Document:

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                                                                   EXHIBIT 10.27

                           PURCHASE AND SALE AGREEMENT

         This Purchase and Sale Agreement (this "AGREEMENT") is made and entered
into as of the 8th day of August, 2001 (the "EFFECTIVE DATE"), by and between:
(1)(a) Source-Myco, Inc., a Delaware corporation ("Myco"); (b) Source-Yeager
Industries, Inc., a Delaware corporation ("Yeager"); and (c) Source-Huck Store
Fixture Company, a Delaware corporation ("Huck"); (each of Myco, Yeager and Huck
are sometimes referred to herein individually as a "Seller" or collectively, the
"Sellers"), (2) The Source Information Management Company, a Missouri
corporation ("Source"), the parent corporation of Myco, Yeager and Huck; and (3)
BFG Holdings 2001, L.L.C., a Delaware limited liability company ("PURCHASER").

1. PURCHASE AND SALE OF PROPERTIES.

         On the terms and conditions stated in this Agreement, each Seller
hereby agrees to sell to Purchaser and Purchaser hereby agrees to purchase from
such Seller all of such Seller's following described property:

         1.1 Land. Each Seller's respective fee simple interest in and to the
following tracts of land (collectively, the "Land") as more particularly and
legally described on the Exhibits referred to below:

<Table>
<Caption>
Seller            Address                              County and State           Exhibit       Referred To As:
------            -------                              ----------------           -------       ---------------
<S>               <C>                                  <C>                        <C>           <C>
Myco              1122 Milford Ave.                    Winnebago County,             A-1        the "Myco Land"
                  Rockford, IL  61109                  Illinois

Yeager            2001 West Erie Ave.                  Philadelphia County,          A-2        the "Yeager Land"
                  Philadelphia, PA  19140              Pennsylvania

Huck              1100 North 28th St.                  Adams County, Illinois        A-3        the "Quincy Land"
                  28th Street and Lind
                  28th Street and Cherry
                  Quincy, IL  62301

Huck              2025 Kansas                          City of Carson City,          A-4        the "Carson City
                  961 Fairview                         Nevada                                   Land"
                  Carson City, NV  89701
</Table>

, each of the foregoing, together with all respective rights and appurtenances
pertaining to such land, including, without limitation, all of such Seller's
right, title and interest in and to (i) all minerals, oil, gas, and other
hydrocarbon substances thereon, (ii) all adjacent strips, streets, roads, alleys
and rights-of-way, public or private, open or proposed, (iii) all easements,
privileges, and hereditaments, whether or not of record, and (iv) all access,
air, water, riparian, development, utility, and solar rights.

         1.2 Improvements. All buildings and all other improvements and
structures constructed on:

                  (i)      the Myco Land (the "Myco Improvements");

                  (ii)     the Yeager Land (the "Yeager Improvements");

                  (iii)    the Quincy Land (the "Quincy Improvements"); and

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                  (iv)     the Carson City Land (the "Carson City
                           Improvements").

         1.3 Fixtures. All fixtures (other than trade fixtures) included in the
Myco Improvements, Yeager Improvements, Quincy Improvements and Carson City
Improvements and used in connection with the complete and comfortable use,
enjoyment and occupancy of the Property, as opposed to the conduct of a
particular business therein. The foregoing shall not include, without
limitation, any equipment, supplies, inventory or other personal property
(whether or not affixed to the Properties) and used in conjunction with the
particular business of the Seller.

         1.4 Certain Definitions. For purposes hereof: (i) the Myco Land and
Myco Improvements are referred to herein as the "Myco Property"; (ii) the Yeager
Land and Yeager Improvements are referred to herein as the "Yeager Property";
and (iii) the Quincy Land, Carson City Land, Quincy Improvements and Carson City
Improvements are referred to herein as the "Huck Properties". For purposes
hereof, the Myco Property, Yeager Property and Huck Properties are referred to
as the "Properties" or singularly as a "Property."

2. SPECIAL PROVISIONS APPLICABLE BECAUSE OF MULTIPLE SELLERS AND MULTIPLE
PROPERTIES.

         2.1 For convenience, the parties have included all four (4) Properties
and all four (4) Sellers in a single contract, however, it is understood and
agreed that this transaction consists of essentially four (4) separate sales by
four (4) separate Sellers and shall be construed as four (4) separate sales by
four (4) separate Sellers at all times, whether or not so expressed, when
interpreting, applying and enforcing the terms of this Agreement. Accordingly,
notwithstanding any provision in this Agreement to the contrary, each Seller
shall only be legally obligated to keep, observe and perform the terms,
covenants and agreements set forth herein relating to its Property, whether or
not it is expressly so stated herein. Likewise, the representations and
warranties provided herein by Sellers shall be interpreted as provided only on a
property-by-property basis by each Seller as it relates to its Property; and,
accordingly, no Seller by entering into this Agreement, shall be deemed to have
made any representation, covenant and/or warranties as to any of the other
Properties being sold pursuant to this Agreement, whether or not expressly so
stated. Purchaser, therefore, agrees that in the event that a claim arises in
favor of Purchaser with respect to a specific Property, then only the Seller of
that Property shall be liable for that claim, and with respect to that claim
Purchaser hereby releases and covenants not to sue any Seller who is not an
owner of the Property that is the subject of the claim. This release and
covenant not to sue shall survive any termination of this Agreement and shall
survive Closing.

         2.2 Notwithstanding any provision in this Agreement to the contrary, in
no event shall Purchaser be entitled to purchase, or Sellers be entitled to
sell, less than all four (4) of the Properties at the Closing.

3. PURCHASE PRICE AND DEPOSIT.

         3.1 Payment. The aggregate purchase price (the "PURCHASE PRICE") for
the Property will be the sum of Twenty-Six Million Three Hundred Thirty-Three
Thousand Three Hundred Thirty-Four and No/100 Dollars ($26,333,334.00). The
Purchase Price shall be allocated among the Property as mutually agreed by the
parties and consistent with the appraisals to be obtained by Purchaser. Such
allocation shall be attached hereto in the form of a completed Exhibit B on or
before the Closing. The Purchase Price will be payable by: (i) wire transfer of
immediately available funds at the Closing in the amount of Twenty Million and
No/100 Dollars ($20,000,000.00) (the "Cash Payment of the Purchase Price") in
accordance with the wiring instructions provided by Source to Purchaser on or
before the Closing, and (ii) delivery by

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Purchaser of a Promissory Note in the form of and for the amount as shown on
Exhibit C attached hereto (the "Note").

         3.2 Deposit.

                  3.2.1 Within three (3) Business Days (as defined in Section
16.11) following the Effective Date of this Agreement, Purchaser shall deposit
with Stewart Title of California, at its location at 505 North Brand Blvd.,
Suite 800, Glendale, California 91203, Attn.: Claudia Queen (the "ESCROW AGENT")
the sum of One Hundred Thousand and no/100 Dollars ($100,000.00) in the form of
cash (together with all interest thereon, the "INITIAL DEPOSIT"). Prior to
making the Initial Deposit, Seller, Purchaser and the Escrow Agent shall enter
into an escrow agreement substantially in the form of Exhibit E attached hereto
(the "ESCROW AGREEMENT"). Purchaser shall deposit an additional sum of One
Hundred Thousand and no/100 Dollars ($100,000.00) with Escrow Agent by the
expiration of the Study Period (as defined in Section 6.1) as an additional
deposit (together with all interest thereon, the "ADDITIONAL DEPOSIT"), provided
Purchaser has not terminated this Agreement pursuant to Article 6. The Initial
Deposit and the Additional Deposit are herein collectively referred to as the
"DEPOSIT." Purchaser's failure timely to deposit any amount required pursuant to
this Section 3.2.1 (but in the case of the Additional Deposit, only if Purchaser
does not terminate this Agreement pursuant to Article 6) shall be deemed a
default under this Agreement entitling Sellers immediately to exercise their
remedies under Section 12.2.

                  3.2.2 Escrow Agent shall place the Deposit in an
interest-bearing escrow account at a federally-insured commercial bank
acceptable to Sellers and Purchaser. The Escrow Agent shall hold the Deposit in
accordance with this Agreement and the Escrow Agreement. At Closing, Escrow
Agent shall deliver the Deposit to Seller and credit it against cash payment of
the Purchase Price due at Closing as required by Section 3.1(i).

4. TITLE AND SURVEY.

         4.1 State of Title to be Conveyed. Title to the Property shall be
conveyed to Purchaser at Closing in fee simple by Corporation Grant Deed with
respect to the Carson City Land and the Carson City Improvements, otherwise by
Special Warranty Deed (in each case, the "Deed"), free and clear of any and all
liens, mortgages, deeds of trust, security interests and other encumbrances,
except for (i) those items approved or deemed approved by Purchaser pursuant to
Section 4.2, and (ii) the lien of real estate taxes not yet due and payable. The
items referred to in clauses (i) and (ii) above and those matters deemed to be
Permitted Exceptions pursuant to Section 4.2 below are hereinafter referred to
as the "PERMITTED EXCEPTIONS."

         4.2 Title Commitment and Survey. Purchaser, at Sellers' expense, shall
promptly after the Effective Date order a title commitment for the Property,
together with copies of all instruments referred to in said title commitment,
and a survey of the Property, copies of all of which shall promptly be provided
to Source. Purchaser shall notify Source in writing of any title matters listed
in the title commitment or matters depicted on the survey of which Purchaser
disapproves (the "TITLE Objections"). Any matters to which Purchaser does not
object as provided above shall be deemed to be Permitted Exceptions. In the
event Purchaser so notifies Source of any Title Objections within a reasonable
period of time, but in no event less than five (5) Business Days prior to the
expiration of the Study Period, Source shall notify Purchaser in writing prior
to the expiration of the Study Period whether it will attempt to eliminate or
cure such disapproved matters or to make arrangements to have such disapproved
matters eliminated, cured, or removed of record from title by bonding or
otherwise at or prior to the Closing. If Source fails to notify Purchaser that
it is willing to attempt to eliminate or cure such matters, then Source

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and Sellers shall be deemed to have elected not to take such action, in which
event all parties shall be released and discharged of any further liability and
the Deposit shall be returned to Purchaser.

         4.3 Failure to Cure Title Objections. If Source indicates that it will
attempt to eliminate or cure all such disapproved matters, or make arrangements
to have all such matters eliminated, cured or removed of record from title,
prior to or at the Closing but fails to do so, Purchaser shall have the right,
at its option, to terminate this Agreement by giving written notice of such
election to Source. Upon the giving of such notice by Purchaser to Source, this
Agreement shall terminate and the Deposit shall be returned to Purchaser, and
neither Seller nor Purchaser shall have any further rights or obligations under
this Agreement except for any obligations that expressly survive termination. In
no event shall any Seller have any liability to Purchaser for any failure to
cure or eliminate any disapproved title matter.

5. PROPERTY INFORMATION.

         5.1 Within ten (10) days following the Effective Date of this
Agreement, each Seller shall deliver, or otherwise make available as
appropriate, to Purchaser, for Purchaser's review, copies of the following
documents relating to the Property, to the extent in such Seller's possession
(collectively, the "PROPERTY INFORMATION"):

                  5.1.1 "As-built" floor plans and specifications.

                  5.1.2 Site Plans (including parking).

                  5.1.3 "As-built" ALTA survey of the property.

                  5.1.4 Current map indicating location of subject property and
comparable properties if available.

                  5.1.5 Recent photographs (color) of all facilities (interior).

                  5.1.6 Street level photographs of building exterior.

                  5.1.7 Brief description of the property including square
footage, number and type of units, year built and/or renovated, description of
construction details, HVAC, and parking information (including number of total
spaces, covered and handicapped spaces).

                  5.1.8 List of rent comparable for local area properties,
including description, location, rental rates, occupancy, unit type, amenities
and photos.

                  5.1.9 List of sales comparables for local area properties,
including description, location, gross income, net operating income, sales
price, cap rate, and date of sale.

                  5.1.10 Demographic information on both the immediate and
general area.

                  5.1.11 Current Phase I Environmental report.

                  5.1.12 Current Engineering Report.

                  5.1.13 Copies of tax bills for the last three (3) years.

                  5.1.14 Certificates evidencing all current insurance coverage
on the property (Accord 25 and 27).

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                  5.1.15 Copies of all warranties - applicable to the
improvements on the property.

                  5.1.16 Copies of licenses and permits required for the
operation of the property (including certificates of occupancy, if any).

                  5.1.17 Description, summary, and status of all known Property
Code Violations and/or Litigation affecting the Property.

                  5.1.18 Corporate brochures of Tenant, including history of
Seller/Tenant.

                  5.1.19 Seller/Tenant's financials (10Ks or annual financial
statements and/or annual reports) for the last three (3) years, along with
Tenant's most recent 10Q.

         Purchaser shall keep such Property Information confidential, and no
Seller makes any representation or warranty as to the truth or accuracy of the
Property Information provided to Purchaser, except as otherwise expressly
provided in this Agreement. If Closing does not occur for any reason whatsoever,
all Property Information and any tests and studies performed by Purchaser
pursuant to Article 6 shall be returned promptly to the appropriate Seller and
otherwise in accordance with the LOI.

6. STUDY PERIOD, ACCESS AND CONTINGENCY PERIOD.

         6.1 Study Period. During the period commencing on the Effective Date
and ending on the earlier of ten days following the date Purchaser completes its
Due Diligence or forty six (46) days after the Effective Date (the "Study
Period"), Purchaser will have the right, upon delivering notice and receiving
approval as provided in Section 6.2, to enter the Property for the sole purpose
of conducting and completing such investigations, inspections, audits, analyses,
surveys, tests, examinations, studies, engineering reports and appraisals of the
Property (collectively, the "Due Diligence"), as Purchaser deems necessary or
desirable, at Purchaser's sole cost and expense, in order to determine if the
Property is suitable for Purchaser's purposes, including, without limitation,
suitability such that Purchaser is in receipt of written confirmation of the
availability to Purchaser of purchase money financing in form and substance
acceptable to Purchaser. Purchaser will endeavor to complete its Due Diligence
as expeditiously as practicable.

         6.2 Access. To facilitate the Due Diligence contemplated in this
Article 6, each Seller will provide Purchaser and Purchaser's agents and
representatives access to the Property. Purchaser will conduct any such
investigations, inspections, audits, analyses, surveys, tests, examinations,
studies, and appraisals only upon prior written or telephonic notice to a
Representative of Seller (as defined below) and on the Business Days and during
the normal business hours as approved by a Representative of Seller (which
approval shall not be unreasonably withheld, delayed or conditioned). Purchaser
will use reasonable efforts to minimize interference with (i) each Seller's
operations at the Property, and (ii) the rights or possession of any tenant(s)
on the Property. Purchaser shall not contact any tenants directly. Purchaser
shall not materially alter or disturb the Property in any manner whatsoever, and
Purchaser shall not permit any mechanics' liens to be filed against the Property
or any part thereof. For purposes of this Section 6.2, a "Representative of
Seller" shall be Norman Raben or Mary Yurcheniuk and notices, if in writing,
shall be delivered to 10 East 40th Street, Suite 3110, New York, NY 10016
(facsimile number 212-683-7254) or, if by telephonic request, to 212-683-0376
(extension 104, Norman Raben, or 130, Mary Yurcheniuk).

         6.3 Indemnity. Purchaser agrees to indemnify, defend and hold each
Seller harmless from and against any and all liens, claims, or damages of any
kind or nature whatsoever, including, without limitation, any and all demands,
actions or causes of action, assessments, losses, costs, expenses,

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liabilities, interest and penalties, and reasonable attorneys' fees suffered,
incurred or sustained by such Seller as a result of, by reason of, or in
connection with any of Purchaser's activities under this Article 6. Purchaser
will promptly restore the Property substantially to its condition before any
damage that may have been caused by Purchaser or Purchaser's agents or
representatives in the conduct of the review. Notwithstanding anything set forth
herein to the contrary, the indemnification and restoration obligations of
Purchaser in this Section 6.3 will survive Closing or the earlier termination,
for any reason, of this Agreement.

         6.4 Option to Terminate. If for any reason whatsoever in Purchaser's
sole and absolute discretion Purchaser elects not to proceed with the
transaction contemplated by this Agreement, then Purchaser may terminate this
Agreement by giving written notice to Source by the end of the Study Period in
which event (i) within three (3) Business Days, all Property Information
provided to Purchaser by the Sellers, including copies thereof in any form
whatsoever, including electronic form, shall be returned to Source or the
appropriate Seller, along with any and all tests and studies of the Property
performed by or on behalf of Purchaser pursuant to this Article 6; and (ii) the
parties will have no further rights or obligations under this Agreement, except
for any obligations that expressly survive termination. If Purchaser fails to
notify Source in writing before 4:30 P.M. Eastern Standard Time on the last day
of the Study Period that Purchaser has elected to terminate this Agreement, then
Purchaser shall be deemed to have elected not to terminate this Agreement. Upon
the expiration of the Study Period, the Deposit shall become non-refundable
except as otherwise provided herein.

         6.5 As Is, Where Is.

                  6.5.1 Except as provided in the respective representations and
warranties of Sellers set forth in Section 7 of this Agreement and in each
Seller's Deed to be delivered at Closing (collectively, the "EXPRESS
REPRESENTATIONS"), no Seller makes, by the execution and delivery of this
Agreement, and no Seller shall make, by the execution and delivery of any
document or instrument executed and delivered in connection with Closing, any
representation or warranty, express or implied, of any kind or nature
whatsoever, with respect to the Property, and all such warranties are hereby
disclaimed.

                  6.5.2 Without limiting the generality of the foregoing, other
than the Express Representations, no Seller makes, or shall make, any express or
implied warranty as to matters of zoning, acreage, tax consequences, physical or
environmental condition (including, without limitation, laws, rules,
regulations, orders and requirements pertaining to the use, handling,
generation, treatment, storage or disposal of any toxic or hazardous waste or
toxic, hazardous or regulated substance), valuation, governmental approvals,
governmental regulations or any other matter or thing relating to or affecting
the Property (collectively, the "DISCLAIMED MATTERS").

7. REPRESENTATIONS AND WARRANTIES.

         7.1 Seller's Representations and Warranties. Each Seller makes the
following representations and warranties, severally and not jointly and
severally, with respect to the Property owned by such Seller, as of the date
hereof and as of the Closing Date:

                  7.1.1 Title to the Property. Seller has good and marketable
fee simple to the Land and Improvements and has the full and sole right, power
and authority to sell, assign and convey the Property pursuant to this
Agreement. Seller has not mortgaged, hypothecated, pledged or assigned all or
any portion of Seller's estate, right, title and interest in and to the Property
to any Person, except for Permitted Encumbrances and any encumbrances to be
removed by Seller at or prior to Closing. No Person has any option or other
right to purchase the Property.

<PAGE>

                  7.1.2 No Space Lease. Except as provided on Schedule 7.1.2,
there are no leases, subleases, license agreements, concession agreements or
other agreements, oral or written, for the use or possession of any portion of
the Property.

                  7.1.3 Litigation. There is no action, suit or proceeding
either at law or in equity, or any arbitration proceeding or investigation,
inquiry or other proceeding by or before any court or Governmental
instrumentality, board, agency or the like now pending or, to the best of
Seller's knowledge, threatened, affecting the Property or materially affecting
any property or rights of Seller, nor is there any basis therefore. No material
litigation has previously been settled or otherwise concluded which has, or is
likely to have, any material adverse effect on the ability of Seller to perform
the transactions contemplated hereby. No judgment, decree or order of any court
or Government has been issued against or binds Seller which has, or is likely to
have, any material adverse effect on the ability of Seller to perform the
transactions contemplated hereby.

                  7.1.4 No Pending Takings. Other than Permitted Encumbrances,
there is no pending or threatened condemnation, eminent domain or similar
proceeding or assessment affecting the Property or any part thereof, nor to
Seller's knowledge has any such proceeding or assessment been threatened by any
Governmental authority. There are no federal, state, county or municipal plans
to change the highway or road system in the vicinity of the Property or to
restrict or change access from any such highway or road to the Property.

                  7.1.5 No Violations

                           7.1.5.1 To Seller's knowledge, there are no existing,
alleged or threatened material violations of laws, statutes, municipal
ordinances, building codes, rules or regulations of any Government or any
Governmental administrative or regulatory body, or of any fire regulations or
insurance regulations, or any Requirements of Law, which affect the Property,
including without limitation, the United States Occupational Health and Safety
Act, as amended. To Seller's knowledge, the use and operation of the Property
now are, and at the time of Closing will be, in material compliance with all
Requirements of Law, including without limitation, all applicable point of sale
laws, building codes, environmental, zoning and land use laws and regulations.

                           7.1.5.2 Certificates of occupancy for the
Improvements, to the extent required, have been issued by the appropriate
Governmental authority, and the existing use and occupancy of the Improvements,
if any, to Seller's knowledge, is in full compliance with the certificates of
occupancy so issued.

                           7.1.5.3 Seller has no knowledge of any pending or
threatened proceedings to modify or amend any building code or zoning or land
use law or regulation which affects the use of the Property.

                           7.1.5.4 Except as provided in the Myco Bond
Documents, no zoning or subdivision approval, use or occupancy permits, or any
other approval of any Government or Governmental authority relating to the
Property is based or conditioned upon any ownership of, or any possession of any
rights in, any real property, easements or rights appurtenant to any real
property, other than the Land.

                           7.1.5.5 Seller has not received any notice of any
kind from any Government or Governmental official alleging that Seller has
failed to comply with any Requirements of Law.

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                           7.1.5.6 Brokers. The only agent, broker, investment
banker or other Person acting on behalf of Seller or under the authority of
Seller who is or will be entitled to any broker's commission or finder's fee or
any other commission or similar fee directly or indirectly from any of the
parties hereto in connection with any of the transactions contemplated herein is
NAI Investment Property Center. Seller shall indemnify, protect, defend and hold
harmless Purchaser against or from all commissions or fees or claims for same,
due to or claimed by any other broker or Person engaged by Seller or claiming to
have dealt with Seller in connection with the Property.

                           7.1.5.7 Consents. Except as set forth on Schedule
7.1.5.7 , no consent of any Person not heretofore obtained is necessary to
effectuate or perform this Agreement and the transactions herein contemplated.
All permits, authorizations, licenses and approvals necessary for the operation
of the Property have been duly obtained and are in full force and effect, and
there are no proceedings pending or, to the best of Seller's knowledge,
threatened which may result in the revocation, cancellation or suspension, or
any material modification of, any of the foregoing.

                           7.1.5.8 Effectiveness of Transactions. Purchaser will
acquire hereunder, and delivery of the documents required to be delivered hereby
will suffice to vest in Purchaser, good and marketable title to, and the entire
right, title and interest in, the Property, free and clear of all Liens,
encumbrances, liabilities, agreements, leases, claims, rights, easements and
restrictions, except for the Permitted Encumbrances.

                           7.1.5.9 Seller Not an Alien. Seller is not a
"nonresident alien," "foreign corporation," "foreign partnership," "foreign
trust" or "foreign estate" within the meaning of the United States Internal
Revenue Code of 1986, as amended, and the regulations and rulings promulgated
thereunder.

                           7.1.5.10 Existence and Authority of Seller.

                                    (i) Seller is, and will be on the Closing
Date, a corporation duly organized, validly existing and in good standing under
the laws of the State of Delaware. Seller has, and will have on the Closing
Date, all necessary power and authority to (a) carry on the business for which
Seller has been organized, (b) own and operate the Property, and (c) enter into
this Agreement and perform Seller's obligations hereunder.

