Document:

<PAGE>

                                                                   EXHIBIT 10.73

                    LEASE AGREEMENT WITH SYSCO CORPORATION
<PAGE>

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

                             LEASE AGREEMENT BETWEEN

                 ENCLAVE PARKWAY REALTY, INC., AS LANDLORD, AND

                          SYSCO CORPORATION, AS TENANT

                               DATED JULY 20, 1998

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<PAGE>

                                TABLE OF CONTENTS
                                -----------------

<TABLE>
<CAPTION>
                                                                                                               Page
                                                                                                               ----
<S>                                                                                                            <C>
1.       Lease Grant...........................................................................................   1
         -----------

2.       Term..................................................................................................   1
         ----

3.       Rent..................................................................................................   1
         ----
         (a)      Basic Rent...................................................................................   1
                  ----------
         (b)      Payment......................................................................................   1
                  -------
         (c)      Operating Costs..............................................................................   2
                  ---------------
         (d)      Audit........................................................................................   4
                  -----

4.       Delinquent Payment; Handling Charges..................................................................   4
         ------------------------------------

5.       Security Deposit......................................................................................   5
         ----------------

6.       Landlord's Obligations................................................................................   5
         ----------------------
         (a)      Services.....................................................................................   5
                  --------
         (b)      Excess Utility Use...........................................................................   6
                  ------------------
         (c)      Restoration of Services; Abatement...........................................................   6
                  ----------------------------------
         (d)      Special Services.............................................................................   7
                  ----------------

7.       Improvements; Alterations; Repairs; Maintenance.......................................................   8
         -----------------------------------------------
         (a)      Permitted Alterations........................................................................   8
                  ---------------------
         (b)      Improvements; Alterations....................................................................   8
                  -------------------------
         (c)      Repairs; Maintenance.........................................................................   9
                  --------------------
         (d)      Performance of Work..........................................................................   9
                  -------------------
         (e)      Mechanic's Liens.............................................................................   9
                  ----------------

8.       Use...................................................................................................   9
         ---

9.       Assignment and Subletting.............................................................................  10
         -------------------------
         (a)      Transfers to Affiliates......................................................................  10
         (b)      Transfers; Consent...........................................................................  10
                  ------------------
         (c)      Cancellation.................................................................................  11
                  ------------
         (d)      Additional Compensation......................................................................  11
                  -----------------------

10.      Insurance; Waivers; Subrogation; Indemnity............................................................  11
         ------------------------------------------
         (a)      Insurance....................................................................................  11
                  ---------
         (b)      Waiver of Negligence; No Subrogation.........................................................  11
                  ------------------------------------
         (c)      Indemnity....................................................................................  12
                  ---------
         (d)      Self Insurance...............................................................................  12
                  --------------
</TABLE>

                                       i
<PAGE>

<TABLE>
<S>                                                                                                              <C>
11.      Subordination; Attornment; Notice to Landlord's Mortgagee.............................................  12
         ---------------------------------------------------------
         (a)      Subordination................................................................................  12
                  -------------
         (b)      Attornment...................................................................................  12
                  ----------
         (c)      Notice to Landlord's Mortgagee...............................................................  13
                  ------------------------------
         (d)      Landlord's Mortgagee's Protection Provisions.................................................  13
                  --------------------------------------------

12.      Rules and Regulations.................................................................................  13
         ---------------------

13.      Condemnation..........................................................................................  13
         ------------
         (a)      Total Taking.................................................................................  13
                  ------------
         (b)      Partial Taking - Tenant's Rights.............................................................  14
                  --------------------------------
         (c)      Partial Taking - Landlord's Rights...........................................................  14
                  ----------------------------------
         (d)      Award........................................................................................  14
                  -----

14.      Fire or Other Casualty................................................................................  14
         ----------------------
         (a)      Repair Estimate..............................................................................  14
                  ---------------
         (b)      Landlord's and Tenant's Rights...............................................................  14
                  ------------------------------
         (c)      Landlord's Rights............................................................................  14
                  -----------------
         (d)      Repair Obligation............................................................................  15
                  -----------------

15.      Personal Property Taxes...............................................................................  15
         -----------------------

16.      Events of Default.....................................................................................  15
         -----------------

17.      Remedies..............................................................................................  16
         --------

18.      Payment by Tenant; Non-Waiver.........................................................................  17
         -----------------------------
         (a)      Payment by Tenant............................................................................  17
                  -----------------
         (b)      No Waiver....................................................................................  17
                  ---------

19.      Surrender of Premises.................................................................................  17
         ---------------------

20.      Holding Over..........................................................................................  18
         ------------

21.      Certain Rights Reserved by Landlord...................................................................  18
         -----------------------------------

22.      Miscellaneous.........................................................................................  19
         -------------
         (a)      Landlord Transfer............................................................................  19
                  -----------------
         (b)      Landlord's Liability.........................................................................  19
                  --------------------
         (c)      Force Majeure................................................................................  19
                  -------------
         (d)      Brokerage....................................................................................  19
                  ---------
         (e)      Estoppel Certificates........................................................................  19
                  ---------------------
         (f)      Notices......................................................................................  20
                  -------
         (g)      Separability.................................................................................  20
                  ------------
         (h)      Amendments; and Binding Effect...............................................................  20
                  ------------------------------
</TABLE>

                                      ii
<PAGE>

<TABLE>
<S>                                                                                                              <C>
         (i)      Quiet Enjoyment..............................................................................  20
                  ---------------
         (j)      No Merger....................................................................................  20
                  ---------
         (k)      No Offer.....................................................................................  20
                  --------
         (l)      Entire Agreement.............................................................................  20
                  ----------------
         (m)      Governing Law................................................................................  21
                  -------------
         (n)      Joint and Several Liability..................................................................  21
                  ---------------------------
         (o)      Financial Reports............................................................................  21
                  -----------------
         (p)      Landlord's Fees..............................................................................  21
                  ---------------
         (q)      Telecommunications...........................................................................  21
                  ------------------
         (r)      General Definitions..........................................................................  21
                  -------------------
         (s)      Confidentiality..............................................................................  22
                  ---------------
         (t)      Hazardous Materials..........................................................................  22
                  -------------------
         (u)      List of Exhibits.............................................................................  22
                  ----------------

23.      Other Provisions......................................................................................  22
         ----------------

24.      Signage...............................................................................................  23
         -------

25.      Lender Approval.......................................................................................  23
         ---------------

</TABLE>

                                      iii
<PAGE>

                              LIST OF DEFINED TERMS
                              ---------------------

<TABLE>
<CAPTION>
                                                                                                               Page
                                                                                                               ----
<S>                                                                                                            <C>
Lease..........................................................................................................   1
Landlord.......................................................................................................   1
Tenant.........................................................................................................   1
Premises.......................................................................................................   1
Building.......................................................................................................   1
Commencement Date..............................................................................................   1
Term...........................................................................................................   1
Basic Rent.....................................................................................................   1
Rent...........................................................................................................   2
Additional Rent................................................................................................   2
Expense Stop...................................................................................................   2
Operating Costs................................................................................................   2
Taxes..........................................................................................................   3
Operating Costs and Tax Statement..............................................................................   4
Proportionate Share............................................................................................   4
Security Deposit...............................................................................................   5
Permitted Use..................................................................................................   9
Transfer.......................................................................................................  10
Loss...........................................................................................................  11
Landlord's Mortgagee...........................................................................................  12
Taking.........................................................................................................  13
Casualty.......................................................................................................  14
Damage Notice..................................................................................................  14
Event of Default...............................................................................................  15
Laws...........................................................................................................  21
Law............................................................................................................  21
Affiliate......................................................................................................  21
Tenant Party...................................................................................................  21
including......................................................................................................  22
Hazardous Materials............................................................................................  22
Working Drawings............................................................................................... D-1
Work........................................................................................................... D-1
Total Construction Costs....................................................................................... D-2
Construction Allowance......................................................................................... D-2
Parking Area................................................................................................... E-1
</TABLE>

                                      iv
<PAGE>

                                      LEASE
                                      -----

         THIS LEASE AGREEMENT (this "Lease") is entered into as of July 20,
                                     -----
1998, between Enclave Parkway Realty, Inc., a Delaware limited partnership
("Landlord"), and SYSCO Corporation, a Delaware corporation ("Tenant").
  --------                                                    ------

         1. Lease Grant. Subject to the terms of this Lease, Landlord leases to
            -----------
Tenant, and Tenant leases from Landlord, the entirety of Floors 5 and 6 (the
"Premises") as depicted in the plan attached as Exhibit A (and containing the
 --------                                       ---------
stipulated net rentable square feet as set forth in Section 3(c)(7)) in the
office building (the "Building") located at 1430 Enclave Parkway, Houston,
                      --------
Texas. The land on which the Building is located is described on Exhibit B. The
                                                                 ---------
term "Building" includes the related land, driveways, parking facilities, and
      --------
similar improvements.

         2. Term. The term of this Lease shall commence on the earlier of (i)
            ----
October 1, 1998, or (ii) Tenant's occupancy of the Premises (the "Commencement
                                                                  ------------
Date"), and expiring at 5:00 p.m., 120 months from the Commencement Date (the
----
"Term"). If the Commencement Date is not the first day of a calendar month, then
 ----
the Term shall be extended by the number of days between the Commencement Date
and the first day of the next month. Landlord shall deliver the 6th floor of the
Premises to the Tenant on or before August 1, 1998 and shall deliver the 5th
floor of the Premises to Tenant on or before August 15, 1998. If the Premises
are not delivered by Landlord as set forth in the preceding sentence, then (a)
Tenant's obligation to pay Basic Rent and Additional Rent (as defined in Section
3) shall be waived until Landlord tenders possession of the Premises to Tenant,
(b) the Term shall be extended by the time between the scheduled delivery date
and the date on which Landlord tenders possession of the Premises to Tenant, (c)
Landlord shall not be in default hereunder or be liable for damages therefor,
and (d) Tenant shall accept possession of the Premises when Landlord tenders
possession thereof to Tenant. Notwithstanding anything to the contrary contained
herein, if Landlord fails to deliver the Premises to Tenant by August 22, 1998,
then Tenant, as its sole and exclusive remedy, may terminate this Lease.
Landlord and Tenant agree to execute a certificate in the form of Exhibit F to
confirm the Commencement Date.

         3. Rent.
            ----

            (a) Basic Rent. "Basic Rent" (herein so called) shall be the
                ----------   ----------
following amounts for the following periods of time:

         Time Period          Annual Basic Rent             Monthly Basic Rent
         -----------          -----------------             ------------------
          Years 1-5       $20.00 per rentable square            $177,526.67
                          foot/year ($2,130,320)

          Years 6-10      $21.00 per rentable square            $186,403.00
                          foot/year ($2,236,836)

            (b) Payment. Tenant shall timely pay to Landlord Basic Rent and all
                -------
additional sums to be paid by Tenant to Landlord under this Lease (Basic Rent,
Additional Rent, as hereinafter

                                       1
<PAGE>

defined and all other sums required hereunder are collectively referred to as
"Rent"), without deduction or set off, at Landlord's address provided for in
 ----
this Lease or as otherwise specified by Landlord. Basic Rent, adjusted as herein
provided, shall be payable monthly in advance, and shall be accompanied by all
applicable state and local sales or use taxes. The first monthly installment of
Basic Rent shall be payable on or before three (3) business days after the
execution of this Lease; thereafter, Basic Rent shall be payable on the first
day of each month beginning on the first day of the second full calendar month
of the Term. The monthly Basic Rent for any partial month at the beginning of
the Term shall equal the product of 1/365 of the annual Basic Rent in effect
during the partial month and the number of days in the partial month from and
after the Commencement Date, and shall be due on the Commencement Date.

            (c) Operating Costs.
                ---------------

                (1) Subject to the provisions of Paragraph (2) below, Tenant
     shall pay an amount (per each rentable square foot in the Premises)
     ("Additional Rent") equal to its Proportionate Share of the difference
       ---------------
     between the Operating Costs (defined below) for any calendar year after
     calendar year 1998 and the actual Operating Costs for the calendar year
     1998 (the "Expense Stop"). Landlord may make a good faith estimate of the
                ------------
     Additional Rent to be due by Tenant for calendar year 1999 and for any
     calendar year thereafter or part thereof during the Term, and Tenant shall
     pay to Landlord, on or after January 1, 1999, and on the first day of each
     calendar month thereafter, an amount equal to the estimated Additional Rent
     for such calendar year or part thereof divided by the number of months
     therein. From time to time, Landlord may estimate and re-estimate the
     Additional Rent to be due by Tenant and deliver a copy of the estimate or
     re-estimate to Tenant. Thereafter, the monthly installments of Additional
     Rent payable by Tenant shall be appropriately adjusted in accordance with
     the estimations so that, by the end of the calendar year in question,
     Tenant shall have paid all of the Additional Rent as estimated by Landlord.
     Any amounts paid based on such an estimate shall be subject to adjustment
     as herein provided when actual Operating Costs are available for each
     calendar year.

                (2) Notwithstanding anything to the contrary contained herein,
     the Additional Rent due hereunder shall not increase by more than 5% over
     the Additional Rent that was payable in the previous calendar year for
     increases in Operating Costs that are "controllable expenses", such as
     janitorial services, security or maintenance; however, no such limit shall
     apply to non-controllable costs, such as utilities, insurance, charges
     promulgated by government authorities, or any other cost or expense outside
     of the control of Landlord.

                (3) The term "Operating Costs" shall mean all expenses and
                              ---------------
     disbursements (subject to the limitations set forth below) that Landlord
     incurs in connection with the ownership, operation, and maintenance of the
     Building, determined on an annual basis in accordance with generally
     accepted accounting principles consistently applied, including, but not
     limited to, the following costs: (A) wages and salaries (including
     management fees not to exceed 3% of gross revenues attributable to the
     Building) of all employees engaged in the operation, maintenance, and
     security of the Building, including taxes, insurance and benefits relating
     thereto; (B) all supplies and materials used in the

                                       2
<PAGE>

     operation, maintenance, repair, replacement, and security of the Building;
     (C) costs for improvements made to the Building which, although capital in
     nature, are reasonably expected to reduce the normal operating costs of the
     Building, as well as capital improvements made in order to comply with any
     law hereafter promulgated by any governmental authority, as amortized over
     the useful economic life of such improvements as determined by Landlord in
     its reasonable discretion; (D) cost of all utilities, except the cost of
     utilities reimbursable to Landlord by the Building's tenants other than
     pursuant to a provision similar to this Section 3.(c); (E) insurance
     expenses; (F) repairs, replacements, and general maintenance of the
     Building; and (G) service or maintenance contracts with independent
     contractors for the operation, maintenance, repair, replacement, or
     security of the Building (including, without limitation, alarm service,
     window cleaning, and elevator maintenance).

            Operating Costs shall not include costs for (i) capital improvements
     made to the Building, other than capital improvements described in Section
     3.(c)(3)(C) and except for items which are generally considered maintenance
     and repair items, such as painting of common areas, replacement of carpet
     in elevator lobbies, and the like; (ii) repair, replacements and general
     maintenance paid by proceeds of insurance or by Tenant or other third
     parties or reimbursed by warranties of manufacturers, suppliers or
     contractors; (iii) interest, amortization or other payments on loans to
     Landlord; (iv) depreciation; (v) costs, expenses and fees relating to
     solicitation, advertising for and entering into leases for space in the
     Building with any tenants, and leasing commissions in connection therewith;
     (vi) legal expenses for services, other than those that benefit the
     Building tenants generally (e.g., tax disputes); (vii) renovating or
     otherwise improving space for occupants of the Building or vacant space in
     the Building; (viii) Taxes (defined below); (ix) costs in connection with
     services (including electricity) and items or other benefits of a type
     which are not standard for the Building and which are not available to
     Tenant without specific charge therefor, but which are provided to another
     tenant or occupant of the Building, whether or not such other tenant or
     occupant is specifically charged therefor by Landlord; (x) costs of
     sculpture, paintings or works of art; and (xi) federal income taxes imposed
     on or measured by the income of Landlord from the operation of the
     Building. There shall be no offset or credit against Operating Costs for
     any revenue attributable to the parking facilities or any cafeteria or
     vending areas located in the Building.

                (4) Tenant shall also pay its Proportionate Share (defined
     below) of any increase in Taxes for each year and partial year falling
     within the Term, which shall be determined by multiplying the difference
     between (A) the Taxes for the year in question and (B) the Taxes for the
     year 1998 by Tenant's Proportionate Share. Tenant shall pay its
     Proportionate Share of Taxes in the same manner as provided above for
     Additional Rent with regard to Operating Costs. "Taxes" shall mean taxes,
                                                      -----
     assessments, and governmental charges whether federal, state, county or
     municipal, and whether they be by taxing districts or authorities presently
     taxing or by others, subsequently created or otherwise, and any other taxes
     and assessments attributable to the Building (or its operation), excluding,
     however, penalties and interest thereon and federal and state taxes on
     income (if the present method of taxation changes so that in lieu of the
     whole or any part of any Taxes, there is levied on Landlord a capital tax
     directly on the rents received therefrom or a franchise tax, assessment,

                                       3
<PAGE>

     or charge based, in whole or in part, upon such rents for the Building,
     then all such taxes, assessments, or charges, or the part thereof so based,
     shall be deemed to be included within the term "Taxes" for purposes
     hereof). Taxes shall include the costs of consultants retained in an effort
     to lower taxes and all costs incurred in disputing any taxes or in seeking
     to lower the tax valuation of the Building.

                (5) By April 1 of each calendar year, or as soon thereafter as
     practicable, Landlord shall furnish to Tenant a statement of Operating
     Costs for the previous year, adjusted as provided in Section 3.(c)(7), and
     of the Taxes for the previous year (the "Operating Costs and Tax
                                              -----------------------
     Statement"). If the Operating Costs and Tax Statement reveals that Tenant
     ---------
     paid more for Operating Costs than the actual amount for the year for which
     such statement was prepared, or more than its actual share of Taxes for
     such year, then Landlord shall promptly credit or reimburse Tenant for such
     excess without interest; likewise, if Tenant paid less than Tenant's actual
     Proportionate Share of Additional Rent or share of Taxes due, then Tenant
     shall promptly pay Landlord such deficiency without interest.

                (6) As used herein, Tenant's "Proportionate Share" shall be
                                              -------------------
     34.08%, which is the percentage obtained by dividing the rentable square
     feet of area in the Premises, which is stipulated to be 106,516 rentable
     square feet, by the total number of square feet of area in the Building,
     which is stipulated to be 312,564 rentable square feet.

                (7) With respect to any calendar year or partial calendar year
     in which the Building is not occupied to the extent of 95% of the rentable
     area thereof, the Operating Costs for such period shall, for the purposes
     hereof, be increased to the amount which would have been incurred had the
     Building been occupied to the extent of 95% of the rentable area thereof.

            (d) Audit. Upon written notice delivered before the later of July 1
                -----
or sixty (60) days after Tenant receives the Operating Costs and Tax Statement,
Tenant shall have the right to cause an audit to be made of Landlord's
calculations of Additional Rent for the prior calendar year. Such audit shall be
made by Tenant's in house accountants or by a reputable accounting firm of
national standing (in the latter case which are not being compensated for such
service on a contingent or incentive fee basis) and at the expense of Tenant,
and Landlord shall provide access to Landlord's books and records for the
purpose of such audit. If the final results of the audit reflect that an
incorrect amount of Additional Rent has been charged in any calendar year,
Landlord or Tenant, as the case may be, shall reimburse the other party within
30 days of receiving the result of such audit. Notwithstanding the foregoing, if
the final results of the audit reflects in any calendar year the Additional Rent
was overstated by more than five percent (5%), Landlord shall reimburse Tenant
for 50% of the reasonable out of pocket costs incurred by Tenant in connection
with the audit then being conducted by Tenant, but in no case in excess of
$2,500.00

         4. Delinquent Payment; Handling Charges. Landlord may charge Tenant a
            ------------------------------------
fee equal to 5% of the delinquent payment for any past due payments required
hereunder to reimburse Landlord for its cost and inconvenience incurred as a
consequence of Tenant's delinquency. In no event, however, shall the charges
permitted under this Section 4 or elsewhere in this Lease, to the extent they
are considered to be interest under law, exceed the maximum lawful rate of
interest, and

                                       4
<PAGE>

any such payment may, at the election of Landlord be returned to Tenant or
credited against other payments due hereunder.

