Document:

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                                                                    EXHIBIT 10.5

After Recording Return To:

Donald H. Snell, Esq.
Snell & Brannian
8150 North Central Expressway, Suite 1800
Dallas, Texas 75206

ATTENTION: COUNTY CLERK--THIS INSTRUMENT COVERS GOODS THAT ARE OR ARE TO BECOME
FIXTURES ON THE REAL PROPERTY DESCRIBED HEREIN AND IS TO BE FILED FOR RECORD IN
THE RECORDS WHERE DEEDS OF TRUST ON REAL ESTATE ARE RECORDED. ADDITIONALLY, THIS
INSTRUMENT SHOULD BE APPROPRIATELY INDEXED, NOT ONLY AS A DEED OF TRUST, BUT
ALSO AS A FINANCING STATEMENT COVERING GOODS THAT ARE OR ARE TO BECOME FIXTURES
ON THE REAL PROPERTY DESCRIBED HEREIN. THE MAILING ADDRESSES OF THE GRANTOR
(DEBTOR) AND BENEFICIARY (SECURED PARTY) ARE SET FORTH IN THIS INSTRUMENT.

                       DEED OF TRUST, SECURITY AGREEMENT,
                                       AND
                         ASSIGNMENT OF LEASES AND RENTS

         This DEED OF TRUST, SECURITY AGREEMENT AND ASSIGNMENT OF LEASES AND
RENTS (hereinafter referred to as the "DEED OF TRUST") is executed by
INTERVOICE-BRITE, INC., a Texas corporation ("GRANTOR"), whose address for
notice hereunder is 17811 Waterview Parkway, Dallas, Texas 75252, Attention:
Chief Financial Officer, in favor of WILLIAM T. SAURENMANN, TRUSTEE, and his
successors in the Trust hereby created (such Trustee and any successors in Trust
being hereinafter referred to as "TRUSTEE") for the benefit of the hereinafter
defined "BENEFICIARY":

                                   WITNESSETH:

                                    ARTICLE I

                                   DEFINITIONS

         1.1 As used herein, the following terms shall have the following
meanings:

                  (a) APPLICABLE ENVIRONMENTAL LAWS: All Legal Requirements now
         or hereafter applicable to the use, treatment, processing, disposal,
         transportation, storage or handling of hazardous or toxic wastes or
         substances, including, without limitation, the Resource Conservation
         and Recovery Act of 1987 (42 U.S.C. Section 6901 et seq.), as amended
         from time to time, and regulations promulgated thereunder or pursuant
         thereto, and the Comprehensive Environmental Response, Compensation and
         Liability Act of 1980 (42 U.S.C. Section 9601 et seq.), as amended from
         time to time, and regulations promulgated thereunder or pursuant
         thereto.

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                  (b) BENEFICIARY: Beal Bank, S.S.B., a state savings bank,
         whose address for notice hereunder is 6000 Legacy Drive, 4 East, Plano,
         Texas 75024, Attention: William T. Saurenmann, and the subsequent
         holder or holders, from time to time, of the Note.

                  (c) DEBTOR RELIEF LAWS: Any applicable liquidation,
         conservatorship, bankruptcy, moratorium, rearrangement, insolvency,
         reorganization or similar laws, whether federal or state, affecting the
         rights or remedies of creditors generally, as in effect from time to
         time.

                  (d) ESCROWED FUNDS: The amounts paid by Grantor to Beneficiary
         pursuant to Paragraph 12.4 hereof to be held by Beneficiary in a fund
         for the payment of the Taxes.

                  (e) EVENT OF DEFAULT: Any happening or occurrence described in
         Article VI herein.

                  (f) FIXTURES: All right, title and interest of Grantor in and
         to all materials, supplies, equipment, apparatus and other items now or
         hereafter attached to, installed on or in the Land or the Improvements,
         or which in some fashion are deemed to be fixtures to the Land or
         Improvements under the laws of the State of Texas, including the Texas
         Business and Commerce Code. The term "FIXTURES" shall include, without
         limitation, all items of personalty to the extent that the same may be
         deemed Fixtures under applicable law. The term "FIXTURES" shall not
         include Grantor's movable trade fixtures not used in the operation of
         the Improvements or trade fixtures of any tenants under Leases.

                  (g) GOVERNMENTAL AUTHORITY: Any and all courts, boards,
         agencies, commissions, offices or authorities of any nature whatsoever
         for any governmental unit (federal, state, county, district, municipal,
         city or otherwise) whether now or hereafter in existence.

                  (h) GRANTOR: The above defined Grantor and any and all
         subsequent record or equitable owners of the Mortgaged Property.

                  (i) GUARANTORS (WHETHER ONE OR MORE): None.

                  (j) GUARANTY: None.

                  (k) IMPOSITIONS: The Insurance Premiums, water, gas, sewer,
         electricity and other utility rates and charges; all rentals charged
         under any ground lease covering all or any part of the Mortgaged
         Property; all charges imposed pursuant to any subdivision, planned unit
         development or condominium declaration, declaration of covenants and
         restrictions (including, without limitation, all assessments and other
         charges due to any owners association relating to all or any part of
         the Land); all charges for any easement, license or agreement
         maintained for the benefit of the Mortgaged Property, and all other
         costs, expenses, taxes, charges and assessments (including, without
         limitation, any thereof due to any flood control district affecting any
         part of the Land), and any interest or penalties with respect thereto,
         of any kind and nature whatsoever which at any time prior to or after
         the

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         execution hereof may be assessed, levied or imposed upon any part of
         the Mortgaged Property or upon the ownership, operation, use, occupancy
         or enjoyment thereof, or which are related in any way to the
         transactions contemplated under the Loan Documents.

                  (l) IMPROVEMENTS: Any and all buildings, structures, open
         parking areas and other improvements, and any and all accessions,
         additions, replacements, substitutions or alterations thereof or
         appurtenances thereto, now or at any time hereafter situated, placed or
         constructed upon the Land or any part thereof.

                  (m) INDEBTEDNESS: The principal of, accrued interest on and
         all other amounts and payments due under or secured by the Note, this
         Deed of Trust or any other Loan Document, and all renewals, extensions
         and modifications thereof, together with all funds hereafter advanced
         by Beneficiary to or for the benefit of Grantor or Maker as
         contemplated by any covenant or provision herein or therein contained.

                  (n) INSURANCE PREMIUMS: The premiums payable by Grantor under
         each of the policies of insurance which Grantor is required to maintain
         pursuant to the terms of this Deed of Trust.

                  (o) LAND: The real estate or any interest therein described in
         Exhibit "A" attached hereto and made a part hereof, together with all
         Improvements and Fixtures and all rights, titles and interests
         appurtenant thereto.

                  (p) LEASES: Any and all leases, subleases, licenses,
         concessions or other agreements (written or verbal, now or hereafter in
         effect) which now or hereafter grant a possessory interest in and to,
         or the right to extract, mine, reside in, operate in, sell or use the
         Mortgaged Property.

                  (q) LEGAL REQUIREMENTS: (i) Any and all present and future
         judicial decisions, statutes, rulings, rules, regulations, permits,
         certificates or ordinances of any Governmental Authority in any way
         applicable to Grantor, Maker or any of the Mortgaged Property,
         including, but not limited to, those regarding the ownership, use,
         construction, occupancy, possession, operation, maintenance,
         alteration, repair or reconstruction of all or any part of the
         Mortgaged Property, (ii) any and all Leases and other contracts
         (written or oral) of any nature to which Grantor or Maker may be bound
         and (iii) any and all restrictions, reservations, conditions, easements
         or other covenants or agreements affecting the Mortgaged Property.

                  (r) LOAN: The loan by Beneficiary to Grantor, in an amount not
         to exceed the principal sum of the Note.

                  (s) LOAN DOCUMENTS: The Note, this Deed of Trust, that certain
         Assignment of Landlord's Interest in Leases, of even date herewith,
         executed by Grantor for the benefit of Beneficiary, and any and all
         other documents now or hereafter executed by Grantor to evidence or
         secure the payment of the Note or any other Indebtedness or the
         performance and

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         discharge of the Obligations, and any and all other documents executed
         by Grantor or any other person or entity in connection with the Loan.

                  (t) MAKER: Grantor.

                  (u) MORTGAGED PROPERTY: The Land, Improvements, Fixtures,
         Personalty, Leases and Rents, together with:

                           (i) all right, title and interest of Grantor in and
                  to all rights, privileges, tenements, hereditaments,
                  rights-of-way, easements, appendages and appurtenances in
                  anywise appertaining thereto, and any street, ways, alleys,
                  strips or gores of land adjoining the Land or any part
                  thereof, which Grantor now owns or at any time hereafter
                  acquires;

                           (ii) all betterments, accessions, additions,
                  appurtenances, substitutions, replacements and revisions
                  thereof and thereto and all reversions and remainders therein;

                           (iii) all of Grantor's right, title and interest in
                  and to any award, remuneration, settlement or compensation
                  heretofore made or hereafter to be made by any Governmental
                  Authority to Grantor in regard to the Land, Improvements,
                  Fixtures, Personalty, Leases or Rents, including those for any
                  vacation of, or change of grade in, any streets affecting the
                  Land or the Improvements;

                           (iv) all plans and specifications for the
                  Improvements; all contracts and subcontracts relating to the
                  Land (including, without limitations, development and cost
                  sharing or reimbursement agreements), Improvements, Fixtures,
                  Personalty, Leases and Rents; all deposits (including tenant's
                  security deposits), funds, accounts, contract rights
                  (including, without limitation, rights to reimbursements),
                  instruments, documents, general intangibles (including
                  trademarks, service marks, trade names and symbols used in
                  connection therewith), and notes or chattel paper arising from
                  or by virtue of any transactions directly related to the
                  operation of the property described herein (as opposed to the
                  operation of Grantor's business in the Improvements); all
                  right, title and interest of Grantor in and to all
                  declarations of covenants and other similar documents relating
                  to any part of the Land, and all rights (including, without
                  limitation, membership and ownership rights) in any homeowners
                  or other owners association relating to any part of the Land;
                  all right, title and interest of Grantor under each contract
                  for the sale, exchange or other transfer of all or any part of
                  the Mortgaged Property or any interest therein (herein
                  referred to collectively as the "SALES CONTRACTS"), consent
                  thereto not granted or to be implied hereby, and all deposits
                  thereunder; all right, title and interest of Grantor in and to
                  all permits, licenses, franchises, certificates, and other
                  rights and privileges obtained in connection with the
                  operation of the property described herein (as opposed to the
                  operation of Grantor's business in the Improvements); all
                  proceeds arising from or by virtue of the sale, lease or other
                  disposition of all or any part of the Mortgaged Property
                  (consent to same not granted or to be implied hereby); all
                  proceeds

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                  (including premium refunds) payable or to be payable under
                  each policy of insurance relating to the Mortgaged Property;

                           (v) all other interest of every kind and character
                  which Grantor now has or at any time hereafter acquires in and
                  to the above described real and personal property and all
                  property which is used or useful in connection therewith,
                  including rights of ingress and egress, easements, licenses,
                  and all reversionary rights or interests of Grantor with
                  respect to such property. To the extent permitted by law, all
                  of the foregoing personal property and Fixtures are to be
                  deemed and held to be a part of and affixed to the real
                  property. In the event the estate of the Grantor in and to any
                  of the Land and Improvements is a leasehold estate, this
                  conveyance shall include, and the lien, security interest and
                  assignment created hereby shall encumber and extend to, all
                  other, further or additional titles, estates, interest or
                  rights which may exist now or at any time be acquired by
                  Grantor in or to the property demised under the lease creating
                  such leasehold estate and including Grantor's rights, if any,
                  to purchase the property demised under such lease and, if fee
                  simple title to any of such property shall ever become vested
                  in Grantor, such fee simple interest shall be encumbered by
                  this Deed of Trust in the same manner as if Grantor had fee
                  simple title to such property as of the date of execution
                  hereof without the necessity of any further act by Grantor,
                  Beneficiary or any third party; and

                           (vi) any and all other security and collateral of any
                  nature whatsoever, now or hereafter given for the repayment of
                  the Indebtedness or the performance and discharge of the
                  Obligations.

As used in this Deed of Trust, the term "MORTGAGED PROPERTY" is expressly
defined as meaning all or, where the context permits or requires, any portion of
the above and all or, where the context permits or requires, any interest
therein.

                  (v) NOTE: That certain Promissory Note, dated of even date
         herewith, executed by Maker, payable to the order of Beneficiary, in
         the principal sum of Fourteen Million Dollars ($14,000,000.00), bearing
         interest and being payable as provided therein, becoming finally due
         and payable on the third anniversary of the date of the Note, and any
         and all renewals, extensions and modifications thereof.

                  (w) OBLIGATIONS: Any and all of the covenants, warranties,
         representations and other obligations (other than to repay the
         Indebtedness) made or undertaken by Grantor, Maker or any Guarantor to
         Beneficiary or others as set forth in the Loan Documents.

                  (x) PERMITTED ENCUMBRANCES: The outstanding liens, easements,
         building lines, restrictions, security interests and other matters (if
         any) as set forth on Exhibit "B" attached hereto and made a part
         hereof, together with any other items hereafter expressly approved by
         Beneficiary in writing.

                  (y) PERSONALTY: All of the right, title and interest of
         Grantor in and to all tangible and intangible personal property,
         including all accounts, equipment, consumer goods, chattel

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         paper, goods, inventory, instruments, money, general intangibles,
         documents, minerals, crops and timber (as those terms are defined in
         the Texas Business and Commerce Code) which are attached to, installed
         on or placed or used on, in connection with or which are acquired for
         such attachment, installation, placement or use, or which arise out of
         the development, improvement, financing, leasing, operation, use or
         maintenance of, the Land, the Improvements, Fixtures, together with all
         additions, accessions, accessories, amendments and modifications
         thereto, extensions, renewals, enlargements and proceeds thereof,
         substitutions therefor, and income and profits therefrom. The following
         are included, without limitation, in the definition of Personalty:
         building materials, supplies, machines, engines, boilers, stokers,
         pumps, fans, vents, blowers, dynamos, furnaces, elevators, ducts,
         shafts, pipes, built-in cabinets, shades, blinds, screens, plumbing,
         heating, air conditioning, lighting, lifting, ventilating,
         refrigerating, cooking, medical, laundry and incinerating equipment,
         partitions, drapes, carpets, rugs and other floor coverings, awnings,
         call and sprinkler systems, fire prevention and extinguishing apparatus
         and equipment, water tanks, swimming pools, compressors, vacuum
         cleaning systems, disposals, dishwashers, ranges, ovens, other built-in
         kitchen equipment and cafeteria equipment, recreational equipment, lawn
         and landscaping equipment and supplies, loan commitments, management
         agreements, maintenance and service agreements, utility contracts,
         financing arrangements, bonds, construction contracts, leases,
         licenses, permits, sales contracts, insurance policies and the proceeds
         therefrom, plans and specifications, surveys, rent rolls, books and
         records, and all other rights and privileges. Notwithstanding anything
         herein to the contrary, it is the specific intent of both the Grantor
         and the Beneficiary that the Personalty which is to be a part of the
         Mortgaged Property encumbered by this Deed of Trust shall include all
         Personalty attached to or directly relating to the ownership, use or
         operation of the Land, Improvements and Fixtures, but shall not include
         any Personalty of the Grantor related to the business operations of
         Grantor conducted in the Improvements or the personal property of
         tenants under Leases.

                  (z) RENTS: All of the rents, revenues, income, proceeds,
         royalties, profits and other benefits now or hereafter paid or payable
         for using, leasing, licensing, possessing, operating from or in,
         residing in, selling, mining, extracting or otherwise enjoying or using
         the Mortgaged Property, if any, including, without limitation, all
         damages received following any default under any of the Leases and all
         proceeds payable under any policy of insurance covering loss of rents.

                  (aa) TAXES: All real estate and personal property taxes and
         assessments payable with respect to the ownership, use or operation of
         the Mortgaged Property including, without limitation, all ad valorem
         taxes levied or assessed against the Mortgaged Property.

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                                   ARTICLE II

                                      GRANT

         To secure the full and timely payment of the Indebtedness and the full
and timely performance and discharge of the Obligations, Grantor has GRANTED,
BARGAINED, SOLD and CONVEYED, and by these presents does GRANT, BARGAIN, SELL
and CONVEY unto Trustee the Mortgaged Property, subject, however, to the
Permitted Encumbrances, TO HAVE AND TO HOLD the Mortgaged Property unto Trustee,
his successors in trust and the Trustee's assigns forever, and Grantor does
hereby bind itself, its successors and assigns, to warrant and forever defend
the title to the Mortgaged Property unto Trustee against every person whomsoever
lawfully claiming or to claim the same or any part thereof, by, through or under
Grantor, but not otherwise, subject only to the Permitted Encumbrances;
provided, however, that if the Indebtedness shall be paid in full and the
Obligations shall be fully performed and discharged, then the liens, security
interests, estates and rights granted by the Loan Documents shall terminate;
otherwise, the same shall remain in full force and effect.

         Notwithstanding anything herein to the contrary, this Deed of Trust
will not cover (and the capitalized terms Mortgaged Property, Improvements,
Fixtures and Personalty will not include) the following: (1) inventory, (2)
receivables other than receivables for Rents or for insurance or condemnation
proceeds to be paid because of any damage to or taking of the Land, Improvments
or other Mortgaged Property, or (3) equipment other than equipment that is
incorporated into or used in building systems (such as elevator equipment or
HVAC equipment used for the operation of the buildings on the Land, in contrast
to manufacturing equipment used in the operation of Grantor's business).

                                   ARTICLE III

                         WARRANTIES AND REPRESENTATIONS

         Grantor and Maker hereby unconditionally warrant and represent to
Beneficiary as follows:

         3.1. Organization. Grantor is a corporation duly organized, validly
existing and in good standing under the laws of the State of Texas. Grantor is
duly qualified to transact business in the State of Texas. The execution and
delivery of the Loan Documents have been duly authorized by all necessary
corporate action. Grantor has all requisite authority, licenses and permits to
own, operate and encumber the Mortgaged Property. No proceeding or action is
pending, planned or threatened for the dissolution, termination or annulment of
Grantor.

         3.2. Validity of Documents. The execution, delivery and performance by
Grantor of the Loan Documents and the borrowing evidenced by the Note, (i) have
received all (if any) requisite prior governmental approval in order to be
legally binding and enforceable in accordance with the terms thereof (subject to
the effects on enforceability of applicable Debtor Relief Laws), and (ii) will
not violate, be in conflict with, result in a breach of or constitute (with due
notice or lapse of time, or both) a default under any mortgage, indenture,
agreement, commitment or instrument to which Grantor is a party or by which any
of the assets of Grantor are bound, or any Legal Requirement or

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result in the creation or imposition of any lien, charge or encumbrance of any
nature whatsoever upon any of Grantor's property or assets, except as
contemplated by the provisions of the Loan Documents. The Loan Documents
executed by Grantor constitute the legal, valid and binding obligations of
Grantor and are enforceable against Grantor in accordance with their respective
terms (subject to the effects on enforceability of applicable Debtor Relief
Laws), and Grantor has full and lawful authority to bargain, grant, sell,
mortgage, assign, transfer and convey all of the Mortgaged Property as set forth
herein.

         3.3. Information. All information, reports, papers and data given to
Beneficiary with respect to Grantor, Maker, Guarantor and the Mortgaged Property
are accurate, complete and correct in all material respects and do not omit any
fact necessary to prevent the facts contained therein from being materially
misleading. All information material to the transactions contemplated herein has
been expressly disclosed in writing by Grantor to Beneficiary.

         3.4. Title to Mortgaged Property and Lien of this Instrument. Grantor
has good and indefeasible title to the Land and the Improvements in fee simple,
and good and indefeasible title to the Fixtures, if any, and Personalty, if any,
Leases, Rents, if any, free and clear of any liens, charges, encumbrances,
security interests and adverse claims whatsoever except the Permitted
Encumbrances. This Deed of Trust constitutes a valid, subsisting first priority
deed of trust on the Land, the Improvements and the Fixtures, and a valid,
subsisting first priority security interest in and to the Personalty, Leases and
Rents, all in accordance with the terms hereof, subject to the Permitted
Encumbrances. None of the Personalty has been acquired by Grantor in violation
of any applicable bulk sale law. No person or entity other than Grantor has any
rights or interests of any kind with respect to the Mortgaged Property other
than rights, if any, created by the Leases and/or the Permitted Encumbrances.

         3.5. Taxes and Other Payments. Grantor has filed all federal, state,
county, municipal and city income, franchise and other tax returns which are
required to have been filed by Grantor, and Grantor has paid (or will pay before
they become delinquent) all taxes which have become due pursuant to such returns
or pursuant to any assessments received by Grantor, and Grantor knows of no
basis for any additional assessment in respect of any such taxes. Grantor has
paid or will pay in full (except for such retainages as may be permitted or
required by any Legal Requirements to be withheld by Grantor pending completion
of the Improvements) all sums (i) owing or claimed for labor, material,
supplies, personal property (whether or not constituting a Fixture hereunder)
and services of every kind and character used, furnished or installed in the
Mortgaged Property, and (ii) currently due in regard to any Imposition, and no
claim for any of the same currently exists or will be permitted to become past
due.

