Document:

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                                                                   EXHIBIT 10.63

                       HEWLETT-PACKARD FINANCING AGREEMENT
                        Financing Agreement No. MA002216
                      Lessee: Nhancement Technologies Inc.

Lessor hereby agrees to finance for Lessee and Lessee hereby agrees to finance
with Lessor, subject to the terms of this Financing Agreement ("Agreement"), the
personal property together with all attachments, replacements, parts,
substitutions, additions, software licenses, repairs, support, consulting, and
accessories incorporated/affixed, whether or not provided by Hewlett-Packard
("Product") described in any Lessor Product Schedule ("Schedule") executed by
the parties pursuant to this Agreement.

1.   Non-Cancelable. This Agreement shall be effective as of the date of
     execution by both parties. THIS AGREEMENT AND ANY SCHEDULES EXECUTED
     HEREUNDER CANNOT BE CANCELLED OR TERMINATED EXCEPT AS EXPRESSLY PROVIDED
     HEREIN.
2.   Rent; Acceptance of Product. Lessee shall pay to Lessor for use of the
     Product during the initial and any renewal term of any Schedule, the
     payment amount specified on said Schedule ("Rent"). Lessee's acceptance
     will be presumed unless Lessee demonstrates within 14 days after delivery
     that the Product is not acceptable. Lessor reserves the right to charge
     interest on any balance which exceeds 30 days past due. Rent shall begin to
     accrue upon delivery and acceptance of Product ("Rent Commencement Date").
     Rent shall accrue whether or not Lessee has received notice that such
     payment is due.
3.   Taxes; Insurance. Lessee agrees to pay to Lessor, when due, all license
     fees, assessments, sales, use, personal property, excise, and other taxes
     except for taxes based on Lessor's income, now or hereafter imposed on the
     Product or the possession, operation of use thereof. Lessee shall obtain
     and maintain liability insurance and insurance against loss or damage to
     the Product. Upon request, Lessee shall furnish to Lessor a Certificate of
     Insurance or other evidence of insurance coverage.
4.   Loss or Damage. Lessee shall bear the entire risk of loss or damage to the
     Product from any cause whatsoever from the date of delivery until it is
     returned and received by Lessor. Lessee shall promptly notify Lessor of any
     loss or damage. No loss or damage shall relieve Lessee of the obligation to
     pay Rent or perform any other obligation hereunder. In the event of loss or
     damage, Lessee, at Lessor's option, shall either place the Product in good
     condition and repair or pay Lessor the buyout option price set out in the
     applicable Schedule.
5.   Intellectual Property Rights. Unless otherwise stated in writing by Lessor,
     Lessor copyrighted material (software and printed documentation) may not be
     copied except for archival purposes, to replace a defective copy or for
     program error verification. If Lessor's software license is included in
     product, then Lessor's standard software terms shall apply. Lessor will
     defend or settle any claim against Lessee that an HP Product or Support
     delivered under this Agreement infringes a patent, utility model,
     industrial design, copyright, mask work or trademark in the country where
     Lessee used the HP Product or receives Support, provided Lessee: (i)
     promptly notifies Lessor in writing of the claim; and (ii) cooperates with
     Lessor in, and grants Lessor sole authority to control the defense and
     settlement and any costs and damages finally awarded by a court against
     Lessee. If such a claim is made, Lessor may procure the right for Lessee to
     continue using the HP Product, may modify the Product or replace it. If use
     of the HP Product is enjoined by a court and Lessor determines that none of
     these alternatives is reasonably available, Lessor will take back the HP
     Product and refund its depreciated value if a purchase option has been
     exercised. Lessor has no obligation for any claim of infringement arising
     from: (i) Lessor's compliance with any designs, specifications or
     instructions of Lessee; (ii) modification of the HP Product by Lessee or a
     third party; (iii) use of the HP Product in a way not specified by Lessor;
     or (iv) use of the HP Product with Non-HP products not supplied by Lessor.
     These terms state the entire liability of Lessor for claims of
     infringement.
6.   Identification; Personal Property. If Lessee is in compliance with the
     terms of this Agreement and applicable Schedules, Lessee shall have quiet
     enjoyment of the Product. No other right, title or interest shall pass to
     Lessee. Lessor, at its own expense, may require markings to be affixed to
     or placed on the Product to give notice of Lessor's ownership thereof. Both
     parties hereby confirm their intent that the Product shall always remain
     and be deemed personal property even though said Product may hereafter
     become attached or affixed to real property.

