Document:

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                                                                   EXHIBIT 10.14

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                   AMENDED AND RESTATED REAL ESTATE PURCHASE

                               AND SALE AGREEMENT

                                 by and between

                           Transwestern Heights, L.P.

                                      and

                           Triple Net Properties, LLC

                            Dated as of July 24, 2002

                                      for

                        University Heights Business Park

                                 San Antonio, TX

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                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                            Page
                                                                            ----
<S>                                                                         <C>
SUMMARY STATEMENT .........................................................   II
1.  AGREEMENT FOR PURCHASE AND SALE .......................................    1
2.  PURCHASE PRICE AND EARNEST MONEY ......................................    2
3.  CLOSING ...............................................................    3
4.  ESCROW ................................................................    3
5.  CONVEYANCE ............................................................    3
6.  TITLE COMMITMENT ......................................................    3
7.  SURVEY ................................................................    4
8.  REPRESENTATIONS AND WARRANTIES ........................................    4
9.  SELLER'S COVENANTS ....................................................    7
10. PURCHASER'S CONDITIONS TO CLOSING .....................................    8
11. DELIVERY OF DOCUMENTS .................................................    9
12. FIRE OR CASUALTY ......................................................   13
13. CONDEMNATION ..........................................................   14
14. ADJUSTMENTS AND PRORATIONS ............................................   14
15. REQUIRED TENANTS ......................................................   16
16. CLOSING COSTS .........................................................   16
17. POSSESSION ............................................................   17
18. DEFAULT ...............................................................   17
19. NOTICES ...............................................................   17
20. BROKERS ...............................................................   18
21. LEASING COSTS, MANAGEMENT FEES AND EMPLOYEES ..........................   18
22. "AS IS" SALE ..........................................................   19
23. OFFER AND ACCEPTANCE ..................................................   20
24. MISCELLANEOUS .........................................................   20
</TABLE>

    Exhibits

    A     -     Legal Description of Land
    B     -     List of Equipment, Fixtures and Personal Property
    C     -     Rent Roll
    D     -     List of Contracts
    E     -     List of Licenses
    F     -     Escrow Instructions
    G-l   -     Special Warranty Deed
    G-2   -     Bill of Sale
    G-3   -     Assignment of Contracts, Licenses, Leases and Intangibles
    H     -     Disclosure of Lease Matters/Pending Commissions
    I     -     Telecommunications Agreements to be Assumed by Purchaser
    J     -     Tenant Estoppel Letter
    K     -     Recertification of Representations and Warranties

                                        i

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          AMENDED AND RESTATED REAL ESTATE PURCHASE AND SALE AGREEMENT

                                Summary Statement

     This Summary Statement is attached to and made a part of that certain
Amended and Restated Real Estate Purchase and Sale Agreement dated as of the
Date of Agreement by and between the Seller and Purchaser referenced below.

<TABLE>
<S>                                     <C>
1.   DATE OF AGREEMENT:                 July 24, 2002

2.   SELLER:                            Transwestern Heights, L.P., a Delaware limited
                                        partnership

3.   PURCHASER:                         Triple Net Properties, LLC, a Virginia limited
                                        liability company

4.   PROPERTY DESCRIPTION:              University Heights Business Park

     a) Address:                        5563 DeZavalla Road
                                        San Antonio, TX 78249

     b) Nature of Improvements:         2 building office/flex park

     c) Rentable Square Footage:        Approximately 68,400 square feet

5.   PURCHASE PRICE:                    $6,750,000

6.   EARNEST MONEY:                     $250,000

7.   ADDITIONAL EARNEST MONEY:          Intentionally deleted

8.   APPROVAL DATE:                     Date of Agreement

9.   CLOSING DATE:                      30 days after the Date of Agreement, August
                                        22, 2002

10.  TITLE COMPANY:                     First American Title Insurance Company - to
                                        be coordinated between the Chicago and San
                                        Antonio offices

11.  PURCHASER'S MAILING                Triple Net Properties, LLC
     ADDRESS:                           1551 North Tustin Avenue, Suite 650
                                        Santa Ana, CA 92705
                                        Attn: Mr. Anthony W. Thompson
                                        Fax: (714) 667-6860

                                            With a copy to:

                                        Hirschler Fleischer
                                        The Federal Reserve Bank Building
                                        701 E. Byrd Street
</TABLE>

                                       ii

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                                  Richmond, VA 23219
                                  Attn: Louis J. Rogers, Esq.
                                  Fax: (804) 664-0957

 12. BROKERS:                     Transwestern Commercial Services and Triple
                                  Net Properties Realty, Inc.

 13. GOVERNING STATE LAW:         Texas

                                       iii

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          AMENDED AND RESTATED REAL ESTATE PURCHASE AND SALE AGREEMENT

        THIS AMENDED AND RESTATED REAL ESTATE PURCHASE AND SALE AGREEMENT
("Agreement") is made and entered into as of the Date of Agreement by and
between Transwestern Heights, L.P., a Delaware limited partnership ("Seller"),
and Triple Net Properties, LLC, a Virginia limited liability company
("Purchaser").

                                    RECITALS

        A. Seller is the owner of certain real property legally described in
Exhibit "A" attached hereto (the "Land") and all buildings, fixtures and other
improvements situated on the Land (collectively, the "Improvements"), said Land
and the Improvements are described on Line 4 of the preceding Summary Statement
which is attached to and incorporated into this Agreement (the "Summary
Statement").

        B. Seller desires to sell to Purchaser, and Purchaser desires to
purchase from Seller, the Land and the Improvements, together with all of the
other property and interests of Seller described in Section 1 below, subject to
the terms and conditions contained herein.

        C. Seller and Purchaser previously contracted for the sale of the
Property under the terms of a Purchase and Sale Agreement dated December 4, 2001
which agreement was previously terminated but which understanding is restated
and amended by virtue of this Agreement.

                                   AGREEMENTS

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

        1. AGREEMENT FOR PURCHASE AND SALE. Seller agrees to sell, and Purchaser
agrees to purchase, subject to the terms and conditions contained herein, the
Land and the Improvements, together with all of Seller's right, title and
interest in and to:

           (a) (i) all rights of way, tenements, hereditaments, easements,
        rights, interests, claims, minerals and mineral rights, water and water
        rights, utility capacity and appurtenances, if any, in any way belonging
        or appertaining to the Land and the Improvements and (ii) all of
        Seller's right, title and interest in and to all adjoining streets,
        alleys, roads, parking areas, curbs, curb cuts, sidewalks, landscaping,
        signage, sewers and public ways (collectively, the "Appurtenant
        Rights"); and

           (b) all equipment and fixtures owned by Seller attached to the
        Improvements and located at and used in connection with the ownership,
        operation and maintenance of the Land or the Improvements, including
        without limitation all heating, lighting, air conditioning,
        ventilating, plumbing electrical or other mechanical equipment and the
        personal property located at the Land or the Improvements, if any, and
        listed in Exhibit "B" attached hereto (collectively, the "Personal
        Property"); and

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          (c)  all leases, tenancies and rental or occupancy agreements granting
     possessory rights in, on or covering the Land or Improvements, together
     with all modifications, extensions, amendments and guarantees thereof, to
     the extent set forth in Exhibit "C" attached hereto, together with such
     other leases of the Improvements as may be made prior to Closing in
     accordance with the terms of this Agreement (collectively, the "Leases");
     and

          (d)  to the extent assignable, all contracts, Telecommunications
     Agreements (as hereinafter defined), agreements, guarantees, warranties and
     indemnities, written or oral, if any, affecting the ownership, operation,
     management and maintenance of the Land, Improvements, Appurtenant Rights,
     Personal Property and Leases, including without limitation those items
     listed in Exhibit "D" attached hereto (collectively, the "Contracts"); and

          (e)  to the extent assignable (i) Seller's right to use the name
     "University Heights", (ii) all plans, models, drawings, specifications,
     blueprints, surveys, engineering reports, environmental reports and other
     technical descriptions or materials relating in any way to the Land,
     Improvements, Appurtenant Rights, Personal Property, Leases or Contracts,
     and (iii) all licenses, franchises, certificates, occupancy and use
     certificates, permits, authorizations, consents, variances, waivers,
     approvals and the like from any governmental or quasi-governmental entity
     or instrumentality affecting the ownership, operation or maintenance of the
     Land or the Improvements, including without limitation the items listed in
     Exhibit "E" attached hereto (collectively, the "Licenses"); and

          (f)  to the extent assignable, all financial statements and
     maintenance records prepared by or on behalf of Seller in connection with
     the ownership, operation and maintenance of the Property (as defined below)
     (collectively, the "Intangibles").

The Land, Improvements, Appurtenant Rights, Personal Property, Leases,
Contracts, Licenses and Intangibles and other property described above are
collectively referred to herein as the "Property."

     2.   PURCHASE PRICE AND EARNEST MONEY. The purchase price for the Property
(the "Purchase Price") shall be the amount set forth in Line 5 of the Summary
Statement. The Purchase Price, plus or minus prorations and adjustments provided
for herein, shall be paid in cash or cash equivalent to Seller on or before 2:00
p.m. (Chicago time) on the Closing Date (as hereinafter defined). On the Date of
Agreement, Purchaser shall deposit into the Escrow (as hereinafter defined) cash
or certified funds in the amount set forth in Line 6 of the Summary Statement as
a non-refundable (except as otherwise provided herein) earnest money deposit
(the "Earnest Money"). The Earnest Money shall be invested in accordance with
Seller's direction and, except as otherwise provided herein, all interest earned
on the Earnest Money shall remain the property of and be paid to Seller. The
cost of the investment of the Earnest Money shall be paid from the interest
earned thereon before such interest is paid out by Title Company. Upon the
closing of the transaction contemplated by this Agreement, the Earnest Money
shall be paid to Seller and Purchaser shall receive a credit against the
Purchase Price in the amount thereof. If the transaction does not so close, the
Earnest Money shall be disbursed in accordance with the terms of this Agreement.