                                    (ii) All actions required to be taken under
Delaware law and Seller's by-laws to approve or authorize the execution of this
Agreement and consummation of the transactions contemplated hereby have been
taken.

                                    (iii) The execution of this Agreement and
the consummation of the transactions contemplated hereby constitute the valid
and binding obligation of Seller, enforceable in accordance with its terms.

                                    (iv) Neither the execution of this Agreement
nor the consummation of the transactions contemplated hereby will constitute a
violation of or be in conflict with or constitute a default under (or with the
passage of time or delivery of notice, or both, would constitute a default
under) any term or provision of any agreement, lease, or other instrument to
which Seller is a party or by which the Property is bound.

                           7.1.5.11 Absence of Undisclosed Liabilities. At
Closing, Purchaser will have no liability, whether absolute, accrued, contingent
or otherwise, whether due or to become due, arising out of

<PAGE>

any transaction relating to the Property caused by any action of any Seller or
Source, except as may arise under this Agreement or otherwise disclosed herein.

         7.2 Purchaser's Representations and Warranties. Purchaser represents to
Sellers that, as of the Effective Date of this Agreement:

                  7.2.1 Organization. Purchaser is duly formed, validly existing
and in good standing under the laws of the state of its organization.

                  7.2.2 Authority/Consent. Purchaser possesses all requisite
power and authority, has taken or will by Closing have taken all actions
required by its organizational documents and applicable law, and has obtained
all necessary consents, to execute and deliver this Agreement and the other
agreements relating hereto and to consummate the transactions contemplated in
this Agreement.

         7.3 Survival of Representations and Warranties. All representations and
warranties made herein, other than the representation and warranty of each
Seller contained in Section 7.1.1, shall survive the Closing for a period of one
(1) years. Each Seller's representation and warranty contained in Section 7.1.1
shall be merged into the Special Warranty Deed, or any other equivalent deed
delivered to the Purchaser at the Closing.

         7.4 Indemnity by Seller. Seller, severally and not jointly and
severally, shall indemnify, protect, defend and hold harmless Purchaser from and
against any and all actions, suits, claims, liabilities, damages, losses, costs
and expenses, including attorneys' fees, resulting from (a) any representations
made by such Seller in this Agreement or made in any document or certificate
delivered pursuant to this Agreement which are inaccurate or misleading, (b) any
breach of any of such Seller's warranties made in this Agreement or any document
or certificate delivered pursuant to this Agreement, (c) any liability of such
Seller imposed upon Purchaser as a transferee of the Property of such Seller,
except to the extent expressly assumed by Purchaser under this Agreement, (d)
any breach or default in the performance or observance by such Seller of any of
the covenants or other obligations which Seller is to perform or observe under
this Agreement. This indemnity shall include actual damages only and shall
exclude consequential losses or damages and punitive damages.

         Notwithstanding the foregoing, in the event of any breach of a
representation or warranty made by Seller hereunder, which breach is required to
be remedied by a Seller under the terms and conditions of the Lease between
Purchaser and such Seller, Purchaser shall have no right to indemnification or
any other remedy hereunder. Purchaser's sole remedy under such circumstances
shall be as provided in the Lease.

         7.5 Indemnity by Purchaser. Purchaser shall indemnify, protect, defend
and hold harmless each Seller and Source from and against any and all actions,
suits, claims, liabilities, damages, losses, costs and expenses, including
attorneys' fees, resulting from (a) any representations made by Purchaser in
this Agreement or made in any document or certificate delivered pursuant to this
Agreement which are inaccurate or misleading, (b) any breach of any of
Purchaser's warranties made in this Agreement or any document or certificate
delivered pursuant to this Agreement, (c) any breach or default in the
performance or observance by Purchaser of any of the covenants or other
obligations which Purchaser is to perform or observe under this Agreement. This
indemnity shall include actual damages only and shall exclude consequential
losses or damages and punitive damages.

8. COVENANTS OF EACH SELLER PRIOR TO CLOSING.

         8.1 Operation of Properties.

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                  8.1.1 From the Effective Date until the Closing, each Seller
shall continue to operate, maintain and repair its respective Property (Myco as
to the Myco Property, Yeager as to the Yeager Property, and Huck as to the Huck
Properties) in the ordinary course of business but shall not take any of the
following actions after the date hereof without the prior written consent of
Purchaser, which consent shall not be unreasonably withheld, conditioned or
delayed: (a) make or permit to be made any material alterations to or upon its
respective Property, (b) enter into any contracts for the provision of services
and/or supplies to its respective Property which are not terminable by Purchaser
upon thirty (30) days prior written notice following the Closing, (c) except as
provided below, enter into any leases with respect to such Property or any part
thereof, (d) reduce in any material respect the level of maintenance to such
Property, or (e) remove or permit the removal from such Property of any
fixtures, mechanical equipment, or any other item included in such Property
except when replaced with items of equal or greater quality and except for the
use and consumption of inventory, office and other supplies and spare parts, and
the replacement of worn out, obsolete and defective tools, equipment and
appliances, in the ordinary course of business.

                  8.1.2 Notwithstanding the foregoing, no Seller shall have any
obligation to Purchaser to (a) bring its respective Property (Myco as to the
Myco Property, Yeager as to the Yeager Property, and Huck as to the Huck
Properties) into compliance with any laws or regulations applicable to such
Property, (b) make any repairs or improvements to any portion of such Property
that would improve the condition of such Property beyond the condition of the
Property as it exists on the Effective Date, or (c) make or perform, during the
term of this Agreement, any extraordinary repairs or maintenance.

         8.2 Receipt of Governmental Notices. Prior to Closing, Source shall
provide Purchaser with copies of any written notices that any Seller receives
with respect to (i) any condemnation or eminent domain proceedings affecting the
Property, or (ii) any violation of any Environmental Law or any zoning, health,
fire, safety or other law, regulation or code applicable to the Property.

         8.3 Litigation. Source will advise Purchaser promptly of any
litigation, arbitration proceeding or administrative hearing which concerns or
affects any of the Properties in any manner and which is instituted after the
Effective Date.

         8.4 Insurance. Prior to Closing, each Seller will maintain such
Seller's existing insurance coverage with respect to its Property.

         8.5 Financial Statements. Within five (5) days following the Effective
Date, Source shall be provided: (a) a balance sheet of BFG Holdings 2001, L.L.C.
dated no earlier than May 31, 2001 and disclosing assets of more than
$50,000,000.00, and (b) the most recent statement of income and expenses of BFG
Holdings 2001, L.L.C.

9. CONDITIONS PRECEDENT TO CLOSING.

         9.1 Conditions Precedent to Purchaser's Obligations to Close.
Purchaser's obligation to purchase the Properties is subject to satisfaction on
or before the Closing Date (as such date may be extended as provided herein) of
the following conditions, any of which may be waived in writing by Purchaser in
Purchaser's sole and absolute discretion.

                  9.1.1 Covenants and Obligations. Each Seller and Source shall
have performed and observed in all material respects all of their respective
covenants and obligations under this Agreement.

<PAGE>

                  9.1.2 Representations and Warranties. All representations and
warranties of each Seller set forth in this Agreement shall be true and correct
in all material respects as if made on the Closing Date.

         9.2 Conditions Precedent to Seller's Obligation to Close. Seller's
obligation to sell its Property is subject to satisfaction, on or before the
Closing Date (as such date may be extended as provided herein) of the following
conditions, any of which may be waived in writing by Seller in Seller's sole and
absolute discretion:

                  9.2.1 Covenants and Obligations. Purchaser shall have
performed and observed, in all material respects, all covenants and obligations
of Purchaser under this Agreement.

                  9.2.2 Representations and Warranties. All representations and
warranties of Purchaser set forth in this Agreement shall be true and correct in
all material respects as if made on the Closing Date.

                  9.2.3 Consents and Approvals. Myco and/or Source shall have
received such consents, approvals, agreements, covenants and documents: (i) as
required by that certain Credit Agreement by and between Source and Bank of
America, N.A. dated December 22, 1999, and (ii) as required by Myco or Source,
that certain Loan Agreement with the City of Rockford, Illinois, an Illinois
municipality ("Issuer") dated as of January 1, 1995 (the "Loan Agreement"),
relating to Issuer's Industrial Project Revenue Bonds, Series 1995 in the
principal amount of $4,000,000.00 and the Project (as defined in such Loan
Agreement) or Amalgamated Bank of Chicago, as trustee with respect to such
Bonds. Myco and/or Source shall use their best efforts to obtain such approvals
prior to Closing.

         9.3 Failure of a Condition.

                  9.3.1 In the event that any condition precedent to Closing has
not been satisfied on or before the Closing Date, then the party whose
conditions to Closing have not been satisfied (the "UNSATISFIED PARTY") shall
give notice to the other of the condition or conditions which the Unsatisfied
Party asserts are not satisfied. In such notice the Unsatisfied Party shall also
elect either (i) to extend the Closing Date for a reasonable period of time (not
to exceed twenty (20) days) to allow the other party to satisfy the condition,
or (ii) to terminate this Agreement, whereupon neither party shall have any
further rights or obligations hereunder (other than any obligations of either
party that expressly survive termination), except if such failure of a condition
is due to a default by one of the parties, in which event the non-defaulting
party shall have those rights and remedies set forth in Article 12.

                  9.3.2 If the transaction contemplated by this Agreement
closes, the parties shall be deemed to have waived any and all unmet or
unsatisfied conditions, other than any unmet or unsatisfied conditions arising
out of a breach by either party of any of its representations and warranties
hereunder of which the other party has no knowledge as of Closing.

10. CLOSING.

         10.1 Closing Date. The consummation of the transaction contemplated
hereby (the "CLOSING") will take place at such location as is mutually agreeable
to the Source and Purchaser, on the date that is thirty (30) days after the last
day of the Study Period (or the next business day if such day is not a Business
Day) (the "CLOSING DATE"), unless Source and Purchaser mutually agree to an
earlier or later date.

<PAGE>

         10.2 Seller's Obligations at the Closing. At the Closing, each Seller
will do, or cause to be done, the following:

                  10.2.1 Closing Documents. Each Seller shall execute,
acknowledge (if necessary) and deliver originals of the following documents:

                           10.2.1.1 The appropriate Deed, it being understood
that the Deed with respect to the Myco Property shall contain a restriction
mutually acceptable to the Purchaser and Myco as to the continued use of the
Myco Property as contemplated or required by the Myco Bond Documents;

                           10.2.1.2 A Certificate of Non-Foreign Status;

                           10.2.1.3 A settlement statement showing all of the
payments, adjustments and prorations provided for in Section 10.5 and otherwise
agreed upon by Source and Purchaser;

                           10.2.1.4 A customary form of affidavit for the
benefit of the Title Company certifying (i) the absence of claims which would
give rise to mechanics' and materialmen's liens, and (ii) that a Seller is the
only party in possession of the Property owned by such Seller. Each Seller shall
also deliver to the Title Company such evidence as may be reasonably required by
the Title Company with respect to the authority of the person(s) executing the
deed of conveyance; and

                           10.2.1.5 A lease with Purchaser substantially in the
form of Exhibit F.

                  10.2.2 Possession. Each Seller will deliver possession of its
Property.

                  10.2.3 Costs. Sellers will pay all costs allocated to Seller
pursuant to Section 10.5 of this Agreement.

                  10.2.4 Other Documents. Such other documents as may reasonably
be required by the Purchaser in order to consummate the transaction contemplated
by this Agreement.

         10.3 Purchaser's Obligations at the Closing. At the Closing, Purchaser
will do, or cause to be done, the following:

                  10.3.1 Closing Documents. At Closing, Purchaser shall execute,
acknowledge (if necessary) and deliver originals of the following documents:

                           10.3.1.1 Such evidence as may be reasonably required
by the Title Company with respect to the authority of the person(s) executing
the documents required to be executed by Purchaser on behalf of Purchaser; and

                           10.3.1.2 A lease between each Seller and Purchaser
substantially in the form of Exhibit F.

                           10.3.1.3 An enforceable Subordination, Nondisturbance
and Attornment Agreement executed by Purchaser and Purchaser's lender.

                  10.3.2 Payment of Consideration. Purchaser will pay to Source
the Purchase Price in accordance with Article 3 of this Agreement, as adjusted
in accordance with the provisions of this Agreement and deliver to Source the
Note.

<PAGE>

                  10.3.3 Costs. Purchaser will pay all costs allocated to
Purchaser pursuant to Section 10.5 of this Agreement.

                  10.3.4 Other Documents. Such other documents as may reasonably
be required by the Sellers in order to consummate the transaction contemplated
by this Agreement.

         10.4 Escrow. The delivery of the documents and the payment of the sums
to be delivered and paid at the Closing shall be accomplished through an escrow
with the Escrow Agent. Sellers shall escrow with Purchaser pursuant to the
Escrow Agreement, on the Closing Date, 125% of the cost of any necessary and
immediate repair needs identified in the Engineering Report so long as such
costs do not exceed, in the aggregate, $200,000. Any additional repair costs
shall be escrowed only if Sellers have agreed in writing to increase the amount
of the escrow deposit for repairs on or before the last day of the Study Period.
Upon completion of the repair work (which may be completed in the ordinary
course after the Closing Date), any funds remaining in the escrow account will
be promptly released to Seller.

         10.5 Costs. To the extent exceeding $25,000.00 (which amount shall be
borne and paid by Purchaser), Sellers shall pay for: (i) all State and local
recordation, transfer taxes and any sales taxes or fees imposed upon or payable
based on the purchase and sale of the Properties, (ii) all costs and fees for
title examination, title insurance and other title company charges, (iii)
surveys of the Properties, (iv) third-party reports relating to engineering
studies, Phase I environmental assessments and appraisals, and (v) closing costs
(collectively, "Due Diligence Costs"). Sellers and Purchaser shall split equally
all fees of the Escrow Agent ("Escrow Fees"), Purchaser shall pay for all
endorsements to any of the title policies (other than zoning endorsements, the
cost of which shall be borne by Sellers) and Source, Sellers and Purchaser shall
each pay their respective attorney's fees. In the event: (i) Purchaser does not
terminate this Agreement pursuant to Section 6.4 hereof, and (ii) Purchaser
fails to proceed with the Closing other than due to an event outside the control
of Purchaser, then Purchaser shall reimburse to Source the Due Diligence Costs,
the Escrow Fees and any other verified out of pocket expenses (including, but
not limited to, attorneys' fees and expenses) related to sale of the Properties
to Purchaser (the "Purchaser's Costs and Expenses"), but such reimbursement
shall not exceed $25,000.00.

         10.6 Prorations and Adjustments. Real estate taxes will not be
pro-rated at the Closing since they are the obligation of the various Sellers
under each Lease.

11. RISK OF LOSS, DAMAGE, CONDEMNATION.

         11.1 Risk of Loss. Risk of loss for damage to the Properties, or any
part thereof, by fire or other casualty from the Effective Date through the
Closing Date will be on each Seller with respect to its Property, except as
otherwise provided in Article 6, and except for any liabilities caused by
Purchaser, its agents, representatives, invitees, employees or contractors.

         11.2 Damage. If, prior to the Closing, all or a material portion of the
Properties is damaged by fire or any other cause whatsoever, Source shall
promptly give Purchaser written notice of such damage. If the cost for repairing
such damage is greater than One Hundred Thousand and No/100 Dollars
($100,000.00) with respect to any of the Properties, or Four Hundred Thousand
and No/100 Dollars (400,000.00), in the aggregate, (each as determined by
Source's insurer), then the Sellers, Source and Purchaser shall have the option,
exercisable by written notice delivered to the other parties within five (5)
days after Source's notice of damage to Purchaser, to terminate this Agreement.
If the costs for repairing such damage is less than One Hundred Thousand and
No/100 Dollars ($100,000.00) with respect to each Property or less than Four
Hundred Thousand and No/100 Dollars (400,000.00), in the aggregate, (each as
determined by Source's insurer), then the Closing of the sale of the Property
shall not be affected, provided that such damage shall be restored by the
appropriate Seller as provided in the Lease between

<PAGE>

Purchaser and such Seller. If any party elects to terminate this Agreement, the
Deposit shall be returned to Purchaser, and thereafter no party will have any
further rights or obligations hereunder, except for any obligations that
expressly survive termination.

         11.3 Condemnation and Eminent Domain. In the event that any
condemnation proceedings are instituted, or notice of intent to condemn is
given, with respect to all or any material portion of the Properties, Source
shall promptly notify Purchaser thereof, in which event Purchaser shall have the
option, to be exercised by notice to Source not later than ten (10) days after
receipt of such notice from Source, either to terminate this Agreement and
receive the return of the Deposit, in which case the parties shall have no
further rights or obligations under this Agreement, except for any obligations
that expressly survive termination, or to consummate the purchase of the
Properties without reduction of the Purchase Price, in which event the right to
collect any condemnation award or compensation for such condemnation shall be
assigned by Source and Sellers to Purchaser at Closing. Failure to give notice
of Purchaser's election within such ten (10) day period shall be deemed an
election by Purchaser to proceed to Closing.

12. REMEDIES AND ADDITIONAL COVENANTS.

         12.1 Seller Default. Subsequent to the end of the Study Period, in the
event Source or any Seller materially breaches any of its representations or
warranties or fails to perform any of its covenants in any material respect, and
such breach or failure shall continue for a period of ten (10) business days
after notice thereof from Purchaser, then Purchaser at its election shall have
the right to one of the following: (i) terminate this Agreement, in which event
the Deposit (to the extent delivered to Escrow Agent by Purchaser) shall be
returned to Purchaser, and Sellers shall reimburse Purchaser for its verified
out-of-pocket expenses or (ii) be entitled to seek specific performance of
Source's obligations. In no event whatsoever shall Purchaser be entitled to any
damages, rights or remedies against Source or any Seller as a result of any
default by Source or a Seller hereunder, other than as specifically set forth in
this Section 12.1.

         12.2 Purchaser Default. The parties acknowledge and agree that Sellers
should be entitled to compensation for any detriment suffered if Purchaser
breaches any of its representations or warranties or fails to perform any of its
covenants in any material respect but agree that it would be extremely difficult
to ascertain the extent of the actual detriment Seller would suffer as a result
of such breach and/or failure. Consequently, subsequent to the Study Period, if
Purchaser materially breaches any of its representations or warranties, fails to
perform any of its covenants in any material respect, or otherwise defaults in
its obligations hereunder, then Source and Sellers shall be entitled to
terminate this Agreement by Source giving written notice thereof to Purchaser
prior to or at the Closing, in which event the Deposit and the Purchaser's Costs
and Expenses, shall be paid to Source as fixed, agreed and liquidated damages,
and, after the payment of the Deposit and Purchaser's Costs and Expenses to
Source, no parties shall have any further rights or obligations under this
Agreement, except for any obligations that expressly survive termination. In no
event whatsoever shall Source or any Seller be entitled to any damages, rights
or remedies against Purchaser as a result of any default of Purchaser hereunder,
other than as specifically set forth in this Section 12.2.

         12.3 Delivery of Materials. Notwithstanding anything contained in this
Agreement to the contrary, if this Agreement is terminated for any reason
whatsoever, then Purchaser shall promptly deliver to Source all Property
Information provided to Purchaser by Source or any Seller, including copies
thereof in any form whatsoever, including electronic form, along with any and
all tests and studies of the Properties performed by or on behalf of Purchaser
pursuant to this Article 6. The obligations of Purchaser under this Section 12.3
shall survive any termination of this Agreement.

<PAGE>

13. BROKERAGE COMMISSION.

         13.1 Brokers. Sellers represent and warrant to Purchaser that Sellers
have not contacted or entered into any agreement with any real estate broker,
agent, finder, or any party in connection with this transaction except for NAI
Investment Property Center ("Sellers' Broker") and that no Seller has taken any
action which would result in any real estate broker's or finder's fees or
commissions being due and payable to any party other than Sellers' Broker with
respect to the transaction contemplated hereby. Sellers will be solely
responsible for the payment of (i) Sellers' Broker's commission in accordance
with the provisions of a separate agreement. Purchaser hereby represents and
warrants to Seller that Purchaser has not contracted or entered into any
agreement with any real estate broker, agent, finder, or any party in connection
with this transaction and that Purchaser has not taken any action which would
result in any real estate broker's or finder's fees or commissions being due or
payable to any party with respect to the transaction contemplated hereby.

         13.2 Indemnity. Each party hereby indemnifies and agrees to hold the
other party harmless from any loss, liability, damage, cost, or expense
(including, without limitation, reasonable attorneys' fees) paid or incurred by
the other party by reason of a breach of the representation and warranty made by
such party under this Article 13. Notwithstanding anything to the contrary
contained in this Agreement, the indemnities set forth in this Section 13.2
shall survive the Closing.

14. NOTICES.

         14.1 Written Notice. All notices, demands and requests which may be
given or which are required to be given by either party to the other party under
this Agreement must be in writing.

         14.2 Method of Transmittal. All notices, demands, requests or other
communications required or permitted to be given hereunder must be sent (i) by
United States certified mail, postage fully prepaid, return receipt requested,
(ii) by hand delivery, (iii) by Federal Express or a similar nationally
recognized overnight courier service, or (iv) by facsimile with both telephonic
confirmation and a confirmation copy delivered by another method set forth in
this Section. All such notices, demands, requests or other communications shall
be deemed to have been given for all purposes of this Agreement upon the date of
receipt or refusal, except that whenever under this Agreement a notice is either
received on a day which is not a Business Day or is required to be delivered on
or before a specific day which is not a Business Day, the day of receipt or
required delivery shall automatically be extended to the next Business Day.

         14.3 Addresses. The addresses for proper notice under this Agreement
are as follows:

<Table>
<Caption>
          If to Purchaser:                                   If to Source or any Seller:
          ---------------                                    --------------------------
<S>                                                          <C>
          Bentley Forbes                                     The Source Information Management Company
          Century Plaza Towers                               Two City Place Drive, Suite 380
          2049 Century Park East, Suite 2150                 St. Louis, MO  63141
          Los Angeles, CA  90067-3123                        Attn:  W. Brian Rodgers
          Attn:  C. Frederick Wehba                          Phone:  (314) 995-9040
          Phone:  (310) 282-8000                             Facsimile:  (314) 995-9022
          Facsimile:  (310) 282-8585

          WITH A COPY TO:                                    WITH A COPY TO:

          Shannon, Gracey et al.                             Armstrong Teasdale LLP
          500 North Akard, Suite 2575                        One Metropolitan Square, Suite 2600
          Dallas, TX 75201                                   St. Louis, MO  63102
</Table>

<PAGE>

<Table>
<S>                                                          <C>
          Attn:  Richard S. Wilensky, Esq.                   Attn:  Philip G. Louis, Jr., Esq.
          Phone:  (214) 245-3090                             Phone:  (314) 342-8041
          Facsimile:  (214) 245-3097                         Facsimile:  (314) 621-5065

          If to Escrow Agent:

          Stewart Title of California, Inc.
          Vice President Sales Manager
          Attn:  Claudia Queen
          505 North Brand Blvd., Suite 800
          Glendale, California  91203
          Phone:  (800) 821-8685
          Facsimile:  (818) 546-2835
</Table>

Either party may from time to time by written notice to the other party
designate a different address for notices within the United States of America.

