Document:

<PAGE>
                                                                   EXHIBIT 10.20

                                      LEASE

                                     BETWEEN

                 METROPOLITAN LIFE INSURANCE COMPANY (LANDLORD)

                                       AND

                      ARGONAUT TECHNOLOGIES, INC. (TENANT)

                                 SEAPORT CENTRE

                            Redwood City, California

<PAGE>

                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                                      PAGE
<S>                                                                                                   <C>
ARTICLE ONE - BASIC LEASE PROVISIONS...............................................................    1
         1.01     BASIC LEASE PROVISIONS...........................................................    1
         1.02     ENUMERATION OF EXHIBITS & RIDER(S)...............................................    2
         1.03     DEFINITIONS......................................................................    2

ARTICLE TWO - PREMISES, TERM, FAILURE TO GIVE POSSESSION, COMMON AREAS AND PARKING.................    6
         2.01     LEASE OF PREMISES................................................................    6
         2.02     TERM (See Rider 2)...............................................................    6
         2.03     FAILURE TO GIVE POSSESSION (See Rider 2).........................................    6
         2.04     AREA OF PREMISES.................................................................    6
         2.05     CONDITION OF PREMISES (See Rider 2)..............................................    6
         2.06     COMMON AREAS & PARKING...........................................................    6

ARTICLE THREE - RENT...............................................................................    7

ARTICLE FOUR - OPERATING EXPENSES RENT ADJUSTMENTS AND PAYMENTS....................................    7
         4.01     TENANT'S SHARE OF OPERATING EXPENSES.............................................    7
         4.02     RENT ADJUSTMENTS.................................................................    8
         4.03     STATEMENT OF LANDLORD............................................................    8
         4.04     BOOKS AND RECORDS................................................................    8
         4.05     TENANT OR LEASE SPECIFIC TAXES...................................................    9

ARTICLE FIVE - SECURITY DEPOSIT....................................................................    9

ARTICLE SIX -UTILITIES & SERVICES..................................................................   10
         6.01     LANDLORD'S GENERAL SERVICES......................................................   10
         6.02     TENANT TO OBTAIN & PAY DIRECTLY..................................................   10
         6.03     TELEPHONE SERVICES...............................................................   11
         6.04     FAILURE OR INTERRUPTION OF UTILITY OR SERVICE....................................   11
         6.05     CHOICE OF SERVICE PROVIDER.......................................................   12
         6.06     SIGNAGE..........................................................................   12

ARTICLE SEVEN - POSSESSION, USE AND CONDITION OF PREMISES..........................................   12
         7.01     POSSESSION AND USE OF PREMISES...................................................   12
         7.02     HAZARDOUS MATERIAL...............................................................   13
         7.03     LANDLORD ACCESS TO PREMISES; APPROVALS...........................................   14
         7.04     QUIET ENJOYMENT..................................................................   15

ARTICLE EIGHT - MAINTENANCE........................................................................   15
         8.01     LANDLORD'S MAINTENANCE...........................................................   15
         8.02     TENANT'S MAINTENANCE.............................................................   15

ARTICLE NINE - ALTERATIONS AND IMPROVEMENTS........................................................   16
         9.01     TENANT ALTERATIONS...............................................................   16
         9.02     LIENS............................................................................   16

ARTICLE TEN - ASSIGNMENT AND SUBLETTING............................................................   17
         10.01    ASSIGNMENT AND SUBLETTING........................................................   17
         10.02    RECAPTURE........................................................................   18
         10.03    EXCESS RENT......................................................................   18
         10.04    TENANT LIABILITY.................................................................   19
         10.05    ASSUMPTION AND ATTORNMENT........................................................   19

ARTICLE ELEVEN - DEFAULT AND REMEDIES..............................................................   19
         11.01    EVENTS OF DEFAULT................................................................   19
         11.02    LANDLORD'S REMEDIES..............................................................   20
         11.03    ATTORNEY'S FEES..................................................................   21
         11.04    BANKRUPTCY.......................................................................   21
         11.05    LANDLORD'S DEFAULT...............................................................   22

ARTICLE TWELVE - SURRENDER OF PREMISES.............................................................   22
         12.01    IN GENERAL.......................................................................   22
         12.02    LANDLORD'S RIGHTS................................................................   22

ARTICLE THIRTEEN - HOLDING OVER....................................................................   22
</TABLE>

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<TABLE>
<CAPTION>
                                                                                                      PAGE
<S>                                                                                                   <C>
ARTICLE FOURTEEN - DAMAGE BY FIRE OR OTHER CASUALTY................................................   23
         14.01    SUBSTANTIAL UNTENANTABILITY......................................................   23
         14.02    INSUBSTANTIAL UNTENANTABILITY....................................................   24
         14.03    RENT ABATEMENT...................................................................   24
         14.04    WAIVER OF STATUTORY REMEDIES.....................................................   24

ARTICLE FIFTEEN - EMINENT DOMAIN...................................................................   24
         15.01    TAKING OF WHOLE OR SUBSTANTIAL PART..............................................   24
         15.02    TAKING OF PART...................................................................   24
         15.03    COMPENSATION.....................................................................   24

ARTICLE SIXTEEN - INSURANCE........................................................................   25
         16.01    TENANT'S INSURANCE...............................................................   25
         16.02    FORM OF POLICIES.................................................................   25
         16.03    LANDLORD'S INSURANCE.............................................................   25
         16.04    WAIVER OF SUBROGATION............................................................   25
         16.05    NOTICE OF CASUALTY...............................................................   26

ARTICLE SEVENTEEN - WAIVER OF CLAIMS AND INDEMNITY.................................................   26
         17.01    WAIVER OF CLAIMS.................................................................   26
         17.02    INDEMNITY BY TENANT..............................................................   26
         17.03    WAIVER OF CONSEQUENTIAL DAMAGES..................................................   27

ARTICLE EIGHTEEN - RULES AND REGULATIONS...........................................................   27
         18.01    RULES............................................................................   27
         18.02    ENFORCEMENT......................................................................   27

ARTICLE NINETEEN - LANDLORD'S RESERVED RIGHTS......................................................   27

ARTICLE TWENTY - ESTOPPEL CERTIFICATE..............................................................   28
         20.01    IN GENERAL.......................................................................   28
         20.02    ENFORCEMENT......................................................................   28

ARTICLE TWENTY-ONE - RELOCATION OF TENANT..........................................................   28

ARTICLE TWENTY-TWO - REAL ESTATE BROKERS...........................................................   28

ARTICLE TWENTY-THREE - MORTGAGEE PROTECTION........................................................   28
         23.01    SUBORDINATION AND ATTORNMENT.....................................................   28
         23.02    MORTGAGEE PROTECTION.............................................................   29

ARTICLE TWENTY-FOUR - NOTICES......................................................................   29

ARTICLE TWENTY-FIVE - EXERCISE FACILITY............................................................   30

ARTICLE TWENTY-SIX - MISCELLANEOUS.................................................................   30
         26.01    LATE CHARGES.....................................................................   30
         26.02    NO JURY TRIAL; VENUE; JURISDICTION...............................................   30
         26.03    DEFAULT UNDER OTHER LEASE........................................................   31
         26.04    OPTION...........................................................................   31
         26.05    TENANT AUTHORITY.................................................................   31
         26.06    ENTIRE AGREEMENT.................................................................   31
         26.07    MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE...................................   31
         26.08    EXCULPATION......................................................................   31
         26.09    ACCORD AND SATISFACTION..........................................................   31
         26.10    LANDLORD'S OBLIGATIONS ON SALE OF BUILDING.......................................   31
         26.11    BINDING EFFECT...................................................................   31
         26.12    CAPTIONS.........................................................................   31
         26.13    TIME; APPLICABLE LAW; CONSTRUCTION...............................................   32
         26.14    ABANDONMENT......................................................................   32
         26.15    LANDLORD'S RIGHT TO PERFORM TENANT'S DUTIES......................................   32
         26.16    SECURITY SYSTEM..................................................................   32
         26.17    NO LIGHT, AIR OR VIEW EASEMENTS..................................................   32
         26.18    RECORDATION......................................................................   32
         26.19    SURVIVAL.........................................................................   32
         26.20    RIDERS...........................................................................   33
</TABLE>

                                       ii
<PAGE>

                                      LEASE

                                   ARTICLE ONE
                             BASIC LEASE PROVISIONS

1.01     BASIC LEASE PROVISIONS

In the event of any conflict between these Basic Lease Provisions and any other
Lease provision, such other Lease provision shall control.

(1) BUILDING AND ADDRESS:

         220 Saginaw Drive
         Redwood City, California  94063

         Building Number 27, located in Phase II ("Tenant's Phase") of Seaport
         Centre

(2) LANDLORD AND ADDRESS:

         Metropolitan Life Insurance Company,
         a New York corporation

         Notices to Landlord shall be addressed:

                  Metropolitan Life Insurance Company
                  c/o Seaport Centre Manager
                  701 Chesapeake Drive
                  Redwood City, CA 94063

                  with copies to the following:

                           Metropolitan Life Insurance Company
                           400 South El Camino Real, Suite 800
                           San Mateo, CA  94402
                           Attention:  Assistant Vice President

(3)      TENANT; CURRENT ADDRESS & TAX ID:

         (a)      Name: Argonaut Technologies, Inc.
         (b)      State of incorporation: Delaware
         (c)      Tax Identification Number: 94-3216714
         Tenant shall notify Landlord of any change in the foregoing.

         Notices to Tenant shall be addressed:

                  Before the Delivery Date

                  Argonaut Technologies, Inc.
                  1101 Chess Drive
                  Foster City, CA 94404
                  Attention:  Chief Financial Officer

                  After the Delivery Date

                  Argonaut Technologies, Inc.
                  220 Saginaw Drive
                  Redwood City, CA 94063
                  Attention:  Chief Financial Officer

(4)      DATE OF LEASE:  as of March ____, 2004

(5)      LEASE TERM:  seven (7) years commencing on the Commencement Date

(6)      PROJECTED COMMENCEMENT DATE: August 1, 2004

(7)      EXPIRATION DATE: The day before the seventh (7th) anniversary of the
Commencement Date

                                       1
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(8)      MONTHLY BASE RENT (initial monthly installment due upon Tenant's
execution):

<TABLE>
<CAPTION>
Period from/to starting
on Commencement Date          Monthly                       Rentable Area
-----------------------       -------                       -------------
<S>                         <C>                             <C>
Months 01 - 12              $25,712.40                         24,488
Months 13 - 24              $26,483.77                         24,488
Months 25 - 36              $27,278.29                         24,488
Months 37 - 48              $28,096.63                         24,488
Months 49 - 60              $28,939.53                         24,488
Months 61 - 72              $29,807.72                         24,488
Months 73 - 84              $30,701.95                         24,488
</TABLE>

(9)      RENT ADJUSTMENT DEPOSIT (initial monthly rate, until further notice):
$14,937.68 (initial monthly installment due on the Projected Commencement Date)

(10)     RENTABLE AREA OF THE PREMISES:     24,488 square feet

(11)     RENTABLE AREA OF THE BUILDING      32,400 square feet

(12)     RENTABLE AREA OF THE PHASE:        235,620 square feet

(13)     RENTABLE AREA OF THE PROJECT:      537,444 square feet

(14)     SECURITY DEPOSIT: The cash and/or Letter of Credit in the amount of One
         Hundred Fifty-Three Thousand Five Hundred Ten and no/100 Dollars
         ($153,510.00) (and any proceeds of the Letter of Credit drawn and held
         by Landlord) as provided in Article Five, due upon Tenant's execution

(15)     SUITE NUMBER &/OR ADDRESS OF PREMISES: the address of the Building

(16)     TENANT'S SHARE:

                  Tenant's Building Share:  75.58%
                  Tenant's Phase Share:     10.39%
                  Tenant's Project Share:    4.56%

(17)     TENANT'S USE OF PREMISES: General office use, research and development,
         laboratory (including wet lab and engineering lab), manufacturing and
         storage use.

(18)     PARKING SPACES:                    3.3/1,000

(19)     BROKERS:

         Landlord's Broker:         Cornish & Carey Commercial

         Tenant's Broker:           CB Richard Ellis

1.02     ENUMERATION OF EXHIBITS & RIDER(S)

The Exhibits and Rider(s) set forth below and attached to this Lease are
incorporated in this Lease by this reference:

EXHIBIT A  Plan of Premises
EXHIBIT B  Workletter Agreement
EXHIBIT C  Site Plan of Project
EXHIBIT D  Permitted Hazardous Material

RIDER 1     Commencement Date Agreement
RIDER 2     Additional Provisions

1.03     DEFINITIONS

For purposes hereof, the following terms shall have the following meanings:

ADJUSTMENT YEAR: The applicable calendar year or any portion thereof after the
Commencement Date of this Lease for which a Rent Adjustment computation is being
made.

AFFILIATE: Any Person (as defined below) which is controlled by, controls, or is
under common control with Tenant. The word Person means an individual,
corporation, limited liability company, partnership, trust, firm or other
entity. For purposes of this definition, the word "control," shall mean, with
respect to a Person that is a corporation or a limited liability company, the
right to exercise, directly or indirectly, more than fifty percent (50%) of the
voting rights attributable to the shares or membership interests of the
controlled Person and, with respect to a Person that is not a corporation, the
possession, directly or indirectly, of the power at all times to direct or cause
the direction of the management of the controlled Person.

                                       2
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BUILDING: Each building in which the Premises is located, as specified in
Section 1.01(1).

BUILDING OPERATING EXPENSES: Those Operating Expenses described in Section 4.01.

COMMENCEMENT DATE: The date specified in Section 1.01(6) as the Projected
Commencement Date, unless changed by operation of Article Two or Rider 2.

COMMON AREAS: All areas of the Project made available by Landlord from time to
time for the general common use or benefit of the tenants of the Building or
Project, and their employees and invitees, or the public, as such areas
currently exist and as they may be changed from time to time.

DECORATION: Tenant Alterations which do not affect the facade or roof of the
Building, or involve any of the structural elements of the Building, or involve
any of the Building's systems, including its electrical, mechanical, plumbing,
security, heating, ventilating, air-conditioning, communication, and fire and
life safety systems, and which either (a) do not require a building permit or
(b) cost less than Ten Thousand Dollars ($10,000.00).

DEFAULT RATE: Two (2) percentage points above the rate then most recently
announced by Bank of America N.T.& S.A. at its San Francisco main office as its
corporate base lending rate, from time to time announced, but in no event higher
than the maximum rate permitted by Law.

DELIVERY DATE: The date for Landlord's delivery to Tenant of possession of the
Premises, if different from the Commencement Date, as provided in Rider 2.

ENVIRONMENTAL LAWS: All Laws governing the use, storage, disposal or generation
of any Hazardous Material or pertaining to environmental conditions on, under or
about the Premises or any part of the Project, including the Comprehensive
Environmental Response Compensation and Liability Act of 1980, as amended (42
U.S.C. Section 9601 et seq.), and the Resource Conservation and Recovery Act of
1976, as amended (42 U.S.C. Section 6901 et seq.).

EXPIRATION DATE: The date specified in Section 1.01(7) unless changed by
operation of Article Two or Rider 2.

FORCE MAJEURE: Any accident, casualty, act of God, war or civil commotion,
strike or labor troubles, or any cause whatsoever beyond the reasonable control
of Landlord or Tenant as the case may be, including water shortages, energy
shortages or governmental preemption in connection with an act of God, a
national emergency, or by reason of Law, or by reason of the conditions of
supply and demand which have been or are affected by act of God, war or other
emergency.

HAZARDOUS MATERIAL: Such substances, material and wastes which are or become
regulated under any Environmental Law; or which are classified as hazardous or
toxic or medical waste or biohazardous waste under any Environmental Law; and
explosives, firearms and ammunition, flammable material, radioactive material,
asbestos, polychlorinated biphenyls and petroleum and its byproducts.

INDEMNITEES: Collectively, Landlord, any Mortgagee or ground lessor of the
Property, the property manager and the leasing manager for the Property and
their respective directors, officers, agents and employees.

LAND: The parcel(s) of real estate on which the Building and Project are
located.

LANDLORD WORK: The construction or installation of improvements to be furnished
by Landlord, if any, specifically described in Rider 2 and the Workletter
attached hereto.

LAWS OR LAW: All laws, ordinances, rules, regulations, other requirements,
orders, rulings or decisions adopted or made by any governmental body, agency,
department or judicial authority having jurisdiction over the Property, the
Premises or Tenant's activities at the Premises and any covenants, conditions or
restrictions of record which affect the Property.

LEASE: This instrument and all exhibits and riders attached hereto, as may be
amended from time to time.

LEASE YEAR: The twelve month period beginning on the first day of the first
month following the Commencement Date (unless the Commencement Date is the first
day of a calendar month in which case beginning on the Commencement Date), and
each subsequent twelve month, or shorter, period until the Expiration Date.

MONTHLY BASE RENT:  The monthly rent specified in Section 1.01(8).

MORTGAGEE: Any holder of a mortgage, deed of trust or other security instrument
encumbering the Property.

NATIONAL HOLIDAYS: New Year's Day, Memorial Day, Independence Day, Labor Day,
Thanksgiving Day and Christmas Day and other holidays recognized by the Landlord
and the janitorial and other unions servicing the Building in accordance with
their contracts.

                                       3
<PAGE>

OPERATING EXPENSES: Without duplication, all Taxes, costs, expenses and
disbursements of every kind and nature which Landlord shall pay or become
obligated to pay in connection with the ownership, management, operation,
maintenance, replacement and repair of the Property (including the amortized
portion of any capital expenditure or improvement, together with interest
thereon, expenses of changing utility service providers, and any dues,
assessments and other expenses pursuant to any covenants, conditions and
restrictions, or any reciprocal easements, or any owner's association now or
hereafter affecting the Project). Operating Expenses shall be allocated among
the categories of Project Operating Expenses, Building Operating Expenses or
Phase Operating Expenses as provided in Article Four. If any Operating Expense,
though paid in one year, relates to more than one calendar year, such expense
shall be proportionately allocated among such related calendar years. Operating
Expenses shall include the following, by way of illustration only and not
limitation: (1) all Taxes; (2) all insurance premiums and other costs (including
deductibles), including the cost of rental insurance; (3) all license, permit
and inspection fees; (4) all costs of utilities, fuels and related services,
including water, sewer, light, telephone, power and steam connection, service
and related charges; (5) all costs to repair, maintain and operate heating,
ventilating and air conditioning systems, including preventive maintenance; (6)
all janitorial, landscaping and security services; (7) all wages, salaries,
payroll taxes, fringe benefits and other labor costs, including the cost of
workers' compensation and disability insurance; (8) all costs of operation,
maintenance and repair of all parking facilities and other common areas; (9) all
supplies, materials, equipment and tools; (10) dues, assessments and other
expenses pursuant to any covenants, conditions and restrictions, or any
reciprocal easements, or any owner's association now or hereafter affecting the
Project; (11) modifications to the Building or the Project occasioned by Laws
now or hereafter in effect, but only as amortized over the useful life of the
capital item; (12) the total charges of any independent contractors employed in
the care, operation, maintenance, repair, leasing and cleaning of the Project,
including landscaping, roof maintenance, and repair, maintenance and monitoring
of life-safety systems, plumbing systems, electrical wiring and Project signage;
(13) the cost of accounting services necessary to compute the rents and charges
payable by tenants at the Project; (14) exterior window and exterior wall
cleaning and painting; (15) managerial and administrative expenses; (16) all
costs in connection with the exercise facility at the Project; (17) all costs
and expenses related to Landlord's retention of consultants in connection with
the routine review, inspection, testing, monitoring, analysis and control of
Hazardous Material, and retention of consultants in connection with the clean-up
of Hazardous Material (to the extent not recoverable from a particular tenant of
the Project), and all costs and expenses related to the implementation of
recommendations made by such consultants concerning the use, generation,
storage, manufacture, production, storage, release, discharge, disposal or
clean-up of Hazardous Material on, under or about the Premises or the Project
(to the extent not recoverable from a particular tenant of the Project); (18)
all capital improvements made for the purpose of reducing or controlling other
Operating Expenses, and all other capital expenditures, but only as amortized
over the useful life of the capital improvement or capital expenditure item,
together with interest thereon at eight percent (8%) per annum; (19) all
property management costs and fees, including all costs in connection with the
Project property management office; and (20) all fees or other charges incurred
in conjunction with voluntary or involuntary membership in any energy
conservation, air quality, environmental, traffic management or similar
organizations. Operating Expenses shall not include: (a) costs of alterations of
space to be occupied by new or existing tenants of the Project; (b) depreciation
charges; (c) interest and principal payments on loans (except for loans for
capital expenditures or improvements which Landlord is allowed to include in
Operating Expenses as provided above); (d) ground rental payments; (e) real
estate brokerage and leasing commissions; (f) advertising and marketing
expenses; (g) costs of Landlord reimbursed by insurance proceeds; (h) expenses
incurred in negotiating leases of other tenants in the Project or enforcing
lease obligations of other tenants in the Project; (i) Landlord's or Landlord's
property manager's corporate general overhead or corporate general
administrative expenses, (j) costs occasioned by the act, omission or violation
of Law by Landlord, any other occupant of the Project, or their respective
agents, employees or contractors; (k) costs which would be properly capitalized
under generally accepted accounting principles except as set forth in items (11)
and (18) of this paragraph; (l) costs to correct any construction defect in the
Premises, the Building or the Project or to comply with any covenants,
conditions or restrictions or Law applicable to the Premises or the Project on
the Commencement Date; (m) costs incurred in connection with disputes with any
other occupant of the Project and costs arising from the violation by Landlord
or any occupant of the Project (other than Tenant) of the terms and conditions
of any lease or other agreement; (n) expense reserves; (o) insurance costs for
coverage not customarily paid by tenants of similar projects in the vicinity of
the Premises, increases in insurance Costs caused by the activities of another
occupant of the Project, insurance deductibles, and co-insurance payments; (p)
costs of earthquake insurance premiums to the extent they exceed three (3) times
the cost of insurance premiums for standard fire insurance; (q) wages, salaries
and compensation for any employee above the level of the Property manager not
stationed on the Project, or any fee, profit or compensation retained by
Landlord or its affiliates for management and administration of the Project in
excess of the management fee which would be charged by a professional management
services company for management of comparable projects in the vicinity; (r)
executives' salaries; (s) costs occasioned by condemnation; and (t) costs
(including those described in Item (17) of this paragraph) incurred in
connection with any Hazardous Materials to the extent such Hazardous Materials
were present on the Project prior to the Delivery Date.

PHASE: Phase means any individual Phase of the Project, as more particularly
described in the definition of Project.

PHASE OPERATING EXPENSES: Those Operating Expenses described in Section 4.01.

PREMISES: The space located in the Building at the Suite Number listed in
Section 1.01(15) and depicted on Exhibit A attached hereto.

                                       4
<PAGE>

PROJECT or PROPERTY: As of the date hereof, the Project is known as Seaport
Centre and consists of those buildings (including the Building) whose general
location is shown on the Site Plan of the Project attached as Exhibit C, located
in Redwood City, California, associated vehicular and parking areas, landscaping
and improvements, together with the Land, any associated interests in real
property, and the personal property, fixtures, machinery, equipment, systems and
apparatus located in or used in conjunction with any of the foregoing. The
Project may also be referred to as the Property. As of the date hereof, the
Project is divided into Phase I and Phase II, which are generally designated on
Exhibit C, each of which may individually be referred to as a Phase. Landlord
reserves the right from time to time to add or remove buildings, areas and
improvements to or from a Phase or the Project, or to add or remove a Phase to
or from the Project. In the event of any such addition or removal which affects
Rentable Area of the Project or a Phase, Landlord shall make a corresponding
recalculation and adjustment of any affected Rentable Area and Tenant's Share.

PROJECT OPERATING EXPENSES:  Those Operating Expenses described in Section 4.01.

REAL PROPERTY:  The Property excluding any personal property.

RENT: Collectively, Monthly Base Rent, Rent Adjustments and Rent Adjustment
Deposits, and all other charges, payments, late fees or other amounts required
to be paid by Tenant under this Lease.

RENT ADJUSTMENT: Any amounts owed by Tenant for payment of Operating Expenses.
The Rent Adjustments shall be determined and paid as provided in Article Four.

RENT ADJUSTMENT DEPOSIT: An amount equal to Landlord's estimate of the Rent
Adjustment attributable to each month of the applicable Adjustment Year. On or
before the Commencement Date and the beginning of each subsequent Adjustment
Year or with Landlord's Statement (defined in Article Four), Landlord may
estimate and notify Tenant in writing of its estimate of Operating Expenses,
including Project Operating Expenses, Building Operating Expenses and Phase
Operating Expenses, and Tenant's Share of each, for the applicable Adjustment
Year. The Rent Adjustment Deposit applicable for the calendar year in which the
Commencement Date occurs shall be the amount, if any, specified in Section
1.01(9). Nothing contained herein shall be construed to limit the right of
Landlord from time to time during any calendar year to revise its estimates of
Operating Expenses and to notify Tenant in writing thereof and of revision by
prospective adjustments in Tenant's Rent Adjustment Deposit payable over the
remainder of such year. The last estimate by Landlord shall remain in effect as
the applicable Rent Adjustment Deposit unless and until Landlord notifies Tenant
in writing of a change.

RENTABLE AREA OF THE BUILDING: The amount of square footage set forth in Section
1.01(11)

RENTABLE AREA OF THE PHASE: The amount of square footage set forth in Section
1.01(12)

RENTABLE AREA OF THE PREMISES: The amount of square footage set forth in Section
1.01(10).

RENTABLE AREA OF THE PROJECT: The amount of square footage set forth in Section
1.01(13), which represents the sum of the rentable area of all space intended
for occupancy in the Project.

SECURITY DEPOSIT: The cash or Letter of Credit specified in Section 1.01(14), if
any, paid or delivered by Tenant to Landlord as security for Tenant's
performance of its obligations under this Lease, and any proceeds of the Letter
of Credit drawn and held by Landlord, all as more particularly provided in
Article Five.

SUBSTANTIALLY COMPLETE: The completion of the Landlord Work or Tenant Work, as
the case may be, except for minor insubstantial details of construction,
decoration or mechanical adjustments which remain to be done.

TAXES: All federal, state and local governmental taxes, assessments (including
assessment bonds) and charges of every kind or nature, whether general, special,
ordinary or extraordinary, which Landlord shall pay or become obligated to pay
because of or in connection with the ownership, leasing, management, control or
operation of the Property or any of its components (including any personal
property used in connection therewith), which may also include any rental or
similar taxes levied in lieu of or in addition to general real and/or personal
property taxes. For purposes hereof, Taxes for any year shall be Taxes which are
assessed for any period of such year, whether or not such Taxes are billed and
payable in a subsequent calendar year. There shall be included in Taxes for any
year the amount of all fees, costs and expenses (including reasonable attorneys'
fees) paid by Landlord during such year in seeking or obtaining any refund or
reduction of Taxes. Taxes for any year shall be reduced by the net amount of any
tax refund received by Landlord attributable to such year. If a special
assessment payable in installments is levied against any part of the Property,
Taxes for any year shall include only the installment of such assessment and any
interest payable or paid during such year. Taxes shall not include any federal
or state inheritance, general income, gift or estate taxes, except that if a
change occurs in the method of taxation resulting in whole or in part in the
substitution of any such taxes, or any other assessment, for any Taxes as above
defined, such substituted taxes or assessments shall be included in the Taxes.

TENANT ADDITIONS: Collectively, Landlord Work, Tenant Work and Tenant
Alterations.

TENANT ALTERATIONS: Any alterations, improvements, additions, installations or
construction in or to the Premises or any Real Property systems serving the
Premises done or caused to be done by Tenant after the

                                       5
<PAGE>

date hereof, whether prior to or after the Commencement Date (including Tenant
Work, but excluding Landlord Work).

TENANT DELAY: Any event or occurrence which delays the Substantial Completion of
the Landlord Work which is caused by or is described as follows:

         (i) special work, changes, alterations or additions requested or made
         by Tenant in the design or finish in any part of the Premises after
         approval of the plans and specifications (as described in Rider 2 or
         the Workletter);

         (ii) Tenant's delay in submitting plans, supplying information,
         approving plans, specifications or estimates, giving authorizations or
         otherwise;

         (iii) failure to approve and pay for such work as Landlord undertakes
         to complete at Tenant's expense;

         (iv) the performance or completion by Tenant or any person engaged by
         Tenant of any work in or about the Premises; or

         (v) failure to perform or comply with any obligation or condition
         binding upon Tenant pursuant to Rider 2 or the Workletter, including
         the failure to approve and pay for such Landlord Work or other items if
         and to the extent Rider 2 and the Workletter provide they are to be
         approved or paid by Tenant.

TENANT WORK: All work installed or furnished to the Premises by Tenant in
connection with Tenant's initial occupancy pursuant to Rider 2 and the
Workletter.

TENANT'S BUILDING SHARE: The share as specified in Section 1.01(16) and Section
4.01.

TENANT'S PHASE: The Phase in which the Premises is located, as indicated in
Section 1.01(1).

TENANT'S PHASE SHARE: The share as specified in Section 1.01(16) and Section
4.01.

TENANT'S PROJECT SHARE: The share as specified in Section 1.01(16) and Section
4.01.

TENANT'S SHARE: Shall mean collectively, Tenant's respective shares of the
respective categories of Operating Expenses, as provided in Section 1.01(16) and
Section 4.01.

TERM: The term of this Lease commencing on the Commencement Date and expiring on
the Expiration Date.

TERMINATION DATE: The Expiration Date or such earlier date as this Lease
terminates or Tenant's right to possession of the Premises terminates.

WORKLETTER: The Agreement regarding the manner of completion of Landlord Work,
if any, and Tenant Work set forth on Exhibit B attached hereto.

                                   ARTICLE TWO
      PREMISES, TERM, FAILURE TO GIVE POSSESSION, COMMON AREAS AND PARKING

2.01     LEASE OF PREMISES

Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the
Premises for the Term and upon the terms, covenants and conditions provided in
this Lease.

2.02     TERM (See Rider 2)

2.03     FAILURE TO GIVE POSSESSION (See Rider 2)

2.04     AREA OF PREMISES

Landlord and Tenant agree that for all purposes of this Lease the Rentable Area
of the Premises, the Rentable Area of the Building, the Rentable Area of the
Phase and the Rentable Area of the Project as set forth in Article One are
controlling, and are not subject to revision after the date of this Lease,
except as otherwise provided herein.

2.05     CONDITION OF PREMISES (See Rider 2)

2.06     COMMON AREAS & PARKING

         (a) Right to Use Common Areas. Tenant shall have the non-exclusive
right, in common with others, to the use of any common entrances, ramps, drives
and similar access and serviceways and other Common Areas in the Project. The
rights of Tenant hereunder in and to the Common Areas shall at all times be
subject to the rights of Landlord and other tenants and owners in the Project
who use the same in common with Tenant, and it shall be the duty of Tenant to
keep all the Common Areas free and clear of any

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obstructions created or permitted by Tenant or resulting from Tenant's
operations. Tenant shall not use the Common Areas or common facilities of the
Building or the Project, including the Building's electrical room, parking lot
or trash enclosures, for storage purposes. Nothing herein shall affect the right
of Landlord at any time to remove any persons not authorized to use the Common
Areas or common facilities from such areas or facilities or to prevent their use
by unauthorized persons.

         (b) Changes in Common Areas. Landlord reserves the right, at any time
and from time to time to (i) make alterations in or additions to the Common
Areas or common facilities of the Project, including constructing new buildings
or changing the location, size, shape or number of the driveways, entrances,
parking spaces, parking areas, loading and unloading areas, landscape areas and
walkways, (ii) designate property to be included in or eliminate property from
the Common Areas or common facilities of the Project, (iii) close temporarily
any of the Common Areas or common facilities of the Project for maintenance
purposes, and (4) use the Common Areas and common facilities of the Project
while engaged in making alterations in or additions and repairs to the Project;
provided, however, that reasonable access to the Premises and parking at or
adjacent to the Project remains available and the foregoing in Landlord's
reasonable judgment does not materially and adversely detract from the
appearance of the Project.

         (c) Parking. During the Term, Tenant shall have the right at no
additional cost to use the number of Parking Spaces specified in Section
1.01(18) for parking on an unassigned basis on that portion of the Project
adjacent to the Building designated by Landlord from time to time for parking.
Tenant acknowledges and agrees that the parking spaces in the Project's parking
facility may include a mixture of spaces for compact vehicles as well as
full-size passenger automobiles, and that Tenant shall not use parking spaces
for vehicles larger than the striped size of the parking spaces. Tenant shall
not park any vehicles at the Project overnight. Tenant shall comply with any and
all parking rules and regulations if and as from time to time established by
Landlord. Tenant shall not allow any vehicles using Tenant's parking privileges
to be parked, loaded or unloaded except in accordance with this Section,
including in the areas and in the manner designated by Landlord for such
activities. If any vehicle is using the parking or loading areas contrary to any
provision of this Section, Landlord shall have the right, in addition to all
other rights and remedies of Landlord under this Lease, to remove or tow away
the vehicle without prior notice to Tenant, and the cost thereof shall be paid
to Landlord within ten (10) days after notice from Landlord to Tenant.

                                  ARTICLE THREE
                                      RENT

Tenant agrees to pay to Landlord at the first office specified in Section
1.01(2), or to such other persons, or at such other places designated by
Landlord, without any prior demand therefor in immediately available funds and
without any deduction or offset whatsoever, Rent, including Monthly Base Rent
and Rent Adjustments in accordance with Article Four, during the Term. Monthly
Base Rent shall be paid monthly in advance on the first day of each month of the
Term. Monthly Base Rent shall be prorated for partial months within the Term.
Unpaid Rent shall bear interest at the Default Rate from the date due until
paid. Tenant's covenant to pay Rent shall be independent of every other covenant
in this Lease.

                                  ARTICLE FOUR
                OPERATING EXPENSES, RENT ADJUSTMENTS AND PAYMENTS

4.01     TENANT'S SHARE OF OPERATING EXPENSES

Tenant shall pay Tenant's Share of Operating Expenses in the respective shares
of the respective categories of Operating Expenses as set forth below.

                  (a) Tenant's Project Share of Project Operating Expenses,
         which is the percentage obtained by dividing the rentable square
         footage of the Premises for the building(s) in which the Premises is
         located by the rentable square footage of the Project and as of the
         date hereof equals the percentage set forth in Section 1.01(16);

                  (b) Tenant's Building Share of Building Operating Expenses,
         which is the percentage obtained by dividing the rentable square
         footage of the Premises respectively for each building in which the
         Premises is located by the total rentable square footage of such
         building and as of the date hereof equals the percentage set forth in
         Section 1.01(16);

                  (c) Tenant's Phase Share of Phase Operating Expenses, which is
         the percentage obtained by dividing the aggregate rentable square
         footage of the Premises located in Tenant's Phase by the total rentable
         square footage of Tenant's Phase and as of the date hereof equals the
         percentage set forth in Section 1.01(16);

                  (d) Project Operating Expenses shall mean all Operating
         Expenses that are not included as Phase Operating Expenses (defined
         below) and that are not either Building Operating Expenses or operating
         expenses directly and separately identifiable to the operation,
         maintenance or repair of any other building located in the Project, but
         Project Operating Expenses includes operating expenses allocable to any
         areas of the Building or any other building during such time as such
         areas are made available by Landlord for the general common use or
         benefit of all tenants of the Project, and their employees and
         invitees, or the public, as such areas currently exist and as they may
         be changed from time to time;

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<PAGE>

                  (e) Building Operating Expenses shall mean Operating Expenses
         that are directly and separately identifiable to each building in which
         the Premises or part thereof is located;

                  (f) Phase Operating Expenses shall mean Operating Expenses
         that Landlord may allocate to a Phase as directly and separately
         identifiable to all buildings located in the Phase (including but not
         limited to the Building) and may include Project Operating Expenses
         that are separately identifiable to a Phase;

                  (g) Landlord shall have the right to reasonably allocate a
         particular item or portion of Operating Expenses as any one of Project
         Operating Expenses, Building Operating Expenses or Phase Operating
         Expenses; however, in no event shall any portion of Building Operating
         Expenses, Project Operating Expenses or Phase Operating Expenses be
         assessed or counted against Tenant more than once; and.

                  (h) Notwithstanding anything to the contrary contained in this
         Section 4.01, as to each specific category of Operating Expense which
         one or more tenants of the Building either pays directly to third
         parties or specifically reimburses to Landlord (for example, separately
         contracted janitorial services or property taxes directly reimbursed to
         Landlord), then, on a category by category basis, the amount of
         Operating Expenses for the affected period shall be adjusted as
         follows: (1) all such tenant payments with respect to such category of
         expense and all of Landlord's costs reimbursed thereby shall be
         excluded from Operating Expenses and Tenant's Building Share, Tenant's
         Phase Share or Tenant's Project Share, as the case may be, for such
         category of Operating Expense shall be adjusted by excluding the square
         footage of all such tenants, and (2) if Tenant pays or directly
         reimburses Landlord for such category of Operating Expense, such
         category of Operating Expense shall be excluded from the determination
         of Operating Expenses for the purposes of this Lease.

4.02     RENT ADJUSTMENTS

Tenant shall pay to Landlord Rent Adjustments with respect to each Adjustment
Year as follows:

                  (a) The Rent Adjustment Deposit representing Tenant's Share of
         Landlord's estimate of Operating Expenses, as described in Section
         4.01, for the applicable Adjustment Year (or portion thereof) monthly
         during the Term with the payment of Monthly Base Rent, except the first
         installment which shall be paid by Tenant to Landlord concurrently with
         the Commencement Date; and

                  (b) Any Rent Adjustments due in excess of the Rent Adjustment
         Deposits in accordance with Section 4.03.

4.03     STATEMENT OF LANDLORD

Within one hundred twenty (120) days after the end of each calendar year or as
soon thereafter as reasonably possible, Landlord will furnish Tenant a statement
("Landlord's Statement") showing the following:

                  (a) Operating Expenses for the last Adjustment Year showing in
         reasonable detail the actual Operating Expenses categorized among
         Project Operating Expenses, Building Operating Expenses and Phase
         Operating Expenses for such period and Tenant's Share of each as
         described in Section 4.01 above;

                  (b) The amount of Rent Adjustments due Landlord for the last
         Adjustment Year, less credit for Rent Adjustment Deposits paid, if any;
         and

                  (c) Any change in the Rent Adjustment Deposit due monthly in
         the current Adjustment Year, including the amount or revised amount due
         for months preceding any such change pursuant to Landlord's Statement.

Tenant shall pay to Landlord within twenty (20) days after receipt of such
statement any amounts for Rent Adjustments then due in accordance with
Landlord's Statement. Any amounts due from Landlord to Tenant pursuant to this
Section shall be credited to the Rent Adjustment Deposit next coming due, or
refunded to Tenant within twenty (20) days if the Term has already expired
provided Tenant is not in default hereunder. No interest or penalties shall
accrue on any amounts which Landlord is obligated to credit or refund to Tenant
by reason of this Section 4.02, provided that the same are timely credited or
refunded in accordance herewith. Landlord's failure to deliver Landlord's
Statement or to compute the amount of the Rent Adjustments shall not constitute
a waiver by Landlord of its right to deliver such items nor constitute a waiver
or release of Tenant's obligations to pay such amounts. The Rent Adjustment
Deposit shall be credited against Rent Adjustments due for the applicable
Adjustment Year. During the last complete calendar year or during any partial
calendar year in which the Lease terminates, Landlord may include in the Rent
Adjustment Deposit its estimate of Rent Adjustments which may not be finally
determined until after the termination of this Lease. Tenant's obligation to pay
Rent Adjustments accruing prior to the expiration or termination of the Lease
survives such expiration or termination of the Lease. Notwithstanding the
foregoing, in no event shall the sum of Monthly Base Rent and the Rent
Adjustments be less than the Monthly Base Rent payable.

4.04     BOOKS AND RECORDS

Landlord shall maintain books and records showing Operating Expenses and Taxes
in accordance with sound accounting and management practices, consistently
applied. The Tenant or its representative (which

                                       8
<PAGE>

representative shall be a certified public accountant licensed to do business in
the state in which the Property is located and whose primary business is
certified public accounting) shall have the right, for a period of sixty (60)
days following the date upon which Landlord's Statement is delivered to Tenant,
to examine the Landlord's books and records with respect to the items in the
foregoing statement of Operating Expenses and Taxes during normal business
hours, upon written notice, delivered at least three (3) business days in
advance. If Tenant does not object in writing to Landlord's Statement within
sixty (60) days of Tenant's receipt thereof, specifying the nature of the item
in dispute and the reasons therefor, then Landlord's Statement shall be
considered final and accepted by Tenant. If Tenant elects to have Landlord's
books and records audited, Tenant agrees to diligently pursue and complete (or
abandon) any audit commenced by Tenant. Tenant shall provide Landlord a copy of
such audit, whether such audit shows an overstatement or understatement of
Operating Expenses. All fees and costs of the audit shall be at Tenant's
expense, unless such audit correctly reveals that the total Operating Expenses
for the entire period under audit were overstated by more than five percent
(5%), in which event Landlord shall pay for the reasonable, third-party,
non-contingency fee costs of such audit. To the extent Landlord must pay the
cost of such audit, such cost shall not exceed a reasonable hourly charge for a
reasonable amount of hours spend by such third-party in connection with the
audit, and in no event will exceed the amount of the overcharge. After correct
determination of the amount of Operating Expenses for the entire period under
audit, Landlord shall promptly refund to Tenant any amount so determined to be
an overcharge of Tenant's Share of Operating Expenses and Tenant shall pay any
amount so determined to be an underpayment of Tenant's Share of Operating
Expenses within (30) days after such determination and written demand therefor
by Landlord. Pending resolution of any disputes as to Operating Expenses, Tenant
shall pay to Landlord any Rent Adjustments alleged to be due from Tenant as
reflected on Landlord's Statement or any invoice issued on the basis thereof.

4.05     TENANT OR LEASE SPECIFIC TAXES

In addition to Monthly Base Rent, Rent Adjustments, Rent Adjustment Deposits and
other charges to be paid by Tenant, Tenant shall pay to Landlord, upon demand,
any and all taxes payable by Landlord (other than federal or state inheritance,
general income, gift or estate taxes) whether or not now customary or within the
contemplation of the parties hereto: (a) upon, allocable to, or measured by the
Rent payable hereunder, including any gross receipts tax or excise tax levied by
any governmental or taxing body with respect to the receipt of such rent; or (b)
upon or with respect to the possession, leasing, operation, management,
maintenance, alteration, repair, use or occupancy by Tenant of the Premises or
any portion thereof; or (c) upon the measured value of Tenant's personal
property or trade fixtures located in the Premises or in any storeroom or any
other place in the Premises or the Property, or the areas used in connection
with the operation of the Property, it being the intention of Landlord and
Tenant that, to the extent possible, Tenant shall cause such taxes on personal
property or trade fixtures to be billed to and paid directly by Tenant; (d)
resulting from Landlord Work, Tenant Work or Tenant Alterations to the Premises,
whether title thereto is in Landlord or Tenant; or (e) upon this transaction.
Taxes paid by Tenant pursuant to this Section 4.05 shall not be included in any
computation of Taxes as part of Operating Expenses.

                                  ARTICLE FIVE
                                SECURITY DEPOSIT

         (a) Tenant shall provide Landlord, concurrently with execution of this
Lease, the Security Deposit specified in Section 1.01(14) as security
("Security") for the full and faithful performance by Tenant of each and every
term, provision, covenant and condition of this Lease. As such Security Tenant
may at its election provide Landlord with immediately available funds in the
amount of the Security Deposit or Tenant may at its election provide Landlord
with the "Letter of Credit" (defined below) as such Security. If Tenant fails
timely to perform any of the terms, provisions, covenants and conditions of this
Lease or any other document executed by Tenant in connection with this Lease,
including, but not limited to, the payment of the Monthly Base Rent, Rent
Adjustment Deposits, Rent Adjustments or the repair of damage to the Premises
caused by Tenant (excluding normal wear and tear), then Landlord may use, apply,
or retain the whole or any part of the Security for the payment of any such
Monthly Base Rent, Rent Adjustment Deposits or Rent Adjustments not paid when
due, for the cost of repairing such damage, for the cost of cleaning the
Premises, for the payment of any other sum which Landlord may expend or may be
required to expend by reason of Tenant's failure to perform, and otherwise for
compensation of Landlord for any other loss or damage to Landlord occasioned by
Tenant's failure to perform, including, but not limited to, any loss of future
Rent and any damage or deficiency in the reletting of the Premises (whether such
loss, damages or deficiency accrue before or after summary proceedings or other
reentry by Landlord) and the amount of the unpaid past Rent, future Rent loss,
and all other losses, costs and damages, that Landlord would be entitled to
recover if Landlord were to pursue recovery under California Civil Code Section
1951.2 or 1951.4. If Landlord so uses, applies or retains all or part of the
Security, Tenant shall within five (5) business days after demand pay or deliver
to Landlord in immediately available funds the sum necessary to replace the
amount used, applied or retained, except as specified in (d) below. If Tenant
has fully and faithfully performed and observed all of Tenant's obligations
under the terms, provisions, covenants and conditions of this Lease, the
Security (except any amount retained for application by Landlord as provided
herein) shall be returned or paid over to Tenant no later than sixty (60) days
after the latest of: (i) the Termination Date; (ii) the removal of Tenant from
the Premises; (iii) the surrender of the Premises by Tenant to Landlord in
accordance with this Lease; or (iv) the date Rent Adjustments owed pursuant to
this Lease have been computed by Landlord and paid by Tenant, but no later than
sixty (60) days after the latest to occur of (i), (ii) or (iii). Provided,
however, in no event shall any such return be construed as an admission by
Landlord that Tenant has performed all of its obligations hereunder.

                                       9
<PAGE>

         (b) The Security, whether in the form of cash, Letter of Credit and/or
Letter of Credit Proceeds (defined below), shall not be deemed an advance rent
deposit or an advance payment of any kind, or a measure of Landlord's damages
with respect to Tenant's failure to perform, nor shall any action or inaction of
Landlord with respect to it or its use or application be a waiver of, or bar or
defense to, enforcement of any right or remedy of Landlord. Landlord shall not
be required to keep the Security separate from its general funds and shall not
have any fiduciary duties or other duties (except as set forth in this Section)
concerning the Security. Tenant shall not be entitled to any interest on the
Security. In the event of any sale, lease or transfer of Landlord's interest in
the Building, Landlord shall have the right to transfer the Security, or balance
thereof, to the vendee, transferee or lessee and any such transfer shall release
Landlord from all liability for the return of the Security. Tenant thereafter
shall look solely to such vendee, transferee or lessee for the return or payment
of the Security. Tenant shall not assign or encumber or attempt to assign or
encumber the Security or any interest in it and Landlord shall not be bound by
any such assignment, encumbrance, attempted assignment or attempted encumbrance,
and regardless of one or more assignments of this Lease, Landlord may return the
Security to the original Tenant without liability to any assignee. Tenant hereby
waives any and all rights of Tenant under the provisions of Section 1950.7 of
the California Civil Code, and any and all rights of Tenant under all other
provisions of law, now or hereafter enacted, regarding security deposits.

         (c) If Tenant fails timely to perform any obligation under this Article
Five, such breach shall constitute a Default by Tenant under this Lease without
any right to or requirement of any further notice or cure period under any other
Article of this Lease, except such notice and cure period expressly provided
under this Article Five.

         (d) As used herein, "Letter of Credit" shall mean an unconditional,
irrevocable sight draft letter of credit issued, presentable and payable at a
Northern California Bay Area office of a major national bank satisfactory to
Landlord in its sole discretion (the "Bank"), naming Landlord as beneficiary, in
an amount equal to One Hundred Fifty-Three Thousand Five Hundred Ten Dollars
($153,510.00). The Letter of Credit shall provide: (i) that Landlord may make
partial and multiple draws thereunder, up to the face amount thereof, and that
Landlord may draw upon the Letter of Credit up to the full amount thereof, as
determined by Landlord, and the Bank will pay to Landlord the amount of such
draw upon receipt by the Bank of a sight draft signed by Landlord without
requirement for any additional documents or statements by Landlord; and (ii)
that, in the event of assignment or other transfer of either Landlord's interest
in this Lease or of any interest in Landlord (including, without limitation,
consolidations, mergers, reorganizations or other entity changes), the Letter of
Credit shall be freely transferable by Landlord, without charge and without
recourse, to the assignee or transferee of such interest and the Bank shall
confirm the same to Landlord and such assignee or transferee. The Letter of
Credit shall be in the form attached as Exhibit E hereto. Landlord may (but
shall not be required to) draw upon the Letter of Credit and use the proceeds
therefrom (the "Letter of Credit Proceeds") or any portion thereof in any manner
Landlord is permitted to use the Security under this Article Five. In the event
Landlord draws upon the Letter of Credit and elects not to terminate the Lease,
but to use the Letter of Credit Proceeds, then within five (5) business days
after Landlord gives Tenant written notice specifying the amount of the Letter
of Credit Proceeds so utilized by Landlord, Tenant shall immediately deliver to
Landlord either immediately available funds or an amendment to the Letter of
Credit or a replacement Letter of Credit sufficient to cause the Security
hereunder to equal one hundred percent (100%) of the then-required amount of the
Security. Tenant's failure to deliver such amendment or replacement of the
Letter of Credit to Landlord within five (5) business days after Landlord's
notice shall constitute a Default by Tenant under this Lease. The Letter of
Credit shall have an initial term of no longer than one (1) year, shall be
"evergreen", and shall be extended, reissued or replaced by Tenant, in each case
at least thirty (30) days prior to its expiration in a manner that fully
complies with the requirements of this Article Five, so that in all events the
Letter of Credit required hereunder shall be in full force and effect
continuously until the date (the "L/C Expiration Date") for return of the
Security described in Subsection (a) above. No more often than once per year,
Landlord shall have the right to require Tenant to deliver to Landlord, on 15
days prior notice, a replacement Letter of Credit on the same terms and
conditions set forth in this Article Five, in the event that Landlord
determines, in its good faith judgment (based on a reasonable concern that the
issuing Bank will not be able to fulfill its obligations under the Letter of
Credit), that the issuing Bank is no longer satisfactory to remain as the issuer
of the Letter of Credit. Any advice from the issuer that it intends to withdraw
or not extend the Letter of Credit prior to any scheduled annual expiration or
the L/C Expiration Date shall entitle the Landlord to immediately draw upon the
Letter of Credit unless Tenant provides a replacement Letter of Credit or
immediately available funds in the amount of the then-required Security at least
thirty (30) days prior to the expiration or withdrawal of the Letter of Credit.

                                   ARTICLE SIX
                              UTILITIES & SERVICES

6.01     LANDLORD'S GENERAL SERVICES

Landlord shall provide maintenance and services as provided in Article Eight.

6.02     TENANT TO OBTAIN & PAY DIRECTLY

         (a) Tenant shall be responsible for and shall pay promptly all charges
for gas, electricity, sewer, heat, light, power, telephone, refuse pickup (to be
performed on a regularly scheduled basis so that accumulated refuse does not
exceed the capacity of Tenant's refuse bins), janitorial service and all other
utilities, materials and services furnished directly to or used by Tenant in, on
or about the Premises, together with all taxes thereon. Tenant shall contract
directly with the providing companies for such utilities and

                                       10
<PAGE>

services. Landlord shall make available for Tenant's use at all times any
heating, ventilation and air conditioning systems serving the Premises, if any,
on an as is, where is basis without any obligation of Landlord to repair or
maintain same except as otherwise set forth herein.

         (b) Notwithstanding any provision of the Lease to the contrary,
without, in each instance, the prior written consent of Landlord, as more
particularly provided in Article Nine, Tenant shall not: (i) make any
alterations or additions to the electric or gas equipment or systems or other
Building systems. Tenant's use of electric current shall at no time exceed the
capacity of the wiring, feeders and risers providing electric current to the
Premises or the Building. The consent of Landlord to the installation of
electric equipment shall not relieve Tenant from the obligation to limit usage
of electricity to no more than such capacity.

6.03     TELEPHONE SERVICES

All telegraph, telephone, and communication connections which Tenant may desire
outside the Premises shall be subject to Landlord's prior written approval, in
Landlord's reasonable discretion, and the location of all wires and the work in
connection therewith shall be performed by contractors approved by Landlord and
shall be subject to the direction of Landlord, except that such approval is not
required as to Tenant's cabling from the Premises in a route designated by
Landlord to any telephone cabinet or panel provided for Tenant's connection to
the telephone cable serving the Building, so long as Tenant's equipment does not
require connections different than or additional to those to the telephone
cabinet or panel provided. As to any such connections or work outside the
Premises requiring Landlord's approval, Landlord reserves the right to approve
in its sole discretion the entity or entities providing telephone or other
communication cable installation, removal, repair and maintenance outside the
Premises and to restrict and control access to telephone cabinets or panels. In
the event Landlord designates a particular vendor or vendors to provide such
cable installation, removal, repair and maintenance for the Building, Tenant
agrees to abide by and participate in such program. Tenant shall be responsible
for and shall pay all costs incurred in connection with the installation of
telephone cables and communication wiring in the Premises, including any
hook-up, access and maintenance fees related to the installation of such wires
and cables in the Premises and the commencement of service therein, and the
maintenance thereafter of such wire and cables; and there shall be included in
Operating Expenses for the Building all installation, removal, hook-up or
maintenance costs incurred by Landlord in connection with telephone cables and
communication wiring serving the Building which are not allocable to any
individual users of such service but are allocable to the Building generally. If
Tenant fails to maintain all telephone cables and communication wiring in the
Premises and such failure affects or interferes with the operation or
maintenance of any other telephone cables or communication wiring serving the
Building, Landlord or any vendor hired by Landlord may enter into and upon the
Premises forthwith and perform such repairs, restorations or alterations as
Landlord deems necessary in order to eliminate any such interference (and
Landlord may recover from Tenant all of Landlord's costs in connection
therewith). No later than the Termination Date, Tenant agrees to remove all
telephone cables and communication wiring installed by Tenant for and during
Tenant's occupancy, which Landlord shall request Tenant to remove. Tenant agrees
that neither Landlord nor any of its agents or employees shall be liable to
Tenant, or any of Tenant's employees, agents, customers or invitees or anyone
claiming through, by or under Tenant, for any damages, injuries, losses,
expenses, claims or causes of action because of any interruption, diminution,
delay or discontinuance at any time for any reason in the furnishing of any
telephone or other communication service to the Premises and the Building,
except to the extent of the gross negligence or willful misconduct of Landlord
or its agents or contractors.

6.04     FAILURE OR INTERRUPTION OF UTILITY OR SERVICE

To the extent that any equipment or machinery furnished or maintained by
Landlord outside the Premises is used in the delivery of utilities directly
obtained by Tenant pursuant to Section 6.02 and breaks down or ceases to
function properly, Landlord shall use reasonable diligence to repair same
promptly. In the event of any failure, stoppage or interruption of, or change
in, any utilities or services supplied by Landlord which are not directly
obtained by Tenant, Landlord shall use reasonable diligence to have service
promptly resumed. In either event covered by the preceding two sentences, if the
cause of any such failure, stoppage or interruption of, or change in, utilities
or services is within the control of a public utility, other public or
quasi-public entity, or utility provider outside Landlord's control,
notification to such utility or entity of such failure, stoppage or interruption
and request to remedy the same shall constitute "reasonable diligence" by
Landlord to have service promptly resumed. Notwithstanding any other provision
of this Section to the contrary, in the event of any failure, stoppage or
interruption of, or change in, any utility or other service furnished to the
Premises or the Project resulting from any cause other than the gross negligence
or willful misconduct of Landlord or its agents or contractors, including
changes in service provider or Landlord's compliance with any voluntary or
similar governmental or business guidelines now or hereafter published or any
requirements now or hereafter established by any governmental agency, board or
bureau having jurisdiction over the operation of the Property: (a) Landlord
shall not be liable for, and Tenant shall not be entitled to, any abatement or
reduction of Rent; (b) no such failure, stoppage, or interruption of any such
utility or service shall constitute an eviction of Tenant or relieve Tenant of
the obligation to perform any covenant or agreement of this Lease to be
performed by Tenant; (c) Landlord shall not be in breach of this Lease nor be
liable to Tenant for damages or otherwise. Notwithstanding anything to the
contrary in this Lease, if there is any interruption, failure, stoppage or
interference of or with the utilities, services, or access furnished to the
Premises under the Lease, or in the event Tenant is prevented from accessing or
safely occupying the Premises due to the presence of any Hazardous Materials on
or about the Building (except to the extent due to any Hazardous Material used,
stored, handled, released, emitted, discharged or disposed of by Tenant or any
Tenant Parties [defined in Section 7.02 below]) in violation of Environmental
Laws, that lasts for more than ten (10) consecutive days, then commencing with
the eleventh (11th) consecutive day Tenant shall be entitled to an

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equitable abatement of rent to the extent of any material interference with
Tenant's use of the Premises occasioned thereby.

6.05     CHOICE OF SERVICE PROVIDER

Tenant acknowledges that Landlord may, at Landlord's sole option, to the extent
permitted by applicable law, elect to change, from time to time, the company or
companies which provide services (including electrical service, gas service,
water, telephone and technical services) to the Property, the Premises and/or
its occupants. Notwithstanding anything to the contrary set forth in this Lease,
Tenant acknowledges that Landlord has not and does not make any representations
or warranties concerning the identity or identities of the company or companies
which provide services to the Property and the Premises or its occupants and
Tenant acknowledges that the choice of service providers and matters concerning
the engagement and termination thereof shall be solely that of Landlord. The
foregoing provision is not intended to modify, amend, change or otherwise
derogate any provision of this Lease concerning the nature or type of service to
be provided or any specific information concerning the amount thereof to be
provided. Tenant agrees to cooperate with Landlord and each of its service
providers in connection with any change in service or provider.

