Document:

DEVELOPMENT FINANCING AGREEMENT

      THIS AGREEMENT, made and entered into effective as  of
this 18th day of April, 2000, by and between Kona Restaurant
Group,  Inc.  (hereinafter referred to as  "Lessee"),  whose
address is 3555 Ranch Road, 620 South, Austin, Texas  78731,
and  AEI  Private  Net Lease Fund 1998 Limited  Partnership,
whose  principal  business address is 1300  Minnesota  World
Trade  Center,  30 East Seventh Street, St. Paul,  Minnesota
55101 (hereinafter referred to as "Lessor") .

W I T N E S S E T H, that:

     WHEREAS, Lessee is contemplating building the following
Improvements  on  the  premises  described  in  Exhibit  "A"
attached hereto :

      Construction of a building and improvements to be used
as a Johnny Carino's Country Italian Restaurant.

      WHEREAS,  Lessee has made application  to  Lessor  for
development  financing to defray the costs  of  constructing
such Improvements;

      WHEREAS,  Lessor's Assignor has issued to  Lessee  its
Development  Financing  and Leasing  Commitment  to  advance
funds  in  the  amount  hereinafter  specified,  subject  to
compliance with the terms and conditions of this Development
Financing  Agreement  and  the  Net  Lease  Agreement   (the
"Lease") of even date herewith;

      NOW, THEREFORE, in consideration of entering into  the
Lease and other good and valuable consideration, the receipt
of  which is hereby acknowledged by the parties hereto,  the
parties hereto agree as follows:

                           ARTICLE I
                          DEFINITIONS

      For  purposes  of this Agreement, the following  terms
shall have the following meanings:

      1.   "Application" shall mean Lessee's application  to
the  Lessor  for  the Development Financing  the  terms  and
conditions of which are incorporated herein by reference.

      2.   "Architect's  Contract"  shall  mean  Lessee's
contract with the Project Architect.

      3.   "Commitment" shall mean Lessor's  Commitment  to
Lessee  agreeing to provide the Development Financing.  (The
"Development Financing and Leasing Commitment" dated of even
date herewith.)

      4.   "Completion Date" shall mean midnight, September
30, 2000, subject to Force Majeure, as defined herein.

      5.   "Construction Costs" shall mean actual  incurred
land  costs,  all costs paid to construct and  complete  the
Improvements, as categorized and estimated as  specified  on
Exhibit "B" attached hereto and made a part hereof.

      6.   "Construction Contracts" shall mean the contracts
between Lessee and Contractors for the furnishing of  labor,
services  or materials to the Leased Premises in  connection
with the construction of the Improvements.

      7.    "Contractors"  shall mean those  firms  directly
engaged by Lessee to construct the Improvements, whether one
or more.

      8.    "Contract  Documents"  shall  mean  the  Project
Architect's  Contract,  Plans  and  Specifications  and  the
contract with the Contractor.

     9.   "Development Financing" shall mean the funds to be
made available  pursuant to the Commitment and not to exceed
the  lesser  of the Construction Costs or the  maximum  loan
amount  of  Two  Million One Hundred  Thirty  Five  Thousand
Dollars ($2,135,000) as specified in the Commitment.

     10.  "Development Financing and Carrying Charges" shall
mean  all  fees,  taxes  and  charges  incurred  under   the
Development  Financing  and  in  the  construction  of   the
Improvements  including, but not limited to,  non-refundable
commitment  fees; interest charges, service  and  inspection
fees,  attorney's  fees, title insurance fees  and  charges,
recording fees and insurance premiums.

      11.  "Development Financing Documents" shall mean this
Agreement,   the   Lease,  Assignment  of   Architects   and
Construction Contracts, Guarantees, and such other documents
given   to  the  Lessor  as  security  for  the  Development
Financing.

      12.   "LTIC-CDD"  shall mean Lawyers  Title  Insurance
Corporation,   Construction  Disbursement  Department,   the
nationally  recognized title insurer, to be  LTIC-CDD  under
the Development Financing Disbursement Agreement executed by
and between the parties of even date herewith.

      13.  "Final Disbursement Date" shall mean the date  of
the final disbursement of the Development Financing provided
hereunder.

     14.  "Improvements" shall mean the structures and other
improvements  to  be constructed on the Leased  Premises  in
accordance with the Plans and Specifications.

      15.   "Initial Disbursed Funds" shall mean those funds
disbursed  on  the  Closing Date for  land  acquisition  and
related  soft costs upon Lessor's acquisition of the  Leased
Premises.

      16.   "Inspecting Architect" shall mean the architect,
if  any,  hired  by  Lessor to perform  inspections  of  the
premises.   An Inspecting Architect may only be  engaged  by
Lessor in the event of a default relating to construction of
the Improvements under the Development Financing Documents.

      17.   "Leased  Premises" shall mean the real  property
described  in  the Exhibit "A" attached to  this  Agreement,
together  with  all  Improvements,  equipment  and  fixtures
thereon.

      18.  "Lessee Equity" shall mean the final Construction
Costs less the amount of the Development Financing.

      19.   "Plans and Specifications" shall mean the  plans
and  specifications  prepared by the Project  Architect  who
shall be licensed in the jurisdiction of the Leased Premises
and selected by Lessee.

      20.   "Project"  shall mean the  construction  of  the
Improvements on the Leased Premises.

      21.   "Project  Architect" shall  mean  the  architect
retained  by Lessee to design and supervise construction  of
the Improvements.

      22.  "Rental Modification Date" shall mean a date  one
hundred and fifty days (150) from the date hereof.

       23.    "Sub-Contractors"  shall  mean  those  persons
furnishing  labor or materials for the Project  pursuant  to
the Sub-Contracts.

      24.   "Sub-Contracts" shall mean the contracts between
the  Contractor  and its materialmen and  mechanics  in  the
furnishing of labor or materials for the Project.

       25.   "Title"  shall  mean  Lawyers  Title  Insurance
Corporation issuing the Lessor's fee owner's title insurance
policy.

                              ARTICLE II
                      THE DEVELOPMENT FINANCING

      Subject  to  compliance with the  provisions  of  this
Agreement,  Lessor agrees to advance to Lessee,  and  Lessee
agrees  to  request from Lessor, the Development  Financing.
The  Development Financing shall be advanced  in  stages  by
Lessor to LTIC-CDD and disbursed by LTIC-CDD pursuant to the
provisions   of   Article  VIII  hereof.   The   Development
Financing,   or  so  much  thereof  as  has  been   advanced
hereunder,  shall  bear interest at the rate  and  shall  be
repaid  in  accordance with the terms hereof and the  Lease.
The  proceeds  of the Development Financing  shall  be  used
exclusively for the purposes of defraying Construction Costs
and Development Financing and Carrying Charges.

                           ARTICLE III

                               N/A

                            ARTICLE IV
                   CONSTRUCTION OF IMPROVEMENTS

       Lessee  agrees  to  commence  construction   of   the
Improvements within thirty (30) days from the date  of  this
Agreement.   After  commencement  of  construction  of   any
Improvements,  Lessee  agrees  to  diligently  pursue   said
construction to completion, and to supply such moneys and to
perform  such  duties as may be necessary  to  complete  the
construction of said Improvements pursuant to the Plans  and
Specifications  and in full compliance with  all  terms  and
conditions  of this Agreement and the Development  Financing
Documents, all of which shall be accomplished on  or  before
the  Completion Date, subject to Force Majeure  and  without
liens, claims or assessments (actual or contingent) asserted
against the Leased Premises for any material, labor or other
items furnished in connection therewith, subject to Lessee's
right to contest such liens, claims, or assessments provided
the  same  are  removed as a lien upon the  Leased  Premises
prior  to  foreclosure  of  such  lien,  and  all  in   full
compliance with all construction, use, building, zoning  and
other  similar  requirements of any  pertinent  governmental
jurisdiction.  Lessee will provide to Lessor, upon  request,
evidence  of  satisfactory compliance  with  all  the  above
requirements.

                            ARTICLE V
           REPRESENTATIONS AND WARRANTIES OF THE LESSEE

Lessee  hereby represents and warrants to the Lessor,  which
representations  and  warranties  shall  be  deemed  to   be
restated by Lessee each time Lessor makes an advance of  the
Development Financing, that:

1.    VALIDITY  OF  DEVELOPMENT FINANCING  DOCUMENTS  -  The
Development  Financing Documents are in all respects  legal,
valid and binding according to their terms.

2.    NO PRIOR LIEN ON FIXTURES - No mortgage, bill of sale,
security  agreement,  financing statement,  or  other  title
retention  agreement  (except those  executed  in  favor  of
Lessor) has been, or will be, executed with respect  to  any
fixture  (except Lessee's trade fixtures not  financed  with
this  Development  Financing) used in conjunction  with  the
construction, operation or maintenance of the improvements.

3.   CONFLICTING TRANSACTION OF LESSEE - The consummation of
the transactions hereby contemplated and the performance  of
the  obligations  of  Lessee under  and  by  virtue  of  the
Development  Financing  Documents will  not  result  in  any
breach  of,  or  constitute a default under,  any  mortgage,
lease, bank loan or credit agreement, corporate charter, by-
laws,  partnership agreement, or other instrument  to  which
Lessee  is  a party or by which it may be bound or affected,
the breach of which would materially affect Lessee's ability
to perform its obligations hereunder.

4.    PENDING  LITIGATION - There are no actions,  suits  or
proceedings   pending,  or  to  the  knowledge   of   Lessee
threatened, against or affecting it or the Leased  Premises,
or  involving the validity or enforceability of any  of  the
Development  Financing Documents, at law or  in  equity,  or
before  or  by  any governmental authority, except  actions,
suits and proceedings that are fully covered by insurance or
which,  if  adversely  determined  would  not  substantially
impair  the ability of Lessee to perform each and every  one
of  its  obligations under and by virtue of the  Development
Financing Documents; and to the Lessee's knowledge it is not
in  default  with  respect to any order,  writ,  injunction,
decree or demand of any court or any governmental authority.

5.     VIOLATIONS   OF  GOVERNMENTAL  LAW,   ORDINANCES   OR
REGULATIONS  -  To the best knowledge of Lessee,  there  are
no  violations  or notices of violations of any  federal  or
state law or municipal ordinance or order or requirement  of
the  State in which the Leased Premises are located  or  any
municipal department or other governmental authority  having
jurisdiction affecting the Leased Premises, which violations
in  any  way  have a material adverse affect on  the  Leased
Premises  and  which  remain uncured after  notice  by  such
governmental authority or department (if notice is required)
and  the expiration of the time within which Lessee may cure
such  violation,  or  if  no time limitation  is  specified,
within a reasonable time after notice to cure such violation

6.   COMPLIANCE WITH ZONING ORDINANCES AND SIMILAR LAWS - To
the  best  knowledge of Lessee, the Plans and Specifications
and  construction pursuant thereto and the use of the Leased
Premises  contemplated thereby comply and will  comply  with
all   present   governmental  laws   and   regulations   and
requirements, zoning ordinances, standards, and  regulations
of  all governmental bodies exercising jurisdiction over the
Leased  Premises.   Lessee agrees  to  provide  the  Project
Architect's  certification  to  such  effect  prior  to  the
funding  of  the  first disbursement under  the  Development
Financing.

7.    LESSEE'S  STATUS AND AUTHORITY - If the  Lessee  be  a
corporation,   limited  liability  company,   trust   or   a
partnership, Lessee warrants and represents that (i)  it  is
duly organized, existing and in good standing under the laws
of the state in which it is incorporated or created; (ii) it
is  duly qualified to do business and is in good standing in
the state in which the Leased Premises are located; (iii) it
has  the corporate or other power, authority and legal right
to  carry on the business now being conducted by it  and  to
engage  in  the transactions contemplated by this  Agreement
and  the  Development  Financing  Documents;  and  (iv)  the
execution and delivery of this Agreement and the Development
Financing  Documents and the performance and  observance  of
the  provisions hereof and thereof have been (or future acts
will   be)   duly   authorized  by  all   necessary   trust,
partnership,  or corporate actions of Lessee.   Lessee  will
furnish such resolutions, affidavits and opinions of counsel
to such effect as Lessor may reasonably require.

8.    AVAILABILITY  OF  UTILITIES  -  All  utility  services
necessary for the construction of the Improvements  will  be
available prior to the commencement of construction, and all
utility services necessary for the proper operation  of  the
Improvements  for their intended purposes are  available  at
the  Leased  Premises  or will be available  at  the  Leased
Premises   prior   to  the  Final  Disbursement   Date,   at
commercially  comparable utility rates and  hook-up  charges
for the vicinity, including water supply, storm and sanitary
sewer facilities, gas, electricity and telephone facilities.
Lessee  shall  furnish  evidence  of  such  availability  of
utilities from time to time at Lessor's request.

9.    BUILDING  PERMITS - All building permits required  for
the construction of the Improvements will have been obtained
prior  to  the  commencement  of  the  construction  of  the
Improvements and copies of same will be delivered to Lessor.

10.   CONDITION OF LEASED PREMISES - The Leased Premises are
not  now  damaged  or  injured as  a  result  of  any  fire,
explosion,  accident, flood or other casualty,  nor  to  the
best of Lessee's knowledge, subject to any action in eminent
domain.

11.   APPROVAL  OF PLANS AND SPECIFICATIONS -  To  the  best
knowledge of Lessee in reliance upon the Project Architect's
certification  to such effect, the Plans and  Specifications
conform  to  the  requirements and  conditions  set  out  by
applicable law or any effective restrictive covenant, to all
governmental  authorities which exercise  jurisdiction  over
the  Leased  Premises or the construction  thereon,  and  no
construction  will  be commenced upon  the  Leased  Premises
until said Plans and Specifications shall have been approved
by  Lessor, which consent shall not be unreasonably withheld
or  delayed  and  shall  be given  or  withheld  within  ten
business  days after written request therefor.   Subject  to
Article VI, paragraph 14, no material changes are to be made
in the Plans and Specifications as approved without Lessor's
prior  consent,  which  consent shall  not  be  unreasonably
withheld  or  delayed and shall be given or withheld  within
ten  business  days after written request therefor;  except,
after   prior   written  notice  to  Lessor,  provided   the
Development Financing shall remain in balance as  set  forth
in  Article VII, paragraph 3 herein, Lessor shall consent to
reallocation  among  line items or use of  the  Construction
Contingency  in  the aggregate of not more than  the  amount
budgeted   as  set  forth  on  Exhibit  B  for  Construction
Contingency, unless Lessee shall deposit Lessee Equity  with
LTIC-CDD  in  the  amount of such excess over  the  budgeted
amount.

12.   CONSTRUCTION  CONTRACTS  -  Lessee  has  entered  into
contracts  with  the Contractors or separate contracts  with
materialmen  and laborers providing for the construction  of
the  Improvements.   Lessee will cause  the  Contractors  to
promptly  furnish Lessor with the complete list of all  Sub-
contractors  or  entities as and when under contract,  which
Contractors  propose  to  engage  to  furnish  labor  and/or
materials  in  constructing  the  Improvements  (such   list
containing  the names, addresses, and amounts of  such  sub-
contracts  as written in excess individually of $5,000,  and
prior to disbursement of funds to or for the benefit of such
Subcontractors, affidavits of authorized signatory and other
documents  commercially  reasonably  required  by  Title  to
insure  that the Leased Premises remain lien free) and  will
from  time to time furnish Lessor or Title with true  copies
of  all Contracts entered into by Lessee and with the  terms
of  all  verbal  agreements therefor,  if  any,  and  as  to
subcontractors,  letters  signed  by  sub-contractors  whose
contracts are in excess of $5,000 setting forth the  present
amount  of  their contract and the amounts remaining  to  be
paid  under  that contract, if the same information  is  not
stated  on  a  lien  waiver reflecting  the  most  currently
requested payment to such subcontractor.

13.   BROKERAGE  COMMISSIONS - No brokerage commissions  are
due  in  connection with the transaction contemplated hereby
or  if there are commissions due or payable the same will be
paid by Lessee.  Lessee agrees to and shall indemnify Lessor
from  any  liability, claims or losses arising by reason  of
any   such  brokerage  commissions.   This  provision  shall
survive the repayment of the Development Financing and shall
continue in full force and effect so long as the possibility
of such liability, claims or losses exists.

14.   NO  PRIOR WORK - Except as may have been permitted  by
Lessor,  no work or construction has been commenced or  will
be  commenced  by  or  on behalf of  Lessee  on  the  Leased
Premises,  nor  has  Lessee entered into  any  contracts  or
agreements for such work or construction which could  result
in  the imposition of a mechanic's or materialmen's lien  on
the  Leased  Premises or the Improvements  prior  to  or  on
parity with the interest of Lessor.

15.    ENVIRONMENTAL  IMPACT  STATEMENT   -   All   required
environmental   impact  statements  as   required   by   any
governmental authority having jurisdiction over  the  Leased
Premises  or the construction of the Improvements have  been
duly filed and approved.

16.   ACCESS  -  The  Leased Premises front  on  a  publicly
maintained road or street or have access to such a  road  or
street  under  an  easement or private  way,  which  is  not
subject to a reversion in favor of any party.

17.    FINANCIAL  INFORMATION  -  Any  financial  statements
heretofore  delivered  to  Lessor are  materially  true  and
correct  in  all respects, have been prepared in  accordance
with  generally  accepted accounting  practice,  and  fairly
present  the respective financial conditions of the  subject
thereof as of the respective dates thereof and no materially
adverse  change  has  occurred in the  financial  conditions
reflected therein since the respective dates thereof.

                           ARTICLE VI
                       COVENANTS OF LESSEE

Lessee hereby covenants and agrees with Lessor as follows:

1.    SURVEYS  -  Prior  to  execution  of  any  Development
Financing Documents and prior to the initial request  for  a
Disbursement (as defined in Article VIII hereof), Lessee has
furnished to Lessor three copies of a current perimeter land
survey,  in  form  and  substance  satisfactory  to  Lessor,
certified  to  Lessor, giving a description  of  the  Leased
Premises  and  showing all encroachments onto  or  from  the
Leased   Premises,  currently  certified  by  a   registered
surveyor and bearing his registry number and showing  access
rights,  easements, or utilities, rights of way, all setback
requirements upon the Leased Premises, improvements, matters
affecting   title  and  such  other  items  as  Lessor   may
reasonably request.

2.    TITLE  INSURANCE  - Prior to the initial  request  for
Disbursement  the Lessee has furnished Lessor with  an  ALTA
(most  recent  form owner's) policy of title insurance,  and
prior  to any subsequent request for Disbursement such  ALTA
policy of title insurance shall be brought down to the  date
of  Disbursement by endorsement, all in form  and  substance
satisfactory  to Lessor issued at the Lessee's  expense  and
written  by  Title  insuring  the  Leased  Premises  to   be
marketable,   free  from  exceptions  for   mechanic's   and
materialmen's  liens  and  free from  other  exceptions  not
previously  approved  by the Lessor, naming  Lessor  as  fee
owner  insured  to  the  extent of advances  made  hereunder
subject  only  to  such  exceptions  as  may  be  reasonably
approved by Lessor.