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7.   Use; Relocation; Assignment. Lessee will operate the Product in accordance
     with manufacturer's manuals and instructions, by competent and duly
     qualified personnel only, in accordance with applicable governmental
     regulations, if any, and for business, medical, scientific, or commercial
     purposes only, and not for person use. Lessee agrees not to sell, assign,
     sublet, hypothecate or otherwise encumber or suffer a lien upon or against
     any interest in this Agreement, any Schedule hereunder, or the Product.
     Lessee agrees not to alter the Product or remove the Product from its
     original location without Lessor's prior written consent. Relocation by
     Lessor's support personnel shall not constitute Lessor's consent.
8.   Support; Repairs. If Lessee finances Support provided by Lessor the term of
     the financed support is non-cancelable. Lessee acknowledges that the
     finance period and Support period may not correspond. If no order for
     Support is made, Lessee, at its own costs and expense, shall keep the
     Product in good repair, condition and working order.
9.   Warranty. For HP Product, Lessee shall have the benefit of applicable
     manufacturer's warranties which are normally furnished to purchasers of
     identical product manufactured by HP. THIS WARRANTY IS EXCLUSIVE AND NO
     OTHER WARRANTY, WHETHER WRITTEN OR ORAL, IS EXPRESSED OR IMPLIED. LESSOR
     SPECIFICALLY DISCLAIMS THE IMPLIED WARRANTIES OF MERCHANTABILITY AND
     FITNESS FOR A PARTICULAR PURPOSE.
10.  Non-HP Product; Non-HP Vendor. Lessee acknowledges that is has selected the
     Vendor and Product supplied by Vendor. LESSOR MAKES NO WARRANTY EXPRESS OR
     IMPLIED WHATSOEVER WITH RESPECT TO VENDOR'S PRODCUT, AND AS TO LESSOR,
     LESSEE ACQUIRES THE PRODUCT "AS IS". If Vendor's Product is unsatisfactory
     for any reason, Lessee shall make any claim on account thereof solely
     against Vendor and shall, nevertheless, pay Lessor all payments due under
     the Agreement. It is Lessee's sole responsibility to acquire updates or
     other necessary documentation to Vendor's Product. If Lessee should forfeit
     any rights granted to Lessee, or if Vendor terminates any rights granted to
     Lessee, payment shall continue uninterrupted to Lessor. Lessee agrees that
     it will not assert any defenses, deduction, abatement, counterclaim or
     set-off against Lessor. Lessee understands and agrees that neither Vendor
     not any employee, agent, or representative of Vendor is an agent of Lessor.
     No agent of Vendor is authorized to waive or alter any terms or conditions
     of this Agreement, and no representations as to the Vendor's Product or any
     other matter by Vendor shall in any way affect Lessee's obligations under
     this Agreement.
11.  Return of Product. Upon expiration or termination, Lessee, at its own risk
     and expense, shall have the Product packed for shipment in accordance with
     manufacturer's specifications and shall immediately return the Product to
     Lessor in the same condition as when delivered, ordinary wear and tear
     excepted, freight prepaid and insured, to Lessor's remarketing facility.
12.  Limitation of Liability. Lessor will be liable for damage to tangible
     property per incident up to the greater of $300,000 or the actual charges
     paid to Lessor for the Product that is the subject of the claim, and for
     damages for bodily injury or death, to the extent that all such damages are
     determined by a court of competent jurisdiction to have been directly
     caused by a defective Product financed hereunder. Lessor will not be liable
     for performance delays or for non-performance, due to causes beyond its
     reasonable control. For any material breach of Support services by HP,
     Lessee's remedy and Lessor's liability will be limited to a refund of the
     related Support charges paid during the period of breach, up to a maximum
     of 12 months. THE REMEDIES PROVIDED HEREIN ARE LEESSEE'S SOLE AND EXLUSIVE
     REMEDIES. IN NO EVENT SHALL LESSOR BE LIABLE FOR LOSS OF DATA OR FOR
     DIRECT, INDIRECT, SPECIAL, INCIDENTAL, CONSEQUENTIAL (INCLUDING LOST
     PROFIT), OR OTHER DAMAGE WHETHER BASED IN CONTRACT, TORT OR ANY OTHER LEGAL
     THEORY.
13.  Events of Default; Remedies. If Lessee fails to pay Rent when due and fails
     to cure such breach within ten (10) days of notice of same, or in the event
     of any other breach of this Agreement, any Schedule hereunder, or any other
     Agreement between the parties hereto, or if any credit or other information
     submitted to Lessor is false or misleading in any material respect, or in
     the event of any act of insolvency or bankruptcy by or against Lessee,
     Lessor may, it its option, exercise any one or more of the following
     remedies: (i) declare all sums due and to become due as immediately due and
     payable; (ii) enter upon the premises where the Product is located and take
     immediate possession of and remove the same; (iii) sell any or all of the
     Product at public or private sale or otherwise dispose of , hold, use or
     lease to others said Product; (iv) exercise any other right or remedy which
     may be available to Lessor under applicable law, including the right to
     recover damages for the breach hereof. No remedy