15. ASSIGNMENT.

         Except for an assignment by Purchaser of its rights hereunder to an
entity to be formed and directly or indirectly under the control Purchaser,
neither party shall have the right to assign this Agreement without the prior
written consent of the other, which consent may be granted or withheld in the
sole and absolute discretion of the party whose consent has been requested.

16. MISCELLANEOUS.

         16.1 Entire Agreement. This Agreement embodies the entire agreement
between the parties and cannot be varied except by the written agreement of the
parties and supercedes all prior agreements and undertakings.

         16.2 Modifications. This Agreement may not be modified except by the
written agreement of the parties.

         16.3 Gender and Number. Words of any gender used in this Agreement will
be construed to include any other gender and words in the singular number will
be construed to include the plural, and vice versa, unless the context requires
otherwise.

         16.4 Captions. The captions used in connection with the Articles,
Sections and Subsections of this Agreement are for convenience only and will not
be deemed to expand or limit the meaning of the language of this Agreement.

         16.5 Successors and Assigns. This Agreement will be binding upon and
inure to the benefit of the parties hereto and their respective legal
representatives, successors and assigns.

         16.6 Controlling Law. This Agreement will be construed under, governed
by and enforced in accordance with the laws of the State of Missouri.

         16.7 Exhibits. All exhibits, attachments, annexed instruments and
addenda referred to herein will be considered a part hereof for all purposes
with the same force and effect as if copied verbatim herein.

<PAGE>

         16.8 No Rule of Construction. Source, Sellers and Purchaser have each
been represented by counsel in the negotiations and preparation of this
Agreement; therefore, this Agreement will be deemed to be drafted by Source,
Sellers and Purchaser, and no rule of construction will be invoked respecting
the authorship of this Agreement.

         16.9 Severability. In the event any one or more of the provisions
contained in this Agreement (except the provisions relating to Sellers'
obligations to convey its Property and Purchaser's obligation to pay the
Purchase Price, the invalidity of either of which shall cause this Agreement to
be null and void) are held to be invalid, illegal, or unenforceable in any
respect, such invalidity, illegality, or unenforceability will not affect any
other provisions hereof, and this Agreement shall be construed as if such
invalid, illegal, or unenforceable provision had not been contained herein,
provided, however, that the parties hereto shall endeavor in good faith to
rewrite the affected provision to make it (i) valid and (ii) consistent with the
intent of the original provision.

         16.10 Time of Essence. Time is important to Sellers and Purchaser in
the performance of this Agreement, and both parties have agreed that TIME IS OF
THE ESSENCE with respect to any date set out in this Agreement.

         16.11 Business Days. "BUSINESS DAY" means any day on which business is
generally transacted by banks in the State of Missouri. If the final date of any
period which is set out in any paragraph of this Agreement falls upon a day
which is not a Business Day, then, and in such event, the time of such period
will be extended to the next Business Day.

         16.12 Attorneys' Fees and Costs. In the event either party is required
to resort to litigation to enforce its rights under this Agreement, the
prevailing party in such litigation will be entitled to collect from the other
party all costs, expenses and attorneys' fees incurred in connection with such
action.

         16.13 Counterparts and Expiration of Offer. This Agreement may be
executed in multiple counterparts which shall together constitute a single
document. However, this Agreement shall not be effective unless and until all
counterpart signatures have been obtained. An unsigned draft of this Agreement
shall not be considered an offer by either party and a draft of this Agreement
that is signed by one party shall become null and void if not accepted by the
other party on or before 5:00 P.M. on the fifth (5th) Business Day after
delivery to such party.

17. Confidentiality.

         17.1 Except as provided otherwise in this Section 17.1, Purchaser and
Source and Sellers, for the benefit of each other, hereby agree that neither of
them will release or cause or permit to be released to the public any press
notices, publicity (oral or written) or advertising promotion relating to, or
otherwise publicly announce or disclose or cause or permit to be publicly
announced or disclosed, in any manner whatsoever, the terms, conditions or
substance of this Agreement or the transactions contemplated herein, without
first obtaining the consent of the other party hereto (Source, in the case of
Sellers), which shall not be unreasonably withheld. Purchaser, being aware that
Source's securities are traded on NASDAQ, acknowledges that Source may be
compelled by legal requirements to issue a public press release announcing that
it has entered into this Agreement and stating the material terms hereof. Source
agrees to send a copy of such press release directly to Purchaser at least 24
hours prior to the time when Source issues such press release to the public; and
Purchaser consents to the dissemination of such press release and to all such
additional statements and disclosures Source may reasonably make in responding
to inquiries arising as a result of any such press release. Purchaser likewise
consents to any disclosure of this Agreement which Source reasonably believes is
required by law or which is recommended in good faith by securities counsel to
Source.

<PAGE>

         17.2 It is understood that the foregoing shall not preclude any party
from discussing the substance or any relevant details of the transactions
contemplated in this Agreement on a confidential basis with such party's
attorneys, accountants, professional consultants, financial advisors, rating
agencies, or potential lenders, as the case may be, or prevent any party hereto
from complying with applicable laws, including, without limitation, governmental
regulatory, disclosure, tax and reporting requirements.

         17.3 Purchaser shall indemnify and hold Source and Sellers and their
affiliates harmless, and Source and Sellers shall indemnify and hold Purchaser
and the affiliates of Purchaser harmless, from and against any and all actual
direct claims, demands, causes of action, losses, damages, liabilities, costs
and expenses (including, without limitation, attorneys' fees and disbursements)
suffered or incurred by the other party and proximately caused by a breach by
Purchaser, Source or a Seller, as the case may be, of the provisions of this
Article 17; but this Section 17.3 will not entitle Purchaser, Source, Sellers,
Purchaser's affiliates or Sellers' affiliates, or any other person or entity, to
recover consequential damages.

         17.4 Notwithstanding any other provision of this Agreement, the
provisions of this Article 17 shall survive the termination of this Agreement
for one (1) year following the Effective Date and shall survive Closing for one
(1) year following the Closing.

         17.5 For purposes hereof, the term "Myco Bond Documents" shall mean the
Loan Agreement, the Indenture of Trust dated as of January 1, 1995 between the
City of Rockford, Illinois and Amalgamated Bank of Chicago, as trustee, and such
other documents executed in connection therewith or relating thereto.

                            [Signature Page Follows]

<PAGE>

         IN WITNESS WHEREOF, the parties have executed this Purchase and Sale
Agreement as of the date first written above.

                                SOURCE:

                                The Source Information Management Company

                                By:  /s/ S. Leslie Flegel
                                   -----------------------------------------
                                Name:    S. Leslie Flegel
                                     ---------------------------------------
                                Title:   Chairman
                                      --------------------------------------

                                SELLERS:

                                Source-Myco, Inc.

                                By:  /s/ S. Leslie Flegel
                                   -----------------------------------------
                                Name:    S. Leslie Flegel
                                     ---------------------------------------
                                Title:   Chairman
                                      --------------------------------------

                                Source-Yeager Industries, Inc.

                                By:  /s/ S. Leslie Flegel
                                   -----------------------------------------
                                Name:    S. Leslie Flegel
                                     ---------------------------------------
                                Title:   Chairman
                                      --------------------------------------

                                Source-Huck Store Fixture Company

                                By:  /s/ S. Leslie Flegel
                                   -----------------------------------------
                                Name:    S. Leslie Flegel
                                     ---------------------------------------
                                Title:   Chairman
                                      --------------------------------------

                                PURCHASER:

                                BFG Holdings 2001, L.L.C.

                                By:      /s/ C. Frederick Wehba, II
                                   -----------------------------------------
                                Name:    C. Frederick Wehba, II
                                     ---------------------------------------
                                Title:   Manager
                                      --------------------------------------

                                ESCROW AGENT:

                                Stewart Title of California

                                By:      /s/ Victoria Ehrlich
                                   -----------------------------------------
                                Name:    Victoria Ehrlich
                                     ---------------------------------------
                                Title:   Escrow Officer
                                      --------------------------------------

<PAGE>

                 FIRST AMENDMENT TO PURCHASE AND SALE AGREEMENT

         This First Amendment to Purchase and Sale Agreement (the "Amendment")
is made and entered into the 21st day of September, 2001, by and between BGF
Holdings 2001, LLC ("BFG") and Source-Myco, Inc., Source-Yeager Industries, Inc.
and Source-Huck Store Fixture Company and The Source Information Management
Company (collectively. "Source").

                                    RECITALS:

         A. BFG and Source entered into a Purchase and Sale Agreement, dated
August 8, 2001 (the "Agreement") with respect to four (4) parcels of real
property more particularly described therein.

         B. At the Closing of the sale of the Properties, BFG, or its affiliate,
and each Source entity, with respect to the Property sold to BFG by such Source
entity, shall enter into a Lease Agreement ('Lease") substantially in the form
of Exhibit F to the Agreement

         C. BFG and Source have agreed to amend the Leases on the terms and
conditions hereinafter set forth. All capitalized terms not otherwise defined
herein have (the meanings assigned to such terms in the Agreement

         Now, Therefore for good and valuable consideration the sufficiency of
which is hereby expressed, the parties agree as follows

                  1. Basic Rent Change. The aggregate annualized Basic Rent
under the Leases is increased from $2,685,000 per year, which amounts are
subject to escalation as provided in the Leases (the "Original Annual Rent") to
$2,850,000 per year, which amounts are subject to escalation as provided in the
Leases (the "Increased Annual Rent"). The Basic Rent shall continue to be
allocated among the Leases as set forth on Exhibit D to the Agreement.

                  2. Post-Closing Covenants. (a) From and after the Closing
Date, BFG will use its commercially reasonable best efforts to received,
actively pursue and consummate binding commitments for one or more refinancing
loans (individually, a "Refinancing Loan" and collectively, "Refinancing Loans")
with respect to the Properties to replace either or both of the financings
existing on the Closing Date (collectively, the 'Original Loans") or a
Refinancing Loan or Refinancing Loans then in effect. The acknowledged objective
of one or more Refinancing Loans is for Source to pay no more Basic Rent over
the terms of the Leases than Source would have paid had the Basic Rent under the
Leases at all times equaled the Original Annual Rent (subject to escalation as
originally and currently contemplated in the Leases). (b) In addition, but
without limiting, and not in lieu of, the efforts of BFG required by Section
2(a) above. Source may present to BFG sources for BFG to pursue to secure one or
more commitments for Refinancing Loans (or present to BFG the terms and
conditions of one or more proposed Refinancing Loans) which achieve the
objective of Section 2(a). BFG shall pursue, accept and consummate any and all
such opportunities presented by Source. (c) Notwithstanding the provisions of
Sections 2(a) and 2(b) above, BFG will not be required to consummate any
Refinancing Loan that will impose any material adverse restrictions or
requirements that are not included in the Original Loan which is being
refinanced or, in the event that both Original Loans (or all Refinancing Loans,
as the case may be) are being refinanced, that will impose any material adverse
restrictions or requirements that are not included in the Original Loans
collectively. "Material adverse restrictions or requirements," as used herein,
shall, include, but not be limited to provisions that would include a material
increase in the amount of recourse liabilities to BFG or required a material
amount of additional collateral or which would result in BFG paying or being
responsible for closing expenses unless they are financed as part of the
Refinancing Loan or Refinancing Loans. (d) Each time a Refinancing Loan is
consummated, the decrease in monthly debt

<PAGE>

service payments to be made by BFG or its affiliates with respect to all of the
Properties immediately prior to the consummation of such Refinancing Loan will
reduce, on a dollar-for-dollar basis, the aggregate monthly Basic Rent then in
effect under the Leases; provided, however, at such time as the aggregate
reductions in Basic Rent payments results in the Source having recovered an
amount equal to all rental payments made in excess of the Original Annual Rent
times the number of years (or fraction thereof) then only seventy-five percent
(75%) of the Excess Debt Service Savings will be applied to further reduce the
aggregate annualized Basic Rent then in effect under the Leases. Notwithstanding
anything contained to the contrary in the previous sentence, if a Refinancing
Loan resulting in Excess Debt Service Saving is caused solely by the efforts of
BFG, then only fifty percent (50% of the Excess Debt Service Savings will be
applied to further reduce the aggregate annualized Basic Rent then in effect
under the Leases.

                  3. Revisions to Ancillary Documents. On or before the Closing
Date, the Leases (and any exhibits thereto) shall be revised in accordance with
this Amendment consistent with the terms hereof.

                  4. Delivery of Documents. Upon any request by the Source made
on or after the Closing Date, BFG shall provide to Source any and all documents
relating to the Original Loan or any Refinancing Loan.

                  5. Exhibit A-3. Exhibit A-3 to the Agreement, titled "Quincy
Land" shall be deleted in its entirety and replaced with the attached Exhibit
A-3.

                  6. Arbitration Provisions for Amendment. (a) Any controversy
or claim arising under this Amendment shall be submitted to arbitration. The
arbitration shall be conducted in accordance with the current model procedural
rules of the American Arbitration Association ("AAA") in effect when the
arbitration begins, to the extent not inconsistent with this Amendment, but not
under the auspices of the AAA. The arbitration shall be conducted by a panel
consisting of at least three arbitrators with one arbitrator selected by each of
BFG and Source and a chief arbitrator selected by the two arbitrators selected
by BFG and Source. In the event the arbitrators selected by BFG and Source
cannot agree on a chief arbitrator, the chief arbitrator shall be selected in
accordance with the aforesaid AAA procedures. The meetings with the arbitrators
shall be held in St. Louis, Missouri. The decision of the arbitrators shall be
final and binding as to any matters submitted to then under this Amendment, and
judgment thereon may be entered in any jurisdiction. BFG and Source shall each
pay their own costs and expenses (including arbitration fees and costs of the
arbitrator selected by the party and attorneys' fees) incurred by them in
connection with arbitration proceedings and the fees of the chief arbitrator
shall be paid in equal amounts by BFG and Source. Without limiting the
generality of this Section 5, to the extent permitted by applicable law, the
parties hereby irrevocably waive any and all right to trial by jury in any legal
proceeding arising out of or relating to this Amendment or the transactions
contemplated hereby.

                            [Signature Page Follows]

                                      -2-
<PAGE>

         IN WITNESS WHEREOF, the parties hereto have executed this Amendment as
of the date and year first above written.

                                 BFG:

                                 BFG Holdings 2001, L.L.C.
                                 By:  /s/ C. Frederick Wehba, II
                                    ----------------------------------------
                                 Name:  C. Frederick Wehba, II
                                      --------------------------------------
                                 Title: Manager
                                       -------------------------------------

                                 SOURCE:

                                 Source-Myco, Inc.

                                 By:  /s/ W. Brian Rodgers
                                    ----------------------------------------
                                 Name:  W. Brian Rodgers
                                      --------------------------------------
                                 Title: Secretary
                                       -------------------------------------

                                 Source-Yeager Industries, Inc.

                                 By:  /s/ W. Brian Rodgers
                                    ----------------------------------------
                                 Name:  W. Brian Rodgers
                                      --------------------------------------
                                 Title: Secretary
                                       -------------------------------------

                                 Source-Huck Store Fixture Company

                                 By:  /s/ W. Brian Rodgers
                                    ----------------------------------------
                                 Name:  W. Brian Rodgers
                                      --------------------------------------
                                 Title: Secretary
                                       -------------------------------------

                                 The Source Information Management Company

                                 By:  /s/ Norman Raben
                                    ----------------------------------------
                                 Name: Norman Raben
                                      --------------------------------------
                                 Title:  Sr. Vice President
                                       -------------------------------------

<PAGE>

                 SECOND AMENDMENT TO PURCHASE AND SALE AGREEMENT

         This Second Amendment to Purchase and Sale Agreement (the "Agreement")
is made and entered into the 21st day of September, 2001, by and between BFG
Holdings 2001, LLC ("BFG") and Source-Myco, Inc., Source- Yeager Industries,
Inc., Source-Huck Store Fixture Company and Source Information Management
Company (collectively, "Source").

                                    RECITALS:

         A. BFG and Source entered into a Purchase and Sale Agreement, dated
August 8, 2001 (the "Agreement") with respect to four (4) parcels of real
property more particularly described therein.

         B. BFG and Source have agreed to amend the Agreement pursuant to the
First Amendment, dated September ___, 2001.

         C. BFG and Source have agreed to further amend the Agreements on the
terms and conditions hereinafter set forth. All capitalized terms not otherwise
defined herein have the meanings assigned to such terms in the Agreement.

         Now, Therefore for good and valuable consideration the sufficiency of
which is hereby expressed, the parties agree as follows:

                  1. Study Period. Section 6.1 of the Agreement is amended by
providing that the Study Period will expire on October 8, 2001.

                  2. Ratification. Except as otherwise provided herein, the
Agreement is ratified and affirmed and is not amended.

         IN WITNESS WHEREOF, the parties have executed this Amendment as of the
date and year first above written.

                                  BFG:

                                  BFG Holdings 2001, L.L.C.

                                  By:  /s/ C. Frederick Wehba, II
                                     ---------------------------------------
                                  Name:  C. Frederick Wehba, II
                                       -------------------------------------
                                  Title: Manager
                                        ------------------------------------

                                  SOURCE:

                                  Source-Myco, Inc.

                                  By:  /s/ W. Brian Rodgers
                                     ---------------------------------------
                                  Name:  W. Brian Rodgers
                                       -------------------------------------
                                  Title: Secretary
                                        ------------------------------------

<PAGE>

                                  Source-Yeager Industries, Inc.

                                  By:  /s/ W. Brian Rodgers
                                     ---------------------------------------
                                  Name:  W. Brian Rodgers
                                       -------------------------------------
                                  Title: Secretary
                                        ------------------------------------

                                  Source-Huck Store Fixture Company

                                  By:  /s/ W. Brian Rodgers
                                     ---------------------------------------
                                  Name:  W. Brian Rodgers
                                       -------------------------------------
                                  Title: Secretary
                                        ------------------------------------

                                  The Source Information Management Company

                                  By:  /s/ Norman Raben
                                     ---------------------------------------
                                  Name: Norman Raben
                                       -------------------------------------
                                  Title:  Senior Vice President
                                        ------------------------------------

                                      -2-
<PAGE>

                 THIRD AMENDMENT TO PURCHASE AND SALE AGREEMENT

         This Third Amendment to Purchase and Sale Agreement (this "Amendment")
is made and entered into the 8th day of October, 2001, by and between BFG
Holdings 2000, LLC ("BFG") and Source-Myco, Inc., Source-Yeager Industries,
Inc., Source-Huck Store Fixture Company and Source Information Management
Company (collectively, "Source").

                                    RECITALS:

         A. BFG Holdings 2001, LLC and Source entered into a Purchase and Sale
Agreement, dated August 8, 2001 (the "Agreement") with respect to four (4)
parcels of real property more particularly described therein.

         B. BFG and Source have amended the Agreement pursuant to the First and
Second Amendments, each dated September 21, 2001 (the "Prior Amendments").

         C. The Agreement and the Prior Amendments inadvertently referenced BFG
Holdings 2001, LLC as a party rather than BFG.

         D. BFG and Source have agreed to further amend the Agreement on the
terms and conditions hereinafter set forth. All capitalized terms not otherwise
defined herein have the meanings assigned to such terms in the Agreement

         Now, Therefore for good and valuable consideration the sufficiency of
which is hereby expressed, the parties agree as follows:

                  1. Affirmation and Adoption. BFG Holdings 2000, LLC hereby
adopts, ratifies, accepts and assumes the Agreement and the Prior Amendments as
the Purchaser thereunder as if it had been a party to the Agreement and Prior
Amendments as the Purchaser thereunder from and after August 8, 2001, including,
without limitation, any and all rights, interests, obligations, agreements,
covenants, representations, warranties of the Purchaser in, under and to the
Agreement and Prior Amendments. Source hereby accepts, acknowledges and agrees
to such adoption, ratification, acceptance and. assumption. Except to the extent
otherwise provide below, each reference in the Agreement, Prior Amendments and
each Exhibit to any of the foregoing is changed from "BFG Holdings 2001, LLC to
"BFG Holdings 2000, LLC". BFG Holdings 2000, LLC hereby acknowledges that is
familiar with all the terms and conditions of the Agreement and prior Amendments
and has been conducting itself as Purchaser under the Agreement and Prior
Amendments since August 8, 2001. All references to BFG in the Agreement and
Prior Amendments are changed to "BFG Holdings 2000, LLC".

                  2. Study Period. Section 6.1 of the Agreement is amended by
providing that the Study Period will expire on October 29, 2001.

                  3. Ratification. Except as otherwise provided herein, the
Agreement and all Prior Amendments are ratified and affirmed and are not
amended.

         IN WITNESS WHEREOF, the parties have executed this Amendment as of the
date and year first above written.

<PAGE>

                                BFG:

                                BFG Holdings 2000, L.L.C.

                                By:  /s/ Chad W. Wehba
                                   -----------------------------------------
                                Name: Chad W. Wehba
                                     ---------------------------------------
                                Title: Manager
                                      --------------------------------------

                                SOURCE:

                                Source-Myco, Inc.

                                By:  /s/ S. Leslie Flegel
                                   -----------------------------------------
                                Name:
                                     ---------------------------------------
                                Title:
                                      --------------------------------------

                                Source-Yeager Industries, Inc.

                                By:  /s/ S. Leslie Flegel
                                   -----------------------------------------
                                Name:
                                     ---------------------------------------
                                Title:
                                      --------------------------------------

                                Source-Huck Store Fixture Company

                                By:  /s/ S. Leslie Flegel
                                   -----------------------------------------
                                Name:
                                     ---------------------------------------
                                Title:
                                      --------------------------------------

                                The Source Information Management Company

                                By:  /s/ Norman Raben
                                   -----------------------------------------
                                Name: Norman Raben
                                     ---------------------------------------
                                Title:  Sr. Vice President
                                      --------------------------------------

                                      -2-
<PAGE>

                 FOURTH AMENDMENT TO PURCHASE AND SALE AGREEMENT

         THIS FOURTH AMENDMENT TO PURCHASE AND SALE AGREEMENT (the "Fourth
Amendment") is made and entered into the 29th day of October, 2001, by and
between BFG Holdings 2000, LLC ("BFG") end Source-Myco, Inc., Source-Yeager
Industries, Inc. and Source-Huck Store Fixture Company and The Source
Information Management Company (collectively, the "Source").

                                    RECITALS:

         A. (1) A Purchase and Sale Agreement dated August 8, 2001 (the "P&S
Agreement"), (2) an Additional Agreement dated August 8, 2001 (the "Additional
Agreement"), (3) a First Amendment to Purchase and Sale Agreement dated
September 21, 2001 (the "First Amendment), (4) a Second Amendment to Purchase
and Sale Agreement dated September 21, 2001 (the "Second Amendment") and (5) a
Third Amendment to Purchase and Sale Agreement dated October 8, 2001 (the "Third
Amendment") (collectively, the P&S Agreement, the Additional Agreement, the
First Amendment, the Second Amendment and the Third Amendment are reference to
herein as the "Original Agreement") were executed by Source and in the name of
BFG Holdings 2001, LLC with respect to four (4) parcels of real property more
particularly described in the Original Agreement.

         B. BFG Holdings 2000, LLC and Source desire to amend the Original
Agreement and the documents and exhibits relating thereto on the terms and
conditions set forth herein. All capitalized terms not otherwise defined herein
have the meanings assigned to such terms in the Original Agreement.