3.    RESTRICTIONS  ON CONVEYANCE OR SECONDARY  FINANCING  -
Lessee  will  not  transfer, sell, convey  or  encumber  the
Leased  Premises  or  subject the  Leased  Premises  to  any
secondary  financing in any way without the written  consent
of the Lessor, except as permitted in Article V, paragraph 2
relating to trade fixture financing sources or suppliers.

4.   INSURANCE - To obtain or cause Contractor to obtain and
maintain  such insurance or evidence of insurance as  Lessor
may  reasonably  require, including but not limited  to  the
following:

       (a)    BUILDER'S  RISK  INSURANCE  -  Builder's  Risk
Insurance written on the so-called "Builder's Risk-Completed
Value Basis" in an amount equal to the full replacement cost
of  the Improvements at the date of completion with coverage
available  on the so-called multiple peril form  of  policy,
including coverage against collapse and water damage, naming
Lessor as additional named insured, such insurance to be  in
such amounts and form and written by such companies as shall
be  reasonably approved by Lessor, and the originals of such
policies  (together  with appropriate  endorsement  thereto,
evidence   of  payment  of  premiums  thereon  and   written
agreements by the insurer or insurers therein to give Lessor
ten  (10)  days'  prior written notice of any  intention  to
cancel)   shall  be  promptly  delivered  to  Lessor,   said
insurance  coverage to be kept in full force and  effect  at
all  times  until  the  completion of  construction  of  the
Improvements.

      (b)   HAZARD  INSURANCE - Fire and  Extended  Coverage
Insurance, and such other hazard insurance as are called for
in  the  Lease in the amounts called for in the Lease naming
Lessor as an additional named insured.

      (c)  PUBLIC LIABILITY - Comprehensive public liability
insurance  (including operations of subcontractors)  as  set
forth in the Lease.

      (d)   WORKMEN'S COMPENSATION INSURANCE -  Evidence  of
compliance  with  the  required  coverage  under   statutory
workmen's compensation requirements.

5.    COLLECTION  OF INSURANCE PROCEEDS - To cooperate  with
Lessor in obtaining for Lessor the benefits of any insurance
or  other  proceeds lawfully or equitably payable to  it  in
accordance with the terms of the Lease.

6.    APPLICATION OF DEVELOPMENT FINANCING PROCEEDS - To use
the  proceeds  of the Development Financing solely  for  the
purpose of paying for Construction Costs and such incidental
costs  relative  to  the construction as may  be  reasonably
approved from time to time in writing by Lessor, and  in  no
event  to use any of the Development Financing proceeds  for
personal, corporate or other purposes.

7.    EXPENSES - To pay all costs of closing the Development
Financing  and all expenses of Lessor with respect  thereto,
including,  but  not  limited to,  legal  fees  by  Lessor's
counsel and all other reasonable attorney's fees (limited as
set  forth  in  the  Commitment), costs of title  insurance,
transfer taxes, license and permit fees, recording expenses,
surveys,   intangible  taxes,  appraisal  fees,   Inspecting
Architect fees, expenses of retaking possession upon default
by Lessee hereunder or other costs of enforcement (including
reasonable attorney's fees) and similar items.

8.   LAWS, ORDINANCES AND ETC. - To comply promptly with any
law, ordinance, order, rule or regulation of all authorities
exercising  jurisdiction over the  Leased  Premises  or  the
construction  thereon,  including  appropriate   supervising
boards  of  fire underwriters and similar agencies  and  the
requirements of any insurer issuing coverage on the Project.

9.    RIGHT OF LESSOR TO INSPECT LEASED PREMISES -  Upon  48
hours  notice, except in cases which Lessor reasonably deems
to  be  an emergency, in which event upon reasonable  notice
under  the  circumstances, to permit Lessor  and  Title  and
their  representatives and agents to enter upon  the  Leased
Premises  and to inspect the Improvements and all  materials
to  be  used  in  construction thereof and to cooperate  and
cause Contractor to cooperate with Lessor or Title and their
representatives and agents during such inspections, provided
that   such   is   accomplished  without  interrupting   the
construction process.  Provided, further, however, that this
provision shall not be deemed to impose upon Lessor or Title
any   duty  or  obligation  whatsoever  to  undertake   such
inspections,  to correct any defects in the Improvements  or
to notify any person with respect thereto.

10.  BOOKS AND RECORDS - To set up and maintain accurate and
complete  books,  accounts  and records  pertaining  to  the
Project   including  the  working  drawings  in   a   manner
reasonably  acceptable  to Lessor.  The  Lessor,  Title  and
Inspecting  Architect shall have the right at all reasonable
times  and upon reasonable prior notice to inspect,  examine
and  copy  all books and records of Lessee relating  to  the
Project,  and  to enter and have free access to  the  Leased
Premises  and  Improvements and to inspect  all  work  done,
labor  performed  and material furnished  in  or  about  the
Project,   provided   that  such  is  accomplished   without
interrupting the construction process.  Notwithstanding  the
foregoing,   Lessee   shall  be   responsible   for   making
inspections  as  to the Improvements during  the  course  of
construction  and  shall determine to its  own  satisfaction
that  the work done or materials supplied by the Contractors
and all Subcontractors has been properly supplied or done in
accordance with the applicable contracts.  Lessee will  hold
Lessor  and  Title harmless from and Lessor and Title  shall
have  no  liability or obligation of any kind to  Lessee  or
creditors  of  Lessee  in  connection  with  any  defective,
improper  or inadequate workmanship or materials brought  in
or  related  to the Improvements or the Leased Premises,  or
any mechanic's liens arising as a result of such workmanship
or  materials.  Upon Lessor's request, Lessee shall  replace
or  cause to be replaced any such work or material found  to
be   materially  deficient  by  the  Project  Architect   or
Independent  Architect.  Lessor shall cooperate with  Lessee
in  obtaining any rights under any applicable warranties  to
accomplish  such work.  Any inspections made  by  Inspecting
Architect,  Title  or  Lessor are for the  sole  benefit  of
Lessor and neither Lessee nor any creditor, tenant or vendee
of  Lessee  shall  be entitled to rely on  such  inspection.
Lessee  shall  obtain for Lessor coincident rights  to  rely
upon any warranties obtain by Lessee from its Contractors or
subcontractors.

11.   CORRECTION  OF  DEFECTS  -  To  promptly  correct  any
structural  defects  in  the Improvements  or  any  material
departure  from the Plans and Specifications not  previously
approved   by   Lessor.   The  advance  of  any  Development
Financing proceeds shall not constitute a waiver of Lessor's
right to require compliance with this covenant.

12.   SIGN REGARDING DEVELOPMENT FINANCING - To allow Lessor
to  erect  and  maintain at a suitable site  on  the  Leased
Premises,  at  a  location to be chosen  by  Lessee  in  its
reasonable  discretion, a sign indicating  that  Development
Financing  is  being  provided  by  Lessor,  to  the  extent
permitted   by  law  or  private  covenant,  condition,   or
agreement affecting the Project.

13.   ADDITIONAL  DOCUMENTS  -  To  furnish  to  Lessor  all
instruments,   documents,  initial   surveys,   footing   or
foundation  surveys, if conducted, certificates,  plans  and
specifications, appraisals, financial statements, title  and
other  insurance reports and agreements and each  and  every
other  document and instrument required to be  furnished  by
the  terms  hereof, all at Lessee's expense; to  assign  and
deliver  to  Lessor such documents, instruments, assignments
and  other writings, and to do such other acts necessary  or
desirable  to  preserve and protect the Leased Premises,  as
Lessor  may  require;  and to do and execute  all  and  such
further   lawful   and  reasonable  acts,  conveyances   and
assurances for the carrying out of the intents and  purposes
of  this Agreement, the Lease, or the Commitment, as  Lessor
shall reasonably require from time to time.

14.   ARCHITECTS AND CONSTRUCTION CONTRACTS - To  commit  no
default  nor knowingly permit a default under the  terms  of
the  Architects or Construction Contracts; To waive none nor
knowingly permit a waiver of the obligations of the  parties
thereunder;  To do no act which would relieve  such  parties
from their obligations thereunder; To make no amendments  to
such contracts, without the prior written consent of Lessor;
To  enter  into  no  change orders or extras  that  cause  a
reallocation  among  budgeted line items,  or  that  in  the
aggregate  or singularly result in a net increase in  excess
of  10%  of  the  original contract amount without  Lessor's
prior   written  consent,  which  consent   shall   not   be
unreasonably withheld or delayed; provided, however,  Lessor
shall  be  given  written notice and copies  of  all  change
orders;  provided, further, however, with written notice  to
Lessor prior to any request for funds subsequent to any such
change order or reallocation, the Lessee shall be allowed to
enter into any change order or extra which is accounted  for
by use of any reallocation among line items or any remaining
budgeted  Contingency line item, or if  the  same  has  been
exhausted, Lessee shall be allowed increases in the original
contract amount without Lessor's consent if Lessee has, upon
the  execution of said change order, deposited  with  Lessor
the  amount by which such change order increases  the  total
Construction Cost; To allow all such contracts to be subject
to  the  approval of Lessor for its loan purposes; To  allow
Lessor  to take advantage of all the rights and benefits  of
the  contracts  upon any default by Lessee;  and  to  submit
evidence  to  Lessor  that  both  the  Architect   and   the
Contractors will permit Lessor to acquire Lessee's  interest
under  their respective contracts and the Contract Documents
without  additional charge or fee should an event of default
occur   hereunder,  which  default  is  not   cured   within
applicable notice and cure periods.

15.   ENFORCE PERFORMANCE OF SUB-CONTRACTS - To enforce,  or
cause  to  be enforced, the prompt performance of  the  Sub-
Contracts in accordance with their terms and not to  approve
any  changes in the same that in the aggregate or singularly
result  in  a net increase in excess of 10% of the  original
General Contractor's contract amount without Lessor's  prior
written  consent,  which consent shall not  be  unreasonably
withheld  or delayed, provided Lessee's right to enter  into
any  such change order shall be on the same terms set  forth
in Section 14 above.

16.   COMPLIANCE WITH RULES - To comply with, and to require
the  Contractors  to  comply with, all  rules,  regulations,
ordinances  and laws bearing on the conduct of the  work  on
the  Improvements, including the requirements of any insurer
issuing coverage on the Project and the requirements of  any
applicable supervising boards of fire underwriters.

17.   OPINIONS  OF  COUNSEL - To furnish  such  opinions  of
counsel  as  may be reasonably requested of  the  Lessee  in
connection with the matters contemplated by this Agreement.

18.   SOIL TESTS - To provide the Lessor with a soil  report
prepared  by  an acceptable engineer certifying  as  to  the
status  of  the soil conditions on the Leased Premises,  the
need or lack of need for special pilings and foundations and
that  either any pilings and foundation necessary to support
the  Improvements have been placed in a manner and  quantity
sufficient to provide the required support or that  no  such
pilings  and  foundations are necessary for the support  and
construction of the Improvements.

19.   MARKETABLE TITLE - To execute and deliver or cause  to
be  executed  and  delivered  such  instruments  as  may  be
required  by the Lessor and Title to provide Lessor  with  a
marketable, valid title to the Leased Premises subject  only
to such exceptions to title as may be reasonably approved by
Lessor.

20.    VIOLATIONS   OF  GOVERNMENTAL  LAW,   ORDINANCES   OR
REGULATIONS  - Lessee will permit no violations  nor  commit
the same, of any federal or state law or municipal ordinance
or  order  or requirement of the State in which  the  Leased
Premises  are located or any municipal department  or  other
governmental  authority  having jurisdiction  affecting  the
Leased Premises, which violations in any way have a material
adverse  affect  on  the Leased Premises  and  which  remain
uncured  after  notice  by  such governmental  authority  or
department (if notice is required) and the expiration of the
time  within which Lessee may cure such violation, or if  no
time limitation is specified, within a reasonable time after
notice to cure such violation .

21.   COMPLIANCE WITH ZONING ORDINANCES AND SIMILAR  LAWS  -
The  Plans  and  Specifications  and  construction  pursuant
thereto  and  the  use  of the Leased Premises  contemplated
thereby   will  comply  with  all  governmental   laws   and
regulations and requirements, zoning ordinances,  standards,
and   regulations  of  all  governmental  bodies  exercising
jurisdiction    over   the   Leased   Premises,    including
environmental  protection and equal employment  regulations,
and  appropriate supervising boards of fire underwriters and
similar agencies.

22.   APPROVAL OF PLANS AND SPECIFICATIONS - The  Plans  and
Specifications   will  conform  to  the   requirements   and
conditions  set  out  by applicable  law  or  any  effective
restrictive  covenant,  and to all governmental  authorities
which exercise jurisdiction over the Leased Premises or  the
construction thereon.

                           ARTICLE VII
              CONDITIONS PRECEDENT TO A DISBURSEMENT

It shall be a condition precedent to each Disbursement under
this Development Financing Agreement that:

1.    DEVELOPMENT  FINANCING  DOCUMENTS  -  The  Development
Financing  Documents  shall  have  been  duly  executed  and
delivered to Lessor and shall be in full force and effect.

2.    LESSEE  EQUITY - Lessee shall have  paid  all  of  the
Lessee  Equity  funds, if any, into the Project  before  the
first  Disbursement  (or  any  subsequent  Disbursement   if
additional  Lessee  Equity should be  required)  and  Lessee
shall   deliver   evidence   of  such   payment   reasonably
satisfactory to Lessor.

3.     DEVELOPMENT  FINANCING  BALANCE  -  As  of  the  date
immediately prior to any Disbursement, the total  amount  of
unadvanced  proceeds of the Development Financing  shall  be
sufficient, in the commercially reasonable opinion of Lessor
(the  opinion  of Lessor being based upon affidavit  of  the
General  Contractor, the Project Architect,  the  Inspecting
Architect,   or   other   reliable  licensed   third   party
contractor) to complete the Improvements free of liens.   To
the  extent  the  total of the unadvanced  proceeds  of  the
Development Financing shall be insufficient, at any time, in
Lessor's  reasonable opinion, (based upon the  affidavit  as
set  forth above)  to complete the Improvements, or be  less
than  the total Construction Costs not yet paid for  or  not
yet  incurred (including interest accruing for the remainder
of the term or extensions thereof, if any), the Lessee shall
immediately  deposit  with  the Lessor  or  with  Title,  as
additional  Lessee  Equity funds, an amount  equal  to  such
deficiency and such additional Lessee Equity funds shall  be
disbursed  by  LTIC-CDD  prior to the  Disbursement  of  any
further advance or advances under this Agreement.

4.   NO DEFAULT - No event of default, which remains uncured
after the expiration of applicable cure periods, shall exist
under this Agreement or the Development Financing Documents.

5.    REPRESENTATIONS  AND WARRANTIES - The  representations
and warranties in Article V hereof shall be true and correct
on and as of the date of each Disbursement.

6.    COVENANTS - Lessee shall have complied with all of the
covenants made by it in Article VI hereof.

7.    SWORN  CONSTRUCTION STATEMENT - Prior to  the  initial
disbursement  hereunder, the Lessee shall have submitted  to
Lessor  and  Title  a  Construction Cost  Statement  or  the
Construction  Contract  (if such  information  is  contained
therein)  sworn to by Lessee and Contractors reflecting  all
major  Sub-Contractors  or materialmen  who  shall  then  be
engaged  in furnishing labor, materials or supplies for  the
Improvements.   The list should show the name  of  each  and
every  Contractor,  Sub-Contractor and  materialman  (or  at
least  such  entities or individuals whose  contract  is  in
excess of $5,000), its address and an estimate of the dollar
value  of  the  work,  labor and materials  to  be  done  or
supplied  and a general statement of the nature of the  work
to  be  done or materials to be supplied by each Contractor.
Thereafter, if such list should change or new subcontractors
shall execute contracts not reflected on the above list, the
Lessee  shall  furnish  to  the  Lessor  any  amendments  or
additions to the original statement as so submitted.

8.   APPLICATION FOR PAYMENT - Lessor shall have received an
Application for Payment pursuant to Article VIII hereof.

9.    TITLE - Title shall issue its endorsement to the title
policy insuring the Lessor as fee owner under the policy  in
the  aggregate  amounts of all prior Disbursements  and  the
requested Disbursement.

10.   WORK  IN  PLACE - All work or materials  for  which  a
Disbursement is requested shall be in place and incorporated
into the Improvements.

                        ARTICLE VIII
 METHODS OF DISBURSEMENTS OF DEVELOPMENT FINANCING PROCEEDS

The   Development   Financing   shall   be   disbursed    (a
"Disbursement") as follows:

1.    PROCEDURE  - Not more often than monthly,  Lessee  may
submit  an  Application for Payment  in  the  form  attached
hereto  as  Exhibit  "C"  requesting  the  Disbursement   of
proceeds  under the Development Financing ( "Draw Request"),
which  request shall be submitted to Lessor and to  LTIC-CDD
at least five (5) business days prior to the date on which a
Disbursement is requested.  Provided the conditions of  this
Development  Financing  Agreement  are  met  on   the   date
requested for such advance, Lessor shall advance to LTIC-CDD
amounts   certified  to  be  currently  payable  by   Lessee
(excluding the retainage hereinafter specified) for the then
incurred  portion  of  Construction Costs  pursuant  to  the
Application for Payment.  All costs shall have been approved
in writing by the Project Architect, Lessee, Contractor, and
if  required  by  Lessor, by the Inspecting Architect.   All
interest accruing need not be disbursed to LTIC-CDD, but may
be  immediately and automatically credited by Lessor to  the
Development Financing account.  LTIC-CDD shall disburse  all
funds  advanced to it by Lessor in accordance with the terms
and  provisions  of  this Agreement and any  special  escrow
requirements  imposed  by LTIC-CDD as  a  condition  to  its
acting  as  the  disbursing agent hereunder.  The  disbursed
proceeds  of  the Development Financing shall bear  interest
from  and including the date of disbursement to LTIC-CDD  or
the date of credit by Lessor provided that in the event LTIC-
CDD  shall  fail  to disburse any advances within  five  (5)
business  days  after the date set for an advance,  LTIC-CDD
shall  return  said advance to Lessor and interest  on  such
advance  shall abate from and after the date of such return.
Any  amounts disbursed to LTIC-CDD and returned by  LTIC-CDD
to  the Lessor shall not be deemed to be advanced under  the
Development  Financing  Documents.   Each  Application   for
Payment  shall clearly set forth the amounts due  to  Lessee
and  to  each  Contractor out of the  requested  Development
Financing and shall be accompanied by the following:

      a.    A  Draw Request Certificate in the form attached
hereto  as  Exhibit "D" certifying that each  contractor  or
materialman  for which payment is requested in the  relevant
Application  for  Payment has satisfactorily  completed  the
work  or  furnished  the  materials  for  which  payment  is
requested  in accordance with the applicable contract;  that
all  work  for  which  an Application for  Payment  is  made
substantially  conforms to the Contract  Documents  and  any
approved changes, and is in place; and that sufficient funds
remain of the undisbursed Development Financing proceeds  to
complete the Project and that all funds previously disbursed
have  been  applied  as  per  the previous  Application  for
Payment.

      b.    Waivers  of  Mechanics' Liens and  Materialmen's
Liens executed by all Contractors for all work done and  all
materials  furnished to the Leased Premises and included  in
such current Application for Payment, or evidence reasonably
required  by  Title  to  insure over  the  same  by  special
specific  endorsement,  or  such  other  releases  of   lien
pursuant to bonding or otherwise to prevent such liens  from
attaching to the Leased Premises.

      c.    Waivers  of  Mechanics' Liens and  Materialmen's
Liens  executed  by  all  Sub-Contractors  and  workmen  and
materialmen for all work done and all materials furnished to
the   Leased   Premises  and  included  in  the  immediately
preceding  Application for Payment, or  evidence  reasonably
required  by  Title  to  insure over  the  same  by  special
specific  endorsement,  or  such  other  releases  or   lien
pursuant to bonding or otherwise to prevent such liens  from
attaching to the Leased Premises.

     d.   Such other supporting evidence, including invoices
and  receipts as may be requested by Lessor or  LTIC-CDD  to
substantiate all payments which are to be made  out  of  the
Disbursement  or to substantiate all payments then  made  in
respect to the Project.