6.06     SIGNAGE

Except as set forth in Rider 2 hereto, Tenant shall not install any signage
within the Project, the Building or the Premises without obtaining the prior
written approval of Landlord, which approval shall not be unreasonably withheld,
and Tenant shall be responsible for procurement, installation, maintenance and
removal of any such signage installed by Tenant, and all costs in connection
therewith. Any such signage shall comply with Landlord's current Project signage
criteria and all Laws.

                                  ARTICLE SEVEN
                    POSSESSION, USE AND CONDITION OF PREMISES

7.01     POSSESSION AND USE OF PREMISES

         (a) Tenant shall occupy and use the Premises only for the uses
specified in Section 1.01(17) to conduct Tenant's business and for no other uses
without Landlord's prior written consent, which consent shall not be
unreasonably withheld. Tenant shall not occupy or use the Premises (or permit
the use or occupancy of the Premises) for any purpose or in any manner which:
(1) is unlawful or in violation of any Law or Environmental Law; (2) may be
dangerous to persons or property or which may increase the cost of, or
invalidate, any policy of insurance carried on the Building or covering its
operations; (3) is contrary to or prohibited by the terms and conditions of this
Lease or the rules and regulations as provided in Article Eighteen; (4) contrary
to or prohibited by the articles, bylaws or rules of any owner's association
affecting the Project; (5) is improper, immoral, or objectionable; (6) would
obstruct or interfere with the rights of other tenants or occupants of the
Building or the Project, or injure or annoy them, or would tend to create or
continue a nuisance; or (7) would constitute any waste in or upon the Premises
or Project. In the event that Tenant shall do or permit to be done in or about
the Premises anything which increases the cost of any policy of insurance
carried on the Building, then Tenant shall pay to Landlord such increases within
ten (10) days following Landlord's written demand therefor.

         (b) Landlord and Tenant acknowledge that the Americans With
Disabilities Act of 1990 (42 U.S.C. Section 12101 et seq.) and regulations and
guidelines promulgated thereunder, as all of the same may be amended and
supplemented from time to time (collectively referred to herein as the "ADA")
establish requirements for business operations, accessibility and barrier
removal, and that such requirements may or may not apply to the Premises, the
Building and the Project depending on, among other things: (1) whether Tenant's
business is deemed a "public accommodation" or "commercial facility", (2)
whether such requirements are "readily achievable", and (3) whether a given
alteration affects a "primary function area" or triggers "path of travel"
requirements. The parties hereby agree that: (a) Landlord shall be responsible
for ADA Title III compliance in the Common Areas, except as provided below, (b)
Tenant shall be responsible for ADA Title III compliance in the Premises,
including any leasehold improvements or other work to be performed in the
Premises under or in connection with this Lease, (c) Landlord may perform, or
require that Tenant perform, and Tenant shall be responsible for the cost of,
ADA Title III "path of travel" requirements triggered by Tenant Additions in the
Premises, and (d) Landlord may perform, or require Tenant to perform, and Tenant
shall be responsible for the cost of, ADA Title III compliance in the Common
Areas necessitated by the Building being deemed to be a "public accommodation"
instead of a "commercial facility" as a result of Tenant's use of the Premises.
Tenant shall be solely responsible for requirements under Title I of the ADA
relating to Tenant's employees.

         (c) Landlord and Tenant agree to cooperate and use commercially
reasonable efforts to participate in traffic management programs generally
applicable to businesses located in or about the area and Tenant shall encourage
and support van and car pooling by, and staggered and flexible working hours
for, its office workers and service employees to the extent reasonably permitted
by the requirements of Tenant's business. Neither this Section or any other
provision of this Lease is intended to or shall create any rights or benefits in
any other person, firm, company, governmental entity or the public.

         (d) Tenant agrees to cooperate with Landlord and to comply with any and
all guidelines or controls concerning energy management imposed upon Landlord by
federal or state governmental organizations or by any energy conservation
association to which Landlord is a party or which is applicable to the Building.

                                       12
<PAGE>

         (e) Tenant shall comply with and shall cause all Tenant Parties to
comply with all Laws pertaining to Tenant's particular occupancy and particular
use of the Premises. Notwithstanding anything to the contrary in the Lease,
except as specifically set forth in Section 7.01(b) of the Lease with respect to
the ADA, Tenant shall not be required to comply with or cause the Premises to
comply with any Laws requiring alterations or improvements which would properly
be capitalized under generally accepted accounting principles unless the
compliance with any of the foregoing is necessitated solely due to Tenant's
particular use of the Premises, except with respect to Tenant's express
obligations under the Work Letter.

7.02     HAZARDOUS MATERIAL

         (a)      Tenant shall not use, generate, manufacture, produce, store,
handle, release, discharge, or dispose of, on, under or about the Premises or
any part of the Project, or transport to or from the Premises or any part of the
Project, any Hazardous Material, or allow its employees, agents, contractors,
licensees or invitees ("Tenant Parties") to do so except to the extent expressly
provided below. Provided that the Premises are used only for the uses specified
in Section 1.01(15) above, Tenant shall be permitted to use and store in, and
transport to and from, the Premises Hazardous Material identified on Exhibit D
hereto and by this reference incorporated herein ("Permitted Hazardous
Material") so long as: (i) each item of the Permitted Hazardous Material is used
or stored in, or transported to and from, the Premises only to the extent
necessary for Tenant's operation of its business at the Premises; (ii) at no
time shall any Permitted Hazardous Material be in use or storage at the Premises
materially in excess of the quantity specified therefor in Exhibit D; (iii)
Tenant shall not install any underground tanks of any type; and (iv) the
conditions and provisions set forth in this Section 7.02 are complied with.
Tenant shall be entitled from time to time to update Exhibit D to include
additional Hazardous Material or to increase the quantities specified, subject
to Landlord's written approval of such updates, which Landlord may grant in its
sole discretion. Tenant shall pay all costs of Landlord, including reasonable
attorneys' and consultants' fees, incurred in connection with Landlord's review
of such updates to Exhibit D. Tenant shall comply with and shall cause all
Tenant Parties to comply with all Environmental Laws and other Laws pertaining
to Tenant's occupancy and use of the Premises and concerning the proper use,
generation, manufacture, production, storage, handling, release, discharge,
removal and disposal of any Hazardous Material introduced to the Premises, the
Building or the Property by Tenant or any of the Tenant Parties. Without
limiting the generality of the foregoing:

         (1) Tenant shall provide Landlord promptly with copies of: (x) all
         permits, licenses and other governmental and regulatory approvals with
         respect to the use, generation, manufacture, production, storage,
         handling, release, discharge, removal and disposal by Tenant or Any of
         the Tenant Parties of Hazardous Material at the Project; and (y) each
         hazardous material management plan or similar document ("Plan(s)") with
         respect to use, generation, manufacture, production, storage, handling,
         release, discharge, removal or disposal of Hazardous Material by Tenant
         or any of the Tenant Parties necessary to comply with Environmental
         Laws or other Laws prepared by or on behalf of Tenant or any of the
         Tenant Parties (whether or not required to be submitted to a
         governmental agency).

         (2) If Tenant is notified of any investigation or violation of any
         Environmental Laws or other Laws arising from any activity of Tenant or
         any of the Tenant Parties at the Property, or if Tenant knows, or has
         reasonable cause to believe, that a Hazardous Material has come to be
         located in, on, under or about the Premises or the Project, other than
         as previously consented to by Landlord, Tenant shall immediately give
         written notice of such fact to Landlord, and provide Landlord with a
         copy of all reports, notices, claims or other documentation which it
         has concerning the presence of such Hazardous Material. In such event
         or in the event Landlord reasonably believes that there exists a
         violation of this Lease or Environmental Law or other Laws by Tenant or
         any of the Tenant Parties, Landlord may conduct, at Landlord's expense,
         such tests and studies as Landlord deems desirable relating to
         compliance by Tenant or any of the Tenant Parties with this Lease,
         Environmental Laws, other Laws, or relating to the alleged presence of
         Hazardous Material introduced to the Premises, the Building or the
         Property by Tenant or any of the Tenant Parties. In the event that such
         tests and studies reasonably indicate that Tenant or Tenant Parties
         have violated any Environmental Laws in the Premises, or caused a
         release of Hazardous Materials, Tenant shall reimburse Landlord the
         cost of such tests and studies.

         (3) Neither Tenant nor any of the Tenant Parties shall cause or permit
         any Hazardous Material to be released, discharged or disposed of in,
         on, under, or about the Premises or the Project (including through the
         plumbing or sanitary sewer system) and shall promptly, at Tenant's
         expense, take all investigatory and/or remedial action reasonably
         recommended, whether or not formally ordered or required, for the
         cleanup of any contamination of, and for the maintenance, security
         and/or monitoring of the Premises, the Project or neighboring
         properties, that was caused or contributed to by Tenant, but only to
         the extent of such causation or contribution) or to the extent
         pertaining to or involving any Hazardous Material brought onto the
         Premises or the Project by Tenant or any of the Tenant Parties.

         (4) Tenant shall, no later than the Termination Date, surrender the
         Premises to Landlord free of Hazardous Materials used or released by
         Tenant or Tenant Parties and with all remedial and/or closure plans
         completed (and deliver evidence thereof to Landlord) to the extent
         required under Environmental Laws with respect to Tenant's or Tenant
         Parties' use of such Hazardous Materials.

         (b)      To the extent permitted by law, Tenant hereby indemnifies and
agrees to protect, defend

                                       13
<PAGE>

and hold the Indemnitees harmless against all actions, claims, demands,
liability, costs and expenses, including reasonable attorneys' fees and expenses
for the defense thereof, to the extent arising from the use, generation,
manufacture, production, storage, handling, release, threatened release,
discharge, disposal, transportation to or from, or presence of any Hazardous
Material on, under or about the Premises or any part of the Project caused by
Tenant or by any of the Tenant Parties, whether before, during or after the
Term. Provided that Tenant's use of Hazardous Materials is in compliance with
Environmental Laws and the terms of this Lease, Landlord shall not make a claim
or demand for, or be entitled to, indemnification for consequential damages.
Tenant's obligations under this Section 7.02 shall survive the expiration or
earlier termination of this Lease. In case of any action or proceeding brought
against the Indemnitees by reason of any such claim, upon notice from Landlord,
Tenant covenants to defend such action or proceeding by counsel acceptable to
Landlord, in Landlord's sole discretion. Landlord or Tenant may settle,
compromise or dispose of any and all actions, claims and demands related to the
foregoing indemnity, subject to the prior written approval of the other, which
approval shall not be unreasonably withheld.

         (c)      The right to use and store in, and transport to and from, the
Premises the Permitted Hazardous Material is personal to Argonaut and may not be
assigned or otherwise transferred by Argonaut without the prior written consent
of Landlord, which consent may be withheld in Landlord's sole discretion, except
(i) to a Permitted Transferee which is an assignee of the Lease and which has
satisfied the requirements of Sections 10.01 and 10.05 of this Lease; and (ii)
Argonaut may permit a Permitted Transferee which is a sublessee to use and store
in, and transport to and from, the Premises the Permitted Hazardous Material to
the same extent as Argonaut has such right under this Lease, subject to all the
provisions of this Lease. Any consent by Landlord pursuant to Article Ten to an
assignment, transfer, subletting, mortgage, pledge, hypothecation or encumbrance
of this Lease, and any interest therein or right or privilege appurtenant
thereto, shall not constitute consent by Landlord to the use or storage at, or
transportation to, the Premises of any Hazardous Material (including a Permitted
Hazardous Material) by any such assignee, sublessee or transferee unless
Landlord expressly agrees otherwise in writing. Any consent by Landlord to the
use or storage at, or transportation to or from the Premises, of any Hazardous
Material (including a Permitted Hazardous Material) by an assignee, sublessee or
transferee of Tenant shall not constitute a waiver of Landlord's right to refuse
such consent as to any subsequent assignee or transferee.

         (d)      Tenant acknowledges that the sewer piping at the Project is
made of ABS plastic. Accordingly, without Landlord's prior written consent,
which may be given or withheld in Landlord's sole discretion, only ordinary
domestic sewage is permitted to be put into the drains at the Premises. UNDER NO
CIRCUMSTANCES SHALL Tenant EVER DEPOSIT ANY ESTERS OR KETONES (USUALLY FOUND IN
SOLVENTS TO CLEAN UP PETROLEUM PRODUCTS) IN THE DRAINS AT THE PREMISES. If
Tenant desires to put any substances other than ordinary domestic sewage into
the drains, it shall first submit to Landlord a complete description of each
such substance, including its chemical composition, and a sample of such
substance suitable for laboratory testing. Landlord shall promptly determine
whether or not the substance can be deposited into the drains and its
determination shall be absolutely binding on Tenant. Upon demand, Tenant shall
reimburse Landlord for expenses incurred by Landlord in making such
determination. If any substances not so approved hereunder are deposited in the
drains in Tenant's Premises, Tenant shall be liable to Landlord for all damages
resulting therefrom, including but not limited to all costs and expenses
incurred by Landlord in repairing or replacing the piping so damaged.

7.03     LANDLORD ACCESS TO PREMISES; APPROVALS

         (a)      Tenant shall permit Landlord to erect, use and maintain pipes,
ducts, wiring and conduits in and through the Premises, so long as Tenant's use,
layout or design of the Premises is not materially affected or altered. Landlord
or Landlord's agents shall have the right to enter upon the Premises in the
event of an emergency, or to inspect the Premises, to perform janitorial and
other services (if any), to conduct safety and other testing in the Premises and
to make such repairs, alterations, improvements or additions to the Premises or
the Building or other parts of the Property as Landlord may deem necessary or
desirable (including all alterations, improvements and additions in connection
with a change in service provider or providers). Janitorial and cleaning
services (if any) shall be performed after normal business hours. Any entry or
work by Landlord may be during normal business hours and Landlord may use
reasonable efforts to ensure that any entry or work shall not materially
interfere with Tenant's occupancy of the Premises.

         (b)      If Tenant shall not be personally present to permit an entry
into the Premises when for any reason an entry therein shall be necessary or
permissible, Landlord (or Landlord's agents), after attempting to notify Tenant
(unless Landlord believes an emergency situation exists), may enter the Premises
without rendering Landlord or its agents liable therefor, and without relieving
Tenant of any obligations under this Lease.

         (c)      Landlord may enter the Premises for the purpose of conducting
such inspections, tests and studies as Landlord may deem desirable or necessary
to confirm Tenant's compliance with all Laws and Environmental Laws or for other
purposes necessary in Landlord's reasonable judgment to ensure the sound
condition of the Property and the systems serving the Property. Landlord's
rights under this Section 7.03 (c) are for Landlord's own protection only, and
Landlord has not, and shall not be deemed to have assumed, any responsibility to
Tenant or any other party as a result of the exercise or non-exercise of such
rights, for compliance with Laws or Environmental Laws or for the accuracy or
sufficiency of any item or the quality or suitability of any item for its
intended use.

         (d)      Landlord may do any of the foregoing, or undertake any of the
inspection or work described in the preceding paragraphs without such action
constituting an actual or constructive eviction of Tenant, in

                                       14
<PAGE>

whole or in part, or giving rise to an abatement of Rent by reason of loss or
interruption of business of the Tenant, or otherwise.

         (e)      The review, approval or consent of Landlord with respect to
any item required or permitted under this Lease is for Landlord's own protection
only, and Landlord has not, and shall not be deemed to have assumed, any
responsibility to Tenant or any other party, as a result of the exercise or
non-exercise of such rights, for compliance with Laws or Environmental Laws or
for the accuracy or sufficiency of any item or the quality or suitability of any
item for its intended use.

         (f)      Notwithstanding the foregoing, any entry by Landlord or
Landlord's agents hereunder shall be upon at least one (1) business day's prior
notice to Tenant (except in the event of an urgent or emergent situation, as
reasonably determined by Landlord) and shall be subject to Tenant's reasonable
security measures.

7.04     QUIET ENJOYMENT

Landlord covenants, in lieu of any implied covenant of quiet possession or quiet
enjoyment, that so long as Tenant is in compliance with the covenants and
conditions set forth in this Lease within applicable notice and cure periods,
Tenant shall have the right to quiet enjoyment of the Premises without hindrance
or interference from Landlord or those claiming through Landlord, and subject to
the covenants and conditions set forth in the Lease and to the rights of any
Mortgagee or ground lessor.

                                  ARTICLE EIGHT
                                   MAINTENANCE

8.01     LANDLORD'S MAINTENANCE

Subject to Article Fourteen and Section 8.02, Landlord shall maintain the
structural portions of the Building, the roof, exterior walls and exterior
doors, exterior windows, all electrical, water, sewer, and plumbing systems not
exclusively serving the Premises, sprinkler systems, life safety systems,
foundation, and underslab standard sewer system of the Building in good, clean
and safe condition, and shall through, among other things, Landlord's program of
regularly scheduled preventive maintenance, keep the Building's standard
heating, ventilation and air conditioning ("HVAC") equipment in reasonably good
order and condition. Notwithstanding the foregoing, Landlord shall have no
responsibility to repair the Building's standard heating, ventilation and air
conditioning equipment exclusively serving the Premises, and all such repairs
shall be performed by Tenant pursuant to the terms of Section 8.02. Landlord
shall also (a) maintain the landscaping, parking facilities and other Common
Areas of the Project, and (b) wash the outside of exterior windows at intervals
determined by Landlord. Except as provided in Article Fourteen and Article
Fifteen, there shall be no abatement of rent, no allowance to Tenant for
diminution of rental value and no liability of Landlord by reason of
inconvenience, annoyance or any injury to or interference with Tenant's business
arising from the making of or the failure to make any repairs, alterations or
improvements in or to any portion of the Project or in or to any fixtures,
appurtenances or equipment therein. Tenant waives the right to make repairs at
Landlord's expense under any law, statute or ordinance now or hereafter in
effect, except to the extent expressly provided in this Lease.

8.02     TENANT'S MAINTENANCE

Subject to the provisions of Article Fourteen, Tenant shall, at Tenant's sole
cost and expense, make all repairs to the Premises and fixtures therein which
Landlord is not required to make pursuant to Section 8.01, including repairs to
the interior walls, ceilings and windows of the Premises, the interior doors,
Tenant's signage, and the electrical, plumbing and heating, ventilation and air
conditioning systems exclusively serving the Premises and shall maintain the
Premises, the fixtures and utilities systems therein, and all garbage/refuse
enclosures used by Tenant located outside the Premises, in a good, clean and
safe condition. Tenant shall deliver to Landlord a copy of any maintenance
contract entered into by Tenant with respect to the Premises. Tenant shall also,
at Tenant's expense, keep any non-standard heating, ventilating and air
conditioning equipment and other non-standard equipment in the Building in good
condition and repair, using contractors approved in advance, in writing, by
Landlord. Notwithstanding Section 8.01 above, but subject to the waivers set
forth in Section 16.04, Tenant will pay for any repairs to the Building or the
Project which are caused by any negligence or carelessness, or by any willful
and wrongful act, of Tenant or its assignees, subtenants or employees, or of the
respective agents of any of the foregoing persons, or of any other persons
permitted in the Building or elsewhere in the Project by Tenant or any of them.
Tenant will maintain the Premises, and will leave the Premises upon termination
of this Lease, in a safe, clean, neat and sanitary condition. Notwithstanding
the foregoing, Landlord shall perform and construct, and Tenant shall have no
responsibility to perform or construct, any repair, maintenance or improvement
which is covered by warranty or for which Landlord has a right of reimbursement
from others. To the extent that capital expenditures must be made to properly
repair, maintain, or replace any portion of the Premises of which Tenant is
responsible hereunder, Landlord shall cause such work to be completed and such
capital expenditure shall be amortized over the useful life of the capital item,
and Tenant shall pay the amortized portions of the cost thereof.

                                       15
<PAGE>

                                  ARTICLE NINE
                          ALTERATIONS AND IMPROVEMENTS

9.01     TENANT ALTERATIONS

         (a)      The following provisions shall apply to the completion of any
Tenant Alterations:

                  (1)      Tenant shall not, except as provided herein, without
         the prior written consent of Landlord, which consent shall not be
         unreasonably withheld, make or cause to be made any Tenant Alterations
         in or to the Premises or any Property systems serving the Premises.
         Prior to making any Tenant Alterations, Tenant shall give Landlord five
         (5) days prior written notice (or such earlier notice as would be
         necessary pursuant to applicable Law) to permit Landlord sufficient
         time to post appropriate notices of non-responsibility. Subject to all
         other requirements of this Article Nine, Tenant may undertake
         Decoration work without Landlord's prior written consent. Tenant shall
         furnish Landlord with the names and addresses of all contractors and
         subcontractors and copies of all contracts. All Tenant Alterations
         shall be completed at such time and in such manner as Landlord may from
         time to time designate, and only by contractors or mechanics approved
         by Landlord, which approval shall not be unreasonably withheld,
         provided, however, that Landlord may, in its sole discretion, specify
         the engineers and contractors to perform all work relating to the
         Building's systems (including the mechanical, heating, plumbing,
         security, ventilating, air-conditioning, electrical, communication and
         the fire and life safety systems in the Building). The contractors,
         mechanics and engineers who may be used are further limited to those
         whose work will not cause or threaten to cause disharmony or
         interference with Landlord or other tenants in the Building and their
         respective agents and contractors performing work in or about the
         Building. Landlord may further condition its consent upon Tenant
         furnishing to Landlord and Landlord approving prior to the commencement
         of any work or delivery of materials to the Premises related to the
         Tenant Alterations such of the following as specified by Landlord:
         architectural plans and specifications, opinions from Landlord's
         engineers stating that the Tenant Alterations will not in any way
         adversely affect the Building's systems, necessary permits and
         licenses, certificates of insurance, and such other documents in such
         form reasonably requested by Landlord. Landlord may, in the exercise of
         reasonable judgment, request that Tenant provide Landlord with
         appropriate evidence of Tenant's ability to complete and pay for the
         completion of the Tenant Alterations such as a performance bond or
         letter of credit. Upon completion of the Tenant Alterations, Tenant
         shall deliver to Landlord an as-built mylar and digitized (if
         available) set of plans and specifications for the Tenant Alterations.

                  (2)      Tenant shall pay the cost of all Tenant Alterations
         and the cost of decorating the Premises and any work to the Property
         occasioned thereby. In connection with completion of any Tenant
         Alterations, Tenant shall pay Landlord `s actual and reasonable costs
         to review the plans and specifications for such Tenant Alterations and
         to monitor their performance (including a construction administration
         fee) and all elevator and hoisting charges at Landlord's then standard
         rate. Upon completion of Tenant Alterations, Tenant shall furnish
         Landlord with contractors' affidavits and full and final waivers of
         lien and receipted bills covering all labor and materials expended and
         used in connection therewith and such other documentation reasonably
         requested by Landlord or Mortgagee.

                  (3)      Tenant agrees to complete all Tenant Alterations (i)
         in accordance with all Laws, Environmental Laws, all requirements of
         applicable insurance companies and in accordance with Landlord's
         standard construction rules and regulations, and (ii) in a good and
         workmanlike manner with the use of good grades of materials. Tenant
         shall notify Landlord immediately if Tenant receives any notice of
         violation of any Law in connection with completion of any Tenant
         Alterations and shall immediately take such steps as are necessary to
         remedy such violation. In no event shall such supervision or right to
         supervise by Landlord nor shall any approvals given by Landlord under
         this Lease constitute any warranty by Landlord to Tenant of the
         adequacy of the design, workmanship or quality of such work or
         materials for Tenant's intended use or of compliance with the
         requirements of Section 9.01(a)(3)(i) and (ii) above or impose any
         liability upon Landlord in connection with the performance of such
         work.

         (b)      All Tenant Additions to the Premises whether installed by
Landlord or Tenant, shall without compensation or credit to Tenant, become part
of the Premises and the property of Landlord at the time of their installation
and shall remain in the Premises, unless pursuant to Article Twelve, Tenant may
remove them or is required to remove them at Landlord's request. Notwithstanding
anything in the contrary to the Lease or the Workletter, all Tenant Alterations,
trade fixtures and personal property installed in the Premises at Tenant's
expense (Tenant's Property") shall at all times remain Tenant's property and
Tenant shall be entitled to all depreciation, amortization and other tax
benefits with respect thereto. Except for Tenant Alterations which cannot be
removed from the Premises without structural injury to the Premises, at any time
Tenant may remove Tenant's Property from the Premises, provided that Tenant
repairs all damage caused by such removal.

9.02     LIENS

Tenant shall not permit any lien or claim for lien of any mechanic, laborer or
supplier or any other lien to be filed against the Building, the Land, the
Premises, or any other part of the Property arising out of work performed, or
alleged to have been performed by, or at the direction of, or on behalf of
Tenant. If any such lien or claim for lien is filed, Tenant shall within ten
(10) days of receiving notice of such lien or claim (a) have such lien or claim
for lien released of record or (b) deliver to Landlord a bond in form, content,
amount, and

                                       16
<PAGE>

issued by surety, satisfactory to Landlord, indemnifying, protecting, defending
and holding harmless the Indemnitees against all costs and liabilities resulting
from such lien or claim for lien and the foreclosure or attempted foreclosure
thereof. If Tenant fails to take any of the above actions, Landlord, in addition
to its rights and remedies under Article Eleven, without investigating the
validity of such lien or claim for lien, may pay or discharge the same and
Tenant shall, as payment of additional Rent hereunder, reimburse Landlord upon
demand for the amount so paid by Landlord, including Landlord's expenses and
attorneys' fees.

                                   ARTICLE TEN
                            ASSIGNMENT AND SUBLETTING

10.01    ASSIGNMENT AND SUBLETTING

         (a)      Without the prior written consent of Landlord, which may be
withheld in Landlord's sole discretion, Tenant may not sublease, assign,
mortgage, pledge, hypothecate or otherwise transfer or permit the transfer of
this Lease or the encumbering of Tenant's interest therein in whole or in part,
by operation of Law or otherwise or permit the use or occupancy of the Premises,
or any part thereof, by anyone other than Tenant, provided, however, if Landlord
chooses not to recapture the space proposed to be subleased or assigned as
provided in Section 10.02, Landlord shall not unreasonably withhold its consent
to a subletting or assignment under this Section 10.01. Tenant agrees that the
provisions governing sublease and assignment set forth in this Article Ten shall
be deemed to be reasonable. If Tenant desires to enter into any sublease of the
Premises or assignment of this Lease except to an Affiliate, Tenant shall
deliver written notice thereof to Landlord ("Tenant's Notice"), together with
the identity of the proposed subtenant or assignee and the proposed principal
terms thereof and financial and other information sufficient for Landlord to
make an informed judgment with respect to such proposed subtenant or assignee at
least thirty (30) days prior to the commencement date of the term of the
proposed sublease or assignment. If Tenant proposes to sublease less than all of
the Rentable Area of the Premises, the space proposed to be sublet and the space
retained by Tenant must each be a marketable unit as reasonably determined by
Landlord and otherwise in compliance with all Laws. Landlord shall notify Tenant
in writing of its approval or disapproval of the proposed sublease or assignment
or its decision to exercise its rights under Section 10.02 within thirty (30)
days after receipt of Tenant's Notice (and all required information). In no
event may Tenant sublease any portion of the Premises or assign the Lease to any
other tenant of the Project without Landlord's prior written consent, which
Landlord may grant or withhold in its sole discretion. Tenant shall submit for
Landlord's approval (which approval shall not be unreasonably withheld) any
advertising which Tenant or its agents intend to use with respect to the space
proposed to be sublet.

         (b)      With respect to Landlord's consent to an assignment or
sublease, Landlord may take into consideration any factors which Landlord may
reasonably deem relevant, and the reasons for which Landlord's denial shall be
deemed to be reasonable shall include, without limitation, the following:

         (i)      the business reputation or creditworthiness of any proposed
         subtenant or assignee is not reasonably acceptable to Landlord; or

         (ii)     in Landlord's reasonable judgment the proposed assignee or
         subtenant would diminish the value or reputation of the Building or
         Landlord; or

         (iii)    any proposed assignee's or subtenant's use of the Premises
         would violate Section 7.01 of the Lease;

         (iv)     the proposed assignee or subtenant is either a governmental
         agency, a school or similar operation, or a medical care practice; or

         (v)      the proposed subtenant or assignee is a bona fide prospective
         tenant of Landlord in the Project as demonstrated by a written proposal
         dated within ninety (90) days prior to the date of Tenant's request; or

         (vi)     the proposed subtenant or assignee would materially increase
         the estimated pedestrian and vehicular traffic to and from the Premises
         and the Building.

In no event shall Landlord be obligated to consider a consent to any proposed
assignment of the Lease which would assign less than the entire Premises. In the
event Landlord wrongfully withholds its consent to any proposed sublease of the
Premises or assignment of the Lease, Tenant's sole and exclusive remedy therefor
shall be to seek specific performance of Landlord's obligations to consent to
such sublease or assignment.

         (c)      Any sublease or assignment shall be expressly subject to the
terms and conditions of this Lease. Any subtenant or assignee shall execute such
documents as Landlord may reasonably require to evidence the terms of Landlord's
consent to the sublease or assignment, including agreement to the effect set
forth in Section 10.01(e) and Section 10.05 below. Tenant shall deliver to
Landlord a copy of all agreements executed by Tenant and the proposed subtenant
and assignee with respect to the Premises. Landlord's approval of a sublease,
assignment, hypothecation, transfer or third party use or occupancy shall not
constitute a waiver of Tenant's obligation to obtain Landlord's consent to
further assignments or subleases, hypothecations, transfers or third party use
or occupancy.

         (d)      For purposes of this Article Ten, an assignment shall be
deemed to include a change in the majority control of Tenant, resulting from any
transfer, sale or assignment of shares of stock or membership

                                       17
<PAGE>

interests of Tenant occurring by operation of Law or otherwise, and includes any
merger, acquisition, consolidation or reorganization, except as otherwise
provided in this Subsection below. Notwithstanding any provision of this Section
to the contrary, an assignment for purposes of this Article does not include any
transfer of control of the stock or membership interests of Tenant through (i)
any public offering of shares of stock in Tenant in accordance with applicable
State and Federal law, rules, regulations and orders if thereafter the stock
shall be listed and publicly traded through the New York Stock Exchange or the
NASDAQ national market and its price listed at least daily in the Wall Street
Journal; or (ii) public sale of such stock effected through such Exchange or the
NASDAQ national market. If Tenant is a partnership, any change in the partners
of Tenant shall be deemed to be an assignment.

         (e)      (e) For purposes of this Lease, a "Permitted Transferee" shall
mean any Person which: (i) is an Affiliate; or (ii) is the corporation or other
entity (the "Successor") resulting from a merger, consolidation or
non-bankruptcy reorganization with Tenant; or (iii) is otherwise a deemed
assignee due to a change of control under section 10.01(d) above; or (iv)
purchases substantially all the assets of Tenant as a going concern (the
"Purchaser"). Notwithstanding anything to the contrary in Sections 10.01(a) and
(b), 10.02 and 10.03, Tenant shall have the right, without the prior written
consent of Landlord, to assign this Lease to a Permitted Transferee or to
sublease the Premises or any part thereof to a Permitted Transferee provided
that: (1) Landlord receives thirty (30) days prior written notice of an
assignment or sublease; (2) with respect to an assignment of the Lease or a
sublease of more than half the Premises to an entity described in subparts (ii)
or (iv) of this Section 10.01(e), the Permitted Transferee's net worth is not
less than Tenant's net worth immediately prior to such assignment or subletting;
(3) with respect to an assignment of the Lease or a sublease of more than half
the Premises to an entity described in subparts (i) or (iii) of this Section
10.01(e), Tenant (as the assignor or sublandord) continues in existence with a
net worth not less than Tenant's net worth immediately prior to such assignment
or subletting; (4) the Permitted Transferee expressly assumes (except in the
event of a sublease) in writing satisfactory to Landlord all of the obligations
of Tenant under this Lease and delivers such assumption to Landlord no later
than fifteen (15) days prior to the effective date of the assignment; (5)
Landlord receives no later than five (5) days after the effective date a fully
executed copy of the applicable assignment or sublease agreement between Tenant
and the Permitted Transferee; and (6) promptly after Landlord's written request,
Tenant and the Permitted Transferee provide such reasonable documents or
information which Landlord reasonably requests for the purpose of substantiating
whether or not the assignment or sublease is to a Permitted Transferee.

         (f)      With respect to any sublease to a Permitted Transferee
pursuant to Subsection (e) above, Tenant hereby irrevocably assigns to Landlord,
effective upon any such sublease, all rent and other payments due from subtenant
under the sublease, provided however, that Tenant shall have a license to
collect such rent and other payments until the occurrence of a default by Tenant
under any of the provisions of the Lease, and notice to Tenant of such default
shall not be a prerequisite to Landlord's right to collect subrent. At any time
at Landlord's option, Landlord shall have the right to give notice to the
subtenant of such assignment. Landlord shall credit Tenant with any rent
received by Landlord under such assignment but the acceptance of any payment on
account of rent from the subtenant as the result of any such default shall in no
manner whatsoever serve to release Tenant from any liability under the terms,
covenants, conditions, provisions or agreement under the Lease. No such payment
of rent or any other payment by the subtenant directly to Landlord and/or
acceptance of such payment(s) by Landlord, regardless of the circumstances or
reasons therefor, shall in any manner whatsoever be deemed an attornment by the
subtenant to Landlord in the absence of a specific written agreement signed by
Landlord to such an effect. For purposes of this Subsection, any use or
occupancy by a Permitted Transferee (unless it is an assignee) without a formal
sublease shall for the purposes of this Subsection be deemed to be a sublease at
the same rental rate as provided in the Lease.

10.02    RECAPTURE

Except with respect to an assignment or sublease to a Permitted Transferee in
accordance with the provisions of Section 10.01(e), Landlord shall have the
option to exclude from the Premises covered by this Lease ("recapture"), the
space proposed to be sublet or subject to the assignment, effective as of the
proposed commencement date of such sublease or assignment. If Landlord elects to
recapture, Tenant shall surrender possession of the space proposed to be
subleased or subject to the assignment to Landlord on the effective date of
recapture of such space from the Premises, such date being the Termination Date
for such space. Effective as of the date of recapture of any portion of the
Premises pursuant to this section, the Monthly Base Rent, Rentable Area of the
Premises and Tenant's Share shall be adjusted accordingly.

10.03    EXCESS RENT

Except with respect to an assignment or sublease to a Permitted Transferee in
accordance with the provisions of Section 10.01(e), Tenant shall pay Landlord on
the first day of each month during the term of the sublease or assignment, fifty
percent (50%) of the amount by which the sum of all rent and other consideration
(direct or indirect) on account of the leasehold interest due from the subtenant
or assignee for such month exceeds: (i) that portion of the Monthly Base Rent
and Rent Adjustments due under this Lease for said month which is allocable to
the space sublet or assigned; and (ii) the following costs and expenses for the
subletting or assignment of such space: (1) brokerage commissions and attorneys'
fees and expenses, (2) the actual costs paid in making any improvements or
substitutions in the Premises required by any sublease or assignment; and (3)
"free rent" periods, costs of any inducements or concessions given to subtenant
or assignee, moving costs, and other amounts in respect of such subtenant's or
assignee's other leases or occupancy arrangements. All such costs and expenses
shall be amortized over the term of the sublease or assignment pursuant to sound
accounting principles.

                                       18
<PAGE>

10.04    TENANT LIABILITY

In the event of any sublease or assignment, whether or not with Landlord's
consent, Tenant shall not be released or discharged from any liability, whether
past, present or future, under this Lease, including any liability arising from
the exercise of any renewal or expansion option, to the extent such exercise is
expressly permitted by Landlord. Tenant's liability shall remain primary, and in
the event of default by any subtenant, assignee or successor of Tenant in
performance or observance of any of the covenants or conditions of this Lease,
Landlord may proceed directly against Tenant without the necessity of exhausting
remedies against said subtenant, assignee or successor. After any assignment,
Landlord may consent to subsequent assignments or subletting of this Lease, or
amendments or modifications of this Lease with assignees of Tenant, without
notifying Tenant, or any successor of Tenant, and without obtaining its or their
consent thereto, and such action shall not relieve Tenant or any successor of
Tenant of liability under this Lease. If Landlord grants consent to such
sublease or assignment, Tenant shall pay all reasonable attorneys' fees and
expenses incurred by Landlord with respect to such assignment or sublease, not
to exceed the amount of Five Thousand Dollars ($5,000.00) for each request for
consent. In addition, if Tenant has any options to extend the term of this Lease
or to add other space to the Premises, such options shall not be available to
any subtenant or assignee, directly or indirectly without Landlord's express
written consent, which may be withheld in Landlord's sole discretion.

10.05    ASSUMPTION AND ATTORNMENT

If Tenant shall assign this Lease as permitted herein, the assignee shall
expressly assume all of the obligations of Tenant hereunder in a written
instrument satisfactory to Landlord and furnish it to Landlord not later than
fifteen (15) days prior to the effective date of the assignment. If Tenant shall
sublease the Premises as permitted herein, Tenant shall, at Landlord's option,
within fifteen (15) days following any request by Landlord, obtain and furnish
to Landlord a written agreement satisfactory to Landlord to the effect that (a)
the subtenant will attorn to Landlord and will pay all subrent directly to
Landlord in the event of any termination of this Lease for any reason, including
rejection or deemed rejection in any bankruptcy proceeding, and (b) that in the
event of any default by Tenant under this Lease, subtenant will pay all subrent
directly to Landlord.

                                 ARTICLE ELEVEN
                              DEFAULT AND REMEDIES

11.01    EVENTS OF DEFAULT

The occurrence or existence of any one or more of the following shall constitute
a material default and breach (a "Default") by Tenant under this Lease:

                  (i) Tenant fails to pay any installment or other payment of
         Rent including Rent Adjustment Deposits or Rent Adjustments (x) within
         three (3) days after Landlord's written notice to Tenant with respect
         to the first two such failures to pay during the Term and (y) within
         three (3) days after the date when due for every other failure to pay;

                  (ii) Tenant fails to observe or perform any of the other
         covenants, conditions or provisions of this Lease or the Workletter
         and, unless the failure to perform is a Default for which this Lease
         expressly specifies there is no cure or grace period, fails to cure
         such default within thirty (30) days after written notice thereof to
         Tenant, provided that, if Tenant has exercised reasonable diligence to
         cure such failure and such failure cannot reasonably be cured within
         such thirty (30) day period despite reasonable diligence, Tenant shall
         not be in default under this subsection so long as Tenant diligently
         and continuously prosecutes the cure to completion;

                  (iii) the interest of Tenant in this Lease is levied upon
         under execution or other legal process and is not released or
         discharged within thirty (30) days;

                  (iv) a petition is filed by or against Tenant to declare
         Tenant bankrupt or seeking a plan of reorganization or arrangement
         under any Chapter of the Bankruptcy Act, or any amendment, replacement
         or substitution therefor, or to delay payment of, reduce or modify
         Tenant's debts, which in the case of an involuntary action is not
         discharged within thirty (30) days;

                  (v) Tenant is declared insolvent by Law or any general
         assignment of Tenant's property is made for the benefit of creditors;

                  (vi) a receiver is appointed for Tenant or Tenant's property,
         which appointment is not discharged within thirty (30) days;

                  (vii) any action taken by or against Tenant to reorganize or
         modify Tenant's capital structure in a materially adverse way which in
         the case of an involuntary action is not discharged within thirty (30)
         days;

                  (viii) upon the dissolution of Tenant; or

                  (ix) upon the second occurrence within any Lease Year that
         Tenant fails to pay Rent when due or has breached a particular covenant
         of this Lease provided as to each of such first two failures Tenant
         received notice and failed to cure such failure within applicable cure
         periods.

                                       19
<PAGE>

11.02    LANDLORD'S REMEDIES

         (a)      A Default shall constitute a breach of the Lease for which
Landlord shall have the rights and remedies set forth in this Section 11.02 and
all other rights and remedies set forth in this Lease or now or hereafter
allowed by Law, whether legal or equitable, and all rights and remedies of
Landlord shall be cumulative and none shall exclude any other right or remedy.

         (b)      With respect to a Default which is continuing, at any time
Landlord may terminate Tenant's right to possession by written notice to Tenant
stating such election. Upon the termination of Tenant's right to possession
pursuant to this Section 11.02, Tenant's right to possession shall terminate and
this Lease shall terminate, and Tenant shall remain liable as hereinafter
provided. Upon such termination, Landlord shall have the right, subject to
applicable Law, to re-enter the Premises and dispossess Tenant and the legal
representatives of Tenant and all other occupants of the Premises by unlawful
detainer or other summary proceedings, or otherwise as permitted by Law, regain
possession of the Premises and remove their property (including their trade
fixtures, personal property and those Tenant Additions which Tenant is required
or permitted to remove under Article Twelve), but Landlord shall not be
obligated to effect such removal, and such property may, at Landlord's option,
be stored elsewhere, sold or otherwise dealt with as permitted by Law, at the
risk of, expense of and for the account of Tenant, and the proceeds of any sale
shall be applied pursuant to Law. Landlord shall in no event be responsible for
the value, preservation or safekeeping of any such property. Tenant hereby
waives all claims for damages that may be caused by Landlord's removing or
storing Tenant's personal property pursuant to this Section or Section 12.01,
and Tenant hereby indemnifies, and agrees to defend, protect and hold harmless,
the Indemnitees from any and all loss, claims, demands, actions, expenses,
liability and cost (including attorneys' fees and expenses) arising out of or in
any way related to such removal or storage. Upon such written termination of
Tenant's right to possession and this Lease, Landlord shall have the right to
recover damages for Tenant's Default as provided herein or by Law, including the
following damages provided by California Civil Code Section 1951.2:

                  (1) the worth at the time of award of the unpaid Rent which
         had been earned at the time of termination;

                  (2) the worth at the time of award of the amount by which the
         unpaid Rent which would have been earned after termination until the
         time of award exceeds the amount of such Rent loss that Tenant proves
         could reasonably have been avoided;

                  (3) the worth at the time of award of the amount by which the
         unpaid Rent for the balance of the term of this Lease after the time of
         award exceeds the amount of such Rent loss that Tenant proves could be
         reasonably avoided; and

                  (4) any other amount necessary to compensate Landlord for all
         the detriment proximately caused by Tenant's failure to perform its
         obligations under this Lease or which in the ordinary course of things
         would be likely to result therefrom. The word "rent" as used in this
         Section 11.02 shall have the same meaning as the defined term Rent in
         this Lease. The "worth at the time of award" of the amount referred to
         in clauses (1) and (2) above is computed by allowing interest at the
         Default Rate. The worth at the time of award of the amount referred to
         in clause (3) above is computed by discounting such amount at the
         discount rate of the Federal Reserve Bank of San Francisco at the time
         of award plus one percent (1%). For the purpose of determining unpaid
         Rent under clause (3) above, the monthly Rent reserved in this Lease
         shall be deemed to be the sum of the Monthly Base Rent, and monthly
         Storage Space Rent, if any, and the amounts last payable by Tenant as
         Rent Adjustments for the calendar year in which Landlord terminated
         this Lease as provided hereinabove.

         (c)      Even if Tenant is in Default and/or has abandoned the
Premises, this Lease shall continue in effect for so long as Landlord does not
terminate Tenant's right to possession by written notice as provided in Section
11.02(b) above, and Landlord may enforce all its rights and remedies under this
Lease, including the right to recover Rent as it becomes due under this Lease.
In such event, Landlord shall have all of the rights and remedies of a landlord
under California Civil Code Section 1951.4 (lessor may continue Lease in effect
after Tenant's Default and abandonment and recover Rent as it becomes due, if
Tenant has the right to sublet or assign, subject only to reasonable
limitations), or any successor statute. During such time as Tenant is in
Default, if Landlord has not terminated this Lease by written notice and if
Tenant requests Landlord's consent to an assignment of this Lease or a sublease
of the Premises, subject to Landlord's option to recapture pursuant to Section
10.02, Landlord shall not unreasonably withhold its consent to such assignment
or sublease. Tenant acknowledges and agrees that the provisions of Article Ten
shall be deemed to constitute reasonable limitations of Tenant's right to assign
or sublet. Tenant acknowledges and agrees that in the absence of written notice
pursuant to Section 11.02(b) above terminating Tenant's right to possession, no
other act of Landlord shall constitute a termination of Tenant's right to
possession or an acceptance of Tenant's surrender of the Premises, including
acts of maintenance or preservation or efforts to relet the Premises or the
appointment of a receiver upon initiative of Landlord to protect Landlord's
interest under this Lease or the withholding of consent to a subletting or
assignment, or terminating a subletting or assignment, if in accordance with
other provisions of this Lease.

         (d)      In the event that Landlord seeks an injunction with respect to
a breach or threatened breach by Tenant of any of the covenants, conditions or
provisions of this Lease, Tenant agrees to pay the premium for any bond required
in connection with such injunction.

                                       20
<PAGE>

         (e)      Tenant hereby waives any and all rights to relief from
forfeiture, redemption or reinstatement granted by Law (including California
Civil Code of Procedure Sections 1174 and 1179) in the event of Tenant being
evicted or dispossessed for any cause or in the event of Landlord obtaining
possession of the Premises by reason of Tenant's Default or otherwise;

         (f)      When this Lease requires giving or service of a notice of
Default or of a failure of Tenant to observe or perform any covenant, condition
or provision of this Lease which will constitute a Default unless Tenant so
observes or performs within any applicable cure period, and so long as the
notice given or served provides Tenant the longer of any applicable cure period
required by this Lease or by statute, then the giving of any equivalent or
similar statutory notice, including any equivalent or similar notices required
by California Code of Civil Procedure Section 1161 or any similar or successor
statute, shall replace and suffice as any notice required under this Lease. When
a statute requires service of a notice in a particular manner, service of that
notice (or a similar notice required by this Lease) in the manner required by
Article Twenty-four shall replace and satisfy the statutory service - of -
notice procedures, except that any notice of unlawful detainer required by
California Code of Civil Procedure Section 1161 or any similar or successor
statute shall be served as required by Code of Civil Procedure Section 1162 or
any similar or successor statute, and for purposes of Code of Civil Procedure
Section 1162 or any similar or successor statute, Tenant's "place of residence"
and "usual place of business" shall mean the address specified by Tenant for
notice pursuant to Section 1.01(3) of this Lease, as changed by Tenant pursuant
to Article Twenty-four of this Lease.

         (g)      The voluntary or other surrender or termination of this Lease,
or a mutual termination or cancellation thereof, shall not work a merger and
shall terminate all or any existing assignments, subleases, subtenancies or
occupancies permitted by Tenant, except if and as otherwise specified in writing
by Landlord.

         (h)      No delay or omission in the exercise of any right or remedy of
Landlord upon any default by Tenant, and no exercise by Landlord of its rights
pursuant to Section 26.15 to perform any duty which Tenant fails timely to
perform, shall impair any right or remedy or be construed as a waiver. No
provision of this Lease shall be deemed waived by either party unless such
waiver is in a writing signed by the waiving party. The waiver by either party
of any breach of any provision of this Lease shall not be deemed a waiver of any
subsequent breach of the same or any other provision of this Lease.

11.03    ATTORNEY'S FEES

In the event any party brings any suit or other proceeding with respect to the
subject matter or enforcement of this Lease, the prevailing party (as determined
by the court, agency or other authority before which such suit or proceeding is
commenced) shall, in addition to such other relief as may be awarded, be
entitled to recover attorneys' fees, expenses and costs of investigation as
actually incurred, including court costs, expert witness fees, costs and
expenses of investigation, and all attorneys' fees, costs and expenses in any
such suit or proceeding (including in any action or participation in or in
connection with any case or proceeding under the Bankruptcy Code, 11 United
States Code Sections 101 et seq., or any successor statutes, in establishing or
enforcing the right to indemnification, in appellate proceedings, or in
connection with the enforcement or collection of any judgment obtained in any
such suit or proceeding).

11.04    BANKRUPTCY

The following provisions shall apply in the event of the bankruptcy or
insolvency of Tenant:

         (a)      In connection with any proceeding under Chapter 7 of the
Bankruptcy Code where the trustee of Tenant elects to assume this Lease for the
purposes of assigning it, such election or assignment, may only be made upon
compliance with the provisions of (b) and (c) below, which conditions Landlord
and Tenant acknowledge to be commercially reasonable. In the event the trustee
elects to reject this Lease then Landlord shall immediately be entitled to
possession of the Premises without further obligation to Tenant or the trustee.

         (b)      Any election to assume this Lease under Chapter 11 or 13 of
the Bankruptcy Code by Tenant as debtor-in-possession or by Tenant's trustee
(the "Electing Party") must provide for:

         The Electing Party to cure or provide to Landlord adequate assurance
         that it will cure all monetary defaults under this Lease within fifteen
         (15) days from the date of assumption and it will cure all nonmonetary
         defaults under this Lease within thirty (30) days from the date of
         assumption. Landlord and Tenant acknowledge such condition to be
         commercially reasonable.

         (c)      If the Electing Party has assumed this Lease or elects to
assign Tenant's interest under this Lease to any other person, such interest may
be assigned only if the intended assignee has provided adequate assurance of
future performance (as herein defined), of all of the obligations imposed on
Tenant under this Lease.

         For the purposes hereof, "adequate assurance of future performance"
         means that Landlord has ascertained that each of the following
         conditions has been satisfied:

                  (i) The assignee has submitted a current financial statement,
         certified by its chief financial officer, which shows a net worth and
         working capital in amounts sufficient to assure the future performance
         by the assignee of Tenant's obligations under this Lease; and

                                       21
<PAGE>

                  (ii) Landlord has obtained consents or waivers from any third
         parties which may be required under a lease, mortgage, financing
         arrangement, or other agreement by which Landlord is bound, to enable
         Landlord to permit such assignment.

         (d)      Landlord's acceptance of rent or any other payment from any
trustee, receiver, assignee, person, or other entity will not be deemed to have
waived, or waive, the requirement of Landlord's consent, Landlord's right to
terminate this Lease for any transfer of Tenant's interest under this Lease
without such consent, or Landlord's claim for any amount of Rent due from
Tenant.

11.05    LANDLORD'S DEFAULT

Landlord shall be in default hereunder in the event Landlord has not begun and
pursued with reasonable diligence the cure of any failure of Landlord to meet
its obligations hereunder within thirty (30) days after the receipt by Landlord
of written notice from Tenant of the alleged failure to perform. In no event
shall Tenant have the right to terminate or rescind this Lease as a result of
Landlord's default as to any covenant or agreement contained in this Lease.
Tenant hereby waives such remedies of termination and rescission and hereby
agrees that Tenant's remedies for default hereunder and for breach of any
promise or inducement shall be limited to a suit for damages and/or injunction.
In addition, Tenant hereby covenants that, prior to the exercise of any such
remedies, it will give Mortgagee notice and a reasonable time to cure any
default by Landlord.

                                 ARTICLE TWELVE
                              SURRENDER OF PREMISES

12.01    IN GENERAL

Upon the Termination Date, Tenant shall surrender and vacate the Premises
immediately and deliver possession thereof to Landlord in a clean, good and
tenantable condition, ordinary wear and tear, and damage caused by Landlord and
damage from casualty and the presence of Hazardous Materials not released by
Tenant or Tenant Parties excepted. Tenant shall deliver to Landlord all keys to
the Premises. Tenant shall remove from the Premises all movable personal
property of Tenant and Tenant's trade fixtures, including, subject to Section
6.04, cabling for any of the foregoing. Tenant shall be entitled to remove such
Tenant Additions which at the time of their installation Landlord and Tenant
agreed may be removed by Tenant. Tenant shall also remove such other Tenant
Additions as required by Landlord, including any Tenant Additions containing
Hazardous Material. Tenant immediately shall repair all damage resulting from
removal of any of Tenant's property, furnishings or Tenant Additions, shall
close all floor, ceiling and roof openings and shall restore the Premises to a
tenantable condition as reasonably determined by Landlord. If any of the Tenant
Additions which were installed by Tenant involved the lowering of ceilings,
raising of floors or the installation of specialized wall or floor coverings or
lights, then Tenant shall also be obligated to return such surfaces to their
condition prior to the commencement of this Lease. Tenant shall also be required
to close any staircases or other openings between floors created by Tenant, if
any. Notwithstanding any of the foregoing to the contrary: (i) Landlord will not
require Tenant to remove such Tenant Work as is described in the Preliminary
Plans (as defined in the Workletter), or is consistent with or a logical,
detailed expression of the Preliminary Plans; or (ii) if so requested by Tenant
in writing (and prominently in all capital and bold lettering which also states
that such request is pursuant to Section 12.01 of the Lease) at the time Tenant
requests approval of any other Tenant Work or subsequent Tenant Alterations,
Landlord shall advise Tenant at the time of Landlord's approval of such Tenant
Work or Tenant Alterations as to whether Landlord will require that such Tenant
Work or Tenant Alteration(s) be removed by Tenant from the Premises; provided
however, regardless of the foregoing, in any event, Landlord may require removal
of any Tenant Additions containing Hazardous Material and all Tenant's trade
fixtures, and, subject to Section 6.04, cabling installed for Tenant's personal
property or trade fixtures. In the event possession of the Premises is not
delivered to Landlord when required hereunder, or if Tenant shall fail to remove
those items described above, Landlord may (but shall not be obligated to), at
Tenant's expense, remove any of such property and store, sell or otherwise deal
with such property as provided in Section 11.02(b), including the waiver and
indemnity obligations provided in that Section, and undertake, at Tenant's
expense, such restoration work as Landlord deems necessary or advisable.

12.02    LANDLORD'S RIGHTS

All property which may be removed from the Premises by Landlord shall be
conclusively presumed to have been abandoned by Tenant and Landlord may deal
with such property as provided in Section 11.02(b), including the waiver and
indemnity obligations provided in that Section. Tenant shall also reimburse
Landlord for all costs and expenses incurred by Landlord in removing any Tenant
Additions required to be removed under Section 12.01 above and in restoring the
Premises to the condition required by this Lease at the Termination Date.

                                ARTICLE THIRTEEN
                                  HOLDING OVER

Tenant shall pay Landlord the greater of (i) one hundred fifty percent (150%) of
the monthly Rent payable for the month immediately preceding the holding over
(including increases for Rent Adjustments which Landlord may reasonably
estimate) or, (ii) double the fair market rental value of the Premises as
reasonably determined by Landlord for each month that Tenant retains possession
of the Premises after the Termination Date (prorated on a per diem basis for any
partial month that Tenant retains possession). Tenant shall also pay all damages
sustained by Landlord by reason of such retention of possession. The provisions
of this

                                       22
<PAGE>

Article shall not constitute a waiver by Landlord of any re-entry rights of
Landlord and Tenant's continued occupancy of the Premises shall be as a tenancy
in sufferance.

                                ARTICLE FOURTEEN
                        DAMAGE BY FIRE OR OTHER CASUALTY

14.01    SUBSTANTIAL UNTENANTABILITY

         (a)      If any fire or other casualty (whether insured or uninsured)
renders all or a substantial portion of the Premises or the Building
untenantable, Landlord shall, with reasonable promptness after the occurrence of
such damage, estimate the length of time that will be required to substantially
complete the repair and restoration and shall by notice advise Tenant of such
estimate ("Landlord's Notice"). If Landlord estimates that the amount of time
required to substantially complete such repair and restoration will exceed one
hundred eighty (180) days from the date such damage occurred, then Landlord, or
Tenant if all or a substantial portion of the Premises is rendered untenantable,
shall have the right to terminate this Lease as of the date of such damage upon
giving written notice to the other at any time within twenty (20) days after
delivery of Landlord's Notice, provided that if Landlord so chooses, Landlord's
Notice may also constitute such notice of termination.

         (b)      In the event that the Building is damaged or destroyed to the
extent of more than twenty-five percent (25%) of its replacement cost or to any
extent if no insurance proceeds or insufficient insurance proceeds are
receivable by Landlord, and regardless of whether or not the Premises be
damaged, Landlord may elect by written notice to Tenant given within thirty (30)
days after the occurrence of the casualty to terminate this Lease in lieu of so
restoring the Premises, in which event this Lease shall terminate as of the date
specified in Landlord's notice, which date shall be no later than sixty (60)
days following the date of Landlord's notice.

         (c)      Unless this Lease is terminated as provided in the preceding
Subsections 14.01 (a) and (b), Landlord shall proceed with reasonable promptness
to repair and restore the Premises, including Tenant Work paid for out of the
Allowance (as defined in the Workletter) but excluding all other Tenant
Additions, to its condition as existed prior to such casualty, subject to
reasonable delays for insurance adjustments and Force Majeure delays, and also
subject to zoning Laws and building codes then in effect. Landlord shall have no
liability to Tenant, and Tenant shall not be entitled to terminate this Lease if
such repairs and restoration are not in fact completed within the time period
estimated by Landlord so long as Landlord shall proceed with reasonable
diligence to complete such repairs and restoration.

         (d)      Tenant acknowledges that Landlord shall be entitled to the
full proceeds of any property insurance coverage, whether carried by Landlord or
Tenant, for damages to the Premises, except for those proceeds of Tenant's
insurance of its own personal property and equipment which would be removable by
Tenant at the Termination Date. All such insurance proceeds shall be payable to
Landlord whether or not the Premises are to be repaired and restored, provided,
however, if this Lease is not terminated and the parties proceed to repair and
restore Tenant Additions at Tenant's cost, to the extent Landlord received
proceeds of Tenant's insurance covering Tenant Additions, such proceeds shall be
applied to reimburse Tenant for its cost of repairing and restoring Tenant
Additions.