         NOW, THEREFORE, for good and valuable consideration the sufficiency of
which is hereby expressed, the parties agree as follows;

         1. Separate Closings. Section 2.2 of the P&S Agreement is hereby
deleted in its entirety and, subject to the provisions of Section 11 of this
Fourth Amendment, replaced with the following;

                  2.2

                           2.2.1 the Closing with respect to the Carson City
         Land and the Carson City Improvements (the "Nevada Properties") shall
         occur no later than October 31, 2001 (the Initial Closing") and the
         Closing with respect to the remaining Properties shall occur as
         provided in Section 10.1 hereof (if applicable, the "Subsequent
         Closing"). In the event of such separate closings, the Purchase Price
         for the Nevada Properties payable at the Initial Closing shall be the
         amount as set forth on Exhibit A, attached hereto, relating to the
         Nevada Properties and the remainder of the Purchase Price shall be
         delivered at the Subsequent Closing;

                           2.2.2 All conditions and covenants with respect to
         the Nevada Properties and the remaining Properties shall be treated
         independently for purposes of such separate closings;

                           2.2.3 The Study Period with respect to the Nevada
         Properties shall terminate at the Initial Closing;

                           2.2.4 20.73% of the Deposit shall be credited to the
         Cash Payment of the Purchase Price due at the Initial Closing, with the
         remainder to be credited to the Cash Payment of the Purchase Price due
         at the Subsequent Closing;

<PAGE>

                           2.2.5 For the purposes of Section 10.4, $28,256 shall
         be credited to Purchaser at the Initial Closing pursuant to the Letter
         Agreement, attached as Exhibit E.

                           2.2.6 Section 10.5 contemplates, inter alia, that
         Sellers shall receive a. reimbursement not exceeding $25,000 as
         reimbursement for Due Diligence Costs incurred by Sellers. To the
         extent that the Seller at the Initial Closing has incurred Due
         Diligence Cost in such maximum amount, then the full $25,000 shall be
         reimbursed to Seller at the Initial Closings. In such event and in the
         event of a Subsequent Closing, the Sellers at the Subsequent Closing
         shall not be entitled to any such reimbursement for Due Diligence
         Costs. In the event that the Seller at the Initial Closing has not
         incurred Due Diligence Costs equaling $25,000, only the amounts
         incurred such Seller shall be reimbursed at the Initial Closing and in
         the event of a Subsequent Closing the remainder of the $25,000 shall be
         reimbursed to the remaining Sellers at the Subsequent Closing; and

                           2.2.7 That portion of the $1,000,000 Advisory Fee
         allocated to the Carson City, Nevada Properties, in the amount of
         $207,303.68, shall be paid to Purchaser at the Initial Closing, with
         the remainder of such Advisory Fee in the event of a Subsequent Closing
         to be paid to Purchaser at the Subsequent Closing.

         2. Purchase Price. Section 3.1 of the P&S Agreement is hereby deleted
in its entirety and, subject to the provisions of Section 11 of this Fourth
Amendment, replaced with the following:

                  3.1 Payment. The aggregate purchase price (the "PURCHASE
         PRICE") for the Properties will be the sum of Twenty-Six Million Three
         Hundred Thirty-Three Thousand Three Hundred Thirty-Four and No/100
         Dollars ($26,333,334.00). The Purchase Price shall be allocated among
         the Properties as set forth on Exhibit B. The Purchase Price will be
         payable by; (A) wire transfer of immediately available funds at the
         Closing in the amount of Eighteen Million Two Hundred Ten Thousand and
         No/100 Dollars ($18,210,000.00) (the "Cash Payment of the Purchase
         Price") in accordance with the wiring instructions provided by Source
         to Purchaser on or before the Closing, and (B) delivery by Purchaser of
         five (5) Promissory Notes in an aggregate amount equal to Eight Million
         One Hundred Twenty Three Thousand Three Hundred Thirty Four and No/100
         Dollars ($8,123,334.00) and in the form shown on Exhibit C attached
         hereto (the "Note").

         3. Study Period. Subject to Section 2.2, Section 6.1 of the Original
Agreement is amended by providing that the Study Period will expire on December
14, 2001.

         4. Closing. Section 10.1 of the P&S Agreement is hereby deleted in its
entirety and replaced with the following:

                  10.1 Closing Date. The Initial Closing and the Subsequent
         Closing (if any), as the case may be (each a "Closing"), will take
         place at such location as is mutually agreeable to the Source and
         Purchaser. The Initial Closing shall take place no later than October
         31, 2001 and, in the event of a Subsequent Closing, the Subsequent
         Closing shall occur no later than December 14, 2001 (each a "Closing
         Date"), unless Source and Purchaser mutually agree to an earlier or
         later date.

         5. Collateral Pledge Assignment and Security Agreement and Promissory
Notes.

         (a)      The Collateral Pledge, Assignment and Security Agreement (the
                  "Pledge Agreement"), Exhibit B to the Additional Agreement, is
                  hereby replaced in its entirety with Exhibit B

                                      -2-
<PAGE>

                  attached hereto and Promissory Note, Exhibit C to the P&S
                  Agreement, is hereby replaced in its entirety with Exhibit C
                  attached hereto. In the event of a Subsequent Closing, each of
                  the foregoing agreements shall be delivered, substantially in
                  the form attached, to the Source at the Subsequent Closing;
                  and

         (b)      At the Initial Closing, BFG shall deliver to Source, a Pledge
                  Agreement and a Promissory Note substantially in the forms
                  attached hereto as Exhibit B and Exhibit C respectively
                  ("Initial Pledge and Note"), with such modifications which are
                  consistent with the fact that only the Nevada Properties shall
                  be sold and leased at the Initial Closing. In the event of a
                  Subsequent Closing, at the Subsequent Closing, the Initial
                  Pledge and Note shall be replaced with the Pledge Agreement
                  and the Promissory Note required to be delivered pursuant to
                  Section 5(a).

         6. Financing. Purchaser and Source acknowledge and agree that because
of and based on the financing commitments expected to be received by Purchaser
from its Lenders relating to the purchase of the Properties from Source pursuant
to the Original Agreement and Purchaser's organizational structure relating
thereto, at the Initial Closing, the following entities affiliated with
Purchaser will take title to the following Properties from Source and execute
the leases (Exhibit F to the P&S Agreement) as Landlord thereunder with each
appropriate Seller as follows:

<Table>
<S>                                                     <C>
         Name of Purchaser Affiliate                    Property

         SINV, LLC                                      As to Parcels 2 and 3 of Exhibit A-4 to the P&S
                                                        Agreement

         SINV II, LLC                                   As to Parcel 1 of Exhibit A-4 to the P&S Agreement
</Table>

BFG may partially assign the Agreement to each of the entities listed above with
respect to the corresponding Property. In such event; it is agreed and
acknowledged that BFG, in addition to any assignee, is and shall remain fully
liable as Purchaser under the Agreement.

         7. Basic Rent Change. In the event of an Initial Closing and a
Subsequent Closing, the aggregate annualized Basic Rent under the Leases is
reduced from $2,850,000 per year, which amounts are subject to escalation as
provided in the Leases, to $2,685,000 per year, which amounts are subject to
escalation as provided in the Leases. The Basic Rent shall be allocated among
the Leases in accordance with the amounts set forth on Exhibit A attached
hereto. Exhibit A, attached hereto, shall replace in its entirety the Exhibit B
currently attached to the Agreement.

         8. Post-Closing Covenants. (a) From and after each Closing, BFG will
use (including, without limitation, causing the subject Landlord to use) its
commercially reasonable best efforts to receive, actively pursue and consummate
binding commitments for one or more refinancing loans (individually, a
"Refinancing Loan" and collectively, "Refinancing Loans") with respect to each
of the Properties to replace either or both of the financings existing on the
Initial Closing Date or the financings existing on the Subsequent Closing Date
(individually, an "Original Loan" or collectively, the "Original Loans") or a
Refinancing Loan or Refinancing Loans then in effect. The acknowledged objective
of one or more Refinancing Loans is for amount of the applicable Basic Rent paid
to the Escrow Agent each month pursuant to each respective Escrow Agreement is
at all times no less than the sum of (x) the amount of the monthly payment
required to be made by the respective Landlord under the Original Loan (or the
Refinancing Loan then in effect) plus (y) the amount to be paid to Source
pursuant to the subject Escrow Agreement on the applicable Note. (b)
Notwithstanding the provisions of Section 8(a) above,

                                      -3-
<PAGE>

BFG will not be required to consummate any Refinancing Loan that will impose any
material adverse restrictions or requirements that are not included in the
Original Loan which is being refinanced or, in the event that both Original
Loans (or all Refinancing Loans, as the case may be) are being refinanced, that
will impose any material adverse restrictions or requirements that are not
included an the Original Loans collectively. "Material adverse restrictions or
requirements," as used herein, shall, include, but not be limited to provisions
that would include a material increase an the amount of recourse liabilities to
BFG or require a material amount of additional collateral or which would result
in BFG paying or being responsible for closing expenses unless they are financed
as part of the Refinancing Loan or Refinancing Loans.

         9. Arbitration Provisions for Amendment. (a) Any controversy or claim
arising under Section 8 of this Amendment shall be submitted to arbitration. The
arbitration shall be conducted in accordance with the current model procedural
rules of the American Arbitration Association ("AAA") in effect when the
arbitration begins, to the extent not inconsistent with Section 8 of this
Amendment, but not under the auspices of the AAA. The arbitration shall be
conducted by a panel consisting of at least three arbitrators with one
arbitrator selected by each of BFG and Source and a chief arbitrator selected by
the two arbitrators selected by BFG and Source. In the event the arbitrators
selected by BFG and Source cannot agree on a chief arbitrator, the arbitrator
shall be selected in accordance with the aforesaid AAA procedures. The meetings
with the arbitrators shall be held in St. Louis, Missouri. The decision of the
arbitrators shall be final and binding as to any matters submitted to them under
Section 8 of this Amendment, and judgment thereon may be entered in any
jurisdiction. BFG and Source, shall each pay their own costs and expenses
(including arbitration fees and costs of the arbitrator selected by the party
and attorneys' fees) incurred by them in connection with arbitration proceedings
and the fees of the chief arbitrator shall be paid in equal amounts by BFG and
Source. Without limiting the generality of this Section 9, to the extent
permitted by applicable law, the parties hereby irrevocably waive any and all
right to trial by jury in any legal proceeding arising out of or relating to
Section 8 of this Amendment.

         10. Financing Representations. As of the date hereof; BFG, BFG Holdings
2000, LLC and each Purchaser represent and warrant to Source and each Tenant as
follows, with respect to each of the Original Loans relating to the Property to
be acquired by SINV, LLC and SINV II, LLC:

         (a)      the term of each such Original Loan is twenty (20) years;

         (b)      the annual interest rare in effect on the date each such
                  Original Loan is initially funded is 8 1/4% and such rate is
                  fixed at 8 1/4% for a period of sixty (60) months from such
                  date of initial finding;

         (c)      such Original Loan is a variable rate loan with a minimum
                  annual rate of interest of 7 1/2% and with a maximum annual
                  rate of interest of 13 1/2%; and

         (d)      on any date on which the annual rate of interest may be
                  adjusted, such adjusted annual rate of interest on such date
                  may not exceed an annual rate of interest equal to3 1/2% above
                  LIBOR.

         11.      Additional Condition to Subsequent Closing.

         Various issues and matters with respect to the Subsequent Closing
remain unresolved by the parties (the "Open Matters") which Open Matters are not
reflected in the Original Agreement or this Fourth Amendment and which Open
Matters will remain unresolved as of the Initial Closing. Notwithstanding any of
the terms and conditions of the Original Agreement or any other terms or
conditions of this Fourth Amendment, an express condition to Source and each
relevant Seller's

                                      -4-
<PAGE>

obligation to consummate the Subsequent Closing is the execution and delivery by
the parties of an amendment (the "Contemplated Amendment") to the Original
Agreement and this Fourth Amendment on or before November 7, 2001. In the event
the Contemplated Amendment is not executed and delivered by the parties on or
before November 7, 200l, for any reason, the Original Agreement and this Fourth
Amendment shall automatically terminate, BFG shall receive a refund of the
amount of the Deposit remaining and the parties shall have no further rights or
obligations under the Original Agreement or this Fourth Amendment except for any
rights or obligations relating solely to the subject matter of the Initial
Closing and which rights and obligations expressly survive termination and the
consummation of the Initial Closing. In the event of any inconsistency between
the terms or conditions of this Section 11 and any terms or conditions of the
Original Agreement or any of the other terms or conditions of this Fourth
Amendment, the terms and conditions of this Section 11 shall control.

         12. Conforming Amendments. To the extent not provided for herein, the
parties agree that the Original Agreement and all other documents required or
contemplated thereby are automatically modified hereby so as to conform the same
as required or contemplated hereby and to take or refrain from any action so as
to reflect the foregoing. To the extent of any inconsistency between the terms
hereof and the terms of the Original Agreement, the terms hereof shall control.

         13. No Further Amendment. Except to the extent and as specifically
amended by the terms of this Fourth Amendment, the Original Agreement remains in
full force and effect and is not amended hereby.

                            [Signature Page Follows]

                                      -5-
<PAGE>

         IN WITNESS WHEREOF, the parties have executed this Amendment as of the
date and year first above written.

                                   PURCHASER:

                                   BFG Holdings 2000, L.L.C.

                                   By:  /s/ C. Frederick Wehba, II
                                      --------------------------------------
                                   Name:    C. Frederick Wehba, II
                                        ------------------------------------
                                   Title:   Manager
                                         -----------------------------------

                                   SOURCE:

                                   Source-Myco, Inc.

                                   By:  /s/ S. Leslie Flegel
                                      --------------------------------------
                                   Name:    S. Leslie Flegel
                                        ------------------------------------
                                   Title:   Chairman and CEO
                                         -----------------------------------

                                   Source-Yeager Industries, Inc.

                                   By:  /s/ S. Leslie Flegel
                                      --------------------------------------
                                   Name:    S. Leslie Flegel
                                        ------------------------------------
                                   Title:   Chairman and CEO
                                         -----------------------------------

                                   Source-Huck Store Fixture Company

                                   By:  /s/ S. Leslie Flegel
                                      --------------------------------------
                                   Name:    S. Leslie Flegel
                                      --------------------------------------
                                   Title:   Chairman and CEO
                                      --------------------------------------

                                   The Source Information Management Company

                                   By:  /s/ S. Leslie Flegel
                                      --------------------------------------
                                   Name:    S. Leslie Flegel
                                        ------------------------------------
                                   Title:   Chairman and CEO
                                         -----------------------------------<PAGE>
                                                                   EXHIBIT 10.28

                            STANDARD LEASE AGREEMENT

                                     between

                                  SINV II, LLC
                      A DELAWARE LIMITED LIABILITY COMPANY

                                   as Landlord

                                       and

                        SOURCE-HUCK STORE FIXTURE COMPANY
                             A DELAWARE CORPORATION

                                    as Tenant

                                October 31, 2001

<PAGE>

                            STANDARD LEASE AGREEMENT

                  THIS STANDARD LEASE AGREEMENT ("Lease") is made, entered into
and effective this 31st day of October 2001 by and between SINV II, LLC, a
Delaware limited liability company ("Landlord"), and SOURCE-HUCK STORE FIXTURE
COMPANY, a Delaware corporation ("Tenant").

                       SUMMARY OF BASIC LEASE INFORMATION

1.       Landlord:               SINV II, LLC
                                 c/o Bentley Forbes
                                 2049 Century Park East, Suite 2150
                                 Los Angeles, California 90067
                                 Attn: MaryBeth Heydt
                                 Telephone: (310) 282-8000
                                 Facsimile: (310) 282-8585
                                 E-Mail: marybeth@bentleyforbes.com

2.       Tenant:                 Source-Huck Store Fixture Company
                                 c/o The Source Information Management Company
                                 Two City Place Drive, Suite 380
                                 St. Louis, Missouri 63141
                                 Attn.: W. Brian Rodgers
                                 Telephone (314) 995-9040
                                 Facsimile: (314) 995-9122
                                 E-Mail: brodgers@sorc-info.com

3.       Property:               961 Fairview
                                 Carson City, Nevada 89701

4.       Primary Term:

         a.    Length of Primary Term:   20 years, subject to termination right
                                         at the end of 180th month

         b.    Commencement Date:        October 31, 2001

         c.    Expiration Date:          October 31, 2021

5.       Basic Rent:

<Table>
<Caption>
         Period During                              Annualized Basic               Monthly Installment
         Primary Lease Term                               Rent                        of Basic Rent
         ----------------------------------- -------------------------------- -------------------------------
<S>                                          <C>                              <C>
         3 years                                       $13,306.00                       $10,858.83
         ----------------------------------- -------------------------------- -------------------------------
         Increases every three years based
         on CPI
</Table>

6.       Security Deposit:          None

7.       Option to Extend:          five (5) options to extend for five
                                    (5) years each.

8.       Permitted Use:             As provided in Section 1.4

9.       Address for Payment:       Wire Instructions for Escrow Agent in
                                    accordance with Escrow Agreement.

<PAGE>

                            STANDARD LEASE PROVISIONS

ARTICLE 1. PROPERTY.

           1.1 DESCRIPTION OF THE PROPERTY. The Property consists of one tract
of land located in Carson City, Nevada as more particularly described on EXHIBIT
A (the land described above, together with all rights, interests, easements,
rights of way and appurtenances related thereto, shall be referred to as the
"Land"); and (ii) the building and any other improvements existing or to be
constructed on the Land, together with all fixtures and equipment therein owned
by Landlord and used in the operation of the same (the "Improvements").

           1.2 DEMISE OF THE PROPERTY. On all of the terms and conditions of
this Lease, Landlord leases to Tenant, and Tenant leases from Landlord, the
Property.

           1.3 CONDITION OF THE PROPERTY. Landlord acquired the Property on the
Commencement Date and for the period of at least two (2) years prior to the
Commencement Date, Tenant owned, occupied and operated the Property.

           Tenant represents that it has examined the title of the Property, the
physical condition of the Property, environmental studies and reports of the
Property, and the economic feasibility of conducting Tenant's business in and
from the Property. Tenant has determined that the same are satisfactory to
Tenant, and Tenant accepts the Property on an "AS-IS, WHERE-IS" basis, subject
to (a) the rights of any parties in possession and the existing state of the
title as of the Commencement Date, (b) any state of facts which an accurate
survey or physical inspection of the Property might show, (c) all zoning
regulations, restrictions, rules and ordinances, building restrictions and other
laws and regulations now in effect or hereafter adopted by any governmental
authority having jurisdiction over the condition of any buildings, structures
and other improvements located on the Property, without representation or
warranty by Landlord.

           TENANT ACKNOWLEDGES THAT LANDLORD (WHETHER ACTING AS LANDLORD
HEREUNDER OR IN ANY OTHER CAPACITY) HAS NOT MADE AND WILL NOT MAKE, NOR SHALL
LANDLORD BE DEEMED TO HAVE MADE, ANY WARRANTY OR REPRESENTATION, EXPRESS OR
IMPLIED, WITH RESPECT TO ANY OF THE PROPERTY, INCLUDING ANY WARRANTY OR
REPRESENTATION AS TO ITS FITNESS FOR USE OR PURPOSE, DESIGN OR CONDITION FOR ANY
PARTICULAR USE OR PURPOSE, AS TO THE QUALITY OF THE MATERIAL OR WORKMANSHIP
THEREIN, LATENT OR PATENT, AS TO LANDLORD'S TITLE THERETO, OR AS TO VALUE,
COMPLIANCE WITH SPECIFICATIONS, LOCATION, USE, CONDITION, MERCHANTABILITY,
QUALITY, DESCRIPTION, DURABILITY OR OPERATION. IT BEING AGREED THAT ALL RISKS
INCIDENT THERETO ARE TO BE BORNE BY TENANT.

           Landlord shall not be obligated to provide or pay for any improvement
work or services related to the Property. Tenant acknowledges that the Property
is of its selection and to its specifications, and that the Property has been
inspected by Tenant and is satisfactory to it. In the event of any defect or
deficiency in any of the Property of any nature, whether patent or latent,
Landlord shall not have any responsibility or liability with respect thereto or
for any incidental or consequential damages (including strict liability in
tort).

<PAGE>

           1.4 USE OF THE PROPERTY.

               1.4.1 Tenant is currently operating the Premises for the purpose
of operating a warehouse/distribution/manufacturing center and may use and
operate it for any lawful purpose ("Intended Use"). Tenant agrees to remain open
for business and to operate the Intended Use in all or substantially all of the
Premises during the Term. Notwithstanding the foregoing, in no event shall the
Premises be used for or associated with a pornographic shop, adult book store,
or massage parlor or any change from current usage which would (i) have a
material adverse effect-on-the value of the Premises, (ii) increase (when
compared to the Intended Use) the likelihood that Tenant, Landlord or Lender
would incur liability under any provisions of any Environmental Laws
(hereinafter defined in Section 4.5), or (iii) result in or give rise to any
material environmental deterioration or degradation of the Premises, including
without limitation, mining or the removal of oil, gas or minerals. Tenant shall
not create or suffer to exist any public or private nuisance, hazardous or
illegal condition or waste on or with respect to the Premises. Tenant shall not
use, occupy or permit any of the Premises to be used or occupied, nor do or
permit anything to be done in or on any of the Premises, in a manner which would
(A) make void or voidable any insurance which Tenant is required hereunder to
maintain then in force with respect to any of the Premises, or (B) affect the
ability of Tenant to obtain any insurance which Tenant is required to furnish
hereunder, or (C) impair Landlord's title to the Premises, or in such manner as
might reasonably make possible a claim or claims of adverse usage or adverse
possession by the public, as such, or third Persons, or of implied dedication of
the Premises or any portion thereof. Except as set forth herein and specifically
authorized by this Lease, no action by Landlord shall be construed to mean that
Landlord has granted to Tenant any authority to do any act or make any agreement
that may create any such third party or public right, title, interest, lien,
charge or other encumbrance upon the estate of the Landlord in the Premises.

               1.4.2 Tenant shall not conduct its business operation in the
Property unless and until (and only during such time as) all necessary
certificates of occupancy, permits, licenses and consents from any and all
appropriate governmental authorities have been obtained by Tenant and are in
full force and effect.

               1.4.3 Tenant shall comply with, and Tenant's rights and
obligations under the Lease and Tenant's use of the Property shall be subject
and subordinate to, all recorded easements, covenants, conditions, and
restrictions affecting the Property.

ARTICLE 2. TERM.

           2.1 PRIMARY TERM. On the terms and condition of this Lease, Tenant
shall have and hold the Property for the Primary Term described in the Summary
of Basic Lease Information unless this Lease is sooner terminated as expressly
provided herein. The phrase "term of this Lease' or `term hereof' means the
Primary Term, plus any Option Terms (defined below) with respect to which the
right has been exercised. The term "Lease Year" shall mean such successive
period of twelve (12) consecutive calendar months commencing on the Commencement
Date.

           2.2 OPTION TERM.

               2.2.1 OPTION RIGHT. Landlord grants the tenant named in this
Lease or any permitted assignee or sublessee pursuant to Section 8.8 (the
"Original Tenant") five (5) options (the "Options" or a "Option") to extend the
term of the Lease for the period of five (5) years each (each, an "Option
Term"). Each Option shall be exercisable only by written notice delivered-by
Tenant to Landlord as provided below, provided that, as of the date of delivery
of such notice, there is not a continuing Event of Default hereunder, and there
has not previously been an Event of Default beyond any applicable notice and
cure period more than twice. Upon the proper exercise of an Option, and provided
that, as of the end of the Primary Term or applicable Option Term, there is not
a continuing Event of Default under the

                                      -2-
<PAGE>

Lease and there has not previously been an Event of Default beyond any
applicable notice and cure period under this Lease more than twice, the term of
this Lease shall be extended for a period of five (5) years. The rights
contained in this Section 2.2 shall be personal to the Original Tenant and
permitted assignee pursuant to Section 8.8 and may only be exercised only if the
Original Tenant or permitted assignee pursuant to Section 8.8 occupies the
entire Property.

