Document:

ASSIGNMENT AND ASSUMPTION OF LEASE AGREEMENT

     FOR  VALUABLE CONSIDERATION, the receipt and sufficiency  of
which  are  hereby acknowledged, CM COLUMBIA SC, LLC, a  Delaware
limited  liability  company  ("ASSIGNOR"),  does  hereby  assign,
transfer  and set over unto AEI INCOME & GROWTH FUND  23  LLC,  a
Delaware  limited liability company, as to an undivided  thirteen
and  a  half percent (13.5%) interest as a tenant in common,  AEI
ACCREDITED  INVESTOR FUND V LP, a Minnesota limited  partnership,
as  to an undivided forty-five percent (45%) interest as a tenant
in   common,  and  AEI  ACCREDITED  INVESTOR  FUND  2002  LIMITED
PARTNERSHIP, a Minnesota limited partnership, as to an  undivided
forty-one  and  a half percent (41.5%) interest as  a  tenant  in
common,  (collectively,  "ASSIGNEE"), all  of  Assignor's  right,
title, interest, claim and estate as landlord in and to the Lease
Agreement  set  forth on EXHIBIT A attached  hereto  (the  "LEASE
AGREEMENT"), which demise any part of that certain real  property
situated  in  the Columbia, South Carolina, and more particularly
described in EXHIBIT B attached hereto (the "PROPERTY"),  or  any
improvements  thereon,  PROVIDED, HOWEVER, that,  notwithstanding
anything to the contrary set forth herein or in the Agreement (as
defined below):  (i) Assignor shall retain any and all rights and
claims  under the Lease Agreement with respect to any indemnities
or  similar  rights to payment (whether in the form of additional
rent  or  otherwise)  with  respect to  events  or  circumstances
occurring  or  existing prior to the date hereof,  whenever  such
indemnities  or  similar rights arise, and  (ii)  Assignor  shall
remain liable for any claims against the landlord under the Lease
for  indemnity  obligations (whether payable  as  damages,  as  a
setoff  under  the Lease, or otherwise) arising  from  events  or
circumstances occurring prior to the Closing Date, whenever  such
indemnities  arise.  Assignee shall cooperate with  Assignor,  at
Assignor's request and expense, in collecting payment of any such
indemnity  or  similar right to payment against the tenant  under
the Lease Agreement or otherwise.

     Capitalized  terms used in this Assignment or  the  exhibits
attached  hereto and not otherwise defined herein shall have  the
meanings  ascribed  to them in that certain  Purchase  Agreement,
dated as of August 1, 2005 (as amended, the "AGREEMENT"), by  and
between Assignor, as Seller, and AEI Fund Management, Inc..  (who
assigned its rights under such Agreement to Assignee), as Buyer.

     Assignor  represents and warrants to Assignee that  Assignor
has  full power, authority and right to execute and deliver  this
Assignment.

     Assignee  hereby  assumes  all of  the  obligations  on  the
Assignor's part to be observed and performed from and  after  the
date  hereof by the landlord under the Lease Agreement.  Assignee
hereby  agrees to indemnify and hold harmless Assignor  from  and
against  any and all liability, claims, loss, costs,  damage  and
expense  (including  reasonable attorneys' fees  and  costs,  and
court costs) directly or indirectly arising out of or related  to
any  breach or default in Assignee's obligations under the  Lease
Agreement or in Assignee's obligations hereunder, from and  after
the date of this Assignment.

     Assignor  hereby  agrees  to  indemnify  and  hold  harmless
Assignee  from  and against any and all liability, claims,  loss,
costs,  damage and expense (including reasonable attorneys'  fees
and costs, and court costs) directly or indirectly arising out of
or  related  to  any breach or default in Assignor's  obligations
under the Lease Agreement, prior to the date of this Assignment.

     This  Assignment  shall be construed under and  enforced  in
accordance with the laws of the State of South Carolina.

     This  Assignment  and Assumption of Lease Agreement  may  be
relied  upon as conclusive proof that each and all of  the  Lease
Agreement have been transferred to Assignee.

     This  Assignment and Assumption of Lease Agreement shall  be
binding  upon  Assignor,  Assignee  and  their  respective  legal
representatives, successors and assigns.

     In the event any action or suit is brought by a party hereto
against  another party hereto by reason of any breach of  any  of
the  covenants, conditions, agreements or provisions on the  part
of   such  other  party  arising  out  of  this  Assignment,  the
prevailing  party shall be entitled to have and  recover  of  and
from  the  other party all costs and expenses of  the  action  or
suit, including reasonable attorneys' fees.

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

     IN  WITNESS WHEREOF, this Assignment and Assumption of Lease
Agreement has been executed as of September __, 2005.

WITNESSES:                       ASSIGNOR:

                                 CM COLUMBIA SC, LLC, a Delaware
/s/ Esmael Hill                  limited liability company
     (Witness #1)
                                 By: SunTrust Equity Funding,
/s/ Sarah Hughes                     LLC, a Delaware limited
     (Witness #2)                    liability company, its
                                     manager

                                 By:  /s/ R Todd Shutley
                                 Name:  R. Todd Shutley
                                 Title:  Senior Vice President
                                         and Manager

                                 ATTEST:

                                 (Assistant) Secretary

WITNESSES:                       ASSIGNEE:

/s/ M. Lattimore                 AEI INCOME & GROWTH FUND 23,
  (Witness #1)                   LLC, a Delaware limited
                                 liability company
/s/ Jennifer L Shcrinner
     (Witness #2)                By:  AEI Fund Management XXI,
                                      Inc., a Minnesota
                                      corporation, its Managing
                                      Member

                                 By:  /s/ Robert P Johnson
                                 Name:  Robert P. Johnson
                                 Title:  President

WITNESSES:                       AEI ACCREDITED INVESTOR FUND V
                                 LP, a Minnesota limited
/s/ M Lattimore                  partnership
     (Witness #1)

/s/ Jennifer Schreiner           By:  AEI Fund Management XVIII,
     (Witness #2)                     Inc., a Minnesota
                                      corporation, its General
                                      Partner

                                 By: /s/ Robert P Johnson
                                 Name:  Robert P. Johnson
                                 Title:  President

WITNESSES:                       AEI ACCREDITED INVESTOR FUND
                                 2002 LIMITED PARTNERSHIP, a
/s/ M Lattimore                  Minnesota limited partnership
     (Witness #1)

/s/ Jennifer L Schriner          By: AEI Fund Management XVIII,
     (Witness #2)                    Inc., a Minnesota
                                     corporation, its General
                                     Partner

                                 By:  /s/ Robert P Johnson
                                 Name:    Robert P. Johnson
                                 Title:   President

STATE OF GEORGIA
COUNTY OF FULTON

     Personally appeared before me Esmael Hill (Witness #1), who

made oath that s/he saw the seal of the within named R. Todd

Shutley, Senior Vice President and Manager of SunTrust Equity

Funding, LLC, the manager of CM Columbia SC, LLC, affixed to the

foregoing instrument and that s/he with Sarah Hughes (Witness #2)

witnessed the execution and delivery thereof as the act and deed

of said company.

     Sworn to before me, this 15 day of September, 2005.

     /s/ Sarah Hughes     (SEAL)                    /s/ Esmael Hill
        Witness #2 [Is also Notary Public]            (Witness #1)

             My commission expires: _________

STATE OF MINNESOTA  )
COUNTY OF RAMSEY    )

     Personally appeared before me Marni Lattimore (Witness #1),

who made oath that s/he saw the seal of the within named Robert

P. Johnson, President of AEI Fund Management XXI, Inc., the

Managing Member of AEI Income & Growth Fund 23 LLC, affixed to

the foregoing instrument and that s/he with Jennifer L. Schreiner

(Witness #2) witnessed the execution and delivery thereof as the

act and deed of said company.

     Sworn to before me, this 15 day of September, 2005.

     /s/ Jennifer L Schreiner (SEAL)            /s/ M. Lattimore
     Witness #2 [Is also Notary Public]            (Witness #1)

     My commission expires: _________

STATE OF MINNESOTA  )
COUNTY OF RAMSEY    )

     Personally appeared before me Marni Lattimore (Witness #1),

who made oath that s/he saw the seal of the within named Robert

P. Johnson, President of AEI Fund Management XVIII, Inc., the

General Partner of AEI Accredited Investor Fund V LP, affixed to

the foregoing instrument and that s/he with Jennifer L. Schreiner

(Witness #2) witnessed the execution and delivery thereof as the

act and deed of said company.

     Sworn to before me, this 15 day of September, 2005.

     /s/ Jennifer L Schreiner (SEAL)             /s/ M Lattimore
     Witness #2 [Is also Notary Public]            (Witness #1)
      My commission expires: _________

STATE OF MINNESOTA  )
COUNTY OF RAMSEY    )

     Personally appeared before me Marni Lattimore (Witness #1),

who made oath that s/he saw the seal of the within named Robert

P. Johnson, President ___________________________ of AEI Fund

Management XVIII, Inc., the General Partner of AEI Accredited

Investor Fund 2002 Limited Partnership, affixed to the foregoing

instrument and that s/he with Jennifer L. Schreiner (Witness #2)

witnessed the execution and delivery thereof as the act and deed

of said company.

     Sworn to before me, this 15 day of September, 2005.

     /s/ Jennifer L Schreiner (SEAL)            /s/ M Lattimore
     Witness #2 [Is also Notary Public]            (Witness #1)
      My commission expires: _________

            EXHIBIT "A" TO ASSIGNMENT AND ASSUMPTION
                       OF LEASE AGREEMENT

That  certain  Lease  Agreement, dated as of February  24,  2005,
between   CM  Columbia  SC,  LLC  (Landlord)  and  CarMax,   Inc.
(Tenant),,  as  evidenced by that certain   Memorandum  of  Lease
recorded  on February 25, 2005 in Record Book 9932 at  Page  234,
Office of the Register of Deeds for Lexington County, said  lease
thereafter  assigned  to  CarMax  Auto  Superstores,   Inc.,   as
evidenced  by that certain Assignment of Lease recorded  February
25,  2005 in Record Book 9932 at Page 238, Office of the Register
of Deeds for Lexington County.

          EXHIBIT "B" TO ASSIGNMENT AND ASSUMPTION
                     OF LEASE AGREEMENT

                      Legal description

All  that  certain  piece, parcel, lot or  tract,  with  any
Improvements therein, situate, lying and being near the City
of  Columbia, County of Lexington, State of South  Carolina,
being  shown and delineated as 15.514 acres (675,793  square
feet)  on a plat prepared for CarMax Auto Superstores, Inc.,
by  B.P.  Barber & Associates, Inc., dated August 17,  2005,
and having the following metes & bounds to-wit:

COMMENCING   at  a  1/2"  rebar  in  3"  concrete   at   the
intersection  of  the  eastern  right-of-way  of  Chippenham
Circle  and  the  southern right-of-way  of  Jamil  Road  (a
southwestern frontage road of I-26), thence proceeding along
the  southern  right-of-way  of  Jamil  Road  the  following
courses and distances: in a direction of S84 07'24"E  for  a
distance of 90.70' to a 1/2" rebar in 3" concrete, thence in
a  direction of S26 53' 14"E for a distance of 46.20'  to  a
5/8"  rebar, and then in a direction of N76  13'36"E  for  a
distance of 76.14' to a 5/8" rebar, this being the Point  of
Beginning. Thence turning and proceeding along the  southern
right-of-way  of  Jamil  Road  the  following  courses   and
distances: in a direction of N76  13'36"E for a distance  of
39.17'  to  a mag nail, thence in a direction of S84 09'00"E
for  a  distance of 322.91' to a 5/8" rebar, thence along  a
curve to the right in a direction of S80 53'19"E for a chord
distance of 67.78' to a 5/8" rebar (said curve having an arc
distance of 67.81' and a radius of 636.62'), and then  in  a
direction  of  S57 23'00"E for a distance of  386.50'  to  a
railroad  spike;  thence turning and  proceeding  along  the
properties  of Eugene Foust and Alexander Washington  Estate
in a direction of S64 45'36"W for a distance of 563.31' to a
1/4"  pipe; thence turning and proceeding along the property
of  Alexander  Washington Estate the following  courses  and
distances: in a direction of S75'5 1'55"W for a distance  of
85.00' to a 1/4" pinched top pipe, thence in a direction  of
S33 01'09"E for a distance of 185.82' to a 1/4" pipe, thence
in  a direction of S23 24'01 "E for a distance of 260.06' to
a  1/4" pipe, and then in a direction of S27 11'40"E  for  a
distance  of  93.83'  to a 5/8" rebar;  thence  turning  and
proceeding  along  the property of CarMax Auto  Superstores,
Inc., the following courses and distances: in a direction of
S66 32'20"W  for  a distance of 432.83'  to  a  5/8"  rebar,
thence  in  a  direction of N23 27'40"W for  a  distance  of
37.00'  to  a  5/8"  rebar,  and  then  in  a  direction  of
S66 32'20"W  for  a distance of 180.35'  to  a  5/8"  rebar;
thence  turning and proceeding along the property  of  Grove
Park Development Company in a direction of N25 10'25"W for a
distance  of  538.46' to a 5/8" rebar;  thence  turning  and
proceeding  along  the property of CarMax Auto  Superstores,
Inc., the following courses and distances: in a direction of
N66 32'20"E  for  a distance of 200.23' to  a  5/8''  rebar,
thence  in  a  direction of N23 26'45"W for  a  distance  of
169.50'   to  a  5/8"  rebar,  thence  in  a  direction   of
N46 01'32"E  for  a distance of 202.19'  to  a  5/8"  rebar,
thence  in  a direction of N28 50' 11 "E for a distance   of
220.73'  to  a  5/8"  rebar, and  then  in  a  direction  of
N12 49'41"E for a distance of 138.90' to a 5/8" rebar,  this
being the Point of Beginning.

This parcel contains 15.514 acres (675,793 square feet).

                               LEASE

                              Between

                           CARMAX, INC.,

                             as TENANT

                                and

                         CM COLUMBIA SC, LLC,

                            as Landlord

                        Date February 24, 2005

TABLE OF CONTENTS

1.   CERTAIN DEFINITIONS                          1
2.   DEMISE OF PREMISES                           4
3.   TERM                                         4
4.   RENT                                         5
5.   NET LEASE; TRUE LEASE                        6
6.   TITLE AND CONDITION                          7
7.   TAXES                                        8
8.   USE                                          9
9.   MAINTENANCE AND REPAIR                       10
10.  LIENS                                        11
11.  ALTERATIONS                                  11
12.  CONDEMNATION                                 12
13.  INSURANCE                                    13
14.  DAMAGE, DESTRUCTION                          14
15.  RESTORATION                                  16
16.  SUBORDINATION TO FINANCING                   17
17.  ASSIGNMENT, SUBLEASING                       18
18.  PERMITTED CONTESTS                           21
19.  DEFAULT                                      22
20.  LANDLORD'S REMEDIES                          23
21.  NOTICES                                      25
22.  MEMORANDUM OF LEASE; ESTOPPEL CERTIFICATES   25
23.  SURRENDER                                    26
24.  NO MERGER OF TITLE                           26
25.  LANDLORD EXCULPATION                         26
26.  HAZARDOUS SUBSTANCES                         27
27.  ENTRY BY LANDLORD                            28
28.  STATEMENTS                                   28
29.  CONFIDENTIALITY                              28
30.  NO USURY                                     28
31.  BROKER                                       28
32.  WAIVER OF LANDLORD'S LIEN                    29
33.  NO WAIVER; CONSENTS                          29
34.  SEPARABILITY                                 29
35.  INDEMNIFICATIONS                             29
36.  EASEMENTS, ZONING AND ENTITLEMENTS           30
37.  HEADINGS                                     31
38.  MODIFICATIONS                                31
39.  SUCCESSORS, ASSIGNS                          31
40.  COUNTERPARTS                                 31
41.  GOVERNING LAW                                32
42.  EXPANSION LAND                               32

   THIS LEASE AGREEMENT is made as of this  day of February, 2005,
by  and between CM BOLUMBIA SC, LLC, a Delaware limited liability
company, having its principal office at c/o SunTrust Equity Funding
LLC,  303  Peachtree Street, 24th Floor, Mail Code 3951, Atlanta,
Georgia 30308  ("Landlord"),  and   CARMAX,  INC.,   a   Virginia
corporation,  having its principal office at 4900 Cox  Road, Glen
Allen, Virginia 23060-3317 ("Tenant").

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

     1.   CERTAIN DEFINITIONS.

     (a) "Additional Rent" shall mean all sums required to be
     .paid by Tenant to Landlord hereunder other than Basic Rent,
     which sums sha1l constitute rental hereunder.

     (b ) "Affiliate" shall mean any person or entity that is
     directly or indirectly controlled or owned by Tenant or
     Landlord, as applicable. For purposes of this Lease, the term
     "control" shall mean the ownership of fifty percent (50%) or
     more of the stock or other voting interest of the controlled
     entity.

     (c)  "Alteration" or ,"Alterations" shall mean any or all
     changes, additions or improvements to or of any of the
     Improvements, both interior or exterior, and ordinary and
     extraordinary; provided, however, installation and
     replacements of any existing wall covering, floor covering or
     ceiling coverings, fixtures and equipment of any of the
     Improvements shall not be deemed an Alteration.

          (d)   "Award"  shall mean the entire  award  payable  to
Trustee by reason of a Condemnation.

          (e)  "Basic Rent" shall mean the annual rent payable  in
monthly  installments in advance on the first day  of  each  month
during  each  year of the Term, as such Term may  be  extended  in
accordance  with  Paragraph 3, and as  such  annual  rent  may  be
escalated in accordance with Paragraph 4(b ).

          (f)   "Commencement  Date" shall mean  the  Commencement
Date as defined in Paragraph 3

          (g)   "Condemnation"  shall  mean  a  Taking  and/or   a
     Requisition

     (h)  "Default Rate" shall mean an annual rate of interest
     equal to the the Prime Rate plus 200 hundred basis points.