         5. Security Deposit. In the event that (i) Tenant abandons or vacates
            ----------------
the Premises or fails to continuously operate its business in the Premises for
the Permitted Use, or (ii) any Transfer is made as permitted under Section 9
(other than under Section 9(a)), then Tenant shall pay to Landlord $177,526.67
(the "Security Deposit"), which shall be held by Landlord to secure Tenant's
      ----------------
performance of its obligations under this Lease. The Security Deposit is not an
advance payment of Rent or a measure or limit of Landlord's damages upon an
Event of Default (defined in Section 16). Landlord may, from time to time and
without prejudice to any other remedy, use all or a part of the Security Deposit
to perform any obligation Tenant fails to perform hereunder. Following any such
application of the Security Deposit, Tenant shall pay to Landlord on demand the
amount so applied in order to restore the Security Deposit to its original
amount. Provided that Tenant has performed all of its obligations hereunder,
Landlord shall, within 30 days after the Term ends, return to Tenant the portion
of the Security Deposit which was not applied to satisfy Tenant's obligations.
The Security Deposit may be commingled with other funds, and no interest shall
be paid thereon. If Landlord transfers its interest in the Premises and the
transferee assumes Landlord's obligations under this Lease, then Landlord may
assign the Security Deposit to the transferee and Landlord thereafter shall have
no further liability for the return of the Security Deposit.

         6. Landlord's Obligations.
            ----------------------

            (a) Services. Provided that no Event of Default exists, Landlord
                --------
shall use reasonable commercial efforts to provide the services set forth
herein. Landlord shall furnish to Tenant (1) water at those points of supply
provided for general use of tenants of the Building; (2) heated and refrigerated
air conditioning as appropriate, at such temperatures and in such amounts as are
standard for comparable buildings in the vicinity of the Building; (3)
janitorial service to the Premises on weekdays, other than holidays, for
Building-standard installations and such window washing as may from time to time
be reasonably required; (4) elevators for ingress and egress to the floor on
which the Premises are located, in common with other tenants, provided that
Landlord may reasonably limit the number of operating elevators during
non-business hours and holidays; and (5) electrical current during normal
business hours for equipment that does not require more than 110 volts and whose
electrical energy consumption does not exceed normal office usage. Items (1),
(2) and (4) above shall be provided on a 24 hour basis, seven days per week
except as may be limited in cases of emergency or maintenance (provided that
Landlord shall use reasonable commercial efforts to minimize any interruptions
in services due to, and to notify Tenant in advance of, maintenance
requirements). Landlord shall maintain the common areas of the Building in
reasonably good order and condition. If Tenant desires any of the services
specified in Section 6.(a)(2): (A) at any time other than between 7:00 a.m. and
6:00 p.m. on weekdays or (at the request of Tenant, and without additional cost)
between 8:00 a.m. and 12:00 p.m. on Saturday, or (B) on Sunday or holidays, then
such services shall be supplied to Tenant upon the written request of Tenant
delivered to Landlord before 3:00 p.m. on the business day preceding such extra
usage, and Tenant shall pay to Landlord the greater of (i) $50 per fan hour (2
fans per floor, operated independently) or (ii) Landlord's actual cost of such
services, with such payments being due and payable with the next installment of
Rent that is payable hereunder. The costs incurred by Landlord in providing
after-hour

                                       5
<PAGE>

HVAC service to Tenant shall include costs for electricity, water, sewage, water
treatment, labor, metering, filtering, and maintenance reasonably allocated by
Landlord to providing such service.

            (b) Excess Utility Use. Landlord shall not be required to furnish
                ------------------
electrical current for equipment that requires more than 110 volts or other
equipment whose electrical energy consumption exceeds normal office usage. If
Tenant's requirements for or consumption of electricity exceed the electricity
to be provided by Landlord as described in Section 6.(a), Landlord shall, at
Tenant's expense, make reasonable efforts to supply such service through the
then-existing feeders and risers serving the Building and the Premises, and
Tenant shall pay to Landlord the cost of such service within ten days after
Landlord has delivered to Tenant an invoice therefor. Landlord may determine the
amount of such additional consumption and potential consumption by any
verifiable method, including installation of a separate meter in the Premises
installed, maintained, and read by Landlord, at Tenant's expense. Tenant shall
not install any electrical equipment requiring special wiring or requiring
voltage in excess of 110 volts or otherwise exceeding 0.5 kilowatts per hour per
square foot of net rentable area of the Premises unless approved in advance by
Landlord. Landlord may, at its option, install metering equipment to monitor
Tenant's electrical usage in the Premises, and any excess usage shall be
invoiced, and due within ten days after Landlord has delivered to Tenant an
invoice therefor. The use of electricity in the Premises shall not exceed the
capacity of existing feeders and risers to or wiring in the Premises. Any risers
or wiring required to meet Tenant's excess electrical requirements shall, upon
Tenant's written request, be installed by Landlord, at Tenant's cost, if, in
Landlord's judgment, the same are necessary and shall not cause permanent damage
to the Building or the Premises, cause or create a dangerous or hazardous
condition, entail excessive or unreasonable alterations, repairs, or expenses,
or interfere with or disturb other tenants of the Building. If Tenant uses
machines or equipment in the Premises which affect the temperature otherwise
maintained by the air conditioning system or otherwise overload any utility,
Landlord may install supplemental air conditioning units or other supplemental
equipment in the Premises, and the cost thereof, including the cost of
installation, operation, use, and maintenance, shall be paid by Tenant to
Landlord within ten days after Landlord has delivered to Tenant an invoice
therefor.

            (c) Restoration of Services; Abatement. Landlord shall use
                ----------------------------------
reasonable efforts to restore any service required of it that becomes
unavailable; however, such unavailability shall not render Landlord liable for
any damages caused thereby, be a constructive eviction of Tenant, constitute a
breach of any implied warranty, or, except as provided below, entitle Tenant to
any abatement of Tenant's obligations hereunder. If, however, Tenant is
prevented from using the Premises for more than 15 consecutive business days
because of the unavailability of any such service and such unavailability was
not caused by a Tenant Party, then Tenant shall, as its exclusive remedy be
entitled to a reasonable abatement of Rent for each consecutive day (after such
15-day period) that Tenant is so prevented from using the Premises. If such
interruption continues for more than 15 business days, then Landlord shall
within thirty (30) days after such interruption provide to Tenant a written
report prepared by a contractor or architect located in Houston, Texas selected
jointly by Landlord and Tenant setting forth an estimate of time required to
restore such services. To the extent such interruption is not capable of being
cured by Landlord (in the opinion of the contractor or architect) within 180
days (or if such interruption is due to Tenant's negligence or wilful
misconduct, and is not capable of being cured by Landlord (in the opinion of the
contractor or architect) within 210 days), then Tenant, at its option may, in
addition to the remedies set forth

                                       6
<PAGE>

in the preceding sentence terminate this Lease and all of its obligations for
the remaining balance of the Term of this Lease with respect only to the portion
of the Premises so affected by such interruption and non-use by giving written
notice of such termination to Landlord within thirty (30) days after receipt of
the opinion of the contractor or architect that the interruption can not be
cured by Landlord within the time period set forth above. Failure to give such
notice within such periods shall be deemed to be a waiver thereof by Tenant for
all purposes. If Tenant shall elect to terminate this Lease as provided above,
the Basic Rent and any and all other Rent payable by Tenant to Landlord
hereunder shall be apportioned and paid up to the date of such termination,
except as otherwise abated as permitted under the terms hereof but not
otherwise.

            (d)   Special Services.
                  ----------------

            (i)   Tenant shall have the right, subject to availability, to use
                  the area of the Building currently used as a vending and
                  employee lunch area, on a non-exclusive basis in conjunction
                  with the use of other tenants in the Building; however,
                  Landlord reserves the right to change the nature or use of the
                  area now used for such purposes.

            (ii)  Landlord shall, upon reasonable approval of Tenant's plans and
                  specifications, allow Tenant to connect its systems to the
                  backup generators located at the Building. Tenant's use of
                  power from the backup generators is subject to the following:
                  The backup generators of the Building provide emergency power
                  to all Building systems on a priority basis. As generator
                  capacity becomes available, the system begins loading the
                  critical load groups in order of priority. The system will not
                  add load unless generator capacity is available. Those
                  Building systems receiving priority in order of their
                  importance are fire and life safety systems, elevator systems
                  chilled water and building automation systems and UPS
                  (uninterruptible power supply) power. Tenant acknowledges that
                  in the event of an emergency, the backup generators may be
                  required to shed noncritical loads servicing standard Building
                  systems e.g., lighting to office space and common areas,
                          ----
                  power to the vending machine area, components of the
                  transportation systems and other Building systems.

            (iii) Certain space on the first floor of the Building is currently
                  leased to another tenant of the Building; however, said space
                  may be generally available for conference room usage. To the
                  extent said space is available, Landlord shall coordinate the
                  availability of said space and will use reasonable commercial
                  efforts to make said space available from time to time, upon
                  prior request for Tenant's usage, subject to such limitations
                  as the existing tenant, and any other tenant's usage of said
                  space may require.

            (iv)  Landlord agrees to allocate up to 100 square feet of space on
                  the first floor of the Building for a reception area for
                  Tenant, and cooperate with Tenant in the design and
                  construction of said reception area, at Tenant's sole cost and
                  expense. At the end of the Term, Tenant shall remove all items
                  constructed

                                       7
<PAGE>

                  in accordance herewith from the first floor of the Building,
                  and restore the portion so affected to the pre-existing
                  condition.

         7. Improvements; Alterations; Repairs; Maintenance.
            -----------------------------------------------

            (a)   Permitted Alterations. Except for (i) the initial leasehold
                  ---------------------
improvements in accordance with the Work Letter attached as Exhibit D (the "Work
                                                            ---------       ----
Letter"), (ii) any alteration that costs less than $25,000, and (iii) any
------
alteration involving carpeting, painting or wallpaper, Tenant shall make no
alterations, installations, additions, or improvements in or to the Premises
without Landlord's prior written consent that:

            (x)   would be visible from outside the Premises (other than from
                  elevator cab openings of each Floor); or

            (y)   would materially affect the Building's mechanical, electrical,
                  plumbing, security or life safety systems; or

            (z)   are structural in nature.

                  (b)  Improvements; Alterations. Except as set forth in
                       -------------------------
                       Paragraph 7(a):

            (i)   Improvements to the Premises shall be installed at Tenant's
                  expense only in accordance with plans and specifications which
                  have been previously submitted to and approved in writing by
                  Landlord. No alterations or physical additions in or to the
                  Premises may be made without Landlord's prior written consent,
                  which shall not be unreasonably withheld or delayed; however,
                  Landlord may withhold its consent to any alteration or
                  addition that would be visible from outside the Premises or
                  affect the Building's structure or its HVAC, plumbing,
                  electrical, security, life support or mechanical systems.

            (ii)  Tenant shall not paint or install lighting or decorations,
                  signs, window or door lettering, or advertising media of any
                  type on or about the Premises without the prior written
                  consent of Landlord, which shall not be unreasonably withheld
                  or delayed; however, Landlord may withhold its consent to any
                  such painting or installation which would affect the
                  appearance of the exterior of the Building or of any common
                  areas of the Building. All alterations, additions, or
                  improvements (specifically including any cabling,
                  telecommunications lines or other conduit) made in or upon the
                  Premises shall, at Landlord's option, either be removed by
                  Tenant prior to the end of the Term (and Tenant shall repair
                  all damage caused thereby), or shall remain on the Premises at
                  the end of the Term without compensation to Tenant.

            All alterations, additions, and improvements shall be constructed,
maintained, and used by Tenant, at its risk and expense, in accordance with all
Laws; Landlord's approval of the

                                       8
<PAGE>

plans and specifications therefor shall not be a representation by Landlord that
such alterations, additions, or improvements comply with any Law.

            (c)   Repairs; Maintenance. Tenant shall maintain the Premises
                  --------------------
in a clean, safe, and operable condition, and shall not permit or allow to
remain any waste or damage to any portion of the Premises. Tenant shall repair
or replace, subject to Landlord's direction and supervision, any damage to the
Building caused by a Tenant Party. If Tenant fails to make such repairs or
replacements within 15 days after the occurrence of such damage, then Landlord
may make the same at Tenant's cost upon written notice to Tenant. If any such
damage occurs outside of the Premises, then Landlord may elect to repair such
damage at Tenant's expense, rather than having Tenant repair such damage. The
cost of all repair or replacement work performed by Landlord under this Section
7 shall be paid by Tenant to Landlord within ten days after Landlord has
invoiced Tenant therefor.

            (d)   Performance of Work. All work described in this Section 7
                  -------------------
shall be performed only by Landlord or by contractors and subcontractors
approved in writing by Landlord. Tenant shall cause all contractors and
subcontractors to procure and maintain insurance coverage naming Landlord as an
additional insured against such risks, in such amounts, and with such companies
as Landlord may reasonably require. All such work shall be performed in
accordance with all Laws and in a good and workmanlike manner so as not to
damage the Premises, the Building, or the components thereof.

            (e)   Mechanic's Liens. Tenant shall not permit any mechanic's liens
                  ----------------
to be filed against the Premises or the Building for any work performed,
materials furnished, or obligation incurred by or at the request of Tenant. If
such a lien is filed, then Tenant shall, within ten days after Landlord has
delivered notice of the filing thereof to Tenant, either pay the amount of the
lien or diligently contest such lien and deliver to Landlord a bond or other
security reasonably satisfactory to Landlord. If Tenant fails to timely take
either such action, then Landlord may pay the lien claim, and any amounts so
paid, including expenses and interest, shall be paid by Tenant to Landlord
within ten days after Landlord has invoiced Tenant therefor.

         8. Use. Tenant shall continuously occupy and use the Premises only for
            ---
general office, administration, systems and related telecommunications purposes
(the "Permitted Use") and shall comply with all Laws relating to the use,
      -------------
condition, access to, and occupancy of the Premises. The Premises shall not be
used for any use which is disreputable, creates extraordinary fire hazards, or
results in an increased rate of insurance on the Building or its contents, or
for the storage of any hazardous materials or substances. If, because of a
Tenant Party's acts, the rate of insurance on the Building or its contents
increases, then such acts shall be an Event of Default, Tenant shall pay to
Landlord the amount of such increase on demand, and acceptance of such payment
shall not waive any of Landlord's other rights. Tenant shall conduct its
business and control each other Tenant Party so as not to create any nuisance or
unreasonably interfere with other tenants or Landlord in its management of the
Building.

                                       9
<PAGE>

         9. Assignment and Subletting.
            -------------------------

            (a) Transfers to Affiliates. Tenant shall have the right, without
                -----------------------
the consent of Landlord, to assign this Lease, in whole but not in part, or
sublease the Premises or any portion thereof, or to permit the occupancy of any
portion of Premises, only to an Affiliate of Tenant, including any successor
entity by merger, consolidation, liquidation, reorganization or otherwise or any
entity acquiring all or substantially all of the assets of Tenant, whether or
not there may be a change in Tenant's name. Tenant shall promptly give Landlord
notice and provide Landlord such documentation as Landlord may reasonably
request for any transaction described in this Section 9(a).

            (b) Transfers; Consent. Except as allowed under Section 9(a), Tenant
                ------------------
shall not, without the prior written consent of Landlord, (1) assign, transfer,
or encumber this Lease or any estate or interest herein, whether directly or by
operation of law, (2) permit any other entity to become Tenant hereunder by
merger, consolidation, or other reorganization, (3) if Tenant is an entity other
than a corporation whose stock is publicly traded, permit the transfer of an
ownership interest in Tenant so as to result in a change in the current control
of Tenant, (4) sublet any portion of the Premises, (5) grant any license,
concession, or other right of occupancy of any portion of the Premises, or (6)
permit the use of the Premises by any parties other than Tenant (any of the
events listed in Section 9.(b)(1) through 9.(b)(6) being a "Transfer"). If
                                                            --------
Tenant requests Landlord's consent to a Transfer, then Tenant shall provide
Landlord with executed documentation of the proposed Transfer, and the following
information about the proposed transferee: name and address; reasonably
satisfactory information about its business and business history; its proposed
use of the Premises; banking, financial, and other credit information; and
general references sufficient to enable Landlord to determine the proposed
transferee's creditworthiness and character. Landlord shall not unreasonably
withhold its consent to any assignment or subletting of the Premises, provided
that the proposed transferee (A) is creditworthy, (B) has a good reputation in
the business community, (C) does not engage in business similar to those of the
Landlord, any affiliate of the Landlord, or of other tenants in the Building,
and (D) is not another occupant of the Building or person or entity with whom
Landlord is negotiating to lease space in the Building; otherwise, Landlord may
withhold its consent in its sole discretion. Tenant shall (i) reimburse Landlord
immediately upon request for its reasonable attorneys' fees incurred in
connection with considering any request for consent to a Transfer, and (ii)
shall provide Landlord with the Security Deposit required under Section 5 upon
Landlord consenting to such transfer. If Landlord consents to a proposed
Transfer, then the proposed transferee shall deliver to Landlord a written
agreement whereby it expressly assumes Tenant's obligations hereunder; however,
any transferee of less than all of the space in the Premises shall be liable
only for obligations under this Lease that are properly allocable to the space
subject to the Transfer for the period of the Transfer. No Transfer shall
release Tenant from its obligations under this Lease, but rather Tenant and its
transferee shall be jointly and severally liable therefor. Landlord's consent to
any Transfer shall not waive Landlord's rights as to any subsequent Transfers.
If an Event of Default occurs while the Premises or any part thereof are subject
to a Transfer, then Landlord, in addition to its other remedies, may collect
(and retain) directly from such transferee all rents becoming due to Tenant.
Tenant authorizes its transferees to make payments of rent directly to Landlord
upon receipt of notice from Landlord to do so. Tenant shall pay for the cost of
any demising walls or other improvements necessitated by a proposed subletting
or assignment.

                                      10
<PAGE>

          (c)  Cancellation. Landlord may, within 30 days after submission of
               ------------
Tenant's written request for Landlord's consent to an assignment or subletting,
cancel this Lease as to the portion of the Premises proposed to be sublet or
assigned as of the date the proposed Transfer is to be effective. If Landlord
cancels this Lease as to any portion of the Premises, then this Lease shall
cease for such portion of the Premises and Tenant shall pay to Landlord all Rent
accrued through the cancellation date relating to the portion of the Premises
covered by the proposed Transfer. Thereafter, Landlord may lease such portion of
the Premises to the prospective transferee (or to any other person) without
liability to Tenant.

          (d)  Additional Compensation. Tenant shall pay to Landlord,
               -----------------------
immediately upon receipt thereof, 75% of the excess (if any) of (1) all
compensation received by Tenant for a Transfer less the costs reasonably
incurred by Tenant with unaffiliated third parties in connection with such
Transfer (i.e., brokerage commissions, tenant finish work, and the like) over
(2) the Rent allocable to the portion of the Premises covered thereby.

     10.  Insurance; Waivers; Subrogation; Indemnity.
          ------------------------------------------

          (a)  Insurance.  Tenant shall maintain throughout the Term the
               ---------
following insurance policies: (1) commercial general liability insurance in
amounts of $5,000,000 per occurrence or such other amounts as Landlord may from
time to time reasonably require, insuring Tenant, Landlord, Landlord's agents
and their respective affiliates against all liability for injury to or death of
a person or persons or damage to property arising from the use and occupancy of
the Premises (except for the gross negligence or willful misconduct of Landlord
or Landlord's agents and their respective affiliates), (2) insurance covering
the full value of Tenant's property and improvements, and other property
(including property of others) in the Premises, (3) contractual liability
insurance sufficient to cover Tenant's indemnity obligations hereunder, (4)
worker's compensation insurance, containing a waiver of subrogation endorsement
acceptable to Landlord, and (5) business interruption insurance. Except as set
forth in Section 10(b) Tenant's insurance shall provide primary coverage to
Landlord when any policy issued to Landlord provides duplicate or similar
coverage, and in such circumstance Landlord's policy will be excess over
Tenant's policy. Tenant shall furnish to Landlord certificates of such insurance
and such other evidence satisfactory to Landlord of the maintenance of all
insurance coverages required hereunder, and Tenant shall obtain a written
obligation on the part of each insurance company to notify Landlord at least 30
days before cancellation or a material change of any such insurance policies.
All such insurance policies shall be in form, and issued by reputable companies
rated by A.M. Best (or similar service) in one of the three highest ratings
categories.

