Document:

<PAGE>

Section:
Block:
Lots:
County: San Antonio

                                                 Date:    As of October 12, 2000

             SECOND AMENDMENT TO DEED OF TRUST, ASSIGNMENT OF RENTS,
                      SECURITY AGREEMENT AND FIXTURE FILING

                                 by and between

                      CORPORATE REALTY INCOME FUND I, L.P.

                                   ("Trustor")

                               having an office at
                                475 Fifth Avenue
                                   21st Floor
                            New York, New York 10017

                                       and

                          FLEET NATIONAL BANK, AS AGENT

                         having its principal office at
                           1133 Avenue of the Americas
                            New York, New York 10036

                                 ("Beneficiary")

         This instrument prepared by, and after recording please return to:

                                 Loeb & Loeb LLP
                                 345 Park Avenue
                          New York, New York 10154-0037
                       Attention: Kenneth D. Freeman, Esq.

<PAGE>

             SECOND AMENDMENT TO DEED OF TRUST, ASSIGNMENT OF RENTS,
                      SECURITY AGREEMENT AND FIXTURE FILING

SECOND AMENDMENT TO DEED OF TRUST, ASSIGNMENT OF RENTS, SECURITY AGREEMENT AND
FIXTURE FILING dated as of October 12, 2000 (as the same may be amended or
otherwise modified from time to time, this "Amendment") by and between CORPORATE
REALTY INCOME FUND I, L.P., a Delaware limited partnership (the "Trustor"),
having an office at 475 Fifth Avenue, 21st Floor, New York, New York 10017 and
FLEET NATIONAL BANK, a national banking association and successor to FLEET BANK,
NATIONAL ASSOCIATION (the "Beneficiary"), as Agent, having an office at 1133
Avenue of the Americas, New York, New York 10036.

                                   WITNESSETH

                  WHEREAS, the Trustor executed and delivered to JAMES E. MIRMAN
(the "Trustee"), for the benefit of the Beneficiary, that certain Deed of Trust,
Assignment of Rents, Security Agreement and Fixture Filing dated as of March 17,
1997 (as heretofore amended and as the same may further be amended or otherwise
modified from time to time, the "Trust Deed") covering all of the Trustor's
estate in and to all that tract or parcel of land situate, lying and being in
the County of Bexar, State of Texas, and more particularly described in Exhibit
A annexed to and made a part of this Amendment;

                 WHEREAS, the Trust Deed was recorded in Volume 7035, Page 900,
Real Property Records of Bexar County, Texas;

                  WHEREAS, the Trustor and Fleet Bank, National Association, as
Lender, are also parties to a Loan Agreement dated as of September 26, 1996 (as
amended by that certain First Amendment of Loan Agreement and Note dated
December 6, 1996, that Second Amendment of Loan Agreement dated March 17, 1997
and as the same may further be amended or otherwise modified from time to time,
the "Loan Agreement") and, pursuant to the Loan Agreement, the lenders
thereunder agreed to lend up to $44,000,000 to the Trustor, and, to evidence
such loans, the Trustor executed and delivered to the Beneficiary the Note;

                  WHEREAS, payment of the indebtedness of the Trustor evidenced
by the Note is secured by, among other collateral, the Trust Deed;

                  WHEREAS, the Trustor, as Borrower, and Fleet Bank, National
Association and other parties, as Lenders, entered into a Third Amendment to the
Loan Agreement and Note dated as of September 25, 1998 (as the same may be
amended or otherwise modified from time to time, the "Third Amendment") for the
purpose, among others, of increasing the principal amount of the Note from
$44,000,000 to $49,000,000, and as a condition precedent to the effectiveness of
the Third Amendment, such parties entered into a First Amendment to the Trust
Deed, amending the Trust Deed and reconfirming the provisions thereof;

                                       2
<PAGE>

                  WHEREAS, the Trustor and the Beneficiary (in its capacity as
agent and as sole lender) are simultaneously entering into an Amended and
Restated Loan Agreement (as the same may be amended or otherwise modified from
time to time, the "Amended Loan Agreement") and an Amended and Restated Secured
Promissory Note (as the same may be amended or otherwise modified from time to
time, the "Amended Note") for the purpose, among others, of decreasing the
principal amount of the Note from $49,000,000 to $25,000,000; and

                  WHEREAS, it is a condition precedent to the effectiveness of
the Amended Loan Agreement and the Amended Note that each of the parties hereto
shall have executed and delivered this Amendment, thereby amending the Trust
Deed and each of the parties hereto is willing to do so.