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     3.  CLOSING. Subject to terms and conditions of this Agreement, the closing
of the transaction contemplated by this Agreement (the "Closing") shall take
place on the date set forth on Line 9 of the Summary Statement (the "Closing
Date") at the offices of Title Company, or as the parties shall otherwise agree.

     4.  ESCROW. This transaction shall be closed through an escrow established
with Title Company in accordance with the deed and money escrow instructions in
the form attached hereto as Exhibit "F" (the "Escrow"). Upon the creation of the
Escrow, anything herein to the contrary notwithstanding, the transfer and
conveyance of the Property, the payment of funds and the delivery of the
Conveyance Documents and other documents required to close the transaction
contemplated by this Agreement shall be made through the Escrow. At the option
of either Purchaser or Seller, the Closing shall also take place through a
so-called "New York Style" closing, so that the Title Policy will be delivered
to Purchaser on the Closing Date. All escrow costs, including the costs of the
Escrow and any New York Style closing fees, shall be divided equally between
Purchaser and Seller.

     5.  CONVEYANCE. On the Closing Date, Seller shall transfer and convey title
to the Property to Purchaser free and clear of all liens and encumbrances, other
than real and personal property taxes not yet due and payable and such title
exceptions as may be permitted pursuant to Section 6 below (collectively, the
"Permitted Exceptions"), by:

         (a)  delivering a recordable special warranty deed, in the form of
     Exhibit "G-1" attached hereto, subject only to the Permitted Exceptions,
     executed by Seller, that conveys fee simple title to the Land, Improvements
     and Appurtenant Rights to Purchaser;

         (b)  delivering a bill of sale, in the form of Exhibit "G-2" attached
     hereto, executed by Seller, that transfers the Personal Property to
     Purchaser; and

         (c)  delivering an assignment and assumption, in the form of Exhibit
     "G-3" attached hereto, executed by Seller, that transfers all of Seller's
     right, title, and interest in and to the Contracts, the Licenses, the
     Telecommunications Agreements, the Leases and the Intangibles to Purchaser
     (the "Assignment and Assumption").

The foregoing documents and instruments are collectively referred to herein as
the "Conveyance Documents".

     6.  TITLE COMMITMENT. Within ten (10) business days after the Date of
Agreement Seller shall deliver to Purchaser a current Texas form title
commitment (or such other comparable form as may be reasonably acceptable to
Purchaser and customary in the state where the Property is located) (the "Title
Commitment") for an owner's title insurance policy issued by the title company
identified in Line 10 of the Summary Statement (the "Title Company") in the
amount of the Purchase Price, covering title to the Land, Improvements and
Appurtenant Rights, together with legible copies of each of the documents
underlying the title exceptions listed therein. On or before the date which is
five (5) days after Purchaser's receipt of the Title Commitment ("Title
Objection Date"), Purchaser will notify Seller in writing as to those title
exceptions listed in the Title Commitment which it will accept as Permitted
Exceptions (the

                                       3

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"Exception Notice"). If Purchaser fails to provide Seller the Exception Notice
on or before the Title Objection Date, the title exceptions listed in the Title
Commitment shall be deemed to be Permitted Exceptions and Purchaser shall be
deemed to have waived its right to object to such exceptions. Seller shall have
the right, but not the obligation, until the sooner of (x) the Closing Date, or
(y) the date which is ten (10) days after the date Seller receives the Exception
Notice (the sooner of which is hereinafter referred to as the "Title Clearance
Date") to have all title exceptions other than Permitted Exceptions
(collectively, the "Unpermitted Exceptions") removed from the Title Commitment
or to have Title Company commit to insure, at Seller's expense, against any and
all loss or damage that may be occasioned by any such Unpermitted Exceptions. If
Seller fails on or before the Title Clearance Date to reasonably demonstrate to
Purchaser that the Unpermitted Exceptions have been removed, or in the
alternative, that Seller has obtained a commitment for title indemnification or
title insurance over such Unpermitted Exceptions in form reasonably acceptable
to Purchaser, then, in either such case, Purchaser shall, as its sole remedy,
have the option (the "Title Election") to either (i) terminate this Agreement,
whereupon the parties hereto shall have no further obligations hereunder (except
for obligations which are expressly intended to survive the termination of this
Agreement), and receive a return of the Earnest Money, or (ii) proceed with
Closing, in which event the Purchase Price shall be reduced by an amount equal
to the aggregate amount of all tax, judgment, mechanics' and lender's liens of a
definite and ascertainable amount that constitute Unpermitted Exceptions and
Purchaser shall be deemed to have waived any objection to any other Unpermitted
Exceptions. If Purchaser fails to notify Seller of its Title Election within
five (5) days after the Title Clearance Date, Purchaser shall be deemed to have
elected to proceed with the Closing, as set forth in subclause (ii) above. The
provisions of this Section 6 shall survive the termination of this Agreement.
Notwithstanding the foregoing, Purchaser acknowledges and agrees that Seller
recently refinanced the Property and in connection therewith provided a title
insurance policy (number 00908922) dated April 15, 2002 and hand marked May
1, 2002 from the Title Company to its lender, National City Bank, a copy of
which has been provided to Purchaser (the "Existing Lender's Title") and that
all exceptions from coverage other than the loan insured thereby listed in such
Existing Lender's Title shall constitute Permitted Exceptions for purposes of
this Agreement. In addition, anything contained in this Agreement to the
contrary, the Purchaser shall be responsible for the cost of any title insurance
premium in excess of title insurance coverage of $6,600,000.

     7. SURVEY.

     Seller has delivered to Purchaser a copy of an ALTA/ACSM land title survey
of the Property dated April 30, 2002 and prepared by Bury & Partners, Inc. (the
"Existing Survey"). Purchaser at its option and expense may obtain an update of
the Existing Survey (the "Survey"), dated on or after the date of this Agreement
and prepared by a land surveyor licensed by the state in which the Land is
located. Any Survey shall be certified to Seller, Purchaser, the Purchaser's
lender (if any), and Title Company.

     On or before the date which is five (5) days after Purchaser's receipt of
the Survey but in any event not less than five (5) business days prior to the
Closing Date (the "Survey Objection Date"), Purchaser will notify Seller in
writing as to those material encroachments, gaps, gores and other matters
depicted on the Survey which Purchaser shall not accept (the "Survey Defects").
If Purchaser fails to provide Seller with written notice of any Survey Defects
on or before the Survey Objection Date, Purchaser shall be deemed to have waived
its right to object to matters of survey (and to any related title exceptions
raised on the Title Commitment in

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<PAGE>

connection with survey matters). Seller shall have the right, but not the
obligation, until the sooner of (x) the Closing Date, or (y) the date which is
ten (10) days after the date Seller receives notice of the Survey Defects (the
soonest of which is hereinafter referred to as the "Survey Clearance Date") to
have the Survey Defects removed from the Survey or to have Title Company commit
to insure, at Seller's expense, against any and all loss or damage that may be
occasioned by any such Survey Defect. If Seller fails on or before the Survey
Clearance Date to reasonably demonstrate to Purchaser that the Survey Defects
have been removed, or in the alternative, that Seller has obtained a commitment
for title indemnification or title insurance over such Survey Defect, then, in
either case, Purchaser shall, as its sole remedy, have the option (the "Survey
Election") to either (a) terminate this Agreement, whereupon the Earnest Money
shall be returned to Purchaser and the parties hereto shall have no further
obligations hereunder (except for obligations which are expressly intended to
survive the termination of this Agreement), or (b) proceed with Closing, in
which case Purchaser shall be deemed to have waived any objection to such Survey
Defects. If Purchaser fails to notify Seller of its Survey Election within ten
(10) days after the Survey Clearance Date, Purchaser shall be deemed to have
elected to proceed with the Closing as set forth in subclause (ii) above.
Notwithstanding the foregoing, Purchaser acknowledges and agrees that nothing
contained in or set forth on the Existing Survey shall constitute a Survey
Defect for purposes of this Agreement.

       8.     REPRESENTATIONS AND WARRANTIES.

              (a)    As used in this Section 8, references to "Seller's actual
       knowledge" shall mean the actual knowledge of Matt Rose, the property
       manager, without investigation or inquiry of any other person or entity.
       Seller represents and warrants to Purchaser, as of the date hereof and
       again on the Closing Date, as follows:

                     (i)    Except as shown on (x) the rent roll attached hereto
              as Exhibit "C" (as to the representation made on the date of this
              Agreement), (y) the rent roll delivered on the Closing Date
              pursuant to Section 11(b)(x) below (as to the representation made
              as of the Closing Date) (as applicable, the "Rent Roll") or (z)
              the Title Commitment, there are no persons in possession or
              occupancy of the Property, or any part thereof, nor are there any
              persons who have possessory rights with respect to the Property or
              any part thereof;

                     (ii)   During its period of ownership, Seller has received
              no written notice from any governmental authority of any violation
              of applicable laws, ordinances or regulations related to the
              Property or the occupancy thereof which have not been heretofore
              corrected, nor any written notice of increases in insurance
              premiums;

                     (iii)  To Seller's actual knowledge, neither the execution
              or delivery of this Agreement, the consummation of the
              transactions contemplated hereby, nor the fulfillment of or
              compliance with the terms and conditions hereof conflict with or
              result in a material breach of any of the terms, conditions or
              provisions of any agreement or instrument to which the Seller is a
              party or by which Seller is bound;

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          (iv)     Except as set forth in Sections 14(h), 20 and 21 below and as
     set forth in Exhibit "H" below (the "Pending Commissions"), Seller has
     entered into no brokerage or leasing commission agreements with respect to
     the Property, where a commission or fee has been earned but not fully paid;