          (i)   "Discount Rate," with. respect to the  calculation
of  the present value of any future payment, means a rate equal to
the  interpolated rate of yield for U.S. Treasury  obligations  as
listed  on the Bloomberg  financial web site currently located  at
http://llwww.bloomberg.com/markets/rates/index.html. (or  if  such
site  ceases to exist, the successor to such site or a  comparable
site)  and  having  the same maturity as the date  at  which  such
future payment is to be made.

     (j)  "Event of Default" shall mean an Event of Default as
     defined in Paragraph 19.

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

     (l)  "Inventory" shall mean all items of personal property
     offered for sale, rental or lease by Tenant at or on the
     Leased Premises, including, without limitation. all
     automobiles and automobile parts and accessories.

     (m)  "Legal Requirement" or "Legal Requirements" shall mean,
     as the case may be, anyone or more of all present and future
     laws, codes, ordinance (including, without limitation, zoning
     ordinances and land use requirements), orders, judgments,
     decrees, injunctions, rules, regulations and requirements,
     even if unforeseen or extraordinary, of every duly
     constituted governmental authority or agency (but excluding
     those which by their terms are not applicable to and to not
     impose any obligation on Tenant, Landlord or the Leased
     Premises) and all covenants, restrictions and conditions now
     or hereafter of record which may be applicable to Tenant, to
     Landlord or to any of the Leased Premises, or to the use,
     manner of use, occupancy, possession, operation, maintenance,
     alteration, repair or reconstruction of any of the Leased
     Premises, even if compliance therewith (i) necessitates
     structural changes or improvements (including changes
     required to comply with the; " Americans with Disabilities
     Act") or results in interference with the use or enjoyment of
     any of the Leased Premises or (ii) requires Tenant to carry
     insurance other than as required by the provisions of this
     Lease.

          (n)   "Lender"  shall  mean the  entity  identified  "to
Tenant as such in writing, which makes a Loan to Landlord, secured
in whole or in part by a Mortgage and evidenced by a Note or Notes
or  which is the holder of a Mortgage and Note as a result  of  an
assignment  thereof,  and when a Mortgage secures  multiple  Notes
held  by one or more noteholders, the trustee acting on behalf  of
such holders, provided such trustee has been identified as such in
writing to Tenant.

          (o)   "Loan"  shall  mean a loan made  by  a  Lender  to
Landlord  secured in whole or in part by a Mortgage and  evidenced
by a Note or Notes.

     (p)  "Mortgage" shall mean a mortgage or similar security
     instrument hereafter executed covering the Leased Premises
     from Landlord to Lender.

          (q)   "Note" or "Notes" shall mean a promissory note  or
notes  hereafter executed from Landlord to Lender, which  Note  or
Notes  will  be secured in whole or in part by a Mortgage  and  an
assignment of leases and rents.

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

          (s)   "Prime Rate" shall mean the prime rate of interest
as published in the Wall Street Journal from time to time.

     (t)  "Proceeds" shall mean the entire proceeds paid by any
     third party insurer under any property casualty insurance
     maintained pursuant to Paragraph 13(a).

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

     (v)      "Restoration" shall mean the restoration of the
     Leased Premises after any Taking or damage by casualty as
     nearly as possible to their value, condition and character
     existing immediately prior to such Taking or damage,
     including the actual expenses of Tenant.

     (w)      "State" shall mean the State or Commonwealth in
     which the Leased Premises are situated.

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

          (y)       "Tangible  Net Worth" shall  mean  Tenant's.
equity  (or  capital, as applicable), less officer and  affiliate
receivables;  less  intangibles,  in  accordance  with  generally
accepted accounting principles ("GAAP').

     (z)     "Taxes" shall mean taxes of every kind and nature
     (including real, ad valorem and personal property, income,
     franchise, withholding, profits and gross receipts taxes),
     all charges and/or taxes for any easement or agreement
     maintained for the benefit of any of the Leased Premises,
     all general and special assessments, levies, permits,
     inspection and license fees, all utility charges, all ground
     rents, and all other public charges and/or taxes whether of
     a like or different nature, even if unforeseen or
     extraordinary , imposed upon or assessed, prior to or during
     the Term, against Landlord, Tenant or any of the Leased
     Premises as a result of or arising in respect of the
     .occupancy, leasing, use, maintenance, operation,
     management, repair or possession thereof, or any activity
     conducted on the Leased Premises, or the Basic Rent or
     Additional Rent, including without limitation, ~y gross
     income tax, sales tax, occupancy tax or excise tax levied by
     any governmental body on or with respect to such Basic Rent
     or Additional Rent.

     (aa)      "Term" shall mean the initial term of this Lease,
     as extended pursuant to any renewal that has become
     effective.

     (bb)      "Termination Date" shall mean the Termination Date
     as defined in Paragraph 12(b).

     2.   DEMISE OF PREMISES. Landlord hereby demises and lets to
Tenant  and Tenant hereby takes and leases from Landlord for  the
Tenn. and upon the provisions hereinafter specified the following
described property (collectively, the "Leased Premises") (i)  the
premises  described in Exhibit " A " attached hereto and  made  a
part hereof together with the easements, rights and appurtenances
thereto  belonging  or appertaining (collectively,  the  "Land");
(ii)  the  buildings, structures, fixtures and other improvements
constructed and to be constructed on the Land (collectively,  the
"Improvements"),  together  with  all  additions  and  accessions
thereto,   substitutions   therefor  and   replacements   thereof
permitted  by  this  Lease  excepting  therefrom  Tenant's  Trade
Fixtures  and all property that does not constitute real property
under the laws of the State.

     3.    TERM.  Tenant shall have and hold the Leased  Premises
for  an initial term (the "Initial Term") commencing on the  date
hereof (the "Commencement Date") and ending on February 28,  2020
(the "Expiration Date"). Provided the Lease  shall not  have been
terminated pursuant to the provisions hereof, this Lease  and the
Term thereof shall be automatically extended  for four (4) renewal
terms of five (5) years each upon condition that Tenant may cancel
any  renewal  term  by  giving  notice,   in accordance  with the
provisions of Paragraph 21, to  Landlord  at least  six (6) months
prior to the expiration of the then current Term.  Upon the giving
of such notice of cancellation by Tenant, this Lease and the Term
thereof shall terminate and come to an end on the Expiration Date
of the then current Term.  If,  prior to such six (6) month period,
Tenant  does  not give Landlord written notice of its intent to
cancel the then applicable renewal term, Tenant's right to cancel
such renewal term shall continue until ten (10) business days after
Landlord has given Tenant written notice of Landlord's election to
continue the renewal term, during which ten (10) business day period
Tenant may exercise its right to cancel such renewal term whereupon
the Teffi1 of this Lease shall be terminated as if such cancellation
notice had been given prior to such six (6) month period described
above. Upon the giving of such notice of cancellation by Tenant,
this Lease and the Term thereof shall terminate and come to an end
on the Expiration bate of the then current Term. Any such extension or
renewal of the Term shall be subject to all of the provisions of
this Lease, and all such provisions shall continue in full force
and effect. In the event that Tenant exercises its option to
cancel any renewal Term as hereinabove provided, then Landlord
shall have the right in addition to any rights granted in
Paragraph 27, during the remainder of the Term then in effect to
(i) advertise the availability of the Leased Premises for sale or
for reletting, and (ii) show the Leased Premises to prospective
purchasers, lenders or tenants at such reasonable times during
noffi1al business hours as Landlord may select. If Tenant shall
timely give such notice of its election to cancel any renewal
option, then all options with regard to subsequent extensions or
renewals of the Term shall expire and be null and void.
Notwithstanding the foregoing, Tenant shall have the right to
extend the Initial Term of the Lease (the "Extension Option") at
any time within the first five (5) years of the Initial Term by
the period of time necessary to make the then remaining Initial
Term extend for fifteen (15) years from the date of Tenant's
exercise of the Extension Option (the "Extended Term"). At the end
of such Extended Term, the Lease shall renew for the renewal terms
as set forth above. Notwithstanding the provisions of Section 4
below, the Rent for the first five (5) years of the Extended Term
(beginning on the date Tenant exercises the Extension Option and
terminating on the 5th anniversary thereof) shall be the Rent
amount in effect on the date Tenant exercises the Extension
Option. After the expiration of such initial five (5) year period
of the Extended Term, Rent shall escalate as set forth in Section
4 below, and the date Tenant exercised the Extension Option shall
act as the Commencement Date for purposes of setting the Basic
Rent Adjustment Date pursuant to Section 4.(b )(ii).

     4.   RENT

          (a)   BASIC RENT. The initial Basic Rent will be as  set
forth  in Exhibit "B" From and after the Commencement Date, Tenant
shall  pay the Basic Rent in equal monthly installments in advance
on  the  .first  day  of each month (each a "Basic  Rent  "Payment
Date") during each Lease year. If the Commencement Date is not the
first  day  of  a month, then the Basic Rent from the Commencement
Date  until the first day of the following month shall be prorated
on  a  per diem basis at the rate of one thirtieth (1/30)  of  the
monthly  installment of the Basic Rent payable  during  the  first
Lease Year, and Tenant shall pay such prorated installment of  the
Basic  Rent on the Commencement Date. All sums payable  by  Tenant
under  this  Lease,  including but not  limited  to,  Basic  Rent,
Additional  Rent (as hereinafter defined) or otherwise,  shall  be
paid  to  Landlord in legal tender of the United  States,  without
setoff,  deduction  or demand, by check, ACH  transfer  or  direct
deposit  wire  transfer  of immediately  available  funds  to  the
following  bank  account, or to such other  party  or  address  as
Landlord may designate in writing:

              SunTrust Equity Funding, LLC
              ABA #061000104
              Acct#
              Ref: CarMax
              Attn: Noelle Wilds

Landlord's  acceptance of Basic Rent of Additional Rent  after  it
shall  have  become due and payable shall not excuse a delay  upon
any  subsequent  occasion  or  constitute  a  waiver  of  any   of
Landlord's rights hereunder.

          (b)  BASIC RENT ESCALATION.

               (i)  For the purpose of this Section, the following

     definitions shall apply: (A) the term "Base Month" shall

     mean the calendar month which is one (1) year prior to the

     applicable Basic Rent Adjustment Date (as hereinafter

     defined) and (B) the term "Price Index" shall mean the

     "Consumer Price Index-United States City Average-All Urban

     Consumers-all items-not seasonally adjusted" published by the

     Bureau of Labor Statistics of the United States Department of

     Labor (1982-84 = 100), or, in the event such index is

     discontinue4 or no longer readily available, any renamed

     local index covering the metropolitan area in which the

     Premises are located or any other successor or substitute

     index appropriately adjusted

     (ii)      Effective as of: each anniversary of the Commencement
     Date throughout the Term (each, a "Basic Rent Adjustment Date")
     the Basic Rent then in effect  shall immediately be increased by
     the lesser of (i) three hundred percent (300%) of the amount by
     which the Price Index in effect immediately prior to the applicable
     Basic Rent Adjustment  Date has increased over the Price Index in
     effect for the month preceding the Base Month; provided that in no event
     shall the Basic Rent be decreased on any Basic Rent Adjustment Date
     (but provided that the Basic Rent may remain the same).

          (iii)      If  the  Price Index for the  calendar  month
immediately preceding the applicable Basic Rent Adjustment Date is
not  available  as  of any Basic Rent Adjustment  Date,  then  the
calculation  set forth in Subparagraph (ii) of this Section  shall
be  made  using  the most current available Price Index  (and  re-
calculated  as  soon  as the Price Index for  the  calendar  month
immediately  preceding the applicable Basic Rent  Adjustment  Date
becomes available). In no event shall any adjustment made pursuant
to  this Section, or any decrease in the Price Index, ever  result
in a decrease in the Basic Rent (as previously increased).

          (c  )       LATE PAYMENT. If any installment  of  Basic
Rent  is  not  paid  on the date due, Tenant  shall  pay  Landlord
interest  on  such overdue payment at-the Default  Rate,  accruing
from the due date of such payment until the same is paid.

          (d)   ADDITIONAL RENT. Tenant shall pay  and  discharge
before the imposition of any fine, lien, interest or penalty  may
be  added  thereto for late payment thereof, as Additional  Rent,
all other an1ounts and obligations which Tenant assumes or agrees
to  payor  discharge pursuant to this Lease, together with  every
fine,  penalty, interest and cost which may be added by the party
to  whom  such  payment  is due for nonpayment  or  late  payment
thereof. In the event of any failure by Tenant to payor discharge
any of the foregoing, Landlord shall have all, rights, powers and
remedies  provided herein, by law or otherwise, in the  event  of
nonpayment of Basic ,  Rent.

     5    NET LEASE; TRUE LEASE.

          (a)   NET  LEASE.  It is the intention of  the  parties
hereto that the obligations of Tenant hereunder shall be separate
and  independent  covenants and agreements, and that  Basic  Rent
Additional  Rent  and all other sums payable by Tenant  hereunder
shall  continue  to  be  payable in  all  events,  and  that  the
obligations of Tenant hereunder shall continue unaffected, unless
the  requirement  to  pay or perform the  same  shall  have  been
terminated  pursuant to an express provision of this Lease.  This
is  a net Lease and Basic Rent Additional Rent and all other sums
payable  hereunder  by  Tenant shall be paid  without  notice  or
demand  and  without  setoff, counterclaim, recoupment  abatement
suspension,   deferment  din1inution,  deduction,  reduction   or
defense, except as otherwise specifically set forth herein.  This
Lease shall not terminate and Tenant shall not have any right  to
terminate  this  Lease  during  the  Term  (except  as  otherwise
expressly   provided  herein).  Tenant  agrees  that  except   as
otherwise expressly provided herein, it shall not take any action
to terminate, rescind or avoid this Lease notwithstanding (i) the
bankruptcy,      insolvency,     reorganization,     composition,
readjustment,  liquidation,  dissolution,  winding-up  or   other
proceeding  affecting Landlord (ii) the exercise of  any  remedy,
including foreclosure, under the Mortgage, (iii) any action  with
respect to this Lease (including, the disaffirmance hereof) which
may be taken by Landlord under the Federal Bankruptcy 'Code or by
any  trustee, receiver or liquidator of Landlord or by any  court
under  the Federal Bankruptcy Code or otherwise, (iv) the  Taking
of  the  Leased  Premises  or  any  portion  thereof  (except  as
specifically  provided  in  Paragraph  12(b)  below),   (v)   the
prohibition or restriction of Tenant's use of the Leased Premises
under any Legal Requirement or otherwise, (vi) the destruction of
the Leased Premises or any portion thereof, (vii) the eviction of
Tenant from possession of the Leased Premises, by paramount title
or  otherwise,  or  (viii) default by Landlord  under  any  other
agreement  between Landlord and Tenant. Tenant waives all  rights
which  are  not  expressly stated herein, but which  may  now  or
hereafter  otherwise be conferred by law, to  quit  terminate  or
surrender  this  Lease  or  any of the Leased  Premises;  to  any
setoff,  counterclaim, recoupment abatement suspension, deferment
diminution, deduction, reduction or defense of or to  Basic  Rent
Additional Rent or any other sums payable under this Lease, and
for  any  statutory lien or offset right against Landlord  or  its
property, each except as otherwise expressly provided herein.

          (b)   TRUE  LEASE. Landlord and Tenant agree  that  this
Lease  is  a  true  lease  and  does not  represent  a  :financing
arrangement. Each party shall reflect the transaction  represented
hereby  in  all  applicable books, records and reports  (including
income  tax  filings) in a manner consistent with  ,"true  lease"
treatment rather than "financing" treatment.

     (c )      UTILITIES. Tenant shall pay directly to the proper
     authorities charged with the collection thereof all charges
     for water, sewer, gas, oil, electricity, telephone and other
     utilities or services used or consumed on the Leased Premises
     during the Term, whether designated as a charge, tax,
     assessment, fee or otherwise, including, without limitation,
     water and sewer use charges and taxes, if any, all such
     charges to be paid as the same from time to tin1e become due.
     It is understood and agreed that Tenant shall make its own
     arrangements for the installation or provision of all such
     utilities and that Landlord shall be under no obligation to
     furnish any utilities to the Leas~ Premises and shall :not be
     liable for any interruption or failure in the supply of any
     such utilities to the Leased Premises.

     6    TITLE AND CONDITION.

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

     (b)  NO REPRESENTATIONS Without limiting the effect of
     Landlord's covenant set forth in Paragraph 8( c ), the
     Landlord makes no, and expressly hereby denies any,
     representations or warranties regarding the condition or
     suitability of, or title to; the Leased, Premises. Tenant
     agrees that it takes the Leased Premises ''as is," without
     any such representation or warranty.

