Document:

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                                                                    Exhibit 10.2

                                HT PROPERTIES LLC
                           525 East Capitol, Suite 500
                                Jackson, MS 39201
                                  601.352.1107

                                 June 21, 2001

Wanda King
Raytheon Aerospace Company
Gluckstadt, Mississippi

        Re: Lease on Facilities in Madison County, Mississippi

Dear Ms. King:

        You recently advised us that "Raytheon Aerospace LLC," a joint
venture of Veritas Capital and Raytheon would occupy the lease property and
assume the terms and conditions of the Build to Suit Lease dated December 24,
1987 (as amended on several occasions including the Fifth Amendment to Build
to Suit Lease dated July 29, 1999) (all thereafter the "Lease").

        Pursuant to Section N "Assignment and Subletting" of the Lease, we
hereby consent to the occupancy of the lease property by Raytheon Aerospace
LLC and its assumption of the terms and conditions of the Lease.  We have
relied upon the letter of R. Steven Sinquefield, General Counsel dated June
20, 2001 concerning facts related to this assumption, a copy of which letter
is attached.

        Please send all notices and communications to:

        J.L. Holloway
        HT Properties LLC
        525 East Capitol Street, Suite 500
        Jackson, MS 39201

                                Sincerely,

                                HT PROPERTIES LLC

                                /S/

                                J.L. Holloway, Member

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                     FIFTH AMENDMENT TO BUILD TO SUIT LEASE

         Reference is made to that certain Build to Suit Lease dated as of
December 24, 1987, as amended by a First Amendment to Build to Suit Lease dated
as of May 13, 1988, a Second Amendment to Build to Suit Lease dated as of
September 28, 1988, a Third Amendment to Build to Suit Lease dated as of
February 5, 1992, and a Fourth Amendment to Build to Suit Lease dated as of
September 8, 1998 (the "Fourth Amendment"), and as affected by a certain
Purchasing Agreement dated as of June 9, 1988 (as so amended and affected, the
"Lease"), by and between Cabot Industrial Properties, L.P. (successor in
interest to C-M Madison Investment Company) ("Landlord") and Raytheon Aerospace
Company (formerly Beech Aerospace Services, Inc.) ("Tenant"). Capitalized terms
used but not defined herein shall have the meanings ascribed to them in the
Lease.

         WHEREAS, pursuant to the provisions of Paragraph 2 of the Fourth
Amendment, Tenant desires to exercise two (2) of its three (3) successive
extension periods of three (3) years each (the "Third Option Rent Period" and
"Fourth Option Rent Period," respectively) to extend the Term of the Lease for a
period of six (6) years; and

         WHEREAS, Landlord and Tenant desire to amend the Lease to reflect (1)
the extension of the Term of the Lease, (2) the construction of certain
alterations to the Premises requested by Tenant, and (3) certain other
modifications to the Lease, all as more particularly set forth herein;

         NOW, THEREFORE, for value received, the parties hereby agree as
follows:

         1. EXTENSION OF TERM. The Term of the Lease is hereby amended to expire
on November 30, 2009, subject to the terms set forth below. Except as set forth
in this Fifth Amendment, Tenant's lease of the Premises shall be on all of the
terms and conditions of the Lease in effect immediately before the commencement
of the Third Option Rent Period, and in accordance with Paragraph 2(c) of the
Fourth Amendment, Tenant shall have one remaining three-year option to extend
the Term of the Lease upon the expiration of the Fourth Option Rent Period.
Effective on the date hereof, Paragraphs 2(a) and 2(b) of the Fourth Amendment
are hereby deleted in their entirety and the below-listed Paragraphs 2(a) and
2(b) are substituted therefor:

         "(a) THIRD OPTION RENT PERIOD. Tenant shall pay an increased annual
         Fixed Rent during the Third Option Rent Period (i.e., Lease Years
         sixteen through eighteen, inclusively; commencing on December 1, 2003
         and continuing through November 30, 2006) in an amount equal to the
         product of the annual Fixed Rent in effect during the Second Option
         Rent Period (i.e., the amount set forth in Paragraph 3 of the Fourth
         Amendment) and a fraction, the denominator of which is the Consumer
         Price Index in effect for the calendar month immediately preceding the
         commencement of the Second Option Rent Period and the numerator of
         which is the Consumer Price Index in effect for the calendar month
         immediately preceding the commencement of the Third Option Rent Period;
         provided, however, that the annual Fixed Rent in effect during the
         Third Option Rent Period shall not be less than the annual Fixed Rent
         in effect for the Second Option Rent Period and shall not exceed
         $862,500 per year.

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         "(b) FOURTH OPTION RENT PERIOD. Tenant shall pay an increased annual
         Fixed Rent during the Fourth Option Rent Period (i.e., Lease Years
         nineteen through twenty-one, inclusively; commencing on December 1,
         2006 and continuing through November 30, 2009), in an amount equal to
         the product of the annual Fixed Rent in effect during the Third Option
         Rent Period and a fraction, the denominator of which is the Consumer
         Price Index in effect for the calendar month immediately preceding the
         commencement of the Third Option Rent Period and the numerator of which
         is the Consumer Price Index in effect for the calendar month
         immediately preceding the commencement of the Fourth Option Rent
         Period; provided, however, that the annual Fixed Rent in effect during
         the Fourth Option Rent Period shall not be less than the annual Fixed
         Rent in effect for the Third Option Rent Period and shall not exceed
         $1,078,125 per year."

         2. TENANT IMPROVEMENTS.

         (a) CONSTRUCTION. Tenant hereby accepts the Premises in their "as-is"
condition as of the date hereof. Landlord shall not be required to make any
tenant improvements to the Premises for the Third and Fourth Option Rent
Periods. Tenant desires to construct an additional 25,000 square feet of office
space with mezzanine as described in Exhibit A attached to this Fifth Amendment
("Additional Improvements"), and Landlord hereby approves the program of such
Additional Improvements described in Exhibit A attached hereto, subject to the
terms of this Paragraph 2. Tenant shall prepare, in accordance with and subject
to all of the provisions of Article H of the Lease, plans and specifications for
the Additional Improvements ("Construction Documents") for review and approval
by Landlord. After Landlord's approval of such Construction Documents (which
approval shall not be unreasonably withheld or delayed), Tenant shall construct
the Additional Improvements in accordance with and subject to all the provisions
of Article H of the Lease. All such work (including the costs of Landlord's
reviewing architect and engineer) shall be at Tenant's expense, subject to the
provisions of Paragraphs 2(b) and2(c) below.

         In performing the Additional Improvements, Tenant shall (i) defend,
indemnify and hold Landlord and the Premises harmless with respect to all
matters arising from the Additional Improvements to the same extent as Tenant's
indemnification obligations under Article F-5 of the Lease; (ii) maintain, at
Tenant's sole expense, insurance with respect to matters arising from the
construction of the Additional Improvements in form and substance reasonably
acceptable to Landlord and the mortgagee of Landlord and otherwise in accordance
with Exhibit C hereto; and (iii) comply with the provisions of Article G-4 of
the Lease, including without limitation the obligation contained therein to keep
the Premises free of all mechanics' and materialmen's liens.

         Tenant shall obtain from Tenant's contractors or subcontractors
warranties or guarantees that each material element of the Additional
Improvements shall be free from defects of materials, design and workmanship for
at least one (1) year commencing on the date of completion of the Additional
Improvements (including any punchlist items). Tenant shall promptly enforce such
warranties or guarantees in the event any such defects occur and become known to
Tenant prior to the expiration of the applicable warranty or guaranty period. In
addition, any and all transferable warranties or guarantees of Tenant's
contractors or subcontractors shall be deemed transferred to Landlord, in the
event of a default by Tenant under the Lease (as amended hereby), such that
Landlord shall have the full benefit, right and privilege

                                       2
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of enforcing such warranties or guarantees if necessary. Upon request, Tenant
shall confirm any such transfer by such documents as Landlord may reasonably
require.

         Notwithstanding anything to the contrary in the Lease or this Fifth
Amendment, Landlord shall have no construction, repair, maintenance or warranty
obligation to Tenant (under Articles G-2 or P-16 of the Lease or otherwise) with
respect to the Additional Improvements, for which Tenant shall have sole
responsibility. Any approval by Landlord or Landlord's architect, engineer, or
other representatives shall not be deemed to be a warranty or representation to
the Tenant as to the compliance of such matters with any statute, regulation,
code, or restrictive covenant or otherwise give rise to any liability on the
part of Landlord or such representatives of Landlord. Landlord shall have no
liability for, and Tenant's payment obligations under the Lease (as amended
hereby) shall not be affected in any manner by, any interference with or delay
in Tenant's use of the Premises arising from Tenant's performance of the
Additional Improvements.

         Upon request of Landlord from time to time, Tenant shall promptly
inform Landlord of the status of the construction of the Additional
Improvements, provide Landlord with Tenant's estimate of the date on which such
work is expected to be substantially completed, and provide such other
information concerning the Additional Improvements as Landlord may reasonably
request. On or about the date on which the Additional Improvements are
substantially completed, Tenant, Tenant's architect, and Landlord's Construction
Representative (as hereinafter deemed) shall conduct an inspection of the
Additional Improvements.

         (b) LANDLORD PAYMENT. Landlord shall, on or before the Tenant
Improvement Allowance Payment Date (defined below), pay to Tenant (or, at
Tenant's request, to Tenant's contractor) an amount (the "Tenant Improvement
Allowance") equal to the lesser of (x) $1,190,000 or (y) the costs actually
incurred by Tenant for construction of the Additional Improvements (including
the reasonable costs of any necessary permits, approvals, notice of completion,
or other required documentation obtained or provided by Tenant or Tenant's
contractor in connection therewith). The Tenant Improvement Allowance shall be
repaid by Tenant to Landlord as set forth in Paragraph 2(c) below. In no event
shall the Tenant Improvement Allowance exceed $1,190,000.

         The Tenant Improvement Allowance Payment Date shall be the date thirty
(30) days after the last of both of the following (A) and (B) have occurred:

         (A)      Tenant has delivered to Landlord:

                  (i)      a certificate in the form of Exhibit B-1 hereto,
                           certifying the total amount of the Tenant Improvement
                           Allowance claimed by Tenant hereunder;

                  (ii)     a certificate from Tenant's architect, in the form of
                           Exhibit B-2 attached hereto, certifying that the
                           Additional Improvements have been substantially
                           completed;

                  (iii)    lien waivers from all contractors and subcontractors
                           that performed work on the Additional Improvements
                           (or such other or additional assurances that the
                           Premises are and shall remain free of liens
                           associated with the

                                       3
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                           performance of the Additional Improvements as
                           Landlord reasonably shall require);

                  (iv)     itemized invoices and reasonable back-up for all
                           costs of the work for which Tenant seeks
                           reimbursement from the Tenant Improvement Allowance;
                           and

                  (v)      evidence that Tenant has paid the excess, if any, of
                           the total cost of the Additional Improvements over
                           $1,190,000.

         (B)      Landlord's Construction Representative has delivered to Tenant
                  its written approval that the Additional Improvements have
                  been substantially completed in accordance with the
                  Construction Documents and otherwise in accordance with the
                  terms of this Fifth Amendment (which approval shall not be
                  unreasonably withheld or delayed). Landlord's Construction
                  Representative, for all purposes under the Lease (as amended
                  hereby), shall be Gerald F. Ianetta c/o Cabot Industrial
                  Properties L.P., Two Center Plaza, Suite 200, Boston,
                  Massachusetts 02108-1906 or such other person as Landlord may
                  from time to time designate in accordance with the Lease.

         Notwithstanding anything to the contrary in the foregoing, the Tenant
Improvement Allowance Payment Date set forth above shall be delayed if Tenant is
then in default under the Lease (as amended hereby) or an event has occurred or
a condition exists which with notice and the passage of time would constitute
such a default, and the Tenant Improvement Allowance Payment Date shall be
postponed until any such default has been cured to Landlord's reasonable
satisfaction and Tenant has provided Landlord with reasonable evidence of its
ability to perform all of its remaining obligations under the Lease (as amended
hereby).

         (c) TENANT REIMBURSEMENT. Tenant shall reimburse Landlord for the full
Tenant Improvement Allowance, such amount to be payable in equal monthly
installments commencing on June 1, 1999 and ending with the final installment
due on November 1, 2009. Such monthly installments shall be in an amount
sufficient to amortize the Tenant Improvement Allowance with interest at ten
(10%) percent over one hundred twenty-six (126) months (e.g., $15,290.84 per
month if the Tenant Improvement Allowance equals $1,190,000). At the expiration
of the Fourth Option Rent Period or any earlier termination of the Term of the
Lease, as amended hereby, any then remaining unamortized balance of the Tenant
Improvement Allowance shall be immediately due and payable. Such amounts shall
be payable as Additional Rent.

         (d) REMOVAL OF ADDITIONAL IMPROVEMENTS. Notwithstanding anything to the
contrary in the Lease (as amended hereby), Landlord may elect, in its sole
discretion and by written notice delivered to Tenant at any time prior to the
expiration of the Term (as the same may be extended), to enforce or to waive
Tenant's obligation under Article H of the Lease to remove all or part of those
Additional Improvements which are removable without structural damage to the
Building.

         If Tenant desires to remove any such removable Additional Improvements
prior to the expiration of the Term (as the same may be extended), Tenant shall
deliver to Landlord, not less

                                       4
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than sixty (60) days prior to the scheduled removal date, a notice bearing the
legend "NOTICE OF EARLY REMOVAL OF ADDITIONAL IMPROVEMENTS", specifying the
Additional Improvements to be removed, and stating the scheduled removal date.
Landlord shall then have the option, in its sole discretion and by written
notice delivered to Tenant within forty-five (45) days after receipt of such
notice from Tenant, to require Tenant not to remove such improvements. (The
failure of Landlord timely to deliver such a notice in response to a timely
notice from Tenant hereunder shall be deemed Landlord's election to permit
Tenant to remove such improvements.) Nothing in this paragraph shall be deemed
to grant to Tenant any right to remove any Additional Improvements or other
tenant improvements which are not removable without structural damage to the
Building.

         3. BROKERS. Landlord and Tenant each hereby represent and warrant to
the other that it has dealt with no broker in connection with this Fifth
Amendment and there are no brokerage commissions or other finders' fees payable
in connection herewith. Landlord and Tenant hereby agree to hold the other
harmless from, and indemnified against, all loss or damage (including, without
limitation, the cost of defending the same including without limitation
reasonable attorneys' fees) arising from any claim by anyone claiming to have
dealt with the indemnifying party.

         4. RATIFICATION. As herein amended, the Lease is ratified, approved and
confirmed in all respects.

                                       5
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         Wherefore, the parties have hereunto set their hands and seals as of
this 29th day of July, 1999.

                           LANDLORD:

                           CABOT INDUSTRIAL PROPERTIES L.P.,
                           a Delaware limited partnership

                           By:      Cabot Industrial Trust, a Maryland real
                                    estate investment trust, its general partner

                                    By:   /s/ Gerald F. Ianetta
                                        ----------------------------------------
                                    Name: Gerald F. Ianetta
                                          --------------------------------------
                                    Title: Vice President
                                           -------------------------------------
                                    Hereunto duly authorized

                           TENANT:

                           RAYTHEON AEROSPACE COMPANY

                           By:    /s/ Gary Sneary
                               -------------------------------------------------
                                  Name: Gary Sneary
                                        ----------------------------------------
                                  Title: Vice President, Material
                                         ---------------------------------------
                                  Hereunto duly authorized

                                       6
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                     FOURTH AMENDMENT TO BUILD TO SUIT LEASE

         Reference is made to that certain Build to Suit Lease dated as of
December 24, 1987, as amended by a First Amendment to Build to Suit Lease dated
as of May 13, 1988, a Second Amendment to Build to Suit Lease dated as of
September 28, 1988, and a Third Amendment to Build to Suit Lease dated as of
February 5, 1992 and as affected by a certain Purchasing Agreement dated as of
June 8, 1988 (as so amended and affected. the "Lease") by and between C-M
Madison Investment Company ("C-M") (formerly CC&F Madison Investment Company, a
Mississippi general partnership), and Beech Aerospace Services, Inc., a Kansas
corporation (now Raytheon Aerospace Company) ("Tenant"). Capitalized terms used
but not defined herein shall have the meanings ascribed to them in the Lease.

         WHEREAS, Cabot Industrial Properties, L.P. ("Landlord"), as
successor-in-interest to C-M, and Tenant desire (1) to extend the term of the
Lease, (2) to amend Tenant's remaining options to extend the term of the Lease,
and (3) to make certain other modifications to the Lease, all as more
particularly set forth herein;

         NOW, THEREFORE, for value received, the parties hereby agree as
follows:

         1. EXTENSION OF TERM. The Term of the Lease shall be amended to expire
on November 30, 2003. In consideration of the agreements set forth in this
Amendment, Tenant hereby irrevocably waives its options under Article P-1 of the
Lease to purchase Landlord's interest in the Premises and Article P-1 is hereby
deleted in its entirety effective with this Fourth Amendment.

         2. EXTENSION OPTIONS. Notwithstanding anything to the contrary set
forth in the Lease (including but not limited to Section C thereof), Tenant
shall have the right to extend the Term with nine (9) months written notice for
each option exercised for a total of three (3) successive periods of three (3)
years each, provided that Tenant is not in default either at the time an option
is exercised or at the time any Extended Term begins, and that the maximum Term
of the Lease, including all possible extensions, shall not exceed twenty-four
(24) years. Tenant's extension options are as follows:

         a) THIRD OPTION RENT PERIOD. Tenant shall pay increased annual Fixed
Rent during the Third Option Rent Period (i.e., Lease Years sixteen through
eighteen, inclusively) in an amount equal to the product of the annual Fixed
Rent in effect during the Second Option Rent Period (i.e., the amount set forth
in Section 3, below) and a fraction, the denominator of which is the Consumer
Price Index in effect for the calendar month immediately preceding the
commencement of the Second Option Rent Period and the numerator of which is the
Consumer Price Index in effect for the calendar month immediately preceding the
commencement of the Third Option Rent Period; provided, however, that the annual
Fixed Rent in effect during the Third Option Rent Period shall not be less than
110% of the annual Fixed Rent in effect during the Second Option Period and
shall not be more than 125% of the annual Fixed Rent for the Second Option Rent
Period.

         b) FOURTH OPTION RENT PERIOD. Tenant shall pay an increased annual
Fixed Rent during the Fourth Option Rent Period (I.E., Lease Years nineteen
through twenty-one,

<Page>

inclusively) in an amount equal to the product of the annual Fixed Rent in
effect during the Third Option Rent Period and a fraction, the denominator of
which is the Consumer Price Index in effect for the calendar month immediately
preceding the commencement of the Third Option Rent Period and the numerator of
which is the Consumer Price Index in effect for the calendar month immediately
preceding the commencement of the Fourth Option Rent Period; provided, however,
that the annual Fixed Rent in effect during the Fourth Option Rent Period shall
not be less than 110% of the annual Fixed Rent in effect during the Third Option
Rent Period and that the annual Fixed Rent for the Fourth Option Rent Period
shall not be more than 125% of the annual Fixed Rent for the Third Option Rent
Period.

         c) FIFTH OPTION RENT PERIOD. Tenant shall pay an increased annual Fixed
Rent during the Fifth Option Rent Period (I.E., Lease Years twenty-two through
twenty four, inclusively) in an amount equal to the product of the annual Fixed
Rent in effect during the Fourth Option Rent Period and a fraction, the
denominator of which is the Consumer Price Index in effect for the calendar
month immediately preceding the commencement of the Fourth Option Rent Period
and the numerator of which is the Consumer Price Index in effect for the
calendar month immediately preceding the commencement of the Fifth Option Rent
Period; provided, however, that the annual Fixed Rent in effect during the Fifth
Option Rent Period shall not be less than 110% of the annual Fixed Rent in
effect during the Fourth Option Rent Period and that the annual Fixed Rent for
the Fifth Option Rent Period shall not be more than 125% of the annual Fixed
Rent for the Fourth Option Rent Period.