         (e)      Notwithstanding anything in this Article Fourteen to the
contrary: (i) Landlord shall have no duty pursuant to this Section to repair or
restore any portion of any Tenant Additions (other than Tenant Work paid for out
of the Allowance) or to expend for any repair or restoration of the Premises or
Building amounts in excess of insurance proceeds paid to Landlord and available
for repair or restoration, except as provided in Subsection (g) below; and (ii)
Tenant shall not have the right to terminate this Lease pursuant to this Section
if any damage or destruction was caused by the gross negligence or the willful
and wrongful act of Tenant, its agent or employees. Whether or not the Lease is
terminated pursuant to this Article Fourteen, in no event shall Tenant be
entitled to any compensation or damages for loss of the use of the whole or any
part of the Premises or for any inconvenience or annoyance occasioned by any
such damage, destruction, rebuilding or restoration of the Premises or the
Building or access thereto.

         (f)      Any repair or restoration of the Premises performed by Tenant
shall be in accordance with the provisions of Article Nine hereof.

         (g)      In determining the amount or sufficiency of insurance proceeds
paid to Landlord wherever in this Article Fourteen it affects Landlord's right
to terminate the Lease or Landlord's obligation to rebuild, in the event that
Landlord failed to purchase and maintain the property insurance which it is
required to carry under this Lease, with respect to the cause and type of
casualty damage in question Landlord shall be deemed to have received insurance
proceeds in the amount it would have received if Landlord had not breached its
obligation to maintain such insurance. In the event of casualty damage which is
not required to be covered by Landlord's insurance under the Lease, Landlord
shall not have the right to terminate the Lease if (i) the cost to repair and
restore the damage does not exceed three percent (3%) of the replacement cost
(without depreciation) of the Building (above foundations and excluding Tenant
Additions or comparable improvements in space occupied by other occupants of the
Building, but including Tenant Work paid for out of the Allowance) (hereafter
"Replacement Cost"); or (ii) Tenant agrees to pay the cost of repair and
restoration in excess of three percent (3%) of Replacement Cost and deposits
such amount with Landlord within ten (10) days after written notice from
Landlord.

                                       23
<PAGE>

14.02    INSUBSTANTIAL UNTENANTABILITY

Unless this Lease is terminated as provided in the preceding Subsections 14.01
(a) and (b), then Landlord shall proceed to repair and restore the Building or
the Premises, including Tenant Work paid for out of the Allowance, but excluding
other Tenant Additions, with reasonable promptness, unless such damage is to the
Premises and occurs during the last six (6) months of the Term, in which event
either Tenant or Landlord shall have the right to terminate this Lease as of the
date of such casualty by giving written notice thereof to the other within
twenty (20) days after the date of such casualty. Notwithstanding the foregoing,
Landlord's obligation to repair shall be limited in accordance with the
provisions of Section 14.01 above.

14.03    RENT ABATEMENT

Except for the willful and wrongful act of Tenant or its agents, employees,
contractors or invitees, and in the event of negligence of Tenant or its agents,
employees, contractors or invitees only if and to the extent Landlord receives
rental abatement insurance proceeds covering abatement of the Rent hereunder, if
all or any part of the Premises are rendered untenantable by fire or other
casualty and this Lease is not terminated, Monthly Base Rent and Rent
Adjustments shall abate for that part of the Premises which is untenantable on a
per diem basis from the date of the casualty until Landlord has Substantially
Completed the repair and restoration work in the Premises which it is required
to perform, provided, that as a result of such casualty, Tenant does not occupy
the portion of the Premises which is untenantable during such period.

14.04    WAIVER OF STATUTORY REMEDIES

The provisions of this Lease, including this Article Fourteen, constitute an
express agreement between Landlord and Tenant with respect to any and all damage
to, or destruction of, the Premises or the Property or any part of either, and
any Law, including Sections 1932(2), 1933(4), 1941 and 1942 of the California
Civil Code, with respect to any rights or obligations concerning damage or
destruction shall have no application to this Lease or to any damage to or
destruction of all or any part of the Premises or the Property or any part of
either, and are hereby waived.

                                 ARTICLE FIFTEEN
                                 EMINENT DOMAIN

15.01    TAKING OF WHOLE OR SUBSTANTIAL PART

In the event the whole or any substantial part of the Building or of the
Premises is taken or condemned by any competent authority for any public use or
purpose (including a deed given in lieu of condemnation) and is thereby rendered
untenantable, this Lease shall terminate as of the date title vests in such
authority or any earlier date on which possession is required to be surrendered
to such authority, and Monthly Base Rent and Rent Adjustments shall be
apportioned as of the Termination Date. Further, if at least twenty-five percent
(25%) of the rentable area of the Project is taken or condemned by any competent
authority for any public use or purpose (including a deed given in lieu of
condemnation), and regardless of whether or not the Premises be so taken or
condemned, Landlord or Tenant may elect by written notice to the other to
terminate this Lease as of the date title vests in such authority or any earlier
date on which possession is required to be surrendered to such authority, and
Monthly Base Rent and Rent Adjustments shall be apportioned as of the
Termination Date. Landlord may, without any obligation to Tenant, agree to sell
or convey to the taking authority the Premises, the Building, Tenant's Phase,
the Project or any portion thereof sought by the taking authority, free from
this Lease and the right of Tenant hereunder, without first requiring that any
action or proceeding be instituted or, if instituted, pursued to a judgment.
Notwithstanding anything to the contrary herein set forth, in the event the
taking of the Building or Premises is temporary (for less than the remaining
term of the Lease), Landlord may elect either (i) to terminate this Lease or
(ii) permit Tenant to receive the entire award attributable to the Premises in
which case Tenant shall continue to pay Rent and this Lease shall not terminate.

15.02    TAKING OF PART

In the event a part of the Building or the Premises is taken or condemned by any
competent authority (or a deed is delivered in lieu of condemnation) and this
Lease is not terminated, the Lease shall be amended to reduce or increase, as
the case may be, the Monthly Base Rent and Tenant's Share to reflect the
Rentable Area of the Premises or Building, as the case may be, remaining after
any such taking or condemnation. Landlord, upon receipt and to the extent of the
award in condemnation (or proceeds of sale) shall make necessary repairs and
restorations to the Premises (including Tenant Work paid for out of the
Allowance, but excluding other Tenant Additions) and to the Building to the
extent necessary to constitute the portion of the Building not so taken or
condemned as a complete architectural and economically efficient unit.
Notwithstanding the foregoing, if as a result of any taking, or a governmental
order that the grade of any street or alley adjacent to the Building is to be
changed and such taking or change of grade makes it necessary or desirable to
substantially remodel or restore the Building or prevents the economical
operation of the Building, Landlord shall have the right to terminate this Lease
upon ninety (90) days prior written notice to Tenant.

15.03    COMPENSATION

Landlord shall be entitled to receive the entire award (or sale proceeds) from
any such taking, condemnation or sale without any payment to Tenant, and Tenant
hereby assigns to Landlord Tenant's interest, if any, in such award; provided,
however, Tenant shall have the right separately to pursue against the condemning

                                       24
<PAGE>

authority a separate award in respect of the loss, if any, to Tenant Additions
paid for by Tenant without any credit or allowance from Landlord, for fixtures
or personal property of Tenant, or for relocation or business interruption
expenses, so long as there is no diminution of Landlord's award as a result.

                                 ARTICLE SIXTEEN
                                    INSURANCE

16.01    TENANT'S INSURANCE

Tenant, at Tenant's expense, agrees to maintain in force, with a company or
companies acceptable to Landlord, during the Term: (a) Commercial General
Liability Insurance on a primary basis and without any right of contribution
from any insurance carried by Landlord covering the Premises on an occurrence
basis against all claims for personal injury, bodily injury, death and property
damage, including contractual liability covering the indemnification provisions
in this Lease. Such insurance shall be for such limits that are reasonably
required by Landlord from time to time but not less than a combined single limit
of Five Million and No/100 Dollars ($5,000,000.00); (b) Workers' Compensation
and Employers' Liability Insurance to the extent required by and in accordance
with the Laws of the State of California; (c) "Special Form Causes of Loss"
property insurance (at least as broad as ISO Special Form Causes of Loss, CP
0010) in an amount adequate to cover the full replacement cost of all Tenant
Additions to the Premises (excluding Tenant Work paid for out of the Allowance),
equipment, installations, fixtures and contents of the Premises in the event of
loss; (d) In the event a motor vehicle is to be used by Tenant in connection
with its business operation from the Premises, Comprehensive Automobile
Liability Insurance coverage with limits of not less than Three Million and
No/100 Dollars ($3,000,000.00) combined single limit coverage against bodily
injury liability and property damage liability arising out of the use by or on
behalf of Tenant, its agents and employees in connection with this Lease, of any
owned, non-owned or hired motor vehicles; and (e) such other insurance or
coverages as Landlord reasonably requires provided the same are customarily
carried by tenants in Seaport Centre or provide coverage with respect to a type
of business or activity (or manner of conducting the same) particular to
Tenant's business or activity at Seaport Centre. The foregoing coverages may be
carried using a combination of primary coverage and umbrella or excess coverage
provided that all umbrella and excess coverage policies must be absolutely
concurrent in all respects regarding the coverage afforded by the policies. The
coverage of any excess or umbrella policy must be at least as broad as the
coverage of the primary policy and shall be issued and maintained on an
"occurrence" basis.

16.02    FORM OF POLICIES

Each policy referred to in 16.01 shall satisfy the following requirements. Each
policy shall (i) name Landlord and the Indemnitees as additional insureds except
Workers' Compensation and Employers' Liability Insurance and except that the
Landlord (and any Mortgagee and ground lessor upon written notice to Tenant)
shall be named loss payees of the "Special Form Causes of Loss" property
insurance as to Tenant Additions, excluding Tenant Work paid for out of the
Allowance (the proceeds of which shall be held or released by Landlord as
provided in Section 14.01(d) above), (ii) be issued by one or more responsible
insurance companies licensed to do business in the State of California
reasonably satisfactory to Landlord, (iii) where applicable, provide for
deductible amounts satisfactory to Landlord and not permit co-insurance, (iv)
shall provide that such insurance may not be canceled or amended without thirty
(30) days' prior written notice to the Landlord, and (v) each policy of
"All-Risks" property insurance shall provide that the policy shall not be
invalidated should the insured waive in writing prior to a loss, any or all
rights of recovery against any other party for losses covered by such policies.
Tenant shall deliver to Landlord, certificates of insurance and at Landlord's
request, copies of all policies and renewals thereof to be maintained by Tenant
hereunder, not less than ten (10) days prior to the Commencement Date and not
less than ten (10) days prior to the expiration date of each policy.

16.03    LANDLORD'S INSURANCE

Landlord agrees to purchase and keep in full force and effect during the Term
hereof, including any extensions or renewals thereof, insurance under policies
issued by insurers of recognized responsibility, qualified to do business in the
State of California on the Building (including Tenant Work paid for out of the
Allowance) in amounts not less than the full Replacement Cost (as defined in
Section 14.01(g)), against fire and such other risks as may be included in
standard forms of all risk coverage insurance reasonably available from time to
time. Landlord agrees to maintain in force during the Term, Commercial General
Liability Insurance covering the Building on an occurrence basis against all
claims for personal injury, bodily injury, death and property damage. Such
insurance shall be for a combined single limit of Five Million and No/100
Dollars ($5,000,000.00). Neither Landlord's obligation to carry such insurance
nor the carrying of such insurance shall be deemed to be an indemnity by
Landlord with respect to any claim, liability, loss, cost or expense due, in
whole or in part, to Tenant's negligent acts or omissions or willful misconduct.
Without obligation to do so, Landlord may, in its sole discretion from time to
time, carry insurance in amounts greater and/or for coverage additional to the
coverage and amounts set forth above.

16.04    WAIVER OF SUBROGATION

         (a)      Landlord agrees that, if obtainable at no, or minimal,
additional cost, and so long as the same is permitted under the laws of the
State of California, it will include in its "All Risks" policies appropriate
clauses pursuant to which the insurance companies (i) waive all right of
subrogation against Tenant with respect to losses payable under such policies
and/or (ii) agree that such policies shall not be invalidated should the insured
waive in writing prior to a loss any or all right of recovery against any party
for losses covered by such policies.

                                       25
<PAGE>

         (b)      Tenant agrees to include, if obtainable at no, or minimal,
additional cost, and so long as the same is permitted under the laws of the
State of California, in its "Special Form Causes of Loss" insurance policy or
policies on Tenant Additions to the Premises (other than Tenant Work paid for
out of the Allowance), whether or not removable, and on Tenant's furniture,
furnishings, fixtures and other property removable by Tenant under the
provisions of this Lease appropriate clauses pursuant to which the insurance
company or companies (i) waive the right of subrogation against Landlord and/or
any tenant of space in the Building with respect to losses payable under such
policy or policies and/or (ii) agree that such policy or policies shall not be
invalidated should the insured waive in writing prior to a loss any or all right
of recovery against any party for losses covered by such policy or policies. If
Tenant is unable to obtain in such policy or policies either of the clauses
described in the preceding sentence, Tenant shall, if legally possible and
without necessitating a change in insurance carriers, have Landlord named in
such policy or policies as an additional insured or loss payee. If Landlord
shall be named as an additional insured or loss payee in accordance with the
foregoing, Landlord agrees to endorse promptly to the order of Tenant, without
recourse, any check, draft, or order for the payment of money representing the
proceeds of any such policy or representing any other payment growing out of or
connected with said policies, and Landlord does hereby irrevocably waive any and
all rights in and to such proceeds and payments except as provided in Section
14.01(d).

         (c)      Provided that Landlord's right of full recovery under its
policy or policies aforesaid is not adversely affected or prejudiced thereby,
Landlord hereby waives any and all right of recovery which it might otherwise
have against Tenant, its servants, agents and employees, for loss or damage
occurring to the Real Property and the fixtures, appurtenances and equipment
therein, except Tenant Additions (other than Tenant Work paid for out of the
Allowance), to the extent the same is covered by Landlord's insurance,
notwithstanding that such loss or damage may result from the negligence or fault
of Tenant, its servants, agents or employees. Provided that Tenant's right of
full recovery under its aforesaid policy or policies is not adversely affected
or prejudiced thereby, Tenant hereby waives any and all right of recovery which
it might otherwise have against Landlord, its servants, and employees and
against every other tenant in the Real Property who shall have executed a
similar waiver as set forth in this Section 16.04 (c) for loss or damage to
Tenant Additions, whether or not removable, and to Tenant's furniture,
furnishings, fixtures and other property removable by Tenant under the
provisions hereof to the extent the same is covered or coverable by Tenant's
insurance required under this Lease, notwithstanding that such loss or damage
may result from the negligence or fault of Landlord, its servants, agents or
employees, or such other tenant and the servants, agents or employees thereof.

         (d)      Landlord and Tenant hereby agree to advise the other promptly
if the clauses to be included in their respective insurance policies pursuant to
subparagraphs (a) and (b) above cannot be obtained on the terms hereinbefore
provided and thereafter to furnish the other with a certificate of insurance or
copy of such policies showing the naming of the other as an additional insured,
as aforesaid. Landlord and Tenant hereby also agree to notify the other promptly
of any cancellation or change of the terms of any such policy which would affect
such clauses or naming. All such policies which name both Landlord and Tenant as
additional insureds shall, to the extent obtainable, contain agreements by the
insurers to the effect that no act or omission of any additional insured will
invalidate the policy as to the other additional insureds.

16.05    NOTICE OF CASUALTY

Tenant shall give Landlord notice in case of a fire or accident in the Premises
promptly after Tenant is aware of such event.

                                ARTICLE SEVENTEEN
                         WAIVER OF CLAIMS AND INDEMNITY

17.01    WAIVER OF CLAIMS

To the extent permitted by Law, Tenant releases the Indemnitees from, and waives
all claims for, damage to person or property sustained by the Tenant or any
occupant of the Building or Premises resulting directly or indirectly from any
existing or future condition, defect, matter or thing in and about the Property
or the Premises or any part of either or any equipment or appurtenance therein,
or resulting from any accident in or about the Property, or resulting directly
or indirectly from any act or neglect of any tenant or occupant of the Building
or of any other person, except to the extent caused by the gross negligence or
willful and wrongful act of any of the Indemnitees. If any such damage, whether
to the Premises or the Property or any part of either, or whether to Landlord or
to other tenants in the Building, results from any act or neglect of Tenant, its
employees, servants, agents, contractors, invitees or customers, Tenant shall be
liable therefor and Landlord may, at Landlord's option, repair such damage and
Tenant shall, upon demand by Landlord, as payment of additional Rent hereunder,
reimburse Landlord within ten (10) days of demand for the total cost of such
repairs, in excess of amounts, if any, paid to Landlord under insurance covering
such damages. Tenant shall not be liable for any such damage caused by its acts
or neglect if Landlord or a tenant has recovered the full amount of the damage
from proceeds of insurance policies and the insurance company has waived its
right of subrogation against Tenant.

17.02    INDEMNITY BY TENANT

To the extent permitted by Law, Tenant hereby indemnifies, and agrees to
protect, defend and hold the Indemnitees harmless, against any and all actions,
claims, demands, liability, costs and expenses, including reasonable attorneys'
fees and expenses for the defense thereof, arising from Tenant's occupancy of
the Premises, from the undertaking of any Tenant Additions or repairs to the
Premises, from the conduct of

                                       26
<PAGE>

Tenant's business on the Premises, or from any breach or default on the part of
Tenant in the performance of any covenant or agreement on the part of Tenant to
be performed pursuant to the terms of this Lease, or from any willful act or
negligence of Tenant, its agents, contractors, servants, employees, customers or
invitees, in or about the Premises or the Property or any part of either. In
case of any action or proceeding brought against the Indemnitees by reason of
any such claim, upon notice from Landlord, Tenant covenants to defend such
action or proceeding by counsel approved by Landlord, in Landlord's sole
discretion. Landlord or Tenant may settle, compromise or dispose of any and all
actions, claims and demands related to the foregoing indemnity, subject to the
prior written approval of the other, which approval shall not be unreasonably
withheld. The foregoing indemnity shall not operate to apply or relieve an
Indemnitee of liability to the extent such liability is caused by the gross
negligence or willful and wrongful act of such Indemnitee. Further, the
foregoing indemnity is subject to and shall not diminish any waivers in effect
in accordance with Section 16.04 by Landlord or its insurers to the extent of
amounts, if any, paid to Landlord under its "All-Risks" property insurance.

17.03    WAIVER OF CONSEQUENTIAL DAMAGES

To the extent permitted by law, Tenant hereby waives and releases the
Indemnitees from any consequential damages, compensation or claims for
inconvenience or loss of business, rents or profits as a result of any injury or
damage, whether or not caused by the willful and wrongful act of any of the
Indemnitees.

                                ARTICLE EIGHTEEN
                              RULES AND REGULATIONS

18.01    RULES

Tenant agrees for itself and for its subtenants, employees, agents, and invitees
to comply with all reasonable rules and regulations for use of the Premises, the
Building, the Phase and the Project imposed by Landlord, as the same may be
revised from time to time, including the following: (a) Tenant shall comply with
all of the reasonable requirements of Landlord's emergency response plan, as the
same may be amended from time to time; and (b) Tenant shall not place any
furniture, furnishings, fixtures or equipment in the Premises in a manner so as
to obstruct the windows of the Premises to cause the Building, in Landlord's
good faith determination, to appear unsightly from the exterior. Such rules and
regulations are and shall be imposed for the cleanliness, good appearance,
proper maintenance, good order and reasonable use of the Premises, the Building,
the Phase and the Project and as may be necessary for the enjoyment of the
Building and the Project by all tenants and their clients, customers, and
employees.

18.02    ENFORCEMENT

Nothing in this Lease shall be construed to impose upon the Landlord any duty or
obligation to enforce the rules and regulations as set forth above or as
hereafter adopted, or the terms, covenants or conditions of any other lease as
against any other tenant, and the Landlord shall not be liable to the Tenant for
violation of the same by any other tenant, its servants, employees, agents,
visitors or licensees. Landlord shall use reasonable efforts to enforce the
rules and regulations of the Building in a uniform and non-discriminatory
manner.

                                ARTICLE NINETEEN
                           LANDLORD'S RESERVED RIGHTS

Landlord shall have the following rights exercisable without notice to Tenant
and without liability to Tenant for damage or injury to persons, property or
business and without being deemed an eviction or disturbance of Tenant's use or
possession of the Premises or giving rise to any claim for offset or abatement
of Rent: (1) to change the Building's name or street address upon thirty (30)
days' prior written notice to Tenant (provided that Landlord shall reimburse
Tenant's actual out of pocket costs (not to exceed Five Thousand Dollars
($5,000.00) in the aggregate) resulting therefrom unless Landlord is being
required to make such change by a governmental entity; (2) to install, affix and
maintain all signs on the exterior and/or interior of the Building; (3) to
designate and/or approve prior to installation, all types of signs, window
shades, blinds, drapes, awnings or other similar items, and all internal
lighting that may be visible from the exterior of the Premises; (4) upon not
less than one (1) day's prior notice to Tenant, to display the Premises to
prospective purchasers at reasonable hours at any time during the Term and to
prospective tenants at reasonable hours during the last twelve (12) months of
the Term; (5) to change the arrangement and/or location of entrances or
passageways, doors and doorways, corridors, elevators, stairs, washrooms or
public portions of the Building, and to close entrances, doors, corridors,
elevators or other facilities, provided that such action shall not materially
and adversely interfere with Tenant's access to the Premises or the Building;
(6) to have access for Landlord and other tenants of the Building to any mail
chutes and boxes located in or on the Premises as required by any applicable
rules of the United States Post Office; and (7) to close the Building after
Standard Operating Hours, except that Tenant and its employees and invitees
shall be entitled to admission at all times, under such reasonable regulations
as Landlord prescribes for security purposes.

                                       27
<PAGE>

                                 ARTICLE TWENTY
                              ESTOPPEL CERTIFICATE

20.01    IN GENERAL

Within fifteen (15) days after request therefor by Landlord, Mortgagee or any
prospective mortgagee or owner, Tenant agrees as directed in such request to
execute an Estoppel Certificate in recordable form, binding upon Tenant,
certifying (i) that this Lease is unmodified and in full force and effect (or if
there have been modifications, a description of such modifications and that this
Lease as modified is in full force and effect); (ii) the dates to which Rent has
been paid; (iii) that Tenant is in the possession of the Premises if that is the
case; (iv) that to the best of Tenant's knowledge Landlord is not in default
under this Lease, or, if Tenant believes Landlord is in default, the nature
thereof in detail; (v) that to the best of Tenant's knowledge Tenant currently
has no offsets or defenses to the performance of its obligations under this
Lease (or if Tenant believes there are any offsets or defenses, a full and
complete explanation thereof); (vi) that the Premises have been completed in
accordance with the terms and provisions hereof, that Tenant has accepted the
Premises and the condition thereof and of all improvements thereto and has no
claims against Landlord or any other party with respect thereto; (vii) that if
an assignment of rents or leases has been served upon the Tenant by a Mortgagee,
Tenant will acknowledge receipt thereof and agree to be bound by the provisions
thereof; (viii) that Tenant will give to the Mortgagee copies of all notices
required or permitted to be given by Tenant to Landlord; and (ix) to any other
information reasonably requested.

20.02    ENFORCEMENT

In the event that Tenant fails to deliver an Estoppel Certificate and such
failure continues for one (1) business day after written notice of such failure,
then such failure shall be a Default for which there shall be no cure or grace
period. In addition to any other remedy available to Landlord, Landlord may
impose a charge equal to $500.00 for each day that Tenant fails to deliver an
Estoppel Certificate and Tenant shall be deemed to have irrevocably appointed
Landlord as Tenant's attorney-in-fact to execute and deliver such Estoppel
Certificate.

                               ARTICLE TWENTY-ONE
                             Intentionally omitted.

                               ARTICLE TWENTY-TWO
                               REAL ESTATE BROKERS

Tenant represents that, except for the broker(s) listed in Section 1.01(19),
Tenant has not dealt with any real estate broker, sales person, or finder in
connection with this Lease, and no such person initiated or participated in the
negotiation of this Lease, or showed the Premises to Tenant. Tenant hereby
agrees to indemnify, protect, defend and hold Landlord and the Indemnitees,
harmless from and against any and all liabilities and claims for commissions and
fees arising out of a breach of the foregoing representation. Landlord agrees to
pay any commission to which Landlord's Broker listed in Section 1.01(19) is
entitled in connection with this Lease pursuant to Landlord's written agreement
with such broker. Landlord and Tenant agree that any commission payable to
Tenant's Broker shall be paid pursuant to a separate agreement between
Landlord's Broker and Tenant's Broker to share the commission paid to Landlord's
Broker by Landlord.

                              ARTICLE TWENTY-THREE
                              MORTGAGEE PROTECTION

23.01    SUBORDINATION AND ATTORNMENT

Subject to Section 23.01(b) hereof, this Lease is and shall be expressly subject
and subordinate at all times to (i) any ground or underlying lease of the Real
Property, now or hereafter existing, and all amendments, extensions, renewals
and modifications to any such lease, and (ii) the lien of any mortgage or trust
deed now or hereafter encumbering fee title to the Real Property and/or the
leasehold estate under any such lease, and all amendments, extensions, renewals,
replacements and modifications of such mortgage or trust deed and/or the
obligation secured thereby, unless such ground lease or ground lessor, or
mortgage, trust deed or Mortgagee, expressly provides or elects that the Lease
shall be superior to such lease or mortgage or trust deed. If any such mortgage
or trust deed is foreclosed (including any sale of the Real Property pursuant to
a power of sale), or if any such lease is terminated, upon request of the
Mortgagee or ground lessor, as the case may be, Tenant shall attorn to the
purchaser at the foreclosure sale or to the ground lessor under such lease, as
the case may be, provided, however, that such purchaser or ground lessor shall
not be (i) bound by any payment of Rent for more than one month in advance
except payments in the nature of security for the performance by Tenant of its
obligations under this Lease; (ii) subject to any offset, defense or damages
arising out of a default of any obligations of any preceding Landlord, except
any defense or damages to the extent arising out of a default continuing after
any such foreclosure or termination of lease; or (iii) bound by any amendment or
modification of this Lease made without the written consent of the Mortgagee or
ground lessor; or (iv) liable for any security deposits not actually received in
cash by such purchaser or ground lessor. This subordination shall be
self-operative and no further certificate or instrument of subordination need be
required by any such Mortgagee or ground lessor. In confirmation of such
subordination, however, Tenant shall execute promptly any reasonable certificate
or instrument that Landlord, Mortgagee or ground lessor may request. Tenant
hereby constitutes Landlord as Tenant's attorney-in-fact to execute such
certificate or instrument for and on behalf of Tenant upon Tenant's failure to
do so within fifteen (15) days of a request to do so. Upon request by such
successor in interest, Tenant shall execute and deliver reasonable

                                       28
<PAGE>

instruments confirming the attornment provided for herein.

         (b)      Notwithstanding any provision of this Lease to the contrary,
provided that: (i) Tenant executes and delivers a subordination, nondisturbance
and attornment agreement substantially in the form of Exhibit F hereto, with
such changes thereto as any lessor under a ground or underlying lease or
mortgagee or beneficiary may reasonably require ("Nondisturbance Agreement") and
complies with the provisions thereof, and (ii) Tenant is not in default under
this Lease beyond applicable notice and cure periods, no termination of any
ground lease or underlying lease and no foreclosure, sale pursuant to power of
sale or conveyance by deed in lieu of foreclosure shall affect Tenant's rights
under this Lease, except to the extent provided by such Nondisturbance
Agreement. If Tenant fails to execute and deliver any Nondisturbance Agreement
within fifteen (15) days of a request therefor from Landlord, Tenant hereby
constitutes Landlord as Tenant's attorney-in-fact to execute and deliver such
instrument. Landlord's inability to obtain the signature of any such lessor or
Mortgagee on any such Nondisturbance Agreement shall not constitute a default by
Landlord under this Lease, but so long as default by Tenant under this Lease
beyond applicable notice and cure periods is not the reason for Landlord's
inability to obtain such signature, this Lease shall be superior to the lease,
mortgage or deed of trust in question, and Tenant shall, at the request of such
lessor, mortgagee or beneficiary (or purchaser at any sale pursuant to the
mortgage or deed of trust), attorn to any such party or enter into a new lease
with such party (as Landlord) for the balance of the Term then remaining
hereunder upon the same terms and conditions as those herein, provided, however,
that such party shall not be (i) bound by any payment of Rent for more than one
month in advance except payments in the nature of security for the performance
by Tenant of its obligations under this Lease; (ii) subject to any offset,
defense or damages arising out of a default of any obligations of any preceding
Landlord, except any defense or damages to the extent arising out of a default
continuing after any such foreclosure or termination of lease; or (iii) bound by
any amendment or modification of this Lease made without the written consent of
the Mortgagee or ground lessor; or (iv) liable for any security deposits not
actually received in cash by such purchaser or ground lessor. Upon request by
such successor in interest, Tenant shall execute and deliver reasonable
instruments confirming the attornment provided for herein.

23.02    MORTGAGEE PROTECTION

Tenant agrees to give any Mortgagee or ground lessor, by registered or certified
mail, a copy of any notice of default served upon the Landlord by Tenant,
provided that prior to such notice Tenant has received notice (by way of service
on Tenant of a copy of an assignment of rents and leases, or otherwise) of the
address of such Mortgagee or ground lessor. Tenant further agrees that if
Landlord shall have failed to cure such default within the time provided for in
this Lease, then the Mortgagee or ground lessor shall have an additional thirty
(30) days after receipt of notice thereof within which to cure such default or
if such default cannot be cured within that time, then such additional notice
time as may be necessary, if, within such thirty (30) days, any Mortgagee or
ground lessor has commenced and is diligently pursuing the remedies necessary to
cure such default (including commencement of foreclosure proceedings or other
proceedings to acquire possession of the Real Property, if necessary to effect
such cure). Such period of time shall be extended by any period within which
such Mortgagee or ground lessor is prevented from commencing or pursuing such
foreclosure proceedings or other proceedings to acquire possession of the Real
Property by reason of Landlord's bankruptcy. Until the time allowed as aforesaid
for Mortgagee or ground lessor to cure such defaults has expired without cure,
Tenant shall have no right to, and shall not, terminate this Lease on account of
default. This Lease may not be modified or amended so as to reduce the Rent or
shorten the Term, or so as to adversely affect in any other respect to any
material extent the rights of the Landlord, nor shall this Lease be canceled or
surrendered, without the prior written consent, in each instance, of the ground
lessor or the Mortgagee.

                               ARTICLE TWENTY-FOUR
                                     NOTICES

         (a)      All notices, demands or requests provided for or permitted to
be given pursuant to this Lease must be in writing and shall be personally
delivered, sent by Federal Express or other reputable overnight courier service,
or mailed by first class, registered or certified United States mail, return
receipt requested, postage prepaid.

         (b)      All notices, demands or requests to be sent pursuant to this
Lease shall be deemed to have been properly given or served by delivering or
sending the same in accordance with this Section, addressed to the parties
hereto at their respective addresses listed in Sections 1.01(2) and (3).

         (c)      Notices, demands or requests sent by mail or overnight courier
service as described above shall be effective upon (i) in the case of delivery
by mail, the date of receipt on the return receipt of the notice, demand or
request by the addressee thereof, or (ii) in the case of delivery by Federal
Express or other overnight courier service, the date of acceptance of delivery
by an employee, officer, director or partner of Landlord or Tenant. Rejection or
other refusal to accept or the inability to deliver because of changed address
of which no notice was given, as indicated by advice from Federal Express or
other overnight courier service or by mail return receipt, shall be deemed to be
receipt of notice, demand or request sent. Notices may also be served by
personal service upon any officer, director or partner of Landlord or Tenant,
and shall be effective upon such service.

         (d)      By giving to the other party at least twenty (20) days written
notice thereof, either party shall have the right from time to time during the
term of this Lease to change their respective addresses for notices, statements,
demands and requests, provided such new address shall be within the United
States of America.

                                       29
<PAGE>

                               ARTICLE TWENTY-FIVE
                                EXERCISE FACILITY

Tenant agrees to inform all employees of Tenant of the following: (i) the
exercise facility is available for the use of the employees of tenants of the
Project only and for no other person; (ii) use of the facility is at the risk of
Tenant or Tenant's employees, and all users must sign a release; (iii) the
facility is unsupervised; and (iv) users of the facility must report any needed
equipment maintenance or any unsafe conditions to the Landlord immediately.
Landlord may discontinue providing such facility at Landlord's sole option at
any time without incurring any liability. As a condition to the use of the
exercise facility, Tenant and each of Tenant's employees that uses the exercise
facility shall first sign a written release in form and substance acceptable to
Landlord. Landlord may change the rules and/or hours of the exercise facility at
any time, and Landlord reserves the right to deny access to the exercise
facility to anyone due to misuse of the facility or noncompliance with rules and
regulations of the facility. To the extent permitted by Law, Tenant hereby
indemnifies, and agrees to protect, defend and hold the Indemnitees harmless,
against any and all actions, claims, demands, liability, costs and expenses,
including attorneys' fees and expenses for the defense thereof, arising from use
of the exercise facility in the Project by Tenant, Tenant's employees or
invitees. In case of any action or proceeding brought against the Indemnitees by
reason of any such claim, upon notice from Landlord, Tenant covenants to defend
such action or proceeding by counsel chosen by Landlord, in Landlord's sole
discretion. Landlord reserves the right to settle, compromise or dispose of any
and all actions, claims and demands related to the foregoing indemnity.

                               ARTICLE TWENTY-SIX
                                  MISCELLANEOUS

26.01    LATE CHARGES

         (a)      The Monthly Base Rent, Rent Adjustments and Rent Adjustment
Deposits shall be due when and as specifically provided above. Except for such
payments and late charges described below, which late charge shall be due when
provided below (without notice or demand), all other payments required hereunder
to Landlord shall be paid within twenty (20) days after Landlord's demand
therefor. All Rent and charges, except late charges, not paid when due shall
bear interest from the date due until the date paid at the Default Rate in
effect on the date such payment was due.

         (b)      In the event Tenant is more than five (5) days late in paying
any installment of Rent due under this Lease, Tenant shall pay Landlord a late
charge equal to five percent (5%) of the delinquent installment of Rent. The
parties agree that (i) such delinquency will cause Landlord to incur costs and
expenses not contemplated herein, the exact amount of which will be difficult to
calculate, including the cost and expense that will be incurred by Landlord in
processing each delinquent payment of rent by Tenant, and (ii) the amount of
such late charge represents a reasonable estimate of such costs and expenses and
that such late charge shall be paid to Landlord for each delinquent payment in
addition to all Rent otherwise due hereunder. The parties further agree that the
payment of late charges and the payment of interest provided for in subparagraph
(a) above are distinct and separate from one another in that the payment of
interest is to compensate Landlord for its inability to use the money improperly
withheld by Tenant, while the payment of late charges is to compensate Landlord
for its additional administrative expenses in handling and processing delinquent
payments. Notwithstanding the foregoing, Tenant shall be entitled to one (1)
notice and five (5) day cure period during a calendar year before any late
charges accrue.

         (c)      Payment of interest at the Default Rate and/or of late charges
shall not excuse or cure any default by Tenant under this Lease, nor shall the
foregoing provisions of this Article or any such payments prevent Landlord from
exercising any right or remedy available to Landlord in the event of a Default
by Tenant that is continuing, including the right to terminate this Lease.

26.02    NO JURY TRIAL; VENUE; JURISDICTION

Each party hereto (which includes any assignee, successor, heir or personal
representative of a party) shall not seek a jury trial, hereby waives trial by
jury, and hereby further waives any objection to venue in the County in which
the Project is located, and agrees and consents to personal jurisdiction of the
courts of the State of California, in any action or proceeding or counterclaim
brought by any party hereto against the other on any matter whatsoever arising
out of or in any way connected with this Lease, the relationship of Landlord and
Tenant, Tenant's use or occupancy of the Premises, or any claim of injury or
damage, or the enforcement of any remedy under any statute, emergency or
otherwise, whether any of the foregoing is based on this Lease or on tort law.
No party will seek to consolidate any such action in which a jury has been
waived with any other action in which a jury trial cannot or has not been
waived. It is the intention of the parties that these provisions shall be
subject to no exceptions. By execution of this Lease the parties agree that this
provision may be filed by any party hereto with the clerk or judge before whom
any action is instituted, which filing shall constitute the written consent to a
waiver of jury trial pursuant to and in accordance with Section 631 of the
California Code of Civil Procedure. No party has in any way agreed with or
represented to any other party that the provisions of this Section will not be
fully enforced in all instances. The provisions of this Section shall survive
the expiration or earlier termination of this Lease.

                                       30
<PAGE>

26.03    DEFAULT UNDER OTHER LEASE

It shall be a Default under this Lease if Tenant or any Affiliate holding any
other lease with Landlord for premises in the Project defaults under such lease
and as a result thereof such lease is terminated or terminable.

26.04    OPTION

This Lease shall not become effective as a lease or otherwise until executed and
delivered by both Landlord and Tenant. The submission of the Lease to Tenant
does not constitute a reservation of or option for the Premises, but when
executed by Tenant and delivered to Landlord, the Lease shall constitute an
irrevocable offer by Tenant in effect for ten (10) days to lease the Premises on
the terms and conditions herein contained.

26.05    TENANT AUTHORITY

Tenant represents and warrants to Landlord that it has full authority and power
to enter into and perform its obligations under this Lease, that the person
executing this Lease is fully empowered to do so, and that no consent or
authorization is necessary from any third party. Landlord may request that
Tenant provide Landlord evidence of Tenant's authority.

26.06    ENTIRE AGREEMENT

This Lease, the Exhibits and Riders attached hereto contain the entire agreement
between Landlord and Tenant concerning the Premises and there are no other
agreements, either oral or written, and no other representations or statements,
either oral or written, on which Tenant has relied. This Lease shall not be
modified except by a writing executed by Landlord and Tenant.

26.07    MODIFICATION OF LEASE FOR BENEFIT OF MORTGAGEE

If Mortgagee of Landlord requires a modification of this Lease which shall not
result in any increased cost or expense to Tenant or in any other substantial
and adverse change in the rights and obligations of Tenant hereunder, then
Tenant agrees that the Lease may be so modified.

26.08    EXCULPATION

Tenant agrees, on its behalf and on behalf of its successors and assigns, that
any liability or obligation of Landlord in connection with this Lease shall only
be enforced against Landlord's equity interest in the Property up to a maximum
of Five Million Dollars ($5,000,000.00) and in no event against any other assets
of the Landlord, or Landlord's officers or directors or partners, and that any
liability of Landlord with respect to this Lease shall be so limited and Tenant
shall not be entitled to any judgment in excess of such amount.

26.09    ACCORD AND SATISFACTION

No payment by Tenant or receipt by Landlord of a lesser amount than any
installment or payment of Rent due shall be deemed to be other than on account
of the amount due, and no endorsement or statement on any check or any letter
accompanying any check or payment of Rent shall be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice to
Landlord's right to recover the balance of such installment or payment of Rent
or pursue any other remedies available to Landlord. No receipt of money by
Landlord from Tenant after the termination of this Lease or Tenant's right of
possession of the Premises shall reinstate, continue or extend the Term. Receipt
or acceptance of payment from anyone other than Tenant, including an assignee of
Tenant, is not a waiver of any breach of Article Ten, and Landlord may accept
such payment on account of the amount due without prejudice to Landlord's right
to pursue any remedies available to Landlord.

26.10    LANDLORD'S OBLIGATIONS ON SALE OF BUILDING

In the event of any sale or other transfer of the Building, Landlord shall be
entirely freed and relieved of all agreements and obligations of Landlord
hereunder accruing or to be performed after the date of such sale or transfer
provided the transferee assumes all of Landlord's obligations hereunder accruing
thereafter, and any remaining liability of Landlord with respect to this Lease
shall be limited to Five Million Dollars ($5,000,000.00) and Tenant shall not be
entitled to any judgment in excess of such amount.

26.11    BINDING EFFECT

Subject to the provisions of Article Ten, this Lease shall be binding upon and
inure to the benefit of Landlord and Tenant and their respective heirs, legal
representatives, successors and permitted assigns.

26.12    CAPTIONS

The Article and Section captions in this Lease are inserted only as a matter of
convenience and in no way define, limit, construe, or describe the scope or
intent of such Articles and Sections.

                                       31
<PAGE>

26.13    TIME; APPLICABLE LAW; CONSTRUCTION

Time is of the essence of this Lease and each and all of its provisions. This
Lease shall be construed in accordance with the Laws of the State of California.
If more than one person or entity signs this Lease as Tenant, the obligations
hereunder imposed shall be joint and several. If any term, covenant or condition
of this Lease or the application thereof to any person or circumstance shall, to
any extent, be invalid or unenforceable, the remainder of this Lease, or the
application of such term, covenant or condition to persons or circumstances
other than those as to which it is held invalid or unenforceable, shall not be
affected thereby and each item, covenant or condition of this Lease shall be
valid and be enforced to the fullest extent permitted by Law. Wherever the term
"including" or "includes" is used in this Lease, it shall have the same meaning
as if followed by the phrase "but not limited to". The language in all parts of
this Lease shall be construed according to its normal and usual meaning and not
strictly for or against either Landlord or Tenant.

26.14    ABANDONMENT

In the event Tenant vacates or abandons the Premises but is otherwise in
compliance with all the terms, covenants and conditions of this Lease, Landlord
shall (i) have the right to enter into the Premises in order to show the space
to prospective tenants, and (ii) have the right to reduce the services provided
to Tenant pursuant to the terms of this Lease to such levels as Landlord
reasonably determines to be adequate services for an unoccupied premises. Tenant
expressly acknowledges that in the absence of written notice pursuant to Section
11.02(b) or pursuant to California Civil Code Section 1951.3 terminating
Tenant's right to possession, none of the foregoing acts of Landlord or any
other act of Landlord shall constitute a termination of Tenant's right to
possession or an acceptance of Tenant's surrender of the Premises, and the Lease
shall continue in effect.

26.15    LANDLORD'S RIGHT TO PERFORM TENANT'S DUTIES

If Tenant fails timely to perform any of its duties under this Lease beyond
applicable notice and cure periods, if any, Landlord shall have the right (but
not the obligation), to perform such duty on behalf and at the expense of Tenant
without prior notice to Tenant, and all sums expended or expenses incurred by
Landlord in performing such duty shall be deemed to be additional Rent under
this Lease and shall be due and payable upon demand by Landlord.

26.16    SECURITY SYSTEM

Landlord shall not be obligated to provide or maintain any security patrol or
security system. Landlord shall not be responsible for the quality of any such
patrol or system which may be provided hereunder or for damage or injury to
Tenant, its employees, invitees or others due to the failure, action or inaction
of such patrol or system.

26.17    NO LIGHT, AIR OR VIEW EASEMENTS

Any diminution or shutting off of light, air or view by any structure which may
be erected on lands of or adjacent to the Project shall in no way affect this
Lease or impose any liability on Landlord.

26.18    RECORDATION

Neither this Lease, nor any notice nor memorandum regarding the terms hereof,
shall be recorded by Tenant. Any such unauthorized recording shall be a Default
for which there shall be no cure or grace period. Tenant agrees to execute and
acknowledge, at the request of Landlord, a memorandum of this Lease, in
recordable form.

26.19    SURVIVAL

The waivers of the right of jury trial, the other waivers of claims or rights,
the releases and the obligations of Tenant under this Lease to indemnify,
protect, defend and hold harmless Landlord and/or Indemnitees shall survive the
expiration or termination of this Lease, and so shall all other obligations or
agreements which by their terms survive expiration or termination of the Lease.

                                       32
<PAGE>

26.20    RIDERS

All Riders attached hereto and executed both by Landlord and Tenant shall be
deemed to be a part hereof and hereby incorporated herein.

IN WITNESS WHEREOF, this Lease has been executed as of the date set forth in
Section 1.01(4) hereof.

TENANT:                                      LANDLORD:
------                                       --------

Argonaut Technologies, Inc.                 Metropolitan Life Insurance Company,
a Delaware corporation                      a New York corporation

By  ________________________________        By  ________________________________

    ________________________________            ________________________________
             Print name                                 Print name
Its ________________________________        Its ________________________________
(Chairman of Board, President or
 Vice President)

By  ________________________________

    ________________________________
             Print name
Its ________________________________

(Secretary, Assistant Secretary, CFO or Assistant Treasurer)

                                       33
<PAGE>

                                    EXHIBIT A

                                PLAN OF PREMISES

                               Exhibit A - Page 1
<PAGE>

                                    EXHIBIT B
                              WORKLETTER AGREEMENT
                                 (TENANT BUILD)

         This Workletter Agreement ("Workletter") is attached to and a part of a
certain Office Lease dated as of March ____, 2004 by and between Metropolitan
Life Insurance Company, a New York corporation, as Landlord, and Argonaut
Technologies, a Delaware Corporation, as Tenant, for the Premises (the "Lease").
Terms used herein and not defined herein shall have the meaning of such terms as
defined elsewhere in the Lease. For purposes of this Workletter, references to
"State" and "City" shall mean the State and City in which the Building is
located.

         1.       Base Building.

         All work performed during the Building's initial course of construction
and modifications thereto, excluding all original and modified build-outs of any
tenant spaces, shall be referred to as the "Base Building Work" or ""Base
Building", as applicable. Neither Landlord nor Landlord's representatives have
made any representations or promises with respect to the Premises or the Base
Building except as herein expressly set forth or as set forth in the Lease.
Provided however, Landlord agrees that the Building Systems (defined in Section
3.2 below) and the roof will be delivered by Landlord in good working order and
condition.

         2.       Landlord Work.

         There shall be no Landlord Work.

         3.       Tenant's Plans.

         3.1.     Description. At its expense, Tenant shall employ:

                  (i) one or more architects reasonably satisfactory to Landlord
         and licensed by the State ("Tenant's Architect") to prepare
         architectural drawings and specifications for all layout and Premises
         improvements not included in, or requiring any change or addition to,
         the AS IS condition.

                  (ii) one or more engineers reasonably satisfactory to Landlord
         and licensed by the State ("Tenant's Engineers") to prepare mechanical,
         structural and electrical working drawings and specifications for all
         Premises improvements not included in, or requiring any change or
         addition to, the AS IS condition. If/when Tenant's Engineers require
         any roof penetration, Tenant Engineers shall work in good faith with
         Landlord's roofing contractor/consultant to make sure all roof
         penetration improvements shall be satisfactory to Landlord.

All such drawings and specifications are referred to herein as "Tenant's Plans".
Tenant's Plans shall be in form and detail sufficient to secure all applicable
governmental approvals. Tenant's Architect shall be responsible for coordination
of all engineering work for Tenant's Plans and shall coordinate with any
consultants of Tenant (the use of which is subject to Landlord's consent), and
Landlord's space planner or architect to assure the consistency of Tenant's
Plans with the Base Building Work and Landlord Work (if any).

Tenant shall pay Landlord, within thirty (30) days of receipt of each invoice
from Landlord, the reasonable out-of-pocket cost incurred by Landlord for any
outside architects and engineers Landlord requires to review Tenant's Plans for
consistency of same with the Base Building Work and Landlord Work (if any),
provided however, Landlord will not charge Tenant for Landlord's use of any
outside architects and engineers provided that Tenant's Plans are consistent
with the Preliminary Plans (defined in Section 3.2 below). Tenant's Plans shall
also include the following:

                  (a)      Final Space Plan: The "Final Space Plan" for the
         Premises shall include a full and accurate description of room titles,
         floor loads, alterations to the Base Building or Landlord Work (if any)
         or requiring any change or addition to the AS IS condition, and the
         dimensions and location of all partitions, doors, aisles, plumbing (and
         furniture and equipment to the extent same affect floor loading). The
         Final Space Plan shall be (i) compatible with the design, construction,
         systems and equipment of the Base Building and Landlord Work, if any;
         (ii) comply with Laws, (iii) be capable of logical measurement and
         construction, and (iv) contain all such information as may be required
         for the preparation of the Mechanical and Electrical Working Drawings
         and Specifications (including, without limitation, a capacity and usage
         report, from Landlord's engineers pursuant to Section 3.1(b). below,
         for all mechanical and electrical systems in the Premises).

                  (b)      Mechanical and Electrical Working Drawings and
         Specifications: Tenant shall employ engineers reasonably approved by
         Landlord to prepare Mechanical and Electrical Working Drawings and
         Specifications showing complete plans for electrical, life safety,
         automation, plumbing, water, and air cooling, ventilating, heating and
         temperature control and shall employ Landlord's mechanical engineer and
         Landlord's electrical engineer to prepare a capacity and usage report
         ("Capacity Report") for all mechanical and electrical systems in the
         Premises.

                  (c)      Issued for Construction Documents: The "Issued for
         Construction Documents" shall consist of all drawings (1/8" scale) and
         specifications necessary to construct all Premises improvements
         including, without limitation, architectural and structural working
         drawings and specifications and Mechanical and Electrical Working
         Drawings and Specifications and all applicable

                               Exhibit B - Page 1
<PAGE>

         governmental authorities plan check corrections.

         3.2.     Approval by Landlord. Tenant's Plans and any revisions thereof
         shall be subject to Landlord's approval, which approval or disapproval:

                           (i)      shall not be unreasonably withheld, provided
         however, that Landlord may disapprove Tenant's Plans in its sole and
         absolute discretion if they (a) adversely affect the structural
         integrity of the Building, including applicable floor loading capacity;
         (b) substantially and adversely affect any of the Building Systems (as
         defined below), the Common Areas or any other tenant space (whether or
         not currently occupied); (c) fail to fully comply with Laws, (d) affect
         the exterior appearance of the Building; (e) provide for improvements
         which do not meet or exceed the Building Standards; or (f) adversely
         affect the integrity of the roof or the roof membrane. Building Systems
         collectively shall mean the structural, electrical, mechanical
         (including, without limitation, heating, ventilating and air
         conditioning), plumbing, fire and life-safety (including, without
         limitation, fire protection system and any fire alarm), communication,
         utility, gas (if any), and security (if any) systems in the Premises
         and the Building. Landlord hereby approves of the preliminary plans
         described on Exhibit B-1 (the "Preliminary Plans") and agrees that it
         shall not withhold approval to Tenant's Plans to the extent that they
         are consistent with and a logical, detailed expression of the
         Preliminary Plans.

                           (ii)     shall not be delayed beyond seven (7)
         business days with respect to initial submissions and major change
         orders (those which impact Building Systems or any other item listed in
         subpart (i) of Section 3.2 above) and beyond four (4) business days
         with respect to required revisions and any other change orders.

If Landlord disapproves of any of Tenant's Plans, Landlord shall advise Tenant
of what Landlord disapproves in reasonable detail. After being so advised by
Landlord, Tenant shall submit a redesign, incorporating the revisions reasonably
required by Landlord and reasonably acceptable to Tenant, for Landlord's
approval. The approval procedure shall be repeated as necessary until Tenant's
Plans are ultimately approved. Approval by Landlord shall not be deemed to be a
representation or warranty by Landlord with respect to the safety, adequacy,
correctness, efficiency or compliance with Laws of Tenant's Plans. Tenant shall
be fully and solely responsible for the safety, adequacy, correctness and
efficiency of Tenant's Plans and for the compliance of Tenant's Plans with any
and all Laws.

         3.3.     Landlord Cooperation. Landlord shall cooperate with Tenant and
make good faith efforts to coordinate Landlord's construction review procedures
to expedite the planning, commencement, progress and completion of Tenant Work.
Landlord shall complete its review of each stage of Tenant's Plans and any
revisions thereof and communicate the results of such review within the time
periods set forth in Section 3.2 above.

         3.4.     City Requirements. Any changes in Tenant's Plans which are
made in response to requirements of the applicable governmental authorities
and/or changes which affect the Base Building Work shall be immediately
submitted to Landlord for Landlord's review and approval.

         3.5.     "As-Built" Drawings and Specifications. A CADD-DXF diskette
file and a set of mylar reproducibles of all "as-built" drawings and
specifications of the Premises (reflecting all field changes and including,
without limitation, architectural, structural, mechanical and electrical
drawings and specifications) prepared by Tenant's Architect and Engineers or by
Contractors (defined below) shall be delivered by Tenant at Tenant's expense to
the Landlord within thirty (30) days after completion of the Tenant Work. If
Landlord has not received such drawings and diskette(s) within thirty (30) days,
Landlord may give Tenant written notice of such failure. If Tenant does not
produce the drawings and diskette(s) within ten (10) days after Landlord's
written notice, Landlord may, at Tenant's sole cost which may be deducted from
the Allowance, produce the drawings and diskette(s) using Landlord's personnel,
managers, and outside consultants and contractors. Landlord shall receive an
hourly rate reasonable for such production.

4.       Tenant Work.

         4.1.     Tenant Work Defined. All tenant improvement work described by
the Issued for Construction Documents (including, without limitation, any
approved changes, additions or alterations pursuant to Section 7 below) is
referred to in this Workletter as "Tenant Work."

         4.2.     Tenant to Construct. Tenant shall construct all Tenant Work
pursuant to this Workletter, and except to the extent modified by or
inconsistent with express provisions of this Workletter, pursuant with the
provisions of the terms and conditions of Article Nine of the Lease, governing
Tenant Alterations (except to the extent modified by this Workletter) and all
such Tenant Work shall be considered "Tenant Alterations" for purposes of the
Lease.

         4.3.     Construction Contract. All contracts and subcontracts for
Tenant Work shall include any terms and conditions reasonably required by
Landlord.

         4.4.     Contractor. Tenant shall select one or more contractors to
perform the Tenant Work ("Contractor") so long as reasonably satisfactory by
Landlord.

         4.5.     Division of Landlord Work and Tenant Work. Tenant Work is
defined in Section 4.1. above and Landlord Work, if any, is defined in
Section 2.

                               Exhibit B - Page 2
<PAGE>

5.       Tenant's Expense.

         Tenant agrees to pay for all Tenant Work, including, without
limitation, the costs of design and permitting thereof and Landlord's
construction administration fee (collectively, the "Improvement Costs"). The
Improvement Costs shall not include costs of "Tenant's FF&E" (defined below). To
the extent the "Allowance" (defined below) is available, and subject to the
terms and conditions of this Workletter, Tenant shall apply the Allowance to
payment of the Improvement Costs. Landlord shall provide Tenant a tenant
improvement allowance ("Allowance") in the amount of Five Hundred Sixty-three
Thousand Two Hundred Twenty-four and no/100 Dollars ($563,224.00). The Allowance
shall be used solely to reimburse Tenant for the Improvement Costs. For purposes
of this Workletter, "Tenant's FF& E" shall mean furniture, furnishings,
telephone systems, computer systems, equipment, any other personal property or
unattached fixtures and installation thereof. Tenant shall pay all costs of
Tenant's FF&E. If Tenant does not utilize one hundred percent (100%) of the
Allowance for Improvement Costs within twelve (12) months after the Delivery
Date of the Premises, Tenant shall have no right to the unused portion of the
Allowance.

         Notwithstanding anything to the contrary herein, the Improvements Cost
shall not include and Landlord shall be solely responsible for (and Tenant shall
have no responsibility for and the Allowance shall not be used for) the costs of
Landlord's obligations for Title III ADA compliance in the Common Areas pursuant
to Section 7.01(b) of the Lease.

6.       Application and Disbursement of the Allowance.

         6.1.     Tenant shall pay and disburse its own funds for that portion
of the Improvement Costs in excess of the Allowance, plus any amount payable
covered by the "Landlord's Retention" (defined below) subject to subsequent
disbursement of the Landlord's Retention as provided below. "Landlord's
Retention" shall mean an amount equal to fifteen percent (15%) of each
disbursement of the Allowance, which Landlord shall retain out of the Allowance
and shall not be obligated to disburse unless and until after Tenant has
completed the Tenant Work and complied with Section 6.4 below. Further, Landlord
shall not be obligated to make any disbursement of the Allowance unless and
until Tenant has provided Landlord with (a) bills and invoices covering all
labor and material expended and used, (b) an affidavit from Tenant stating that
all of such bills and invoices have either been paid in full by Tenant or are
due and owing, (c) contractors affidavit covering all labor and materials
expended and used, (d) Tenant, contractors and architectural completion
affidavits (as applicable), and (e) valid mechanics' lien releases and waivers
pertaining to any completed portion of the Tenant Work which shall be
conditional or unconditional, as applicable, all as provided pursuant to Section
6.2 and 6.4 below.

         6.2.     Upon Tenant's full compliance with the provisions of
Section 6, and if Landlord determines that there are no applicable or claimed
stop notices (or any other statutory or equitable liens of anyone performing any
of Tenant Work or providing materials for Tenant Work) or actions thereon,
Landlord shall disburse the applicable portion of the Allowance to pay
Improvement Costs on a monthly basis as follows:

                  (a)      In the event of conditional releases, to the
         respective contractor, subcontractor, vendor, or other person who has
         provided labor and/or services in connection with the Tenant Work, upon
         the following terms and conditions: (i) such costs are covered by the
         Allowance, and Tenant has completed and delivered to Landlord a written
         request for payment, in form reasonably approved by Landlord, setting
         forth the exact name of the contractor, subcontractor or vendor to whom
         payment is to be made and the date and amount of the bill or invoice,
         (ii) the request for payment is accompanied by the documentation set
         forth in Section 6.1; and (iii) Landlord, or Landlord's appointed
         representative, has inspected and reasonably approved the work for
         which Tenant seeks payment; or

                  (b)      In the event of unconditional releases, directly to
         Tenant upon the following terms and conditions: (i) Tenant seeks
         reimbursement for costs of Tenant Work which have been paid by Tenant
         and are covered by the Allowance; (ii) Tenant has completed and
         delivered to Landlord a request for payment, in form reasonably
         approved by Landlord, setting forth the name of the contractor,
         subcontractor or vendor paid and the date of payment, (iii) the request
         for payment is accompanied by the documentation set forth in Section
         6.1; and (iv) Landlord, or Landlord's appointed representative, has
         inspected and approved the work for which Tenant seeks reimbursement.

         6.3.     Tenant shall provide Landlord with the aforementioned
documents by the 15th of the month and payment shall be made by the 30th day of
the month following the month in which such documentation is provided.