2.    INTEREST  ADVANCE - If interest  has  accrued  on  the
Development Financing and is unpaid or fees are  payable  to
the  Lessor  hereunder,  Lessor shall  be,  and  hereby  is,
authorized  at  any  time  to advance  to  itself  from  the
proceeds  of the Development Financing the total  amount  of
such   accrued  interest  and  fees,  whether  or   not   an
Application for Payment has been submitted by the Lessee and
the same shall be deemed to be an advance of the proceeds of
the  Development Financing under this Agreement in the  same
manner  and  with the same effect as if advanced  under  the
provisions above.  It is understood Lessor may establish  an
automatic interest reserve whereby Lessor may withdraw  from
the  Development  Financing account on a regular  basis  the
accrued interest on the Development Financing and credit the
Development  Financing balance with the same.  Lessor  shall
give  Lessee  prompt written notice of any such  advance  or
withdrawal.

3.    ASSESSMENT AND TAX ADVANCE - As taxes and  assessments
become  due  on  the Leased Premises, Lessor shall  be,  and
hereby  is,  authorized to advance to  itself  automatically
from  the  proceeds of the Development Financing, the  total
amount  of such taxes and assessments and the same shall  be
deemed  to  be an advance of the proceeds of the Development
Financing under this Agreement in the same manner  and  with
the  same effect as if advances under the provisions  above,
if  not  previously  paid before due  pursuant  to  Lessee's
obligations  under  the  Lease.  Lessor  shall  give  Lessee
prompt written notice of any such advance or withdrawal.

4.    DISBURSE  UNDER DEVELOPMENT FINANCING DOCUMENT  -  All
sums  advanced  and disbursed hereunder shall  be  disbursed
under  and  shall  be  secured by the Development  Financing
Documents.

5.     PAYMENTS  TO  SUBCONTRACTORS  -  In  its   reasonable
discretion  LTIC-CDD  may  make  payments  directly  to  any
subcontractor or materialman.

6.    RETAINAGE - Each Disbursement shall be limited  to  an
amount equal to ninety percent (90%) of the value, inclusive
of  Contractor's profit and overhead, of the  materials  and
labor  furnished  to  the Leased Premises  and  the  balance
(herein  called the Retainage) shall be retained by  Lessor,
provided  that  thirty (30) days after  completion  by  each
subcontractor or materialman of his subcontract Lessor  will
disburse  to such party, or to the Contractor on  behalf  of
such  party the Retainage withheld from said party, provided
that  as  a  condition to such disbursement the  Lessee  and
Project Architect and the Inspecting Architect shall certify
to  Lessor the date that such party's subcontract  has  been
fully and satisfactorily completed and the subcontractor  or
materialmen  shall  have  supplied Title  with  satisfactory
final lien waivers, including final lien waivers for any  of
its  submaterialmen or sub- contractors. Contractor's profit
and  overhead (less ten percent of such amount  retained  as
retainage)  shall be disbursed at the time each disbursement
is  made  based upon and in proportion to the percentage  of
completion  of  the  Project, or amounts payable  under  the
Construction Contract for work actually performed, whichever
is   less,  as  certified  by  the  Project  Architect.  Any
Retainage due the Contractor for work performed or materials
furnished  by  the  Contractor  and  the  final  balance  of
Contractor's profit and overhead shall be disbursed  on  the
Final Disbursement Date pursuant to Article IX hereof.

                            ARTICLE IX
               FINAL DEVELOPMENT FINANCING BALANCE

Unless  and  until  Lessor and Lessee have  entered  into  a
mutually   satisfactory  escrow  holdback  and   undertaking
agreement  to,  inter  alia, complete the  Improvements  and
otherwise satisfy the requirements of this Article IX, at no
time  and  in no event shall Lessor be obligated to disburse
the  balance  of the proceeds of the Development  Financing,
including  any  Retainage until the date the following  have
been satisfied (the "Final Disbursement Date"):

1.    Lessor  shall  have  received reasonably  satisfactory
evidence  of  the  final completion of the  Improvements  in
substantial accordance with the Contract Documents  and  the
Certificate  of Final Completion from the Project  Architect
accepted by the Contractor and Lessee.

2.     Lessor  shall  have  received  satisfactory  as-built
surveys reflecting the final location of the Improvements as
fully  completed  on the Leased Premises in accordance  with
the  Contract  Documents, said survey to be  prepared  by  a
registered or licensed surveyor bearing his registry number,
certifying  to  Lessor as to the legal  description  of  the
Leased Premises and showing all Improvements located on  the
Leased  Premises and indicating the street  address  of  the
Improvements,  absence of any encroachments  on  the  Leased
Premises  or  from the Leased Premises onto  adjacent  land,
showing  all access points, and showing conformance  to  all
set  back requirements and delineating all utility easements
that  are specifically legally described, rights of way  and
other  matters affecting the Leased Premises, and certifying
as to the total acreage of the land, the exterior dimensions
of  the  Improvements, and the number of parking spaces,  if
any,  and  such  other  matters  as  Lessor  may  reasonably
request.

3.   Lessor shall have received a requisite affidavit of the
Lessee,  Contractor and Project Architect, and  approved  by
the Inspecting Architect certifying as to the final cost  of
the Improvements.

4.    Title  shall have been furnished with such final  lien
waivers  sufficient in the opinion of Title to dissolve  any
possible Mechanic's and Materialman's Liens affecting  title
to  the Leased Premises or Lessee shall have provided a bond
or  other  security  sufficient to remove  the  lien  as  an
encumbrance  upon  title to the Leased  Premises  and  Title
shall  have  issued  its endorsements to  the  title  policy
increasing  the insured coverage to the full amount  of  all
sums disbursed under this Development Financing Agreement.

5.    Lessor  shall have received evidence that all  of  the
terms,  provisions and conditions on the part of the  Lessee
to  be  performed  or caused to be performed  hereunder  and
under  the  Lease,  including but not limited  to  obtaining
insurance  in accordance with the Lease, have been fulfilled
to the satisfaction of Lessor.

6.    Lessor  shall  have  received a Final  Certificate  of
Occupancy  issued by the appropriate governmental  authority
covering  the Improvements and a Certificate of  Substantial
Completion  from the Project Architect indicating  that  the
Improvements  as  built comply with all building  codes  and
zoning  ordinances,  including  any  plat  requirements   or
requirements  of recorded operating covenants or  agreements
affecting the Leased Premises.

7.   All remaining uncompleted "punch list" items shall have
been satisfactorily completed.

8.   The requirements of all bonding companies, if any, with
respect to release of retainage shall have been met.

9.    An  amendment to the Lease shall be executed by Lessee
and Lessor setting forth the date the first Lease Year shall
end  and  the Rent for the balance of the first Lease  Year,
and  evidencing  the  satisfaction and termination  of  this
Agreement.

                            ARTICLE X
                        EVENTS OF DEFAULT

An  "event  of  default" shall be deemed  to  have  occurred
hereunder and under the Lease, if:

1.    DEFAULT  UNDER DEVELOPMENT FINANCING DOCUMENTS  -  Any
default  or  event of default occurs (which remains  uncured
after the expiration of any applicable cure period as may be
set  forth in any Development Financing Document) under  any
of  the  Development Financing Documents as defined therein;
or

2.    FAILURE  TO COMPLETE CONSTRUCTION - Lessee shall  fail
for any reason, except Lessor's wrongful refusal to fund the
Development  Financing  pursuant to  the  terms  hereof,  to
substantially complete the construction of the  Improvements
by the Completion Date; or

3.    BREACH  OF  AGREEMENT - Lessee breaches  or  fails  to
perform, observe or meet any covenant or condition  of  this
Agreement,  provided, however, with respect to  non-monetary
defaults  hereunder,  Lessee shall have  twenty  days  after
notice from Lessor to cure such non-monetary default, or  if
such default (but for the payment of monies) cannot be cured
within  twenty  days, such longer time as may be  reasonably
necessary to effect a cure if Lessee is diligently  pursuing
a course of conduct reasonably designed to cure the default;
and  with  respect to monetary defaults, Lessee  shall  have
five days after notice from Lessor to cure any such monetary
defaults; or

4.    BREACH OF WARRANTY - Any warranties made or agreed  to
be  made  in  any of the Development Financing Documents  or
this Agreement shall be breached by Lessee or shall prove to
be false or misleading in any material respect, and the same
shall not be cured or made to be true and correct within the
applicable  cure periods, which for those relating  to  this
Agreement, the cure periods shall be the same as  set  forth
in paragraph 3 above; or

5.    FILING OF LIENS AGAINST THE LEASED PREMISES - Any lien
for  labor,  material,  taxes or otherwise  shall  be  filed
against  the  Leased Premises and such  lien  shall  not  be
promptly paid, released, contested in an appropriate  forum,
or  bonded  over to Lessor's reasonable satisfaction  before
the lien shall materially adversely affect Lessor's interest
in the Premises; or

6.    LITIGATION  AGAINST LESSEE - Any suit shall  be  filed
against  Lessee, and is not resolved within  120  days  and,
which  if  adversely determined, could substantially  impair
the  ability of Lessee to perform each and every one of  its
obligations under and by virtue of the Development Financing
Documents; or

7.    LEVY  UPON THE LEASED PREMISES - A levy be made  under
any  process on the Leased Premises and such levy shall  not
be promptly bonded over prior to the execution of such levy;
or

8.    TRANSFER OF LEASED PREMISES - Lessee shall without the
prior written consent of Lessor, voluntarily or by operation
of  law, sell, transfer, convey or encumber all or any  part
of  its  interest in the Leased Premises or in  any  of  the
personalty located thereon, or used or intended to  be  used
in connection therewith; or

9.    ABANDONMENT - Lessee abandons the project or delays or
ceases work thereon for a period of fifteen consecutive (l5)
days,  or delays construction or suffers construction to  be
delayed for any period of time for any reason whatsoever  so
that  completion  of Improvements cannot be accomplished  in
the  judgment  of  Lessor on or before the Completion  Date,
subject to force majeure; or

10.   BANKRUPTCY - Lessee shall make an assignment  for  the
benefit  of  its  creditors or shall admit  in  writing  its
inability to pay its debts as they become due or shall  file
a  petition in bankruptcy or shall be adjudicated a bankrupt
or   insolvent  or  shall  file  a  petition   seeking   any
reorganization,   dissolution,   liquidation,   arrangement,
composition,  readjustment,  or  similar  relief  under  any
present or future bankruptcy or insolvency statute,  law  or
regulation,  or  shall file an answer admitting  to  or  not
contesting  the  material allegations of  a  petition  filed
against  it in any such proceedings, or shall not  have  the
same  dismissed  or  vacated, or shall seek  or  consent  or
acquiesce  in  the appointment of any trustee,  receiver  or
liquidator  of a material part of its properties,  or  shall
not   after   the   appointment  without  the   consent   or
acquiescence of it of a trustee, receiver, or liquidator  of
any  material  part  of its properties have  such  receiver,
liquidator or appointment vacated; or

11.   EXECUTION  LEVY  - Execution shall  have  been  levied
against  the Leased Premises or any lien creditors  commence
suit  to enforce a judgment lien against the Leased Premises
or such action or suit shall have been brought and shall not
be  immediately bonded over and shall continue unstayed  and
in effect for a period of more than 120 consecutive days; or

12.   ATTACHMENT  - Any part of the Lessor's  commitment  to
make the advances hereunder shall at any time be subject  or
liable to attachment or levy at the suit of any creditor  of
the  Lessee or at the suit of any subcontractor or  creditor
of  the  Contractor and shall remain unstayed prior  to  the
time Lessor shall be obligated to comply with the same.

                         ARTICLE XI
                     REMEDIES OF LESSOR

Lessee hereby agrees that the occurrence of any one or  more
of  the events of default set out in Article X hereof, shall
also  constitute  an  event of default  under  each  of  the
Development  Financing documents, thereby entitling  Lessor,
after  the expiration of any applicable cure period, at  its
option,  to proceed to exercise any or all of the  following
remedies:

1.    EXERCISE OF REMEDIES - To exercise any of the  various
remedies  provided  in  any  of  the  Development  Financing
Documents,  including the acceleration of the Put  described
in Article XIV hereof;

2.    CUMULATIVE RIGHTS - Cumulatively to exercise all other
rights, options and privileges provided by law;

3.    CEASE  MAKING  ADVANCES - To refrain from  making  any
advances  under this Agreement but Lessor may make  advances
after  the  happening  of  any such  event  without  thereby
waiving  the  right  to  refrain from making  other  further
advances  or to exercise any of the other rights Lessor  may
have.

4.    RIGHTS  TO  ENTER - To require Lessee  to  vacate  the
Leased  Premises  and permit Lessor (whether  prior  to  the
exercise  of  the  Put  or during any period  prior  to  the
closing of the sale pursuant to the Put);

      (a)   To enter into possession;

      (b)   To perform or cause to be performed any and  all
work  and  labor  necessary to complete the Improvements  in
accordance with the Plans and Specifications;

      (c)  To employ security watchmen to protect the Leased
Premises; and

      (d)   To  disburse  that portion  of  the  Development
Financing  Proceeds not previously disbursed (including  any
Retainage)   to  the  extent  necessary  to   complete   the
construction  of  the  Improvements in accordance  with  the
Contract  Documents and if the completion requires a  larger
sum   than   the  remaining  undisbursed  portion   of   the
Development  Financing, to disburse such  additional  funds,
all of which funds so disbursed by Lessor shall be deemed to
have  been  disbursed to Lessee.  For this  purpose,  Lessee
hereby consents  upon an uncured default by Lessee after the
expiration of any applicable notice and cure period, to  the
Lessor  taking  the following actions, or not,  in  Lessor's
reasonable discretion: to complete the construction  of  the
Improvements in the name of the Lessee, and hereby  empowers
Lessor to take all actions necessary in connection therewith
including  but  not  limited to using any  funds  of  Lessee
including  any balance which may be held in escrow  and  any
funds  which may remain unadvanced hereunder for the purpose
of  completing the said portion of the Improvements  in  the
manner  called for by the Contract Documents; to  make  such
additions  and  changes  and  corrections  in  the  Contract
Documents which shall be necessary or desirable to  complete
the  said  portion of the Improvements in substantially  the
manner  contemplated  by the Contract Documents;  to  employ
such  contractors, subcontractors, agents,  architects,  and
inspectors as shall be required for said purposes;  to  pay,
settle or compromise all existing or future bills and claims
which  are or may be liens against said Leased Premises,  or
may be necessary or desirable for the completion of the said
portion of the Improvements or the clearance of title to the
Leased   Premises;   to   execute   all   applications   and
certificates in the name of Lessee which may be required  by
any  construction contract and to do any and every act  with
respect  to  the  construction of the said  portion  of  the
Improvements  which Lessee may do in its own behalf.  Lessor
shall  also  have power to prosecute and defend all  actions
and  proceedings in connection with the construction of  the
said portion of the Improvements and to take such action and
require   such  performance  as  it  deems  necessary.    In
accordance  therewith, Lessee hereby assigns and  quitclaims
unto  Lessor  all  sums to be advanced  hereunder  including
Retainage.   Any funds so disbursed or fees  or  charges  so
incurred shall be included in any amount necessary  for  the
Lessee to pay pursuant to the Put.

      (e)   To discontinue making advances hereunder to  the
Lessee  and  to  terminate Lessor's obligations  under  this
Agreement.

5.    RIGHTS  NON  CUMULATIVE - No right or remedy  by  this
Agreement  or  by  any  Development  Financing  Document  or
instrument   delivered  by  the  Lessee   pursuant   hereto,
conferred  upon  or reserved to the Lessor shall  be  or  is
intended  to be exclusive of any other right or  remedy  and
each  and every right and remedy shall be cumulative and  in
addition  to  any  other right or remedy  now  or  hereafter
arising  at  a  law or in equity or by statute.   Except  as
Lessor  may hereafter otherwise agree in writing, no  waiver
by  Lessor or any breach by or default of Lessee of  any  of
its   obligations,  agreements,  or  covenants  under   this
Agreement  shall be deemed to be a waiver of any  subsequent
breach  of  the same or any other obligation,  agreement  or
covenant,  nor  shall any forbearance by Lessor  to  seek  a
remedy for such breach be deemed a waiver of its rights  and
remedies with respect to such a breach, nor shall Lessor  be
deemed  to have waived any of its rights and remedies unless
it  be  in  writing and executed with the same formality  as
this Agreement.

6.   EXPENSES - The Development Financing and this Agreement
and  the  performance  by  the Lessor  or  Lessee  of  their
obligations hereunder shall be without cost and  expense  to
the  Lessor,  all  of  which costs and expenses  the  Lessee
agrees  to  pay and hold Lessor harmless of and  payment  of
which   shall  be  secured  by  the  Development   Financing
Documents.   Specifically, Lessee agrees to  pay  all  title
charges,   surveyor's  fees,  appraisals,  loan   fees   and
attorney's   fees  and  costs  and  the  like  incurred   in
connection with this Agreement.

                           ARTICLE XII
               GENERAL CONDITIONS AND MISCELLANEOUS

The  following conditions shall be applicable throughout the
term of this Agreement:

1.    RIGHTS  OF  THIRD  PARTIES -  All  conditions  of  the
obligations of Lessor hereunder, including the obligation to
make  disbursements are imposed solely and  exclusively  for
the  benefit  of  Lessee,  and no other  person  shall  have
standing  to  require  satisfaction of  such  conditions  in
accordance  with their terms or be entitled to  assume  that
Lessor will refuse to make advances in the absence of strict
compliance  with  any or all thereof, and  no  other  person
shall,   under  any  circumstances,  be  deemed  to   be   a
beneficiary of such conditions, any and all of which may  be
freely  waived in whole or in part by Lessor at any time  if
in  its sole discretion it deems it desirable to do so.   In
particular, Lessor makes no representations and  assumes  no
duties  or  obligations as to third parties  concerning  the
quality  of  the  construction of the  Improvements  or  the
absence  therefrom  of defects.  In this connection,  Lessee
agrees  to  and  shall indemnify Lessor from any  liability,
claims  or  losses  resulting from the disbursement  of  the
Development Financing proceeds or from the condition of  the
Leased   Premises  whether  related  to   the   quality   of
construction  or  otherwise and whether  arising  during  or
after  the term of the Development Financing made by  Lessor
to Lessee in connection therewith, except for Lessor's gross
negligence  or  willful misconduct.   This  provision  shall
survive the termination of this Agreement and shall continue
in  full force and effect so long as the possibility of  any
such liability, claims or losses exists.