               2.2.2 OPTION RENT. The Basic Rent payable during each Option Term
(the "Option Rent") shall be equal to ninety percent (90%) of the Fair Rental
Value, but in no event less than 60% of the current Basic Rent.

               2.2.3 EXERCISE OF OPTIONS. The Options contained in this Section
2.2 shall be exercised by Tenant, if at all, only in the following manner: (i)
Tenant shall deliver written notice to Landlord not more than twelve (12) months
nor less than six (6) months prior to the expiration of the Primary Term or
current Option Term, stating that Tenant is irrevocably exercising the Option to
extend the Primary Term or the Option Term.

               2.2.4 NON-EXERCISE OF OPTIONS. If Tenant does not exercise an
Option in a timely manner, the Option (and any remaining future Options), shall
all automatically expire. Landlord then shall have the right during the
remainder of the Primary Term or current Option Term to advertise the
availability of the Property for sale or reletting and to erect upon the
Property signs appropriate for the purpose of indicating such availability;
provided, that such signs do not unreasonably interfere with the use of the
Property by Tenant.

               2.2.5 PURCHASE OPTION. Provided that Tenant is not in default,
Tenant shall have the option to purchase the Property at the expiration of the
Primary Term (including any early termination pursuant to Section 2.2.6) or any
Option Term by delivering written notice to Landlord of Tenant's irrevocable
exercise of such purchase option prior to 6 months prior to such expiration. If
Tenant exercises the purchase option other than in connection with the
cancellation of the Lease pursuant to Section 2.2.6., the purchase price will be
90% of the Fair Market Value. If Tenant exercises the purchase option in
connection with the cancellation of the Lease pursuant to Section 2.2.6, the
purchase price will be the greater of the (i) Fair Market Value of the Property
or (ii) $1,293,871.74. The purchase price for the Property will be payable in
cash at closing, which shall occur within five (5) days prior to the expiration
of the current term of the Lease. At closing, Landlord will convey the Property
by special warranty deed (or local equivalent thereof), subject to no liens,
charges or encumbrances other than any matters affecting title existing when
Landlord acquired the Property (excluding any encumbrances created by Landlord),
any matters affecting title created under or agreed to by Tenant, liens for
taxes and other assessments which are the responsibility of Tenant hereunder,
and zoning and other similar matters imposed by governmental bodies. Tenant
shall be responsible for all closing costs (including transfer taxes) and shall
assume all obligation for real property taxes. Tenant shall receive a credit
against the purchase price for the principal and interest outstanding on the
Note as of the date of Closing (unless such amount has already been applied
pursuant to Section 2.2.6).

               2.2.6 CANCELLATION OPTION. Tenant shall have the option to cancel
the Lease on the last day of the 180th month of the Primary Term ("Cancellation
Date") by delivering written notice to Landlord of its irrevocable election to
cancel the Lease on or before the last day of the 162nd month of the Primary
Term. If Tenant exercises its option to cancel the Lease, it shall pay Landlord
a cancellation fee on the Cancellation Date equal to the greater of (i) 50% of
the annual Basic Rent for the Lease Year in which the Cancellation Date occurs,
or (ii) the principal and interest outstanding on the Note as of the date of
Closing (treating the Cancellation Date as if it was a Closing as defined in the
Note.)

                                      -3-
<PAGE>

ARTICLE 3. RENT.

               3.1.1 INITIAL THREE YEARS OF PRIMARY TERM. Tenant covenants to
pay to Landlord, during the initial three (3) years of the Primary Term of this
Lease, monthly in advance the amount of Basic Rent set forth in the Summary of
Basic Lease Provisions. Tenant unconditionally and irrevocably agrees to pay the
Basic Rent by wire transfer of Federal Funds on the first day of each month
("Basic Rent Payment Date") directed to the address, entity, location or lockbox
set forth in the Summary of Basic Lease Provisions. Landlord may change the
address, entity, location or lockbox for the payment of Rent by providing
written notice of such change to Tenant. If the Commencement Date is other than
the first day of a month, Tenant shall pay landlord a pro-rated portion of the
initial month's Basic Rent; Basic Rent for the month including the Termination
Date will be pro rated if the Termination Date does not fall on the last day of
the month.

               3.1.2 CPI ADJUSTMENT. Effective the first day of the fourth year
of the Primary Term ("First Rent Adjustment Date"), and on every three-year
anniversary of the First Rent Adjustment Date during the Primary Term, Basic
Rent shall be increased by any increase in the Consumer Price Index expressed as
a percentage from the Commencement Date through the date of adjustment (the "CPI
Change"), but in no event shall such adjustment exceed the Estimated Change (as
defined in Section 3.1.3 below). The CPI Change shall be applied to the Basic
Rent. The "Consumer Price Index" means the Consumer Price Index for All Urban
Consumers published by the Bureau of Labor Statistics of the United States
Department of Labor, United States City Average, all items (1982-1984=100). If
such index is no longer published, then Landlord shall designate a successor or
replacement nationally recognized index of substantially equivalent reliability
and objectivity. The Consumer Price Index in effect for any given adjustment
date shall be deemed to or refer to the Consumer Price Index last published
before such date. The parties agree that the Consumer Price Index as of the
Commencement Date for these purposes is 178.3.

               3.1.3 INITIAL ADJUSTMENT. Commencing on each such adjustment date
described in Section 3.1.2, the Basic Rent shall be automatically increased,
such increase to equal the product of three percent (3.0%) multiplied by the
number of Lease Years which have elapsed from the Commencement Date through the
subject adjustment date, as an estimate of the actual change in effect as set
forth in Section 3.1.2 above ("Estimated Change"). The Estimated Change shall be
applied to the amount of the Basic Rent. As soon as practicable following the
subject adjustment date, the actual change in the Consumer Price Index as
calculated in Section 3.1.2 shall be determined and reconciled with the
Estimated Change. In the event the Estimated Change has resulted in Lessee
paying excessive Basic Rent, then such excess shall be paid by Lessor to Lessee
or credited to future Basic Rent, at the option of Landlord.

           3.2 ADDITIONAL RENT. Tenant shall pay and discharge before the
imposition of any fine, lien, interest or penalty may be added thereto for late
payment thereof, as Additional Rent (as defined below), all other amounts and
obligations, which Tenant assumes or agrees to pay or discharge pursuant to this
Lease, together with every fine, penalty, interest and cost which may be added
by the party to whom such payment is due for nonpayment or late payment thereof.
In the event of any failure by Tenant to pay or discharge Additional Rent.
Landlord shall have all rights, powers and remedies provided herein, by law or
otherwise, in the event of nonpayment of Basic Rent. As used in this Lease, the
term "Additional Rent" shall mean all amounts and obligations, which Tenant
assumes or agrees to pay or discharge pursuant to this Lease, including without
limitation, all fines, penalties, interest and costs that may be added by the
party to whom such payment is due for nonpayment or late payment thereof.

           Tenant acknowledges that the Property and any income derived
therefrom is Landlord's sole asset. The rents to be paid by Tenant to Landlord
under this Lease will be used by Landlord to,

                                      -4-
<PAGE>

among other things, satisfy Landlord's obligations under the loan documents
evidencing financing on the Property. It is, therefore, the parties' objective
to provide for an absolute "Bond Type" triple net lease to Landlord; the Basic
Rent (as hereinafter defined) payable by Tenant hereunder shall be an absolute
"Bond Type" triple net return to Landlord and Tenant shall pay all costs and
expenses relating to the Property and Tenant's business carried on therein.

           3.3 LATE CHARGE. If Tenant fails to pay any installment of Basic Rent
or other payment due under this Lease within five (5) days after the date due,
Tenant shall pay to Landlord, on demand, as Additional Rent, a late charge equal
to three percent (3%) of the amount due (the "Late Charge") plus any attorneys'
fees incurred by Landlord by reason of Tenant's failure to pay rent or any other
charges when due hereunder to compensate Landlord for the extra cost incurred as
a result of such late payment. The parties agree that the Late Charge represents
a fair and reasonable estimate of the administrative, processing and accounting
costs that Landlord will incur as a result of a late payment by Tenant. The Late
Charge shall be deemed to be Additional Rent, and the right to require it shall
be in addition to all of Landlord's other rights and remedies for a payment
failure of Tenant, including the right to charge interest on the past due
amount.

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

           3.5 NET LEASE: NO TERMINATION.

               3.5.1 This is an absolutely net lease to Landlord. It is the
intent of Landlord and Tenant that the Basic Rent payable under this Lease shall
be an absolutely net return to Landlord and that Tenant shall pay all costs and
expenses of every kind and nature relating to the Property and the business
carried on therein, unless otherwise expressly provided in this Lease. Any
amount or obligation herein relating to the Property, which is not expressly
declared to be that of Landlord shall be deemed to be an obligation of Tenant to
be performed by Tenant at Tenant's expense. Basic Rent, Additional Rent and all
other sums payable hereunder by Tenant, shall be paid without notice (except as
expressly provided as described in Article 7 of this Lease), demand, set-off,
counterclaim, abatement, suspension, deduction or defense.

               3.5.2 Except as otherwise provided herein, This Lease shall not
terminate nor shall Tenant have any right to terminate this Lease (except as
otherwise expressly provided in Section 2.2.6). nor shall Tenant be entitled to
any abatement or reduction of rent under this Lease, nor shall the obligations
of Tenant under this Lease be affected by reason of (i) any damage to or
destruction of all or any part of the Property from whatever cause; (ii) the
taking in whole or in part of the Property or any portion thereof by
condemnation, requisition or otherwise except as provided in Article 7; (iii)
any abandonment of the Property by Tenant or (iv) any other cause whether
similar or dissimilar to the foregoing, any present or future law to the
contrary notwithstanding. It is the intention of Landlord and Tenant that the
obligations of Tenant under this Lease shall be separate and independent
covenants and agreements, that the Basic Rent, the Additional Rent and all other
sums payable by Tenant under this Lease shall continue to be payable in all
events and that the obligations of Tenant under this Lease shall continue
unaffected, unless the requirement to pay or perform the same shall have been
terminated pursuant to Article 7 of this Lease.

               3.5.3 Tenant agrees that it will remain obligated under this
Lease in accordance with its terms, and it will not take any action to
terminate, rescind or avoid this Lease because of (i) any readjustment,
liquidation, dissolution, or winding-up or other proceeding affecting Landlord
or

                                      -5-
<PAGE>

its successors-in-interest or (ii) any action with respect to this Lease which
may be taken by any trustee or receiver of Landlord or its
successors-in-interest or by any court in any such proceeding.

               3.5.4 Tenant waives all rights which may now or hereafter be
conferred by law (i) except as provided herein to quit, terminate or surrender
this Lease or the Property or any part thereof, or (ii) to any abatement,
suspension, deferment or reduction of the Basic Rent, Additional Rent or any
other sums payable under this Lease, except as otherwise provided in Article 7
of this Lease.

           3.6 QUIET ENJOYMENT. So long as Tenant shall pay the Basic Rent and
Additional Rent as the same become due and shall fully comply with all of the
terms of this Lease and fully perform its obligations hereunder, Tenant shall
peaceably and quietly have, hold, and enjoy the Property for the term hereof,
free of any claim or other action by Landlord.

           3.7 GUARANTY. The Source Information Management Company dba Source
Interlink Companies ("Source") shall guaranty the obligations of Tenant
hereunder pursuant to Guaranty Agreement, attached as Exhibit F hereto.

           3.8 SECURITY DEPOSIT. If Tenant fails to make any Basic Rent payment
due hereunder when due more than once in any twelve (12) month period, then
Landlord, in addition to any rights it may have under any other provision of
this Lease, shall have the right to require Tenant to deposit an amount equal to
one (1) month's Basic Rent as a security deposit hereunder. Any amounts
deposited as a security deposit will be non-interest bearing and may be
commingled with Landlord's other funds. Landlord may apply the security deposit
to cure any default hereunder, and if it so applies the funds, Tenant shall,
upon Landlord's written demand, restore the security deposit to the level
required to be maintained hereunder. Any remaining balance of the security
deposit will be refunded to Tenant within ten (10) days after expiration or
termination of the Lease.

ARTICLE 4. PAYMENT OF IMPOSITIONS, TAXES AND ASSESSMENTS; COMPLIANCE WITH LAWS;
           ENVIRONMENTAL MATTERS.

           4.1 PAYMENT OF IMPOSITIONS. Tenant shall pay or discharge all
Impositions (as hereinafter defined) when due, provided that real property taxes
are payable in installments pursuant to Section 4.2 hereof. Notwithstanding the
foregoing provision of this Section 4.1. Tenant shall not be required to pay any
franchise, corporate, estate, inheritance, succession, transfer (other than
transfer taxes, recording fees, or similar charges payable in connection with a
conveyance-hereunder to Tenant), income, excess profits or revenue taxes of
Landlord hereunder. Tenant agrees to furnish to Landlord evidence of the payment
of the Impositions described-in Section 11.10.5(a) within thirty (30) days after
payment thereof. Tenant agrees to furnish evidence of payment of other
Impositions within fifteen (15) days of Landlord's request therefore. Tenant
hereby assumes all obligations for Impositions accrued prior to the Commencement
Date. All Impositions due for the year in which the Termination Date occurs
shall be pro rated between Landlord and Tenant to account for the period of the
term of the Lease within such year.

           4.2 REAL PROPERTY TAXES. Tenant shall deposit with Landlord on a
monthly basis, on the first day of each month an amount equal to 1/12 of the
total amount of real property taxes estimated by Landlord which will be due for
each year during the term of the Lease. The amount deposited with Landlord shall
not limit Tenant's liability for the amount of such taxes if Tenant has not
deposited a sufficient amount to cover the entire amount due, and Tenant shal1
immediately deposit with Landlord such additional amounts as Landlord may
determine to be due in a written notice delivered to Tenant. Conversely, if
Tenant has deposited with Landlord more than is required to satisfy the
liability for real property taxes, Landlord shall promptly refund such excess
amounts to Tenant when the tax liability has been discharged. Tenant shall
deposit with Landlord on the Commencement Date or

                                      -6-
<PAGE>

allocable portion of a total amount of $44,644.59, which represents property tax
liability accrued prior to the Commencement Date with respect to the Property
and certain other tracts of real property leased by affiliates of Landlord to
Tenant, or its affiliates. All amounts deposited with Landlord may be commingled
with Landlord's other funds and shall bear such interest payable by Landlord to
Tenant from time to time as Landlord earns on the investment of its tax escrow
account with Lender.

           4.3 COMPLIANCE WITH LAWS. Tenant shall, at its expense, comply with
and shall cause the Property to comply with all governmental statutes, laws,
rules, orders, regulations and ordinances, the failure to comply with which at
any time would materially affect the Property or any part thereof, or the use
thereof, including those which require the making of any structural, unforeseen
or extraordinary changes, whether or not any of the same involve a change of
policy on the part of the body enacting the same. Tenant shall, at its expense,
comply with all changes required in order to obtain the Required Insurance (as
hereinafter defined), and with the provisions of all contracts, agreements,
instruments and restrictions existing at the commencement of this Lease or
thereafter suffered or permitted by Tenant affecting the Property or any part
thereof or the ownership, occupancy or use thereof.

           4.4 PERMITTED CONTESTS. Tenant shall not be required to (i) pay any
Imposition; (ii) comply with any statute, law, rule, order, regulation or
ordinance; (iii) discharge or remove any lien, encumbrance or charge; or (iv)
obtain any waivers or settlements or make any changes to take any action with
respect to any encroachment, hindrance, obstruction, violation or impairment
referred to in Section 5.2, so long as Tenant shall contest, in good faith and
at its expense, the existence, the amount or the validity thereof, the amount of
the damages caused thereby, or the extent of its liability therefore, by
appropriate proceedings, and provided that Tenant posts a bond or other security
acceptable to Landlord if the Imposition could result in a lien or encumbrance
against the Property exceeding $25,000.00. While any such proceedings are
pending, provided that Tenant complies with this Section, Landlord shall not
have the right to pay, remove or cause to be discharged the tax, assessment,
levy, fee, rent or charge or lien, encumbrance or charge thereby being
contested. No such contest or proceedings shall in any way eliminate or
otherwise interfere with Tenant's obligation to make timely payments of Basic
Rent and Additional Rent under this Lease. Tenant further agrees that each such
contest shall be promptly prosecuted to a final conclusion. Tenant shall pay,
indemnify and save Landlord harmless against, any and all losses, judgments,
decrees and costs (including all attorneys' fees including an allocable portion
of in-house attorneys' fees, appearance costs and expenses) in connection with
any such contest and shall, promptly after the final settlement, compromise or
determination of such contest, fully pay and discharge the amounts which shall
be levied, assessed, charged or imposed or be determined to be payable therein
or in connection therewith, together with all penalties, fines, interests, costs
and expenses thereof or in connection therewith, and perform all acts, the
performance of which shall be ordered or decreed as a result thereof; provided,
however, that nothing herein contained shall be construed to require Tenant to
pay or discharge any lien, encumbrance or other charge created by any act or
failure to act of Landlord or the payment of which Tenant is not otherwise
required to perform hereunder. No such contest shall subject Landlord to the
risk of any criminal liability.

           4.5 HAZARDOUS MATERIALS. Tenant shall:

               (a) not cause, except for items sold or used in the ordinary
course of Tenant's business and for which appropriate licenses and permits are
issued (if required), or permit any Hazardous Material (as defined below) to
exist on or discharge from the Property, and shall promptly: (A) pay any claim
against Tenant, Landlord, Lender or the Property, (B) remove any charge or lien
upon any of the Property, and (C) defend, indemnify and hold Landlord and Lender
harmless from any and all claims, expenses, liability, loss or damage, resulting
from any Hazardous Material that exists on or is discharged from the Property;

                                      -7-
<PAGE>

               (b) not cause or permit any Hazardous Material to exist on or
discharge from any property owned or used by Tenant which would result in any
charge or lien upon the Property and shall promptly: (A) pay any claim against
Tenant, Landlord, Lender or the Property; (B) remove any charge or lien upon the
Property and (C) defend, indemnify and hold Landlord and Lender harmless from
any and all claims, expenses, liability, loss or damage, resulting from the
existence of any such Hazardous Material;

               (c) notify Landlord and Lender of any Hazardous Material that
exists on or is discharged from or onto the Property (whether originating
thereon or migrating to the Property from other property) within ten (10) days
after Tenant first has knowledge of such existence or discharge; and

               (d) comply, and cause the Property to comply, with all statutes,
laws, ordinances, rules and regulations of all local, state or federal
authorities having authority over the Property or any portion thereof or their
use, including without limitation, relative to any Hazardous Material, petroleum
products, asbestos containing materials or PCB's.

               (e) "Hazardous Material" means any hazardous or toxic material,
substance or waste which is defined by those or similar terms or is regulated as
such under any Environmental Laws. "Environmental Laws" means any statute, law,
ordinance, rule or regulation of any local, county, state or federal authority
having jurisdiction over the Property or any portion thereof or its use as the
same may be amended from time to time, including but not limited to: the Federal
Water Pollution Control Act (33 U.S.C. Section 1317) as amended; (b) the Federal
Resource Conservation and Recovery Act (42 U.S.C. Section 6901 et seq.) as
amended; (c) the Comprehensive Environmental Response Compensation and Liability
Act (42 U.S.C. Section 6901 et seq.) as amended; (d) the Toxic Substance Control
Act (15 U.S.C. Section 2601) as amended; and (e) the Clean Air Act (42 U.S.C.
Section 7401) as amended.

               (f) Tenant's obligations and liabilities under this Section 4.5
shall survive the expiration of this Lease.

ARTICLE 5. MAINTENANCE AND REPAIR: ALTERATIONS

           5.1 MAINTENANCE AND REPAIR. Tenant acknowledges that it has received
the Property in good condition, repair and appearance. Tenant agrees that, at
its expense, it will keep and maintain the Property, including any altered,
rebuilt, additional or substituted buildings, structures and other improvements
thereto, in good condition and repair, subject only to ordinary and reasonable
wear and tear. It will make promptly, all structural and nonstructural, foreseen
and unforeseen, ordinary and extraordinary changes and repairs or replacements
of every kind which may be required to be made to keep and maintain the Property
in such good condition, repair and appearance and it will keep the Property
orderly and free and clear of rubbish. Tenant covenants to perform or observe
all terms, covenants or conditions or any reciprocal easement or maintenance
agreement to which it may at any time be a party or to which the Property are
currently subject. Tenant shall, at its expense, use its best efforts to enforce
compliance with any reciprocal easement or maintenance agreement benefiting the
Property by any other person subject to such agreement. Landlord shall not be
required to maintain, repair or rebuild, or to make any alterations,
replacements or renewals of any nature to the Property, or any part thereof,
whether ordinary or extraordinary, structural or nonstructural, foreseen or not
foreseen to maintain the Property or any part thereof in any way. Tenant hereby
expressly waives the right to make repairs at the expense of Landlord which may
be provided for in any law in effect at the time of the commencement of the term
of this-Lease or which may thereafter be enacted. If Tenant shall abandon the
Property, it shall give Landlord immediate notice thereof. The obligations of
Tenant to pay Basic Rent and Additional

                                      -8-
<PAGE>

Rent shall not be eliminated, reduced, suspended, or otherwise impaired by
reason of such abandonment of the Property. In the event that the Property shall
violate any law and as a result of such violation enforcement action is
threatened or commenced against Tenant or with respect to the Property, then
Tenant shall either (i) obtain valid and effective waivers or settlements of all
claims, liabilities and damages resulting from each such violation, whether the
same shall affect Landlord, Tenant or both, or (ii) take such action as shall be
necessary to remove such violation, including, if necessary, making any
necessary repairs or replacements, structural or otherwise.

           5.2 ENCROACHMENTS. If any Improvements situated on the Property at
any time during the Terms of this Lease shall encroach upon any property, street
or right-of-way adjoining or adjacent to the Property, or shall violate the
agreements or conditions contained in any restrictive covenant affecting the
Property or any part thereof, or shall impair the rights of others under or
hinder or obstruct any easement or right-of-way to which the Property are
subject, then, promptly after the written request of Landlord or any person
affected by any such encroachment, violation, impairment, hindrance or
obstruction, Tenant shall, at its expense, either (i) obtain effective waivers,
or settlements of all claims, liabilities and damages resulting from each such
encroachment, violation, impairment, hindrance or obstruction whether the same
shall affect Landlord, Tenant or both, or (ii) make such changes in the
improvements on the Property and take such other action as shall be necessary to
remove such encroachments, hindrances or obstructions and to end such violations
or impairments, including, if necessary, the alteration or removal of any
improvement on the Property. Any such alteration or removal shall be made in
conformity with the requirements of Section 5.3 hereof to the same extent as if
such alteration or removal were an alteration under the provisions of Section
5.3. In the event that the title policy held by Landlord provides monetary
damages or other relief for such encroachment, Landlord shall institute and
prosecute an action for such relief. Any recovery of such action, less
Landlord's out of pocket costs and expenses related thereto shall be made
available to Tenant for the repair/restoration of the Property.