         3.6. Litigation. Upon the closing of the loan evidenced by the Note,
there will be no actions, suits or proceedings pending or, to the knowledge of
Grantor, threatened against or affecting Grantor or the Mortgaged Property which
involve the validity or enforceability of this Deed of Trust, any other Loan
Document or the priority of the lien and security interest hereof; and there
will be no other material actions, suits or proceeding pending or, to the
knowledge of Grantor, threatened against or affecting Grantor involving its
business operations, except for any such actions, suits or proceedings disclosed
in (i) the most recent filings made by Grantor with the Securities and Exchange
Commission or (ii) written notice previously delivered to Lender by Grantor.
Futher, no

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event will have occurred (including specifically Grantor's execution of the Loan
Documents and the consummation of the Loan) that will violate, be in conflict
with, result in the breach of or constitute (with due notice or lapse of time,
or both) a default under, any Legal Requirement applicable to - or that will
result in the creation or imposition of any lien, charge or encumbrance of any
nature whatsoever upon (other than the lien and security interest created by the
Loan Documents) - any of the Mortgaged Property.

         3.7. The Financial Statements. Other than has been previously disclosed
in writing to Beneficiary by Grantor, (a) Grantor's financial statements
heretofore delivered to Beneficiary are true, complete and correct in all
material respects, have been prepared in accordance with sound accounting
principles consistently applied, and fairly present the respective financial
conditions of the subjects thereof as of the respective dates thereof; and (b)
no material adverse change in Grantor's financial condition has occurred since
the respective dates thereof, and no borrowings have been made by Grantor
(except in the ordinary course of business) since the date thereof. (Such
disclosures include those set forth in the Form 8K Current Report filed by
Grantor with the Securities and Exchange Commission on April 18, 2002 and in two
press releases dated January 15, 2002 and April 18, 2002, copies of all of which
have been provided by Grantor to Beneficiary.)

         3.8. No Defaults. Grantor is not in default under any of the Loan
Documents, and no event has occurred which by notice, the passage of time or
otherwise would constitute an event of default under any of the Loan Documents.
Grantor is not in default in the payment of any material indebtedness for
borrowed money or under the terms and provisions of any agreement or instrument
evidencing any such indebtedness, other than has been previously disclosed in
writing to Beneficiary by Grantor relating to one or more forbearance agreements
between Grantor and Bank of America, National Association. Grantor is not in
default with respect to any order, writ, injunction, decree or demand of any
court or of any other requirement of any Governmental Authority, which default
could result in any material adverse effect on Grantor or the Mortgaged
Property.

         3.9. Access and Utilities; Compliance with Laws. The Mortgaged Property
has adequate, unrestricted rights of access to dedicated, completed public roads
and all water, sanitary sewer and storm drain facilities and other public
utilities necessary to the use of the Mortgaged Property and Improvements for
their current purposes (as a first class, full service, office building as
permitted by applicable zoning ordinances) are available to and connected to and
are servicing the Mortgaged Property. The Improvements fully comply with all
applicable laws, rules, ordinances and regulations, including, without
limitation, zoning ordinances and regulations, parking ordinances and
architectural barrier laws.

         3.10. Lien Potential. Grantor has not taken, suffered, or permitted any
action, the effect of which would be to establish or cause the inception or
priority of any mechanics' or materialman's lien, statutory or otherwise, or any
other lien, charge, or encumbrance upon the Mortgaged Property (or any part
thereof) to be prior or superior to the lien and security interest of this Deed
of Trust. Each contractor, subcontractor, mechanic and materialman which has at
any time supplied labor or materials to the Mortgaged Property has been paid in
full, and Grantor has received no lien affidavits with respect to the Mortgaged
Property.

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<PAGE>

         3.11. Dangerous Conditions. There is no dangerous condition affecting
any portion of the Mortgaged Property, and the use by Grantor of the Mortgaged
Property for its intended purpose will not result in the violation of any law,
ordinance or regulation applicable to the Mortgaged Property.

         3.12. Environmental Matters. To the Grantor's current actual knowledge
and belief, except as may be described in that certain Phase I Environmental
Site Assessment, dated February 22, 2002, prepared by Applied Earth Sciences,
Inc., relating to the Land and Improvements (the "ESA"), the Mortgaged Property
is not in violation of any Applicable Environmental Laws and is not subject to
any existing, pending or threatened investigation or inquiry by any Governmental
Authority or to any remedial obligations under any Applicable Environmental
Laws. Grantor has no knowledge that, except as may be described in the ESA, or
otherwise disclosed to Beneficiary in writing any flammable explosives,
radioactive materials, hazardous or toxic wastes, hazardous or toxic substances
or related materials have been used, generated, manufactured, stored, spilled,
released, or disposed of on, under, from, about or onto the Mortgaged Property.
In addition, Grantor has no current, actual knowledge, except as may be
described in the ESA, of any presence, disposal, spill, use or release of any
hazardous or toxic wastes, hazardous or toxic substances or related materials
on, under, from, about or onto the Mortgaged Property prior to Grantor's
acquisition of title to the Mortgaged Property. To the Grantor's current actual
knowledge and belief, except as may be described in the ESA, no asbestos or
asbestos-containing materials have been installed, used, incorporated into or
disposed of in the Improvements or on the Land at any time. To the Grantor's
current actual knowledge and belief, except as may be described in the ESA, no
underground tanks or containers of any nature are located on the Mortgaged
Property, or were located on the Mortgaged Property and subsequently moved or
filled. To the Grantor's current actual knowledge and belief, except as may be
described in the ESA, there are no polychlorinated byphenyls (PCBs) located upon
or in the Mortgaged Property, including but not limited to any electrical
transformers, flares and light fixtures with ballasts, cooling oils, or any
other similar equipment or device of any nature. To the Grantor's current actual
knowledge and belief, except as may be described in the ESA, there are no
conditions likely to exist during the term of this Deed of Trust, or in the
foreseeable future, which would require or are likely to require clean up,
removal, remedial action, or other responsive action pursuant to any Applicable
Environmental Laws by Grantor, or which would subject Grantor to damages,
penalties, injunctive relief or clean up costs under any Applicable
Environmental Laws. To the Grantor's current actual knowledge and belief, except
as may be described in the ESA, no permits, licenses or approvals are required
under any Applicable Environmental Laws relative to the Mortgaged Property which
have not been obtained. Neither the Mortgaged Property nor Grantor are subject
to any judgment, decree, order or citation which relates to or arises out of a
violation of any Applicable Environmental Law, or that requires Grantor to clean
up, remove or take remedial action or other responsive action pursuant to any
Applicable Environmental Law. To the Grantor's current actual knowledge and
belief, except as may be described in the ESA, or otherwise disclosed to
Beneficiary in writing there are not now, nor to Grantor's knowledge after
reasonable investigation, have there ever been any substances classified as
hazardous, or toxic under any Applicable Environmental Law, stored, deposited,
treated, recycled or disposed of on, under, or at the Mortgaged Property.
Grantor will fully comply with all Applicable Environmental Laws relative to the
Mortgaged Property at all times in the future. To the Grantor's current, actual
knowledge, Grantor has disclosed to all applicable Governmental Authorities all
facts, conditions and circumstances, if any, pertaining to the Mortgaged
Property which are required to be disclosed under Applicable Environmental Laws.

                                       10
<PAGE>

                                   ARTICLE IV

                              AFFIRMATIVE COVENANTS

         Grantor and Maker hereby jointly and severally, unconditionally
covenant to and agree with Beneficiary as follows:

         4.1. Payment and Performance. Grantor will pay the Note and the other
Indebtedness in accordance with the terms of the Note and the other Loan
Documents, and Grantor will fully perform or cause to be performed all of the
Obligations on or before the dates they are to be performed.

         4.2. Existence. Grantor will preserve and keep in full force and effect
its existence, rights, franchises and trade names, and all licenses and permits
necessary for the operation of the Mortgaged Property for its intended use.

         4.3. Compliance with Legal Requirements. Grantor will promptly and
faithfully comply with, conform to and obey all present and future Legal
Requirements, whether or not the same shall necessitate structural changes in,
improvements to, or interfere with the use or enjoyment of, the Mortgaged
Property.

         4.4. Payment of Impositions. Grantor will duly pay and discharge, or
cause to be paid and discharged, the Impositions not later than the date upon
which the Impositions become due; provided, however, that Grantor may, if
permitted by law and if installment payments would not create or permit the
filing of a lien against the Mortgaged Property, pay the Impositions in
installments, whether or not interest shall accrue on the unpaid balance of such
Impositions and provided further, that Grantor may in good faith contest any
thereof so long as (i) Grantor provides to Beneficiary, pursuant to documents
satisfactory to Beneficiary, a bond or other collateral satisfactory to
Beneficiary in its sole discretion and in an amount satisfactory to Beneficiary
in its sole discretion and (ii) such Impositions are paid prior to the time any
part of the Mortgaged Property may be sold or levied upon for the payment
thereof. Notwithstanding any such contest, Beneficiary may, at any time
Beneficiary determines in its reasonable judgment that such contest may have a
material adverse effect on the Mortgaged Property or any rights of Beneficiary
under the Loan Documents, pay the amounts being contested and such amounts so
paid will be due and payable by Grantor to Beneficiary on demand by Beneficiary
and shall bear interest at the Default Rate as provided in the Note. Within
fifteen (15) days following the due date of any of the Insurance Premiums (or
any installment thereof), Grantor, if paying such Impositions directly pursuant
to the terms of this Deed of Trust, shall furnish Beneficiary with evidence
satisfactory to Beneficiary of the payment thereof.

         4.5. Condition of Property. Grantor will keep the Mortgaged Property in
a first class condition and presenting a first class appearance and will make
all repairs, replacements, renewals, additions, betterments, improvements and
alterations thereof and thereto, interior and exterior, structural and
nonstructural, ordinary and extraordinary, foreseen and unforeseen, which are
necessary or reasonably appropriate to keep same in such order and condition.
Grantor will also use reasonable efforts to prevent any act or occurrence which
might impair the value or usefulness of the

                                       11
<PAGE>

Mortgaged Property for its intended usage. In instances where repairs,
replacements, renewals, additions, betterments, improvements or alterations are
required in and to the Mortgaged Property on an emergency basis to prevent loss,
damage, waste or destruction thereof, Grantor shall proceed to construct same,
or cause same to be constructed, notwithstanding anything to the contrary
contained in Paragraph 5.2 hereinbelow; provided, however, that in instances
where such emergency measures are to be taken, Grantor will promptly notify
Beneficiary in writing of the commencement of same and the measures to be taken,
and when same are completed, the completion date and the measures actually
taken.

         4.6 Repairs. Grantor shall not make or allow to be made any
improvements to the Mortgaged Property unless approved by Beneficiary in
writing, which approval may be granted or withheld at the sole discretion of
Beneficiary; however, the Beneficiary's consent shall not be required for
interior finish improvements that are required or permitted under any Lease
consented to by Beneficiary or that Grantor undertakes for its own use, provided
such interior finish improvements will not have any significant adverse impact
on the value of the Mortgaged Property. Notwithstanding the foregoing, Grantor
shall notify Beneficiary in writing at least 15 days in advance of commencing
any work, whether or not Beneficiary's consent to the work is required. In no
event shall Beneficiary have any liability or responsibility whatsoever with
respect to any improvements made to the Mortgaged Property by Grantor, and as a
condition to the commencement of construction, Grantor shall cause all
contractors, subcontractors and other persons engaged by or on behalf of Grantor
with respect to the work to procure and maintain insurance coverage against such
risks, in such amounts and with such companies as Beneficiary may reasonably
require fully insuring and protecting Beneficiary in connection with the
completion of Grantor's improvements. Beneficiary, by approving the Plans for
the construction of improvements to the Mortgaged Property, is not thereby
consenting to the imposition of any mechanic's or materialmen's or other lien
upon the Mortgaged Property as a result of the furnishing of any materials,
furnishings or equipment or the performance of any labor or services, and in no
event shall this Deed of Trust be deemed to have been subordinated to any such
lien or claim.

         4.7. Insurance. Grantor shall obtain and maintain the following types
of insurance upon and relating to the Mortgaged Property:

                  (a) Comprehensive general liability in an amount not less than
         $2,000,000 insuring against personal injury, death and property damage
         and naming Beneficiary as additional insured;

                  (b) "All Risk" property and fire insurance (with extended
         coverage and endorsement) in an amount not less than the full
         replacement value of the Improvements (with a deductible not to exceed
         $10,000.00 and with co-insurance limited to a maximum of 10% of the
         amount of the policy), naming Beneficiary under a standard mortgagee
         clause (438 BFU) and including agreed amount, inflation guard,
         replacement cost and waiver of subrogation endorsements;

                  (c) Business interruption insurance for a period of twelve
         (12) months; and

                                       12
<PAGE>

                  (d) Such other types of insurance as may be required from time
         to time by Beneficiary in the exercise of its reasonable judgment.

         Upon the request of Beneficiary, Grantor shall increase the coverages
under any of the insurance policies required to be maintained hereunder or
otherwise modify such policies in accordance with Beneficiary's reasonable
request. All of the insurance policies required hereunder shall be issued by
corporate insurers licensed to do business in the State of Texas rated A or
better by A.M. Best Company and shall be in form reasonably acceptable to
Beneficiary. Certificates of all insurance required to be maintained hereunder
shall be delivered to Beneficiary, along with evidence of the payment in full of
all premiums required thereunder, concurrently with Grantor's execution of this
Deed of Trust. All such certificates shall be in form acceptable to Beneficiary
in the exercise of its reasonable judgment. All renewal and substitute policies
of insurance shall be delivered to Beneficiary, along with evidence of the
payment in full of all premiums required thereunder, at least 15 days before
termination of the policies being renewed or substituted. If any loss caused by
an insured peril shall occur at any time when Grantor shall be in default
hereunder, Beneficiary shall be entitled to the benefit of all insurance
policies held or maintained by Grantor, to the same extent as if same had been
made payable to Beneficiary, and upon foreclosure hereunder, Beneficiary shall
become the owner of any proceeds payable thereunder with respect to such loss
occurring prior to such foreclosure. Beneficiary shall have the right, but not
the obligation, to make premium payments, at Grantor's expense, to prevent any
cancellation, endorsement, alteration or reissuance of any policy of insurance
maintained by Grantor, and such payments shall be accepted by the insurer to
prevent same.

         4.8. Restoration Following Casualty. If any act or occurrence of any
kind or nature (including any casualty for which insurance was not obtained or
obtainable) shall result in damage to or destruction of the Mortgaged Property
(such event being called a "LOSS"), Grantor will give prompt written notice
thereof to Beneficiary. All insurance proceeds paid or payable in connection
with such Loss shall be paid to Beneficiary. Beneficiary shall have the right to
either (a) place all insurance proceeds received in connection with such Loss in
a separate account for the benefit of Beneficiary and Grantor to be used to
restore, repair or replace and rebuild the Mortgaged Property as nearly as
possible to its value, condition and character immediately prior to such Loss or
(b) if at the time of such Loss (i) any Event of Default or event or condition
which, with the giving of notice and the passage of time, or both would
constitute an Event of Default then exists or (ii) Beneficiary reasonably
determines that Maker will be unable to pay all amounts becoming due under the
Note during the pendency of any restoration or repairs to or replacement of the
Mortgaged Property or (iii) the available insurance proceeds (plus such other
sums as are deposited by Grantor with Beneficiary, as required by Beneficiary,
to pay costs of repair of the Mortgaged Property) are insufficient, in
Beneficiary's judgment, to fully and completely restore, repair or replace the
Mortgaged Property, or (iv) the cost to repair and restore the Mortgaged
Property is greater than 50% of the original principal amount of the Note, apply
all insurance proceeds in connection with such Loss to the payment of the
Indebtedness and Obligations in such order as Beneficiary may elect; provided,
so long as none of the conditions in clauses (i) through (iv) are existing,
Beneficiary shall make the insurance proceeds available to Grantor for
restoration of the Property. Provided that Beneficiary makes the insurance
proceeds available to Grantor for the restoration of the Property, Grantor
hereby covenants to diligently prosecute any restoration, repairs or replacement
of the Mortgaged Property undertaken by or on behalf of Grantor pursuant to this
Paragraph 4.8, and agrees that all such work

                                       13
<PAGE>

shall be conducted pursuant to written contracts approved by Beneficiary in
writing. In the event any insurance proceeds remain following the restoration,
repair or replacement of the Mortgaged Property, at Beneficiary's option, such
proceeds either shall be applied to the Indebtedness in such order as
Beneficiary may elect or shall be released by Grantor.

         4.9. Inspection. Grantor will permit Trustee and Beneficiary, and their
agents, representatives and employees, to inspect the Mortgaged Property at all
reasonable times.

         4.10. Defense of Actions. If the title of the Trustee to, or the
interest of Beneficiary in, the Mortgaged Property, or any part thereof, or the
Loan, or the respective rights and obligations of Grantor and Beneficiary
pursuant to this Deed of Trust, shall be endangered or shall be attacked,
directly or indirectly, Grantor hereby authorizes Beneficiary, at Grantor's
expense, take all necessary and proper steps (as determined by Beneficiary in
the exercise of its reasonable judgment) for the defense of such title or
interest, including the employment of counsel, the prosecution or defense of
litigation and the compromise or discharge of claims made against such title or
interest in the Mortgaged Property. Grantor will indemnify and hold Beneficiary
harmless from and against any and all loss, cost, damage, liability or expense
incurred by Beneficiary in protecting its interests hereunder in such an event
(including all court costs and attorneys' fees) excluding any thereof arising
from the gross negligence or willful misconduct of Beneficiary or Trustee.

         4.11. Future Impositions. If at any time any law shall be enacted
imposing or authorizing the imposition of any tax upon this Deed of Trust or
upon any rights, titles, liens or security interests created hereby or upon the
Note, or any part thereof (other than income taxes due from Beneficiary as a
result of payments on the Note), Grantor shall immediately pay or cause to be
paid all such taxes; provided, however, that in the alternative, Grantor may, in
the event of the enactment of such a law, and must, if it is unlawful for
Grantor to pay such taxes, prepay the Note in full (without penalty or premium)
within sixty (60) days after demand therefor by Beneficiary. Grantor shall, upon
request, promptly furnish at any time and from time to time, a written statement
or affidavit, in such form as may be required by Beneficiary, stating the amount
of the unpaid balance of the Note and that there are no offsets or defenses
against full payment of the Note and performance of the terms hereof or, if
there are any such offsets and defenses, specifying them in detail.

         4.12. Books and Records. Grantor will maintain full and accurate books
of account and other records reflecting the results of its operations and will
furnish or cause to be furnished to Beneficiary, (i) on or before 90 days
following the end of each fiscal year of Grantor, annual balance sheet and
profit and loss statements with respect to Grantor prepared in accordance with
sound accounting principles consistently applied and certified as true and
correct by the Chief Financial Officer of Grantor and by Ernst & Young or other
independent certified public accountant(s) acceptable to Beneficiary, (ii) on or
before 45 days following the end of each fiscal quarter of Grantor, a quarterly
financial statement of Grantor certified by Grantor as being true, correct and
complete, (iii) promptly following the preparation thereof, true, correct and
complete copies of all reports and documents required of Grantor by applicable
securities laws, and (iv) all other financial information and reports with
respect to Grantor or the Mortgaged Property which Beneficiary may reasonably
request, including, without limitation, copies of the most recent federal income
tax returns of Grantor. All of the above-referenced financial statements shall
be presented in accordance with generally accepted accounting principles and
shall be certified by Grantor or its independent

                                       14
<PAGE>

auditors as being true, correct and complete in all material respects for the
period covered thereby. At any time, and from time to time, Grantor shall
deliver to Beneficiary such other financial statements and data as Beneficiary
shall reasonably request with respect to Grantor and/or the revenues or
expenditures related to the ownership, maintenance, use and operation of the
Mortgaged Property, and Beneficiary shall have the right, at any time when an
Event of Default has occurred and is continuing, to audit Grantor's books of
account and records relating to such revenues and expenditures related to the
Mortgaged Property, all of which shall be maintained and made available to
Beneficiary and Beneficiary's representatives for such purposes at the offices
of Grantor in Dallas, Texas or at such other location as Beneficiary may
approve. If any such audit by Beneficiary reveals any errors, omissions or
discrepancies in the information audited that has a material impact upon the
rights or obligations of the parties under this Deed of Trust, Beneficiary may
require that such information thereafter be prepared by an independent certified
public accountant acceptable to Beneficiary, at Grantor's expense, and Grantor
shall also pay the cost of the audit performed by Beneficiary which discovers
such errors, omissions or discrepancies.