         6.4.     Prior to Landlord disbursing the Landlord's Retention to
Tenant, Tenant shall submit to Landlord the following items within thirty (30)
days after completion of the Tenant Work: (i) "As Built" drawings and
specifications pursuant to Section 3.5 above, (ii) all unconditional lien
releases from all general contractor(s) and subcontractor(s) performing work,
(iii) a "Certificate of Completion" prepared by Tenant's Architect, and (iv) a
final budget with supporting documentation detailing all costs associated with
the Improvement Costs.

7.       Changes, Additions or Alterations.

         If Tenant desires to make any non-de minimis change, addition or
alteration or desires to make any change, addition or alteration to any of the
Building Systems after approval of the Issued for Construction

                               Exhibit B - Page 3
<PAGE>

Documents, Tenant shall prepare and submit to Landlord plans and specifications
with respect to such change, addition or alteration. Any such change, addition
or alteration shall be subject to Landlord's approval in accordance with the
provisions of Section 3.2 of this Workletter. Tenant shall be responsible for
any submission to and plan check and permit requirements of the applicable
governmental authorities.

8.       Miscellaneous.

         8.1.     Scope. Except as otherwise set forth in the Lease, this
Workletter shall not apply to any space added to the Premises by Lease option or
otherwise.

         8.2.     Tenant Work shall include (at Tenant's expense subject to the
Allowance) for all of the Premises:

                  (a)      Building approved lighting sensor controls as
necessary to meet applicable Laws;

                  (b)      Building Standard fluorescent fixtures in all
Building office areas;

                  (c)      Building Standard meters for each of electricity and
chilled water used by Tenant shall be connected to the Building's system and
shall be tested and certified prior to Tenant's occupancy of the Premises by a
State certified testing company; and

                  (d)      Building Standard ceiling systems (including tile and
grid).

         8.3.     Sprinklers. Subject to any terms, conditions and limitations
set forth herein, Landlord shall provide an operative sprinkler system
consisting of mains, laterals, and heads "AS IS" on the date of delivery of the
Premises to Tenant. Tenant shall pay for piping distribution, drops and
relocation of, or additional, sprinkler system heads and Building firehose or
firehose valve cabinets, if Tenant's Plans and/or any applicable Laws
necessitate such.

         8.4.     Floor Loading. Floor loading capacity shall be within building
design capacity. Tenant may exceed floor loading capacity with Landlord's
consent, at Landlord's sole discretion and must, at Tenant's sole cost and
expense, reinforce the floor as required for such excess loading.

         8.5.     Work Stoppages. If any work on the Real Property other than
Tenant Work is delayed, stopped or otherwise affected by construction of Tenant
Work, Tenant shall immediately take those actions necessary or desirable to
eliminate such delay, stoppage or effect on work on the Real Property other than
Tenant Work.

         8.6.     (Intentionally omitted.)

         8.7.     Life Safety. It is agreed that Tenant (or Contractor) shall
employ the services of a fire and life-safety subcontractor reasonably
satisfactory to Landlord for all fire and life-safety work at the Building.

         8.8.     Locks. Tenant agrees to purchase from Landlord or its
representative all cylinders and keys used in locks used in the Premises.
Notwithstanding any provision of the foregoing to the contrary, Tenant shall
have the right to obtain cylinders and keys for locks to and in the Premises
from its own vendor, provided that (a) the vendor develops a master key system
with a grand master key for all locks; (b) Tenant furnishes Landlord a copy of
the grand master key which Landlord may cause to be placed in the "knox box" for
use by the fire department in event of an emergency, and another grand master
key if requested by Landlord for Landlord's use for entry permitted under the
Lease; and (c) the name and contact information for Tenant's vendor for locks
used in the Premises.

         8.9.     Authorized Representatives. Tenant has designated Owen Gooding
of Argonaut Technologies to act as Tenant's representative with respect to the
matters set forth in this Workletter. Landlord has designated George Chu,
Managing Architect, MetLife Real Estate Investments, 400 South El Camino Real,
Suite 800, San Mateo, CA 94402, to act as Landlord's representative with respect
to the matters set forth in this Workletter. Such representative(s) shall have
full authority and responsibility to act on behalf of Tenant or Landlord, as the
case may be, as required in this Workletter. Tenant and Landlord may add or
replace their respective authorized representatives upon five (5) business days
notice to the other party.

         8.10.    Access to Premises. After Landlord has recovered possession of
the Premises from any prior Tenant, prior to delivery of possession to Tenant,
Tenant and its architects, engineers, consultants, and contractors shall have
access at reasonable times and upon advance notice and coordination with the
Building management, to the Premises for the purpose of planning Tenant Work.
Such access shall not in any manner interfere with Landlord Work, if any. Such
access, and all acts and omissions in connection with it, shall be subject to
and governed by all other provisions of the Lease, including, without
limitation, Tenant's indemnification obligations, insurance obligations, etc,
except for the payment of Base Rent and Additional Rent. To the extent that such
access by Tenant delays the Substantial Completion of the Landlord Work (if
any), such delay shall be a Tenant Delay and the Landlord Work shall be deemed
Substantially Complete on the date such Landlord Work would have been completed
but for such access.

         8.11.    Fee. Landlord shall receive a fee equal to two percent (2.0%)
of the Improvement Costs (excluding however, the fee itself) up to a maximum of
two percent (2.0%) of the total Allowance. Such fee is

                               Exhibit B - Page 4
<PAGE>

in addition to Tenant's reimbursement of out-of-pocket costs incurred by
Landlord pursuant to other provisions hereof.

9.       Force and Effect.

         The terms and conditions of this Workletter shall be construed to be a
part of the Lease and shall be deemed incorporated in the Lease by this
reference. Should any inconsistency arise between this Workletter and the Lease
as to the specific matters which are the subject of this Workletter, the terms
and conditions of this Workletter shall control.

10. Landlord Delay and Force Majeure.

         "Landlord Delay" shall consist of any delay in the construction of the
Tenant Work resulting from any delay by Landlord in approving Tenant's Plans or
a change order beyond the periods set forth in Section 3.2 of this Workletter.
In the event of any delay in the substantial completion of the Tenant Work
beyond the Commencement Date resulting from a Landlord Delay or Force Majeure,
the Commencement Date of the Term pursuant to Section 3.2(a) of Rider 2 shall be
extended one (1) day for each day of delay resulting therefrom.

11.      Early Access.

         Landlord shall provide access to the Premises to Tenant upon execution
of this Lease for Tenant's space planning purposes and for Tenant's preparation
of the Premises for occupancy. Such access shall be subject to all of the terms
of the Lease except the obligation to pay Monthly Base Rent, Rent Adjustment
Deposits or Rent Adjustments as provided in Section 3.2 of Rider 2.

12.      Pre-existing Hazardous Material.

         In the event that in the course of planning for and construction of the
Tenant Work, Tenant discovers that the Premises contain a Hazardous Material
which was present at the time Landlord delivered the Premises to Tenant and that
was not introduced by Tenant or Tenant's Agents ("Pre-existing Hazardous
Material"), Tenant shall immediately give Landlord written notice specifying in
reasonable detail such Hazardous Material discovered by Tenant, its location and
what action Tenant requests Landlord to take. Landlord shall either (a) promptly
establish that the substance is not a Hazardous Material, or that it was
introduced to the Building by Tenant or Tenant's Agents, or that Required
Remediation would not have been required but for aggravation of the Pre-existing
Condition by Tenant or Tenant's Agents, or that the Pre-existing Condition is in
compliance with Law applicable to the Building, in effect and interpreted as of
the Execution Date ("Applicable Law"), in any of which cases Landlord shall not
be responsible for the presence or Required Remediation (defined below) of such
Hazardous Material; or (b) with respect to the presence of Hazardous Material
for which Landlord is responsible, complete any "Required Remediation" with
reasonable diligence after Landlord's receipt of Tenant's notice, at Landlord's
sole cost and expense (the cost of which shall not be reimbursed to Landlord out
of the Allowance or be included in Operating Expenses). The term "Required
Remediation" shall mean such removal, reduction to a lower level of
concentration or exposure, encapsulation or other remediation required or
permitted by Applicable Law as a means of remediating any Hazardous Material
contained in the Premises. Provided however, to the extent that an act or
omission of Tenant or Tenant's Parties aggravates such Pre-existing Condition,
Landlord not be responsible for such aggravation or Required Remediation of such
aggravation of the Pre-existing Condition. If the presence of Hazardous Material
for which Landlord is responsible as set forth above causes Tenant to incur
increased design or construction costs in performing the Tenant Work that it
would not otherwise have incurred, the actual and reasonable additional,
incremental costs shall be reimbursed by Landlord to Tenant within forty-five
(45) days after receipt by Landlord from Tenant of an invoice documenting and
evidencing such increased costs with respect to work done and/or materials
supplied to the Premises. Any such reimbursement shall be separate and apart
from, and in addition to, the Allowance and shall not be deducted from the
Allowance. If such presence of Hazardous Material for which Landlord is
responsible, as set forth above, causes Substantial Completion of the Tenant
Work to be delayed until after the Commencement Date, such delay shall
constitute a Landlord Delay as provided in Section 10 of this Workletter.

                               Exhibit B - Page 5
<PAGE>

                                   EXHIBIT B-1
                                 (TO WORKLETTER)
                        DESCRIPTION OF PRELIMINARY PLANS

For purposes of Section 3.2 of the Workletter, the "Preliminary Plans" shall
mean those preliminary plans and specifications on the basis of which Tenant
shall prepare the Final Space Plan, which preliminary plans are as described
below and as attached as part of this Exhibit B-1, including the schematic space
plan labelled "Argonaut Technologies, Inc. Space Plan 220 Saginaw Redwood City,
CA 94063" prepared by aai, dated 11/12/03 on behalf of Tenant consisting of one
page.

The following general and specific descriptions of the Tenant Work accompany the
schematic space plan attached as a second page of this Exhibit, and the Room #
references correspond to those on such plan.

GENERAL DEMOLITION AND CONSTRUCTION:

Contractors will demolish approximately 550 lineal feet of existing walls and
adjacent flooring and T-bar ceiling. Approximately 900 lineal feet of new walls
will be installed as per attached schematic space plan. T-bar ceiling repair and
fire sprinkler modification will be required due to new wall configurations. New
flooring and paint will be installed throughout the Premises.

SPECIFIC DESCRIPTION OF TENANT IMPROVEMENTS (SEE SCHEMATIC SPACE PLAN):

<TABLE>
<CAPTION>
Room #         Description
------         -----------
<S>            <C>
107            Build conference room wall, install door
116            Build conference room wall, install door
120            Build storage room-install shelving
121            Build server room-Install fixtures to support servers and phone equipment
122            Build storage room-install shelving
124            Build mailroom-Install casework to support copy and mail equipment
130            Build lunchroom-Install plumbing and cabinetry in small kitchen area, install glass
               storefront windows
132            Build manufacturing floor-Install wire mould, compressed air and nitrogen lines, and
               ventilation ducts
134            Build service room- Install wire mould, compressed air and nitrogen lines
135            Build warehouse-Install shelving
136            Build machine shop-Install wire mould, compressed air
137            Build engineering wet lab- Install wire mould, compressed air, nitrogen lines, fume hoods,
               casework and sink
139            Build demo lab- Install wire mould, compressed air, nitrogen lines, fume hoods, casework and
               sink
140            Build engineering prototype- Install wire mould, compressed air and nitrogen lines
147            Build office, install door
148            Build office, install door
149            Build office, install door
150            Build office, install door
151            Build office, install door
152            Build conference room, install door
Rear Room      Build storage area for air compressor, nitrogen gas tank storage
</TABLE>

                               Exhibit B - Page 6
<PAGE>

                                   EXHIBIT B-1
                                 (TO WORKLETTER)
                        DESCRIPTION OF PRELIMINARY PLANS

                   ATTACH SCHEMATIC PLAN BY aai DATED 11/12/03

                               Exhibit B - Page 7
<PAGE>

                                    EXHIBIT C
                              SITE PLAN OF PROJECT

                               Exhibit C - Page 1
<PAGE>

                                    EXHIBIT D
                          PERMITTED HAZARDOUS MATERIAL

Permitted Hazardous Material includes insignificant amounts of substances listed
below so long as (i) such substances are maintained only in such quantities as
are reasonably necessary for Tenant's operations in the Premises, or such other
specific quantity limit as specified below, (ii) such substances are used
strictly in accordance with the manufacturers' instructions therefor and all
applicable laws, (iii) such substances are not disposed of in or about the
Building or the Project in a manner which would constitute a release or
discharge thereof, and (iv) all such substances are removed from the Building
and the Project by Tenant no later than the Termination Date.

<TABLE>
<CAPTION>
Type:                                                                                   Quantity:
-----                                                                                   ---------
<S>                                                                                     <C>
Substances typically found or used in general office applications, to
the extent the Premises is used for general offices                                     as noted above
</TABLE>

Permitted Hazardous Material also includes the substances listed below to the
extent of the quantities listed below:

<TABLE>
<CAPTION>
                                                    Average       Largest
Chemical Name                       Max Stored      Daily         Container           Physical Hazard
-------------                       ----------      -----         ---------           ---------------
<S>                                 <C>             <C>           <C>             <C>
ETHYL ALCOHOL                       8 gal.          4 gal.        1 gal.              Flammable liquid
METHANOL                            8 gal.          4 gal.        1 gal.              Flammable liquid
TETRAHYDROFURAN                     8 gal.          4 gal.        1 gal.              Flammable liquid
ACETONE                             8 gal.          4 gal.        1 gal.              Flammable liquid
ACETONITRILE                        8 gal.          4 gal.        1 gal.              Flammable liquid
2-PROPANOL                          8 gal.          4 gal.        1 gal.              Flammable liquid
DICHLOROETHANE                      8 gal.          4 gal.        1 gal.              Flammable liquid
TOLUENE                             8 gal.          4 gal.        1 gal.              Flammable liquid
PROPYLENEGLYCOL                     8 gal.          4 gal.        1 gal.              Flammable liquid
DIMETHYLFORMAMIDE                   8 gal.          4 gal.        1 gal.              Flammable liquid
SYLTHERM                            10 gal          5 gal         5 gal.              Flammable liquid
DICHLOROMETHANE                     8 gal.          4 gal.        1 gal.             Combustible liquid
ETHYLENE GLYCOL                     8 gal.          4 gal.        1 gal.             Combustible liquid
ACETIC ACID                         5 L             2.5 L         2.5 liter           Corrosive liquid
SULFURIC ACID                       5 L             2.5 L         2.5 liter           Corrosive liquid
SODIUM HYDROXIDE                    2 Kg            1 Kg          1 Kg                 Corrosive solid
AMMONIUM HYDROXIDE                  5 L             2.5 L         2.5 L               Corrosive liquid
                                    912 cubic feet  456 cubic     304 cubic
Nitrogen (compressed)                               feet          feet                 Compressed gas
Nitrogen (Liquid)                   750 L           500 L         250 liters          Cryogenic liquid
Hydrogen (compressed)               216 cubic ft    108 cubic ft  216 cubic       Compresses flammable gas
                                                                  feet
Helium (compressed)                 582 cubic feet  261 cubic     291 cubic            Compressed gas
                                                    feet          feet
</TABLE>

                                   Exhibit D
<PAGE>

                                    EXHIBIT E

                            FORM OF LETTER OF CREDIT

                    FOR INTERNAL IDENTIFICATION PURPOSES ONLY

                    Our No. __________ Other __________

                    Applicant ___________________________

TO:      Metropolitan Life Insurance Company
         [Address]
         Attention: EIM Manager

IRREVOCABLE LETTER OF CREDIT NO. ___________

         We hereby establish this irrevocable Letter of Credit in favor of the
aforesaid addressee ("Beneficiary") for drawings up to United States $__________
effective immediately. This Letter of Credit is issued, presentable and payable
at our office at [issuing bank's address in City specified by Landlord] and
expires with our close of business on ___________, 20___.

         The term "Beneficiary" includes any successor by operation of law of
the named Beneficiary including, without limitation, any liquidator,
rehabilitator, receiver or conservator.

         We hereby undertake to promptly honor your sight draft(s) drawn on us,
indicating our Credit No. ________, for all or any part of this Credit if
presented at our office specified in paragraph one on or before the expiry date
or any automatically extended expiry date.

         Except as expressly stated herein, this undertaking is not subject to
any agreement, condition or qualification. The obligation of [issuing bank]
under this Letter of Credit is the individual obligation of [issuing bank], and
is in no way contingent upon reimbursement with respect thereto.

         It is a condition of this Letter of Credit that it is deemed to be
automatically extended without amendment for one year from the expiry date
hereof, or any future expiration date, unless at least thirty (30) days prior to
an expiration date we notify you by registered mail that we elect not to
consider this Letter of Credit renewed for any such additional period.

         This Letter of Credit is transferable by the Beneficiary and by any
successive transferees at no charge or cost to Beneficiary or any transferee.
Transfers of this Letter of Credit are subject to receipt of Beneficiary's (and
subsequently, transferee's) instructions in the form attached hereto as Exhibit
A accompanied by the original Letter of Credit and amendments(s) if any.

         This Letter of Credit is subject to and governed by the Laws of the
State of New York and the 1993 revision of the Uniform Customs and Practice for
Documentary Credits of the International Chamber of Commerce (Publication 500)
and, in the event of any conflict, the Laws of the State of New York will
control. If this Credit expires during an interruption of business as described
in article 17 of said Publication 500, the bank hereby specifically agrees to
effect payment if this Credit is drawn against within 30 days after the
resumption of business.

                                                     Very truly yours,

                                                     -------------------------
                                                              [issuing bank]

                                    Exhibit E

<PAGE>

                         Exhibit A to Letter of Credit

_____________________________
c/o _________________________
_____________________________
_____________________________
Attention:____________________

             Re: Irrevocable Letter of Credit No. ________________

Ladies & Gentlemen:

         The undersigned acknowledges receipt of your advice No. ______________
of a credit issued in our favor, the terms of which are satisfactory. We now
return the original advice of the said credit with all amendments and
extensions, if any, and hereby irrevocably transfer the said credit and all
amendments and extensions thereof, if any, to:

                         _____________________________
                              [Name of Transferee]

                         _____________________________
                                    [Address]

         You are to inform the transferee of this transfer and such transferee
shall have sole rights as beneficiary under the credit, including any
amendments, extension or increases thereof, without notice to or further assent
from us.

         This transfer is at no charge or cost to Beneficiary or the transferee.

                                    Yours very truly,

                                    Beneficiary

                                    By:_______________________

                                    _______________________
                                              (Bank

                                    Exhibit E

<PAGE>

                                    EXHIBIT F
          FORM OF SUBORDINATION, NONDISTURBANCE & ATTORNMENT AGREEMENT

RECORDING REQUESTED
BY AND WHEN
RECORDED RETURN TO:

____________________, Esq.
____________________
____________________
____________________

                                 SUBORDINATION,
                                 NONDISTURBANCE
                            AND ATTORNMENT AGREEMENT

NOTICE:  THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT RESULTS IN
         YOUR LEASEHOLD ESTATE IN THE PROPERTY BECOMING SUBJECT TO AND OF LOWER
         PRIORITY THAN THE LIEN OF SOME OTHER OR LATER SECURITY INSTRUMENT.

                                  DEFINED TERMS

EXECUTION DATE:
--------------------------------------------------------------------------------
BENEFICIARY & ADDRESS:

Attn:
with a copy to:

--------------------------------------------------------------------------------
TENANT & ADDRESS:

--------------------------------------------------------------------------------
LANDLORD & ADDRESS:

--------------------------------------------------------------------------------
LOAN: A first mortgage loan in the original principal amount of $
     from Beneficiary to Landlord.
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NOTE: A Promissory Note executed by Landlord in favor of Beneficiary in the
      amount of the Loan dated as of
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DEED OF TRUST: A Deed of Trust, Security Agreement and Fixture Filing dated as
of executed by Landlord, to       as Trustee, for the benefit of Beneficiary
securing repayment of the Note to be recorded in the records of the County in
which the Property is located.

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LEASE AND LEASE DATE: The lease entered into by Landlord and Tenant dated as of
              covering the Premises.
[Add amendments]

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PROPERTY:  [Property Name]
           [Street Address 1]
           [City, State, Zip]

           The Property is more particularly described on Exhibit A.

                  THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT
(the "Agreement") is made by and among Tenant, Landlord, and Beneficiary and
affects the Property described in Exhibit A. Certain terms used in this
Agreement are defined in the Defined Terms. This Agreement is entered into as of
the Execution Date with reference to the following facts:

                  A.       Landlord and Tenant have entered into the Lease
covering certain space in the improvements located in and upon the Property (the
"Premises").

                  B.       Beneficiary has made or is making the Loan to
Landlord evidenced by the Note.

                                   Exhibit F
<PAGE>

The Note is secured, among other documents, by the Deed of Trust.

                  C.       Landlord, Tenant and Beneficiary all wish to
subordinate the Lease to the lien of the Deed of Trust.

                  D.       Tenant has requested that Beneficiary agree not to
disturb Tenant's rights in the Premises pursuant to the Lease in the event
Beneficiary forecloses the Deed of Trust, or acquires the Property pursuant to
the trustee's power of sale contained in the Deed of Trust or receives a
transfer of the Property by a conveyance in lieu of foreclosure of the Property
(collectively, a "Foreclosure Sale") but only if Tenant is not then in default
under the Lease beyond applicable notice and cure periods and Tenant attorns to
Beneficiary or a third party purchaser at the Foreclosure Sale (a "Foreclosure
Purchaser").

                  NOW THEREFORE, in consideration of the premises and the mutual
covenants contained herein, the parties agree as follows:

                  1.       Subordination. The Lease and the leasehold estate
created by the Lease and all of Tenant's rights under the Lease are and shall
remain subordinate to the Deed of Trust and the lien of the Deed of Trust, to
all rights of Beneficiary under the Deed of Trust and to all renewals,
amendments, modifications and extensions of the Deed of Trust.

                  2.       Acknowledgements by Tenant. Tenant agrees that: (a)
Tenant has notice that the Lease and the rent and all other sums due under the
Lease have been or are to be assigned to Beneficiary as security for the Loan.
In the event that Beneficiary notifies Tenant of a default under the Deed of
Trust and requests Tenant to pay its rent and all other sums due under the Lease
to Beneficiary, Tenant shall pay such sums directly to Beneficiary or as
Beneficiary may otherwise request; (b) Tenant shall send a copy of any default
notice under the Lease to Beneficiary at the same time Tenant sends such default
notice to Landlord; and (c) this Agreement satisfies any condition or
requirement in the Lease relating to the granting of a nondisturbance agreement.

                  3.       Foreclosure and Sale. In the event of a Foreclosure
Sale:

                           (a)      So long as Tenant complies with this
         Agreement and is not in default under any of the provisions of the
         Lease beyond applicable notice and cure periods, the Lease shall
         continue in full force and effect as a direct lease between Beneficiary
         and Tenant, and Beneficiary will not disturb the possession of Tenant,
         subject to this Agreement. To the extent that the Lease is extinguished
         as a result of a Foreclosure Sale, a new lease shall automatically go
         into effect upon the same provisions as contained in the Lease between
         Landlord and Tenant, except as set forth in this Agreement, for the
         unexpired term of the Lease. Tenant agrees to attorn to and accept
         Beneficiary as landlord under the Lease and to be bound by and perform
         all of the obligations imposed by the Lease, or, as the case may be,
         under the new lease, in the event that the Lease is extinguished by a
         Foreclosure Sale. Upon Beneficiary's acquisition of title to the
         Property, Beneficiary will perform all of the obligations imposed on
         the Landlord by the Lease except as set forth in this Agreement;
         provided, however, that Beneficiary shall not be: (i) liable for any
         act or omission of a prior landlord (including Landlord) except to the
         extent arising out of a default continuing after Beneficiary's
         acquisition of title to the Property; or (ii) subject to any offsets or
         defenses that Tenant might have against any prior landlord (including
         Landlord); or (iii) bound by any rent or additional rent which Tenant
         might have paid in advance to any prior landlord (including Landlord)
         for a period in excess of one month or by any security deposit,
         cleaning deposit or other sum that Tenant may have paid in advance to
         any prior landlord (including Landlord) except to the extent actually
         received by Beneficiary; or (iv) bound by any amendment, modification,
         assignment or termination of the Lease made without the written consent
         of Beneficiary; (v) obligated or liable with respect to any
         representations, warranties or indemnities contained in the Lease; or
         (vi) liable to Tenant or any other party for any conflict between the
         provisions of the Lease and the provisions of any other lease affecting
         the Property which is not entered into by Beneficiary.

                           (b)      Upon the written request of Beneficiary
         after a Foreclosure Sale, the parties shall execute a lease of the
         Premises upon the same provisions as contained in the Lease between
         Landlord and Tenant, except as set forth in this Agreement, for the
         unexpired term of the Lease.

                           (c)      Notwithstanding any provisions of the Lease
         to the contrary, from and after the date that Beneficiary acquires
         title to the Property as a result of a Foreclosure Sale, (i)
         Beneficiary will not be obligated to expend any monies to restore
         casualty damage in excess of available insurance proceeds; (ii) tenant
         shall not have the right to make repairs and deduct the cost of such
         repairs from the rent without a judicial determination that Beneficiary
         is in default of its obligations under the Lease; (iii) in no event
         will Beneficiary be obligated to indemnify Tenant, except where
         Beneficiary has been actively negligent in the performance of its
         obligations as landlord; and (iv) other than determination of fair
         market value, no disputes under the Lease shall be subject to
         arbitration unless Beneficiary and Tenant agree to submit a particular
         dispute to arbitration.

                  4.       Subordination and Release of Purchase Options. Tenant
represents that it has no right or option of any nature to purchase the Property
or any portion of the Property or any interest in the Borrower. To the extent
Tenant has or acquires any such right or option, these rights or options are
acknowledged to be subject and subordinate to the Mortgage and are waived and
released as to Beneficiary and any Foreclosure Purchaser.

                                   Exhibit F
<PAGE>

                  5.       Acknowledgement by Landlord. In the event of a
default under the Deed of Trust, at the election of Beneficiary, Tenant shall
and is directed to pay all rent and all other sums due under the Lease to
Beneficiary.

                  6.       Construction of Improvements. Beneficiary shall not
have any obligation or incur any liability with respect to the completion of the
improvements in which the Premises are located at the commencement of the term
of the Lease.

                  7.       Notice. All notices under this Agreement shall be
deemed to have been properly given if delivered by overnight courier service or
mailed by United States certified mail, with return receipt requested, postage
prepaid to the party receiving the notice at its address set forth in the
Defined Terms (or at such other address as shall be given in writing by such
party to the other parties) and shall be deemed complete upon receipt or refusal
of delivery.

                  8.       Miscellaneous. Beneficiary shall not be subject to
any provision of the Lease that is inconsistent with this Agreement. Nothing
contained in this Agreement shall be construed to derogate from or in any way
impair or affect the lien or the provisions of the Deed of Trust. This Agreement
shall be governed by and construed in accordance with the laws of the State of
in which the Property is located.

                  9.       Liability and Successors and Assigns. In the event
that Beneficiary acquires title to the Premises or the Property, Beneficiary
shall have no obligation nor incur any liability beyond the lesser of (a) Five
Million Dollars ($5,000,000.00) or (b) Beneficiary's then equity interest in the
Property and Tenant shall look solely to Beneficiary's then equity interest for
the payment and performance of any obligations imposed upon Beneficiary under
this Agreement or under the Lease but Tenant's recourse against Beneficiary
shall in no event exceed the amount of Five Million Dollars ($5,000,000.00).
This Agreement shall run with the land and shall inure to the benefit of the
parties and, their respective successors and permitted assigns including a
Foreclosure Purchaser. If a Foreclosure Purchaser acquires the Property or if
Beneficiary assigns or transfers its interest in the Note and Deed of Trust or
the Property, all obligations and liabilities of Beneficiary under this
Agreement shall terminate and be the responsibility of the Foreclosure Purchaser
or other party to whom Beneficiary's interest is assigned or transferred. The
interest of Tenant under this Agreement may not be assigned or transferred
except in connection with an assignment of its interest in the Lease which has
been consented to by Beneficiary.

                  IN WITNESS WHEREOF, the parties have executed this
Subordination, Nondisturbance and Attornment Agreement as of the Execution Date.

NOTICE:                    THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT
                           AGREEMENT CONTAINS PROVISIONS WHICH ALLOW THE PERSON
                           OBLIGATED ON THE LEASE TO OBTAIN A LOAN, A PORTION OF
                           WHICH MAY BE EXPENDED FOR OTHER PURPOSES THAN
                           IMPROVEMENT OF THE PROPERTY.

IT IS RECOMMENDED THAT THE PARTIES CONSULT WITH THEIR ATTORNEYS PRIOR TO THE
EXECUTION OF THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT.

BENEFICIARY:                                ___________________________________,
                                            ___________________________________

                                            By _________________________________
                                            Its ____________________________

TENANT:                                     ___________________________________,
                                            a _________________________________

                                            By ________________________________
                                            Its ____________________________

LANDLORD:                                   ___________________________________,
                                            a _________________________________

                                            By ________________________________
                                            Its ____________________________

                                   Exhibit F
<PAGE>

                                    EXHIBIT A

                              PROPERTY DESCRIPTION

                                   Exhibit F
<PAGE>

State of _____________

County of ____________

On ______________, 200___ before me, ____________________, personally appeared
___________________, personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person whose name is subscribed to the within
instrument and acknowledged to me that he/she executed the same in his/her
authorized capacity, and that by his/her signature on the instrument the person,
or the entity upon behalf of which the person acted, executed the instrument.

WITNESS my hand and official seal.

Signature ________________________________           (Seal)

*****************

State of _____________

County of ____________

On ______________, 200___ before me, ____________________, personally appeared
___________________, personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person whose name is subscribed to the within
instrument and acknowledged to me that he/she executed the same in his/her
authorized capacity, and that by his/her signature on the instrument the person,
or the entity upon behalf of which the person acted, executed the instrument.

WITNESS my hand and official seal.

Signature ________________________________           (Seal)

*****************

State of _____________

County of ____________

On ______________, 200__ before me, ____________________, personally appeared
___________________, personally known to me (or proved to me on the basis of
satisfactory evidence) to be the person whose name is subscribed to the within
instrument and acknowledged to me that he/she executed the same in his/her
authorized capacity, and that by his/her signature on the instrument the person,
or the entity upon behalf of which the person acted, executed the instrument.

WITNESS my hand and official seal.

Signature ________________________________           (Seal)

                                   Exhibit F
<PAGE>

                                     RIDER 1
                           COMMENCEMENT DATE AGREEMENT

Metropolitan Life Insurance Company, a New York corporation ("Landlord"), and
Argonaut Technologies, Inc., a Delaware corporation ("Tenant"), have entered
into a certain Lease dated as of March , 2004 (the "Lease").

WHEREAS, Landlord and Tenant wish to confirm and memorialize the Commencement
Date and Expiration Date of the Lease as provided for in Section 2.02(b) of the
Lease;

NOW, THEREFORE, in consideration of the foregoing and the mutual covenants
contained herein and in the Lease, Landlord and Tenant agree as follows:

         1.       Unless otherwise defined herein, all capitalized terms shall
have the same meaning ascribed to them in the Lease.

         2.       The Commencement Date (as defined in the Lease) of the Lease
is __________________.

         3.       The Expiration Date (as defined in the Lease) of the Lease is
 __________________.

         4. Tenant hereby confirms the following:

                  (a)      That it has accepted possession of the premises
                           pursuant to the terms of the Lease;

                  (b)      That the Landlord Work, if any, is Substantially
                           Complete; and

                  (c) That the Lease is in full force and effect.

         5.       Except as expressly modified hereby, all terms and provisions
of the Lease are hereby ratified and confirmed and shall remain in full force
and effect and binding on the parties hereto.

         6.       The Lease and this Commencement Date Agreement contain all of
the terms, covenants, conditions and agreements between the Landlord and the
Tenant relating to the subject matter herein. No prior other agreements or
understandings pertaining to such matters are valid or of any force and effect.

         IN WITNESS WHEREOF, Landlord and Tenant have executed this Commencement
Date Agreement and such execution and delivery have been duly authorized.

TENANT:                                     LANDLORD:
------                                      --------

Argonaut Technologies, Inc.                 Metropolitan Life Insurance Company,
a Delaware corporation                      a New York corporation

By  ________________________________        By  ________________________________

    ________________________________            ________________________________
             Print name                                    Print name
Its ________________________________        Its ________________________________
(Chairman of Board, President or
 Vice President)

By  ________________________________

    ________________________________
             Print name
Its ________________________________

(Secretary, Assistant Secretary, CFO or Assistant Treasurer)

                             Rider 1 - Page 1 of 1

<PAGE>

                                     RIDER 2
                              ADDITIONAL PROVISIONS

         This Rider 2 ("Rider") is attached to and a part of a certain Lease
dated as of March __, 2004, executed concurrently herewith by Metropolitan Life
Insurance Company, a New York corporation, as Landlord, and Argonaut
Technologies, Inc., a Delaware corporation (for purposes of this Rider,
"Argonaut"), as Tenant, for the Premises as described therein (the "Lease").

SECTION 1.        DEFINED TERMS; FORCE AND EFFECT

Capitalized terms used in this Rider shall have the same meanings set forth in
the Lease except as otherwise specified herein and except for terms capitalized
in the ordinary course of punctuation. This Rider forms a part of the Lease.
Should any inconsistency arise between this Rider and any other provision of the
Lease as to the specific matters which are the subject of this Rider, the terms
and conditions of this Rider shall control.

SECTION 2.        (intentionally omitted)

SECTION 3.        CONDITION OF PREMISES; DELIVERY; CONSTRUCTION PERIOD;
COMMENCEMENT DATE; TERM

         3.1.     AS-IS Condition. Tenant hereby leases and Landlord shall
deliver the Premises to Tenant in its AS IS condition, without any express or
implied representations or warranties of any kind by Landlord, its brokers,
manager or agents, or the employees of any of them regarding the Premises; and
Landlord shall not have any obligation to construct or install any tenant
improvements or alterations or to pay for any such construction or installation
except to the extent of any Allowance specifically provided in the Workletter.
Any Tenant Work and Landlord Work, if any, shall be subject to and governed by
the Workletter and other applicable provisions of this Lease.

         3.2.     Projected Delivery Date; Delivery Date; Commencement Date:
Tenant's Obligations During Construction Period; Term.

         (a)      Landlord shall tender possession of the Premises to Tenant no
later than April 1, 2004 (the "Projected Delivery Date"). On the date Landlord
actually tenders possession of the Premises to Tenant in the required condition
(the "Delivery Date"), the Premises shall be subject to, and Tenant shall
observe and perform, all the conditions and covenants applicable to Tenant under
this Lease, except as otherwise expressly provided in this Rider. During the
period (the "Construction Period") from the Delivery Date until the Commencement
Date (defined below), in recognition of Tenant's construction and installations
in, and preparation of, the Premises for the use and occupancy permitted by this
Lease, Tenant shall not be obligated to pay Monthly Base Rent, Rent Adjustment
Deposits or Rent Adjustments. The Term of this Lease shall be as shown in
Section 1.01(5) of the Basic Lease Provisions and shall commence on the date
specified in Section 1.01(6) of the Basic Lease Provisions as the Projected
Commencement Date, which same date shall be the Commencement Date of the Term,
except as provided in Section 3.3 below with respect to late delivery.

         (b)      If the Commencement Date occurs on any date other than the
Projected Commencement Date, then within thirty (30) days following the
occurrence of the Commencement Date, upon request by Landlord, Tenant and
Landlord shall enter into an agreement (which is attached to this Lease as Rider
1) confirming the Commencement Date and the Expiration Date. If Tenant fails to
enter into such agreement, then the Commencement Date and the Expiration Date
shall be the dates designated by Landlord in such agreement.

         3.3      Failure to Deliver Possession.

         (a)      If Landlord shall be unable to give possession of the Premises
on the Projected Delivery Date by reason of the following: (i) the holding over
or retention of possession of any tenant, tenants or occupants, or (ii) for any
other reason beyond the reasonable control of Landlord, then Landlord shall not
be subject to any liability for the failure to give possession on said date so
long as Landlord has used and continues to use reasonable efforts to deliver
possession to Tenant as soon as possible. Under such circumstances the Projected
Commencement Date and Commencement Date shall be delayed by a number of days
equal to the days of delay in Landlord's delivery of possession to Tenant. No
such failure to give possession on the originally scheduled Projected
Commencement Date shall affect the validity of this Lease or the obligations of
the Tenant hereunder. If Rider 2 or the Workletter requires that any Landlord
Work or Tenant Work or both be Substantially Complete as an element of
determining when the Delivery Date or Commencement Date occurs, then such work
shall be deemed Substantially Complete if the delay in achieving actual
Substantial Completion shall be due to any Tenant Delay and/or default on the
part of Tenant. In the event of any dispute as to whether the applicable work is
Substantially Complete, the decision of Landlord's architect shall be final and
binding on the parties.

         (b)      Notwithstanding any of the foregoing provisions of this
Section 3.3 to the contrary, if Landlord has not tendered possession of the
Premises on or before the Sunset Date (defined below), then, as Tenant's sole
and exclusive remedy, Tenant shall have the option to terminate this Lease
exercisable by giving written notice to Landlord within three (3) business days
after the Sunset Date. If Tenant does not timely give notice of its election to
terminate this Lease as aforesaid and delivery of possession does not occur on
or before the date which is thirty (30) days following the Sunset Date, then
Tenant shall again have such option to terminate this Lease in the manner
described above and such date shall constitute the new

                              Rider 2 - Page 1 of 5
<PAGE>

Sunset Date; it being the intention of the parties that Tenant shall have a
recurring termination option after each such thirty (30) day period following
the initial Sunset Date if Landlord has not tendered possession by the end of
each such thirty (30) day period. As used in this Lease, "Sunset Date" means the
initial Sunset Date which is thirty (30) days after the Projected Delivery Date
and any succeeding new Sunset Dates (at thirty (30) day intervals after the
initial Sunset Date). On or before the Sunset Date, if such date includes any
period of Force Majeure, Landlord shall give Tenant written notice of the
resulting calendar date which is the Sunset Date.

SECTION 4.        MONUMENT SIGNAGE.

         (a)      Grant of Right. Notwithstanding any provision of Section 6.06
of the Lease to the contrary, Tenant shall have the right to place Tenant
identification on one line of the existing, exterior monument sign for the
Building in which the Premises are located, subject to the terms and conditions
set forth in this Section ("Exterior Sign Right").

         (b)      General Conditions & Requirements. The size, type, style,
materials, color, method of installation and exact location of the sign, and the
contractor for and all work in connection with the sign, contemplated by this
Section shall (i) be subject to Tenant's compliance with all applicable laws,
regulations and ordinances and with any covenants, conditions and restrictions
of record which affect the Property; (ii) be subject to Tenant's compliance with
all requirements of Landlord's current Project signage criteria at the time of
installation; (iii) be consistent with the design of the Building and the
Project; (iv) be further subject to Landlord's prior written consent, which
consent shall not be unreasonably withheld. Tenant shall, at its sole cost and
expense, procure, install, maintain in first class appearance and condition, and
remove such sign.

         (c)      Removal & Restoration. Upon the expiration or termination of
the Exterior Sign Right, but in no event later than the expiration of the Term
or earlier termination of the Lease, Tenant shall, at its sole cost and expense,
remove such sign and shall repair and restore the area in which the sign was
located to its condition prior to installation of such sign.

         (d)      Right Personal. The Exterior Sign Right under this Section is
personal to Argonaut and may not be used by, and shall not be transferable or
assignable (voluntarily or involuntarily) to any person or entity other than an
assignee of the Lease or a subtenant of all or substantially all the Premises,
in each case which is either a Permitted Transferee or approved by Landlord
pursuant to the Lease.

SECTION 5.        TENANT'S TERMINATION OPTION.

Landlord hereby grants Tenant a single option (the "Termination Option") to
accelerate the Expiration Date of the Term of the Lease, upon and subject to the
terms and conditions set forth below:

         (a)      Exercise. The Termination Option is exercisable only by
written notice (the "Termination Notice") given by Tenant to Landlord no later
than the last day of the thirty-ninth (39th) month after the Commencement Date.
Exercise of this Termination Option shall accelerate the Expiration Date to that
date (the "Early Termination Date") which is the last day of the forty-eighth
(48th) month after the Commencement Date.

         (b)      Termination Fee. Within thirty (30) days after notice from
Landlord, Tenant shall pay Landlord the "Termination Fee", which as used herein
shall mean the amount equal to the unamortized portion as of the Early
Termination Date of the "Transactional Costs" (as defined below) plus interest
at eight percent (8%) per annum amortized on a straight line basis in equal
monthly installments over a period of five (5) years (beginning on the
Commencement Date). As used herein, "Transactional Costs" means Seven Hundred
Eighty-six Thousand Seventy-one Dollars ($786,071.00).

         (c)      Conditions. Notwithstanding anything to the contrary contained
herein, all rights of Tenant pursuant to the Termination Option shall terminate
at Landlord's option upon written notice from Landlord to Tenant, and shall be
of no further force and effect, whereupon no prior or subsequent exercise of the
Termination Option shall be of any force or effect, and the Lease shall continue
in full force and effect in any of the following events:

         (1) Tenant does not timely pay Landlord the Termination Fee as provided
         above; or

         (2) at the time of exercise of the Termination Option or at any time
         thereafter through the Early Termination Date, Tenant shall be in
         breach of and default under the Lease or there exists any act or
         omission on the part of Tenant which, with the passage of time or the
         giving of notice, or both, would constitute a breach of and default
         under the Lease, and in such event, any Termination Fee paid to
         Landlord shall be held by Landlord as a Security Deposit governed by
         the provisions of Article Five of the Lease.

         (d)      After Exercise. Upon and after Tenant's exercise of the
Termination Option, all of the terms and conditions of the Lease shall continue
to apply except the Expiration Date of the Lease shall be the Early Termination
Date and the term of the Lease shall be adjusted accordingly. Without limiting
the generality of the foregoing, in addition to payment of the Termination Fee,
Tenant shall timely pay Landlord all other amounts as and when they become due
and payable under the Lease accruing through the Early Termination Date.

                              Rider 2 - Page 2 of 5
<PAGE>

         (e)      Time. Without limiting the generality of any provision of the
Lease, time shall be of the essence with respect to all of the provisions of
this Section.

         (f)      Option Personal. The Termination Option is personal to
Argonaut and may not be exercised by, and shall not be transferable or
assignable (voluntarily or involuntarily) to any other person or entity other
than a Permitted Transferee which is an assignee of the Lease and which has
satisfied the requirements of Sections 10.01 and 10.05 of this Lease, and such
Permitted Transferee may exercise the right without Tenant joining in or
consenting to such exercise, and notwithstanding anything to the contrary,
Tenant shall remain liable for all obligations under the Lease, including those
resulting from any such exercise with the same force and effect as if Tenant had
joined in such exercise.

SECTION 6.        OPTION TO EXTEND.

         (a)      Landlord hereby grants Tenant a single option ("Option") to
extend the initial Term of the Lease for an additional period of three (3) years
(such period may be referred to as the "Option Term"), as to the entire Premises
as it may then exist, upon and subject to the terms and conditions of this
Section (the "Option To Extend"), and provided that at the time of exercise of
the option: (i) Tenant or a Permitted Transferee must be in occupancy of at
least seventy-five percent (75%) of the Premises; and (ii) there has been no
material adverse change in Tenant's financial position from such position as of
the date of execution of the Lease, as certified by Tenant, and as supported by
Tenant's certified financial statements prepared by Tenant's independent
certified public accountants, copies of which shall be delivered to Landlord
with Tenant's written notice exercising its option hereunder. Without limiting
the generality of the foregoing, Landlord may reasonably conclude there has been
a material adverse change if Tenant does not certify there has been no such
change and provide the supporting financial statements.

         (b)      Tenant's election (the "Election Notice") to exercise the
Option To Extend must be given to Landlord in writing no earlier than the date
which is twelve (12) months prior to, and no later than the date which is nine
(9) months prior to, the Expiration Date . If Tenant either fails or elects not
to exercise the then applicable Option to Extend by not timely giving its
Election Notice, then such Option to Extend shall be null and void.

         (c)      The Option Term shall commence immediately after the
expiration of the preceding initial Term or Option Term, as applicable. Tenant's
leasing of the Premises during the Option Term shall be upon and subject to the
same terms and conditions contained in the Lease except that: (i) the Monthly
Base Rent shall be amended to an amount to equal the "Option Term Rent", defined
and determined in the manner set forth in the immediately following Subsection
(and otherwise, Tenant shall continue to pay Rent Adjustments, all other Rent
and all other charges pursuant to the Lease and Tenant shall continue to pay
directly the utility or service provider for all utilities or services which
Tenant is to obtain directly pursuant to other provisions of the Lease); (ii)
the Security Deposit, if any, shall be increased within fifteen (15) days after
the Fair Market Rental Rate (defined below) has been determined to equal five
hundred percent (500%) of the highest monthly installment of Monthly Base Rent
thereunder, but in no event shall the Security Deposit be decreased; and (iii)
Tenant shall accept the Premises in its "AS-IS" condition without any obligation
of Landlord to repaint, remodel, repair, improve or alter the Premises or to
provide Tenant any allowance therefor. If Tenant timely and properly exercises
the Option To Extend, references in the Lease to the Term shall be deemed to
mean the initial Term as extended by the Option Term unless the context clearly
requires otherwise.

         (d)      The Option Term Rent shall mean the greater of (i) the Monthly
Base Rent payable by Tenant under this Lease calculated at the rate applicable
for the last full month of the initial Term (respectively, the "Preceding Rent")
(during the Option Term, Tenant shall continue to pay Rent Adjustments and other
charges pursuant to the Lease and Tenant shall continue to pay directly the
utility or service provider for all utilities or services which Tenant is to
obtain directly pursuant to other provisions of the Lease, but such amounts
shall not be counted as part of the Preceding Rent as used herein) or (ii) the
"Fair Market Rental Rate". "Fair Market Rental Rate" shall mean as to Monthly
Base Rent the monthly net rental (exclusive of expenses and taxes) per rentable
square foot which a tenant would pay and which a willing landlord would accept
for first class office and laboratory space comparable to the Premises in the
Project for the period for which such rental is to be paid and for a lease on
terms substantially similar to those of the Lease (including, without
limitation, those applicable to Taxes, Operating Expenses and exclusions, but
also considering so-called net and triple net leases, and leases utilizing
operating expense stops or base years, and making appropriate adjustment between
such leases and this Lease, as described below), based on prevailing market
conditions in the Project at the time such determination is made ("Comparable
Transactions"). Without limiting the generality of the foregoing, Comparable
Transactions shall be for a term similar to the term of tenancy and for space
comparable in use, floor layout and levels (if the Building has more than one
level), square footage and location within the Project as the transaction for
which Fair Market Rental Rate is being determined; however, leases of unusual or
odd shaped spaces shall not be considered. In any determination of Fair Market
Rental Rate, the stated or contract monthly net rental in Comparable
Transactions shall be appropriately adjusted to take into account the different
terms and conditions prevailing in such transactions and those present in the
Lease, including, without limitation: (1) the extent to which average annual
expenses and taxes per rentable square foot payable by tenants in Comparable
Transactions vary from those payable by Tenant under the Lease; (2) the
concessions, if any, being given by the landlord in Comparable Transactions,
such as presence or absence of parking charges, abatement of any such charges,
rental abatement periods, loans at below-market interest rates, moving
allowances, space planning allowances, lease takeover payments and work
allowances, as compared to any tenant improvement, refurbishment or repainting
allowance given to Tenant under the Lease for the space for which Fair Market
Rental Rate is being determined; (3)

                              Rider 2 - Page 3 of 5
<PAGE>

the brokerage commissions, fees and bonuses payable by landlords in Comparable
Transactions (whether to tenant's agent, such landlord or any person or entity
affiliated with such landlord), as compared to any such amounts payable by
Landlord to any recognized broker(s) on account of the transaction for which
Fair Market Rental Rate is being determined; (4) the time value of money; and
(5) any material difference between the definition of rentable area and the
ratio of project rentable to useable square feet in Comparable Transactions, as
compared to such figures applicable to the space for which Fair Market Rental
Rate is being determined.

         (e)      The determination of Fair Market Rental Rate based upon the
foregoing criteria shall be made by Landlord, in the good faith exercise of
Landlord's business judgment. Within forty-five (45) days after Tenant's
exercise of the Option To Extend, Landlord shall notify Tenant of Landlord's
determination of Option Term Rent for the Premises. If Landlord notifies Tenant
that the Option Term Rent shall equal the Preceding Rent, such determination
shall be conclusive and binding to set the Preceding Rent as the Option Term
Rent for the then applicable Option Term, and Tenant shall not be entitled or
required to give further notice, and the extension shall be effective and
binding (subject to Subsection (j) below). Provided however, if Landlord
notifies Tenant that Landlord has determined that the Fair Market Rental Rate is
greater than the Preceding Rent and that Landlord will require such Fair Market
Rental Rate as the Option Term Rent, Tenant may, within fifteen (15) days after
receipt thereof, deliver to Landlord a written notice either accepting
Landlord's estimate of Fair Market Rental Rate or setting forth Tenant's
estimate of Fair Market Rental Rate, in which case Landlord and Tenant will
promptly meet and attempt to agree upon Fair Market Rental Rate. Tenant's
failure to timely deliver such notice within such fifteen (15) day period shall
be deemed its cancellation of the Option. If no agreement in writing on Fair
Market Rental Rate can be reached within ten (10) business days after Landlord's
receipt of Tenant's estimate, Landlord and Tenant shall meet within an
additional ten (10) business days and each simultaneously submit to the other in
a sealed envelope its good faith estimate of Fair Market Rental Rate (the
"Estimates"). If the higher Estimate is not more than one hundred five percent
(105%) of the lower Estimate, then Fair Market Rental Rate shall be the average
of the two Estimates. If such simultaneous submission of Estimates does not
occur within such ten (10) business day period, then either party may by notice
to the other designate any reasonable time within five (5) business days
thereafter and any reasonable place at or near the Building for such meeting to
take place. In the event only one party submits an Estimate at that meeting,
such Estimate shall be Fair Market Rental. In the event neither party submits an
Estimate at that meeting, the transaction for which Fair Market Rental Rate is
being determined shall be deemed canceled and of no further force or effect.

         (f)      If the higher Estimate is more than one hundred five percent
(105%) of the lower Estimate, then either Landlord or Tenant may, by written
notice given to the other at any time within five (5) business days after
receipt of the Estimates, require that the disagreement be resolved by
arbitration. In the event neither party gives such written notice within such
period, the transaction for which Fair Market Rental Rate is being determined
shall be deemed canceled and of no further force or effect. Within five (5)
business days after such notice, the parties shall select as arbitrators three
(3) mutually acceptable independent MAI appraisers with experience in real
estate activities, including at least five (5) years experience in appraising
space in the San Bernardino-Riverside warehouse/industrial market ("Qualified
Appraisers"). If the parties cannot timely agree on such arbitrators, then
within the following five (5) business days, each shall select and inform the
other party of one (1) Qualified Appraiser and within a third period of five (5)
business days, the two appraisers (or if only one (1) has been duly selected,
such single appraiser) shall select as arbitrators a panel of three additional
Qualified Appraisers, which three arbitrators shall proceed to determine Fair
Market Rental Rate pursuant to Section 4 below. Both Landlord and Tenant shall
be entitled to present evidence supporting their respective positions to the
panel of three arbitrators.

         (g)      Once a panel of arbitrators has been selected as provided
above, then as soon thereafter as practicable each arbitrator shall select one
of the two Estimates as the one which, in its opinion, is closer to Fair Market
Rental Rate. The determination by the arbitrators shall be in accordance with
the definition and standards for the determination of the Fair Market Rental
Rate as set forth above, and in no event shall any arbitrator modify any
provision of the Lease in arriving at his or her determination. Upon an
Estimate's selection by two (2) of the arbitrators, it shall be the applicable
Fair Market Rental Rate and such selection shall be binding upon Landlord and
Tenant. If the arbitrators collectively determine that expert advice is
reasonably necessary to assist them in determining Fair Market Rental Rate, then
they may retain one or more qualified persons, including but not limited to
legal counsel, brokers, architects or engineers, to provide such expert advice,
provided however, any such advice and consultation shall be in the presence of
all the arbitrators, Landlord and Tenant, with full right on the part of each to
cross-examine. The party whose Estimate is not chosen by the arbitrators shall
pay the costs of the arbitrators and any experts retained by the arbitrators.
Any fees of any counsel or expert engaged directly by Landlord or Tenant,
however, shall be borne by the party retaining such counsel or expert.

         (h)      In the event the determination of the Fair Market Rental Rate
has been submitted to arbitration but such arbitration has not been concluded
prior to the commencement of the applicable Option Term, Tenant shall pay to
Landlord the amount set forth in Landlord's Estimate under Subsection (e) above
(plus all other Rent due for the Option Term). In the event the Fair Market
Rental Rate determined by arbitration results in any Monthly Base Rent different
from such amount, Tenant shall immediately pay to Landlord any greater amount so
determined by arbitration and if a lesser amount is determined due by
arbitration, Landlord shall give Tenant a credit against the next Monthly Base
Rent installments due from Tenant to Landlord under the Lease.

         (i)      This Option to Extend is personal to Argonaut and may not be
used by, and shall not be

                              Rider 2 - Page 4 of 5
<PAGE>

transferable or assignable (voluntarily or involuntarily) to any person or
entity other than a Permitted Transferee which is an assignee of the Lease and
which has satisfied the requirements of Sections 10.01 and 10.05 of this Lease,
and such Permitted Transferee may exercise the right without Tenant joining in
or consenting to such exercise, and notwithstanding anything to the contrary,
Tenant shall remain liable for all obligations under the Lease, including those
resulting from any such exercise with the same force and effect as if Tenant had
joined in such exercise.

         (j)      Upon the occurrence of any of the following events, Landlord
shall have the option, exercisable at any time prior to commencement of the
Option Term, to terminate all of the provisions of this Section with respect to
the Option to Extend, with the effect of canceling and voiding any prior or
subsequent exercise so this Option to Extend is of no force or effect:

                  (i)      Tenant's failure to timely exercise the Option to
     Extend in accordance with the provisions of this Section.

                  (ii)     The existence at the time Tenant exercises the Option
     to Extend or at the commencement of the Option Term of any Default.

         (k)      Without limiting the generality of any provision of the Lease,
time shall be of the essence with respect to all of the provisions of this
Section.

         IN WITNESS WHEREOF, the parties hereto have executed this Rider 2 as of
the date first set forth in the Lease.