         3. FIXED RENT. Commencing December 1, 1998, the Lease shall be amended
to provide that Fixed Rent shall be as follows:

            December 1, 1998 - November 30, 2003: $690,000 per year ($57,500
            per month)

         4. BROKERS. Landlord and Tenant each hereby represent and warrant to
the other that it has dealt with no broker in connection with this Fourth
Amendment and there are no brokerage commissions or other finders' fees payable
in connection herewith. Landlord and Tenant hereby agree to hold the other
harmless from, and indemnified against, all loss or damage (including, without
limitation, the cost of defending the same including without limitation
reasonable attorney's fees) arising from any claim by anyone claiming to have
dealt with the indemnifying party.

         5. NOTICES. Paragraph 3 of the Third Amendment to Build to Suit Lease
concerning the delivery of copies of notices to Landlord is hereby deleted in
its entirety. All notices to Landlord shall be delivered to Cabot Industrial
Properties L.P., Two Center Plaza, Suite 200, Boston, Massachusetts 02108-1906,
Attention: Director of Leasing.

         6. RATIFICATION. As herein amended, the Lease is ratified, approved and
confirmed in all respects.

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         Wherefore, the parties have hereunto set their hands and seals as of
this 8th day of September, 1998.

                              LANDLORD:

                              CABOT INDUSTRIAL PROPERTIES L.P.,
                              a Delaware limited partnership

                              By:      Cabot Industrial Trust, a Maryland real
                                       estate investment trust, its general
                                       partner

                                       By: /s/ Jean M. M
                                           -------------------------------------
                                       Name: Jean M. M
                                             -----------------------------------
                                       Title: Vice President
                                              ----------------------------------
                                       Hereunto duly authorized

                              TENANT:

                              RAYTHEON AEROSPACE COMPANY

                              By: /s/ Daniel A. Grafton
                                  ----------------------------------------------
                              Name:
                                   ---------------------------------------------
                              Title:
                                    --------------------------------------------
                              Hereunto duly authorized

                                       3
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                     THIRD AMENDMENT TO BUILD TO SUIT LEASE

         Reference is made to that certain Build to Suit Lease dated as of
December 24, 1987, as amended by a First Amendment to Build to Suit Lease dated
as of May 13, 1988 and a Second Amendment to Build to Suit Lease dated as of
September 28, 1988 and as affected by a certain Purchasing Agreement dated as of
June 9, 1988 (as so amended, the "Lease") by and between CC&F Madison Investment
Company (now C-M Madison Investment Company), a Mississippi general partnership
("Landlord"), and Beech Aerospace Services, Inc., a Kansas corporation
("Tenant"). Capitalized terms used but not defined herein shall have the
meanings ascribed to them in the Lease.

         WHEREAS, Landlord and Tenant desire (1) to extend the term of the Lease
pursuant to Article C-2 of the Lease, (2) to make certain alterations to the
Premises requested by Tenant and corresponding adjustments to Fixed Rent
pursuant to Articles B-4 and H of the Lease, and (3) to make certain other
modifications to the Lease, all as more particularly set forth herein;

         WHEREAS, due to the aforementioned Lease provisions in respect of the
term extension, alterations to tenant improvements, and Fixed Rent adjustments,
the parties acknowledge that the execution of this Amendment was contemplated by
the Lease;

         NOW, THEREFORE, for value received, the parties hereby agree as
follows:

         1. EXTENSION OF TERM. Tenant hereby exercises its right under Article
C-2 of the Lease to extend the Term of the Lease for the Extended Term
consisting of the First Option Rent Period, I.E., from the commencement of the
sixth Lease Year on December 1, 1993 through and including the end of the tenth
Lease Year on November 30, 1998. Landlord and Tenant acknowledge, confirm and
agree that, for purposes of Article C-2, delivery of this Amendment by Tenant
shall be deemed to constitute delivery of the Option Notice with respect to the
First Option Rent Period. Subject to paragraph 2(c) below, Tenant shall pay
annual Fixed Rent during the First Option Rent Period at the rate provided in
paragraph (a) of Article C-3 of the Lease (as heretofore amended). Tenant
otherwise shall occupy the Premises during the First Option Rent Period subject
to all of the terms and conditions of the Lease, as amended hereby.

         2.  TENANT IMPROVEMENTS.

         (a) CONSTRUCTION. Tenant desires to make the improvements to the
Premises described in Exhibit A attached to this Amendment ("Additional
Improvements"), and Landlord hereby approves the program of such Additional
Improvements described in Exhibit A hereto, subject to the terms of this
paragraph 2. Tenant shall prepare, in accordance with and subject to all of the
provisions of Article H of the Lease, plans and specifications for the
Additional Improvements ("Construction Documents") for review and approval by
Landlord. After Landlord's approval of such Construction Documents (which
approval shall not be unreasonably withheld or delayed), Tenant shall construct
the Additional Improvements in accordance with and subject to all of the
provisions of Article H of the Lease. All such work (including the costs of
Landlord's reviewing architect and engineer) shall be at Tenant's expense,
subject to the provisions of paragraphs 2(b) and 2(c) below.

<Page>

         In performing the Additional Improvements, Tenant shall (i) defend,
indemnify and hold Landlord and the Premises harmless with respect to all
matters arising from the Additional Improvements to the same extent as Tenant's
indemnification obligations under Article F-5 of the Lease; (ii) maintain, at
Tenant's sole expense, insurance with respect to matters arising from the
construction of the Additional Improvements in form and substance reasonably
acceptable to Landlord and the mortgagee of Landlord and otherwise in accordance
with Exhibit C hereto; and (iii) comply with the provisions of Article G-4 of
the Lease, including without limitation the obligation contained therein to keep
the Premises free of all mechanics' and materialmen's liens.

         Tenant shall obtain from Tenant's contractors or subcontractors
warranties or guarantees that each material element of the Additional
Improvements shall be free from defects of materials, design and workmanship for
at least one (1) year commencing on the date of completion of the Additional
Improvements (including any punchlist items). Tenant shall promptly enforce such
warranties or guarantees in the event any such defects occur and become known to
Tenant prior to the expiration of the applicable warranty or guaranty period. In
addition, any and all transferable warranties or guarantees of Tenant's
contractors or subcontractors shall be deemed transferred to Landlord, in the
event of a default by Tenant under the Lease (as amended hereby), such that
Landlord shall have the full benefit, right and privilege of enforcing such
warranties or guarantees if necessary. Upon request Tenant shall confirm any
such transfer by such documents as Landlord may reasonably require.
Notwithstanding anything to the contrary in the Lease or this Amendment,
Landlord shall have no construction, repair, maintenance, or warranty obligation
to Tenant (under Articles G-2 or P-16 of the Lease or otherwise) with respect to
the Additional Improvements, for which Tenant shall have sole responsibility.
Any approval by Landlord or Landlord's architect, engineer, or other
representatives of the Additional Improvements, the Construction Documents, or
any other matter in connection with the Additional Improvements shall not be
deemed to be a warranty or representation to Tenant as to the compliance of such
matters with any statute, regulation, code, or restrictive covenant or otherwise
give rise to any liability on the part of Landlord or such representatives of
Landlord. Landlord shall have no liability for, and Tenant's payment obligations
under the Lease (as amended hereby) shall not be affected in any manner by, any
interference with or delay in Tenant's use of the Premises arising from Tenant's
performance of the Additional Improvements.

         Upon request of Landlord from time to time, Tenant shall promptly
inform Landlord of the status of the construction of the Additional
Improvements, provide Landlord with Tenant's estimate of the date on which such
work is expected to be substantially completed, and provide such other
information concerning the Additional Improvements as Landlord may reasonably
request. On or about the date on which the Additional Improvements are
substantially completed, Tenant, Tenant's architect, and Landlord's Construction
Representative (as hereinafter defined) shall conduct an inspection of the
Additional Improvements.

         (b) LANDLORD PAYMENT. On or before the Reimbursement Date (as
hereinafter defined), Landlord shall pay to Tenant (or, at Tenant's request, to
Tenant's contractor) an amount (the "Reimbursement Amount") equal to the lesser
of (x) $270,000.00 and (y) the costs actually incurred by Tenant for
construction of the Additional Improvements (including the reasonable costs of
any necessary permits, approvals, notice of completion, or other required
documentation obtained or provided by Tenant or Tenant's contractor in
connection therewith).

                                       2
<Page>

The actual, out-of-pocket costs, not to exceed $5,000.00 in the aggregate, for
the work performed by Landlord's architect, engineer and Construction
Representative in reviewing and approving Construction Documents, inspecting the
work, and approving substantial completion of the Additional Improvements in
accordance with this Amendment ("Direct Payment") shall be included in the costs
incurred by Tenant under the foregoing clause (y) for purposes of determining
the Reimbursement Amount. Notwithstanding the first sentence of this paragraph
2(b), Landlord shall deduct from the Reimbursement Amount otherwise payable to
Tenant an amount equal to the Direct Payment, which Landlord shall pay directly
to Landlord's architect, engineer or Construction Representative, as the case
may be. Landlord shall provide Tenant with copies of invoices for the work
reflected in the Direct Payment at the same time that payment of the
Reimbursement Amount (exclusive of the Direct Payment) is made by Landlord to
Tenant hereunder. In no event shall the Reimbursement Amount (including the
Direct Payment) exceed $270,000.00.

         The Reimbursement Date shall be the date thirty (30) days after the
last of both of the following (A) and (B) have occurred:

                  (A)      Tenant has delivered to Landlord:

                           (i)      a certificate in the form of Exhibit B-1
                                    hereto, certifying the total amount of the
                                    Reimbursement Amount claimed by Tenant
                                    hereunder, exclusive of the Direct Payment
                                    amount;

                           (ii)     a certificate from Tenant's architect, in
                                    the form of Exhibit B-2 hereto, certifying
                                    that the Additional Improvements have been
                                    substantially completed;

                           (iii)    lien waivers from all contractors and
                                    subcontractors which performed work on the
                                    Additional Improvements (or such other or
                                    additional assurances that the Premises are
                                    and shall remain free of liens associated
                                    with the performance of the Additional
                                    Improvements as Landlord reasonably shall
                                    require);

                           (iv)     itemized invoices and reasonable back-up for
                                    all costs of the work for which Tenant seeks
                                    reimbursement in the Reimbursement Amount
                                    exclusive of the Direct Payment amount; and

                           (v)      evidence that Tenant has paid the excess, if
                                    any, of the total cost (including the amount
                                    of the Direct Payment) of the Additional
                                    Improvements over $270,000.00.

                  (B)      Landlord's Construction Representative has delivered
                           to Tenant its written approval that the Additional
                           Improvements have been substantially completed in
                           accordance with the Construction Documents and
                           otherwise in accordance with the terms of this
                           Amendment (which approval shall not be unreasonably
                           withheld or delayed). Landlord's Construction
                           Representative, for all purposes under the Lease (as
                           amended hereby),

                                       3
<Page>

                           shall be Kent H. Hallawell, c/o Cabot Partners, 60
                           State Street, Boston, MA 02109, or such other person
                           as Landlord may from time to time designate in
                           accordance with the Lease.

         Notwithstanding anything to the contrary in the foregoing, the
Reimbursement Date set forth above shall be delayed if Tenant is then in default
under the Lease (as amended hereby) or an event has occurred or a condition
exists which with notice and the passage of time would constitute such a
default, and the Reimbursement Date shall be postponed until any such default
has been cured to Landlord's reasonable satisfaction and Tenant has provided
Landlord with reasonable evidence of its ability to perform all of its remaining
obligations under the Lease (as amended hereby).

         (c) FIXED RENT ADJUSTMENT. In addition to payments of annual Fixed Rent
and other amounts otherwise due to Landlord under the Lease, Tenant shall pay to
Landlord, on the first day of each calendar month during the Adjustment Term (as
hereinafter defined) and otherwise in the manner set forth in Article D-1 of the
Lease, a monthly amount equal to the Fixed Rent Adjustment (as hereinafter
defined). The monthly Fixed Rent Adjustment shall equal $4,766.00, subject to
adjustment as set forth in the immediately following paragraph. The Adjustment
Term shall mean the seven-year period commencing on December 1, 1991 and ending
on November 30, 1998. Any monthly installment of the Fixed Rent Adjustment due
during the Adjustment Term as of a date prior to the date of this Amendment
shall be paid, without interest, upon execution of this Amendment.

         Effective as of the Reimbursement Date, the monthly Fixed Rent
Adjustment shall equal the product of (x) $4,766.00 and (y) a fraction, the
numerator of which is the Reimbursement Amount (including the Direct Payment)
paid by Landlord under paragraph 2(b) and the denominator of which is
$270,000.00. The amount, if any, equal to the product of (x) the number of
monthly installments of Fixed Rent Adjustments paid prior to the Reimbursement
Date and (y) any excess of $4,766.00 over the monthly Fixed Rent Adjustment
computed under the immediately preceding sentence shall be applied as a credit,
without interest, against the next monthly payment of Fixed Rent Adjustment due
hereunder (and against subsequent payment(s), if necessary, so that the full
amount of such credit is exhausted).

         Tenant shall have no obligation to pay the Fixed Rent Adjustment during
Extended Term(s), if any, after the end of the First Option Rent Period. The
Fixed Rent Adjustment shall not be included in the Base Rent from which
adjustments in Fixed Rent for such Extended Term(s), if any, are calculated
under Article C-3(b), (c) and (d) of the Lease.

         (d) REMOVAL OF ADDITIONAL IMPROVEMENTS. Notwithstanding anything to the
contrary in the Lease (as amended hereby), Landlord may elect, in its sole
discretion and by written notice delivered to Tenant at any time prior to the
expiration of the Term (as the same may be extended), to waive Tenant's
obligation under Article H of the Lease to remove all or part of those
Additional Improvements which are removable without structural damage to the
Building and to require Tenant not to remove such improvements.

         If Tenant desires to remove any such removable Additional Improvements
prior to the expiration of the Term (as the same may be extended), Tenant shall
deliver to Landlord, not less

                                       4
<Page>

than sixty (60) days prior to the scheduled removal date, a notice bearing the
legend "NOTICE OF EARLY REMOVAL OF ADDITIONAL IMPROVEMENTS", specifying the
Additional Improvements to be removed, and stating the scheduled removal date.
Landlord shall then have the option, in its sole discretion and by written
notice delivered to Tenant within forty-five (45) days after receipt of such
notice from Tenant, to require Tenant not to remove such improvements. (The
failure of Landlord timely to deliver such a notice in response to a timely
notice from Tenant hereunder shall be deemed Landlord's election to permit
Tenant to remove such improvements.) Nothing in this paragraph shall be deemed
to grant to Tenant any right to remove any Additional Improvements or other
tenant improvements which are not removable without structural damage to the
Building.

         (e) PURCHASE OPTION. In consideration of Landlord's agreement to pay
the Reimbursement Amount under paragraph 2(b) above, Tenant hereby irrevocably
waives its option under Article P-1 of the Lease to purchase Landlord's interest
in the Premises at the end of the initial five-year Term of the Lease. Such
waiver shall not affect Tenant's continuing option to purchase Landlord's
interest in the Premises at the end of the first Extended Term or subsequent
Extended Term(s), if any, in accordance with Article P-1.

         3. NOTICES. The third sentence of Article P-13 of the Lease, concerning
delivery of copies of notices to General Counsel, Cabot Cabot & Forbes, is
hereby deleted in its entirety and the following sentence is substituted in its
place: "A copy of any notice sent to Landlord's Address shall also be sent to
Hill & Barlow, One International Place, Boston, Massachusetts 02110, Attention:
R. Hale Andrews, Jr."

         4. TITLE AND HEADINGS. Titles and paragraph headings are for reference
purposes and the convenience of the parties only and shall have no bearing nor
force or effect in respect of the interpretation and application of the
substantive provisions contained in this Amendment.

         5. RATIFICATION. As herein amended, the Lease is ratified, approved and
confirmed in all respects.

         Wherefore, the parties have hereunto set their hands and seals as of
this 5th day of February, 1992.

                                 LANDLORD:

                                 C-M MADISON INVESTMENT COMPANY,

                                 By:      C-M Holdings Limited Partnership, its
                                          general partner

                                 By:      Alces Corporation, its general partner

                                 By:   /s/ Ferdinand Colloredo-Mansfeld
                                     -------------------------------------------
                                       Ferdinand Colloredo-Mansfeld
                                       Its President
                                       Hereunto duly authorized

                                       5
<Page>

                                 TENANT:

                                 BEECH AEROSPACE SERVICES, INC.

                                 By:   /s/ Paul R. Everhardt
                                     -------------------------------------------
                                       Name:  Paul R. Everhardt
                                       Title:  Vice President/Controller
                                       Hereunto duly authorized

                                       6
<Page>

                     SECOND AMENDMENT TO BUILD TO SUIT LEASE

         Reference is made to that certain Build to Suit Lease dated as of
December 24, 1987, as amended by a First Amendment to Build to Suit Lease dated
as of the 13th day of May, 1988 (together, the "Lease"), by and between CC&F
East Limited Partnership ("Landlord") and Beech Aerospace Services, Inc.
("Tenant"). Capitalized terms used herein without definition shall have the same
meanings attributed to them in the Lease.

         WHEREAS, Tenant has requested certain changes in the Plans which have
resulted in additional costs to implement such changes; and Landlord wishes to
provide for a proportionate increase in Fixed Rent as the method of payment for
such additional costs, as more particularly described in Article B-4 of the
Lease;

         WHEREAS, Landlord and Tenant wish to make certain other modifications
to the Lease;

         WHEREAS, due to the aforementioned Lease provisions in respect of Fixed
Rent adjustments, the parties acknowledge that the execution of this Amendment
was contemplated by the Lease;

         NOW, THEREFORE, the parties hereby agree as follows:

         1.       CHANGES IN PLANS.

         Landlord and Tenant hereby acknowledge, confirm and agree that the
following changes in the Plans were requested by Tenant and have resulted in the
following additional costs in the Building, which additional costs are reflected
in the new Initial Fixed Rent set forth in Paragraph 3 below:

<Table>
<Caption>

                                                          Additional Cost
                                                          ---------------

<S>                                                          <C>
        Extension of fire wall                               $ 57,280.00

        Alterations as outlined
        on Exhibit A hereto                                  $ 94,480.00
                                                             -----------

                                TOTAL =                      $151,760.00
</Table>

         2.       INITIAL CASH PAYMENT.

         Landlord and Tenant hereby acknowledge, confirm and agree that Tenant
shall pay to Landlord an Initial Cash Payment in the amount of $113,000.00, due
and payable by Tenant to Landlord within five (5) days of invoice (once the work
commences, invoices will be sent monthly until completion; invoices shall not be
given until the costs charged therein have been incurred by Landlord), in order
to offset the additional costs per square foot of area required by the changes
in the Plans requested by Tenant. If Tenant cancels the Lease because the
Premises are not Ready for Occupancy as permitted by Article B-3 of the Lease,
the Initial Cash Payment shall be returned without interest from Landlord to
Tenant.

<Page>

         3.       NEW INITIAL FIXED RENT.

         Taking into account the adjustments made pursuant to Paragraphs 1 and 2
above, Landlord and Tenant hereby acknowledge, confirm and agree that the
Initial Fixed Rent as set forth in Article A-2 of the Lease is hereby increased
by $.02 per square foot and is now Five Hundred Twenty-three Thousand Nine
Hundred Twenty and 00/100 Dollars ($523,920.00) per year (I.E., Forty-three
Thousand Six Hundred Sixty and 00/100 Dollars ([$43,660.00]) per month). The new
Initial Fixed Rent set forth in the immediately preceding sentence shall be the
annual Fixed Rent in effect for the First Rent Period.

         4.       CASH PAYMENT IN LIEU OF EXTENSION.

         Landlord and Tenant hereby acknowledge, confirm and agree that if
Tenant fails to exercise its option to extend the Lease after the initial five
(5) year Term as set forth in Article C-2, Tenant shall pay to Landlord a Cash
Payment in the amount of $23,000.00 in order to offset the additional costs per
square foot of area required by the changes in the Plans requested by Tenant.