          (v)      There are no contracts or agreements affecting the operation
     of the Land or the Improvements (including without limitation management,
     maintenance, service, supply, purchase, consulting, advertising, promotion,
     public relations and construction contracts, agreements, commitments,
     guarantees and warranties) which will survive Closing and be binding upon
     Purchaser except as disclosed in Exhibits "D" and "I" attached hereto
     and to Seller's actual knowledge, no party is in default under any such
     contracts;

          (vi)     To Seller's actual knowledge, there are no claims, causes of
     action, lawsuits or legal proceedings pending or threatened regarding the
     ownership, use or possession of the Property, including without limitation
     condemnation or similar proceedings;

          (vii)    Seller is duly organized, validly existing and in good
     standing under the laws of the State of Delaware, and is qualified to do
     business under the laws of the State of Texas. Seller has all necessary
     power and authority to enter into this Agreement and to consummate all of
     the transactions contemplated herein. The individuals executing this
     Agreement on behalf of Seller (or on behalf of partners of Seller) are duly
     authorized to execute, deliver and perform this Agreement on behalf of
     Seller (or on behalf of partners of Seller) and to bind Seller. This
     Agreement and all documents to be executed by Seller and delivered to
     Purchaser hereunder (A) are and will be the legal, valid and binding
     obligations of Seller, enforceable in accordance with their terms, (B) do
     not or will not contravene any provision of Seller's organizational
     documents or any existing laws and regulations applicable to Seller or the
     Property and (C) will not conflict with or result in a violation of any
     agreement, instrument, order, writ, judgment or decree to which Seller is a
     party or is subject or which governs the Property;

          (viii)   Seller has received no notice of any claims, causes of
     action, lawsuits or legal proceedings pending or threatened regarding the
     ownership, use or possession of the Property;

          (ix)     To Seller's actual knowledge, all Leases, Contracts and
     operating statements delivered to Purchaser by Seller that were entered
     into and/or pertain to the period when Seller owned the Property shall be
     true and correct in all material respects; and

          (x)      To Seller's actual knowledge, during the period of time that
     Seller has owned the Property, (A) Seller has not conducted or authorized
     the generation, transportation, storage, treatment or disposal at or from
     the Property of any Hazardous Substances (as defined in Section 22) in
     violation of any applicable environmental laws, and (B) Seller has not
     received any written notice

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<PAGE>

          of, any generation, transportation, storage, treatment or disposal at
          or from the Property of any Hazardous Substance in violation of any
          applicable environmental laws.

          (b) Purchaser represents and warrants to Seller, now and again on the
     Closing Date, that: (i) Purchaser has all necessary power and authority
     to enter into this Agreement and to consummate all the transactions
     contemplated herein, (ii) the individuals executing this Agreement on
     behalf of Purchaser are duly authorized to execute, deliver and perform
     this Agreement on behalf of Purchaser and to bind Purchaser and (iii) this
     Agreement and all documents to be executed by Purchaser and delivered to
     Seller hereunder (A) are and will be the legal, valid and binding
     obligations of Purchaser, enforceable in accordance with their terms, (B)
     do not or will not contravene any provision of Purchaser's organizational
     documents or any existing laws and regulations applicable to Purchaser and
     (C) will not conflict with or result in a violation of any agreement,
     instrument, order, writ, judgment or decree to which Purchaser is a party
     or is subject.

          (c) All of the representations and warranties of Seller and Purchaser
     contained in this Section 8 are material, none shall merge into the deed
     herein provided for and all shall survive the Closing Date or termination
     of this Agreement for a period of six (6) months ("Survival Period"). All
     rights of Purchaser hereunder with respect to any surviving representation,
     warranty or covenant shall be deemed waived if Purchaser does not, by
     written notice to Seller, advise Seller of any alleged breach of
     representation, warranty or covenant prior to the expiration of the
     Survival Period. Subject to the limitations set forth in the immediately
     preceding sentence, all remedies shall be those set forth in Section 18
     below, and notwithstanding anything herein to the contrary, Seller's
     liability under any representation, warranty or covenant made hereunder or
     in any of the Closing Documents shall in no event exceed Seller's Maximum
     Liability (as hereinafter defined).

     9. SELLER'S COVENANTS. From and after the date of this Agreement through
the Closing Date, Seller and Seller's agents shall at Seller's expense:

          (a) maintain the Property in the condition in which it existed as of
     the date of this Agreement, normal wear and tear excepted, free from
     mechanics' liens or other claims for liens, and operate the Property in a
     manner consistent with current practice and perform its obligations under
     the Leases, Contracts and Licenses;

          (b) keep in existence all fire and extended coverage insurance
     policies, and all public liability insurance policies, that are in
     existence as of the date of this Agreement with respect to the Property;

          (c) not amend, waive any rights under, terminate or extend any Lease,
     Contract, License or Telecommunications Agreement, nor apply any security
     or other deposits held under any Lease, Contract, License or
     Telecommunications Agreement to delinquent rents, nor enter into any new
     lease, license or telecommunications agreement

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      affecting the Premises whose term would extend beyond the Closing Date
      without Purchaser's prior written consent, which will not be unreasonably
      withheld;

              (d)  upon at least twenty four (24) hours notice to Seller, permit
      Purchaser, its engineer, architect or other agents, during normal business
      hours (or such other times as are reasonable), to enter onto the Property
      for the purpose of making inspections thereof;

              (e)  grant Purchaser access to any records, books and agreements
      concerning the Property within Seller's possession or control (with the
      exception of any such documents that Seller deems confidential or
      proprietary), and maintain such records, books and accounts in Seller's
      ordinary manner consistent with past practice;

              (f)  promptly advise Purchaser in writing of any changes in
      circumstances which would render the representations and warranties made
      by Seller herein false or misleading;

              (g)  upon written notice from Purchaser on or before Closing, give
      appropriate notices of termination of Contracts designated by Purchaser
      (but only to the extent termination is permitted thereunder without a
      penalty); provided, however, that if the notice period required to
      terminate such contracts will not have run prior to Closing, Seller shall
      assign and Purchaser shall assume any remaining rights and obligations
      under such Contracts pursuant to the Assignment and Assumption; and

              (h)  provide Purchaser with any other relevant information with
      respect to the Property upon Purchaser's reasonable request.

Notwithstanding anything to the contrary contained in Section 9(g) above,
Purchaser shall not have the right to request Seller to terminate the
telecommunications licenses, riser management agreements or rooftop contracts
described on Exhibit "I" attached hereto ("Telecommunications Agreements"), and
at Closing Seller shall assign to Purchaser, and Purchaser shall assume from
Seller, the Telecommunications Agreements pursuant to the Assignment and
Assumption.

      10.     PURCHASER'S CONDITIONS TO CLOSING.

              (a)  Purchaser and Seller acknowledge and agree that Purchaser has
      previously had full access to the Property for the purposes of conducting
      its inspections thereof and has completed such inspections and testing to
      its full satisfaction. Purchaser expressly waives any further right to
      conduct due diligence and to object to the results thereof.

              (b)  Seller shall use commercially reasonable efforts to obtain
      and deliver to Purchaser, in sufficient time to permit Purchaser to
      conduct a reasonable review thereof prior to Closing, estoppel
      certificates from tenants who in the aggregate occupy at least
      seventy-five percent (75%) of the occupied rentable square footage of the
      Property and shall include the following tenants: (i) USA, General
      Services Administration ("GSA"), (ii) The PaceSetter Corporation, and
      (iii) Computer Express (such three tenants are referred to herein as the
      "Required Tenants") in the form attached as Exhibit "J" or in

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such other form as may be reasonably acceptable to Purchaser and Seller.
Notwithstanding the foregoing, Seller's failure to deliver such estoppel
certificates shall in no instance constitute a default by Seller under this
Agreement and in the event of such failure, Purchaser's sole right shall be
either (i) to terminate this Agreement in which case the Earnest Money, and all
interest earned thereon shall be returned to Purchaser, or (ii) to waive the
requirement for such estoppel certificates (to the extent not provided) and
proceed with the Closing. Seller also agrees to present to the tenants of the
Property for consideration and execution and use reasonable efforts to obtain
Purchaser's lender's requested from of subordination, non-disturbance and
attornment agreement ("SNDA"). Purchaser acknowledges that failure to obtain
SNDA's from any tenant shall not impact its obligations hereunder. Purchaser
understands and agrees that the lease with GSA specifies the information which
GSA must provide in an estoppel and/or SNDA and Seller shall be deemed to have
complied with the requirements of this Section 10(b) so long as the estoppel
and/or SNDA provided by GSA complies with the requirement's of GSA's lease.

     (c)  The obligation of Purchaser to close the transaction contemplated by
this Agreement is further subject to the condition that: (i) all of the
representations and warranties of Seller contained in this Agreement are true
and correct, in all material respects, at the date hereof and as of the Closing
Date, and (ii) all of the obligations and duties of Seller to be performed
hereunder on or before the Closing Date have been substantially completed in a
timely manner. Purchaser shall give written notice to Seller within five (5)
days after Purchaser's receipt of any notice disclosing that any Seller
representation and warranty is no longer true and correct; provided, however,
that Purchaser's failure to give such written notice shall in no instance
constitute a default by Purchaser under this Agreement but shall instead only
serve to bar Purchaser from raising such matter as a failure of a condition
precedent to Purchaser's obligation to close the transaction and Purchaser's
election to proceed with the Closing shall result in Purchaser's waiver of any
remedy resulting from the incorrectness in such representation of warranty.

     (d)  All information, data and documents relating to the Property
(including, without limitation, those furnished pursuant to the terms and
provisions of Section 11) obtained by Purchaser from Seller or any other party
or discovered by Purchaser during the term of this Agreement shall be maintained
by Purchaser in strict confidence and may not be revealed to any other party
except Purchaser's employees and contractors but then only if Purchaser has
obtained an agreement executed by the party to whom such information is revealed
whereby such party agrees to maintain such information in strict confidence and
not reveal any such information to any other party.