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     referred to herein is intended to be exclusive but each shall be cumulative
     and in addition to any of the remedies referred to above or otherwise
     available to Lessor at law or in equity. No express or implied waiver by
     Lessor of any default should constitute a waiver of any other default or a
     waiver of any of Lessor's rights. If any action is brought by either party
     to enforce this Agreement or to protect its interest in the Product, the
     losing party agrees to pay the costs thereof including reasonable
     attorneys' fees and other costs of collection.
14.  Governing Law. This Agreement shall be governed by and construed in
     accordance with the laws of the State of California. Nothing herein shall
     be deemed to preclude or prevent Lessor from bringing any action or claim
     to enforce the provisions of this Agreement in any appropriate state or
     forum.
15.  Financing Statements. Lessee hereby grants and Lessor reserves a Purchase
     Money Security Interest in the product financed hereunder and any proceeds
     thereof. Lessee hereby nominates and appoints Lessor as its
     attorney-in-fact for the sole purpose of executing on Lessee's behalf
     financing statements (and any appropriate amendments thereto) under the
     provisions of the Uniform Commercial Code for protective purposes, related
     to this Agreement and any Schedule hereunder.
16.  Miscellaneous. (a) This Agreement, together with any Schedules hereunder,
     and any referenced addenda, exhibits or attachments shall constitute the
     entire understanding between the parties and supersedes any previous
     communications, representations, or agreements, whether oral or written;
     (b) any notice or demands made hereunder shall be in writing and by regular
     mail or facsimile; (c) No change or modification of any term or condition
     hereof shall be valid unless made in writing and signed by an authorized
     representative of each party; (d) Any provision of this Agreement which is
     unenforceable in any jurisdiction shall as to that jurisdiction only be
     ineffective to the extent of such unenforceability without invalidating the
     remaining provisions hereof.

LESSOR:                                  LESSEE:

Hewlett-Packard Company                  NHANCEMENT TECHNOLOGIES INC.

By: /s/ Mary C. Moon                     By: /s/ John R. Zavoli
   -------------------------------          -------------------------------
        (Authorized Signature)                     (Authorized Signature)

Mary C. Moon; Financing Service
              Representative             John R. Zavoli; CFO & General Counsel
----------------------------------       -------------------------------------
             (Name/Title)                            (Name/Title)SIXTH AMENDMENT TO SECOND AMENDED AND RESTATED
                      AGREEMENT OF LIMITED PARTNERSHIP OF
                PRICE DEVELOPMENT COMPANY, LIMITED PARTNERSHIP

           SIXTH  AMENDMENT  TO  THE  SECOND  AMENDED AND RESTATED AGREEMENT OF
LIMITED  PARTNERSHIP  OF PRICE DEVELOPMENT COMPANY,  LIMITED  PARTNERSHIP  (the
"Partnership"), dated as of July 15, 1999 (the "Partnership Agreement"), by and
among JP Realty, Inc.,  as  general  partner  (the  "General Partner"), and the
Persons whose names are set forth on EXHIBIT A attached  thereto  and any other
Persons who may have become partners in the Partnership as provided therein, as
limited  partners  (the  "Limited  Partners").  Capitalized terms used but  not
otherwise defined in this Sixth Amendment shall have the same meanings ascribed
to them in the Partnership Agreement.

                          W I T N E S S E T H:

           WHEREAS, pursuant to Section 11.4.C of  the  Partnership  Agreement,
the  General  Partner  has approved the restatement of the Schedule of Partners
set  forth  on  EXHIBIT  A to  the  Partnership  Agreement  (the  "Schedule  of
Partners")  that reflects the  current  composition  of  the  Partners  of  the
Partnership;

           WHEREAS,  pursuant  to  Section 14.1.D of the Partnership Agreement,
the General Partner has approved the  restatement  of the Schedule of Obligated
Partners set forth on EXHIBIT B to the Partnership Agreement  (the "Schedule of
Obligated Partners") that identifies each Obligated Partner of  the Partnership
and such Obligated Partner's respective Restoration Amount; and

           WHEREAS,  pursuant to Section 4.2 of the Partnership Agreement,  the
General Partner is authorized  to  enter into this Sixth Amendment for purposes
of amending the Partnership Agreement  to  include the Schedule of Partners and
the Schedule of Obligated Partners attached hereto.