         5.       FIXED RENT ADJUSTMENT IN THE EVENT OF EXTENSION OF TERM.

         Taking into account all adjustments made pursuant to Paragraph 3 above
and Article D of the Lease, Landlord and Tenant hereby acknowledge, confirm and
agree that if Tenant exercises its option to extend the Lease after the initial
Term, the Fixed Rent during the First Option Rent Period as set forth in Article
A-2 of the Lease shall be adjusted by adding $.015 per square foot. This amount
shall be included in the Base Rent from which all subsequent adjustments in
Fixed Rent shall be calculated.

         6.       TENANT'S OBLIGATION TO RESTORE.

         Landlord and Tenant hereby acknowledge, confirm and agree that if
Tenant fails to extend the Lease beyond the First Option Rent Period, Tenant
shall, at Landlord's option, remove the modifications to the Premises which are
provided for in this Second Amendment and repair any damage caused by such
removal.

         7.       TITLE, HEADINGS AND ADDITIONS.

         Titles and paragraph headings are for reference purposes and the
convenience of the parties only and shall have no bearing upon nor force or
effect in respect of the interpretation and application of the substantive
provisions in this Amendment contained.

         As herein amended, the Lease is ratified, approved and confirmed in all
respects.

                                       2
<Page>

         WHEREFORE, the parties have hereunto set their hands and seals as of
this 28th day of September, 1988.

LANDLORD:                                        TENANT:
CC&F Madison Investment Company,                 Beech Aerospace Services, Inc.
a Mississippi General Partnership

By:  CC&F East Limited Partnership               By:   R. D. Walter
                                                    ----------------------------

By:  CC&F Investors, Inc.,                       Its:  President
     its General Partner                             ---------------------------
                                                 Hereunto duly authorized
By:   /s/ Judith W.
   ------------------------------

Its:  Vice President
    -----------------------------

Hereunto duly authorized

                                       3
<Page>

                     FIRST AMENDMENT TO BUILD TO SUIT LEASE

         Reference is made to that certain Build to Suit Lease (the "Lease")
dated as of December 24, 1987, by and between CC&F East Limited Partnership
("Landlord") and Beech Aerospace Services, Inc. ("Tenant"). Capitalized terms
used herein without definition shall have the same meanings attributed to them
in the Lease.

         WHEREAS, Landlord and Tenant (i) have provided for certain Fixed Rent
adjustments in the event that certain events occur, which adjustments and events
are more particularly described in Article D and Exhibit D of the Lease, and
(ii) wish to confirm the occurrence of such events and to restate the Initial
Fixed Rent;

         WHEREAS, Tenant has requested certain changes in the Plans which have
resulted in additional costs to implement such changes; and Landlord wishes to
provide for a proportionate increase in Fixed Rent as the method of payment for
such additional costs, as more particularly described in Article B-4 of the
Lease;

         WHEREAS, Landlord and Tenant wish to make certain other modifications
to the Lease;

         WHEREAS, due to the aforementioned Lease provisions in respect of Fixed
Rent adjustments, the parties acknowledge that the execution of this Amendment
was contemplated by the Lease;

         NOW, THEREFORE, the parties hereby agree as follows:

         1.       FIXED RENT ADJUSTMENT.

         Landlord and Tenant hereby acknowledge, confirm and agree that the
events described in paragraphs B, C, D, E and F of Exhibit D to the Lease have
occurred or will occur. Accordingly, the adjustments provided for in said
paragraphs (which are restated in the next succeeding sentence) have been made
and are reflected in the new Initial Fixed Rent set forth in Paragraph 3 below.
The adjustments (per square foot of area in the Building) which have been made
and which are reflected in the new Initial Fixed Rent set forth in Paragraph 3
below by reason of the paragraphs of Exhibit D noted above are as follows:

<Table>
<Caption>

          Adjustment Item                                                 Fixed Rent Reduction
          ---------------                                                 --------------------
<S>                                                                       <C>
          Paragraph B, Exhibit D                                          $      .10
          Paragraph C, Exhibit D                                                 .19
          Paragraph D, Exhibit D                                                 .0025
          Paragraph E, Exhibit D                                                 .0025
          Paragraph F, Exhibit D                                                 .0042
                                                                                 -----
                                                  TOTAL=                  $      .2992
</Table>

                                       4
<Page>

         2.       CHANGES IN PLANS.

         Landlord and Tenant hereby acknowledge, confirm and agree that the
following changes in the Plans were requested by Tenant and have resulted in the
following additional costs per square foot of area in the Building, which
additional costs are reflected in the new Initial Fixed Rent set forth in
Paragraph 3 below:

<Table>
<Caption>

                  Change                                                Additional Cost
                  ------                                                ---------------
<S>                                                                         <C>
                  Carpet Replacing Tile                                     $.0130
                  Office Alterations                                        $.0661
                  Computer Room Addition                                    $.0412
                  Shop Area Additions                                       $.0501
                  Concrete Pads and Fences                                  $.0071
                  Restricted Materials Building                             $.0834
                  Dumpster Door and Pad                                     $.0028
                                                                            ------
                                          TOTAL =                           $.2637 per square foot
</Table>

         The Outline Specifications originally attached to the Lease as Exhibit
"C" are hereby deleted in their entirety, and those referred to on Exhibit "C"
hereto are substituted in their place.

         3.       NEW INITIAL FIXED RENT.

         Taking into account the adjustments made pursuant to Paragraphs 1 and 2
above, Landlord and Tenant hereby acknowledge, confirm and agree that the
Initial Fixed Rent as set forth in Article A-2 of the Lease is hereby changed to
be an amount equal to Five Hundred Twenty Thousand Seven Hundred Twenty and
00/100 Dollars ($520,720.00) per year (I.E., Forty-Three Thousand Three Hundred
Ninety-Three and 33/100 Dollars [$43,393.33] per month). The new Initial Fixed
Rent set forth in the immediately preceding sentence shall be the annual Fixed
Rent in effect for the First Rent Period.

         4.       EFFECT OF EXHIBIT D.

         As of the date of this Amendment, Landlord and Tenant agree that
Exhibit D to the Lease shall be of no further force or effect, it being
acknowledged by the parties that all the adjustments between Landlord and Tenant
which are permitted under the terms of said Exhibit D are reflected in the new
Initial Fixed Rent set forth in Paragraph 3 above. Deletion of said Exhibit D by
Landlord and Tenant is not intended to affect or modify in any respect Tenant's
right to receive directly from the Authority the payments referred to in
Paragraph A of said Exhibit D.

         5.       MODIFICATION OF ARTICLE A-5.

         As previously documented by letter agreement dated March 2, 1988,
executed by the parties, Landlord and Tenant hereby agree that the date "April
1, 1988" wherever it appears throughout Article A-5 of the Lease is hereby
deleted in its entirety and in each such place where it appears the date "May 1,
1988" is substituted in place thereof.

                                       5
<Page>

         6.       LOT LEGAL DESCRIPTION.

         Landlord and Tenant hereby acknowledge and confirm that Landlord has
purchased the Lot (which Lot is acceptable to Tenant) and that the legal
description of the Lot is attached hereto as Exhibit A. Landlord and Tenant
further agree that said legal description shall be included in the Lease as
Exhibit A.

         7.       TITLE AND HEADINGS.

         Titles and paragraph headings are for reference purposes and the
convenience of the parties only and shall have no bearing upon nor force or
effect in respect of the interpretation and application of the substantive
provisions in this Amendment contained.

         As herein amended, the Lease is ratified, approved and confirmed in all
respects.

         WHEREFORE, the parties have hereunto set their hands and seals as of
this 13th day of May, 1988.

LANDLORD:                                 TENANT:
CC&F East Limited Partnership             Beech Aerospace Services, Inc.

By:  CC&F Investors, Inc.,
        its General Partner               By: /s/ R. D. Walter        President
                                             ----------------------------------
                                                 (Name)                  (Title)
                                          Hereunto Duly Authorized
By: /s/             Vice President
    ------------------------------
       (Name)          (Title)
Hereunto Duly Authorized

                                       6
<Page>

                         [BUILD TO SUIT LEASE AGREEMENT]

<Page>

<Table>
<S>                                                          <C>
City and State:                                              Gluckstadt, Mississippi
County:                                                      Madison

Term:                                                        Five Years

Scheduled Commencement                                       December 1, 1988
Date:

Initial Fixed Rent:                                          Subject to adjustment as provided herein, Five Hundred
Per Year:                                                    Twenty-Six Thousand Four Hundred Dollars ($526,400.00)

Per Month:                                                   Subject to adjustment as provided herein, Forty-Three
                                                             Thousand Eight Hundred Sixty-Six and 66/100 Dollars
                                                             ($43,866.66)

CPI Maximum Percentage:                                      One Hundred Six Percent (106%)

Lease Year:                                                  Shall refer to each annual period during the Term
                                                             commencing on the Commencement Date and on each
                                                             anniversary thereof.

First Rent Period:                                           From the Commencement Date until the end of the First
                                                             Lease Year.

Second Rent Period:                                          From the commencement of the Second Lease Year to the
                                                             end of the Third Lease Year.

Third Rent Period:                                           From the commencement of the Fourth Lease Year to the
                                                             end of the Fifth Lease Year.

First Option Rent Period:                                    From the commencement of the 6th Lease Year until the
                                                             end of the 10th Lease Year.

Second Option Rent Period:                                   From the commencement of the 11th Lease Year to the end
                                                             of the 15th Lease Year.

Third Option Rent Period:                                    From the commencement of the 16th Lease Year to the end
                                                             of the 20th Lease Year.
</Table>

<Page>

<Table>
<S>                                                          <C>
Fourth Option Rent Period:                                   From the commencement of the 21st Lease Year to the end
                                                             of the 25th Lease Year.

Permitted Uses:                                              As defined in Section F-6.

Landlord's Construction                                      Merton Piper
Representative:

Tenant's Construction                                        Jim Beckett
Representative:

Date of Recordation                                          June 6, 1980. Recorded in Volume 471, Page 463 ET SEQ.
of Declaration of                                            in the Madison County, Mississippi real estate records.
Covenants and Restrictions:
</Table>

                                       2
<Page>

               A-5.        Premises.
         Landlord intends to (i) enter into a purchase and sale agreement for,
and (ii) satisfy itself with respect to zoning, title and environmental matters
with respect to, the Lot (which is also to be satisfactory to Tenant) no later
than sixty (60) days after the date of the execution of this Lease. In the event
that the Landlord fails so to enter into such a purchase and sale agreement and
to satisfy itself on such zoning, environmental and title matters (which shall
also be satisfactory to Tenant) within this time period, either party shall have
the right, subject to the provisions of the next succeeding paragraph, to
terminate this Lease, without further recourse, exercisable upon written notice
given to the other party, unless prior to the giving of such notice by the other
party Landlord shall have purchased the Lot.

         In the event the Lot is not suitable or that Landlord fails to so enter
into a purchase and sale agreement for the Lot on or before sixty (60) days
after the date of execution of this Lease, and if Tenant shall exercise its
right pursuant to the foregoing paragraph to terminate this Lease, then Landlord
shall have the right, exercisable by written notice to Tenant given within
fifteen (15) days of Tenant's notice of termination to cancel such termination
(the "Substitute Lot Cancellation Notice") and to substitute a lot (the
"Substitute Lot") in place of the Lot. Such Substitute Lot (which shall be
located in the Greater Jackson, Mississippi area) shall be subject to Tenant's
approval, which approval shall not be unreasonably withheld, if in Tenant's
reasonable judgment the Substitute Lot, when compared to the Lot, will produce
the same or better economics for Tenant considering Fixed Rent as shown in
Article A hereof, and Fixed Rent Adjustments as shown in Exhibit D hereto
(including the annual payment of $20,000 referenced in Paragraph A of Exhibit D)
during the Term of the Lease. In the event that Landlord fails to enter into a
purchase and sale agreement and to satisfy itself as to zoning, environmental
and title matters (which shall also be satisfactory to Tenant) on or before the
later to occur of (a) thirty (30) days following the giving of the Substitute
Lot Cancellation Notice or (b) April 1, 1988, then either party shall have the
right to terminate this Lease, without further recourse, exercisable upon
written notice given to the other party, unless prior to the giving of such
notice by the other party Landlord shall have purchased the Substitute Lot.

         Landlord shall notify Tenant in writing when it has acquired legal
title to the Lot or the Substitute Lot and satisfied itself concerning the
matters referred to above, and in the events Landlord has not (a) so satisfied
itself and (b) acquired title by (i) April 1, 1988 if there are no events beyond
Landlord's reasonable control (e.g. no title defects) with respect to
effectuating such title passing or (ii) July 1, 1988 if there are events beyond
Landlord's reasonable control (e.g. title defects) with respect to effectuating
such title passing (provided that Landlord shall notify Tenant in writing prior
to April 1, 1988 in the event there are such events beyond Landlord's reasonable
control, and provided further that Landlord shall diligently and expeditiously
attempt to resolve such events so as to cause title to pass as soon as
possible), then after April 1, 1988 or July 1, 1988, whichever is applicable,
either party shall have the right to terminate this Lease, without further
recourse, exercisable upon written notice given to the other party, unless prior
to the giving of such notice by the other party Landlord shall have so acquired
legal title to the Lot and so satisfied itself.

         After Landlord's purchase of the Lot and upon substantial completion of
the Improvements (as hereinafter defined in Article B-1), subject to the
provisions of Article B-5 below, Landlord shall lease to Tenant and Tenant shall
lease and accept, subject to the provisions

                                       3
<Page>

in this Lease, the Improvements, and the Lot. The Improvements and the Lot shall
hereinafter be referred to as the "Premises."

         A-6.     Landlord's Reserved Rights.

         Provided Landlord does not unreasonably interfere with Tenant's use of
the Premises, and (except in the case of emergencies) upon reasonable advance
notice, Landlord shall have the right to enter the Premises, upon the terms
expressly specified in this Lease, to undertake the following:

         a. BUILDING CHANGES. To install, maintain, repair, relocate and replace
pipes, ducts, conduits, wires and appurtenant meters and equipment in the
Building; and

         b. Repairs, Maintenance and Alterations. To repair and maintain the
Building and make alterations thereto.

                           B. LANDLORD'S IMPROVEMENTS

         B-1.     Plans.

         a. Preliminary Plans. Landlord and Tenant have approved the outline
specifications (the "Outline Specifications") identified in Exhibit C which
shall be the basis for the preliminary building plans (the "Preliminary Plans")
identified in Exhibit C, for the construction of the Building and related
improvements (collectively, the "Improvements") on the Lot. Within two (2) weeks
after Landlord submits to Tenant a site plan in respect of the Premises, Tenant
agrees to approve or disapprove the same (and if Tenant disapproves the site
plan it will accompany such disapproval with a set of written items contained in
the site plan which it disapproves) provided that Tenant's approval shall not be
unreasonably withheld or delayed; it being understood that if Tenant shall fail
to respond within such two (2) week period said failure to respond shall be
deemed to be automatic approval of the site plan.

         b. Final Plans. Landlord shall prepare final plans and specifications
(the "Final Plans") substantially in conformity with the Preliminary Site Plan
and the Preliminary Plans. The Final Plans shall be subject to Tenant's approval
as set forth below. The Final Plans need not include working or shop drawings.
"Plans" shall mean the Preliminary Plans and, when prepared and approved by both
parties, the Final Plans. Landlord shall deliver the Final plans to Tenant as
soon as reasonably possible, subject, however, to any delay encountered by
Landlord as a result of requests by Tenant for changes in Plans in accordance
with Article B-4 and any other cause beyond Landlord's reasonable control.
Landlord shall use reasonable efforts to cause the Plans to be prepared in
accordance with all applicable laws, codes, ordinances, rules and regulations.
Within forty-five (45) days after delivery of the Landlord's proposed Final
Plans, Tenant shall set forth in writing with particularity any changes required
by Tenant; provided that any such changes required by Tenant shall not depart
substantially from the Preliminary Plans; provided that Tenant shall not object
to any reasonable and logical development or refinement of the Preliminary Plans
or any change necessitated by applicable law, so long as such development,
refinement and changes do not adversely affect the usefulness of the Building to
Tenant. Failure of Tenant to deliver to Landlord written notice of such changes
within said forty-five (45) day

                                       4
<Page>

period shall constitute approval by Tenant of the Final Plans. Upon approval of
the Final Plans, both parties shall approve the Final Plans for filing purposes.

         B-2.     Construction.

         Landlord, at Landlord's sole expense, shall diligently construct and
complete the improvements substantially in accordance with the Final Plans.
Subject to the provisions contained in Article P-16, Landlord warrants and
guarantees that construction of the Improvements will be of good quality, using
only new materials, and will be free from fault and defects, and completed in
every detail in conformity with the provisions of this Lease. All construction
shall be performed in compliance with all laws, ordinances, codes, rules,
regulation and orders of any public authority having jurisdiction thereof.
Landlord shall complete the Building and the Premises shall be Ready for
Occupancy, as defined in Article B-5, by Tenant not later than the Scheduled
Commencement Date; provided, however, that the Scheduled Commencement Date shall
be extended for a period equal to the period of any delay encountered by
Landlord affecting said construction because of fire, earthquake, inclement
weather, unreasonable refusal of governmental authorities to issue permits,
certificates of occupancy or to perform inspections in a timely manner, acts of
God, acts of the public enemy, riot, insurrection, governmental regulation of
the sales of materials or supplies or the transportation thereof, strikes,
boycotts, shortages of labor, or any other cause beyond the control of Landlord
(exclusive of any delays attributable to slow performance or non-performance by
Landlord's general contractor, its subcontractors or the architect which arise
only out of such performance and are not attributable to any of the specifically
referenced aforementioned events) (collectively, "Force Majeure Events"), or any
such delay caused by acts of Tenant, Tenant's early entry under the provisions
of Article E-6, or changes in the Plans pursuant to Article B-4 (collectively,
"Tenant Delays"). Landlord shall give Tenant prompt written notice of the
occurrence of any of the foregoing events or circumstances, along with an
explanation of Landlord's efforts to remedy such events or circumstances and an
estimate of the additional construction time which may be required due to such
events or circumstances.

         Subject to the various contingencies referenced in this Lease and to
such other contingencies and variables as now exist or may hereinafter arise, it
is the present intention of Landlord to commence construction of the
Improvements on or before May 1, 1988 and to proceed thereafter in accordance
with the schedule shown on Exhibit I attached hereto.

         B-3.     Failure to Complete Construction.

         If on account of reasons other than Tenant Delays, the Commencement
Date shall not have occurred as of January 1, 1989, then Landlord shall cause to
be paid to Tenant (i) for each day Tenant shall remain in occupancy in its
existing facilities (in Greater Jackson, Mississippi), during the period
commencing on February 1, 1989, as such date shall be extended day for day for
each day of Tenant Delay, and ending on the earlier to occur of the Commencement
Date or May 1, 1989 (which ending date may not be extended on account of Tenant
Delay, Force Majeure or any other reason), an amount equal to the excess of the
rental Tenant shall be obligated to pay with respect to such days under its
existing lease(s) or under holdover arrangements with the landlords of its
current facilities (provided that Tenant shall use its best efforts to negotiate
the lowest possible post-February 1, 1989 rental rates with respect to such

                                       5
<Page>

existing facilities and shall keep Landlord advised as to the status of such
negotiations) over the per diem amount of rental equal to $25,000/month,
provided that the amount of such excess shall in no event exceed the per diem
amount equal to $25,000/month, and (ii) to the extent Tenant shall be obligated
to continue to make payments under its existing lease(s) subsequent to the
Commencement Date, an amount equal to all rent payable thereunder from the
Commencement Date (it being understood that the Commencement Date shall be
extended on account of events of Force Majeure) until May 1, 1989 (which date
may not be extended on account of Force Majeure or any other reason), provided
that in no event shall the aggregate amount of payments payable by Landlord
pursuant to the foregoing provisions of this Article B-3 ever exceed $100,000.
In the event that the Premises are not Ready for Occupancy as of May 1, 1989
(which date may not be extended on account of Force Majeure or any other
reason), then Landlord and Tenant shall each have the option to cancel this
Lease at any time thereafter upon prior written notice to the other, provided
that exercise of such option shall be void and this Lease shall continue in full
force and effect in the event the Premises are Ready for Occupancy prior to the
giving of such notice. Upon the occurrence of any such cancellation, this Lease
shall be terminated without recourse to the parties hereto, excepting only (1)
the payment obligations of Landlord as set forth in the foregoing provisions of
this Article B-3, and (2) in the event that the Premises are not Ready for
Occupancy on or before the Outside Date (as hereinafter defined) and if this
Lease shall have been cancelled as provided for in the foregoing provisions of
this Article B-3 by written notice given on or after the Outside Date, then
Landlord shall pay Tenant as liquidated damages the amount of $100,000. The
"Outside Date" shall be defined as May 1, 1989, provided however that the
Outside Date shall be extended day for day for each day of Tenant Delay(s) and
for each day of Force Majeure Event(s).