         Notwithstanding the foregoing, so long as Grantor is a company subject
to the periodic reporting requirements of Section 12 of the Securities Exchange
Act of 1934, as amended, Grantor shall be deemed to have satisfied its
obligations under this subsection for reporting its financial condition if
Grantor delivers to Beneficiary the same reports that it is required by
securities laws to provide to its shareholders, including (i) quarterly
financial reports certified by its an officer of Grantor (subject to year-end
adjustments) and (ii) annual reports with opinions of Grantor's auditors.

         4.13. Late Charge. Grantor will pay any Late Charge, as defined in the
Note, imposed in accordance with the terms of the Note.

         4.14. Expenses. Grantor shall pay all costs and expenses incurred by
Beneficiary from time to time in connection with the Mortgaged Property, the
Loan, the Loan Documents, any amendments or modifications to any of the Loan
Documents, any waiver of any provisions of the Loan Documents and any other
matter related to the Loan including, without limitation, the reasonable costs
and expenses of the preparation of the Loan Documents and of any other documents
or instruments Beneficiary in its reasonable judgment considers necessary or
appropriate with respect to the Loan, the cost and expenses of or incident to
the enforcement or performance of and compliance with any of the provisions of
this Deed of Trust or any of the other Loan Documents and any other costs and
expenses of any kind or nature whatsoever which at any time prior to or after
the execution hereof are payable with respect to the Mortgaged Property, or the
ownership, operation, use, occupancy or enjoyment thereof, or which are related
in any way to the transactions contemplated under this Deed of Trust.

         4.15. Additional Acts. In addition to the acts recited herein and
contemplated to be performed, executed and/or delivered by Grantor, Grantor
hereby agrees, at any time, and from time to time upon the request of Trustee or
Beneficiary, to perform, execute, acknowledge, deliver, record and/or file such
further instruments, do such further acts and give such further assurances as
may be reasonably necessary or proper to (a) promptly implement the intent of
Grantor and Beneficiary under this Deed of Trust; (b) promptly correct any
defect, error or omission which may be discovered in this Deed of Trust or any
other Loan Document, and execute any and all additional documents, as may be
requested by Beneficiary to correct such defect, error or omission; (c) assure
Beneficiary

                                       15
<PAGE>

a valid and direct first priority lien and first priority perfected security
interest under the Loan Documents or any of them on the Mortgaged Property; (d)
create, perfect, preserve, maintain and protect the liens and security interests
created or intended to be created by the Loan Documents; and (e) provide the
rights and remedies to Beneficiary granted or provided for by the Loan
Documents. Grantor, upon request of Trustee or Beneficiary, will execute,
acknowledge, deliver and record and/or file such further instruments and do such
further acts as Beneficiary, in the exercise of its reasonable judgment, may
determine to be necessary, desirable or proper to carry out more effectively the
purposes of the Loan Documents, to subject to the liens and security interests
thereof any property intended by the terms thereof to be covered thereby,
including specifically, without limitation, any renewals, additions,
substitutions, replacements or appurtenances to the Mortgaged Property, and to
complete, execute, record and file any document or instrument necessary to place
third parties on notice of the liens and security interests granted under the
Loan Documents. Grantor hereby irrevocably appoints Trustee and Beneficiary as
its agents and attorneys-in-fact to execute, acknowledge and deliver all such
instruments and additionally to record and file any of the same as may be
necessary, however, so long as no Event of Default or event or condition which,
with the giving of notice, the passage of time, or both, could mature into an
Event of Default exists, Beneficiary will provide to Grantor written notice of
the proposed exercise by Trustee or Beneficiary of rights under this appointment
at least ten (10) days (or such shorter period as may be possible in case of an
emergency) prior to such exercise.

         4.16. Notices by Governmental Authority, Fire and Casualty Losses, Etc.
Grantor shall timely comply with and promptly furnish to Beneficiary true and
complete copies of any official notice or claim by any Governmental Authority
pertaining to the Mortgaged Property; provided, however, subject to the
satisfaction of the conditions specified in Paragraph 4.4 above, Grantor may
contest in good faith any such notice or claim. Grantor shall promptly notify
Beneficiary of any fire or other casualty or any notice of taking or eminent
domain action or proceeding affecting the Mortgaged Property.

         4.17. Notice of Certain Events. Grantor shall promptly notify
Beneficiary if Grantor learns of the occurrence of (a) any event which
constitutes an Event of Default or a default under any of the Loan Documents,
together with a detailed statement of the steps being taken to cure such
default, or (b) the receipt of any notice from, or the taking of any other
action by, the holder of any promissory note, debenture or other evidence of
indebtedness of Grantor, with respect to a claimed default, together with a
detailed statement specifying the notice given or other action taken by such
holder and the nature of the claimed default and what action Grantor is taking
or proposes to take with respect thereto, or (c) any legal, judicial or
regulatory proceedings affecting Grantor or any of its properties in which the
amount involved is material and is not covered by insurance, or which, if
adversely determined, could reasonably be expected to have a material adverse
effect upon Grantor or the Mortgaged Property, or (d) any other event or
condition having a material adverse effect on Grantor, any Guarantor or the
Mortgaged Property.

         4.18. Certificates of Compliance. Within fifteen (15) days following
receipt of a request from Beneficiary (which, unless required by law, rule or
regulation, Beneficiary agrees will not be made more than two (2) times in any
twelve (12) month period), Grantor will furnish or cause to be furnished to
Beneficiary certificates of compliance signed by Grantor, (i) stating that a
review of the activities of Grantor has been made to determine whether Grantor
has fulfilled all of its obligations under the Loan Documents; (ii) stating that
Grantor has fulfilled all of its obligations

                                       16
<PAGE>

under the Loan Documents and that all representations made herein and therein
continue to be true and correct in all material respects (or specifying the
nature of any change), or if an Event of Default shall have occurred, specifying
the Event of Default and the nature and status thereof; (iii) to the extent
requested from time to time by Beneficiary, specifically affirming compliance of
Grantor with any of its representations or obligations under the Loan Documents;
and (iv) containing or accompanied by such financial or other details,
information and material as Beneficiary may reasonably request to evidence such
compliance.

         4.19. Restriction on Distribution. Grantor shall use the proceeds of
the Loan only for the purposes described in the Borrower's Affidavit which is
being delivered to Beneficiary as one of the Loan Documents.

         4.20. No Conditional Sale Contracts, Etc. Without the prior written
consent of Beneficiary, no materials, equipment, or fixtures shall be supplied,
purchased, or installed for the operation of the Improvements pursuant to
security agreements, conditional sale contracts, lease agreements, or other
arrangements or understandings whereby a security interest or title is retained
by any party or the right is reserved or accrues to any party to remove or
repossess any such materials, equipment, or fixtures intended to be utilized in
the operation of the Improvements.

         4.21. Indemnification. Grantor agrees to indemnify Beneficiary and to
hold Beneficiary harmless from and against any and all claims, demands, causes
of action, losses, damages, liabilities, costs and expenses (including, without
limitation, attorneys' fees and court costs) at any time asserted against or
incurred by Beneficiary by reason of, arising out of or in connection with any
violation or breach by Grantor of any of the terms and provisions of the Loan
Documents including, without limitation, any breach or violation of any
Applicable Environmental Laws, except to the extent caused by the gross
negligence or willful misconduct of Beneficiary or Trustee. In addition, Grantor
agrees to indemnify Beneficiary and to hold Beneficiary harmless from and
against any and all costs, expenses, damages, losses or liabilities incurred or
suffered by Beneficiary as a result of any removal or remedial obligations
imposed with respect to the Mortgaged Property under any Applicable
Environmental Laws, except to the extent caused by the gross negligence or
willful misconduct of Beneficiary.

         4.22. Compliance with Applicable Environmental Laws. Grantor will not
cause or permit the Mortgaged Property to be in violation of any Applicable
Environmental Laws, or do or permit anything to be done which will subject the
Mortgaged Property to any remedial obligations under any Applicable
Environmental Laws. Grantor will promptly notify Beneficiary in writing of any
existing, pending or threatened investigation by any Governmental Authority
under or in connection with any Applicable Environmental Laws. Grantor will not
use the Mortgaged Property in a manner which will result in the disposal or
release of any hazardous substances or solid waste on, from or to the Mortgaged
Property, and shall at all times keep the Mortgaged Property free of all
hazardous substances and wastes in violation of Applicable Environmental Laws.
If at any time during the existence of this Deed of Trust, Beneficiary receives
information leading Beneficiary to believe that the Mortgaged Property is not
free of hazardous substances or wastes in violation of Applicable Environmental
Laws, then Grantor shall provide to Beneficiary, at Grantor's sole cost and
expense and within a reasonable period of time following Beneficiary's request
therefor, a current report by

                                       17
<PAGE>

an environmental engineer acceptable to Beneficiary and covering such matters
with respect to the Mortgaged Property as may be required by Beneficiary, in the
exercise of its reasonable discretion. If Grantor fails to provide Beneficiary
with such report within a reasonable period of time following Beneficiary's
request therefor, Beneficiary shall have the right to obtain such report at
Grantor's cost, and the same shall be a demand obligation owing by Grantor to
Beneficiary and shall be a part of the Indebtedness. Grantor covenants to
operate the Mortgaged Property (whether or not such property constitutes a
"FACILITY" as defined by the Comprehensive Environmental Response, Compensation
and Liability Act of 1980, as amended ("CERCLA")), so that no cleanup or other
obligation arises in respect of CERCLA or other applicable Environmental Law
which would constitute a lien or charge on the Mortgaged Property prior to that
of this Deed of Trust. If any such claim be made or any obligation should
nevertheless arise hereafter, Grantor agrees that it will, at its own expense,
(a) promptly cure same and (b) indemnify Beneficiary from any liability,
responsibility or obligation in respect thereof or in respect of any cleanup or
other liability as successor, secured party or otherwise (regardless of whether
or not Beneficiary may be deemed to be an "owner or operator" under CERCLA) for
any reason including, but not limited to, the enforcement of Beneficiary's
rights as a secured party under this Deed of Trust or any obligation of law,
except to the extent caused solely by the gross negligence or willful misconduct
of Beneficiary.

         4.23. Maintenance of Rights of Way, Easements and Licenses. Grantor
will maintain, preserve and renew all rights of way, easements, grants,
privileges, licenses and franchises reasonably necessary for the use of the
Mortgaged Property from time to time and will not, without the prior consent of
Beneficiary, which may be granted or withheld at the sole discretion of
Beneficiary, initiate, join in or consent to any private restrictive covenant or
other public or private restriction as to the use of the Mortgaged Property.
Grantor shall, however, comply with all restrictive covenants which may at any
time affect the Mortgaged Property, zoning and planned unit development
ordinances and other public or private restrictions as to the use of the
Mortgaged Property.

                                    ARTICLE V

                               NEGATIVE COVENANTS

         Grantor hereby covenants and agrees with Beneficiary that until the
entire Indebtedness shall have been paid in full and all of the Obligations
shall have been fully performed and discharged:

         5.1. Use Violations. Grantor will not use, maintain, operate or occupy,
or allow the use, maintenance, operation or occupancy of the Mortgaged Property
in a manner which (a) violates any Legal Requirement, (b) may be dangerous
unless safeguarded as required by law, (c) constitutes a public or private
nuisance or (d) makes void, voidable or cancelable, or materially increases the
premium of, any insurance then in force with respect thereto.

         5.2. Alterations. Grantor will not commit or permit any waste of the
Mortgaged Property and will not (subject to the provisions of Paragraphs 4.5,
4.6 and 4.8 herein), without the prior written consent of Beneficiary, make or
permit to be made any alterations or additions to the Mortgaged Property of a
material nature; however, the Beneficiary's consent shall not be required

                                       18
<PAGE>

for interior finish improvements that are required or permitted under any Lease
consented to by Beneficiary or that Grantor undertakes for its own use, provided
such interior finish improvements will not have any significant adverse impact
on the value of the Mortgaged Property. Notwithstanding the foregoing, Grantor
shall notify Beneficiary in writing at least 15 days in advance of commencing
any work, whether or not Beneficiary's consent to the work is required.

         5.3. Replacement of Fixtures and Personalty. Grantor will not, without
the prior written consent of Beneficiary, permit any of the Fixtures or
Personalty to be removed at any time from the Land or Improvements unless the
removed item is removed temporarily for maintenance or repair or, if removed
permanently, is replaced by an item of equal suitability and value, owned by
Grantor free and clear of any lien or security interest except such as may be
first approved in writing by Beneficiary.

         5.4. No Further Encumbrances. Grantor will not, without the prior
written consent of Beneficiary, which may be granted or withheld at the sole
discretion of Beneficiary, create, place, suffer or permit to be created or
placed or, through any act or failure to act, acquiesce in the placing of or
allow to remain, any mortgage, deed of trust or other security document, pledge,
lien (statutory, constitutional or contractual), security interest, encumbrance
or charge on the Mortgaged Property, or enter into any conditional sale or other
title retention agreement with respect to the Mortgaged Property, regardless of
whether same are expressly subordinate to the liens and terms of the Loan
Documents, other than Permitted Encumbrances.

         5.5. Prohibition on Transfer. Grantor shall not sell, transfer, convey,
pledge, assign, hypothecate or encumber any of its rights or interests in the
Mortgaged Property, or any part thereof or interest therein (other than leases
to third parties that do not, at any given time, cover more than 49% of the
buildings and that are subject and subordinate to this Deed of Trust and, if
required by Beneficiary, Grantor and the tenants under any such leases shall
execute and deliver to Beneficiary such subordination and/or subordination,
attornment and non-disturbance agreements as Beneficiary may require), or agree
to do any of the foregoing either directly, by operation of law or otherwise
without the prior written consent of Beneficiary, which may be granted or
withheld at the sole discretion of Beneficiary. Upon any pledge, assignment,
hypothecation or encumbrance, or sale, transfer or conveyance in violation of
this Paragraph, and without impairing any remedies or rights of Beneficiary on
account of such pledge, assignment, hypothecation or encumbrance, or sale,
transfer or conveyance, Beneficiary shall have the right at its election to
declare the entire Indebtedness secured hereby to be immediately due and payable
and to pursue all of its rights and remedies as a result of an Event of Default
under Article VI hereof. A transfer or transfers of any capital stock of Grantor
without Beneficiary's prior written consent, which may be granted or withheld at
the sole discretion of Beneficiary, shall constitute a violation of this
Paragraph 5.5 only if the transfer results in a change in the management of
Grantor and only if Grantor's stock has ceased to be traded publicly.

         Beneficiary shall have the right to condition its consent to any of the
transactions described in this Paragraph 5.5 upon, among other things, the
payment by Grantor of a transfer fee or an increase in the rate of interest
applicable to the Loan.

                                       19
<PAGE>

         Notwithstanding the foregoing or other provisions in this Deed of Trust
to the contrary, so long as no Event of Default has occurred and is continuing,
Grantor may lease or otherwise authorize the use of the Improvements or any part
thereof by any affiliate of Grantor or joint venture in which Grantor has a
substantial interest, provided that the lease or other rights granted to such
affiliate or joint venture are expressly subject and subordinate to this Deed of
Trust, and provided further that the tenant executes a subordination and
attornment agreement (but not a nondisturbance agreement) in a form designated
by Beneficiary in its sole discretion.

         5.6. Restrictions and Annexation. Grantor shall not without the prior
written consent of Beneficiary, which may be granted or withheld at the sole
discretion of Beneficiary, impose or amend any restrictive covenants or
encumbrances upon the Mortgaged Property, amend, modify or terminate any
existing developer's contract or other agreement relating to any of the
Mortgaged Property, assign or transfer any rights, as declarant, owner, member
or otherwise, under any declaration of covenants or in regard to any homeowners
or other owners association, vote or take any action under or in regard to any
such declaration of covenants or homeowners or other owners association which
may have a material adverse effect on Grantor's or Beneficiary's rights, or
execute, file, modify or terminate any subdivision plat affecting the Mortgaged
Property, take any action whatsoever to convert the Mortgaged Property or any
part thereof to a condominium or cooperative, or consent to the annexation of
the Mortgaged Property to any city or seek or consent to any change to or
modification of the zoning of the Mortgaged Property or any planned unit
development affecting any of the Mortgaged Property.

         5.7. Plans and Specifications/Completion of Construction. Prior to
commencement of construction of any improvement on (excluding, however, interior
finish improvements that are required or permitted under any Lease consented to
by Beneficiary or that Grantor undertakes for its own use and that will not have
any significant adverse impact on the value of the Mortgaged Property) or
development of any of the Property, Grantor shall submit to Beneficiary for
approvals the plans and specifications for such improvements/development (the
plans and specifications for such improvements/development, when and if approved
by Beneficiary are herein referred to as the "PLANS AND SPECIFICATIONS"), cost
breakdowns and takeoffs, bids for construction, the name of the proposed general
contractor, the proposed construction contracts and all other required documents
related to such construction. Approval of such general contractor, construction
contracts, cost breakdowns and takeoffs, bids for construction, other documents
and Plans and Specifications, including change orders thereto (which shall also
be subject to approval by Beneficiary, in its sole discretion), shall be at the
sole discretion of Beneficiary. Notwithstanding the foregoing, Grantor shall
notify Beneficiary in writing at least 15 days in advance of commencing any
work, whether or not Beneficiary's consent to the work is required or
Beneficiary's approval of the Plans and Specifications or any other matters is
required. The improvements/development shall be made and completed of
first-class materials and in a first-class and workmanlike manner in substantial
accordance with the Plans and Specifications and the documents evidencing,
securing and/or relating to the loan evidenced by the Note, and shall be
completed with no unbonded (to Beneficiary's satisfaction) or unreleased
mechanics' or materialmen's liens or lien claims having been filed or existing
with regard thereto. The approval of the Plans and Specifications, such as cost
breakdowns and takeoffs, bids for construction, construction contracts or other
documents by Beneficiary shall not imply or result in any responsibility by
Beneficiary for the adequacy or sufficiency of such Plans and Specifications,
such cost breakdowns and takeoffs, bids for construction, construction contracts

                                       20
<PAGE>

or such other documents, and approval of the general contractor shall not imply
any representation or warranty of Beneficiary of the competency or ability
thereof or any other matter relating thereto. Beneficiary may make or cause to
be made inspections of the improvements/development during the course of and
upon completion of construction/development thereof; however, the adequacy and
sufficiency of such inspections, or the failure to perform inspections, by
Beneficiary or a designated party, shall not relieve Grantor of its obligation
to complete the improvements/development in substantial accordance with the
Plans and Specifications. Beneficiary, at its option, may designate an
independent inspector to perform inspections for the sole benefit of
Beneficiary, and Grantor will pay all reasonable costs incurred in connection
with such inspections.

                                   ARTICLE VI

                                EVENTS OF DEFAULT

         The term "EVENT OF DEFAULT," as used herein and in the Loan Documents,
shall mean the occurrence or happening, at any time and from time to time, of
any one or more of the following:

         6.1. Payment of Indebtedness. If Grantor shall fail, refuse or neglect
to pay, (i) in full, all of the Indebtedness on the maturity date thereof or
(ii) any installment or portion of the Indebtedness as and when the same shall
become due and payable, whether at the due date thereof stipulated in the Loan
Documents or at a date fixed for prepayment or by acceleration or otherwise, and
the failure to pay such installment or portion of the Indebtedness shall
continue upon the expiration of any applicable cure period, if any, as set forth
in the Note.

         6.2. Performance of Obligations. If Grantor shall fail, refuse or
neglect to perform and discharge fully and timely any of the Obligations as and
when required hereunder and such failure continues for thirty (30) days
following the receipt of written notice thereof from Beneficiary.

         6.3. False Representation. If any representation or warranty made by
Grantor or any Guarantor in, under or pursuant to any of the Loan Documents or
any other documents executed in connection therewith shall be false, erroneous
or misleading in any material respect.

         6.4. Judgment. If any final money judgment in excess of $250,000 shall
be rendered against Grantor, and the same shall not be paid or execution on the
same shall not be stayed by perfection of an appeal or other appropriate action
within sixty (60) days after such judgment is rendered.

         6.5. Voluntary Bankruptcy. If Grantor or any Guarantor shall (a) seek
entry of an order for relief as a debtor in a proceeding under the Federal
Bankruptcy Code, (b) seek, consent to or not contest the appointment of a
receiver, trustee, conservator or liquidator for itself or for all or any part
of the Mortgaged Property or any of its other property, (c) file a petition
seeking relief under any Debtor Relief Law or answer admitting the material
allegations of a petition against it, (d) make a general assignment for the
benefit of its creditors or (e) admit in writing its inability to pay its debts
as they mature.

                                       21
<PAGE>

         6.6. Involuntary Bankruptcy. If (a) a petition is filed against Grantor
or any Guarantor seeking relief under any Debtor Relief Law or approving a
petition seeking reorganization or an arrangement of its debts, or (b) a court
enters an order, judgment or decree appointing, without the consent of Grantor
or the affected Guarantor, a receiver, trustee, conservator or liquidator for
it, or for all or any part of the Mortgaged Property or any of its other
property, and such petition, order, judgment or decree shall not be and remain
discharged or stayed within a period of sixty (60) days after its entry.