11.  DELIVERY OF DOCUMENTS.

     (a)  Within three (3) business days of the Date of Agreement, Seller shall
provide Purchaser with access to, or otherwise make available to Purchaser the
following updated information, to the extent in the possession or control of
Seller. Purchaser expressly acknowledges and agrees that such updated
information is being provided on an informational basis only and nothing
contained therein shall entitle Purchaser to

                                        9

<PAGE>

  terminate this Agreement. Seller's updating obligation shall cover new
  information from January 1,2002 through the Date of Agreement:

                   (i)    the most recent (for the prior twelve (12) months)
           real estate and personal property tax bills, notices of assessed
           valuation and utility bills relating to the Property;

                   (ii)   all surveys, certificates of occupancy, certificates
           or other evidence of compliance (or notices of violation) with
           applicable laws, engineering data, floor plans, "as built" or working
           drawings, site plans, specifications, appraisals and title
           policies relating to the Property;

                   (iii)  the Leases (executed and/or out for signature),
           tenants' files and Lease correspondence, commission agreements,
           together with the most current Rent Roll for the Property;

                   (iv)   the Contracts and Licenses;

                   (v)    operating statements from and after 1999, general
           ledgers, and trial balances maintained or prepared for the Property;

                   (vi)   current aging reports;

                   (vii)  all material audits, reports, test results,
           notifications and correspondence relating to the environmental
           condition or operation of the Property; and

                   (viii) all material data, correspondence, documents,
           agreements with, notices to or from, or applications to, any taxing
           authorities, governmental agencies, utilities, vendors, tenants and
           mortgagees with respect to the Property that are in Seller's
           possession or control, all other documents material to the condition,
           maintenance or operation of the Property, and all other information
           and documents relating to the Property as Purchaser shall reasonably
           request.

           (b)     On the Closing Date, Seller shall deliver the following
  documents (the "Closing Documents") to Purchaser, in form and substance
  reasonably acceptable to Purchaser all duly executed, where appropriate, each
  of which shall be a condition precedent to Purchaser's obligation to close the
  transaction contemplated by this Agreement (and one or more of which may be
  waived in writing by the Purchaser, in its sole discretion, on or prior to the
  Closing Date):

                   (i)    the Conveyance Documents, executed by Seller;

                   (ii)   to the extent required by the title company, a title
           affidavit in customary form executed by Seller;

                   (iii)  Seller's counterpart of a closing and proration
           statement, executed by Seller;

                                       10

<PAGE>

                        (iv)    a certification of nonforeign status satisfying
                Section 1445 of the Internal Revenue Code of 1986, as amended,
                executed by Seller;

                        (v)     executed counterparts of real estate transfer
                declarations, disclosures or forms executed on behalf of Seller;

                        (vi)    evidence of Seller's existence and authority to
                perform its obligations under this Agreement, in form and
                substance reasonably satisfactory to Purchaser and Title
                Company;

                        (vii)   if a New York Style closing is used, (A) a gap
                undertaking, executed by Seller, and (B) the Title Commitment,
                hand-marked, initialed and dated as of the Closing Date so as to
                be the equivalent of the Title Policy (or a pro forma title
                policy) subject only to the Permitted Exceptions (the "Title
                Policy");

                        (viii)  all keys and access cards to, and combinations
                to locks and other security devices located at, the Property, if
                applicable;

                        (ix)    all of the original Leases, Contracts and
                Licenses in possession of Seller, and originals of all other
                materials delivered pursuant to Section 11(a) above, where
                available, together with (A) a letter from Seller advising the
                tenants under the Leases of the assignment of their respective
                Leases to Purchaser and the manner in which rent is to be paid
                subsequent to Closing; and (B) evidence of termination of
                Contracts designated by Purchaser, if applicable;

                        (x)     a current Rent Roll certified by Seller as true,
                correct and complete;

                        (xi)    all letters of credit and other non-cash
                security deposits for which Purchaser is not receiving a credit
                under Section 14 below, together with appropriate documents of
                assignment and amendment running in favor of Purchaser;

                        (xii)   a certificate in the form of Exhibit "K"
                executed by Seller recertifying the representations and
                warranties set forth in Section 8(a) above as of the Closing
                Date; and

                        (xiii)  such other documents, instruments, consents or
                agreements as may be reasonably requested by the Title Company
                or the escrow agent, in order to issue the Title Policy, in the
                form and with the endorsements required by this Agreement, and
                to otherwise consummate the Closing.

                (c)     On the Closing Date, Purchaser shall deliver the
       following to Seller, in form and substance reasonably acceptable to
       Seller, all duly executed where appropriate, each of which shall be a
       condition precedent to Seller's obligation to close the transaction
       contemplated by this Agreement:

                                       11

<PAGE>

                        (i)     executed counterparts of the real estate
                transfer declarations described above;

                        (ii)    counterparts of the Assignment and Assumption,
                executed by Purchaser;

                        (iii)   counterparts of the closing and proration
                statement, executed by Purchaser;

                        (iv)    a certified copy of the resolutions or consent
                of Purchaser authorizing the transaction contemplated by this
                Agreement or other satisfactory evidence of authorization;

                        (v)     the Purchase Price, plus or minus prorations and
                adjustments, and

                        (vi)    such other documents, instruments or agreements
                as may be reasonably requested by (A) Seller, in order to
                consummate this Agreement or (B) Title Company or the escrow
                agent, in order to issue the Title Policy free of any exceptions
                raised due to the actions of Purchaser, and to otherwise
                consummate the Closing.

       (d)      The Seller acknowledges that Purchaser intends to assign all of
its rights, title and interest in and to this Agreement. The assignee will be a
publicly registered company ("Registered Company") promoted by the Purchaser.
The Seller acknowledges that it has been advised that if the purchaser is a
Registered Company, the assignee is required to make certain filings with the
Securities and Exchange Commission (the "SEC Filings") that relate to the most
recent pre-acquisition fiscal year (the "Audited Year") for the Property. To
assist the assignee in preparing the SEC Filings, the Seller agrees to provide
the assignee with the following to the extent then not previously provided:

                1.      Access to bank statements for the Audited Year;

                2.      Access to the general ledger for the Audited Year;

                3.      Cash receipts schedule for each month in the Audited
                        Year;

                4.      Access to invoice for expenses and capital improvements
                        in the Audited Year;

                5.      Copies of all reasonably requested insurance
                        documentation for the Audited Year;

                6.      Copies of accounts receivable aging as of the end of the
                        Audited Year and an explanation for all accounts over 30
                        days past due as of the end of the Audited Year; and

                                       12

<PAGE>

                  7. Signed representation letter from any outside auditor at
                     the end of the field work, if available.

The provisions of this section shall survive the Closing for a period of twelve
(12) months.

              12. FIRE OR CASUALTY. In the event of damage to the Property by
fire or other casualty prior to the Closing Date, Seller shall promptly notify
Purchaser of such fire or other casualty. If the fire or other casualty causes
damage which would cost in excess of 5% of the Purchase Price to repair (as
determined by Seller in good faith), then Purchaser may elect, by written notice
to be delivered to Seller on or before the sooner of (i) the twentieth (20th)
day after Purchaser's receipt of such notice, or (ii) the Closing Date, to
either: (a) close the transaction contemplated by this Agreement and receive all
insurance claims and proceeds payable to Seller as a result of such fire or
other casualty, with the same being paid or assigned to Purchaser at Closing
(less any amounts applied to restoration plus the amount of any applicable
deductibles) or (b) terminate this Agreement, and receive a return of the
Earnest Money in which case the parties hereto shall have no further obligations
hereunder (except for obligations which are expressly intended to survive the
termination of this Agreement). If the damage to the Property by fire or other
casualty prior to the Closing Date would cost less than or equal to 5% of the
Purchase Price to repair (as determined by Seller in good faith), Purchaser
shall not have the right to terminate its obligations under this Agreement by
reason thereof, and Seller shall have the right to elect to either repair and
restore the Property if such repair or restoration may be completed prior to the
Closing Date or to assign and transfer to Purchaser on the Closing Date all of
Seller's right, title and interest in and to all insurance proceeds paid or
payable to Seller on account of such fire or casualty together with a credit for
the amount of the applicable deductible. The provisions of this Section 12 shall
survive the termination of this Agreement.

                                       13

<PAGE>

              13. CONDEMNATION. If, prior to the Closing Date, all or any
portion of the Property is taken by condemnation or a conveyance in lieu
thereof, or if notice of a condemnation proceeding with respect to the Property
is received by Seller (a copy of which notice shall be immediately delivered by
Seller to Purchaser), Seller shall promptly notify Purchaser of such
condemnation or a conveyance in lieu thereof. If the taking or threatened taking
involves a material portion of the Property (hereafter defined), Purchaser may
elect, by written notice to be delivered to Seller on or before the sooner of
(i) the twentieth (20th) day after Purchaser's receipt of such notice, or (ii)
the Closing Date, to terminate this Agreement, in which event the Earnest Money
shall be returned to Purchaser, and the parties hereto shall have no further
obligations hereunder (except for obligations which are expressly intended to
survive the termination of this Agreement). If Purchaser elects to close this
transaction notwithstanding such taking or condemnation, Purchaser shall be
entitled to any award given to Seller as a result of such condemnation
proceedings, with the same being paid or assigned to Purchaser at Closing. As
used herein, a "material portion of the Property" means any part of the Property
reasonably required for the operation of the Property in the manner operated on
the date hereof. If any taking or threatened taking does not involve a material
portion of the Property, Purchaser shall be required to proceed with the
Closing, in which event Seller shall assign to Purchaser any award given to
Seller as a result of such condemnation proceedings. The provisions of this
Section 13 shall survive the termination of this Agreement.