                  NOW, THEREFORE, the parties to this Amendment hereby agree as
follows:

                  1. All capitalized terms used herein without definition and
which are defined in the Trust Deed are used herein with the meanings assigned
to such terms in the Trust Deed.

                  2. The description in the Trust Deed to the Note being in the
principal amount of $44,000,000, as subsequently amended by the First Amendment
to the Trust Deed so that all of such references became references to a Note in
the principal amount of $49,000,000, are hereby further amended so that all of
such references shall be to a Note in the principal amount of $25,000,000.

                  3. All references in the Trust Deed to the Note shall
hereafter be deemed to be references to the Amended Note and all references in
the Trust Deed to the Loan Agreement shall hereafter be deemed to be references
to the Amended and Restated Loan Agreement.

                  4. The term "Peg Rate" in the Trust Deed is hereby changed to
"Prime Rate" and shall have the meaning assigned to such term in the Amended
Note.

                  5. The definition of "Permitted Encumbrances" in the Trust
Deed is hereby amended to mean each of the exceptions to coverage set forth in
Schedule B of that certain Preliminary Title Report dated October ___, 2000
issued by First American Title Insurance Company to and accepted by the
Beneficiary with respect to the Premises and such other items as the Beneficiary
in its sole discretion, may approve in writing.

                                       3
<PAGE>

                  6. In Section 2.5.6 and Section 4.2.2 of the Trust Deed, the
references to a Debt Service Coverage Ratio of not less than 1.4:1.0 are hereby
amended so that such references shall be to a Debt Service Coverage Ratio of not
less than 1.5:1.0.

                  7. The granting clauses of the Trust Deed are hereby restated
in their entirety and incorporated herein and the Trustor hereby ratifies and
restates such granting clauses as incorporated herein.

                  8. The Trust Deed, as modified by this Amendment, and all
covenants of the Trustor made in the Trust Deed are hereby ratified and
confirmed by the Trustor in all respects, and the Trust Deed, as so modified,
shall continue in full force and effect in accordance with its terms.

                  IN WITNESS WHEREOF, each of the parties has caused these
presents to be signed and attested, all as of the day and year first above
written.

ATTEST:                                     CORPORATE REALTY INCOME FUND I, L.P.

                                            By:
-----------------------------                  --------------------------------
                                               Robert F. Gossett, Jr.
                                               General Partner

                                            By: 1345 Realty Corporation
                                                General Partner

                                            By:
                                               --------------------------------
                                               Robert F. Gossett, Jr., President

ATTEST:                                     FLEET NATIONAL BANK, AS AGENT

                                            By:
-----------------------------                  ---------------------------------
                                               Name:    James E. Mirman
                                               Title:   Senior Vice President

                                       4
<PAGE>

STATE OF NEW YORK          )

                           )       ss.:

COUNTY OF NEW YORK         )

         On the ____ day of October in the year 2000 before me, the undersigned,
personally appeared Robert F. Gossett, Jr., personally known to me or proved to
me on the basis of satisfactory evidence to be the individual whose name is
subscribed to the within instrument and acknowledged to me that he executed the
same in his capacity, and that by his signature on the instrument, the
individual, or the person upon behalf of which the individual acted, executed
the instrument.

---------------------------------
Signature and Office of individual
taking acknowledgment

STATE OF NEW YORK          )

                           )       ss.:

COUNTY OF NEW YORK         )

         On the ____ day of October in the year 2000 before me, the undersigned,
personally appeared James E. Mirman, personally known to me or proved to me on
the basis of satisfactory evidence to be the individual whose name is subscribed
to the within instrument and acknowledged to me that he executed the same in his
capacity, and that by his signature on the instrument, the individual, or the
person upon behalf of which the individual acted, executed the instrument.

---------------------------------
Signature and Office of individual
taking acknowledgment

                                       5<PAGE>

Section:
Block:
Lots:
County: Los Angeles

                                                 Date:    As of October 12, 2000

             THIRD AMENDMENT TO DEED OF TRUST, ASSIGNMENT OF RENTS,
                      SECURITY AGREEMENT AND FIXTURE FILING

                                 by and between

                      CORPORATE REALTY INCOME FUND I, L.P.