         6.7. Foreclosure of Other Liens. If the holder of any lien or security
interest on the Mortgaged Property (without implying Beneficiary's consent to
the existence, placing, creating or permitting of any such lien or security
interest) institutes foreclosure or other proceedings for the enforcement of its
remedies thereunder.

         6.8. Sale, Lease or Other Transfer. Any sale, lease, exchange,
assignment, conveyance, transfer of possession or other disposition of the
Mortgaged Property (or any part thereof) by Grantor or of any ownership interest
in Grantor not permitted under Paragraph 5.5 hereof, in each case whether
directly, by operation of law or otherwise, without the prior written consent of
Beneficiary, which consent may be granted or withheld in Beneficiary's sole
discretion.

         6.9. Title and Lien Priority. If title of Grantor to any or all of the
Mortgaged Property or the status of this Deed of Trust as a first priority lien
and security interest on the Mortgaged Property shall be challenged or
endangered by any party whatsoever, and Grantor shall fail to (a) immediately
commence and thereafter continue diligent efforts to cure the same or (b)
provide Beneficiary with a bond or other security which is satisfactory to
Beneficiary in its sole discretion.

         6.10. Termination. The dissolution or termination of Grantor or any
Guarantor or the death of any Guarantor.

         6.11. Other Defaults. The occurrence of any default or Event of
Default, as defined or described in any of the other Loan Documents, and the
expiration of any grace or cure periods expressly provided therein with respect
to such default or Event of Default, or if no grace or cure period is provided
in any other Loan Document with respect to a nonmonetary default or Event of
Default, the continuation thereof for a period of thirty (30) days following the
receipt of written notice thereof from Beneficiary.

         6.12. Levy on Assets. A levy on the assets of Grantor, if in the
reasonable judgment of Beneficiary, such levy would have a material adverse
effect on Grantor or the Mortgaged Property.

         6.13. Decline in Net Worth. If Grantor's net worth, determined in the
same manner as Grantor's Net Worth as set forth in its financial statements
heretofore furnished to Beneficiary, falls below $35,000,000.

         6.14. BOA Default. A default or Event of Default shall occur under any
of the documents evidencing or securing the payment by Grantor of any
indebtedness owed by it to Bank of America, National Association, and, as a
consequence thereof, Bank of America, National Association, shall accelerate the
maturity of any of such indebtedness owed to it and shall commence action to
enforce

                                       22
<PAGE>

any of the liens or security interests securing the payment of any of such
indebtedness owed to it against all or any of the Mortgaged Property.

                                   ARTICLE VII

                             DEFAULT AND FORECLOSURE

         If an Event of Default shall occur, Beneficiary may, at Beneficiary's
election and by and through Trustee or otherwise, exercise any or all of the
following rights, remedies and recourses, in addition to any other remedy which
Beneficiary may have:

         7.1. Acceleration and Future Advances. Beneficiary may declare the
entire Indebtedness, including the then unpaid principal balance on the Note,
the accrued but unpaid interest thereon, court costs and attorney's fees
hereunder immediately due and payable, without notice, presentment, protest,
demand or action of any nature whatsoever, except as provided in the Note (each
of which hereby is expressly waived by Grantor), whereupon the same shall become
immediately due and payable. Additionally, Beneficiary shall not be required to
make any such further advances on the Note or other Loan Documents upon the
occurrence of an Event of Default or an event which, with the giving of notice
or passing of time, would constitute an Event of Default.

         7.2. Entry on Mortgaged Property. Beneficiary may enter upon the
Mortgaged Property and take exclusive possession thereof and of all books,
records and accounts relating thereto without notice and without being guilty of
trespass. If Grantor remains in possession of all or any part of the Mortgaged
Property after an Event of Default and without Beneficiary's prior written
consent thereto, Beneficiary may, without notice to Grantor, invoke any and all
legal remedies to dispossess Grantor, including specifically one or more actions
for forcible entry and detainer, trespass to try title and writ of restitution.
Nothing contained in the foregoing sentence shall, however, be construed to
impose any greater obligation or any prerequisites to acquiring possession of
the Mortgaged Property after an Event of Default than would have existed in the
absence of such sentence.

         7.3. Operation of Mortgaged Property. Beneficiary may hold, lease,
manage, operate or otherwise use or permit the use of the Mortgaged Property,
either itself or by other persons, firms or entities, in such manner, for such
time and upon such other terms as Beneficiary may deem to be prudent and
reasonable under the circumstances (making such repairs, alterations, additions
and improvements thereto and taking any and all other action with reference
thereto, from time to time, as Beneficiary shall deem necessary or desirable),
and apply all Rents and other amounts collected by Trustee in connection
therewith in accordance with the provisions of Paragraph 7.16 herein. Grantor
hereby irrevocably appoints Beneficiary as the agent and attorney-in-fact of
Grantor, with full power of substitution, and in the name of Grantor, if
Beneficiary elects to do so, to (a) endorse the name of Grantor on any checks or
drafts representing proceeds of the insurance policies, or other checks or
instruments payable to Grantor with respect to the Mortgaged Property, (b)
prosecute or defend any action or proceeding incident to the Mortgaged Property,
and (c) take any action with respect to the Mortgaged Property that Beneficiary
may at any time and from time to time deem necessary or appropriate. Beneficiary
shall have no obligation to undertake any of the foregoing

                                       23
<PAGE>

actions, and if Beneficiary should do so, it shall have no liability to Grantor
for the sufficiency or adequacy of any such actions taken by Beneficiary.

         7.4. Foreclosure and Sale.

         (a) Beneficiary may, by and through the Trustee, or otherwise, sell or
offer for sale the Mortgaged Property in such portions, order and parcels as
Beneficiary may determine, with or without having first taken possession of
same, to the highest bidder for cash at public auction in accordance with the
requirements of Section 51.002 of the Texas Property Code. In instances where
the Mortgaged Property is located in the State of Texas, such sale shall be made
at the courthouse of the county in which the Mortgaged Property (or any of that
portion thereof to be sold) is located (whether the parts or parcels thereof, if
any, in different counties are contiguous or not, and without the necessity of
having any Personalty present at such sale) in the area designated by the county
commissioners for foreclosure sales (or, if no area has been designated, at the
location at the courthouse designated by Beneficiary by or through Trustee in
the written notice hereinafter described) on the first Tuesday of a month
between the hours of 10:00 a.m. and 4:00 p.m. after advertising the time, place
and terms of sale and that portion of the Mortgaged Property to be sold by
posting or causing to be posted written or printed notice thereof at least
twenty-one (21) days before the date of the sale both at the courthouse door of
each county in which the Mortgaged Property is located and with the county clerk
of each county in which the Mortgaged Property is located, which notice shall be
posted at the courthouse door and filed with the county clerk by the Trustee, or
by any person acting for him. The written notice shall include the earliest time
at which the sale will begin. Beneficiary shall serve, or shall cause to be
served at least twenty-one (21) days before the date of sale, written or printed
notice of the proposed sale by certified mail on each debtor obligated to pay
the Indebtedness according to the records of Beneficiary by the deposit of such
notice in the United States mail, postage prepaid and addressed to the debtor at
the debtor's last known address as shown by the records of Beneficiary. The
affidavit of a person knowledgeable of the facts to the effect that service was
completed is prima facie evidence of service.

         (b) Beneficiary may, at its option, accomplish all or any of the
aforesaid in such manner as permitted or required by Section 51.002 of the Texas
Property Code relating to the sale of real property or by Chapter 9 of the Texas
Business and Commerce Code relating to the sale of collateral after default by a
debtor (as said section and chapter now exist or may be hereinafter amended or
succeeded), or by any other present or subsequent articles or enactments
relating to same. In instances where the Mortgaged Property is located in states
other than Texas, such sales shall be made in accordance with the Legal
Requirements therefor for such state, including, to the extent there relevant,
the Uniform Commercial Code there in effect. Nothing contained in this Paragraph
shall be construed to limit in any way Trustee's right to sell the Mortgaged
Property by private sale if, and to the extent that, such private sale is
permitted under the laws of the state where the Mortgaged Property (or that
portion thereof to be sold) is located or by public or private sale after entry
of a judgment by any court of competent jurisdiction ordering same. At any such
sale:

                           (i) whether made under the power herein contained,
                  the aforesaid Section 51.002, the Texas Business and Commerce
                  Code, any other Legal Requirement or by virtue of any judicial
                  proceedings or any other legal right, remedy or recourse, it
                  shall not be necessary for Trustee to have physically present,
                  or to have constructive

                                       24
<PAGE>

                  possession of, the Mortgaged Property (Grantor shall deliver
                  to Trustee any portion of the Mortgaged Property not actually
                  or constructively possessed by Trustee immediately upon demand
                  by Trustee), and the title to and right of possession of any
                  such property shall pass to the purchaser thereof as
                  completely as if the same had been actually present and
                  delivered to purchaser at such sale;

                           (ii) each instrument of conveyance executed by
                  Trustee shall contain a general warranty of title (subject to
                  Permitted Encumbrances other than than those which have been
                  subordinated to this Deed of Trust) binding upon Grantor;

                           (iii) each and every recital contained in any
                  instrument of conveyance made by Trustee shall constitute
                  prima facie evidence of the truth and accuracy of the matters
                  recited therein, including, without limitation, nonpayment of
                  the Indebtedness, advertisement and conduct of such sale in
                  the manner provided herein and otherwise by law and
                  appointment of any successor Trustee hereunder;

                           (iv) any and all prerequisites to the validity
                  thereof shall be presumed to have been performed;

                           (v) the receipt by Trustee or of such other party or
                  officer making the sale of the full amount of the purchase
                  money shall be sufficient to discharge the purchaser or
                  purchasers from any further obligation for the payment
                  thereof, and no such purchaser or purchasers, or his or their
                  assigns or personal representatives, shall thereafter be
                  obligated to see to the application of such purchase money or
                  be in any way answerable for any loss, misapplication or
                  nonapplication thereof;

                           (vi) to the fullest extent permitted by law, Grantor
                  shall be completely and irrevocably divested of all of its
                  right, title, interest, claim and demand whatsoever, either at
                  law or in equity, in and to the property sold, and such sale
                  shall be a perpetual bar, both at law and in equity, against
                  Grantor and against all other persons claiming or to claim the
                  property sold or to any part thereof by, through or under
                  Grantor; and

                           (vii) to the extent and under such circumstances as
                  are permitted by law, Beneficiary may be a purchaser at any
                  such sale, and may credit any bid against the Indebtedness
                  then outstanding.

         7.5. Divestment of Rights; Tenant at Sufferance. After sale of the
Mortgaged Property, or any portion thereof, Grantor will be divested of any and
all interest and claim thereto, including any interest or claim to all proceeds
of insurance arising from or relating to any matter or occurrence arising or
accruing prior to such sale, bonds, loan commitments and other intangible
property covered hereby. Additionally, with respect to the Land, Improvements,
Fixtures and Personalty, after a sale of all or any portion thereof, Grantor
will be considered a tenant at sufferance of the purchaser of the same, and said
purchaser shall be entitled to immediate possession thereof, and if Grantor
shall fail to vacate the Mortgaged Property immediately, the purchaser may and
shall have the right, without further notice to Grantor, to go into any justice
court in any precinct or county in which the

                                       25
<PAGE>

Mortgaged Property is located and file an action in forcible entry and detainer,
which action shall lie against Grantor or its assigns or legal representatives,
as a tenant at sufferance. This remedy is cumulative of any and all remedies the
purchaser may have hereunder or otherwise.

         7.6. Trustee or Receiver. Upon, or at any time after, commencement of
foreclosure of the lien and security interest provided for herein or any legal
proceedings hereunder, Beneficiary may make application to a court of competent
jurisdiction, as a matter of strict right and without notice to Grantor or
regard to the adequacy of the Mortgaged Property for the repayment of the
Indebtedness, for appointment of a receiver of the Mortgaged Property, and
Grantor does hereby irrevocably consent to such appointment. Any such receiver
shall have all the usual powers and duties of receivers in similar cases,
including the full power to rent, maintain and otherwise operate the Mortgaged
Property upon such terms as may be approved by the court, and shall apply such
Rents in accordance with the provisions of Paragraph 7.16 herein. The right to
the appointment of a receiver shall apply regardless of whether Beneficiary has
commenced procedures for the foreclosure of the liens and security interest
created herein, or has commenced any other legal proceedings to enforce payment
of the Indebtedness or performance or discharge of the Obligations, and shall
also apply upon the actual or threatened waste to any part of the Mortgage
Property.

         7.7. Separate Sales. Trustee may sell all or any portion of the
Mortgaged Property together or in lots or parcels and in such manner and order
as Trustee, in its sole discretion, may elect. The sale or sales by Trustee of
less than the whole of the Mortgaged Property shall not exhaust the power of
sale herein granted, and Trustee is specifically empowered to make successive
sale or sales under such power until the whole of the Mortgaged Property shall
be sold; and if the proceeds of such sale or sales of less than the whole of
such Mortgaged Property shall be less than the aggregate of the Indebtedness and
the expense of executing this trust, this Deed of Trust and the lien, security
interest and assignment hereof shall remain in full force and effect as to the
unsold portion of the Mortgaged Property just as though no sale or sales had
been made; provided, however, that Grantor shall never have any right to require
the sale or sales of less than the whole of the Mortgaged Property, but
Beneficiary shall have the right, at its sole election, to request Trustee to
sell less than the whole of the Mortgaged Property. As among the various
counties in which items of the Mortgaged Property may be situated, sales in such
counties may be conducted in any order that Trustee may deem expedient; and any
one or more of such sales may be conducted in the same month, or in successive
or different months, as the Trustee may deem expedient. If an Event of Default
occurs, the holder of the Indebtedness or any part thereof on which the payment
is delinquent shall have the option to proceed as if under a full foreclosure,
conducting the sale as herein provided without declaring the entire Indebtedness
due, and if sale is made because of default of an installment, or a part of an
installment, such sale may be made subject to the unmatured part of the Note and
the Indebtedness; and such sale, if so made, shall not in any manner affect the
unmatured part of the Indebtedness but as to such unmatured part, this Deed of
Trust shall remain in full force and effect as though no sale had been made
under the provisions of this paragraph. Any number of sales may be made
hereunder without exhausting the right of sale for any unmatured part of the
Indebtedness secured hereby.

         7.8 Foreclosure for Installments. Beneficiary shall have the option to
proceed with foreclosure and satisfaction of any installments of the
Indebtedness which have not been paid when due, either through the courts or by
directing the Trustee or his successors in trust to proceed with

                                       26
<PAGE>

foreclosure and satisfaction of the matured but unpaid portion of the
Indebtedness as if under a full foreclosure, conducting the sale as herein
provided without declaring the entire Indebtedness due; such sale may be made
subject to the unmatured portion of the Indebtedness, and any such sale shall
not in any manner affect the unmatured portion of the Indebtedness, but as to
such unmatured portion of the Indebtedness this Deed of Trust shall remain in
full force and effect just as though no sale had been made hereunder. It is
further agreed that several sales may be made hereunder without exhausting the
right of sale for any of unmatured portion of the Indebtedness, it being the
purpose hereof to provide for foreclosure and sale of the security for any
matured portion of the Indebtedness without exhausting the power to foreclose
and sell the Mortgaged Property for any subsequently maturing portion of the
Indebtedness.

         7.9. Other. Beneficiary may exercise any and all other rights, remedies
and recourses granted under the Loan Documents or now or hereafter existing in
equity, at law, by virtue of statute or otherwise.

         7.10. Remedies Cumulative, Concurrent and Nonexclusive. Trustee and
Beneficiary shall have all rights, remedies and recourses granted in the Loan
Documents and available at law or equity (including specifically those granted
by the Uniform Commercial Code in effect and applicable to the Mortgaged
Property or any portion thereof) and same (a) shall be cumulative and
concurrent; (b) may be pursued separately, successively or concurrently against
Grantor, Guarantors or others obligated under the Note, or against the Mortgaged
Property, or against any one or more of them at the sole discretion of
Beneficiary; (c) may be exercised as often as occasion therefor shall arise, it
being agreed by Grantor that the exercise or failure to exercise any of the same
shall in no event be construed as a waiver or release thereof or of any other
right, remedy or recourse; and (d) are intended to be, and shall be,
nonexclusive.

         7.11. No Conditions Precedent to Exercise of Remedies. Neither Grantor
nor any other person named hereafter obligated for payment of all or any part of
the Indebtedness or fulfillment of all or any of the Obligations shall be
relieved of such obligation by reason of (a) the failure of the Trustee to
comply with any request of Grantor or any other person so obligated to
foreclosure the lien of this Deed of Trust or to enforce any provisions of the
other Loan Documents; (b) the release, regardless of consideration, of the
Mortgaged Property or any portion thereof or the addition of any other property
to the Mortgaged Property; (c) any agreement or stipulation between any
subsequent owner of the Mortgaged Property and Beneficiary extending, renewing,
rearranging, or in any other way modifying the terms of the Loan Documents
without first having obtained the consent of, given notice to or paid any
consideration to Grantor or such other person, and in such event, Grantor and
all such other persons shall continue to be liable to make payment according to
the terms of any such extension or modification agreement unless expressly
released and discharged in writing by Beneficiary (notwithstanding anything
contained herein to the contrary, Beneficiary is under no obligation to give
notice to or pay any consideration to Grantor or any other such person for any
modifications, extensions, renewals or rearrangements of the Loan Documents); or
(d) by any other act save and except the complete payment of the Indebtedness
and the complete fulfillment of all of the Obligations.

         7.12. Release of and Resort to Collateral. Any part of the Mortgaged
Property may be released by Beneficiary without affecting, subordinating or
releasing the lien, security interest and

                                       27
<PAGE>

assignment hereof against the remainder. The lien, security interest and other
rights granted hereby shall not affect or be affected by any other security
taken for the same indebtedness or any part thereof. The taking of additional
security, or the rearrangement, extension or renewal of the Indebtedness, or any
part thereof, shall not release or impair the lien, security interest and other
rights granted hereby or affect the liability of Grantor or of any endorser,
guarantor or surety, or improve the right of any permitted junior lienholder;
and this Deed of Trust, as well as any instrument given to secure any
rearrangement, renewal or extension of the Indebtedness secured hereby, or any
part thereof, shall be and remain a first priority lien, on all of the Mortgaged
Property not expressly released until the Indebtedness is completely paid. For
payment of the Indebtedness, Beneficiary may resort to any other security
therefore held by Beneficiary or Trustee in such order and manner as Beneficiary
may elect.

         7.13. Waiver of Redemption, Notice and Marshaling of Assets. To the
fullest extent permitted by law, Grantor hereby irrevocably and unconditionally
waives and releases (a) all benefits that might accrue to Grantor by any present
or future laws exempting the Mortgaged Property from attachment, levy or sale on
execution or providing for any appraisement, valuation, stay of execution,
exemption from civil process, redemption or extension of time for payment; (b)
all notices of any Event of Default (except as may be specifically provided for
under the terms hereof), presentment, demand, notice of intent to accelerate,
notice of acceleration and any other notice of Beneficiary's or Trustee's
election to exercise or the actual exercise of any right, remedy or recourse
provided for under the Loan Documents; (c) any right to appraisal or marshaling
of assets or a sale in inverse order of alienation; (d) the exemption of
homestead; and (e) the administration of estates of decedents, or other matter
to defeat, reduce or affect the right of Beneficiary under the terms of this
Deed of Trust to sell the Mortgaged Property for the collection of the
Indebtedness secured hereby (without any prior or different resort for
collection) or the right of Beneficiary, under the terms of this Deed of Trust,
to the payment of the Indebtedness out of the proceeds of sale of the Mortgaged
Property in preference to every other person and claimant whatever (only
reasonable expenses of such sale being first deducted). Grantor expressly waives
and relinquishes any right or remedy which it may have or be able to assert by
reason of the provisions of Chapter 34 of the Business and Commerce Code of the
State of Texas pertaining to the rights and remedies of sureties.

         7.14. Discontinuance of Proceedings. In case Beneficiary shall have
proceeded to invoke any right, remedy or recourse permitted under the Loan
Documents and shall thereafter elect to discontinue or abandon the same for any
reason, Beneficiary shall have the unqualified right so to do and, in such
event, Grantor and Beneficiary shall be restored to their former positions with
respect to the Indebtedness, the Obligations, the Loan Documents, the Mortgaged
Property and otherwise, and the rights, remedies, recourses and power of
Beneficiary shall continue as if the same had never been invoked.

         7.15. Form and Substance. All documents, certificates, insurance
policies, and other items required under this Deed of Trust to be executed
and/or delivered to Beneficiary shall be in form and substance reasonably
satisfactory to Beneficiary.