              14. ADJUSTMENTS AND PRORATIONS. Adjustments and prorations with
respect to the Property shall be computed and determined between the parties as
of 12:0l a.m. on the Closing Date as follows:

                  (a) General real estate taxes for the year of closing and
              special assessments (if any) shall be prorated as of the Closing
              Date based on the then current real estate taxes (if known, based
              on the final real estate tax bills for such period -- and if not
              known, based on the most recent ascertainable taxes) and the
              special assessments due and owing prior to Closing, and Seller or
              Purchaser shall receive a credit at Closing, as appropriate.
              Without affecting the obligations set forth in this Section 14(a),
              the prorations for real and personal property taxes shall be
              equitably pro rated on a "net" basis (i.e. adjusted for all
              tenants' liabilities, if any, for such items). If general real
              estate taxes or special assessments are not known as of the
              Closing, the parties agree to reprorate when such amounts become
              known. All obligations under this Section 14(a) shall survive the
              Closing.

                  (b) All rents and other sums receivable from tenants of the
              Property which were earned and attributable to the period prior to
              the Closing Date will be retained by Seller to the extent that
              such rents have been collected on or before the Closing Date.
              Rents earned and attributable to the period beginning on the
              Closing Date and thereafter will be paid to Purchaser by the
              tenants, or credited to Purchaser at Closing (if such rents are
              received by Seller prior to the Closing Date). All payments from
              tenants, on account of rent or otherwise, received by Seller after
              the Closing Date, whether attributable to the period prior to or
              after the Closing Date, shall be deemed to be held in trust by
              Seller for Purchaser and shall be promptly delivered to Purchaser
              by Seller for application as provided in this Section 14(b). All
              payments from tenants, on account of rent or otherwise, received
              after the Closing Date by Purchaser and all amounts received from

                                       14

<PAGE>

     Seller by Purchaser pursuant to the immediately preceding sentence, shall
     be applied first to rent or other sums due under the Leases attributable to
     the period beginning on the Closing Date and continuing thereafter, and
     then to payment to Seller on account of rents which were earned and
     attributable to the period prior to the Closing Date but which have not
     been paid when due. Any customary out of pocket costs incurred by Purchaser
     in collection of delinquent rentals shall be deducted by Purchaser prior to
     the payment to Seller on account of delinquent rentals as provided herein.
     Purchaser shall use commercially reasonable efforts to collect or attempt
     to collect delinquent rentals. Seller shall have the right to contact
     tenants to request payment of delinquent rentals after the Closing Date and
     institute legal proceedings to collect such delinquent rentals. Any such
     enforcement or collection efforts by Seller shall be at Seller's sole
     expense.

          (c)  On the Closing Date, Seller will deliver to Purchaser in cash, as
     a credit against the Purchase Price or as an adjustment to the prorations
     provided for elsewhere in this Section 14, as appropriate, an amount equal
     to all security deposits made by tenants occupying the Property which were
     paid to Seller by such tenants and which have not been applied by Seller
     pursuant to the Leases, together with interest owing thereon pursuant to
     the applicable Lease, if any, and together with a listing of the tenants to
     which such deposits and interest are owing.

          (d)  All amounts payable, owing or incurred in connection with the
     Property under the Contracts to be assumed by Purchaser under the
     Assignment and Assumption shall be prorated as of the Closing Date.

          (e)  Seller shall be entitled to a credit for all transferable utility
     deposits transferred hereunder, if any. All other utility deposits, if any,
     may be withdrawn by and refunded to Seller and Purchaser shall make its own
     replacement deposits for utilities as may be required by the respective
     utilities involved.

          (f)  The Earnest Money shall be paid to Seller at Closing and
     Purchaser shall be entitled to a credit against the Purchase Price in the
     amount thereof.

          (g)  All utility charges that are not separately metered to tenants
     will be prorated to the Closing Date and Seller will obtain a final billing
     therefor and pay any amounts owing therein for the period prior to the
     Closing Date and Purchaser shall pay any amounts owing for the period on
     and after the Closing Date. To the extent that utility bills cannot be
     handled in the foregoing manner, they shall be prorated as of the Closing
     Date based on the most recent bills available and reprorated when such
     final bills become known.

          (h)  Purchaser shall pay its pro rata share (based on the applicable
     commencement date of the lease and the lease term) of all leasing
     commissions and tenant improvement costs payable with respect to Leases
     entered into after the date of this Agreement. If Seller has paid such
     amounts prior to the Closing Date, Purchaser shall reimburse Seller for its
     pro rata share of such payments at Closing. If Seller has not paid such
     amounts prior to the Closing Date, Purchaser shall receive a credit against
     the Purchase Price at Closing in an amount equal to the Seller's pro rata
     share of such amounts.

                                       15

<PAGE>

                (i) Unless provided otherwise hereinabove, such other items
        which are customarily prorated in a purchase and sale of the type
        contemplated hereunder shall be prorated as of the Closing Date.

                (j) Except as provided in this Section 14, all prorations are
        final and there shall be no reprorations. Notwithstanding the foregoing,
        each of the provisions of this Section 14 shall survive the Closing.

        15.     REQUIRED TENANTS. For purposes of this Agreement:

                (a) An "Adverse Change" shall mean the happening of any one or
        more of the following to a Required Tenant: (i) a Required Tenant has
        failed to pay when due any rent or other charge due under such Lease and
        such failure has continued for a period of sixty (60) days or more; (ii)
        a Required Tenant is the subject of, or has received notice that it has
        become the subject of, any reorganization, liquidation, dissolution,
        receivership or other actions or proceedings under the United States
        Bankruptcy Code, 11 U.S.C. (S)(S) 101, et seq. or any other federal,
        state or local laws affecting the rights of debtors and/or creditors
        generally; (iii) commencement by a Required Tenant of a voluntary case
        or other proceeding seeking liquidation, reorganization or other relief
        with respect to itself or its debts or other liabilities under any
        bankruptcy, insolvency or other similar law or seeking the appointment
        of a trustee, receiver, liquidator, custodian or other similar official
        for it or any of its property; (iv) the Lease for a Required Tenant has
        been terminated, or is the subject of an enforcement action for
        termination, as a result of default by such tenant; (v) a Required
        Tenant has terminated its Lease as a result of a fire or other casualty
        or a pending or proposed condemnation (or has a right to terminate such
        Lease and such right of termination has not been unconditionally and
        irrevocably waived in writing by such tenant; provided, however, this
        right of termination shall only apply to such tenant's initial right to
        terminate its lease based upon the extent of the casualty, the estimated
        time to complete the repair, or similar reasons but shall not apply to a
        tenant's termination right based upon the non-timely completion of the
        repair or restoration work), or (vi) a Required Tenant has ceased
        operating its business in its leased premises in violation of its
        obligations under the Lease.

                (b) If at any time prior to the Closing Date there occurs an
        Adverse Change with respect to a Required Tenant, then Purchaser shall
        have the right, in its sole discretion, (i) to terminate this Agreement
        and receive a full refund of the Earnest Money together with interest
        accrued thereon or, in the alternative, (ii) to proceed to Closing in
        accordance with this Agreement. If Purchaser elects to proceed to
        Closing as aforesaid, then Purchaser shall not be entitled to a
        reduction in or credit or allowance against the Purchase Price or give
        rise to any other claim on the part of Purchaser. Purchaser shall notify
        Seller of its election within fifteen (15) days after Seller has
        notified Purchaser of an Adverse Change (and, in any event, at least
        seven (7) days prior to the Closing Date).

        16.     CLOSING COSTS. Seller shall pay: (a) one-half of the aggregate
costs of the Title Commitment and the basic Title Policy without endorsements
(but including those endorsements required by the terms of this Agreement to be
obtained by Seller to clear

                                       16

<PAGE>

Unpermitted Exceptions), (b) the costs of recording any releases required to
clear title to the Property, (c) Seller's attorneys' fees and (d) one-half of
all escrow and New York Style closing fees. Purchaser shall pay: (i) the costs
of recording the deed and related stamp tax, sales tax, documentary transfer tax
or other tax imposed on the transfer of the Property, (ii) one-half of the
aggregate costs of the Title Commitment and the basic Title Policy without
endorsements, plus the costs of extended coverage and any endorsements to the
Title Policy desired by Purchaser or its lender, if any, (iii) the costs of the
Survey, (iv) Purchaser's attorneys' fees, and (v) one half of all escrow and New
York Style closing fees.

     17.  POSSESSION. Possession of the Property shall be delivered to Purchaser
at Closing, free and clear of all liens and claims other than Permitted
Exceptions and the rights of the tenants identified on the Rent Roll, in the
same condition as it exists on the date of this Agreement, ordinary wear and
tear excepted and except as provided in Sections 12 and 13 hereof. Purchaser
shall have the right to inspect the Property within three (3) days prior to
Closing to verify that the condition of the Property is as required under this
Agreement.