          (b)  Waiver of Negligence; No Subrogation.  Landlord and Tenant each
               ------------------------------------
waives any claim it might have against the other for any injury to or death of
any person or persons or damage to or theft, destruction, loss, or loss of use
of any property (a "Loss"), to the extent the same is insured against under any
                    ----
insurance policy that covers the Building, the Premises, Landlord's or Tenant's
fixtures, personal property, leasehold improvements, or business, or, in the
case of Tenant's waiver, is required to be insured against under the terms
hereof, regardless of whether the negligence of the other party caused such
Loss; however, Landlord's waiver shall not include any deductible amounts on
insurance policies carried by Landlord. Each party shall cause its insurance

                                      11
<PAGE>

carrier to endorse all applicable policies waiving the carrier's rights of
recovery under subrogation or otherwise against the other party.

          (c)  Indemnity. Subject to Section 10(b), Tenant shall indemnify and
               ---------
save harmless Landlord and its agents, servants, directors, officers, invitees,
partners, venturers, contractors, lenders under security documents, and
employees from and against any and all liabilities, claims, costs (including,
but not limited to, court costs, reasonable attorneys' fees, and costs of
investigation), and actions of any kind arising or alleged to arise by reason of
injury to or death of any person or damage to or loss of property occurring on,
in, or about the Premises or Building (by reason of any other claim of whatever
nature of any person or party related to the Premises or the Building (including
other tenants in the Building)); in each case, to the extent caused by Tenant's
failure to perform its obligations under this Lease or the negligence, gross
negligence or wilful misconduct of Tenant or any employee, director, officer,
servant, or agent to the extent Tenant is under the law responsible for the
actions of such persons. The previous sentence shall not apply to Hazardous
Materials, which are subject to a separate indemnity provision in Section 22(t).
This indemnity provision shall survive termination or expiration of this Lease.
If any proceeding is filed for which indemnity is required hereunder, Tenant
agrees, upon request therefor, to defend the indemnified party in such
proceeding at its sole cost utilizing counsel satisfactory to the indemnified
party.

          (d)  Self Insurance.  Notwithstanding the foregoing, Tenant may
               --------------
maintain a program of self-insurance or captive insurance covering all or any
portion of the insurance required hereby so long as SYSCO Corporation and/or an
Affiliate of SYSCO Corporation, is the Tenant hereunder, or is liable for the
obligations of Tenant hereunder, and SYSCO Corporation (or the Affiliate that is
liable for the obligation of Tenant) maintains a net worth according to
generally accepted accounting principles of at least $250,000,000.

     11.  Subordination; Attornment; Notice to Landlord's Mortgagee.
          ---------------------------------------------------------

          (a)  Subordination.  This Lease shall be subordinate to any deed of
               -------------
trust, mortgage, or other security instrument, or any ground lease, master
lease, or primary lease, that now or hereafter covers all or any part of the
Premises (the mortgagee under any such mortgage or the lessor under any such
lease is referred to herein as a "Landlord's Mortgagee") provided, as a
                                  --------------------
condition precedent to such subordination, Landlord agrees to take commercially
reasonable actions (including obtaining written documentation from Landlord's
Mortgagee reasonably acceptable to Landlord, Tenant and Landlord's Mortgagee) to
assure that each such mortgagee shall expressly covenant, or each such mortgage
shall expressly provide, that so long as Tenant is not in default under this
Lease, Tenant's quiet possession of the Premises shall remain undisturbed, on
the terms, covenants and conditions stated herein, whether or not the mortgage
is in default and notwithstanding any foreclosure or other action brought by
Landlord's Mortgagee. Any Landlord's Mortgagee may elect, at any time,
unilaterally, to make this Lease superior to its mortgage, ground lease, or
other interest in the Premises by so notifying Tenant in writing.

          (b)  Attornment. Tenant shall attorn to any party succeeding to
               ----------
Landlord's interest in the Premises, whether by purchase, foreclosure, deed in
lieu of foreclosure, power of sale,

                                      12
<PAGE>

termination of lease, or otherwise, upon such party's request, and shall execute
such agreements confirming such attornment as such party may reasonably request.

          (c)  Notice to Landlord's Mortgagee. Tenant shall not seek to enforce
               ------------------------------
any remedy it may have for any default on the part of Landlord without first
giving written notice by certified mail, return receipt requested, specifying
the default in reasonable detail, to any Landlord's Mortgagee whose address has
been given to Tenant, and affording such Landlord's Mortgagee a reasonable
opportunity to perform Landlord's obligations hereunder.

          (d)  Landlord's Mortgagee's Protection Provisions. If Landlord's
               ---------------------------------------------
Mortgagee shall succeed to the interest of Landlord under this Lease, Landlord's
Mortgagee shall not be: (1) liable for any act or omission of any prior lessor
(including Landlord); (2) bound by any rent or additional rent or advance rent
which Tenant might have paid for more than the current month to any prior lessor
(including Landlord), and all such rent shall remain due and owing,
notwithstanding such advance payment; (3) bound by any termination, amendment or
modification of this Lease made without Landlord's Mortgagee's consent and
written approval, except for those terminations, amendments and modifications
permitted to be made by Landlord without Landlord's Mortgagee's consent pursuant
to the terms of the loan documents between Landlord and Landlord's Mortgagee;
(4) subject to the defenses which Tenant might have against any prior lessor
(including Landlord); and (5) subject to the offsets which Tenant might have
against any prior lessor (including Landlord) except for those offset rights
which (A) are expressly provided in this Lease, (B) relate to periods of time
following the acquisition of the Building by Landlord's Mortgagee, and (C)
Tenant has provided written notice to Landlord's Mortgagee and provided
Landlord's Mortgagee a reasonable opportunity to cure the event giving rise to
such offset event. Landlord's Mortgagee shall have no liability or
responsibility under or pursuant to the terms of this Lease or otherwise after
it ceases to own an interest in the Building. Nothing in this Lease shall be
construed to require Landlord's Mortgagee to see to the application of the
proceeds of any loan, and Tenant's agreements set forth herein shall not be
impaired on account of any modification of the documents evidencing and securing
any loan.

     12.  Rules and Regulations. Tenant shall comply with the rules and
          ---------------------
regulations of the Building which are attached hereto as Exhibit C, except to
                                                         ---------
the extent that any such rules and regulations conflict with the terms of this
Lease, in which case this Lease shall control. Landlord may, from time to time,
change such rules and regulations for the safety, care, or cleanliness of the
Building and related facilities, provided that such changes are applicable to
all tenants of the Building and will not unreasonably interfere with Tenant's
use of the Premises. Tenant shall be responsible for the compliance with such
rules and regulations by each Tenant Party.

     13.  Condemnation.
          ------------

          (a)  Total Taking. If the entire Building or Premises are taken by
               ------------
right of eminent domain or conveyed in lieu thereof (a "Taking"), this Lease
                                                        ------
shall terminate as of the date of the Taking.

                                      13
<PAGE>

          (b)  Partial Taking - Tenant's Rights. If any part of the Building
               --------------------------------
becomes subject to a Taking and such Taking will prevent Tenant from conducting
its business in the Premises in a manner reasonably comparable to that conducted
immediately before such Taking for a period of more than 180 days, then Tenant
may terminate this Lease as of the date of such Taking by giving written notice
to Landlord within 30 days after the Taking, and Rent shall be apportioned as of
the date of such Taking. If Tenant does not terminate this Lease, then Rent
shall be abated on a reasonable basis as to that portion of the Premises
rendered untenantable by the Taking.

          (c)  Partial Taking - Landlord's Rights. If any material portion, but
               ----------------------------------
less than all, of the Building becomes subject to a Taking, or if Landlord is
required to pay any of the proceeds received for a Taking to a Landlord's
Mortgagee, then Landlord may terminate this Lease by delivering written notice
thereof to Tenant within 30 days after such Taking, and Rent shall be
apportioned as of the date of such Taking. If Landlord does not so terminate
this Lease, then this Lease will continue, but if any portion of the Premises
has been taken, Rent shall abate as provided in the last sentence of Section
13.(b).

          (d)  Award. If any Taking occurs, then Landlord shall receive the
               -----
entire award or other compensation for the land on which the Building is
situated, the Building, and other improvements taken, and Tenant may separately
pursue a claim (to the extent it will not reduce Landlord's award) against the
condemnor for (i) the value of Tenant's personal property which Tenant is
entitled to remove under this Lease, moving costs, loss of business, (ii) an
award for Tenant's leasehold estate, and (iii) other claims it may have.

     14.  Fire or Other Casualty.
          ----------------------

          (a)  Repair Estimate. If the Premises or the Building are damaged
               ---------------
by fire or other casualty (a "Casualty"), Landlord shall, within 60 days after
                              --------
such Casualty, deliver to Tenant a good faith estimate (the "Damage Notice") of
                                                             -------------
the time needed to repair the damage caused by such Casualty.

          (b)  Landlord's and Tenant's Rights. If a material portion of the
               ------------------------------
Premises or the Building is damaged by Casualty such that Tenant is prevented
from conducting its business in the Premises in a manner reasonably comparable
to that conducted immediately before such Casualty and Landlord estimates that
the damage caused thereby cannot be repaired within 240 days after the Casualty,
then Tenant may terminate this Lease by delivering written notice to Landlord of
its election to terminate within 30 days after the Damage Notice has been
delivered to Tenant. If Tenant does not so timely terminate this Lease, then
(subject to Section 14.(c)) Landlord shall repair the Building or the Premises,
as the case may be, as provided below, and Rent for the portion of the Premises
rendered untenantable by the damage shall be abated on a reasonable basis from
the date of damage until the completion of the repair, unless a Tenant Party
caused such damage, in which case, Tenant shall continue to pay Rent without
abatement (except to the extent Landlord has obtained a policy of rental
reimbursement insurance, and actually receives the proceeds thereof).

          (c)  Landlord's Rights. If a Casualty damages a material portion of
               -----------------
the Building, and Landlord makes a good faith determination that restoring the
Premises would be uneconomical,

                                      14
<PAGE>

or if Landlord is required to pay any insurance proceeds arising out of the
Casualty to a Landlord's Mortgagee, then Landlord may terminate this Lease by
giving written notice of its election to terminate within 30 days after the
Damage Notice has been delivered to Tenant, and Basic Rent and Additional Rent
shall be abated as of the date of the Casualty.

          (d)  Repair Obligation. If neither party elects to terminate this
               -----------------
Lease following a Casualty, then Landlord shall, within a reasonable time after
such Casualty, begin to repair the Building and the Premises and shall proceed
with reasonable diligence to restore the Building and Premises to substantially
the same condition as they existed immediately before such Casualty; however,
Landlord shall not be required to repair or replace any of the furniture,
equipment, fixtures, and other improvements which may have been placed by, or at
the request of, Tenant or other occupants in the Building or the Premises, and
Landlord's obligation to repair or restore the Building or Premises shall be
limited to the extent of the insurance proceeds actually received by Landlord
for the Casualty in question.

     15.  Personal Property Taxes. Tenant shall be liable for all taxes levied
          -----------------------
or assessed against personal property, furniture, or fixtures placed by Tenant
in the Premises. If any taxes for which Tenant is liable are levied or assessed
against Landlord or Landlord's property and Landlord elects to pay the same, or
if the assessed value of Landlord's property is increased by inclusion of such
personal property, furniture or fixtures and Landlord elects to pay the taxes
based on such increase, then Landlord shall promptly give written notice of the
same to Tenant, and Tenant shall pay to Landlord, upon demand, the part of such
taxes for which Tenant is primarily liable hereunder; however, Landlord shall
not pay such amount if Tenant notifies Landlord that it will contest the
validity or amount of such taxes before Landlord makes such payment, and
thereafter diligently proceeds with such contest in accordance with law and if
the non-payment thereof does not pose a threat of loss or seizure of the
Building or interest of Landlord therein or impose any fee or penalty against
Landlord. Landlord shall promptly forward to Tenant any tax or assessment
notices that are received by Landlord and that Landlord can reasonably identify
as levying or taxing Tenant's property, furniture or fixtures; however, Landlord
shall not be liable for its failure to do so.

     16.  Events of Default. Each of the following occurrences shall be an
          -----------------
"Event of Default":
 ----------------

          (a)  Tenant's failure to pay Rent within five days after Landlord has
delivered notice to Tenant that the same is due; however, an Event of Default
shall occur hereunder without any obligation of Landlord to give any notice if
Landlord has given Tenant written notice under this Section 16.(a) on more than
one occasion during the twelve (12) month interval preceding such failure by
Tenant;

          (b)  Tenant fails to provide the Security Deposit required under
Section 5 and such failure shall continue for 5 days after written notice
thereof from Landlord to Tenant;

          (c)  Tenant's failure to perform, comply with, or observe any other
agreement or obligation of Tenant under this Lease and the continuance of such
failure for a period of more than 30 days after Landlord has delivered to Tenant
written notice thereof (provided, however, Tenant

                                      15
<PAGE>

shall have such additional time, not to exceed 90 days, to cure any such default
if Tenant has promptly commenced and is diligently pursuing such cure and
diligently prosecutes the same); and

          (d)  The filing of a petition by or against Tenant (the term "Tenant"
                                                                        ------
shall include, for the purpose of this Section 16.(d), any guarantor of Tenant's
obligations hereunder) (1) in any bankruptcy or other insolvency proceeding; (2)
seeking any relief under any state or federal debtor relief law; (3) for the
appointment of a liquidator or receiver for all or substantially all of Tenant's
property or for Tenant's interest in this Lease; or (4) for the reorganization
or modification of Tenant's capital structure; however, if such a petition is
filed against Tenant, then such filing shall not be an Event of Default unless
Tenant fails to have the proceedings initiated by such petition dismissed within
60 days after the filing thereof.

     17.  Remedies. Upon any Event of Default, Landlord may, in addition to
          --------
all other rights and remedies afforded Landlord hereunder or by law or equity,
take any of the following actions:

          (a)  Terminate this Lease by giving Tenant written notice thereof, in
which event Tenant shall pay to Landlord the sum of (1) all Rent accrued
hereunder through the date of termination, (2) all amounts due under Section
18.(a), and (3) an amount equal to (A) the total Rent that Tenant would have
been required to pay for the remainder of the Term discounted to present value
at a per annum rate equal to the "Prime Rate" as published on the date this
Lease is terminated by The Wall Street Journal, Southwest Edition, in its
listing of "Money Rates" minus one percent, minus (B) the then present fair
rental value of the Premises for such period, similarly discounted;

          (b)  Terminate Tenant's right to possess the Premises without
terminating this Lease by giving written notice thereof to Tenant, in which
event Tenant shall pay to Landlord (1) all Rent and other amounts accrued
hereunder to the date of termination of possession, (2) all amounts due from
time to time under Section 18.(a), and (3) all Rent and other net sums required
hereunder to be paid by Tenant during the remainder of the Term, diminished by
any net sums thereafter received by Landlord through reletting the Premises
during such period, after deducting all costs incurred by Landlord in reletting
the Premises. Landlord shall use reasonable efforts to relet the Premises on
such terms as Landlord in its sole discretion may determine (including a term
different from the Term, rental concessions, and alterations to, and improvement
of, the Premises); however, Landlord shall not be obligated to relet the
Premises before leasing other portions of the Building. Landlord shall not be
liable for, nor shall Tenant's obligations hereunder be diminished because of,
Landlord's failure to relet the Premises or to collect rent due for such
reletting. Tenant shall not be entitled to the excess of any consideration
obtained by reletting over the Rent due hereunder. Reentry by Landlord in the
Premises shall not affect Tenant's obligations hereunder for the unexpired Term;
rather, Landlord may, from time to time, bring an action against Tenant to
collect amounts due by Tenant, without the necessity of Landlord's waiting until
the expiration of the Term. Unless Landlord delivers written notice to Tenant
expressly stating that it has elected to terminate this Lease, all actions taken
by Landlord to dispossess or exclude Tenant from the Premises shall be deemed to
be taken under this Section 17.(b). If Landlord elects to proceed under this
Section 17.(b), it may at any time elect to terminate this Lease under Section
17.(a); or

                                      16
<PAGE>

          (c)  Additionally, without notice, Landlord may alter locks or other
security devices at the Premises to deprive Tenant of access thereto, and
Landlord shall not be required to provide a new key or right of access to
Tenant.

     18.  Payment by Tenant; Non-Waiver.
          -----------------------------

          (a)  Payment by Tenant. Upon any Event of Default, Tenant shall pay
               -----------------
to Landlord all costs incurred by Landlord (including court costs and reasonable
attorneys' fees and expenses) in (1 obtaining possession of the Premises, (2
removing and storing Tenant's or any other occupant's property, (3 repairing,
restoring, altering, remodeling, or otherwise putting the Premises into
condition acceptable to a new tenant, (4 if Tenant is dispossessed of the
Premises and this Lease is not terminated, reletting all or any part of the
Premises (including brokerage commissions, cost of tenant finish work, and other
costs incidental to such reletting), (5 performing Tenant's obligations which
Tenant failed to perform, and (6 enforcing, or advising Landlord of, its rights,
remedies, and recourses arising out of the Event of Default. To the full extent
permitted by law, Landlord and Tenant agree the federal and state courts of
Texas shall have exclusive jurisdiction over any matter relating to or arising
from this Lease and the parties' rights and obligations under this Lease.

          (b)  No Waiver. Landlord's acceptance of Rent following an Event of
               ---------
Default shall not waive Landlord's rights regarding such Event of Default. No
waiver by Landlord of any violation or breach of any of the terms contained
herein shall waive Landlord's rights regarding any future violation of such
term. Landlord's acceptance of any partial payment of Rent shall not waive
Landlord's rights with regard to the remaining portion of the Rent that is due,
regardless of any endorsement or other statement on any instrument delivered in
payment of Rent or any writing delivered in connection therewith; accordingly,
Landlord's acceptance of a partial payment of Rent shall not constitute an
accord and satisfaction of the full amount of the Rent that is due.

     19.  Surrender of Premises. No act by Landlord shall be deemed an
          ---------------------
acceptance of a surrender of the Premises, and no agreement to accept a
surrender of the Premises shall be valid unless it is in writing and signed by
Landlord. At the expiration or termination of this Lease, Tenant shall deliver
to Landlord the Premises with all improvements located therein in good repair
and condition, free of Hazardous Materials placed on the Premises during the
Term, broom-clean, reasonable wear and tear (and condemnation and Casualty
damage not caused by Tenant, as to which Sections 13 and 14 shall control)
excepted, and shall deliver to Landlord all keys to the Premises. Provided that
Tenant has performed all of its obligations hereunder, Tenant may remove all
unattached trade fixtures, furniture, and personal property placed in the
Premises by Tenant, and shall remove such alterations, additions, improvements,
trade fixtures, personal property, equipment, wiring, and furniture as Landlord
may request. Tenant shall repair all damage caused by such removal. All items
not so removed shall be deemed to have been abandoned by Tenant and may be
appropriated, sold, stored, destroyed, or otherwise disposed of by Landlord
without notice to Tenant and without any obligation to account for such items.
The provisions of this Section 19 shall survive the end of the Term.

                                      17
<PAGE>

     20.  Holding Over. If Tenant fails to vacate the Premises at the end of
          ------------
the Term, then Tenant shall be a tenant at will and, in addition to all other
damages and remedies to which Landlord may be entitled for such holding over,
Tenant shall pay, in addition to the other Rent, a daily Basic Rent equal to the
greater of (a) twice the daily Basic Rent payable during the last month of the
Term, or (b) 125% of the prevailing rental rate in the Building for similar
space. The provisions of this Section 20 shall not be deemed to limit or
constitute a waiver of any other rights or remedies of Landlord provided herein
or at law. If Tenant fails to surrender the Premises upon the termination or
expiration of this Lease, in addition to any other liabilities to Landlord
accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord
harmless from all loss, costs (including reasonable attorneys' fees) and
liability resulting from such failure, including, without limiting the
generality of the foregoing, any claims made by any succeeding tenant founded
upon such failure to surrender, and any lost profits to Landlord resulting
therefrom.