         7.16. Application of Proceeds; Deficiency Obligation. The proceeds of
any sale of, and the Rents and other income generated by the holding, leasing,
operating or other use of the Mortgaged Property shall be applied by Beneficiary
(or the receiver, if one is appointed) to the extent that funds

                                       28
<PAGE>

are so available therefrom in the following orders of priority: (a) first, to
the payment of the costs and expenses of taking possession of the Mortgaged
Property and of holding, using, leasing, maintaining, repairing, improving and
selling the same prior to such foreclosure, including, without limitation, (i)
reasonable Trustee's fees and receiver's fees; (ii) costs of advertisement;
(iii) reasonable attorneys' and accountants' fees; and (iv) court costs, if any;
(b) second, to the payment of all amounts, other than the principal amount and
accrued but unpaid interest on the Note which may be due to Beneficiary under
the Loan Documents, including all Indebtedness and Obligations together with
interest thereon as provided therein, in such order and manner as Beneficiary
may determine; (c) third, to the payment of all accrued but unpaid interest due
on the Note in such order and manner as Beneficiary may determine; (d) fourth,
to the payment of the principal amount outstanding on the Note in such order and
manner as Beneficiary may determine and all other Indebtedness and Obligations;
(e) fifth, to Grantor or as otherwise required by law. Subject to the foregoing,
the proceeds of any sale of, and the Rents and other income generated by the
holding, leasing, operating or other use of the Mortgaged Property prior to such
foreclosure, shall be applied by Beneficiary (or the receiver, if one is
appointed) to the extent that funds are so available therefrom: (1) first, to
reduce that portion of the Indebtedness then remaining unpaid for which Grantor
is not personally liable and (2) second, to reduce that portion of the
Indebtedness then remaining unpaid for which Grantor is personally liable, if
any.

         7.17. Purchase by Beneficiary. Beneficiary, if the highest bidder,
shall have the right to become the purchaser at any sale of the Mortgaged
Property hereunder and shall have the right to be credited on the amount of its
bid therefor all of the Indebtedness and Obligations due and owing as of the
date of such sale.

         7.18. Disaffirmation of Contracts. The purchaser at any Trustee's or
foreclosure sale hereunder may disaffirm any easement granted, or rental, lease
or other contract made in violation of any provisions of this Deed of Trust and
may take immediate possession of the Mortgaged Property free from, and despite
the terms of, any such grant of easement, rental, lease or other contract.

         7.19. Acceleration Following Certain Events. Notwithstanding anything
to the contrary contained herein or inferable from any provision hereof, upon
the occurrence of an Event of Default as defined in Paragraph 6.5 or Paragraph
6.6 hereinabove, the Indebtedness, including without limitation the unpaid
accrued interest under the Note and any other accrued but unpaid portion of the
Indebtedness, shall be automatically and immediately due and payable in full
without the necessity of any action on the part of Trustee or Beneficiary.

         7.20. Prepayment. Prepayment of the Note is restricted as provided in
the Note.

                                  ARTICLE VIII

                                  CONDEMNATION

         8.1. Application of Proceeds. If the Mortgaged Property, or any part
thereof, shall be condemned or otherwise taken for public or quasi-public use
under the power of eminent domain,

                                       29
<PAGE>

or be transferred in lieu thereof, all damages or other amounts awarded for the
taking of, or injury to, the Mortgaged Property shall be paid to Beneficiary who
shall have the right, in its sole and absolute discretion, to apply the amounts
so received against (a) the costs and expenses of Beneficiary or Trustee,
including reasonable attorneys' fees incurred in connection with collection of
such amounts and (b) the balance against the Indebtedness and Obligations;
provided, however, that if (i) no Event of Default shall have occurred and be
continuing hereunder, (ii) Maker provides evidence satisfactory to Beneficiary
of its ability to pay all amounts becoming due under the Note during the
pendency of any restoration or repairs to or replacement of the Mortgaged
Property, (iii) Beneficiary determines, in its reasonable discretion, that the
proceeds of such award are sufficient to restore, repair, replace and rebuild
the Mortgaged Property as nearly as possible to its value, condition and
character immediately prior to such taking, or the cost to repair and restore
the Mortgaged Property is greater than 50% of the original principal amount of
the Note, and if the proceeds of such award are insufficient for such purpose,
if Grantor provides additional sums to Beneficiary's satisfaction so that the
aggregate of such sums and the proceeds of such award will be sufficient for
such purpose, the proceeds of such award, together with additional sums provided
by Grantor, shall be placed in a separate account for the benefit of Beneficiary
and Grantor to be used to restore, repair, replace and rebuild the Mortgaged
Property as nearly as possible to its value, condition and character immediately
prior to such taking. All work to be performed in connection therewith shall be
pursuant to a written contract therefor, which contract shall be subject to the
prior written approval of Beneficiary. To the extent that any funds remain after
the Mortgaged Property has been so restored and repaired, the same shall be
applied against the Indebtedness in such order as Beneficiary may elect. To
enforce its rights hereunder, Beneficiary shall be entitled to participate in
and control any condemnation proceedings and to be represented therein by
counsel of its own choice, and Grantor will deliver, or cause to be delivered,
to Beneficiary such instruments as may be requested by it from time to time to
permit such participation. In the event Beneficiary, as a result of any such
judgment, decree or award, believes that the payment or performance of any
obligation secured by this Deed of Trust is impaired, Beneficiary may declare
all of the Indebtedness secured hereby immediately due and payable.

                                   ARTICLE IX

                               SECURITY AGREEMENT

         9.1. Security Interest. This Deed of Trust shall be construed as a Deed
of Trust on real property, and it shall also constitute and serve as a security
agreement on personal property within the meaning of, and shall constitute until
the grant of this Deed of Trust shall terminate as provided in Article II
hereof, a first priority pledge and assignment and a first priority security
interest under the Uniform Commercial Code (being Chapter 9 of the Texas
Business and Commerce Code as to the property within the scope thereof and
situated in the State of Texas) with respect to the Personalty, Fixtures, Leases
and Rents. Grantor has granted, bargained, conveyed, assigned, transferred and
set over, and by these presents does grant, bargain, convey, assign, transfer
and set over unto Beneficiary a first priority security interest in and to all
of Grantor's right, title and interest in, to and under the Personalty,
Fixtures, Leases and Rents in trust, to secure the full and timely payment of
the Indebtedness and the full and timely performance and discharge of the
Obligations. Upon the occurrence of an Event of Default, Grantor shall gather
all of the Mortgaged

                                       30
<PAGE>

Property which is Personalty at a location designated by Beneficiary for sale
pursuant to the terms hereof. Within ten (10) days following Grantor's receipt
of a written request from Beneficiary, Grantor shall prepare and deliver to
Beneficiary a written inventory specifically listing all of the Personalty and
Fixtures, which inventory shall be certified by an authorized officer of Grantor
as being true, correct and complete.

         9.2. Financing Statements. Grantor shall execute and deliver to
Beneficiary, in form and substance satisfactory to Beneficiary, such financing
statements and such further assurances as Beneficiary may, from time to time,
consider reasonably necessary to create, perfect and preserve Beneficiary's
security interest herein granted, and Beneficiary may cause such statements and
assurances to be recorded and filed at such times and places as may be required
or permitted by law to so create, perfect and preserve such security interest.
Beneficiary may file an initial financing statement, an amendment that adds
collateral covered by a financing statement, or an amendment that adds a debtor
to a financing statement. Pursuant to the Texas Business and Commerce Code, this
Deed of Trust shall be effective as a Financing Statement filed as a Fixture
filing from the date of its filing for record covering the Fixtures and
Personalty. The address of Grantor, as Debtor, and Beneficiary, as Secured
Party, are as set forth herein. The above described goods are or are to become
fixtures related to the Land and Improvements of which Grantor is the record
title owner.

         9.3. Uniform Commercial Code Remedies. Trustee and Beneficiary shall
have all the rights, remedies and recourses with respect to the Personalty,
Fixtures, Leases and Rents afforded a secured party by the aforesaid Texas
Business and Commerce Code in addition to, and not in limitation of, the other
rights, remedies and recourses afforded by the Loan Documents and at law.

         9.4. No Obligation of Trustee or Beneficiary. The assignment and
security interest herein granted shall not be deemed to cause Beneficiary or
Trustee to be a trustee in possession of the Mortgaged Property, to obligate
Trustee or Beneficiary to operate the Mortgaged Property or attempt to do the
same, or take any action, incur expenses or perform or discharge any obligation,
duty or liability whatsoever under any of the Leases or otherwise.

         9.5. Remedies. If an Event of Default shall occur, Beneficiary may
elect, in addition to exercising any and all other rights, remedies and
recourses set forth in Article 7 or referred to in Paragraph 9.3 hereinabove, to
collect and receive all of the Rents and to proceed in the manner set forth in
Section 9.604 (a) (2) of Chapter 9 of the Texas Business and Commerce Code
relating to the procedure to be followed when a Security Agreement covers both
real and personal property. Except as otherwise set forth in this Paragraph 9.5,
at any foreclosure and sale as described in Paragraph 7.4 hereinabove, it shall
be deemed that the Trustee proceeded under such Section 9.604 (a) (2) and that
such sale passed title to all of the Mortgaged Property and other property
described herein to the purchaser thereat, including without limitation, the
Personalty, Leases and Rents. Beneficiary, acting by and through the Trustee or
any other representative, may elect either prior to or at such sale not to
proceed under such Section 9.604 (a) (2) by notifying Grantor of the manner in
which Beneficiary intends to proceed with regard to the Personalty, Leases and
Rents.

                                       31
<PAGE>

                                    ARTICLE X

                         ASSIGNMENT OF RENTS AND LEASES

         10.1. Assignment of Rents, Profits, Etc. All of the Rents are hereby
absolutely and unconditionally assigned to Beneficiary, to be applied by
Beneficiary in payment of the Indebtedness. Notwithstanding any provision of
this Deed of Trust or any other Loan Document which might be construed to the
contrary, the assignment in this Paragraph 10.1 is an absolute assignment and
not merely a security interest. However, Beneficiary's rights as to the
assignment shall be exercised only upon the occurrence of an Event of Default.
Prior to the occurrence of an Event of Default, Grantor shall have a license to
collect and receive all Rents as trustee for the benefit of Beneficiary and
Grantor, and Grantor shall apply the funds so collected first to the payment of
the Indebtedness in such manner as Beneficiary elects and thereafter to the
account of Grantor. Notwithstanding anything contained herein to the contrary,
no part of the Property will be leased without the prior written consent of the
Beneficiary, which consent may be granted or withheld in the sole discretion of
the Beneficiary. This assignment shall not result in a reduction of the
Indebtedness except to the extent Rents are actually received by Beneficiary and
applied against the Indebtedness.

         10.2 Assignment of Leases. Grantor hereby assigns the Leases to
Beneficiary. Grantor hereby further assigns to Beneficiary all guaranties of
tenants' performance under the Leases.

         10.3. Warranties Concerning Leases and Rents. Grantor represents and
warrants to Beneficiary that:

                  (a) no Lease is currently in effect in regard to any of the
         Mortgaged Property;

                  (b) no Leases or Rents have been previously assigned,
         mortgaged or pledged;

                  (c) no Rents have been or will be anticipated, waived,
         released, discounted, set off or compromised; and

                  (d) Grantor has not received any funds or deposits from any
         tenant for advance rentals (other than the rentals payable for the
         month in which this Deed of Trust is executed or any security deposits
         under any existing Leases).

         10.4. Grantor's Covenants of Performance. Grantor covenants to:

                  (a) duly and punctually perform all of its obligations under
         the Leases and give prompt notice to Beneficiary of any failure to do
         so;

                  (b) give immediate notice to Beneficiary of any notice Grantor
         receives from any tenant or subtenant under any Leases, specifying any
         claimed default by any party under such Leases;

                  (c) not voluntarily terminate, cancel, waive, modify or amend
         any of the Leases without the prior written consent of Beneficiary,
         which may be granted or withheld at the sole discretion of Beneficiary;

                                       32
<PAGE>

                  (d) enforce the tenants' obligations under the Leases;

                  (e) defend, at Grantor's expense, any proceeding pertaining to
         the Leases, including, if Beneficiary so requests, any such proceeding
         to which Beneficiary is a party; and

                  (f) neither create nor permit any encumbrance upon its
         interest as lessor under the Leases nor further assign, pledge or
         encumber the Rents.

         10.5. Prior Approval for Actions Affecting Leases. Grantor shall not,
without the prior written consent of Beneficiary:

                  (a) enter into any lease agreement covering all or any portion
         of the Mortgaged Property without Beneficiary's prior written consent,
         except as otherwise expressly permitted by other provisions of this
         Deed of Trust;

                  (b) receive or collect Rents more than one month in advance;

                  (c) waive or release any obligation of any tenant under any
         Lease;

                  (d) cancel, terminate or modify any of the Leases, cause or
         permit any cancellation, termination or surrender of any of the Leases,
         or commence any proceedings for dispossession of any tenant under any
         of the Leases;

                  (e) renew or extend any of the Leases, except pursuant to
         terms set forth in existing Leases; or

                  (f) permit any assignment of the Leases by tenants.

         10.6. Beneficiary in Possession. Beneficiary's acceptance of this
assignment shall not, prior to entry upon and taking possession of the Mortgaged
Property by Beneficiary, be deemed to constitute Beneficiary a "mortgagee in
possession", nor obligate Beneficiary to appear in or defend any proceeding
relating to any of the Leases or to the Mortgaged Property, to take any action
hereunder, expend any money, incur any expenses, or perform any obligation or
liability under the Leases, or assume any obligation for any deposits delivered
to Grantor by any lessee and not delivered to Beneficiary. Beneficiary shall not
be liable for any injury or damage to person or property in or about the
Mortgaged Property, except such damage or injury caused solely by Beneficiary's
gross negligence or willful misconduct.

         10.7. Appointment of Attorney. Grantor hereby appoints Beneficiary its
attorney-in-fact, coupled with an interest, empowering Beneficiary to
subordinate any Leases to this Deed of Trust.

         10.8. Indemnification. Grantor hereby indemnifies and holds Beneficiary
harmless from all costs, damages, expenses, liabilities and losses incurred by
Beneficiary arising from or in connection with any claims under the Leases,
including, without limitation, claims by tenants for security deposits which are
not delivered to Beneficiary, except to the extent caused solely by the

                                       33
<PAGE>

gross negligence or willful misconduct of Beneficiary. All amounts indemnified
against hereunder, including reasonable attorneys' fees, if paid by Beneficiary
shall bear interest at the maximum lawful rate and shall be payable by Grantor
immediately upon demand and shall be secured hereby.

         10.9. Records. Upon written request by Beneficiary, Grantor shall
deliver to Beneficiary executed originals of all Leases and copies of all
records relating thereto.

         10.10. Merger. There shall be no merger of the leasehold estates,
created by the Leases, with the fee estate of the Land without the prior written
consent of Beneficiary.

         10.11. Right to Rely. Grantor hereby authorizes and directs the tenants
under the Leases to pay Rents to Beneficiary upon written demand by Beneficiary,
without further consent of Grantor, and the tenants may rely upon any written
statement delivered by Beneficiary to the tenants. Any such payment to
Beneficiary shall constitute payment to Grantor under the Leases.

                                   ARTICLE XI

                             CONCERNING THE TRUSTEE

         11.1. No Liability. Trustee shall not be liable for any error of
judgment or act done by Trustee, or be otherwise responsible or accountable
under any circumstances whatsoever. Trustee shall not be personally liable in
case of entry by him or anyone acting by virtue of the powers herein granted him
upon the Mortgaged Property for debts contracted or liability or damages
incurred in the management or operation of the Mortgaged Property. Trustee shall
have the right to rely on any instrument, document or signature authorizing or
supporting any action taken or proposed to be taken by him hereunder or believed
by him in good faith to be genuine. Trustee shall be entitled to reimbursement
for expenses incurred by him in the performance of his duties hereunder and to
reasonable compensation for such of services he provided hereunder when any
Event of Default has occurred and is continuing. Grantor will, from time to
time, pay compensation due the Trustee hereunder and reimburse Trustee for and
save and hold him harmless from and against any and all loss, cost, liability,
damage and expense whatsoever incurred by him in the performance of his duties.

         11.2. Retention of Monies. All monies received by Trustee shall, until
used or applied as herein provided, be held in trust for the purposes for which
they were received, but need not be segregated in any manner from any other
monies (except to the extent required by law) and Trustee shall be under no
liability for interest on any monies received by him hereunder.

         11.3. Successor Trustees. Trustee may resign by the giving of notice of
such resignation in writing to Beneficiary. If Trustee shall die, resign or
become disqualified from acting in the execution of this Trust or shall fail or
refuse to exercise the same when requested by Beneficiary so to do or if for any
reason or without cause Beneficiary shall prefer to appoint a substitute trustee
to act instead of the original Trustee named herein, or any prior successor or
substitute trustee, Beneficiary shall have full power to appoint a substitute
trustee and, if preferred, several substitute trustees in succession who shall
succeed to all the estate, rights, powers and duties of the aforenamed

                                       34
<PAGE>

Trustee. Such appointment may be executed by an authorized officer or agent of
Beneficiary and such appointment shall be conclusively presumed to be executed
with authority and shall be valid and sufficient without proof of any action by
the Board of Directors or any superior officer of Beneficiary.

         11.4. Succession Instruments. Any new Trustee appointed pursuant to any
of the provisions hereof shall, without any further act, deed or conveyance,
become vested with all the estates, properties, rights, powers and trusts of its
or his predecessor in the rights hereunder with like effect as if originally
named as Trustee herein; but, nevertheless, upon the written request of
Beneficiary or his successor trustee, the Trustee ceasing to act shall execute
and deliver an instrument transferring to such successor trustee, upon the trust
herein expressed, all the estates, properties, rights, powers and trusts of the
Trustee so ceasing to act, and shall duly assign, transfer and deliver any of
the property and monies held by the Trustee to the successor trustee so
appointed in its or his place.

         11.5. Performance of Duties by Agents. Trustee may authorize one or
more parties to act on his behalf to perform the ministerial functions required
of him hereunder, including, without limitation, the transmittal and posting of
any notices.

         11.6. No Required Action. Trustee shall not be required to take any
action toward the execution and enforcement of the trust hereby created or to
institute, appear in or defend any action, suit or other proceeding in
connection therewith where in his opinion such action will be likely to involve
him in expense or liability, unless requested to do so by a written instrument
signed by Beneficiary and, if Trustee so requests, unless Trustee is tendered
security and indemnity satisfactory to him against any and all costs, expenses
and liabilities arising therefrom. Trustee shall not be responsible for the
execution, acknowledgment or validity of the Security Instruments, or for the
proper authorization thereof, or for the sufficiency of the lien and security
interest purported to be created hereby, and makes no representation in respect
thereof or in respect of the rights, remedies and recourses of Beneficiary.

                                   ARTICLE XII

                                  MISCELLANEOUS

         12.1. Survival of Obligations. Each and all of the Obligations shall
survive the execution and delivery of the Loan Documents and the consummation of
the loan called for therein and shall continue in full force and effect until
the Indebtedness shall have been paid in full.

         12.2. Recording and Filing. Grantor will cause the Loan Documents and
all amendments and supplements thereto and substitutions therefor to be
recorded, filed, re-recorded and refiled in such manner and in such places as
Trustee or Beneficiary shall reasonably request and will pay all such recording,
filing, re-recording and refiling taxes, fees and other charges.

         12.3. Notices. All notices or other communications required or
permitted to be given pursuant to this Deed of Trust shall be in writing and
shall be considered as properly given if mailed

                                       35
<PAGE>

by certified mail, return receipt requested, postage prepaid, or by delivering
the same in person or by overnight delivery service to the intended addressee or
by prepaid telegram; provided, however, that notice regarding any proposed
foreclosure sale shall be given pursuant to Paragraph 7.4. Notice so mailed
shall be effective upon the earlier of receipt by the addressee or two (2) days
following the deposit of such notice in a post office or other official
depository under the care and custody of the United States Postal Service.
Notice given in any other manner shall be effective only if and when received by
the addressee. For purposes of notice, the addresses of the parties shall be as
set forth in Paragraph 1.1(b) and the opening recital herein; provided, however,
that Grantor and Beneficiary shall have the right to change their address for
notice hereunder to any other location within the continental United States by
the giving of 30 days' notice to the other party in the manner set forth
hereinabove.