TENANT:                                     LANDLORD:

Argonaut Technologies, Inc.                 Metropolitan Life Insurance Company,
a Delaware corporation                      a New York corporation

By  ________________________________        By  ________________________________

    ________________________________            ________________________________
             Print name                                    Print name
Its _________________________________       Its ________________________________
(Chairman of Board, President or
 Vice President)

By  ________________________________

    ________________________________
             Print name
Its ________________________________

(Secretary, Assistant Secretary, CFO or Assistant Treasurer)

                             Rider 2 - Page 5 of 5<PAGE>

                              [MERRILL LYNCH LOGO]

                              HOTEL LOAN AGREEMENT

                           FOR A LOAN IN THE AMOUNT OF

                                   $36,000,000

                                MADE BY AND AMONG

                               ASHFORD DAYTON LP,
                              ASHFORD COLUMBUS LP,
                              ASHFORD FLAGSTAFF LP,
                             ASHFORD PHOENIX LP, AND
                              ASHFORD SYRACUSE LP,
                       EACH A DELAWARE LIMITED PARTNERSHIP

                                 AS "BORROWERS"

                                       AND

                             MERRILL LYNCH CAPITAL,
          A DIVISION OF MERRILL LYNCH BUSINESS FINANCIAL SERVICES INC.,
                             A DELAWARE CORPORATION
                      222 NORTH LASALLE STREET - 16TH FLOOR
                             CHICAGO, ILLINOIS 60601

                                   AS "LENDER"

                             ASHFORD HOTEL PORTFOLIO

                          Dated as of December 24, 2003

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                                               PAGE
                                                                                                               ----
<S>                                                                                                            <C>
ARTICLE 1 INCORPORATION OF RECITALS, EXHIBITS AND SCHEDULES..................................................     2

         1.1      Incorporation of Recitals..................................................................     2
         1.2      Incorporation of Exhibits and Schedule.....................................................     2
         1.3      Definitional Provisions....................................................................     2

ARTICLE 2 LOAN AND LOAN DOCUMENTS............................................................................     2

         2.1      Conditions Precedent.......................................................................     2
         2.2      Loan Documents.............................................................................     2
         2.3      Disbursements..............................................................................     3
         2.4      Term of the Loan...........................................................................     4
         2.5      Prepayments................................................................................     5
         2.6      Interest...................................................................................     5
         2.7      Monthly Payments...........................................................................     6
         2.8      Exit Fee...................................................................................     6
         2.9      Default Interest and Late Charge...........................................................     6
         2.10     Project Partial Prepayments, Partial Releases..............................................     7

ARTICLE 3 FINANCIAL REPORTING COVENANTS......................................................................     7

         3.1      Financial Information Reporting............................................................     7
         3.2      Financial Information Form and Examination.................................................     9

ARTICLE 4 OPERATIONAL AND OTHER COVENANTS....................................................................     9

         4.1      Leasing and Operational Covenants..........................................................     9
         4.2      Other Borrower Covenants...................................................................    14
         4.3      Authorized Representative..................................................................    22

ARTICLE 5 BORROWER'S REPRESENTATIONS AND WARRANTIES..........................................................    23

         5.1      Borrower's Representations and Warranties..................................................    23

ARTICLE 6 ENVIRONMENTAL MATTERS..............................................................................    28

         6.1      Environmental Representations and Warranties...............................................    28
         6.2      Environmental Covenants....................................................................    28
         6.3      Right of Entry and Disclosure of Environmental Reports.....................................    29
         6.4      Environmental Indemnitor's Remedial Work...................................................    31
         6.5      Environmental Indemnity....................................................................    31
         6.6      Remedies Upon an Environmental Default.....................................................    32
         6.7      Unconditional Environmental Obligations....................................................    33
         6.8      Assignment of Environmental Obligations Prohibited.........................................    33
         6.9      Indemnification Separate from the Loan.....................................................    33

ARTICLE 7 CASUALTIES AND CONDEMNATION........................................................................    34

         7.1      Lender's Election to Apply Insurance Proceeds on Indebtedness..............................    34
         7.2      Borrower's Obligation to Rebuild and Use of Insurance Proceeds Therefor....................    34
</TABLE>

                                      -i-
<PAGE>

<TABLE>
<S>                                                                                                              <C>
ARTICLE 8 EVENTS OF DEFAULT AND REMEDIES.....................................................................    35

         8.1      Events of Default..........................................................................    35
         8.2      Remedies Conferred Upon Lender.............................................................    37

ARTICLE 9 LOAN EXPENSE, COSTS AND ADVANCES...................................................................    38

         9.1      Loan and Administration Expenses...........................................................    38
         9.2      Right of Lender to Make Advances to Cure Borrower's Defaults...............................    39
         9.3      Increased Costs............................................................................    39
         9.4      Borrower Withholding.......................................................................    39
         9.5      Document and Recording Tax Indemnification.................................................    39

ARTICLE 10 ASSIGNMENTS BY LENDER AND DISCLOSURE..............................................................    40

         10.1     Assignments and Participations.............................................................    40
         10.2     Disclosure of Information..................................................................    40

ARTICLE 11 GENERAL PROVISIONS................................................................................    40

         11.1     Captions...................................................................................    40
         11.2     Waiver of Jury Trial.......................................................................    40
         11.3     Jurisdiction...............................................................................    41
         11.4     Governing Law..............................................................................    42
         11.5     Lawful Rate of Interest....................................................................    42
         11.6     Modification; Consent......................................................................    42
         11.7     Waivers; Acquiescence or Forbearance Not to Constitute Waiver of Lender's
                  Requirements...............................................................................    42
         11.8     Disclaimer by Lender.......................................................................    43
         11.9     Partial Invalidity; Severability...........................................................    44
         11.10    Definitions Include Amendments.............................................................    44
         11.11    Execution in Counterparts..................................................................    44
         11.12    Entire Agreement...........................................................................    44
         11.13    Waiver of Damages..........................................................................    45
         11.14    Claims Against Lender......................................................................    45
         11.15    Set-Offs...................................................................................    45
         11.16    Relationship...............................................................................    45
         11.17    Agents.....................................................................................    46
         11.18    Interpretation.............................................................................    46
         11.19    Successors and Assigns.....................................................................    46
         11.20    Time is of the Essence.....................................................................    46
         11.21    Notices....................................................................................    46
         11.22    Joint and Several Liability................................................................    48
</TABLE>

                                      -ii-
<PAGE>

                LIST OF EXHIBITS AND SCHEDULES TO LOAN AGREEMENT

Joinder           Principal's Limited Joinder

Exhibit A         Legal Description of Land

Exhibit B         Permitted Exceptions

Exhibit C         Litigation

Exhibit D         Rent Roll

Exhibit E         Insurance Requirements

Exhibit F         Environmental Documents

Exhibit G         FF&E Not Owned by Borrower

Exhibit H         Intellectual Property

Exhibit I         Direct and Indirect Ownership of Borrowers, Project Lessee and
                   Principal

Exhibit J         Franchise Licenses

Exhibit K         Release Price

Exhibit L         Encroachments

Schedule I        Definitions

                                     -iii-
<PAGE>

                              HOTEL LOAN AGREEMENT

                  THIS HOTEL LOAN AGREEMENT ("AGREEMENT") is made as of December
__, 2003, by and among ASHFORD DAYTON LP, ASHFORD COLUMBUS LP, ASHFORD FLAGSTAFF
LP, ASHFORD PHOENIX LP, and ASHFORD SYRACUSE LP, each a Delaware limited
partnership (collectively, "BORROWERS"; each a "BORROWER"), and MERRILL LYNCH
CAPITAL, a Division of Merrill Lynch Business Financial Services Inc., a
Delaware corporation (collectively, with its successors and assigns, "LENDER").

                                    RECITALS

            A.    Each Borrower is the owner in fee simple of the land or, in
the case of Ashford Columbus LP, the lessee of the air rights legally described
in Exhibit A below the name of such Borrower, together with the improvements
located thereon or therein generally consisting of a hotel and related
facilities as more specifically described in Exhibit A.

            B.    Principal has applied to Lender for a loan to Borrowers of up
to Thirty-Six Million and No/100ths Dollars ($36,000,000.00) (the "LOAN") for
the purpose of refinancing acquisition costs and financing renovation costs for
the Projects, and Lender is willing to make the Loan on the terms and conditions
hereinafter set forth. The Loan is evidenced by that certain Promissory Note of
even date herewith made by Borrowers in the original principal amount of
Thirty-Six Million and No/100ths Dollars ($36,000,000.00) and payable to Lender
(the Promissory Note and all amendments thereto and substitutions therefor are
hereinafter referred to as the "NOTE"). The terms and provisions of the Note are
hereby incorporated by reference, in this Agreement.

            C.    Borrowers' obligations under the Loan will be secured by,
among other items, (a) the Mortgages, (b) a Security Agreement encumbering
Borrowers' personal property (the "SECURITY AGREEMENT") and (c) a Lessee
Security Agreement encumbering Project Lessee's personal property (the "LESSEE
SECURITY AGREEMENT"), each granting Lender a first priority security interest in
all of the assets of each Borrower and a security agreement executed by Project
Lessee granting Lender a first priority security interest in all personal
property owned by Project Lessee and used in connection with each Project. This
Agreement, the Note, the Mortgages, that certain Lessor Estoppel Certificate and
Agreement executed December __, 2003, by and between Ashford Columbus LP, Lender
and Huntington Center Associates, and any other documents evidencing or securing
the Loan or executed in connection therewith, and any modifications, renewals
and extensions thereof, are referred to herein collectively as the "LOAN
DOCUMENTS."

            D.    Each Borrower has entered into a lease of the Project owned by
such Borrower (each, a "PROJECT LEASE") with Ashford TRS Corporation, a Delaware
corporation (together with its successors and assigns, "PROJECT LESSEE"),
pursuant to which Project Lessee will lease each Project to the applicable
Borrower.

            NOW, THEREFORE, in consideration of the foregoing and the mutual
covenants and agreements herein contained, the parties hereto agree as follows:

<PAGE>

                                    ARTICLE 1
                INCORPORATION OF RECITALS, EXHIBITS AND SCHEDULES

1.1   INCORPORATION OF RECITALS.

            The foregoing preambles and all other recitals set forth herein are
made a part hereof by this reference.

1.2   INCORPORATION OF EXHIBITS AND SCHEDULE.

            Exhibits A through J, the Limited Joinder and Schedule I to this
Agreement, attached hereto are incorporated in this Agreement and expressly made
a part hereof by this reference.

1.3   DEFINITIONAL PROVISIONS.

            All terms defined in Schedule I of this Agreement or otherwise in
this Agreement shall, unless otherwise defined therein, have the same meanings
when used in the Note, Mortgage, any other Loan Documents, or any certificate or
other document made or delivered pursuant hereto. The words "hereof", "herein"
and "hereunder" and words of similar import when used in this Agreement shall
refer to this Agreement. The word "include(s)" when used in this Agreement and
the other Loan Documents means "include(s), without limitation," and the word
"including" means "including, but not limited to."

                                   ARTICLE 2
                             LOAN AND LOAN DOCUMENTS

2.1   CONDITIONS PRECEDENT.

            Borrowers agree that Lender's obligation to close the Loan is
conditioned upon Borrowers' delivery, performance and satisfaction, in Lender's
sole discretion, of all items set forth (a) in that certain Loan Application
accepted by Principal on October 31, 2003 (the "LOAN APPLICATION") and (b) on
that certain Closing Checklist issued with respect to such Loan Application.

2.2   LOAN DOCUMENTS.

            Borrowers agree that Borrowers will, on or before the Closing Date,
execute and deliver or cause to be executed and delivered to Lender this
Agreement and the other Loan Documents in form and substance acceptable to
Lender. In addition, Borrowers shall deliver such other documents, instruments
or certificates as Lender and its counsel may reasonably require, including such
documents as Lender in its sole discretion deems necessary or appropriate to
effectuate the terms and conditions of this Agreement and the other Loan
Documents, and to comply with the laws of the states of Illinois and, as
applicable, New York, Ohio and Arizona. Furthermore, Borrowers acknowledge that
Borrowers are obligated to cause their counsel to issue a legal opinion (in form
reasonably satisfactory to Lender) for the benefit of Lender.

                                      -2-
<PAGE>

2.3   DISBURSEMENTS.

            (a)   Subject to the terms, provisions and conditions of this
Agreement and the other Loan Documents, on the Closing Date, Borrowers agree to
borrow from Lender and Lender shall disburse to Borrowers from the proceeds of
the Loan the sum of $27,800,000 (the "INITIAL FUNDING AMOUNT").

            (b)   Holdback. The balance of the proceeds of the Loan in an amount
equal to $8,200,000 (the "HOLDBACK") shall be retained by Lender as holdback for
the costs and expenses incurred in connection with renovating the Projects as or
to be approved by Lender in accordance with the terms and conditions hereof
(collectively, the "RENOVATION WORK"; with respect to any Project, the "PROJECT
RENOVATION WORK"). On or before the Closing Date, Borrowers shall submit to
Lender, for approval by Lender and Lender's Consultant, a preliminary
description of the Renovation Work, including a preliminary schedule for
completion of the Project Renovation Work for each Project (each, a "PRELIMINARY
HOLDBACK COMPLETION SCHEDULE"), and a preliminary budget for the Project
Renovation Work for each Project (each, a "PRELIMINARY PROJECT HOLDBACK
BUDGET"). Absent a default hereunder or under any of the other Loan Documents,
Lender shall make disbursements of portions of the Holdback subject to the
following conditions:

                  (i)   At least fifteen (15) business days prior to the date of
      any such advance, Borrowers shall provide Lender with a written request
      for payment executed by Borrowers together with copies of invoices, lien
      waivers, applications for payments, canceled checks, or other evidence of
      payment of amounts due and payable by Borrowers in connection with and
      specifying the portion thereof allocated to the Project Renovation Work
      for each Project to which such request for payment relates;

                  (ii)  Lender shall have received, at Borrowers' expense, an
      endorsement to the applicable Title Policy(ies) insuring the priority of
      the applicable Mortgage with respect to such advance and indicating that
      no intervening liens exist against the applicable Project(s);

                  (iii) Lender shall have approved, in its reasonable
      discretion, all Project Renovation Work, each Holdback Completion
      Schedule, each Project Holdback Budget and the other Project Construction
      Documents (as each term is defined herein);

                  (iv)  Borrowers shall have delivered evidence satisfactory to
      Lender, in its sole discretion, that the Holdback is sufficient to
      complete the Renovation Work in accordance with each Project Holdback
      Budget or, if insufficient, Borrowers shall have deposited with Lender
      additional funds necessary to complete the Renovation Work (Borrowers'
      deposit to be disbursed before any balance of the Holdback);

                  (v)   Lender's Consultant shall have inspected and approved
      each portion of the Renovation Work completed;

                                      -3-
<PAGE>

                  (vi)  Such advances shall be made no more than twice a month
in minimum amounts of $25,000 with the final advance to be made no later than
twenty (20) months after the Closing Date; and

                  (vii) Such advances shall be utilized to pay the actual costs
of the Renovation Work as portions of same are completed and, at Lender's
option, advances shall be made by Lender directly to the architect, contractor,
supplier or other third party entitled to receive payment thereto.

            Borrowers shall complete the Renovation Work within eighteen (18)
months after the Closing Date.

2.4   TERM OF THE LOAN.

            (a)   Unless due and payable sooner pursuant to Section 2.8 or
Article 8, all principal, interest and other sums due under the Loan Documents
shall be due and payable in full on December 31, 2007 (the "INITIAL MATURITY
DATE"), provided that Borrowers shall have the right to extend the Maturity Date
(the "EXTENSION OPTION") for an additional twelve (12) month term (such twelve
(12) month period is hereinafter referred to as the "EXTENSION TERM"), thereby
extending the Maturity Date to the twelve month anniversary of the Initial
Maturity Date (the "EXTENDED MATURITY DATE").

            (b)   Borrowers may only exercise the Extension Option upon
satisfying the following conditions:

                  (i)   Borrowers shall have delivered to Lender written notice
      (the "EXTENSION NOTICE") of such election no earlier than ninety (90) days
      and no later than forty-five (45) days prior to the Initial Maturity Date;

                  (ii)  Lender shall have received Borrowers' and Principal's
      most recent financial statements, certified as correct by Borrowers and
      Principal. There must be no Material Adverse Change in Borrowers' or
      Principal's financial condition;

                  (iii) The Renovation Work has been completed in accordance
      with all requirements of this Loan Agreement;

                  (iv)  Such notice is accompanied by a non-refundable extension
      fee equal to $180,000 or one-half percent (0.5%) of the outstanding
      principal balance of the Loan as of the date of the Extension Notice,
      whichever is less;

                  (v)   No Event of Default then exists under the Loan
      Documents, nor any event exists which would be an Event of Default if not
      cured within the time allowed;

                  (vi)  Project Yield must be equal to or greater than fifteen
      percent (15%); and

                                      -4-
<PAGE>

                  (vii) For the Extension Term, the Debt Service Coverage Ratio
      is not less than 1.4:1.00.

2.5   PREPAYMENTS.

            The Loan may not be voluntarily prepaid in full or in part prior to
the first day of the fourth (4th) month after the date hereof (the "LOCKOUT
PERIOD"). Thereafter, Borrowers shall have the right to make prepayments of the
Loan, in whole or in part at any time provided Borrowers (a) give Lender at
least seven (7) days' prior written notice, (b) pays all accrued and unpaid
interest, (c) pays the proportionate amount of the Exit Fee due hereunder based
upon the amount of the Loan prepaid at such time, and (d) pays all other fees
and costs due from Borrowers to Lender including any attorneys' fees and
disbursements incurred by Lender as a result of the prepayment. In the event
Lender declares the Loan immediately due and payable at a time when an Exit Fee
would be due or during the Lockout Period, such Exit Fee shall be paid upon any
tender of payment at any time or upon acceleration of the Loan. In the event any
Borrower receives any payment with respect to a Commercial Lease (other than
rental payments and expense reimbursements) including lease termination,
cancellation or similar fees and insurance or condemnation proceeds, Borrowers
shall immediately prepay the principal balance of the Loan in an amount equal to
such payment, but such prepayment will be net of the calculation of the Exit Fee
then due with respect to the portion of the Loan that is prepaid.

2.6   INTEREST.

            Except as provided in Section 2.10(a), the principal amount of the
Loan outstanding from time to time shall bear interest until paid at a rate
equal to a floating rate per annum equal to three and one-quarter percent
(3.25%) plus the Base Rate (the aggregate rate referred to as the "INTEREST
RATE"), but in no event shall the Interest Rate be lower than four and three
quarters percent (4.75%). Interest shall be calculated based on a three hundred
sixty (360) day year and charged for the actual number of days elapsed.

            Notwithstanding the foregoing, if Borrower fails to deliver the
Letter of Credit to Lender pursuant to the terms of Section 4.1(o)(ii) herein,
the Interest Rate shall increase to a floating rate per annum equal to one
percent (1%) plus the Base Rate (such aggregate rate is referred to herein as
the ("INCREASED INTEREST RATE") and Borrower shall pay interest on the
outstanding principal balance of the Loan at the Increased Interest Rate from
the date of such failure to deliver the Letter of Credit pursuant to Section
4.1(o)(i) until the Letter of Credit has been delivered to Lender. All
references is this Agreement and the other Loan Documents to the "Interest Rate"
shall be deemed to refer to the "Increased Interest Rate" until the Letter of
Credit has been delivered to Lender, or there is an Event of Default hereunder.

                                      -5-
<PAGE>

2.7   MONTHLY PAYMENTS.

            Commencing on February 1, 2004, Borrowers shall pay interest
computed on the outstanding principal balance of the Loan at the Interest Rate
monthly in arrears on the first (1st) day of each month.

            In addition to the interest payments due on the Loan, commencing on
the first day of January, 2006 and continuing on the first day of each month
thereafter until the outstanding principal amount has been repaid, Borrowers
shall make additional monthly principal amortization payments of Fifty-Seven
Thousand and No/100 Dollars ($57,000.00).

            Monthly payments of interest and amortization due to Lender as
described in this Section 2.7 shall be paid to Lender by Automated Clearing
House debit of immediately available funds from the financial institution
account designated by Borrowers in the Automated Clearing House debit
authorization executed by Borrowers in connection with this Agreement; and shall
be effective upon receipt. Borrowers shall execute any and all forms and
documentation necessary from time to time to effectuate such automatic debiting.
In no event shall any such payments be refunded to Borrowers.

2.8   EXIT FEE.

            Upon the repayment of the Loan (whether on the Maturity Date or on
any other date) or upon the acceleration of the Loan by Lender as provided
herein, Borrowers will pay to Lender an exit fee equal to $180,000 less any
portion of the Exit Fee already paid to Lender pursuant to Section 2.5 above
PLUS, if the Loan is repaid during the Lockout Period or accelerated by Lender
so that the Loan becomes due during the Lockout Period, the amount of interest
that would have accrued at the Interest Rate (assuming a Base Rate equal to the
Base Rate effective on the day the Loan is repaid or accelerated by Lender) from
the repayment or acceleration date through the end of the Lockout Period
(collectively, the "EXIT FEE"). The Exit Fee shall be deemed to be earned upon
the execution of this Agreement. In the event that Borrowers refinance the Loan
with a securitizable loan from any other Merrill Lynch & Co. division or
Affiliate, Lender will waive the payment of the Exit Fee otherwise due at the
time of the repayment of the Loan from the proceeds of such refinance. There is
no obligation by any Merrill Lynch & Co. division or Affiliate to provide a
securitizable loan or even a quote thereon (either based on the then-existing
market rates or otherwise). Any such securitizable loan shall be on terms
mutually acceptable to the parties thereto, in their sole discretion. Lender has
no obligation to provide any partial waiver or discount of the Exit Fee in any
other circumstances.

2.9   DEFAULT INTEREST AND LATE CHARGE.

            (a)   So long as an Event of Default has occurred and is then
continuing, interest shall accrue at a rate per annum equal to five percentage
points (500 basis points) in excess of the Interest Rate otherwise applicable on
each outstanding advance of the Loan, but shall not at any time exceed the
highest rate permitted by law (the "DEFAULT RATE").

                                      -6-
<PAGE>

            (b)   If payments of principal (other than the final payment of
principal due at maturity), interest due on the Loan, or any other amounts due
hereunder or per the Note or the other Loan Documents are not timely made and
remain overdue for a period of five (5) days, Borrowers, without notice or
demand by Lender, promptly shall pay an amount ("LATE CHARGE") equal to five
percent (5%) of each delinquent payment.

2.10  PROJECT PARTIAL PREPAYMENTS, PARTIAL RELEASES.

            At any time after the Lockout Period, Borrowers shall have the right
to obtain a release of Lender's liens against a Project in connection with a
partial prepayment of the Loan provided that each of the following conditions
are satisfied: (a) the partial prepayment is in an amount equal to or greater
than the sum of the Release Price for such Project plus that portion of the Exit
Fee payable under Sections 2.5 and 2.8, (b) no default under the Loan Documents
has occurred and is then continuing, (c) no less than two of the Projects will
remain as collateral for Borrowers' obligations under the Loan Documents, (d)
Project Yield for the Projects remaining as collateral will be equal to or
greater than sixteen percent (16%), and (e) such release Project is refinanced
with or sold, in an arms-length transaction, to an unrelated third party who or
which is not an Affiliate of any Borrower or Principal. Upon any such permitted
prepayment and the satisfaction of such conditions Lender will release its liens
encumbering such Project and, except for all obligations accruing prior to such
prepayment and those obligations which under the terms hereof or under any other
Loan Document would otherwise expressly survive the repayment of the Loan, such
Project and the Borrower owning such Project shall no longer be subject to the
Loan Documents. If each of the foregoing conditions is satisfied and the Project
located in Syracuse, NY is released by Lender from the lien of the applicable
Mortgage pursuant to the terms of this Section 2.10, Lender shall also release
the partnership interests in Ashford Syracuse LP from the lien of those certain
Assignments of Partnership Interest of even date herewith.

                                    ARTICLE 3
                          FINANCIAL REPORTING COVENANTS

3.1   FINANCIAL INFORMATION REPORTING.

            (a)   Monthly Information. Within twenty (20) days following the end
of each month, each Borrower shall deliver to Lender with respect to such
Borrower and with respect to the Project owned by such Borrower (or cause
Project Lessee to deliver): (i) a balance sheet as of the end of the preceding
month, specifically identifying all prepayments and receipts in respect of
future Project operations; (ii) a statement of income and expenses showing the
results of operation for the preceding month and fiscal year-to-date, in
comparison the same month and year-to-date for the prior fiscal year, and in
comparison with the Annual Budget including room statistics (e.g., available
rooms, occupied rooms, average daily room rate and revenue per available room);
(iii) for the preceding month, the previous twelve (12) months and the fiscal
year-to-date (A) a cash summary detailing all cash activity and reconciling
beginning and end cash balances, (B) aged accounts receivable and accounts
payable, (C) a summary of activity in the FF&E Reserve with a detailed schedule
of computation, funding and uses of the FF&E Reserve, and (D) a detailed
accounting of any FF&E acquired, sold or otherwise disposed of by such Borrower
or the Project Lessee; (iv) current cash flow projections for the balance of the
period covered by the Annual Budget, a report of occupancy for the previous
month (including the average daily room rate) and a comparison of the budgeted
total income and total expenses for the subject month, with

                                      -7-
<PAGE>

a detailed explanation of variances of five percent (5%) or more between
budgeted and actual amounts for such month.

            (b)   Annual Information. Within thirty (30) days after the end of
each calendar year, each Borrower shall deliver or cause to be delivered to
Lender audited annual financial statements (including, balance sheet, an income
statement and a statement of cash flows) for such Borrower. Borrowers shall
cause Principal to provide Lender with its (i) annual Federal Income Tax Returns
within ten (10) days after timely filing thereof, and (ii) annual certified
financial statements within twenty (20) days after each fiscal year of such
Principal. Upon request from Lender, which, except after an Event of Default,
shall be no more frequently than annually, each Borrower shall deliver (or cause
Project Lessee to deliver) to Lender the following with respect to the
applicable Project: (i) a true, correct and complete copy of the check register
showing all paid invoices, indicating date paid, amount paid and check number;
(ii) a true correct and complete copy of the cash disbursements journal; (iii) a
reforecast of income and expenses for the remainder of the current fiscal year
as compared to the Annual Budget; (iv) a report explaining variances, the bases
for reforecasts, changes in competition and market conditions and other items;
and (v) evidence of the timely payment of all taxes.

            (c)   Budgets. Prior to the Closing Date and within thirty (30) days
prior to the end of each fiscal year, each Borrower shall deliver (or cause
Project Lessee to deliver) to Lender the following with respect to the
applicable Project: (i) a projection of Net Operating Income by fiscal month for
the next fiscal year presented in a form consistent with the Uniform System of
Accounts (the "OPERATING BUDGET") and including projections of average daily
room rates and occupancy levels; and (ii) a projection by fiscal month of
capital expenditures for the next fiscal year presented in a form approved by
Lender (the "CAPITAL BUDGET"). Any expense that will involve a payment to or for
the benefit of such Borrower, Manager or any Affiliate shall be noted as a
separate line item in the Operating Budget. The Operating Budget will be
presented in comparison with the budgeted and actual performance for the fiscal
year then ending. The Operating Budget and the Capital Budget shall constitute
the "ANNUAL BUDGET" for the applicable Project. By written notice to Lender,
Borrowers shall have the one time right during each fiscal quarter to modify
Projected Operating Revenue for such fiscal quarter, provided that such
modification is based upon actual results or known circumstances described in
such notice believed by Borrowers in good faith to justify such modification.
The delivery of the Annual Budgets shall be deemed a certification by Borrowers
that each contains information and relies upon assumptions, in each case, only
to the extent reasonably believed to be correct and achievable by Borrowers and
Manager. Borrowers shall also provide Lender with notice of any material changes
in the marketing plan for each Project. If requested by Lender, each Borrower
and Manager shall meet with Lender to explain and discuss the Annual Budgets.
Borrowers shall use commercially reasonable efforts to comply with each Annual
Budget in regard to Operating Revenue and shall not incur any material expense
not included in such Annual Budget except in the event of an emergency requiring
an expenditure for the preservation of the applicable Project, or any part
thereof, or prevention of injury to guests or employees and except for

                                      -8-
<PAGE>

expenses which are beyond the reasonable control of Borrowers and expenses
incurred as a result of an unanticipated increase in occupancy at the applicable
Project.

            (d)   Reports and Inspections. Within ten (10) days after receipt,
Borrowers shall deliver to Lender (i) each Smith travel/Star research report,
(ii) each Licensor inspection report and (iii) any other financial or quality
scores or reports or material notices from Manager or Licensor (to the extent
not otherwise required to be delivered under this Agreement).

3.2   FINANCIAL INFORMATION FORM AND EXAMINATION.

            All financial statements to be provided to Lender as described
herein shall be in a format approved in writing by Lender in Lender's reasonable
discretion, in accordance with sound accounting practices prepared on a
consistent basis (and with respect to annual financial statements, such
statements shall be audited by an independent certified public accountant
reasonably acceptable to Lender), which fairly present the financial
condition(s) as of the date(s) indicated. Each financial statement shall be
certified as true, complete and correct by its preparer and by the applicable
Borrower or, as applicable, Project Lessee or the Principal. Borrowers and
Principal shall provide such additional financial information as Lender
reasonably requires (which may include specific information concerning each
Borrower's, General Partner's and Principal's other real estate holdings,
including property income and expenses, debt service requirements and
occupancy). Borrowers and Principal shall during regular business hours on
reasonable advance notice permit Lender or any of Lender's representatives
(including an independent firm of certified public accountants) to have access
to and examine all of its books and records regarding Borrowers, General
Partner, Manager, Project Lessee in each case as the same related to the
development and operation of the Projects. Borrowers shall within ten (10) days
after Lender's request, furnish Lender with a written statement, duly
acknowledged, setting forth the sums according to each Borrower's books and
records of any right of set-off, counterclaim or other defense that exists
against such sums and such Borrower's obligations under the Loan Documents.

                                    ARTICLE 4
                         OPERATIONAL AND OTHER COVENANTS

4.1   LEASING AND OPERATIONAL COVENANTS.

            (a)   Leasing Restrictions. Without the prior written consent of
Lender, no Borrower shall (i) enter into (or permit any Project Lessee to enter
into) any Commercial Leases of the Project or any portion thereof, (ii) modify,
amend or terminate (or permit each Project Lessee to modify, amend or terminate)
any Commercial Lease, (iii) accept any rental payment on a Commercial Lease for
more than one month in advance of its due date or (iv) enter into any ground
lease of the Project. Borrowers shall provide (or cause each Project Lessee to
provide) Lender with a copy of all Commercial Leases no less than ten (10) days'
prior to execution of such Commercial Leases and the effectiveness of each such
Commercial Lease shall be subject to Lender's approval. Borrowers shall add (or
require each Project Lessee to add) an automatic attornment provision to such
Commercial Lease

                                      -9-
<PAGE>

whereby in the event of a foreclosure, the tenant automatically shall recognize
the successor owner as landlord and such tenant shall have no right to terminate
its Commercial Lease in the event of such foreclosure). If Lender consents to
any new Commercial Lease or the modification or renewal of any existing
Commercial Lease at Lender's request, Borrowers shall cause (or shall require
each Project Lessee to cause) the Tenant thereunder to execute a subordination
and attornment agreement in form and substance satisfactory to Lender. Borrowers
shall provide Lender with a copy of the fully executed original of all
Commercial Leases promptly following their execution.

            (b)   Defaults Under Leases.

                  (i)   Project Lease. No Borrower will suffer or permit any
      breach or default to occur in any of such Borrower's obligations under the
      applicable Project Lease nor suffer or permit the same to terminate by
      reason of any failure of such Borrower to meet any requirement of such
      Project Lease. Borrowers shall notify Lender promptly in writing in the
      event a Project Lessee commits a material default under a Project Lease.
      Borrower shall require Project Lessee to comply with the terms of the
      Project Lease and will not materially modify or terminate the Project
      Lease without Lender's consent.

                  (ii)  Commercial Leases. Borrowers will not suffer or permit
      any breach or default to occur in any Borrower's obligations under any of
      the Commercial Leases nor suffer or permit the same to terminate by reason
      of any failure of any Borrower to meet any requirement of any Commercial
      Lease including those with respect to any time limitation within which any
      Borrower's work is to be done or the space is to be available for
      occupancy by the Tenant. Borrowers shall notify Lender promptly in writing
      in the event a Tenant commits a material default under a Commercial Lease.

            (c)   Management Contracts. No Borrower shall change (or permit any
Project Lessee to change) the manager of a Project or enter into, modify, amend,
terminate or cancel (or permit any Project Lessee to enter into, modify, amend,
terminate or cancel) any management contracts for a Project or agreements with
lenders or brokers, without the prior written approval of Lender.

            (d)   Furnishing Notices. Borrowers shall provide Lender with copies
of all material notices pertaining to each Borrower, General Partner, any
Principal or the Projects received by any Borrower from any Tenant, Principal,
Governmental Authority or insurance company within seven (7) days after such
notice is received. In addition, Borrowers shall promptly provide Lender with
written notice of any litigation, arbitration, or other proceeding or
governmental investigation pending or, to any Borrower's or Principal's
knowledge, threatened against or relating to any Borrower, General Partner,
Principal or any Project. Notwithstanding the foregoing, Borrowers shall not be
obligated to provide Lender with such written notice in respect of personal
injury litigation against any Borrower or any Project in an amount less than One
Hundred Thousand and No/100 Dollars ($100,000.00), so long as the maximum
liability under such cases is covered in its entirety by liability

                                      -10-
<PAGE>

insurance maintained by Borrowers and the insurance carrier has not refused
tender or defense or coverage. Furthermore, Borrowers shall promptly provide
Lender with prior written notice of any capital or other equity contributions to
any Borrower.

            (e)   Alterations. Without the prior written consent of Lender, no
Borrower shall make any material alterations to a Project, except for tenant
improvements required by the terms of Commercial Leases and the Project
Renovation Work.

            (f)   Cash Distributions. So long as an Event of Default has
occurred and is continuing, no Borrower shall make or permit any Project Lessee
to make any distribution of Gross Revenue to any partner of such Borrower or
such Project Lessee. Except as otherwise specifically provided in the Loan
Documents, Gross Revenue received by any Borrower shall be applied to the
Indebtedness then due and payable, Operating Expenses, the FF&E Reserve or other
Project capital improvements, repairs or replacements in accordance with the
Annual Budget before distribution by such Borrower or Project Lessee to
Principal or General Partner or any shareholder of such Project Lessee.

            (g)   Renovation Work. All Project Renovation Work shall be
completed in substantial accordance with the Project Construction Documents and
in compliance with all applicable Laws, regulations, ordinances, codes, permits,
licenses, declarations, covenants, or restrictions of record or other agreements
relating to the applicable Project or any part thereof. No Borrower shall
materially amend or modify Project Construction Documents without Lender's prior
written consent. In no event shall Borrowers be permitted to reallocate funds
from a hard cost line item to a soft cost line item in any Project Holdback
Budget or reallocate amounts from one Project Holdback Budget to another.

            (h)   Reserved.

            (i)   Compliance With Laws. Each Borrower shall comply with all
applicable requirements (including applicable Laws) of any Governmental
Authority having jurisdiction over such Borrower or the applicable Project
including all building, zoning, density, land use, covenants, conditions and
restrictions, subdivision requirements (including parcel maps and environmental
impact and other environmental requirements), whether now existing or later to
be enacted and whether foreseen or unforeseen.

            (j)   Compliance with Contractual Obligations, Conversion Certain
Licenses. Borrowers will comply with and will cause Project Lessee and Manager
to comply with the obligations, covenants and conditions contained in the
applicable License Agreement and all other material contractual obligations of
each Borrower and maintain or obtain and will cause Project Lessee and Manager
to maintain or obtain all licenses, qualifications and permits now held or
hereafter required to be held by such Borrower, Project Lessee or Manager for
which the loss, suspension, revocation or failure to obtain or renew, could
reasonably be expected to have a material adverse effect upon the financial
condition of such Borrower or the ability to operate the applicable Project in
compliance with the License or the requirements of the Loan Documents. No
Borrower shall amend, modify or terminate, or permit the amendment, modification
or termination of, any License

                                      -11-
<PAGE>

Agreement, provided that no Event of Default has occurred and is then
continuing, with Lender's prior written consent, which will not be unreasonably
withheld, Borrowers may at their sole expense elect to convert the Projects
located in Columbus, Ohio and Dayton, Ohio from Doubletree Guest Suites to
Hilton Garden Inns, provided further that any such consent by Lender shall be
conditioned upon receipt and approval by Lender of the new License Agreement
evidencing each such conversion and a comfort letter in form satisfactory to
Lender covering each such new License Agreement. No Borrower shall assign or
transfer its interest under a License Agreement without Lender's prior written
consent.

            (k)   Use of Project. Unless required by applicable Law, no Borrower
shall permit changes in the use of a Project from that of the time this
Agreement was executed. Without Lender's prior written consent, no Borrower
shall either initiate or acquiesce in a change in the plat of subdivision, or
zoning classification or use of any Project, or grant any encumbrances or
easements burdening a Project.

            (l)   No Commingling of Funds. No Borrower shall (or permit Project
Lessee to) commingle the funds related to a Project with funds from any other
property.

            (m)   Maintenance and Preservation of the Projects. Borrowers shall
keep the Projects in good condition and repair and if all or part of any Project
becomes damaged or destroyed, the applicable Borrower shall promptly and
completely repair and/or restore such Project in a good and workmanlike manner
in accordance with sound building practices, regardless of whether Lender agrees
to disburse Insurance Proceeds or other sums to pay costs of the work of repair
or reconstruction under Article 7 hereof. No Borrower shall commit or allow
waste or permit impairment or deterioration of any Project. Borrowers shall
perform such acts to preserve the value of Projects and no Borrower shall
abandon a Project.

            (n)   FF&E Reserve. Within twenty (20) days after the end of every
month during the term of the Loan, Borrowers shall deposit (the "FF&E FUNDS")
with Lender an amount equal to (X) four percent (4.0%) of one-twelfth (1/12th)
of annual Projected Operating Revenue for each Project for the immediately
preceding calendar month (provided, however, that if Project Operating Revenue
is for a period of less than twelve (12) months, the monthly payment shall be
adjusted to reflect the shorter period) plus (Y) net proceeds from the sale or
other disposition of FF&E during the immediately preceding calendar quarter (or
shorter period) plus (Z) net insurance proceeds and other recoveries resulting
from the loss of or damage to FF&E during the immediately preceding calendar
quarter (or shorter period), except to the extent such net proceeds of sale or
insurance or other recoveries are not immediately used to purchase or reimburse
a Borrower for replacement FF&E. If Projected Operating Revenue for a Project
changes by reason of a change in the Operating Budget for such Project, then the
amount of the monthly FF&E Funds will be adjusted effective as of the first day
of the next month. Absent a default hereunder or under any of the other Loan
Documents, on the first day of each fiscal year during the term of the Loan,
Borrowers shall be entitled to a credit toward subsequent FF&E Funds in the
amount of any over deposits made by Borrowers in respect of the FF&E Funds
during the immediately preceding fiscal year, based on the actual Operating
Revenue for such immediately preceding fiscal year. The FF&E Funds may be
commingled with the

                                      -12-
<PAGE>

general funds of Lender and shall not be deemed to be held in trust for the
benefit of Borrowers. The undisbursed amount of the FF&E Funds is hereinafter
referred to as the "FF&E RESERVE". From time to time, Borrowers may request
Lender to disburse portions of the FF&E Reserve for the purpose of acquiring,
repairing or replacing FF&E and for other capital improvements. In no event
shall the FF&E Reserve be used to fund any Renovation Work. Disbursements of the
FF&E Reserve shall be subject to the following: (i) no default under this
Agreement or any of the other Loan Documents shall have occurred and be
continuing; (ii) each request for disbursement shall be in writing and delivered
at least fifteen (15) business days prior to the date of any such disbursement;
(iii) not more than one (1) disbursement shall be made during any calendar month
nor shall any request be for an amount less than Twenty-Five Thousand and No/100
Dollars ($25,000); (iv) each disbursement request shall be accompanied by such
invoices, bills of sale, cancelled checks, sworn contractor's statements and
lien waivers, as applicable, and such other evidence as Lender may request in
order to confirm the amount and purpose of each such expenditure or
reimbursement included in such disbursement request; and (v) each disbursement
will be used solely for the acquisition of FF&E or other capital expenditures
approved by Lender or contained in the Capital Budget portion of the Annual
Budget. If an Event of Default occurs, Lender shall have the right to apply all
or any portion of the FF&E Reserve to the obligations evidenced by the Loan
Documents in such order as Lender in its sole discretion determines.

            (o)   Principal Net Worth/Letter of Credit.

                  (i)   At all times prior to the date on which all principal,
      interest, costs and expenses under the Loan Documents have been paid in
      full, the net worth of Principal, calculated in accordance with the
      methodology used to prepare Principal's certified financial statements,
      Principal's net worth shall be equal to or greater than $40,000,000
      ("MINIMUM NET WORTH").

                  (ii)  If Lender determines or Borrower otherwise obtains
      notice that Principal's net worth is less than the Minimum Net Worth,
      Borrower shall deliver to Lender within sixty (60) days after Borrower
      obtains such notice or receives such determination of an irrevocable
      standby letter of credit (as amended, renewed or replaced from time to
      time, the "LETTER OF CREDIT"), in form and substance acceptable to Lender,
      in the face amount of Three Million and No/100 Dollars ($3,000,000.00) The
      Letter of Credit shall: (a) be unconditional and non-documentary (meaning
      free of any conditions whatsoever); (b) be payable in whole or in part up
      to its face amount upon presentation of Lender's sight draft only; (c) be
      issued by a bank with a credit rating by Moody's or Standard & Poor's of A
      or better; and (d) have a term expiring no sooner than one (1) year after
      its issuance or thirty (30) days after maturity, whichever is sooner.

                  The Letter of Credit shall be continuously renewed for periods
      of twelve (12) months, at least thirty (30) days prior to each expiration
      or renewal date, until such time as the Loan has been paid in full. In the
      event the issuer's credit rating by Moody's or Standard & Poor's falls
      below A, Borrower shall, upon Lender's request, provide Lender with a new
      Letter of Credit meeting all of the terms and

                                      -13-
<PAGE>

      conditions of this section within thirty (30) days of such request. If the
      net worth of Principal (calculated pursuant to Section 4.1(o)(i) above)
      shall equal or exceed the Minimum Net Worth at any time after Borrowers
      have delivered the Letter of Credit to Lender as set forth above, and
      provided no default then exists hereunder or under any of the other Loan
      Documents, Lender shall return the Letter of Credit to Borrowers, provided
      that the requirements of this Section 4.1(o) shall remain effective.

                  The Lender shall be entitled to draw on the Letter of Credit:
      (i) upon the occurrence of any uncured default under the Loan Documents;
      (ii) if any Letter of Credit is not renewed or extended at least thirty
      (30) days at all times prior to its then current expiration or renewal
      date; or (iii) if Borrower fails to provide a replacement Letter of Credit
      within thirty (30) days after Lender's request concerning a change in the
      net worth or financial condition of the issuing bank. Letter of Credit
      proceeds shall be applied by Lender to principal, interest, fees, charges,
      costs, expenses and other indebtedness and obligations under the Loan
      Documents in such manner as Lender may elect, in its sole discretion.
      Lender shall have no obligation to notify Borrower of any draw on the
      Letter of Credit.

                  Upon the failure of Borrower to deliver the Letter of Credit,
      the Interest Rate shall equal the Increased Interest Rate pursuant to the
      terms of Section 2.7 and shall continue at such Increased Interest Rate
      until such time as the Letter of Credit is delivered to Lender as
      aforesaid.

4.2   OTHER BORROWER COVENANTS.

            Borrowers further covenant and agree as follows:

            (a)   Loan Closing. All conditions precedent to the closing of the
Loan shall be complied with on or prior to the Closing Date. If such conditions
are not complied with as of the Closing Date, Lender may terminate Lender's
obligation to fund the Loan by written notice to Borrowers.

            (b)   Prohibition of Assignments and Transfers by Borrower.

                  (i)   Generally. No Borrower shall assign or attempt to assign
      its rights under this Agreement and any purported assignment shall be
      void. Without the prior written consent of Lender, in Lender's sole
      discretion, Borrowers shall not suffer or permit (a) any change in the
      Manager of any Project, (b) any assignment of any of a Borrower's interest
      in the applicable Project or (c) any assignment of any Project Lease. In
      addition Lender may, at Lender's option, declare the Loan to be
      immediately due and payable and may invoke any remedies permitted by the
      Loan Documents if Archie Bennett and/or Monty Bennett fails to continue to
      Control (through Control of the

                                      -14-
<PAGE>

      Manager) the management and operation of the Projects and Borrowers have
      not, within sixty (60) days after such change or loss of Control of the
      Manager, employed a substitute Manager or person(s) who will control
      Manager which or who is/are satisfactory to and approved by Lender.

                  (ii)  Transfers Prohibited by ERISA. In addition to the
      prohibitions set forth in Section 4.2(b)(i), above, no Borrower shall
      engage in or permit a Transfer that would constitute or result in the
      occurrence of one or more non-exempt prohibited transactions under ERISA
      or the Internal Revenue Code. Borrowers agree to unwind any such Transfer
      upon notice from Lender or, at Lender's option, to assist Lender in
      obtaining such prohibited transaction exemption(s) from the United States
      Pension and Welfare Benefits Administration with respect to such Transfer
      as are necessary to remedy such prohibited transactions. In addition to
      its general obligation to indemnify Lender under Section 4.2(j), Borrowers
      shall reimburse Lender for any Expenses incurred by Lender to obtain any
      such prohibited transaction exemptions. Borrowers' obligations under this
      Section 4.2(b)(ii) shall survive the expiration of this Agreement and the
      other Loan Documents.

            (c)   Mechanics' Liens and Contest Thereof. Borrowers will not
suffer or permit any mechanics' lien claims to be filed or otherwise asserted
against any Project and will promptly discharge the same in case of the filing
of any claims for lien or proceedings for the enforcement thereof, provided,
however, that Borrowers shall have the right to contest in good faith and with
reasonable diligence the validity of any such lien or claim provided that
Borrowers notify Lender of their desire to do so in writing and posts a
statutory lien bond that removes such lien from title to the applicable Project
within twenty (20) days of the earlier of written notice by Borrowers to Lender
of the existence of such lien or written notice by Lender to Borrowers of the
existence of the lien. Lender will not be required to make any further
disbursements of the proceeds of the Loan until any mechanics' lien claims have
been removed and Lender may, at its option, restrict disbursements to reserve
sufficient sums to pay 150% of the lien. In the event Borrowers shall fail to
discharge any such lien or fails to prosecute such contest as set forth above,
Lender may, at its election in its sole discretion, cause such lien to be
satisfied and released or otherwise provide security to the Title Insurer to
indemnify over such lien, and any amounts so expended by Lender, including
premiums paid or security furnished in connection with the issuance of any
surety company bonds, shall be deemed to constitute disbursement of the proceeds
of the Loan hereunder. In settling, compromising or discharging any claims for
lien, Lender shall not be required to inquire into the validity or amount of any
such claim.

            (d)   Renewal of Insurance. Borrowers shall timely pay all premiums
on all insurance policies to assure that at all times Borrowers have in effect
insurance as required pursuant to the Insurance Requirements, and as and when
additional insurance is required, from time to time, and as and when any
policies of insurance may expire, furnish to Lender, premiums prepaid,
additional and renewal insurance policies with companies, coverage and in
amounts satisfactory to Lender. "INSURANCE REQUIREMENTS" shall mean the
requirements described on Exhibit E attached hereto. No Borrower shall bring or
keep any article on any Project or cause or allow any condition to exist on it,
if that could invalidate or would be prohibited by any insurance

                                      -15-
<PAGE>

coverage required to be maintained by such Borrower on such Project. If
Borrowers have not provided Lender with appropriate evidence of the insurance
coverage required by this Agreement, Lender may purchase insurance at Borrowers'
expense to protect Lender's interests in the Projects and to maintain the
insurance required by this Agreement, provided that if Borrowers have not
delivered any renewal insurance policy required by the terms hereof on or before
the day which is thirty (30) days prior to the expiration of such policy, Lender
shall provide Borrowers with written notice of such failure and if Borrowers
have not delivered such evidence of insurance coverage or renewal insurance
policy as required by the terms hereof on or before the date which is ten (10)
business days prior to the expiration of such insurance policy, Lender may
purchase such insurance as aforesaid. Prior to purchasing any such insurance,
Lender will use its good faith efforts to provide notice to Borrowers of its
intention to do so; provided, however, that Lender's failure to provide such
notice shall not affect Borrowers' responsibility for the expense of such
insurance purchased by Lender. This insurance may, but need not, protect
Borrowers' interests. The coverage purchased by Lender may not pay any claim
made by Borrowers or any claim that is made against Borrowers in connection with
a Project or any required insurance policy. Borrowers may later cancel any
insurance purchased by Lender, but only after providing Lender with appropriate
evidence that Borrowers have obtained insurance as required by this Agreement.
If Lender purchases insurance for any Project or insurance otherwise required by
this Agreement, Borrowers will be responsible for the costs of that insurance
and other charges imposed by Lender in connection with the placement of the
insurance until the effective date of the cancellation or expiration of the
insurance. The costs of the insurance may be added to the Indebtedness effective
as of the date Lender purchases such insurance and such costs may be more than
the cost of insurance Borrowers are able to obtain on their own. The effective
date of coverage may be the date the prior coverage lapsed or the date on which
Borrowers failed to provide Lender proof of coverage.

            (e)   Payment of Taxes. Borrowers shall, subject to the terms of
Section 4.2(f) below, pay all real estate taxes and assessments and charges of
every kind upon the Projects before the same become delinquent, provided,
however, that Borrowers shall have the right to pay such tax under protest or to
otherwise contest any such tax or assessment, but only if (i) such contest has
the effect of preventing the collection of such taxes so contested and also of
preventing the sale or forfeiture of such Project or any part thereof or any
interest therein, (ii) Borrowers have notified Lender of Borrower's intent to
contest such taxes, and (iii) the amounts deposited with Lender in respect of
taxes, assessments and other similar charges levied against the applicable
Project or Projects pursuant to Section 4.2(f) below, together with such
additional cash or other security satisfactory to Lender is sufficient to cover
the amount of such tax, assessment or charge being contested plus any interest
or penalty thereon. If Borrowers fail to commence such contest or, having
commenced to contest the same, and having deposited such security required by
Lender for its full amount, shall thereafter fail to prosecute such contest in
good faith or with due diligence, or, upon adverse conclusion of any such
contest, shall fail to pay such tax, assessment or charge, Lender may, at its
election (but shall not be required to), pay and discharge any such tax,
assessment or charge, and any interest or penalty thereon, and any amounts so
expended by Lender in excess of amounts on deposit with Lender hereunder in
respect of such tax, assessment or charge shall be deemed to constitute
disbursements of the Loan proceeds hereunder (even if the total amount of
disbursements would exceed the

                                      -16-
<PAGE>

face amount of the Note). Borrowers shall, unless Lender has paid such taxes
directly on Borrower's behalf, furnish to Lender evidence that taxes are paid at
least five business (5) days prior to the last date for payment of such taxes
and before imposition of any penalty or accrual of interest.

            (f)   Funds for Insurance and Taxes. Borrowers shall pay to Lender,
at the time of and in addition to the monthly installments of principal and/or
interest due under the Note, a sum equal to 1/12 of the amount estimated by
Lender to be sufficient to enable Lender to pay at least sixty (60) days before
they become due and payable, all taxes, assessments and other similar charges
levied against the Projects and all insurance premiums relating to Borrowers and
the Projects as determined by Lender (the "PROPERTY TAX AND INSURANCE DEPOSIT").
So long as no Event of Default exists hereunder and provided that Borrowers
shall have delivered to Lender a copy of the tax bill or insurance premium bill,
as the case may be, and sufficient funds on deposit from Borrowers for the
purpose of paying such tax bill and/or insurance premium bill, Lender shall
apply the sums to pay such real estate tax items and/or insurance premiums, as
the case may be. These sums will be held by a depository institution insured by
the Federal Deposit Insurance Corporation (which institution may be an Affiliate
of Lender), may be commingled with the general funds of Lender at such
institution and shall not be deemed to be held in trust for the benefit of
Borrowers. If such amount on deposit with Lender is insufficient to fully pay
such tax items and/or insurance premiums, as the case may be, Borrowers shall,
within ten (10) days following notice at any time from Lender, deposit such
additional sum as may be required for the full payment of such tax items and/or
insurance premiums, as the case may be. Borrowers hereby grant Lender a first
priority security interest in such funds, including all interest accruing
thereon, and all such funds are pledged as additional collateral for the Loan
and Borrowers shall execute any other documents and take any other actions
necessary to provide Lender with such a perfected security interest in such
funds. Upon the Maturity Date or at any time following an Event of Default, the
moneys then remaining on deposit with Lender or its agent shall, at Lender's
option, be applied against the Indebtedness. The obligation of Borrowers to pay
such tax items and/or insurance premiums is not affected or modified by the
provisions of this paragraph.

            (g)   Personal Property. Except to the extent permitted in Section
4.2(l), all of each Borrower's FF&E shall be kept free and clear of all liens,
encumbrances and security interests. No Borrower shall (nor shall it permit
Project Lessee to), without the prior written consent of Lender, sell, assign,
transfer, encumber, remove or permit to be removed from any Project any of FF&E,
except in accordance with the provisions of Section 4.1(o). So long as no Event
of Default has occurred and is continuing, Borrowers may sell or otherwise
dispose of the FF&E when obsolete, worn out, inadequate, unserviceable or
unnecessary for use in the operation of the Project, but only upon replacing the
same with other FF&E at least equal in value and utility to the disposed FF&E in
accordance with the provisions of Section 4.1(o). No Borrower shall permit
Project Lessee to own any FF&E, except that Project Lessee may acquire FF&E if
acquisition of such FF&E by a Borrower for purposes of the Project Lease is
incidental to repairs and replacements of existing FF&E, provided that in no
event will the aggregate value of FF&E owned by Project Lessee at any time
exceed

                                      -17-
<PAGE>

$20,000 on a Project-by-Project basis. Upon the request of Lender, Borrowers
will cause Project Lessee to confirm compliance with the foregoing covenant.

            (h)   Appraisals. Lender shall have the right to obtain a new or
updated Appraisal of each Project from time to time. Borrowers shall cooperate
with Lender in this regard. If the Appraisal is obtained to comply with this
Agreement or any applicable law or regulatory requirement, or bank policy
promulgated to comply therewith, or if an Event of Default exists, Borrowers
shall pay for any such Appraisal upon Lender's request.

            (i)   Loss of Note or other Loan Documents. Upon notice from Lender
of the loss, theft, or destruction of the Note and upon receipt of an affidavit
of lost note and an indemnity reasonably satisfactory to Borrowers from Lender,
or in the case of mutilation of the Note, upon surrender of the mutilated Note,
Borrowers shall make and deliver a new note of like tenor in lieu of the then to
be superseded Note. If any of the other Loan Documents were lost or mutilated,
Borrowers agree to execute and deliver replacement Loan Documents in the same
form of such Loan Document(s) that were lost or mutilated.

            (j)   Publicity. Lender reserves the right to publicize the making
of the Loan and, in such publicity, may include a brief description of the
Projects and the Loan.

            (k)   Indemnification. Borrowers shall indemnify Lender, including
each party owning an interest in the Loan and their respective successors,
assigns, officers, directors, employees and consultants (each, an "INDEMNIFIED
PARTY") and defend and hold each Indemnified Party harmless from and against all
claims, injury, damage, liability, criminal and civil penalties, excise taxes
and Expenses of any and every kind to any persons or property by reason of (i)
the operation or maintenance of the Projects; (ii) any breach of representation
or warranty, default or Event of Default hereunder or under any of the other
Loan Documents; or (iii) any other matter arising in connection with the Loan,
Borrowers, or Principal, Project Lessee, Manager, any Commercial Lease or any
Tenant, or any Project. No Indemnified Party shall be entitled to be indemnified
against its own gross negligence or willful misconduct. Upon written request by
an Indemnified Party, Borrowers will undertake, at their own cost and expense,
on behalf of such Indemnified Party, using counsel reasonably satisfactory to
the Indemnified Party, the defense of any legal action or proceeding whether or
not such Indemnified Party shall be a party and for which such Indemnified Party
is entitled to be indemnified pursuant to this section. At Lender's option,
Lender may, at Borrowers' expense, prosecute or defend any action involving the
priority, validity or enforceability of any of the Loan Documents.

            (l)   No Additional Debt or Encumbrances. Except for the Loan, no
Borrower shall incur any indebtedness (whether personal or nonrecourse, secured
or unsecured) including without limitation, for borrowed money, liabilities
under guaranties, or reimbursement obligations or as lessee under capital or
operating leases other than (i) payables for goods and services in the ordinary
course of business, provided that payables for goods or services in excess of
One Hundred Fifty Thousand and No/100 Dollars ($150,000.00) in the aggregate at
any time which are more than thirty (30) days past due or not paid within ninety
(90) days after invoice (regardless of when due) shall be deemed to be

                                      -18-
<PAGE>

additional indebtedness for borrowed money, provided that Borrowers shall be
entitled to written notice and a thirty (30) day cure period therefrom with
respect to a default under this subsection 4.2(l)(i) and (ii) up to Two Hundred
Fifty Thousand and No/100 Dollars ($250,000.00) of additional indebtedness
(i.e., indebtedness in excess of the Loan amount and the amount described in
clause (i)) for purchase money indebtedness, capital leases or operating leases
(such amount to be determined in the case of operating leases on the basis of
what the book value of the property subject to each such operating lease would
be if such property had been purchased on the commencement date of such lease).
Capital or operating leases of any items of FF&E shall be deemed to be
additional indebtedness for borrowed money and shall require Lender's prior
written consent unless such lease would not require Lender's consent under
clause (ii) above or such lease is a renewal or replacement of a lease described
on Exhibit D or the items leased are replacements for any of the items subject
to a lease described on Exhibit D. Borrowers shall not permit there to be any
other encumbrances against any Project. No Borrower shall default on the payment
of any indebtedness that is not cured within the time, if any, specified
therefor in any agreement governing the same.

            (m)   Organizational Documents. No Borrower shall, without the prior
written consent of Lender, permit or suffer (i) a material amendment or
modification of its Organizational Documents or the organizational documents of
any constituent entity within such Borrower, (ii) the admission of any new
member, partner or shareholder, (iii) any dissolution or termination of its
existence, or (iv) change in its state of formation or its name.

            (n)   Single Purpose Entity. Each Borrower at all times shall remain
a Single Purpose Entity until after the Indebtedness has been repaid in full.

            (o)   Furnishing Reports. Upon Lender's request, Borrowers shall
provide Lender with copies of all inspections, reports, test results and other
information received by any Borrower, which in any way relate to any Project or
any part thereof.

            (p)   Affiliate Transactions. Prior to entering into any agreement
with an Affiliate pertaining to any Project, Borrowers shall deliver to Lender a
copy of such agreement, which shall be satisfactory to Lender in its sole
discretion. If requested by Lender, such agreement shall provide Lender the
right to terminate it upon Lender's (or its designee's) taking possession of the
applicable Project or acquisition of the applicable Project through foreclosure,
a deed in lieu of foreclosure, UCC sale or otherwise.

            (q)   Site Visits, Observation and Testing. Lender and its agents
and representatives shall have the right at any reasonable time to enter and
visit each Project for the purpose of performing appraisals, observing such
Project, inspecting the progress of the Project Renovation Work, taking and
removing soil or groundwater samples, and conducting tests on any part of any
Project. Lender has no duty, however, to visit or observe any Project or to
conduct tests, and no site visit, observation or testing by Lender, its agents
or representatives shall impose any liability on any of Lender, its agents or
representatives. No Borrower or any other party is entitled to rely on any site
visit, observation or testing by any of Lender, its agents or representatives.
Neither Lender, its agents nor representatives owe any duty of care to protect
any Borrower or any other party against, or to inform Borrowers

                                      -19-
<PAGE>

or any other party of any other adverse condition affecting any Project. Lender
shall give Borrower reasonable notice before entering a Project. Lender shall
make reasonable efforts to avoid interfering with any Borrower's use of a
Project in exercising any rights provided in this Section 4.2(q).

            (r)   Compliance With Anti-Terrorism Orders. No Borrower will permit
the transfer of any interest in such Borrower to any person or entity who is
listed on the specially Designated Nationals and Blocked Persons List maintained
by the Office of Foreign Asset Control, Department of the Treasury pursuant to
Executive Order No. 13224, 66 Fed. Reg. 49079 (Sept. 25, 2001) and/or any other
list of terrorists or terrorist organizations maintained pursuant to any of the
rules and regulations of the Office of Foreign Asset Control, Department of the
Treasury or pursuant to any other applicable Executive Orders (such lists are
collectively referred to as the "OFAC LISTS"). No Borrower will knowingly enter
into a Commercial Lease with any party who is listed on the OFAC Lists.
Borrowers shall immediately notify Lender if any Borrower has knowledge that
Principal or any member or beneficial owner of any Borrower or Principal is
listed on the OFAC Lists or (A) is indicted on or (B) arraigned and held over on
charges involving money laundering or predicate crimes to money laundering.
Borrowers shall immediately notify Lender if any Borrower knows that any Tenant
is listed on the OFAC Lists or (A) is convicted on, (B) pleads nolo contendere
to, (C) is indicted on or (D) is arraigned and held over on charges involving
money laundering or predicate crimes to money laundering.