         B-4.     Changes in Plans.

         Tenant may request reasonable changes in Plans following initial
approval thereof by Tenant as provided in Article B-1; the plans prepared by
Tenant are consistent with the Preliminary Plans and if Tenant requests a change
to vary the plans so that they are inconsistent with the Preliminary Plans,
Tenant shall, for the purposes of this Paragraph, be deemed to have requested a
change following initial approval, provided, however, that (a) no such request
shall affect any structural chance in the Building or otherwise render the
Premises or Building in violation of applicable law; (b) Tenant shall pay any
additional cost required to implement such change, including, without
limitation, loss of rents, architecture fees, increase in construction costs and
other charges payable hereunder caused by delay, and Tenant shall pay Landlord
for said costs either within five (5) days after written notice from Landlord
(provided that such written notice from Landlord shall not be given until after
said costs shall have been incurred, except in the case of loss of rents, which
shall be payable upon the Commencement Date) or by entering into an amendment to
this Lease which provides for a proportionate increase in Fixed Rent, the method
of payment to be at the option of Landlord; and (c) such requests shall
constitute an agreement by Tenant to any delay in completion caused by
implementing such change, provided that at the time Landlord agrees to implement
any such change it shall give Tenant prompt notice of its estimate of the
additional construction time which may be required due to such change and Tenant
shall have approved such estimate of such additional construction time. Landlord
shall keep Tenant reasonably apprised of any additional delay actually
encountered as a result of such change. Landlord shall not in any event stop or
interrupt work

                                       6
<Page>

while reviewing or processing Tenant requests for changes or while waiting for
Tenant to approve changes or to approve estimates of additional construction
time incident thereto.

         B-5.     Completion and Delivery.

         Landlord shall give Tenant at least sixty (60) days prior notice (the
"Landlord Occupancy Notice") of the date (the "Anticipated Occupancy Date") that
the Premises are anticipated to be Ready for Occupancy (as hereinafter defined).
If the Premises are not Ready for Occupancy on the Anticipated Occupancy Date,
then Landlord shall give Tenant at least seven (7) days prior notice (the
"Landlord's Seven Day Notice") of the date (the "Revised Anticipated Occupancy
Date") that the Premises are anticipated to be Ready for Occupancy, and the
Commencement Date shall not be deemed to occur earlier than the expiration of
such seven (7) day notice period. The Premises shall be ready for occupancy
("Ready for Occupancy") when construction of the Improvements is substantially
completed in accordance with the Final Plans, the building systems are in good
working order, the Landlord shall have obtained a temporary certificate of
occupancy for the Building or equivalent governmental notification to the effect
that the Building may then be lawfully occupied by Tenant and Landlord has given
the architect's certificate as provided for below. Landlord shall provide Tenant
with the Landlord Occupancy Notice at, or prior to, the date the Premises shall
be Ready for Occupancy. It is acknowledged that the Commencement Date shall in
no event occur prior to the later to occur of (a) the Anticipated Occupancy Date
or (b) in the event Landlord shall give Landlord's Seven Day Notice, the Revised
Anticipated Occupancy Date, except upon Tenant's prior written consent. Landlord
shall cause Landlord's architect (which shall be an independent licensed
architect) to execute, and to deliver in duplicate to Tenant, a written
statement in the form of Exhibit G attached hereto. If Tenant shall give
Landlord a notice which disputes (i) that the Premises are Ready for Occupancy
on the date (the "Landlord's Designated Occupancy Date") so indicated by
Landlord or (ii) that the Improvements have been constructed in accordance with
applicable laws, codes and regulations (including zoning codes and ordinances),
and restrictive covenants, if any, then Tenant may elect not to occupy the
Premises and shall not be obligated to pay any Rent hereunder until such time as
the conditions contained in the immediately preceding clauses (i) and (ii) shall
have occurred, provided that in the event that it shall be determined by a court
of competent jurisdiction that the conditions contained in the immediately
preceding clause (i) or (ii) shall have occurred on a date prior to the date
when Tenant shall take occupancy, then Tenant shall on demand pay to Landlord
all Rent which would have been payable during any such period plus interest at
the rate of one percent (1%) over the base rate in effect, from time to time, at
The Chase Manhattan Bank, N.A. Landlord shall diligently complete any items of
work not completed when the Premises are Ready for Occupancy. Landlord shall
provide Tenant with a complete set of "as built" drawings for the Building.
Within ninety (90) days following completion of the Improvements, Landlord shall
transfer and assign to Tenant on a non-exclusive basis all construction
warranties and warranties relating to any equipment or other items included
within the improvements for which Tenant is responsible for maintenance and
repair hereunder.

         Immediately prior to the time when Landlord deems the Premises Ready
for Occupancy, Landlord, Tenant and Landlord's architect shall conduct an
inspection of the Premises. Tenant and Landlord shall agree on a list of items
that remain to be completed, and Landlord shall use all reasonable efforts to
complete such "punch list items" before Tenant takes possession of the Premises.
If, despite such efforts, Landlord is unable to complete such items before
Tenant takes

                                       7
<Page>

possession, then Landlord shall complete such punch list items as soon as
reasonably possible after Tenant takes possession.

         In the event of any delay solely attributable to the Tenant and not
attributable to any Force Majeure Event or any other event which extends the
Scheduled Commencement Date beyond the time specified herein, then Tenant agrees
to pay to Landlord on demand a portion of the amount of the Fixed Rent and
Additional Rent which would have been due Landlord had there been no such delay
in the Scheduled Commencement Date which portion of Fixed Rent and Additional
Rent shall be computed on the basis of each day of delay. However, it is
understood and agreed that Landlord shall provide prompt written notice to
Tenant at the time of the occurrence of any such delay so that Tenant may
minimize or reduce the effect of any delay.

         B-6.     Early Entry.

         After Tenant shall have received the Landlord Occupancy Notice, and
provided Tenant shall have given Landlord at least two (2) weeks prior notice,
Tenant may no earlier than thirty (30) days prior to the Anticipated Occupancy
Date, at Tenant's sole risk, enter the Premises and install trade fixtures, and
office equipment and other equipment in the Building; provided, however, that
(a) Tenant's early entry shall not during the period of such entry interfere
with construction of the Building or cause labor difficulties; (b) Tenant shall
execute an indemnity agreement for the purpose of indemnifying Landlord from any
loss, damage or injuries (including death) caused by Tenant and its contractors
and employees entering upon such Premises for such purposes, which agreement
shall be in form and substance reasonably satisfactory to Landlord; (c) Tenant
shall pay for and provide evidence of insurance reasonably satisfactory to
Landlord; and (d) Tenant shall pay utility charges reasonably allocated by
Landlord to Tenant for Tenant's use thereof. Tenant shall not use the Premises
for storage of inventory or otherwise do business without the express prior
written consent of Landlord (such consent not to be unreasonably withheld).

         B-7.     Construction Representative and Inspection.

         In connection with the original construction of the Building, each
party shall be bound by the acts of its Construction Representative. A party may
change its Construction Representative by giving written notice to the other
party. Tenant, upon the giving of reasonable notice, shall have an opportunity
to inspect, from time to time, the construction of the Building.

                                     C. TERM

         C-1      COMMENCEMENT DATE.

         The Term shall commence on the earliest of the following dates
("Commencement Date"):

         1.       The date on or after December 1, 1988 when the Premises are
                  Ready for Occupancy (but in any event not earlier than the
                  later to occur of (i) the Anticipated Occupancy Date or, (ii)
                  in the event Landlord shall give Landlord's Seven Day Notice,
                  the Revised Anticipated Occupancy Date); or

                                       8
<Page>

         2.       The date when Tenant occupies the Premises (but not including
                  the period of time Tenant occupies the Premises for installing
                  fixturing and office and other equipment as referenced in
                  Article B-6 hereof).

         C-2      EXTENSION OPTIONS.

         Tenant shall have the right to extend the Term upon all of the
provisions contained in this Lease for four (4) successive periods of five (5)
years each ("Extended Term(s)"), provided that Tenant is not in default either
at the time an option in respect thereto is exercised or at the time each
Extended Term begins, and that the maximum length of the Term as extended shall
not exceed twenty-five (25) years. In order for Tenant to exercise its option
for each successive five-year period, Tenant shall give Landlord written notice
of the exercise of such option ("Option Notice") not less than twelve (12)
months before the expiration of the initial Term. In order to exercise its
option for any subsequent option period, Tenant shall have given Landlord its
option Notice not less than six (6) months prior to the commencement of such
Extended Term and Tenant shall have already exercised its option for any prior
Extended Terms.

         Tenant shall have no right to extend the Term or Extended Term beyond
the twenty year extension period. The word "Term" as used in this Lease includes
the initial Term and Extension Term(s) where the context so requires.

         C-3      OPTION RENT PERIODS.

         a. FIRST OPTION RENT PERIOD. During the First Option Rent period (I.E.,
Lease Years six through ten, inclusively), Tenant shall pay annual Fixed Rent in
an amount equal to 117% of the annual Fixed Rent in effect during the First Rent
Period.

         b. SECOND OPTION RENT PERIOD. Tenant shall pay an increased annual
Fixed Rent during the Second Option Rent Period (I.E., Lease Years eleven
through fifteen, inclusively) in an amount equal to the product of the annual
Fixed Rent in effect during the First Option Rent Period and a fraction, the
denominator of which is the Consumer Price Index in effect for the calendar
month immediately preceding the commencement of the First Option Rent Period and
the numerator of which is the Consumer Price Index in effect for the calendar
month immediately preceding the commencement of the Second Option Rent Period;
provided, however, that the annual Fixed Rent in effect during the Second Option
Rent Period shall not be less than 110% of the annual Fixed Rent in effect
during the First Option Rent Period and that the annual Fixed Rent for the
Second Option Rent Period shall not be more than 125% of the annual Fixed Rent
for the First Option Rent Period. As used herein, the term "Consumer Price
Index" shall mean the United States Department of Labor's Bureau of Labor
Statistics Consumer Price Index, All Urban Consumers (1967=100), or the
successor of the Consumer Price Index, or if the Consumer Price Index is
discontinued, then Landlord shall reasonably select such other governmental
index or computation which replaces such index which shall be used in order to
obtain substantially the same result as would be obtained if the Consumer Price
Index had not been discontinued.

         c. THIRD OPTION RENT PERIOD. Tenant shall pay increased annual Fixed
Rent during the Third Option Rent Period (I.E., Lease Years sixteen through
twenty, inclusively) in an

                                       9
<Page>

amount equal to the product of the annual Fixed Rent in effect during the Second
Option Rent Period and a fraction, the denominator of which is the Consumer
Price Index in effect for the calendar month immediately preceding the
commencement of the Second Option Rent Period and the numerator of which is the
Consumer Price Index in effect for the calendar month immediately preceding the
commencement of the Third Option Rent Period; provided, however, that the annual
Fixed Rent in effect during the Third Option Rent Period shall not be less than
110% of the annual Fixed Rent in effect during the Second Option Period and
shall not be more than 125% of the annual Fixed Rent for the Second Option Rent
Period.

         d. FOURTH OPTION RENT PERIOD. Tenant shall pay an increased annual
Fixed Rent during the Fourth Option Rent Period (I.E., Lease Years twenty-one
through twenty-five, inclusively) in an amount equal to the product of the
annual Fixed Rent in effect during the Third Option Rent Period and a fraction,
the denominator of which is the Consumer Price Index in effect for the calendar
month immediately preceding the commencement of the Third Option Rent Period and
the numerator of which is the Consumer Price Index in effect for the calendar
month immediately preceding the commencement of the Fourth Option Rent Period;
provided, however, that the annual Fixed Rent in effect during the Fourth Option
Rent Period shall not be less than 110% of the annual Fixed Rent in effect
during the Third Option Rent Period and that the annual Fixed Rent for the
Fourth Option Rent Period shall not be more than 125% of the annual Fixed Rent
for the Third Option Rent Period.

                                     D. RENT

         D-1.     Fixed Rent.

         Tenant shall pay Landlord the annual Fixed Rent designated for the
various periods set forth in Article D-2 in advance and in monthly installments
upon the first day of each calendar month of the Term at Landlord's Address, or
at such other place designated by Landlord, without prior demand and without
deduction or setoff. If the Term commences or ends on a day other than the first
day of a calendar month, Tenant shall pay on the Commencement Date or first day
of the last calendar month a pro rata portion of the Fixed Rent computed on a
per diem basis with respect to the portion of the fractional calendar month
included in the Term.

         D-2.     Fixed Rent Periods.

         (a) FIRST RENT PERIOD. During the First Rent Period, Tenant shall pay
Fixed Rent in an amount equal to the Initial Fixed Rent, but subject to
adjustment for the matters described on Exhibit D hereto, which Fixed Rent as so
reduced is herein referred to as the "annual Fixed Rent in effect for the First
Rent Period.".

         (b) SECOND RENT PERIOD. Tenant shall pay an increased annual Fixed Rent
during the Second Rent Period in an amount equal to the product of the annual
Fixed Rent in effect during the First Rent Period and a fraction (which when
converted to a percentage in no event shall exceed the CPI Maximum Percentage),
the denominator of which is the Consumer Price Index in effect for the calendar
month immediately preceding the Commencement Date and the numerator of which is
the Consumer Price Index in effect for the calendar month immediately preceding
the commencement of the Second Rent Period; provided, however, that the annual
Fixed Rent in

                                       10
<Page>

effect during the Second Rent Period shall not be less than the annual Fixed
Rent in effect during the First Rent Period.

         (c) THIRD RENT PERIOD. Tenant shall pay an increased annual Fixed Rent
during the Third Rent Period in an amount equal to the product of the annual
Fixed Rent in effect during the Second Rent Period and a fraction (which when
converted to a percentage in no event shall exceed the CPI Maximum Percentage),
the denominator of which is the Consumer Price Index in effect for the calendar
month immediately preceding the commencement of the Second Rent Period and the
numerator of which is the Consumer Price Index in effect for the calendar month
immediately preceding the commencement of the Third Rent Period; provided,
however, that the annual Fixed Rent in effect during the Third Rent Period shall
not be less than the annual Fixed Rent in effect during the Second Rent Period.

         D-3.     Additional Rent.

         All monies required to be paid by Tenant hereunder including, without
limitation, payments for Real Property Taxes and Operating Expenses, shall be
considered additional rent ("Additional Rent"). Tenant shall pay the sums
constituting Additional Rent to the third parties to whom it is due prior to
delinquency, and if Tenant fails so to make such payment, any delinquent payment
shall be payable to Landlord within fifteen (15) days after written notice from
Landlord. "Rent" shall mean Fixed Rent and Additional Rent.

         D-4.     Interest

         If any installment of Rent is not paid promptly when due (except as
otherwise provided in Article B-5), such amount shall bear interest ("Interest")
at the rate 4% over the annual base rate in effect from time to time at The
Chase Manhattan Bank, N.A. from the date on which said payment shall be due
until the date on which Landlord shall receive said payment regardless of
whether or not a notice of default or notice of termination has been given by
Landlord. This provision shall not relieve Tenant of Tenant's obligation to pay
Rent at the time and in the manner herein specified.

                             E. REAL PROPERTY TAXES

         E-1.     Tenant's Obligations.

         Prior to delinquency, Tenant shall pay to the taxing authority all real
estate taxes and other taxes relating to the Premises, assessments, governmental
charges, fees and levies, general and special, ordinary and extraordinary,
unforeseen as well as foreseen, of any kind and nature for public improvements,
services or benefits (collectively "Real Property Taxes") and all other fees or
taxes which may be levied in lieu of any of the above, which are assessed,
levied, confirmed, imposed or become a lien upon the Premises after the Lease
Term Commencement (I.E., the Tenant is not responsible for any Real Estate Taxes
accrued prior to the Commencement Date), or become payable during the Term;
provided, however, that:

         a. During the first and last year of the Term, any Real Property Taxes
shall be prorated between Landlord and Tenant so Tenant shall pay that
proportion which the part of such period within the Term bears to the entire
period; and

                                       11
<Page>

         b. Any sum payable by Tenant, which would not otherwise be due until
after the date of the termination of this Lease, shall be paid by Tenant to
Landlord upon such termination.

         c. Tenant shall promptly provide Landlord copies of receipts for
payment of all such taxes and assessments.

         E-2.     Limitation.

         Nothing contained in this Lease shall require Tenant to pay any
franchise, corporate, estate, inheritance, succession or transfer tax of
Landlord, or any income, profits or revenue tax or charge, upon the net income
of Landlord; provided, however, that if under the laws of the United States
Government or the state in which the Premises are located, or any political
subdivision thereof, a tax or excise on rent, or any other tax however
described, is levied or assessed by any such political body against Landlord on
account of Rent (provided such levy or assessment is in the nature of a
substituted real estate tax), Tenant shall pay such tax or excise on Rent.

         E-3.     Personal Property Taxes.

         Prior to delinquency, Tenant shall pay to the appropriate taxing
authority all taxes and assessments levied upon trade fixtures, inventories and
other personal property located on the Premises and Tenant shall provide
Landlord copies of receipts for payment of all such taxes and assessments.

         E-4.     Landlord's Right.

         If any Real Estate Taxes are not paid as required hereinabove, then at
its sole option, Landlord may, after giving notice to Tenant, but shall not be
required to, pay the same and shall be entitled to repayment by Tenant as
Additional Rent.

                                  F. INSURANCE.

         F-1.     Tenant's Insurance.

         Tenant shall, at Tenant's sole expense, maintain in full force and
effect, the following insurance ("Tenant's Insurance") in form and substance and
with insurers reasonably acceptable to Landlord and the mortgagees of Landlord:

         a. All Risk Insurance. All Risk of Physical Loss insurance with
extended coverage endorsement attached, including vandalism and malicious
mischief coverage, and any other endorsements reasonably or typically required
by the holder of any fee or leasehold mortgage in an amount equal to one hundred
percent (100%) of the full replacement value of the Building at the time of
loss, which shall include replacement value of the Building at the time of loss,
and which shall include replacement cost new, debris removal and demolition
thereof (in the event that following a casualty, proceeds from casualty
insurance are available after completion of restoration of the Building, then
such excess proceeds may be applied with respect to damage to fixtures and other
personal property owned by Tenant to the extent that insurance coverage with
respect to such damage to fixtures and other personal property is otherwise
inadequate).