                                   ("Trustor")

                               having an office at
                                475 Fifth Avenue
                                   21st Floor
                            New York, New York 10017

                                       and

                          FLEET NATIONAL BANK, AS AGENT

                         having its principal office at
                           1133 Avenue of the Americas
                            New York, New York 10036

                                 ("Beneficiary")

         This instrument prepared by, and after recording please return to:

                                 Loeb & Loeb LLP
                                 345 Park Avenue
                          New York, New York 10154-0037
                       Attention: Kenneth D. Freeman, Esq.

<PAGE>

             THIRD AMENDMENT TO DEED OF TRUST, ASSIGNMENT OF RENTS,
                      SECURITY AGREEMENT AND FIXTURE FILING

THIRD AMENDMENT TO DEED OF TRUST, ASSIGNMENT OF RENTS, SECURITY AGREEMENT AND
FIXTURE FILING dated as of October 12, 2000 (as the same may be amended or
otherwise modified from time to time, this "Amendment") by and between CORPORATE
REALTY INCOME FUND I, L.P., a Delaware limited partnership (the "Trustor"),
having an office at 475 Fifth Avenue, 21st Floor, New York, New York 10017 and
FLEET NATIONAL BANK, a national banking association and successor to FLEET BANK,
NATIONAL ASSOCIATION (the "Beneficiary"), as Agent, having an office at 1133
Avenue of the Americas, New York, New York 10036.

                                   WITNESSETH

                  WHEREAS, the Trustor executed and delivered to CHICAGO TITLE
COMPANY (the "Trustee"), for the benefit of Fleet Bank, National Association, as
Lender, that certain Deed of Trust, Assignment of Rents, Security Agreement and
Fixture Filing dated September 26, 1996 (as heretofore amended and as the same
may further be amended or otherwise modified from time to time, the "Trust
Deed") covering all of the Trustor's estate in and to all that tract or parcel
of land situate, lying and being in the County of Los Angeles, State of
California, and more particularly described in Exhibit A annexed to and made a
part of this Amendment;

                  WHEREAS, the Trust Deed was recorded by the Los Angeles County
Recorder's Office (the "Recorder's Office") on October 1, 1996 as Instrument
96-1607352;

                  WHEREAS, the Trustor and Fleet Bank, National Association, as
Lender, are also parties to a Loan Agreement dated as of September 26, 1996 (as
the same may be amended or otherwise modified from time to time, the "Loan
Agreement") and, pursuant to the Loan Agreement, the lenders thereunder agreed
to lend up to $24,000,000 to the Trustor, and, to evidence such loans, the
Trustor executed and delivered to the Beneficiary the Note;

                  WHEREAS, payment of the indebtedness of the Trustor evidenced
by the Note is secured by the Trust Deed;

                  WHEREAS, the Trustor and Fleet Bank, National Association, as
Lender, entered into a First Amendment to the Loan Agreement and Note dated as
of December 6, 1996 (as the same may be amended or otherwise modified from time
to time, the "First Amendment") for the purpose, among others, of increasing the
principal amount of the Note from $24,000,000 to $44,000,000, and as a condition
precedent to the effectiveness of the First Amendment, such parties entered into
a First Amendment to the Trust Deed, amending the Trust Deed and reconfirming
the provisions thereof;

                                       2
<PAGE>

                  WHEREAS, Fleet Bank, National Association assigned the Trust
Deed to the Beneficiary pursuant to an assignment dated March 26, 1997 and
recorded on April 8, 1997 as Instrument No. 97-532452 in the Recorder's Office;

                  WHEREAS, the Trustor, as Borrower, and Fleet Bank, National
Association and other parties, as Lenders, entered into a Third Amendment to the
Loan Agreement and Note dated as of September 25, 1998 (as the same may be
amended or otherwise modified from time to time, the "Third Amendment") for the
purpose, among others, of increasing the principal amount of the Note from
$44,000,000 to $49,000,000, and as a condition precedent to the effectiveness of
the Third Amendment, such parties entered into a Second Amendment to the Trust
Deed, amending the Trust Deed and reconfirming the provisions thereof;

                  WHEREAS, the Trustor and the Beneficiary (in its capacity as
agent and as sole lender) are simultaneously entering into an Amended and
Restated Loan Agreement (as the same may be amended or otherwise modified from
time to time, the "Amended Loan Agreement") and an Amended and Restated Secured
Promissory Note (as the same may be amended or otherwise modified from time to
time, the "Amended Note") for the purpose, among others, of decreasing the
principal amount of the Note from $49,000,000 to $25,000,000; and

                  WHEREAS, it is a condition precedent to the effectiveness of
the Amended Loan Agreement and the Amended Note that each of the parties hereto
shall have executed and delivered this Amendment, thereby amending the Trust
Deed and each of the parties hereto is willing to do so.