           5.3 ALTERATIONS. Tenant may, at its expense, make additions to and
alterations of the Improvements to the Property, and make substitutions and
replacements therefore, provided that (i) any addition or alteration in excess
of $125,000 shall be subject to the reasonable approval of Landlord; (ii) the
market value of the Property shall not thereby be lessened; (iii) such actions
shall be performed in a good and workmanlike manner; and (iv) such additions,
alterations, substitutions and replacements shall not violate any term of any
restriction to which the Property are subject and shall be expeditiously
completed in compliance with all laws, ordinances, rules, regulations and
requirements applicable thereto. Tenant shall promptly pay all costs and
expenses of each such addition, alterations, substitution or replacement,
discharge all liens arising therefrom and procure and pay for all permits and
licenses required in connection therewith.

           5.4 NO LIENS. Tenant will not, directly or indirectly, create or
permit to be created or to remain, and shall within sixty (60) days of filing of
any, mechanics, contractors or other liens discharge or bond, at its expense,
any liens with respect to, the Property or any part thereof or Tenant's interest
therein or the Basic Rent, Additional Rent or other sums payable by Tenant under
this Lease, other than any encumbrances permitted by a Permitted Encumbrance (as
defined herein). Nothing contained in this Lease shall be construed as
constituting the consent or request, expressed or implied, by Landlord to the
performance of any labor or services or of the furnishing of any materials for
any construction, alteration, addition, repair or demolition of or to the
Property or any part thereof by any contractor, subcontractor, laborer,
materialman or vendor. Notice is hereby given that Landlord will not be liable
for any labor, services or materials furnished or to be furnished to Tenant, or
to anyone holding the Property or any part thereof, and that no mechanic's or
other liens for any such labor services or materials shall attach to or affect
the interest of Landlord in and to the Property.

                                      -9-
<PAGE>

           5.5 Engineering Report. Landlord may, from time to time but not more
than once in each sixty (60) month period, order an engineering study of the
Property (the "Engineering Report") in form, content and scope acceptable to
Landlord, prepared by a qualified engineering firm. The Engineering Report may
include, without limitation, a study or analysis of (a) all structural
components of the Property, (b) all mechanical, electrical, plumbing, HVAC,
sprinkler, fire suppression, elevators, and other building systems and equipment
designated by Landlord, and (c) the roof of the building. Landlord shall be
responsible for the costs of the Engineering Report unless the Engineering
Report reveals deferred maintenance items exceeding, in the aggregate,
$100,000.00, in which event Tenant shall be responsible for the cost of the
Engineering Report.

ARTICLE 6.

           6.1 Insurance. Tenant shall maintain, or cause to be maintained, at
its sole expense, the following insurance on the Property (herein called the
"Required Insurance"):

               6.1.1 Insurance against loss or damage to the Improvements and
all equipment owned by Tenant located on the Property (the "Equipment") under a
fire and broad form of all risk extended coverage insurance policy (which shall
include flood insurance if the Property is located within a flood hazard area,
and earthquake insurance) together with an agreed value endorsement. Such
insurance shall be in amounts sufficient to prevent Landlord or Tenant from
becoming a co-insurer under the applicable policies, and in any event in amounts
not less than the full replacement cost of the Improvements and Equipment
(excluding footings and foundations and other parts of the Improvements which
are not insurable) as determined from time to time by Landlord but not more
frequently than once in any 12-month period. Such insurance policies may contain
reasonable exclusions and deductible amounts as may be approved by Landlord.

               6.1.2 General public liability insurance for the benefit of
Landlord, Tenant and Lender against claims for damages to person or property
occurring on, in or about the Property and the adjoining streets, sidewalks,
gutters, curbs, passageways and other areas adjacent thereto, if any, of at
least Three Million Dollars ($3,000,000) single limit with respect to bodily
injury or death to any one person, at least Five Million Dollars ($5,000,000)
with respect to any one accident, and at least Three Million Dollars
($3,000,000) with respect to property damage or such greater amounts as may
reasonably be required by Landlord, such insurance to include full coverage of
the indemnity set forth in Section 6.10. Policies for such insurance shall be
for the mutual benefit of Landlord, Tenant and Lender, as their respective
interests may appear.

               6.1.3 Workers' compensation insurance to the extent necessary to
protect Landlord and the Property against Workers' Compensation claims, covering
all persons employed in connection with any work done on or about the Property
with respect to which claims for death or bodily injury could be asserted
against Landlord, Tenant or the Property, complying with the laws of the state
in which the Property are located. In addition, Tenant shall maintain use and
occupancy insurance covering, as applicable, rental income or gross business
earnings with coverage in an amount not less than twelve month's gross rental
income or gross business earnings, as applicable in each case to the Leased
Property.

               6.1.4 At any time when any portion of the Property are being
constructed, altered or replaced, builder's risk insurance (in completed value
non-reporting form) in an amount no less than the actual replacement value of
the Improvements, exclusive of foundations and excavations.

               6.1.5 All insurance policies shall be in such form and with such
endorsements and in such amounts as shall be expressly required hereby or, if
not expressly required, otherwise reasonably satisfactory to Landlord (and
Landlord shall be entitled to approve amounts, form, risk

                                      -10-
<PAGE>

coverage, deductibles, loss payees and insureds, such approval not to be
unreasonably withheld). The policy referred to in Section 6.1.1 shall contain a
replacement cost endorsement and a waiver of depreciation. Except for the
workers' compensation insurance policy, all of the above referenced policies
shall name Lender as an additional insured/loss payee, shall provide that all
insurance proceeds be payable to Lender, and shall contain: (i) "Non
Contributory Standard Beneficiary Clause" and a Lender's Loss Payable
Endorsement (Form 438 BFUNS) or their equivalents naming Landlord (or if
Landlord so elects, to Lender), as the person to which all payments shall be
paid and a provision that payment of insurance proceeds in excess of One Hundred
Thousand Dollars ($100,000.00) shall be made by a check payable only to Lender;
(ii) a waiver of subrogation endorsement as to Landlord and Lender and their
assigns providing that no policy shall be impaired or invalidated by virtue of
any act, failure to act, negligence of, or violation of declarations, warranties
or conditions contained in such policy by Lender, Landlord or any other flamed
insured, additional insured or loss payee, except for the willful misconduct of
Landlord or Lender knowingly in violation of the conditions of such policy;
(iii) an endorsement indicating that neither Lender nor Landlord shall be or be
deemed to be a coinsurer with respect to any risk insured by such policies and
shall provide for an aggregate deductible per loss for all policies of an amount
not more than that which is customarily maintained by prudent owners of property
of the same location, type and quality as the Property, but in no event in
excess of five percent (5%) of the replacement cost of the Improvements (or, in
the case of earthquake insurance, the smallest deductible which is commercially
available, which deductible as of the date here is deemed to be ten percent
(10%)); (iv) a provision that such policies shall not be canceled or amended,
including, without limitation, any amendment reducing the scope or limits of
coverage, without at least thirty (30) days' prior written notice to Landlord
and Lender in each instance; and (v) effective waivers by the insurer of all
claims for insurance premiums against any loss payees, additional insureds and
named insureds (other than Tenant). Certificates of insurance with respect to
all renewal and replacement policies shall be delivered to Landlord not less
than thirty (30) days prior to the expiration date of any of the insurance
policies required to be maintained hereunder which certificates shall bear
notations evidencing payment of applicable premiums. If Tenant fails to maintain
and deliver to Landlord the certificates of insurance required by this Lease,
Landlord may, at its option, after written notice to Tenant, procure such
insurance, and Tenant shall reimburse Landlord for the amount of all premiums
paid by Landlord thereon promptly, after demand by Landlord, with interest
thereon at the Default Rate from the date paid by Landlord to the date of
repayment.

           6.2 Permitted Insurers. The Required Insurance shall be written by
companies of recognized financial standing authorized to do insurance business
in the state in which the Property are located and have a rating of not less
than A+ in Best's Insurance Guide or any successor thereto. The Required
Insurance shall name as the insured parties thereunder Landlord and Tenant, as
their interests may appear, and Lender as an additional insured under a standard
"mortgagee" endorsement or its equivalent satisfactory to Landlord. Landlord
shall not be required to prosecute any claim against, or to contest any
settlement proposed by, an insurer. Tenant may, at its expense, prosecute any
such claim or contest any such settlement in the name of Landlord, Tenant or
both with the consent of Landlord, and Landlord will join therein at Tenant's
written request upon the receipt by Landlord of an indemnity from Tenant against
all costs, liabilities and expenses in connection therewith.

           6.3 Insurance Claims. Insurance claims by reason of damage to or
destruction of any portion of the Property shall be adjusted by Tenant. Both
Landlord and Lender shall have the right to join with Tenant in adjusting any
such loss.

           6.4 Insured Parties. Every policy referred to in Section 6.1.1 shall
bear a first mortgage endorsement in favor of Lender; and any loss under any
such policy shall be made payable to such Lender, provided that any recovery
under any such policy shall be applied by such Lender in the manner provided in
Section 6.3. Every policy of Required Insurance shall contain an agreement that
the

                                      -11-
<PAGE>

insurer will not cancel such policy except after thirty (30) days' written
notice to Landlord and Lender and that any loss otherwise payable thereunder
shall be payable notwithstanding any act or negligence of Landlord, Tenant or
Lender which might, absent such agreement, result in a forfeiture of all or a
part of such insurance payment and notwithstanding any change in ownership of
the Property.

           6.5 Delivery of Policies. Tenant shall deliver to Landlord promptly
after the delivery of this Lease, certificates of insurers satisfactory to
Landlord, evidencing all of the Required Insurance. Tenant shall, prior to the
expiration of any such policy, deliver to Landlord other original or duplicate
of such certificates evidencing the renewal of any such policy. If Tenant fails
to maintain or renew any Required Insurance, or to pay the premium therefore, or
to deliver such certificate, then Landlord, at its option, but without
obligation to do so, procure such insurance. Any sums so expended by Landlord
shall be Additional Rent hereunder and shall be repaid by Tenant within five (5)
days after notice to Tenant of such expenditure and the amount thereof.

           6.6 No Double Coverage. Neither Tenant nor Landlord shall obtain or
carry separate insurance covering the same risks as any Required Insurance
unless Tenant, Landlord and Lender are included therein as named insured, with
loss payable as provided in this Lease and the policy contains a first mortgagee
endorsement in favor of Lender. Tenant and Landlord shall immediately notify
each other whenever any such separate insurance is obtained and shall deliver to
each other the policies or certificates evidencing the same.

           6.7 Blanket Insurance. Anything contained in this Article 6 to the
contrary notwithstanding, all Required Insurance may be carried under a
"blanket" or "umbrella" policy or policies covering other properties or
liabilities of Tenant, provided that such policies otherwise comply with the
provisions of this Lease and specify the coverage and amounts thereof with
respect to the Property.

           6.8 Damages for Tenant's Failure to Properly Insure. Landlord or
Lender shall not be limited in the proof of any damages which Landlord or Lender
may claim against Tenant arising out of or by reason of Tenants failure to
provide and keep in force insurance, as provided above, to the amount of the
insurance premium or premiums not paid or incurred by Tenant and which would
have been payable under such insurance; but Landlord and Lender shall also be
entitled to recover as damages for such breach, the uninsured amount of any
loss, to the extent of any deficiency in the Required Insurance and damages,
costs and expenses of suit suffered or incurred by reason of or damage to, or
destruction of, the Property, occurring during any period when Tenant shall have
failed to provide the Required Insurance. Tenant shall indemnify and hold
harmless Landlord and Lender for any liability incurred by Landlord or Lender
arising out of any deductibles for Required Insurance.

           6.9 Casualty. If all or any part of the Property shall be damaged or
destroyed by casualty, Tenant shall promptly notify Landlord thereof, and shall,
with reasonable promptness and diligence, rebuild, replace and repair any damage
or destruction to the Property, at its expense, in conformity with the
requirements of Article 5, in such manner as to restore the same to the same
condition, as nearly as possible, as existed prior to such casualty and there
shall be no abatement of Basic Rent or Additional Rent. Proceeds of casualty
insurance of $100,000 or less shall be paid to Tenant. Proceeds in excess of
$100,000 shall be held in escrow by Landlord (or by Lender if requested by
Lender) Lender and paid to Tenant, but only against certificates of Tenant and
appropriate lien waivers delivered to Landlord or Lender from time to time as
such work or repair progresses, each such certificate describing the work or
repair for which Tenant is requesting payment and the cost incurred by Tenant in
connection therewith and stating that Tenant has not theretofore received
payment for such work and has sufficient funds remaining to complete the work
free of liens or claims. Any proceeds remaining after Tenant has repaired the
Property shall be delivered to Tenant but only to the extent that the aggregate
amount of such proceeds so remaining and all amounts theretofore paid to Tenant
pursuant to this

                                      -12-
<PAGE>

sentence do not exceed $100,000. If such aggregate amounts exceed $100,000, the
excess may be retained by Landlord and applied in reduction of the principal
amount of the indebtedness secured by any Permitted Encumbrance or paid to
Tenant at Landlord's sole option with the consent of Lender. If any such amount
is applied to reduce the principal amount of indebtedness secured by the
Property, the monthly reduction in debt service payments shall be applied dollar
for dollar as a reduction of the Basic Rent due hereunder. No payment shall be
made to Tenant if any default or Event of Default shall have happened and be
continuing under this Lease.

           6.10 Indemnification.

               6.10.1 Tenant agrees to pay, and to protect, defend, indemnify
and save harmless Landlord, Lender and their agents from and against any and all
liabilities, losses, damages, costs, expenses (including all reasonable
attorneys' fees including an allocable portion of in-house attorneys' fees and
expenses of Landlord), causes of action, suits, claims, demands or judgments of
any nature whatsoever (i) arising from any injury to, or the death of, any
person or damage to property on the Property or upon adjoining sidewalks,
streets or ways, in any manner growing Out of or connected with the use,
non-use, condition or occupation of the Property or any part thereof or
resulting from the condition thereof of the Property or any part thereof or
resulting from the condition thereof or adjoining sidewalks, streets or ways, so
long as not occasioned by the gross negligence of Landlord, Lender, their
agents, servants, employees or assigns and/or (ii) arising from violation by
Tenant of any agreement or condition of this Lease, or any contract or agreement
to which Tenant is a party or any restriction, law, ordinance or regulation, in
each case affecting the Property or any part thereof or the ownership, occupancy
or use thereof, so long as not occasioned by the gross negligence of Landlord,
Lender, their agents, servants, employees or assigns (collectively, "Indemnified
Matters"). If Landlord, Lender or any agent of Landlord or Lender or any agent
of Landlord or Lender shall be made a party to any such litigation commenced
against Tenant, and if Tenant, at its expense, shall fail to provide Landlord,
Lender or their agents with counsel (upon Landlord's request) reasonably
approved by Landlord, Tenant shall pay all costs and attorneys' fees and
expenses, including an allocable portion of in-house attorneys' fees, incurred
or paid by Landlord, Lender or their agents in connection with such litigation.
Tenant's obligations and liabilities under Section 6.10 herein shall survive the
expiration of this Lease.

               6.10.2 To the extent that Landlord is determined, by a final,
non-appealable judgment of a court of competent jurisdiction to be grossly
negligent, Landlord agrees to pay, and to protect, defend indemnify and save
harmless Tenant, Source and their agents from and against any and all
liabilities, losses, damages, costs, expenses (including all reasonable
attorneys' fees), causes of action, suits, claims, demands or judgments of any
nature whatsoever (i) arising from any injury to, or the death of, any person or
damage to property on the Property or upon adjoining sidewalks, streets or ways,
in any manner growing out of or connected with the use, non-use, condition or
occupation of the Property or any part thereof or resulting from the condition
thereof of the Property or any part thereof or resulting from the condition
thereof or adjoining sidewalks, streets or ways, which in each case is
occasioned by the gross negligence of Landlord, Lender, their agents, servants,
employees or assigns and/or (ii) arising from violation by Landlord of any
agreement or condition of this Lease, or any contract or agreement to which
Landlord is a party or any restriction, law, ordinance or regulation, in each
case affecting the Property or any part thereof or the ownership, occupancy or
use thereof, occasioned by the gross negligence of Landlord, Lender, their
agents, servants, employees or assigns (collectively, "Tenant Indemnified
Matters"). Landlord's obligations and liabilities under Section 6.10 herein
shall survive the expiration of this Lease.

               6.10.3 Should any claim be made against Landlord by a person not
a party to this Lease with respect to any Indemnified Matter, Landlord shall
promptly give Tenant written notice of any such claim, and Tenant shall
thereafter defend or settle any such claim, at its sole expense, on its own

                                      -13-
<PAGE>

behalf and with counsel of its selection; provided, however, that Tenant's
counsel shall be competent counsel experienced in the type of litigation or
claim at issue and shall be acceptable to Landlord, acting reasonably. Upon
Tenant's assumption of the defense of any claim against Landlord pursuant to
Tenant's indemnity, Landlord shall have the right to participate-in-the defense
or settlement of the claim with counsel retained and paid by it, and Tenant
shall cause the attorneys retained by it to consult and cooperate fully with
counsel for Landlord. In such defense or settlement of any claims, Landlord
shall provide Tenant with originals or copies of all relevant documents and
shall cooperate with and assist Tenant, at no expense to Landlord.
Notwithstanding any provision of this Section 6.10 to the contrary, Tenant shall
not enter into any settlement or agreement in connection with any Indemnified
Matters binding upon or adversely affecting either Landlord or Lender, or admit
any liability or fact in controversy binding upon or adversely affecting either
Landlord or Lender, without the prior written consent of Landlord or Lender, as
the case may be, in such party's sole discretion.

ARTICLE 7. CONDEMNATION.

           7.1 ASSIGNMENT OF AWARD. Subject to the rights of Tenant set forth in
this Article 7, Tenant hereby irrevocably assigns to Landlord (subject to the
rights of Lender) any award or payment to which Tenant may be or become entitled
with respect to Complete, Partial or Temporary Taking of the Property or any
part thereof, by condemnation or other eminent domain proceedings pursuant to
any law, general or special, by any governmental authority, whether the same
shall be paid or payable in respect of Tenant's leasehold interest hereunder or
otherwise. Landlord shall be entitled to participate in any such proceeding and
the expenses thereof (including counsel fees and expenses, which may include an
allocable portion of in-house counsel fees and expenses) shall be paid by
Tenant.

           7.2 COMPLETE TAKING. Upon a Complete Taking, Tenant shall deliver a
certificate to Landlord stating that a "Complete Taking" has occurred and Tenant
shall be deemed to have made a Purchase Offer (as defined in Section 11.10.15)
to Landlord with respect to the Leased Property subject to the Complete Taking,
provided, however, this Lease shall be deemed to continue in full force and
effect without any abatement of rent, notwithstanding any taking, until the
Termination Date as established herein with respect to such Complete Taking. The
purchase price ("Purchase Price") with respect to a Purchase Offer shall be
equal to the greater of (a) the Net Award (as defined in Section 11.10), or (b)
$1,229,178.15, plus all of Landlord's closing costs associated with Tenant's
purchase of the Property, including without limitation, any prepayment or
defeasance expense charged by Lender under the Loan Documents. The Termination
Date with respect to a Complete Taking shall be the date on which title to the
Property passes to the condemning authority. No Basic Rent or Additional Rent
shall abate effective until the Termination Date.

           7.3 PARTIAL TAKING. Upon the occurrence of any Partial Taking, this
Lease shall continue in full effect without abatement or reduction of Basic
Rent, Additional Rent or other sums payable by Tenant. In the event Landlord
receives a Net Award in connection with any such Partial Taking and provided
that no Event of Default shall be continuing, Landlord and Lender shall make the
Net Award available to Tenant to make any repairs required by Section 5.3 hereof
so that, thereafter, the Property shall be, as nearly as possible, in a
condition as good as the condition thereof immediately prior to such Partial
Taking, but, if such Net Award shall be in excess of One Hundred Thousand
Dollars ($100,000), before Landlord or Lender makes the Net Award available to
Tenant, Tenant must first deliver to Landlord or to Lender, as the case may be,
(i) certificates of Tenant identifying the repair work for which Tenant is
requesting payment and the cost incurred by Tenant in connection therewith and
stating that Tenant has not theretofore received payment for such work; and (ii)
appropriate lien waivers and such other information reasonably required. Any Net
Award remaining after such repairs have been made shall be delivered to Tenant;
but only to the extent that the aggregate amount of such Net Award so remaining
and all amounts theretofore paid to Tenant pursuant to this Section 7.3 do not
exceed One

                                      -14-
<PAGE>

Hundred Thousand Dollars ($100,000). If such aggregate amounts exceed $100,000,
the excess may be retained by Landlord and applied in reduction of the principal
amount of the indebtedness secured by any Permitted Encumbrance or paid to
Tenant at Landlord's sole option with the consent of Lender. If any such amount
is applied to reduce the principal amount of indebtedness secured by the
Property, the monthly reduction in debt service payments shall be applied dollar
for dollar as a reduction of the Basic Rent due hereunder.

           7.4 TEMPORARY TAKING. Upon the occurrence of any Temporary Taking,
Tenant shall, promptly after any such Temporary Taking ceases, at its expense,
repair any damage caused thereby in conformity with the requirements of Article
5 so that, thereafter, the Property shall be, as nearly as possible, in a
condition as good as the condition thereof immediately prior to such Temporary
Taking. In the event of such Temporary Taking, Tenant shall be entitled to
receive the entire Net Award payable by reason of such Temporary Taking, less
any costs incurred by Landlord in connection therewith. If the cost of any
repairs required to be made by Tenant pursuant to this Section 7.4 shall exceed
the amount of the Net Award, the deficiency shall be paid by Tenant. No payments
shall be made to Tenant pursuant to this Section 7.4, if there is any default or
Event of Default of Tenant under this Lease. No Basic Rent or Additional Rent
shall abate through the duration of such Temporary Taking.

           7.5 PROCEDURE AFTER PURCHASE OFFER: PROCEDURE IN EVENT OF PURCHASE.

               7.5.1 If Landlord shall have accepted the Purchase Offer in
writing, Landlord shall convey the Property to Tenant for the Purchase Price,
reduced by the sum of: (a) any Net Award received by Landlord or Lender, and (b)
principal and interest outstanding on the Note as of the date of closing of the
Purchase Offer.

               7.5.2 If the Property or any part thereof shall be purchased by
Tenant under Article 7 of this Lease, Landlord need not transfer and convey to
Tenant or its designee any better title thereto than existed on the date of the
commencement of this Lease, and Tenant shall accept such title, subject,
however, to such liens, encumbrances, charges, exceptions and restrictions,
against or relating to the Property, (i) including those arising pursuant to the
terms of this Lease and those consented to or arising by the act of Tenant and
(ii) subject to all applicable laws, regulations and ordinances, but free of the
Mortgage and all other mortgages, liens, encumbrances, charges, exceptions and
restrictions which shall have been created by or resulted from acts or failures
to act of Landlord.