                                       12
<Page>

         b. Property Insurance. Property insurance including fire, extended
coverage, vandalism, malicious mischief and all risks coverage upon property of
every description and kind owned by Tenant and located in the Building or
installed by or on behalf of Tenant including, without limitation, furniture,
fittings, equipment installations, fixtures and any other personal property
owned by Tenant, in an amount not less than one hundred percent (100%) of the
full replacement cost thereof.

         c. Liability Insurance. A policy of Comprehensive General Liability
Insurance coverage to include personal injury, bodily injury, property damage,
premises/operations, owner's protective coverage, contractual liability,
products and completed operations liability in limits not less than Five Million
and 00/100 Dollars ($5,000,000.00) inclusive. Such policy shall name Landlord
and Landlord's mortgagees as additional insureds, shall be primary as respects
any claims, losses or liabilities arising out of the use of the Premises by the
Tenant or by Tenant's operation, and any insurance carried by Landlord shall be
excess and noncontributing.

         d. Rental Abatement Insurance. Rental abatement insurance against
abatement or loss of Rent in case of fire or other casualty, in an amount at
least equal to the amount of the Rent payable by Tenant during one (1) year next
ensuing, as reasonably determined by Landlord.

         e. Earthquake and Flood Insurance. At Landlord's written request, a
policy of earthquake/volcanic action and flood and/or surface water insurance,
including rental value insurance against abatement or loss of rent in the case
of damage or loss covered under such earthquake/volcanic and flood and/or
surface water insurance, in an amount at least equal to the amount of Rent
payable by Tenant during the one (1) year next ensuing, as reasonably determined
by Landlord.

         f. Sprinkler leakage insurance, boiler and machinery insurance covering
boilers, pressure vessels, air tanks, machinery, pressure piping, pipes carrying
steam or water, heating and air conditioning equipment or similar apparatus to
the extent that same are contained in any part of the Premises in so-called
"broad form" coverage.

         g. Workers Compensation Insurance in full compliance with the
applicable legal requirements with respect to all employees and agents engaged
by or on behalf of Tenant, and covering all construction, repairs, alterations
or other work conducted by or on behalf of Tenant.

         h. Other Insurance. From and after the first anniversary of the
Commencement Date and upon 60 days' notice from Landlord, such other form or
forms of insurance as the mortgagees of Landlord may reasonably require from
time to time in form, in amounts and for insurance risks against which a prudent
tenant would protect itself.

         F-2.     Insurance Certificates.

         Tenant shall furnish to Landlord on the Commencement Date, and
thereafter within thirty (30) days prior to the expiration of each such policy,
certificates of insurance issued by the insurance carrier of each policy of
insurance carried by Tenant pursuant hereto. Each certificate shall expressly
provide that such policies shall not be cancellable or subject to reduction of
coverage or otherwise be subject to modification except after thirty (30) days
prior written notice to the parties named as insureds in this Article F-2.
Landlord, Landlord's successors and assigns,

                                       13
<Page>

and any nominee of Landlord holding any interest in the Premises, including,
without limitation, any ground lessor and the holder of any fee or leasehold
mortgage, shall be named as named insureds under each policy of insurance
maintained by Tenant.

         F-3.     Tenant's Failure.

         If Tenant fails to maintain any insurance required in this Lease,
Tenant shall be liable for all losses and costs resulting from said failure.
Nothing herein shall be a waiver of any of Landlord's rights and remedies under
any other article of this Lease or at law or equity.

         F-4.     Waiver of Subrogation.

         All policies of property and liability insurance which either party
obtains in connection with the Premises shall include a clause or endorsement
denying the insured any rights of subrogation against the other party. Each
party waives any rights of recovery against the other for injury or loss due to
hazards covered by insurance to the extent of the proceeds recovered therefrom.

         F-5.     Indemnification of Landlord.

         Tenant shall defend (with counsel reasonably satisfactory to Landlord),
indemnify and hold Landlord and the Premises harmless from and against (a) all
liabilities, penalties, losses, damages, costs and expenses, demands, causes of
action, claims or judgments in connection with any injury to persons or damage
to property as a result of any accident or other occurrence occasioned by any
negligence of Tenant, Tenant's officers, employees, agents, servants,
subtenants, concessionaires, contractors, or visitors, or arising from the use,
maintenance, occupation or operation of the Premises; and (b) all legal costs
and charges (except for costs and charges which duplicate Tenant's costs and
charges of legal defense which are provided in this Article F-5; it being
understood that Landlord shall be permitted, at Landlord's sole expense, to
participate in any such defense and Tenant shall cause its counsel to reasonably
cooperate with any counsel selected by Landlord so to participate in such
defense), including actual attorneys' fees, in connection with such matters and
the defense of any action arising out of the same or in discharging the Premises
from any and all liens, charges or judgments which may accrue or be placed
thereon by reason of any negligence of Tenant; provided, however, that Tenant
shall not indemnify Landlord for any injury or damage arising as the result of
Landlord's willful misconduct.

         F-6.     Prohibited Uses.

         Tenant shall only use the Premises for the following activities:
general office uses; warehousing; distribution of aircraft materials, parts and
supplies; repair, cleaning, painting and fabricating aircraft parts and
components; construction of crates, boxes, forms and other materials used in the
shipment of materials, parts and supplies ("Permitted Uses"). In the event that
the Tenant intends to use the Premises for any use other than a Permitted Use,
it shall so notify Landlord and the Landlord shall have a period of six (6)
weeks to determine whether such use would have a material adverse effect on the
Landlord's ownership of the Premises, including, without limitation, on the
mortgage financing for the Premises. If the Landlord reasonably determines that
the proposed use would have such a material adverse effect, the Tenant shall not

                                       14
<Page>

use the Premises for such purposes and shall continue to engage only in
Permitted Uses at the property.

         Tenant shall not keep or use in or upon the Premises any article which
may be prohibited by any insurance policy of Tenant in force from time to time
covering the Premises. In the event Tenant changes its uses (from the Permitted
Uses), whether or not Landlord has consented to the same, and such change
results in any increase in premiums for any insurance carried from time to time
by Tenant with respect to the Premises, Tenant shall promptly notify Landlord of
the same. If Landlord reasonably believes any such change shall pose a material
threat (i) to life or safety, and (ii) would materially decrease useful life of
any material component of the Premises, then Tenant shall take necessary steps
to eliminate the need for the increase in premiums. In any event, Tenant shall
pay any such increase in premiums when due. Tenant shall promptly comply with
all reasonable requirements of the insurance authority or of any Tenant's
Insurance now or hereafter in effect relating to the Premises.

         If any carrier of any Tenant's Insurance shall cancel, or give notice
of its intent to do so, as a result of the use or occupation of the Premises by
Tenant or its assignees or subtenants and, if Tenant fails to remedy the
condition giving rise to such action within five (5) days after notice thereof
(provided, however, that if a remedy will take more than five days, then so long
as Tenant promptly undertakes and diligently pursues a remedy, Tenant shall have
such additional time as necessary), Landlord shall have the option to either
terminate this Lease or to enter upon the Premises and attempt to remedy such
condition. Notwithstanding the foregoing provisions of this Article F-6, if
Tenant fails to remedy as aforesaid, Tenant shall be in default of its
obligations hereunder and Landlord shall have no obligations to attempt to
remedy such default.

         F-7      Deductible Amounts.

         To the extent that any of the policies of insurance referenced in
Article F-1 hereof provide for a deductible amount, such deductible amount shall
not be greater than thirty-five thousand dollars ($35,000), for all risks other
than earthquake and flood risks (as to earthquake and flood risks the deductible
shall not be greater than $60,000), which deductible amounts are subject to
adjustment on account of changes in the Consumer Price Index on the same basis
as described in Article C-3 hereof, MUTATIS MUTANDIS.

         G.       REPAIRS AND MAINTENANCE; OPERATING EXPENSES

         G-1.     Tenant Repairs and Maintenance; Operating Expenses.

         Except as may otherwise be expressly provided in this Lease, Tenant
shall, at Tenant's sole expense, keep and maintain the Premises, including
without limitation, the floors, roof, walls, landscaping, parking areas,
interior plumbing, electrical wiring, fixtures and equipment in good repair
subject to reasonable wear and tear (provided that each of the same shall at all
times remain in good operating order) and in a clean and safe condition, and
repair and/or replace any and all of the foregoing in a good and workmanlike
manner as needed, and timely pay all expenses (collectively, "Operating
Expenses") with respect to (a) any and all of the foregoing, (b) compliance with
legal requirements in accordance with Article J-1 and with any restrictions
relating to the Premises and (c) occupancy of the Premises (except to the extent
Landlord shall

                                       15
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have any express obligation under this Lease; provided, however, that casualties
covered by insurance coverage shall be excepted to the extent of proceeds
received, and provided further that in the event of any damage to the Premises
that is caused by gross negligence or willful misconduct of Landlord, then such
repairs shall be at Landlord's sole expense, payable to Tenant (and provided
further that to the extent any such damage is caused by Landlord's negligence,
then to the extent that there is Tenant Insurance payable in respect thereof,
Landlord shall be responsible for paying the amount of any deductible equal to
the lesser of the amount required under the applicable insurance or under this
Lease). Tenant shall, at Tenant's sole expense, immediately replace all broken
glass in the Building with glass equal to the specification and quality of the
original glass. Tenant shall, at Tenant's sole expense, regularly perform
preventive maintenance (not less frequently than annually), in respect of all
hot water, heating and air conditioning systems and equipment in the Building.
Tenant shall, at Tenant's sole expense, repair any area damaged by Tenant,
Tenant's agents, employees and visitors, provided that Tenant obtains Landlord's
prior approval with respect to the method and quality of such repair.

         Tenant shall cause either its maintenance staff or a qualified roofing
contractor to inspect the roof of the Building at regular intervals consistent
with good management.

         G-2.     Landlord Repairs and Maintenance.

         Landlord shall, at Landlord's expense, after written notice from
Tenant, repair in a prompt and diligent manner any damage to structural portions
of the bearing walls of the Building; provided, however, that if such damage is
caused by negligence of Tenant, then such repairs shall be at Tenant's sole
expense, payable to Landlord. There shall be no abatement of Rent during the
performance of such work. Except as otherwise provided herein Landlord shall not
be liable to Tenant for injury or damage that may result from any defect in the
construction or condition of the Building, nor for any damage that may result
from interruption of Tenant's use of the Premises during any repairs by
Landlord. Tenant waives any right to repair at the expense of Landlord under any
Regulation, as hereinafter defined, now or hereafter in effect.

         G-3.     Inspection of Premises.

         Landlord may enter the Premises at reasonable times after first giving
reasonable notice to Tenant of its intention to do so. In case of an emergency,
Landlord, without advance notice, may contact the designated representative of
Tenant (who initially shall be R. D. Walter; and Tenant may only change such
designated representative by giving Landlord written notice of such change), and
such designated representative shall forthwith provide Tenant with entry to the
Building. Such designated representative shall have unrestricted access to a key
to the Building on a 24-hour basis. The designated representative shall then
provide Landlord entry to the Building (but not any confidential or secret
portions of Tenant's operations, except that the exclusion provided for in this
parenthetical phrase shall not apply to any substantial structural portion of,
or any of the HVAC, plumbing, electrical or other building systems contained in
the Premises so long as Landlord's representative is accompanied by a
representative of Tenant) in order to inspect the same, to inspect the
performance by Tenant of the terms and conditions hereof, to show the Premises
to prospective purchasers, tenants and lenders. There shall be no abatement of
Rent for any such entry of the Premises.

                                       16
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         G-4.     Liens.

         Tenant shall promptly pay and discharge all claims for labor performed,
supplies furnished and services rendered at the Premises (except for work
performed at the request of Landlord, in connection with its obligations
hereunder) and shall keep the Premises free of all mechanics' and materialmen's
liens in connection therewith. Landlord shall have the right to post on the
Premises, or in the immediate vicinity thereof, notices of nonresponsibility for
any construction, alteration or repair by Tenant on the Premises as provided for
in Articles G-1 and H. If any such lien is filed, Landlord may, but shall not be
required to, take such action as may be necessary to remove such lien, and
Tenant shall pay Landlord such amounts expended by Landlord together with
Interest thereon from the date of expenditure.

         G-5.     Net Lease.

         This is an absolutely net lease such that, subject to Landlord's
express obligations as provided for herein and other applicable provisions of
this Lease, Tenant's obligations hereunder include, without limitation, payment
of all costs and expenses incident to maintenance and repair of the Premises,
including without limitation, all Operating Expenses, and performance of all
reasonable and necessary obligations in connection therewith.

                                 H. ALTERATIONS

         Tenant, at Tenant's sole expense, may install necessary trade fixtures,
equipment and furniture in the Building, provided that such items are installed
and are removable without structural damage to the Building. Said trade
fixtures, equipment and furniture shall remain Tenant's property and shall be
removed by Tenant prior to expiration of the Term or earlier termination of this
Lease. Upon Landlord's prior written approval (which approval shall not be
unreasonably withheld) Tenant may make structural alterations, and may also
install temporary improvements, in each case to the interior of the Building,
provided that such temporary improvements are installed and are removable
without structural damage to the Building. If a Notice of Completion is required
for such work, Tenant shall file it and provide Landlord with a copy. Tenant
shall, at Tenant's cost, provide Landlord with a set of "as-built" drawings for
any work which Tenant undertakes. Such temporary improvements shall remain
Tenant's property and shall be removed by Tenant on expiration of the Term or
earlier termination of this Lease. Any work undertaken by Tenant pursuant to
this Article H shall (i) after the commencement thereof, be prosecuted to
completion with reasonable diligence, (ii) be performed in a good and
workmanlike manner, (iii) be performed in compliance with all applicable laws,
codes and regulations, including zoning codes and ordinances (and Tenant shall
obtain all necessary building permits, certificates of occupancy and other legal
requirements with respect thereto), (iv) in the case where plans and
specifications are customarily prepared in connection with performing such work,
Tenant shall (a) cause either a licensed architect or an employee of Tenant who
shall be a licensed professional engineer (in Kansas) to prepare plans and
specifications therefor and shall deliver a copy thereof to Landlord and (b)
cause such work to be performed in accordance with said plans and specifications
and (c) at completion cause an "as-built" set of such plans and specifications
to be delivered promptly to Landlord and (v) in the event Tenant shall employ an
architect in connection with such work, Tenant shall cause such architect to
deliver to Landlord a certificate in the form of Exhibit G, attached hereto at
the time

                                       17
<Page>

of the substantial completion of such work. Tenant shall assume the risk of
damage to any of Tenant's fixtures provided that if the insurance maintained by
Tenant hereunder insures against loss to such fixtures, then to the extent
proceeds from the insurance called for in Section F-lb are not otherwise applied
to repair the Premises proceeds from such insurance shall be used to repair or
replace such fixtures. Tenant shall repair, at Tenant's sole expense, all damage
to the Premises and/or Building caused by the installation or removal of trade
fixtures, equipment, furniture or temporary improvements. If Tenant fails to
remove the foregoing items on termination of this Lease, Landlord may keep and
use them or remove any of them and cause them to be stored or sold in accordance
with applicable law, at Tenant's sole expense.

                           I. UTILITIES AND EASEMENTS

         I-1.     Utilities.

         Tenant shall promptly pay all charges for sewer, heat, water, gas,
electricity and any other utilities used or consumed on the Premises. Landlord
shall not be liable to Tenant for interruption in or curtailment of any utility
service, nor shall any such interruption or curtailment constitute constructive
eviction or grounds for rental abatement.

         I-2.     Easements.

         Landlord may grant easements on the Lot and dedicate for public use
portions of the Lot with Tenant's prior written consent, which consent shall not
be unreasonably withheld; provided that no such grant or dedication shall
substantially interfere with Tenant's use of the Premises. Upon Landlord's
demand, Tenant shall execute, acknowledge and deliver to Landlord documents,
instruments, maps and plans necessary to effectuate Tenant's covenants
hereunder.

                               J. USE OF PREMISES

         J-1.     General.

         The Premises shall be used for the Permitted Uses, consistent with the
Declaration of Covenants, Conditions and Restrictions and any supplement thereto
and with any covenants, conditions and restrictions applicable to the Premises.
Prior to the Commencement Date, Landlord shall have delivered the certification
from the Architect referred to in Article B-5. By entering the Premises, Tenant
accepts the Premises in the condition existing as of the date of such entry,
subject to the Regulations (as hereinafter defined). Tenant shall, at Tenant's
sole expense, comply with all applicable restrictive covenants (if any) and with
all applicable municipal, county, state and federal statutes, laws and
ordinances, including zoning ordinances and regulations governing and relating
to the use, occupancy and possession of the Premises (collectively
"Regulations") in force as of the time Tenant commences occupancy or which may
thereafter be in force relating to the Premises and the use of the Premises, and
Tenant shall secure any permits therefor. Furthermore, Tenant agrees, by
Tenant's entry, that Tenant has conducted an investigation of the Premises and
the acceptability of the Premises for Tenant's use, to the extent that such
investigation might affect or influence Tenant's execution of this Lease. Except
as may be specifically set forth herein, Tenant acknowledges that Landlord has

                                       18
<Page>

made no representations or warranties in connection with the physical condition
of the Premises or Tenant's use of the same upon which Tenant has relied
directly or indirectly for any purpose. Tenant shall not commit waste, overload
the floors or structure of the Building, or take any action that would
materially impair parking.

         J-2.     Signs.

         Tenant shall have the right to install, replace or move signs at the
Premises without Landlord's prior consent, provided that any sign so installed,
replaced or moved, shall be in compliance with all applicable zoning laws and
regulations and all covenants, conditions, restrictions and declarations
applicable to the Premises. If Landlord installs a sign for Tenant, Tenant shall
reimburse Landlord for any costs incurred by Landlord within five (5) days of
demand by Landlord. Tenant shall remove any sign upon termination of this Lease
and shall return the Premises to their condition prior to the placement of said
sign.

         J-3.     Parking Access.

         Landlord shall not be liable to Tenant nor shall this Lease by affected
if any parking is impaired by moratorium, initiative, referendum or Regulation.
Any monetary obligations imposed by governmental authorities or otherwise
relative to parking rights with respect to the Premises shall be considered as
Real Property Taxes and shall be paid by Tenant under Article E.

         J-4.     Environmental Regulations.

         Although Tenant may cause certain hazardous wastes, toxic substances or
related materials (collectively "Hazardous Materials") to be used, generated,
stored or disposed of on, under or about, or transported to or from, the
Premises (collectively "Hazardous Materials Activities"), Tenant agrees that it
shall at its sole cost and expense comply with all applicable Regulations and
use all necessary and appropriate precautions and take any and all clean up
costs or other remedial actions required by all applicable Regulations or any
Federal, State or local authorities, whether or not enforced by such Federal,
State and local authorities. Landlord shall not be liable to Tenant or any
federal, state and local authorities or third parties for any Hazardous
Materials Activities by Tenant, Tenant's employees, agents, contractors,
licensees or invitees. Tenant shall at its sole cost and expense indemnify,
defend with counsel reasonably acceptable to Landlord and hold Landlord, each of
its mortgagees (holding a mortgage encumbering all or any portion of the
Premises) and each of its respective partners, officers and employees harmless
from and against any and all losses, claims, suits, actions, proceedings (formal
and informal), investigations, judgments, deficiencies, damages, costs,
liabilities and other expenses of any nature whatsoever, as and when incurred,
to any federal, state and local authorities, any third party or otherwise
arising out of Tenant's Hazardous Materials Activities on, under or about the
Premises. Landlord shall not be liable to Tenant regardless of whether or not
Landlord has approved Tenant's Hazardous Materials Activities. For the purposes
of this Article J-4, Hazardous Materials shall include but not be limited to
substances defined as "hazardous substances" or "toxic substances" in the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as
amended, 42 U.S.C. Sec. 9061 et seq.; Hazardous Materials Transportation Act, 49
U.S.C. Sec. 1802; and Resource Conservation and Recovery Act, 42 U.S.C. Sec.
6901 et seq.; and those substances defined as "hazardous wastes" in

                                       19
<Page>

applicable state and local laws and in the regulations adopted and publications
promulgated pursuant to said laws or any substance defined as a hazardous or
toxic substance under applicable state or local law.

                            K. DAMAGE AND DESTRUCTION

         K-1.     Reconstruction.

         If the Improvements are damaged or destroyed, Landlord shall, except as
hereinafter provided, diligently repair or rebuild the Improvements in a good
and workmanlike manner to substantially the condition in which the Improvements
existed immediately prior to such damage or destruction, provided that insurance
is available to pay one hundred percent (100%) or more of the cost of such
restoration, excluding the deductible amount (which deductible amount shall be
payable by Tenant to Landlord unless the applicable damage is caused by the
negligence of Landlord), and provided further that in the event such damage or
destruction occurs during the last year of the Term or the last year of any
Extended Term (except for the last year of the last Extended Term) then Landlord
shall not be obligated to repair or rebuild the Improvements unless Tenant shall
exercise its option with respect to the subsequent Extended Term (if such damage
or destruction occurs during the last year of the last Extended Term, then
Landlord shall not be obligated to repair or rebuild). In the event damage to
the Improvements is estimated in good faith by Landlord to be less than the
deductible amount under any applicable insurance policy, then Tenant shall
repair any damage to the portion of the Improvements provided that Landlord
shall pay for the cost of any damage to the portions of the Improvements which
are referred to in Article G-2 hereof (and provided further that to the extent
any such damage is caused by Landlord's negligence, then to the extent that
there is Tenant Insurance payable in respect thereof, Landlord shall be
responsible for paying the amount of any deductible equal to the lesser of the
amount required under the applicable insurance or under the Lease). Landlord
shall not be obligated to repair any improvements made or paid for by Tenant
unless such improvements are covered by insurance policies of Tenant in force or
unless Tenant pay for the same.

