Document:

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                                                                   EXHIBIT 10.63
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                          LEASE TERMINATION AGREEMENT

                                    Between

              BRUNNER COMPANIES INCOME PROPERTIES, L.P. I Landlord

                                      And

                   WAL-MART REAL ESTATE BUSINESS TRUST Tenant

                           GREENVILLE, SOUTH CAROLINA
                                      V641

                                October 15, 2001

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                           GREENVILLE, SOUTH CAROLINA
                                      V641

                          LEASE TERMINATION AGREEMENT
                          ---------------------------

         THIS LEASE TERMINATION AGREEMENT ("Agreement") made this 15th day of
October, 2001, between BRUNNER COMPANIES INCOME PROPERTIES, L.P.I, a Delaware
limited partnership, with an address of: 951 Millbrook Avenue, Aiken, South
Carolina 29801 (hereinafter "Landlord" and "Brunner") and WAL-MART REAL ESTATE
BUSINESS TRUST, a Delaware business trust, with an address of 702 S. W. 8th
St., Bentonville, AR 72716-0550 (hereinafter "Tenant" and "Wal-Mart"),

                              W I T N E S S E T H

         WHEREAS, Dayton & Associates VII and Wal-Mart Stores, Inc. entered
into a Lease Agreement dated May 9, 1986 ("Lease"), affecting the following
described real property:

         An eighty-six thousand eight hundred ninety-two square foot building
         space on a tract of land situated in the City of Greenville, County of
         Greenville, State of South Carolina, with a physical address of 6119
         White Horse Road which tract of land is legally described on Exhibit
         "A" as attached hereto and made a part hereof and as said 86,892 square
         foot building space is outlined on Exhibit "B" attached hereto and made
         a part hereof (collectively referred to hereinafter as "Demised
         Premises").

         WHEREAS, the Lease is for a term to expire on October 31, 2006;

         WHEREAS, the Lease was subsequently amended by that Amendment to Lease
Agreement dated July 1, 1986 and that Amendment to Lease Agreement dated
December 2, 1986; and that Second Amendment to Lease Agreement dated April 13,
1989;

         WHEREAS, Landlord is the successor in interest to Dayton and
Associates VII by virtue of that Assignment and Assumption of Leases dated July
12, 1988;

         WHEREAS, Wal-Mart now holds a lessee's interest in the lease by way of
that Assignment and Assumption of Leases dated October 31, 1996; and

         WHEREAS, Wal-Mart and Landlord are desirous of terminating and
canceling the Lease as hereinafter provided;

         NOW THEREFORE, in consideration of the premises and the terms and
conditions of this Agreement, Wal-Mart and Landlord agree as follows:

1.       By final execution and delivery of this Agreement, Landlord and Tenant
         are electing to terminate the Lease. The termination shall be effective
         on that date a deed conveying the Shopping Center, for which the
         Demised Premises is a part, to Buyer (the "Deed") is recorded in the
         real estate records of Greenville County, South Carolina ("the
         Termination Date"). The Lease shall be terminated and canceled, if at
         all, on or before November 1, 2001. In the event the deed from Landlord
         to Buyer is not recorded on or before

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         November 1, 2001, then the Lease shall not be terminated and this
         Agreement shall be null and void and of no force or effect. Landlord
         shall provide Wal-Mart a copy of the Deed upon recording ("Notice").

2.       From and after the Termination Date, Wal-Mart and Landlord shall have
         no further obligations and liabilities, one to the other, pursuant to
         the Lease and the terms and conditions contained therein, except as is
         specifically provided for in this Agreement.

3.       No later than November 1, 2001, Wal-Mart shall turn over possession of
         the Demised Premises to Landlord in an "as-is, where-is, with all
         faults" condition, as of the date hereof with Wal-Mart's personal
         property removed therefrom. Wal-Mart may, but shall not be obligated
         to, remove any leasehold improvements or permanent alterations from the
         Demised Premises. In the event Wal-Mart does remove said leasehold
         improvements, it shall repair any damage caused to the Demised Premises
         by such removal.

4.       Regardless of the Termination Date, Wal-Mart shall pay rental through
         October 31, 2001. If Wal-Mart has already paid rent for the month of
         November, Landlord agrees that Wal-Mart may reduce the Termination Fee
         by the amount of the rent paid for the month of November 2001.