         12.4. Real Estate Taxes; Impositions. Grantor shall pay to Beneficiary,
in advance, on the first day of each calendar month during the term of the Note,
an amount equal to one-twelfth of the annual Taxes estimated by Beneficiary to
be due for each calendar year during the term of the Note. In addition, if
Beneficiary determines that any amounts theretofore paid by Grantor are
insufficient for the payment in full of such real estate taxes, Beneficiary
shall notify Grantor of the increased amounts required to provide a sufficient
fund for the payment thereof, whereupon Grantor shall pay to Beneficiary within
10 days thereafter the additional amount so stated in Beneficiary's notice. Upon
any assignment of this Deed of Trust, Beneficiary shall have the right to pay
over the balance of the Escrowed Funds then in its possession to its assignee,
whereupon the Beneficiary and Trustee shall then become completely released from
all liability with respect thereto. Upon payment of the Indebtedness and
performance of the Obligations, or at such earlier time as Beneficiary may
elect, the balance of the Escrowed Funds in its possession may be paid over to
Grantor, and no other party shall have any right or claim thereto. Upon the
occurrence of an Event of Default, Beneficiary shall have the right to apply the
Escrowed Funds to the payment of the Indebtedness without notice to Grantor, and
Beneficiary shall thereafter have the right to require Grantor, within 10 days
after Grantor's receipt of demand therefor from Beneficiary, to deposit with
Beneficiary the amount of the Escrowed Funds so applied. So long as no Event of
Default or event or condition which, with the giving of notice, the passage of
time, or both, could mature into an Event of Default then exists, the Escrowed
Funds shall, at the option of Beneficiary, either be repaid to Grantor in
sufficient time to allow Grantor to satisfy Grantor's obligations under the Loan
Documents to pay the Impositions or be paid by Beneficiary directly to the
person or entities entitled thereto prior to the delinquency of such Taxes.
Notwithstanding anything to the contrary contained in this Paragraph 12.4 or
elsewhere in this Deed of Trust, Beneficiary hereby reserves the right to waive
the payment by Grantor to Beneficiary of the Escrowed Funds and, in the event
Beneficiary does so waive such payment, it shall be without prejudice to
Beneficiary's right to insist, at any subsequent time or times, that such
payments be made in accordance herewith. The Escrowed Funds, if collected by
Beneficiary, shall be maintained in an interest bearing account and all interest
accruing and paid thereon will be part of the Escrowed Funds. Notwithstanding
the foregoing, Beneficiary shall not require performance by Grantor of the
foregoing provisions of this Section 12.4 unless and until an Event of Default
occurs, whether or not such Event of Default is subsequently cured.

         12.5. No Waiver. Any failure by Trustee or Beneficiary to insist, or
any election by Trustee or Beneficiary not to insist, upon strict performance by
Grantor of any of the terms, provisions or conditions of the Loan Documents
shall not be deemed to be a waiver of the same or of any other

                                       36
<PAGE>

term, provision or condition thereof, and Trustee or Beneficiary shall have the
right at any time, from time to time thereafter, to insist upon strict
performance by Grantor of any and all of such terms, provisions and conditions.

         12.6. Beneficiary's Right to Pay Indebtedness and Perform Obligations.
If an Event of Default occurs because Grantor or any other party shall fail,
refuse or neglect to make any required payment of the Indebtedness or perform
any of the Obligations required by the Loan Documents, then at any time during
which such Event of Default is continuing, and without notice or demand upon
Grantor or any other party, and without waiving or releasing any other right,
remedy or recourse Beneficiary may have because of the same, Beneficiary may
(but shall not be obligated to) make such payment or perform such act for the
account of and at the expense of Grantor and shall have the right to enter upon
the Mortgaged Property for such purpose and to take all such action thereon with
respect to the Mortgaged Property as it may deem necessary or appropriate.
Grantor shall be obligated to repay Beneficiary for all sums advanced by it
pursuant to this Paragraph 12.6 and shall indemnify and hold Beneficiary
harmless from and against any and all loss, cost, expense, liability, damage,
and claims and causes of action, including reasonable attorneys' fees, incurred
or accruing by any acts performed by Beneficiary pursuant to the provisions of
this Paragraph 12.6 or by reason of any other provision of the Loan Documents,
except to the extent caused solely by the gross negligence or willful misconduct
of Beneficiary. All sums paid by Beneficiary pursuant to this Paragraph 12.6 and
all other sums extended by Beneficiary to which it shall be entitled to be
indemnified, together with interest thereon at the Default Rate of interest set
forth in the Note from the date of such payment or expenditure shall constitute
additions to the Indebtedness and Obligations, shall be secured by the Loan
Documents and shall be paid by Grantor to Beneficiary upon demand.

         12.7. Covenants Running with the Land. All obligations contained in the
Loan Documents are intended by the parties to be and shall be construed as
covenants running with the Mortgaged Property. All of the representations,
warranties, covenants and agreements of Grantor and/or Maker set forth herein
(including, without limitation, all of the agreements by Grantor and/or Maker to
indemnify Beneficiary and Trustee) shall survive the execution and delivery of
this Deed of Trust, any foreclosure of the lien of this Deed of Trust and any
other acquisition of title to the Mortgaged Property by Beneficiary; provided,
however, the survival of such provisions and indemnities shall cover only
matters occurring or existing prior to the foreclosure of this Deed of Trust or
repayment of all of the Indebtedness, as the case may be.

         12.8. Successors and Assigns. This Deed of Trust is for the sole
benefit of Beneficiary, its successors and assigns, and Grantor, its permitted
successors and assigns, and is not for the benefit of any third party. All of
the terms of the Loan Documents shall apply to, be binding upon and inure to the
benefit of the parties thereto, their respective successors, assigns, heirs and
legal representatives and all other persons claiming by, through or under them.

         12.9. Severability. The Loan Documents are intended to be performed in
accordance with, and only to the extent permitted by, all applicable Legal
Requirements. If any provision of any of the Loan Documents or the application
thereof to any person or circumstance shall, for any reason and to any extent,
be invalid or unenforceable, neither the remainder of the instrument in which
such provision is contained nor the application of such provision to other
persons or circumstances or

                                       37
<PAGE>

other instruments referred to hereinabove shall be affected thereby, but rather,
the same shall be enforced to the greatest extent permitted by law.

         12.10. Controlling Agreement. All agreements between Grantor and
Beneficiary, whether now existing or hereafter arising and whether written or
oral, are hereby limited so that in no contingency, whether by reason of demand
or acceleration of the maturity of the Note or otherwise, shall the interest
contracted for, charged, received, paid or agreed to be paid to Beneficiary
exceed the maximum amount permissible under applicable law. If, from any
circumstance whatsoever, interest would otherwise be payable to Beneficiary in
excess of the maximum lawful amount, the interest payable to Beneficiary shall
be reduced to the maximum amount permitted under applicable law; and if from any
circumstance Beneficiary shall ever receive anything of value deemed interest by
applicable law in excess of the maximum lawful amount, an amount equal to any
excessive interest shall be applied to the reduction of the principal of the
Indebtedness and not to the payment of interest, or if such excessive interest
exceeds the unpaid balance of principal of the Indebtedness, such excess shall
be refunded to Grantor. All interest paid or agreed to be paid to Beneficiary
shall, to the extent permitted by applicable law, be amortized, prorated,
allocated and spread throughout the full period until payment in full of the
principal so that the interest on the Indebtedness for such full period shall
not exceed the maximum amount permitted by applicable law. Beneficiary hereby
expressly disclaims any intent to contract for, charge or receive interest in an
amount which exceeds the maximum amount of interest permitted by applicable law.
This section shall control all agreements between Grantor and Beneficiary.

         12.11. Entire Agreement and Modification. The Loan Documents contain
the entire agreements between the parties relating to the subject matter hereof
and thereof, and all prior agreements relative thereto which are not contained
herein or therein are terminated. The Loan Documents may be amended, revised,
waived, discharged, released or terminated only by a written instrument or
instruments executed by the party against which enforcement of the amendment,
revision, waiver, discharge, release or termination is asserted. Any alleged
amendment, revision, waiver, discharge, release or termination which is not so
documented shall not be effective as to any party.

         12.12. Counterparts. This Deed of Trust may be executed in any number
of counterparts, each of which shall be an original, but all of which together
shall constitute but one instrument.

         12.13. Applicable Law and Uniform Commercial Code. The Loan Documents
shall be governed by and construed according to the laws of the State of Texas
and the laws of the United States applicable to transactions in the State of
Texas. All terms used herein which are defined in the Texas Business and
Commerce Code shall be used with the definition therefor in said Code.

         12.14. Headings and General Application. The article, paragraph and
subparagraph entitlements hereof are inserted for convenience of reference only
and shall in no way affect, modify or define, or be used in construing, the text
of such article, paragraph or subparagraph. If the text requires, words used in
the singular shall be read as including the plural, and pronouns of any gender
shall include all genders.

                                       38
<PAGE>

         12.15. Sole Benefit. This instrument and the other Loan Documents have
been executed for the sole benefit of Grantor and Beneficiary and the heirs,
successors, assigns and legal representatives of Beneficiary. No other party
shall have rights thereunder nor be entitled to assume that the parties thereto
will insist upon strict performance of their mutual obligations hereunder, any
of which may be waived from time to time. Grantor shall not have any right to
assign any of its rights under the Loan Documents to any party whatsoever,
including the right to receive advances under the Note or otherwise.

         12.16. Subrogation. If any or all of the proceeds of the Indebtedness
or the Obligations have been used to extinguish, extend or renew any
indebtedness heretofore existing against the Mortgaged Property or to satisfy
any indebtedness or obligation secured by a lien or encumbrance of any kind
(including liens securing the payment of any Impositions), such proceeds have
been advanced by Beneficiary at Grantor's request, and, to the extent of such
funds so used, the Indebtedness and Obligations in this Deed of Trust shall be
subrogated to and extend to all of the rights, claims, liens, titles and
interests heretofore existing against the Mortgaged Property to secure the
indebtedness or obligation so extinguished, paid, extended or renewed, and the
former rights, claims, liens, titles and interests, if any, shall not be waived
but rather shall be continued in full force and effect and in favor of
Beneficiary and shall be merged with the lien and security interest created
herein as cumulative security for the repayment of the Indebtedness and
satisfaction of the Obligations.

         12.17. Business or Commercial Purpose. Grantor warrants that the
extension of credit evidenced by the Note secured hereby is solely for business
or commercial purposes, other than agricultural purposes. Grantor further
warrants that the credit transaction evidenced by the Note is specifically
exempted under Regulation Z issued by the Board of Governors of the Federal
Reserve System and Title I (Truth in Lending Act) of the Consumer Credit
Protection Act and that no disclosures are required to be given under such
regulations and federal laws in connection with the above transaction.

         12.18. Jurisdiction and Venue. Courts within the State of Texas shall
have jurisdiction over any and all disputes between Grantor and Beneficiary,
whether at law or in equity, and the proper venue for any such dispute shall be
either the state or federal courts located in Dallas County, Texas.

         12.19. Performance at Grantor's Expense. The cost and expense of
performing or complying with any and all of the Obligations shall be borne
solely by Grantor, and no portion of such cost and expense shall be in any way
or to any extent credited against any installment on or portion of the
Indebtedness.

         12.20. No Partnership. Nothing contained in the Loan Documents is
intended to, or shall be construed as, creating to any extent or in any manner
whatsoever, any partnership, joint venture or association between Grantor,
Trustee and/or Beneficiary, or in any way make Beneficiary or Trustee
co-principals with Grantor with reference to the Mortgaged Property or the Loan,
and any inferences to the contrary are hereby expressly negated.

         12.21. Agents. Any right, remedy, privilege, duty or action available
to or to be performed by Beneficiary under the Loan Documents may, if and to the
extent determined by Beneficiary, be exercised or performed by any agent,
attorney, correspondent or other representative of Beneficiary.

                                       39
<PAGE>

         12.22. Credit Reports. Grantor hereby authorizes Beneficiary to obtain
from time to time credit reports through reputable credit reporting agencies
relating to Grantor. So long as no Event of Default or event of condition which,
with the giving of notice, the passage of time, or both, could mature into an
Event of Default, exists, Beneficiary will use reasonable efforts to endeavor to
provide notice to Grantor that Beneficiary intends to obtain or has obtained any
such credit report and to provide to Grantor a copy of any thereof relating to
Grantor, upon written request from Grantor, if not prohibited by law, rule or
regulation, however, Beneficiary shall not be liable for any damage, loss, cost
or expense for any failure to so notify Grantor or to provide a copy of any such
credit report to Grantor.

         12.23. Disposition of Mortgaged Property, Leases, or Beneficial
Interest in Grantor. Upon the sale, exchange, assignment, conveyance or other
disposition (herein collectively called "DISPOSITION") of all or any portion of
the Mortgaged Property (or any interest therein, except to the extent permitted
herein), an Event of Default shall be deemed to have occurred and Beneficiary
may, at Beneficiary's option, enforce any and all of Beneficiary's rights,
remedies and recourses available upon the occurrence of an Event of Default;
provided, however, Beneficiary shall not enforce such rights, remedies and
recourses if Beneficiary consents in writing to the Disposition in question. It
is expressly agreed that in connection with determining whether to grant or
withhold such consent to each such Disposition, Beneficiary may, inter alia, (a)
consider (based upon Beneficiary's then current criteria for approving borrowers
for mortgage loans similar to the Loan) the financial strength and experience of
the party to whom such Disposition will be made and its management ability with
respect to the Mortgaged Property, (b) consider whether or not the security for
payment of the Indebtedness and the performance of the Obligations, or
Beneficiary's ability to enforce its rights, remedies and recourses with respect
to such security, will be impaired in any way by the proposed Disposition, (c)
require as a condition to granting such consent, an increase in the rate of
interest payable under the Note (subject to the provisions of Paragraph 12.10
hereof), (d) require that Beneficiary be reimbursed for all costs and expenses
incurred by Beneficiary in investigating the financial strength, experience and
management ability of the party to whom such Disposition will be made and in
determining whether Beneficiary's security will be impaired by the proposed
Disposition, (e) require the payment to Beneficiary of a transfer fee to cover
the cost of documenting the Disposition in its records on the date of closing of
such Disposition, (subject to the provisions of Paragraph 12.10 hereof), (f)
require the payment of its reasonable attorney's fees in connection with such
Disposition, (g) require the express assumption of payment of the Indebtedness
and performance of the Obligations by the party to whom such Disposition will be
made (with or without the release of Grantor or Maker from liability for such
Indebtedness and Obligations), (h) require the execution of assumption
agreements, modification agreements, supplemental security documents and
financing statements satisfactory in form and substance to Beneficiary, (i)
require endorsements (to the extent available under applicable law) to any
existing mortgage title insurance policies insuring Beneficiary's liens and
security interests covering the Mortgaged Property or new mortgage title
policies, (j) require additional security for the payment of the Indebtedness
and performance of the Obligations, and (k) shorten the stated term of the Note
or otherwise rearrange the payment terms of the Note.

                                       40
<PAGE>

         12.24. Environmental Matters.

         (a) Beneficiary shall have the right, at any time so long as any part
of the Note shall remain unpaid, to inspect the Mortgaged Property or any part
thereof during reasonable hours and upon reasonable notice to Grantor to
determine if any environmental hazard is present or is threatening to be created
which will impair the value of the Mortgaged Property. Beneficiary may conduct
any test or investigation, or collect any samples of materials from on, about,
or under the Mortgaged Property necessary to determine whether such hazards
might exist so long as it uses reasonable efforts not to interfere with
Grantor's use of Mortgaged Property or with any tenants under any Leases. If an
environmental hazard (whether existing prior to the date hereof or coming into
existence after the date hereof) which is likely, in Beneficiary's sole
determination, to significantly damage collateral value of the Mortgaged
Property, and Grantor does not remove or cure the risk which threatens to impair
value of the Mortgaged Property within a reasonable period of time, such failure
shall be an Event of Default under the terms of this Deed of Trust.

         (b) So long as any part of the Note remains unpaid, without the consent
of Beneficiary, Grantor shall not allow any activity to be conducted on the
Mortgaged Property or any use to be made of the Mortgaged Property which
presents a high risk of environmental contamination, including but not limited
to:

                  (1) Chemical manufacturing or storage;

                  (2) Operation of any hazardous waste handling or recycling
         facility; and

                  (3) Underground storage of petroleum products.

         (c) The use of the Mortgaged Property for any of the uses prohibited in
Paragraph 12.24(b) above shall be deemed an Event of Default under the terms of
this Deed of Trust.

         12.25. Joint and Several Liability. If Grantor consists of more than
one party, the Obligations and the obligation to repay the Indebtedness as
contained herein shall be the joint and several obligations of each of such
parties.

         12.26. Sole Agreement. THIS WRITTEN AGREEMENT AND THE OTHER LOAN
DOCUMENTS REPRESENTS THE FINAL AGREEMENT BETWEEN THE PARTIES AND MAY NOT BE
CONTRADICTED BY EVIDENCE OF PRIOR, CONTEMPORANEOUS OR SUBSEQUENT ORAL AGREEMENTS
OF THE PARTIES. THERE ARE NO UNWRITTEN ORAL AGREEMENTS BETWEEN THE PARTIES.

         12.27. Partial Releases. Beneficiary has no obligation to release from
the lien and terms hereof all or any portion of the Mortgaged Property prior to
the full and complete payment and performance of all of the Indebtedness and
Obligations.

         12.28. Publicity. Grantor hereby grants to Beneficiary the right to
publicize its making of the Loan in such manner as Beneficiary deems
appropriate. Such publicity may include disclosure of the amount of the Loan,
the nature of the Improvements and such other information relating to
Beneficiary or the Loan as Beneficiary deems appropriate.

                                       41
<PAGE>

         EXECUTED by the undersigned on the date acknowledged, to be effective
as of the 29th day of May, 2002.

                                     GRANTOR:

                                     INTERVOICE-BRITE, INC.,
                                     a Texas corporation

                                     By:
                                             -----------------------------------
                                             Name:
                                                   -----------------------------
                                             Title:
                                                    ----------------------------

                                 ACKNOWLEDGMENT

THE STATE OF TEXAS             )
                               )
COUNTY OF                      )
          ------------

         This instrument was acknowledged before me on this the _____ day of
May, 2002, by ____________________________, as ______________________ of
INTERVOICE-BRITE, INC., a Texas corporation, on behalf of said corporation.

                                     -------------------------------------------
                                     Notary Public in and for the State of Texas
My Commission Expires:               Printed Name:
                                                   -----------------------------
----------------------

                                       42
<PAGE>

                                   EXHIBIT "A"

                              PROPERTY DESCRIPTION

Being a 14.4627 acre tract of land situated in the John Clay Survey, Abstract
No. 223, City of Dallas, Collin County, Texas and being part of U.T.D. Snergy
Park - Phase I, an Industrial Addition, and addition to the City of Dallas
recorded in Volume F, Page 551, Map Records, Collin County, Texas, said tract
also being conveyed to InterVoice-Brite as recorded in Volume 4755, Page 1445,
of the Deed Records, Collin County, Texas:

Beginning at a aluminum monument found for corner in the West right-of-way line
of Waterview Parkway (a 120 foot R.O.W.), said point also being the Northeast
corner of a tract of land conveyed to Alliance Data Systems II Addition, an
addition to the City of Dallas, Texas as recorded in Volume L, Page 791, Map
Records, Collin County, Texas;

Thence South 90 degrees 00 minutes 00 seconds West, departing the West
right-of-way line of said Waterview Parkway, and along the North line of said
Alliance Data Systems II Addition, a distance of 700.00 feet to a 1/2 inch iron
rod found for corner;

Thence North 00 degrees 12 minutes 12 seconds West, departing the North line of
said Alliance Data Systems II Addition, and along the East line of a tract of
land conveyed to Texas A & M University, as recorded in Volume 837, Page 591,
Deed Records, Collin County, Texas, a distance of 900.00 feet to a 1/2 inch iron
rod found for corner, said point also being the Southwest corner of a tract of
land conveyed to Texas National Bank, as recorded in Volume 3233, Page 206, Deed
Records, Collin County, Texas;

Thence North 90 degrees 00 minutes 00 seconds East, along the South line of said
Texas National Bank tract, a distance of 700.00 feet to a 5/8 inch iron rod
found for corner and being in the West right-of-way line of said Waterview
Parkway;

Thence South 00 degrees 12 minutes 12 seconds East, along the West right-of-way
line of said Waterview Parkway, a distance of 900.00 feet to the Point of
Beginning and containing 629,996 square feet or 14.4627 acres of land.

<PAGE>

                                   EXHIBIT "B"

                             PERMITTED ENCUMBRANCES

1.       Standby fees, taxes and assessments by any taxing authority for the
         year 2002 and subsequent years.

2.       Restrictive Covenants recorded in Volume l959,Page 755 and Volume 2007,
         Page 475, Deed Records, Collin County, Texas.

3.       Easement granted by W.A. Brooks to American Telephone and Telegraph
         Company, dated September 3, 1926, filed for record on March 16, 1927
         and recorded in Volume 265, Page 555, Deed Records, Collin County,
         Texas. Together with partial release of easement recorded under Clerk's
         File No. 94-0097834, Land Records, Collin County, Texas, as noted on
         survey prepared by Dennis D. Vote, Registered Professional Land
         Surveyor #4813, dated February 25, 2002, last revised May 9, 2002.

4.       Easement granted by W.A. Brooke, Jr. et al to American Telephone and
         Telegraph Company, dated September 16, 1943, filed for record on
         October 8, 1943 and recorded in Volume 339, Page 515, Deed Records,
         Collin County, Texas. Together with partial release of easement
         recorded under Clerk's File No. 94-0097834, Land Records, Collin
         County, Texas, as noted on survey prepared by Dennis D. Vote,
         Registered Professional Land Surveyor #4813, dated February 25, 2002,
         last revised May 9, 2002.