         K-2.     Rent Abatement.

         Rent shall be abated proportionately, but only to the extent of any
proceeds received by Landlord from rental abatement insurance described in
Article F-1, during any period when, by reason of such damage or destruction,
Landlord reasonably determines that there is substantial interference with
Tenant's use of the Building, having regard to the extent to which Tenant may be
required to discontinue Tenant's use of the Building. Such abatement shall
commence upon such damage or destruction and end upon substantial completion by
Landlord of the repair or reconstruction which Landlord is obligated or
undertakes to do. If Landlord reasonably determines that continuation of
business is not practical pending reconstruction, Fixed Rent shall abate to the
extent of proceeds from rental abatement insurance until reconstruction is
substantially completed or until business is totally or partially resumed,
whichever occurs earlier.

                                       20
<Page>

         K-3.     Option to Terminate.

         If the Improvements are damaged or destroyed to the extent that
Landlord reasonably determines that the Improvements cannot, with reasonable
diligence, be fully repaired or restored by Landlord within one hundred eighty
(180) days after the date of the damage or destruction, the sole right of both
Landlord and Tenant shall be the option to terminate this Lease. Landlord's
determination with respect to the extent of damage or destruction shall be
conclusive on Tenant. Landlord shall notify Tenant of Landlord's determination,
in writing, within thirty (30) days after the date of the damage or destruction.
If Landlord determines that the Building can be fully repaired or restored
within the one hundred eighty (180) day period, or if Landlord determines that
such repair or restoration cannot be made within said period but neither party
elects to terminate within thirty (30) days from the date of the giving of
notice of said determination, this Lease shall remain in full force and effect
and Landlord shall diligently repair and restore the damage as soon as
reasonably possible.

         K-4.     Uninsured Casualty.

         In the event the Building is damaged or destroyed and is not fully
covered by the insurance proceeds received by Landlord under the insurance
policies required under Article F-1, (i) Landlord can elect to reconstruct the
Building, at Landlord's expense (provided that (a) rent abatement insurance
proceeds shall be in an amount sufficient to cover the fixed rent obligations of
Tenant for the entire period of reconstruction, except up to five (5) business
days occurring during such period or (b) Tenant shall give Landlord its consent
to effect such reconstruction, in the event the rent abatement insurance
proceeds are not sufficient to satisfy the conditions in the immediately
succeeding clause (ii)), (ii) Tenant can require Landlord to effect any
reconstruction of the Building, provided it pays to Landlord, or posts security
reasonably satisfactory to Landlord, in an amount sufficient to cover the cost
of reconstruction in Landlord's reasonable judgment or (iii) in the event
Landlord is not obligated to effect reconstruction of the Building, in
accordance with the provisions of the immediately preceding clauses (i) and (ii)
Landlord or Tenant may terminate this Lease by written notice to the other given
within thirty (30) days after the date of notice to Landlord that said damage or
destruction is not so covered, provided that upon such termination Tenant shall
be obligated to pay Landlord an amount sufficient to prepay all of the
outstanding loan indebtedness evidenced by the mortgage from Landlord, then
encumbering Landlord's interest in all or any part of the Premises. If neither
party hereto elects to terminate this Lease in accordance with the foregoing,
the Lease shall remain in full force and effect, and the Building shall be
repaired and rebuilt in accordance with the provisions for repair set forth in
Article K-1 .

         K-5.     Waiver.

         With respect to any damage or destruction which Landlord is obligated
to repair or may elect to repair under the terms of this Article K, Tenant
waives all rights to terminate this Lease pursuant to rights otherwise presently
or hereafter accorded by law (excluding any law pertaining to Tenant's exercise
of any rights or remedies at law or equity as a result of breach by Landlord of
any of its obligations under this Article K) to tenants.

                                L. EMINENT DOMAIN

                                       21
<Page>

         L-1.     Total Condemnation.

         If all of the Building is condemned by eminent domain, inversely
condemned or sold in lieu of condemnation (which sale by Landlord shall not be
agreed to without Tenant's prior written consent) for any public or quasi-public
use or purpose ("Condemned"), this Lease shall terminate as of the date of title
vesting in such proceeding, and Rent shall be adjusted to the date of
termination. Landlord shall notify Tenant as soon as possible of any such
occurrence.

         L-2.     Partial Condemnation.

         In the event of a partial condemnation which either (a) renders 25% of
the storage portion of the Building unusable or (b) renders 35% of the offices
portion of the Building unusable or (c) renders unusable a portion of the
production portion of the Building such that the Tenant is unable to produce its
products at a level which is at least 85% of the level achieved in the year
prior to such condemnation, or (d) renders unusable a portion of the parking,
loading, unloading and access areas of the Improvements such that Tenant is
unable to use such areas at a level which is at least 85% of the level achieved
in the year prior to such condemnation, then this Lease shall, at the election
by Tenant given within forty-five (45) days following notice from Landlord
specifying such condemnation, terminate as of the date of title vesting in such
proceeding and Rent shall be adjusted to the date of termination. If such
partial condemnation does not render the Building unusable for the business of
Tenant, Landlord shall promptly restore the Building to the extent of any
condemnation proceeds recovered by Landlord (and Landlord shall make good faith
efforts to collect such proceeds), less the portion thereof lost in such
condemnation, and this Lease shall continue in full force and effect except that
after the date of such title vesting the Fixed Rent shall be adjusted, as
reasonably determined by Landlord.

         L-3.     Landlord's Award.

         If the Premises are partially Condemned, Landlord shall be entitled to
the entire award paid for such partial condemnation, subject to the provisions
of Article L-4, and Tenant waives any claim to any part of the award from
Landlord or the condemning authority. If the Premises are wholly Condemned, the
proceeds of any condemnation award shall be used first to pay off any then
existing mortgage encumbering any part of Landlord's interest in the Premises
with any residual to be paid to be allocated between Landlord and Tenant as
their respective interests appear (provided Tenant's share shall be reduced by
any award recovered pursuant to L-4 below).

         L-4.     Tenant's Award.

         Tenant shall have the right to recover from the condemning authority,
but not from Landlord, such compensation as may be separately awarded to Tenant
in connection with costs in removing Tenant's merchandise, furniture, fixtures,
leasehold improvements and equipment to a new location.

         L-5.     Temporary Condemnation.

         In the event of a temporary condemnation of the Premises, as reasonably
determined by Landlord, this Lease shall remain in effect and Tenant shall
receive any award made for such

                                       22
<Page>

condemnation. If a temporary condemnation remains in effect at the expiration or
earlier termination of this Lease, Tenant shall pay Landlord the reasonable cost
of performing any obligations required of Tenant by this Lease with respect to
the surrender of the Premises, and upon such payment Tenant shall be excused
from such obligations.

         If a temporary condemnation is for a period which extends beyond the
Term, this Lease shall terminate as of the date of occupancy by the condemning
authority, the award shall be distributed as provided in Articles L-3 and L-4
and Rent shall be adjusted to the date of such occupancy.

         L-6.     Delivery of Documents.

         From time to time upon Landlord's written request, Tenant shall
immediately execute, and deliver to Landlord all instruments required to
effectuate the provisions of this Article L.

                                   M. DEFAULT

         If any default by Tenant continues after notice thereof is given to
Tenant, in case of Fixed Rent for more than ten (10) calendar days, or in any
other case for more than thirty (30) calendar days and such additional time, if
any, as is reasonably necessary to cure the default; or if Tenant makes any
assignment for the benefit of creditors, commits any act of bankruptcy or files
a petition under any bankruptcy or insolvency law; or if such a petition filed
against Tenant is not dismissed within ninety (90) calendar days; or if a
receiver or similar officer becomes entitled to this leasehold and it is not
returned to Tenant within ninety (90) calendar days; or if Tenant's interest in
this Lease is taken on execution or other process of law in any action against
Tenant, Landlord may immediately or at any time thereafter and without demand or
further notice make entry and repossess, and without any liability for so doing,
the Premises, without prejudice to any other remedies, and thereupon this Lease
shall terminate; and in case of such termination, or termination by legal
proceedings for default, Tenant shall indemnify Landlord during the remaining
period before this Lease could otherwise expire against all loss or damage
suffered by reason of this termination, the loss or damage, if any, for each
Lease month to be paid at the end thereof. Nothing herein contained shall,
however, limit or prejudice the right of Landlord to prove for and obtain in
proceedings for bankruptcy or insolvency by reason of the termination, an amount
equal to the maximum allowed by any statute or rule of law in effect at the time
when, and governing the proceedings in which, the damages are to be proved,
whether or not the amount be greater, equal to, or less than the amount of the
loss or damage referred to above.

         In the event of any repossession by Landlord without terminating this
Lease, Landlord shall use Landlord's reasonable efforts to relet and keep rented
the Premises or any part thereof, as agent of Tenant, to any person, firm or
corporation, and on such terms as Landlord, in its reasonable judgment, may
determine, provided that Landlord shall use reasonable efforts to mitigate
damages to Tenant arising from Tenant's continuing liability under this Lease.
Landlord may make reasonable repairs, alterations, and/or replacements in or to
the Premises to the extent reasonably necessary and advisable for the purposes
of reletting the Premises, and the making of such repairs, alterations,
additions and/or replacements, shall not operate or be construed to release
Tenant from liability hereunder; and Tenant shall upon demand pay the cost
thereof, together with Landlord's expense of reletting (including reasonable
legal expenses and brokerage

                                       23
<Page>

commissions). If the rents collected by Landlord upon any such reletting are not
sufficient to pay monthly the full amount of the Fixed Rent and Additional Rent
and other charges reserved herein, together with such costs and expenses, Tenant
shall pay to Landlord the amount of each monthly deficiency upon demand, and
until Landlord elects to terminate this Lease (which termination may be effected
by Landlord at any time following repossession by Landlord) and if the rent so
collected from any such reletting is more than sufficient to pay the full amount
of the Fixed Rent and Additional Rent, and Uprating Expenses together with the
costs and expenses of Landlord, Landlord shall, at least every twelve (12)
months after such eviction, pay one-half of any surplus to Tenant.

         Any and all property which may be removed from the Premises by Landlord
shall be handled, removed, stored or otherwise disposed of by Landlord at the
risk and expense of Tenant except that Landlord shall handle said property with
all reasonable care. Tenant shall pay to Landlord, upon demand, any and all
expenses incurred in such removal and all storage charges against such property,
so long as the same shall be in Landlord's possession or under Landlord's
control. If any property shall remain in the Premises or in the possession of
Landlord and shall not be retaken by Tenant within a period of thirty (30)
calendar days from and after the time when the Premises are abandoned by Tenant
after termination of this Lease, said property shall conclusively be deemed to
have been abandoned by Tenant. Tenant shall have the right to claim such
property within said thirty (30) calendar day period.

         No remedy herein conferred upon or reserved to Landlord is intended to
be exclusive of any other remedy herein or by law or equity provided, but each
shall be cumulative and shall be in addition to every other remedy given
hereunder or now or hereafter existing at law or in equity or by statute.

                          N. ASSIGNMENT AND SUBLETTING

         N-1.     Approval.

         Except as expressly permitted by this Article N, Tenant shall not
assign, mortgage, pledge or otherwise transfer this Lease, in whole or in part,
nor sublet or permit occupancy by any party other than Tenant of all or any part
of the Premises, without the prior written consent of Landlord in each instance;
provided, however, that Tenant shall have the right to assign or sublet this
Lease to any parent, subsidiary or affiliated entity of Tenant. Except as
expressly permitted by this Article N, Landlord may withhold Landlord's consent
to any assignment or subletting, provided the withholding is not done
unreasonably. This Lease may not be assigned by operation of law. Any purported
assignment or subletting contrary to the provisions hereof without Landlord's
prior written consent shall be void. The consent by Landlord to any assignment
or subletting shall not constitute a waiver of the necessity for such consent to
any subsequent assignment or subletting.

         N-2.     Landlord Options.

         a. Right to Cancel. In connection with any proposed assignment or
sublease, for which Landlord's consent is required, and provided Tenant shall
deliver to Landlord a written request (the "Cancellation Request"), Landlord
shall have an option to cancel and terminate this

                                       24
<Page>

Lease if the request is to assign the Lease or to sublet all of the Premises for
the remainder of the Term (including all of the remaining Extended Terms); or,
if the request is to sublet a portion of the Premises only for the remainder of
the Term (including all of the remaining Extended Terms), to cancel and
terminate this Lease with respect to such portion. The Cancellation Request
shall specify the commencement date of any such proposed assignment or sublease,
provided that any such commencement date shall in no event be earlier than one
(1) month following the giving of such Cancellation Request). Landlord may
exercise said option in writing within thirty (30) days after Landlord's receipt
from Tenant of such request, and in each case such cancellation or termination
shall occur as of the date set forth in the Cancellation Request.

         b. Right to Take-Back. In connection with any proposed assignment or
sublease, for which Landlord's consent is required, for a period (the
"Shorter-than-Term-Period") which is shorter than the duration of the
then-applicable Term and all remaining Extended Terms, and provided Tenant shall
deliver to Landlord a written request (the "Take-back Request"), Landlord shall
have an option to take-back the Lease for the duration of the Shorter-than-Term
Period. The Take-back Request shall specify the commencement date of any such
assignment of sublease, provided that any such commencement date shall in no
event be earlier than one (1) month following the giving of such Take-back
Request). Landlord shall exercise said option in writing within thirty (30) days
after Landlord's receipt from Tenant of such request, in each case such
take-back shall occur as of the date set forth in the Take-back Request.

         c. Cancellation and Take-Back. If Landlord exercises Landlord's option
to cancel or take-back this Lease or any portion thereof, Tenant shall surrender
possession of the Premises, or the portion thereof which is the subject of the
option or (for the duration of the Shorter-than-Term Period in the case of the
option to take-back), as the case may be, on the commencement date set forth in
such Cancellation Request or Take-back Request, as the case may be. If this
Lease is cancelled as to a portion of the Premises only, Rent after the date of
cancellation shall be abated on a pro rata basis, as reasonably determined by
Landlord.

         d. Noncancellation. If Landlord does not exercise Landlord's option to
cancel or take-back this Lease pursuant to the foregoing provisions, Landlord
may only withhold Landlord's consent to such assignment or subletting, if any of
the following conditions have not been fully satisfied: (i) nothing contained in
any such assignment or sublease shall contravene or mitigate any of the
obligations of Tenant under this Lease, (ii) prior to the effectiveness of such
sublease or assignment, a copy of the same shall have been delivered to
Landlord, and (iii) Landlord shall be satisfied with the moral character of the
proposed assignee or subtenant.

         N-3.     Bonus Rental.

         If Tenant receives rent or other consideration for any assignment or
sublease in excess of the Rent, or in case of the sublease of a portion of the
Premises, in excess of such Rent that is fairly allocable to such portion, as
determined by Landlord, after appropriate adjustments to assure that all other
payments required hereunder are appropriately taken into account, Tenant shall
be entitled to retain all of such excess rent or consideration for the first
five (5) years of the term of any such assignment or subletting and thereafter
shall pay Landlord fifty percent (50%) of the difference between each such
payment of rent or other consideration and the Rent required hereunder for any
period beyond such five (5) year period.

                                       25
<Page>

         N-4.     Scope.

         If this Lease is (a) assigned, (b) the underlying beneficial interest
of Tenant is transferred or (c) the Premises or any part thereof is sublet or
occupied by anyone other than Tenant, Landlord may collect rent from the
assignee, subtenant or occupant and apply the net amount collected to the Rent
herein reserved and apportion any excess rent so collected in accordance with
the terms of Article N-3; provided that no such assignment, subletting,
occupancy or collection shall be deemed a waiver of this covenant, or the
acceptance of the assignee, subtenant or occupant as tenant, or a release of
Tenant from the further performance by Tenant of covenants on the part of Tenant
herein contained. No assignment or subletting shall affect the continuing
liability of Tenant (which, following assignment, shall be joint and several
with the assignee), and Tenant shall not be released from performing any of the
terms, covenants and conditions of this Lease.

         N-5.     Release.

         Whenever Landlord conveys any interest in the Premises, Landlord shall
be automatically released from further performance of the covenants of this
Lease, and from all further liabilities, obligations, costs, expenses, demands,
causes of action, claims and judgments connected with this Lease (provided that
Landlord may not, without Tenant's written consent, convey any such interest to
any person or entity until the first anniversary of the Commencement Date, other
than a person or entity who (i) controls, is under the common control with or is
controlling, Landlord and (ii) shall have directly, or through any general
partner or beneficiary, a net worth at least equal to the net worth of
Landlord). The effective date of Landlord's release shall be the date the
assignee executes an assumption of such assignment. If requested, Tenant shall
execute a form of release and such other documentation as may be required to
further effect the provisions of this Article N-5. This Lease and each of the
Lease's covenants and conditions shall be binding upon and shall inure to the
benefit of the parties hereto and their respective heirs, successors, assignees
and legal representatives, subject to the provisions hereof. Any successor or
assignee of Tenant who accepts an assignment of this Lease or enters into
possession hereunder shall thereby be bound by the covenants and conditions
hereof.

         N-6.     Holding Over.

         If Tenant, or any of Tenant's successors or assigns, holds over the
Premises or any part thereof after expiration of the Term, unless otherwise
agreed to in writing by Landlord, such holding over shall constitute a tenancy
from month to month only, at a rent equal to twice the Fixed Rent in effect
immediately prior to such holding. This Article N-6 shall not be construed as
Landlord's permission for Tenant to hold over.

         N-7.     Waiver.

         Tenant waives notice of any default of any assignee or sublessee and
agrees that Landlord may, at Landlord's option, proceed against Tenant without
having taken action against or joined such assignee or sublessee, except that
Tenant shall have the benefit of any indulgences, waivers and extensions of time
granted to any such assignee or sublessee.

                                       26
<Page>

              O. ESTOPPEL CERTIFICATE, ATTORNMENT AND SUBORDINATION

         O-1.     Estoppel Certificate.

         Within thirty (30) days after request by Landlord, Tenant shall
deliver, in recordable form, an estoppel certificate in the form attached hereto
as Exhibit E, to any proposed mortgagee, purchaser or Landlord. If requested by
Landlord, Tenant shall date such estoppel certificate within ten (10) days of
the date of Landlord's request. Tenant's failure to deliver said statement in
such time period shall be conclusive upon Tenant that (a) this Lease is in full
force and effect, without modification except as may be represented by Landlord;
(b) there are no uncured defaults in Landlord's performance and Tenant has no
right of offset, counterclaim or deduction against Rent hereunder; and (c) no
more than one period's Fixed Rent has been paid in advance. Landlord reserves
the right to substitute a different form of estoppel certificate in place of the
estoppel certificate attached hereto as Exhibit E.

         O-2.     Attornment.

         Tenant shall, if requested, in the event of (a) a foreclosure
proceeding; or (b) the exercise of the power of sale under any mortgage or deed
of trust made by Landlord, Landlord's successors or assigns which encumbers the
Premises, or any part thereof; attorn to the purchaser upon such foreclosure,
sale or grant of a deed in lieu of foreclosure and recognize such purchaser as
Landlord under this Lease.

         O-3.     Subordination.

         The rights of Tenant hereunder are subject and subordinate to the lien
of any mortgage or lien resulting from any other method of financing or
refinancing, now or hereafter in force against the Premises, and to all advances
made upon the security thereof; provided, however, that notwithstanding such
subordination, so long as Tenant is not in default under this Lease, this Lease
shall not be terminated or subject to termination by the mortgagee's or
trustee's sale, action to enforce the security or proceeding or action in
foreclosure. If requested, Tenant shall execute whatever documentation may be
required to further effect the provisions of this Article O-3, provided that to
the extent any such documentation is to be given to any mortgagee of Landlord,
Landlord shall obtain from such mortgagee written confirmation of the provisions
contained in this Article O-3.