2.    EVIDENCE OF SATISFACTION OF CONDITIONS - Any condition
of  this Agreement which requires the submission of evidence
of  the  existence or non- existence of a specified fact  or
facts   implies  as  a  condition  the  existence  or   non-
existence,  as the case may be, of such fact or  facts,  and
Lessor  shall,  at  all  times,  be  free  independently  to
establish  to its reasonable satisfaction such existence  or
non-existence.

3.    ASSIGNMENT  -  Lessee may not assign this  Development
Financing  Agreement  or any of its  rights  or  obligations
hereunder without the prior written consent of Lessor.

4.   SUCCESSORS AND ASSIGNS - Whenever in this Agreement one
of  the  parties hereto is named or referred to, the  heirs,
legal  representatives,  successors  and  assigns  of   such
parties  shall be included and all covenants and  agreements
contained in this Agreement by or on behalf of the Lessee or
by  or  on behalf of the Lessor shall bind and inure to  the
benefit  of  their  respective heirs, legal representatives,
successors and assigns, whether so expressed or not.

5.   HEADINGS - The headings of the sections, paragraphs and
subdivisions  of this Agreement are for the  convenience  of
reference  only, and are not to be considered a part  hereof
and  shall  not limit or otherwise affect any of  the  terms
hereof.

6.   INVALID PROVISIONS TO AFFECT NO OTHERS - If fulfillment
of  any provision hereof, or any transaction related thereto
at  the time performance of any such provision shall be due,
shall  involve transcending the limit of validity prescribed
by  law,  then, ipso facto, the obligation to  be  fulfilled
shall  be  reduced to the limit of such validity;  and  such
clause  or  provision shall be deemed invalid as though  not
herein contained, and the remainder of this Agreement  shall
remain operative in full force and effect.

7.    NUMBER  AND GENDER - Whenever the singular  or  plural
number,  masculine  or  feminine or neuter  gender  is  used
herein, it shall equally include the other.

8.    AMENDMENTS - Neither this Agreement nor any  provision
hereof  may  be  changed, waived, discharged  or  terminated
orally, but only by an instrument in writing signed  by  the
party  against  whom  enforcement  of  the  change,  waiver,
discharge or termination is sought.

9.    NOTICES - Any notice which any party hereto may desire
or may be required to give to any of the parties shall be in
writing  and  the  mailing thereof  by  certified  mail,  or
equivalent, to the respective parties' addresses  set  forth
hereinabove or to such other place such party may by  notice
in writing designate as its address shall constitute service
of notice hereunder.

10.  GOVERNING LAW - This Development Financing Agreement is
made and executed pursuant to and is intended to be governed
by  the  laws  of  the State where the Leased  Premises  are
located.

11.  FORCE  MAJEURE  -  Anything in this  Agreement  to  the
contrary  notwithstanding, Lessee shall  not  be  deemed  in
default with respect to the performance of any of the terms,
provisions,  covenants,  and conditions  of  this  Agreement
(except  for the payment of all other monetary sums  payable
hereunder, to which the provisions of this Section shall not
apply),  if  the  same shall be due to any strike,  lockout,
civil  commotion,  warlike operations, invasion,  rebellion,
hostilities, sabotage, governmental regulations or controls,
impracticability of obtaining any materials or labor (except
due to the payment of monies), shortage or unavailability of
a source of energy or utility service, Act of God, casualty,
adverse   weather  conditions,  or  any  cause  beyond   the
reasonable  control of Lessee (except due to the payment  of
monies).    Provided,  however,  in  order  to  invoke   the
extension  of the Completion Date afforded by this  section,
Lessee shall notify Lessor in writing within ten days of the
occurrence  of  such force majeure, and  in  any  event  the
Completion  Date  shall be extended  as  a  result  of  such
occurrence no more than reasonably necessary and in no event
no more than 90 days.

                        ARTICLE XIII
DAMAGE, DESTRUCTION, CONDEMNATION, USE OF INSURANCE PROCEEDS

      1.   DAMAGE  OR  DESTRUCTION OF THE  LEASED  PREMISES.
Lessee  will give the Lessor prompt notice of any damage  to
or  destruction of the Leased Premises and in case  of  loss
covered by policies of insurance the Lessor (whether  before
or  after  the exercise of the Put if Lessee be  in  default
hereof)  is  hereby authorized at its option to  settle  and
adjust  any  claim arising out of such policies and  collect
and  receipt  for the proceeds payable therefrom,  provided,
that the Lessee may itself adjust and collect for any losses
arising out of a single occurrence aggregating not in excess
of  $100,000.00.  Any expense incurred by the Lessor in  the
adjustment  and collection of insurance proceeds  (including
the  cost of any independent appraisal of the loss or damage
on behalf of Lessor) shall be reimbursed to the Lessor first
out  of  any  proceeds.  Subject to paragraph 4 hereof,  the
proceeds  or any part thereof shall be applied to  reduction
of the Put Price, which Put may then be exercised by Lessor,
without the application of any prepayment premium, or to the
restoration or repair of the Leased Premises, the choice  of
application to be solely at the discretion of Lessor.

      2.   CONDEMNATION.  Lessee will give the Lessor prompt
notice  of any action, actual or threatened, in condemnation
or  eminent domain affecting the Leased Premises and  hereby
assigns,  transfers, and sets over to the Lessor the  entire
proceeds  of any award or claim for damages for all  or  any
part of the Leased Premises taken or damaged under the power
of  eminent domain or condemnation, the Lessor being  hereby
authorized  to intervene in any such action and  to  collect
and  receive from the condemning authorities and give proper
receipts  and acquittances for such proceeds.   Lessee  will
not  enter into any agreements with the condemning authority
permitting  or  consenting  to  the  taking  of  the  Leased
Premises unless prior written consent of Lessor is obtained.
Any  expenses incurred by the Lessor in intervening in  such
action  or  collecting such proceeds shall be reimbursed  to
the  Lessor first out of the proceeds.  Subject to paragraph
4  hereof, the proceeds or any part thereof shall be applied
to  reduction  of  the  Put Price, which  Put  may  then  be
exercised  by  Lessor,  without  the  application   of   any
prepayment premium, or to the restoration or repair  of  the
Leased  Premises, the choice of application to be solely  at
the discretion of Lessor.

       3.    DISBURSEMENT  OF  INSURANCE  AND   CONDEMNATION
PROCEEDS.  Any restoration or repair shall be done under the
supervision  of  an  architect  acceptable  to  Lessor   and
pursuant to plans and specifications approved by the Lessor.
Subject  to paragraph 4 below, in any case where Lessor  may
elect  to  apply  the proceeds to repair or  restoration  or
permit  the  Lessee to so apply the proceeds they  shall  be
held  by Lessor for such purposes and will from time to time
be   disbursed  by  Lessor  to  defray  the  costs  of  such
restoration or repair under such safeguards and controls  as
Lessor  may  reasonably  require  to  assure  completion  in
accordance  with  the approved plans and specifications  and
free  of  liens  or  claims, to  be  disbursed  as  if  such
disbursements  were disbursements of Development  Financing.
Lessee  shall  on  demand  deposit  with  Lessor  any   sums
necessary to make up any deficits between the actual cost of
the  work and the proceeds and provide such lien waivers and
completion  bonds  as  Lessor may reasonably  require.   Any
surplus  which  may remain after payment  of  all  costs  of
restoration  or   repair shall be applied against  the  rent
then  most remotely to be paid, whether due or not,  without
application of any prepayment premium or credit.

     4.  LESSOR TO MAKE PROCEEDS AVAILABLE.  In the event of
insured  damage  to the improvements or in the  event  of  a
taking by condemnation of only a portion of the improvements
or   land  area  of  the  Leased  Premises,  provided,   the
Completion Date need not be extended more than 90 days,  the
appraised   value   of  the  Leased  Premises   after   such
restoration  or  repair  shall not have  been  reduced,  and
provided  further,  no event of default  exists  under  this
Agreement  after  the  expiration  of  any  applicable  cure
periods  and  Lessee  is diligently  pursuing  a  course  of
conduct  reasonably designed to cure such default,  and  the
Lessee  certifies  to Lessor their intention  to  remain  in
possession  of the Leased Premises without any abatement  or
adjustment of rental payments, the Lessor agrees to make the
proceeds  available  to the restoration  or  repair  of  the
improvements on the Leased Premises in accordance  with  the
provisions of paragraph 3 hereof.

                           ARTICLE XIV
                    MANDATORY PUT UPON DEFAULT

      Should  Lessee commit an event of Default  under  this
Agreement  or any Development Financing Document (after  the
expiration  of  any  applicable  notice  and  cure   period)
("Uncured Default"), Lessor shall have the following rights:

      Upon  an Uncured Default, or damage or destruction  or
condemnation  of  the  Leased  Premises  not  addressed   by
paragraph  XIII  (4),  if  Lessor  elects  to  exercise  the
following option within 45 days after the expiration of  any
applicable notice and cure period, Lessee shall purchase the
Leased  Premises from Lessor subject to the following  terms
and conditions:

      A.   The purchase price at which Lessor shall sell the
Leased  Premises  to Lessee, shall be the  total  amount  of
Initial  Disbursed Funds disbursed by Lessor to acquire  the
Leased  Premises  at  the Closing Date (as  defined  in  the
Commitment),  plus  the  total  amount  of  funds  disbursed
pursuant  to  this Agreement, plus all accrued interest  and
incurred  expenses  of  Lessor  fundable  pursuant  to  this
Agreement,  plus  all  reasonable costs  of  collection  and
enforcement of the terms hereof.

      B.   At such time as Lessor shall timely elect to sell
the Leased Premises, Lessor shall give Lessee timely written
notice  of  its intent to exercise its option  to  sell  the
Leased Premises to Lessee, including in such notice Lessor's
calculation of the Purchase Price through the actual closing
of the sale of the Leased Premises to Lessee pursuant to the
terms  hereof (the "Sale Date"), which shall be  sixty  days
from  such  notice by Lessor. Lessee shall on or before  the
Sale  Date  deliver  the  purchase price  as  set  forth  in
subparagraph  (A)  of  this Article to  Lessor.   Upon  such
delivery, which shall be preceded by ten (10) days notice to
Lessor,  Lessor shall deliver to Lessee a warranty deed  and
appropriate affidavits evidencing that Lessor transfers  the
Leased Premises to Lessee subject to restrictions, easements
or  other encumbrances upon title existing as of the date of
delivery,  if any, except to the extent, if any,  placed  of
record  or caused by Lessor.  The purchase price to be  paid
to Lessor shall be a net amount.  All expenses in connection
with the transfer of the Leased Premises, including, but not
limited to appraisal fees, title insurance, recording  fees,
documentary stamps, conveyance tax, title evidence, and  all
other  closing  costs, shall be paid  by  the  Lessee.   The
purchase  price  shall be paid by Lessee in cash  to  Lessor
concurrently with the conveyance of the Leased  Premises  by
the  Lessor  to the Lessee.  If Lessor elects  to  sell  the
Leased Premises to Lessee pursuant to the terms hereof,  the
Leased  Premises  shall be conveyed by  the  Lessor  to  the
Lessee "As Is".

      If  Lessee shall fail to pay the Purchase Price on  or
before  the  Sale Date, Lessor may terminate the Lease,  and
sell  the  Leased  Premises to any  third  party  purchaser.
Lessor  may  then send Lessee notice of the  shortfall  (the
"Deficiency"),  if  any,  between  the  amount  of  the  net
proceeds  received  by Lessor in such sale,  and  the  total
amount  of  Initial Disbursed Funds disbursed by  Lessor  to
acquire  the Parcel at the Closing Date (as defined  in  the
Commitment),  plus  the  total  amount  of  funds  disbursed
pursuant  to  this Agreement, plus all accrued interest  and
incurred  expenses  of  Lessor  fundable  pursuant  to  this
Agreement,  plus  all  reasonable costs  of  collection  and
enforcement  of the terms hereof.  Lessee shall  immediately
upon  receipt of such notice of Deficiency remit the  amount
of the Deficiency in good funds to Lessor.

      Lessor's  rights under this Put shall  expire  on  the
Final Disbursement Date when the amendment to the Lease  has
been  executed  by all parties as set forth  in  Article  IX
hereof.

                            ARTICLE XV
           RENT, INTEREST, AND RENTAL MODIFICATION DATE

      1.   Rent shall be payable by Lessee and calculated as
follows, on the funds advanced by Lessor on the Closing Date
for  the purchase of the land and related closing costs (the
"Initial Disbursed Funds"): Rent shall accrue in the  amount
of  $6,623.75 per month absent an uncured Default by Lessee;
absent an uncured Default, accrued rent during the period of
construction  of  the  Improvements  prior  to  the   Rental
Modification  Date  shall  not be payable  until  the  Final
Disbursement  Date.    Upon  the occurrence  of  an  uncured
Default,  all  accrued  rent shall be  immediately  due  and
payable.

      On  the Rental Modification Date, if not otherwise  in
default  hereunder, Lessee shall begin paying  Rent  out  of
pocket  by the first of each month (prorata for the  balance
of  any partial month in which the Rental Modification  Date
occurs, payable with the first such adjusted Rent payable on
the  first day of the first full month following the  Rental
Modification Date).  On the Final Disbursement Date,  absent
an uncured Default, Rent shall be adjusted and documented by
the  lease  amendment contemplated in Article IX hereof  and
paid to Lessor as described in Article F. of the Commitment.

      2.    Distinct  from Rent, disbursed proceeds  of  the
Development  Financing shall accrue interest at  a  rate  of
10.5%  per annum, which interest shall accrue unpaid  unless
advanced  by  Lessor  to  itself, or  Lessee  shall  default
hereunder,  which  default shall remain  uncured  after  the
expiration  of  any  applicable  notice  and  cure   period.
However,  one  hundred and fifty days (150)  from  the  date
hereof, (the "Rental Modification Date"), Lessee shall begin
making monthly payments of subsequently accruing interest at
the  rate  of 10.5% per annum out of pocket ("Out of  Pocket
Invoiced Interest") within 5 days after invoice from Lessor.

      3.    Upon the occurrence of an event of default which
remains  uncured  after the expiration of applicable  notice
and  cure  periods,  disbursed proceeds of  the  Development
Financing shall accrue interest at a rate of Twelve  Percent
(12.0%)  per  annum,  or the highest rate  allowed  by  law,
whichever  is  less,  and the rental  rate  on  the  Initial
Disbursed funds shall increase to Twelve Percent (12.0%) per
annum,  or the highest rental rate allowed by law, whichever
is less.

                           ARTICLE XVI
                      COUNTERPART EXECUTION

      Counterpart Execution.  This Agreement may be executed
in  multiple counterparts, each of which shall be deemed  an
original and all of which shall constitute one and the  same
instrument.

      IN  WITNESS  WHEREOF, Lessee and Lessor have  hereunto
caused these presents to be executed on the date first above
written.

      Kona Restaurant Group, Inc., a Delaware corporation

           By: /s/ Norman
           Its: President

     [Lessor's Signature appears on following page.]

     AEI PRIVATE NET LEASE FUND 1998 LIMITED PARTNERSHIP

          By: AEI Fund Management XVIII, Inc.

          By: /s/ Robert P Johnson
                  Robert P. Johnson, President

                    EXHIBIT A

                    1.6310 ACRE
               (71,046 Square Feet)

THE STATE OF TEXAS
THE COUNTY OF VICTORIA

BEING  a 1.6310 acre tract of land situated in Farm  Lot  2,
Block  6,  Range  3,  East Above Town in the  Original  Four
League Grant to the Town of Victoria, Victoria County, Texas
and  being a portion of that certain tract of land described
as 8.759 acres as conveyed from Myrtle Gunn York to Victoria
Hank  and  Trust  Company, as Trustee, by  instrument  dated
November 10, 1992, and recorded in Volume 0035, Page 477  of
the  Official Records of Victoria County, Texas, said 1.6310
acre  tract of land being more fully described by metes  and
bounds as follows:

COMMENCING  at  a  5/8 inch diameter iron  rebar  found  for
corner in the east right-of-way line of U.S. Highway No.  77
(also known as N. Navarro Street), said iron rebar marks the
southwest  corner  of  Lot  1, Block  1.  of  Golden  Corral
Subdivision  No.  1, and addition to the City  of  Victoria,
Victoria County, Texas, according to the established map and
plat of said addition recorded in Volume 7, Page 85D of  the
Map and Plat Records of said County;

THENCE,  South 18 deg. 13' 29" West, along said right-of-way
line, a distance of 221.86 feet to a 5/8 inch diameter  iron
rebar found marking the beginning of a curve to the left;

THENCE, in a southwesterly direction along said curve to the
left  and  continuing along said right-of-way line (internal
angle = 2 deg. 18' 40", radius = 3169.85 feet, chord bears S
16  deg.  30' 57" W, a distance of 152.03 feet) for  an  arc
distance  of 152.04 feet to a 5/8 inch diameter  iron  rebar
found  for  the  POINT OF BEGINNING of the herein  described
tract;

Thence,  South  71 deg. 47' 38" East, a distance  of  223.07
feet  to  a  5/8 inch diameter iron rebar found marking  the
northeast corner of the herein described tract;

THENCE, South 15 deg. 01' 17" West, along the north line  of
said  2.10  acre  tract, a distance  of  216.11  feet  to  a
concrete monument found marking the southwest corner of  the
herein described tract, in the aforesaid curving east right-
of-way line of U.S. Highway No. 77, same being the northwest
corner of said 2.10 acre tract;

THENCE,  in  a  northeasterly direction along  said  curving
right-of-way line (internal angle 5 deg. 38' 32",  radius  =
3769.47 feet, chord bears N 12 deg. 32' 21" E, a distance of
371.05feet) for an arc distance of 371.20 feet to the  POINT
OF  BEGINNING,  CONTAINING, within these  metes  and  bounds
1.6310 acre (71,046 square feet) of land, more or less.

TOGETHER   WITH  certain  rights,  benefits,  and  easements
created   by   that   certain  Declaration   of   Easements,
Restrictions, and Related Agreements of even recording  date
with  the  Special  Warranty  Deed  from  Triton  Commercial
Properties,  Ltd to AEI Net Lease Income & Growth  Fund  XIX
Limited   Partnership,  AEI  Real  Estate  Fund  XV  Limited
Partnership,   and  AEI  Real  Estate  Fund   XVII   Limited
Partnership.