           NOW, THEREFORE, pursuant to Sections  4.2,  11.4.C and 14.1.D of the
Partnership  Agreement,  the  General  Partner  hereby amends  the  Partnership
Agreement as follows:

           1.   SCHEDULE OF PARTNERS.  The Schedule  of  Partners  which is set
forth  on  EXHIBIT  A  to  the  Partnership Agreement is hereby deleted in  its
entirety and replaced by the Schedule of Partners on EXHIBIT A attached to this
Amendment.

           2.   SCHEDULE OF OBLIGATED  PARTNERS.   The  Schedule  of  Obligated
Partners which is set forth on EXHIBIT B to the Partnership Agreement is hereby
deleted  in its entirety and replaced by the Schedule of Obligated Partners  on
EXHIBIT B attached to this Amendment.

           3.   RATIFICATION.   Except as expressly modified by this Amendment,
all of the provisions of the Partnership  Agreement  are  hereby  affirmed  and
ratified and remain in full force and effect.

                                                                   NYA 329146.1

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IN  WITNESS  WHEREOF,  this  Amendment  has  been  duly executed by the General
Partner on behalf of the Partnership and the admitted Limited Partner as of the
day and year set forth below.

<TABLE>
<CAPTION>
DATED: January 23, 2001          GENERAL PARTNER:
<S>                              <C>
                                 J.P. REALTY, INC.
                                 By: /s/ G. Rex Frazier
                                    ------------------------
                                    Name: G. Rex Frazier
                                    Title:  President

                                                                   NYA 329146.1

<PAGE>
                                   EXHIBIT A
                                   ---------
                      PARTNERS AND PARTNERSHIP INTERESTS
                      ----------------------------------

</TABLE>
<TABLE>
<CAPTION>
                                                   Partnership      Percentage
                  Name of Partner                     Units          Interest
-------------------------------------------------------------------------------
<S>                                                <C>              <C>
General Partner
---------------
JP Realty, Inc.
35 Century Park-Way
Salt Lake City, Utah 84115                           16,219,290       81.68727%

LIMITED PARTNERS
----------------
Boise Mall Investment Company, Ltd.                     824,411        4.15208%
Brown, Mike                                                 125        0.00063%
Butterworth, Jodi                                           150        0.00076%
Bybee, Terry                                                320        0.00161%
Cache Valley Mall Partnership, Ltd.                     328,813        1.65604%
Chandler, Harry                                             100        0.00050%
Clauson, Pat                                                100        0.00050%
Cloward, Burke                                           35,460        0.17859%
Cordano, Alan                                               765        0.00385%
Cordano, James                                            1,531        0.00771%
Curtis, Greg                                                 24        0.00012%
East Ridge Partnership                                      100        0.00050%
Enslow, Mike                                                320        0.00161%
Fairfax Holding, LLC                                    786,226        3.95977%
Frank, Alan                                               5,486        0.02763%
Frazier, G. Rex                                           3,680        0.01853%
Frei, Michael                                             6,817        0.03433%
Gillette, Jerry                                             100        0.00050%
Hall Investment Company                                  10,204        0.05139%
Hansen, Kenneth                                           5,102        0.02570%
JCP Realty, Inc.                                        350,460        1.76507%
KFC Advertising                                           5,487        0.02763%
Kelley, Chad                                                125        0.00063%
Kelley, Paul                                                 25        0.00013%
King American Hospital, Ltd.                             63,424        0.31943%
King Provo, Ltd.                                         64,872        0.32672%
King, Warren P.                                           6,244        0.03145%
Mendenhall, Paul K.                                         214        0.00108%
Mulkey, Tom                                                 100        0.00050%
North Plains Development Company, Ltd.                   19,033        0.09586%
North Plains Land Company, Ltd.                           1,758        0.00885%
Olson, Carl                                               1,894        0.00954%
Orton, Byron                                                125        0.00063%
Peterson, Martin G.                                         692        0.00349%
Pine Ridge Development Company, Ltd.                     77,641        0.39103%
Pine Ridge Land Company, Ltd.                             5,176        0.02607%
Price, John                                                 200        0.00101%
Price, Steven                                               350        0.00176%