                                P. MISCELLANEOUS

         P-1.     Option to Purchase.

         Tenant shall have the option, at the end of the primary term hereof and
at the end of each five (5) year extension hereof, to purchase all of Landlord's
interest in the Premises by notifying Landlord in writing of its interest in
doing so, which notice shall be given by Tenant to Landlord ninety (90) days
prior to the expiration of the applicable 5-year period; provided, however, that
in order to express its interest in doing so and obtain an appraisal of the Fair
Market Value thereof the Tenant must have first exercised its extension option
for the next succeeding Option Rent Period. The purchase price to paid by Tenant
to Landlord shall be the Fair Market Value as determined in accordance with the
appraisal procedure provided below; provided that Tenant

                                       27
<Page>

shall have a thirty (30) - day period following the determination of the Fair
Market Value to elect (by notifying Landlord in writing of its intention to do
so) whether or not to purchase the Premises based on such valuation, and in the
event Tenant does not so elect, then it shall not have been deemed to have
exercised its option to purchase. The Fair Market Value of the Premises shall be
determined by using standards then commonly used by professional appraisers in
determining the Fair Market Value of Premises for purposes consistent with the
Permitted Uses to unrelated third parties of similar space located in the
Madison County, Mississippi area in buildings of comparable in quality to the
Building. If the Landlord and Tenant are unable to agree upon the Fair Market
Value, such question shall be submitted to a board of three (3) appraisers,
except as hereinafter provided, one named by Tenant, one named by Landlord and
one named by the other two (2) appraisers so chosen, all of whom shall be
qualified members of the American Institute of Real Estate Appraisers, or any
successor of such institute, or if such organization or successor shall no
longer be in existence, a nationally recognized association or institute of land
appraisers. If the Tenant shall give notice to the Landlord of the name and
address of the appraiser for the Tenant, then the Landlord shall have ten (10)
business days after the giving of such notice to designate in writing to the
Tenant the name and address of the appraiser for the Landlord. If the Landlord
shall fail, neglect or refuse within said ten (10) business day period to
designate another appraiser so to act on its behalf, the appraiser designated by
the Tenant shall alone conduct the appraisal. If two (2) appraisers have been
designated as aforesaid by the parties hereto, such appraisers shall appoint an
additional appraiser ("Additional Appraiser") who is willing so to act, and
notice of such designation shall be given to the Tenant and Landlord. If, within
thirty (30) days from the date on which the Tenant has given notice to the
Landlord hereunder, the two appraisers appointed do not agree upon and designate
the Additional Appraiser, either appraiser or Landlord or Tenant may request
that the office of the American Arbitration Association located nearest to
Madison County, Mississippi (or if such organization or successors shall no
longer be in existence, a nationally recognized National Arbitration Association
mutually satisfactory to Landlord and Tenant) designate the Additional
Appraiser, and Additional Appraiser so designated shall, for all purposes, have
the same standing and powers as though the Additional Appraiser has been
initially appointed by the two appraisers first appointed. In the case of the
inability or refusal to serve of any person designated as an appraiser, or in
the case of any appraiser for any reason ceased to be such, an appraiser to fill
such vacancy shall be appointed by the Landlord, Tenant, the appraiser first
appointed or the office of American Arbitration Association, as the case may be,
which ever made the original appointment of the vacating appraiser. Each
appraiser so appointed shall be instructed to determine independently the Fair
Market Value of the Premises in accordance with the definition of such term
contained herein, which determination shall be made within fifty (50) days after
the date upon which all of the appraisers to be appointed hereunder have been
appointed. The Fair Market Value shall be an amount equal to the average of the
two closest appraisals. If less than all of the appraisers shall have made their
determination within the fifty (50) days after the completion of the appointment
of the appraisers hereunder, then the Fair Marker Value shall be an amount equal
to an average of the amounts so determined. This provision for determination by
appraisal shall be specifically enforceable to the extent such remedies are
available under applicable law, and any determination hereunder shall be final
and binding upon the parties hereto except as otherwise provided herein or by
applicable law. Landlord and Tenant shall each pay for the fees and
disbursements of any appraiser appointed by it and shall share equally in the
fees and expenses of the Additional Appraiser.

                                       28
<Page>

         In the event that the Tenant elects to purchase the Premises for the
Fair Market Value as determined above, the Tenant shall pay the Landlord at the
closing the purchase price payable hereunder and Landlord shall convey the
Premises by a duly executed general warranty deed, in compliance of local law,
provided that Tenant shall not be obligated so to purchase unless such
conveyance is made free and clear of any (i) mortgage of Landlord and (ii) any
other recorded encumbrances which shall have been entered into by Landlord
without Tenant's prior written consent (which consent shall not be unreasonablly
withheld or delayed). At the closing, any rental prepaid by the Tenant under
this Lease shall be prorated as of the closing date by an appropriate adjustment
to the purchase price.

         P-2. Waiver.

         No waiver by any party of any default or breach of any covenant by any
other party hereunder shall be implied from any omission by any party to take
action on account of such default if such default persists or is repeated, and
no express waiver shall affect any default other than the default specified in
the waiver and then said waiver shall be operative only for the time and to the
extent therein stated. Waivers of any covenant, term or condition contained
herein by any party shall not be construed as a waiver of any subsequent breach
of the same covenant, term or condition. The consent or approval by the waiving
party to any act of the other party requiring further consent or approval by the
waiving party shall not be deemed to waive or render unnecessary the waiving
party's consent or approval to any subsequent similar acts. No waiver by any
party of any provision under this Lease shall be effective unless in writing and
signed by the waiving party. Any party's acceptance of full or partial payment
of Rent during the continuance of any breach of this Lease shall not constitute
a waiver of any such breach of this Lease. Efforts by any party to mitigate
damages caused by the other party's breach of this Lease shall not be construed
as a waiver of the mitigating party's right to recover damages under Article M.

         P-3.     [Intentionally Omitted]

         P-4.     Accord and Satisfaction.

         No payment by Tenant of a lesser amount than the Rent nor any
endorsement on any check or letter accompanying any check or payment as Rent
shall be deemed an accord and satisfaction of full payment of Rent, and Landlord
may accept such payment without prejudice to Landlord's right to recover the
balance of such Rent or to pursue other remedies.

         P-5.     Limitation of Landlord's Liability.

         Tenant shall look solely to the Premises for satisfaction of any
liability of Landlord under this Lease, and shall not look to other assets of
Landlord, nor seek recourse against the assets of the individual partners,
directors, officers and shareholders of Landlord, excepting only that Landlord
(but in any event, not the individual partners, directors, officers and
shareholders of Landlord) shall be liable to Tenant for correction of
construction defects as referenced in Article P-16 hereof, and shall be liable
to Tenant for the sums with respect to Tenant's existing leases, holdover
arrangements, and liquidated damages, as referenced in Article B-3 hereof.

                                       29
<Page>

         P-6.     Entire Agreement.

         This Lease sets forth all the covenants, agreements, conditions and
understandings between Landlord and Tenant concerning the Premises, and there
are no covenants, agreements, conditions or understandings, either oral or
written, between Landlord and Tenant other than as set forth herein. No
alteration, amendment, change or addition to this Lease shall be binding upon
Landlord and Tenant unless in writing and signed by both Landlord and Tenant.

         P-7.     Time.

         Time is of the essence of this Lease.

         P-8.     Attorneys' Fees.

         In any action which Landlord or Tenant brings to enforce its respective
rights hereunder, the unsuccessful party shall pay all costs incurred by the
prevailing party including actual attorneys' fees, to be fixed by the court, and
said costs and attorneys' fees shall be a part of the judgment in said action.

         P-9.     Captions and Article Letters.

         The captions, article letters and table of contents appearing in this
Lease are inserted as a matter of convenience and in no way define or limit the
provisions of this Lease.

         P-10.    Severability.

         If any provision of this Lease or the application of any such
provision, shall be held by a court of competent jurisdiction to be invalid,
void or unenforceable to any extent, the remaining provisions of this Lease and
the application thereof shall remain in full force and effect and shall not be
affected, impaired or invalidated.

         P-11.    Applicable Law.

         This Lease shall be construed and enforced in accordance with the laws
of the state in which the Premises are located.

         P-12.    Examination of Lease.

         Submission of this Lease to Tenant does not constitute an option to
lease, and this Lease is not effective otherwise until execution and delivery by
both Landlord and Tenant.

         P-13.    Notices.

         All notices to be given hereunder shall be in writing and mailed
postage prepaid by certified or registered mail, return receipt requested, or
delivered by personal delivery, to Landlord's Address and Tenant's Address, or
to such other place as Landlord or Tenant may designate in a written notice
given to the other party. Notices shall be deemed served three (3) days after
the date of mailing. A copy of any notice sent to Landlord's Address shall also
be sent

                                       30
<Page>

to General Counsel, Cabot, Cabot & Forbes, 60 State Street, Boston, MA 02109. A
copy of any notice sent to Tenant's Address shall also be sent to Beech Aircraft
Corporation, E. Central, Wichita, KS 67201, Attn: Real Estate Department.

         P-14.    Mandatory Amendments and Lease Contingencies.

         The parties hereto agree that the effectiveness of this Lease is
conditioned upon the following events occurring within forty-five (45) days of
the date hereof: (i) the so-called "Four Party Agreement" shall have been
entered into by all parties (and the opinions called for therein shall have been
delivered), in form and substance mutually satisfactory to Landlord and Tenant,
and (ii) all of the bracketed language contained in this Lease shall have been
confirmed, modified or completed to the mutual satisfaction of Landlord and
Tenant.

         P-15.    Premises Restoration.

         If Tenant shall fail to exercise its option for at least one Extended
Term pursuant to Article C-2 and Article C-3 hereof, then provided Landlord
shall have given Tenant at least ninety (90) days' prior written in respect
thereof, Tenant shall effect a restoration of the Improvements as specified in
such notice at any time following the expiration of the Term provided that such
restoration shall include restoration of the Building so that it may be used
entirely as a warehouse (and including that all office walls and partitions
shall be removed, floors shall be restored to their original condition, dropped
ceilings shall be removed, and certain building systems and equipment shall be
removed and/or relocated), and provided further such restoration may in no event
occur later than one (1) year following the expiration of the Term. The
provisions of this Article P-15 shall survive any expiration or termination of
this Lease.

         P-16.    Warranty.

         Landlord represents and warrants to Tenant that the Improvements shall
be free from defects of materials, design and workmanship for a period of one
(1) year commencing on the date of completion of the "punch list items" referred
to in Article B-5 hereof. In the event of any such defects occurring prior to
expiration of such one (1) year period, Landlord shall, upon written notice
specifying such defect from Tenant, promptly remedy by repair or replacement any
defect which exists and is specified therein. In addition, Landlord hereby
agrees that any and all transferrable warranties and guarantees of its general
contractor and subcontractors of its general contractor covering defects of
materials, design and workmanship for periods of time in excess of such one (1)
year period shall be transferred to Tenant such that Tenant shall have the full
benefit, right and privilege of enforcing those warranties or guarantees if
necessary.

         P-17.    Landlord's Self-Help Remedy.

         If Tenant, after reasonable advance notice by Landlord except that no
notice shall be required in connection with emergency conditions threatening
life and property or when immediate action is otherwise required to protect
Landlord's interest in the Premises, shall default in the performance of any
covenant on Tenant's part to be performed as in this Lease contained, Landlord
may perform the same for the account of Tenant, and Tenant shall within fifteen
(15) days on demand pay to Landlord as Additional Rent the sum or sums so paid
by Landlord together with Interest thereon.

                                       31
<Page>

         P-18.    Tenant's Self-Help Remedy.

         If Landlord, after reasonable advance notice by Tenant except that no
notice shall be required in connection with emergency conditions threatening
life and property or when immediate action is otherwise required to protect
tenant's interest in the Premises, shall default in the performance of any
covenant on Landlord's part to be performed as in this Lease contained, Tenant
may perform the same for the account of Landlord, and Landlord shall within
fifteen (15) days on demand pay to Tenant the sum or sums so paid by Tenant
together with Interest thereon.

         IN WITNESS WHEREOF, the parties have executed this Lease as of the date
and year first above written.

                                  "Landlord"

                                  CC&F East Limited Partnership
                                  a Delaware limited partnership

                                  By CC&F Investors, Inc.
                                  a Delaware corporation
                                  Its general partner

                                  By     /s/
                                      ------------------------------------------

                                         Its   Vice President
                                             -----------------------------------

                                  "Tenant"

                                  Beech Aerospace Services, Inc.
                                  a Kansas Corporation

                                  By     /s/ R. D. Walter
                                      ------------------------------------------

                                         Its     President
                                              ----------------------------------

                                       32<Page>

                                                                    EXHIBIT 10.3

                                                                  EXECUTION COPY

                       LIMITED LIABILITY COMPANY AGREEMENT

                                       OF

                             RAYTHEON AEROSPACE LLC

          This Limited Liability Company Agreement (this "AGREEMENT") of
Raytheon Aerospace LLC (the "COMPANY"), made as of this 26th day of June, 2001,
is entered into by Raytheon Aircraft Holdings, Inc. ("RA", and prior to the
consummation of the transactions contemplated by Section 3.1(b), the "MEMBER"),
and after the consummation of the transactions contemplated by Section 3.1(b),
RAAH I, LLC ("RAAH", and after the consummation of the transactions contemplated
by Section 3.1(b), the "MEMBER") pursuant to and in accordance with the Delaware
Limited Liability Company Act (6 DEL. C. Section 18-101, ET SEQ.), as amended
from time to time (the "ACT"), and the terms of this Agreement which shall be
deemed to be the Company's limited liability company agreement.

                                R E C I T A L S :

          WHEREAS, Wing Corp. (the "CORPORATION") was formed as a Delaware
corporation on March 30, 2001;

          WHEREAS, by unanimous written consent, the board of directors of the
Corporation adopted a resolution adopting and approving the conversion of the
Corporation to a Delaware limited liability company and the adoption of this
Agreement, and recommending the adoption of such conversion and this Agreement
to the sole stockholder of the Corporation, pursuant to Section 266 of the
General Corporation Law of the State of Delaware (the "GCL");

          WHEREAS, by written consent, the sole stockholder of the Corporation
adopted and approved the conversion of the Corporation to a limited liability
company and the adoption of this Agreement pursuant to Section 266 of the GCL;

          WHEREAS, on the date hereof, the Corporation was converted to a
limited liability company pursuant to Section 18-214 of the Act and Section 266
of the GCL by causing the filing with the Secretary of State of the State of
Delaware of a Certificate of Conversion to Limited Liability Company (the
"CERTIFICATE OF CONVERSION") and a Certificate of Formation of the Company (the
"CERTIFICATE") (together, the "CONVERSION");

          WHEREAS, pursuant to this Agreement and the Conversion, the sole
stockholder of the Corporation, RA, is admitted as a member of the Company (the
"ORIGINAL MEMBER") owning all of the limited liability company interests in the
Company; and

          WHEREAS, the Original Member desires to retain certain receivables and
other assets of the Company and convey, sell, assign, and deliver all of its
right, title and interest in and to its Membership Interests (as hereinafter
defined) to RAAH and admit RAAH as the sole member of the Company, on the terms
and subject to the conditions of the Combination Agreement and this Agreement;

<Page>

          WHEREAS, RAAH desires to acquire the Membership Interest of RA in the
Company and be admitted as a member of the Company, on the terms and subject to
the conditions of the Combination Agreement (as hereinafter defined) and this
Agreement; and

          WHEREAS, RAAH, as the Member, desires to continue the Company as a
limited liability company without dissolution under the Act after giving effect
to the transactions contemplated by Section 3.1(b).

          NOW, THEREFORE, in consideration of the mutual promises and agreements
set forth herein, the adequacy and sufficiency of which are hereby acknowledged,
and intending to be legally bound, the parties hereby agree as follows:

                                    ARTICLE I

                               FORMATION AND TERM

          1.1    NAME. In accordance with, and subject to the provision of the
Combination Agreement, and the Raytheon Trademark License Agreement, the name of
the Company shall be "Raytheon Aerospace LLC," and the Company may conduct
business under that name or any other name hereafter approved by the Manager,
and the Member, the Manager and any officers of the Company are to be considered
authorized persons within the meaning of the Act who may, each acting alone,
execute, deliver, and file any amendment and/or restatement of the Certificate
as necessary to change the name of the Company consistent with the provisions of
this Agreement and the Raytheon Trademark License Agreement.

          1.2    PURPOSE. The Company is formed for the object and purpose of,
and the nature of the business to be conducted and promoted by the Company is,
engaging in any lawful act or activity for which limited liability companies may
be formed under the Act and engaging in any and all activities necessary or
incidental to the foregoing, provided however that such activities shall be
performed in accordance with and limited by the terms and conditions set forth
in the Combination Agreement dated as of April 5, 2001, by and among, Raytheon
Aerospace Company, Raytheon Aircraft Holdings, Inc., RAAH, Wing Corp., and RA
Aerospace Holding LLC (as amended by Amendment Number One dated as of
June 27, 2001, the "COMBINATION AGREEMENT") and (upon RAAH's admission as the
Member) the Limited Liability Company Agreement of RAAH, as amended from time to
time (the "RAAH LLC AGREEMENT").

          1.3    REGISTERED OFFICE. The address of the registered office of the
Company in the State of Delaware is c/o The Corporation Trust Company, 1209
Orange Street, Wilmington, Delaware 19801. At any time, the Manager (as defined
herein) may designate another registered office.

          1.4    REGISTERED AGENT. The name and address of the registered agent
of the Company for service of process on the Company in the State of Delaware is
The Corporation Trust Company, 1209 Orange Street, Wilmington, Delaware 19801.
At any time, the Manager may designate another registered agent.

                                       -2-
<Page>

          1.5    TERM. The term of the Company commenced on the date that the
original certificate of incorporation of the Corporation was filed in the office
of the Secretary of State of the State of Delaware (the "SECRETARY OF STATE")
and shall continue until the Company is dissolved in accordance with the
provisions of this Agreement and the Act.

          1.6    QUALIFICATION IN OTHER JURISDICTIONS. The Manager shall cause
the Company to be qualified, formed or registered if necessary under assumed or
fictitious name statutes or similar laws in any jurisdiction in which the
Company transacts business. The Manager is hereby authorized to execute, deliver
and file any certificates (and any amendments and/or restatements thereof)
necessary for the Company to qualify to do business in a jurisdiction in which
the Company may wish to conduct business.

                                   ARTICLE II

                               POWERS AND MANAGERS

          2.1    THE COMPANY. Subject to and limited by Section 1.2, the Company
and the Manager, on behalf of the Company, shall have the power and authority to
take any and all actions that are necessary, appropriate, proper, advisable,
incidental or convenient to or for the furtherance of the purposes described
herein, including without limitation, the execution, deliverance and performance
of the Combination Agreement.

          2.2    THE MANAGER. In accordance with Section 18-402 of the Act, the
business and affairs of the Company shall be vested in a Manager, which shall be
the Member (when acting in such capacity, the "Manager"). The Manager shall have
the complete right, power and discretion to operate and control the affairs of
the Company, including the power and authority to bind the Company and otherwise
to act for and on behalf of the Company (all subject to compliance with the
Combination Agreement and the RAAH LLC Agreement, upon RAAH's admission as the
member).

          2.3    CERTIFICATES. Each of the Manager, the Member, and each officer
is hereby designated as an authorized person, within the meaning of the Act, to,
acting alone, execute, deliver and file all certificates required or permitted
by the Act to be filed in the office of the Secretary of State.