5.       Landlord shall notify and instruct all utility companies, affecting the
         Demised Premises, to bill Landlord directly for all services to the
         Demised Premises after the Termination Date. Landlord agrees to
         reimburse Wal-Mart for any utility charges billed to Wal-Mart after the
         Termination Date after receipt therefor.

6.       Within three days after Wal-Mart receives Notice, Wal-Mart shall pay to
         Landlord the sum of one million two hundred thousand and ???????
         dollars ($1,200,000.00) remitted in the form of federal wire transfer.
         Landlord ??????? this payment is consideration for the termination and
         cancellation of the Lease and is full satisfaction of any other
         obligations of Wal-Mart under the Lease.

7.       Both parties agree on behalf of themselves, their assigns, their
         successors in interest, and anyone holding any interest through them,
         that they fully release and discharge each other from any and all
         claims, demands, causes of action, suits and damages of each and every
         kind and nature whatsoever, actual or potential, past and present,
         known or unknown, arising out of or based upon, directly or indirectly,
         the Lease or any rights or responsibilities accruing therefrom, as of
         the date this Agreement is executed. Notwithstanding anything contained
         in this Agreement to the contrary, the foregoing release does not
         release Tenant (or its insurers) from any losses, damages or
         liabilities, including without limitation, reasonable legal fees and
         costs, which result directly or indirectly from any claims, demands,
         causes of action or lawsuits made or brought for personal or property
         damages (arising on or before the date of this Agreement) and brought
         by a third party, excluding Landlord and any party related to Landlord,
         which was or was to have been either indemnified or insured against by
         Tenant pursuant to the Lease.

8.       Landlord hereby covenants and agrees with Tenant that the Demised
         Premises shall not be used for or in support of the following: a
         discount department store or a wholesale club or warehouse club in
         excess of 80,000 square feet ("Restrictions"). These Restrictions
         shall

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         remain in effect until October 31, 2006. The aforesaid Restrictions
         shall survive the termination of the Lease and shall run with and bind
         the Demised Premises and shall inure to the benefit of and be
         enforceable by Tenant, or an affiliated company or its successors, by
         any appropriate proceedings at law or in equity to prevent violations
         of such Restrictions or to recover damages for such violations. The
         parties further agree that said Restrictions shall be contained in
         the Memorandum of Termination of Lease ("Memorandum") attached hereto
         as Exhibit "C" and made a part hereof, which the parties shall execute
         and return to Landlord to be filed in the real estate records of the
         county that the Demised Premises is located. Landlord shall be
         responsible for the recording of said Memorandum, but said recording
         shall occur only after the Termination Date.

9.       Landlord agrees that is and all of its employees and agents shall keep
         confidential the terms of this Agreement. The only information
         Landlord may give another, upon inquiry, is that Landlord and Wal-Mart
         have negotiated a termination of the Lease. Landlord specifically
         recognizes that it is important to Wal-Mart that any future
         negotiations it may have with other lessors not be impacted by the
         terms of this arms length agreement, and therefore Landlord shall not
         disclose any of the economics nor any other terms of this Agreement.

10.      This Agreement may be executed in one or more counterparts (including
         by facsimile), all parties need not be signatories to the same
         documents, and all counterpart-signed documents shall be deemed to be
         an original and one (1) instrument. Counterpart signatures received
         through facsimile transmission shall bind the party whose signature is
         so received as if such signature were an original; notwithstanding the
         foregoing, originals will be exchanged.

11.      This Agreement contains the entire agreement of the parties. No oral or
         written communication between the parties and or their agent survives
         the execution of this Agreement. The parties have intentionally
         expressed each term of their agreement in this writing, and further
         agree that no modification or supplementation to this writing may be
         made by other than a subsequent written agreement, dated and executed
         by both parties.

12.      This Agreement shall be binding upon and inure to the benefit of the
         parties hereto and their respective successors and assigns.

13.      If any term, covenant or condition of this Agreement or the application
         thereof to any person or circumstance shall, to any extent, be invalid
         or unenforceable, the remainder of this Agreement, or the application
         of such terms, covenants or conditions to persons or circumstances
         other than those as to which it is held invalid or unenforceable,
         shall not be affected thereby; and each and every remaining term,
         covenant or condition of this Agreement shall be valid and enforced to
         the fullest extent permitted by law.

                          (Signature page to follow)

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         IN WITNESS WHEREOF, the parties hereto have signed their hands and
seals as of the day and year first above written.