            (s)   Notice of Change. Borrowers shall give Lender prior written
notice of any change in: (i) its chief executive office; (ii) the location of
any FF&E, including any Borrower's books and records; and (iii) any Borrower's
or Principal's name or business structure. Unless otherwise approved by Lender
in writing, all FF&E (other than the books and records) will be located at the
applicable Project and all books and records will be located at Principal's
chief executive office.

            (t)   No Use of Merrill Lynch Name. No Borrower shall, without
Lender's prior written consent (which consent shall be exercised in Lender's
sole discretion), directly or indirectly publish, disclose or otherwise use in
any advertising or promotional material, or press release or interview, the
name, logo or any trademark of Lender, Merrill Lynch & Co., Inc. or any of their
affiliates.

            (u)   Bank Accounts; Notices to Account Debtors; Agreements with
Credit Card Issuers. Each Borrower will, and will cause Project Lessee and
Manager to, cause all Gross Revenue to be deposited into an account or accounts
subject to a bank agency or blocked account agreement in form satisfactory to
Lender pursuant to Section 7 of the Lessee Security Agreement (each such
account, a "DEPOSITORY ACCOUNT"). Borrowers and Manager shall give irrevocable
notices to all current and future Credit Card Issuers or any other account
debtors doing business with any Borrower or any Project who pay any Borrower (or
Project Lessee or Manager with respect to a Project) by direct deposit or wire
transfer to make or wire payments to a Depository Account. Borrowers shall
deliver to Lender, in form acceptable to Lender, an undated letter of direction
to each current and future Credit Card Issuer and each current and future
commercial tenant of any Project pursuant to which each

                                      -20-
<PAGE>

such Credit Card Issuer or commercial tenant (as applicable) agrees that all
payments by such Credit Card Issuer or commercial tenant (as applicable) will be
made directly to a depository account designated by Lender. Upon the occurrence
of an Event of Default, Lender shall have the right to date and deliver such
letters of direction.

            (v)   Project Construction Documents. On or before January 31, 2004,
Borrowers shall have delivered to Lender and Lender shall have approved (i) a
final budget for the Project Renovation Work for each Project, each
substantially similar in form and substance to the applicable Preliminary
Project Holdback Budget (each, a "PROJECT HOLDBACK BUDGET"), (ii) a final
schedule for completion of the Project Renovation Work for each Project, each
substantially similar in form and substance to the applicable Preliminary
Holdback Completion Schedule (each, a "HOLDBACK COMPLETION SCHEDULE") and (iii)
final construction documents (if any) for the Renovation Work for each Project,
including without limitation the final architect's agreement, general contract
and plans and specifications (in each case, the "PROJECT CONSTRUCTION
DOCUMENTS").

            (w)   Post Closing Covenants.

                  (i)   On or before January 31, 2004, Borrowers shall cause
      title to the Cadillac Deville Sedan 1997, VIN Number 1G6KD54Y1VV259626 to
      be transferred by the Secretary of State of Ohio from FelCor Lodging
      Limited Partnership to Ashford Columbus, LP and shall cause a copy of such
      vehicle title to be delivered to Lender;

                  (ii)  At all times following the Closing Date, Borrowers shall
      use commercially reasonable efforts to cause the following items to be
      unconditionally released of record (and shall concurrently with any such
      release provide Lender with evidence thereof);

                        (A)   UCC-1 Financing Statement by and between PH
            Management Company, as Debtor and Doubletree Partners, a Delaware
            limited partnership ("DOUBLETREE"), as secured party, recorded
            September 10, 1999, as Financing Statement number 0438112/011572
            Official Records Volume 04383, Page I-14 as Instrument number
            199504100011547, and continuation statement recorded February 28,
            2000, in Instrument Number 20002280038972, Recorder's Office,
            Franklin County, Ohio;

                        (B)   Amended and Restated Memorandum of Agreement by
            and between Columbus/Front, Ltd., an Ohio limited partnership and
            Doubletree dated April 28, 1995, and recorded June 19, 1995, in
            Official Records Volume 29279, page A-12, Recorder's Office,
            Franklin County, Ohio; and

                        (C)   Those certain easement rights reserved by the City
            of Columbus to operate and maintain any and all sewers, waterlines
            and any

                                      -21-
<PAGE>

            other public utilities owned by the City of Columbus and any other
            public utilities existing on or in the alley vacated by Ordinance
            No. 15-81, together with the right of entry at any time for the
            purpose of constructing, installing, replacing, operating and
            maintaining same;

                  (iii) On or before February 23, 2004 (or, if any item in (a),
      (b) or (c) below is not capable of being satisfied on or before February
      23, 2004 and Borrowers are diligently pursuing satisfaction of each such
      item, then on or before March 31, 2004), Borrowers shall cause (a) the
      monitoring well referenced in the Phoenix Report (and installed at the
      Phoenix, Arizona Project by ATC Associates in 1995) to be properly
      abandoned in accordance with applicable Law, (b) the drywells referenced
      in the Phoenix Report (and located at the Phoenix, Arizona Project) to be
      properly registered with the State of Arizona in accordance with
      applicable Law (and Borrowers shall obtain all other permits or
      authorizations with respect to such drywells required thereunder) and (c)
      the diesel drum referenced in the Columbus Report (and located at the
      Columbus, Ohio Project) to be outfitted with secondary containment and
      equipped with overfill and spill protection, each as required by
      applicable Law. Compliance with the terms of this Subsection 4.2(w)(iii)
      shall be subject to confirmation and reasonable approval by Lender and
      Lender's independent environmental consultant; and

                  (iv)  On or before January 31, 2004, Borrowers shall (i) cause
      not less than nine (9) parking spaces to be striped in the area designated
      as "Proposed Spaces, None Striped at Time of Survey" on that certain
      ALTA/ACSM Land Title Survey, Job No. 03-082, dated December 18, 2003,
      prepared by Northland Exploration Surveys, Inc. (the "SURVEY") and (ii)
      cause an updated Survey showing such striped spaces to be delivered to
      Lender.

4.3   AUTHORIZED REPRESENTATIVE.

            Borrowers hereby appoint David A. Brooks as its "AUTHORIZED
REPRESENTATIVE" for purposes of dealing with Lender on behalf of Borrowers in
respect of any and all matters in connection with this Agreement, the other Loan
Documents, and the Loan. Subject to the terms of Section 4.2(b) above
(concerning transfers), the Authorized Representative shall have the power, in
his discretion, to give and receive all notices, monies, approvals, and other
documents and instruments, and to take any other action on behalf of Borrowers.
All actions by the Authorized Representative shall be final and binding on
Borrowers. Lender may rely on the authority given to the Authorized
Representative until actual receipt by Lender of a duly authorized resolution
substituting a different person as the Authorized Representative. No more than
one person shall serve as Authorized Representative at any given time.

                                    ARTICLE 5
                    BORROWER'S REPRESENTATIONS AND WARRANTIES

5.1   BORROWER'S REPRESENTATIONS AND WARRANTIES.

            To induce Lender to execute this Agreement and perform its
obligations hereunder, Borrowers hereby represent and warrant to Lender as
follows:

                                      -22-
<PAGE>

            (a)   Each Borrower lawfully possesses and holds fee simple title to
or, as applicable, lawfully possesses and holds a leasehold interest in the
applicable Project, free and clear of all liens, claims, encumbrances,
covenants, conditions and restrictions, security interest and claims of others,
except only the Permitted Exceptions. Each Borrower is a Single Purpose Entity
and has never conducted any business in any manner other than ownership and
operation of the applicable Project.

            (b)   Except as set forth in Exhibit C, there is no litigation or
proceedings pending, or to the best of Borrower's knowledge threatened, against
any Project, any Borrower, Project Lessee or Principal, which could, if
adversely determined, cause a Material Adverse Change with respect to such
Borrower, Project Lessee, Principal or such Project. There are no Environmental
Proceedings and no Borrower has any knowledge of any threatened Environmental
Proceedings or any facts or circumstances which may give rise to any future
Environmental Proceedings.

            (c)   Each Borrower is a duly limited partnership, duly formed,
validly existing and in good standing under the laws of the State of Delaware
with its principal place of business at 14180 Dallas Parkway, Suite 900, Dallas,
Texas 75240-4376. Borrower is in good standing under and authorized to transact
business in the State where the Project owned by such Borrower is located. Each
Borrower has full power and authority to execute, deliver and perform all Loan
Documents to which such Borrower is a party, and such execution, delivery and
performance have been duly authorized by all requisite action on the part of
such Borrower. The Loan Documents have each been duly executed and delivered and
each constitutes the duly authorized, valid and legally binding obligation of
Borrowers and the Principal, as the case may be, enforceable against Borrower
and the Principal, as the case may be, in accordance with their respective
terms. No Borrower uses a trade name other than its actual name(s) set forth
herein.

            (d)   General Partner is a limited liability company duly organized
or formed, validly existing and in good standing under the laws of the State of
Delaware with its principal place of business at 14180 Dallas Parkway, Suite
900, Dallas, Texas 75240-4376. General Partner is the sole general partner of
Borrower and owns one hundredth of one percent (0.01%) of the partnership
interests in each Borrower free and clear of all liens, claims, encumbrances and
rights of others. General Partner has full right, power and authority to execute
the Loan Documents on its own behalf and on behalf of each Borrower. Principal
is the sole member of General Partner. Principal is the sole limited partner of
such Borrower and owns ninety-nine and nine tenths percent (99.9%) of the
partnership interests in each Borrower. The direct and indirect ownership of
Borrowers, Project Lessee and Principal are accurately reflected on Exhibit I.

            (e)   A true and complete copy of the certificate of limited
partnership and partnership agreement creating each Borrower, and all other
documents creating and governing each Borrower and any and all amendments
thereto (collectively, the "ORGANIZATIONAL DOCUMENTS") has been furnished to
Lender. There are no other agreements, oral or written, among any of the
partners of any Borrower relating to such Borrower. The Organizational Documents
were duly executed and delivered, are in full force and effect, and

                                      -23-
<PAGE>

binding upon and enforceable in accordance with their terms. The Organizational
Documents constitute the entire understanding among the partners of such
Borrower. No breach exists under the Organizational Documents and no act has
occurred and no condition exists which, with the giving of notice or the passage
of time would constitute a breach under the Organizational Documents.

            (f)   No consent, approval or authorization of or declaration,
registration or filing with any Governmental Authority or nongovernmental person
or entity, including any creditor, partner, or member of any Borrower, General
Partner or Principal, is required in connection with the execution, delivery and
performance of this Agreement or any of the other Loan Documents other than the
recordation of the Mortgages and the filing of UCC Financing Statements, except
for such consents, approvals or authorizations of or declarations or filings
with any Governmental Authority or non-governmental person or entity where the
failure to so obtain would not have an adverse effect on any Borrower or
Principal or which have been obtained as of any date on which this
representation is made or remade. None of Borrower, any partner in any Borrower,
Project Lessee or Principal is insolvent and there has been no: (i) assignment
made for the benefit of the creditors of any of them; (ii) appointment of a
receiver for any of them or for the property of any of them; or (iii)
bankruptcy, reorganization, or liquidation proceeding instituted by or against
any of them.

            (g)   There is no default under this Agreement or the other Loan
Documents, nor any condition, which, after notice or the passage of time or
both, would constitute a default or an Event of Default under, said documents.
In addition, no Borrower is in default under any contract, agreement or
commitment to which it is a party. The execution, delivery and compliance with
the terms and provisions of this Agreement and the other Loan Documents will not
(i) to the best of Borrowers' knowledge, violate any provisions of law or any
applicable regulation, order or other decree of any court or governmental
entity, or (ii) conflict or be inconsistent with, or result in any default
under, any contract, agreement or commitment to which any Borrower is bound.
Borrowers have delivered to Lender copies of any agreements (including the
Project Leases) between any Borrower and any Affiliate related in any way to any
Project and any other agreements or documents materially affecting the use and
operation of any Project or the Renovation Work.

            (h)   To the best of each Borrower's and Principal's knowledge, (1)
no condemnation of any portion of any Project, (2) no condemnation or relocation
of any roadways abutting any Project, and (3) no proceeding to deny access to
any Project from any point or planned point of access to such Project, has
commenced or is contemplated by any Governmental Authority.

            (i)   The use of each Project as an Embassy Suites or, as
applicable, a Doubletree Guest Suites or a Hilton Garden Inn hotel and the
contemplated accessory uses do not violate (i) any Laws (including subdivision,
zoning, building, environmental protection and wetland protection Laws), or (ii)
any building permits, covenants, conditions and restrictions of record, or
agreements affecting the applicable Project or any part thereof. Neither the
zoning authorizations, subdivision approvals or variances nor any other right to

                                      -24-
<PAGE>

construct or to use the applicable Project is to any extent dependent upon or
related to any real estate other than the land, leasehold or air rights owned by
a Borrower and, as applicable, occupied by such Project. No building or other
improvement encroaches upon any property line, building line, set back line,
side yard line or any recorded or visible easement (or other easement of which
any Borrower is aware or has reason to believe may exist) with respect to a
Project, except as set forth on Exhibit L attached hereto. No Project is
situated in an area designated as having special flood hazards as defined by the
Flood Disaster Protection Act of 1973, as amended, or as a wetland by any
governmental entity having jurisdiction over such Project. All Governmental
Approvals required for the operation of the Projects have been obtained. All
Laws relating to the operation of the Projects have been complied with and all
permits and licenses (including, if applicable, temporary licenses or permits)
required for the Renovation Work and operation of each Project have been
obtained or, in the case of the Renovation Work, will be obtained before
commencement thereof, including a liquor license and, if applicable, an
innkeeper's license. Each Project is accessible through fully improved and
dedicated roads, accepted for maintenance and public use by public authority
having jurisdiction. Each Project has adequate water, gas and electrical supply,
storm and sanitary sewerage facilities, telephone facilities, other required
public utilities, fire and police protection, and means of access between such
Project and public highways; none of the foregoing will be foreseeably delayed
or impeded by virtue of any requirements under any applicable Laws. Each Project
includes all property and rights that may be reasonably necessary or desirable
to promote the present and any reasonable future beneficial uses and enjoyment
thereof. To the best of each Borrower's knowledge, there are no, nor are there
any alleged or asserted, violations of law, regulations, ordinances, codes,
permits, licenses, declarations, covenants, conditions or restrictions of
record, or other agreements relating to the Project, or the Renovation Work, or
any part thereof.

            (j)   No brokerage fees or commissions are payable by or to any
person in connection with this Agreement or the Loan to be disbursed hereunder.

            (k)   All financial statements and other documents and information
previously furnished by Borrowers or Principal to Lender in connection with the
Loan are true, complete and correct and fairly present on a consistent basis
with the financial conditions of the subjects thereof for the immediately prior
periods as of the respective dates thereof and do not fail to state any material
fact necessary to make such statements or information not misleading, and no
Material Adverse Change with respect to Borrower, Principal, General Partner,
Project Lessee or the Projects has occurred since the respective dates of such
statements and information. No Borrower or Principal has any material liability,
contingent or otherwise, not disclosed in such financial statements. Principal
has delivered collateral value statements prepared on a basis that is acceptable
to Lender and certified as true and correct by Principal.

            (l)   Each Project is taxed separately without regard to any other
property and for all purposes such Project may be mortgaged, conveyed and
otherwise dealt with as an independent parcel. There are no unpaid or
outstanding real estate or other taxes or assessments on or against any Project
or any part thereof, except general real estate taxes not

                                      -25-
<PAGE>

yet due or payable. To Borrowers' and Principal's knowledge, there is no pending
or contemplated action pursuant to which any special assessment may be levied
against any portion of the Project.

            (m)   Except for the Project Leases and the Commercial Lease
described on Exhibit D, Borrowers have not entered into any Commercial Leases,
subleases or other arrangements for occupancy of space within any Project that
are currently in effect other than agreements for the rental of guestrooms and
meeting/conference rooms in the ordinary course of business. Each of the Project
Leases are in full force and effect without material amendment, except for
material amendments approved by Lender. No Borrower or Project Lessee is in
default under any Commercial Lease. Borrowers have disclosed to Lender in
writing any material default by any Tenant under any Commercial Lease and no
notice of termination has been issued under any Commercial Lease.

            (n)   The proceeds of the Loan shall be used for proper business
purposes. The Loan is not being made for the purpose of purchasing or carrying
"margin stock" within the meaning of Regulation G, T, U or X issued by the Board
of Governors of the Federal Reserve System and no portion of the proceeds of the
Loan shall be used in any matter that would violate such Regulations or
otherwise violate the Securities Act of 1933 or the Securities Exchange Act of
1934, and each Borrower agrees to execute all instruments necessary to comply
with all the requirements of Regulation U of the Federal Reserve System.

            (o)   No Borrower is a party in interest to any plan defined or
regulated under ERISA, and no assets of Borrower are "plan assets" of any
employee benefit plan covered by ERISA or Section 4975 of the Internal Revenue
Code.

            (p)   No Borrower nor any partner in Borrower is or will be, and no
legal or beneficial interest of a partner in Borrower is or will be held,
directly or indirectly, by a "foreign corporation", "foreign partnership",
"foreign trust", "foreign estate", "foreign person", "affiliate" of a "foreign
person" or a "United States intermediary" of a "foreign person" within the
meaning of the Internal Revenue Code Sections 897, 1445 or 7701, the Foreign
Investments in Real Property Tax Act of 1980, the International Foreign
Investment Survey Act of 1976, the Agricultural Foreign Investment Disclosure
Act of 1978, or the regulations promulgated pursuant to such Acts or any
amendments to such Acts.

            (q)   Borrower and Principal have furnished Lender with a true and
complete copy of all Preliminary Project Construction Documents and (not later
than January 31, 2004) a true and complete copy of all Project Construction
Documents.

            (r)   Attached to this Agreement as Exhibit G is a true, correct and
complete schedule of (a) all FF&E not owned by any Borrower and (b) all FF&E (or
categories thereof) subject to a capital or operating lease. Except for the FF&E
shown on Exhibit G, Borrowers own all FF&E used in connection of the maintenance
or operations of the Projects.

                                      -26-
<PAGE>

            (s)   To the best of each Borrower's knowledge, there are no
strikes, boycotts, or labor disputes which could reasonably be anticipated to
have a material adverse effect on the operation of any Project.

            (t)   As of the Closing Date, credit cards accepted by Borrowers or
Manager are issued or processed only by the following entities: American
Express, MasterCard/Visa, Diner's Club and Discover (collectively, the "CREDIT
CARD ISSUERS").

            (u)   No Borrower has any employees.

            (v)   Except as set forth on Exhibit H, no Borrower has any interest
in any trademarks, copyrights, patents or other intellectual property with
respect to any Project.

            (w)   None of any Borrower, Principal, Project Lessee or General
Partner or any officer thereof is currently listed on the OFAC Lists.

            (x)   All statements set forth in the Recitals are true and correct.

            (y)   There has been no damage or destruction of any part of any
Project by fire or other casualty that has not been repaired. Except as part of
the Renovation Work or routine maintenance, there are presently no existing
defects in any Project and no repairs or alterations thereof are reasonably
necessary or appropriate.

            (z)   Each License Agreement is in full force and effect.

                  Borrowers agree that all of the representations and warranties
set forth above and elsewhere in this Agreement are true as of the date hereof,
will be true at the Closing Date and, except for matters which have been
disclosed by Borrowers and approved by Lender in writing, at all times
thereafter. It shall be a condition precedent to the Closing Date and each
subsequent disbursement, if any, that each of said representations and
warranties is true and correct as of the date of such requested disbursement.
Each disbursement of Loan proceeds shall be deemed to be a reaffirmation by
Borrowers that each of the representations and warranties is true and correct as
of the date of such disbursement. In addition, at Lender's request, Borrowers
shall reaffirm such representations and warranties in writing prior to each
disbursement hereunder.

                                    ARTICLE 6
                              ENVIRONMENTAL MATTERS

6.1   ENVIRONMENTAL REPRESENTATIONS AND WARRANTIES.

            Each Environmental Indemnitor hereby represents and warrants to and
Lender that (i) except as specifically disclosed in the documents listed in
Exhibit F attached hereto (the "ENVIRONMENTAL DOCUMENTS"), to the best of
Environmental Indemnitor's actual knowledge, (a) each Project is in a clean,
safe and healthful condition and, except for materials used in the ordinary
course of maintenance and operation (and in compliance with all Laws) of such
Project, has been and is free of all Hazardous Material, and (b) no release

                                      -27-
<PAGE>

of any Hazardous Material has occurred on, onto or about any Project; (ii) that,
except as specifically disclosed in the Environmental Documents and except for
materials used in the ordinary course of maintenance and operation (and in
compliance with all Laws) of such Borrower's or any Tenant's business, no
Borrower or, to the best of Environmental Indemnitor's actual knowledge, any
other person or entity, has ever caused or permitted any Hazardous Material to
be placed, held, located or disposed of on, under, at or in a manner to affect
any Project, or any part thereof, and no Project has never been used (whether by
any Borrower or, to the best of Environmental Indemnitor's actual knowledge, by
any other person or entity) for any activities involving, directly or
indirectly, the use, generation, treatment, storage, transportation, or disposal
of any Hazardous Material; (iii) except as specifically disclosed in the
Environmental Documents, each Project currently complies, and will comply based
on its anticipated use, with all Laws relating to Hazardous Material; (iv) to
the best of Environmental Indemnitor's actual knowledge in connection with the
ownership, operation, and use of each Project, all necessary notices have been
filed and all required permits, licenses and other authorizations have been
obtained, including those relating to the generation, treatment, storage,
disposal or use of Hazardous Material; (v) to the best of Environmental
Indemnitor's actual knowledge, there is no present, past or threatened
investigation, inquiry or proceeding relating to the environmental condition of,
or to events on or about, any Project; (vi) no Project or any Borrower is
subject to any remedial obligations under any Laws relating to Hazardous
Material, health or the environment; (vii) there are no underground tanks,
vessels, or similar facilities for the storage, containment or accumulation of
Hazardous Materials of any sort on, under or affecting any Project; and (viii)
it has not, nor will it, release or waive the liability of any previous owner,
lessee or operator of any Project or any party who may be potentially
responsible for the presence of or removal of Hazardous Material from any
Project, nor has it made promises of indemnification regarding Hazardous
Material on any Project to any party, except as contained herein and in the Loan
Documents.

6.2   ENVIRONMENTAL COVENANTS.

            Environmental Indemnitors shall:

            (a)   comply, and cause all other persons on or occupying any
Project to comply, with all Laws relating to Hazardous Material;

            (b)   not install, use, generate, manufacture, store, treat, release
or dispose of, nor permit the installation, use, generation, storage, treatment,
release or disposal of, Hazardous Material on, under or about any Project,
except as specifically disclosed in the Environmental Documents and except for
materials used in the ordinary course of maintenance and operation (and in
compliance with all Laws) of a Borrower's or any Tenant's business;

            (c)   immediately advise Lender in writing of: (i) any and all
Environmental Proceedings; (ii) the presence of any Hazardous Material on, under
or about any Project of which Lender has not previously been advised in writing;
(iii) any remedial action taken by, or on behalf of, any Environmental
Indemnitor in response to any Hazardous Material on,

                                      -28-
<PAGE>

under or about any Project or to any Environmental Proceedings of which Lender
has not previously been advised in writing; (iv) the discovery by any
Environmental Indemnitor of the presence of any Hazardous Material on, under or
about any real property or bodies of water adjoining or in any way affecting any
Project; and (v) the discovery by any Environmental Indemnitor of any occurrence
or condition on any real property adjoining or in any way affecting any Project
that could cause such Project or any part thereof to be subject to any
restrictions on the ownership, occupancy, transferability or use of such Project
under any Laws relating to Hazardous Material;

            (d)   provide Lender with copies of all reports, analyses, notices,
licenses, approvals, orders, correspondences or other written materials in its
possession or control relating to the environmental condition of each Project or
real property or bodies of water adjoining or in any way affecting each Project
or Environmental Proceedings immediately upon receipt, completion or delivery of
such materials;

            (e)   not install or allow to be installed any tanks on, at or under
the Project (other than above ground tanks used in the ordinary course of
operation and maintenance (and in compliance with all Laws) of Borrower's
business; provided that Borrower promptly provide Lender written notice of the
installation of any such tank);

            (f)   not create or permit to continue in existence any lien
(whether or not such lien has priority over the lien created by the Mortgage)
upon the Project imposed pursuant to any Laws relating to Hazardous Material;
and

            (g)   not change or alter the present use of any Project unless
Environmental Indemnitors shall have notified Lender thereof in writing and
Lender shall have determined, in its sole and absolute discretion, that such
change or modification will not result in the presence of Hazardous Material on
such Project in question in such a level that would increase the potential
liability for Environmental Proceedings.

6.3   RIGHT OF ENTRY AND DISCLOSURE OF ENVIRONMENTAL REPORTS.

            Each Borrower hereby grants to Lender its agents, employees,
consultants and contractors, an irrevocable license and authorization to enter
upon and inspect each Project at reasonable times and upon reasonable advance
notice, and conduct such environmental audits and tests, including, without
limitation, subsurface testing, soils and groundwater testing, and other tests
which may physically invade such Project, in its sole and absolute discretion,
determine are necessary or desirable. With respect to invasive testing, such as
soil borings, Lender shall consult with Borrowers in advance of such tests.
Lender agrees, however, that it shall not conduct any such audits or tests,
unless a default (and the expiration of all cure periods applicable thereto)
exists under the Loan Documents or Lender has reason to believe that such audit
or test may disclose the presence or release of Hazardous Material or unless an
environmental audit deems further testing necessary. Without limiting the
generality of the foregoing, Borrowers agree that Lender shall have the right to
appoint a receiver to enforce this right to enter and inspect the Projects to
the extent such authority is provided under applicable law. All reasonable
out-of-pocket costs and expenses incurred by

                                      -29-
<PAGE>

Lender in connection with any inspection, audit or testing conducted in
accordance with this Section 6.3 shall be paid by Borrowers. The results of all
investigations and reports prepared by Lender shall be and at all times remain
the property of Lender and under no circumstances shall Lender have any
obligation whatsoever to disclose or otherwise make available to Environmental
Indemnitors or any other party such results or any other information obtained by
it in connection with such investigations and reports; provided, however, that
if there exists no Event of Default under the Loan Documents, if requested by
Borrowers, Lender shall provide to Borrowers a copy of the written report with
respect to any inspection, audit or testing for which Borrowers have paid
hereunder. Lender hereby reserves the right, and Environmental Indemnitors
hereby expressly authorize Lender to make available to any party in connection
with a sale of any Project following the occurrence of an Event of Default, any
and all environmental reports, whether prepared by Lender or prepared by
Borrowers and provided to Lender (collectively, the "ENVIRONMENTAL REPORTS"),
which Lender may have with respect to the Projects. Each Borrower consents to
Lender notifying any party under such circumstances of the availability of any
or all of the Environmental Reports and the information contained therein. Each
Environmental Indemnitor further agrees that Lender may disclose such
Environmental Reports to any governmental agency or authority if it reasonably
believes that it is required to disclose any matter contained therein to such
agency or authority; provided that Lender shall give Borrowers at least five (5)
days' prior written notice before so doing. Each Environmental Indemnitor
acknowledges that Lender cannot control or otherwise assure the truthfulness or
accuracy of the Environmental Reports, and that the release of the Environmental
Reports, or any information contained therein, to prospective bidders at any
foreclosure sale of any Project may have a material and adverse effect upon the
amount, which a party may bid at such sale. Each Environmental Indemnitor agrees
that Lender shall not have any liability whatsoever as a result of delivering
any or all of the Environmental Reports or any information contained therein to
any third party in accordance with the terms hereof, and each Environmental
Indemnitor hereby releases and forever discharges Lender from any and all
claims, damages, or causes of action arising out of connected with or incidental
to the Environmental Reports or the delivery thereof in accordance with the
terms hereof.

6.4   ENVIRONMENTAL INDEMNITOR'S REMEDIAL WORK.

            Environmental Indemnitors shall promptly perform any and all
necessary remedial work ("REMEDIAL WORK") required by Law or regulations in
response to any Environmental Proceedings or the presence, storage, use,
disposal, transportation, discharge or release of any Hazardous Material on,
under or about any Project; provided, however, that Borrowers shall perform or
cause to be performed such Remedial Work so as to minimize any impairment to
Lender's security under the Loan Documents.

            All Remedial Work shall be conducted: (a) in a diligent and timely
fashion by licensed contractors acting under the supervision of a consulting
environmental engineer; (b) pursuant to a detailed written plan for the Remedial
Work approved by any public or private agencies or persons with a legal or
contractual right to such approval; (c) with such insurance coverage pertaining
to liabilities arising out of the Remedial Work as is then customarily
maintained with respect to such activities; and (d) only following receipt of
any required

                                      -30-
<PAGE>

permits, licenses or approvals. The selection of the Remedial Work contractors
and consulting environmental engineer, the contracts entered into with such
parties, any disclosures to or agreements with any public or private agencies or
parties relating to Remedial Work and the written plan for the Remedial Work
(and any changes thereto) shall each be subject to Lender's prior written
approval, which shall not be unreasonably withheld or delayed. In addition,
Environmental Indemnitors shall submit to Lender, promptly upon receipt or
preparation, copies of any and all reports, studies, analyses, correspondence,
governmental comments or approvals, proposed removal or other Remedial Work
contracts and similar information prepared or received by Environmental
Indemnitors in connection with any Remedial Work, or Hazardous Material relating
to any Project. All costs and expenses of such Remedial Work shall be paid by
Environmental Indemnitors, including, without limitation, the charges of the
Remedial Work contractors and the consulting environmental engineer, any taxes
or penalties assessed in connection with the Remedial Work and Lender's
reasonable fees and out-of-pocket costs incurred in connection with monitoring
or review of such Remedial Work. Lender shall have the right but not the
obligation to join and participate in, as a party if it so elects, any legal
proceedings or actions initiated in connection with any Environmental
Proceedings.

6.5   ENVIRONMENTAL INDEMNITY.

            Environmental Indemnitors shall protect, indemnify, defend and hold
Lender and any participants, successors or assigns to Lender's interest in the
Loan, and any other affiliate thereof who acquires any portion of a Project at a
foreclosure sale or otherwise through the exercise of Lender's rights and
remedies under the Loan Documents, and all directors, officers, employees and
agents of all of the aforementioned indemnified parties, harmless from and
against any and all claims, liabilities, damages (direct or indirect), and
Expenses which arise out of or relate in any way to any breach of any
representation, warranty or covenant contained in this Article 6, or any
Environmental Proceedings or any use, handling, production, transportation,
disposal, release or storage of any Hazardous Material in, under or on such
Project, whether by any Environmental Indemnitor or any other person, including,
without limitation:

            (a)   all foreseeable and all unforeseeable Expenses (including any
loss of principal and interest due and owing on the Loan) arising out of: (i)
Environmental Proceedings or the use, generation, storage, discharge or disposal
of Hazardous Material by Environmental Indemnitors, any prior owner or operator
of such Project or any person on or about such Project; (ii) any residual
contamination affecting any natural resource or the environment; or (iii) any
exercise by Lender of any of its rights and remedies hereunder; and

            (b)   the costs of any required or necessary investigation,
assessment, testing, remediation, repair, cleanup, or detoxification of such
Project and the preparation of any closure or other required plans.

            Environmental Indemnitors' liability to the aforementioned
indemnified parties shall (subject to any applicable notice and cure periods
expressly provided for in Section 6.6) arise upon the earlier to occur of (1)
discovery of any Hazardous Material on, under or about

                                      -31-
<PAGE>

such Project, or (2) the institution of any Environmental Proceedings, and not
upon the realization of loss or damage, and Environmental Indemnitors shall pay
to Lender from time to time, immediately upon request, an amount equal to the
Expenses actually incurred (or as reasonably determined by Lender with respect
to Expenses that have not actually been incurred). In addition, in the event any
Hazardous Material is removed, or caused to be removed from such Project, by
Environmental Indemnitors, Lender or any other person, the number assigned by
the U.S. Environmental Protection Agency to such Environmental Proceedings or
any similar identification shall in no event be in the name of Lender or
identify the Lender as a generator, arranger or other designation. The foregoing
indemnity shall not include Expenses, claims, liabilities or damages arising
solely from Hazardous Material which first exist on such Project following the
date on which the Lender or any Lender Affiliate takes title to such Project,
whether by foreclosure of the applicable Mortgage, or a deed or
assignment-in-lieu thereof or otherwise.

6.6   REMEDIES UPON AN ENVIRONMENTAL DEFAULT.

            In addition to any other rights or remedies Lender may have under
this Article 6, at law or in equity, in the event that Environmental Indemnitors
shall fail to timely comply with any of the provisions of this Article 6, or in
the event that any representation or warranty made in this Article 6 proves to
be false or misleading, then, in such event, after (i) delivering written notice
to Environmental Indemnitors, which notice specifically states that
Environmental Indemnitors have failed to comply with the provisions of this
Article 6; and (ii) the expiration of the earlier to occur of (A) a (30) day
period after receipt of such notice and (B) the cure period, if any, permitted
under any applicable law, rule, regulation or order with which Environmental
Indemnitors shall have failed to comply, Lender may declare an Event of Default
in this Agreement or any other Loan Documents and exercise any and all remedies
provided for therein, and/or do or cause to be done whatever is reasonably
necessary to cause each Project to comply with all Laws relating to Hazardous
Material and other applicable Laws, rules, regulations or orders and the cost
thereof shall constitute an Expense hereunder and shall become immediately due
and payable without notice and with interest thereon at the Default Rate until
paid. Environmental Indemnitors shall give to Lender and its agents and
employees access to the Projects for the purpose of effecting such compliance
and hereby specifically grant to Lender a license, effective upon expiration of
the applicable period as described above, if any, to do whatever is necessary to
cause each Project to so comply, including, without limitation, to enter each
Project and remove therefrom any Hazardous Material or otherwise comply with any
Laws relating to Hazardous Material.

6.7   UNCONDITIONAL ENVIRONMENTAL OBLIGATIONS.

            Notwithstanding any term or provision contained herein or in the
other Loan Documents, the covenants and obligations of the Environmental
Indemnitors under this Article 6 (the "ENVIRONMENTAL OBLIGATIONS") are
unconditional. Environmental Indemnitors shall be fully, personally, jointly and
severally liable for the Environmental Obligations, and such liability shall not
be limited to the original principal amount of the Loan. The Environmental
Obligations shall be enforceable by Lender, its Affiliates, and its successors

                                      -32-
<PAGE>

and assigns. The Environmental Obligations shall survive the repayment of the
Loan and any foreclosure, deed-in-lieu or transfer in lieu of foreclosure or
similar proceedings transferring title to any Project or any portion thereof.

6.8   ASSIGNMENT OF ENVIRONMENTAL OBLIGATIONS PROHIBITED.

            The Environmental Obligations may not be assigned or transferred, in
whole or in part, by Environmental Indemnitors and any purported assignment by
Environmental Indemnitors of the Environmental Obligations shall be void ab
initio and of no force or effect.

6.9   INDEMNIFICATION SEPARATE FROM THE LOAN.

            (a)   The Environmental Indemnitors agree that the Environmental
Obligations are separate, independent of and in addition to the undertakings of
the Environmental Indemnitors, as applicable, pursuant to the Loan, the Note,
the other provisions of this Agreement and the other Loan Documents. A separate
action may be brought to enforce the provisions of this Article 6, which shall
in no way be deemed to be an action on the Note, whether or not the Loan has
been repaid and whether or not Lender would be entitled to a deficiency judgment
following a judicial foreclosure, trustee's sale or UCC sale. The Environmental
Obligations shall not be affected by any exculpatory provisions contained in the
Note, this Agreement or any of the other Loan Documents. The Environmental
Obligations and the rights of Lender and its Affiliates hereunder shall survive
performance and repayment of the obligations evidenced by and arising under the
Loan Documents, surrender of the Note, reconveyance of any Mortgage, release of
other security provided in connection with the Loan, trustee's sale or
foreclosure under any Mortgage and/or any of the other Loan Documents (whether
by deed or other assignment in lieu of foreclosure, or otherwise, acquisition of
a Project by Lender, any other transfer of a Project, and transfer of all of
Lender's rights in the Loan, the Loan Documents, and the Projects.

            (b)   Environmental Indemnitors waive all rights to require Lender
to (i) proceed against or exhaust any security for the Loan or (ii) pursue any
remedy in Lender's power whatsoever. Each Borrower waives all defenses by reason
of any disability or other defense under the Loan or by reason of the cessation
from any cause whatsoever of its liability under the Loan, or that it may
acquire by reason of Lender's election of any remedy against it including,
without limitation, Lender's exercise of its rights to foreclose any Mortgage.

                                    ARTICLE 7
                           CASUALTIES AND CONDEMNATION

7.1   LENDER'S ELECTION TO APPLY INSURANCE PROCEEDS ON INDEBTEDNESS.

            (a)   Subject to the provisions of Section 7.1(b) below, Lender may
elect to collect, retain and apply upon the Indebtedness of Borrowers under this
Agreement or any of the other Loan Documents all proceeds of insurance resulting
from any loss at any Project or

                                      -33-
<PAGE>

condemnation or other taking of any Project or a portion thereof (individually
and collectively referred to as "INSURANCE PROCEEDS") after deduction of all
expenses of collection and settlement, including attorneys' and adjusters' fees
and charges. Any proceeds remaining after repayment of the Indebtedness shall be
paid by Lender to Borrowers.

            (b)   Notwithstanding anything in Section 7.1(a) to the contrary, in
the event of any casualty to any condemnation of part of any Project, Lender
agrees to make available the Insurance Proceeds to restoration of such Project
if (i) no Event of Default exists, (ii) all Insurance Proceeds are deposited
with Lender, (iii) in Lender's reasonable judgment, the amount of Insurance
Proceeds available for restoration of such Project is sufficient to pay the full
and complete costs of such restoration, (iv) no material Commercial Leases
(which for this purpose shall mean Commercial Leases demising more than five
percent (5%) of the rentable square feet of space at the Project) in effect at
the time of such casualty or condemnation are or will be terminated as a result
of such casualty or condemnation, (v) the amount of the Insurance Proceeds does
not exceed One Million and No/100ths Dollars ($1,000,000.00), (vi) in Lender's
reasonable determination, such Project can be restored to an architecturally and
economically viable project in compliance with applicable Laws, (vii) each
Principal reaffirms its personal guaranty in writing, and (viii) in Lender's
reasonable determination, such restoration is likely to be completed not later
than six (6) months prior to the Maturity Date.

7.2   BORROWER'S OBLIGATION TO REBUILD AND USE OF INSURANCE PROCEEDS THEREFOR.

            In case Lender does not elect to apply or does not have the right to
apply the Proceeds to the Indebtedness, as provided in Section 7.1 above,
Borrowers shall:

            (a)   Proceed with diligence to make settlement with insurers or the
appropriate governmental authorities and cause the Proceeds to be deposited with
Lender;

            (b)   In the event of any delay in making settlement with insurers
or the appropriate governmental authorities or effecting collection of the
Proceeds, and if Borrowers commence restoration of the applicable Project prior
to receipt of such Insurance Proceeds, Borrowers shall promptly (i) deliver to
Lender a construction budget and a completion schedule in respect of such
restoration (each, reasonably acceptable to Lender) and (ii) deposit with Lender
cash in an amount equal to ten percent (10%) of the total cost required to
complete such restoration, as aforesaid (and, absent a default under this
Agreement or any of the other Loan Documents, Lender will return such deposit to
Borrowers if the Insurance Proceeds deposited with Lender are sufficient to
complete the total cost of restoration as provided in the approved budget);

            (c)   In the event the Proceeds and the amount deposited with Lender
pursuant to Section 7.1(b) above are insufficient to assure Lender that the all
contemplated repairs or construction will be completed, promptly deposit with
Lender any amount necessary to assure that such contemplated repairs or
construction will be completed; and

                                      -34-
<PAGE>

            (d)   Promptly proceed with the commencement of restoration of the
applicable Project, including the repair of all damage resulting from such fire,
condemnation or other cause and restoration to its former condition.

            Any request by a Borrower for a disbursement by Lender of Proceeds
and funds deposited by Borrowers shall be treated by Lender as if such request
were for an advance of the Loan hereunder, and the disbursement thereof shall be
conditioned upon Borrowers' compliance with and satisfaction of the same
conditions precedent as would be applicable under this Agreement for an advance
of the Holdback as if the repair or restoration work were Renovation Work.

                                    ARTICLE 8
                         EVENTS OF DEFAULT AND REMEDIES

8.1   EVENTS OF DEFAULT.

            The occurrence of any one or more of the following shall constitute
an "EVENT OF DEFAULT" as said term is used herein:

            (a)   Failure of Borrowers to pay the outstanding principal amount,
all interest thereon and all other amounts owing hereunder or the other Loan
Documents (the "INDEBTEDNESS") on the Maturity Date or the failure to pay,
within five (5) days of the due date, any of other payment obligations of
Borrowers to Lender, including any payments of interest or principal due
pursuant to this Agreement;

            (b)   Failure of Borrowers to strictly comply with the provisions of
Section 4.2(b) (transfers), Section 4.2(d) (insurance), Section 4.2(l) (no
additional debt), Section 4.2(m) (organizational documents), Section 4.2(n)
(single purpose entity), 4.2(v) (project construction documents), 4.2(w) (post
closing covenants) and Article 6 (environmental matters);

            (c)   Failure of Borrowers for a period of thirty (30) days after
written notice from Lender, to observe or perform any non-monetary covenant or
condition contained in this Agreement or any other Loan Documents not set forth
in the subsections above; provided that if any such failure concerning a
non-monetary covenant or condition is susceptible to cure and cannot reasonably
be cured within said thirty (30) day period, then Borrowers shall have an
additional ninety (90) day period to cure such failure and no Event of Default
shall be deemed to exist hereunder so long as Borrowers commence such cure
within the initial thirty (30) day period and diligently and in good faith
pursues such cure to completion within such resulting one hundred twenty (120)
day period from the date of Lender's notice; and provided further that if a
different notice or grace period is specified under any other subsection of this
Section 8.1 with respect to a particular breach, or if another subsection of
this Section 8.1 applies to a particular breach and does not expressly provide
for a notice or grace period, the specific provision shall control;

                                      -35-
<PAGE>

            (d)   Any material default by any Borrower, as lessor, under the
terms of any Commercial Lease following the expiration of any applicable notice
and cure period, provided that if the Commercial Lease does not provide a notice
and cure period, then the notice and cure period provided in (a) above will
apply to any such monetary default, and the notice and cure period provided in
(c) will apply to any such non-monetary default (which respective periods shall
commence upon written notice of default from Lender or the applicable Tenant,
whichever occurs first);

            (e)   If any warranty, representation, statement, report or
certificate made now or hereafter by Borrowers or Principal is untrue or
incorrect at the time made or delivered, provided that if such breach is
reasonably susceptible of cure, then no Event of Default shall exist so long as
the applicable party cures said breach (i) within thirty (30) days for a breach
that can be cured by the payment of money or (ii) within the notice and cure
period provided in (c) above for any other breach;

            (f)   A petition under any Chapter of Title 11 of the United States
Code or any similar law or regulation is filed by or against any Borrower,
Project Lessee, General Partner or Principal (and in the case of an involuntary
petition in bankruptcy, such petition is not discharged within sixty (60) days
of its filing), or a custodian, receiver or trustee for any Project is
appointed, or any Borrower, Project Lessee, General Partner or Principal makes
an assignment for the benefit of creditors, or any of them are adjudged
insolvent by any state or federal court of competent jurisdiction, or any of
them admit their insolvency or inability to pay their debts as they become due
or an attachment or execution is levied against any Project or portion thereof;

            (g)   The occurrence of a default and the expiration of any cure
period applicable thereto available to a Borrower or Project Lessee, as
applicable, under the License Agreement, the Project Lease or the Management
Agreement, or any Borrower or Project Lessee materially modifies or terminates
the applicable License Agreement, Project Lease or Management Agreement without
Lender's consent;

            (h)   The liquor license for any Project is revoked; or

            (i)   The occurrence of any other event or circumstance denominated
as an Event of Default herein or under any of the other Loan Documents and the
expiration of any applicable grace or cure periods, if any, specified for such
Event of Default herein or therein, as the case may be.

8.2   REMEDIES CONFERRED UPON LENDER.

            Lender's rights, remedies and powers, as provided herein and the
other Loan Documents, are cumulative and concurrent, and may be pursued singly,
successively or together against Borrowers, any Borrower, any guarantor of the
Loan, the security described in the Loan Documents, and any other security given
at any time to secure the payment hereof, all at the sole discretion of Lender.
Additionally, Lender may resort to every other right or remedy available at law
or in equity without first exhausting the rights and remedies

                                      -36-
<PAGE>

contained herein, all in Lender's sole discretion. Failure of Lender, for any
period of time or on more than one occasion, to exercise its option to
accelerate the Maturity Date shall not constitute a waiver of the right to
exercise the same at any time during the continued existence of any Event of
Default or any subsequent Event of Default. Upon the occurrence of any Event of
Default, Lender may pursue any one or more of the following remedies
concurrently or successively, it being the intent hereof that none of such
remedies shall be to the exclusion of any other:

            (a)   Take possession of the Projects and do anything that is
necessary or appropriate in its sole judgment to fulfill the obligations of
Borrowers under this Agreement and the other Loan Documents. Without restricting
the generality of the foregoing and for the purposes aforesaid, Borrowers hereby
appoint and constitute Lender their lawful attorney-in-fact with full power of
substitution in any Project to use unadvanced funds remaining under the Note or
which may be reserved, escrowed or set aside for any purposes hereunder at any
time, or to advance funds in excess of the face amount of the Note, to pay,
settle or compromise all existing bills and claims, which may be liens or
security interests, or to avoid such bills and claims becoming liens against the
Projects; to execute all applications and certificates in the name of any
Borrower prosecute and defend all actions or proceedings in connection with a
Project; and to do any and every act which such Borrower might do in its own
behalf; it being understood and agreed that this power of attorney shall be a
power coupled with an interest and cannot be revoked;

            (b)   Declare the Note or the Indebtedness to be immediately due and
payable;

            (c)   Use and apply any monies or letters of credit deposited by
Borrowers or Principal with Lender, regardless of the purposes for which the
same was deposited, to cure any such default or to apply on account of any
Indebtedness under this Agreement which is due and owing to Lender;

            (d)   Exercise or pursue any other remedy or cause of action
permitted under this Agreement or any other Loan Documents, or conferred upon
Lender by operation of Law.

            Notwithstanding the foregoing, upon the occurrence of any Event of
Default under Section 8.1(f) all amounts evidenced by the Note shall
automatically become due and payable, without any presentment, demand, protest
or notice of any kind to Borrowers.

                                    ARTICLE 9
                        LOAN EXPENSE, COSTS AND ADVANCES

9.1   LOAN AND ADMINISTRATION EXPENSES.

            Whether or not the Loan is made, Borrowers unconditionally agree to
pay all reasonable costs and expenses of the Loan, including all amounts payable
pursuant to Sections 2.7, 2.8 and 9.2 and any and all other fees owing to Lender
pursuant to the Loan

                                      -37-
<PAGE>

Documents, and also including all documentation, modification, or workout costs
relating to the Loan, all costs and expenses relating to any release
contemplated by Section 2.10, recording, filing and registration fees and
charges, mortgage or documentary taxes, UCC searches, title and survey charges,
all reasonable fees and disbursements of Lender's consultants, any costs
involved in the disbursement of the Loan, any reasonable repair or maintenance
costs or payments made to remove or protect against liens, all costs and
expenses incurred by Lender in connection with the determination of whether or
not Borrowers have performed the obligations undertaken by Borrowers hereunder
or has satisfied any conditions precedent to the obligations of Lender hereunder
and, if any default or Event of Default occurs hereunder or under any of the
Loan Documents or if the Loan or Note or any portion thereof is not paid in full
when and as due, all reasonable costs and expenses of Lender incurred in
attempting to enforce or collect payment of the Loan or enforce any rights of
Lender or any Borrower's obligations hereunder and expenses of Lender incurred
(including expenses relating to documentary and expert evidence, publication
costs) in attempting to realize, while a default or Event of Default exists, on
any security or incurred in connection with the sale, disposition (or
preparation for sale or disposition) or liquidation of any security for the Loan
(including any foreclosure sale, deed in lieu transaction or costs incurred in
connection with any litigation or bankruptcy or administrative hearing and any
appeals therefrom and any post-judgment enforcement action including, without
limitation, supplementary proceedings in connection with the enforcement of this
Agreement). All such costs or expenses incurred or advances or payments made by
Lender shall also include court costs, legal fees and disbursements relating
thereto and shall be included as additional Indebtedness evidenced by the Note
and secured by the Mortgage and the other Loan Documents bearing interest at the
Default Rate set forth in the Note until paid. Borrowers agree to pay all
brokerage, finder or similar fees or commissions payable in connection with the
transactions contemplated hereby and shall indemnify, defend and hold Lender
harmless against all claims, liabilities, and Expenses arising in relation to
any claim by broker, finder or similar person. Lender may require the payment of
Lender's outstanding fees and expenses as a condition to any disbursement of the
Loan. Lender is hereby authorized, without any specific request or direction by
Borrowers, to make disbursements from time to time in payment of or to reimburse
Lender for all Loan expenses and fees.

9.2   RIGHT OF LENDER TO MAKE ADVANCES TO CURE BORROWER'S DEFAULTS.

            In the event that Borrowers fail to perform any of Borrowers'
covenants, agreements or obligations contained in this Agreement or any of the
other Loan Documents (after the expiration of applicable grace periods, except
in the event of an emergency or other exigent circumstances), Lender may (but
shall not be required to) perform any of such covenants, agreements and
obligations, and any reasonable amounts expended by Lender in so doing and shall
constitute additional Indebtedness evidenced by the Note and secured by the
Mortgages and the other Loan Documents and shall bear interest at a rate per
annum equal to the Interest Rate (or Default Rate following an Event of
Default).

9.3   INCREASED COSTS.

            Borrowers agree to pay Lender additional amounts to compensate
Lender for any increase in its actual costs incurred in maintaining the Loan or
any portion thereof

                                      -38-
<PAGE>

outstanding or for the reduction of any amounts received or receivable from
Borrowers as a result of any change after the date hereof in any applicable Law,
regulation or treaty, or in the interpretation or administration thereof, or by
any domestic or foreign court, changing the basis of taxation of payments under
this Agreement to Lender (other than taxes imposed on or measured by the net
income or receipts of Lender or any franchise tax imposed on Lender). Any amount
payable by Borrowers under this Article 9 shall be paid within ten (10) days of
receipt by Borrowers of a notice from Lender setting forth the amount due and
the basis for the determination of such amount, which statement shall be
conclusive and binding upon Borrowers, absent manifest error. Failure on the
part of Lender to demand payment from Borrowers for any such amount attributable
to any particular period shall not constitute a waiver of Lender's right to
demand payment of such amount for any subsequent or prior period.

9.4   BORROWER WITHHOLDING.

            If by reason of a change in any applicable Laws occurring after the
date hereof, any Borrower is required by Law to make any deduction or
withholding in respect of any taxes (other than taxes imposed on or measured by
the net income of or receipts of Lender or any franchise tax imposed on Lender),
duties or other charges from any payment due under the Note, the sum due from
Borrowers in respect of such payment shall be increased to the extent necessary
to ensure that, after the making of such deduction or withholding, Lender
receives and retains a net sum equal to the sum which it would have received had
no such deduction or withholding been required to be made.

9.5   DOCUMENT AND RECORDING TAX INDEMNIFICATION.

            Borrowers agree to indemnify, defend and hold harmless Lender from
and against any claim that any documentary or mortgage tax is due and payable in
connection with the Loan or the execution, delivery or recording of the Loan
Documents to pay such taxes and Expenses incurred by Lender in connection
therewith. Any Borrower may contest any determination that any such taxes are
due, but shall pay any such taxes (including penalties and interest) when
legally required. This paragraph shall survive repayment of the Loan.

                                   ARTICLE 10
                      ASSIGNMENTS BY LENDER AND DISCLOSURE

10.1  ASSIGNMENTS AND PARTICIPATIONS.

            Lender may from time to time, without the consent of any Borrower,
sell, transfer, pledge, assign and convey the Loan and the Loan Documents (or
any interest therein) and may grant participations in the Loan. Borrowers agree
to cooperate with Lender's efforts to do any of the foregoing and to execute all
documents reasonably required by Lender in connection therewith which do not
materially adversely affect Borrowers' rights under the Loan Documents.

                                      -39-
<PAGE>

10.2  DISCLOSURE OF INFORMATION.

            Lender shall have the right (but shall be under no obligation) to
make available to any party for the purpose of granting participations in or
selling, transferring, assigning or conveying all or any part of the Loan
(including any governmental agency or authority and any prospective bidder at
any foreclosure sale of any Project) any and all information that Lender may
have with respect to the Projects and Borrowers, whether provided by Borrowers,
Principal or any third party or obtained as a result of any environmental
assessments. Borrowers and Principal agree that Lender shall have no liability
whatsoever as a result of delivering any such information to any third party,
and Borrowers and Principal, on behalf of themselves and their successors and
assigns, hereby release and discharge Lender from any and all liability, claims,
damages, or causes of action, arising out of, connected with or incidental to
the delivery of any such information to any third party.

                                   ARTICLE 11
                               GENERAL PROVISIONS

11.1  CAPTIONS.

            The captions and headings of various Articles, Sections and
subsections of this Agreement and the other Loan Documents and the Exhibits and
Schedules pertaining thereto are for convenience only and are not to be
considered as defining or limiting in any way the scope or intent of the
provisions hereof or thereof.

11.2  WAIVER OF JURY TRIAL.

            BORROWERS, LENDER AND PRINCIPAL EACH KNOWINGLY, VOLUNTARILY AND
INTENTIONALLY WAIVE ANY RIGHT TO A TRIAL BY JURY IN ANY CLAIM, CONTROVERSY
DISPUTE, ACTION OR PROCEEDING ARISING OUT OF OR RELATED TO THIS AGREEMENT AND
THE OTHER LOAN DOCUMENTS (INCLUDING WITHOUT LIMITATION ANY ACTIONS OR
PROCEEDINGS FOR ENFORCEMENT OF THE LOAN DOCUMENTS) AND AGREE THAT ANY SUCH
ACTION OR PROCEEDING SHALL BE TRIED BEFORE A COURT AND NOT BEFORE A JURY.
BORROWERS, LENDER AND PRINCIPAL EACH ACKNOWLEDGE THAT THIS WAIVER IS A MATERIAL
INDUCEMENT TO ENTER INTO A BUSINESS RELATIONSHIP, THAT EACH OF THEM HAS RELIED
ON THIS WAIVER IN ENTERING INTO THIS AGREEMENT AND THE OTHER LOAN DOCUMENTS AND
THAT EACH OF THEM WILL CONTINUE TO RELY ON THIS WAIVER IN THEIR RELATED FUTURE
DEALINGS. BORROWERS, LENDER AND PRINCIPAL EACH WARRANT AND REPRESENT THAT EACH
HAS HAD THE OPPORTUNITY OF REVIEWING THIS JURY WAIVER WITH LEGAL COUNSEL, AND
THAT EACH KNOWINGLY AND VOLUNTARILY WAIVES ITS JURY TRIAL RIGHTS.

                                      -40-
<PAGE>

11.3  JURISDICTION.

            TO THE GREATEST EXTENT PERMITTED BY LAW, EACH BORROWER AND PRINCIPAL
HEREBY WAIVES ANY AND ALL RIGHTS TO REQUIRE MARSHALLING OF ASSETS BY LENDER.
WITH RESPECT TO ANY SUIT, ACTION OR PROCEEDINGS RELATING TO THIS AGREEMENT
(EACH, A "PROCEEDING"), EACH BORROWER AND PRINCIPAL IRREVOCABLY (A) SUBMITS TO
THE NON-EXCLUSIVE JURISDICTION OF THE STATE AND FEDERAL COURTS HAVING
JURISDICTION IN THE CITY OF CHICAGO, COUNTY OF COOK AND STATE OF ILLINOIS, AND
(B) WAIVES ANY OBJECTION WHICH IT MAY HAVE AT ANY TIME TO THE LAYING OF VENUE OF
ANY PROCEEDING BROUGHT IN ANY SUCH COURT, WAIVES ANY CLAIM THAT ANY PROCEEDING
HAS BEEN BROUGHT IN AN INCONVENIENT FORUM AND FURTHER WAIVES THE RIGHT TO
OBJECT, WITH RESPECT TO SUCH PROCEEDING, THAT SUCH COURT DOES NOT HAVE
JURISDICTION OVER SUCH PARTY. NOTHING IN THIS AGREEMENT SHALL PRECLUDE LENDER
FROM BRINGING A PROCEEDING IN ANY OTHER JURISDICTION NOR WILL THE BRINGING OF A
PROCEEDING IN ANY ONE OR MORE JURISDICTIONS PRECLUDE THE BRINGING OF A
PROCEEDING IN ANY OTHER JURISDICTION. EACH BORROWER AND PRINCIPAL HEREBY WAIVES
PERSONAL SERVICE OF ANY AND ALL PROCESS AND FURTHER AGREES AND CONSENTS THAT, IN
ADDITION TO ANY METHODS OF SERVICE OF PROCESS PROVIDED FOR UNDER APPLICABLE LAW,
ALL SERVICE OF PROCESS IN ANY PROCEEDING IN ANY ILLINOIS STATE OR UNITED STATES
COURT SITTING IN THE CITY OF CHICAGO AND COUNTY OF COOK MAY BE MADE BY CERTIFIED
OR REGISTERED MAIL, RETURN RECEIPT REQUESTED, DIRECTED TO BORROWERS OR, AS
APPLICABLE, TO PRINCIPAL, AT THE ADDRESS INDICATED BELOW OR AT THE ADDRESS ON
THE ATTACHED LIMITED JOINDER (AS APPLICABLE), AND SERVICE SO MADE SHALL BE
COMPLETE UPON RECEIPT; EXCEPT THAT IF ANY BORROWER OR PRINCIPAL SHALL REFUSE TO
ACCEPT DELIVERY, SERVICE SHALL BE DEEMED COMPLETE FIVE (5) DAYS AFTER THE SAME
SHALL HAVE BEEN SO MAILED.