          2.4    OFFICERS.

                 (a)  DESIGNATION AND APPOINTMENT. The Manager may, from time to
          time, employ and retain persons as may be necessary or appropriate for
          the conduct of the Company's business (subject to the supervision and
          control of the Manager), including employees, agents and other persons
          (any of whom may be a member of the Company) who may be designated as
          "Officers" of the Company, with titles including but not limited to a
          "chairman," "chief executive officer," "president," vice president,"
          "treasurer," "secretary," "general counsel," "director" and "chief
          financial officer," as and to the extent authorized by the Manager.
          Any number of offices may be held by the same person. In the Manager's
          discretion, the Manager may choose not to fill any office for any

                                       -3-
<Page>

          period as it may deem advisable. Officers need not be residents of the
          State of Delaware or members of the Company. Any Officers so
          designated shall have such authority and perform such duties as the
          Manager may, from time to time, delegate to them. The Manager may
          assign titles to particular Officers. Each Officer shall hold office
          until his successor shall be duly designated and shall have qualified
          as an Officer or until his death or until he shall resign or shall
          have been removed in the manner hereinafter provided. The salaries or
          other compensation, if any, of the Officers of the Company shall be
          fixed from time to time by the Manager.

                 (b)  RESIGNATION AND REMOVAL. Any Officer may resign as such at
          any time. Such resignation shall be made in writing and shall take
          effect at the time specified therein, or if no time be specified, at
          the time of its receipt by the Manager. The acceptance by the Manager
          of a resignation of any Officer shall not be necessary to make such
          resignation effective, unless otherwise specified in such resignation.
          Any Officer may be removed as such, either with or without cause, at
          any time by the Manager. Designation of any person as an Officer by
          the Manager pursuant to the provisions of Section 2.4(a) shall not in
          and of itself vest in such person any contractual or employment rights
          with respect to the Company.

                 (c)  DUTIES OF OFFICERS GENERALLY. The Officers, in the
          performance of their duties as such, shall (i) owe to the Company and
          the Member duties of loyalty and due care of the type owed by the
          officers of a corporation to such corporation and its stockholders
          under the laws of the State of Delaware, and (ii) keep the Manager
          reasonably apprised of material developments in the business of the
          Company.

                 (d)  CHAIRMAN. Subject to the powers of the Manager, the
          Chairman of the Company shall have such powers, perform such tasks and
          have such responsibilities as are possessed, performed and held by
          persons employed in similar capacities in companies similar to the
          Company, and have such additional powers and perform such other duties
          as may be prescribed by the Manager.

                 (e)  CHIEF EXECUTIVE OFFICER. Subject to the powers of the
          Manager, the chief executive officer of the Company shall be in
          general and active charge of the entire business and affairs of the
          Company, and shall be its chief policy making Officer, and have such
          additional powers and perform such other duties as may be prescribed
          by the Chairman of the Company or the Manager.

                 (f)  PRESIDENT. The president of the Company shall, subject to
          the powers of the Manager and the chief executive officer of the
          Company, have general and active management of the business of the
          Company, and shall see that all orders and resolutions of the Manager
          are effectuated. The president of the Company shall have such other
          powers and perform such other duties as may be prescribed by the chief
          executive officer of the Company or by the Manager.

                                       -4-
<Page>

                 (g)  CHIEF FINANCIAL OFFICER. The chief financial officer of
          the Company shall keep and maintain, or cause to be kept and
          maintained, adequate and correct books and records of accounts of the
          properties and business transactions of the Company, including
          accounts of the Company's assets, liabilities, receipts,
          disbursements, gains, losses, capital and Units. The chief financial
          officer of the Company shall have custody of the funds and securities
          of the Company, keep full and accurate accounts of receipts and
          disbursements in books belonging to the Company, and deposit all
          moneys and other valuable effects in the name and to the credit of the
          Company in such depositories as may be designated by the Manager. The
          chief financial officer of the Company shall have such other powers
          and perform such other duties as may from time to time be prescribed
          by the chief executive officer of the Company or the Manager.

                 (h)  GENERAL COUNSEL. The general counsel of the Company shall
          have general charge of the legal affairs of the Company, and shall
          cause to be kept adequate records of all suits or actions, of every
          nature, to which the Company may be a party, or in which it has an
          interest, with sufficient data to show the nature of the case and the
          proceedings therein. The general counsel of the Company shall prepare,
          or cause to be prepared, legal opinions on any subject necessary for
          the affairs of the Company, and shall have such other powers and
          perform such other duties as may from time to time be prescribed by
          the chief executive officer of the Company or the Manager.

                 (i)  VICE PRESIDENT(S). The vice president(s) of the Company
          shall perform such duties and have such other powers as the chief
          executive officer of the Company or the Manager may from time to time
          prescribe. A vice president may be designated as an Executive Vice
          President, a Senior Vice President, an Assistant Vice President, or a
          vice president with a functional title.

                 (j)  SECRETARY.

                      (A)  The secretary of the Company shall keep all documents
                      as may be required under the Act. The secretary shall
                      perform such other duties and have such other authority as
                      may be prescribed elsewhere in this Agreement or from time
                      to time by the chief executive officer of the Company or
                      the Manager. The secretary of the Company shall have the
                      general duties, powers and responsibilities of a secretary
                      of a corporation organized under the laws of the State of
                      Delaware.

                      (B)  If the Manager chooses to appoint an assistant
                      secretary or assistant secretaries, the assistant
                      secretaries, in the order of seniority, shall in the
                      Company secretary's absence, disability or inability to
                      act, perform the duties and exercise the powers of the
                      secretary of the Company, and shall perform such other
                      duties as the chief executive officer of the Company or
                      the Manager may from time to time prescribe.

                                       -5-
<Page>

                 (k)  TREASURER. The treasurer of the Company shall receive,
          keep, and disburse all moneys belonging to or coming to the Company.
          The treasurer of the Company shall prepare, or cause to be prepared,
          detailed reports and records of all expenses, losses, gains, assets,
          and liabilities of the Company as directed by the chief financial
          officer of the Company and shall perform such other duties in
          connection with the administration of the financial affairs of the
          Company as may from time to time be prescribed by the chief financial
          officer or the chief executive officer of the Company or by the
          Manager.

                                   ARTICLE III

                        FORMATION OF THE COMPANY, UNITS,
             CAPITAL ACCOUNTS AND ALLOCATIONS OF PROFITS AND LOSSES

          3.1    FORMATION OF THE COMPANY; CONVERSION OF THE CORPORATION. (a)
Effective as of the time of the Conversion, (i) the Certificate of Incorporation
of the Corporation, dated as of March 30, 2001, as amended, and the By-Laws of
the Corporation, as amended, are replaced and superseded in their entirety by
this Agreement in respect of all periods beginning on or after the Conversion,
(ii) the sole stockholder of the Corporation, RA, is hereby automatically
admitted as the sole member of the Company owning all of the Membership
Interests in the Company, (iii) the Member is continuing the business of the
Corporation without dissolution in the form of a Delaware limited liability
company governed by this Agreement, and (iv) in accordance with Section
18-214(g) of the Act, the Company shall constitute a continuation of the
existence of the Corporation in the form of a Delaware limited liability company
and, for all purposes of the laws of the State of Delaware, shall be deemed to
be the same entity as the Corporation. The Company may in its discretion issue
certificates to the Members representing the Membership Interest held by each
Member. Robert S. Sinquefield, Daniel A. Grafton and Paul Bailey, are each
hereby designated as an "authorized person" within the meaning of the Act, and
an authorized person has executed, delivered and filed the Certificate and the
Certificate of Conversion with the Secretary of State of the State of Delaware.
Upon the filing of the Certificate and the Certificate of Conversion with the
Secretary of State of the State of Delaware, each of their powers as an
"authorized person" ceased, and the Member, the Manager and any Officer, acting
alone, thereupon became a designated "authorized person" to execute, deliver and
file any amendments and/or restatements of the Certificate and any other
certificates (and any amendments and/or restatements thereof) permitted or
required to be filed with the Secretary of State of the State of Delaware, and
shall continue as the designated "authorized person" within the meaning of the
Act.

          (b) Following the transactions set forth in Section 3.1(a) hereof, and
on the terms and subject to the conditions of the Combination Agreement, the
Original Member shall convey, sell, assign, and deliver all of its right, title
and interest in and to its Membership Interests to RAAH and immediately upon the
signature by RAAH of a counterpart to the signature page hereof, RAAH shall be
deemed admitted as the sole member of the Company owning all of the Membership
Interests in the Company, and simultaneously therewith the Original Member shall
cease to be a member of the Company or have any Membership Interests in the
Company

                                       -6-
<Page>

without any further action or amendment to this agreement, and RAAH shall
continue the Company without dissolution.

          (c) Upon the admission of RAAH as a Member of the Company pursuant to
Section 3.1(b), the Manager shall issue a certificate to RAAH in the form
attached hereto as Exhibit A representing the Membership Interests held by RAAH.

          3.2    CONTRIBUTIONS. The Member shall be deemed to have contributed
to the Company an amount equal to the fair market value of the assets of the
Corporation less the fair market value of the liabilities of the Corporation.
The Member shall not make any other initial contribution to the Company. The
Member may, but is not require to, make any additional capital contributions to
the Company.

          3.3    ALLOCATIONS GENERALLY. The Company's profit and loss shall be
allocated to the Member.

          3.4    DISTRIBUTIONS. Except as provided in Article V and this
Section 3.4, distributions shall, subject to the Act and other applicable law,
be made to the Member at the times and in the aggregate amounts determined by
the Manager.

                                   ARTICLE IV

                            ADMINISTRATIVE PROVISIONS

          4.1    ACCOUNTING METHOD. The accounting for Company purposes shall be
in accordance with accounting principles determined by the Manager.

          4.2    NO SALARIES TO MEMBER OR MANAGER. No salary shall be paid to
the Member or Manager for services to the Company.

          4.3    ENTITY CLASSIFICATION. For U.S. federal income tax purposes,
the Company shall be disregarded as an entity separate from its owner within the
meaning of Treasury Regulation Section 301.7701-3 and shall not make an election
to be classified as a corporation.

                                    ARTICLE V

                           DISSOLUTION AND TERMINATION

          5.1    DISSOLUTION. The Company shall dissolve, and its affairs shall
be wound up only upon the first to occur of the following: (i) the written
consent of the Member or (ii) the entry of a decree of judicial dissolution
under Section 18-802 of the Act or (iii) at any time there are no members of the
Company unless the Company is continued in accordance with the Act. The Member
shall continue to be allocated profit and loss, in the manner set forth in
Section 3.3 during the liquidation. The proceeds from liquidation of Company
assets shall be applied as follows:

                                       -7-
<Page>

                 (1)  satisfaction (whether by payment or the making of
          reasonable provision for payment) of debts and liabilities of the
          Company other than to the Member;

                 (2)  to payment of amounts owed to the Member for amounts
          borrowed from and not repaid to the Member; and

                 (3)  to the Member.

          5.2    GAINS OR LOSSES IN WINDING-UP. Any gain or loss on disposition
of Company properties in the process of liquidation shall be credited or charged
to the Member in the manner set forth in Section 3.3. Any property distributed
in kind in the liquidation of the Company shall be valued and treated as though
the property were sold and the cash proceeds were distributed. The difference
between the value of the property distributed in kind and its book value shall
be treated as a gain or loss on sale of the property and shall be credited or
charged to the Member in the manner set forth in Section 3.3.

          5.3    TERMINATION. The Company shall terminate when all of the assets
of the Company, after payment of or due provision for all debts, liabilities and
obligations of the Company, shall have been distributed to the Member in the
manner provided for in this Article V, and the certificate of formation of the
Company in effect as of the date thereof shall have been canceled in the manner
required by the Act.

                                   ARTICLE VI

                              ADMISSION OF A MEMBER

          6.1    ADMISSION OF A MEMBER. The Member has been admitted as a member
of the Company pursuant to this Agreement. No other person may be admitted as a
member of the Company (other than as set forth in Section 3.1(b) and Section
9.3) unless the Member consents.

                                   ARTICLE VII

                                  GOVERNING LAW

          7.1    GOVERNING LAW. This Agreement shall be governed by the laws of
the State of Delaware.

                                  ARTICLE VIII

                   LIABILITY, EXCULPATION AND INDEMNIFICATION

          8.1    LIABILITY. Except as otherwise provided by the Act, the debts,
obligations and liabilities of the Company, whether arising in contract, tort or
otherwise, shall be solely the debts, obligations and liabilities of the
Company, and no Covered Person (as defined herein) shall be obligated personally
for any such debt, obligation or liability of the Company solely by reason of
being a Covered Person.

                                       -8-
<Page>

          8.2    EXCULPATION. No Covered Person shall be liable to the Company
or any other Covered Person for any loss, damage or claim incurred by reason of
any act or omission performed or omitted by such Covered Person in good faith on
behalf of the Company and in a manner reasonably believed to be within the scope
of authority conferred on such Covered Person by this Agreement. A Covered
Person shall be fully protected in relying in good faith upon the records of the
Company and upon such information, opinions, reports or statements presented to
the Company by any person as to matters the Covered Person reasonably believes
are within such other person's professional or expert competence and who has
been selected with reasonable care by or on behalf of the Company, including
information, opinions, reports or statements as to the value and amount of the
assets, liabilities, profits, losses or net cash flow or any other facts
pertinent to the existence and amount of assets from which distributions to
Members might properly be paid.

          8.3    INDEMNIFICATION. To the fullest extent permitted by applicable
law, a Covered Person shall be entitled to indemnification from the Company for
any loss, damage or claim incurred by such Covered Person by reason of any act
or omission performed or omitted by such Covered Person in good faith on behalf
of the Company and in a manner reasonably believed to be within the scope of
authority conferred on such Covered Person by this Agreement; PROVIDED, HOWEVER,
that any indemnity under this Section 8.3 shall be provided out of and to the
extent of Company assets only, and no Covered Person shall have any personal
liability on account thereof.

          8.4    EXPENSES. To the fullest extent permitted by applicable law,
expenses (including legal fees) incurred by a Covered Person in defending any
claim, demand, action, suit or proceeding shall, from time to time, be advanced
by the Company prior to the final disposition of such claim, demand, action,
suit or proceeding upon receipt by the Company of an undertaking by or on behalf
of the Covered Person to repay such amount if it shall be determined that the
Covered Person is not entitled to be indemnified as authorized in Section 8.3.

          8.5    COVERED PERSON. For purposes of this Article VIII, "COVERED
PERSON" shall mean the Manager, a Member, any affiliate of the Manager or a
Member, any officers, directors, shareholders, partners, members, employees,
representatives or agents of the Manager or a Member, or their respective
affiliates, or any employee, officer or agent of the Company or its affiliates.

                                   ARTICLE IX

                     SECURITIES LAWS AND SPECIAL LIMITATIONS
                                   ON TRANSFER

          9.1    MATTERS RELATING TO SECURITIES LAWS. The Member acknowledges,
represents and warrants: (i) that the Member has such knowledge and experience
in financial and business matters that the Member is capable of evaluating the
merits and risks of the investment involved of a Membership Interest and has so
evaluated same; (ii) that the Member is aware that this investment is
speculative and represents a substantial risk of loss; (iii) that the Member is
able to bear the economic risk of such investment, even if this results in a
complete loss of this investment; (iv) that, in connection with the Member's
acquisition of a Membership Interest, the

                                       -9-
<Page>

Member has been fully informed as to the circumstances under which the Member is
required to take and hold such Membership Interest pursuant to the Securities
Act of 1933, as amended, and the applicable state securities laws ("BLUE SKY
LAWS"); and (v) that the Member understands that his Membership Interest is not
registered under the Securities Act of 1933, as amended, or any Blue Sky Law and
may not be transferred, as amended, unless such Membership Interest is
subsequently registered under the Securities Act of 1933, as amended, and any
applicable Blue Sky Laws or exemptions from such registration requirement are
then available.

          9.2    NO OBLIGATION TO REGISTER INTERESTS. The Member understands
that the Company and the Manager are under no obligation to register such
Membership Interest under the Securities Act of 1933, as amended, or any Blue
Sky Laws or to comply with any applicable exemption under the Securities Act of
1933, as amended, or any Blue Sky Laws.

          9.3    SPECIAL TRANSFER LIMITATION. Notwithstanding any provision in
this Agreement (other than Section 3.1(b)) a Membership Interest may not be
transferred prior to the dissolution and winding up of the Company, provided
that the foregoing shall not prohibit a pledge or collateral assignment of a
Membership Interest to financing institutions and any subsequent transfer
resulting therefrom.

                                    ARTICLE X

                                  MISCELLANEOUS

          10.1   NOTICES. All notices or other communications given or made
under this Agreement shall be in writing. Notices or other communications shall
be mailed by regular mail, postage prepaid, to the Member at the address listed
on the signature page, or at such other address as he or she may specify to the
Company in a written notice pursuant to this Section 10.1.

          10.2   ENTIRE AGREEMENT. This document constitutes the entire
Agreement and understanding by the Member and supercedes all prior agreements
and undertakings, if any, with respect hereto.

          10.3   AMENDMENT. This Agreement may be amended only upon the written
consent of the Member.

          10.4   CAPTIONS. The titles and captions contained herein are for
convenience only and shall not be deemed part of this Agreement.

          10.5   NUMBERS AND GENDER. Where the context so indicates, the
masculine shall include the feminine and neuter, the singular shall include the
plural and the plural shall include the singular, and person shall include
corporation, firm or any other entity. Without limiting the forgoing, if at any
time there shall be only one Manager acting hereunder, references to the
Managers shall be deemed to be references to the sole Manager then acting.

          10.6   COUNTERPARTS. For the purpose of facilitating proving this
Agreement, and for other purposes, this Agreement may be executed simultaneously
in any number of

                                      -10-
<Page>

counterparts. Each counterpart shall be deemed to be an original, and all such
counterparts shall constitute one and the same instrument.

          10.7   DEFINITION. "MEMBERSHIP INTEREST" means, with respect to a
Member, such Member's entire interest (including its limited liability company
interest) in the Company, and the property, assets, business and capital
thereof, including (i) the share of the profits, losses and distributions of the
Company allocable to such Member under the provisions of this Agreement and (ii)
such Member's right to vote or consent hereunder, any right to information
provided hereunder or under the Act and any and all other rights provided
hereunder or under the Act.

          10.8   OTHER. Each limited liability company interest in the Company
shall constitute a "security" within the meaning of (i) Article 8 of the Uniform
Commercial Code (including Section 8-102(a)(15) thereof) as in effect from time
to time in the States of Delaware and New York and (ii) the Uniform Commercial
Code of any other applicable jurisdiction that now or hereafter substantially
includes the 1994 revisions to Article 8 thereof as adopted by the American Law
Institute and the National Conference of Commissioners on Uniform State Laws and
approved by the American Bar Association on February 14, 1995.

                                      -11-
<Page>

                                      * * *

          IN WITNESS WHEREOF, the undersigned, intending to be legally bound
hereby, have duly executed this Limited Liability Company Agreement for Raytheon
Aerospace LLC as of the 26th day of June, 2001.

                                          RAYTHEON AIRCRAFT HOLDINGS, INC.

                                          By:  /s/ Wayne W. Wallace
                                             -----------------------
                                             Name: Wayne W. Wallace
                                             Title: VP - Gen Counsel

                                          Address:

                                          c/o Raytheon Company
                                          141 Spring Street
                                          Lexington, Massachusetts 02421-9107
                                          Attention: Secretary

       [Signature Page to Raytheon Aerospace LLC Limited Liability Company
                            Agreement - Pre-Closing]

<Page>

                                      * * *

          IN WITNESS WHEREOF, the undersigned, intending to be legally bound
hereby, have duly executed this Limited Liability Company Agreement for Raytheon
Aerospace LLC as of the 27th day of June, 2001.

                                          RAAH I, LLC

                                          By:  /s/ Thomas J. Campbell
                                             ------------------------
                                             Name: Thomas J. Campbell
                                             Title: Secretary

                                          Address:

                                             555 Industrial Drive South
                                             Madison, Mississippi 39110
                                             Attention: Secretary

                                          With a copy to:
                                             Raytheon Company
                                             141 Spring Street
                                             Lexington, Massachusetts 02421-9107
                                             Attention: Secretary

                                          With a copy to:
                                             Veritas Capital Management, LLC
                                             660 Madison Avenue
                                             14th Floor
                                             New York, New York 10021-8405
                                             Attention: Thomas Campbell

   [Signature Page to Wing, LLC Limited Liability Company Agreement - Closing]

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