     (c)  ASSIGGMENT OF GUARANTIES. Landlord hereby conditionally
     assigns, without recourse or warranty whatsoever, to Tenant,
     all warranties, guaranties and indemnities, if any, express
     or implied, and similar rights which Landlord may have
     against any manufacturer, seller, engineer, contractor or
     builder in respect of any of the Leased Premises, including,
     but not limited to, any rights and remedies" existing under
     contract or pursuant to the Uniform Commercial Code as
     adopted in the State (collectively, the "Guaranties"). Such
     assignment shall remain in effect so long as no Event of
     Default exists hereunder or until the termination of this
     Lease. Landlord shall also retain the right to enforce any
     Guaranties so assigned in the name of Tenant upon the
     occurrence of an Event of Default hereunder. Landlord hereby
     agrees to execute and deliver, at Tenant's sole cost and
     expense, such further documents, including powers of
     attorney, as Tenant may reasonably request (and which in the
     good faith judgment of Landlord, do not adversely affect a
     substantial general interest of Landlord), in order that
     Tenant may have the full benefit of the assignment effected
     or intended to be effected by this Paragraph 6(c). Upon the
     expiration or termination of this Lease, the Guaranties shall
     automatically revert to Landlord. The foregoing provision of
     reversion shall be self-operative and no further

instrument  of reassignment shall be required. In confirmation  of
such  reassignment, Tenant shall execute and deliver promptly  any
certificate  or  other  instrument that Landlord  may  request  at
Tenant's  sole  cost and expense. Any monies collected  by  Tenant
under any of the Guaranties after the occurrence of and during the
continuation  of an Event of Default hereunder shall  be  held  in
trust by Tenant and promptly paid over to Landlord

     7.    TAXES  Tenant  shall,  subject  to  the  provisions  of
Paragraph  18  hereof  relating to contests,  before  interest  or
penalties  are  due thereon, pay and discharge all  Taxes.  On  or
before   the   Commencement  Date,  Landlord  shall   notify   the
appropriate taxing authorities to deliver directly to  Tenant  all
statements  and  invoices  for the  Taxes,  effective  as  of  the
Commencement  Date. Landlord shall cooperate with  Tenant  to  the
extent  necessary  to effectuate the foregoing  notice  and  shall
endeavor  to  promptly deliver to Tenant any bill  or  invoice  it
receives  with respect to any Taxes. If Landlord fails  to  timely
deliver to Tenant any bill or invoice it receives with respect  to
any  Taxes within five (5) business days after Landlord's  receipt
of  such  bill  or invoice or at least thirty (30)  business  days
prior  to  the  delinquency  of such Taxes,  whichever  is  later,
Landlord  shall be responsible for any and all interest, penalties
or  fees that result from the late payment of such Taxes by Tenant
if such payment is late due to such delay in delivery of such bill
or  invoice  to Tenant. As soon as practicable after  the  payment
thereof,  Tenant shall deliver to Landlord evidence of  each  such
payment.  To  the  extent  that any such Taxes  are  imposed  upon
Landlord, at Landlord's option, Tenant shall either pay such Taxes
directly  to the taxing authority or reimburse Landlord  for  such
Taxes.  If  the term expires or is terminated on a day other  than
the  first  day  or  the  last day of a tax  year,  then  Tenant's
liability  for  Taxes for such tax year shall  be  apportioned  by
multiplying  the amount of the Taxes for the full tax  year  by  a
fraction, the numerator of which is the number of days during such
tax  year  falling within the Term hereof, and the denominator  of
which  is  three  hundred sixty-five (365). Nothing  herein  shall
obligate  Tenant  to  pay,  and the term  "Taxes"  shall  exclude,
federal,  state or local (i} franchise, capital stock  or  similar
taxes,  if any, of Landlord, (ii) income, excess profits or  other
taxes, if any, of Landlord, determined on the basis of or measured
by  its  net income, or (iii) any estate, inheritance, succession,
gift,  capital levy or similar taxes unless the taxes referred  to
in  clauses (i) and (ii) above are in lieu of or a substitute  for
any  other  tax or assessment upon or with respect to any  of  the
Leased  Premises. which, if such other tax or assessment  were  in
effect  at  the  commencement of the Term,  would  be  payable  by
Tenant. In the event that any assessment against any of the Leased
Premises may be paid in installments, Tenant shall have the option
to  pay such assessment in installments; and in such event, Tenant
shall  be  liable only for those installments (and  all  resulting
interest  thereon) that become due and payable  prior  to  and  in
respect of the Term hereof Tenant shall prepare and :file all  tax
reports  required by governmental authorities that relate  to  the
Taxes.  Tenant shall deliver to Landlord, within thirty (30)  days
of  receipt  of  Landlord's request for the same,  copies  of  all
settlements  and  notices pertaining to the  Taxes  which  may  be
issued by any governmental authority.

     8    USE

     (a)  USE. Tenant may use and occupy the Leased Premises for
     any lawful purpose. subject to the restrictions set forth in
     Section 8(b); provided, however, that in no event shall the
     Leased Premises be used as a bingo parlor, off-track betting
     or other gambling or gaming establishment, an Environmentally
     Hazardous Business or any pornographic use, including but not
     limited to the sale or rental of sexually explicit materials.
     "Environmentally

Hazardous   Business"  shall  mean  (i)  on  site  dry   cleaning
operations  (exclusive  of  pickup and drop-off),  (ii)  gasoline
service  stations, (iii) auto repair, lubrication  and  servicing
facilities, (iv) printing facilities using solvent-based inks  or
(v)  any  other  business utilizing above-ground  or  underground
storage  tanks  for  purposes of storing gasoline,  diesel  fuel,
other  petroleum products, solvents or other substances regulated
under   Environmental  Laws  when  stored  in   above-ground   or
underground   storage   tanks.  The   prohibition   against   any
Environmentally Hazardous Business does not prohibit the  use  of
the  Premises for automobile sales with ancillary facilities  for
the repair, lubrication, inspection and servicing of automobiles,
or underground storage tank systems used for fueling automobiles,
provided such fuel is not offered for sale to the general public.
In the event Tenant desires to either maintain facilities for the
repair,  lubrication,  inspection and  servicing  of  automobiles
after the discontinuance of automobile sales on the Premises as a
primary business or to operate a gasoline service station for the
sale  of  petroleum products to the general public, Tenant  shall
provide Landlord with written notice requesting approval of  such
intended use. If Landlord does not notify Tenant in writing  that
Landlord gives its approval within thirty (30) days of receipt of
such notice, such use shall be deemed a prohibited use under this
Paragraph  8(a). If the Landlord sends notice within thirty  (30)
days  denying  such use or fails to respond to  Tenant's  request
within  such thirty (30) day period, then such denial or  failure
to  approve  shall  be a "Purchase Offer Event"  and  Tenant  may
exercise  its  rights pursuant to Paragraph 8( d).  In  no  event
shall  the  Leased  Premises be used for any purpose  that  shall
violate   any  of  the  provisions  of  any  recorded  covenants,
restrictions  or  agreements applicable to the  Leased  Premises.
Tenant  agrees that with respect to any such recorded  covenants,
restrictions  or  agreements, Tenant shall observe,  perform  and
comply with and carry out the provisions thereof required therein
to  be observed and performed by Landlord. If Tenant shall desire
to  use  the  Leased  Premises  for  any  purpose  prohibited  or
restricted  by  this Section 8, Landlord's prior written  consent
shall  be  required for such use, and Landlord may withhold  such
consent in its sole and absolute discretion.

          (b)  RESTRICTIONS. Tenant shall not permit any unlawful
occupation,  business or trade; to be conducted  on  any  of  the
Leased  Premises  and  shall  comply with  all  applicable  Legal
Requirements  and Insurance Requirements. Tenant shall  not  use,
occupy  or  permit  any  of the Leased Premises  to  be  used  or
occupied,  nor do or permit anything to be done in or on  any  of
the  Leased  Premises, in a manner which would  (i)  violate  any
certificate of occupancy or equivalent certificate affecting  any
of  the Leased Premises, (ii) make void or voidable any insurance
which Tenant is required hereunder to maintain then in force with
respect to any of the Leased Premises, (iii) affect in any manner
the  ability  of Tenant to obtain any insurance which  Tenant  is
required to furnish hereunder, (iv) cause any injury or damage to
any  of the Improvements unless pursuant to alterations permitted
under  Paragraph  11 hereof, (v) constitute a public  or  private
nuisance  or waste, or (vi) increase the use, handling,  storage,
transportation, generation, or disposal of Hazardous Materials on
the  Leased  Premises;  provided,  however,  the  prohibition  in
Paragraph  8(b )(vi) does not limit the use of the  Premises  for
automobile  sales  with  ancillary  facilities  for  the  repair,
lubrication,   inspection  and  servicing  of   automobiles,   or
underground  storage  tank systems used for fueling  automobiles,
provided such fuel is not offered for sale to the general public.

     (c)  QUIET ENJOYMENT. Subject to all of the provisions of
     this Lease, so long as no Event of Default exists hereunder,
     Landlord covenants that neither it nor any party claiming
     by, through or under it, shall do any act to disturb the
     peaceful and quiet occupation and enjoyment  of the Leased
     Premises by Tenant. Landlord  may  enter upon  and examine
     any of the Leased Premises at reasonable  times after
     reasonable notice and during business hours  and  exercise
     any   rights  and  privileges  granted  to  Landlord  under
     the provisions of this Lease.

     9.   MAINTENANCE AND REPAIR

          (a)  MAINTENANCE. Tenant shall at all times,  including
any  Requisition  period,  put,  keep  and  maintain  the  Leased
Premises,  including, without limitation, the roof,  landscaping,
walls (interior and exterior), footings, foundations, parking lot
improvements  and  structural and mechanical  components  of  the
Leased Premises in good repair and appearance, and shall promptly
make  all  repairs and replacements (substantially equivalent  in
quality  and workmanship to the original work) of every kind  and
nature, whether foreseen or unforeseen, which may be required  to
be  made upon or in connection with any of the Leased Premises in
order  to keep and maintain the Leased Premises in as good repair
and  appearance as they were as of the Commencement Date.  Tenant
shall do or cause others to do all shoring of the Leased Premises
or  of  foundations and walls of the Improvements and every other
act necessary or appropriate for preservation and safety thereof,
by  reason  of  or  in  connection with any excavation  or  other
building  operation upon any of the Leased Premises,  whether  or
not  Landlord  shall,  by  reason of any  Legal  Requirements  or
Insurance  Requirements, be required to take such  action  or  be
liable  for  failure to do so. Landlord shall not be required  to
make  any  repair, whether foreseen or unforeseen, or to maintain
any  of  the  Leased  Premises  in any  way,  and  Tenant  hereby
expressly waives the right to make repairs at the expense of  the
Landlord,  which right may otherwise be provided for in  any  law
now  or  hereafter  in effect. Nothing in the preceding  sentence
shall  be  deemed to preclude Tenant from being entitled  to  any
Proceeds or Awards for Restoration pursuant to the terms of  this
Lease. Tenant shall, in all events, make all repairs for which it
is responsible hereunder promptly, and all repairs shall be in  a
good,  proper  and  workmanlike manner. If  any  such  repair  or
maintenance  constitutes  an  "Alteration"  as  defined   herein,
Paragraph 11 below shall govern Tenant's completion thereof  with
respect  to  notices to and/or consents from  Landlord  and.  the
requirement for supervision by an architect or engineer.

     (b )      FAILURE TO MAINTAIN. If Tenant shall be in default
     under any of the provisions of this Paragraph 9, Landlord
     may, after thirty (30) days notice to Tenant and the failure
     of Tenant to commence to cure during said period or to
     diligently prosecute such cure to completion once begun. but
     immediately upon notice in the event of an emergency (that
     is, imminent danger of injury to persons or property), do
     whatever is necessary to cure such default as may be
     reasonable under the circumstances for the account of and at
     the expense of Tenant. In the event of an emergency, before
     Landlord may avail itself of its rights under this Paragraph
     9(b), Landlord shall give prior notice to Tenant of the
     situation (which notice may be given by phone or other
     available communication and need not be in writing as
     otherwise required by Section 21 below). All actual,
     reasonable costs and expenses (including, without
     limitation, reasonable attorneys' fees and expenses,
     including appellate fees and expenses) so incurred by
     Landlord, together with interest thereon at the. Default
     Rate from the date of payment or incurring the. expense,
     shall constitute Additional Rent payable by Tenant under
     this Lease and shall be paid by Tenant to Landlord on demand
     Landlord and Tenant agree that, in the event of an
     emergency, expenditures which might otherwise be
     unreasonable (such as overtime) may nevertheless be
     reasonable under the circumstances

          (c)   REPLACEMENTS.  Tenant shall  from  time  to  time
replace with other new or refurbished equipment or parts  any  of
the  mechanical  systems  or  other  equipment  included  in  the
Improvements  which  shall  have become  worn  out,  obsolete  or
unusable for the purpose for which it is intended, bee~ taken  by
a Condemnation as provided in Paragraph 12, or been lost, stolen,
damaged  or  destroyed as provided in Paragraph 14. Tenant  shall
repair  at  its  sole cost and expense all damage to  the  Leased
Premises caused by the removal of equipment or any other personal
property  of  Tenant  at any time, including upon  expiration  or
termination of the Lease.

     10.   LIENS Tenant shall not, directly or indirectly, create
or  permit  to  be  created  or  to remain,  and  shall  promptly
discharge, any lien on any of the Leased Premises, on  the  Basic
Rent,  Additional  Rent or on any other sums  payable  by  Tenant
under this Lease, other than the Mortgage (and any assignment  of
leases,  rents,  profits or collateral in connection  therewith),
the Permitted Encumbrances and any mortgage, lien, encumbrance or
other charge created by or resulting from any act or omission  by
Landlord or those claiming by, through or under Landlord

     11.  ALTERATIONS.

     (a)  AS IS CONDITION. Tenant acknowledges that it or its
     Affiliate owned and operated the Leased Premises immediately
     prior to the Commencement Date. Accordingly, Tenant shall
     accept possession of the Leased Premises in its ''as is"
     condition as of the Commencement Date. Landlord makes no
     warranty or representation, express or implied, with respect
     to the Leased Premises, either as to its fitness for use,
     its design or condition, or any particular use or purpose to
     which the Leased Premises may be fit, or otherwise, or as to
     quality of the material or workmanship therein, or the
     existence of any defects, latent or patent, it being agreed
     that all such risks are to be borne by Tenant. Landlord is
     under no obligation to make any alterations, expansions,
     additions, improvements, or betterments in or to the Leased
     Premises.

     (b)  TENANT ALTERATIONS. Tenant shall not make or permit
     anyone to make any Alterations in or to the Leased Premises
     that would result after giving consideration to the
     completed Alteration, in a material diminution in the value
     of the Leased Premises without Landlord's prior written
     consent which consent may be withheld in Landlord's sole and
     absolute discretion. If the Alteration is structural in
     nature, such Alteration shall not be made without the prior
     written consent of Landlord, which consent shall not be
     unreasonably withheld, conditioned or delayed. Landlord
     agrees that Landlord's approval shall be (i) deemed
     unreasonable unless such structural Alteration causes a
     material diminution in the value of the Leased Premises or
     impairs the structural integrity of the Improvements and
     (ii) deemed granted in the event that Landlord does not
     respond to Tenant's notice of such Alteration within ten
     (10) business days. Tenant may make any other Alterations
     without the prior written consent of Landlord provided such
     Alterations comply with all of the provisions of the
     following sentence. All Alterations shall be performed in a
     good and workmanlike manner, and shall be expeditiously
     completed in compliance with all Legal Requirements, (i) all
     work done. in connection with any such Alterations shall
     comply with all Insurance Requirements, (ii) Tenant shall
     promptly pay all costs and expenses of any such Alterations,
     and shall discharge all liens tiled against any of the
     Leased Premises arising out of the work, and shall, upon
     notice from Landlord, furnish to Landlord copies of such
     evidence of payment of costs and expenses or of discharge or
     waiver of liens as Landlord may reasonably request, (iii)
     Tenant shall procure and pay for all permits and

licenses  required  in connection with any such Alterations,  (iv)
all  such Alterations shall be the property of Landlord and  shall
be  subject to this Lease, (v) any Alterations that are structural
in  nature  and  the  estimated cost of which in  anyone  instance
exceeds Two Hundred Fifty Thousand Dollars ($250,000.00) shall  be
made under the supervision of a licensed architect or engineer  in
accordance with detailed plans and specifications which  shall  be
submitted to Landlord prior to the commencement of the Alterations
and  (vi)  any Alterations which are not structural in nature  and
the  estimated  cost  of  which in anyone  instance  exceeds  Five
Hundred  Thousand Dollars ($500,000.00) shall be  made  under  the
supervision of a licensed architect or engineer in accordance with
detailed plans and specifications which shall be given to Landlord
within a reasonable time after completion.

     (c)  REMOVAL OF ALTERATIONS. All Alterations to the Leased
     Premises made by Tenant during the Term shall be the property
     of Landlord and shall remain upon and be surrendered with the
     Leased Premises as a part thereof at the expiration or
     earlier termination of the Term; provided, however, that if
     there exists no Event of Default under this Lease, then
     Tenant shall have the right to remove, prior to the
     expiration or earlier termination of the Term, any
     Alterations consisting of movable furniture, furnishings and
     equipment installed in the Leased Premises, solely at the
     expense of Tenant.

     12.  CONDEMNATION.

     (a)  CONDEMNATION PROCEEDINGS. In the event either party
     obtains knowledge of the institution of any proceeding for
     Condemnation, such party shall immediately notify the other
     of such proceeding. Tenant shall have the right to
     participate, at its own expense, in such proceedings and to
     negotiate on behalf of itself and Landlord in such
     proceedings; provided, however, Tenant shall not enter into
     any binding agreement or settlement without the prior consent
     of Landlord. Landlord agrees to cooperate with Tenant and to
     execute such documentation as may be reasonably necessary to
     allow Tenant to participate in such Condemnation proceedings.
     Landlord shall have the right to participate in such
     proceedings at its own expense. Subject to the provisions of
     this Paragraph 12 and Paragraph 15 hereof, Tenant hereby
     irrevocably assigns to Landlord any Award or payment in
     respect of any Condemnation of Landlord's interest in the
     Leased Premises, except that nothing in this Lease shall be
     deemed to require (i) the assignment to Landlord of any Award
     or payment on account of Tenant's leasehold interest
     hereunder, Tenant's Trade Fixtures or other tangible personal
     property, moving expenses and similar claims, if available,
     to the extent Tenant shall have a right to make a separate
     claim therefor against the condemnor or (ii) any act or
     circumstance that impairs Tenant's right to any such Award or
     payment.

     (b)  TENANT TERMINATION. If (i) the entire Leased Premises or
     (ii) at least ten percent (10%) of that portion of the Land
     which has been paved for parking or on which the Improvements
     have been constructed, the loss of which even after
     Restoration would, in Tenant's reasonable business judgment,
     be substantially and materially adverse to the business
     operations of Tenant, shall be subject of a Taking by a duly
     constituted authority or agency having jurisdiction, then
     Tenant shall, not later than sixty (60) days after a Taking
     has occurred, serve notice upon Landlord ("Tenant's
     Termination Notice") of its intention to tern1inate this
     Lease on any Basic Rent Payment Date specified in such
     notice, which date (the "Termination Date") shall be no
     sooner than the first Basic Rent Payment Date occurring at
     least thirty (30) days after the

date of Tenant's Termination Notice. Any land which cannot be used
for the same purpose after a Taking as before a Taking (for
example, land that must be converted to green space or used as
setback area) shall be included within Land "lost" for purposes of
this provision.