LANDLORD:

<Table>
<S>                                          <C>
WITNESS OR ATTEST:                           BRUNNER COMPANIES INCOME
                                             PROPERTIES, L.P.I
                                             a Delaware limited partnership

/s/ Wayne Grovenstein                        By: /s/ James M. Hull
------------------------------------         -----------------------------------
Print Name: Wayne Grovenstein                Print Name: James M. Hull
                                             Title: Authorized Agent
</Table>

TENANT:

<Table>
<S>                                          <C>
ATTEST:                                      WAL-MART REAL ESTATE BUSINESS
                                             TRUST
                                             a Delaware business trust

By: /s/ Michael W. Kersting                  By: /s/ J. Scott Greear
------------------------------------         -----------------------------------
        Michael W. Kersting                          J. Scott Greear
Title:  Assistant Secretary                  Title: Director of Building
                                                    Development
</Table>

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                                 EXHIBIT "A"
                       WHITE HORSE PLAZA SHOPPING CENTER
                           GREENVILLE, SOUTH CAROLINA
                            DAYTON & ASSOCIATES-VII
                              PROPERTY DESCRIPTION

All that certain piece, parcel or tract of land, situate, lying and being
Southwest of White Horse and Northwest of Bramlett Road, in the County of
Greenville, State of South Carolina, being shown and designated on survey for
Dayton & Associates-VII, a South Carolina General Partnership, dated January,
1986, revised February, 1986, prepared by Webb Surveying & Mapping Group, and
having according to said plat, the following metes and bounds:

BEGINNING at an iron pin on the Northwest Side of Bramlett Road at its
intersection with the Northern boundary of the right-of-way of Southern
Railroad, hereinafter referred to as the point of beginning; thence N61(degrees)
29'W, 1,024.91 feet along the Northern boundary of the right-of-way of Southern
Railroad to a point; thence N50(degrees) 8'E, 1,264.87 feet to a point; thence
N49(degrees) 41'E, 411.97 feet to the Southwest right-of-way of White Horse
Road; thence S49(degrees) 40'E along the Southwest right-of-way of White Horse
Road, 863.06 feet to a point; thence S51(degrees) 03'W, 175.0 feet to a point;
thence S52(degrees) 08'E, 150.0 feet to a point on the Northwest right-of-way of
Bramlett Road, thence S59(degrees) 30'W along the Northwest right-of-way of
Bramlett Road, 459.97 feet to a point; thence S57(degrees) 49'W along the
Northwest right-of-way of Bramlett Road, 115.01 feet, thence S54(degrees) 25'W
along the Northwest right-of-way of Bramlett Road, 110.0 feet, to a point;
thence S51(degrees) 50'W along the Northwest right-of-way of Bramlett Road,
60.70 feet to a point; thence S51(degrees) 05'W along the Northwest right-of-way
of Bramlett Road, 50.70 feet to a point; thence S47(degrees) 50'W along the
Northwest right-of-way of Bramlett Road, 93.60 feet to a point; thence
S45(degrees) 45'W along the Northwest right-of-way of Bramlett Road, 102.5 feet
to a point; thence S42(degrees) 26'W along the Northwest right-of-way of
Bramlett Road, 99.93 feet to a point; thence S49(degrees) 36'W along the
Northwest right-of-way of Bramlett Road, 100.0 feet to a point; thence
S40(degrees) 52'W along the Northwest right-of-way of Bramlett Road, 125.33 feet
to the point of beginning.

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                                                                   EXHIBIT 10.64

                 FIRST AMENDMENT TO LEASE TERMINATION AGREEMENT

         THIS FIRST AMENDMENT TO LEASE TERMINATION AGREEMENT is made this
October 31, 2001, BRUNNER COMPANIES INCOME PROPERTIES, L.P. I, a Delaware
limited partnership, with an address of: 951 Millbrook Avenue, Aiken, South
Carolina 29801 (hereinafter "Landlord" and "Brunner") and WAL-MART REAL ESTATE
BUSINESS TRUST, a Delaware business trust, with an address of 702 S. W. 8th
St., Bentonville, AR 72716-0550 (hereinafter "Tenant" and "Wal-Mart").

                                  WITNESSETH:

         WHEREAS, the Landlord and Tenant have entered into a Lease Termination
Agreement on October 15, 2001, (the "Lease Termination Agreement"), affecting
certain premises in the City of Greenville, State of South Carolina; and

         WHEREAS, the parties are now desirous of making certain amendments,
changes and alterations to said Sublease to reflect accurately their intents
and wishes.