     21.  Certain Rights Reserved by Landlord. Provided that the exercise of
          -----------------------------------
such rights does not unreasonably interfere with Tenant's occupancy of the
Premises, Landlord (and its agents and contractors) shall have the following
rights:

          (a)  To decorate and to make inspections, repairs, alterations,
additions, changes, or improvements, whether structural or otherwise, in and
about the Building, or any part thereof; to enter upon the Premises and, during
the continuance of any such work, to temporarily close doors, entryways, public
space, and corridors in the Building; to interrupt or temporarily suspend
Building services and facilities; to change the name of the Building; and to
change the arrangement and location of entrances or passageways, doors, and
doorways, corridors, elevators, stairs, restrooms, or other public parts of the
Building;

          (b)  To take such reasonable measures as Landlord deems advisable for
the security of the Building and its occupants; evacuating the Building for
cause, suspected cause, or for drill purposes; temporarily denying access to the
Building; and closing the Building after normal business hours and on Sundays
and holidays, subject, however, to Tenant's right to enter when the Building is
closed after normal business hours under such reasonable regulations as Landlord
may prescribe from time to time; and

          (c)  To enter the Premises at reasonable hours to show the Premises to
prospective purchasers, lenders, or, during the last 18 months of the Term,
tenants.

          (d)  Any entry by the Landlord (or its agents and contractors) shall
be after reasonable prior notice to Tenant, except in the case of emergency. If
requested by Tenant, Landlord will use reasonable commercial efforts to enter
the Premises only after business hours; however, if Landlord's entry for any
purpose referenced above could have been done during normal business hours, but
Tenant requested Landlord's entry to be after normal business hours, then Tenant
agrees to reimburse Landlord for any additional costs incurred by Landlord as a
result thereof.

          (e)  Tenant may, by prior written notice, from time to time designate
up to 30,000 square feet of net rentable area of the Premises as secure areas,
as to which Tenant shall have the right to limit the people having access
thereto (absent emergencies) to only the persons necessary

                                      18
<PAGE>

to perform the repairs and maintenance contemplated by this Section 21. Except
in the case of emergency, Landlord shall have no access to the secured areas of
the Premises without being accompanied at all times by a designated
representative of Tenant.

     22.  Miscellaneous.
          -------------

          (a)  Landlord Transfer. Landlord may transfer any portion of the
               -----------------
Building and any of its rights under this Lease. If Landlord assigns its rights
under this Lease, then Landlord shall thereby be released from any further
obligations hereunder, provided that the assignee assumes Landlord's obligations
hereunder in writing.

          (b)  Landlord's Liability. The liability of Landlord to Tenant for
               --------------------
any default by Landlord under the terms of this Lease shall be limited to
Tenant's actual direct, but not consequential, damages therefor and shall be
recoverable only from the interest of Landlord in the Building, and Landlord
shall not be personally liable for any deficiency. This Section shall not limit
any remedies which Tenant may have for Landlord's defaults which do not involve
the personal liability of Landlord.

          (c)  Force Majeure. Other than for Tenant's obligations under this
               -------------
Lease that can be performed by the payment of money (e.g., payment of Rent and
maintenance of insurance), whenever a period of time is herein prescribed for
action to be taken by either party hereto, such party shall not be liable or
responsible for, and there shall be excluded from the computation of any such
period of time, any delays due to strikes, riots, acts of God, shortages of
labor or materials, war, governmental laws, regulations, or restrictions, or any
other causes of any kind whatsoever which are beyond the control of such party.

          (d)  Brokerage. Neither Landlord nor Tenant has dealt with any broker
               ---------
or agent in connection with the negotiation or execution of this Lease, other
than CB Richard Ellis, whose commission shall be paid by Landlord pursuant to a
separate agreement. Tenant and Landlord shall each indemnify the other against
all costs, expenses, attorneys' fees, and other liability for commissions or
other compensation claimed by any broker or agent claiming the same by, through,
or under the indemnifying party.

          (e)  Estoppel Certificates. From time to time, Tenant shall furnish
               ---------------------
to any party designated by Landlord, within ten business days after Landlord has
made a request therefor, a certificate signed by Tenant confirming and
containing such factual certifications and representations (if true) as to this
Lease as Landlord may reasonably request stating, (a) whether or not this Lease
is in full force and effect; (b) whether or not this Lease has been amended and
certifying as to copies of such amendments, if any; (c) whether or not there are
any existing defaults under this Lease to the knowledge of Tenant and specifying
the nature of such defaults, if any; (d) that Tenant will not amend, terminate
or make prepayment of more than one month's rent under this Lease or subordinate
this Lease to any lien subordinate to a mortgage; (e) that any notice required
hereunder to be given to Landlord shall be given also to such mortgagee or
assignee and any right of Tenant hereunder which is dependent on such notice
shall take effect only after notice so given; and (f) such other matters as may
reasonably be requested by Landlord, such mortgagee or assignee.

                                      19
<PAGE>

          (f)  Notices. All notices and other communications given pursuant to
               -------
this Lease shall be in writing and shall be (1 mailed by first class, United
States Mail, postage prepaid, certified, with return receipt requested, and
addressed to the parties hereto at the address specified next to their signature
block, (2 hand delivered to the intended address, or (3 sent by prepaid
telegram, cable, facsimile transmission, or telex followed by a confirmatory
letter. All notices shall be effective upon delivery to the address of the
addressee. The parties hereto may change their addresses by giving notice
thereof to the other in conformity with this provision.

          (g)  Separability. If any clause or provision of this Lease is
               ------------
illegal, invalid, or unenforceable under present or future laws, then the
remainder of this Lease shall not be affected thereby and in lieu of such clause
or provision, there shall be added as a part of this Lease a clause or provision
as similar in terms to such illegal, invalid, or unenforceable clause or
provision as may be possible and be legal, valid, and enforceable.

          (h)  Amendments; and Binding Effect. This Lease may not be amended
               ------------------------------
except by instrument in writing signed by Landlord and Tenant. No provision of
this Lease shall be deemed to have been waived by Landlord unless such waiver is
in writing signed by Landlord, and no custom or practice which may evolve
between the parties in the administration of the terms hereof shall waive or
diminish the right of Landlord to insist upon the performance by Tenant in
strict accordance with the terms hereof. The terms and conditions contained in
this Lease shall inure to the benefit of and be binding upon the parties hereto,
and upon their respective successors in interest and legal representatives,
except as otherwise herein expressly provided. This Lease is for the sole
benefit of Landlord and Tenant, and, other than Landlord's Mortgagee, no third
party shall be deemed a third party beneficiary hereof.

          (i)  Quiet Enjoyment. Provided Tenant has performed all of its
               ---------------
obligations hereunder, Tenant shall peaceably and quietly hold and enjoy the
Premises for the Term, without hindrance from Landlord or any party claiming by,
through, or under Landlord, but not otherwise, subject to the terms and
conditions of this Lease.

          (j)  No Merger. There shall be no merger of the leasehold estate
               ---------
hereby created with the fee estate in the Premises or any part thereof if the
same person acquires or holds, directly or indirectly, this Lease or any
interest in this Lease and the fee estate in the leasehold Premises or any
interest in such fee estate.

          (k)  No Offer. The submission of this Lease to Tenant shall not be
               --------
construed as an offer, and Tenant shall not have any rights under this Lease
unless Landlord executes a copy of this Lease and delivers it to Tenant.

          (l)  Entire Agreement. This Lease constitutes the entire agreement
               ----------------
between Landlord and Tenant regarding the subject matter hereof and supersedes
all oral statements and prior writings relating thereto, including that certain
letter agreement between Landlord and Tenant dated June 30, 1998. Except for
those set forth in this Lease, no representations, warranties, or agreements
have been made by Landlord or Tenant to the other with respect to this Lease or
the obligations of Landlord or Tenant in connection therewith. The normal rule
of construction that any ambiguities

                                      20
<PAGE>

be resolved against the drafting party shall not apply to the interpretation of
this Lease or any exhibits or amendments hereto.

          (m)  Governing Law. This Lease shall be governed by and construed in
               -------------
accordance with the laws of the State in which the Premises are located.

          (n)  Joint and Several Liability. If Tenant is comprised of more than
               ---------------------------
one party, each such party shall be jointly and severally liable for Tenant's
obligations under this Lease.

          (o)  Financial Reports. Tenant shall furnish to Landlord, promptly
               -----------------
upon its becoming available, each financial statement, report, notice or proxy
statement sent by Tenant to stockholders generally and each regular or periodic
report filed by Tenant with any securities exchange or the Securities and
Exchange Commission or any successor agency.

          (p)  Landlord's Fees. Whenever Tenant requests Landlord to take any
               ---------------
action or give any consent required or permitted under this Lease, Tenant will
reimburse Landlord for Landlord's reasonable, out-of-pocket costs incurred in
reviewing the proposed action or consent, including without limitation
reasonable attorneys', engineers' or architects' fees, within ten days after
Landlord's delivery to Tenant of a statement of such costs. Tenant will be
obligated to make such reimbursement without regard to whether Landlord consents
to any such proposed action.

          (q)  Telecommunications. Tenant and its telecommunications companies,
               ------------------
including but not limited to local exchange telecommunications companies and
alternative access vendor services companies shall have no right of access to
and within the Building, for the installation and operation of
telecommunications systems including but not limited to voice, video, data, and
any other telecommunications services provided over wire, fiber optic,
microwave, wireless, and any other transmission systems, for part or all of
Tenant's telecommunications within the Building and from the Building to any
other location without Landlord's prior written consent, which consent shall not
be withheld, conditioned or delayed: provided however, that Landlord may
withhold, condition or delay such consent if said telecommunications may
unreasonably interfere with other tenant's existing telecommunications uses,
require structural modifications, reduce the amount of leasable space in the
Building, interfere with any of the base Building systems or the operation of
the Building. If any of Tenant's telecommunications uses require access or use
of the rooftop of the Building, Landlord and Tenant shall negotiate a separate
license agreement relating to the same.

          (r)  General Definitions. The following terms shall have the
               -------------------
following meanings: "Laws" means all federal, state, and local laws, rules and
                     ----
regulations, all court orders, all governmental directives and governmental
orders, and all restrictive covenants affecting the Property, and "Law" means
                                                                   ---
any of the foregoing; "Affiliate" means (i) any Parent of Tenant or (ii) any
                       ---------
wholly owned subsidiary of Tenant, where "Parent" for the purpose of this
definition means any person directly or indirectly controlling Tenant, or any
direct or indirect (whether once or more removed) parent of Tenant's parent;
"Tenant Party" shall include Tenant, any assignees claiming by, through, or
 ------------
under Tenant, any subtenants claiming by, through, or under Tenant, and any
agents,

                                      21
<PAGE>

contractors, employees, invitees of the foregoing parties; and "including" means
including, without limitation.
---------

          (s)  Confidentiality. Tenant acknowledges that the economic terms and
               ---------------
conditions of this Lease are to remain confidential for Landlord's benefit, and
may not be disclosed by Tenant to anyone, by any manner or means, directly or
indirectly, without Landlord's prior written consent. The consent by Landlord to
any disclosures shall not be deemed to be a waiver on the part of Landlord of
any prohibition against any future disclosure. Unless otherwise mutually agreed,
no party shall make or authorize any press release of information regarding the
matters contemplated by, or any provisions or terms of, this Lease, except (i)
that a press release or press releases in mutually agreed upon form or forms
shall be issued by the parties following the execution of this Lease if
requested or required by either party, and (ii) after consultation with each
other, as required by law or stock exchange rule, or as necessary for the
assertion or enforcement of contractual rights.

          (t)  Hazardous Materials. The term "Hazardous Materials" means any
               -------------------            -------------------
substance, material, or waste which is now or hereafter classified or considered
to be hazardous, toxic, or dangerous under any Law relating to pollution or the
protection or regulation of human health, natural resources or the environment,
or poses or threatens to pose a hazard to the health or safety of persons on the
Premises or in the Building. Tenant shall not use, generate, store, or dispose
of, or permit the use, generation, storage or disposal of Hazardous Materials on
or about the Premises or the Building except in a manner and quantity necessary
for the ordinary performance of Tenant's business, and then in compliance with
all Laws. If Tenant breaches its obligations under this Section 22.(t), Landlord
may immediately take any and all action reasonably appropriate to remedy the
same, including taking all appropriate action to clean up or remediate any
contamination resulting from Tenant's use, generation, storage or disposal of
Hazardous Materials. Tenant shall defend, indemnify, and hold harmless Landlord
and its representatives and agents from and against any and all claims, demands,
liabilities, causes of action, suits, judgments, damages and expenses (including
reasonable attorneys' fees and cost of clean up and remediation) arising from
Tenant's failure to comply with the provisions of this Section 22.(t). This
indemnity provision shall survive termination or expiration of the Lease.

          (u)  List of Exhibits. All exhibits and attachments attached hereto
               -----------------
are incorporated herein by this reference.

          Exhibit A -  Outline of Premises
          Exhibit B -  Legal Description of Building
          Exhibit C -  Building Rules and Regulations
          Exhibit D -  Tenant Finish-Work Letter
          Exhibit E -  Parking
          Exhibit F -  Commencement Date Certificate
          Exhibit G -  Signage

     23.  Other Provisions.
          ----------------

                                      22
<PAGE>

LANDLORD AND TENANT EXPRESSLY DISCLAIM ANY IMPLIED WARRANTY THAT THE PREMISES
ARE SUITABLE FOR TENANT'S INTENDED COMMERCIAL PURPOSE, AND EXCEPT AS OTHERWISE
EXPRESSLY PROVIDED HEREIN TENANT'S OBLIGATION TO PAY RENT HEREUNDER IS NOT
DEPENDENT UPON THE CONDITION OF THE PREMISES OR THE PERFORMANCE BY LANDLORD OF
ITS OBLIGATIONS HEREUNDER, AND, EXCEPT AS OTHERWISE EXPRESSLY PROVIDED HEREIN,
TENANT SHALL CONTINUE TO PAY THE RENT, WITHOUT ABATEMENT, SETOFF OR DEDUCTION,
NOTWITHSTANDING ANY BREACH BY LANDLORD OF ITS DUTIES OR OBLIGATIONS HEREUNDER,
WHETHER EXPRESS OR IMPLIED.

     24.  Signage.
          -------

          (a)  Landlord hereby grants to Tenant the right to place and from time
to time replace signage in the interior of the Building of the size and type
described in Exhibit "G", which right shall be non-exclusive as to the street
             -----------
level lobby. Such signage shall be subject to the reasonable approval of
Landlord, but Landlord shall not object to the signage being or including
Tenant's name (or an abbreviation thereof) and/or Tenant's corporate logos in
the colors customarily utilized by Tenant.

          (b)  There shall be no additional cost to Tenant for the rights
granted in this Section 24; however all of Landlord's reasonable out of pocket
costs related to the construction and placement of Tenant's signage described in
(a) above shall be at Tenant's expense. Tenant may install the signage described
in Section 24 at any time after September 1, 1998. At the end of the Term,
Tenant shall remove all signage and restore the portion of the Building so
affected by the signage to the pre-existing condition.

     25.  Lender Approval. The parties acknowledge that (i) this Lease and
          ---------------
(ii) any amendment, modification or termination of this Lease is subject to the
consent of Principal Mutual Life Insurance Company ("Principal") and this Lease
                                                     ---------
is also subject to the execution of a Subordination, Non-Disturbance and
Attornment agreement in a form acceptable to Principal, Tenant and Landlord.

     Dated as of the date first above written.

TENANT:                   SYSCO CORPORATION

                          By:  /s/ John K. Stubblefield, Jr.
                             ---------------------------------------------------
                          Name: John K. Stubblefield, Jr.
                               -------------------------------------------------
                          Title: Senior Vice President & Chief Financial Officer
                                ------------------------------------------------
                          Address:  1390 Enclave Parkway
                                    Houston, Texas 77077
                                    Attention: General Counsel
                          Telecopy: 281/584-2510

                                      23
<PAGE>

LANDLORD:                         ENCLAVE PARKWAY REALTY, INC.

                                   By:   /s/ Thomas L. Langford
                                      -----------------------------------------
                                   Name: Thomas L. Langford
                                        ---------------------------------------
                                   Title: Executive Vice President
                                         --------------------------------------
                                   Address:  c/o Stone & Webster, Incorporated
                                             245 Summer Street
                                             Boston, Massachusetts 02210
                                             Attention: General Counsel
                                   Telecopy: 617/589-2201

                                      24
<PAGE>

                                   EXHIBIT A

                             [OUTLINE OF PREMISES]
                              -------------------

                                      A-1
<PAGE>

                                   EXHIBIT A
                                   ---------

                                 [FLOOR PLAN]

                                  Sixth Floor

                                 [FLOOR PLAN]

                                  Fifth Floor

                                      A-1
<PAGE>

                                   EXHIBIT B
                                   ---------

Reserve "I" in Block 6 of Partial Replat of Enclave, a subdivision in Harris
County, Texas, according to the map or plat thereof recorded in Volume 328, Page
13 of the Map Records of Harris County, Texas.

                                      B-1
<PAGE>

                                   EXHIBIT C
                                   ---------

                        BUILDING RULES AND REGULATIONS
                        ------------------------------

          The following rules and regulations shall apply to the Premises, the
Building, the parking garage associated therewith, and the appurtenances
thereto:

          1.   Sidewalks, doorways, vestibules, halls, stairways, and other
similar areas shall not be obstructed by tenants or used by any tenant for
purposes other than ingress and egress to and from their respective leased
premises and for going from one to another part of the Building.

          2.   Plumbing, fixtures and appliances shall be used only for the
purposes for which designed, and no sweepings, rubbish, rags or other unsuitable
material shall be thrown or deposited therein. Damage resulting to any such
fixtures or appliances from misuse by a tenant or its agents, employees or
invitees, shall be paid by such tenant.

          3.   No signs, advertisements or notices shall be painted or affixed
on or to any windows or doors or other part of the Building without the prior
written consent of Landlord. No nails, hooks or screws shall be driven or
inserted in any part of the Building except by Building maintenance personnel.
No curtains or other window treatments shall be placed between the glass and the
Building standard window treatments.

          4.   Landlord shall provide and maintain an alphabetical directory for
all tenants in the main lobby of the Building.

          5.   Landlord shall provide all door locks in each tenant's leased
premises, at the cost of such tenant, and no tenant shall place any additional
door locks in its leased premises without Landlord's prior written consent.
Landlord shall furnish to each tenant a reasonable number of keys to such
tenant's leased premises, at such tenant's cost, and no tenant shall make a
duplicate thereof.

          6.   Movement in or out of the Building of furniture or office
equipment, or dispatch or receipt by tenants of any bulky material, merchandise
or materials which require use of elevators or stairways, or movement through
the Building entrances or lobby shall be conducted under Landlord's supervision
at such times and in such a manner as Landlord may reasonably require. Each
tenant assumes all risks of and shall be liable for all damage to articles moved
and injury to persons or public engaged or not engaged in such movement,
including equipment, property and personnel of Landlord if damaged or injured as
a result of acts in connection with carrying out this service for such tenant.

          7.   Landlord may prescribe weight limitations and determine the
locations for safes and other heavy equipment or items, which shall in all cases
be placed in the Building so as to distribute weight in a manner acceptable to
Landlord which may include the use of such supporting devices as Landlord may
require. All damages to the Building caused by the installation or removal of
any

                                      C-1
<PAGE>

property of a tenant, or done by a tenant's property while in the Building,
shall be repaired at the expense of such tenant.

          8.   Corridor doors, when not in use, shall be kept closed. Nothing
shall be swept or thrown into the corridors, halls, elevator shafts or
stairways. No birds or animals shall be brought into or kept in, on or about any
tenant's leased premises. No portion of any tenant's leased premises shall at
any time be used or occupied as sleeping or lodging quarters.