     (c)  TRUSTEE; Restoration. In the event of any taking of part
     of the Leased Premises which does not result in a termination
     of this Lease by Tenant pursuant to Paragraph 12(b) hereof, the
     Award resulting from such Taking shall be paid to a Trustee,
     which shall be a federally insured bank or other financial
     institution, selected by Landlord and Tenant (the "Trustee")
     pursuant to the requirements of Paragraph 15 and, promptly
     after such Taking, Tenant shall commence and diligently
     continue to perform the Restoration.  Upon the payment to
     Trustee of the Award of a Taking which   falls within the
     provisions of this subparagraph ( c ), the   Trustee shall, to
     the extent received, make that portion of  the Award equal to
     the cost of Restoration (the "Restoration  Award") available
     to Tenant for performance of the Restoration, in accordance
     with the provisions of Paragraph 15, and the balance remaining
     (the "net surplus award") shall be the property of Landlord.
     Following the making of the Award for such  Taking and on
     completion of the Restoration by Tenant as herein provided, the
     monthly installment of Basic Rent for  each month during the
     remaining Term hereof, commencing with  the Basic Rent payment
     for the month after the month in which such Restoration is completed,
     shall be reduced by an amount  such that the ratio of (a) the amount
     of the reduction to (b)  the then current Basic Rent equals the
     ratio of (x) the amount of the Award paid to Landlord to (y)
     the pre-taking fair market value of the Leased Premises (which
     in no event shall be less than the original purchase price paid by
     Landlord for the Leased Premises).

        (d)  Requisition  In the event of a Requisition of all or any
     portion of the Leased Premises, Landlord shall apply the Award
     received from  such Requisition, to the extent available, to the
     installments of Basic Rent, Additional Rent or other sums
     payable by Tenant hereunder due during such Requisition and
     Tenant shall pay the balance, if any, remaining thereafter.
     Upon the expiration of the Term, any portion of such Award
     that shall not previously have been credited to Tenant on
     account of the Basic Rent and Additional Rent shall be
     retained by Landlord.

     13   INSURANCE.

     (a)  TYPES OF COVERAGE. Tenant shall maintain at its sole
     cost and expense the following insurance on the Leased
     Premises:

               (i) Insurance against loss or damage to the
Improvements under a All Risk Pokicy, which shall include flood
insurance and earthquake insurace ("Property Insurance"), each to
the extent applicable, and which may contain such exclusions as the
standard in the indursty, in amounts necessary to prevent Landlord
or Tenant from becoming a co-insurere under the applicable policies,
and in any event in amounts not less than the actual replacement
cost of the Improvements (excluding footing and foundations and
parts of the Improvements which are not insurable).

     (ii) Garage liability insurance including contractual
     liability or commercial genera1liabilityinsurance
     (collectively, "CGL"}against claims for bodily injury,

death  or  property damage occurring on, in or about  any  of  the
Leased  Premises, which insurance shall be written on a  so-called
"occurrence  basis," and shall provide minimum protection  with  a
combined  single  limit in an amount not less  than  Five  Million
Dollars  ($5,000,000.00)  (or in such.  increased  limits  as  are
required   from  time  to  time  to  reflect  declines  from   the
Commencement  Date  in  the purchasing  power  of  the  dollar  as
Landlord may reasonably determine ).

     (iii) Worker's compensation insurance covering all persons
     employed by Tenant on the Leased Premises in connection with
     any work done on or about any of the Leased Premises.

          (b)    SELF-INSURANCE.  Notwithstanding  the  foregoing,
during  such time as no Event of Default is outstanding hereunder,
and  the Tangible Net Worth of Tenant is not less than Two Hundred
Million  Dollars ($200,000,000.00), Tenant may self-insure (either
by  use  of  deductibles or self-insured retention)  the  coverage
referred  to  in Paragraph 13(a), provided that the self-insurance
program  of  this  subparagraph (b) does  not  violate  any  Legal
Requirements applicable to the Leased Premises or Tenant.

          (c)   COMPANY  REQUIREMENTS. The insurance  required  by
Paragraph 13(a) shall be written by companies having an  AM.  Best
rating  of  at  least A-/VIII during such time as  Tenant  is  not
entitled  to  self-insure in accordance  with  the  provisions  of
Paragraph  13(b).  All companies providing insurance  required  by
Paragraph 13(a) shall be authorized to do an insurance business in
the  State unless otherwise agreed to by Landlord and Lender.  The
insurance policies shall be for a term of not less than one  year,
and  shall  (except  for  worker's  compensation  insurance)  name
Landlord  (in  its individual capacity, and as trustee  under  the
Trust Agreement {as hereinafter defined), Tenant and any Lender as
additional insured parties or loss payees, as applicable, as their
respective  interests may appear. If said insurance  or  any  part
hereof  shall expire, be withdrawn, become void by breach  of  any
condition thereof by Tenant or otherwise become void Tenant  shall
immediately   obtain   new  or  additional  insurance   reasonably
satisfactory to Landlord and Lender.

          (d)   REQUIRED  CLAUSES. Each Property Insurance  policy
shall, to the extent applicable, contain standard non-contributory
mortgagee  clauses in favor of any Lender and shall  also  provide
that  any  loss  otherwise  payable thereunder  shall  be  payable
notwithstanding  (i)  any act or omission of  Landlord  or  Tenant
which might, absent such provision, result in a forfeiture of  all
or  a part of such insurance payment (ii) the occupation or use of
any  of  the  Leased  Premises for purposes  more  hazardous  than
permitted  by the provisions of such policy, (iii) any foreclosure
or  other action or proceeding taken by any Lender pursuant to any
provision  of  the  Mortgage upon the happening  of  an  event  of
default therein, or (iv) any change in title or ownership  of  any
of the Leased Premises.

          (e)  PREMIUMS  AND  RENEWAL. Tenant shall  pay  as  they
become  due  all  premiums  for the  insurance  required  by  this
Paragraph  13,  shall  renew  or replace  each  policy  and  shall
deliver  to  Landlord and Lender, a certificate or other  evidence
(reasonably satisfactory to

Lender and Landlord) of the existing policy and the such renewal
or  replacement  policy  simultaneously  with  such  renewal  or
replacement. In the event of Tenant's failure to comply with any
of  the  foregoing requirements of this Paragraph  13,  Landlord
shall  be  entitled to procure such insurance. Any sums expended
by Landlord in procuring such insurance shall be Additional Rent
and shall be repaid by Tenant, together with interest thereon at
the  Default  Rate  from the time of payment by  Landlord  until
fully  paid by Tenant, immediately upon written demand  therefor
by Landlord.

          (f) BLANKET COVERAGE. Anything in this Paragraph 13 to
the  contrary  notwithstanding, any insurance  which  Tenant  is
required  to obtain pursuant to Paragraph 13(a) may  be  carried
under  a  "blanket" policy or policies covering other properties
or liabilities of Tenant, provided that such "blanket" policy or
policies  otherwise comply with the provisions of this Paragraph
13.

     14   DAMAGE DESTRUCTION.

          (a) PAYMENT OF PROCEEDS. In the event of any casualty"
loss exceeding Two Hundred Thousand Dollars ($200,000.00) during
the  Term  hereof,  Tenant shall give Landlord immediate  notice
thereof. Tenant shall adjust, collect and compromise any and all
such  claims, with the prior written consent of Landlord not  to
be unreasonably withheld or delayed, and Landlord shall have the
right to join with Tenant therein at Landlord's expense. If  the
estimated cost of any Restoration shall be Five Hundred Thousand
Dollars ($500,000.00) or less, all Proceeds recovered under  any
insurance  required under Paragraph 13(a) as a  result  of  such
casualty  shall  be payable to Tenant, provided that  Tenant  at
such  time shall have a Tangible Net Worth of not less than  Two
Hundred  Million Dollars ($200,000,000.00). In all other events,
all  Proceeds  recovered  under  the  insurance  required  under
Paragraph 13(a), if any, as a result of a casualty shall be paid
to  the  Trustee. If the Leased Premises shall be covered  by  a
Mortgage,  Lender, if it so desires, shall be the Trustee.  Each
insurer is hereby authorized and directed to make payment  under
said  policies directly to such Trustee instead of  to  Landlord
and  Tenant jointly; and Tenant hereby appoints such Trustee  as
Tenant's attorney-in-fact to endorse any draft thereof  for  the
purposes  set  forth in this Lease after approval by  Tenant  of
such Trustee, if Trustee is other than Lender, such approval not
to be unreasonably withheld or delayed.

          (b)  RESTORATION  BY TENANT. Except as  set  forth  in
Section  14(c),  in the event of any casualty  (whether  or  not
insured  against) resulting in damage to the Leased Premises  or
any part thereof, the Term shall nevertheless continue and there
shall  be  no  abatement or reduction of Basic Rent,  Additional
Rent  or  any other sums payable by Tenant hereunder. Except  as
otherwise  provided in Paragraph 14(a) hereof, any  Proceeds  of
such  insurance payments shall be retained by the  Trustee  and,
promptly   after  such  casualty,  Tenant  shall  commence   and
diligently  continue to perform the Restoration  to  the  Leased
Premises. Upon payment to the Trustee of such Proceeds, if  any,
the  Trustee shall make the Proceeds available to Tenant for use
in  performing the Restoration in accordance with the provisions
of  Paragraph 15. Tenant shall, whether or not the Proceeds  are
sufficient  for  the purpose or whether or not Tenant  is  self-
insuring,  promptly  commence and complete  the  Restoration  in
accordance   with   all   Insurance   Requirements   and   Legal
Requirements  and  the  provisions  of  this  Lease   (including
Tenant's  making any desired Alterations allowed hereunder)  and
the Proceeds, if any,

of  such  casualty  loss shall thereupon be  payable  to  Tenant,
subject to the provisions of Paragraph 15 hereof.

     Notwithstanding the foregoing, in the event that any  damage
or  destruction  shall occur at. such time  as  Tenant  is  self-
insuring, and so long as Tenant has a Tangible Net Worth  of  not
less  than Two Hundred Million Dollars ($200,000,000.00),  Tenant
shall  proceed with Restoration as provided herein and shall  not
be required to pay to the Trustee the amount of the proceeds that
would have been payable had such self-insurance program not  been
in effect. Funds so used by Tenant to restore the Leased Premises
shall  not be included in the definition of "Proceeds" or in  the
"Restoration Funds".

          (c)  MAJOR CASUALTY. In the event of any major casualty
loss  to  the Leased Premises during the last three (3) years  of
the  then  current Lease Term, Tenant shall have  the  option  to
terminate  this  Lease upon written notice to Landlord  not  less
than  thirty (30) days after the date of such casualty loss.  For
purposes  of  this section the term "major casualty  loss"  shall
mean  any casualty loss, the repair of which would cost at  least
twenty-five  percent (25%) of the before casualty  value  of  the
Leased Premises. In such event, all Proceeds sha1l be payable  to
Landlord  and  Tenant shall pay to Landlord  the  amount  of  any
deductibles  and,  in  the event Tenant is self-insuring,  Tenant
shall  pay to Landlord an amount equal to the amount of insurance
proceeds  that  would  have been payable had such  self-insurance
program not been in effect.

     15.   RESTORATION. Any Award or Proceeds (the  aggregate  of
which and any interest earned thereon being herein defined as the
"Restoration Fund") paid to the Trustee shall be disbursed by the
Trustee in accordance with the following conditions:

     (a) At the time of any disbursement no Event of Default
     shall exist and no mechanics' or materialmen's liens shall
     have been :filed against the Leased Premises and remain
     undischarged and bonded.

          (b)  If  the  cost of Restoration exceeds Five  Hundred
Thousand  Dollars  ($500,000.00), prior to  commencement  of  the
Restoration,  Tenant  shall  provide  the  contracts,  plans  and
specification for the Restoration to Landlord.

          (c)  Each request for disbursement from the Restoration
Fund  shall be accompanied by a certificate of Tenant, signed  by
the  President,  Treasurer  or  any  Vice  President  of  Tenant,
describing  the completed Restoration work for which  payment  is
requested, stating the cost incurred in connection therewith  and
stating that Tenant has not previously received payment for  such
work.  The  certificate to be delivered by Tenant upon completion
of  the  Restoration  work  shall, in addition,  state  that  the
Restoration  work  has  been  completed  and  complies  with  the
applicable  requirements of this Lease and all Legal Requirements
and Insurance Requirements.

          (d)   Disbursements from the Restoration Fund shall  be
made from time to time in an amount not exceeding the cost of the
Restoration  work  completed  since the  last  disbursement  upon
receipt  of  (1)  satisfactory  evidence,  including  architects'
certificates,  of the stage of completion, of the estimated  cost
of  completion and of performance of the Restoration work to date
in   a  good  and  workmanlike  manner  in  accordance  with  the
contracts, plans and

specifications approved by Landlord, (2) waivers of  the  general
contractor's  lien,  (3)  a  satisfactory  bring  down  of  title
insurance,  and  (4) other evidence of cost and payment  so  that
Landlord can verify that the amounts disbursed from time to  time
are  represented  by the Restoration work that  is  completed  in
place and free and clear of mechanics' lien enforcement actions.

     (e) The Trustee may retain ten percent (10%) from each
     disbursement of the Restoration Fund until the Restoration
     is fully completed and the Leased Premises are available for
     their intended use, in the reasonable judgement of the
     Lender, including the issuance of any necessary certificate
     of occupancy.

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

In  the event of a casualty, prior to commencement of Restoration
and  at  any  time during Restoration, if the estimated  cost  of
Restoration,  as  reasonably determined by Landlord  and  Tenant,
exceeds  the amount of the Restoration Fund, the amount  of  such
excess shall be (i) paid by Tenant to the Trustee to be added  to
the  Restoration Fund prior to any further disbursement from such
Restoration Fund, (ii) funded at Tenant's own expense  until  the
remaining  Restoration Fund is sufficient for the  completion  of
the  Restoration, or (iii) in the event Tenant is self- insuring,
paid  by  Tenant. In the event of a Taking, prior to commencement
of  Restoration  and  at  any  time during  Restoration,  if  the
estimated  cost  of  Restoration,  as  reasonably  determined  by
Tenant,  exceeds the amount of the Restoration Fund,  Tenant  may
terminate  the Lease upon notice to Landlord; provided,  however,
Landlord  shall have the option to pay the amount of such  excess
and  continue  the Term of the Lease. Except for the  payment  to
Landlord of the net surplus award referred to in Paragraph 12(c),
any sum in the Restoration, Fund which remains in the Restoration
Fund  upon the completion of Restoration shall be paid to Tenant.
For purposes of determining the source of funds with respect.  to
the  disposition  of  funds remaining  after  the  completion  of
Restoration, the Proceeds of the Restoration Fund shall be deemed
to  be  disbursed  prior to any amount added  by  Tenant  to  the
Restoration Fund.

     16.  SUBORDINATION TO FINANCING.

          (a)  SUBORDINATION OF LEASE. Subject to the  following
provisions of this Paragraph 16(a), Tenant agrees that this Lease
shall be subject and subordinate to the lien of any Mortgage, and
Tenant  agrees,  upon demand by Landlord or its  Lender,  without
cost,  to  execute  instruments as may  be  required  to  further
effectuate  or  confirm such subordination,  including,  but  not
limited   to  a  Subordination,  Non-Disturbance  and  Attornment
Agreement in the form attached as Exhibit "E" hereto. So long  as
no  Event  of  Default  shall  be outstanding,  Tenant's  tenancy
hereunder shall not be disturbed nor shall this Lease be affected
by  any  default  under such Mortgage, and  in  the  event  of  a
foreclosure or other enforcement of any such Mortgage, or sale in
lieu  thereof,  the purchaser at such foreclosure sale  shall  be
bound  to  Tenant for the Term of this Lease and  any  extensions
thereof,  the rights of Tenant hereunder shall expressly survive,
and  this Lease shall in all respects continue in full force  and
effect so long as no Event of Default by Tenant has occurred  and
is  continuing, provided, however, that any such transferee shall
not  be (i) bound by any payment of Basic Rent or Additional Rent
made  more  than one (1) month in advance, except prepayments  in
the nature of security for the performance by Tenant of its

obligations  under  this  Lease,  but  only  to  the  extent   such
prepayments have been delivered to such transferee, (ii)  bound  by
any amendment of this Lease made without the written consent of the
holder  of each Mortgage existing as of the date of such amendment,
(iii)  liable  for damages for any breach, act or omission  of  any
prior landlord, (iv) liable for any default by prior landlord under
the  Lease, or (v) subject to any offsets or defenses which  Tenant
might  have  against  any prior landlord; provided,  however,  that
after  succeeding  to Landlord's interest under  this  Lease,  such
transferee shall agree to perform in accordance with the  terms  of
this  Lease all obligations of Landlord arising after the  date  of
transfer. So long as no Event of Default by Tenant has occurred and
is  continuing, Tenant shall not be named as a party  defendant  in
any  such  foreclosure suit, except as may be required by law.  Any
Mortgage to which this Lease is now or hereafter subordinate  shall
provide,  in  effect, that during the time this Lease is  in  force
(and  provided  that  Tenant  is not in  default  hereunder  beyond
applicable  periods of notice and cure or, if  Tenant  is  in  such
default,  Landlord is not exercising its remedies  hereunder),  all
Proceeds  and Awards shall be permitted to be used for  Restoration
in accordance with the provisions of this Lease.

          (b)   SUBORDINATION  OF  MORTGAGE.  Notwithstanding   the
provisions of Paragraph 16(a) above, the holder of any Mortgage  to
which  this Lease is subject and subordinate, as provided  in  said
Paragraph  16(a) shall have the right, at its sole option,  at  any
time,  to  subordinate and subject such Mortgage, in  whole  or  in
part,  to this Lease by recording a unilateral declaration to  such
effect.