11.4  GOVERNING LAW.

            Irrespective of the place of execution and/or delivery, this
Agreement and the other Loan Documents shall be governed by, and shall be
construed in accordance with, the internal laws of the State of Illinois,
without regard to conflicts of law principles except as provided in the
Mortgages.

11.5  LAWFUL RATE OF INTEREST.

            In no event whatsoever shall the amount of interest paid or agreed
to be paid to Lender pursuant to this Loan Agreement, the Note or any of the
Loan Documents exceed the highest lawful rate of interest permissible under
applicable law. If, from any circumstances whatsoever, fulfillment of any
provision of this Loan Agreement, the Note and the other

                                      -41-
<PAGE>

Loan Documents shall involve exceeding the lawful rate of interest which a court
of competent jurisdiction may deem applicable hereto ("EXCESS INTEREST"), then
ipso facto, the obligation to be fulfilled shall be reduced to the highest
lawful rate of interest permissible under such law and if, for any reason
whatsoever, Lender shall receive, as interest, an amount which would be deemed
unlawful under such applicable law, such interest shall be applied to the Loan
(whether or not due and payable), and not to the payment of interest, or
refunded to Borrowers if such Loan has been paid in full. No Borrower nor any
guarantor, endorser or surety nor their heirs, legal representatives, successors
or assigns shall have any action against Lender for any damages whatsoever
arising out of the payment or collection of any such Excess Interest. Without
limiting the foregoing, Borrowers agree to an effective rate of interest that is
the rate stated in Section 2.6 hereof, plus any additional rate of interest
resulting from any other sums, amounts, and charges in the nature of interest
paid or to be paid by or on behalf of Borrowers, or any benefit or value
received or to be received by the holder of the Note, in connection with the
Loan.

11.6  MODIFICATION; CONSENT.

            No modification, waiver, amendment or discharge of this Agreement or
any other Loan Document shall be valid unless the same is in writing and signed
by the party against which the enforcement of such modification, waiver,
amendment or discharge is sought. Consent by Lender to any act or omission by
any Borrower shall not be construed as a consent to any other or subsequent act
or omission or to waive the requirement for Lender's consent to be obtained in
any future or other instance.

11.7  WAIVERS; ACQUIESCENCE OR FORBEARANCE NOT TO CONSTITUTE WAIVER OF LENDER'S
      REQUIREMENTS.

            (a)   Each Borrower for itself and all endorsers, guarantors and
sureties and their heirs, legal representatives, successors and assigns, (i)
waives presentment for payment, demand, notice of nonpayment or dishonor,
protest of any dishonor, protest and notice of protest and all other notices in
connection with the delivery, acceptance, performance, default or enforcement of
the payment of the Loan; (ii) waives and renounces all rights to the benefits of
any statute of limitations and any moratorium, reinstatement, marshalling,
forbearance, valuation, stay, extension, redemption, appraisement, or exemption
and homestead laws now provided, or which may hereafter be provided, by the laws
of the United States and of any state thereof against the enforcement and
collection of the obligations evidenced by the Note or this Loan Agreement or as
a bar to the enforcement of the lien created by any of the Loan Documents.

            (b)   Each Borrower for itself and all endorsers, guarantors and
sureties and their heirs, legal representatives, successors and assigns, (i)
agrees that its liability shall not be in any manner affected by any indulgence,
extension of time, renewal, waiver, or modification granted or consented to by
Lender; (ii) consents to any indulgences and all extensions of time, renewals,
waivers, or modifications that may be granted by Lender with respect to the
payment or other provisions of this Loan Agreement, the Note, and to any
substitution, exchange or release of the collateral, or any part thereof, with
or without

                                      -42-
<PAGE>

substitution, and agrees to the addition or release of any Borrowers, endorsers,
guarantors, or sureties, or whether primarily or secondarily liable, without
notice to any Borrower and without affecting its liability hereunder; (iii)
agrees that its liability shall be unconditional and without regard to the
liability of any other tax; and (iv) expressly waives the benefit of any statute
or rule of law or equity now provided, or which may hereafter be provided, which
would produce a result contrary to or in conflict with the foregoing.

            (c)   Each and every covenant and condition for the benefit of
Lender contained in this Agreement and the other Loan Documents may be waived by
Lender, provided, however, that to the extent that Lender may have acquiesced in
any noncompliance with any requirements or conditions precedent to the closing
of the Loan or to any subsequent disbursement of Loan proceeds, such
acquiescence shall not be deemed to constitute a waiver by Lender of such
requirements with respect to any future disbursements of Loan proceeds and
Lender may at any time after such acquiescence require Borrowers to comply with
all such requirements. Any forbearance by Lender in exercising any right or
remedy under any of the Loan Documents, or otherwise afforded by applicable law,
including any failure to accelerate the Maturity Date shall not be a waiver of
or preclude the exercise of any right or remedy nor shall it serve as a novation
of the Note or as a reinstatement of the Loan or a waiver of such right of
acceleration or the right to insist upon strict compliance of the terms of the
Loan Documents. Lender's acceptance of payment of any sum secured by any of the
Loan Documents after the due date of such payment shall not be a waiver of
Lender's right to either require prompt payment when due of all other sums so
secured or to declare a default for failure to make prompt payment. The
procurement of insurance or the payment of taxes or other liens or charges by
Lender shall not be a waiver of Lender's right to accelerate the maturity of the
Loan, nor shall Lender's receipt of any awards, proceeds, or damages under
Article 7 of this Agreement operate to cure or waive any Borrower's or
Principal's default in payment of sums secured by any of the Loan Documents.

11.8  DISCLAIMER BY LENDER.

            This Agreement and the other Loan Documents are made for the sole
benefit of Borrowers and Lender, and no other person or persons shall have any
benefits, rights or remedies under or by reason of this Agreement or the other
Loan Documents, or by reason of any actions taken by Lender pursuant to this
Agreement or the other Loan Documents. Lender shall not be liable to any
contractors, subcontractors, supplier, architect, engineer, Tenant or other
party for labor or services performed or materials supplied in connection with
any Project. Lender shall not be liable for any debts or claims accruing in
favor of any such parties against any Borrower or others or against any Project.
Lender neither undertakes nor assumes any responsibility or duty to Borrowers to
select, review, inspect, supervise, pass judgment upon or inform any Borrower of
any matter in connection with any Project. Each Borrower shall rely entirely
upon its own judgment with respect to such matters, and any review, inspection,
supervision, exercise of judgment or supply of information to such Borrower by
Lender in connection with such matters is for the protection of Lender only, and
no Borrower or any third party is entitled to rely thereon.

                                      -43-
<PAGE>

11.9  PARTIAL INVALIDITY; SEVERABILITY.

            If any of the provisions of this Agreement or the other Loan
Documents, or the application thereof to any person, party or circumstances,
shall, to any extent, be invalid or unenforceable, the remainder of this
Agreement or the other Loan Documents, or the application of such provision or
provisions to persons, parties or circumstances other than those as to whom or
which it is held invalid or unenforceable, shall not be affected thereby, and
every provision of this Agreement shall be valid and enforceable to the fullest
extent permitted by law and to this end, the provisions of this Agreement and
all the other Loan Documents are declared to be severable.

11.10 DEFINITIONS INCLUDE AMENDMENTS.

            Definitions contained in this Agreement which identify documents,
including, but not limited to, the Loan Documents, shall be deemed to include
all amendments and supplements to such documents from the date hereof, and all
future amendments, modifications, and supplements thereto entered into from time
to time to satisfy the requirements of this Agreement or otherwise with the
consent of Lender. Reference to this Agreement contained in any of the foregoing
documents shall be deemed to include all amendments and supplements to this
Agreement.

11.11 EXECUTION IN COUNTERPARTS.

            This Agreement, including the Limited Joinder attached hereto, and
the other Loan Documents may be executed in any number of counterparts and by
different parties hereto or thereto in separate counterparts, each of which when
so executed shall be deemed to be an original and all of which taken together
shall constitute one and the same agreement.

11.12 ENTIRE AGREEMENT.

            This Agreement, taken together with all of the other Loan Documents
and all certificates and other documents delivered by Borrowers to Lender,
embody the entire agreement and supersede all prior commitments, agreements,
representations, and understandings, written or oral, relating to the subject
matter hereof, and may not be contradicted or varied by evidence of prior,
contemporaneous, or subsequent oral agreements or discussions of the parties
hereto.

11.13 WAIVER OF DAMAGES.

            In no event shall Lender be liable to any Borrower for punitive,
exemplary or consequential damages, including, without limitation, lost profits,
whatever the nature of a breach by Lender of its obligations under this
Agreement or any of the Loan Documents, and each Borrower for itself and
Principal waives all claims for punitive, exemplary or consequential damages.

                                      -44-
<PAGE>

11.14 CLAIMS AGAINST LENDER.

            Lender shall not be in default under this Agreement, or under any
other Loan Documents, unless a written notice specifically setting forth the
claim of any Borrower shall have been given to Lender within three (3) months
after such Borrower first had knowledge of the occurrence of the event which
such Borrower alleges gave rise to such claim and Lender does not remedy or cure
the default, if any there be, promptly thereafter. Each Borrower waives any
claim, set-off or defense against Lender arising by reason of any alleged
default by Lender as to which Borrowers do not give such notice timely as
aforesaid. Borrowers acknowledge that such waiver is or may be essential to
Lender's ability to enforce its remedies without delay and that such waiver
therefore constitutes a substantial part of the bargain between Lender and
Borrowers with regard to the Loan. None of Principal, Project Lessee or any
Tenant is intended to have any rights as a third-party beneficiary of the
provisions of this Section 11.14.

11.15 SET-OFFS.

            After the occurrence and during the continuance of an Event of
Default, Borrowers hereby irrevocably authorize and direct Lender from time to
time to charge Borrowers' accounts and deposits with Lender (or its Affiliates),
and to pay over to Lender an amount equal to any amounts from time to time due
and payable to Lender hereunder, under the Note or under any other Loan
Document. Each Borrower hereby grants to Lender a security interest in and to
all such accounts and deposits maintained by such Borrower with Lender (or its
Affiliates).

11.16 RELATIONSHIP.

            The relationship between Lender and Borrowers shall be that of
creditor-debtor only. No term in this Agreement or in the other Loan Documents
and no course of dealing between the parties shall be deemed to create any
relationship of agency, partnership or joint venture or any fiduciary duty by
Lender to any Borrower or any other party.

11.17 AGENTS.

            In exercising any rights under the Loan Documents or taking any
actions provided for therein, Lender may act through its employees, agents or
independent contractors as authorized by Lender.

11.18 INTERPRETATION.

            With respect to all Loan Documents, whenever the context requires,
all words used in the singular will be construed to have been used in the
plural, and vice versa, and each gender will include any other gender. The word
"obligations" is used in its broadest and most comprehensive sense, and includes
all primary, secondary, direct, indirect, fixed and contingent obligations. It
further includes all principal, interest, prepayment charges, late charges, loan
fees and any other fees and charges accruing or assessed at any time, as well as
all obligations to perform acts or satisfy conditions. No listing of specific
instances,

                                      -45-
<PAGE>

items or matters in any way limits the scope or generality of any language in
the Loan Documents. This Agreement and all of the other Loan Documents shall not
be construed more strictly against one party than against the other, merely by
virtue of the fact that it may have been prepared primarily by counsel for one
of the parties. For purposes of clarity, each reference to "the Borrower" shall
be deemed to refer to, unless otherwise specified and as the context requires,
Borrowers, collectively, each Borrower, the applicable Borrower or any Borrower.
For purposes of clarity, each reference to "the Project " shall be deemed to
refer to, unless otherwise specified and as the context requires, the Projects,
collectively, each Project, the applicable Project or any Project.

11.19 SUCCESSORS AND ASSIGNS.

            Subject to the restrictions in Section 4.2(b) on transfer and
assignment contained in this Agreement, this Agreement and the other Loan
Documents shall inure to the benefit of and shall be binding on Lender,
Borrowers and Principal and their respective heirs, successors and permitted
assigns.

11.20 TIME IS OF THE ESSENCE.

            Borrowers agree that time is of the essence under this Agreement and
the other Loan Documents and the performance of each of the covenants and
agreements contained herein and therein.

11.21 NOTICES

            Any notice, demand, request or other communication which any party
hereto may be required or may desire to give hereunder shall be in writing and
shall be deemed to have been properly given (a) if hand delivered, when
delivered; (b) if mailed by United States Certified Mail (postage prepaid,
return receipt requested), three (3) Business Days after mailing (c) if by
Federal Express or other reliable overnight courier service, on the next
Business Day after delivered to such courier service or (d) if by telecopier on
the day of transmission if before 3:00 p.m. (Chicago time) on a Business Day so
long as copy is sent on the same day by overnight courier as set forth below:

                                      -46-
<PAGE>

            If to Borrowers or any Borrower:

                  Ashford Dayton LP
                  Ashford Columbus LP
                  Ashford Flagstaff LP
                  Ashford Phoenix LP
                  Ashford Syracuse LP
                  c/o Ashford Hospitality Limited Partnership
                  14180 Dallas Parkway
                  Pacific Center I, Suite 700
                  Dallas, Texas 75240-4376
                  Attention: David A. Brooks
                  Telephone: (972) 778-9207
                  Facsimile: (972) 980-2705

            With a copy to:

                  Andrews Kurth LLP
                  1717 Main Street, Suite 3700
                  Dallas, Texas 75201
                  Attention: Brigitte G. Kimichik
                  Telephone: (214) 659-4441
                  Facsimile: (214) 659-4401

            If to Lender:

                  Merrill Lynch Capital, a Division of
                    Merrill Lynch Business Financial Services Inc.
                  222 North LaSalle Street - 16th Floor
                  Chicago, Illinois 60601
                  Attention: Vice President, Portfolio Manager
                  Telephone: 312-499-3128
                  Facsimile: 312-499-3026

            With a copy to:

                  Merrill Lynch Capital, a Division of
                    Merrill Lynch Business Financial Services Inc.
                  222 North LaSalle Street - 16th Floor
                  Chicago, Illinois 60601
                  Attention: Real Estate Legal
                  Telephone: 312-499-3140
                  Facsimile: 312-499-3026

or at such other address as the party to be served with notice may have
furnished in writing to the party seeking or desiring to serve notice as a place
for the service of notice. Any notice

                                      -47-
<PAGE>

or demand delivered to the person or entity named above to accept notices and
demands for such party shall constitute notice or demand duly delivered to such
party, even if delivery is refused.

11.22 JOINT AND SEVERAL LIABILITY.

            (a)   The Indebtedness and all other obligations of Borrowers under
the Loan Documents (collectively, the "OBLIGATIONS") shall be the joint and
several obligations and liabilities of Borrowers. Hence, each Borrower shall be
primarily and directly liable for repayment of the Indebtedness and all other
Obligations.

            (b)   Notwithstanding any provisions of this Agreement to the
contrary, it is intended that the joint and several nature of the liability of
each Borrower for the Obligations and the liens and security interests granted
by Borrowers to secure the Obligations, not constitute a "Fraudulent Conveyance"
(as defined below). Consequently, Lender and each Borrower agree that if the
liability of a Borrower for the Obligations, or any liens or security interests
granted by such Borrower securing the Obligations would, but for the application
of this sentence, constitute a Fraudulent Conveyance, the liability of such
Borrower and the liens and security interests securing such liability shall be
valid and enforceable only to the maximum extent that would not cause such
liability or such lien or security interest to constitute a Fraudulent
Conveyance, and the liability of such Borrower and this Agreement shall
automatically be deemed to have been amended accordingly. For purposes hereof,
"FRAUDULENT CONVEYANCE" means a fraudulent conveyance under Section 548 of
Chapter 11 of Title II of the United States Code (11 U.S.C. Section 101, et
seq.), as amended (the "BANKRUPTCY CODE") or a fraudulent conveyance or
fraudulent transfer under the applicable provisions of any fraudulent conveyance
or fraudulent transfer law or similar law of any state, nation or other
governmental unit, as in effect from time to time.

            (c)   Lender is hereby authorized, without notice or demand and
without affecting the liability of either Borrower hereunder, to, at any time
and from time to time, (i) renew, extend or otherwise increase the time for
payment of the Obligations; (ii) with the written agreement of any Borrower
accelerate or otherwise change the terms relating to the Obligations or
otherwise modify, amend or change the terms of any promissory note or other
agreement, document or instrument now or hereafter executed by either Borrower
and delivered to Lender; (iii) accept partial payments of the Obligations; (iv)
take and hold security or collateral for the payment of the Obligations or for
the payment of any guaranties of the Obligations and exchange, enforce, waive
and release any such security or collateral; (v) after an Event of Default,
apply such security or collateral and direct the order or manner of sale
thereof, in Lender's sole discretion, as Lender may determine; and (vi) settle,
release, compromise, collect or otherwise liquidate the Obligations and any
security or collateral therefor in any manner, without affecting or impairing
the obligations of either Borrower. Except as specifically provided in this
Agreement or any of the other Loan Documents, Lender shall have the exclusive
right to determine the time and manner of application of any payments or
credits, whether received from any Borrower or any other source, and such
determination shall be binding on both Borrowers. All such payments and credits
may be applied, reversed and reapplied, in whole or in part, to any of the
Obligations Lender shall

                                      -48-
<PAGE>

determine in its sole discretion without affecting the validity or
enforceability of the Obligations of the other Borrower.

            (d)   Each Borrower hereby agrees that, except as hereinafter
provided, its obligations hereunder shall be unconditional, irrespective of (i)
the absence of any attempt to collect the Obligations from any obligor or other
action to enforce the same; (ii) the waiver or consent by Lender with respect to
any provision of any instrument evidencing the Obligations, or any part thereof,
or any other agreement heretofore, now or hereafter executed by a Borrower and
delivered to Lender; (iii) failure by Lender to take any steps to perfect and
maintain its security interest in, or to preserve its rights to, any security or
collateral for the Obligations; (iv) the institution of any proceeding under the
Bankruptcy Code, or any similar proceeding, by or against a Borrower or Lender's
election in any such proceeding of the application of Section 1111(b)(2) of the
Bankruptcy Code; (v) any borrowing or grant of a security interest by a Borrower
as debtor-in-possession, under Section 364 of the Bankruptcy Code; (vi) the
disallowance, under Section 502 of the Bankruptcy Code, of all or any portion of
Lender's claim(s) for repayment of any of the Obligations; or (vii) any other
circumstance other than payment in full of the Obligations which might otherwise
constitute a legal or equitable discharge or defense of a guarantor.

            (e)   Until all Obligations have been paid and satisfied in full, no
payment made by or for the account of a Borrower including, without limitation,
(i) a payment made by such Borrower on behalf of the liabilities of the other
Borrower or (ii) a payment made by any other person under any guaranty, shall
entitle such Borrower, by subrogation or otherwise, to any payment from such
other Borrower or from or out of such other Borrower's property and such
Borrower shall not exercise any right or remedy against such other Borrower or
any property of such other Borrower by reason of any performance of such
Borrower of its joint and several obligations hereunder.

                            [SIGNATURE PAGES FOLLOW]

                                      -49-
<PAGE>

            EXECUTED as of the date first set forth above.

BORROWERS:                         ASHFORD DAYTON LP, a Delaware limited
                                   partnership

                                   By: Ashford Properties General Partner, LLC,
                                       a Delaware limited liability company

                                       By: /s/ David A. Brooks
                                           -------------------
                                       Name: David A. Brooks
                                       Title: Vice President
                                       Borrower's Tax ID No. 20-0255658

                                   ASHFORD COLUMBUS LP, a Delaware limited
                                   partnership

                                   By: Ashford Properties General Partner, LLC,
                                       a Delaware limited liability company

                                       By: /s/ David A. Brooks
                                           -------------------
                                       Its Vice President
                                       Borrower's Tax ID No. 20-0255650

                                   ASHFORD FLAGSTAFF LP, a Delaware
                                   limited partnership

                                   By: Ashford Properties General Partner, LLC,
                                       a Delaware limited liability company

                                       By: /s/ David A. Brooks
                                           -------------------
                                       Its Vice President
                                       Borrower's Tax ID No. 20-0255623

                     [SIGNATURES CONTINUE ON FOLLOWING PAGE]

Signature Page to Loan Agreement

<PAGE>

                                   ASHFORD PHOENIX LP, a Delaware limited
                                   partnership

                                   By: Ashford Properties General Partner, LLC,
                                       a Delaware limited liability company

                                       By: /s/ David A. Brooks
                                           -------------------
                                       Its Vice President
                                       Borrower's Tax ID No. 20-0255644

                                   ASHFORD SYRACUSE LP, a Delaware
                                   limited partnership

                                   By: Ashford Properties General Partner, LLC,
                                       a Delaware limited liability company

                                       By: /s/ David A. Brooks
                                           -------------------
                                       Its Vice President
                                       Borrower's Tax ID No. 20-0255613

LENDER:                            MERRILL LYNCH CAPITAL, a Division of
                                   Merrill Lynch Business Financial Services
                                   Inc., a Delaware corporation

                                   By: /s/ Cynthia M. Lozano
                                       ---------------------
                                   Name: Cynthia M. Lozano
                                   Title: Asst. Vice President

Signature Page to Loan Agreement

<PAGE>

                                 LIMITED JOINDER

            In order to induce Lender to make the Loan, the undersigned
Principal has agreed to enter into this Limited Joinder, which is attached to
and made a part of that certain Loan Agreement (the "LOAN AGREEMENT") dated
December 24, 2003 between ASHFORD DAYTON LP, ASHFORD COLUMBUS LP, ASHFORD
FLAGSTAFF LP, ASHFORD PHOENIX LP, and ASHFORD SYRACUSE LP, each a Delaware
limited partnership (collectively, "BORROWERS"), and MERRILL LYNCH CAPITAL, a
Division of Merrill Lynch Business Financial Services Inc., a Delaware
corporation (collectively, with its successors and assigns, "LENDER"). (All
capitalized terms not otherwise defined herein shall have the meanings set forth
in the Loan Agreement.) Principal acknowledges that without this Limited
Joinder, Lender would be unwilling to make the Loan. NOW, THEREFORE, in
consideration of the foregoing and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, the undersigned
hereby agree and covenant as follows:

            1.    RETAINED LIABILITIES. Except for the Retained Liabilities
(defined below), Principal shall not be personally liable to pay the Loan, or
any other amount due, or to perform any obligation, under the Loan Documents,
and Lender agrees to look solely to all revenue and assets of Borrowers, the
Projects and any other collateral heretofore, now, or hereafter pledged by any
party to secure the Loan. This Limited Joinder is a guaranty of full and
complete payment and performance and not of collectability. Principal shall be
personally liable for the following (the "RETAINED LIABILITIES"):

            (a)   All losses, damages, causes of actions, suits and Expenses
incurred by Lender or any Affiliate or agent thereof as a result of (i) any
failure after the occurrence and during the continuance of any default (without
benefit of any applicable grace or cure period) to apply any portion of the
revenue from any Project to the Loan as required by the Loan Agreement or to
customary operating expenses of such Project, (ii) fraud, (iii) misapplication,
misappropriation or conversion of any rents, proceeds or funds deriving from (A)
any Project, (B) any insurance proceeds paid by reason of any loss, damage or
destruction to any Project and not used by Borrowers for restoration or repair
of such Project; and/or (C) any awards or amounts received in connection with
condemnation of all or a portion of any Project and not used by Borrowers for
restoration or repair of such Project, (iv) material misrepresentation, (v) any
material waste or abandonment of any Project, (vi) failure to keep any Project
insured in accordance with the terms of the Loan Documents, (vii) any fees paid

to a Principal or any Affiliate after any default under the Loan Documents
except as provided in the Collateral Assignment of Management Agreement and
Waiver of Manager's and Broker's Liens executed by Lender, Borrowers, Project
Lessee and Manager, (viii) any breach of the Environmental Obligations or any
representation or warranty contained in Article 6 of the Loan Agreement
(Environmental Matters) subject to notice and cure periods set forth in Section
6.6 of the Loan Agreement, (ix) any Borrower's hiring of employees in violation
of the Loan Documents, (x) voluntary termination of any License Agreement, (xi)
any failure of any Borrower or Principal (or any other holder of the liquor
license) to fully cooperate with Lender in the transfer of the liquor license
for any Project to Lender, or its designee, following a foreclosure or
deed-in-lieu of foreclosure or in operating all bar and other facilities
requiring a liquor license during such transition period as provided

<PAGE>

in that certain letter to Lender regarding the liquor licenses executed by
Borrowers or (xii) any claim or assertion of liability against Lender by any
Depository Bank unless such claim or assertion is solely the result of Lender's
gross negligence or willful misconduct; and

            (b)   Repayment of the Loan, the Exit Fee, all costs and expenses of
Lender, and all other obligations of Borrowers under the Loan Documents in the
event of (i) any breach of any of the covenants of the Loan Agreement in (A)
Section 4.2(b) (transfers), (B) Section 4.2(l) (no additional debt or
encumbrances), (C) Section 4.2(m) (organizational documents), (D) Section 4.2(n)
(single purpose entity) or (E) Section 4.2(u) (depository accounts and credit
card issuers), or (ii) the filing by any Borrower, or the filing against any
Borrower by Principal or any Affiliate of Principal, of any proceeding for
relief under any federal or state bankruptcy, insolvency or receivership laws or
any assignment for the benefit of creditors made by such Borrower.

            The liability of Principal shall be direct and immediate as a
primary and not a secondary obligation or liability, and is not conditional or
contingent upon the pursuit of any remedies against Borrowers, or any other
person, or against any collateral or liens held by Lender.

            The foregoing shall in no way limit or impair the enforcement
against the Borrowers, any Project or any other collateral security granted by
the Loan Documents of any of the Lender's rights and remedies pursuant to the
Loan Documents.

            2.    WAIVERS. To the fullest extent permitted by applicable law,
Principal waives all rights and defenses of sureties, guarantors, accommodation
parties and/or co-makers and agrees that its obligations under this Joinder
shall be direct, primary, absolute and unconditional and that its obligations
under this Joinder shall be unaffected by any of such rights or defenses,
including,

            (a)   Any rights which it may have to require that (1) Lender first
                  proceed against Borrowers, or any other Person with respect to
                  the Retained Liabilities or (2) Lender first proceed against
                  any collateral held by Lender or (3) any party to be joined in
                  any proceeding to enforce the Retained Liabilities;

            (b)   The incapacity or lack of authority of any Borrower or any
                  other Person;

            (c)   The failure of Lender to commence an action against a Borrower
                  or Borrowers or any other Person or to proceed against or
                  exhaust any security held by Lender at any time or to pursue
                  any other remedy whatsoever at any time;

            (d)   Any duty on the part of Lender to disclose to Principal any
                  facts it may now or hereafter know regarding Borrowers
                  regardless of whether Lender has reason to believe that any
                  such facts materially increase the

                                      -2-
<PAGE>

                  risk beyond that which Principal intends to assume or has
                  reason to believe that such facts are unknown to Principal,
                  Principal acknowledging that it is fully responsible for being
                  and keeping informed of the financial condition and affairs of
                  Borrowers;

            (e)   Lack of notice of default, demand of performance or notice of
                  acceleration to Borrowers or any other party with respect to
                  the Loan or the Retained Liabilities;

            (f)   The consideration for this Limited Joinder;

            (g)   Any acts or omissions of Lender (other than gross negligence
                  or willful misconduct of Lender or its Affiliates or agents)
                  which vary, increase or decrease the risk of Principal;

            (h)   Any statute of limitations affecting the liability of
                  Principal hereunder, the liability of any Borrower or any
                  guarantor under the Loan Documents, or the enforcement hereof,
                  to the extent permitted by law;

            (i)   The application by any Borrower of the proceeds of the Loan
                  for purposes other than the purposes represented by Borrowers
                  to Lender;

            (j)   An election of remedies by Lender, including any election to
                  proceed against any collateral by judicial or non-judicial
                  foreclosure, whether real property or personal property, or by
                  deed in lieu thereof, and whether or not every aspect of any
                  foreclosure sale is commercially reasonable, and whether or
                  not any such election of remedies destroys or otherwise
                  impairs the subrogation rights of Principal or the rights of
                  Principal to proceed against any Borrower or any guarantor for
                  reimbursement, or both;

            (k)   Any statute or rule of law which provides that the obligation
                  of a surety must be neither larger in amount nor in any other
                  aspects more burdensome than that of a Principal;

            (l)   Any rights to enforce any remedy which Lender may have against
                  Borrowers, any rights to participate in any security for the
                  Loan and any rights of indemnity, reimbursement, contribution
                  or subrogation which Principal may have against any Borrower
                  or any other Person;

            (m)   Lender's election, in any proceeding instituted under the
                  Federal Bankruptcy Code, of the application of Section
                  1111(b)(2) of the Federal Bankruptcy Code or any successor
                  statute; and

            (n)   Any borrowing or any grant of a security interest under
                  Section 364 of the Federal Bankruptcy Code.

                                      -3-
<PAGE>

            (o)   Without limiting any of the foregoing, Principal, to the
                  extent applicable, unconditionally waives and agrees not to
                  assert any and all rights, benefits and defenses which might
                  otherwise be available under the provisions of Ariz. Rev.
                  Stat. Sections 12-1641, et seq., 44-141, 44-142 or 47-3605,
                  Arizona Rules of Civil Procedure Rule 17(f), and all other
                  laws, rules and statutes of similar import, and any other
                  statutes or rules (including any statutes or rules amending,
                  supplementing or supplanting same) which might operate,
                  contrary to Principal's agreements herein to limit Principal's
                  liability under, or the enforcement of, this Limited Joinder.

            3.    CONSENTS AND RELEASES. Principal hereby consents and agrees
that Lender may at any time, and from time to time, without notice to or further
consent from Principal and either with or without consideration do any one or
more of the following, all without affecting the agreements contained herein or
the liability of Principal for the Retained Liabilities: (a) surrender without
substitution any property or other collateral of any kind or nature whatsoever
held by it, or by any person, firm or corporation on its behalf or for its
account, securing the Loan or the Retained Liabilities; (b) modify the terms of
any document evidencing, securing or setting forth the terms of the Loan; (c)
grant releases, compromises and indulgences with respect to the Loan or the
Retained Liabilities or any persons or entities now or hereafter liable thereon;
or (d) take or fail to take any action of any type whatsoever with respect to
the Loan or the Retained Liabilities. To the maximum extent permitted by law,
Principal knowingly, voluntarily and intentionally agrees to be bound by the
provisions of Article 3 of the Loan Agreement (solely with respect to providing
financial information with respect to itself), Section 4.2(m) of the Loan
Agreement and Article 11 of the Loan Agreement, including, without limitation,
the waiver of the right to a trial by jury in Section 11.2, and the consents to
jurisdiction and the governing law of Illinois set forth in Sections 11.3, and
11.4, respectively.

                         [SIGNATURES ON FOLLOWING PAGE]

                                      -4-
<PAGE>

Executed as of December __, 2003.

PRINCIPALS:

ASHFORD HOSPITALITY LIMITED PARTNERSHIP,
a Delaware limited partnership

By:   Ashford OP General Partner LLC, a Delaware
      limited liability company

      /s/ David A. Brooks
      -----------------------------
      By:  David A. Brooks
      Its: Vice President

Address:    14180 Dallas Parkway
            Pacific Center I, Suite 900
            Dallas, Texas  75240-4376

Tax I.D. #: 20-0110897

                                      -5-
<PAGE>

                                    EXHIBIT A

                            LEGAL DESCRIPTION OF LAND

<TABLE>
<CAPTION>
                              ASHFORD                  ASHFORD                    ASHFORD
                             DAYTON LP               COLUMBUS LP                FLAGSTAFF LP
------------------------------------------------------------------------------------------------
<S>                 <C>                       <C>                      <C>
Name:               Doubletree Guest Suites   Doubletree Guest Suites    Embassy Suites

Address:            300 Prestige Place        505 Front Street           706 South Milton Road
                    Dayton, OH 45342          Columbus, OH 43215         Flagstaff, AZ 86001

No. of Buildings:              1                        1                          4

Units                         137                      194                        119

                          146 regular          100 regular spaces      124 regular,
Parking                  5 handicapped                                 6 handicapped, plus an
                                                                       additional 16 by easement

Legal Description       Attached as A-1          Attached as A-2            Attached as A-3

<CAPTION>
                         ASHFORD              ASHFORD
                        PHOENIX LP           SYRACUSE LP
-------------------------------------------------------------
<S>                 <C>                <C>
Name:               Embassy Suites     Embassy Suites

Address:            1515 N. 44th St    6646 Old Collamer Road
                    Phoenix, AZ 85008  Dewitt, NY 13057

No. of Buildings:           6                     1

Units                      229                   215

                       229 regular,          203 regular
Parking               11 handicapped        8 handicapped

Legal Description    Attached as A-4       Attached as A-5
</TABLE>

<PAGE>

                                   EXHIBIT A-1

                            DAYTON LEGAL DESCRIPTION

PARCEL ID NO. K45 25815 0005

Situate in Section 18, Town 2, Range 5, MRS, Miami Township, Montgomery County,
Ohio, and being all of Lot Numbered 5 (divided in two parts) of Frisch's Replat
as recorded in Book 154, page 36 of the Plat Records of said County, said part
lots being more particularly described as follows:

PART I:

Beginning at an iron pin on the easterly right-of-way line of Interstate 75 at
the Southwest corner of Lot No. 5 (Part I) of Contemporary Plaza as recorded in
Book 106, Page 89 of the Plat Records of Montgomery County, Ohio;

Thence from said point of beginning, South 85 degrees 12' 20" East with the
South boundary line of Contemporary Plaza, a distance of 209.14 feet to a point;

Thence South 4 degrees 47' 40" West a distance of 50.25 feet to a point;

Thence South 85 degrees 12' 20" East a distance of 463.54 feet to a point of
curvature;

Thence Southeastwardly on a curve to the right with a radius of 264.00 feet, an
arc distance of 39.80 feet to a point (said curve having a central angle of 8
degrees 38' 16", a chord bearing South 80 degrees 53' 12" East and a chord
distance of 39.76 feet);

Thence South 76 degrees 35' 27" East a distance of 39.22 feet to a point;

Thence South 5 degrees 12' 30" West a distance of 351.82 feet to an iron pin;

Thence North 84 degrees 47' 31" West a distance of 468.50 feet to an iron pin;

Thence North 6 degrees 28' 20" West a distance of 89.87 feet to a point;

Thence North 84 degrees 47' 31" West a distance of 199.18 feet to an iron pin on
the Easterly right-of-way line of Interstate 75;

Thence with said right-of-way North 6 degrees 28' 20" West a distance of 324.23
feet to the place of beginning, containing 5.619 acres, more or less.

PART II:

Beginning at the interstate of the South line of Contemporary Plaza as recorded
in Book 106, Page 89 of the Plat Records of Montgomery County, Ohio, and the
Easterly right-of-way of Prestige Place as recorded in Frisch's in Plat Book
130, Page 10, said point being South 85 degrees 12' 20" East a distance of
265.56 feet from the Southwest corner of Lot No. 5 of Contemporary Plaza;

Thence from said point of beginning, South 85 degrees 12' 20" East a distance of
485.97 feet to a point;

<PAGE>

Thence South 5 degrees 12' 30" West a distance of 1.29 feet to a point in the
North right-of-way line of Prestige Plaza;

Thence North 81 degrees 19' 58" West a distance of 2.21 feet to a point of
curvature;

Thence Northwestwardly on a curve to the left having a radius of 427.40 feet an
arc distance of 27.61 feet to a point (said curve having a central angle of 3
degrees 42' 05", a chord bearing of North 83 degrees 21' 18" West, and a chord
distance of 27.61 feet);

Thence North 85 degrees 12' 20" West a distance of 456.16 feet to a point;

Thence North 4 degrees 47' 40" East a distance of 0.25 feet to the point of
beginning, containing .003 acres, more or less.

Together with those appurtenant and non-exclusive rights under a Deed of
Easement between Frisch's Restaurants, Inc., and PC Development Limited
Partnership dated January 30, 1987 and recorded January 30, 1987 at 12:34 P.M.
in Deed Microfiche No. 87-0055E04, Montgomery county recorder's office.

Part III:

Together with those appurtenant and non-exclusive rights under a Deed of
Easement between Frisch's Restaurants, Inc., and PC Development Limited
Partnership dated January 30, 1987 and recorded January 30, 1987 at 12:34 P.M.
in Deed Microfiche No. 87-0055E04, Montgomery county recorder's office.

                                      -2-
<PAGE>

                                   EXHIBIT A-2

                           COLUMBUS LEGAL DESCRIPTION

PARCEL ID NO. 010-000474-00

The leasehold estate created by the Memorandum of Air Space and Air Rights Lease
executed by Huntington Center Associates, an Ohio general partnership, Lessor,
and Columbus/Front Ltd., an Ohio limited partnership, Lessee, dated March 28,
1984, recorded in Official Records Volume 04149, Page H-16 and the Memorandum of
Amended and Restated Air Space and Air Rights Lease and Agreement dated March
23, 1995, recorded April 11, 1995 in Official Records Volume 28829, Page I-08,
demising and leasing for the term commencing March 23, 1995 and ending December
31, 2045, and assigned to FelCor Suites Limited Partnership, a Delaware limited
partnership, by Assignment of Amended and Restated Air Space and Air Rights
Lease and Agreement dated February 6, 1998, recorded February 20, 1998 in
Instrument Number 199802200038452, and being further assigned to Ashford
Columbus LP, a Delaware limited partnership, by Assignment and Assumption of Air
Rights Lease Agreement dated October 8, 2003 and recorded October 10, 2003 in
Instrument Number 200310100327318, Recorder's Office, Franklin County, Ohio, the
following described premises, to-wit:

PARCEL A:

Situated in the State of Ohio, County of Franklin and City of Columbus,

And being all of the three dimensional air space above a level plane at the
elevation of 801.75 feet above mean sea level datum, as related to U.S. Coast
and Geodetic Survey Bench Mark Q 308 at the Southwest corner of the Capital
Building published elevation 773.509.

Said level plane being located over parts of Inlots Nos. 193, 194, 195, 196 and
197 in said City of Columbus as said inlots are numbered and delineated on the
record plat thereof, of record in Deed Book "F", Page 332 (reproduced in Plat
Book 3, Page 248 and Plat Book 14, Page 27), records of the Recorder's Office,
Franklin County, Ohio.

Said level plane area being limited and defined by parallel vertical side
planes, the location of the intersection of said vertical side planes with the
surface of the earth being more particularly described as follows:

Beginning at ground level at a point in the Westerly line of the above mentioned
Inlot No. 193 and the Easterly line of South Front Street (82.5') said point
being South 12 degrees 00 minutes 00 seconds East a distance of 14.50 feet from
the Northwesterly corner of said Inlot No. 193 and the intersection of the
Easterly line of South Front Street with the Southerly line of West Capital
Street (35');

Thence North 78 degrees 00 minutes 00 seconds East at right angles to the
Westerly line of said Inlot No. 193 a distance of 67.00 feet to a point in said
Inlot No. 193;

Thence South 12 degrees 00 minutes 00 seconds East across the above mentioned
Inlots Nos. 193, 194, 195, 196 and 197 and parallel to the Westerly line of said
Inlots and the Easterly line of South Front Street, 295.08 feet to a point in
said Inlot No. 197;

<PAGE>

Thence South 78 degrees 00 minutes 00 seconds West a distance of 67.00 feet to
the Westerly line of said Inlot No. 197;

Thence North 12 degrees 00 minutes 00 seconds West along the Westerly line of
said Inlots and the Easterly line of Front Street 295.08 feet to the place of
beginning.

Containing 19,768 square feet, more or less.

TOGETHER WITH those easements appurtenant to the interest insured herein as
granted in the Memorandum of Lease dated April 19, 1984, filed April 25, 1984 at
11:05 A.M., and recorded in Official Record 04149H16, as amended in Second
Amendment to Air Space and Air Rights Lease and Agreement in Official Record
17323G20 and Memorandum of Amended and Restated Air Space and Air Rights Lease
and Agreement in Official Record 28829I08.

PARCEL B:

TOGETHER WITH those easements granted in the said Easement from the City of
Columbus, a municipal corporation in Franklin County, State of Ohio, dated
February 10, 1982, filed March 12, 1982 at 11:00 A.M., in Official Record
01598A20.

PARCEL C:

TOGETHER WITH those easements granted in the said Easement from the City of
Columbus, dated April 6, 1984, filed April 13, 1984 at 8:50 A.M. in Official
Record 04104D18.

PARCEL D:

TOGETHER WITH those easements granted in the said Easement from the City of
Columbus, dated July 16, 1984, filed for record July 18, 1984 at 3:10 P.M. in
Official Record 04529H14.

                                      -2-
<PAGE>

                                   EXHIBIT A-3

                           FLAGSTAFF LEGAL DESCRIPTION

PARCEL NO. 1:

A parcel of land described in Docket 1645, page 428, records of Coconino County,
Arizona, (R1) being that part of the Northwest quarter of Section 21, Township
21 North, Range 7 East, of the Gila and Salt River Base and Meridian, Coconino
County, Arizona, and more particularly described as follows:

BEGINNING at the center quarter corner of said Section 21, said point being a
found 1 1/2 inch brass cap in concrete marked "C1/4S21";

Thence North 00(degree)30' West, along the North-South centerline of said
Section 21, a distance of 1398.60 feet (record 1402.95 feet (R1) and record
1398.90 feet according to Docket 1721, page 586 (R2)), to the most Easterly
corner of that certain parcel of land described in Docket 910, page 901,(R4);

Thence South 38(degree)16'27" West, a distance of 211.03 feet (Record South
38(degree)12' West, 211 feet (R1) and record 210.89 feet (R2)) along the
Southeasterly line of said R4, to that certain point described of record as the
most Southerly corner of the Park Plaza Motel property;

Thence continue South 38(degree)16'27" West, a distance of 417.13 feet (record
South 38(degree)12' West, 417.35 feet (R1)) to the most Southerly corner of said
R4;

Thence North 46(degree)15'34 West, a distance of 106.66 feet (record North
46(degree)20' West (R1) and North 46(degree)16'43" West, 106.49 (R1)) along the
Southwesterly line of said R4 to the most Westerly corner of said R4, and the
TRUE POINT OF BEGINNING;

Thence continue North 46(degree)15'34" West (record North 46(degree)20' West
(R1)) a distance of 327.11 feet to the most Westerly corner of said R1, said
point being a found 3/8 inch iron pin set in concrete, and which point is on the
Southeasterly right-of-way line of Milton Avenue (formerly U. S. Highway 89-A);

Thence North 46(degree)51'18" East, a distance of 437.57 feet (record North
46(degree)51' East, 437.66 feet (R1)), along said Southeasterly right-of-way
line to a point on the Southwesterly line of R2, and which point is the most
Northerly corner of said R1;

Thence South 42(degree)54'26" East (record South 43(degree)00'30" East (R1) a
distance of 263.45 feet along said Southwesterly line R2, and along the
Northeasterly line of said R1 to the most Easterly corner of said R1, which
point lies on the Northwesterly line of said R4;

Thence South 38(degree)16'27" West, a distance of 423.45 feet along said
Northwesterly line of said R4, to the Point of Beginning.

<PAGE>

PARCEL NO. 2:

TOGETHER WITH EASEMENT RIGHTS in that certain Reciprocal Easement for Ingress
and Egress and rights incident thereto, as set forth in instrument recorded in
Document No. 86-07886, recorded in Docket 1083, Page 339, re-recorded in Docket
1084, Page 595, as amended by that certain Modification of Reciprocal Easement
for Ingress and Egress dated as of December, 2003, recorded in the office of the
County Recorder of Coconino County, Arizona, covering the following described
property:

A portion of the Northwest quarter of Section 21, Township 21 North, Range 7
East, of the Gila and Salt River Base and Meridian, Coconino County, Arizona,
being an Easement for ingress and Egress purposes, granted in Docket 1083, page
339, and re-recorded in Docket 1084, page 595, and more particularly described
as follows:

COMMENCING at the Center quarter corner of Section 21;

Thence North 00(degree)30'00" West, along the North-South mid-Section line
(Basis of Bearing) a distance of 1398.90 feet (1400.00 record) to a found
aluminum cap marked "ARENCO LS13010";

Thence South 38(degree)12'37" West (South 38(degree)12' West record) along the
West line of N.A.U. property, a distance of 210.89 feet (211.00 record) to a
found aluminum cap marked "ARENCO LS13010";

Thence North 42(degree)55'17"West (North 43(degree)15' West record) a distance
of 107.26 feet to the TRUE POINT OF BEGINNING;

Thence continue North 42(degree)55'17" West (North 43(degree)15' West record) a
distance of 263.86 feet to the Easterly right-of-way line of Oak Creek Highway,
50 feet to the right of the established center line of said Highway;

Thence South 46(degree)50'51" West (South 46(degree)45' West record) along the
Highway right-of-way, a distance of 60.00 feet;

Thence South 44(degree)06'41" East. a distance of 272.15 feet;

Thence North 38(degree)12'37" East, a distance of 55.00 feet to the Point of
Beginning.

PARCEL 3:

TOGETHER WITH EASEMENT RIGHTS in that certain Declaration of Restriction of Use
of Real Property dated February 17, 1995, recorded on February 28, 1995, in
Docket (Book) 1749, Page 157, as reinstated and modified by Reinstatement and
Modification of Declaration of Restriction of Use of Real Property dated as of
January 22, 2003, recorded in the Official Records.

                                      -2-
<PAGE>

                                   EXHIBIT A-4

                            PHOENIX LEGAL DESCRIPTION

That portion of Section 6, Township 1 North, Range 4 East, of the Gila and Salt
River Base and Meridian, Maricopa County, Arizona, described as follows:

Commencing at the North quarter corner of Section 6;

Thence South 89 degrees 59 minutes 43 seconds East, along the North line of said
Section 6 and the center line of McDowell Road, 326.00 feet;

Thence South 00 degrees 07 minutes 00 seconds West, 40.00 feet to a point on the
South right-of-way line of said McDowell Road said point also being the True
Point of Beginning;

Thence continuing South 00 degrees 07 minutes 00 seconds West along the East
line of the West 326.00 feet of the Northeast quarter of said Section 6, 131.00
feet;

Thence East, along the South line of the North 171.00 feet of Lot 2 of said
Section 6, 136.00 feet;

Thence South, along the West line of the East 181.50 feet of the East 317.50
feet of the West 643.50 feet of Lot 2, Section 6, 162.00 feet;

Thence South 89 degrees 59 minutes 43 seconds East, 22.75 feet;

Thence South 00 degrees 07 minutes 00 seconds West, along the East line, of the
West half, of the East 317.50 feet, of the North 660.00 feet, of the West 643.50
feet of the North half of said Lot 2, 281.00 feet, to a point on the North
right-of-way line of Willetta Street,

Thence North 89 degrees 59 minutes 43 seconds West, along said North
right-of-way line of Willetta Street 434.75 feet to a point on the East
right-of-way line of 44th Street;

Thence North 00 degrees 07 minutes 00 seconds East, along said East right-of-way
line of 44th Street, 559.00 feet;

Thence North 45 degrees 03 minutes 39 seconds East, 21.23 feet to a point on the
South right-of-way line of said McDowell Road;

Thence South 89 degrees 59 minutes 33 seconds East, along the South right-of-way
line of said McDowell Road, 261.00 feet to a point, said point also being the
True Point of Beginning.

ALSO DESCRIBED AS:

That portion of Section 6, Township 1 North, Range 4 East, of the Gila and Salt
River Base and Meridian, Maricopa County, Arizona, described as follows:

Commencing at the North quarter corner of Section 6;

THENCE along the North line of said Section 6 and the Center line of McDowell
Road, South 89

<PAGE>

degrees 59 minutes 43 seconds East (R) [North 89 Degrees 59 Minutes 33 Seconds
West (M)], a distance of 326.00 feet (R&M);

Thence South 00 degrees 07 minutes 00 seconds West (R)[South 00 Degrees 00
Minutes 05 Seconds West (M)], a distance of 40.00 feet (R) [39.98 feet (M)], to
a point on the South right-of-way line of said McDowell Road, said point also
being the TRUE POINT OF BEGINNING;

Thence along the East line of the West 326.00 feet of the Northeast quarter of
said Section 6, South 00 Degrees 07 Minutes 00 Seconds West (R) [North 00
Degrees 09 Minutes 25 Seconds East (M)], a distance of 131.00 feet (R&C);

Thence along the South line of the North 171.00 feet of Lot 2 of said Section 6,
South 89 Degrees 59 Minutes 43 Seconds East (R) [South 89 Degrees 55 Minutes 54
Seconds East (C)], a distance of 136.00 feet (R&C);

Thence along the West line of the East 181.50 feet of the East 317.50 feet of
the West 643.50 feet of Lot 2, Section 6, South 00 Degrees 07 Minutes 20 Seconds
West (R)[South 00 Degrees 09 Minutes 25 Seconds West (C), a distance of 162.00
feet (R) [161.96 feet (C)];

Thence South 89 degrees 59 Minutes 43 seconds East (R) [North 89 Degrees 55
Minutes 54 Seconds West (M)], a distance of 22.75 feet (R&C);

Thence along the East line of the West half, of the East 317.50 feet, of the
North 660.00 feet, of the West 643.50 feet, of the North half of said Lot 2,
South 00 Degrees 07 Minutes 00 Seconds West (R) [South 00 Degrees 05 Minutes 25
Seconds West (M)], a distance of 281.00 feet (R) [280.86 feet (M)], to a point
on the North right-of-way line of Willetta Street;

Thence along said North right-of-way line of Willetta Street, North 89 Degrees
59 Minutes 43 Seconds West (R&M), a distance of 434.75 (R&M), feet to a point on
the East right-of-way line of 44th Street;

Thence along said East right-of-way line of 44th Street, North 00 Degrees 07
Minutes 00 Seconds East (R&M), a distance of 559.00 feet (R&M);

Thence North 45 Degrees 03 Minutes 39 Seconds East (R) [North 45 Degrees 03
Minutes 40 Seconds East (M), a distance of 21.23 feet (R&M), to a point on the
South right-of-way line of said McDowell Road;

Thence along the South right-of-way line of said McDowell Road, South 89 Degrees
59 Minutes 33 Seconds East (R) [South 89 Degrees 59 Minutes 48 Seconds East
(M)], a distance of 261.00 feet (R)[261.08 feet (M)], to a point, said point
also being the TRUE POINT OF BEGINNING.

Note: (R)=Recorded bearing or distance; (M)=Measured bearing or distance;
(C)=Calculated bearing or distance

                                      -2-
<PAGE>

                                   EXHIBIT A-5

                           SYRACUSE LEGAL DESCRIPTION

PARCEL "A"

ALL THAT TRACT OR PARCEL OF LAND, situate in the Town of Dewitt, County of
Onondaga and State of New York, being part of Lot 21, in said Town, and being
more specifically described as follows:

BEGINNING at a point in the easterly line of Old Collamer Road at the
intersection of said easterly line with the southerly line of lands of the New
York State Thruway as appropriated and recorded in Book 1422 of Deeds at page
577 in the Onondaga County Clerk's Office; running thence north 86(degree)55'26"
east a distance of 404.62 feet along the southerly line of lands of New York
State Thruway to an angle point; thence north 86(degree)39' 48" east a distance
of 203.41 feet along the southerly line of lands of New York State Thruway to a
point; thence south 03(degree)00'58" east a distance of 275.00 feet to a point;
thence south 86(degree)38'42' west a distance of 128.59 feet to a point in the
northerly line of Embassy Drive as proposed to be dedicated to the Town of
Dewitt; thence continuing south 86(degree)38'42" west a distance of 69.79 feet
along the northerly line of Embassy Drive, as proposed, to the northwesterly
corner thereof; thence south 86(degree)49'12" west a distance of 540.65 feet to
a point in the easterly line of Old Collamer Road; thence north 22(degree)21'45"
east a distance of 305.65 feet along the easterly line of Old Collamer Road to
the point of beginning.

TOGETHER with a non-exclusive right of way and easement on, over, in, under, and
across the following described Easements I, II and III:

EASEMENT I

ALL THAT TRACT OR PARCEL OF LAND, situate in the Town of Dewitt, County of
Onondaga and State of New York, being part of Lot 21, in said Town, and being
more particularly described as follows:

BEGINNING at a point in the northerly line of Court Street Road at the
intersection of said northerly line with the easterly line of a parcel of land
conveyed to Welter and recorded in Book 1037 of Deeds at page 310 in the
Onondaga County Clerk's Office; running thence north 03(degree)10'48" west a
distance of 737.0 feet along the easterly line of said parcel conveyed to Welter
and a prolongation northerly thereof to a point; thence north 86(degree)38'42"
east a distance of 69.79 feet to a point of curvature (said point to be known as
"Point A" for future reference); thence easterly and southerly on a curve to the
right with a radius of 70.00 feet a distance of 177.02 feet to a point
(designated as "Point B" for future, reference); thence continuing on said curve
to the right with a radius of 70.00 feet a distance of 20.48 feet to a point of
reverse curvature; thence on a curve to the left with a radius of 50.00 feet a
distance of 62.38 feet to a point of tangency; thence south 03(degree)10'48"
east a distance of 23.42 feet to a point (designated as "Point C" for future
reference); thence continuing south 03(degree)10'48" east a distance of 530.00
feet to a point in the northerly line of Court Street Road; thence south
86(degree)49'12" west a distance of 58.10 feet along the northerly line of Court
Street Road to the point of beginning.

<PAGE>

EASEMENT II

A strip of land 20 feet in width, the center line of which is more particularly
described as follows:

BEGINNING at a point 40.00 feet westerly of the southeast corner of Parcel "A"
referred to above as shown on the proposed subdivision map of Court Street Road
Development as presented to the Town of Dewitt; thence south 21(degree)16'19"
west a distance of 155.00 feet, more or less, to a point in the northerly line
of Easement III described below.

EASEMENT III

BEGINNING at the point designated as "Point B" in the afore-described Easement 1
above, said point being located in the easterly line of Embassy Drive, as
proposed; running thence south 41(degree)35'00" east a distance of 101.60 feet
to a point in the northerly line of a proposed Detention Area; thence north
86(degree)35'49" east a distance of 289.00 feet to a point; thence north
86(degree)13'38" east a distance of 496.08 feet to a point in the westerly line
of Kinne Street; thence south 03(degree)39'57" east a distance of 60.00 feet
along the westerly line of Kinne Street to a point; thence south
86(degree)49'12" west a distance of 407.67 feet to a point; thence south
03(degree)10'48" east a distance of 91.71 feet to a point; thence south
86(degree)49'12" west a distance of 493.32 feet to a point in the easterly line
of Embassy Drive, as proposed; thence north 03(degree)10'48" west a distance of
145.00 feet along the easterly line of said Embassy Drive to the point
designated as "Point C" in the afore-described Easement I; thence north
86(degree)35'49" east a distance of 90.00 feet to a point; thence north
41(degree)35'00" west a distance of 89.94 feet to a point in the easterly line
of Embassy Drive, as proposed; thence easterly and northerly on a curve to the
left with a radius of 70.00 feet a distance of 20.48 feet along the easterly
line of said Embassy Drive to the point of beginning.

Tax Map No. 026.-4-21.0

                                      -2-
<PAGE>

                                   EXHIBIT B-1

                           DAYTON PERMITTED EXCEPTIONS

1.    Real estate taxes and assessments for the year 2003, and all subsequent
      years, not yet due and payable.

2.    Restrictions appearing of record in Limited Warranty Deed dated January
      30, 1987, to Frisch's Restaurant, Inc., filed and recorded in Deed
      Microfiche No. 87-0055-D12, Montgomery County Recorder's Office. (As to
      Parcel III).

3.    Easement for underground pipeline granted to The Ohio Fuel Gas Company by
      instrument dated May 23, 1960, filed and recorded in Deed Book 1990, Page
      155, Montgomery County Recorder's Office, and as shown on survey of the
      land prepared by Bradley J. Judge, RAPS No. 7150, Job No. 286-3, dated
      December 8, 2003.

4.    Right-of-Way and Easement for the transmission and/or distribution of
      electric energy, including underground facilities, if any, granted to The
      Dayton Power and Light Company by instrument dated May 1, 1968, filed and
      recorded in Deed Book 2411, Page 742, Montgomery County Recorder's Office,
      and as shown on survey of the land prepared by Bradley J. Judge, RAPS No.
      7150, Job No. 286-3, dated December 8, 2003.

5.    Right-of-Way and Easement for waterline, together with underground
      facilities if any, granted to The Board of County Commissioners of
      Montgomery County, Ohio by instrument dated April 10, 1987, filed June 26,
      1987 at 8:47 A.M., and recorded in Deed Microfiche No. 87-0362-B01,
      Montgomery County Recorder's Office, and as shown on survey of the land
      prepared by Bradley J. Judge, RAPS No. 7150, Job No. 286-3, dated December
      8, 2003.