          9.   Tenant shall cooperate with Landlord's employees in keeping its
leased premises neat and clean. Tenants shall not employ any person for the
purpose of such cleaning other than the Building's cleaning and maintenance
personnel.

          10.  To ensure orderly operation of the Building, no ice, mineral or
other water, towels, newspapers, etc. shall be delivered to any leased area
except by persons approved by Landlord.

          11.  Tenant shall not make or permit any vibration or improper,
objectionable or unpleasant noises or odors in the Building or otherwise
interfere in any way with other tenants or persons having business with them.

          12.  No machinery of any kind (other than normal office equipment)
shall be operated by any tenant on its leased area without Landlord's prior
written consent, nor shall any tenant use or keep in the Building any flammable
or explosive fluid or substance.

          13.  Landlord will not be responsible for lost or stolen personal
property, money or jewelry from tenant's leased premises or public or common
areas regardless of whether such loss occurs when the area is locked against
entry or not.

          14.  Tenant shall not conduct any activity on or about the Premises or
Building which will draw pickets, demonstrators, or the like.

          15.  All vehicles are to be currently licensed, parked for business
purposes having to do with Tenant's business operated in the Premises, parked
within designated parking spaces, one vehicle to each space. No vehicle shall be
parked as a "billboard" vehicle in the parking lot. Any vehicle parked
improperly may be towed away. Tenant, Tenant's agents, employees, vendors and
customers who do not operate or park their vehicles as required shall subject
the vehicle to being towed at the expense of the owner or driver. Landlord may
place a "boot" on the vehicle to immobilize it and may levy a charge of $50.00
to remove the "boot."

                                      C-2
<PAGE>

                                    EXHIBIT D
                                    ---------

                            TENANT FINISH-WORK LETTER
                            -------------------------

1.   Except as set forth in this Exhibit, Tenant accepts the Premises in their
     "AS-IS" condition on the date that this lease is entered into.
      -----

2.   On or before September 1, 1998, Tenant shall provide to Landlord for its
     approval final working drawings, prepared by an architect that has been
     approved by Landlord (which approval shall not unreasonably be withheld),
     of all improvements that Tenant proposes to install in the Premises; such
     working drawings shall include the partition layout, ceiling plan,
     electrical outlets and switches, telephone outlets, drawings for any
     modifications to the mechanical and plumbing systems of the Building, and
     detailed plans and specifications for the construction of the improvements
     called for under this Exhibit in accordance with all applicable
     governmental laws, codes, rules, and regulations. If any of Tenant's
     proposed construction work will affect the Building's HVAC, electrical,
     mechanical, or plumbing systems, then the working drawings pertaining
     thereto must be approved by the Building's engineer of record. Landlord's
     approval of such working drawings shall not be unreasonably withheld,
     provided that they comply with all laws, rules, and regulations, such
     working drawings are sufficiently detailed to allow construction of the
     improvements in a good and workmanlike manner, and the improvements
     depicted thereon conform to the rules and regulations promulgated from time
     to time by Landlord for the construction of tenant improvements (a copy of
     which has been delivered to Tenant). As used herein, "Working Drawings"
                                                           ----------------
     shall mean the final working drawings approved by Landlord, as amended from
     time to time by any approved changes thereto, and "Work" shall mean all
                                                        ----
     improvements to be constructed in accordance with and as indicated on the
     Working Drawings. Landlord's approval of the Working Drawings shall not be
     a representation or warranty of Landlord that such drawings are adequate
     for any use or comply with any law, but shall merely be the consent of
     Landlord thereto. Tenant shall, at Landlord's request, sign the Working
     Drawings to evidence its review and approval thereof. All changes in the
     Work must receive the prior written approval of Landlord, and in the event
     of any such approved change Tenant shall, upon completion of the Work,
     furnish Landlord with an accurate, reproducible "as-built" plan of the
     improvements as constructed.

3.   The Work shall be performed only by contractors and subcontractors approved
     in writing by Landlord, which approval shall not be unreasonably withheld.
     All contractors and subcontractors shall be required to procure and
     maintain insurance against such risks, in such amounts, and with such
     companies as Landlord may reasonably require. Certificates of such
     insurance, with paid receipts therefor, must be received by Landlord before
     the Work is commenced. The Work shall be performed in a good and
     workmanlike manner free of defects, shall conform strictly with the Working
     Drawings, and shall be performed in such a manner and at such times as and
     not to interfere with or delay Landlord's other contractors, the operation
     of the Building, and the occupancy thereof by other tenants. All
     contractors

                                      D-1
<PAGE>

     and subcontractors shall contact Landlord and schedule time periods during
     which they may use Building facilities in connection with the Work (e.g.,
     elevators, excess electricity, etc.).

4.   If a delay in the performance of the Work occurs because of any change by
     Tenant to the Working Drawings, or if Tenant or Tenant's agents otherwise
     delays completion of the Work, then, notwithstanding any provision to the
     contrary in this Lease, Tenant's obligation to pay Rent hereunder shall
     commence on the scheduled Commencement Date.

5.   Tenant shall, from and after the date of delivery to Tenant of each portion
     of the Premises, construct all of the initial leasehold improvements with
     respect such portion of the Premises required for Tenant's occupancy of the
     Premises. Tenant shall pay for all costs and expenses relating thereto,
     including the costs of labor, materials and the preparation of all plans
     and specifications. In connection therewith, Landlord will pay to Tenant
     the Construction Allowance in the amount set forth below. Landlord shall
     pay the Construction Allowance within fifteen (15) days after the
     Landlord's receipt of final lien waivers from Tenant's Contractor (as
     defined below) and each subcontractor thereof performing work in accordance
     with this Exhibit D. Tenant shall supply partial lien releases from general
     and subcontractors from time to time to the extent that the same are
     provided to Tenant. "Tenant Contractor" shall mean such construction firm
                          -----------------
     as may be reasonably approved by Landlord, as designated by Tenant in
     writing to Landlord.

6.   The entire cost of performing the Work (including, without limitation,
     design of the Work and preparation of the Working Drawings, costs of
     construction labor and materials, electrical usage during construction,
     additional janitorial services, general tenant signage, related taxes and
     insurance costs, all of which costs are herein collectively called the
     "Total Construction Costs") in excess of the Construction Allowance
      ------------------------
     (hereinafter defined) shall be paid by Tenant.

7.   Landlord shall provide to Tenant a construction allowance (the
     "Construction Allowance") equal to the lesser of $6.00 per usable square
      -----------------------
     foot in the Premises or the Total Construction Costs, as adjusted for any
     approved changes to the Work; however, if Tenant or its agent is managing
     the performance of the Work, then Tenant shall not become entitled to full
     credit for the Construction Allowance until the Work has been substantially
     completed and Tenant has caused to be delivered to Landlord all invoices
     from contractors, subcontractors, and suppliers evidencing the cost of
     performing the Work, together with lien waivers from such parties, and a
     consent of the surety to the finished Work (if applicable) and a
     certificate of occupancy from the appropriate governmental authority, if
     applicable to the Work, or evidence of governmental inspection and approval
     of the Work. The Construction Allowance may only be applied against
     invoices that are incurred prior to the Commencement Date or during the
     first 24 months of the Term, and may not be applied against expenses for
     items other than Tenant improvements.

8.   (a)  As otherwise provided below, Tenant shall cause Tenant's Contractor to
          construct all of the initial leasehold improvements in a good and
          workmanlike manner, in accordance with the Working Drawings and all
          applicable legal requirements. Tenant

                                      D-2
<PAGE>

          shall include, for the express benefit of it, Landlord, and Landlord's
          Mortgagee the following provisions in the contract between Tenant and
          Tenant's Contractor:

               (i)    Tenant's Contractor and its subcontractors shall at all
                      times comply with Landlord's construction rules and
                      regulations.

               (ii)   All warranties set forth in the contract between Tenant's
                      Contractor and Tenant shall run in favor of Landlord and
                      Landlord's Mortgagee.

               (iii)  Tenant's Contractor shall defend, indemnify and hold
                      Landlord, and its employees, agents, and contractors and
                      lenders harmless against any claim for personal injury or
                      property damage arising out of the construction of the
                      initial leasehold improvements, provided that, at the
                      request of Landlord or Tenant's Contractor, such parties
                      shall enter into an agreement providing for waiver of
                      claims and subrogation against damage to property of each
                      other on the same basis as between Landlord and Tenant
                      under the Lease.

     (b)  Landlord shall not be liable in any way for any injury, loss or damage
          which may occur to any of Tenant's installations during construction
          of the initial leasehold improvements, the same being solely at
          Tenant's risk. While in or upon the Premises and the Building for the
          purposes of performing work hereunder, Tenant and Tenant's Contractor
          shall comply with all terms and provisions of the Lease, which shall
          govern the relationship of the parties except as expressly provided
          otherwise herein.

9.   Landlord or its affiliate or agent shall be entitled to review and
     supervise the Work to ensure that Landlord's rights are protected. Tenant
     shall supervise the Work, and act as a liaison between the Contractor and
     Landlord and coordinate the relationship between the Work, the Building,
     and the Building's systems.

10.  Tenant shall, at its expense, obtain (and furnish a copy to Landlord) all
     permits and approvals from all appropriate governmental authorities prior
     to commencing construction of the portion of the initial leasehold
     improvements then to be constructed by Tenant's Contractor. Tenant shall
     also obtain prior to occupancy, a certificate of occupancy permitting
     occupancy and use of the Premises for the uses permitted under the Lease.
     Tenant's failure to do so shall not cause a delay of the Commencement Date.
     Landlord shall reasonably cooperate with Tenant, at no cost to Landlord, in
     connection with Tenant's efforts to obtain all such necessary approvals and
     permits and the certificate of occupancy for the Premises.

                                      D-3
<PAGE>

                                    EXHIBIT E
                                    ---------

                                     PARKING
                                     -------

     Tenant may use five (5) undesignated non-reserved parking spaces per 1,000
rentable square feet in the Premises for parking for Tenants', contractors,
agents and employees (but only if the same are occupants or visitors of the
Building) in the adjacent parking garage associated with the Building (the
"Parking Area") during the Term at such rates and subject to such terms,
 ------------
conditions and regulations as are from time to time charged or applicable to
patrons of the Parking Area. Provided that there is not Event of Default under
the Lease, Tenant's obligation to pay the parking charges for such spaces shall
be abated for the ten year initial period of the Term. If Tenant sublets any
portion of the Premises or assigns any of its interest in this Lease, then the
parking spaces allocated to Tenant hereunder shall be reduced to the extent the
ratio between the rentable square feet of the Premises and the parking spaces
granted to Tenant hereunder exceeds the Building standard ratio of parking space
per rentable square foot as established by Landlord from time to time.

                                      E-1
<PAGE>

                                    EXHIBIT F
                                    ---------

                          COMMENCEMENT DATE CERTIFICATE
                          -----------------------------

         THIS COMMENCEMENT DATE CERTIFICATE is executed in connection with the
Lease Agreement dated July ____, 1998 between ENCLAVE PARKWAY REALTY, INC., a
Delaware corporation, as Landlord, and SYSCO CORPORATION, a Delaware
corporation, as Tenant.

         Landlord and Tenant hereby agree that:

         1.    The Floor delivery date for each floor of the Premises is as
               follows:

                   Floor                         Floor Commencement Date
                   -----                         -----------------------

         2.    The Lease Commencement Date is ______________________.

         All other terms and conditions of the Lease are hereby ratified and
acknowledged to be unchanged.

         IN WITNESS WHEREOF, this Commencement Date Certificate is executed this
________day of ____________________, 1998.

"LANDLORD"                                  "TENANT"

ENCLAVE PARKWAY REALTY, INC.                SYSCO CORPORATION

By:______________________________           By:______________________________
Name:____________________________           Name:____________________________
Title:___________________________           Title:___________________________

                                      F-1
<PAGE>

                                  Exhibit "G"

         [LOGO OF SYSCO]

         Signage of the above to be of such materials, size and with such
         lighting as mutually agreed by the parties to the Lease.<PAGE>

                                                                   EXHIBIT 10.74

               PURCHASE AGREEMENT FOR METRIS MINNETONKA BUILDING
<PAGE>

                                                                        Phase II

                              PURCHASE AGREEMENT

     THIS PURCHASE AGREEMENT ("Agreement") is made as of October 31, 2000, by
and between OPUS NORTHWEST, L.L.C., a Delaware limited liability company
("Seller") and WELLS CAPITAL, INC., a Georgia corporation ("Purchaser").

     In consideration of this Agreement, Seller and Purchaser agree as follows:

     1.   Sale of Subject Property. Seller agrees to sell to Purchaser, and
Purchaser agrees to buy from Seller, all of Seller's right, title and interest
in and to the following property (collectively, "Subject Property"):

          (a)  Real Property.  Fee simple interest in those certain parcels of
     real estate located at 10900 Wayzata Boulevard, Minnetonka, Minnesota, and
     commonly known as Crescent Ridge Corporate Center, Phase II, legally
     described on Exhibit A attached hereto and made a part hereof ("Land"),
                  ---------
     together with (i) all building structures, improvements and fixtures owned
     by Seller located on the Land, including, without limitation, an
     approximately 300,633 square foot single tenant office building but not
     including any of the improvements located in Link as described in the
     Amended and Restated Declaration of Easements, Covenants, and Restrictions
     Regarding Link described in Section 4(a) hereto ("Improvements"), and (ii)
     all rights, privileges, easements, reversions, water rights, development
     rights, air rights, servitudes and appurtenances thereunto belonging or
     appertaining, including, without limitation, the rights and easements
     benefiting the Land or the Improvements created and established by the
     documents and instruments listed on Exhibit A-1 attached hereto and made a
                                         -----------
     part hereof and all right, title and interest of Seller, if any, in and to
     the streets, alleys and rights-of-way adjacent to the Land and the
     Improvements (collectively, the "Real Property").

          (b)  Personal Property.  All of the equipment and personal property
     owned by Seller and used in the operation of the Real Property, including
     the items set forth and described on Exhibit B attached hereto and made a
                                          ---------
     part hereof (all of which together are collectively referred to as the
     "Personal Property").

          (c)  Lease.  Seller's interest as landlord in and to the lease with
     Metris Direct, Inc. (the "Tenant") described on Exhibit C attached hereto
                                                     ---------
     and made a part hereof, together with all amendments or modifications
     thereto (such lease, as amended, being herein referred to as the "Lease"),
     and together with the guaranty of such Lease from Metris Companies, Inc.
     dated June 9, 1999 (the "Lease Guaranty") and separate Storage Space
     License Agreement by and between Seller and Tenant and guaranteed by Metris
     Companies, Inc. (the "Storage Agreement") which Storage Agreement will be
     substantially in the form attached hereto as Exhibit O and made a part
                                                  ---------
     hereof and will be entered into prior to Closing.
<PAGE>

          (d)  Permits. Seller's interest in and to all assignable licenses,
     permits, and certificates of occupancy owned by Seller and pertaining to
     the Real Property and Personal Property, including, without limitation, the
     items described on Exhibit D attached hereto and made a part hereof (all of
                        ---------
     which together are collectively referred to as the "Permits").

           (e) Service Contracts.  Seller's interest in and to the existing
     service and maintenance contracts described on Exhibit E attached hereto
                                                    ---------
     and made a part hereof, together with all amendments or modifications
     thereto (collectively, the "Service Contracts"), subject to this Section
     1(e).  On or before November  3, 2000, Purchaser shall advise Seller, in
     writing, of any Service Contracts that Purchaser does not desire to be
     assigned to and assumed by Purchaser at Closing (as such term is defined in
     Section 8(a) hereof).  Seller shall then cause any such Service Contracts
     (i.e., any Service Contracts set forth in the aforesaid written notice from
     Purchaser) to be terminated prior to Closing.  Failure by Purchaser to
     notify Seller, in writing, prior to November 3, 2000, shall constitute an
     irrevocable election by Purchaser to have all of the Service Contracts
     assigned to and assumed by Purchaser at Closing. The assumption by
     Purchaser of the obligations of Seller under such Service Contracts shall
     include only such obligations that arise or accrue from and after the date
     of Closing.

          (f)  Warranties. Seller's interest in and to all unexpired, assignable
     warranties and guaranties given or assigned to, or benefiting, Seller, the
     Real Property or the Personal Property relating to the acquisition,
     construction, design, use, operation, management or maintenance of the Real
     Property or the Personal Property, including, without limitation, the
     warranties and guaranties described on Exhibit F attached hereto and made a
                                            ---------
     part hereof (collectively, the "Warranties").

          (g)  Plans. Seller's interest in and to all final plans and
     specifications (excluding shop drawings) relating to the construction of
     the Improvements, to the extent that the same are assignable ("Plans").
     Neither Purchaser nor its successors or assigns may use the Plans for any
     purpose other than the repair, maintenance or restoration of the
     Improvements, without the prior written consent of Seller (which consent
     may be given or withheld in Seller's sole and absolute discretion); and
     provided further, however, that Purchaser shall indemnify, defend and hold
     harmless Seller and each Seller Affiliate from and against any unauthorized
     use of the Plans by Purchaser, its employees, officers, directors,
     affiliates and agents, which indemnification obligation shall survive
     Closing and any termination of this Agreement.

          (h)  Other Intangibles. Seller's interest in and to all other
     assignable intangible property (the "Other Intangible Property") owned by
     Seller pertaining to the Real Property and Personal Property, including,
     without limitation, geotechnical reports, operating manuals, floor plans
     (including any related computer aided design measurements), and landscape
     plans, and together with the non-exclusive right to the name "Crescent
     Ridge Corporate Center", to be utilized by Purchaser (and its successors in
     title) only with respect to the Real Property and to be shared in common
     with Seller (and its successors in title) only with respect to the adjacent
     real property located at 11100 Wayzata Boulevard, Minnetonka, Minnesota.

                                       2
<PAGE>

     2.   Purchase Price.  Purchaser shall pay to Seller, as consideration for
the purchase of the Subject Property, the sum ("Purchase Price") of Fifty Two
Million Eight Hundred Thousand and 00/100 Dollars ($52,800,000).  The Purchase
Price shall be payable as follows:

          (a)  Initial Earnest Money Deposit.  Concurrently herewith, Purchaser
     shall deposit the sum of Five Hundred Thousand and 00/100 Dollars
     ($500,000) with the escrow department of Old Republic National Title
     Insurance Company ("Title Company") pursuant to an escrow agreement in
     substantially the form of Exhibit G attached hereto and made a part hereof
                               ---------
     (the "Escrow Agreement").  Such sum, together with any interest thereon
     less any investment fees related thereto, is sometimes hereinafter
     collectively referred to as the "Earnest Money." The Earnest Money shall be
     deposited in a federally insured interest-bearing money market account and
     disbursed according to the terms of this Agreement and the Escrow
     Agreement.  All or a portion of the Earnest Money shall, at Purchaser's
     election, be credited against the Purchase Price or returned to Purchaser
     at Closing.

          (b)  Balance of Purchase Price.  The balance of the Purchase Price,
     plus or minus prorations and other adjustments, if any, shall be due at
     Closing.  Purchaser shall pay such balance to Seller, or at the direction
     of Seller, by wire transfer of immediately available funds.