               7.5.3 On the date fixed for any such purchase by Tenant under
Article 7, Tenant shall pay to Landlord (subject to the rights of Lender), at
any place within the United States of America designated by Landlord, the
Purchase Price therefor (as adjusted pursuant to Section 7.5.1 above), in
immediately available funds, together with all installments of Basic Rent and
all other sums then due under this Lease and unpaid to and including the
Termination Date without offset or deduction for any reason, and Landlord shall
deliver to Tenant (i) a quitclaim deed conveying title to the Property and
describing the Property or portion thereof being sold and conveying the title
thereto, together with (ii) such instruments as shall be necessary to transfer
to Tenant or its designee any other property then required to be transferred by
Landlord pursuant to-this Lease and (iii) a binding and effective assignment of
condemnation awards due in connection with the Property, but not yet paid to
Landlord or Lender. Tenant shall pay all charges incident to such conveyance and
transfer, including counsel fees, escrow fees, recording fees, title insurance
premiums and all applicable federal, state and local taxes (other than any
income or franchise taxes levied upon or assessed against Landlord) which may be
incurred or imposed by reason of such conveyance and transfer.

               7.5.4 Upon the completion of such purchase, but not prior
thereto, this Lease shall terminate with respect to the Property, except with
respect to obligations and liabilities of Tenant,

                                      -15-
<PAGE>

actual or contingent, under this Lease which arose on or prior to such date of
purchase. Effective upon the termination of this Lease with respect to the
Property, the obligation to pay Basic Rent and Additional Rent with respect to
such Property will terminate.

               7.5.5 If Landlord (with the written consent of Lender) shall have
tendered a written rejection of the Purchase Offer not later than ten (10) days
following receipt of the certificate required by Section 7.2, this Lease shall
terminate on the Termination Date established under Section 7.2 hereof with
respect to the Property (except with respect to obligations and liabilities of
Tenant under this Lease, actual or contingent, which have arisen on or prior to
such Termination Date), upon payment by Tenant of all of the Basic Rent,
Additional Rent and all other sums due and payable hereunder to and including
the Termination Date without offset or deduction for any reason. Effective upon
the termination of this Lease with respect to the Property, the obligation to
pay Basic Rent and Additional Rent with respect to the Property will terminate.
If Landlord shall fail to accept or reject the Purchase Offer within the times
allotted, Landlord, shall be conclusively presumed to have accepted the Purchase
Offer.

           7.6 COMPENSATION FOR PERSONAL PROPERTY AND RELOCATION EXPENSES.
Tenant shall have the right to claim and recover from the condemning authority
any such compensation as may be awarded to Tenant for the value of furniture,
fixtures, equipment and other property owned by Tenant, removal of merchandise,
moving and relocation expenses, however, in the event of a Complete Taking,
Tenant shall not receive any benefits of this Section 7.6 until the Purchase
Price has been received in full by Landlord (subject to the rights of Lender).

ARTICLE 8. ASSIGNMENT AND SUBLETTING

           8.1 TRANSFERS. Except as provided in Section 8.7, Tenant shall not,
without the prior written consent of Landlord, assign, mortgage, pledge,
hypothecate, encumber, or permit any lien to attach to, or otherwise transfer,
this Lease or any interest hereunder, permit any assignment, or other transfer
of this Lease or any interest hereunder by operation of law, sublet the Property
or any part thereof, or enter into any license or concession agreements or
otherwise permit the occupancy or use of the Property or any part thereof by any
persons other than Tenant and its employees and contractors (all of the
foregoing are hereinafter sometimes referred to collectively as `Transfers" and
any person to whom any Transfer is made or sought to be made is hereinafter
sometimes referred to as a "Transferee"). If Tenant desires Landlord's consent
to any Transfer, Tenant shall notify Landlord in writing, which notice (the
"Transfer Notice") shall include (i) the proposed effective date of the
Transfer, which shall not be less than thirty (30) days nor more than one
hundred eighty (180) days after the date of delivery of the Transfer Notice,
(ii) a description of the portion of the Leased Property to be transferred (the
"Subject Space"), (iii) all of the terms of the proposed Transfer and the
consideration therefore, including calculation of the "Transfer Premium", as
that term is defined in Section 8.3 below, in connection with such Transfer, the
name and address of the proposed Transferee, and a copy of all existing executed
and/or proposed documentation pertaining to the proposed Transfer, including all
existing operative documents to be executed to evidence such Transfer or the
agreements incidental or related to such Transfer, provided that Landlord shall
have the right to require Tenant to utilize Landlord's standard Transfer
documents in connection with the documentation of such Transfer, (iv) current
financial statements of the proposed Transferee certified by an officer, partner
or owner thereof, business credit and personal references and history of the
proposed Transferee and any other information reasonably required by Landlord
which will enable Landlord to determine the financial responsibility, character,
and reputation of the proposed Transferee, nature of such Transferee's business
and proposed use of the Subject Space, and (v) an executed estoppel certificate
from Tenant in the form attached hereto as EXHIBIT B. Any Transfer made without
Landlord's prior written consent shall, at Landlord's option, be null, void and
of no effect, and shall, at Landlord's option, constitute a default by Tenant
under this

                                      -16-
<PAGE>

Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall
pay Landlord's reasonable review and processing fees, as well as any reasonable
professional fees (including, without limitation, attorneys', accountants',
architects', engineers' and consultants' fees) incurred by Landlord within
thirty (30) days after written request by Landlord.

           8.2 LANDLORD'S CONSENT. Landlord shall not unreasonably withhold or
delay its consent to any proposed Transfer of the Subject Space to the
Transferee on the terms specified in the Transfer Notice. Without limitation as
to other reasonable grounds for withholding consent, the parties hereby agree
that it shall be reasonable under this Lease and under any applicable law for
Landlord to withhold consent to any proposed Transfer where one or more of the
following apply:

               8.2.1 The Transferee is of a character or reputation or engaged
in a business which is not consistent with the quality of the Property;

               8.2.2 The Transferee intends to use the Subject Space for
purposes which are not permitted under this Lease;

               8.2.3 The Transferee is either a governmental agency or
instrumentality thereof; or

               8.2.4 The Transferee is not a party of reasonable financial worth
and/or financial stability in light of the responsibilities to be undertaken in
connection with the Transfer on the date consent is requested.

           If Landlord consents to any Transfer pursuant to the terms of this
Section 8.2, Tenant may within six (6) months after Landlord's consent, but not
later than the expiration of said six-month period, enter into such Transfer of
the Property or portion thereof, upon substantially the same terms and
conditions as are set forth in the Transfer Notice furnished by Tenant to
Landlord pursuant to Section 8.1 of this Lease, provided that if there are any
changes in the terms and conditions from those specified in the Transfer Notice
(i) such that Landlord would initially have been entitled to refuse its consent
to such Transfer under this Section 8.2, or (ii) which would cause the proposed
Transfer to be more favorable to the Transferee than the terms set forth in
Tenant's original Transfer Notice, Tenant shall again submit the Transfer to
Landlord for its approval and other action under this Article 8. Notwithstanding
anything to the contrary in this Lease, if Tenant or any proposed Transferee
claims that Landlord has unreasonably withheld or delayed its consent under
Section 8.2 or otherwise has breached or acted unreasonably under this Article
8, their sole remedies shall be a suit for contract damages (other than damages
for injury to, or interference with, Tenant's business including, without
limitation, loss of profits, however occurring) or declaratory judgment and an
injunction for the relief sought, and Tenant hereby waives all other remedies,
including, without limitation, any right at law or equity to terminate this
Lease, on its own behalf and, to the extent permitted under all applicable laws,
on behalf of the proposed Transferee.

           8.3 TRANSFER PREMIUM. If Landlord consents to a Transfer, as a
condition thereto which the parties hereby agree is reasonable, Tenant shall pay
to Landlord fifty percent (50%) of any "Transfer Premium," as that term is
defined in this Section 8.3 received by Tenant from such Transferee. "Transfer
Premium" shall mean all rent, additional rent or other consideration payable by
such Transferee in connection with the Transfer in excess of the Rent and
Additional Rent payable by Tenant wider this Lease during the term of the
Transfer on a per rentable square foot basis if less than all of the Property is
transferred. "Transfer Premium" shall also include, but not be limited to, key
money, bonus money or other cash consideration paid by Transferee to Tenant in
connection with such Transfer and any payment in excess of fair market value for
services rendered by Tenant to Transferee or for assets, fixtures, inventory,
equipment, or furniture transferred by Tenant to Transferee in connection with
such Transfer.

                                      -17-
<PAGE>

The determination of the amount of Landlord's applicable share of the Transfer
Premium shall be made on a monthly basis as rent or other consideration is
received by Tenant under the Transfer.

           8.4 EFFECT OF TRANSFER. If Landlord consents to a Transfer, (i) the
terms and conditions of this Lease shall in no way be deemed to have been waived
or modified, (ii) such consent shall not be deemed consent to any further
Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to
Landlord, promptly after execution, an original executed copy of all
documentation pertaining to the Transfer in form reasonably acceptable to
Landlord, (iv) Tenant shall furnish upon Landlord's request a complete
statement, certified by an independent certified public accountant, or Tenant's
chief financial officer, setting forth in detail the computation of any Transfer
Premium Tenant has derived and shall derive from such Transfer, and (v) no
Transfer relating to this Lease or agreement entered into with respect thereto,
whether with or without Landlord's consent, shall relieve Tenant or any
guarantor of the Lease from any liability under this Lease, including, without
limitation, in connection with the Subject Space. Landlord or its authorized
representatives shall have the right at all reasonable times to audit the books,
records and papers of Tenant relating to any Transfer, and shall have the right
to make copies thereof. If the Transfer Premium respecting any Transfer shall be
found understated, Tenant shall, within thirty (30) days after demand, pay the
deficiency, and if understated by more than two percent (2%), Tenant shall pay
Landlord's costs of such audit.

           8.5 ADDITIONAL TRANSFERS. For purposes of this Lease, the term
"Transfer" shall also include (i) if Tenant is a partnership, the withdrawal or
change, voluntary, involuntary or by operation of law, of fifty percent (50%) or
more of the partners, or transfer of fifty percent (50%) or more of partnership
interests, within a twelve (12)-month period, or the dissolution of the
partnership without immediate reconstitution thereof, and (ii) if Tenant is a
closely held corporation (i.e., whose stock is not publicly held and not traded
through an exchange or over the counter), (A) the dissolution, merger,
consolidation or other reorganization of Tenant or (B) the sale or other
transfer of an aggregate of fifty percent (50%) or more of the voting shares of
Tenant (other than to immediate family members by reason of gift or death),
within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or
pledge of an aggregate of fifty percent (50%) or more of the value of the
unencumbered assets of Tenant within a twelve (12)-month period.

           8.6 OCCURRENCE OF DEFAULT. Any Transfer hereunder shall be
subordinate and subject to the provisions of this Lease, and if this Lease shall
be terminated during the term of any Transfer, Landlord shall have the right to:
(i) treat such Transfer as cancelled and repossess the Subject Space by any
lawful means, or (ii) require that such Transferee attorn to and recognize
Landlord as its landlord under any such Transfer. If Tenant shall be in default
under this Lease, Landlord is hereby irrevocably authorized, as Tenant's agent
and attorney-in-fact, to direct any Transferee to make all payments under or in
connection with the Transfer directly to Landlord (which Landlord shall apply
towards Tenant's obligations under this Lease) until such default is cured. Such
Transferee shall rely on any representation by Landlord that Tenant is in
default hereunder, without any need for confirmation thereof by Tenant. Upon any
assignment, the assignee shall assume in writing all obligations and covenants
of Tenant thereafter to be performed or observed under this Lease. No collection
or acceptance of rent by Landlord from any Transferee shall be deemed a waiver
of any provision of this Article 8 or the approval of any Transferee or a
release of Tenant from any obligation under this Lease, whether theretofore or
thereafter accruing. In no event shall Landlord's enforcement of any provision
of this Lease against any Transferee be deemed a waiver of Landlord's right to
enforce any term of this Lease against Tenant or any other person. If Tenant's
obligations hereunder have been guaranteed, Landlord's consent to any Transfer
shall not be effective unless the guarantor also consents to such Transfer.

           8.7 ASSIGNMENT TO AFFILIATES. Notwithstanding anything to the
contrary contained in this Article 8, Tenant (but not any successor tenant or
sublessee pursuant to this Section 8.7) shall have

                                      -18-
<PAGE>

the right to assign this Lease, or sublet the Leased Property or any portion
thereof, without the consent of, but with prior notice to, Landlord to any
person (a) with which Tenant may merge or consolidate, (b) which is a parent or
subsidiary of Tenant at any tier or which directly or indirectly controls or is
controlled by or is under common control with Tenant, (c) which is the successor
corporation to Tenant in the event, of a corporate reorganization, or (d) which
acquires all or substantially all of the voting stock of Tenant or all or
substantially all of the assets of Tenant, provided that said assignee assumes,
in full, the obligations of Tenant under this Lease and Tenant remains primarily
liable under this Lease.

ARTICLE 9. FINANCIAL INFORMATION/PROPERTY INFORMATION

           9.1 FINANCIAL STATEMENTS. Except during any period in which Tenant is
required to file its financial statements with the Securities Exchange
Commission and such reports are publicly available, Tenant will furnish to
Landlord and Lender (i) Tenant's annual report within 120 days after the end of
Tenant's fiscal year, and (ii) within 30 days of their availability, Tenant's
semi-annual financial statements and quarterly financial statements. Within 10
days of Landlord's written request, Tenant will furnish to Landlord copies of
such financial statements for previous periods (up to three years prior).

           9.2 OPERATING STATEMENTS. Tenant will furnish Landlord an operating
statement for the Property for each quarter listing all expenses incurred in
operating and maintaining the Property (i.e., insurance, taxes and maintenance
expenses) and separately detailing all capital expenditures for the quarter.

           9.3 TAX BILLS. Within 5 days of any request by Landlord, Tenant will
furnish to Landlord a copy of the real property tax bill. Tenant will furnish
evidence of payment of such tax bill as set forth in Section 4.1. Within 10 days
of Landlord's written request, Tenant will furnish to Landlord copies of past or
previous real property tax bills.

           9.4 OTHER PROPERTY INFORMATION. Within 10 days of Landlord's written
request, Tenant will furnish to Landlord (i) copies of all warranties applicable
to the Property, (ii) copies of all licenses and permits required for the
operation of the Property; (iii) copies of all utility bills (for the past 6
months) pertaining to the Property, and (iv) copies of all vendor or service
contracts then in force with respect to the Property.

           9.5 LANDLORD ACCESS. Landlord reserves the right at all reasonable
times and upon reasonable written notice to Tenant to enter the Property for the
following purposes: (i) to inspect the Property; (ii) to show the Property to
prospective purchasers or to current or prospective lenders, ground or
underlying lessors or insurers; or (iii) to show the Property to prospective
tenants during the last year of the term at reasonable hours and upon prior
written notice to Tenant. Notwithstanding anything to the contrary in this
Lease, Landlord may enter the Property at any time (a) to perform any
obligations, if any, required of Landlord with respect to repair or maintenance,
(b) to take possession of the Property due to Tenant's breach as otherwise
provided in this Lease, and (c) to perform any covenants of Tenant which Tenant
fails to perform. Landlord may make such entries without the abatement of rent
and may take such reasonable steps as required to accomplish the stated
purposes. Tenant waives any claims for damages or for any injuries or
inconvenience to or interference with Tenant's business, lost profits, any loss
of occupancy or quiet enjoyment of the Property, and any other loss occasioned
thereby. For each of the above purposes, Landlord shall at all times have keys
to the Property with which to unlock all doors, excluding Tenant's vaults, safes
and special security areas designated in advance by Tenant. Any entry by
Landlord in the manner described in this Lease shall not be deemed to be a
forcible or unlawful entry into, or a detainer of, the Property, or an actual or
constructive eviction of Tenant from any portion of the Property. No provision
of this Lease shall be construed as obligating Landlord to perform any repairs,
alterations or decorations except as otherwise expressly agreed to be performed
by Landlord.

                                      -19-
<PAGE>

ARTICLE 10. DEFAULT

           10.1 EVENTS OF DEFAULT. Any of the following occurrences or acts
shall constitute an event of default (herein called an "Event of Default") under
this Lease:

                10.1.1 At any time during the continuance of this Lease (and
regardless of the pendency of any bankruptcy, reorganization, receivership,
insolvency or other proceedings at law, in equity, or before any administrative
tribunal, which have or might have the effect of preventing Tenant from
complying with the terms of this Lease), (1) if Tenant shall fail to make any
payment when due of Basic Rent, Additional Rent or other sum herein required to
be paid by Tenant hereunder and such failure continues for three (3) days after
receipt of written notice, or (2) if Tenant shall fail to observe or perform any
other provision hereof or if any representation or warranty of Tenant set forth
herein shall either prove to be false or misleading in any material respect as
of the time when the same shall have been made (with the exception of any
payment provisions therein which failure to pay shall constitute an Event of
Default under (10.1.1(1)) hereof), dated as of the date hereof, for thirty (30)
days after written notice; provided, that in the case of any default referred to
in this Lease that cannot with diligence be cured within such thirty (30) day
period, if Tenant shall proceed promptly to cure the same and thereafter shall
prosecute the curing of such default with diligence, then upon receipt by
Landlord of a Tenant's Certificate stating the reason such default cannot be
cured within thirty (30) days and stating that Tenant is proceeding with due
diligence to cure such default, the time within which such failure maybe cured
shall be extended for such period as may be necessary to complete the curing of
the same with diligence; or

                10.1.2 If Tenant shall file a petition commencing a voluntary
case under the Federal Bankruptcy Code or any federal or state law (as now or
hereafter in effect) relating bankruptcy, insolvency, reorganization, winding-up
or adjustment of debts (hereinafter collectively called "Bankruptcy Law") or if
Tenant shall (1) apply for or consent to the appointment of, or the taking of
possession by, any receiver, custodian, trustee, United States Trustee or
liquidator (or other similar official) of the Property or any part thereof or of
any substantial portion of Tenant's property, or (2) generally not pay its debts
as they become due, or admit in writing its inability to pay its debts generally
as they become due, or (3) make a general assignment for the benefit of its
creditors, or (4) file a petition commencing a voluntary case under or seeking
to take advantage of any Bankruptcy Law, or (5) fail to controvert in timely and
appropriate manner, or in writing acquiesce to, any petition commencing an
involuntary case against Tenant or otherwise filed against Tenant pursuant to
any Bankruptcy Law, or (6) take any action in furtherance of any of the
foregoing; or

                10.1.3 If an order for relief against Tenant shall be entered in
any involuntary case under the Federal Bankruptcy Code or any similar order
against Tenant shall be entered pursuant to any other Bankruptcy Law, or if a
petition commencing an involuntary case against Tenant or proposing the
reorganization of Tenant under any Bankruptcy Law shall be filed and not be
discharged or denied within sixty (60) days after such filing, or if a
proceeding or case shall be commenced in any court of competent jurisdiction
seeking (1) the liquidation, reorganization, dissolution, winding-up or
adjustment of debts of Tenant, or (2) the appointment of a receiver, custodian,
trustee, United States Trustee or liquidator (or any similar official) of the
Property or any part thereof or of Tenant or of any substantial portion of
Tenant's property, or (3) any similar relief as to Tenant pursuant to any
Bankruptcy Law, and any such proceeding or case shall continue undismissed, or
an order, judgment or decree approving or ordering any of the foregoing shall be
entered and continue unstayed and in effect for sixty (60) days; or

                10.1.4 If the Property shall be abandoned for a period often
(10) days or more other than in connection with a condemnation, casualty or
renovation.

                                      -20-
<PAGE>

           10.2 LANDLORD'S REMEDIES.

                10.2.1 If an Event of Default shall have happened and be
continuing, Landlord shall have the right at its election to give Tenant twenty
(20) days written notice of Landlord's intention to terminate the term of this
Lease on a date specified in such notice. Thereupon, the term of this Lease and
the estate hereby granted shall terminate on such date as completely and with
the same effect as if such date were the date fixed herein for the expiration of
the term of this Lease, and all rights of Tenant hereunder shall terminate, but
Tenant shall remain liable as provided herein.

                10.2.2 If an Event of Default shall have happened and be
continuing Landlord shall have the immediate right, whether or not the term of
this Lease shall have been terminated pursuant to Section 10.2.1, to (i)
re-enter and repossess the Property or any part thereof by force, summary
proceedings, ejections or otherwise and (ii) remove all persons and property
therefrom, Tenant hereby expressly waiving any and all notices to quit, cure or
vacate provided by current or any future law. Landlord shall be under no
liability by reason of any such re-entry, repossession or removal. No such
re-entry or taking of possession of the Property by Landlord shall be construed
as an election on Landlord's part to terminate the term of this Lease unless a
written notice of such intention to be given to Tenant pursuant to Section
10.2.1.

                10.2.3 At anytime or from time to time after the repossession of
the Property or any part thereof pursuant to Section 10.2.2, whether or not the
term of this Lease shall have been terminated pursuant to Section 10.2.1,
Landlord may (but shall be under no obligation to) relet the Property or any
part thereof for the account of Tenant, in the name of Tenant or Landlord or
otherwise, without notice to Tenant, for such term or terms (which may be
greater or less than the period which would otherwise have constituted the
balance of the term of this Lease) and on such conditions (which may include
concessions or free rent) and for such uses Landlord, in its absolute
discretion, may determine, and Landlord may collect and receive any rents
payable by reason of such reletting. Landlord shall not be responsible or liable
for any failure to relet the Property or any part thereof or for any failure to
collect any rent due upon any such reletting.

                10.2.4 No termination of the term of this Lease pursuant to
Section 10.2.1, by operation of law or otherwise, and no repossession of the
Property or any part thereof pursuant to Section 10.2.2 or otherwise, and no
reletting of the Property or any part thereof pursuant to Section 10.2.3, shall
relieve Tenant of its liabilities and obligations hereunder, all of which shall
survive such expiration, termination, repossession or reletting.

                10.2.5 In the event of any such termination or repossession,
Tenant will pay to Landlord the Basic Rent, Additional Rent and other sums
required to be paid by Tenant to and including the date of such termination or
repossession; and, thereafter, Tenant shall, until the end of what would have
been the term of this Lease in the absence of such termination or repossession,
and whether or not the Property or any part thereof shall have been relet, be
liable to Landlord for, and shall pay to Landlord, as liquidated and agreed
current damages: (i) the Basic Rent, Additional Rent and other sums which would
be payable under this Lease by Tenant in the absence of such. termination or
repossession, less (ii) the net proceeds, if any, of any reletting effected for
the account of Tenant pursuant to Section 10.2.3, after deducting from such
proceeds all Landlord's expenses incurred in connection with such reletting
(including, without limitation, all repossession costs, brokerage commissions,
legal expenses, attorneys' fees [including an allocable portion of in-house
attorneys' fees], employees' expenses, expenses of preparation for such
reletting). Tenant will pay such current damages on the days on which the Basic
Rent would have been payable under this Lease in the absence of such termination
or repossession, and Landlord shall be entitled to-recover-the same from Tenant
on each such day.

                                      -21-
<PAGE>

                10.2.6 At any time after such termination or repossession by
reason of the occurrence of any Event of Default, whether or not Landlord shall
have collected any current damages pursuant to Section 10.2.5, Landlord shall be
entitled to recover from Tenant, and Tenant shall pay to Landlord on demand, as
and for liquidated and agreed final damages for Tenant's default and in lieu of
all current damages beyond the date of such demand (it being agreed that it
would be impracticable or extremely difficult to fix the actual damages), an
amount equal to the present value of all rent payable under the Lease beyond the
date of such demand over the then present value of the then Fair Rental Value
for the Property, at the date of such demand for what would be the unexpired
term of the Lease, which present value shall in each case be determined by the
application of a discount factor of seven percent (7%) per annum; however, this
amount shall not be less than any "make whole provision" in favor of Lender in
connection with the indebtedness encumbered by this Property. If any law shall
limit the amount of such liquidated final damages to less than the amount above
agreed upon, Landlord shall be entitled to the maximum amount allowable under
such statute or rule of law.