5.       Easement granted by Board of Regents of the University of Texas System
         to Dallas Power & Light Company and Southwestern Bell Telephone
         Company, dated October 5, 1981, filed for record on October 28, 1981
         and recorded in Volume 1444, Page 555, Deed Records, Collin County,
         Texas, and as shown on plat recorded in Volume F, Page 551, Map
         Records, Collin County, Texas, as shown on survey prepared by Dennis D.
         Vote, Registered Professional Land Surveyor #4813, dated February 25,
         2002, last revised May 9, 2002.

6.       Easement granted by Board of Regents of the University of Texas System
         to City of Richardson, dated March 8, 1977, filed for record on April
         9, 1986 and recorded in Volume 1042, Page 840, Deed Records, Collin
         County, Texas, and as shown on plat recorded in Volume F, Page 551, Map
         Records, Collin County, Texas, as shown on survey prepared by Dennis D.
         Vote, Registered Professional Land Surveyor #4813, dated February 25,
         2002, last revised May 9, 2002.

7.       Easement granted by EH&A Dallas Joint Venture to Southwestern Bell
         Telephone Company, dated September 16, 1986, filed for record on
         September 26, 1986 and recorded in Volume 2466, Page 6, Deed Records,
         Collin County, Texas, as shown on survey prepared by Dennis D. Vote,
         Registered Professional Land Surveyor #4813, dated February 25, 2002,
         last revised May 9, 2002.

8.       Easement granted by EH&A Dallas Joint Venture to Dallas Power & Light
         Company, dated August 19, 1986, filed for record on October 8, 1986 and
         recorded in Volume 2475, Page 529, Deed Records, Collin County, Texas,
         as shown on survey prepared by Dennis D. Vote,

<PAGE>

         Registered Professional Land Surveyor #4813, dated February 25, 2002,
         last revised May 9 2002.

9.       Easement granted by InterVoice, Inc., a Texas corporation to City of
         Dallas, dated November 9, 1993, filed for record on December 16, 1993
         and recorded under Clerk's File No. 93-0110520, Land Records, Collin
         County, Texas, as shown on survey prepared by Dennis D. Vote,
         Registered Professional Land Surveyor #4813, dated February 25, 2002,
         last revised May 9, 2002.

10.      Easement granted by InterVoice, Inc. to Texas Utilities, dated February
         8, 1994, filed for record on March 28, 1994 and recorded under Clerk's
         File No. 94-0029449, Land Records, Collin County, Texas, as shown on
         survey prepared by Dennis D. Vote, Registered Professional Land
         Surveyor #4813, dated February 25, 2002, last revised May 9, 2002.

11.      Deed of Trust executed by InterVoice Acquisition Subsidiary III, Inc.
         to Terry G. Freeman, Trustee, dated June 1, 1999, filed for record on
         June 15, 1999 and recorded in Volume 4437, Page 2684, Land Records,
         Collin County, Texas, to secure the payment of one note of even date
         therewith in the original principal sum of the obligations as therein
         stated, payable to Bank of America National Trust and Savings
         Association, and subject to all of the terms, conditions and
         stipulations contained therein, including but not limited to any future
         indebtedness also secured by this lien.

12.      UCC-l Financing Statement, filed for record on June 15, 1999, recorded
         in Volume 4437, Page 2675, Land Records, Collin County, Texas, given by
         InterVoice, Inc., as owner/debtor, granting unto Bank of America
         National Trust and Savings Association, as creditor and secured party,
         a security interest in the subject property.

13.      UCC-3. Financing Statement, filed for record on October 31, 2000,
         recorded in Volume 4785, Page 1445, Land Records, Collin County, Texas,
         given by InterVoice-Brite, Inc., as owner/debtor, granting unto Bank of
         America National Trust and Savings Association, as creditor and secured
         party, a security interest in the subject property. Together with
         Amendment filed November 2, 2000 and recorded in Volume 4787, Page
         1570, Land Records, Collin County, Texas.<PAGE>
                                                                   EXHIBIT 10.18

                             INTERVOICE-BRITE, INC.

                       SECOND AMENDED EMPLOYMENT AGREEMENT

         This Second Amended Employment Agreement (this "Agreement") executed as
of February 18, 2002, and effective as of March 1, 2002, by and between
InterVoice-Brite, Inc., a Texas corporation with its principal executive offices
at 17811 Waterview Parkway, Dallas, Texas 75252 (the "Company"), and David W.
Brandenburg (the "Employee").

                                  WITNESSETH:

         WHEREAS, the Employee is presently employed by the Company pursuant to
that certain First Amended Employment Agreement effective as of March 1, 2001
(the "Old Agreement"), between the Company and the Employee; and

         WHEREAS, the Employee and the Company desire to amend the terms and
conditions of the Old Agreement to, among other things, extend the term of the
agreement through February 29, 2004.

         NOW, THEREFORE, for and in consideration of the premises and the mutual
covenants contained herein, and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, and subject to the
terms and conditions hereinafter set forth, the parties hereto agree as follows:

1. DEFINITIONS.

         In addition to the words and terms elsewhere defined in this Agreement,
the following words and terms as used herein shall have the following meanings,
unless the context or use indicates a different meaning:

         "Annualized Compensation Amount" means an amount equal to the
annualized salary payable and bonuses accrued or payable to the Employee
pursuant to Section 4 of this Agreement during the most recent completed fiscal
year of the Company.

         "Applicable EPS Bonus Percentage" means the percentage set forth in the
right hand column below as determined (i) for the Company's fiscal year ending
February 28, 2002, with reference to the Company's earnings per share for such
fiscal year as set forth in the table below entitled "Applicable EPS Bonus
Percentage: Fiscal 2002" and (ii) for each of the Company's fiscal years ending
February 28, 2003 and February 29, 2004, respectively, with reference to the
increase or decrease in the Company's earnings per share between such fiscal
year and the greater of $.15 or the Company's earnings per share for the
immediately preceding fiscal year as set forth in the table below entitled
"Applicable EPS Bonus Percentage: Fiscal 2003 and Fiscal 2004":

                                       1
<PAGE>

                  APPLICABLE EPS BONUS PERCENTAGE: FISCAL 2002

<Table>
<Caption>
                                                           Applicable EPS
                Earnings per Share                        Bonus Percentage
                ------------------                        ----------------
<S>                                                       <C>
              $0.58 or more                                       75%
              $0.48 to $0.57                                      60%
              $0.38 to $0.47                                      45%
              $0.37                                             37.5%
              $0.30 to $0.36                                    22.5%
              $0.29 or less                                        0%
</Table>

          APPLICABLE EPS BONUS PERCENTAGE: FISCAL 2003 AND FISCAL 2004

<Table>
<Caption>
          Increase or Decrease in Earnings
           Per Share in Applicable Fiscal                   Applicable EPS
         Year Compared to Prior Fiscal Year                Bonus Percentage
         ----------------------------------                ----------------
<S>                                                        <C>
         40% or more increase                                    125%
         35% through 39% increase                                100%
         25% through 34% increase                                 75%
         10% through 24% increase                                 50%
         0% through 9% increase                                   25%
         Decrease in EPS                                           0%
</Table>

         "Applicable Revenue Bonus Percentage" means the percentage set forth in
the right hand column below as determined (i) for the Company's fiscal year
ending February 28, 2002, with reference to the Company's total revenues for
such fiscal year as set forth in the table below entitled "Applicable Revenue
Bonus Percentage: Fiscal 2002" and (ii) for each of the Company's fiscal years
ending February 28, 2003 and February 29, 2004, respectively, with reference to
the increase or decrease in the Company's total revenues between such fiscal
year and the immediately preceding fiscal year as set forth in the table below
entitled "Applicable Revenue Bonus Percentage: Fiscal 2003 and Fiscal 2004":

                                       2
<PAGE>

                APPLICABLE REVENUE BONUS PERCENTAGE: FISCAL 2002

<Table>
<Caption>
                                                        Applicable Revenue
                Total Revenue                            Bonus Percentage
                -------------                           ------------------
<S>                                                     <C>
         $316,000,000 or greater                                125%
         $288,000,000 to $315,999,999                           100%
         $287,000,000 to $287,999,999                            75%
         $258,000,000 to $286,999,999                            50%
         $230,000,000 to $257,999,999                            25%
         $229,999,999 or less                                     0%
</Table>

        APPLICABLE REVENUE BONUS PERCENTAGE: FISCAL 2003 AND FISCAL 2004
<Table>
<Caption>

         Increase or Decrease in Revenues
             in Applicable Fiscal Year                  Applicable Revenue
           Compared to Prior Fiscal Year                 Bonus Percentage
         --------------------------------               ------------------
<S>                                                     <C>
         40% or more increase                                   125%
         35% through 39% increase                               100%
         25% through 34% increase                                75%
         10% through 24% increase                                50%
         0% through 9% increase                                  25%
         Decrease in revenues                                     0%
</Table>

            "Cause" means (a) any act by the Employee that is materially adverse
to the best interests of the Company and which, if the subject of a criminal
proceeding, could result in a criminal conviction for a felony or (b) the
willful failure by the Employee to substantially perform his duties hereunder,
which duties are within the control of the Employee (other than the failure
resulting from the Employee's incapacity due to physical or mental illness),
provided, however, that the Employee shall not be deemed to be terminated for
Cause under this subsection (b) unless and until (1) after the Employee receives
written notice from the Company specifying with reasonable particularity the
actions of Employee which constitute a violation of this subsection (b) and (2)
within a period of 30 days after receipt of such notice (and during which the
violation is within the control of the Employee), Employee fails to reasonably
and prospectively cure such violation.

         "Common Stock" means the Company's common stock, no par value per
share.

         An "Event of Default" means the occurrence of any of the following
events prior to the Triggering Date, unless remedied or otherwise cured within
30 days after the Company's receipt of written notice from the Employee of such
event, (a) a breach by the Company of any of its express or implied obligations
under this Agreement, (b) without his prior concurrence, the Employee is
assigned any duties or responsibilities that are inconsistent with his position,
duties, responsibilities or status at the commencement of the term of this
Agreement, or his reporting responsibilities or titles in effect at such time
are changed, (c) the Employee's base compensation is reduced or any other
failure by the Company to comply with Section 4, or (d) any change in any
employee benefit plans

                                       3
<PAGE>

or arrangements in effect on the date hereof in which the Employee participates
(including without limitation any pension and retirement plan, savings and
profit sharing plan, stock ownership or purchase plan, stock option plan, or
life, medical or disability insurance plan), which would adversely affect the
Employee's rights or benefits thereunder, unless such change occurs pursuant to
a program applicable to all executive officers of the Company and does not
result in a proportionately greater reduction in the rights of or benefits to
the Employee as compared to any other executive officer of the Company.

         "Good Reason" means the occurrence of a Triggering Event (as defined
below) and (a) a breach by the Company of any of its express or implied
obligations under this Agreement, (b) without his prior concurrence, the
Employee is assigned any duties or responsibilities that are inconsistent with
his position, duties, responsibilities or status at the commencement of the term
of this Agreement, or his reporting responsibilities or titles in effect at such
time are changed, (c) the Employee's base compensation is reduced or any other
failure by the Company to comply with Section 4, (d) any change in any employee
benefit plans or arrangements in effect on the date hereof in which the Employee
participates (including without limitation any pension and retirement plan,
savings and profit sharing plan, stock ownership or purchase plan, stock option
plan, or life, medical or disability insurance plan), which would adversely
affect the Employee's rights or benefits thereunder, unless such change occurs
pursuant to a program applicable to all executive officers of the Company and
does not result in a proportionately greater reduction in the rights of or
benefits to the Employee as compared to any other executive officer of the
Company, or (e) the shareholders of the Company shall fail to elect the Employee
as a member of the Board of Directors of the Company.

         "Triggering Date" means the date of a Triggering Event.

         A "Triggering Event" shall be deemed to have occurred if (a) any person
or group (as such terms are used in Sections 13(d) and 14(d) of the Securities
Exchange Act of 1934, as amended (the "Exchange Act")) is or becomes the
beneficial owner (as defined in Rule 13d-3 under the Exchange Act) directly or
indirectly, of securities of the Company representing more than 20% of the
combined voting power of the Company's then outstanding securities, or (b) at
any annual or special meeting of shareholders of the Company one or more
directors are elected who were not nominated by management of the Company to
serve on the Board of Directors of the Company, or (c) the Company is merged or
consolidated with another corporation and as a result of such merger or
consolidation less than 51% of the outstanding voting securities of the
surviving or resulting corporation are owned in the aggregate by the former
shareholders of the Company, other than by a party to such merger or
consolidation or affiliates (within the meaning of the Exchange Act) of any
party to such merger or consolidation, as the same existed immediately prior to
such merger or consolidation, or (d) the Company sells all or substantially all
of its assets to another corporation which is not a wholly-owned subsidiary of
the Company.

2. EMPLOYMENT.

         The Company hereby employs the Employee and the Employee hereby accepts
employment on the terms and conditions set forth herein.

                                       4
<PAGE>

3. TERM.

         The initial term of this Agreement shall be from March 1, 2002 until
February 29, 2004 unless sooner terminated in accordance with the provisions
herein regarding termination. Subject to earlier termination as provided herein,
the initial term of this Agreement shall be automatically extended for one (1)
year from March 1, 2004, unless either the Employee or the Company gives written
notice to the other six months or more prior to February 29, 2004.

4. COMPENSATION.

         (a) Base Salary. For all services rendered by the Employee under this
Agreement, the Company shall pay the Employee a base salary of $350,000 per
year. Such salary shall be payable in equal monthly installments in accordance
with the customary payroll policies of the Company in effect at the time such
payment is made, or as otherwise mutually agreed upon. Effective as of March 1
of each year during the term hereof, the Compensation Committee of the Company
shall review Employee's performance for the prior fiscal year and make such
adjustments in base salary from time to time at their discretion as the Employee
and the Company may agree.

         (b) Annual Bonus. Effective for the Company's fiscal year ending
February 28, 2002 and continuing with respect to each subsequent fiscal year
thereafter during the term of this Agreement, the Company will pay Employee an
annual bonus equal to the sum of (a) the mathematical product of Employee's base
salary pursuant to Subsection 4(a) for such fiscal year multiplied by the
Applicable Revenue Bonus Percentage and (b) the mathematical product of the
Employee's base salary pursuant to Subsection 4(a) for such fiscal year
multiplied by the Applicable EPS Bonus Percentage. Employee's bonus pursuant to
this Subsection 4(b) shall be earned as of the end of the Company's fiscal year
and payable within five days after the Company's receipt of its audited annual
financial statements. The formula set forth herein for determining annual
bonuses shall be adjusted from time to time when and if there occur stock splits
or other changes in capital structure which result in an increase or decrease in
outstanding capital stock of more than 25%. It is the intention of the parties
that the bonus formulas set forth in this Subsection 4(b) reflect the Company's
net income from operations excluding any unusual or non-recurring charges, and
revenues from continuing operations excluding any revenues attributable to a
significant acquisition of a company or line of business. Accordingly, the Board
of Directors of the Company may from time to time in its reasonable discretion
adjust the formulas set forth herein for annual bonuses to properly reflect the
Company's net income from continuing operations and revenues from continuing
operations.

         (c) Bonus. In addition to the Employee's annual base salary and other
benefits provided for in this Agreement, the Company may pay to the Employee on
an annual basis a discretionary bonus in an amount to be approved by the Board
of Directors of the Company; provided, however, in no event shall the bonus
payable hereunder, if any, exceed Employee's annual base salary provided for in
Section 4(a).

         (d) Benefits. The Employee shall be entitled to participate in or
receive benefits under any employee benefit plan or arrangement made available
by the Company in the future to its executive officers and key management
personnel, subject to and on a basis consistent with the terms,

                                       5
<PAGE>

conditions and overall administration of such plan or arrangement. Nothing paid
to the Employee under any plan or arrangement presently in effect or made
available in the future shall be deemed to be in lieu of the salary and bonuses
payable to the Employee pursuant to Subsections 4(a), (b) and (c).

         (e) Old Stock Option. In consideration of the Employee's execution of
the old Agreement, the Company granted effective June 26, 2000 options to
purchase an aggregate of 500,000 shares of the Company's Common Stock to the
Employee pursuant to the Company's 1990 Incentive Stock Option Plan and 1999
Stock Option Plan. The exercise price for such options was based on the price
for the Company's Common Stock on the Nasdaq National Market on June 26, 2000.
The options vest in four equal components of 125,000 shares each on December 26,
2000, June 26, 2001, December 26, 2001, and June 26, 2002. The options are
comprised of grants of an incentive stock option to purchase 49,485 shares under
the 1990 Incentive Stock Option Plan and nonqualified stock options to purchase
300,000 shares under the 1999 Stock Option Plan and 150,515 shares under the
1990 Incentive Stock Option Plan.

         (f) New Stock Option. In consideration of the Employee's execution of
this Second Amended Employment Agreement, the Company grants, as of the
effective date of this Second Amended Employment Agreement, options to purchase
an aggregate of 160,000 shares of the Company's Common Stock to the Employee
pursuant to the Company's 1999 Stock Option Plan. The exercise price for such
options is based on the price for the Company's Common Stock on the Nasdaq
National Market on March 1, 2002. The options vest in four equal components of
40,000 shares each on August 31, 2002, February 28, 2003, August 31, 2003, and
February 29, 2004.

         (g) Expenses. Upon receipt of itemized vouchers, expense account
reports, and supporting documents submitted to the Company in accordance with
the Company's procedures from time to time in effect, the Company shall
reimburse Employee for all reasonable and necessary travel, entertainment, and
other reasonable and necessary business expenses incurred ordinarily and
necessarily by Employee in connection with the performance of his duties
hereunder.

         (h) Vacation. Employee shall be entitled to a minimum of 6 weeks paid
vacation during each twelve-month period commencing on the effective date of
this Agreement.

                                       6
<PAGE>

5. POSITION, DUTIES, EXTENT OF SERVICES AND SITUS.

         (a) Position and Duties. Employee shall serve as the Chairman of the
Board, Chief Executive Officer and President of the Company, accountable only to
the Board of Directors of the Company and, subject to the authority of such
board, shall have supervision and control over, and responsibility for, the
general management and operation of the Company and shall have such other powers
and duties as may from time to time be prescribed by such board, provided that
such duties are reasonable and customary for a chairman of the board, chief
executive officer and president of a public company.

         (b) Extent of Services and Situs. The Employee shall devote
substantially all of his business time, attention, and energy to the business
and affairs of the Company and shall not during the term of his employment under
this Agreement engage in any other business activity which could constitute a
conflict of interest, whether or not such business activity is pursued for gain,
profit, or other pecuniary advantage. This shall not be construed as preventing
the Employee from managing his current investments or investing his assets in
such form or manner as will not require any services on the part of the Employee
in the operation and the affairs of the companies in which such investments are
made, subject to the provisions of Sections 6 and 27. The Employee shall not be
required to change the principal place of his employment to a location which is
more than 15 miles further away from his principal residence than such principal
place of employment at the time of the execution of this Agreement:

6. COVENANT NOT TO COMPETE.

         (a) The Employee acknowledges that (i) as a result of his position and
tenure with the Company he has received and will continue to receive specialized
and unique training and knowledge concerning the Company, its business, its
customers and the industry in which it competes, (ii) the Company's business, in
large part, depends upon its exclusive possession and use of the Proprietary
Information (as defined in Section 27), (iii) the Company is entitled to
protection against the unauthorized disclosure or use by Employee of the
Proprietary Information or the training and knowledge received by the Employee
and (iv) he has received in this Agreement good and valuable consideration for
the covenants he is making in this Section 6 and in Section 27. The Company and
the Employee acknowledge and agree that the covenants contained in this Section
6 and in Section 27 are reasonably necessary for the protection of the Company
and are reasonably limited with respect to the activities they prohibit, their
duration, their geographical scope and their effects on the Employee and the
public. The parties acknowledge that the purpose and effect of the covenants are
to protect the Company from unfair competition by the Employee.

         (b) Except as provided in the last sentence of this Section 6(b),
during the period in which the Employee renders services to the Company under
this Agreement and for eighteen (18) months thereafter, the Employee shall not,
without the written consent of the Company, own, manage, operate, control, serve
as an officer, director, employee, partner or consultant of or be connected in
any way with or have any interest in any corporation, partnership,
proprietorship or other entity which carries on business activities in
competition with the Company's activities in any state of the United States or
in any foreign country in which the Company has sold or installed its products
or systems

                                       7
<PAGE>

or has definitive plans to sell or install its products at any time prior to or
at the time of the date of termination of the Employee's employment; except that
the Employee may own up to 1% of the shares of any publicly-owned corporation,
provided that none of his other relationships with such corporation violates
such covenant. Notwithstanding the foregoing, the provisions of this Section 6
shall not apply if the Employee's employment with the Company under this
Agreement is terminated (i) by the Company, unless the Employee is terminated in
accordance with Section 7 or for Cause in accordance with Subsection 9.1(a) or
9.2(a), or (ii) at the election of the Employee prior to the Triggering Date
after the occurrence of an Event of Default which has not been waived in writing
or on or after the Triggering Date for Good Reason.