     3.   Conditions Precedent to Closing.  Purchaser's obligation to consummate
the transaction contemplated by this Agreement shall be subject to satisfaction
or waiver of each of the following conditions ("Conditions Precedent") on or
before  November 15, 2000 ("Contingency Date"):

          (a)  Title/Survey. Seller has previously furnished to Purchaser (i) a
     current title commitment bearing application No. HEN.OR973633C
     ("Commitment") for an owner's title policy issued by the Title Company
     showing title in Seller (with copies of all underlying title documents
     listed in the Commitment other than any financing documents encumbering the
     Real Property), which Commitment is in a nominal amount, but shall be
     increased to the Purchase Price at Closing, and (ii) an as-built survey
     ("Survey") for the Real Property prepared in accordance with the Minimum
     Standard Detail Requirements for Class A Land Title Surveys (jointly
     established by ALTA/ACSM, as revised in 1999) and certified to Seller and
     the Title Company (and to be certified to Purchaser and Purchaser's lender
     prior to the Contingency Date).  If the Survey discloses survey defects or
     if the Commitment shows exceptions (collectively, "Unpermitted
     Encumbrances") other than the matters set forth on Exhibit H attached
                                                        ---------
     hereto and made a part hereof (collectively, "Permitted Encumbrances"),
     then Purchaser shall notify Seller, in writing, on or before November 6,
     2000, specifying the Unpermitted Encumbrances.  In such event, prior to the
     Contingency Date, Purchaser shall have received adequate assurances in
     writing from Seller that the Unpermitted Encumbrances will be removed,
     satisfied, or cured on or before Closing, it being acknowledged by the
     parties hereto that the written commitment by the Title Company to delete
     the requirement set forth in item 1 of Schedule B, Section 1, of the
     Commitment from the final title insurance policy to be issued by the Title
     Company shall constitute removal or cure of such Unpermitted Encumbrance
     for purposes hereof.

                                       3
<PAGE>

          (b)  Tests. Seller has previously delivered to Purchaser true and
     correct copies of the Lease, Permits, Service Contracts, Warranties, Plans
     and the environmental assessments or soils reports in Seller's possession
     or control with respect to the Subject Property, for Purchaser's review and
     analysis. Seller shall allow Purchaser and Purchaser's officers, employees,
     agents, attorneys, accountants, architects and engineers access to the Real
     Property, subject to the rights of the Tenant, and to the books and records
     in Seller's possession or control relating to the Subject Property, without
     charge and at all reasonable times, for the purpose of making such
     inspections, tests and verifications (collectively, "Tests") as they shall
     deem reasonably necessary. On or before the Contingency Date, Purchaser
     shall be satisfied, in its sole and absolute discretion, with the results
     of the Tests. Purchaser shall pay all costs and expenses of the Tests and
     shall defend, indemnify and hold harmless Seller, and its agents, employees
     and contractors, and the Subject Property, from and against any and all
     loss, cost, damage, liability, settlement, cause of action or threat
     thereof or expense (including, without limitation, reasonable attorneys'
     fees and costs) arising from or relating to the Tests. Purchaser shall
     cause any consultants retained by Purchaser and which shall enter upon the
     Real Property to name Seller and Seller's management agent as additional
     insureds on such consultants' policies of liability insurance. Purchaser
     shall promptly repair and restore any damage to the Subject Property
     attributable to the conduct of the Tests, and shall promptly return the
     Subject Property to substantially the same condition as existed prior to
     the conduct of the Tests. No Tests shall be conducted without Seller's
     approval as to the time and manner of such Tests, which approval shall not
     be unreasonably withheld or delayed. At Seller's sole option, any such
     Tests shall be performed in the presence of a representative of Seller. All
     Tests shall be conducted in such a manner so as to minimize interference
     with the operation of the Subject Property and the business of the Tenant.
     In the event Purchaser elects to terminate this Agreement as provided in
     this Section 3, or if this Agreement otherwise terminates as provided for
     hereunder for reasons other than default by Seller, then Purchaser shall
     promptly deliver to Seller copies of the written results of all Tests,
     including, without limitation, any environmental assessments prepared with
     respect to the Subject Property; provided, however, if Purchaser and any
     consultants performing any of the Tests have entered into a written
     agreement prohibiting delivery of any Test results to any other party,
     Purchaser shall not be required so to deliver copies of the written results
     thereof. Anything in this Agreement to the contrary notwithstanding, the
     obligations of Purchaser under this Section 3(b) shall survive Closing and
     any termination of this Agreement; provided, however, that the indemnity by
     Purchaser in favor of Seller under this Section 3(b) shall survive only
     with respect to claims asserted in writing by Seller within one (1) year
     after the Closing or one (1) year after any termination of this Agreement.

     If any of the Conditions Precedent have not been satisfied on or before the
Contingency Date, or if Purchaser is not satisfied, in its sole and absolute
discretion, with any other aspect of the Subject Property, then this Agreement
may be terminated, at Purchaser's sole option, by written notice from Purchaser
to Seller. Such notice of termination may be given at any time on or before the
Contingency Date. Except as otherwise provided herein, upon such termination,
neither party will have any further rights or obligations regarding this
Agreement or the Subject Property, and the Earnest Money shall be returned to
Purchaser. Failure of Purchaser to give Seller notice of termination on or
before the Contingency Date shall constitute an irrevocable

                                       4
<PAGE>

waiver by Purchaser of the right of Purchaser to terminate this Agreement under
this Section 3. All the Conditions Precedent are specifically stated and agreed
to be for the sole and exclusive benefit of Purchaser, and Purchaser shall have
the right unilaterally to waive, in whole or in part, any Condition Precedent by
written notice to Seller.

     4.   Covenants by Seller. Seller covenants and agrees with Purchaser that
from the date hereof until the Closing Date (as such term is defined in Section
8(a) hereof), Seller shall conduct its business involving the Subject Property
as follows (except as specifically provided to the contrary herein):

          (a)  Transfers; Easements. Seller shall refrain from transferring any
     of the Subject Property, or creating on the Real Property any easements,
     restrictions, liens, assessments or encumbrances without the express prior
     written consent of Purchaser; provided, however, that nothing herein shall
     preclude Seller from replacing any equipment, supplies or machinery in the
     ordinary course of operating the Subject Property so long as such
     replacement equipment is of type and quality reasonably equivalent to the
     replaced equipment and provided further that Seller may prepare, execute
     and record an Amended and Restated Declaration of Easements, Covenants and
     Restrictions Regarding Link (the "Amended Link Agreement") and an Amended
     and Restated Declaration of Driveway, Monument and Storm Sewer Easement
     ("Driveway and Storm Sewer Easement Amendment"), the forms of which are
     attached hereto as Exhibit P and Exhibit Q, respectively.
                        ---------     ---------

          (b)  Contracts.  Seller shall refrain from entering into or amending
     any contracts or other agreements regarding the Subject Property (other
     than contracts in the ordinary course of business which are cancelable by
     the owner of the Subject Property, without penalty payable by Purchaser,
     either prior to the Closing Date or within thirty (30) days after giving
     notice thereof) without the prior written consent of Purchaser, which
     consent shall not be unreasonably withheld or delayed.

          (c)  Operations.  Seller shall operate and insure the Subject Property
     in a manner consistent with the existing operation of and insurance on the
     Subject Property and Seller will keep, maintain and repair the Subject
     Property in substantially its condition as of the date of this Agreement..

          (d)  Lease. Seller will not modify, amend or terminate the Lease or
     the Lease Guaranty without the prior written consent of Purchaser;
     provided, however, Seller agrees that Seller shall use reasonable efforts
     in good faith to obtain prior to the Contingency Date, a Fifth Amendment to
     the Lease in substantially the form attached as Exhibit L (the "Fifth
     Amendment") and the Storage Agreement. Seller will not waive any material
     rights of Seller under the Lease or Storage Agreement, and Seller will use
     reasonable commercial efforts to perform and discharge all of the duties
     and obligations of the "Landlord" under the Lease (and when signed, the
     Storage Agreement) in the manner and within the time limits required
     thereunder.

                                       5
<PAGE>

     5.   Representations and Warranties by Seller.

          (a)  Representations and Warranties. Seller represents and warrants to
     Purchaser as follows:

               (i)    Authority. Seller is a limited liability company duly
          organized and validly existing and in good standing under the laws of
          the State of Delaware and in good standing under the laws of the State
          of Minnesota. Seller has the requisite power and authority to enter
          into and perform this Agreement and Seller's Closing Documents (as
          such term is defined in Section 9(a) hereof). This Agreement and
          Seller's Closing Documents have been duly authorized by all necessary
          action on the part of Seller and have been or will be duly executed
          and delivered by Seller. Seller's execution, delivery and performance
          of this Agreement and Seller's Closing Documents will not conflict
          with or result in a violation of Seller's organizational documents, or
          any judgment, order or decree of any court or arbiter, to which Seller
          is a party. This Agreement and Seller's Closing Documents (when
          signed) are valid and binding obligations of Seller, and are
          enforceable against Seller in accordance with their terms, subject to
          applicable bankruptcy, insolvency, reorganization, creditor's rights
          and other similar laws.

               (ii)   Utilities. All installation and connection charges for
          utilities serving the Real Property have been paid in full. Seller has
          received no written notice of actual or threatened reduction or
          curtailment of any utility service currently supplied to the Real
          Property.

               (iii)  Hazardous Substances. Seller shall make available to
          Purchaser in accordance with Section 3(b) hereof complete copies of
          all environmental reports and studies with respect to the Real
          Property conducted or received by Seller from any third party (the
          "Environmental Reports"). Except as disclosed by the Environmental
          Reports or any other environmental assessment obtained by Purchaser,
          to the best of Seller's knowledge, (A) the Real Property has never
          been used for the production, storage, deposit or disposal of
          hazardous substances in any reportable quantities under and in
          violation of applicable environmental laws; and (B) no above or below
          ground gas or fuel storage tank is or has been located at the Real
          Property. Seller has not received any written notice from any
          applicable governmental authority that any hazardous substances have
          been placed or located upon the Real Property in violation of
          applicable environmental laws.

               (iv)   FIRPTA. Seller is not a "foreign person," "foreign
          partnership," "foreign trust" or "foreign estate" as those terms are
          defined in Section 1445 of the Internal Revenue Code.

               (v)    Proceedings. There is no action, litigation, condemnation
          or proceeding of any kind pending or, to the best knowledge of Seller,
          threatened against Seller or against any portion of the Subject
          Property, which would have an

                                       6
<PAGE>

          adverse effect on the use or value of the Subject Property or an
          adverse effect on the ability of Seller to perform its obligations
          under this Agreement.

               (vi)   Condition of the Real Property. Seller has not received
          written notice from any governmental authority having jurisdiction
          over the Real Property of any violation of any applicable law, rule,
          regulation or code of any such governmental authority, which has not
          been cured or remedied and to the best of Seller's knowledge, no such
          violation exists. To the best of Seller's knowledge, except as
          disclosed by any engineering report received by Purchaser with respect
          to the Real Property, the major structural, mechanical, roof, storm
          drainage, sanitary sewer, and electrical systems constituting the
          Improvements are in good working order and condition to perform the
          work or function for which intended.

               (vii)  Books and Records.  To the best of Seller's knowledge,
          the books and records relating to the Subject Property which have been
          made or will be made available to Purchaser by Seller, and which have
          been prepared by Seller's property manager, accurately reflect the
          operation of the Subject Property.

               (viii) Lease.

                      (A)     Exhibit C is a true and complete list and
                              ---------
                              description of the Lease and Storage Agreement.
                              Seller has delivered to Purchaser a complete and
                              accurate copy of the Lease and drafts of the Fifth
                              Amendment and Storage Agreement. Except as set
                              forth in the Lease, there are no options to
                              expand, rights of first refusal, options to
                              terminate, options to renew, options to purchase,
                              or any rent abatements given to the Tenant.

                      (B)     To the best of Seller's knowledge, each of the
                              Lease and the Lease Guaranty is, and upon Closing
                              each of the Lease, the Fifth Amendment and the
                              Storage Agreement will be, in full force and
                              effect according to the terms set forth therein,
                              and the Lease has not been modified, amended, or
                              altered, in writing or otherwise, except as set
                              forth on Exhibit C.

                      (C)     Seller has not received written notice from the
                              Tenant of any uncured default or unperformed
                              obligation of the Landlord under the Lease,
                              including, without limitation, failure of the
                              Landlord to construct any required tenant
                              improvements. Tenant has not asserted in writing
                              to Seller any offsets, defenses or claims
                              available against rent payable by it or other
                              performance or obligations otherwise due from it
                              under the Lease.

                      (D)     To the best of Seller's knowledge, Tenant is not
                              in default under its Lease (beyond any applicable
                              grace or cure

                                       7
<PAGE>

                              period), or is in arrears in the payment of any
                              sums or in the performance of any obligations
                              required of it under the Lease.

                      (E)     No guarantor of the Lease has been released or
                              discharged by Seller, voluntarily or
                              involuntarily, from any obligation under the Lease
                              Guaranty.

                      (F)     There are no brokers' commissions, finders' fees,
                              or other charges payable or to become payable to
                              any third party on behalf of Seller as a result of
                              or in connection with the Lease, including,
                              without limitation, any unexecuted options to
                              expand or renew, other than as set forth on
                              Exhibit C-1 attached hereto and made a part
                              -----------
                              hereof.

                      (G)     To the best of Seller's knowledge, the Tenant has
                              not assigned its interest in its Lease or sublet
                              any portion of the premises leased to such Tenant
                              under its Lease.

                      (H)     The Tenant has not prepaid rent for more than the
                              current month under the Lease.

               (ix)   Special Assessments. Except as shown on any tax bills
     delivered to Purchaser and the Commitment and except for (i) the special
     assessments levied by the City of Minnetonka at the public hearing on
     August 14, 2000 in the principal amount of $534,750.30 payable over a ten
     year period commencing 2001 and (ii) the special assessments contemplated
     by the Contract for Private Redevelopment by and between Economic
     Development Authority For the City of Minnetonka, the City of Minnetonka
     and Seller dated February 23, 1998 (the "Redevelopment Agreement") in the
     approximate amount of $210,000 relating to construction costs for a left
     turn lane onto the frontage road south of the Subject Property and design
     costs for minor traffic improvements adjacent to the Subject Property,
     Seller has not received any notice, in writing, of any special assessment
     which affects the Subject Property.

               (x)    Service Contracts. The Service Contracts described on
     Exhibit E are all of the contracts which are in effect and which relate to
     ---------
     the operation, management, or maintenance of the Subject Property. Seller
     shall provide Purchaser with complete and accurate copies of all Service
     Contracts pursuant to Section 3(b) hereof. All such Service Contracts are
     in full force and effect in accordance with their respective provisions.

               (xi)   Warranties and Guaranties. Exhibit F attached hereto is a
                                                 ---------
     complete and accurate list and description of all of the warranties and
     guaranties of contractors, vendors, manufacturers and other parties which
     are known by Seller to be in effect and to relate to the Subject Property.

                                       8
<PAGE>

               (xii)   No Other Agreements. Other than the Lease, Storage
          Agreement, the Service Contracts, and the Permitted Encumbrances,
          there are no leases, service contracts, management agreements, or
          other agreements or instruments in force and effect, oral or written,
          that grant to any person whomsoever or any entity whatsoever any
          right, title, interest or benefit in or to all or any part of the
          Subject Property, any rights to acquire all or any part of the Subject
          Property or any rights relating to the use, operation, management,
          maintenance, or repair of all or any part of the Subject Property.

               (xiii)  Certificates.  Seller has heretofore provided Purchaser
          with complete and accurate copies of all Permits which are known by
          Seller to relate to the Subject Property and which are in the
          possession or control of Seller.

               (xiv)   Bankruptcy.  Seller is solvent and has not made a general
          assignment for the benefit of creditors nor been adjudicated a
          bankrupt or insolvent, nor has a receiver, liquidator, or trustee for
          any of Seller's properties (including the Subject Property) been
          appointed or a petition filed by or against Seller for bankruptcy,
          reorganization, or arrangement pursuant to the Federal Bankruptcy Act
          or any similar Federal or state statute, or any proceeding instituted
          for the dissolution or liquidation of Seller.

               (xv)    No Roll Back Taxes.  The Subject Property has not been
          classified under any designation authorized by law to obtain a special
          low ad valorem tax rate or to receive a reduction, abatement, or
          deferment of ad valorem taxes which will result in additional, catch-
          up or roll-back ad valorem taxes in the future in order to  recover
          the amounts previously reduced, abated or deferred.

          (b)  Seller's Knowledge.  For purposes of this Agreement, the phrase
     "to the best of Seller's knowledge" or words of similar import shall mean
     the actual knowledge of Lori A. Larson, Vice President, Tim Murnane, Vice
     President, Dave Menke, Senior Director of Development, Dan Hanson, Property
     Manager and Jeffrey Smith, Senior Project Manager - Construction.  Seller
     represents to Purchaser that such persons are the only officers or
     representatives of Seller having principal responsibility for the
     development, management, operation, leasing and sale of the Subject
     Property.

          (c)  Representation and Warranty Becoming Untrue.  In the event that,
     between the date of this Agreement and the Closing Date, Seller becomes
     aware that any of the foregoing representations and warranties of Seller is
     no longer true and correct, Seller shall promptly notify Purchaser thereof
     in writing.  Seller covenants and agrees, within thirty (30) days (such
     thirty (30)-day period being sometimes hereinafter referred to as the
     "Warranty Cure Period"), to use reasonable efforts to cure any such then-
     incorrect representations and warranties, and the Closing shall be delayed
     in accordance with this Section 5(c) while Seller undertakes such efforts.
     If, after using reasonable efforts, Seller cannot effect such cure on or
     before the expiration of the Warranty Cure Period, Purchaser shall, within
     five (5) business days following expiration of the Warranty Cure Period,
     elect either (i) to terminate this Agreement (other than the rights and
     obligations of the parties that, by the express terms hereof, survive any
     termination of

                                       9
<PAGE>

     this Agreement), or (ii) to waive any such incorrect representations and
     warranties of Seller, and thereby release Seller from any and all liability
     or obligations with respect thereto, and to proceed hereunder, or (iii) if
     such representations and warranties of Seller are knowingly and
     intentionally breached by Seller, to exercise the remedies available to
     Purchaser under Section 11(b) hereof. Failure of Purchaser to notify Seller
     within the aforesaid five (5)-business day period shall constitute
     Purchaser's irrevocable election under clause (ii) of the immediately
     preceding sentence. In the event that Purchaser terminates this Agreement
     as provided in clause (i) above, the Earnest Money shall be promptly
     returned to Purchaser.

     6.   Representations and Warranties by Purchaser.  Purchaser represents and
warrants to Seller as follows:  (a) Purchaser is a Georgia corporation duly
organized and validly existing and in good standing under the laws of the State
of Georgia, and by the Closing Date, will be in good standing under the laws of
Minnesota as may be required in order for the Title Company to issue the Title
Policy required hereunder; (b) Purchaser has the requisite power and authority
to enter into this Agreement and Purchaser's Closing Documents (as such term is
defined in Section 9(c) hereof); (c) this Agreement has been duly authorized by
all necessary action on the part of Purchaser and this Agreement and Purchaser's
Closing Documents have been or will be duly executed and delivered by Purchaser;
(d) Purchaser's execution, delivery and performance of this Agreement and
Purchaser's Closing Documents will not conflict with or result in violation of
Purchaser's organizational documents, or any judgment, order or decree of any
court or arbiter, to which Purchaser is a party; and (e) this Agreement and
Purchaser's Closing Documents (when signed) are valid and binding obligations of
Purchaser, and are enforceable against Purchaser in accordance with their terms,
subject to applicable bankruptcy, insolvency, reorganization, creditor's rights
and other similar laws.

     7.   Other Matters Related to Representations and Warranties of Seller and
Purchaser. The respective representations and warranties of Seller and Purchaser
contained in this Agreement shall survive Closing; provided, however, that (a)
any cause of action that Purchaser may have against Seller by reason of a breach
or default of any of Seller's representations and warranties set forth herein
shall automatically expire on the date which is one (1) year after the Closing
Date ("Warranty Expiration Date"), except that the same shall not expire as to
any such breach or default as to which Purchaser has instituted litigation
against Seller prior to the Warranty Expiration Date; (b) Seller's total
liability for any breach or breaches of its representations and warranties set
forth herein shall in no event exceed Seller's interest in the Subject Property
or the proceeds from the sale thereof, as the case may be; and (c) Seller shall
have no liability whatsoever to Purchaser with respect to any breach or breaches
by Seller of its representations and warranties set forth herein, if, prior to
Closing, Purchaser obtains actual knowledge of a fact or circumstance, the
existence of which would constitute a breach of Seller's representations and
warranties set forth herein, unless such representations and warranties of
Seller are knowingly and intentionally breached by Seller. Among other things,
for purposes hereof, Purchaser shall be deemed to have actual knowledge of any
fact or circumstance set forth in the estoppel certificates delivered to
Purchaser and in any environmental assessments or engineering reports received
by Purchaser. Seller's representations and warranties set forth herein shall be
deemed automatically modified to the extent that any information contained in
any estoppel certificates delivered to Purchaser prior to Closing or in any
environmental

                                      10
<PAGE>

assessments or engineering reports received by Purchaser is inconsistent with
the matters which are the subject to such representations and warranties.