Land and Hard Costs:
Land Acquisition Cost                              $   402,500.00

Building/General Construction                        1,100,000.00
Sitework  (included in Building/General Construction)
Construction Contingency-10.0%                         110,000.00
SUBTOTAL HARD COSTS                                $ 1,612,500.00

Soft Costs:
Landscaping    (included in Building/General Construction)
Survey                                                   2,000.00
Architect                                               40,000.00
Engineer                                                10,000.00
Site Engineering                                        16,500.00
Phase I Environmental                                    2,300.00
Permits & Fees                                           4,000.00
Impact/Tap Fees                                         13,000.00
Builders Rist Insurance                                  1,600.00
Soils Report/Materials Tests                             3,000.00
Title Insurance & Closing Costs (Construction  and  S/L) 8,000.00
Development Interest                                    30,400.00
Attorney's Fees-Borrower                                 5,000.00
Attorney's Fees- AEI                                    10,000.00
AEI 1% Reimbursement                                    17,825.00
AEI State Qualification Fees                             1,200.00
Appraisal                                                3,500.00
AEI Credit Report Fees (Promesa)                           600.00
Miscellaneous                                           18,575.00
SUBTOTAL SOFT COSTS                                $   187,500.00

TOTAL PROJECT COST                                 $ 1,800,000.00NET LEASE AGREEMENT

      THIS LEASE, made and entered effective as of this 18th  day
of  April, 2000, by and between AEI Income & Growth Fund  23  LLC
("Fund  23"),  whose  corporate  general  partner  is  AEI   Fund
Management XXI, Inc., whose address is 1300 Minnesota World Trade
Center,  30  East  Seventh  Street,  St.  Paul,  Minnesota  55101
("Lessor")(fax #651 227 7705), and Kona Restaurant Group, Inc., a
Texas  corporation, whose address is 3555 Ranch Road, 620  South,
Austin, Texas 78734 ("Lessee") (fax # 512 263 8055);

                          WITNESSETH:

     WHEREAS, Lessor is the fee owner of a certain parcel of real
property and improvements located at Victoria, Texas and  legally
described   in  Exhibit  "A",  which  is  attached   hereto   and
incorporated herein by reference; and

      WHEREAS, Lessee as owner contracted for the construction of
the  building and improvements (together the "Building")  on  the
real  property  described  in  Exhibit  "A",  which  Building  is
described in the plans and specifications heretofore submitted to
Lessor; and

      WHEREAS,  Lessee  desires to lease said real  property  and
Building (said real property and Building hereinafter referred to
as  the  "Leased  Premises"), from  Lessor  upon  the  terms  and
conditions hereinafter provided;

      NOW,  THEREFORE,  in  consideration of  the  Rents,  terms,
covenants, conditions, and agreements hereinafter described to be
paid,  kept,  and performed by Lessee, Lessor does hereby  grant,
demise,  lease, and let unto Lessee, and Lessee does hereby  take
and hire from Lessor and does hereby covenant, promise, and agree
as  follows:

ARTICLE 1.     LEASED PREMISES

      Lessor hereby leases to Lessee, and Lessee leases and takes
from  Lessor,  the Leased Premises subject to the  conditions  of
this Lease.

ARTICLE 2.  TERM

     (A)  The term of this Lease ("Term") shall be Seventeen (17)
consecutive "Lease Years", as hereinafter defined, commencing  on
the effective date first listed above, ("Occupancy Date").

    (B)  The first "Lease Year" of the Term shall be for a period
of  twelve  (12) consecutive calendar months from  the  Occupancy
Date.  If the Occupancy Date shall be other than the first day of
a calendar month, the first "Lease Year" shall be the period from
the  Occupancy  Date  to  the end of the calendar  month  of  the
Occupancy  Date, plus the following twelve (12) calendar  months.
Each  Lease Year after the first Lease Year shall be a successive
period of twelve (12) calendar months.

    (C)   The parties agree that once the Occupancy Date has been
established,  upon the request of either party, a short  form  or
memorandum of this Lease will be executed for recording purposes.
That  short form or memorandum of this Lease will set  forth  the
actual  occupancy and termination dates of the Term and  optional
Renewal Terms, as defined in Article 28 hereof, and the existence
of  any  option  to extend, and that said option shall  terminate
when  the Lessee shall lose right to possession or this Lease  is
terminated, whichever occurs first.

ARTICLE 3.  CONSTRUCTION OF IMPROVEMENTS

    (A)   Lessee warrants and agrees that the Building  has  been
constructed on the Leased Premises, and all other improvements to
the  land,  including  the parking lot, approaches,  and  service
areas,  have been constructed in all material respects by  Lessee
in accordance with the plot, plans, and specifications heretofore
submitted to Lessor.

    (B)  Lessee warrants that as of the date hereof, the Building
and  all other improvements to the land do comply with the  laws,
ordinances,  rules,  and  regulations  of  all  state  and  local
governments.

    (C)   Lessee agrees to pay, if not already paid in full,  for
all  architectural  fees and actual construction  costs,  in  the
past,  present or future, which shall include, but not be limited
to,  plans  and specifications, general construction,  carpentry,
electrical,  plumbing,  heating, ventilating,  air  conditioning,
decorating,  equipment installation, outside  lighting,  curbing,
landscaping,  blacktopping, electrical sign hookup,  conduit  and
wiring from building, fencing, and parking curbs, builder's  risk
insurance  (naming Lessor, Lessee, and contractor as co-insured),
and  all  construction bonds for improvements made by or  at  the
direction  of  Lessee, to the extent incurred  or  authorized  by
Lessee.

    (D)   Opening for business in the Leased Premises  by  Lessee
shall  constitute  an acceptance of the Leased  Premises  and  an
acknowledgment by Lessee that the premises are in  the  condition
described under this Lease.

ARTICLE 4.  RENT PAYMENTS

        (A)  Annual Rent Payable for  the  first
        Lease  Year:   Lessee shall pay to Lessor an annual  Base
        Rent  of  $42,997.50, which amount shall  be  payable  in
        advance  on the first day of each month in equal  monthly
        installments of $3,583.13 to Fund 23.  If the  first  day
        of  the  Lease  Term is not the first day of  a  calendar
        month,  then  the monthly Rent payable for  that  partial
        month  shall  be a prorated portion of the equal  monthly
        installment of Base Rent.

        (B)  Annual Rent Payable beginning  with
        the  Third  Lease Year and the beginning of  each  fourth
        Lease  Year thereafter shall increase by an amount  equal
        to  five  Percent (5%) of the Base Rent payable  for  the
        immediately prior Lease Year.  Such increased  Base  Rent
        shall  be  payable in advance of the first  day  of  each
        month in equal monthly installments.

   (C)  Overdue Payments.

    Lessee shall pay interest on all overdue payments of Rent  or
other  monetary  amounts due hereunder at  the  rate  of  fifteen
percent  (15%)  per  annum or the highest rate  allowed  by  law,
whichever  is  less, accruing beginning five days  after  written
notice to Lessee that Rent or other monetary amounts properly due
and payable were not paid.

ARTICLE 5. INSURANCE AND INDEMNITY

    (A)   Lessee shall, throughout the Term or Renewal Terms,  if
any,  of  this  Lease, at its own cost and expense,  procure  and
maintain   insurance  which  covers  the  Leased   Premises   and
improvements   against  fire, wind, and storm  damage  (including
flood  insurance  if  the  Leased  Premises  is  in  a  federally
designated  flood  prone  area) and such other  risks  (including
earthquake  insurance, if the Leased Premises  is  located  in  a
federally  designated earthquake zone or  in  an  ISO  high  risk
earthquake  zone)  as  may be included in the  broadest  form  of
extended  coverage  insurance as  may,  from  time  to  time,  be
available in amounts sufficient to prevent Lessor or Lessee  from
becoming   a  co-insurer  within  the  terms  of  the  applicable
policies.  In any event, the insurance shall not be less than one
hundred   percent   (100%)   of   the   then   insurable   value.
Additionally,  replacement  cost  endorsements,  inflation  guard
endorsements,    vandalism   endorsement,   malicious    mischief
endorsement,  waiver of subrogation endorsement,  waiver  of  co-
insurance  or  agreed  amount  endorsement  (if  available),  and
Building   Ordinance  Compliance  endorsement   and   Rent   loss
endorsements (for a period of one year) must be obtained.

    (B)   Lessee agrees to place and maintain throughout the Term
or Renewal Terms, if any, of this Lease, at Lessee's own expense,
public  liability  insurance with respect  to  Lessee's  use  and
occupancy  of  said  premises, including "Dram  Shop"  or  liquor
liability insurance, if the same shall be or become available  in
the  State  of  Texas  and liquor is sold on the  Premises,  with
initial  limits  of at least $3,000,000 per occurrence/$5,000,000
general  aggregate, or such additional amounts  as  Lessor  shall
reasonably  require from time to time, upon Lessor's  good  faith
determination that the present insurance coverage is  inadequate,
such amounts to be consistent with requirements of other Lessor's
in similar circumstances.

    (C)   Lessee agrees to notify Lessor in writing if Lessee  is
unable  to  procure all or some part of the aforesaid  insurance.
In the event Lessee fails to provide all insurance required under
this  Lease, Lessor shall have the right, but not the obligation,
to  procure such insurance on Lessee's behalf.  Lessee will then,
within  five (5) days from receiving written notice,  pay  Lessor
the  amount  of the premiums due or paid, together with  interest
thereon  at  the  lesser of 12% per annum  or  the  highest  rate
allowable  by law, which amount shall be considered Rent  payable
by Lessee in addition to the Rent defined at Article 4 hereof.

   (D)  All policies of insurance provided for or contemplated by
this Article can be under Lessee's blanket insurance coverage and
shall  name Lessor, Lessor's corporate managing member and Robert
P.  Johnson,  as  the individual managing member of  Lessor,  and
Lessee as additional named insured, as their respective interests
may  appear,  and  shall  provide that  the  policies  cannot  be
canceled,  terminated, changed, or modified without  thirty  (30)
days  written notice to the parties.  In addition,  all  of  such
policies  shall contain endorsements by the respective  insurance
companies  waiving  all rights of subrogation,  if  any,  against
Lessor.   All  insurance companies providing  coverages  must  be
rated "A-" or better by Best's Key Rating Guide (the most current
edition),  or similar quality under a successor guide  if  Best's
Key  Rating  shall  cease to be published. Lessee  shall  provide
Lessor  with legible copies of any and all policies on or  before
the Occupancy Date. No less than fifteen (15) business days prior
to  expiration of such policies, Lessee shall provide Lessor with
legible  copies of any and all renewal Certificates of Insurance,
if the terms of the Policies have not changed, and copies of such
policies  if the same have changed.  Lessee agrees that  it  will
not  settle  any property insurance claims affecting  the  Leased
Premises  in  excess of $100,000 without Lessor's  prior  written
consent, such consent not to be unreasonably withheld or delayed.
Lessor   shall  consent,  where  Lessor's  consent  is   required
hereunder, to any settlement of an insurance claim wherein Lessee
shall confirm in writing with evidence reasonably satisfactory to
Lessor that Lessee has sufficient funds available to complete the
rebuilding of the Premises.

    (E)  Lessee shall defend, indemnify, and hold Lessor harmless
against  any and all claims, damages, and lawsuits arising  after
the  Occupancy  Date  of this Lease and any  orders,  decrees  or
judgments  which may be entered therein, brought for  damages  or
alleged  damages resulting from any injury to person or  property
or  from  loss of life sustained in or about the Leased Premises,
unless  such  damage  or  injury  results  from  the  intentional
misconduct or the gross negligence of Lessor and Lessee agrees to
save Lessor harmless from, and indemnify Lessor against, any  and
all injury, loss, or damage, of whatever nature, to any person or
property  caused  by,  or resulting from any  act,  omission,  or
negligence  of  Lessee or any employee or agent  of  Lessee.   In
addition,  Lessee  hereby  releases  Lessor  from  any  and   all
liability  for any loss or damage caused by fire or  any  of  the
extended  coverage casualties, unless such fire or other casualty
shall  be  brought about by the intentional misconduct  or  gross
negligence of Lessor.

    (F)  Lessor hereby waives any and all rights that it may have
to  recover  from  Lessee damages for any loss occurring  to  the
Leased  Premises  by  reason of any act or  omission  of  Lessee;
provided,  however, that this waiver is limited to  those  losses
for  which  Lessor is compensated by insurers, if  the  insurance
required  by this Lease is maintained. Lessee hereby  waives  any
and all right that it may have to recover from Lessor damages for
any loss occurring to the Leased Premises by reason of any act or
omission  of  Lessor;  provided, however,  that  this  waiver  is
limited to those losses for which Lessee is, or should be if  the
insurance required herein is maintained, compensated by insurers.

ARTICLE 6.  TAXES, ASSESSMENTS AND UTILITIES

    (A)  Lessee shall be liable and agrees to pay the charges for
all  public utility services rendered or furnished to the  Leased
Premises, including heat, water, gas, electricity, sewer,  sewage
treatment facilities and the  like, all personal property  taxes,
real   estate  taxes,  special  assessments,  and  municipal   or
government charges, general, ordinary and extraordinary, of every
kind  and  nature  whatsoever, which may be levied,  imposed,  or
assessed  against  the Leased Premises, or upon any  improvements
thereon,  at any time after the Occupancy Date of this Lease  and
prior  to the expiration of the term hereof, or any Renewal Term,
if exercised.

    (B)  Lessee shall pay all real estate taxes, assessments  for
public   improvements   or  benefits,  and   other   governmental
impositions,  duties,  and  charges  of  every  kind  and  nature
whatsoever which shall or may, during the term of this Lease,  be
charged,  laid, levied, assessed, or imposed upon,  or  become  a
lien  or  liens upon the Leased Premises or any part  thereof  or
upon  the  Rents payable hereunder  (expressly excluding  general
income  taxes,  inheritance taxes and estate taxes  imposed  upon
Lessor). Such payments shall be considered as Rent paid by Lessee
in addition to the Rent defined at Article 4 hereof.  If due to a
change  in  the method of taxation, a franchise tax or Rent  tax.
(expressly excluding general income taxes, inheritance taxes  and
estate  taxes imposed upon Lessor) shall be levied against Lessor
in  substitution for or in lieu of any tax which would  otherwise
constitute  a  real estate tax, such tax shall be deemed  a  real
estate tax for the purposes herein and shall be paid by Lessee

     (C)    All   real  estate  taxes,  assessments  for   public
improvements  or benefits, water rates and charges, sewer  rents,
and  other  governmental impositions, duties, and  charges  which
shall become payable for the first and last tax years of the term
hereof shall be apportioned pro rata between Lessor and Lessee in
accordance with the respective number of months during which each
party  shall  be  in possession of the Leased  Premises  in  said
respective  tax  years.  For the purposes of this provision,  all
personal   property   taxes,  real  estate  taxes   and   special
assessments  shall be deemed to have been assessed  in  the  year
that each payment or any installment thereof is due.

   (D)  Lessee shall have the right to contest or review by legal
proceedings  or in such other manner as may be legal  (which,  if
instituted,  shall be conducted solely at Lessee's  own  expense)
any tax, assessment for public improvements or benefits, or other
governmental  imposition  aforementioned,  upon  condition  that,
before  instituting such proceeding Lessee shall either  (i)  pay
(under  protest) such tax or assessments for public  improvements
or benefits, or other governmental imposition, duties and charges
aforementioned,  or  (ii) post with Lessor  alternative  security
satisfactory  to  Lessor,  not  to  exceed  150%  of  the  amount
contested  and the potential penalties and interest thereon.  All
such  proceedings  shall be begun as soon as reasonably  possible
after  the  imposition or  assessment of any contested items  and
shall   be  prosecuted  to  final  adjudication  with  reasonable
dispatch.   In  the  event  of  any reduction,  cancellation,  or
discharge,  Lessee  shall pay the amount that  shall  be  finally
levied or assessed  against the Leased Premises or adjudicated to
be  due and payable, and, if there shall be any refund payable by
the  governmental authority with respect thereto, if  Lessee  has
paid  the expenses of Lessor, if any, in such proceeding,  Lessee
shall  be  entitled  to  receive and retain  the  same,  subject,
however,  to apportionment as provided during the first and  last
years of the term of this Lease.

    (E)  Lessor, within sixty (60) days after notice to Lessee if
Lessee fails to commence such proceedings, may, but shall not  be
obligated to, contest or review by legal proceedings, or in  such
other  manner  as may be legal, and at Lessor's own expense,  any
tax,  assessments for public improvements and benefits, or  other
governmental  imposition  aforementioned,  which  shall  not   be
contested or reviewed, as aforesaid, by Lessee, and unless Lessee
shall promptly join with Lessor in such contest or review, Lessor
shall be entitled to receive and retain any refund payable by the
governmental authority with respect thereto.

    (F)   Lessor shall not be required to join in any  proceeding
referred  to  in  this  Article, unless  in  Lessee's  reasonable
opinion,  the provisions of any law, rule, or regulation  at  the
time in effect shall require that such a proceeding be brought by
and/or  in  the name of Lessor, in which event Lessor shall  upon
written  request, join in such proceedings or permit the same  to
be brought in its name, all at no cost or expense to Lessor.

ARTICLE 7.  PROHIBITION ON ASSIGNMENTS AND SUBLETTING; TAKE-BACK
            RIGHTS

    (A)   Except as otherwise expressly provided in this Article,
Lessee shall not, without obtaining the prior written consent  of
Lessor, in each instance:

                              1.   assign  or otherwise  transfer
            this  Lease, or any part of Lessee's right, title  or
            interest  therein (except by devise or  bequest  upon
            the  death of a shareholder, but in such event,  such
            recipient  shall be bound by the provisions  of  this
            Article);

                              2.   sublet all or any part of  the
            Leased  Premises  or allow all or  any  part  of  the
            Leased  Premises to be used or occupied by any  other
            Persons  (herein  defined  as  a  Party  other   than
            Lessee,  be  it  a  corporation,  a  partnership,  an
            individual or other entity); or

                              3.   mortgage, pledge or  otherwise
            encumber this Lease, or the Leased Premises.

   (B)  For the purposes of this Article:

                              1.   the transfer of voting control
            of  any  class  of  capital stock  of  any  corporate
            Lessee  or sublessee, or the transfer voting  control
            of the total interest in any other person which is  a
            Lessee  or  sublessee, however accomplished,  whether
            in  a single transaction or in a series of related or
            unrelated   transactions,   shall   be   deemed    an
            assignment  of  this Lease, or of such  sublease,  as
            the  case  may  be (provided, however,  transfers  by
            bequest  or  devise due to the death of a shareholder
            shall   not   trigger   the  application   of   these
            provisions, provided Lessor is given notice  of  such
            transfer  immediately after the  disposition  of  the
            decedent's estate);

                               2.   an  agreement  by  any  other
            Person,  directly or indirectly, to  assume  Lessee's
            obligations  under  this Lease  shall  be  deemed  an
            assignment;

                              3.   any  Person to  whom  Lessee's
            interest  under  this Lease passes  by  operation  of
            law,  or  otherwise, shall be bound by the provisions
            of this Article;

                              4.  each modification, amendment or
            extension  or  any  sublease  to  which  Lessor   has
            previously consented shall be deemed a new  sublease;
            and

                              5.  Lessee shall present the signed
            consent  to  such  assignment and/or subletting  from
            any  guarantors of this Lease, such consent to be  in
            form and substance satisfactory to Lessor.