          (c)  ATTORNMENT. At any time prior to the  expiration  of
the  Term,  Tenant agrees, at the election and upon demand  of  any
owner  of  the  Leased Premises, or of any Lender who  has  granted
nondisturbance  to  Tenant pursuant to Paragraph  16(a)  above,  to
attorn,  from time to time, to any such owner or Lender,  upon  the
then  executory  terms  and  conditions  of  this  Lease,  for  the
remainder of the Term originally demised in this Lease and for  any
renewal  term  hereunder, provided that such owner or Lender  shall
then  be  entitled to possession of the Leased Premises subject  to
the  provisions  of this Lease. The provisions of this  subdivision
(c)  shall inure to the benefit of any such owner or Lender,  shall
apply  notwithstanding that, as a matter of  law,  this  Lease  may
terminate  upon  the foreclosure of the Mortgage,  shall  be  self-
operative upon any such demand, and no further instrument shall  be
required to give effect to said provisions.

     17. ASSIGNMENT SUBLEASING

          (a) ASSIGNMENT SUBLETTING Tenant shall have the right  to
assign its interest  in this  Lease  and  sublet the Leased Premises
or any  part  thereof, without  obtaining  the  prior written consent
of  Landlord provided that Tenant remains fully liable under the terms
and conditions of this Lease.  Tenant  shall deliver to Landlord a
fully-executed duplicate original of any such assignment or sublease,
within fifteen (15) days  after  Tenant's  execution thereof. Landlord's
collection or  acceptance of Basic Rent or Additional Rent from  any
assignee shall  not be construed either as waiving or releasing Tenant
from any  of  its  liabilities or obligations  under  this  Lease  as  a
principal  and not as a guarantor or surety. For any period during which
there  exists  an Event  of  Default  hereunder, Tenant hereby authorizes
each  such asignee  to pay said rent directly to Landlord as Basic  Rent  or
Additional  Rent  hereunder upon receipt of  notice  from  Landlord
specifying same.

          (b)  RESTRICTIONS AND OBLIGATIONS EXTEND TO  TRANSFEREES.
All restrictions and obligations imposed pursuant to this Lease  on
Tenant  shall  be  deemed  to extend to  any  subtenant,  assignee,
licensee,  concessionaire  pr  other occupant  or  transferee,  and
Tenant  shall  cause  such person or entity  to  comply  with  such
restrictions and obligations. Any assignee shall be deemed to  have
assumed  the obligations hereof as if such assignee had  originally
executed  this  Lease  and  at  Landlord's  request  shall  execute
promptly  a  document confirming such assumption. Each sublease  is
subject  to the condition that if the Term hereof is terminated  or
Landlord  succeeds to. Tenant's interest in the Leased Premises  by
voluntary  surrender  or  otherwise,  at  Landlord's  option,   the
sublease  shall not terminate as a matter of law and the  subtenant
shall  be  bound to Landlord for the balance of the  term  of  such
sublease and shall attorn to and recognize Landlord as its landlord
under the then executory terms of such sublease.

          (c) DEVELOPMENT SPACE. Landlord recognizes that there may
currently be constructed or Tenant may intend to construct  new  or
redevelop  existing  leasable space (improved or  unimproved)  (the
"Development  Space")  at  the Leased Premises,  which  Development
Space  is  or  shall  be  either one or more  separate  parcels  or
buildings  or  buildings  connected to the other  Improvements  but
separated therefrom by a demising wall, for the specific purpose of
generating  sublease  income to the Tenant.  Any  such  Development
Space  shall be constructed at Tenant's sole cost and expense,  and
such  construction shall be deemed an Alteration under 'this  Lease
and  shall be performed in accordance with the terms of this Lease,
however, Landlord agrees that Paragraph ll(b)(v) shall not apply to
the  construction  of  the Development Space. Landlord  agrees  for
itself, its successors and assigns, promptly upon Tenant's request,
to  enter  into a nondisturbance and attornment agreement with  any
Qualified  Subtenant,  as defined below~ of the  Development  Space
upon  the  terms described below, pursuant to which Landlord  shall
agree,  for  so long as such Qualified Subtenant is not in  default
under  its Qualified Sublease, as defined below, that the Qualified
Sublease shall not be terminated as a result of any termination  of
this Lease and such Qualified Subtenant's use and

occupancy  of  the  premises demised pursuant to  the  Qualified
Sublease  shall  not be disturbed by Landlord, and  pursuant  to
which such Qualified Subtenant shall agree to attorn to Landlord
or  its successor a$ landlord under the Qualified Sublease  upon
any  termination  of  this Lease. Said agreement  shall  further
provide   that  nothing  therein  contained  shall  impose   any
obligation on the Landlord, the then owner or the Lender to  (a)
return  or  apply  any security deposited under  such  sublease,
unless such security shall be transferred and turned over to the
Landlord,  such  then  owner or Lender or  its  Successors,  (b)
expend  any  sums  to  make  any  installations  or  alterations
provided  to  be  made by the landlord under  said  sublease  or
reimburse  the  Tenant under said sublease for any installations
or alterations made by it, (c) be liable for any act or omission
of  any  prior  landlord  except that the  foregoing  shall  not
prevent  any subtenant's exercising any right of termination  as
the  result  of  any  continuing default of the  prior  landlord
relating to its repair, maintenance or service obligations under
the Qualified Sublease, (d) be subject to any offsets or defense
which such subtenant might have against any prior landlord,  (e)
be  bound  by  any rent or additional rent which such  subtenant
might have paid for more than the current rent (which shall  not
be  paid  more than one month in advance) to any prior landlord,
or (f) be bound by any amendment or modification of the sublease
made without the prior written consent of Landlord, the terms of
which  amendment  or modification if included  in  the  original
sublease  would  have prevented such sublease from  meeting  the
criteria  for  a  Qualified  Sublease.  Any  Subtenant  under  a
Qualified   Sublease,  as  defined  below,   is   a   "Qualified
Subtenant.".

          (d)   DEFINITIONS, For purposes of paragraph 17 below,
the following definitions shall apply:

               (i)   The  sublease  for  which  Tenant  requests
nondisturbance  as a Qualifying Sublease shall be  the  "Subject
Sublease;"

               (ii)       The  proposed effective  date  of  the
Subject Sublease shall be the "Start Date;"

     (iii)     Subleases previously qualified hereunder as
     "Qualifying Subleases" shall be "Existing Qualifying
     Subleases;"

     (iv)      Of all Existing Qualifying Subleases and the
     Subject Sublease, the sublease with the longest term
     (including any renewal terms) shall be the "Benchmark
     Sublease;"

               (v)   The  last day of the term of the  Benchmark
Sublease shall be the "End Date"

     (vi)  The portion of the Leased Premises not subject to any
     Existing Qualifying Sublease or proposed to be subject to
     the Subject Sublease shall be the "Prime Portion;"

     (vii)     Each portion of the Leased Premises subject to
     any Existing Qualifying Sublease (or proposed to be subject
     to the Subject Sublease) other than the Benchmark Lease
     shall be a "Secondary Portion;"

     (viii)    The Existing Qualifying Sublease burdening any
     Secondary Portion shall be the "Related Sublease" with
     respect to such Secondary Portion (and the Subject

Sublease  shall  be  the  "Related Sublease"  with  respect  to  the
Secondary Portion proposed to be burdened thereby)

     (ix)      The "Present Value of a stream of rental income shal1
     be the value of such stream of income discounted for the value
     of money discounted at the Discount Rate; and

     (x)  The "Rental Value" of any Secondary Portion or the Prime
     Portion shall be the Present Value of the fair market rental
     value for the period of time at issue, as established by the
     written report of a qualified commercial real estate appraiser
     having at least ten years experience in the Lithia Springs,
     Georgia real estate market, employing consistent methodology,
     delivered to Landlord by Tenant at the time Tenant requests
     nondisturbance from Landlord hereunder.

          (e)  OUALIFIED  SUBLEASE With respect to  any  Development
Space, "Qualified Sublease" shall be any sublease of the Development
Space, or any portion thereof,

     (i)   that requires the tenant thereunder to pay basic rent
     that does not decrease over time (including any possible
     decrease based upon an "escalator" of other adjustment
     mechanism),

     (ii)      the term of which (including any renewal periods)
     does not extend beyond the last day of the last r enewal term
     which becomes effective hereunder,

     (iii)     under which the tenant has not paid or is not
     required to pay any one-time rental payment or other "up-front"
     payment the effect of which is to front-end load the lease
     payments,

               (iv)       the Present Value of the net rent  payable
          under which, when. added to:

                    (A)   the  Present  Value  of  the  net  rent(s)
payable  (commencing on Start Date) under each Existing  Qualifying;
Sublease,

                    (B)   the  Rental  Value of  the  Prime  Portion
calculated  for the period beginning with the Start Date and  ending
with the End Date, and

                    (C)   the  aggregate  Rental  Value(s)  of   the
Secondary  Portions, each calculated for the period  beginning  with
the  expiration of its Related Sublease and ending with the End Date

is  at  least equal to the Present Value of the rental rate  payable
hereunder for the period com1nencing on the Start Date and ending on
the  End Date,

     (v) exculpates the Landlord, its successor and assigns
     (including any mortgagee of Landlord or purchaser at sale
     pursuant to foreclosure under any mortgage granted by Landlord
     from all personal liability whatsoever under the Qualified
     Sublease regardless of whether  Landlord or such successor or
     assign becomes the landlord under the Qualified Sublease, and

     (vi) places upon the sublessor thereunder no greather
     obligations, with respect to the Development Space at issue
     thenare place upon Landlord hereunder.

     18.   PERMITTED  CONTESTS. Notwithstanding any  provision  of
this  Lease to the contrary, Tenant shall not be required  to  (i)
pay  any  Tax,  (ii) comply with any Legal Requirement,  or  (iii)
discharge  or remove any lien on the Leased Premises,-so  long  as
Tenant  shall  contest,  in good faith and  at  its  expense,  the
existence, the amount or the validity thereof, the amount  of  the
damages  caused  thereby,  or  the extent  of  its  or  Landlord's
liability therefor, by appropriate proceedings which shall operate
during  the pendency thereof to prevent (v) the collection of,  or
other  realization  upon, the Tax or lien so  contested,  (w)  the
sale,  forfeiture or loss of any of the Leased Premises, any Basic
Rent  or  any Additional Rent to satisfy the same or  to  pay  any
damages  caused by the violation of the same, (x) any interference
with  the use or occupancy of any of the Leased Premises, (y)  any
interference with the payment of any Basic Rent or any  Additional
Rent,  and (z) the cancellation of any Property Insurance or other
insurance policy. Landlord hereby appoints Tenant as its attorney-
in-fact  for the purpose of such contests and agrees to  cooperate
with  Tenant and sign any documents reasonably required to  assist
Tenant  with  such contests. In no event shall Tenant  pursue  any
contest  with  respect  to  any Tax, Legal  Requirement,  or  lien
referred  to  above in such manner that exposes  Landlord  to  any
criminal  or  material civil liability, penalty  or  sanction  for
which  Tenant  has  not made provisions reasonably  acceptable  to
Landlord and Lender Tenant shall be deemed to have made provisions
reasonably  acceptable to Landlord if Tenant shall  have  provided
Landlord as security for such contest, an amount of cash  or  bond
equal  to-12S%  of the amount being contested, or  other  security
satisfactory  in the reasonable opinion of Landlord,  in  assuring
the  payment,  compliance,  discharge,  removal  or  other  action
including  all costs, attorneys' fees, interest and penalties,  in
the event that the contest is unsuccessful. No such security shall
be required if the amount involved in the contest shall not exceed
one  tenth (1/10th) of one percent (1% ) of the Tangible Net Worth
of  Tenant,  as  determined  by its  most  recent  publicly  filed
financial statements (10Q and 10K). While any such proceedings are
pending  and  the required security is held by Landlord,  Landlord
shall  not have the right to pay, remove or cause to be discharged
the  Tax, Legal Requirement or lien thereby being contested unless
Landlord  reasonably  believes  that  any  one  or  more  of   the
conditions in subdivisions (v) through (z) of this paragraph shall
not  be  prevented  during the pendency  of  the  contest.  Tenant
further  agrees  that  each such contest  shall  be  promptly  and
diligently  prosecuted to a final conclusion; except  that  Tenant
shall,  so long as all of the conditions of the first sentence  of
this  Paragraph 18 are at all times complied with, have the  right
to   attempt   to  settle  or  compromise  such  contest   through
negotiations and, in any event, a1iyand all such contests shall be
prosecuted to a final conclusion prior to the end of the Term

hereof  Tenant  shall pay any and all judgments, decrees  and  costs
(including  costs  incurred by Landlord).(including  all  attorneys'
fees  and  expenses,  including  appellate  fees  and  expenses)  in
connection with any such contest and shall, promptly after the final
determination of such contest, fully pay and discharge  the  amounts
which  shall be levied, assessed charged or imposed or be determined
to  be payable therein or in connection therewith together with  all
penalties,  fines,  interest,  costs  and  expenses  thereof  or  in
connection therewith, and perform all acts the performance of  which
shall be ordered or decreed as a result thereof

     19.  DEFAULT. The occurrence of anyone or more of the following
events shall constitute an Event of Default under this Lease:

     (a)  Tenant's failure to make when due any payment of Basic
     Rent, Additional Rent or other sum; provided, however, no
     Event, of Default shall be deemed to have occurred unless such
     failure continues for a period of three (3) business days after
     written notice thereof from Landlord provided however, Landlord
     shall not be required to give such notice more than three (3)
     times in any consecutive 12-month periord.

          (b)   Tenant's  failure to duly perform  and  observe,  or
Tenant's Violation or breach of, any other provision hereof if  such
failure shall continue for a period of thirty (30) days after notice
thereof is given by Landlord or Lender or if such failure cannot  be
cured  within such period of thirty (30) days, such period shall  be
extended  for  such longer time as is reasonably necessary  provided
that Tenant has commenced to cure such default within said period of
thirty  (30)  days  and is actively, diligently and  in  good  faith
proceeding with continuity to remedy such failure.

     (c) Tenant shall (i) voluntarily adjudicated a bankruptcy or
     insolvent, or (ii) consent to the appointment of a receiver or
     trustee for itself or for any of the Leased Premises, {iii)
     file a petition seeking relief under the bankruptcy or other
     similar laws of the United States, any state or any
     jurisdiction, or (iv) make a general assignment for the benefit
     of creditors.

     (d) A court shall enter an order, judgment or decree appointing
     a receiver or trustee for Tenant, or for any of the Leased
     Premises or approving a petition filed against Tenant, which
     seeks relief under the bankruptcy or other similar laws of the
     United States, any state or any jurisdiction, and such order,
     judgment or decree shall remain in force, undischarged or
     unstayed, ninety (90) days after it is entered

     (e)  Tenant shall in any insolvency proceedings be liquidated
     or dissolved or shall begin proceedings towards its liquidation
     or dissolution.

          (f)  The estate or interest of tenant in any of the Leased
Premises shall be levied upon or attached in any proceeding and such
estate  of  interest  is  able to be sold, or  transferred  or  such
process  shall  not be vacated r discharged within sixty  (60)  days
after such levy or attachment.

     (g)   A final, non-appealable judgment for the payment of money
     in excess of One Million Dollars ($1,000,000.00) riot fully
     covered by insurance is rendered against Tenant or any
     Affiliate conducting business at or from the leased premises,
     and the same has not been discharged vacated, bonded, appealed
     or stayed within thirty (30) days after rendering of the same
     or prior to levy and execution, whichever is earlier.

     (h)   Any failure to maintain the insurance required pursuant
     to Paragraph 13 above, which failure continues for three (3)
     business days after Landlord gives written notice thereof to
     Tenant.

     20.  LANDLORD'S REMEDIES. After the occurrence of an Event of

     Default by Tenant, Landlord shall have the right to exercise

     the following remedies:

     (a)   Landlord may, at its option, continue this Lease in full
     force and effect, without terminating Tenant's right to
     possession of the Leased Premises, in which event Landlord
     shall have the right to collect Basic Rent and all other
     Additional Rent and charges when due. In the alternative,
     Landlord shall have the right to peaceably re-enter the Leased
     Premises without such re-entry being deemed a termination of
     the Lease or an acceptance by Landlord of a surrender thereof.
     Landlord shall also have the right, at its option, from time to
     time, without terminating this Lease, to relet the leased
     Premises, or any part thereof, with or without legal process,
     as the agent, and for the account, of Tenant upon such terms
     and conditions as Landlord may deem advisable (which terms may
     be materially different from the terms of this Lease), in which
     event the rents received on such reletting shall be applied (i)
     first to the reasonable and actual expenses :of such letting
     and collection, including, without limitation, necessary
     renovation and alterations of the Leased Premises, reasonable
     and actual attorneys' fees and any reasonable and actual real
     state commissions paid, and (ii) thereafter toward payment of
     all sums- due or to become due t Landlord hereunder. If a
     sufficient amount to pay such expenses and sums shall not be
     realized or secured, then Tenant shall pay Landlord any such
     deficiently monthly, and Landlord may bring an action therefor
     as such monthly deficiency shall arise. Landlord shall not, in
     any vent, be required to pay Tenant any sums received by
     Landlord on a reletting of the Leased Premises in excess of the
     Basic Rent provided in this Lease, but such excess shall reduce
     any acc ed present or future obligations of Tenant

hereunder. Landlord's re-entry and reletting of the Leased  Premises
without  termination of this Lease shall not preclude Landlord  from
subsequently terminating this Lease as set forth below.

     (b)  Landlord may terminate this Lease by written notice to
     Tenant specifying a date therefor, which shall be no sooner
     than .(30) days following the date of such notice to Tenant,
     and this Lease shall then terminate o .the date so specified as
     if such date had been originally fixed as the expiration date
     of the Te .In the event of such termination, Landlord shall be
     entitled to recover from Tenant the worth at the time of the
     award of all of the following:

     (i)  Any obligation hereunder which has accrued prior to the
     date of termination, plus

     (ii) The amount by which the unpaid Basic Rent and all other
     charges which would have accrued after termination until the
     time of award exceeds the amount of any sums which Landlord has
     (or Tenant proves that Landlord could reasonably have) received
     in mitigation, plus

          (iii)  The amount by which the unpaid Basic Rent  for  the
balance  of  the  Term (excluding any unexercised option  period  or
portions thereof) after the time of award exceeds the amount of such
rental loss that Tenant demonstrates could be reasonably avoided  by
Landlord.