     18.  DEFAULT. If Seller defaults hereunder and fails to cure such default
within five (5) days after written notice of such default, or if the
representations and warranties set forth in this Agreement shall not be true and
correct in all material respects on the date of this Agreement and as of the
Closing Date, Purchaser's sole remedy shall be to either (a) terminate this
Agreement and receive a return of the Earnest Money (less $100 which shall be
paid to Seller in any event), in which event each of the parties hereto shall be
relieved of any further obligation to the other arising by virtue of this
Agreement (except for obligations which are expressly intended to survive the
termination of this Agreement), or (b) pursue specific performance of this
Agreement. In no event shall Seller be liable for any actual, special, punitive,
speculative or consequential damages; nor shall Seller's liability under any
representation, warranty, covenant, agreement, proration, reproration,
obligation or indemnity made hereunder or under any of the Closing Documents
exceed $100,000 in the aggregate ("Seller's Maximum Liability"). None of
Seller's partners, members, officers, agents or employees shall have any
personal liability of any kind or nature or by reason of any matter or thing
whatsoever under, in connection with, arising out of or in any way related to
this Agreement and the transactions contemplated herein, and Purchaser waives
for itself and for anyone who may claim by, through or under Purchaser any and
all rights to sue or recover on account of any such alleged personal liability.
If Purchaser defaults hereunder and fails to cure such default within five (5)
days of written notice of such default, this Agreement shall terminate and
Seller shall retain the Earnest Money and any interest thereon as liquidated
damages in full settlement of all claims against Purchaser (with the exception
of claims against Purchaser related to obligations which are expressly intended
to survive the termination of this Agreement). The parties agree that the amount
of actual damages which Seller would suffer as a result of Purchaser's default
would be extremely difficult to determine and have agreed, after specific
negotiation, that the amount of the Earnest Money is a reasonable estimate of
Seller's damages and is intended to constitute a fixed amount of liquidated
damages in lieu of other remedies available to Seller and is not intended to
constitute a penalty.

     19.  NOTICES. Any notice, demand, request or other communication which
either party hereto may be required or may desire to give under this Agreement
shall be in writing and shall be deemed to have been properly given if (a) hand
delivered (effective upon delivery),

                                       17

<PAGE>

(b) mailed (effective three (3) days after mailing) by United States registered
or certified mail, postage prepaid, return receipt requested, (c) sent by a
nationally recognized overnight delivery service (effective one (1) day after
delivery to such courier) or (d) sent by facsimile (effective upon confirmation
of transmission), in each case, addressed as follows:

          IF TO SELLER:

          c/o Transwestern Investment Company
          150 N. Wacker Drive
          Suite 800
          Chicago, Illinois 60606
          Attn: Stephen Douglass
          Telecopy Number: (312) 499-1901

          With a copy to:

          Drane & Freyer Limited
          150 N. Wacker Drive, Suite 800
          Chicago, Illinois 60606
          Attn: Wendy Freyer
          Telecopy Number: (312) 827-7111

          IF TO PURCHASER:

          In accordance with Line 11 of the Summary Statement

or to such other or additional addresses as either party might designate by
written notice to the other party.

          20. BROKERS. Each of Seller and Purchaser represents and warrants to
the other that it has not dealt with any brokers, finders or agents with respect
to the transaction contemplated hereby other than the broker(s) set forth in
Line 12 of the Summary Statement (collectively, the "Brokers"). Each party
agrees to indemnify, defend and hold harmless the other party, its successors,
assigns and agents, from and against the payment of any commission,
compensation, loss, damages, costs, and expenses (including without limitation
attorneys' fees and costs) incurred in connection with, or arising out of,
claims for any broker's, agent's or finder's fees of any person claiming by or
through such party other than Brokers. The obligations of Seller and Purchaser
under this Section 20 shall survive the Closing and the termination of this
Agreement.

          21. LEASING COSTS, MANAGEMENT FEES AND EMPLOYEES. Except as provided
in Section 14(h) hereof, Seller agrees to pay or discharge at or prior to
Closing all leasing commissions, costs for tenant improvements, legal fees and
other costs and expenses (collectively, "Leasing Costs") that are due and
payable as of the Closing Date with respect to Leases in force as of or prior to
Closing; provided, however, that Seller shall have no obligation to pay, and as
of Closing, Purchaser shall assume the obligation to pay (i) all Leasing Costs
disclosed on Exhibit H, and (ii) all Leasing Costs owed by Purchaser pursuant to
the terms of Section 14(h) above. On the Closing Date, Seller shall deliver
evidence satisfactory to Purchaser that, unless expressly assumed

                                       18

<PAGE>

by Purchaser in writing, any current management or leasing agreements for the
Property have been terminated (or notice of termination given), and that the
manager and any brokers have been paid all commissions or fees due and payable
except as provided in Sections 14(h) and 20 hereof. Purchaser is not required to
continue the employment of any employees of Seller or any property manager after
the Closing Date. Seller shall satisfy all obligations to all employees, if any,
employed by Seller or otherwise in the operation of the Property and provide
Purchaser with evidence thereof satisfactory to Purchaser on the Closing Date.

     22. "AS IS" SALE.

          (a) EXCEPT FOR THE EXPRESS REPRESENTATIONS AND WARRANTIES OF SELLER
     SET FORTH HEREIN, PURCHASER ACKNOWLEDGES AND AGREES THAT IT WILL BE
     PURCHASING THE PROPERTY BASED SOLELY UPON ITS INSPECTIONS AND
     INVESTIGATIONS OF THE PROPERTY, AND THAT PURCHASER WILL BE PURCHASING THE
     PROPERTY "AS IS" AND "WITH ALL FAULTS", BASED UPON THE CONDITION OF THE
     PROPERTY AS OF THE DATE OF THIS AGREEMENT, ORDINARY WEAR AND TEAR AND LOSS
     BY FIRE OR OTHER CASUALTY OR CONDEMNATION EXCEPTED AND THAT SELLER MAKES NO
     WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, OR ARISING BY OPERATION OF
     LAW, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTY OF CONDITION,
     HABITABILITY, MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE, IN
     RESPECT OF THE PROPERTY. WITHOUT LIMITING THE FOREGOING, PURCHASER
     ACKNOWLEDGES THAT, EXCEPT AS MAY OTHERWISE BE SPECIFICALLY SET FORTH
     ELSEWHERE IN THIS AGREEMENT, NEITHER SELLER NOR ITS CONSULTANTS, BROKERS OR
     AGENTS HAS MADE ANY REPRESENTATIONS OR WARRANTIES OF ANY KIND UPON WHICH
     PURCHASER IS RELYING AS TO ANY MATTERS CONCERNING THE PROPERTY, INCLUDING,
     BUT NOT LIMITED TO: (I) THE CONDITION OF THE LAND OR ANY IMPROVEMENTS
     COMPRISING THE PROPERTY; (II) THE EXISTENCE OR NON-EXISTENCE OF ANY
     POLLUTANT, TOXIC WASTE AND/OR ANY HAZARDOUS MATERIALS OR SUBSTANCES; (III)
     ECONOMIC PROJECTIONS OR MARKET STUDIES CONCERNING THE PROPERTY, OR THE
     INCOME TO BE DERIVED FROM THE PROPERTY; (IV) ANY DEVELOPMENT RIGHTS, TAXES,
     BONDS, COVENANTS, CONDITIONS AND RESTRICTIONS AFFECTING THE PROPERTY; (V)
     THE NATURE AND EXTENT OF ANY RIGHT OF WAY, LEASE, LIEN, ENCUMBRANCE,
     LICENSE, RESERVATION OR OTHER TITLE MATTER; (VI) WATER OR WATER RIGHTS,
     TOPOGRAPHY, GEOLOGY, DRAINAGE, SOIL OR SUBSOIL OF THE PROPERTY; (VII) THE
     UTILITIES SERVING THE PROPERTY; (VIII) THE SUITABILITY OF THE PROPERTY FOR
     ANY AND ALL ACTIVITIES AND USES WHICH PURCHASER MAY ELECT TO CONDUCT
     THEREON; OR (IX) THE COMPLIANCE OF THE PROPERTY WITH ANY ZONING,
     ENVIRONMENTAL, BUILDING OR OTHER LAWS, RULES OR REGULATIONS AFFECTING THE
     PROPERTY. SELLER MAKES NO REPRESENTATION OR WARRANTY THAT THE PROPERTY
     COMPLIES WITH THE AMERICANS WITH DISABILITIES ACT OR ANY FIRE CODE OR
     BUILDING CODE. PURCHASER HEREBY RELEASES

                                       19

<PAGE>

     SELLER FROM ANY AND ALL LIABILITY IN CONNECTION WITH ANY CLAIMS WHICH
     PURCHASER MAY HAVE AGAINST SELLER AND PURCHASER HEREBY AGREES NOT TO ASSERT
     ANY CLAIMS FOR CONTRIBUTION, COST RECOVERY OR OTHERWISE, AGAINST SELLER
     RELATING DIRECTLY OR INDIRECTLY TO THE EXISTENCE OF ASBESTOS OR HAZARDOUS
     MATERIALS OR SUBSTANCES ON, OR ENVIRONMENTAL CONDITIONS OF, THE PROPERTY,
     WHETHER KNOWN OR UNKNOWN. As used herein, the terms "hazardous substances"
     or "hazardous materials or substances" mean (i) hazardous wastes, hazardous
     substances, hazardous constituents, toxic substances or related materials,
     whether solids, liquids or gases, including but not limited to substances
     defined as "hazardous wastes," hazardous substances," "toxic substances,"
     "pollutants, "contaminants," "radioactive materials," or other similar
     designations in, or otherwise subject to regulation under, the
     Comprehensive Environmental Response, Compensation and Liability Act of
     1980, as amended, 42 U.S.C. (S)9601 et seq.; the Toxic Substance Control
     Act, 15 U.S.C. (S)2601 et seq.; the Hazardous Materials Transportation Act,
     49 U.S.C. (S)1802; the Resource Conservation and Recovery Act, 42 U.S.C.
     (S)9601. et seq.; the Clean Water Act, 33 U.S.C. (S)1251; the Safe Drinking
     Water Act, 42 U.S.C. (S)300f et seq.; the Clean Air Act, 42 U.S.C. (S)7401
     et seq.; and in any permits, licenses, approvals, plans, rules, regulations
     or ordinances adopted, or other criteria and guidelines promulgated
     pursuant to the preceding laws or other similar federal, state or local
     laws, regulations, rules or ordinance now or hereafter in effect relating
     to environmental matters (collectively, "Environmental Laws"); and (ii) any
     other substances, constituents or wastes subject to any applicable federal,
     state or local law, regulation or ordinance, including any Environmental
     Law, now or hereafter in effect, including but not limited to (A)
     petroleum, (B) refined petroleum products, (C) waste oil, (D) waste
     aviation or motor vehicle fuel and (E) asbestos. Purchaser acknowledges
     that having been given the opportunity to inspect the Property, Purchaser
     is relying solely on its own investigation of the Property and not on any
     information provided or to be provided by Seller. Purchaser further
     acknowledges that the information provided and to be provided with respect
     to the Property was obtained from a variety of sources, and that Seller (x)
     has not made any independent investigation or verification of such
     information and (y) makes no representations as to the accuracy or
     completeness of such information, except as provided herein. The provisions
     of this Section 22 shall survive the Closing Date.