    Lessee  agrees to furnish to Lessor upon demand at  any  time
such  information and assurances as Lessor may reasonably request
that neither Lessee, nor any previously permitted sublessee,  has
violated the provisions of this Article.

   (C)  If Lessee agrees to assign this Lease or to sublet all or
any  portion of the Leased Premises, Lessee shall, prior  to  the
effective date thereof (the "Effective Date"), deliver to  Lessor
copies  of  any  such proposed  agreement and  of  all  ancillary
agreements   with   the  proposed  assignee  or   sublessee,   as
applicable.   If  Lessor  in  its  sole  discretion  (except   as
otherwise  specifically limited herein in  paragraph  (E)  below)
shall  not  have consented to a proposed sublease or  assignment,
and Lessee shall attempt to effect such transfer without Lessor's
consent  or in spite of Lessor's decision to not consent to  such
transfer, Lessor shall then have all of the following rights, any
of  which  Lessor may exercise by written notice to Lessee  given
within  thirty (30) days after Lessor receives the aforementioned
documents:

                              1.   with  respect  to  a  proposed
            assignment  of  this  Lease, the right  to  terminate
            this  Lease on the Effective Date as if it  were  the
            Expiration Date of this Lease;

                              2.   with  respect  to  a  proposed
            subletting of the entire Leased Premises,  the  right
            to  terminate this Lease on the Effective Date as  if
            it were the Expiration Date; or

                              3.   with  respect  to  a  proposed
            subletting  of less than the entire Leased  Premises,
            the  right to terminate this Lease as to the  portion
            of  the  Leased Premises affected by such  subletting
            on  the  Effective Date, as if it were the Expiration
            Date,  in  which  case Lessee shall promptly  execute
            and deliver to Lessor an appropriate modification  of
            this  Lease  in  form satisfactory to Lessor  in  all
            respects.

                              4.   with  respect  to  a  proposed
            subletting  or  proposed assignment  of  this  Lease,
            impose  such  conditions  upon  Lessor's  consent  as
            Lessor shall determine in its sole discretion.

            If  Lessor exercises any of its options under Article
        7(C)  above, (and if Lessor shall impose conditions  upon
        its  consent and Lessee shall fail to meet any conditions
        Lessor  may  impose upon its consent),  Lessor  may  then
        lease  the  Leased  Premises or any  portion  thereof  to
        Lessee's proposed assignee or sublessee, as the case  may
        be, without liability whatsoever to Lessee.

            Notwithstanding  the provisions  of  this  Article  7
        above,  or  any  other provisions of this  Lease  to  the
        contrary,  Lessee  shall have the right  to  assign  this
        Lease,  or  sublet  the Leased Premises  or  any  portion
        thereof,  without the consent of, but with prior  written
        notice  to  Lessor,  to any corporation  (a)  with  which
        Lessee  may merge or consolidate (provided Lessee is  the
        surviving  entity  and such transaction does not  involve
        directly  or indirectly, along with all other  transfers,
        issuance's, or sales, a transfer, issuance or sale  of  a
        majority of the voting stock of Lessee), or (b) which  is
        on  the date hereof a parent or which is a subsidiary  of
        Lessee;  provided, that said assignee assumes,  in  full,
        the  obligations  of Lessee under this Lease  and  Lessee
        and   Guarantors  remains  primarily  liable  under  this
        Lease;  and further, if the County or the City where  the
        Leased  Premises  are situate become a  `dry'  county  or
        city,  Lessee  may,  without the  consent  of,  but  with
        notice  to  Lessor,  sublet the  portion  of  the  Leased
        Premises  relating  to  the bar  area  and  the  sale  of
        alcohol   to   any   Texas  non-profit   corporation   or
        association  of  persons wishing to  organize  a  private
        club   under   appropriate  Texas   statutes   and   such
        corporation or association may jointly occupy the  Leased
        Premises  under  a sublease from Lessee  and  Lessee  may
        enter  into  a management agreement with such corporation
        or  association without further approval from Lessor.  In
        addition, notwithstanding the provisions of this  Article
        7  above  or  any other provisions of this Lease  to  the
        contrary, the following transfers or issuances of  shares
        of  capital  stock  of  Lessee shall  not  constitute  an
        assignment  of  this  Lease or  require  the  consent  of
        Lessor  under this Article 7: (i) the issuance  and  sale
        of  shares of capital stock of Lessee in connection  with
        a  public  offering of such stock (provided such issuance
        and  sale  does  not  involve  the  issuance,  sale,   or
        transfer  of  a majority of the voting stock of  Lessee);
        (ii)  the  transfer  of outstanding shares  to  a  parent
        which  is a parent on the date hereof or a subsidiary  of
        Lessee,  provided such entity is or becomes  a  guarantor
        of  this  Lease; (iii) the acquisition by Creed  L.  Ford
        III  or  Norman  J.  Abdallah  of  additional  shares  of
        capital  stock  from each other, from other shareholders,
        or  as  a  result  of new issuances of capital  stock  of
        Lessee;  or (iv) the transfer of shares of capital  stock
        by  Creed L. Ford or Norman J. Abdallah to family trusts,
        family  partnerships,  or similar  vehicles  set  up  for
        either  of their benefit or for the benefit of any family
        member,  or  the  transfer by them of shares  of  capital
        stock  to any corporation, partnership, limited liability
        company,  or other entity in which they individually,  or
        in  the  aggregate,  own  at  least  a  majority  of  the
        ownership  interests, and provided such  entities  become
        guarantors of this Lease under terms identical  to  those
        terms  under  which  Creed  L.  Ford  III  or  Norman  J.
        Abdallah   are  guarantors,  if  applicable  under   then
        existing guarantees.

ARTICLE 8.  REPAIRS AND MAINTENANCE

    (A)  Lessee covenants and agrees to keep and maintain in good
order,  condition  and repair the interior and  exterior  of  the
Leased  Premises  during the term of the Lease,  or  any  renewal
terms,  and  further  agrees  that  Lessor  shall  be  under   no
obligation to make any repairs or perform any maintenance to  the
Leased  Premises.  Lessee covenants and agrees that it  shall  be
responsible  for  all  repairs,  alterations,  replacements,   or
maintenance of, including but without limitation to or  of:   The
interior  and  exterior portions of all doors;  door  checks  and
operators;  windows;  plate  glass; plumbing;  water  and  sewage
facilities;  fixtures;  electrical  equipment;  interior   walls;
ceilings;  signs;  roof; structure; interior building  appliances
and  similar  equipment; heating and air conditioning  equipment;
and any equipment owned by Lessor and leased to Lessee hereunder,
as  itemized on Exhibit B attached hereto and incorporated herein
by reference; and further agrees to replace any of said equipment
when necessary.  Lessee further agrees to be responsible for,  at
its  own  expense,  snow removal, lawn maintenance,  landscaping,
maintenance  of  the parking lot (including parking  lines,  seal
coating, and blacktop surfacing), and other similar items.

    (B)   If  Lessee refuses or neglects to commence or  complete
repairs promptly and adequately, Lessor may cause such repairs to
be made, but shall not be required to do so, and Lessee shall pay
the  cost  thereof to Lessor upon demand.  It is understood  that
Lessee  shall pay all expenses and maintenance and repair  during
the  term  of  this  Lease.  If Lessee is  not  then  in  default
hereunder,  Lessee  shall  have the right  to  make  repairs  and
improvements to the Leased Premises without the consent of Lessor
if  such  repairs  and  improvements do not  exceed  One  Hundred
Thousand   Dollars  ($100,000.00),  provided  such   repairs   or
improvements do not affect the structural integrity of the Leased
Premises.   Any repairs or improvements in excess of One  Hundred
Thousand   Dollars  ($100,000.00)  or  affecting  the  structural
integrity of the Leased Premises may be done only with the  prior
written  consent  of Lessor, such consent not to be  unreasonably
withheld or delayed.  All alterations and additions to the Leased
Premises shall be made in accordance with all applicable laws and
shall  remain for the benefit of Lessor.  In the event of  making
such  alterations  as herein provided, Lessee further  agrees  to
indemnify  and  save  harmless Lessor from  all  expense,  liens,
claims  or  damages to either persons or property or  the  Leased
Premises which may arise out of or result from the undertaking or
making  of  said repairs, improvements, alterations or additions,
or   Lessee's   failure  to  make  said  repairs,   improvements,
alterations or additions.

ARTICLE 9.  COMPLIANCE WITH LAWS AND REGULATIONS

    Lessee  will  comply  with all statutes,  ordinances,  rules,
orders, regulations and requirements of all federal, state,  city
and   local   governments,  and  with  all  rules,   orders   and
regulations  of  the applicable Board of Fire Underwriters  which
affect the use of the improvements.  Lessee will comply with  all
easements,  restrictions,  and covenants  of  record  against  or
affecting  the  Leased  Premises  and  any  franchise  agreements
required for operation of the Leased Premises in accordance  with
Article 14 hereof.

ARTICLE l0.  SIGNS

    Lessee shall have the right to install and maintain a sign or
signs  advertising  Lessee's business, provided  that  the  signs
conform  to  law,  and further provided that the  sign  or  signs
conform   specifically  to  the  written  requirements   of   the
appropriate governmental authorities.

ARTICLE 11.  SUBORDINATION

    (A)   Lessor reserves the right and privilege to subject  and
subordinate  this Lease at all times to the lien of any  mortgage
or  mortgages now or hereafter placed upon Lessor's  interest  in
the  Leased Premises and on the land and buildings of which  said
premises are a part, or upon any buildings hereafter placed  upon
the  land of which the Leased Premises are a part, provided  such
mortgagee   shall   execute  its  standard   form,   commercially
reasonable    subordination,   attornment   and   non-disturbance
agreement, such form to be consistent with other such forms  used
by  commercial mortgagees in the industry.  Lessor also  reserves
the right and privilege to subject and subordinate this Lease  at
all  times  to  any  and  all advances  to  be  made  under  such
mortgages,   and   all   renewals,   modifications,   extensions,
consolidations, and replacements thereof, provided such mortgagee
shall   execute   its  standard  form,  commercially   reasonable
subordination,  attornment  and non-disturbance  agreement,  such
form  to  be  consistent with other such forms used by commercial
mortgagees in the industry.

    (B)  Lessee covenants and agrees to execute and deliver, upon
demand,  such  further  commercially  reasonable  instrument   or
instruments  subordinating this Lease on the foregoing  basis  to
the lien of any such mortgage or mortgages as shall be desired by
Lessor   and  any  proposed  mortgagee  or  proposed  mortgagees,
provided   such  mortgagee  shall  execute  its  standard   form,
commercially  reasonable  subordination,  attornment   and   non-
disturbance agreement, such form to be consistent with other such
forms used by commercial mortgagees in the industry .

ARTICLE l2.  CONDEMNATION OR EMINENT DOMAIN

    (A)   If  the whole of the Leased Premises are taken  by  any
public authority under the power of eminent domain, or by private
purchase  in  lieu  thereof, then this Lease shall  automatically
terminate upon the date possession is surrendered, and Rent shall
be paid up to that day.  If any part of the Leased Premises shall
be  so  taken  as  to  render  the remainder  thereof  materially
unusable  in the opinion of a licensed third party contractor  or
architect  selected  by Lessee and approved by  Lessor,  for  the
purposes  for which the Leased Premises were leased, then  Lessee
shall have the right to terminate this Lease on thirty (30)  days
notice to the Lessor given within ninety (90) days after the date
of  such taking.  In the event that this Lease shall terminate or
be  terminated,  the  Rent  shall be paid  up  to  the  day  that
possession was surrendered.

   (B)  If any part of the Leased Premises shall be so taken such
that it does not render the remainder thereof materially unusable
for  the  purposes for which the Leased Premises were leased,  in
the  opinion  of a licensed third party contractor  or  architect
selected  by  Lessee and approved by Lessor, then  Lessee  shall,
with  the  use of all of the condemnation proceeds  (to  be  made
available  by Lessor, immediately if such proceeds are less  than
$100,000,  or  if  in  excess of $100,000, under  a  commercially
reasonable construction draw procedure in payment of invoices for
work  performed  submitted  by Lessee  or  its  contractors)  but
otherwise at Lessee's own cost and expense, restore the remaining
portion of the Leased Premises to the extent necessary to  render
it  reasonably suitable for the purposes for which it was leased.
Provided,  however,  Lessee  may  elect  to  replace  the  Leased
Premises with a different restaurant concept, subject to Lessor's
prior  written approval, which approval shall not be unreasonably
withheld  or  delayed,  and  further that  Lessee  shall  not  be
required  (unless  Lessee so elects) to  repair  or  restore  the
Leased  Premises  if the Term or any Renewal  Term  shall  expire
within  two  years of such partial taking.  Lessee  shall  notify
Lessor  of  Lessee's  election to not so restore  or  repair  the
Leased  Premises after such a partial taking within  60  days  of
notice  of such taking.  If Lessee elects to not make such repair
or  restoration, this Lease shall terminate upon Lessor's receipt
of  Lessee's  notice  of termination.  Otherwise,  if  Lessee  so
elects  or  is required to repair or restore the Leased Premises,
Lessee shall make all repairs to the building in which the Leased
Premises  is  located to the extent necessary to  constitute  the
building  a complete architectural unit. Provided, however,  that
such  work shall not exceed the scope of the work required to  be
done  by  Lessee in originally constructing such building  unless
Lessee shall demonstrate to Lessor's reasonable satisfaction  the
availability of funds to complete such work.  Provided,  further,
the  cost thereof to Lessor shall not exceed the proceeds of  its
condemnation  award, all to be done without  any  adjustments  in
Rent  to  be  paid by Lessee, except as follows: any condemnation
proceeds  remaining  after  the  completion  of  the  repair   or
restoration of the Leased Premises shall be paid to Lessor.  This
lease  shall be deemed amended to reflect the taking in the legal
description of the Leased Premises.

    (C)   All  compensation awarded or paid upon  such  total  or
partial taking of the Leased Premises shall belong to and be  the
property  of Lessor without any participation by Lessee,  whether
such  damages shall be awarded as compensation for diminution  in
value  to  the  leasehold or to the fee of  the  premises  herein
leased.   Nothing contained herein shall be construed to preclude
Lessee from prosecuting any claim directly against the condemning
authority   in   such   proceedings  for:   Loss   of   business;
interruption of business; moving expenses; damage to or  loss  of
value or cost of removal of inventory, trade fixtures, furniture,
and  other  personal  property  belonging  to  Lessee;  provided,
however, that no such claim shall diminish or otherwise adversely
affect Lessor's award or the award of any fee mortgagee.

ARTICLE l3.  RIGHT TO INSPECT

    Lessor  reserves the right to enter upon, inspect and examine
the  Leased  Premises  at any time during business  hours,  after
reasonable  notice to Lessee, and Lessee agrees to  allow  Lessor
free  access  to the Leased Premises to show the premises.   Upon
default by Lessee or at any time within one hundred eighty  (180)
days of the expiration or termination of the Lease, Lessee agrees
to  allow Lessor to then place "For Sale" or "For Rent" signs  on
the Leased Premises.

ARTICLE l4.  EXCLUSIVE USE

(A)   After  the  Occupancy  Date, Lessee  expressly  agrees  and
warrants that the Leased Premises will be used exclusively  as  a
Johnny Carino's Country Italian Restaurant (or any derivative  of
such  name as Lessee may use) or, after obtaining Lessor's  prior
written consent, such consent not to be unreasonably withheld  or
delayed,   other  casual  dining  sit-down  restaurant.    Lessee
acknowledges  and  agrees that any other use  without  the  prior
written consent of Lessor will constitute a default under  and  a
violation and breach of this Lease.  Lessee agrees:  To open  for
business on the first day in respect of which Rent is payable; to
operate  all  of the Leased Premises during the Term  or  Renewal
Terms  during regular and customary hours for businesses  similar
to  the  permitted exclusive use stated herein, unless  prevented
from  doing so by causes beyond Lessee's control; and to  conduct
its business in a prudent and reputable manner.

ARTICLE l5.  DESTRUCTION OF PREMISES

    If,  during  the term of this Lease, the Leased Premises  are
totally or partially destroyed by fire or other elements,  within
a reasonable time (but in no event longer than one hundred eighty
(180)  days  and subject to the provisions herein below),  Lessee
shall repair and restore the improvements so damaged or destroyed
as  nearly  as  may  be practical to their condition  immediately
prior  to  such casualty.  All rents payable by Lessee  shall  be
abated  during the period of repair and restoration to the extent
that Lessor shall be compensated by the proceeds of the rent loss
insurance required to be maintained by Lessee hereunder.

    Provided  Lessee  is  not in default hereunder  (and  retains
according  to the terms hereof the right to rebuild),  then  with
the  Lessor's prior written consent (if the repairs  will  exceed
the  amounts set forth in Article 8(B)), which consent shall  not
be  unreasonably withheld or delayed, Lessee shall have the right
to  promptly and in good faith settle and adjust any claim  under
such  insurance policies with the insurance company or  companies
on  the amounts to be paid upon the loss.  The insurance proceeds
shall  be used to reimburse Lessee for the cost of rebuilding  or
restoration of the Leased Premises.  The Leased Premises shall be
so  restored or rebuilt so as to be of at least equal  value  and
substantially  the  same character as prior  to  such  damage  or
destruction.  Provided, however, Lessee may elect to replace  the
Leased  Premises with a different restaurant concept  subject  to
Lessor's  prior  written approval, which approval  shall  not  be
unreasonably withheld or delayed.  If the insurance proceeds  are
less than One Hundred Thousand Dollars ($1000,000), they shall be
paid to Lessee for such repair and restoration.  If the insurance
proceeds  are  greater  than or equal  to  One  Hundred  Thousand
Dollars ($100,000), they shall be deposited by Lessee and  Lessor
into  a  customary construction escrow at a nationally recognized
title  insurance  company,  or at Lessee's  option,  with  Lessor
("Escrowee")  and shall be made available from time  to  time  to
Lessee  for such repair and restoration.  Such proceeds shall  be
disbursed  in  conformity  with the terms  and  conditions  of  a
commercially  reasonable  construction  loan  agreement.   Lessee
shall, in either instance, deliver to Lessor or Escrowee (as  the
case  may  be)  satisfactory evidence of the  estimated  cost  of
completion  together with such architect's certificates,  waivers
of lien, contractor's sworn statements and other evidence of cost
and  of payments as the Lessor or Escrowee may reasonably require
and  approve.  If the estimated cost of the work exceeds  Twenty-
Five Percent (25%) of the original cost to Lessor to acquire  its
interest  in  the  Lease  Premises from  Lessee,  all  plans  and
specifications  for  such  rebuilding  or  restoration  shall  be
subject to the reasonable approval of Lessor.

    Any  insurance  proceeds remaining with  Escrowee  after  the
completion of the repair or restoration shall be paid to Lessor.