         NOW, THEREFORE, that for Ten Dollars ($10.00) and other good and
valuable consideration, the sufficiency of which is hereby acknowledged, Seller
and Purchaser hereby agree that the Agreement shall be amended as follows:

         1.       Paragraph 1 shall be amended by deleting said paragraph in
its entirety and by inserting in its stead the following:

         By final execution and delivery of this Agreement, Landlord and Tenant
         are electing to terminate the Lease. The termination date shall be
         effective on that date that First American Title Company ("Wal-Mart's
         Escrow Agent") releases the Termination Fee, as defined in Paragraph 6
         herein, to New York Life Insurance Company ("Landlord's Mortgagee")
         (the "Termination Date"). The Termination Fee shall be released by
         Wal-Mart's Escrow Agent upon the fulfillment of these conditions set
         forth in that Escrow Instruction Letter attached hereto as Exhibit "C".
         The Lease shall be terminated and canceled, if at all, on or before
         November 1, 2001. In the event Termination Date does not occur on or
         before November 1, 2001, then the Lease shall not be terminated and
         this Agreement shall be null and void and of no force or effect.

         2.       Paragraph 6 shall be amended by deleting said paragraph in its
entirety and by inserting in its stead the following:

         Wal-Mart shall pay to Landlord's Mortgagee the sum of one million two
         hundred thousand and 00/100 dollars ($1,200,000.00) ("Termination Fee")
         remitted in the form of federal wire transfer, as set forth in Section
         1 herein. Landlord recognizes that this payment is consideration for
         the termination and cancellation of the Lease and is full satisfaction
         of any other obligations of Wal-Mart under the Lease.

         This Agreement may be executed in one or more counterparts (including
by facsimile), all parties need not be signatories to the same documents, and
all counterpart-signed documents shall be deemed to be an original and one (1)
instrument. Counterpart signatures received through facsimile transmission
shall bind the party whose signature is so received as if such signature were
an original; notwithstanding the foregoing, originals will be exchanged.

         Except as hereby modified and amended, all other terms, covenants, and
conditions of said Agreement shall continue and remain without change.

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<PAGE>
       [FIRST AMENDMENT TO LEASE TERMINATION AGREEMENT - GREENVILLE, SC]

         IN WITNESS WHEREOF, the parties have executed this Agreement the day
and year first herein above written.

TENANT:

ATTEST:                              WAL-MART REAL ESTATE
                                     BUSINESS TRUST
                                     a Delaware business trust

By: /s/ Michael W. Kersting          By: /s/ J. Scott Greear
    ---------------------------          -----------------------------------
        Michael W. Kersting                  J. Scott Greear
Title: Assistant Secretary           Title: Director of Building Development

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       [FIRST AMENDMENT TO LEASE TERMINATION AGREEMENT - GREENVILLE, SC]

         IN WITNESS WHEREOF, the parties have executed this Agreement the day
and year first herein above written.

LANDLORD:

                                             BRUNNER COMPANIES INCOME
WITNESS OR ATTEST:                           PROPERTIES, L.P.I
                                             a Delaware limited partnership

/s/ Kathryn N. Ward                          By: /s/ James M. Hull
-----------------------------------              -----------------------------
Print Name: Kathryn N. Ward                  Print Name: James M. Hull
            -----------------------                      ---------------------
                                             Title: Authorized Agent
                                                    --------------------------

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<PAGE>
       [FIRST AMENDMENT TO LEASE TERMINATION AGREEMENT - GREENVILLE, SC]

         Landlord's Mortgagee signs hereunder as acknowledgement of and consent
to the terms and conditions set forth in that Lease Termination Agreement and
this First Amendment to Lease Termination Agreement.

         IN WITNESS WHEREOF, the parties have executed this Agreement the day
and year first herein above written.

LANDLORD'S MORTGAGE:

                                             NEW YORK LIFE
WITNESS OR ATTEST:                           INSURANCE COMPANY
                                             a New York mutual insurance company

/s/ Jean V. Klucserits                       By: /s/ Michael J. Falabella
-----------------------------------              ------------------------------
Print Name: Jean V. Klucserits               Print Name: Michael J. Falabella
            -----------------------                      ----------------------
                                             Title: Real Estate Vice President
                                                    ---------------------------

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