     8.   Closing.

          (a)  Closing Date.  The closing of the purchase and sale contemplated
     by this Agreement ("Closing") shall occur on or before November 20, 2000,
     or on such earlier or later date as Seller and Purchaser may mutually
     agree, subject to delays occasioned by operation of Sections 3(a), 5(c) or
     9(b) hereof ("Closing Date"), at the offices of Seller's attorneys, Briggs
     and Morgan, P.A., 2400 IDS Center, Minneapolis, MN 55402 or at such other
     location as Seller and Purchaser may mutually agree.

          (b)  Purchaser's Closing Conditions Precedent.  Purchaser's obligation
     to consummate the transaction contemplated by this Agreement shall be
     subject to satisfaction or waiver of each of the following conditions
     ("Purchaser's Closing Conditions Precedent"); provided, however, that
     Purchaser shall have the unilateral right to waive any Purchaser's Closing
     Condition Precedent, in whole or in part, by written notice to Seller:

               (i)   The representations and warranties of Seller set forth in
          Section 5(a) hereof shall be, in all material respects, true and
          complete as of the Closing Date.

               (ii)  Seller shall have performed all of the obligations required
          to be performed by Seller under this Agreement, as and when required
          by this Agreement, in all material respects.

               (iii) Seller shall have obtained an amendment to the Lease, on
          or before the Closing Date, in substantially the form of Exhibit L
                                                                   ---------
          attached hereto and made a part hereof, fully executed by Seller, as
          Landlord under the Lease, and Tenant.

               (iv)  Purchaser shall have received, on or before the Closing
          Date, an estoppel certificate in substantially the form of Exhibit I
                                                                     ---------
          attached hereto and made a part hereof, or otherwise reasonably
          approved by Purchaser, from the Tenant.

               (v)   Seller shall provide Purchaser with (i) evidence reasonably
          acceptable to Purchaser that the Tenant has approved the number of
          parking spaces currently provided on the Subject Property consisting
          of 49 enclosed lower level spaces, 395 ramp spaces and 787 surface
          parking spaces, or (ii) a written undertaking by Seller that Seller
          will construct (at Seller's cost and expense) an additional 21 surface
          parking spaces on the Subject Property on or before  June 1, 2001.

          (c)  Seller's Conditions Precedent.  Seller's obligation to consummate
     the transaction contemplated by this Agreement shall be subject to
     satisfaction or waiver of each of the following conditions ("Seller's
     Closing Conditions Precedent"); provided, however, that Seller shall have
     the unilateral right to waive any Seller's Closing Condition Precedent, in
     whole or in part, by written notice to Purchaser:

                                      11
<PAGE>

               (i)    The representations and warranties of Purchaser set forth
          in Section 6 hereof shall be, in all material respects, true and
          complete.

               (ii)   Purchaser shall have performed all of the obligations
          required to be performed by Purchaser under this Agreement, as and
          when required by this Agreement, in all material respects.

          (d)  Failure of Condition Precedent.  In the event that Purchaser's
     Closing Conditions Precedent or Seller's Closing Conditions Precedent, as
     the case may be, have not been satisfied or waived as of the scheduled
     Closing Date as the same may be extended as permitted above, and provided
     the failure to satisfy or waive any such condition is not attributable to a
     breach or default of this Agreement by Seller or Purchaser, as the case may
     be, this Agreement shall terminate (other than the obligations of the
     parties that, by the express terms hereof, survive any such termination)
     and the Earnest Money shall be returned to the Purchaser.

     9.   Closing Deliveries.

          (a)  Seller's Closing Documents. On the Closing Date, Seller shall
     execute and/or deliver to Purchaser or cause to be executed and/or
     delivered the following (collectively, "Seller's Closing Documents"):

               (i)    Deed. A Limited Warranty Deed conveying the Real Property
          to Purchaser, free and clear of all encumbrances, except the Permitted
          Encumbrances, in the form set forth in Exhibit J attached hereto and
                                                 ---------
          made a part hereof (the "Deed").

               (ii)   Bill of Sale.  A Bill of Sale transferring the Personal
          Property to Purchaser, in the form set forth in Exhibit K attached
                                                          ---------
          hereto and made a part hereof (the "Bill of Sale").

               (iii)  Seller's Affidavit.  An Affidavit of Seller indicating
          that on the Closing Date, to the best of Seller's knowledge, there are
          no outstanding, unsatisfied judgments, tax liens (other than the lien
          of real estate taxes not yet due and payable) or bankruptcies against
          or involving Seller or the Real Property; and that, to the best of
          Seller's knowledge, there are no other unrecorded interests in the
          Real Property other than the Lease as amended by the Fifth Amendment,
          and the Storage Agreement.  Such Affidavit shall be in such form and
          shall contain such averments as may be reasonably required by the
          Title Company in order for the Title Company to issue to Purchaser its
          owner's policy of title insurance without exception for rights of
          parties in possession (other than the rights of the Tenant under the
          Lease and Storage Agreement, as tenant and licensee only) and without
          exception for filed or unfiled mechanics' and materialmen's liens.

               (iv)   Original Documents. Original copies of the Lease, the
          Storage Agreement, the Permits, those of the Service Contracts (if
          any) to be assigned to and assumed by Purchaser pursuant to Section
          1(e) hereof, the Warranties and the

                                      12
<PAGE>

          Plans, to the extent that the same are in Seller's possession or
          control and have not previously been delivered to Purchaser.

               (v)    FIRPTA Affidavit. A non-foreign affidavit properly
          containing such information as is required by Section 1445(b)(2) of
          the Internal Revenue Code and the regulations promulgated thereunder.

               (vi)   Title Documents. Such affidavits of Seller or other
          documents as may be reasonably required by the Title Company in order
          to record the Deed and issue the title insurance policy required by
          this Agreement.

               (vii)  Tax Reporting Designation. A Designation of Person
          Responsible for Tax Reporting under Internal Revenue Code Section 6045
          in the form of Exhibit M attached hereto and made a part hereof
                         ---------
          designating the Title Company as the party responsible for making
          returns required under Internal Revenue Code Section 6405.

               (viii) Operating Expense Statement.  An operating expense
          statement certified by Seller to be a complete and correct list and
          description of operating expenses relating to Seller's ownership,
          operation, management and maintenance of the Subject Property since
          September 1, 2000.

               (ix)   Miscellaneous.  Keys to all locks at the Subject Property
          in Seller's possession or control; and the documents referred to in
          Section 9(d) below.

          (b)  Title Policy. At Closing, Seller shall cause the Title Company to
     deliver to Purchaser its owner's title insurance policy required by this
     Agreement. Seller hereby agrees that Seller shall remove, satisfy or cure
     at or prior to the Closing, any Unpermitted Encumbrances created by Seller
     after the effective date of this Agreement in violation of this Agreement
     or any Unpermitted Encumbrances consisting of taxes and installments of
     special assessments (except for taxes which are not yet due or payable
     which shall be prorated between Seller and Purchaser and installments of
     special assessments as provided in Section 10(a) below), mortgages,
     mechanic's or materialmen's liens or other such monetary encumbrances. In
     the event that Seller shall fail, on or before the date of Closing, to
     remove, satisfy or cure any Unpermitted Encumbrances that Seller is
     obligated hereunder to remove, satisfy or cure or as to which Seller gave
     assurance to Purchaser that Seller would remove, satisfy or cure as
     provided in Section 3(b) above or that Seller created after the Effective
     Date of this Agreement in violation of this Agreement, (i) Purchaser may
     terminate this Agreement by written notice to Seller and Title Company, in
     which even the Earnest Money shall be immediately refunded to Purchaser,
     (ii) Purchaser may remove, cure or cause the Title Company to endorse over
     such Unpermitted Encumbrance, in which event the Purchase Price payable
     pursuant to Section 2 hereof shall be reduced by an amount equal to the
     actual cost and expense incurred by Purchaser in connection with the
     removing, curing or endorsing over of such Unpermitted Encumbrance, or
     (iii) Purchaser may accept title to the Real Property subject to such
     Unpermitted Encumbrances, or (iv) any combination of items (ii) and

                                      13
<PAGE>

     (iii). In the event Purchaser elects to remove, cure or cause the Title
     Company to endorse over any such Unpermitted Encumbrances pursuant to item
     (ii) above, Purchaser at its option, upon giving notice to Seller, may
     extend the date of Closing until the curing of such Unpermitted
     Encumbrances or fifteen (15) days from and after the previously scheduled
     date of Closing, whichever shall first occur. If any defect or objection
     shall not have been removed, cured or endorsed over within such period,
     Purchaser may exercise its option under either item (i) or (iii) hereof.
     Notwithstanding the foregoing, the parties hereto agree that if Seller has
     not completed the Proceeding Subsequent to Initial Registration set forth
     in item 1 of Schedule B - Section 1 of the Commitment by the Closing Date
     and the Title Company agrees to insure over Seller's failure to have
     completed such requirement, Seller undertakes and agrees with Purchaser to
     complete said Proceeding Subsequent and obtain the Order deleting the
     recitals listed in item 1 of Schedule B - Section 1 of the Commitment. The
     foregoing undertaking and agreement shall survive the Closing.

          (c)  Purchaser's Closing Documents. On the Closing Date, Purchaser
     shall execute and/or deliver or cause to be executed and/or delivered to
     Seller the following (collectively, "Purchaser's Closing Documents"):

               (i)    Purchase Price.  The Purchase Price, plus or minus
          prorations and other adjustments, if any, by wire transfer of
          immediately available funds.

               (ii)   Title Documents.  Such affidavits of Purchaser other
          documents as may be reasonably required by the Title Company in order
          to record the Deed and issue the title insurance policy required by
          this Agreement.

          (d)  Purchaser's and Seller's Closing Documents.  On the Closing Date,
     Seller and Purchaser shall jointly execute and deliver the following:

               (i)    Closing Statement.  A closing statement in form and
          substance reasonably acceptable to both Seller and Purchaser, and
          consistent with the terms, provisions and conditions of this
          Agreement.

               (ii)   Transfer Tax Declarations. Such Certificate of Real Estate
          Value or similar declarations, affidavits or certificates as may be
          required by applicable law.

               (iii)  Assignment and Assumption of Lease. An Assignment and
          Assumption of Lease pursuant to which, among other things, (A) Seller
          shall assign to Purchaser all of Seller's right, title and interest as
          landlord in, to and under the Lease and Storage Agreement, and
          Purchaser shall assume the obligations of the landlord under the Lease
          and Storage Agreement with respect to any event, fact or circumstance
          that occurs, from and after the Closing Date; (B) Seller shall defend,
          indemnify and hold harmless Purchaser from and against any lease
          defaults by the landlord under the Lease and Storage Agreement with
          respect to any event, fact or circumstance that occurs prior to the
          Closing Date, and Purchaser shall defend, indemnify and hold harmless
          Seller from and against

                                      14
<PAGE>

          any lease defaults by the landlord under the Lease and Storage
          Agreement with respect to any event, fact or circumstance that occurs
          from and after the Closing Date, subject, however, to Section 26
          hereof; and (C) the total liability of Seller for breach thereof shall
          be limited to Seller's interest in the Subject Property or the
          proceeds from the sale thereof, as the case may be, and the total
          liability of Purchaser for breach thereof shall be limited to
          Purchaser's interest in the Subject Property.

                (iv)  Assignment and Assumption of Permits, Warranties and
          Plans. An Assignment and Assumption of Permits, Warranties and Plans,
          pursuant to which, among other things, (A) Seller shall assign to
          Purchaser all of Seller's right, title and interest as owner in, to
          and under the Permits, Warranties and Plans, and Purchaser shall
          assume all obligations of the owner under the Permits, Warranties and
          Plans with respect to any event, fact or circumstance that occurs,
          from and after the Closing Date; (B) Seller shall defend, indemnify
          and hold harmless Purchaser from and against any default in the
          performance by the owner of its obligations under the Permits,
          Warranties and Plans with respect to any event, fact or circumstance
          that occurs prior to the Closing Date, and Purchaser shall defend,
          indemnify and hold harmless Seller from and against any default in the
          performance by the owner of its obligations under the Permits,
          Warranties and Plans with respect to any event, fact or circumstance
          that occurs from and after the Closing Date; (C) Purchaser shall
          defend, indemnify, and hold harmless Seller and Seller's Affiliates
          from any unauthorized use of the Plans, as more particularly set forth
          in Section 1(f) hereof; and (D) the total liability of Seller for
          breach thereof shall be limited to Seller's interest in the Subject
          Property or the proceeds from the sale thereof, as the case may be,
          and the total liability of Purchaser for breach thereof shall be
          limited to Purchaser's interest in the Subject Property.

                (v)   Assignment of Service Contracts. An Assignment and
          Assumption of Service Contracts pursuant to which, among other things,
          (A) Seller and/or Seller's property manager shall assign to Purchaser
          all right, title and interest of Seller and/or Seller's property
          manager, as buyer, in, to and under the Service Contracts which are to
          be assigned hereunder, and Purchaser shall assume all obligations of
          Seller and/or Seller's property manager under such Service Contracts
          with respect to any event, fact or circumstance that occurs, from and
          after the Closing Date; (B) Seller shall defend, indemnify and hold
          harmless Purchaser from and against any defaults by the buyer under
          such Service Contracts with respect to any event, fact or circumstance
          that occurs prior to the Closing Date, and Purchaser shall defend,
          indemnify and hold harmless Seller and/or Seller's property manager
          from and against any defaults by the buyer under such Service
          Contracts with respect to any event, fact or circumstance that occurs
          from and after the Closing Date; and (C) the total liability of Seller
          for breach thereof shall be limited to Seller's interest in the
          Subject Property or the proceeds from the sale thereof, as the case
          may be, and the total liability of Purchaser for breach thereof shall
          be limited to Purchaser's interest in the Subject Property.

                                      15
<PAGE>

               (vi)   Notices to Tenant.  Written notices to the Tenant advising
          it of the sale of the Subject Property and directing it to make future
          lease payments to Purchaser at the place designated by Purchaser.

               (vii)  Miscellaneous. Such other documents, instruments and
          affidavits as shall be reasonably necessary to consummate the
          transaction contemplated by this Agreement, including, without
          limitation, affidavits identifying any brokers involved as the only
          persons entitled to a brokerage or similar commission in connection
          with consummation of the transaction contemplated hereby.

     10.  Adjustment and Prorations. Seller and Purchaser shall make all
adjustments and apportion all expenses with respect to the Subject Property,
including, without limitation, the following:

          (a)  Real Estate Taxes and Special Assessments.   Seller shall be
     responsible for payment to the collecting authorities of all real estate
     taxes and installments of special assessments affecting the Real Property
     (collectively, "Taxes") due and payable in 1999 and prior years.  Taxes due
     and payable in the year 2000 shall be prorated between Seller and Purchaser
     as of the date immediately preceding the Closing Date ("Proration Date"),
     and Purchaser shall be responsible for payment to the collecting
     authorities of all Taxes which become due and payable after the Proration
     Date.  There shall be no further proration of Taxes.

          (b)  Title Insurance.  Seller shall pay for the cost of the owner's
     title insurance policy required under this Agreement.  Purchaser shall pay
     for the cost of any additional endorsements to the owner's title insurance
     policy which Purchaser is able to obtain from the Title Company, and all
     costs of any lender's title insurance policy.

          (c)  Closing Fee.  Seller and Purchaser will each pay one-half of any
     reasonable and customary closing fee by the Title Company.

          (d)  Deed or Transfer Tax.  Seller shall pay all applicable deed taxes
     imposed by the State of Minnesota.

          (e)  Rents.  The following items shall be prorated on an accrual basis
     up to and including the Proration Date, on the basis of the most recent
     ascertainable amounts thereof or on the basis of such other reasonably
     reliable information with respect thereto:  (i) current and advance rental
     payments under the Leases; (ii) operating expense and insurance escalations
     and adjustments and other charges payable by the Tenant to the landlord
     under the Lease, excluding any contributions toward the payment of Taxes
     (collectively, "Expense Contributions"); (iii) any utility charges and
     deposits made by Seller with respect to utilities for which the landlord
     under the Lease is responsible; and (iv) all other items of accrued or
     prepaid income and expenses, other than delinquent rental payments under
     the Lease.  Such prorations shall not account for or reflect any of the
     foregoing items to the extent Tenant is delinquent in payment of the same.

          When actual Expense Contributions for the year in which Closing occurs
     are known (and the year preceding the year in which Closing occurs if such
     amounts are not

                                      16
<PAGE>

     known at Closing), Purchaser shall bill the Tenant for the additional
     amount, if any, owed by such Tenant as a result of non-payment or
     underpayment of the Tenant's share of Expense Contributions for the year to
     which such Expense Contributions apply under the Tenant's Lease. Upon
     collection of such amounts the same shall be prorated between Seller and
     Purchaser, and Purchaser shall pay Seller all amounts due Seller for the
     period prior to the Proration Date as soon as reasonably practical. In the
     event that the Expense Contributions collected by Seller for the period up
     to and including the Proration Date exceed the actual Expense Contributions
     for such period, Seller shall pay to Purchaser an amount equal to the
     excess of the Expense Contributions collected over the actual Expense
     Contributions for such period as soon as reasonably practical after such
     Expense Contributions are known. Seller shall have the right to inspect the
     books and records of the Subject Property to verify that Purchaser is
     remitting to Seller all amounts to be remitted to Seller according to the
     terms of this Agreement, and for any other purpose related to Seller's
     prior ownership of the Subject Property. Notwithstanding the foregoing, if
     the amounts to be prorated hereunder can be established with reasonable
     certainty at Closing, the appropriate party shall receive credit therefor
     at Closing, which credit shall be final and in lieu of any proration
     contemplated hereby.

          In the event that on the Closing Date the Tenant is delinquent for a
     period of thirty (30) days or less in the payment of rent (base rent,
     additional rent or otherwise), billed but unpaid at the time of Closing, a
     proportionate share of such delinquent rent shall be credited in favor of
     Seller, it being understood that if the Tenant is delinquent for a period
     of thirty (30) days or less in the payment of current monthly rent but is
     also delinquent for a period of more than thirty (30) days for past monthly
     rent, all such rent shall be considered delinquent for more than thirty
     (30) days for purposes of this grammatical paragraph.  In the event that on
     the Closing Date the Tenant is delinquent for a period of more than thirty
     (30) days in the payment of rent (base rent, additional rent or otherwise),
     billed but unpaid at the time of Closing, then no proration shall be made
     at Closing, and, after Closing, Seller shall have the right to proceed
     against the Tenant for collection of such past due amounts, which
     proceedings may include instituting litigation for damages, but not
     eviction from or dispossession of the leased premises.  If Seller recovers
     any such delinquent amounts, the same shall be distributed in the following
     order of priority: (i) to Seller for amounts due or accrued from Tenant
     prior to the Proration Date, then (ii) the balance to Purchaser.  If
     Purchaser recovers any such delinquent amounts, the same shall be
     distributed in the following order of priority:  (i) to Purchaser for
     amounts due or accrued from Tenant from and after the Closing Date, then
     (ii) the balance to Seller, provided the same has not previously been
     credited to Seller as provided above.

          (f)  Recording Costs.  Seller shall pay the cost of recording all
     documents necessary to place record title in the condition required by this
     Agreement other than the cost of recording the Deed which shall be paid by
     Purchaser.

          (g)  Operating Expenses.  All other operating costs of the Subject
     Property shall be allocated between Seller and Purchaser as of the
     Proration Date, so that Seller pays that part of such other operating costs
     payable before the Proration Date, and Purchaser pays that part of such
     operating costs payable from and after the Proration Date.

                                      17
<PAGE>

          (h)  Attorney's Fees.  Each of the parties shall pay its own
     attorneys' fees, except that a party defaulting under this Agreement or any
     closing document shall pay the reasonable attorneys' fees and court costs
     incurred by the nondefaulting party to enforce successfully its rights
     regarding such default.