    If  the  proceeds from the insurance are insufficient,  after
review of the bids for completion of such improvements, or should
become insufficient during the course of construction, to pay for
the  total cost of repair or restoration, Lessee shall, prior  to
commencement  of  work,  demonstrate  to  Escrowee  and  Lessor's
reasonable satisfaction, the availability of such funds necessary
to  complete construction and Lessee shall deposit the same  with
Escrowee   for   disbursement  under  the   construction   escrow
agreement.  Provided, further, that should the Leased Premises be
damaged or destroyed to the extent of fifty (50%) percent of  its
value  or  such that Lessee cannot carry on business as a  casual
dining restaurant without (in Lessor's reasonable opinion)  being
closed  for more than sixty (60) days (which duration of  closure
may  be  established by Lessee by the affidavit of an independent
third party contractor as to the estimated time of repair) during
the last two years of the remaining term of this Lease or any  of
the  option terms of this Lease, if any further options to  renew
remain,  Lessee may elect within 30 days of such damage, to  then
exercise at least one (1) option to renew this Lease so that  the
remaining  term of the Lease is not less than five (5)  years  in
order  to  be entitled to such insurance proceeds for restoration
or  rebuilding.  Absent such election, this Lease shall terminate
upon  Lessor's  receipt of the insurance proceeds in  the  amount
estimated to restore or rebuild the Leased Premises.

ARTICLE l6.  ACTS OF DEFAULT

   (A)  Each of the following shall be deemed a default by Lessee
and a breach of this Lease:

                              1.   Failure to pay the Rent or any
            monetary  obligation  herein reserved,  or  any  part
            thereof  when  the  same shall be  due  and  payable.
            Interest  and late charges for failure  to  pay  Rent
            when  due shall accrue if Lessee shall fail  to  make
            payment within five days after notice to Lessee  that
            Rent  has  not been paid.   Lessee shall  be  granted
            five  days after written notice to cure such  failure
            to  pay  the  Rent  or any other monetary  obligation
            herein reserved.

                              2.   Failure  to do, observe,  keep
            and  perform  any  of  the  other  terms,  covenants,
            conditions, agreements and provisions in  this  Lease
            to  be  done, observed, kept and performed by Lessee;
            provided,  however,  that Lessee  shall  have  Thirty
            (30)  days  after written notice from  Lessor  within
            which  to cure such default, or such longer  time  as
            may  be  reasonably necessary if such default  cannot
            reasonably  be  cured  within Thirty  (30)  days,  if
            Lessee  is  diligently pursuing a course  of  conduct
            that  in  Lessor's reasonable opinion is  capable  of
            curing  such  default, but in any event  such  longer
            time  shall  not exceed 90 days after written  notice
            from Lessor of the default hereunder.

                              3.  The abandonment of the premises
            by  Lessee, the adjudication of Lessee as a bankrupt,
            the  making by Lessee of a general assignment for the
            benefit  of  creditors, the taking by Lessee  of  the
            benefit   of   any  insolvency  act   or   law,   the
            appointment  of a permanent receiver  or  trustee  in
            bankruptcy  for  Lessee property, or the  appointment
            of  a temporary receiver which is not vacated  or set
            aside  within sixty (60) days from the date  of  such
            appointment.

ARTICLE l7.  TERMINATION FOR DEFAULT

    In the event of any uncured default by Lessee and at any time
thereafter,  Lessor may serve a written notice upon  Lessee  that
Lessor  elects  to terminate this Lease.  This Lease  shall  then
terminate  on  the  date so specified as if that  date  had  been
originally  fixed  as  the expiration date  of  the  term  herein
granted,  provided,  however, that Lessee shall  have  continuing
liability for future rents for the remainder of the original term
and  any  exercised  renewal term as set  forth  in  Article  19,
notwithstanding  any earlier termination of the Lease  hereunder,
preserving  unto  Lessor the benefit of its bargained-for  rental
payments.

ARTICLE l8.  LESSOR'S RIGHT OF RE-ENTRY

     In  the  event  that  this  Lease  shall  be  terminated  as
hereinbefore provided, or by summary proceedings or otherwise, or
in the event of an uncured default hereunder by Lessee, or in the
event  that the premises or any part thereof, shall be  abandoned
by   Lessee,   then   Lessor   or   its   agents,   servants   or
representatives, may immediately or at any time  thereafter,  re-
enter  and resume possession of the premises or any part thereof,
and  remove all persons and property therefrom, either by summary
dispossess  proceedings or by a suitable action or proceeding  at
law,  or  by  force  or otherwise without being  liable  for  any
damages therefor.

ARTICLE l9.  LESSEE'S CONTINUING LIABILITY

   (A)  Should Lessor elect to re-enter as provided in this Lease
or  should  it  take possession pursuant to legal proceedings  or
pursuant  to  any notice provided for by law, it may  either  (i)
terminate  this Lease or (ii) it may from time to  time,  without
terminating  the  contractual obligation of Lessee  to  pay  Rent
under  this Lease, make such alterations and repairs  as  may  be
necessary  to relet the Leased Premises or any part  thereof  for
such  Term or Renewal Terms, at such Rent or Rents, and upon such
other  terms and conditions as Lessor in its sole discretion  may
deem  advisable.  Termination of Lessee's right to possession  by
Court  Order  shall be sufficient evidence of the termination  of
Lessee's  possessory rights under this Lease, and the  filing  of
such  an  Order  shall be notice of the termination  of  Lessee's
Option  to  Purchase as set forth in any Memorandum of  Lease  of
record.

    (B)   Upon  each such reletting, without termination  of  the
contractual  obligation of Lessee to pay Rent under  this  Lease,
all rents received by Lessor from such reletting shall be applied
as follows:

                              1.   First, to the payment  of  any
            indebtedness  other  than  Rent  due  hereunder  from
            Lessee to Lessor;

                              2.   Second, to the payment of  any
            costs  and  expenses  of  such  reletting,  including
            brokerage  fees and attorney's fees and of  costs  of
            such alterations and repairs;

                              3.   Third, to the payment of  Rent
            and   other  monetary  obligations  due  and   unpaid
            hereunder;

                              4.   Finally, the residue, if  any,
            shall  be  held by Lessor and applied in  payment  of
            future  Rent  as the same may become due and  payable
            hereunder.

If  such rents received from such reletting during any month  are
less  than that to be paid during that month by Lessee hereunder,
Lessee  shall pay any such deficiency to Lessor.  Such deficiency
shall be calculated and paid monthly.  No such re-entry or taking
possession  of such Leased Premises by Lessor shall be  construed
as  an  election  on  its part to terminate Lessee's  contractual
obligations under this Lease respecting the payment of  rent  and
obligations  for  the  costs of repair and maintenance  unless  a
written notice of such intention be given to Lessee.

    (C)   Notwithstanding any such reletting without termination,
Lessor  may at any time thereafter elect to terminate this  Lease
for any breach.

    (D)   In addition to any other remedies Lessor may have  with
this  Article 19, Lessor may recover from Lessee all  damages  it
may  incur  by  reason  of any breach, including:   The  cost  of
recovering   and   reletting  the  Leased  Premises;   reasonable
attorney's fees; and, the present value (discounted at a rate  of
10%  per  annum) of the excess of the amount of Rent and  charges
equivalent  to Rent reserved in this Lease for the  remainder  of
the  Term  over  the  then reasonable rent value  of  the  Leased
Premises (or the actual rents receivable by Lessor, if relet) for
the  remainder  of  the  Term, all  of  which  amounts  shall  be
immediately  due and payable from Lessee to Lessor in  full.   In
the  event  that  the  rent  obtained from  such  alternative  or
substitute tenant is more than the Rent which Lessee is obligated
to pay under this Lease, then such excess shall be paid to Lessor
provided  that  Lessor  shall  credit  such  excess  against  the
outstanding obligations of Lessee due pursuant hereto, if any.

    (E)   It  is the object and purpose of this Article  19  that
Lessor  shall be kept whole and shall suffer no damage by way  of
non-payment  of  Rent or by way of diminution  in  Rent.   Lessee
waives  and will waive all rights to trial by jury in any summary
proceedings or in any action brought to recover Rent herein which
may  hereafter be instituted by Lessor against Lessee in  respect
to  the Leased Premises.  Lessee hereby waives any rights of  re-
entry it may have or any rights of redemption or rights to redeem
this Lease upon a termination of this Lease.

ARTICLE 20.  PERSONALTY, FIXTURES AND EQUIPMENT

    (A)   All building fixtures, building machinery, and building
equipment  used in connection with the operation  of  the  Leased
Premises  including,  but  not limited  to,  heating,  electrical
wiring,   lighting,  ventilating,  plumbing,   air   conditioning
systems,  and the equipment owned by Lessor and leased to  Lessee
hereunder as specifically set forth on Exhibit B attached  hereto
and  incorporated herein by reference shall be  the  property  of
Lessor.   All trade fixtures and all other fixtures and  articles
of personal property owned by Lessee shall remain the property of
Lessee.

    (B)   Lessee shall furnish and pay for any and all equipment,
furniture, trade fixtures, and signs, except for such  items,  if
any, described in Article 20(A) above, as owned by Lessor.

    (C)   At  the  end  of the term of this Lease,  the  property
described at Article 20(B) above, after written notice to  Lessor
given  at least ten (10) days prior thereto, may be removed  from
the  Leased Premises by Lessee regardless of whether or not  such
property is attached to the Leased Premises so as to constitute a
"fixture" within the meaning of the law; however, all damages and
repairs to the Leased Premises which may be caused by the removal
of such property shall be paid for by Lessee.

ARTICLE 2l.  LIENS

    Lessee shall not do or cause anything to be done whereby  the
Leased  Premises  may  be encumbered by any mechanic's  or  other
liens.  Whenever and as often as any mechanic's or  other lien is
filed against said Leased Premises purporting to be for labor  or
materials  furnished or to be furnished to Lessee,  Lessee  shall
remove  the lien of record by payment or by bonding with a surety
company  authorized  to do business in the  state  in  which  the
property is located, within twenty (20) days from the date of the
filing  of  said mechanic's or other lien and delivery of  notice
thereof  to  Lessee  of  Lessee's obligation  under  this  Lease.
Should Lessee fail to take the foregoing steps within said twenty
(20) day period, Lessor shall have the right, among other things,
to pay said lien without inquiring into the validity thereof, and
Lessee  shall  forthwith reimburse Lessor for the  total  expense
incurred  by  it  in  discharging said lien  as  additional  Rent
hereunder.

ARTICLE 22.  NO WAIVER BY LESSOR EXCEPT IN WRITING

    No agreement to accept a surrender of the Leased Premises  or
termination of this Lease shall be valid unless in writing signed
by  Lessor.   The delivery of keys to any employee of  Lessor  or
Lessor's agents shall not operate as a termination of the   Lease
or  a  surrender of the premises.  The failure of Lessor to  seek
redress  for  violation  of  any rule or  regulation,  shall  not
prevent a subsequent act, which would have originally constituted
a  violation, from having all the force and effect of an original
violation.  Neither payment by Lessee or receipt by Lessor  of  a
lesser amount than the Rent herein stipulated shall be deemed  to
be  other  than on account of the earliest stipulated Rent.   Nor
shall  any  endorsement or statement on any check nor any  letter
accompanying any check or payment as Rent be deemed an accord and
satisfaction.   Lessor may accept such check or  payment  without
prejudice  to Lessor's right to recover the balance of such  Rent
or  pursue  any other remedy provided in this Lease.  This  Lease
contains  the  entire  agreement between  the  parties,  and  any
executory agreement hereafter made shall be ineffective to change
it,  modify it or discharge it, in whole or in part, unless  such
executory agreement is in writing and signed by the party against
whom  enforcement  of the change, modification  or  discharge  is
sought.

ARTICLE 23.  QUIET ENJOYMENT

    Lessor covenants that Lessee, upon paying the Rent set  forth
in  Article 4 and all other sums herein reserved as Rent and upon
the  due performance of all the terms, covenants, conditions  and
agreements  herein  contained on Lessee's part  to  be  kept  and
performed,  shall have, hold and enjoy the Leased  Premises  free
from  molestation, eviction, or disturbance by Lessor, or by  any
other  person  or persons lawfully  claiming the same,  and  that
Lessor  has  good  right to  make this Lease for  the  full  term
granted, including renewal periods.

ARTICLE 24.  BREACH - PAYMENT OF COSTS AND ATTORNEYS' FEES

    Each  party agrees to pay and discharge all reasonable costs,
and  actual  attorneys'  fees,  including  but  not  limited   to
attorney's fees incurred at the trial level and in any  appellate
or  bankruptcy proceeding, and expenses that shall be incurred by
the  prevailing party in enforcing the covenants, conditions  and
terms  of  this  Lease or defending against  an  alleged  breach,
including  the  costs of reletting.  Such costs, attorneys  fees,
and expenses if incurred by Lessor shall be considered as Rent as
due  and  owing  in  addition to any Rent defined  in  Article  4
hereof.

ARTICLE 25.  ESTOPPEL CERTIFICATES

    Either  party to this Lease will, at any time, upon not  less
than  ten  (10) days prior request by  the other party,  execute,
acknowledge  and deliver to the requesting party a  statement  in
writing,  executed  by  an  executive  officer  of  such   party,
certifying  that:  (a) this Lease is unmodified (or  if  modified
then  disclosure  of such modification shall be made);  (b)  this
Lease is in full force and effect; (c) the date to which the Rent
and other charges have been paid; and (d) to the knowledge of the
signer of such certificate that the other party is not in default
in  the  performance  of  any covenant,  agreement  or  condition
contained  in this Lease, or if a default does exist,  specifying
each such default of which the signer may have knowledge.  It  is
intended  that  any  such statement delivered  pursuant  to  this
Article  may  be  relied  upon by any  prospective  purchaser  or
mortgagee  of  the  Leased  Premises  or  any  assignee  of  such
mortgagee or a  purchaser of the leasehold estate.

ARTICLE 26.  FINANCIAL STATEMENTS

  During  the  term  of this Lease, Lessee  will,  within  one
  hundred  twenty (120) days after the end of Lessee's  fiscal
  year, furnish Lessor with Lessee's financial statements  (in
  SEC  Form  10-K,  if  available).  The financial  statements
  shall  be  prepared  in conformity with  generally  accepted
  accounting principles (GAAP) and shall be certified as  true
  and   correct  by  the  chief  financial  officer  or  other
  authorized  officer  of Lessee.  Lessee shall  also  provide
  Lessor  with  financial statements for the  Leased  Premises
  within  120  days  after the end of each  Lease  Year.   The
  financial statements for the Leased Premises do not need  to
  be  prepared  by an independent certified public accountant,
  but  shall  be  certified as true and correct by  the  chief
  financial  officer  or other authorized officer  of  Lessee.
  Additionally,  during  the term of the  Lease,  Lessee  will
  within forty-five (45) days from the end of each quarter  of
  each  fiscal  year,  furnish Lessor with Lessee's  financial
  statements  (in  SEC  Form  10-Q if available)and  financial
  statements of the Leased Premises for such quarter.   Lessor
  shall  have  the right to require such financial  statements
  for  the  Lessee and the Leased Premises on a monthly  basis
  after  the  occurrence  of  a default  in  any  Lease  Year.
  Provided, however, if Lessee shall not commit a default  for
  twelve  consecutive months, Lessor's right to  require  such
  monthly  financial statements shall terminate  until  Lessee
  shall again commit a default in any given Lease Year.   Said
  quarterly  (or  monthly, if required  by  Lessor)  financial
  statements  do  not  need to be prepared by  an  independent
  certified public accountant, but shall be certified as  true
  and   correct  by  the  chief  financial  officer  or  other
  authorized  officer  of  Lessee.  The  financial  statements
  shall  conform  to  GAAP, and include a  balance  sheet  and
  related  statements of operations, statement of cash  flows,
  statement  of changes in shareholder's equity,  and  related
  notes to financial statements, if any.

ARTICLE 27.  MORTGAGE

   Lessee does hereby agree to make reasonable modifications
of this Lease requested by any Mortgagee of record from time
to  time provided such modifications are not substantial and
do not increase any of the Rents or materially modify any of
the elements of this Lease.

ARTICLE 28.  OPTION TO RENEW

  If this Lease is not previously canceled or terminated and
if Lessee is not then in default, then Lessee shall have the
option  to  renew  this Lease upon the same  conditions  and
covenants  contained in this Lease for Three (3) consecutive
periods  of Five (5) years each (singularly "Renewal Term").
Rent  during  each of the three year period of  any  Renewal
Term  shall  increase  by 5% of the  Rent  payable  for  the
preceding three year period.

   The first Renewal Term will commence on the day following
the  date  the original Term expires and successive  Renewal
Terms will commence on the day of following the last day  of
the  then  expiring  Renewal Term.   Lessee  must  give  one
hundred  twenty (120) days written notice to Lessor  of  its
intent  to  exercise this option prior to the expiration  of
the  original Term of this Lease or any Renewal Term, as the
case may be.

ARTICLE 29.  MISCELLANEOUS PROVISIONS

     (A)    All  notices,  consents,  approvals,  or   other
     instruments required or permitted to be given by either
     party pursuant to this Lease shall be in writing and given
     by  (i)  hand  delivery, (ii) facsimile, (iii)  express
     overnight delivery service or (iv) certified or registered
     mail, return  receipt requested, and shall be deemed to have
     been delivered upon (a) receipt, if hand delivered, (b)
     confirmed transmission, if delivered by facsimile, (c) the
     next  business  day, if delivered by express  overnight
     delivery service, or (d) the third business day following
     the day of deposit of such notice with the United State
     Postal Service, if sent by certified or registered mail,
     return receipt requested.  Notices shall be provided to the
     parties and addresses (or facsimile numbers, as applicable)
     specified on the first page hereof.

    (B)    The terms, conditions and covenants contained  in
this  Lease and any riders and  plans attached hereto  shall
bind  and  inure  to the benefit of Lessor  and  Lessee  and
their  respective  successors, heirs, legal representatives,
and assigns.

     (B)  This  Lease  shall  be governed by  and  construed
          under the laws of the State where the Leased Premises
          are situate.

     (D)   In  the event that any provision of  this  Lease
shall  be held invalid or unenforceable, no other provisions
of  this Lease shall be affected by such holding, and all of
the  remaining  provisions of this Lease shall  continue  in
full force and effect pursuant to the terms hereof.

      (E)   The  Article  captions  are  inserted  only  for
convenience  and  reference, and are not  intended,  in  any
way,  to  define,  limit, describe the  scope,  intent,  and
language of this Lease or its provisions.

      (F)  In the event Lessee remains in possession of  the
premises  herein leased after the expiration of  this  Lease
and  without  the  execution of a new  lease,  it  shall  be
deemed  to  be  occupying said premises  as  a  tenant  from
month-to-month,  subject to all the conditions,  provisions,
and  obligations of this Lease insofar as the  same  can  be
applicable  to  a  month-to-month tenancy  except  that  the
monthly installment of Rent shall be increased 150%  of  the
amount due on the last month prior to such expiration.

      (G)   If  any installment of Rent (whether  lump  sum,
monthly   installments,  or  any  other   monetary   amounts
required  by this Lease to be paid by Lessee and  deemed  to
constitute  Rent hereunder) shall not be paid when  due  and
shall  remain unpaid for five days after written  notice  to
Lessee,  or  financial statements required to  be  delivered
hereunder  by  Lessee remain undelivered when due  for  five
days  after written notice to Lessee, Lessor shall have  the
right  to  charge Lessee a late charge of $250.00 per  month
for  each month (or portion thereof) that any amount of Rent
installment  remains  unpaid or  such  financial  statements
remain undelivered.

