrower to conform to and contract in
strict compliance with applicable usury laws from time to time in effect. All
agreements between Lender or any other holder hereof and Borrower are hereby
limited by the provisions of this paragraph which shall override and control all
such agreements, whether now existing or hereafter arising. In no way, nor in
any event or contingency (including but not limited to prepayment, default,
demand for payment, or acceleration of maturity of any obligation), shall the
interest taken, reserved, contracted for, charged, chargeable or received under
this Note, or otherwise, exceed the maximum non-usurious amount permitted by
applicable law (the "Maximum Amount"). If, from any possible construction of any
document, interest would otherwise be payable in excess of the Maximum Amount,
any such construction shall be subject to the provisions of this paragraph and
such document shall, ipso facto, be automatically reformed and the interest
payable shall be automatically reduced to the Maximum Amount, without the
necessity of execution of any amendment or new document. If the holder hereof
shall ever receive anything of value that is characterized as interest under
applicable law and that would apart from this provision be in excess of the
Maximum Amount, an amount equal to the amount that would have been excessive
interest shall, without penalty, be applied to the reduction of the principal
amount owing on the indebtedness evidenced hereby in the inverse order of its
maturity and not to the payment of interest, or refunded to Borrower or the
other payor thereof if and to the extent such amount that would have been
excessive exceeds such unpaid principal. The right to accelerate maturity of
this Note or any other indebtedness does not include the right to accelerate any
interest that has not otherwise accrued on the date of such acceleration, and
the holder hereof does not intend to charge or receive any unearned interest in
the event of acceleration. All interest paid or agreed to be paid to the holder
hereof shall, to the extent permitted by applicable law, be amortized, prorated,
allocated and spread throughout the full stated term (including any renewal or
extension) of such indebtedness so that the amount of interest on account of
such indebtedness does not exceed the Maximum Amount. As used in this paragraph,
the term "applicable law" shall mean the laws of the State of Texas or the
federal laws of the United States applicable to this transaction, whichever laws
allow the greater interest, as such laws now exist or may be changed or amended
or come into effect in the future. This provision shall control any other
provision of this Note or in any other documents relating to this Note.

         DAVE & BUSTER'S I, L.P., a Texas limited partnership ("DBLP") and a
wholly owned subsidiary of Lender, as tenant, and Borrower, as landlord, have
entered into that certain Lease Agreement of even date herewith (the "Lease")
covering certain real property and improvements located in Marietta, Georgia.
Notwithstanding anything to the contrary contained herein, in the

                                      -45-
<PAGE>
event that the tenant under the Lease shall default under the Lease, and such
default shall remain uncured for the period provided in the Lease so as to
become an Event of Default (as defined in the Lease), then this Note shall be
immediately deemed paid in full and canceled, and Borrower shall have no further
obligations, of any kind, to Lender or any other holder under this Note. Any
default by Borrower under this Note shall constitute a default by landlord under
the Lease.

THIS NOTE, AND ITS VALIDITY, ENFORCEMENT AND INTERPRETATION, SHALL BE GOVERNED
BY TEXAS LAW (WITHOUT REGARD TO ANY CONFLICT OF LAWS PRINCIPLES) AND APPLICABLE
UNITED STATES FEDERAL LAW.

         BORROWER HEREBY KNOWINGLY, VOLUNTARILY, AND INTENTIONALLY WAIVES ANY
RIGHT IT MAY HAVE TO TRIAL BY JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF
ACTION (a) ARISING UNDER THIS NOTE OR UNDER ANY OTHER DOCUMENTS, INCLUDING,
WITHOUT LIMITATION, ANY PRESENT OR FUTURE MODIFICATION THEREOF OR (b) IN ANY WAY
CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF THE PARTIES HERETO OR
ANY OF THEM WITH RESPECT TO THIS NOTE (AS NOW OR HEREAFTER MODIFIED) OR ANY
OTHER INSTRUMENT, DOCUMENT OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION
HEREWITH, OR ANY COURSE OR CONDUCT, COURSE OF DEALING, STATEMENTS (WHETHER
VERBAL OR WRITTEN), IN EACH CASE WHETHER SUCH CLAIM, DEMAND, ACTION OR CAUSE OF
ACTION IS NOW EXISTING OR HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR
TORT OR OTHERWISE; AND EACH PARTY HEREBY AGREES AND CONSENTS THAT ANY SUCH
CLAIM, DEMAND, ACTION OR CAUSE OF ACTION SHALL BE DECIDED BY COURT TRIAL WITHOUT
A JURY, AND THAT ANY PARTY TO THIS NOTE MAY FILE AN ORIGINAL COUNTERPART OR A
COPY OF THIS SECTION WITH ANY COURT AS WRITTEN EVIDENCE OF THE CONSENT OF THE
PARTIES HERETO TO THE WAIVER OF ANY RIGHT THEY MIGHT OTHERWISE HAVE TO TRIAL BY
JURY.

THE WRITTEN DOCUMENTS REPRESENT THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY
NOT BE CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL
AGREEMENTS OF THE PARTIES,

THERE ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES.

         IN WITNESS WHEREOF, the undersigned has executed and delivered this
Note as of the date and year first above written.

                                          BORROWER:

                                          LANDFAIR, LLC,
                                          a California limited liability company

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

                                      -46-
<PAGE>
                                          Title:
                                              --------------------------------

                                      -47-

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