6.    Right-of-Way and Easement for gas, electric and/or utility lines or
      facilities, for the transmission and/or distribution of electric energy,
      for the distribution of liquefied and/or gaseous substance; and/or for
      other utility purpose(s); and for any and all purposes for which gas
      and/or electric energy and/or the distribution of liquefied and/or gaseous
      substances, together with underground facilities, if any, granted The
      Dayton Power and Light Company by instrument dated June 18, 1987, filed
      September 17, 1987 at 9:33 A.M., and recorded in Deed Microfiche No.
      87-0549-E09, Montgomery County Recorder's Office, and as shown on survey
      of the land prepared by Bradley J. Judge, RAPS No. 7150, Job No. 286-3,
      dated December 8, 2003 (As to Parcel III).

7.    Terms, covenants and conditions deed of easement granted to PC Development
      Limited Partnership, an Ohio limited partnership by instrument dated
      January 30, 1987, filed January 30, 1987 at 12:34 P.M., and recorded at
      Deed microfiche No. 87-0055-E04, Montgomery County Recorder's Office, and
      as shown on survey of the land prepared by Bradley J. Judge, RAPS No.
      7150, Job No. 286-3, dated December 8, 2003.

8.    Limited access notations together with Easements for the construction,
      operation, maintenance, repair, replacement, or removal of water, sewer,
      gas, electric, telephone, or other utility line or services and for the
      express privilege of removing any and all trees or other obstructions to
      the free use of said utilities and for providing of ingress and egress

<PAGE>

      to the property for said purposes as shown on the plat of Frisch's Replat
      as recorded in Plat Book "154," Page 36, and Reservation of easement(s),
      as shown on the recorded plat of subdivision unto the respective utility
      company(s) to install, construct, reconstruct, operate, maintain, repair,
      supplement and remove at any time underground communications and/or
      electric power cable facilities in, under, and upon a strip of land three
      (3) feet in width extending from rear or side lot lines to the building
      site of said lot. Said grant includes the right at all times of ingress to
      and egress from said strip. The right to use the premises parallel to and
      adjoining the boundaries of said strip for the operation of apparatus,
      appliances and equipment for any of the purposes herein specified and the
      right to clear and keep cleared and strip of all shrubbery, trees, roots,
      undergrowth and obstructions so as to keep facilities clear thereof. The
      utility company shall promptly restore the surface of said strip to its
      former state of usefulness as shown in Frisch's Plat as recorded in Plat
      Book 130, Page 10 and Frisch's Plat Replat as recorded in Plat Book 154,
      Page 36, Montgomery County Recorder's Office, and as shown on survey of
      the land prepared by Bradley J. Judge, RAPS No. 7150, Job No. 286-3, dated
      December 8, 2003.

                                      -2-
<PAGE>

                                   EXHIBIT B-2

                          COLUMBUS PERMITTED EXCEPTIONS

1.    Real estate taxes and assessments for the year 2003, and all subsequent
      years, not yet due and payable.

2.    Terms and conditions of the Memorandum of Air Space and Air Rights Lease
      executed by Huntington Center Associates, an Ohio general partnership,
      Lessor, and Columbus/Front Ltd., an Ohio limited partnership, Lessee,
      dated March 28, 1984, recorded in Official Records Volume 04149, Page H-16
      and the Memorandum of Amended and Restated Air Space and Air Rights Lease
      and Agreement dated March 23, 1995, recorded April 11, 1995 in Official
      Records Volume 28829, Page I-08, and Assignment of Amended and Restated
      Air Space and Air Rights Lease and Agreement dated February 6, 1998,
      recorded February 20, 1998 in Instrument Number 19980220038452, Recorder's
      Office, and Assignment and Assumption of Air Rights Lease Agreement dated
      October 8, 2003, recorded October 10, 2003, in 200310100327318, Franklin
      County, Ohio.

3.    Terms and conditions of those certain easements recorded in Official
      Records Volume 01598, Page A-20, Official Records Volume 04529, Page H-14;
      and Official Records Volume 04104, Page D-18, Recorder's Office, Franklin
      County, Ohio, and as shown on survey of the and prepared by Albert J.
      Meyers, RPS No. 6579, Job No. 6-12-29-94, last updated October 3, 2003.

4.    Easements reserved by the City of Columbus to operate and maintain any and
      all sewers, waterlines and any other public utilities owned by the City
      and any other public utilities existing on or in the alley vacated by
      ordinance No. 15-81, together with the right of entry at any time for the
      purpose of constructing, installing, replacing, operating and maintaining
      same.

<PAGE>

                                   EXHIBIT B-3

                         FLAGSTAFF PERMITTED EXCEPTIONS

All recording data refer to records in the office of the County Recorder of
Coconino County, Arizona.

1.    Taxes and assessments collectible by the County Treasurer a lien payable
      but not yet due for the second half of 2003.

2.    Reservations or exceptions in Patents or in Acts authorizing the issuance
      thereof.

3.    Easements and rights incident thereto, as set forth in instrument recorded
      in Document 76 of Official Records, Page 408.

4.    Easement and rights incident thereto, as set forth in instrument recorded
      in Docket 900, Page 185.

5.    Reciprocal Easement for Ingress and Egress and rights incident thereto, as
      set forth in instrument recorded in Document No. 86-07886, recorded in
      Docket 1083, Page 339, re-recorded in Docket 1084, Page 595, as amended by
      that certain Modification of Reciprocal Easement for Ingress and Egress
      dated as of December __, 2003, recorded in the office of the County
      Recorder of Coconino County, Arizona.

6.    Easement for waterline and rights incident thereto, as set forth in
      instrument recorded in Docket 1216, Page 639.

7.    Pedestrian Access Easement and rights incident thereto as set forth in
      instrument recorded in Document No. 96-22987, Recorded in Docket 1898,
      Page 819.

8.    Public Utility Easement and rights incident thereto as set forth in
      instrument recorded in Document No. 96-25429, recorded in Docket 1905,
      page 651.

9.    The following matter(s) disclosed by survey of said land by Northland
      Exploration Surveys, Job Number 03-082, dated December 18, 2003:

      a.    Encroachment of an improvement consisting of a concrete block wall
            surrounding the air conditioning unit onto land adjoining on the
            Southeast approximately .5 feet to .85 feet.

      b.    Right of Way for parking spaces over the Northeasterly portion of
            said land.

      c.    Right of Way for an electric box along the Southeasterly line of
            said land.

      d.    Right of Way for an electric box on the Northwesterly line of said
            land.

      e.    Right of Way for catch basins and concrete drainage wall along the
            northeasterly portion of said land.

      f.    Right of Way for a water meter on the Northeasterly line of said
            land.

      g.    Right of Way for a telephone junction box on the Northwesterly line
            of said land.

      h.    Encroachment of an improvement consisting of a Wall onto subject
            property on Southwesterly boundary of approximately 1.76 to 1.23
            feet.

<PAGE>

      i.    Encroachment of an improvement consisting of a Curbing and Sign onto
            street adjoining on the Northwest.

      j.    Encroachment of a pedestrian easement, which lies outside of
            recorded Easement shown on Exception 12.

10.   Declaration of Restriction of Use of Real Property dated February 17,
      1995, recorded on February 28, 1995, in Docket (Book) 1749, Page 157, as
      reinstated and modified by Reinstatement and Modification of Declaration
      of Restriction of Use of Real Property dated as of January 22, 2003,
      recorded in the Official Records.

                                       -2-
<PAGE>

                                   EXHIBIT B-4

                          PHOENIX PERMITTED EXCEPTIONS

1.    Taxes and assessments collectible by the County Treasurer, a lien payable
      but not yet due for the year 2003, second half..

2.    Easement for downguys and rights incident thereto, as set forth in
      instrument recorded in Docket 2359, page 238 and, as shown on survey of
      the land prepared by Leonard J. Earle, II, P.E., L.S., RPS No. 16529, Job
      No. 1033.05, dated December 18, 2003.

3.    Easement for electrical facilities and rights incident thereto, as set
      forth in instrument recorded in Docket 15773, page 339 and, as shown on
      survey of the land prepared by Leonard J. Earle, II, P.E., L.S., RPS No.
      16529, Job No. 1033.05, dated December 18, 2003.

4.    Easement for electrical facilities and rights incident thereto, as set
      forth in instrument recorded in Document No. 98-0750097 and, as shown on
      survey of the land prepared by Leonard J. Earle, II, P.E., L.S., RPS No.
      16529, Job No. 1033.05, dated December 18, 2003.

5.    Reservations or exceptions in Patents or in Acts authorizing the issuance
      thereof.

6.    Water rights, claims or title to water, and agreements, covenants,
      conditions or rights incident thereto, whether or not shown by the public
      records.

<PAGE>

                                   EXHIBIT B-5

                          SYRACUSE PERMITTED EXCEPTIONS

1.    Survey prepared by Jack W. Cottrell, NYS-RLS #21368, Job No. ROLL25-4,
      dated November 21, 2003 shows: (a) location steel storage sheds labeled
      "A" to the east of insured premises noted as possible encroachment; (b)
      North line being the south line of N.Y.S. Thruway (variable widths open -
      no access); (c) location of Easement 1 Proposed Embassy Drive [not open]
      no ingress/egress; location of 8" sewer and water lines within said
      easement; (d) no other violations or encroachments.

2.    10' underground Line Easement given by Embassy/Shaw Syracuse Venture Co.
      to Niagara Mohawk Power Corporation dated February 9, 1990 and recorded
      February 28, 1990 in the Onondaga County Clerk's Office in Book 3602 of
      Deeds Page 96 as shown on survey of the land prepared by Jack W. Cottrell,
      NYS-RLS #21368, Job No. ROLL25-4, dated November 21, 2003.

3.    Terms of an easement included in a Bargain & Sale Deed given by Cal-Tran
      Associates to Embassy/Shaw Syracuse Venture, dated April 12, 1989 and
      recorded April 20, 1989 in the Onondaga County Clerk's Office in Book 3524
      of Deeds Page 305.

<PAGE>
\
                                    EXHIBIT C

                                   LITIGATION

                       EMBASSY SUITES, SYRACUSE, NEW YORK

Maynard Dennis v. Embassy Suites Hotel (No. 03-0020)

      Type of Claim:   Slip and Fall (Plaintiff employee of Premier Restaurant
                       Operations)
      Property:        Syracuse, NY/Embassy Suites
      DOL/Date Served: December 23, 2001/January 24, 2003 (date faxed to FelCor)
      Plaintiff's Attorney:        James B. Fleckenstein
                                   117 South State Street
                                   Syracuse, NY 13202
                                   (315) 475-3012
      Defendant's Attorney:        Craig P. Curcio
                                   Law Offices of Craig P. Curcio
                                   One Edgewater Drive
                                   Middletown, NY 10940
                                   (845) 344-2524
                                   f - (845) 344-2528
      Claim Adjuster:              Cassandra Malanga
      Claim No.:                   231LU 169726N
      Forwarded to us from Hotel.  Forwarded to Craig Manning at Marsh
      (February 24, 2003)          on 1-24-03.

Angela F. Ormond and Edmond J. Ormond v. FelCor Lodging Trust Incorporated (No.
114631)

      Type of Claim:               Personal Injury (involving treadmill)
      Property:                    Syracuse, NY/Embassy Suites
      DOL/Date Served:             August 30, 2002/August 28, 2003
      Plaintiff's Attorney:        Robert J. Sassone
                                   40 South Main Street
                                   Norwood, NY 13668
                                   (315) 353-7398
      Claim No.:                   231 LN 161873
      Claim Adjustor:              Cassandra Malanga
      Forwarded to Barbara Sluke at Kemper 8-28-03.  Received confirmation of
      receipt 8-28-03.

      Both plaintiffs are asking for $1,000,000 in damages.

Pasquale Popolizio and Lisa Stadtlander, as parent & natural guardian of Teodoro
J. Popolizio, a minor v. FelCor Lodging Trust Incorporated, FelCor Lodging
Limited Partnership, Hilton Hotels Corporation

Type of Claim: Personal Injury (electrical shock due to faulty lamp)

<PAGE>

                                    EXHIBIT D

                                    RENT ROLL

1.    Restaurant Lease Agreement dated July 14, 1997, executed between DJONT
      Leasing, L.L.C. and Premier Restaurant Operations, L.L.C., as amended by
      First Amendment dated May 3, 2000, Second Amendment dated July 18, 2001,
      and Letter Agreement (with renewal) dated May 13, 2002, and as further
      amended and assigned by DJONT Leasing, L.L.C. to Ashford Syracuse LP
      pursuant to Assignment, Assumption and Amendment of Restaurant Lease dated
      October 8, 2003.

<PAGE>

                                    EXHIBIT E

      MERRILL LYNCH CAPITAL REAL ESTATE INSURANCE REQUIREMENTS - HOTELS

BORROWER NAME:____________________
PROJECT NAME:_____________________

THE FOLLOWING REQUIREMENTS FOR INSURANCE ARE EFFECTIVE AS OF THE CLOSING DATE.
LENDER RESERVES THE ABSOLUTE RIGHT TO MODIFY, AMEND OR SUPPLEMENT THESE
REQUIREMENTS AT ANY TIME AND FROM TIME TO TIME DURING THE TERM OF THE LOAN AND
BORROWER WILL BE REQUIRED TO SATISFY ANY SUCH MODIFIED, AMENDED OR SUPPLEMENTED
REQUIREMENTS AFTER COMMERCIALLY REASONABLE NOTICE TO BORROWER FROM LENDER OF
SUCH MODIFICATION, AMENDMENT OR SUPPLEMENT.

PROPERTY INSURANCE (MUST SHOW THE FOLLOWING):

1.    Issued on Acord 27 form (Evidence of Insurance), signed by authorized
      agent

2.    Insurance carrier(s) rated A- VII or better (by A.M. Best)

3.    Current policy term

4.    Annual premium for the coverages shown

5.    Premiums that remain unpaid for the term of the policy, if any

6.    All risk/special perils coverage form

7.    Replacement cost coverage with waiver of coinsurance or agreed amount
      endorsement

8.    Bailee coverage covering property in insured's care, custody, and control

9.    Waiver of terrorism exclusion (or indicate "no terrorism exclusion")

10.   Deductible not greater than $25,000

      -     If the deductible is subject to an overall aggregate deductible,
            this must be disclosed with a copy of the specific aggregate
            deductible agreement provided.

11.   Building coverage greater than or equal to replacement cost valued by
      Merrill Lynch Capital or its representatives (if blanket limit or loss
      limit is indicated on the policy, declared building value must be shown on
      the evidence of insurance). Renewal amount shall be adjusted by Borrower,
      subject to Lender's approval, to maintain proper insurable values.

12.   Business Interruption, Extra Expense, and Contingent Business Interruption
      for Property and Boiler and Machinery risks in an amount equal to 12
      months projected net profits, and continuing expense

13.   Boiler & Machinery coverage

14.   Broad form Crime Insurance insuring against the loss of hotel and/or guest
      property due to criminal actions

15.   Building Law and Ordinance coverage

16.   Windstorm coverage, if applicable (For Florida/Coastal properties)

17.   Flood coverage, if applicable (For properties in FEMA flood zones A, B, V,
      and X-Shaded)

18.   Earthquake coverage, if applicable (For properties located in Seismic
      Zones 3 and 4)

19.   Merrill Lynch Capital included as Mortgagee and Loss Payee (as applicable)
      and Certificate Holder (see below)

20.   30 days (10 days for non-payment) notice of cancellation or any material
      change in the policy to Merrill Lynch Capital deleting "endeavor to" and
      "but failure to mail such notice shall impose no obligation or liability
      of any kind upon the company, its agents or representatives" language

21.   Waiver of Subrogation endorsement in favor of Merrill Lynch Capital (see
      below)

22.   Higher limits and special coverages in addition to those indicated above
      may be required depending upon the property size and nature of operations
      (if a joint venture)

                                      -1-
<PAGE>

      MERRILL LYNCH CAPITAL REAL ESTATE INSURANCE REQUIREMENTS - HOTELS (CONTD.)

BORROWER NAME:____________________
PROJECT NAME:_____________________

GENERAL LIABILITY INSURANCE (MUST SHOW THE FOLLOWING):

1.    Issued on Acord 25 form (Certificate of Insurance), signed by authorized
      agent

2.    Insurance carrier (s) rated A- VII or better (by A.M. Best)

3.    Current policy term

4.    Annual premium for the coverages shown

5.    Premiums that remain unpaid for the term of the policy, if any

6.    Include coverage for Contractual Liability

7.    Include coverage for Liquor Liability if restaurants, bars, and/or room
      service provides the sale of alcoholic beverages

8.    Include waterborne and watercraft coverage if hotel is on a waterfront
      and/or provides boating and/or marina services

9.    Waiver of terrorism exclusion (or indicate "no terrorism exclusion")

10.   Deductible not greater than $5,000

      -     If the deductible is subject to an overall aggregate deductible,
            this must be disclosed with a copy of the specific aggregate
            deductible agreement provided.

11.   Minimum $2,000,000 per occurrence limit (primary and umbrella/excess can
      be combined to achieve minimum limit)

12.   30 days (10 days for non-payment) notice of cancellation or any material
      change in the policy to Merrill Lynch Capital deleting "endeavor to" and
      "but failure to mail such notice shall impose no obligation or liability
      of any kind upon the company, its agents or representatives" language

13.   Merrill Lynch Capital included as Additional Insured (see below)

14.   Waiver of Subrogation endorsement in favor of Merrill Lynch Capital (see
      below)

15.   Separation of Insureds/Cross Liability included

16.   Insurance shall be noted as being primary without right of contribution of
      any other insurance carried by or on behalf of Lessor

17.   Higher limits and special coverages in addition to those indicated above
      may be required depending upon the property size and nature of operations
      (if a joint venture)

AUTOMOBILE LIABILITY INSURANCE (MUST SHOW THE FOLLOWING):

1.    Issued on Acord 25 form (Certificate of Insurance), signed by authorized
      agent

2.    Insurance carrier (s) rated A- VII or better (by A.M. Best)

3.    Current policy term

4.    Coverage for Owned, Non-Owned, and Hired autos

5.    Coverage for Garage Liability and Garagekeepers Legal Liability

6.    Annual premium for the coverages shown

7.    Premiums that remain unpaid for the policy term, if any

8.    Waiver of terrorism exclusion (or indicate "no terrorism exclusion")

9.    Liability deductible not greater than $5,000

      -     If the deductible is subject to an overall aggregate deductible,
            this must be disclosed with a copy of the specific aggregate
            deductible agreement provided.

10.   Minimum $2,000,000 per occurrence limit (primary and umbrella/excess can
      be combined to achieve minimum limit

11.   30 days (10 days for non-payment) notice of cancellation or any material
      change in the policy to Merrill Lynch Capital deleting "endeavor to" and
      "but failure to mail such notice shall impose no obligation or liability
      of any kind upon the company, its agents or representatives" language

                                      -2-
<PAGE>

      MERRILL LYNCH CAPITAL REAL ESTATE INSURANCE REQUIREMENTS - HOTELS (CONTD.)

BORROWER NAME:____________________
PROJECT NAME:_____________________

12.   Merrill Lynch Capital included as Additional Insured (see below)

13.   Waiver of Subrogation endorsement in favor of Merrill Lynch Capital (see
      below)

14.   Separation of Insureds/Cross Liability included

15.   Insurance shall be noted as being primary without right of contribution of
      any other insurance carried by or on behalf of Lessor

16.   Higher limits and special coverages in addition to those indicated above
      may be required depending upon the property size and nature of operations
      (if a joint venture)

PROFESSIONAL LIABILITY INSURANCE (MUST SHOW THE FOLLOWING):

1.    Issued on Acord 25 form (Certificate of Insurance), signed by authorized
      agent

2.    Insurance carrier(s) rated A- VII or better (by A.M. Best)

3.    Current policy term

4.    Annual premium for the coverages shown

5.    Premiums that remain unpaid for the policy term, if any

6.    Waiver of terrorism exclusion (or indicate "no terrorism exclusion")

7.    Liability deductible not greater than $25,000

      -     If the deductible is subject to an overall aggregate deductible,
            this must be disclosed with a copy of the specific aggregate
            deductible agreement provided.

8.    Minimum $2,000,000 per claim limit

9.    30 days notice of cancellation (10 days for non-payment) to Merrill Lynch
      Capital deleting "endeavor to" and "but failure to mail such notice shall
      impose no obligation or liability of any kid upon the company, its agents
      or representatives" language

10.   Waiver of Subrogation endorsement in favor of Merrill Lynch Capital (see
      below)

11.   Insurance shall be noted as being primary without right of contribution of
      any other insurance carried by or on behalf of Lessor

12.   Higher limits and special coverages in addition to those indicated above
      may be required depending upon the property size and nature of operations
      (if a joint venture)

13.   This coverage would be required in the event the hotel employs or
      contracts with services including, but not limited to, barbers, medical
      doctors, nurses, masseuse, personal trainers, etc.

                                      -3-
<PAGE>

      MERRILL LYNCH CAPITAL REAL ESTATE INSURANCE REQUIREMENTS - HOTELS (CONTD.)

BORROWER NAME:____________________
PROJECT NAME:_____________________

CERTIFICATE HOLDER AND ENTITY TO BE SHOWN ON REQUIRED ENDORSEMENTS:

Merrill Lynch Capital,
a division of Merrill Lynch Business Financial Services Inc.,
and its successors and assigns
222 N. La Salle Street - 16th Floor
Chicago, IL 60601

INSURANCE CONSULTANT FOR MERRILL LYNCH CAPITAL:

Lockton Companies, Inc.
5847 San Felipe, Suite 320
Houston, TX 77057

<TABLE>
<CAPTION>
            PRIMARY CONTACT:                            SECONDARY CONTACT:
            ----------------                            ------------------
<S>                                         <C>
Eileen M. Stulak, CPCU                      Debra Golafshan
Vice President, Risk Management Services    Assistant Vice President, Account Manager
713.458.5200 (Main)                         713.458.5200 (Main)
713.458.5281 (Direct)                       713.458.5454 (Direct)
713.724.1541 (Mobile)                       832.656.5641 (Mobile)
713.458.5299 (Fax)                          713.458.5299 (Fax)
estulak@lockton.com (E-mail)                dgolafshan@lockton.com (E-mail)
</TABLE>

                                      -4-
<PAGE>

                                    EXHIBIT F

                  DESCRIPTION OF ENVIRONMENTAL SITE ASSESSMENTS

1.    Phase I Environmental Site Assessment of Embassy Suites, 6646 Old Collamer
      Road, Syracuse, New York, ATC Project No. 34.75003.0036 dated August 18,
      2003, prepared by ATC Associates Inc.

2.    Phase I Environmental Site Assessment of Embassy Suites, 1515 North 44th
      Street, Phoenix, Arizona, ATC Project No. 34.75003.0036 dated August 25,
      2003, prepared by ATC Associates Inc. ("PHOENIX REPORT")

3.    Phase I Environmental Site Assessment of Embassy Suites, 706 South Milton
      Road, Flagstaff, Arizona, ATC Project No. 34.75003.0036 dated August 25,
      2003, prepared by ATC Associates Inc.

4.    Phase I Environmental Site Assessment of Doubletree Guest Suites, 300
      Prestige Place, Dayton, Ohio 45342, ATC Project No. 34.75003.0036 dated
      August 25, 2003, prepared by ATC Associates Inc.

5.    Phase I Environmental Site Assessment of Doubletree Guest Suites, 50 South
      Front Street, Columbus, Ohio 43215, ATC Project No. 34.75003.0036 dated
      August 25, 2003, prepared by ATC Associates Inc. ("COLUMBUS REPORT")

<PAGE>

                                    EXHIBIT G

                           FF&E NOT OWNED BY BORROWER

1.    Incidental computer terminals and related equipment owned by Manager

<PAGE>

                                    EXHIBIT H

                              INTELLECTUAL PROPERTY

                                      None.

<PAGE>

                                    EXHIBIT I

                        DIRECT AND INDIRECT OWNERSHIP OF
                     BORROWERS, PROJECT LESSEE AND PRINCIPAL

                              STRUCTURE OF BORROWER

The following chart shows the structure of Borrower company following completion
of the offering and the formation transactions:

                                  [FLOW CHART]

(1)   Certain of the executive officers and employees own restricted shares,
      representing approximately 0.96% of our outstanding common stock, subject
      to vesting requirements; the independent directors own restricted shares,
      representing approximately 0.10% of the outstanding common stock; and
      Friedman Billings Ramsey beneficially owns restricted shares representing
      0.25% of the outstanding common stock. The actual number of restricted
      shares issued to the executive officers and employees is equal, in the
      aggregate, to 2.25% of the fully-diluted shares of common stock
      outstanding after completion of this offering, excluding the 65,024 shares
      issued to the underwriters.

(2)   Messrs. Archie and Montgomery Bennett beneficially own 15.85% of Ashford
      Hospitality Limited Partnership (3.27% through their 100% ownership of
      Ashford Financial Corporation). Mr. Marty Edelman and certain family
      members beneficially own 0.70%. Mr. David Brooks beneficially owns 0.70%.
      Mr. Mark Nunneley beneficially owns 0.28%. Two employees of Remington
      Hotel Corporation beneficially own 0.49%.

(3)   The general partner has no economic interest in the partnership (as
      permitted under Delaware law).

<PAGE>

                                    EXHIBIT J

                               FRANCHISE LICENSES

      1.    Franchise License Agreement dated October 8, 2003, executed by
Doubletree Hotel Systems, Inc., as franchisor, and Ashford Dayton LP, a Delaware
limited partnership, and Ashford TRS Corporation, a Delaware corporation, as
franchisee, covering the Doubletree Guest Suites located at 300 Prestige Place,
Dayton, Ohio.

      2.    Franchise License Agreement dated October 8, 2003, executed by
Doubletree Hotel Systems, Inc., as franchisor, and Ashford Columbus LP, a
Delaware limited partnership, and Ashford TRS Corporation, a Delaware
corporation, as franchisee, covering the Doubletree Guest Suites located at 50
S. Front Street, Columbus, Ohio.

      3.    Franchise License Agreement dated October 8, 2003, executed by
Promus Hotels, Inc., as franchisor, and Ashford Flagstaff LP, a Delaware limited
partnership, and Ashford TRS Corporation, a Delaware corporation, as franchisee,
covering the Embassy Suites located at 706 South Milton Road, Flagstaff,
Arizona.

      4.    Franchise License Agreement dated October 8, 2003, executed by
Promus Hotels, Inc., as franchisor, and Ashford Phoenix LP, a Delaware limited
partnership, and Ashford TRS Corporation, a Delaware corporation, as franchisee,
covering the Embassy Suites located at 1515 N. 44th Street, Phoenix, Arizona.

      5.    Franchise License Agreement dated October 8, 2003, executed by
Promus Hotels, Inc., as franchisor, and Ashford Syracuse LP, a Delaware limited
partnership, and Ashford TRS Corporation, a Delaware corporation, as franchisee,
covering the Doubletree Guest Suites located at 6646 Old Collamer Road, Dewitt,
New York.

<PAGE>

                                    EXHIBIT K

                                  RELEASE PRICE

<TABLE>
<CAPTION>
                      ASHFORD             ASHFORD               ASHFORD              ASHFORD             ASHFORD
                     DAYTON LP          COLUMBUS LP           FLAGSTAFF LP          PHOENIX LP         SYRACUSE LP
-------------------------------------------------------------------------------------------------------------------------
<S>              <C>                 <C>                 <C>                    <C>                <C>
Name:            Doubletree Guest    Doubletree Guest    Embassy Suites         Embassy Suites     Embassy Suites
                 Suites              Suites

Address:         300 Prestige Place  505 Front Street    706 South Milton Road  1515 N. 44th St    6646 Old Collamer Road
                 Dayton, OH 45342    Columbus, OH 43215  Flagstaff, AZ 86001    Phoenix, AZ 85008  Dewitt, NY 13057

Release Price:        4,320,000          9,720,000             4,320,000           13,680,000            12,600,000
</TABLE>

<PAGE>

                                    EXHIBIT L

                                  ENCROACHMENTS

A.    Dayton, Ohio, Double Tree Guest Suites - None

B.    Flagstaff, Arizona, Embassy Suites

      1.    Northerly face of wall is 1.90' Northerly.

      2.    Fence is 1.23' Northerly.

      3.    Fence corner is 0.8' Northerly and 1.2' Easterly, all located on the
            Southerly Property line.

      4.    Northerly face of wall is 1.76' Northerly on Northwesterly Property
            line; and fence is .8' Easterly on Southeasterly Property Line.

      5.    On the property line abutting Milton Avenue, there is a sign in
            Brick Planter that encroaches onto Milton Avenue.

      6.    Encroachment of an improvement consisting of a concrete block wall
            surrounding the air conditioning unit onto land adjoining on the
            Southeast approximately .5 feet to .85 feet.

      7.    Right of Way for parking spaces over the Northeasterly portion of
            said land.

      8.    Right of Way for an electric box along the Southeasterly line of
            said land.

      9.    Right of Way for an electric box on the Northwesterly line of said
            land.

      10.   Right of Way for catch basins and concrete drainage wall along the
            northeasterly portion of said land.

      11.   Right of Way for a water meter on the Northeasterly line of said
            land.

      12.   Right of Way for a telephone junction box on the Northwesterly line
            of said land.

C.    Phoenix, Arizona, Embassy Suites

      1.    Power lines encroach on East side of insured premises by 1.5' and
            .5'.

      2.    2' curb and gutter on Parcel 4 on survey encroach 5' onto 44th
            Street.

      3.    Portion of trees encroach onto 44th Street and trees and utilities
            encroach onto Willetta Street.

D.    Syracuse, New York, Embassy Suites

      1.    Location steel storage sheds labeled "A" to the east of insured
            premises noted as possible encroachment

      2.    North line being the south line of N.Y.S. Thruway (variable widths
            open - no access).

      3.    Location of Easement 1 Proposed Embassy Drive [not open] no
            ingress/egress.

      4.    Location of 8" sewer and water lines within said easement.

E.    Columbus, Ohio, Double Tree Guest Suites - None

<PAGE>

                                   SCHEDULE I

                                   DEFINITIONS

DEFINED TERMS.

      The following terms as used herein shall have the following meanings:

      AFFILIATE: With respect to a specified person or entity, any individual,
partnership, corporation, limited liability company, trust, unincorporated
organization, association or other entity which, directly or indirectly, through
one or more intermediaries, controls or is controlled by or is under common
control with such person or entity, including, without limitation, any general
or limited partnership in which such person or entity is a partner.

      AGREEMENT: This Loan Agreement.

      ANNUAL BUDGET: As such term is defined in Section 3.1(d).

      APPRAISAL: An appraisal of a Project performed in accordance with FIRREA
and Lender's appraisal requirements by an independent appraiser licensed in the
state in which such Project is located and selected and retained by Lender.
Borrower may provide to Lender a copy of any FIRREA appraisal prepared for
another lender within the past six (6) months. Lender may, in its sole
discretion: (a) accept such appraisal; (b) request an update of such appraisal;
and (c) retain a state licensed appraiser to perform a new appraisal.

      AUTHORIZED REPRESENTATIVE: David A. Brooks as described in Section 4.3.

      BASE RATE: The London Interbank Offered Rate (LIBOR) rate of interest per
annum (rounded upwards, if necessary, to the nearest 1/16 of 1%) equal to the
rate of interest which is identified and normally published by Bloomberg
Professional service Page BBAM 1 (the "PAGE") as the offered rate for loans in
U.S. Dollars under the caption British Bankers Association LIBOR Rates at 11:00
A.M. London time. For the calendar month of the initial funding of the Loan, the
Base Rate will float daily and be determined two (2) Business Days prior to each
day of such calendar month utilizing the one (1) month LIBOR rate set forth on
the Page. The Base Rate for each calendar month subsequent to the initial
calendar month of the funding of the Loan shall be fixed for such calendar month
based on the one (1) month LIBOR rate set forth on the Page two (2) Business
Days prior to the first (1st) day of such calendar month. If Bloomberg
Professional service no longer reports the Base Rent or Lender determines in
good faith that the rate so reported no longer accurately reflects the rate
available to Lender in the London Interbank Market or if such index no longer
exists or if Page BBAM 1 no longer exists or accurately reflects the rate
available to Lender in the London Interbank Market, Lender may select a
replacement index or replacement page, as the case may be.

      BORROWER: As such term is defined in the opening paragraph of this
Agreement, and including any successor obligor on the Loan from time to time.

<PAGE>

      BUSINESS DAY: A day of the year on which banks are not required or
authorized to close in Chicago, Illinois.

      CAPITAL BUDGET: As such term is defined in Section 3.1(d).

      CLOSING DATE: The date of the disbursement of the Initial Funding Amount
of the Loan.

      COMMERCIAL LEASE: Any lease, sublease and occupancy agreement affecting
any retail or office portion of a Project now existing or hereafter executed and
all amendments, modifications or supplements thereto approved in writing by
Lender, but specifically excluding any agreement affecting any guestroom or
meeting/conference portion of such Project.

      CONTROL: As such term is used with respect to any person or entity,
including the correlative meanings of the terms "controlled by" and "under
common control with", shall mean the possession, directly or indirectly, of the
power to direct or cause the direction of the management policies of such person
or entity, whether through the ownership of voting securities, by contract or
otherwise.

      CREDIT CARD ISSUERS: As such term is defined in Section 5.1(t).

      DEBT SERVICE COVERAGE RATIO: The ratio of (i) Net Operating Income for the
immediately preceding twelve (12) months, as determined by Lender's audit, at
Borrowers' expense, to (ii) Total Annual Debt Service.

      DEFAULT OR DEFAULT: Any event, circumstance or condition, which, if it
were to continue uncured, would, with notice or lapse of time or both,
constitute an Event of Default hereunder.

      DEFAULT RATE: As such term is defined in Section 2.9(a).

      DEPOSITORY ACCOUNT: As such term is defined in Section 4.2(u).

      ENVIRONMENTAL DOCUMENTS: As such term is defined in Section 6.1.

      ENVIRONMENTAL INDEMNITOR: Individually, each Borrower and Principal,
collectively referred to as Environmental Indemnitors.

      ENVIRONMENTAL OBLIGATIONS: As such term is defined in Section 6.7.

      ENVIRONMENTAL PROCEEDINGS: Any environmental proceedings, whether civil
(including actions by private parties), criminal, or administrative proceedings,
relating to any Project.

      ENVIRONMENTAL REPORTS: As such term is defined in Section 6.3.

                                      -2-
<PAGE>

      ERISA: The Employee Retirement Income Security Act of 1974, as amended,
and the regulations promulgated thereunder from time to time.

      EVENT OF DEFAULT: As such term is defined in Section 8.1.

      EXCESS INTEREST: As such term is defined in Section 11.5.

      EXIT FEE: As such term is defined in Section 2.8.

      EXPENSES: All losses, fines, penalties, judgments, awards, costs and
expenses (including, without limitation, reasonable fees and costs of in-house
counsel or outside counsel (but not both), and reasonable expenses of
investigation).

      EXTENDED MATURITY DATE: As such term is defined in Section 2.4(a).

      EXTENSION OPTION: As such term is defined in Section 2.4(a).

      EXTENSION TERM: As such term is defined in Section 2.4(a).

      FF&E: means, with respect to each Project, all fixtures, furnishings,
equipment, furniture and other items of tangible personal property now or
hereafter located in or on such Project or used in connection with the use,
occupancy, operation and maintenance of all or any part of such Project,
including, without limitation, appliances, machinery, equipment, signs, artwork,
office furnishings and equipment, guest room furnishings, and specialized
equipment for kitchens, laundries, bars, restaurants, public rooms, health and
recreational facilities, linens, dishware, all partitions, screens, awnings,
shades, blinds, floor coverings, hall and lobby equipment, heating, lighting,
plumbing, ventilating, refrigerating, incinerating, elevators, escalators, air
conditioning and communication plants or systems with appurtenant fixtures,
vacuum cleaning systems, call or beeper systems, security systems, sprinkler
systems and other fire prevention and extinguishing apparatus and materials,
reservation system computer and related equipment, all equipment, manual,
mechanical or motorized, for the construction, maintenance, repair and cleaning
of such Project and any vehicles owned or acquired by the applicable Borrower,
other than personal property owned by hotel guests and Tenants under Commercial
Leases.

      FF&E FUNDS: As such term is defined in Section 4.1(n).

      FF&E RESERVE: As such term is defined in Section 4.1(n).

      FIRREA: The Financial Institutions Reform, Recovery And Enforcement Act of
1989, as amended from time to time.

      GENERAL PARTNER: Ashford Properties General Partner LLC, a Delaware
limited liability company, the sole general partner of Borrower.

                                      -3-
<PAGE>

      GOVERNMENTAL APPROVALS: Collectively, all consents, licenses, and permits
and all other authorizations or approvals required from any Governmental
Authority to operate the Projects.

      GOVERNMENTAL AUTHORITY: Any federal, state, county or municipal
government, or political subdivision thereof, any governmental or
quasi-governmental agency, authority, board, bureau, commission, department,
instrumentality, or public body, or any court, administrative tribunal, or
public utility.

      GROSS REVENUE: For any period, all receipts, revenues, income and proceeds
of sales or services of every kind received by Borrowers or Manager (on behalf
of any Borrower), directly or indirectly, from operating the Projects for the
applicable period, calculated on a cash basis, whether in cash or on credit.
Gross Revenue shall include: (i) all revenues from rentals, expense
pass-throughs, fees and service charges to tenants, subtenants, licensees or
other occupants of commercial or retail space in any Project including lease
termination fees, revenues from the use or rental of guest rooms and suites and
conference and banquet rooms, revenues from food and beverage service and
facilities, including off-site catering, telephone services, guest laundry
services, vending, including mini-bars, television, recreational and health club
facilities and parking in any Project and other fees and charges resulting from
the operations of the Projects by Borrowers or Manager in the ordinary course of
business; (ii) proceeds of insurance or other money or credits received in
settlement for loss, theft, or damage to property relating to or used in any
Project except to the extent such proceeds, money or credits are paid directly
to third parties or to reimburse any Borrower for the actual cost of repairs or
replacements with respect to which such proceeds, money or credits were
obtained; (iii) proceeds from any financing or refinancing of any Project; (iv)
condemnation awards except to the extent such awards are paid directly to third
parties or to reimburse any Borrower for the actual cost of repairs or
replacements related to such condemnation; (v) proceeds of insurance received by
any Borrower or Manager with respect to rent loss, use and occupancy or business
interruption insurance; (vi) deposits forfeited and not refunded; (vii) any
amounts recovered in any legal actions or proceedings, or settlements thereof,
arising out of the operation of any Project; (viii) receipts arising from the
sale or other disposition of furniture, fixtures or equipment; and (ix) interest
income. Gross Revenue shall not include: (a) gratuities, services charges or
similar receipts collected by any Borrower or Manager to the extent paid over to
Project employees or persons occupying similar positions for performing similar
services, and (b) excise taxes, sales taxes, use taxes, bed taxes, admission
taxes, tourist taxes, gross receipts taxes, value added taxes, entertainment
taxes or other similar charges collected by any applicable Borrower or Manager
to the extent paid to governmental authorities.

      GROSS ROOM REVENUE: For any period, all receipts, revenues, income and
proceeds derived in any way from the use or rental of guestrooms at the
Projects.

      HAZARDOUS MATERIAL: Means and includes gasoline, petroleum, asbestos
containing materials, explosives, radioactive materials or any hazardous or
toxic material, substance or waste which is defined by those or similar terms or
is regulated as such under any Law of any Governmental Authority having
jurisdiction over the applicable Project or any portion

                                      -4-
<PAGE>

thereof or its use, including: (i) any "hazardous substance" defined as such in
(or for purposes of) the Comprehensive Environmental Response, Compensation and
Liability Act, 42 U.S.C.A. Section 9601(14) as may be amended from time to time,
or any so-called "superfund" or "superlien" Law, including the judicial
interpretation thereof; (ii) any "pollutant or contaminant" as such term is
defined in 42 U.S.C.A. Sections 9601(33); (iii) any material now defined as
"hazardous waste" pursuant to 40 C.F.R. Part 260; (iv) any petroleum, including
crude oil or any fraction thereof; (v) natural gas, natural gas liquids,
liquefied natural gas, or synthetic gas usable for fuel; (vi) any "hazardous
chemical" as defined pursuant to 29 C.F.R. Part 1910; and (vii) any other toxic
substance or contaminant that is subject to any other Law or other past or
present requirement of any Governmental Authority. Any reference above to a Law,
includes the same as it may be amended from time to time, including the judicial
interpretation thereof.

      HOLDBACK: As such term is defined in Section 2.3(b).

      INCLUDE OR INCLUDING: Including, but not limited to.

      INDEBTEDNESS: As such term is defined in Section 8.1(a).

      INDEMNIFIED PARTY: As such term is defined in Section 4.2(k).

      INITIAL FUNDING AMOUNT: Is the amount set forth in Section 2.3(a) and
initially disbursed on the Closing Date.

      INITIAL MATURITY DATE: As such term is defined in Section 2.4(a).

      INSURANCE PROCEEDS: As such term is defined in Section 7.1(a).

      INSURANCE REQUIREMENTS: As such term is defined in Section 4.2(c)

      INTEREST RATE: As such term is defined in Section 2.6.

      INTERNAL REVENUE CODE: The Internal Revenue Code of 1986, as amended from
time to time.

      LATE CHARGE: As such term is defined in Section 2.9(b).

      LAWS: Collectively, all federal, state and local laws, statutes, codes,
ordinances, orders, rules and regulations, including judicial opinions or
presidential authority in the applicable jurisdiction.

      LENDER: As such term is defined in the opening paragraph of this
Agreement, and including any successor holder of the Loan from time to time.

      LENDER'S CONSULTANT: An independent consulting architect, inspector,
and/or engineer designated by Lender in Lender's sole discretion.

                                      -5-
<PAGE>

      LICENSE AGREEMENT: The franchise license agreement relating to a Project
listed opposite such franchise license on Exhibit L.

      LICENSOR: The licensor under a License Agreement.

      LOAN: As such term is defined in Recital B.

      LOAN AMOUNT: The maximum amount of the Loan as initially set forth in
Recital B.

      LOAN APPLICATION: As such term is defined in Section 2.1.

      LOAN DOCUMENTS: The collective reference to this Agreement, the documents
and instruments described in Recital C and Section 2.1, and all the other
documents and instruments entered into from time to time, evidencing or securing
the Loan or any obligation of payment thereof or performance of Borrower's or
Principal's obligations in connection with the transaction contemplated
hereunder, each as amended.

      LOAN YEAR: The period from the Closing Date through the last day of the
same month in the following year and thereafter each successive twelve (12)
month period.

      LOCKOUT PERIOD: As such term is defined in Section 2.5.

      MANAGEMENT AGREEMENT: The Master Management Agreement by and between each
Borrower and Manager or any replacement management agreement approved by Lender.

      MANAGER: Means Remington Lodging & Hospitality, L.P., a Delaware limited
partnership, the manager of the Projects approved by Lender and any successor
manager approved by Lender managing the Projects pursuant to a management
agreement approved by Lender.

      MATERIAL ADVERSE CHANGE OR MATERIAL ADVERSE CHANGE: If, in Lender's
reasonable discretion, the business prospects, operations or financial condition
of a person, entity or property has changed in a manner which would likely
prevent timely repayment of the Loan or otherwise prevent the applicable person
or entity from timely performing any of its material obligations under the Loan
Documents.

      MATURITY DATE: The Initial Maturity Date, or, if Borrower satisfies the
conditions to extend the term of the Loan pursuant to Section 2.4(a), the
Extended Maturity Date.

      MORTGAGE: The Mortgage, Leasehold Mortgage or Deed of Trust Assignment,
Assignment of Leases and Rents and Fixture Filing executed by a Borrower in
favor of Lender and encumbering a Project, collectively, the "MORTGAGES."

      NET OPERATING INCOME: For any period, Operating Revenue for such period
less Operating Expenses for such period. Net Operating Income shall be
determined on a combined basis for purposes of determining Project Yield and
Debt Service Coverage Ratio.

                                      -6-
<PAGE>

For all other purposes, Net Operating Income shall be determined on a
Project-by-Project basis.

      NOTE: As such term is defined in Recital B.

      OFAC LISTS: As such term is defined in Section 4.2(r).

      OPERATING BUDGET: As such term is defined in Section 3.1(d)

      OPERATING EXPENSES: For any period, the actual and customary expenses of
owning, operating and maintaining the Project or Projects during such period
which Borrower or Borrowers are obligated to pay under the terms of the Project
Lease, determined on a combined basis for purposes of determining Project Yield
and Debt Service Coverage Ratio, determined on a cash basis, except for real and
personal property taxes and insurance premiums, which shall be determined on an
accrual basis, including (whether or not paid) a franchise fee equal to four
percent (4.0%) of Gross Room Revenue, an assumed FF&E structural reserve equal
to four percent (4.0%) of Operating Revenue and a management fee equal to three
percent (3.0%) of Operating Revenue. Operating Expenses shall not include (i)
interest or principal due on the Loan or (ii) capital expenditures.

         OPERATING REVENUE: For any period, Gross Revenue for such period less
the items described in clauses (ii), (iii), (iv), (v), (vii), (viii) and (ix) of
the definition of Gross Revenue. For purposes of determining Debt Service
Coverage Ratio or Project Yield, Operating Revenue shall be calculated on a
combined basis and on the basis of the lesser of (a) actual occupancy for the
immediately preceding twelve (12) month period or (b) an assumed average annual
seventy-five percent (75%) occupancy rate.

      ORGANIZATIONAL DOCUMENTS: As such term is defined in Section 5.1(e).

      PERMITTED EXCEPTIONS: Those matters listed on Exhibit B to the Title
Policy which title to a Project may be subject at the closing and thereafter
such other title exceptions as Lender may reasonably approve in writing.

      PERSONS: Any individual, corporation, partnership, joint venture,
association, joint stock company, trust, trustee, estate, limited liability
company, unincorporated organization, real estate investment trust, government
or any agency or political subdivision thereof, or any other form of entity.

      PRELIMINARY HOLDBACK BUDGET: As such term is defined in Section 2.3(b).

      PRELIMINARY HOLDBACK COMPLETION SCHEDULE: As such term is defined in
Section 2.3(b).

      PRINCIPAL: Ashford Hospitality Limited Partnership, a Delaware limited
partnership.

      PROCEEDING: As such term is defined in Section 11.3.

                                      -7-
<PAGE>

      PROJECT: The reference to each hotel project described on Exhibit A
consisting of (i) the land, leasehold estate or air rights, together with all
buildings, structures and improvements located or to be located thereon, (ii)
all rights, privileges, easements and hereditaments relating or appertaining
thereto, and (iii) the FF&E contained therein.

      PROJECT CONSTRUCTION DOCUMENTS: As such term is defined in Section 4.2(v).

      PROJECT HOLDBACK BUDGET: As such term is defined in Section 4.2(v).

      PROJECT HOLDBACK COMPLETION SCHEDULE: As such term is defined in Section
4.2(v).

      PROJECT LEASE: As such term is defined in Recital D.

      PROJECT LESSEE: As such term is defined in Recital D.

      PROJECT YIELD: The quotient of (i) Net Operating Income from the
Project[S] for the immediately preceding twelve (12) months, as determined by
Lender's audit, at Borrowers' expense, at such time, divided by (i) the sum of
the then current outstanding principal balance of the Loan plus any anticipated
future fundings on the Loan during the Extension Term plus accrued and unpaid
interest thereon.

      PROJECTED OPERATING REVENUE: Annual Operating Revenue as reflected in the
most current Operating Budget.

      PROPERTY TAX AND INSURANCE DEPOSIT: As such term is defined in Section
4.2(f).

      RELEASE PRICE: As set forth on Exhibit K.

      REMEDIAL WORK: As such term is defined in Section 6.4.

      RETAINED LIABILITIES: As such term is defined in Paragraph 1 of the
Limited Joinder.

      SECURITY AGREEMENT: As such term is defined in Recital C.

      SINGLE PURPOSE ENTITY: An entity which (i) exists solely for the purpose
of owning and operating a Project, (ii) conducts business only in its own name,
(iii) does not engage in any business other than the ownership, management and
operation of a Project, (iv) does not hold, directly or indirectly, any
ownership interest (legal or equitable) in any entity or any real or personal
property other than the interest which it owns in a Project, (v) does not have
any assets other than those related to its interest in a Project and does not
have any debt other than as permitted by this Agreement and does not guarantee
or otherwise obligate itself with respect to the debts of any other person or
entity, (vi) has its own separate books, records, accounts, financial statements
and tax returns (with no commingling of funds or assets), (vii) holds itself out
as being a company separate and apart from any other entity, (viii) observes
limited liability company/partnership/corporate formalities, as the case may be,
independent of any other entity.

                                      -8-
<PAGE>

      TENANT: Any tenant under any Commercial Lease.

      TITLE INSURER: Stewart Title Insurance Company or such other title
insurance company licensed in the States of Ohio, New York and Arizona as may be
approved in writing by Lender in Lender's sole discretion.

      TITLE POLICY: An ALTA Mortgagee's Loan Title Insurance Policy with
extended coverage issued by the Title Insurer insuring the lien of the Mortgage
as a valid first, prior and paramount lien upon the applicable Project (or
leasehold interest therein, with respect to the property and improvements
located in Columbus, Ohio, and more particularly described in Exhibit A-2) and
all appurtenant easements, and subject to no other exceptions other than the
Permitted Exceptions and otherwise satisfying the requirements of Lender.

      FOR OPTIONAL EXTENSION DEALS: Total Annual Debt Service: The annualized
debt service payments on then outstanding principal balance of the Loan plus any
anticipated future fundings on the Loan during the Extension Term assuming (i) a
per annum interest rate equal to the Interest Rate as of the close of business
on the day preceding the date of calculation and (ii) monthly payments of
principal equal to $57,000.

      TRANSFER: Any sale, transfer, lease (other than a Lease approved by
Lender), conveyance, alienation, pledge, assignment, mortgage, encumbrance
hypothecation or other disposition of (a) all or any portion of any Project or
any portion of any other security for the Loan, (b) all or any portion of any
Borrower's right, title and interest (legal or equitable) in and to a Project or
any portion of any other security for the Loan, (c) any interest in any
Borrower, General Partner or Principal or any interest in any entity which holds
an interest in, or directly or indirectly controls, any Borrower, General
Partner, Project Lessee or Principal; provided that transfers of (A)
non-controlling interests in Principal, General Partner or any entity which
holds an interest in, or directly or indirectly Controls, Borrower, General
Partner, Project Lessee or Principal which either individually or as part of a
series of transfers do not result in a change of Control of any Borrower,
General Partner, Project Lessee or Principal or (B) publicly traded capital
stock in Ashford Hospitality Trust, Inc., a Maryland corporation, shall not
constitute a Transfer or (d) any assignment or other disposition (including any
pledge) by any Borrower of any of its interest in a Project Lease, other than
pursuant to the Loan Documents.

                                      -9-
<PAGE>

                                PROMISSORY NOTE

U.S. $36,000,000.00                                     As of December 24, 2003

                                    RECITALS

      A.    ASHFORD COLUMBUS LP, ASHFORD DAYTON LP, ASHFORD FLAGSTAFF LP,
ASHFORD PHOENIX LP, and ASHFORD SYRACUSE LP, each a Delaware limited partnership
(collectively, "BORROWER"), having an address at c/o Ashford Hospitality Limited
Partnership, 14180 Dallas Parkway, Pacific Center I, Suite 900, Dallas, Texas
75254, and MERRILL LYNCH CAPITAL, a Division of Merrill Lynch Business Financial
Services Inc., a Delaware corporation, and its successors and assigns
(collectively, "LENDER") entered into that certain Loan Agreement of even date
herewith (the "LOAN AGREEMENT").

      B.    This Promissory Note (this "NOTE") is made by Borrower to evidence
the Loan and is secured by, among other things, those certain Mortgages
encumbering, among other things, the Projects more particularly described on
Exhibit A to the Loan Agreement. Except as otherwise set forth herein, payment
of this Note is governed by the Loan Agreement, the terms of which are
incorporated herein by express reference as if fully set forth herein.
Capitalized terms used and not otherwise defined herein shall have the meanings
given to them in the Loan Agreement.

            THEREFORE, FOR VALUE RECEIVED, Borrower hereby promises to pay to
the order of Lender the original principal amount of Thirty-Six Million and
No/100ths Dollars ($36,000,000.00) or so much thereof as may be advanced from
time to time, together with all other amounts added thereto pursuant to this
Note or otherwise payable to Lender under the Loan Documents, including any Exit
Fee, together with interest from the date hereof on the balance of principal
from time to time outstanding, in United States currency, at the rates and at
the times hereinafter described. Payments shall be made to Lender, c/o LaSalle
Bank National Association, P.O. Box 4671, Chicago, IL 60674-4671 (or such other
address as Lender may hereinafter designate in writing to Borrower).

      1.    INTEREST AND MONTHLY PAYMENTS. All interest and principal shall be
paid at the times and in the amounts as required by the Loan Agreement. If not
sooner due and payable, the entire indebtedness evidenced by this Note shall be
due and payable on December 31, 2007, (subject to extension(s) pursuant to
Section 2.4 of the Loan Agreement), or any earlier date on which such
indebtedness may become due, whether by acceleration or otherwise. Borrower
agrees to an effective rate of interest that is the rate stated in the Loan
Agreement, plus any additional rate of interest resulting from any other sums,
amounts, and charges in the nature of interest paid or to be paid by or on
behalf of Borrower, or any benefit or value received or to be received by the
holder of this Note, in connection with this Note.

      2.    PREPAYMENT. This Note may be prepaid as provided in Section 2.5 of
the Loan Agreement.

<PAGE>

      3.    DEFAULT. Upon the occurrence of an Event of Default the unpaid
balance of the principal amount of this Note, together with all accrued and
unpaid interest thereon, may become, or may be declared to be, due and payable
in the manner, upon the conditions and with the effect provided in the Loan
Agreement.

      4.    GENERAL PROVISIONS.

            (a)   Writing. This Note may not be terminated or amended orally,
but only by a termination signed by a Lender or amendment in writing signed by
Borrower.

            (b)   Security, Application of Payments. This Note is secured by the
liens, encumbrances and obligations created hereby and by the other Loan
Documents and the terms and provisions of the other Loan Documents are hereby
incorporated herein. Payments will be applied, at Lender's option, first to any
fees, expenses or other costs Borrower is obligated to pay under this Note or
the other Loan Documents, second to interest due on this Note, third to the
outstanding principal balance of this Note and fourth to the Exit Fee.

            (c)   Binding on Successors; Joint and Several. This Note and all
provisions hereof shall be binding upon Borrower and its successors and assigns,
and shall inure to the benefit of Lender, together with its successors and
assigns, including each owner and holder from time to time of this Note. The
obligations of Borrower under the Note shall be joint and several obligations of
Borrower and of each Borrower, if more than one, and of each Borrower's
successors and assigns.

            (d)   Time of Essence. Time is of the essence as to all dates set
forth herein.

            (e)   Costs and Expenses. Borrower promises and agrees to pay, in
addition to the principal, interest and other sums due and payable hereon, all
costs of collecting or attempting to collect this Note, including all reasonable
attorneys' fees and disbursements, as described in Article 9 of the Loan
Agreement.

            (f)   Governing Law; Severability. THIS NOTE SHALL BE GOVERNED BY,
AND CONSTRUED AND ENFORCED IN ACCORDANCE WITH, THE INTERNAL LAWS OF THE STATE OF
ILLINOIS (WITHOUT REGARD TO CONFLICTS OF LAW PRINCIPLES), AND ANY APPLICABLE
LAWS OF THE UNITED STATES OF AMERICA. THE INVALIDITY, ILLEGALITY OR
UNENFORCEABILITY OF ANY PROVISION OF THIS NOTE SHALL NOT AFFECT OR IMPAIR THE
VALIDITY, LEGALITY OR ENFORCEABILITY OF THE REMAINDER OF THIS NOTE, AND TO THIS
END, THE PROVISION OF THIS NOTE ARE DECLARED TO BE SEVERABLE.

            (g)   Notices. Notices shall be given under this Note in conformity
with the terms and conditions of the Loan Agreement.

                            SIGNATURE PAGE TO FOLLOW

                                       -2-
<PAGE>

            Borrower has delivered this Note as of the day and year first set
forth above.

                           BORROWER:

                           ASHFORD COLUMBUS LP, a Delaware limited
                           partnership

                           By: Ashford Properties General Partner LLC, a
                               Delaware limited liability company, its sole
                               general partner

                               By: /s/ David A. Brooks
                                  ---------------------------------------------
                               Name:  David A. Brooks
                               Title: Vice President

                           ASHFORD FLAGSTAFF LP, a Delaware limited
                           partnership

                           By: Ashford Properties General Partner LLC, a
                               Delaware limited liability company, its sole
                               general partner

                               By: /s/ David A. Brooks
                                  ---------------------------------------------
                               Name:  David A. Brooks
                               Title: Vice President

                                       -3-
<PAGE>

                           ASHFORD DAYTON LP, a Delaware limited
                           partnership

                           By: Ashford Properties General Partner LLC, a
                               Delaware limited liability company, its sole
                               general partner

                               By: /s/ David A. Brooks
                                  ---------------------------------------------
                               Name:  David A. Brooks
                               Title: Vice President

                           ASHFORD PHOENIX LP, a Delaware limited
                           partnership

                           By: Ashford Properties General Partner LLC, a
                               Delaware limited liability company, its sole
                               general partner

                               By: /s/ David A. Brooks
                                  ---------------------------------------------
                               Name:  David A. Brooks
                               Title: Vice President

                           ASHFORD SYRACUSE LP, a Delaware limited
                           partnership

                           By: Ashford Properties General Partner LLC, a
                               Delaware limited liability company, its sole
                               general partner

                               By: /s/ David A. Brooks
                                  ---------------------------------------------
                               Name:  David A. Brooks
                               Title: Vice President

                                       -4-

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