                  NOW, THEREFORE, the parties to this Amendment hereby agree as
follows:

                  1. All capitalized terms used herein without definition and
which are defined in the Trust Deed are used herein with the meanings assigned
to such terms in the Trust Deed.

                  2. The description in the Trust Deed to the Note being in the
principal amount of $24,000,000, as subsequently amended by the First Amendment
to the Trust Deed so that all of such references became references to a Note in
the principal amount of $44,000,000, and by the Second Amendment to the Trust
Deed so that all such references became references to a Note in the principal
amount of $49,000,000, are hereby further amended so that all of such references
shall be to a Note in the principal amount of $25,000,000.

                  3. All references in the Trust Deed to the Note shall
hereafter be deemed to be references to the Amended Note and all references in
the Trust Deed to the Loan Agreement shall hereafter be deemed to be references
to the Amended and Restated Loan Agreement.

                                       3
<PAGE>

                  4. The term "Peg Rate" in the Trust Deed is hereby changed to
"Prime Rate" and shall have the meaning assigned to such term in the Amended
Note.

                  5. The definition of "Permitted Encumbrances" in the Trust
Deed is hereby amended to mean each of the exceptions to coverage set forth in
Schedule B of that certain Preliminary Title Report dated October ___, 2000
issued by Chicago Title Insurance Company to and accepted by the Beneficiary
with respect to the Premises and such other items as the Beneficiary in its sole
discretion, may approve in writing.

                  6. In Section 2.5.6 and Section 4.2.2 of the Trust Deed, the
references to a Debt Service Coverage Ratio of not less than 1.4:1.0 are hereby
amended so that such references shall be to a Debt Service Coverage Ratio of not
less than 1.5:1.0.

                  7. The granting clauses of the Trust Deed are hereby restated
in their entirety and incorporated herein and the Trustor hereby ratifies and
restates such granting clauses as incorporated herein.

                  8. The Trust Deed, as modified by this Amendment, and all
covenants of the Trustor made in the Trust Deed are hereby ratified and
confirmed by the Trustor in all respects, and the Trust Deed, as so modified,
shall continue in full force and

                  IN WITNESS WHEREOF, each of the parties has caused these
presents to be signed and attested, all as of the day and year first above
written.

ATTEST:                                 CORPORATE REALTY INCOME FUND I, L.P.

                                        By:
----------------------------------          ------------------------------------
                                            Robert F. Gossett, Jr.
                                            General Partner

                                        By: 1345 Realty Corporation
                                            General Partner

                                        By:
                                            ------------------------------------
                                            Robert F. Gossett, Jr., President

ATTEST:                                 FLEET NATIONAL BANK, AS AGENT

                                        By:
------------------------------------       -------------------------------------
                                            Name:    James E. Mirman
                                            Title:   Senior Vice President

                                       4
<PAGE>

STATE OF NEW YORK              )

                               )       ss.:

COUNTY OF NEW YORK             )

         On the ____ day of October in the year 2000 before me, the undersigned,
personally appeared Robert F. Gossett, Jr., personally known to me or proved to
me on the basis of satisfactory evidence to be the individual whose name is
subscribed to the within instrument and acknowledged to me that he executed the
same in his capacity, and that by his signature on the instrument, the
individual, or the person upon behalf of which the individual acted, executed
the instrument.

---------------------------------
Signature and Office of individual
taking acknowledgment

STATE OF NEW YORK              )

                               )       ss.:

COUNTY OF NEW YORK             )

         On the ____ day of October in the year 2000 before me, the undersigned,
personally appeared James E. Mirman, personally known to me or proved to me on
the basis of satisfactory evidence to be the individual whose name is subscribed
to the within instrument and acknowledged to me that he executed the same in his
capacity, and that by his signature on the instrument, the individual, or the
person upon behalf of which the individual acted, executed the instrument.

---------------------------------
Signature and Office of individual
taking acknowledgment

                                       5

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