<PAGE>
                                   EXHIBIT A
                                   ---------
                      PARTNERS AND PARTNERSHIP INTERESTS
                      ----------------------------------

</TABLE>
<TABLE>
<CAPTION>
                                                   Partnership      Percentage
                  Name of Partner                     Units          Interest
-------------------------------------------------------------------------------
<S>                                                <C>              <C>
LIMITED PARTNERS (CONTINUED)
----------------
Price 800 Company, Ltd.                                 156,615        0.78878%
Price Commerce, Ltd.                                     63,423        0.31943%
Price East Bay, Ltd.                                     37,157        0.18714%
Price Eugene Bailey Company, Ltd.                        17,497        0.08812%
Price Fremont Company, Ltd.                             166,315        0.83763%
Price Glendale Company, Ltd.                              3,935        0.01982%
Price Orem Investment Company, Ltd.                      66,747        0.33617%
Price Plaza 800 Company, Ltd.                            12,199        0.06144%
Price Riverside Company, Ltd.                            10,983        0.05532%
Price Rock Springs Company, Ltd.                         11,100        0.05590%
Price Taywin Company, Ltd.                              106,381        0.53578%
Priet, Nettie                                               100        0.00050%
Red Cliff Mall Investment Company                       167,379        0.84299%
Roebbelen Engineering                                    72,000        0.36262%
Souvall, Sam                                             23,371        0.11771%
Taycor Ltd.                                              35,462        0.17860%
Tech Park II Company, Ltd.                                4,929        0.02482%
Vise, Phil                                                  160        0.00081%
Watcott, Keith                                           35,460        0.17859%
Watkins, Gary                                             5,102        0.02570%
Wilcher, Abe                                              5,306        0.02672%
Wilcher, Lena                                            10,000        0.05036%
YSP                                                      16,787        0.08455%
                                                   ------------     -----------
Total                                                19,855,352      100.00000%
                                                   ------------     -----------

SSB Tax Advantaged Exchange Fund I REIT, INC.           510,000      100.00000%{1}
                                                   ------------     -----------

Belcrest Realty Corporation                           2,575,000       73.02632%{2}
Belair Real Estate Corporation                        1,225,000       26.97368%{2}
                                                   ------------     -----------
                                                      3,800,000      100.00000%
                                                   ------------     -----------

SSB Tax Advantaged Exchange Fund III REIT, INC.         320,000      100.00000%{3}
                                                   ------------     -----------
</TABLE>

1.    Represents all of the Series A Preferred Units issued by the Partnership.
2.    Represents  a  percentage  of  the Series B Preferred Units issued by the
      Partnership.
3.    Represents all of the Series C Preferred Units issued by the Partnership.

                                                                   NYA 329146.1

<PAGE>

                                   EXHIBIT B

                          LIST OF OBLIGATED PARTNERS

<TABLE>
<CAPTION>

Obligated Partner                                      Restoration Amount
---------------------------------------                ------------------
<S>                                                    <C>
Boise Mall Investment Co., Ltd.                        $       10,431,599
Cache Valley Mall Partnership, Ltd.                    $        2,904,771
Curtis, Greg                                           $           12,971
Fairfax Holding LLC                                    $       37,653,048
Frazier, G. Rex                                        $          433,980
Frei, Michael                                          $          196,483
James J. Cordano Jr. Children's Trust                  $          500,000
JCP Realty, Inc.                                       $        2,499,998
King American Hospital, Ltd.                           $          146,152
Price Eastbay, Ltd.                                    $          200,959
King, Warren P.                                        $        1,251,609
Mendenhall, Paul K.                                    $           20,005
North Plains Dev. Company, Ltd.                        $        6,019,636
Olson, Carl                                            $          360,904
Peterson, Martin G.                                    $          357,433
Pine Ridge Development Co., Ltd.                       $       18,497,363
Pine Ridge Land Company, Ltd.                          $          512,354
Price Commerce, Ltd. (fka KP Associates, Ltd.)         $          146,152
Price Freemont Company, Ltd.                           $          219,959
Price Glendale Company                                 $        4,201,870
Price Rock Springs Company, Ltd.                       $        6,403,285
Price, John                                            $            9,326
Red Cliffs Mall Inv. Co., Ltd.                         $        1,379,310
</TABLE>

                                                                   NYA 329146.1

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