      (H)   Any  part of the Leased Premises (excluding  the
Building)  may be conveyed by Lessor for private  or  public
non-exclusive  easement purposes at any time, provided  such
easement does not interfere with the business of Lessee  and
provided   Lessor   has   delivered   to   Lessee    written
notification,  together with a description of  the  location
and  reason  for such easement, at least 30  days  prior  to
such  conveyance.  In such event Lessor shall,  at  its  own
cost  and  expense,  restore the remaining  portion  of  the
Leased  Premises  to  the  extent  necessary  to  render  it
reasonably  suitable  for  the purposes  for  which  it  was
leased,  all to be done without adjustments in  Rent  to  be
paid  by  Lessee.   All proceeds from any conveyance  of  an
easement shall belong solely to Lessor.

      (I)   For  the purpose of this Lease, the term  "Rent"
shall  be  defined as Rent under Article 4,  and  any  other
monetary  amounts  required by this  Lease  to  be  paid  by
Lessee.

      (J)   Lessee agrees to cooperate with Lessor to  allow
Lessor  to  obtain  and use at Lessor's expense  promotional
photographs of the Leased Premises.

ARTICLE 30.  REMEDIES

NON-EXCLUSIVITY.  Notwithstanding anything contained  herein
it  is  the   intent  of  the parties that  the  rights  and
remedies contained herein shall not be exclusive but  rather
shall  be  cumulative  along with  all  of  the  rights  and
remedies  of  the  parties which they may  have  at  law  or
equity.

ARTICLE 31.  HAZARDOUS MATERIALS INDEMNITY

      Lessee  covenants, represents and warrants to  Lessor,
its  successors  and  assigns, (i) that  (except  for  items
normally   used  by  Lessee  in  the  course  of  restaurant
operations and in such case, such items are used and  stored
in  accordance with applicable law or regulation) it has not
used  or  permitted  and will not use or permit  the  Leased
Premises   to   be   used,  whether  directly   or   through
contractors, agents or tenants, and to the best of  Lessee's
knowledge and except as disclosed to Lessor in writing,  the
Leased  Premises  has  not at any time  been  used  for  the
generating,  transporting, treating,  storage,  manufacture,
emission  of,  or  disposal  of  any  dangerous,  toxic   or
hazardous  pollutants, chemicals, wastes  or  substances  as
defined  in the Federal Comprehensive Environmental Response
Compensation  and  Liability Act  of  1980  ("CERCLA"),  the
Federal  Resource  Conservation and  Recovery  Act  of  1976
("RCRA"), or any other federal, state or local environmental
laws,  statutes,  regulations, requirements  and  ordinances
("Hazardous  Materials"); (ii) that to the best of  Lessee's
knowledge,  there  have  been no investigations  or  reports
involving Lessee, or the Leased Premises by any governmental
authority  which  in any way pertain to Hazardous  Materials
(iii)  that to the best of Lessee's knowledge the  operation
of the Leased Premises has not violated and is not currently
violating  any  federal,  state or  local  law,  regulation,
ordinance or requirement governing Hazardous Materials; (iv)
that   to the best of Lessee's knowledge the Leased Premises
is  not listed in the United States Environmental Protection
Agency's  National Priorities List of Hazardous Waste  Sites
nor  any  other list, schedule, log, inventory or record  of
Hazardous  Materials  or  hazardous  waste  sites,   whether
maintained by the United States Government or any  state  or
local  agency;  and  (v) that the Leased Premises  will  not
contain  any formaldehyde, urea or asbestos, except  as  may
have  been disclosed in writing to Lessor by Lessee  at  the
time of execution and delivery of this Lease.  Lessee agrees
to  indemnify  and  reimburse  Lessor,  its  successors  and
assigns, for:

     (a)  any   breach  of  these  representations   and
      warranties, and

     (b)  any loss, damage, expense or cost arising  out  of
     or  incurred by Lessor which is the result of a  breach
     of,  misstatement of or misrepresentation of the  above
     covenants, representations and warranties, and

     (c)  any and all liability of any kind whatsoever which
     Lessor  may, for any cause and at any time, sustain  or
     incur  by  reason of Hazardous Materials discovered  on
     the  Leased Premises during the term hereof  or  placed
     or released on the Leased Premises by Lessee;

together  with  all attorneys' fees, costs and disbursements
incurred  in  connection  with the  defense  of  any  action
against  Lessor arising out of the above.  These  covenants,
representations  and warranties shall be  deemed  continuing
covenants, representations and warranties for the benefit of
Lessor,  and any successors and assigns of Lessor and  shall
survive expiration or sooner termination of this Lease.  The
amount  of  all  such indemnified loss, damage,  expense  or
cost,  shall  bear interest thereon at twelve percent  (12%)
per  annum  and shall become immediately due and payable  in
full  on  demand  of  Lessor, its  successors  and  assigns.
Lessee  shall  not be responsible for any liabilities  under
this  Article  if the liability results from  activities  of
Lessor or any agent, employee, or contractor of Lessor.

ARTICLE 32.  ESCROWS

      Upon  the occurrence of a third default in any  twelve
month  period  by  Lessee, or upon the request  of  Lessor's
Mortgagee, if any, Lessee shall deposit with Lessor  on  the
first  day  of  each  and every month, an  amount  equal  to
one-twelfth  (1/12th) of the estimated  annual  real  estate
taxes,  assessments  and insurance ("Charges")  due  on  the
Leased   Premises,   or  such  higher   amounts   reasonably
determined by Lessor as necessary to accumulate such amounts
to  enable Lessor to pay all charges due and owing at  least
thirty (30) days prior to the date such amounts are due  and
payable.  If  Lessee is depositing into  such  escrow  as  a
result  of  its  third  default in any  given  twelve  month
period,  and Lessee shall not commit a default for a  period
of  24 months from the commencement of such escrowing,  such
escrow shall be discontinued unless renewed according to the
terms  hereof for the occurrence of a third default  in  any
twelve  month  period,  or  upon  the  request  of  Lessor's
mortgagee.

From time to time out of such deposits Lessor will, upon the
presentation to Lessor by Lessee of the bills therefor,  pay
the  Charges  or  will upon presentation of receipted  bills
therefor, reimburse Lessee for such payments made by Lessee.
In the event the deposits on hand shall not be sufficient to
pay  all of the estimated Charges when the same shall become
due  from time to time or the prior payments shall  be  less
than  the  currently estimated monthly amounts, then  Lessee
shall  pay to Lessor on demand any amount necessary to  make
up  the deficiency. The excess of any such deposits shall be
credited  to subsequent payments to be made for such  items.
If  a  default or an event of default shall occur under  the
terms  of  this  Lease, Lessor may, at its  option,  without
being  required so to do, apply any Deposit on hand to  cure
the default, in such order and manner as Lessor may elect.

ARTICLE 33.  NET LEASE

      It is the intent of the parties hereto that this Lease
shall  be a net lease and that the Rent defined pursuant  to
Article 4 should be a net Rent paid to Lessor.  Any and  all
other  expenses  including but not limited to,  maintenance,
repair, insurance, taxes, and assessments, shall be paid  by
Lessee.

ARTICLE 34.  RIGHT OF FIRST REFUSAL

      Lessor, for itself, its successors and assigns, hereby
gives  and  grants to Lessee a right of first  refusal  (the
"Option")  to purchase the Leased Premises, subject  to  the
following terms and conditions:

     (A)  DURATION OF OPTION.  The Option and all rights and
privileges  of  Lessee hereunder shall be in force  for  the
term of this Lease until the expiration of Lessee's right to
possession.

      (B)   MANNER  OF EXERCISING OPTION.  If  Lessor  shall
desire to sell the Leased Premises (subject to the terms  of
this  Lease),  Lessor shall give Lessee  written  notice  of
Lessor's  intention to sell Lessor's interest in the  Leased
Premises.   Such notice ("Lessor's Notice")  shall  state  a
price at which (or greater) Lessor intends to sell all or  a
portion  of  its  interest.  For twenty (20)  business  days
following the giving of such notice, Lessee shall  have  the
option  to  purchase the Lessor's interest at the  price  in
cash  stated  in the Lessor's Notice.  A written  notice  in
substantially  the following form, addressed to  Lessor  and
signed   by  Lessee  and  given,  in  accordance  with   the
provisions  of Article 29(A) hereof, within the  period  for
exercising the Option, submitted with a bank cashier's check
or  money order payable to the order of Lessor in the amount
of  $25,000.00 (the "Earnest Money") shall be  an  effective
exercise of Lessee's Option, to wit:

                           (date)

"We  hereby  exercise  the Option to purchase  the  property
commonly known as __________________, pursuant to the  Right
of  First  Refusal  contained  in  that  certain  Net  Lease
Agreement between us pertaining to said premises.

      (C)  TERMS OF SALE IF OPTION EXERCISED.  Upon Lessee's
exercise of the Option in accordance with the provisions  of
subparagraph (B) hereof, Lessor shall be obligated  to  sell
and  convey by recordable warranty deed, good and marketable
title  to  the Leased Premises subject only to  the  matters
affecting title which were of record at the time Lessor came
into  title  to the Leased Premises and those matters  which
Lessee  created, suffered or permitted to accrue during  the
term  hereof, and Lessee shall be obligated to purchase  the
Premises upon the following terms and conditions:

     (i)  PRICE.  The price "Purchase Price" at which Lessor
     shall   sell  and  Lessee  shall  purchase  the  Leased
     Premises shall be the price stated in Lessor's Notice.

     (ii)CLOSING.  Closing shall be thirty (30)  days  after
     the  expiration of the twenty days within which  Lessee
     may  exercise  its Option, unless the parties  mutually
     agree  otherwise.  The Purchase Price less  credit  for
     the  Earnest Money shall be tendered in cash  or  other
     certified funds by Lessee at Closing.

     (iii)                  EVIDENCE  OF  TITLE.   Not  less
     than  ten  (10)  days  prior to closing,  Lessee  shall
     obtain  a  commitment  for an ALTA  owner's  policy  of
     title  insurance dated within thirty (30) days  of  the
     closing  date, issued by a nationally recognized  title
     insurance  company  selected  by  Lessor  (the   "Title
     Company")   in   the  amount  of  the  Purchase   Price
     determined  pursuant  to  subparagraph  (C)(i)   above,
     naming  Lessee  as the proposed insured,  and  covering
     the  fee  simple  title  to the  Leased  Premises,  and
     showing  Lessor vested with good title  to  the  Leased
     Premises  subject only to the matters  affecting  title
     which  were  of  record at the time  Lessor  came  into
     title  to  the Leased Premises and those matters  which
     Lessee  created, suffered or permitted to accrue during
     the  term  hereof.   Such  title  commitment  shall  be
     conclusive evidence of good title.

(i)  PRORATIONS.  Lessor shall pay the cost of the aforesaid
     title  policy and any and all state and municipal taxes
     imposed by law on the transfer of the title to the Leased
     Premises, or the transaction pursuant to which such transfer
     occurs.  Water, sewer and other utility charges, if any,
     which are not metered, driveway permit charges, if any,
     general real estate taxes, and other similar items, shall be
     adjusted ratably as of the Closing, except to the extent
     otherwise settled between the parties pursuant to other
     provisions of this Lease.  No portion of the Base Rent paid
     by Lessee shall be credited toward the Purchase Price but
     Lessee shall be given a credit for rent prepaid for any
     period after the Closing.

     (v)  ESCROW  CLOSING.   At the election  of  Lessor  or
     Lessee  upon  notice to the other party not  less  than
     five (5) days prior to the Closing, this sale shall  be
     closed  through  an escrow with the Title  Company,  in
     accordance  with the general provisions  of  the  usual
     form of Deed and Money Escrow Agreement then is use  by
     said company, with such special provisions inserted  in
     the  escrow  agreement as may be  required  to  conform
     with  this  agreement.  Upon the creation  of  such  an
     escrow,     anything    herein    to    the    contrary
     notwithstanding,  paying  of  the  purchase  price  and
     delivery of the deed shall be made through the  escrow.
     The  cost  of  the  escrow  shall  be  divided  equally
     between  the  Lessor and Lessee.   If  for  any  reason
     other  than Lessee's default, the transaction fails  to
     close,  the Earnest Money shall be returned  to  Lessee
     forthwith.

     (vi)REMEDIES ON DEFAULT.  If Lessee defaults under  the
     provisions  of  this subparagraph 34(C),  Lessor  shall
     have   the  right  to  annul  the  provisions  of  this
     paragraph  34 by giving Lessee notice of such election,
     provided that Lessor has first notified Lessee of  such
     default  and Lessee has failed to cure the same  within
     ten  (10) days after such notice.  Upon Lessor's notice
     of  annulment in accordance herewith, the Earnest Money
     shall  be  forfeited and paid to Lessor  as  liquidated
     damages,  which  shall be Lessor's sole  and  exclusive
     remedy.   If  Lessor defaults under the  provisions  of
     this  subparagraph 34(C) and fails to cure such default
     within  ten (10) days after being notified of the  same
     by  Lessee,  then in such event, (i) the Earnest  Money
     at  Lessee's election and immediately upon  its  demand
     shall  be  returned to Lessee, which return shall  not,
     however, in any way release or absolve Lessor from  its
     obligations   hereunder  and  (ii)  Lessee   shall   be
     entitled  to  all remedies (both legal  and  equitable)
     the  law  (both statutory and decisional) of the  state
     in  which  the  Leased Premises are  situated  provides
     without  first  having to tender  the  balance  of  the
     purchase  price  as a condition precedent  thereof  and
     without having to make any election of such remedies.

      (D)   EFFECT  OF OPTION ON LEASE.  If  the  Option  is
exercised,  this  Lease shall continue  in  full  force  and
effect until the Closing hereinabove specified.  If for  any
reason  such  Closing  fails  to  occur,  this  Lease  shall
continue  in  full  force and effect,  except  that  if  the
provisions  of this paragraph 34 are annulled by Lessor,  in
accordance  with  subparagraph 34(C)(vi),  by  reason  of  a
default by Lessee, this Lease shall continue but without the
provisions of this paragraph 34 being a part hereof.

      (E)   If  Lessee fails to exercise its Option,  Lessor
shall be free to sell all or any portion of its interest  in
the  Leased Premises for six months following the expiration
of  the  twenty  days within which Lessee may  exercise  its
Option, provided that Lessor shall sell its interest or  any
portion   thereof  for  a  price  (pro-rata  for  a  partial
interest)  equal to or greater than the price set  forth  in
Lessor's Notice.  This Right of First Refusal shall  survive
any  sale  of  the Leased Premises and shall  apply  to  any
subsequent sale or potential sale by Lessor or its assigns.

IN  WITNESS  WHEREOF,  Lessor and Lessee  have  respectively
signed  and  sealed this Lease as of the day and year  first
above written.

LESSEE:   KONA RESTAURANT GROUP, INC.

                            By /s/ Norman J Abdallah
                                Its:President

    REMAINDER OF PAGE INTENTIONALLY LEFT BLANK - LESSOR'S
    SIGNATURE ON FOLLOWING PAGE

LESSOR: AEI INCOME &  GROWTH FUND 23 LLC

                         By:  AEI FUND MANAGEMENT XXI, INC., a
                              Minnesota corporation

                         By: /s/ Robert P Johnson

                                 Robert P. Johnson, President

                          EXHIBIT A

                         1.6310 ACRE

                    (71,046 Square Feet)

THE STATE OF TEXAS
THE COUNTY OF VICTORIA

BEING a 1.6310 acre tract of land situated Farm Lot 2, Block
6,  Range  3,  East Above Town in the Original  Four  League
Grant  to  the Town of Victoria, Victoria County, Texas  and
being  a portion of that certain tract of land described  as
8.759  acres  as conveyed from Myrtle Gunn York to  Victoria
Hank  and  Trust  Company, as Trustee, by  instrument  dated
November 10, 1992, and recorded inVolume 0035, Page  477  of
the  Official Records of Victoria County, Texas, said 1.6310
acre  tract of land being more fully described by metes  and
bounds as follows:

COMMENCING  at  a  5/8 inch diameter iron  rebar  found  for
corner in the east right-of-way line of U.S. Highway No.  77
(also known as N. Navarro Street), said iron rebar marks the
southwest  corner  of  Lot  1, Block  1.  of  Golden  Corral
Subdivision  No.  1, as addition to the  City  of  Victoria,
Victoria County, Texas, according to the established map and
plat of said addition recorded in Volume 7, Page 85D of  the
Map and Plat Records of said County;

THENCE,  South 18 deg. 13' 29" West, along said right-of-way
line, a distance of 221.86 feet to a 5/8 inch diameter  iron
rebar found marking the beginning of a curve to the left;

THENCE,  ins a southwesterly direction along said  curve  to
the   left  and  continuing  along  said  right-of-way  line
(internal  angle  =  2 deg. 18' 40", radius  =3169.85  feet,
chord  bears S 16 deg 30' 57" W, a distance of 152.03  feet)
for  an  arc distance of 152.04 feet to a 5/8 inch  diameter
iron  rebar  found for the POINT OF BEGINNING of the  herein
described tract;

THENCE, South 71 deg 47' 38" East, a distance of 223.07 feet
to  a  5/8  inch  diameter  iron  rebar  found  marking  the
northeast corner of the herein described tract;

THENCE,  South  15 deg. 44' 31" West, a distance  of  284.42
feet  to  a  5/8 inch diameter iron rebar found marking  the
southeast corner of the herein described tract in the  north
line  of that certain tract of land described as 2.10  acres
as conveyed from Myrtle York to CNB Properties by instrument
recorded  in  Volume 1040, Page 484 of the Deed  Records  of
said County;

THENCE, South 85 deg. 01' 17" West, along the north line  of
said  2.10  acre  tract, a distance  of  216.11  feet  to  a
concrete monument found marking the southwest corner of  the
herein described tract, in the aforesaid curving east right-
of-way line of U.S. Highway No. 77, same being the northwest
corner of said 2.10 acre tract;

THENCE,  in  a  northeasterly direction along  said  curving
right-of-way line (internal angle 5 deg. 38' 32",  radius  =
3769.47 ffet, chord bears N 12 deg. 32' 21" E, a distance of
371.05 feet) for an arc distance of 371.20 feet to the POINT
OF  BEGINNING,  CONTAINING, within these  metes  and  bounds
1.6310 acre (71,046 square feet) of land, more or less.

TOGETHER   WITH  certain  rights,  benefits,  and  easements
created   by   that   certain  Declaration   of   Easements,
Restrictions, and Related Agreements of even recording  date
with  the  Special  Warranty  Deed  from  Triton  Commerical
Properties,  Ltd to AEI Net Lease Income & Growth  Fund  XIX
Limited   Partnership,  AEI  Real  Estate  Fund  XV  Limited
Partnership,   and  AEI  Real  Estate  Fund   XVII   Limited
Partnership.

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00008-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00008-of-00352.parquet"}]]