         (c) The Company and the Employee hereby agree that in the event that
the noncompetition covenants contained herein should be held by any court or
other constituted legal authority of competent jurisdiction to be effective in
any particular area or jurisdiction only if said covenants are modified to limit
their duration, geographical area or scope, then the parties hereto will
consider Section 6 to be amended and modified with respect to that particular
area or jurisdiction so as to comply with the order of any such court or other
constituted legal authority and, as to all other jurisdictions or political
subdivisions thereof, the noncompetition covenants contained herein will remain
in full force and effect as originally written. The Company and the Employee
further agree that in the event that the noncompetition covenants contained
herein should be held by any court or other constituted legal authority of
competent jurisdiction to be void or otherwise unenforceable in any particular
area or jurisdiction notwithstanding the operation of this Section 6(c), then
the parties hereto will consider this Section 6 to be amended and modified so as
to eliminate therefrom that particular area or jurisdiction as to which such
noncompetition covenants are so held void or otherwise unenforceable, and, as to
all other areas and jurisdictions covered by the noncompetition covenants, the
terms and provisions hereof shall remain in full force and effect as originally
written.

         (d) Employee recognizes and acknowledges that the Company would suffer
irreparable harm and substantial loss if Employee violated any of the terms and
provisions of this Section 6 or Section 27 and that the actual damages which
might be sustained by the Company as the result of any breach of this Section 6
or Section 27 would be difficult to ascertain. Employee agrees, at the election
of the Company and in addition to, and not in lieu of, the Company's right to
terminate Employee's employment and to seek all other remedies and damages which
the Company may have at law and/or equity for such breach, that the Company
shall be entitled to an injunction restraining Employee from breaching any of
the terms or provisions of this Section 6 or Section 27.

7. COMPENSATION IN THE EVENT OF DISABILITY.

         (a) Disability. If the Employee becomes disabled during the term of
this Agreement the Company shall cause to be paid to the Employee an amount
equal to his base salary in effect at the time of disability under Subsection
4(a), for the shorter of the duration of the disability or the remainder of the
term of this Agreement and, subject to the provisions of Sections 22 and 25,
with no liability on its part for further payments to the Employee during the
duration of the disability. Subject to Subsection 7(b) below, full compensation
shall be reinstituted upon his return to employment and resumption of his
duties. For purposes of this Subsection 7(a) the Employee shall

                                       8
<PAGE>

be deemed "disabled" when he is unable, for a period of 90 consecutive days, to
perform his normal duties of employment due to bodily injury or disease or any
other physical or mental disability.

         (b) Complete Disability. The Company shall have the right to terminate
the Employee's employment under this Agreement prior to the expiration of the
term upon the "Complete Disability" of the Employee as hereinafter defined
(provided, however, that the obligations of the Company under Subsection 7(a)
shall not terminate). The term "Complete Disability" as used in this Subsection
7(b) shall mean (i) the total inability of the Employee, due to bodily injury or
disease or any other physical or mental incapacity, to perform the services
provided for hereunder for a period of 120 days, in the aggregate, within any
given period of 180 consecutive days during the term of this Agreement, and (ii)
where such inability will, in the opinion of a qualified physician (reasonably
acceptable to Employee), be permanent and continuous during the remainder of his
life.

8. COMPENSATION IN THE EVENT OF DEATH.

         If the Employee dies during the term of his employment, the Company
shall pay to such person as the Employee shall designate in a notice filed with
the Company, or, if no such person shall be designated, to his estate as a death
benefit, his base salary in effect at the time of his death pursuant to
Subsection 4(a), in equal semi-monthly installments on the first and fifteenth
day of each month immediately succeeding his death, for a period of months (not
exceeding 12) determined by multiplying the number of complete 12-month periods
of employment of the Employee by the Company (whether pursuant to an employment
agreement or not) by two, in addition to any payments the Employee's spouse,
beneficiaries, or estate may be entitled to receive pursuant to any pension or
employee benefit plan or life insurance policy maintained by the Company, and,
except for any obligations of the Company under Sections 22 and 25, all other
obligations of the Company hereunder shall cease at the time of the Employee's
death.

9. TERMINATION.

         9.1 Termination Prior to the Triggering Date. (a) Upon at least 30
days' prior written notice to the Employee and prior to the Triggering Date, the
Company may terminate the Employee's employment with the Company under this
Agreement only for Cause or in accordance with Section 7 and, subject to the
provisions of Sections 7, 22 and 25, with no liability on its part for further
payments to the Employee. The Company may effect a termination for Cause
pursuant to this Subsection 9.1(a) only by the affirmative vote of a majority of
the members of the Board of Directors of the Company. In voting upon such
termination for Cause, if the Employee is also a member of the Board of
Directors of the Company, then he may not vote on, and will not be considered
present for any purpose with respect to, a matter presented to the Board of
Directors of the Company pursuant to this Subsection 9.1(a).

         (b) Prior to the Triggering Date, the Employee may terminate his
employment with the Company under this Agreement by giving at least 90 days'
prior written notice of his desire to terminate employment to the Board of
Directors of the Company. If the Employee's employment with the Company under
this Agreement is terminated pursuant to this Subsection 9.1(b), the Employee
will continue to accrue and receive his base salary in effect at the time
pursuant to

                                       9
<PAGE>

Subsection 4(a) through the date of termination with no liability on the part of
the Company for further payments to the Employee, subject to the provisions of
Sections 22 and 25.

         (c) Prior to the Triggering Date, if the Employee's employment with the
Company is terminated by the Company without Cause or if the Employee terminates
his employment with the Company following the occurrence of an Event of Default
which has not been waived in writing by the Employee, the Employee will continue
to accrue and receive his base salary in effect at the time pursuant to
Subsection 4(a) through the date of termination and will be entitled to receive
the benefits provided for under Subsection 10.1 (unless the Employee's
employment is terminated in accordance with Section 7) with no liability on the
part of the Company for further payments to the Employee, subject to the
provisions of Sections 7, 22 and 25.

         9.2 Termination On or After the Triggering Date. (a) Upon at least 30
days' prior written notice to the Employee and on or after the Triggering Date,
the Company may terminate the Employee's employment with the Company under this
Agreement only for Cause or in accordance with Section 7 and, subject to the
provisions of Sections 7, 22 and 25, with no liability on its part for further
payments to the Employee. The Company may effect a termination for Cause
pursuant to this Subsection 9.2(a) only by the affirmative vote of two-thirds of
the members of the Board of Directors of the Company. In voting upon such
termination for Cause, if the Employee is also a member of the Board of
Directors of the Company, then he may not vote on, and will not be considered
present for any purpose with respect to, a matter presented to the Board of
Directors of the Company pursuant to this Subsection 9.2(a).

         (b) On or after the Triggering Date, if the Employee's employment with
the Company is terminated by the Company without Cause or if the Employee
terminates his employment with the Company for Good Reason, the Employee will
continue to accrue and receive his base salary in effect at the time pursuant to
Subsection 4(a) through the date of termination and will be entitled to receive
the payments and benefits provided for under Subsections 10.2 and 10.3 (unless
the Employee's employment is terminated in accordance with Section 7) with no
liability on the part of the Company for further payments to the Employee,
subject to the provisions of Sections 7, 22 and 25.

         (c) On or after the Triggering Date, the Employee may, in his sole and
absolute discretion and without any prior approval by the Board of Directors of
the Company, and upon twelve months' prior written notice to the Board of
Directors of the Company, terminate his employment with the Company under this
Agreement for any reason whatsoever. If the Employee's employment with the
Company under this Agreement is terminated pursuant to this Subsection 9.2(c),
the Employee will continue to accrue and receive his base salary in effect at
the time pursuant to Subsection 4(a) through the date of termination and will be
entitled to receive the benefits provided for under Subsections 10.2 and 10.3
with no liability on the part of the Company for further payments to the
Employee, subject to the provisions of Sections 22 and 25.

                                       10
<PAGE>

10. COMPENSATION AFTER CERTAIN TERMINATIONS.

         10.1 Remaining Compensation. If the Employee's employment with the
Company is terminated (whether such termination is by the Employee or by the
Company) at any time prior to the Triggering Date for any reason other than (a)
termination by the Company for Cause in accordance with Subsection 9.1(a); (b)
termination by the Company in accordance with Section 7; (c) the Employee's
death; or (d) termination at the election of the Employee pursuant to Subsection
9.1(b) then, within five days after the date of such termination, (i) the
Remaining Compensation (as herein defined) which would have been paid to the
Employee during the remainder of the term of this Agreement if termination had
not occurred shall become due and payable and shall be paid to the Employee in a
single lump sum in cash, and (ii) all stock options granted to Employee pursuant
to Subsection 4(e) and Subsection 4(f) hereof which are not then exercisable
shall, notwithstanding the provisions of any other agreement, become immediately
exercisable and shall remain exercisable until they are exercised or until they
otherwise would expire. For purposes of this Subsection 10.1, the "Remaining
Compensation" shall mean the annual base salary payable to the Employee pursuant
to Subsection 4 (a) at the time of termination plus an amount representing the
value of all employee benefits including, without limitation, any unearned
annual bonuses described in Subsection 4 (b), discretionary bonuses and
incentive compensation under plans then in effect. For these purposes, the value
of any unearned annual bonuses and all of such other employee benefits shall be
deemed to be equal to 12 months base salary payable to the Employee pursuant to
Subsection 4(a) at the time his employment is terminated.

         10.2 Post Triggering Date Severance Payment. If the Employee's
employment with the Company is terminated (whether such termination is by the
Employee or by the Company) at any time on or within three years after the
Triggering Date for any reason other than (a) termination by the Company for
Cause in accordance with Subsection 9.2(a) or (b) termination by the Company in
accordance with Section 7 or (c) the Employee's death or (d) termination at the
election of the Employee other than termination for Good Reason without
compliance with the retirements of Section 9.2(c), then, within five days after
the date of such termination, the Company shall pay the Employee a lump sum
amount in cash equal to 2.99 times the Annualized Compensation Amount.

         10.3 Gross-Up Payment. In the event that (i) the Employee becomes
entitled to the payments provided under Section 10.2 of this Agreement (the
"Change in Control Payments") and any of the Change in Control Payments will be
subject to the tax (the "Excise Tax") imposed by Section 4999 of the Internal
Revenue Code of 1986, as amended (the "Code"), or any successor provision, or
(ii) any payments or benefits received or to be received by the Employee
pursuant to the terms of any other plan, arrangement or agreement (the "Benefit
Payments") will be subject to the Excise Tax, the Company shall pay to the
Employee an additional amount (the "Gross-Up Payment") such that the net amount
retained by the Employee, after deduction of any Excise Tax on the Change in
Control Payments and the Benefit Payments, and any federal, state and local
income tax and Excise Tax upon the payment provided for by this Section 10.3,
shall be equal to the Change in Control Payments and the Benefit Payments,
provided, however, that in determining the amount of the Gross-Up Payment, any
Excise Tax on the Change in Control Payments and the Benefit Payments shall be
determined using a rate no higher than 20%. For purposes of determining whether
any of the Change in Control Payments or the Benefit Payments will be subject to
the Excise Tax and

                                       11
<PAGE>

the amount of such Excise Tax, (i) any payments or benefits received or to be
received by the Employee in connection with a change in control of the Company
or the Employee's termination of employment (whether pursuant to the terms of
this agreement or any other plan, arrangement or agreement with the Company, any
person whose actions result in change in control or any person affiliated with
the Company or such persons) shall be treated as "parachute payments" within the
meaning of Section 280G(b) (2) of the Code, and all "excess parachute payments"
within the meaning of Section 280G(b) (1) shall be treated as subject to the
Excise Tax, unless in the opinion of tax counsel selected by the Company's
independent auditors and acceptable to the Employee such payments or benefits
(in whole or in part) do not constitute parachute payments, or such excess
payments (in whole or in part) represent reasonable compensation for services
actually rendered within the meaning of Section 280G(b) (4) of the Code, (ii)
the amount of the Change in Control Payments and the Benefit Payments that shall
be treated as subject to the Excise Tax shall be equal to the lesser of (A) the
total amount of the Change in Control Payments and the Benefit Payments or (B)
the amount of excess parachute payments within the meaning of Sections
280G(b)(1) and (4) (after applying clause (i), above) and (iii) the value of any
non-cash benefits or any deferred payment or benefit shall be determined by the
Company's independent auditors in accordance with the principles of Sections
280G(d)(3) and (4) of the Code. For purposes of determining the amount of the
Gross-Up Payment, the Employee shall be deemed to pay federal income taxes at
the highest marginal rate of federal income taxation in the calendar year in
which the Gross-Up Payment is to be made and state and local income taxes at the
highest marginal rates of taxation in the state and locality of the Employee's
residence on the date of termination, net of the maximum reduction in federal
income taxes which could be obtained from deduction of such state and local
taxes. In the event that the Excise Tax is subsequently determined to be less
than the amount taken into account hereunder at the time of termination of the
Employee's employment, the Employee shall repay to the Company at that time that
the amount of such reduction in Excise Tax is finally determined the portion of
the Gross-Up Payment attributable to such reduction plus interest on the amount
of such repayment at the rate provided in Section 1274(b)(2)(B) of the Code. In
the event that the Excise Tax is determined to exceed the amount taken into
account hereunder at the time of the termination of the Employee's employment
(including by reason of any payment the existence or amount of which cannot be
determined at the time of the Gross-Up Payment), the Company shall make an
additional gross-up payment to the Employee in respect of such excess (plus any
interest payable with respect to such excess) at the time that the amount of
such excess is finally determined.

11. MITIGATION.

         The Employee shall not be required to mitigate the amount of any
payment provided for in this Agreement by seeking other employment or otherwise,
nor shall the amount of any payment provided for in this Agreement be reduced by
any compensation earned by the Employee as the result of employment by another
employer after the date of termination of Employee's employment with the
Company, or otherwise.

                                       12
<PAGE>

12. ENTIRE AGREEMENT.

         This Agreement embodies the entire agreement and understanding between
the parties hereto with respect to the subject matter hereof and supersedes all
prior negotiations, agreements, and understandings relating to such subject
matter, and may be modified or amended only by an instrument in writing signed
by the parties hereto.

13. LAW TO GOVERN.

         This Agreement is executed and delivered in the State of Texas and
shall be governed, construed and enforced in accordance with the laws of the
State of Texas.

14. ASSIGNMENT.

         This Agreement is personal to the parties, and neither this Agreement
nor any interest herein may be assigned (other than by will or by the laws of
descent and distribution) without the prior written consent of the parties
hereto nor be subject to alienation, anticipation, sale, pledge, encumbrance,
execution, levy, or other legal process of any kind against the Employee or any
of his beneficiaries or any other person. Notwithstanding the foregoing, the
Company shall be permitted to assign this Agreement to any corporation or other
business entity succeeding to substantially all of the business and assets of
the Company by merger, consolidation, sale of assets, or otherwise, if the
Company obtains the assumption of this Agreement by such successor. Failure by
the Company to obtain such assumption prior to the effectiveness of such
succession shall be a breach of this Agreement and shall entitle the Employee to
receive compensation from the Company under this Agreement in the same amount
and on the same terms as he would be entitled to hereunder if he had voluntarily
terminated his employment after the Triggering Date, and, for purposes of
implementing the foregoing, the date on which any such succession becomes
effective shall be deemed the Triggering Date.

15. BINDING AGREEMENT.

         Subject to the provisions of Section 14 of this Agreement, this
Agreement shall be binding upon and shall inure to the benefit of the Company
and the Employee and their respective representatives, successors, and assigns.

16. REFERENCES AND GENDER.

         All references to "Sections" and "Subsections" contained herein are,
unless specifically indicated otherwise, references to sections and subsections
of this Agreement. Whenever herein the singular number is used, the same shall
include the plural where appropriate, and words of either gender shall include
the other gender where appropriate.

                                       13
<PAGE>

17. WAIVER.

         No waiver of any right under this Agreement shall be deemed effective
unless the same is set forth in writing and signed by the party giving such
waiver, and no waiver of any right shall be deemed to be a waiver of any such
right in the future.

18. NOTICES.

         Except as may be otherwise specifically provided in this Agreement, all
notices required or permitted hereunder shall be in writing and will be deemed
to be delivered when deposited in the United States mail, postage prepaid,
registered or certified mail, return receipt requested, addressed to the party
or parties at 17811 Waterview Parkway, Dallas, Texas 75252, or at such other
addresses as may have theretofore been specified by written notice delivered in
accordance herewith.

19. OTHER INSTRUMENTS.

         The parties hereto covenant and agree that they will execute such other
and further instruments and documents as are or may become necessary or
convenient to effectuate and carry out the terms of this Agreement.

20. HEADINGS.

         The headings used in this Agreement are used for reference purposes
only and do not constitute substantive matter to be considered in construing the
terms of this Agreement.

21. INVALID PROVISION.

         Any clause, sentence, provision, section, subsection, or paragraph of
this Agreement held by a court of competent jurisdiction to be invalid, illegal,
or ineffective shall not impair, invalidate, or nullify the remainder of this
Agreement, but the effect thereof shall be confined to the clause, sentence,
provision, section, subsection, or paragraph so held to be invalid, illegal or
ineffective.

22. RIGHTS UNDER PLANS AND PROGRAMS.

         Anything in this Agreement to the contrary notwithstanding, no
provision of this Agreement is intended, nor shall it be construed, to reduce or
in any way restrict any benefit to which the Employee may be entitled under any
other agreement, plan, arrangement, or program providing benefits for the
Employee.

23. MULTIPLE COPIES.

         This Agreement may be executed simultaneously in one or more
counterparts, each of which shall be deemed an original and all of which shall
together constitute one and the same instrument. The terms of this Agreement
shall become binding upon each party from and after the time that he

                                       14
<PAGE>

or it executed a copy hereof. In like manner, from and after the time that any
party executes a consent or other document, such consent or other document shall
be binding upon such parties.

24. WITHHOLDING OF TAXES.

         The Company may withhold from any amounts payable under this Agreement
all federal, state, city, or other taxes as shall be required pursuant to any
law or government regulation or ruling.

25. LEGAL FEES AND EXPENSES.

         The Company shall pay and be responsible for all legal fees and
expenses which the Employee may incur as a result of the Company's failure to
perform under this Agreement or as a result of the Company or any successor
contesting the validity or enforceability of this Agreement.

26. SET OFF OR COUNTERCLAIM.

         Except with respect to any claim against or debt or other obligation of
the Employee properly recorded on the books and records of the Company prior to
the Triggering Date, there shall be no right of set off or counterclaim against,
or delay in, any payment by the Company to the Employee or his beneficiaries
provided for in this Agreement in respect of any claim against or debt or other
obligation of the Employee, whether arising hereunder or otherwise.

27. ASSIGNMENT, PROTECTION AND CONFIDENTIALITY OF PROPRIETARY INFORMATION.

         Employee acknowledges and agrees that all items of the Company's
Proprietary Information constitute valuable, special and unique assets and trade
secrets of its business, which provide to the Company a competitive advantage
over others who do not have access thereto and access to which is essential to
the performance of Employee's duties hereunder. Employee shall not, during the
term of this Agreement or thereafter, use or disclose any Proprietary
Information that is not otherwise publicly available, in whole or in part, for
his benefit or for the benefit of any other person or party, except for the
Company. As used herein, "Proprietary Information" includes, but is not limited
to, customer lists and prices, whether current or prospective, product designs
or other product information, experimental developments and other research and
development information, testing processes, marketing studies and research
activities, and any other trade secrets concerning the Company, its
shareholders, officers, directors, employees, business prospects, customers,
transactions, finances, affairs, opportunities, operations, properties or
assets. The Employee further agrees that all inventions, devices, compounds,
processes, formulas, techniques, improvements and modifications which he may
develop, in whole or in part, during the term of his employment or through or
with the facilities, equipment or resources of the Company shall be and remain
the sole and exclusive property of the Company. The Employee agrees to deliver
to the Company at any time the Company may request, all memoranda, notes, plans,
records, reports, and other documents (including copies thereof and all
embodiments thereof whether in computerized form or any other medium) relating
to the business or affairs of the Company or its subsidiaries which he may then
possess or have under his control. Employee shall maintain in good condition all
tangible and other

                                       15
<PAGE>

forms of Proprietary Information in Employee's custody or control until his
obligations under the preceding sentence are satisfied. Employee agrees to
execute all documents and take such other actions as may be required to comply
with this Section.

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

                                   INTERVOICE-BRITE, INC.

                                   By:    /s/ GEORGE C. PLATT
                                      ------------------------------------------
                                   Name:  George C. Platt
                                   Title: Chairman of Compensation Committee

                                   /s/ DAVID W. BRANDENBURG
                                   ---------------------------------------------
                                   DAVID W. BRANDENBURG

                                       16

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