     Purchaser's Initials ____________________

     23. OFFER AND ACCEPTANCE.

     Seller shall have three (3) business days to accept Purchaser's offer
measured from the date offered indicated below Purchaser's signature hereto.
Acceptance of the offer shall become effective only when Purchaser receives a
fully executed copy of this Agreement. If this Agreement has not been executed
by Seller and delivered to Purchaser prior to the end of the third (3rd)
business day after the date indicated below Purchaser's signature, the terms of
this Agreement shall be deemed null and void without further action.

     24. MISCELLANEOUS.

                                       20

<PAGE>

     (a) Time is of the essence of each provision of this Agreement.

     (b) This Agreement and all provisions hereof shall extend to, be obligatory
upon and inure to the benefit of the respective heirs, legatees, successors and
assigns of the parties hereto. Notwithstanding the foregoing, Purchaser shall
not have the right to assign its interest in this Agreement without the express
written consent of Seller; provided, however, if the assignment is to an entity
in which is managed or controlled by the initial Purchaser, Seller's consent
shall not be required provided Purchaser gives a copy of the duly executed
assignment (together with relevant information regarding Purchaser's affiliation
therewith) to Seller at least ten (10) days prior to the scheduled Closing Date;
and in any event, Purchaser shall remain liable for, and the assignee shall
assume, all obligations of Purchaser hereunder.

     (c) Except as provided herein, this Agreement contains the entire agreement
and supercedes any prior discussions or writings (including any letters of
intent or other correspondence) between the parties relating to the transactions
contemplated hereby.

     (d) This Agreement shall be governed by and construed in accordance with
the laws of the State described in Line 13 of the Summary Statement.

     (e) If any of the provisions of this Agreement or the application thereof
to any persons or circumstances shall, to any extent, be deemed invalid or
unenforceable, the remainder of this Agreement and the application of such
provisions to persons or circumstances other than those as to whom or which it
is held invalid or unenforceable shall not be affected thereby.

     (f) This Agreement and any document or instrument executed pursuant hereto
may be executed in any number of counterparts, each of which shall be deemed an
original, but all of which, together, shall constitute one and the same
instrument.

     (g) From the date hereof through Closing, Purchaser and Seller shall
jointly prepare and issue all releases of information relating to the sale of
the Property, and any inquiries regarding the transaction contemplated hereby
shall be responded to only after consultation with the other party hereto.

     (h) If either party institutes a legal action against the other relating to
this Agreement or any default hereunder, the unsuccessful party to such action
will reimburse the successful party for the reasonable expenses of prosecuting
or defending such action, including without limitation attorneys' fees and
disbursements and court costs. The obligations under this Section 24(h) shall
survive the termination of this Agreement.

     (i) This Agreement shall not be construed more strictly against one party
than against the other merely by virtue of the fact that the Agreement may have
been prepared primarily by counsel for one of the parties, it being recognized
that both Purchaser and Seller have contributed substantially and materially to
the preparation of this Agreement.

     (j) Intentionally Deleted

                                       21

<PAGE>

         (k) The Summary Statement attached to this Agreement is hereby
incorporated herein and made a part hereof.

         (l) If, under the terms of this Agreement and the calculation of the
time periods provided for herein, the Approval Date, the Closing Date or any
other date to be determined under this Agreement should fall on Saturday, a
Sunday, a legal holiday or other date on which banks located in Chicago,
Illinois are not open for business, then such date shall be extended to the next
business day.

         (m) A facsimile or photocopy signature on this Agreement, any
 amendment hereto or any notice delivered hereunder shall have the same legal
 effect as an original signature.

         (n) Prior to the Closing Date, the parties shall keep the terms of this
 Agreement confidential and shall not disclose such terms to any other parties
 without the other party's prior written consent, which consent shall be in each
 party's sole discretion; provided, however, that each party may, without
 obtaining such prior written consent, make such disclosures as may be required
 by applicable laws or agreements by which such party is bound, and to each such
 party's managers, members, officers, lenders, employees, attorneys,
 accountants, appraisers, insurance advisors, consultants and similar third
 party professionals.

                            [Signature Page Follows]

                                       22

<PAGE>

         IN WITNESS WHEREOF, this Agreement has been executed as of the date
first above written.

 PURCHASER:                        SELLER:

 Triple Net Properties, LLC,       Transwestern Heights, L.P., a Delaware
 a Virginia limited liability      limited partnership
 company

                                   By: Transwestern Heights GP, L.L.C., a
                                       Delaware limited liability company

 By:_____________________________
     Anthony W. Thompson
Its: President                         By: Aslan Realty Partners, L.P., an
                                           Illinois limited partnership,
                                           its sole member

Date Offered: July 24, 2002
                                            By: Aslan GP, L.L.C. a Delaware
                                                limited liability company, its
                                                general partner

                                                By: /s/ Douglas W. Lyons
                                                    ---------------------
                                                Name: DOUGLAS W. LYONS
                                                      -------------------
                                                Title: MANAGING DIRECTOR
                                                       ------------------

                                   Date Accepted: July 24,2002

                                       23

<PAGE>

         IN WITNESS WHEREOF, this Agreement has been executed as of the date
first above written.

PURCHASER:                           SELLER:

Triple Net Properties, LLC,          Transwestern Heights, L.P.,
a Virginia limited liability         a Delaware limited partnership
company

                                     By: Transwestern Heights GP, L.L.C.,
By:____________________________          a Delaware limited liability
    Anthony W. Thompson                  company
Its: President
                                         By: Aslan Realty Partners, L.P.,
                                             an Illinois limited partnership,
                                             its sole member
Date Offered: July 24, 2002

                                             By: Aslan GP, L.L.C. a Delaware
                                                 limited liability company, its
                                                 general partner

                                                 By:__________________________
                                                 Name:________________________
                                                 Title: ______________________

                                     Date Accepted: July 24, 2002

                                       24<PAGE>
                                                                    EXHIBIT 10.2

                              TAX SHARING AGREEMENT

        This Agreement dated as of ____________, 2002 is entered into between
Gen-Probe Incorporated, a Delaware corporation ("Gen-Probe"), and Chugai Pharma
USA, LLC, a Delaware limited liability company ("CPUSA").

                                    RECITALS

        WHEREAS, CPUSA, prior to its conversion from a corporation into a
limited liability company (it being understood that references herein to CPUSA
shall include references to CPUSA prior to its conversion into a limited
liability company) was a member of the affiliated group of corporations within
the meaning of Section 1504 of the Internal Revenue Code of 1986, as amended
(the "Code") (the "Consolidated Group") of which Gen-Probe is the common parent,
and, prior to the merger of Gen-Probe Holding Company, Inc. ("GHC") into
Gen-Probe, GHC was the common parent; and

        WHEREAS, the parties hereto desire to set forth and confirm in this
Agreement certain provisions relating to the allocation of tax liabilities for
years in which CPUSA (prior to its conversion into a limited liability company)
was included in the Consolidated Group ("Consolidated Years").

        The parties agree as follows:

1.      Filing of Consolidated Returns and Payment of Consolidated Tax
        Liability.

        For the 2001 taxable year and for the portion of 2002 during which CPUSA
is included in the Consolidated Group, Gen-Probe shall include CPUSA in the
consolidated federal income tax returns it files as the common parent
corporation (or as the successor by merger to the common parent) of the
Consolidated Group (the "Consolidated Returns," which term shall include
consolidated federal income tax returns filed by the Consolidated Group for
years prior to 2001),

<PAGE>

                                                                          Page 2

and shall file any other documents and take any other actions necessary or
appropriate to effect the filing of such returns. For the Consolidated Years,
Gen-Probe shall pay the entire federal income tax liability of the Consolidated
Group, and shall indemnify and hold harmless CPUSA against any such liability;
provided, however, that CPUSA shall make payments to Gen-Probe or receive
payments from Gen-Probe as provided in this Agreement in settlement of CPUSA's
share of the federal income tax liability of the Consolidated Group.

2.      CPUSA Share of Consolidated Group Liability.

        For 2001 and the portion of 2002 in which CPUSA is included in the
Consolidated Group, CPUSA's share of the Consolidated Group's federal income tax
liability (the "CPUSA Separate Return Liability") shall be equal to the product
of (x) the amount of federal income tax liability which CPUSA would have
incurred if it had filed a separate return prepared in a manner consistent with
the manner in which items of income, deduction, gain, loss and credit
attributable to CPUSA ("CPUSA Consolidated Return Items") are reflected in the
Consolidated Return with any deferred intercompany transactions being taken into
account at the time such transactions are actually reflected in the Consolidated
Return and CPUSA's short taxable year resulting from its ceasing to be a member
of the Consolidated Group being treated as its taxable year for this purpose,
multiplied by (y) a fraction, the numerator of which is the actual consolidated
federal income tax liability of the Consolidated Group and the denominator of
which is the sum of the positive liabilities described in clause (x) for each
member of the Consolidated Group; provided that, if the fraction described in
clause (y) is greater than 1, then the CPUSA Separate Return Liability shall be
equal to the amount described in clause (x).