                10.2.7 Notwithstanding anything to the contrary stated herein,
if an Event of Default shall have happened and be continuing, whether or not
Tenant shall have abandoned the Property. Landlord may elect to continue this
Lease in effect for so long as Landlord does not terminate Tenant's right to
possession of the Property and Landlord may enforce all of its rights and
remedies hereunder including, without limitation, the right to recover all Basic
Rent, Additional Rent and other sums payable hereunder as the same become due.

           10.3 ADDITIONAL RIGHTS OF LANDLORD. No right or remedy herein
conferred upon or reserved to Landlord is intended to be exclusive of any other
right or remedy, and each and every right and remedy shall be cumulative and in
addition to any-other right or remedy given hereunder or now or hereafter
existing at law or in equity or by statute. The failure of Landlord to insist at
any time upon the strict performance of any covenant or agreement or to exercise
any option, right, power or remedy contained in this Lease shall not be
construed as waiver or a relinquishment thereof for the future. A receipt by
Landlord of any Basic Rent, any Additional Rent or any other sum payable
hereunder with knowledge of the breach of any covenant or agreement contained in
this Lease shall not be deemed a waiver of such breach, and no waiver by
Landlord of any provision of this Lease shall be deemed to have been made unless
expressed in writing and signed by Landlord. In addition to other remedies
provided in this Lease, Landlord shall be entitled, to the extent permitted by
applicable law, to injunctive relief in case of the violation, or attempted or
threatened violation, of any of the covenants, agreements, conditions or
provisions of this Lease, or to decree compelling performance of any of the
covenants, agreements, conditions or provisions of this Lease, or to any other
remedy allowed to Landlord at law or in equity.

           10.4 WAIVERS BY TENANT. Tenant hereby waives and surrenders for
itself and all those claiming under it, including creditors of all kinds, (i)
any right or privilege which it or any of them may have under any present or
future construction, statute or rule of law to redeem the Property or to have a
continuance of this Lease for the term hereby demised after termination of
Tenant's right of occupancy by order or judgment of any court or by any legal
process or writ, or under the terms of this Lease or after the termination of
the term of this Lease as herein provided, and (ii) the benefits of any present
or future constitution, statute or rule of law which exempts property from
liability for debt or for distress for rent.

           10.5 ATTORNEYS' FEES. In the event an action shall be brought for the
enforcement of any right hereunder and in connection with, but always subject
to, the indemnification provided in Section 6.10 hereof, Tenant shall be liable
for all the expenses incurred in connection therewith including attorneys' fees
(including an allocable portion of in-house attorneys' fees), provided that
should Tenant prevail in an action for violation of quiet enjoyment under this
Lease, then and only in such event shall the losing party be liable for expenses
incurred in connection therewith including attorneys' fees.

                                      -22-
<PAGE>

           10.6 MITIGATION. Landlord shall have the obligation to mitigate any
damages it might otherwise recover hereunder.

ARTICLE 11. MISCELLANEOUS

           11.1 NOTICES. Demands and Other Instruments. All notices, demands,
requests, consents, approvals and other instruments required or permitted to be
given pursuant to the terms of this Lease shall be in writing and shall be
deemed to have been properly given if (a) with respect to Tenant, sent by
certified mail with a return receipt requested, postage prepaid, or sent by
facsimile, nationally recognized overnight express carrier or delivered by hand,
in each case addressed to Tenant at its notice address first above set forth,
and (b) with respect to Landlord, sent by registered or certified mail with a
return receipt request, postage prepaid, or sent by facsimile, nationally
recognized overnight express courier or delivered by hand in each case,
addressed to Landlord at the address first above set forth along with a copy to
Lender. Landlord and Tenant shall each have the right from time to time to
specify as its address for purposes of this Lease, any other address in the
United States of America upon giving fifteen (15) days written notice thereof,
similarly given, to the other party.

           11.2 ESTOPPEL CERTIFICATES AND CONSENTS.

                11.2.1 Within 10 days of Landlord's written request, Tenant
shall execute, acknowledge and deliver to Landlord an estoppel certificate,
which, as submitted by Landlord, shall be substantially in the form of EXHIBIT
B, subject to modifications to reflect the current status of this Lease and
subject to changes requested by a prospective purchaser or lender. Any such
certificate may be relied upon by any mortgagee, prospective purchaser, or
prospective mortgagee of the Property. Tenant shall execute and deliver whatever
other instruments may be required for such purposes.

                11.2.2 From time to time during the term of this Lease, Landlord
expects to secure financing of its interest in the Property by assigning
Landlord's interest in this Lease and the sums payable hereunder. In the event
of any such assignment to Lender, Tenant will, upon not less than ten (10) days
prior request by Landlord, execute, acknowledge and deliver to Landlord a
consent clearly indicating (i) that Tenant is to make Basic Rent payments or
portions thereof directly to Lender if required by Lender and (ii) consent to
such assignment addressed to such Lender in a form satisfactory to Lender; and
Tenant will produce, at Tenant's expense, such certificates, opinions of counsel
and other documents as may be reasonably requested-by Lender. Tenant
acknowledges that, by execution hereof, it has agreed to make payments of Basic
Rent or portions thereof directly to Lender, without further notice or
direction, if required by Lender.

           11.3 NO MERGER. There shall be no merger of this Lease or the
leasehold estate hereby created with the fee estate in the Property or any part
thereof by reason of the same person acquiring or holding, directly or
indirectly, this Lease or the leasehold estate hereby created or any interest in
this Lease or in such leasehold estate as well as the fee estate in the Property
or any portion thereof.

           11.4 SURRENDER. Upon the termination of this Lease, Tenant shall
peaceably surrender the Property to Landlord in the same condition in which they
were received from Landlord at the commencement of this Lease, except as altered
as permitted or required by this Lease and except for ordinary wear and tear.
Tenant shall remove from the Property prior to such termination all its property
that is capable of removal without causing damage to the Property, and, at
Tenant's expense, shall at such times of removal, repair any damage caused by
such removal. Property not so removed shall become the property of Landlord.
Landlord may thereafter cause such property to be removed and disposition and
the cost of repairing any damage caused by such removal shall be borne by
Tenant. Notwithstanding

                                      -23-
<PAGE>

anything to the contrary contained herein, upon termination of this Lease
pursuant to a default by Tenant, the heating, ventilation and air conditioning
systems shall remain on the Property and shall become the property of Landlord.
Any holding over by Tenant of the Property after the expiration or earlier
termination of the term of this Lease or any extensions thereof, with the
consent of Landlord, shall operate and be construed as a tenancy from month to
month only, at one hundred fifty percent (150%) of the Basic Rent reserved
herein and upon the same terms and conditions as contained in this Lease.
Notwithstanding the foregoing, any holding over without Landlord's consent shall
entitle Landlord, in addition to collecting Basic Rent at a rate of one hundred
fifty percent (150%) thereof, to exercise all rights and remedies provided by
law or in equity. If Tenant fails to surrender the Property upon the termination
or expiration of this Lease, in addition to any other liabilities to Landlord
accruing therefrom, Tenant shall protect, defend, indemnity and hold harmless
Landlord from all loss, costs, attorneys' fees, damages and liabilities
resulting from such failure, including, without limitation, any claims made by
any succeeding tenant founded upon such failure to surrender and any lost
profits to Landlord resulting therefrom.

           11.5 SEPARABILITY. Each and every covenant and agreement contained in
this Lease is separate and independent, and the breach of any thereof by
Landlord shall not discharge or relieve Tenant from any obligation hereunder. If
any term or provision of this Lease or the application thereof to any person or
circumstances or at any time to any extent be invalid and unenforceable, the
remainder of this Lease, or the application of such term or provision to persons
or circumstances or at any time other than those to which it is invalid or
unenforceable, shall not be affected thereby, and each term and provision of
this Lease shall be valid and shall be enforced to the extent permitted by law.

           11.6 SAVINGS CLAUSE. No provision contained in this Lease which
purports to obligate Tenant to pay any amount of interest or any fees, costs or
expenses which are in excess of the maximum permitted by applicable law, shall
be effective to the extent that it calls for payment of any interest or other
sums in excess of such maximum.

           11.7 BINDING EFFECT. All of the covenants, conditions and obligations
contained in this Lease shall be binding upon and inure to the benefit of the
respective successors and assigns of Landlord and Tenant to the same extent as
if each successor and assign were in each case named.

           11.8 TABLE OF CONTENTS AND HEADINGS. The table of contents and
headings used in this Lease are for convenience of reference only and shall not
to any extent have the effect of modifying, amending or changing the provisions
of this Lease.

           11.9 GOVERNING LAW/INTERPRETATION. This Lease shall be governed by
and interpreted under the laws of the State in which the Property is located.
Should any provision of this Lease require judicial interpretation, Landlord and
Tenant agree that the court interpreting or construing this Lease shall not
apply a presumption that the terms of any such provision shall be more strictly
construed against one party or the other by reason of the rule of construction
that a document is to be construed most strictly against the party who itself or
through its agent prepared the same, it being agreed that the agents of Landlord
and Tenant have participated in the preparation of this Lease.

           11.10 CERTAIN DEFINITIONS. In addition to the other terms defined in
this Lease, the following terms have the following meanings:

                11.10.1 The term "Complete Taking" shall mean the occurrence of
any actual or threatened condemnation or oilier eminent domain proceeding
pursuant to any general or special law, or any agreement with an authority
having the power of eminent domain, which results in the taking or conveyance of
(i) the entire Property or (ii) such a significant portion-of-the Property that,
in the good

                                      -24-
<PAGE>

faith judgment of Tenant or Landlord, it is either (A) uneconomic to rebuild or
restore the remaining portion of the Property for the continued operation of the
Property, or (B) otherwise commercially impracticable to conduct its business at
the Property.

                11.10.2 The term "Default Rate" means the lesser of (i) the
maximum rate permitted by applicable law, or (ii) three percentage points over
the rate being charged to Landlord by Lender.

                11.10.3 The term "Escrow Agreement" means the escrow agreement
dated contemporaneously with the date of this Lease, providing for the payment
of Basic Rent to the escrow agent for disbursement by the escrow agent attached
as Exhibit F.

                11.10.4 The term "Fair Market Value" means the amount equal to
the then prevailing market price for the Property: (i) under a lease with the
same economic terms as this Lease for a lease term of ten (10) years and with a
tenant of the same credit quality as Tenant, (ii) without taking into account
any portion of the Leased Property subject to a Complete or Partial Taking,
(iii) taking into account comparable property and improvements in comparable
locations in the city in which the Property is located, and (iv)without taking
into account in such determination any additional improvements constructed at
the Property pursuant to Section 5.3, other than in substitution of improvements
existing on the date hereof (the "Sales Price Market Rate"). The term "Fair
Rental Value" means the amount equal to the then prevailing monthly rental price
or rate for the Leased Property for a term of five (5) years: (i) taking into
account the term of this Lease, and recognizing that there will be no leasing
commissions or tenant-allowances, (ii) without taking into account any portion
of the Leased Property subject to a Complete or Partial Taking, (iii) taking
into account comparable property and improvements in comparable locations in the
city in which the Leased Property is located (the "Rental Market Rate" and
together with the Sale Price Market Rate, the "Market Rate").

           Landlord and Tenant each shall select one qualified (MAI) appraiser
and inform the other as to its selection within five (5) business days after the
date of the event requiring the Market Rate determination hereunder (the
"Designation Date"). The two (2) appraisers so designated shall endeavor to
reach agreement upon the appropriate Market Rate; provided if the two (2)
appraisers are unable to reach agreement within ten (10) days after the
Designation Date, (i) if the two (2) appraisals differ from each other by ten
percent (10.0 %) or less of the higher appraisal, the average of the two (2)
appraisals shall be deemed the Market Rate, and (ii) if the two (2) appraisals
differ from each other by more than ten percent (10.0 %) of the higher
appraisal, within five (5) days of the appraisers' inability to reach agreement,
the two appraisers shall jointly appoint a third qualified appraiser who shall
make the final determination of Market Rate. Such determination by the third
appraiser shall be either of the values determined reached by the first two (2)
appraisers or a value which is in between the two (2) values determined by such
two appraisers. Such third appraiser shall be instructed to complete the
required appraisal report within-twenty (20) days. The parties shall promptly
supply all information necessary to allow the appraiser(s) to perform their
respective appraisals. The Market Rate determined by the appraiser(s) in
accordance with this Agreement. Fair Market Value or Fair Rental Value, as the
case may be, shall be final and binding upon all parties, free of challenge or
review in any court. In order to be "qualified," each of said appraisers shall
have at least three (3) years of experience appraising leasehold and fee
interests with respect to commercial property in the city in which the Leased
Property is located. Landlord and Tenant shall each bear the cost of its
appraiser and one-half (1/2) of the cost of the third appraiser. Said three
appraisers shall determine the Market Rate in accordance with the parameters set
forth herein.

                11.10.5 The term "Imposition" means:

                                      -25-
<PAGE>

                        (a) All real estate taxes imposed by governmental
authorities of any kind;

                        (b) All other taxes and any payments in lieu thereof,
assessments (including assessments for benefits from public works or
improvements, whether or not begun or completed prior to the commencement of the
term of this Lease and whether or not to be completed within said term), levies,
fees, water and sewer rents and charges, and all other governmental charges of
every kind, general and special, ordinary and extraordinary, whether or not the
same shall have been within the express contemplation of the parties hereto,
together with any interest and penalties thereon, which are, at any time,
imposed or levied upon or assessed against (A) the Property or any part thereof;
(B) any Basic Rent, any Additional Rent reserved or payable hereunder, and/or
(C) this Lease or the leasehold estate created hereby or which arise in respect
of the operation, possession, occupancy or use of the Property.

                        (c) Any gross receipts or similar taxes imposed or
levied upon, assessed against or measured by the Basic Rent, Additional Rent or
any other sums payable by Tenant hereunder or levied upon or assessed against
the Property;

                        (d) All sales and use taxes which may be levied or
assessed against or payable by Landlord and Tenant on account of the
acquisition, leasing or use of the Property or any portion thereof including but
not limited to any taxes levied on the rent at payable hereunder, but excluding
any taxes assessed on the net income of Landlord; and

                        (e) All charges for water, gas, light, heat, telephone,
electricity, power and other utilities and communications services rendered or
used on or about the Property.

                11.10.6 The term "Landlord" means the owner, for the time being,
of the rights of the lessor under this Lease, and its successors and assigns,
and upon any assignment or transfer of such rights, except an assignment or
transfer made as security for an obligation, the assignor or transferor shall be
relieved of all future duties and obligations under this Lease, subject to the
consent of Lender, and the assignee or the transferee shall expressly agree in
writing to be bound by and to assume all the covenants of Landlord hereunder.

                11.10.7 The term "Lease" means this Standard Lease Agreement as
amended and modified from time to time together with any memorandum or short
form of lease entered into for the purpose of recording.

                11.10.8 The term "Leased Property" means the Land and the
Improvements.

                11.10.9 The term "Lender" means Pacific Crest Bank and its
assigns and any other subsequent holder of the Mortgage.

                11.10.10 The term "Mortgage" means the first lien mortgage
encumbering the Property held by the Lender or any subsequent Lender.

                11.10.11 The term "Net Award" shall mean all amounts paid as a
result of any condemnation or other eminent domain proceeding and all amounts
paid pursuant to any agreement with any condemning authority (which agreement
shall be deemed to be a taking) which has been made in settlement of or under
threat of any condemnation or other eminent domain proceeding affecting the
Property, less all expenses incurred as a result thereof not otherwise paid by
Tenant.

                                      -26-
<PAGE>

                 11.10.12 The term "Note" means the Monthly Fixed Rate
Promissory Note in the principal amount of $379, 178.15 made by BEG Holdings
2000, LLC, payable to Tenant, dated contemporaneously with the date of this
Lease.

                 11.10.13 The term "Partial Taking" shall mean the occurrence of
any taking of a portion of the Property by condemnation or other eminent domain
proceedings, or any agreement with an authority having the power of eminent
domain, which does not result in a Complete Taking.

                 11.10.14 The term "Permitted Encumbrance" means the Mortgage,
the Assignment and any other security instrument relating to the Property and
this Lease, subject to the tights of Tenant under this Lease, and securing the
borrowing by Landlord from Lender.

                 11.10.15 The term "Purchase Offer" shall mean a purchase offer
as described in Article 7 with a Purchase Price (as defined in Section 7.2).

                 11.10.16 The term "Purchase Price" as used in Article 7 shall
have the meaning set forth in Section 7.2.

                 11.10.17 The term "Tenant's Certificate" means a written
certificate signed by the Chairman of the Board, the President or any Vice
President of Tenant.

                 11.10.18 The term "Termination Date" means the date on which
this Lease terminates in accordance with its terms, and shall be any business
day and not a Saturday, Sunday or legal holiday.

           11.11 EXHIBITS. The following are exhibits referred to in this Lease,
all of which are incorporated by reference and made a part of this Lease:

                     Exhibit A:    Legal Description
                     Exhibit B:    Tenant Estoppel Certificate
                     Exhibit C:    Subordination, Non-Disturbance & Attornment
                                   Agreement
                     Exhibit D:    Memorandum of Lease
                     Exhibit E:    Guaranty
                     Exhibit F:    Escrow Agreement

           11.12 INTEGRATION. This Lease, the exhibits hereto and the
memorandum, if any, hereof, constitute the entire agreement between the parties
hereto with regard to the subject matter hereof, and supersede any prior
understandings, agreements or negotiations. This Lease may not be amended or
modified except by a writing executed by Tenant and Landlord.

           11.13 LEASE MEMORANDUM. On or before the Commencement Date, or at any
time upon ten (10) business days written notice, Landlord and Tenant shall
execute, acknowledge and deliver to the other a written Memorandum of Lease, in
the form of EXHIBIT D, to be recorded in the appropriate land records of the
jurisdiction in which the Property is located, in order to give public notice
and protect the validity of this Lease. In the event of any discrepancy between
the provisions of said recorded Memorandum of this Lease and the provisions of
this Lease, the provisions of this Lease shall prevail.

           11.14 SUBORDINATION TO FINANCING.

                                      -27-
<PAGE>

                 11.14.1 Subject to Landlord providing a Subordination,
Non-Disturbance and Attornment Agreement as required pursuant to Section 11.14.5
with respect to each Mortgage, Tenant agrees that this Lease shall at all times
be subject and subordinate to the lien of any Mortgage, and Tenant agrees, upon
demand, without cost, to execute instruments as may be required to further
effectuate or confirm such subordination.

                 11.14.2 Except as expressly provided in this Lease by reason of
the occurrence of an Event of Default, and except as provided in the
Subordination, Non-Disturbance and Attornment Agreement, Tenant's tenancy and
Tenant's rights under this Lease shall not be disturbed, terminated or otherwise
adversely affected, nor shall this Lease be affected, by any default under any
Mortgage, and in the event of a foreclosure or other enforcement of any
Mortgage, or sale in lieu thereof, the purchaser at such foreclosure sale shall
be bound to Tenant for the Primary Term of this Lease and any Renewal Term, the
rights of Tenant under this Lease shall expressly survive, and this Lease shall
in all respects continue in full force and effect so long as no Event of Default
has occurred and is continuing. Tenant shall not be named as a party defendant
in any such foreclosure suit, except as may be necessary or advisable in such
proceeding.

                 11.14.3 Notwithstanding the provisions of Section 11.14.1, the
holder of any Mortgage to which this Lease is subject and subordinate shall have
the right, at its sole option, at any time, to subordinate and subject the
Mortgage, in whole or in part, to this Lease by recording a unilateral
declaration to such effect.

                 11.14.4 At any time prior to the expiration of the Term, Tenant
agrees, at the election and upon demand of any owner of the Property, or of a
Lender who has granted non-disturbance to Tenant pursuant to Section 11.14.1
above, to attorn, from time to time, to any such owner or Lender, upon the terms
and conditions of this Lease, for the remainder of the Term. The provisions of
this Section 11.14.4 shall inure to the benefit of any such owner or Lender,
shall apply notwithstanding that, as a matter of law, this Lease may terminate
upon the foreclosure of the Mortgage, shall be self-operative upon any such
demand, and no further instrument shall be required to give effect to said
provisions.

                 11.14.5 Each of Tenant and Landlord agree to execute and
deliver (and Landlord agrees to cause each Lender to execute and deliver), from
time to time, a Subordination, Non-Disturbance & Attornment Agreement in the
form of EXHIBIT C or in such other commercially reasonable similar form as
requested by Lender.

                 11.14.6 In the event that the Escrow Agreement is terminated at
any time that the Note is outstanding, Landlord and Tenant will enter into a new
escrow agreement with a mutually acceptable escrow agent on substantially
identical terms to the Escrow Agreement.

           11.15 COUNTERPARTS. This Lease maybe executed in multiple
counterparts, each of which shall constitute an original part and all of which
together shall constitute one instrument.

           11.16 RIGHT OF FIRST REFUSAL. In the event that Landlord receives an
offer to purchase the Leased Property which is acceptable to Landlord, Landlord
shall provide written notice ("Offer Notice") to Tenant of each of the material
terms of such offer. Tenant shall have a period of thirty (30) days from receipt
of the Offer Notice to respond to Landlord in writing if it agrees to purchase
the Leased Property pursuant to the same terms set forth in the Offer Notice,
other than any due diligence period or termination right of the proposed
purchaser, which Tenant shall not be entitled to exercise. If Tenant exercises
its right of first refusal to acquire the Leased Property, the closing of the
sale shall be on or before 45 days after delivery of the Offer Notice. If Tenant
declines to accept the Offer Notice or fails to notify Seller in writing that it
agrees to purchase the Property, Landlord may thereafter sell the Leased

                                      -28-
<PAGE>

Property in accordance with the terms set forth in the Offer Notice at any time
within the period 180-days following delivery of the Offer Notice with this
Lease remaining in full force and effect.

           11.17 TIME OF THE ESSENCE. Time is of the essence on the performance
of every obligation under this Lease. If the last day for the performance of any
such act is a Saturday, Sunday or legal holiday, then the time for performance
shall be extended until the next day which is not a Saturday, Sunday or legal
holiday.

           11.18 MORTGAGE PROVISIONS. To the extent that any representations,
warranties or covenants made by Landlord to Lender with respect to Section 5.3
hereof are more restrictive or impose greater obligations than are contained in
the Lease, Landlord and Tenant will negotiate by good faith to conform the
provisions of this Lease to the provisions contained in the Mortgage documents.

           IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as
of the day and year first written above.

LANDLORD:                                 TENANT:

SINV II, LLC                              SOURCE-HUCK STORE FIXTURE COMPANY
a Delaware limited liability company      a Delaware corporation

By:  /s/ C. Frederick Wehba, II           By:  /s/ S. Leslie Flegel
   ---------------------------------         -----------------------------------
Name:  C. Frederick Wehba, II             Printed Name:  S. Leslie Flegel
                                                       -------------------------
Position:  Manager                        Position:  Chairman and CEO
                                                   -----------------------------

                                      -29-

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