Landlord  shall not have any duty to mitigate its damages  hereunder
(including,  but not limited to, any duty to relet  or  release  the
Leased  Premises), regardless of the use of mitigation costs in  the
calculations described above.

     As used in this Paragraph 20(b) the term, "worth at the time of
the  award"  shall be computed by allowing simple  interest  at  the
Default Rate for past due obligations, and employing a discount rate
equal to the Discount Rate on anticipated future obligations, on the
amount of the obligations payable on the date of such calculation In
the  event  this  Lease shall be terminated as  provided  above,  by
summary proceedings or otherwise, Landlord, its agents, servants  or
representatives may immediately or at any. thereafter peaceably  re-
enter  and restore possession of the Leased Premises and remove  all
persons   and   property   therefrom,   by   summary   dispossession
proceedings.

     (c)  Landlord may recover from Tenant, and Tenant shall pay  to
Landlord  upon demand, as Additional Rent hereunder such  reasonable
and  actual  expenses as Landlord may incur in recovering possession
of  the Leased remises, placing the same in good order and condition
and  repairing  the same for reletting and all other reasonable  and
actual  expenses, commissions and charges incurred  by  Landlord  in
exercising any remedy provided herein or as a result of any Event of
Default   by   Tenant  hereunder  (including,  without   limitation,
attorneys'  fees), provided, however, that in no event shall  Tenant
be   obligated  to  compensate  Landlord  for  any  speculative   or
consequential,  damages caused by Tenant's failure  to  perform  its
obligations under this Lease.

     (d)   The  various  rights and remedies  reserved  to  Landlrod
herein  are  cumulative,  the  rights  and  remedies  described   in
Paragraphs  20(a)-(c) shall survive termination of  this  Lease  and
Landlord  may  pursue any and all such rights and remedies  and  any
other rights and remedies available to Landlord under applicable law
or equity, whether  at the  same  time  or  otherwise (to the extent
not inconsistent  with  specific provisions of this Lease);  provided,
however,  that  no  remedy of termination shall  be  available  to
Landlord  under  this  Lease  except as  expressly  set  forth  in
Paragraph  20(b)  after the occurrence of an Event  of  Default.
Notwithstanding anything contained herein to the contrary, in  the
event  of a non-monetary Event of Default only, Landlord expressly
waives  its  right to forcibly dispossess Tenant from  the  Leased
Premises,   whether  peaceably  or  otherwise,  without   judicial
process,  such  that  Landlord  shall  not  be  entitled  to   any
"commercial  lockout" or any other provisions  of  applicable  law
which  permit  landlords  to dispossess  tenants  from  commercial
properties without the benefit of judicial review. No such  waiver
shall  apply  to a monetary Event of Default hereunder.  Upon  any
termination of this Lease, Tenant shall be entitled to remove,  at
its  sole cost and expense, its Inventory and Trade Fixtures  from
the Leased Premises.

     21.  NOTICES. All notices, demands, requests, consents,

     approvals, offers, statements and other instruments or

     communications required or permitted to be given pursuant to

     the provisions of this Lease (collectively "Notice" or

     "Notices") shall be in writing and shall be deemed to have

     been given for all purposes (i) three (3) days after having

     been sent by United States mail, by registered or certified

     mail, return receipt requested, postage prepaid, addressed to

     the other party at its address as stated below, or (ii) one

     (1) day after having been sent by Federal Express or other

     nationally recognized air courier service, to the addresses

     stated below:

     (a)  LANDLORD. If to Landlord at the address set forth on the
     first page of this Lease, with a copy to Greenberg Traurig
     LLP 77 W Wacker Dr Suite 2500 Chicago, Illinois 60601,
     Attn Julia R Sarron.

          (b)  TENANT.  If to Tenant, at the address set forth  on
the  first  page of this Lease, Attention: Real Estate Department,
with  copies  to:  the Corporate Secretary and  to  McGuire  Woods
L.L.P,  One James Center, 901 East Cary Street, Richmond, Virginia
23219, Attn. T. Craig Harmon, Esq .

If  any  Lender  shall have advised Tenant by Notice.  the  manner
aforesaid that it is the holder of a Mortgage and stating in  said
Notice its address for the receipt of Notices, then simultaneously
with  the giving of any Notice by Tenant to Landlord, Tenant shall
serve  one or more copies of such Notice upon Lender in the manner
aforesaid.  or  the  purposes of this  Paragraph,  any  party  may
substitute its address by giving fifteen (15) days notice  to  the
other party in the manner provided above.

     22.   MEMORANDUM OF LEASE. ESTOPEL CERTIFICATES. Tenant shall
execute,  deliver and record, file or register from time  to  time
all  such instruments as may be required by any present or  future
law  in order to evidence the respective interests of Landlord and
Tenant in any of the Leased Premises, and shall cause a memorandum
of  such  Lease,  and  any  supplement hereto  or  to  such  other
instruments  if any, as may be appropriate, to be recorded,  filed
or  registered  and rerecorded, refiled or re-registered  in  such
manner  and  in such places as may be required by any  present  or
future  law in order to give public notice d protect the  validity
of  this  Lease.  In  the  event of any  discrepancy  between  the
provisions of said recorded memorandum of this Lease or
any other recorded instrument referring to this Lease and the
provisions of this Lease, the provisions of this Lease shall
prevail. Tenant shall, at any time and from time to time, upon not
less than twenty (20) days prior written request by Landlord,
execute, acknowledge and deliver to Landlord a statement in
writing, executed by Tenant or, if other than an individual, by a
President, Vice President or authorized general partner, principal
officer or agent of Tenant certifying (i) that this Lease is
unmodified and in effect (or, if three have been modifications,
that this Lease is in full effect as modified, setting forth such
modifications), (ii) the dates to which Basic Rent payable
hereunder has been paid (iii) that no default by Landlord exists
hereunder or specifying each such default; (iv) the remaining Term
hereof, and (v) there are no proceedings pending or threatened
against Tenant before or by any court or administrative agency
which if adversely decided would materially and adversely affect
the financial condition and operations of Tenant or if any such
proceedings are pending or threatened to said party's knowledge,
specifying and describing the same. It is intended that any such
statements may be relied upon by Lender, the recipient of such
statements or their assignees or by any prospective mortgagee or
purchaser of the Leased Premises or the beneficial or membership
interest in Landlord.

     23.   SURRENDER. Upon the expiration or earllier  termination
of  this  Lease,  Tenant shall peaceably leave and  surrender  the
Leased  Premise (except as to any portion thereof with respect  to
which  this Lease has previously terminated) to Landdlord  in  the
same  condition  in  which  the Leased  Premises  were  originally
received  from Landlord at the commencement of this Lease,  except
as  to  any repair or Alteration as permitted or required  by  any
provision of this Lease, and except for ordinary wear and tear and
damage  by  fire, casualty or condemnation but only to the  extent
Tenant  is  not required to repair the same hereunder. Tenant  may
remove  at Tenant's sole cost and expense from the Leased Premises
on  or  prior  to  the expiration or earlier termination  of  this
Lease,   Tenant's  Trade  Fixtures,  Inventory  and  any  personal
property  which  is  owned by Tenant or third parties  other  than
Landlord, and Tenant at its expense shall, on or prior to  such  .
expiration or earlier termination of this Lease, repair any damage
caused  by  such  removal. Tenant's Trade  Fixtures  and  personal
property  not so removed at the expiration of the Term  or  within
thirty (30) days after the earlier termination of the Term for any
reason  whatsoever  shall  become the property  of  Landlord,  and
Landlord max thereafter cause such property to be removed from the
Leased Premises. Landlord shall not in any manner or to any extent
be obligated to reimburse Tenant for any property that becomes the
property  of  Landlord in the manner set forth in  the  proceeding
sentence. Upon such expiration or earlier termination of the  Term
hereof  no  party  shall  have any further rights  or  obligations
hereunder except as specifically provided herein.

     24.  NO MERGER OF TITLE. There shall be no merger of this
     Lease nor of the leasehold estate created by this Lease with
     the fee estate in or ownership of any of the Leased Premises
     by reason of the fact that the same person, corporation; firm
     or other entity may acquire or hold or own, directly or
     indirectly, (i) this Lease or the leasehold estate created by
     this Lease or any interest in this Lease or in such leasehold
     estate and i) the fee estate or ownership of any of the
     Leased premises or any interest in such fee estate or
     ownership. No such merger shall occur unless and until all
     persons, corporations, :firms and other entities having any
     interest in (x) this Lease or the leasehold estate created by
     this Lease an (y) the fee estate in or ownership of the
     Leased Premises including, without limitation; Lender's
     interest therein, or any part thereof

sought  to  be  merged shall join in a written instrument  effecting
such merger and shall duly record the same.

     25.   LANDLORD  EXCULPATION. Anything contained herein  to  the
contrary  notwithstanding, any claim based on or in respect  of  any
liability  of  Landlord under this Lease . shall  be  enforced  only
against the Landlord's interest in the Leased Premises and shall not
be enforced against the Landlord individually or personally.

     26.  HAZARDOUS SUBSTANCES.

          (a)   Use of Hazardous Materials. Tenant  represents  and
warrants  that it  will not on, about, or under the Lease Premises,
make, treat or dispose of any "hazardous substances" as that term is
defined in Comprehensive Environmental Respone,Compensation and
LIability Act, and the rules and regulations promulaged pursuant
thereto, as from time to time amended, 42 U.S.C. 9601 et seq(the
"Act") but  the  foregoing,  shall not prevent the use to the extent
necessary and customary in normal autombile sales and maintenance
operations of such  Hazardous substances or Hazardous Materials,
in  accordance  with applicable  Legal Requirements, and Tenant
represents  and warrants   that  it  will  at  all,  times  comply
with  applicable Legal  Requirements governing Hazardous Materials
"Hazardous Materials" as used herein shall include, without limitation
all  chemicals, petroleum, crude oil or any fraction thereof,
hydrocarbons, plychlorinated bephenyls(PCBs), asbestos, asbestos-
containing material and/or products, urea formaldehyde, or any substances
which are classified as "hazardous" or "toxic" under the Act;
hazardous waste as defined  under the Solid Waste Disposal Act, as
amended, 42 U.S.C. 6901 ; air pollutants regulated under the  Clean Air
Act as amended, 42 U.S.C. 7401 et sea pollutants ad defined under the
Clean Water Act, as amended, 33 U.S.C. 1251et seq any pesticided as
defined by Federal Insecticide, Fungicide, and Rodenticide Act
as amended 7 U.S.C. 136 et seq any hazardous chemical substance or
mixture or imminently hazardous substance or mixture regulated by
the Toxic Substances Control Act, as amended 15 U.S>C 2601 et seq
Any substance listed in the united States Department of Transportation
table at 45 CFT 172.101 any chemicals included in regulation
promulgated under the above listed statures or any modifications
thereof or successor statues thereto; anyt explosives, radioactive
material and any chemical requlated by state statues similiar to the
Federal statues listed above nad regulations promulated under such
state statutes.

     (b )      Removal and Indemnity. To the extent required by the Act
     and/or any Legal REquriements governing Hazardous Material, Tenant
     shall remove any hazardous substances (as defined in the Act) and
     Hazardous Material (as defined above) whether now or herafter
     existing on the Leased Premises and whether or not arising out of or
     in any manner connected with Tenant's occupancy of the Leased Premises
     during the term hereof.  Tenant shall and herby does agree to
     defend, indemnify and hold Lender and Landlord, their officers,
     directors shareholder, partners, member and employees harmless from
     and against any and all causes of actions, suits demands or judgements
     of any nature whatsoever, losses, damages penalities, expenses, fees,
     claims, costs (including repsonse and remedial costs), and liabilites
     including, but not limited to attorney's fees and costs of litigation,
     arising out of or in any matter connected with (i) the violation of any
     applicable federal, state or local environments law with respect to the
     Leased Premises; (ii) the "release" or " threatned release" of or
     failure to remove, as required by this Paragrpah 26, hazardous
     substances (ad defined in the Act) and Hazardous Material (as
     defined above) from the Leases Premises or any portion thereof, now
     or herafter existing during the Term hereof whetehr or not arising
     out or or in any manner connected with Tenant's occupancy of the
     leased premisies during the Term hereof.

     (C)  UNDERGROUND STORAGE TANKS. Notwithstanding anything
     contained in Paragraph 26 to the contrary, but subject to the
     indemnity obligations set forth above, Tenant shall have the
     unqualified right to install, maintain and operate underground
     storage tanks to hold petroleum as necessary for normal retail
     automobile sales and maintenance operations provided that
     installation, maintenance and operation of such underground
     storage tanks are carried out in accordance with all
     Legal Requirements.

     27     ENTRY   BY   LANDLORD.  Landlord  and   its   authorized
representatives shall have the right upon reasonable  notice  (which
shall be not less than 48 hours except in the case of emergency)  to
enter  the Leased Premises at all reasonable business hours (and  at
all other times in the event of an emergency) for (i) the purpose of
inspecting  the  same  or for the purpose of doing  any  work  under
Paragraph  9,  and  may  take all such  action  thereon  as  may  be
necessary or appropriate for any such purpose (but nothing contained
in  this Lease or otherwise shall create or imply any duty upon  the
part  of  Landlord or Lender to make any such inspection or  do  any
such  work), and (ii) the purpose of showing the Leased Premises  to
prospective  purchasers and mortgagees and, at any time  Within  six
(6)  months  prior to the expiration of the Term of this Lease,  for
the  purpose  of  showing the same to prospective tenants.  No  such
entry  shall  constitute an eviction of Tenant but  any  such  entry
shall  be  done by Landlord in such reasonable manner as to minimize
any   disruption  of  Tenant's  business  operation  on  the  Leased
Premises.

     28.   STATEMENTS.  Tenant shall submit to Landlord  (i)  within
forty  five  (45)  days of the end of each of the  first  three  (3)
fiscal  quarters  of each fiscal year of Tenant,  quarterly  balance
sheets  and  income  and  cash  flow  statements  for  Tenant   (the
"Quarterly  Statements'), each audited by an  independent  certified
public  accountant; (ii) within ninety (90) days of the end of  each
fiscal year of Tenant, audited financial statements for Tenant  (the
"Annual  Statements"),  audited by an independent  certified  public
accountant.  Quarterly 10Qs of Tenant as filed with  the  Securities
and Exchange Commission shall satisfy the requirements contained  in
(i)  herein.  Copies of Tenant's 10ks filed with the Securities  and
Exchange  Commission will satisfy the requirement  contain  in  (ii)
herein.  The obligations of Tenant herein shall continue whether  or
not this Lease shall have been assigned.

    29.  Confidentiality  It is agreed and understood that neither
Landlord or Tenant, or their agents, may disclose the existence of this
Lease (other than to their respective Affliates consultants, advisors,
and lenders) or maky any public announcment related thereto until such
time as both parties agree to such disclosure (including the timing and
content of such disclousre), provided that Landlord may disclose the
existenece of this Lease and the terms hereof to any Lender or
prospective Lender, and to any purchaser of the Leased Premisies or
of the membership interest in the Landlord.

     30.  NO USURY. The intention of the parties being to conform

     strictly to the usury laws now in force in the State, whenever

     any provision herein provides for payment by Tenant to Landlord

     of interest-at a rate in excess of the legal right permitted to

     be charged. in such State, such interest rate herein provided

     to be paid shall be deemed reduced to such legal interest rate.

     31.   BROKER. Landlord and Tenant represent and warrant to each
other  that  neither party negotiated with any broker in  connection
with  this  Lease  and  that this Lease was negotiated  directly  by
Landlord and Tenant. Each party hereby agrees to indemnify the other
against all

claims,  damages,  costs and expenses incurred by  the  indemnified
party as a result of the breach of the foregoing representation  or
warranty by the indemnifying party.

     32.   WAIVER  OF LANDLORD'S LIEN. Landlord hereby  waives  any
Landlord's  lien  or  similar  lien upon  Trade  Fixtures  and  any
inventory of Tenant, regardless of whether such lien is created  or
otherwise. Landlord agrees, at the request of Tenant, to execute  a
waiver  of  any such Landlord's or similar lien for the benefit  of
any present or future holder of a security interest in or lessor of
any Trade Fixtures or any inventory of Tenant Landlord acknowledges
and  agrees  in  the  future  to acknowledge  (in  a  written  form
reasonably satisfactory to Tenant) to such persons and entities  at
such  times and for such purposes as Tenant may reasonably  request
that  the Trade Fixtures are Tenant's property and not part of  the
Improvements  (regardless of whether or to what extent  such  Trade
Fixtures  are affixed to the Improvements) or otherwise subject  to
the terms of this Lease.

     33.  NO WAIVER: CONSENTS. No delay or failure by either party
     to enforce its rights hereunder shall be construed as a
     waiver, modification or relinquishment thereof Any consent or
     approval required by any party under this Lease shall be
     deemed given if such party does not respond within ten (10)
     business days after notice. Except to the extent any provision
     herein specifically provides that a party has sole or absolute
     discretion, the consent or approval of any party herein shall
     not be unreasonably withheld, conditioned or delayed.

     34    SEPARABILITY .If any term of provision of this Lease  or
the  application  thereof to any provision of  this  Lease  or  the
application  thereof to any persons or circumstances shall  to  any
extent  be invalid and unenforceable, the remainder of this  Lease,
or  the  application  of  such  term  or  provision  to  person  or
circumstances  other  than  those as to  which  it  is  invalid  or
unenforceable,  shall not be affected thereby, and  each  term  and
provision of this Lease shall be valid and shall be enforced to the
extent permitted by law.