<PAGE>

                                                                          Page 3

3.      Payment of CPUSA Separate Return Liability.

        For 2001 and the portion of 2002 in which CPUSA is included in the
Consolidated Group, CPUSA shall make periodic payments to Gen-Probe in such
amounts as, and on such dates as, CPUSA would have been required to make
estimated federal income tax payments if it had filed a separate return
(treating CPUSA's short taxable year resulting from its ceasing to be a member
of the Consolidated Group as its taxable year for this purpose), and the balance
of the CPUSA Separate Return Liability shall be paid by CPUSA to Gen-Probe on
the date such taxes would be due. The parties acknowledge that CPUSA has
heretofore paid to Gen-Probe $0 with respect to the CPUSA Separate Return
Liability for 2001 and 2002. To the extent that the actual CPUSA Separate Return
Liability (determined in accordance with Section 2 above) exceeds or is less
than the amount theretofore paid by CPUSA, CPUSA or Gen-Probe, as appropriate,
shall pay the difference to the other party within 15 days after the
Consolidated Return is filed.

4.      Returns, Audits, Refunds, Litigation, and Adjustments.

        (a) Returns. Except as otherwise provided herein, Gen-Probe shall have
exclusive and sole responsibility for the preparation and filing of the
Consolidated Returns and any other returns, amended returns and other documents
or statements required to be filed with the Internal Revenue Service (the "IRS")
in connection with the determination of the federal income tax liability of the
Consolidated Group. Gen-Probe shall provide CPUSA with copies of the relevant
portions of all such returns, documents and statements which are related to the
items of income, deduction, gain, loss and credit of CPUSA promptly upon filing
thereof. To enable Gen-Probe to prepare the returns, CPUSA shall timely provide
Gen-Probe with whatever information Gen-Probe reasonably requests. Appropriate
personnel of Gen-Probe responsible for the preparation

<PAGE>

                                                                          Page 4

of the Consolidated Return shall be available upon reasonable request to meet
with appropriate personnel of CPUSA to discuss all aspects of the Consolidated
Return relating to CPUSA Consolidated Return Items and upon request will furnish
or make available for inspection any and all documents relating to CPUSA
Consolidated Return Items used in preparation of Consolidated Returns (or
amendments thereof).

        (b) Audits; Litigations. Except as otherwise provided herein, Gen-Probe
will have exclusive and sole responsibility and control with respect to the
conduct of any audit or examinations of the returns filed by the Consolidated
Group and any litigation with respect thereto, provided, however, that Gen-Probe
may not settle any such audit, examination or litigation without CPUSA's consent
(which shall not be unreasonably withheld) if such settlement may adversely
affect CPUSA's rights to receive or liability for payments pursuant to this
Agreement. Gen-Probe shall promptly notify CPUSA of any issues involving CPUSA
Consolidated Return Items which arise in the course of an audit or examination
of a Consolidated Return of which Gen-Probe has knowledge (including any
proposed adjustments that develop during the course of an IRS audit or
examination). Thereafter, in the course of any administrative or judicial
proceeding, Gen-Probe shall keep CPUSA informed of any material developments in
any such proceeding to the extent such developments concern CPUSA Consolidated
Return Items, and CPUSA shall provide any information reasonably requested by
Gen-Probe in connection therewith.

        (c) Expenses. CPUSA shall reimburse Gen-Probe for all expenses
(including, without limitation, legal and accounting fees) incurred by Gen-Probe
in the course of proceedings described in paragraph (b) of this Section 4 to the
extent such expenses are reasonably attributable to CPUSA Consolidated Return
Items.

<PAGE>

                                                                          Page 5

        (d) Payments. To the extent that any audit, litigation, or claim for
refund with respect to a Consolidated Return results in an additional payment of
federal income tax by the Consolidated Group (including any payment of tax made
preliminary to commencing a refund claim or litigation) or receipt of a refund
of tax or realization of a reduction in federal income tax liability by the
Consolidated Group due to adjustment of the treatment of any CPUSA Consolidated
Return Item, CPUSA shall pay to Gen-Probe or Gen-Probe shall pay to CPUSA, as
appropriate, an amount equal to the additional (or lesser) amount which CPUSA
would have been required to pay Gen-Probe or Gen-Probe would have been required
to pay CPUSA pursuant to Section 3 of this Agreement if the CPUSA Separate
Return Liability were adjusted in a manner consistent with the actual adjustment
of the CPUSA Consolidated Return Items. In addition, CPUSA shall pay to
Gen-Probe, or Gen-Probe shall pay to CPUSA, an amount equal to any interest,
penalties, or additions to tax received or paid by the Consolidated Group with
respect to the adjustment of the CPUSA Consolidated Return Items. Any payment
pursuant to this Section 4(d) shall be made within 15 days after actual payment
of additional tax or receipt of a refund or realization of a reduction in
federal income tax liability by the Consolidated Group or CPUSA, or if there is
no actual payment of tax, receipt of refund, or realization of a reduction in
federal income tax liability, within 15 days after final agreement by Gen-Probe
with the IRS on the adjustment.

        (e) Applicability with respect to All Combined Consolidated Returns. The
provisions of Section 4(b), (c) and (d) above shall apply to Consolidated
Returns and CPUSA Consolidated Return Items for all taxable years in which CPUSA
is includable in the Consolidated Group, including taxable years prior to 2001.
All determinations with respect to taxable years prior to 2001 shall be made as
if Sections 2 and 3 of this Agreement had applied to such years.

<PAGE>

                                                                          Page 6

        (f) Tax on Interest on Refunds. Gen-Probe and CPUSA agree that CPUSA
shall be liable for any federal, state, and local income tax imposed as a result
of receipt or accrual of interest on federal income tax refunds with respect to
which CPUSA is entitled to payment pursuant to this Agreement. CPUSA shall
indemnify and hold harmless Gen-Probe from and against any federal, state, or
local income tax imposed with respect to the receipt or accrual of any such
interest.

5.      Consolidated and/or Combined State and Local Income Tax Returns.

        For any taxable year with respect to which CPUSA may be included in any
consolidated and/or combined state or local income tax returns, Gen-Probe may
include CPUSA in such returns and the provisions of this Agreement shall apply
with equal force and effect to such state and local returns.

6.      Verification.

        All amounts due pursuant to this Agreement from CPUSA to Gen-Probe or
from Gen-Probe to CPUSA shall be calculated by Gen-Probe; provided, however,
that, if CPUSA so requests, such calculations shall be verified by the
independent certified public accountants responsible for the certification of
Gen-Probe's published financial statements, at CPUSA's cost and expense, and the
results of such verification shall be binding on the parties hereto.

7.      Effect of Conversion of LLC into a Limited Liability Company

        For purposes of this Agreement, CPUSA shall be treated as if it were a
corporation at all times up to and including the time of the sale by GHC of the
ownership interest in CPUSA (which was treated for federal income tax purposes
as a sale of all of CPUSA's assets subject to all of its liabilities) to Chugai
USA, Inc., notwithstanding the fact that it became a disregarded entity for
federal income tax purposes as a result of its conversion into a limited
liability

<PAGE>

                                                                          Page 7

company; provided, however, that the sale shall be treated for purposes of this
Agreement in accordance with its actual federal income tax treatment as a sale
by GHC of CPUSA's assets.

8.      Confidentiality.

        Gen-Probe and CPUSA agree that any information furnished one another
pursuant to this Agreement is confidential and, except as and to the extent
required during the course of an audit or litigation, shall not be disclosed to
other persons.

9.      Successors.

        This Agreement shall be binding upon and inure to the benefit of any
successor to any of the parties, by merger, acquisition of assets or otherwise,
to the same extent as if the successor had been an original party to this
Agreement.

10.     Governing Law.

        This Agreement shall be governed by and construed in accordance with the
laws of the State of New York, without giving effect to the principles of
conflicts of laws thereof.

11.     Headings.

        The headings in this Agreement are for convenience only and shall not be
deemed for any purpose to constitute a part of or to affect the interpretation
of this Agreement.

12.     Counterparts.

        This Agreement may be executed simultaneously in two or more
counterparts, each of which will be deemed an original, and it shall not be
necessary in making proof of this Agreement to produce or account for more than
one counterpart.

<PAGE>

                                                                          Page 8

13.     Notice.

        All notices, claims, requests, demands and other communications under
this Agreement shall be in writing and shall be deemed to have been duly given
if and when delivered or mailed (registered or certified mail, postage prepaid,
return receipt requested), as follows:

        (a)    If to Gen-Probe:

               10210 Genetic Center Drive
               San Diego, California  92121
               Attn:  General Counsel
               Fax:  (858) 410-8637

        (b)    If to CPUSA:

               6275 Nancy Ridge Drive
               San Diego, CA 92121
               Attn:  [___________]

               Fax:  (858) [_______]

or to such other person or address as the party to whom the communication is to
be given may have previously indicated to the other party in writing.

14.     Severability.

        If any provision of this Agreement is held to be unenforceable for any
reason, it shall be adjusted rather than voided, if possible, in order to
achieve the intent of the parties to the maximum extent practicable. In any
event, all other provisions of this Agreement shall be deemed valid, binding and
enforceable to their full extent.

15.     Effect on Prior Agreements.

        This Agreement supersedes any prior agreements between CPUSA and
Gen-Probe with respect to liability for federal or state income taxes.

<PAGE>

                                                                          Page 9

        IN WITNESS WHEREOF, each of the parties to this Agreement has caused
this Agreement to be executed by its duly authorized officer as of the date
first above written.

                                       GEN-PROBE INCORPORATED

                                       BY:
                                          --------------------------------------

                                       TITLE:
                                             -----------------------------------

                                       CHUGAI PHARMA USA, LLC

                                       BY:
                                          --------------------------------------

                                       TITLE:
                                             -----------------------------------

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