          (i)  Other Costs.  All other costs shall be allocated in accordance
     with the customs prevailing in similar transactions in the greater
     metropolitan Twin Cities area.

          (j)  Free Rent.  Seller shall pay to Purchaser at Closing the sum of
     $738,416.55 representing the total amount of free or reduced rental under
     the Lease for the period from and after the Closing Date, which amount is
     calculated as provided in Exhibit N attached hereto and made a part hereof,
                               ---------
     based upon an assumed Closing Date of November 20, 2000.  In the event the
     actual amount of free or reduced rental under the Lease is determined
     (either before or after Closing) to be more or less than $738,416.55, or in
     the event the Closing shall occur on a date other than November 20, 2000,
     the foregoing payment amount shall be recalculated and Seller and Purchaser
     shall promptly make appropriate adjustments and payments between them so
     that the payment by Seller to Purchaser under this Section 10(j) shall
     equal the total amount of free or reduced rental under the Lease for the
     period from and after the Closing Date.

     The obligations of the parties under this Section 10 shall survive the
Closing and delivery of the Deed.

     11.  Default.

          (a)  If Purchaser defaults in its obligation to consummate this
     Agreement, Seller shall be entitled, at Seller's option, to terminate this
     Agreement, and the Earnest Money shall be forfeited to Seller, as Seller's
     sole and exclusive remedy; provided, however, that Seller shall also have
     the right to sue for or otherwise recover actual damages as a result of
     Purchaser's failure to perform Purchaser's indemnity obligations herein.

          (b)  If Seller defaults in its obligations under this Agreement or
     knowingly and intentionally breaches its representations and warranties
     hereunder, Purchaser shall be entitled either (i) to terminate this
     Agreement and have the Earnest Money returned as Purchaser's sole and
     exclusive remedy, or (ii) to enforce specific performance of the terms and
     provisions of this Agreement; provided, however, that if Purchaser elects
     to terminate this Agreement and have the Earnest Money returned, Seller
     agrees to pay the actual out-of-pocket expenses incurred by Purchaser (not
     to exceed $100,000) in connection with Purchaser's proposed acquisition of
     the Property.

     12.  Damage. If, prior to the Closing Date, all or any part of the
Improvements are damaged by fire or other casualty, Seller shall promptly give
notice to Purchaser of such fact. If any part of the Improvements are
substantially damaged, at Purchaser's option (to be exercised by Purchaser's
written notice to Seller given within thirty (30) days after Seller's initial
notice to Purchaser), this Agreement shall terminate. In the event of any such
termination of this Agreement, neither party will have any further obligations
under this Agreement (other than the

                                      18
<PAGE>

obligations of the parties that, by the express terms hereof, survive any such
termination), and the Earnest Money shall be refunded to Purchaser. If Purchaser
fails to elect to terminate (in the manner provided in this Section 12) despite
such damage, or if the Improvements are damaged but not substantially, Seller
shall promptly commence to repair such damage or destruction and to return the
Improvements to substantially their condition prior to such damage. If such
damage shall be completely repaired prior to the Closing Date, then there shall
be no reduction in the Purchase Price, and Seller shall retain the proceeds of
all insurance related to such damage. If such damage shall not be completely
repaired prior to the Closing Date, but Seller is diligently proceeding to
repair, then Seller shall complete the repair after the Closing Date and shall
be entitled to receive the proceeds of all insurance related to such damage;
provided, however, that Purchaser shall have the right to delay the Closing Date
until repair is completed. For purposes of this Section 12, the words
"substantially damaged" mean damage that would cost $750,000 or more to repair
or damage that would entitle the Tenant to terminate the Lease.

     13.  Condemnation. If, prior to the Closing Date, eminent domain
proceedings are commenced against all or any part of the Subject Property, or if
the Subject Property is subjected to a bona fide threat of eminent domain, or if
Seller has received notice that any such eminent domain proceedings are
contemplated, Seller shall immediately give notice to Purchaser of such fact
and, at Purchaser's option (to be exercised within thirty (30) days after
Seller's notice), this Agreement shall terminate. In the event of any such
termination, neither party will have further obligations under this Agreement
(other than the obligations of the parties that, by the express terms hereof,
survive any such termination), and the Earnest Money shall be refunded to
Purchaser. If Purchaser fails to elect to terminate (in the manner provided in
this Section 13), then there shall be no reduction in the Purchase Price, and
Seller shall assign to Purchaser at the Closing Date all of Seller's right,
title and interest in and to any award made or to be made in the condemnation
proceedings. Prior to the Closing Date, Seller shall not designate counsel,
appear in, or otherwise act with respect to the condemnation proceedings without
Purchaser's prior written consent, which consent shall not be unreasonably
withheld or delayed; provided, however, that if any action is necessary with
respect to such proceeding to avoid any forfeiture or material prejudice, Seller
shall be entitled to take such action as and to the extent necessary without
obtaining Purchaser's prior written consent.

     14.  Broker's Commission. Seller represents and warrants to Purchaser that
in connection with the transaction contemplated hereby, no third party broker or
finder has been engaged or consulted by Seller or is entitled to compensation or
commission in connection herewith, other than CB Richard Ellis, Inc. ("Seller's
Broker"). Seller shall be responsible for payment of the broker's commission due
and owing Seller's Broker. Seller shall defend, indemnify and hold harmless
Purchaser from and against any and all claims of brokers, finders or any like
third party claiming any right to commission or compensation by or through acts
of Seller in connection herewith. Purchaser represents and warrants to Seller
that in connection with the transaction contemplated hereby, no third party
broker or finder has been engaged or consulted by Purchaser or is entitled to
compensation or commission in connection herewith, other than Seller's Broker.
Purchaser shall defend, indemnify and hold harmless Seller from and against any
and all claims of brokers, finders or any like party claiming any right to
commission or compensation by or through acts of Purchaser in connection
herewith other than Seller's Broker. The indemnity obligations hereunder shall
include, without limitation, all damages, losses, risks, liabilities and
expenses (including, without limitation, reasonable attorneys' fees

                                      19
<PAGE>

and costs) arising from and related to matters being indemnified hereunder.
Neither Seller's Broker nor any other broker, finder or like party shall be
entitled to rely (as a third-party beneficiary or otherwise) on the provisions
herein in claiming any right to commission or compensation or otherwise. The
obligations of the parties under this Section 14 shall survive the Closing or
any termination of this Agreement.

     15.  Mutual Indemnification.  Seller and Purchaser agree to indemnify each
other against, and hold each other harmless from all liabilities (including,
without limitation, reasonable attorneys' fees in defending against claims)
arising out of the ownership, operation or maintenance of the Subject Property
for their respective periods of ownership; provided, however, that nothing
herein shall diminish the defense, indemnify and hold harmless obligations of
Purchaser set forth in Section 3(b) hereof with respect to matters arising from
or related to the Tests.  If and to the extent that the indemnified party has
insurance coverage, or the right to make claim against any third party for any
amount to be indemnified against as set forth above, the indemnified party will,
upon full performance by the indemnifying party of its indemnification
obligations, assign such rights to the indemnifying party.  If such rights are
not assignable, the indemnified party will diligently pursue such rights by
appropriate legal action or proceeding and assign the recovery and/or right of
recovery to the indemnifying party to the extent of the indemnification payment
made by such party.  The provisions of this Section 15 shall survive Closing and
execution and delivery of the Deed.

     16.  Assignment.  Purchaser may not assign its rights under this Agreement
without the prior written consent of Seller; provided, however, that Purchaser
may assign its rights under this Agreement to Wells Operating Partnership, L.P.,
a Delaware limited partnership ("WLP") or Wells Real Estate Investment Trust,
Inc., a Maryland corporation ("Wells REIT") or Wells Development Corporation, a
Georgia corporation ("WDC") or any trust, corporation, partnership or limited
liability company controlling, controlled by or under common control with
Purchaser, WLP, Wells REIT, WDC or any partnership having Purchaser, WLP, Wells
REIT or WDC or any entity controlled by Purchaser, WLP, Wells Reit or WDC as a
direct or indirect general partner.  For purposes hereof, "control" shall mean
ownership (directly or indirectly) of 51% or more of the voting or other
comparable ownership interest of any such trust, corporation, partnership or
limited liability company.  Any assignment shall be subject to all the
provisions, terms, covenants and conditions of this Agreement, and the assignor
shall, in any event, continue to be and remain liable under this Agreement, as
it may be amended from time to time, as a principal and not as a surety without
notice to such assignor.  Any such assignment and assumption shall be evidenced
by a written agreement in form and substance reasonably acceptable to Seller.

     17.  Notices. Any notice or other communication in connection with this
Agreement shall be in writing and shall be sent by United States certified mail,
return receipt requested, postage prepaid, by nationally recognized overnight
courier guarantee next day delivery, by telecopy or facsimile transmission, or
by personal delivery, properly addressed as follows:

          If to Seller:       Opus Northwest, L.L.C.
                              10350 Bren Road West
                              Minnetonka, MN 55343
                              Attn: Lori Larson, Vice President

                                      20

<PAGE>

                              Facsimile No.: (952) 656-4814

          With a copy to:     Opus L.L.C. Legal Department
                              10350 Bren Road West
                              Minnetonka, MN 55343
                              Attn:  Brad Osmundson
                              Facsimile No.: (952) 656-4814

          And a copy to:      Briggs and Morgan, P.A.
                              2400 IDS Center
                              Minneapolis, MN  55402
                              Attn:  Charles R. Haynor, Esq.
                              Facsimile No.: (612) 334-8650

          If to Purchaser:    Wells Capital, Inc.
                              6200 The Corners Parkway
                              Suite 250
                              Norcross, GA 30092
                              Attn:  Michael C. Berndt
                              Facsimile No.:  (770) 200-8222

          With a copy to:     Troutman Sanders LLP
                              Bank of America Plaza
                              600 Peachtree Street N.E.
                              Suite 5200
                              Atlanta, Georgia  30308-2216
                              Attn:  John W. Griffin, Esq.
                              Facsimile No.:  (404) 962-6577

All notices shall be deemed given three (3) business days following deposit in
the United States mail with respect to certified or registered letters, one (1)
business day following deposit if delivered to an overnight courier guaranteeing
next day delivery and on the same day if sent by personal delivery or by
telecopy or facsimile transmission (with proof of transmission).  Attorneys for
each party shall be authorized to give notices for each such party.  Any party
may change its address for the service of notice by giving written notice of
such change to the other party, in any manner above specified.

     18.  Captions.  The section headings or captions appearing in this
Agreement are for convenience only, are not a part of this Agreement, and are
not to be considered in interpreting this Agreement.

     19.  Entire Agreement; Modification.  This Agreement constitutes the entire
agreement between the parties with respect to the subject matter herein
contained, and all prior negotiations, discussions, writings and agreements
between the parties with respect to the subject matter herein contained are
superseded and of no further force and effect.  No covenant, term or condition
of this Agreement shall be deemed to have been waived by either party, unless
such waiver is in writing signed by the party charged with such waiver.

                                      21
<PAGE>

      20. Binding Effect. This Agreement shall be binding upon and inure to the
benefit of the parties hereto and their respective successors and permitted
assigns.

      21. Controlling Law. This Agreement shall be governed by and construed in
accordance with the laws of the State of Minnesota.

      22. Severability.  The unenforceability or invalidity of any provisions
hereof shall not render any other provision herein contained unenforceable or
invalid.

      23. "As Is" Sale.  Purchaser acknowledges that except as set forth in this
Agreement and in Seller's Closing Documents (which term "Seller's Closing
Documents" includes the documents referred to in Section 9(d) above), (a)
neither Seller, nor any principal, agent, attorney, employee, broker, or other
representative of Seller, has made any representation or warranty of any kind
whatsoever, either express or implied, with respect to the Subject Property or
any matter related thereto; (b) Purchaser is not relying on any warranty,
representation, or covenant, express or implied, with respect to the condition
of the Subject Property; and (c) Purchaser is acquiring the Subject Property in
its "as-is" condition with all faults.  In particular, but without limitation,
except as set forth in this Agreement and the Seller's Closing Documents, Seller
makes no representations or warranties with respect to the use, condition,
occupation or management of the Subject Property, compliance of the Subject
Property with applicable statutes, laws, codes, ordinances, regulations or
requirements or compliance of the Subject Property with covenants, conditions,
and restrictions, whether or not of record.

      24. Time of Essence.  Time is of the essence of this Agreement.

      25. Counterparts.  This Agreement may be executed in any number of
counterparts, each of which shall be deemed an original, but all of which
together shall constitute one and the same instrument.

      26. Construction Warranty.  Pursuant to Section 17.1.15 of the Lease,
Seller has warranted to Tenant that the "Tenant Improvements" and related
materials, equipment and installation shall be free from defects in workmanship
and shall conform to the plans and specifications, which warranty is stated to
run for a period of one (1) year after the applicable commencement date for
leased space finished by Seller, and Seller agreed to repair, correct or replace
as necessary any defective item occasioned by a breach of such warranty if
notified by Tenant of the defective item within the foregoing one (1) year
period.  In the event Purchaser is notified by Tenant of a claim under Section
17.1.5 of the Lease (a "Claim"), Purchaser shall notify Seller of such Claim and
Seller shall promptly repair, correct or replace the claimed defective item
occasioned by such breach of warranty and provide Purchaser with reasonable
evidence of such repair, correction or replacement.  Purchaser agrees to provide
Seller access to the Property for the purposes of making such repairs,
corrections or replacements.  In the event Seller fails to promptly repair,
correct or replace such defective item, Purchaser may, after giving Seller five
days notice of such failure on the part of Seller, repair, correct or replace
such defective item and  Seller hereby agrees that in the event Purchaser shall
incur any costs or expenses in performing and complying with the obligations of
the Landlord under Section 17.1.15 of the Lease, Seller shall promptly reimburse
Purchaser for any such costs and expenses, net of any amounts thereof recovered
by Purchaser under any Warranties, within ten (10)

                                      22
<PAGE>

business days after receipt by Seller of a written request for such payment from
Purchaser accompanied by copies of invoices or other back-up information
substantiating the amount of such costs and expenses incurred by Purchaser. The
obligations of Seller under this Section 26 shall survive the Closing, but only
with respect to Claims asserted in writing by Purchaser within thirteen (13)
months after the Closing.

     27.  Exhibits. The following exhibits are made a part hereof, with the same
force and effect as if specifically set forth herein:

     Exhibit A -  Legal Description
     Exhibit A-1  Schedule of Easement Documents
     Exhibit B -  Personal Property
     Exhibit C -  Schedule of Lease
     Exhibit C-1  Schedule of Broker Commissions
     Exhibit D -  Schedule of Permits
     Exhibit E -  Schedule of Service Contracts
     Exhibit F -  Schedule of Warranties
     Exhibit G -  Form of Earnest Money Escrow Agreement
     Exhibit H -  Permitted Encumbrances
     Exhibit I -  Form of Tenant Estoppel Certificate
     Exhibit J -  Form of Deed
     Exhibit K -  Form of Bill of Sale
     Exhibit L    Form of Fifth Amendment to Lease
     Exhibit M    Designation of Person Responsible for Tax Reporting
     Exhibit N    Calculation of Payment Attributable to Free or Reduced Rentals
                  under Lease
     Exhibit O    Form of Storage Agreement
     Exhibit P    Form of Amended Link Agreement
     Exhibit Q    Form of Driveway and Storm Sewer Easement Amendment

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

PURCHASER:                                 SELLER:

WELLS CAPITAL, INC.,                       OPUS NORTHWEST, L.L.C.
a Georgia corporation                      a Delaware limited liability
company

By: /s/ Douglas P. Williams                By: /s/ Lori A. Larson
   ----------------------------               ----------------------------

Its: Senior Vice President                 Its: Vice President--Sales
    ---------------------------                ---------------------------

                                      23
<PAGE>

                                   EXHIBIT A

                               Legal Description

          Lot 2, Block 1, and Outlot C, Crescent Ridge Corporate Center,
          according to the recorded plat thereof, Hennepin County, Minnesota

                                      A-1
<PAGE>

                                  EXHIBIT A-1

      1.  Amended and Restated Declaration of Easements, Covenants and
Restrictions Regarding Link dated October ___, 2000 and recorded in the office
of the Hennepin County Registrar of Titles as Document No. ________.

      2.  Declaration of Covenants, Restrictions and Easements dated May 10,
1999 and recorded in the office of the Hennepin County Registrar of Titles as
Document No. 3155465.

      3.  Declaration of Covenants and Easements Regarding Stormwater Retention
Pond dated October 14, 1999, recorded in the office of the Hennepin County
Registrar of Title as Document No. 3216830.

      4.  Declaration of Driveway and Storm Sewer Easement dated October 14,
1999 recorded in the Office of the Hennepin County Registrar of Titles as
Document No. 3216831, as amended by Amended and Restated Declaration of
Driveway, Monument and Storm Sewer Easement dated _______ __, 2000.

                                     A-1-1
<PAGE>

                                   EXHIBIT B

                               Personal Property

                                 Monument Sign

                        Steel Bench and Storage Cabinet

                                   6' ladder

                                   8' ladder

                                      B-1
<PAGE>

                                   EXHIBIT C

                                     Lease

Metris Direct Inc.

Multi-Tenant Office Lease Agreement, dated 3/29/1999

Guaranty, dated 6/9/1999

First Amendment to Lease, dated 7/12/1999

Consent to First Amendment to Multi-Tenant Office Lease Agreement, dated
8/9/1999

Second Amendment to Multi-Tenant Office Lease Agreement, dated 12/17/1999

Consent to Second Amendment to Multi-Tenant Office Lease Agreement dated _______
(to be entered into).

Third Amendment to Multi-Tenant Office Lease Agreement, dated 4/17/2000

Consent to Third Amendment to Multi-Tenant Office Lease Agreement, dated
4/17/2000

Fourth Amendment to Multi-Tenant Office Lease Agreement, dated 6/21/2000

Consent to Fourth Amendment to Multi-Tenant Office Lease Agreement, dated
6/21/2000

Fifth Amendment to Multi-Tenant Office Lease Agreement dated __/__/00 (to be
entered into)

Consent To Fifth Amendment to Multi-Tenant Office Lease Agreement dated _______
(to be entered into).

Storage Space Licensing Agreement dated ___________, 2000 by and between Opus
Northwest, L.L.C. and Metris Direct, Inc. and guaranteed by Metris Companies,
Inc. (to be entered into)

                                      C-1
<PAGE>

                                  EXHIBIT C-1

                        Schedule of Broker Commissions

                                     None

                                     C-1-1
<PAGE>

                                   EXHIBIT D

                              Schedule of Permits

Building Permit

Permit #078815

Issued Date 4/13/1999

Certificate of Occupancy - Shell

Permit #78815

Issued Date 5/31/2000

Certificate of Occupancy - Metris Direct Inc. (floors 3-8)

Permit #M1087297

Issued Date 8/25/2000

Certificate of Occupancy - Metris Direct Inc. (floors 1 & 9)

Expected Issuance Date:  No later than October 15, 2000

Certificate of Occupancy - Metris Direct Inc. (floor 2)

Expected Issuance Date:  No later than October 31, 2000

                                      D-1
<PAGE>

                                   EXHIBIT E

                         Schedule of Service Contracts

Agreement dated July 10, 2000 between ABM Janitorial and Opus Northwest
Management, L.L.C. for cleaning services.

Agreement dated July 17, 2000 between BFI Waste Systems of North America and
Opus Northwest Management, L.L.C. for trash removal services.

Agreement dated May 28, 2000 between Muzak Limited Partnership and Opus
Northwest Management, L.L.C. for music services.

Agreement dated May 30, 2000 between Otis Elevator Company and Opus Northwest
Management L.L.C. for elevator services.

Agreement dated June 27, 2000 between TruGreen LandCare and Opus Northwest
Management, L.L.C. for landscape services.

                                      E-1
<PAGE>

                                   EXHIBIT F

                       Schedule of Unexpired Warranties

                                and Guaranties

Roofing Guarantee

Dalco Roofing & Sheet Metal, Inc.

Expires 7/25/2010

                                      F-1

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