     35.  INDEMNIFICATION. Tenant agrees to defend, pay, protect,
     indemnify, save and hold harmless Landlord and Lender from and
     against any and all liabilities, losses, damages, penalties.
     costs, expenses {including reasonable attorneys' fees and
     expenses), causes of action, suits, claims, demands or
     judgments of any nature whatsoever, howsoever caused, arising
     from any of the Leased Premises or the use, non-use,
     occupancy, condition, design, construction, maintenance,
     repair or rebuilding of any of, or otherwise relating to, the
     Leased Premises, and any injury to or death of any person or
     persons or any loss of or damage to any property, real or
     personal, in any manner arising therefrom connected therewith
     or occurring thereon (collectively, "Losses"), whether or not
     Landlord has or should have knowledge or notice of the defect
     or conditions, if any, causing or contributing to said Loss.
     In case any action or proceeding is brought against Landlord
     or Lender by reason of any such Loss, Tenant covenants upon
     written notice from Landlord or Lender requesting the same to
     defend Landlord and Lender in such action, with the expenses
     of such defense paid by Tenant, and Landlord or Lender will
     cooperate and assist in the defense of such action or
     proceeding if reasonably requested to do so by Tenant. The
     obligations of Tenant under this Paragraph 35 shall survive
     any termination of this Lease with respect to Losses
     identified in reasonable detail by the day that is one year
     after the expiration or earlier terminiation of this Lease.

     36   EASEMENTS, ZONING AND ENTITLEMENTS

     (a)  EASEMENTS. Landlord agrees to enter into with Tenant, at
     Tenant's expense including payment of Landlord's reasonable
     attorneys' fees, such easements, covenants, waivers,
     approvals or restrictions for customary and standard
     utilities, parking or other matters as desirable for
     operation of the Leased Premises (collectively, "Easement")
     as requested by Tenant, subject to Landlord's approval of
     such Easement, which approval shall not be unreasonably
     withheld or delayed; provided, however, that no such Easement
     shall result in any diminution in the value or utility of the
     Leased Premises and further provided that no such Easement
     shall render the use of the Leased Premises dependent upon
     any other property or condition the use of the Leased
     Premises upon the use of any other property, each of which
     Tenant shall certify to Landlord in writing delivered with
     Tenant's request with respect to such Easement. Tenant's
     request shall also include Tenant's written undertaking
     acknowledging that Tenant shall remain liable hereunder as a
     principal and not merely as a surety or guarantor
     notwithstanding the establishment of any Easement. If
     Landlord shall fail to approve or disapprove any such
     Easement within a period of thirty (30) days from receipt of
     Tenant's request for approval of the same, then Landlord
     shall be deemed to have approved such Easement.

     (b)  ENTITLEMENTS. Landlord agrees to allow Tenant, at
     Tenant's expense including payment of Landlord's reasonable
     attorneys' fees, if any, to seek such zoning variances,
     special use permits and other such entitlements as are
     desirable for operation of the Leased Premises (collectively,
     "Entitlements"); provided, however, that no such Entitlement
     shall result in any diminution in the value or utility of the
     Leased Premises and further provided that no such Entitlement
     shall restrict the use of -the Leased Premises ( other than
     those restrictions that relate only to Tenant's use of the
     Leased Premises, or that are, by their terms, effective only
     for so long as Tenant occupies the Leased Premises). Landlord
     hereby appoints Tenant as Landlord's attorney in fact for the
     purpose of executing any applications or other documentation
     with respect to any such Entitlements. Tenant acknowledges
     that Tenant shall remain liable under such Entitlements as a
     principal and not merely as a surety or guarantor
     notwithstanding the establishment of any Entitlement.

     37.    HEADINGS.  The paragraph and section headings  in  this
Lease  are used only for convenience in finding the subject matters
and  are  not  part of this Lease or to be used in determining  the
intent of the parties or otherwise interpreting this Lease.

     38    MODIFICATIONS.  This  Lease may  be  modified,  amended,
discharged or waived only by an agreement in writing signed by  the
party against whom enforcement of any such modification, amendment,
discharge or waiver is sought.

     39.   SUCCESSORS. ASSIGNS. The covenants of this  Lease  shall
run with the Land and bind Tenant, the heirs, distributes, personal
representatives, successors and permitted assigns of Tenant and all
present  and subsequent encumbrances and subtenants of any  of  the
Leased  Premises,  and  shall inure to  the  benefit  of  and  bind
Landlord,  its successors and assigns. In the event there  is  more
than one Tenant, the obligation of each shall be joint and several.
The  term "Landlord" as used in this Lease, so far as covenants  or
obligations on the part of Landlord are concerned, shall be limited
to mean and include only the owner or owners of the Leased Premises
in  possession  at  the time in question and in the  event  of  any
transfer  or  transfers of the title of the  Leased  Premises,  the
Landlord  herein named (and in case of any subsequent transfers  or
Conveyances,  the  then grantor) shall be automatically  freed  and
relieved from and after the date of such transfer and conveyance of
all personal liability as respects the performance of any covenants
or  obligations  on the part of Landlord contained  in  this  Lease
thereafter to be performed.

     40.   COUNTERPARTS.  This  Lease may  be  executed  in  several
counterparts,  which  together shall be deemed  one  and  the  same
instrument.

     41.   GOVERNING  LAW.  This Lease shall  be  governed  by  and
construed according to the laws of the State.

     42.  EXPANSION LAND  (a) Tenant is currently the owner of that
parcel of land located immediately adjacent to the Leased Premises and
more particularly described on Exhibit "D" (the "Expansion Land").  At
any time during the Term hereof, Tenant may, but shall not be obligated
to convey to Landlord, for no condiseration, all of the Expansion Land
or any portion thereof that shares any common boundary with the Leased
Premises (such portion actually conveyed being the "Expansion Parcel")
upon satisfaction of the Expansion Conditions, as defined below.  Such
conveyance may be made by limited warranty deed, special warranty deed
quitclaim deed or any other conveyancing instrument and may be subjcet
to any matters of title or survey whatsoever provided that no such
title or survy matter results in the failure of any Expansion
condition.  Without limiting the foregoing, conveyance of an Expansion
Parcel may be made subject to a "reverter" clause or similiar reservation
in favor of Tenant that causes fee simple title in and to the Expansion
Parcel to automiatically revert to Tenant at the expiration or sooner
termination of this lease (or at any earlier tiem) without any
payment or other consideration to be pain on the part of Tenant.  UPon
any conveyance by Tenant of an Expansion Parcel as described above
the definition of Leased Premises hereunder shall be deemed changed
to include such Expansion Parcel for all purposes hereunder as a
result of any such conveyance.  There shall be no affect on the Basic
Rent payable hereunder.

      (b) The "Expansion Conditions" shall be;

            (i) Tenant shall have delivered to Landlord a "Phase I"
            (and "Phase II" if the necessity for a Phase II is
            indicated) environmental assessment of the Expansion
            Parcel thta evidences no environmental condition
            existing thereon that would upon conveyance to Landlord
            impose any liability upon Landlord under applicable Legal
            Requirements and it otherwise reasonably satisfactory
            to Landlord.

            (ii) Tenant shall have prepared and delivered to Landlord
            an amendment to this lease that reflects the inclusion of
            the Expansion Parcel within the Leased PRemises
            (the "Expansion Amendement")

            (iii)  Tenant shall have delivered to Landlord an ALTA
            survey of the Expansion Parcel.

            (iv)  Tenant shall have made arrangements reasonably
            satisfactory to Landlord to cover the cost of recording
            of the deed to the Expansion Parcel and, if requested by
            either party, an amendment to any recorded memorandum
            of this Lease, which reflects the Expansion.

            (c) Upon satisfaction of the Expansion Conditions and
            conveyance of an Expansion Parcel to Landlord, each
            party shall,  at the request of the other, execute and
            deliver to the other the Expansion Amendment as defined
            above.

            (d)  If Tenant conveys an Expansion Parcel to Landlord as
            contemplated herein at the expiration or earlier termination
            of this Lease, Tenant shall make any modification necessary
            to the Improvement (whether located upon the original
            Leased Premises, the Expansion Parcel or both) to allow the
            original Leased Premises (that is excluding the Expansion
            Parcel) to be owned and used, and any Improvements located
            thereon to be occupied and operated, independent of the
            Expansion Parcel in accordance with all Legal Requirements
            and in a manner no more burdensome to the owner of the
            Leased Premises as in effect on the date of this Lease.

                         [See next page for signatures. ]

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

                                   LANDLORD:

                                   CM COLUMBIA SC LLC a
                                   Delaware limited liability company

                                   By:  /s/ R Todd Shutley
                                   Its:  Manager and VP

                                   TENANT:

                         CARMAX, INC.

                         By:  /s/ Thomas W Reedy, Jr.

                         Its:  Thomas W Reedy, Jr., Vice  President
                               and Treasurer

EXHIBITS

EXHIBIT "A"              LEASED PREMISES

EXHIBIT "B"              INITIAL BASE RENT

EXHIBIT "C"              FORM OF SUBORDJNATION, NON-DISTURBANCE AND
                         ATTORNMENT AGREEMENT

EXHIBIT "D"              EXPANSION LAND

                            Exhibit A

                         LEASED PREMISES

                      Legal description

All  that  certain  piece, parcel, lot or  tract,  with  any
Improvements therein, situate, lying and being near the City
of  Columbia, County of Lexington, State of South  Carolina,
being  shown and delineated as 15.514 acres (675,793  square
feet)  on a plat prepared for CarMax Auto Superstores, Inc.,
by  B.P.  Barber & Associates, Inc., dated August 17,  2005,
and having the following metes & bounds to-wit:

COMMENCING   at  a  1/2"  rebar  in  3"  concrete   at   the
intersection  of  the  eastern  right-of-way  of  Chippenham
Circle  and  the  southern right-of-way  of  Jamil  Road  (a
southwestern frontage road of I-26), thence proceeding along
the  southern  right-of-way  of  Jamil  Road  the  following
courses and distances: in a direction of S84 07'24"E  for  a
distance of 90.70' to a 1/2" rebar in 3" concrete, thence in
a  direction of S26 53' 14"E for a distance of 46.20'  to  a
5/8"  rebar, and then in a direction of N76  13'36"E  for  a
distance of 76.14' to a 5/8" rebar, this being the Point  of
Beginning. Thence turning and proceeding along the  southern
right-of-way  of  Jamil  Road  the  following  courses   and
distances: in a direction of N76  13'36"E for a distance  of
39.17'  to  a mag nail, thence in a direction of S84 09'00"E
for  a  distance of 322.91' to a 5/8" rebar, thence along  a
curve to the right in a direction of S80 53'19"E for a chord
distance of 67.78' to a 5/8" rebar (said curve having an arc
distance of 67.81' and a radius of 636.62'), and then  in  a
direction  of  S57 23'00"E for a distance of  386.50'  to  a
railroad  spike;  thence turning and  proceeding  along  the
properties  of Eugene Foust and Alexander Washington  Estate
in a direction of S64 45'36"W for a distance of 563.31' to a
1/4"  pipe; thence turning and proceeding along the property
of  Alexander  Washington Estate the following  courses  and
distances: in a direction of S75'5 1'55"W for a distance  of
85.00' to a 1/4" pinched top pipe, thence in a direction  of
S33 01'09"E for a distance of 185.82' to a 1/4" pipe, thence
in  a direction of S23 24'01 "E for a distance of 260.06' to
a  1/4" pipe, and then in a direction of S27 11'40"E  for  a
distance  of  93.83'  to a 5/8" rebar;  thence  turning  and
proceeding  along  the property of CarMax Auto  Superstores,
Inc., the following courses and distances: in a direction of
S66 32'20"W  for  a distance of 432.83'  to  a  5/8"  rebar,
thence  in  a  direction of N23 27'40"W for  a  distance  of
37.00'  to  a  5/8"  rebar,  and  then  in  a  direction  of
S66 32'20"W  for  a distance of 180.35'  to  a  5/8"  rebar;
thence  turning and proceeding along the property  of  Grove
Park Development Company in a direction of N25 10'25"W for a
distance  of  538.46' to a 5/8" rebar;  thence  turning  and
proceeding  along  the property of CarMax Auto  Superstores,
Inc., the following courses and distances: in a direction of
N66 32'20"E  for  a distance of 200.23' to  a  5/8''  rebar,
thence  in  a  direction of N23 26'45"W for  a  distance  of
169.50'   to  a  5/8"  rebar,  thence  in  a  direction   of
N46 01'32"E  for  a distance of 202.19'  to  a  5/8"  rebar,
thence  in  a direction of N28 50' 11 "E for a distance   of
220.73'  to  a  5/8"  rebar, and  then  in  a  direction  of
N12 49'41"E for a distance of 138.90' to a 5/8" rebar,  this
being the Point of Beginning.

This parcel contains 15.514 acres (675,793 square feet).EXHIBIT 4.18

NEITHER THIS WARRANT NOR THE SHARES ISSUABLE UPON EXERCISE HEREOF HAVE BEEN
REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE "SECURITIES ACT"),
OR ANY OTHER APPLICABLE SECURITIES LAWS IN RELIANCE UPON AN EXEMPTION FROM THE
REGISTRATION REQUIREMENTS OF THE SECURITIES ACT AND SUCH OTHER SECURITIES LAWS.
NEITHER THIS WARRANT NOR THE SHARES ISSUABLE UPON EXERCISE HEREOF MAY BE SOLD,
PLEDGED, TRASFERRED, ENCUMBERED OR OTHERWISE DISPOSED OF EXCEPT PURSUANT TO AN
EFFECTIVE REGISTRATION STATEMENT UNDER THE SECURITIES ACT OR IN A TRANSACTION
THAT IS EXEMPT FROM REGISTRATION UNDER THE PROVISIONS OF THE SECURITIES ACT.

                         SERIES A STOCK PURCHASE WARRANT

                                   To Purchase

                        1,680,000 Shares of Common Stock
                                       of
                              Savoy Resources Corp.

         THIS CERTIFIES that, for value received, EIB Capital Corp. (the
"Holder") is entitled, upon the terms and subject to the conditions hereinafter
set forth, at any time prior to the close of business on June 22, 2008 (the
"Termination Date"), but not thereafter, to subscribe for and purchase from
Savoy Resources Corp. (the "Company"), a corporation organized under the laws of
the State of Colorado, up to One Million Six Hundred Eighty Thousand (1,680,000)
shares (the "Warrant Shares"), of the common stock, $0.001 par value, of the
Company (the "Common Stock"). The purchase price of one share of Common Stock
(the "Exercise Price") under this Series A Stock Purchase Warrant (the
"Warrant") shall be $0.20. The Exercise Price and the number of shares for which
the Warrant is exercisable shall be subject to adjustment as provided herein.
Capitalized terms used and not otherwise defined herein shall have the meanings
set forth for such terms in the Securities Purchase Agreement dated as of June
23, 2005 (the "Agreement"), between the Company and the Holder. In the event of
any conflict between the terms of this Warrant and the Agreement, the Agreement
shall control.

     1. Title to Warrant. Prior to and subject to compliance with applicable
laws, this Warrant and all rights hereunder are transferable, in whole or in
part, at the office or agency of the Company by the Holder hereof in person or
by duly authorized attorney, upon surrender of this Warrant together with the
Assignment Form annexed hereto properly endorsed.

                                       1
<PAGE>
     2. Authorization of Shares. The Company covenants that all shares of Common
Stock that may be issued upon the exercise of rights represented by this Warrant
will, upon exercise of the rights represented by this Warrant, be duly
authorized, validly issued, fully-paid and nonassessable and free from all
taxes, liens and charges in respect of the issue thereof (other than taxes in
respect of any transfer occurring contemporaneously with such issue).

     3. Exercise of Warrant.

     Except as provided in Section 3(b) of Section 4 herein, exercise of the
purchase rights represented by this Warrant may be made at any time or times on
or before the close of business on the Termination Date by the surrender of this
Warrant and the Notice of Exercise form annexed hereto duly executed, at the
office of the Company (or such other office or agency of the Company as it may
designate by notice in writing to the registered Holder hereof at the address of
such Holder appearing on the books of the Company), and upon payment of the
Exercise Price of the Warrant Shares thereby purchased by wire transfer or
cashier's check drawn on a United States bank. The Holder of this Warrant shall
be entitled to receive a certificate for the number of shares of the Common
Stock so purchased. Certificates for shares purchased hereunder shall be
delivered to the Holder hereof within three (3) Trading Days after the date on
which this Warrant shall have been exercised as aforesaid. This Warrant shall be
deemed to have been exercised and such certificate or certificates shall be
deemed to have been issued, and Holder or any other person so designated to be
named therein shall be deemed to have become a holder of record of such shares
for all purposes, as of the date the Warrant has been exercised by payment to
the Company of the Exercise Price and all taxes required to be paid by Holder,
if any, pursuant to Section 5 prior to the issuance of such shares, have been
paid. If this Warrant shall have been exercised in part, the Company shall, at
the time of delivery of the certificate or certificates representing Warrant
Shares, deliver to Holder a new Warrant evidencing the rights of Holder to
purchase the unpurchased shares of Common Stock called for by this Warrant;
which new Warrant shall in all other respect be identical with this Warrant.

     The Holder is granted all of the rights to registration with the Securities
and Exchange Commission and qualification in the states of the Warrants Shares
set forth in the Agreement.

     4. No Fractional Shares or Scrip. No fractional shares or scrip
representing fractional shares shall be issued upon the exercise of the Warrant.
As to any fraction of a share that Holder would otherwise be entitled to
purchase upon such exercise, the Company shall pay a cash adjustment in respect
of such fraction of the Exercise Price based upon the Market Value on the date
of exercise.

     5. Charges, Taxes and Expenses. Issuance of certificates for shares of
Common Stock upon the exercise of this Warrant shall be made without charge to
the Holder hereof for any issue or transfer tax or other incidental expense in
respect of the issuance of such certificate, all of which taxes and expenses
shall be paid by the Company, and such certificates shall be issued in the name
of the Holder of this Warrant or in such name or names as may be directed by the
Holder of this Warrant; provided, however, that in the event certificates for
shares of Common Stock are to be issued in a name other than the name of the
Holder of this Warrant, this Warrant when surrendered for exercise shall be
accompanied by the Assignment Form attached hereto duly executed by the Holder
hereof; and the Company may require, as a condition thereto, the payment of a
sum sufficient to reimburse it for any transfer tax incidental thereto.

<PAGE>
         6. Closing of books. The Company will not close its shareholder books
or records in any manner that prevents the timely exercise of this Warrant.

     7. Transfer, Division and Combination. Subject to compliance with any
applicable securities laws, transfer of this Warrant and all rights hereunder,
in whole or in part, shall be registered on the books of the Company to be
maintained for such purpose, upon surrender of this Warrant at the principal
office of the Company, together with a written assignment of this Warrant
substantially in the form attached hereto duly executed by Holder or its agent
or attorney, and payment of funds sufficient to pay any transfer taxes payable
upon the making of such transfer. Upon such surrender and, if required, such
payment, the Company shall execute and deliver a new Warrant or Warrants in the
name of the assignee or assignees and in the denomination or denominations
specified in such instrument of assignment, and shall issue to the assignor a
new Warrant evidencing the portion of this Warrant not so assigned, and this
Warrant shall promptly be cancelled. A Warrant, if properly assigned, may be
exercised by a new Holder for the purchase of shares of Common Stock without
having a new Warrant issued.

     (a) This Warrant may be divided or combined with other Warrants upon
presentation hereof at the aforesaid office of the Company, together with a
written notice specifying the names and denominations in which new Warrants are
to be issued, signed by Holder or its agent or attorney. Subject to compliance
with Section 7(a), as to any transfer that may be involved in such division or
combination, the Company shall execute and deliver a new Warrant or Warrants in
exchange for the Warrant or Warrants to be divided or combined in accordance
with such notice.

          (i) The Company shall prepare, issue and deliver at its own expense
     (other than transfer taxes) the new Warrant or Warrants under this Section
     7.

          (ii) The Company agrees to maintain, at its aforesaid office, books
     for the registration and the registration of transfer of the Warrants.

     8. No Rights as Shareholders until Exercise. This Warrant does not entitle
the Holder hereof to any voting rights or other rights as a shareholder of the
Company prior to the exercise hereof. Upon the surrender of this Warrant and the
payment of the aggregate Exercise Price, the Warrant Shares so purchased shall
be and be deemed to be issued to such Holder as the record owner of such shares
as of the close of business on the later of the date of such surrender or
payment.

                                       3
<PAGE>
     9. Loss, Theft, Destruction or Mutilation of Warrant. The Company covenants
that upon receipt by the Company of evidence reasonably satisfactory to it of
the loss, theft, destruction or mutilation of this Warrant certificate or any
stock certificate relating to the Warrant Shares, and in case of loss, theft or
destruction, of indemnity or security reasonably satisfactory to it (which shall
not include the posting of any bond), and upon surrender and cancellation of
such Warrant or stock certificate, if mutilated, the Company will make and
deliver a new Warrant or stock certificate of like tenor and dated as of such
cancellation, in lieu of such Warrant or stock certificate.

     10. Saturdays, Sundays, Holidays, etc. If the last or appointed day for the
taking of any action or the expiration of any right required or granted herein
shall be a Saturday, Sunday or a legal holiday, then such action may be taken or
such right may be exercised on the next succeeding day not a Saturday, Sunday or
legal holiday.

     11. Adjustments of Exercise Price and Number of Warrant Shares.

     (a) Stock Splits, etc. The number and kind of securities purchasable upon
the exercise of this Warrant and the Exercise Price shall be subject to
adjustment from time to time upon the happening of any of the following. In case
the Company shall (i) pay a dividend in shares of Common Stock or make a
distribution in shares of Common Stock to holders of its outstanding Common
Stock, (ii) subdivide its outstanding shares of Common Stock into a greater
number of shares of Common Stock, (iii) combine its outstanding shares of Common
Stock into a smaller number of shares of Common Stock or (iv) issue any shares
of its capital stock in a reclassification of the Common Stock, then the number
of Warrant Shares purchasable upon exercise of this Warrant immediately prior
thereto shall be adjusted so that the Holder of this Warrant shall be entitled
to receive the kind and number of Warrant Shares or other securities of the
Company which he would have owned or have been entitled to receive had such
Warrant been exercised in advance thereof. Upon each such adjustment of the kind
and number of Warrant Shares or other securities of the Company which are
purchasable hereunder, the Holder of this Warrant shall thereafter be entitled
to purchase the number of Warrant Shares or other securities resulting from such
adjustment at an Exercise Price per Warrant Share or other security obtained by
multiplying the Exercise Price in effect immediately prior to such adjustment by
the number of Warrant Shares purchasable pursuant hereto immediately prior to
such adjustment and dividing by the number of Warrant Shares or other securities
of the Company resulting from such adjustment. An adjustment made pursuant to
this paragraph shall become effective immediately after the effective date of
such event retroactive to the record date, if any, for such event.

                                       4
<PAGE>
     (b) Reorganization, Reclassification, Merger, Consolidation or Disposition
of Assets. In case the Company shall reorganize its capital, reclassify its
capital stock, consolidate or merge with or into another corporation (where the
Company is not the surviving corporation or where there is a change in or
distribution with respect to the Common Stock of the Company), or sell, transfer
or otherwise dispose of all or substantially all is property, assets or business
to another corporation and, pursuant to the terms of such reorganization,
reclassification, merger, consolidation or disposition of assets, shares of
common stock or the successor or acquiring corporation, or any cash, shares of
stock or other securities or property of any nature whatsoever (including
warrants or other subscription or purchase rights) in addition to or in lieu of
common stock of the successor or acquiring corporation ("Other Property"), are
to be received by or distributed to the holders of Common Stock of the Company,
then Holder shall have the right thereafter to receive, upon exercise of this
Warrant, the number of shares of common stock of the successor or acquiring
corporation or of the Company, if it is the surviving corporation, and Other
Property receivable upon or as a result of such reorganization,
reclassification, merger, consolidation or disposition of assets by a holder of
the number of shares of Common Stock for which this Warrant is exercisable
immediately prior to such event. In case of any such reorganization,
reclassification, merger, consolidation or disposition of assets, the successor
or acquiring corporation (if other than the Company) shall expressly assume the
due and punctual observance and performance of each and every covenant and
condition of this Warrant to be performed and observed by the Company and all
the obligations and liabilities hereunder, subject to such modifications as may
be deemed appropriate (as determined in good faith by resolution of the Board of
Directors of the Company) in order to provide for adjustments of shares of
Common Stock for which this Warrant is exercisable which shall be as nearly
equivalent as practicable to the adjustments provided for in this Section 11.
For purposes of this Section 11, "common stock of the successor or acquiring
corporation" shall include stock of such corporation of any class which is not
preferred as to dividends or assets over any other class of stock of such
corporation and which is not subject to redemption and shall also include any
evidences of indebtedness, shares of stock or other securities which are
convertible into or exchangeable for any such stock, either immediately or upon
the arrival of a specified date or the happening of a specified event and any
warrants or other rights to subscribe for or purchase any such stock. The
foregoing provisions of this Section 11 shall similarly apply to successive
reorganizations, reclassifications, mergers, consolidations or dispositions of
assets.

     12. Voluntary Adjustment by the Company. The Company may at any time during
the term of this Warrant, reduce the then current Exercise Price to any amount
and for any period of time deemed appropriate by the Board of Directors of the
Company.

     13. Notice of Adjustment. Whenever the number of Warrant Shares or number
or kind of securities or other property purchasable upon the exercise of this
Warrant or the Exercise Price is adjusted, as herein provided, the Company shall
promptly mail by registered or certified mail, return receipt requested, to the
Holder of this Warrant notice of such adjustment or adjustments setting forth
the number of Warrant Shares (and other securities or property) purchasable upon
the exercise of this Warrant and the Exercise Price of such Warrant Shares (and
other securities or property) after such adjustment, setting forth a brief
statement of the facts requiring such adjustment and setting forth the
computation by which such adjustment was made. Such notice, in the absence of
manifest error, shall be conclusive evidence of the correctness of such
adjustment.

                                       5
<PAGE>
     14. Notice of Corporate Action. If any time:

     (a) the Company shall take a record of the holders of its Common Stock for
the purpose of entitling them to receive a dividend or other distribution, or
any right to subscribe for or purchase any evidences of its indebtedness, any
shares of stock of any class of any other securities or property, or to receive
any other right, or

     (b) there shall be any capital reorganization of the Company, any
reclassification or recapitalization of the capital stock of the Company or any
consolidation or merger of the Company with, or any sale, transfer or other
disposition of all or substantially all the property, assets or business of the
Company to, another corporation or,

     (c) there shall be a voluntary or involuntary dissolution, liquidation or
winding up of the Company; then, in any one or more of such cases, the Company
shall give to Holder (i) at least 30 days' prior written notice of the date on
which a record date shall be selected for such dividend, distribution or right
or for determining rights to vote in respect of any such reorganization,
reclassification, merger, consolidation, sale, transfer, disposition,
liquidation or winding up, and (ii) in the case of any such reorganization,
reclassification, merger, consolidation, sale, transfer, disposition,
dissolution, liquidation or winding up, at least 30 days' prior written notice
of the date when the same shall take place. Such notice in accordance with the
foregoing clause also shall specify (i) the date on which any such record is to
be taken for the purpose of such dividend, distribution or right, the date on
which the holders of Common Stock shall be entitled to any such dividend,
distribution or right, and the amount and character thereof, and (ii) the date
on which any such reorganization, reclassification, merger, consolidation, sale,
transfer, disposition, dissolution, liquidation or winding up is to take place
and the time, if any such time is to be fixed, as of which the holders of Common
Stock shall be entitled to exchange their shares of Common Stock for securities
or other property deliverable upon such disposition, dissolution, liquidation or
winding up. Each such written notice shall be sufficiently given if the
addressed to Holder at the last address of Holder appearing on the books of the
Company and delivered in accordance with Section 16(d).

     15. Authorized Shares.

     (a) Then Company covenants that during the period the Warrant is
outstanding, it will reserve from its authorized and unissued Common Stock a
sufficient number of shares to provide for the issuance of the Warrant Shares
upon the exercise of any purchase rights under this Warrant. The Company further
covenants that its issuance of this Warrant shall constitute full authority to
its officers who are charged with the duty of executing stock certificates to
execute and issue the necessary certificates for the Warrant Shares upon the
exercise of the purchase rights under this Warrant. The Company will take all
such reasonable action as may be necessary to assure that such Warrant Shares
may be issued as provided herein without violation of any applicable law or
regulation, or of any requirements of the Principal Market upon which the Common
Stock may be listed.

                                       6
<PAGE>
     (b) The Company shall not by any action, including, without limitation,
amending its certificate of incorporation or through any reorganization,
transfer of assets, consolidation, merger, dissolution, issue or sale of
securities or any other voluntary action, avoid or seek to avoid the observance
or performance of any of the terms of this Warrant, but will at all times in
good faith assist in the carrying out of all such terms and in the taking of all
such actions as may be necessary or appropriate to protect the rights of Holder
against impairment. Without limiting the generality of the foregoing, the
Company will (i) not increase the par value of any shares of Common Stock
receivable upon the exercise of this Warrant above the amount payable therefore
upon such exercise immediately prior to such increase in par value, (ii) take
all such action as may be necessary or appropriate in order that the Company may
validly and legally issue fully paid and nonassessable shares of Common Stock
upon the exercise of this Warrant, and (iii) use its best efforts to obtain all
such authorizations, exemptions or consents from any public regulatory body
having jurisdiction thereof as may be necessary to enable the Company to perform
its obligations under this Warrant.

     (c) Upon request of Holder, the Company will at any time during the period
this Warrant is outstanding acknowledge in writing, in form reasonably
satisfactory to Holder, the continuing validity of this Warrant and the
obligations of the Company hereunder.

     (d) Before taking any action pursuant to Section 11 or 12 that would cause
an adjustment reducing the current Exercise Price below the then par value, if
any, of the shares of Common Stock issuable upon exercise of the Warrants, the
Company shall take any corporate action that may be necessary in order that the
Company may validly and legally issue fully-paid and nonassessable shares of the
Common Stock at such adjusted Exercise Price.

     (e) Before taking any action that would result in an adjustment in the
Exercise Price, the Company shall obtain all such authorizations or exemptions
thereof, or consents thereto, as may be necessary from any public regulatory
body or bodies having jurisdiction thereof.

     16. Miscellaneous.

     (a) Jurisdiction. This Warrant shall be binding upon any successors or
assigns of the Company. This Warrant shall constitute a contract under the laws
of Colorado without regard to its conflict of law principles or rules, and be
subject to arbitration pursuant to the terms set forth in the Securities
Purchase Agreement.

                                       7
<PAGE>
     (b) Restrictions. The Holder hereof acknowledges that the Warrant Shares
acquired upon the exercise of this Warrant, if not registered, will have
restrictions upon resale imposed by the state and Federal securities laws.

I         (c) Nonwaiver and Expenses. No course of dealing in any delay or
failure to exercise any right hereunder on the part of Holder shall operate as a
waiver of such right or otherwise prejudice Holder's rights, powers or remedies;
notwithstanding which all rights hereunder terminate on the Termination Date. If
the Company fails to comply with any provision of this Warrant, the Company
shall pay to Holder such amounts as shall be sufficient to cover any costs and
expenses including, but not limited to, reasonable attorneys' fees, including
those of appellate proceedings, incurred by Holder in collecting any amounts due
pursuant hereto or in otherwise enforcing any of its rights, powers or remedies
hereunder.

     (d) Notices. Any notice, request or other document required or permitted to
be given or delivered to the Holder hereof by the Company shall be delivered in
accordance with the notice of provisions of the Securities Purchase Agreement.

     (e) Limitation of Liability. No provision hereof, in the absence of
affirmative action by Holder to purchase shares of Common Stock, and no
enumeration herein of the rights or privileges of Holder hereof, shall give rise
to any liability of Holder for the purchase price of any Common Stock or as a
stockholder of the Company, whether such liability is asserted by the Company or
by creditors of the Company.

     (f) Remedies. Holder, in addition to being entitled to exercise all rights
granted by law, including recovery of damages, will be entitled to specific
performance of its rights under this Warrant. The Company agrees that monetary
damages would not be adequate compensation for any loss incurred by reason of a
breach by it of the provisions of this Warrant and hereby agrees to waive the
defense in any action for specific performance that a remedy at law would be
adequate.

     (g) Successors and Assigns. Subject to applicable securities laws, this
Warrant and the rights and obligations evidenced hereby shall inure to the
benefit of and be binding upon the successors of the Company and the successors
and permitted assigns of Holder. The provisions of this Warrant are intended to
be for the benefit of all Holders from time to time of this Warrant and shall be
enforceable by any such Holder or holder of Warrant Shares.

     (h) Indemnification. The Company agrees to indemnify and hold harmless
Holder from and against any liabilities, obligations, losses, damages,
penalties, actions, judgments, suits, claims, costs, attorneys' fees, expenses
and disbursements of any kind that may be imposed upon, incurred by or asserted
against Holder in any manner relating to or arising out of any failure by the
Company to perform or observe in any material respect any of its covenants,
agreements, undertakings or obligations set forth in this Warrant; provided,
however, that the Company will not be liable hereunder to the extent that any
liabilities, obligations, losses, damages, penalties, actions, judgments, suits,
claims, costs, attorneys' fees, expenses or disbursements are found in a final
non-appealable judgment by a court to have resulted from Holder's negligence,
bad faith or willful misconduct in its capacity as a stockholder or warrant
holder of the Company.

                                       8
<PAGE>
     (i) Amendment. This Warrant may be modified or amended or the provisions
hereof waived with the written consent of the Company and the Holder.

     (j) Severability. Wherever possible, each provision of this Warrant shall
be interpreted in such manner as to be effective and valid under applicable law,
but if any provision of this Warrant shall be prohibited by or invalid under
applicable law, such provision shall be infective to the extent of such
prohibition or invalidity, without invalidating the remainder of such provisions
or the remaining provisions of this Warrant.

     (k) Headings. The headings used in this Warrant are for the convenience of
reference only and shall not, for any purpose, be deemed a part of this Warrant.

     IN WITNESS WHEREOF, the Company has caused this Warrant to be executed by
its officer thereunto duly authorized.

Dated:   June 23, 2005

                               SAVOY RESOURCES CORP.

                               By: /s/ Arthur Johnson
                                   ----------------------------------------
                                    Arthur Johnson, President and
                                    Chief Executive Officer

                                       9
<PAGE>

                               NOTICE OF EXERCISE

To:      Savoy Resources Corp.

         1. The undersigned hereby elects to purchase ___________________ shares
of common stock, $0.001 per share (the "Common Stock"), of Savoy Resources Corp.
pursuant to the terms of the attached Warrant, and it tenders herewith payment
of the exercise price in full, together with all applicable transfer taxes, if
any.

         2. Please issue a certificate or certificates representing said shares
of Common Stock in the name of the undersigned or in such other name as is
specified below:

                      -------------------------------------
                                     (Name)

                      -------------------------------------
                                    (Address)

                      -------------------------------------
                                    (Address)

Dated:

                                    __________________________________
                                                Signature

                                       10

<PAGE>

                                 ASSIGNMENT FORM

                    (To assign the foregoing Warrant, execute
                   this form and supply required information.
                  Do no use this form to exercise the Warrant.)

         FOR VALUE RECEIVED, the foregoing Warrant and all rights evidenced
thereby are hereby assigned to:

_________________________________________________________, whose address is

___________________________________________________________________________

                                                   Dated: ____________, ________

                                Holder's Signature: ____________________________

                                  Holder's Address: ____________________________

                                                    ____________________________
Signature Guaranteed:

___________________________________________________________________________

NOTE: This signature to this Assignment Form must correspond with the name as it
appears on the face of the Warrant, without alternation or enlargement or any
change whatsoever, and must be guaranteed by a bank or trust company. Officers
of corporations and those acting in a fiduciary or other representative capacity
should file proper evidence of authority to assign the foregoing Warrant.

                                       11
<PAGE>

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