Document:

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                                 EXHIBIT 10.90

                AGREEMENT FOR PURCHASE AND SALE OF PROPERTY FOR

                                IKON BUILDINGS
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                AGREEMENT FOR THE PURCHASE AND SALE OF PROPERTY

     THIS AGREEMENT FOR THE PURCHASE AND SALE OF PROPERTY (the "Agreement"), is
made and entered into as of the 23/rd/ day of July, 2001, by and between SV
RESERVE, L.P., a Texas limited partnership ("Seller") and WELLS CAPITAL, INC., a
Georgia corporation ("Purchaser").

                              W I T N E S S E T H:
                              - - - - - - - - - -

     WHEREAS, Seller desires to sell and Purchaser desires to purchase the
Property (as hereinafter defined) subject to the terms and conditions
hereinafter set forth.

     NOW, THEREFORE, for and in consideration of the premises, the mutual
agreements contained herein, the sum of Ten Dollars ($10.00) in hand paid by
Purchaser to Seller at and before the sealing and delivery of these presents and
for other good and valuable consideration, the receipt, adequacy, and
sufficiency which are hereby expressly acknowledged by the parties hereto, the
parties hereto do hereby covenant and agree as follows:

     1.   Purchase and Sale of Property. Subject to and in accordance with the
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terms and provisions of this Agreement, Seller hereby agrees to sell to
Purchaser and Purchaser hereby agrees to purchase from Seller, the Property,
which term "Property" shall mean and include the following:

               (a)  all that tract or parcel of land (the "Land") located in
     Houston, Texas, containing approximately 15.71 acres, having an address of
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     810-820 Gears Road, and being more particularly described on Exhibit "A"
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     hereto; and

               (b)  all rights, privileges, and easements appurtenant to the
     Land, including all water rights, mineral rights, reversions, or other
     appurtenances to said Land, and all right, title, and interest of Seller,
     if any, in and to any land lying in the bed of any street, road, alley, or
     right-of-way, open or proposed, adjacent to or abutting the Land; and

               (c)  all buildings, structures, and improvements situated on the
     Land, including, without limitation, two (2) office buildings containing
     approximately 157,790 square feet of leasable space, the parking areas
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     containing approximately 851 parking spaces and other amenities located on
                              ---
     the Land, and all apparatus, built-in appliances, equipment, pumps,
     machinery, plumbing, heating, air conditioning, electrical and other
     fixtures located on the Land (all of which are herein collectively referred
     to as the "Improvements"); and

               (d)  all personal property now owned by Seller and located on the
     Land and Improvements ("Personal Property"); and

               (e)  all of Seller's right, title, and interest, as landlord or
     lessor, in and to that certain lease agreement with IKON Office Solutions,
     Inc. (the "Tenant"), dated December 17, 1999, together with all
     modifications and amendments thereto (the "Lease"); and

               (f)  all of Seller's right, title, and interest in and to the
     plans and specifications with respect to the Improvements and any
     guarantees, trademarks, rights of copyright, warranties, or other rights
     related to the ownership of or use and operation of the Land, Personal
     Property, or Improvements, all governmental licenses and permits, and all
     intangibles associated with the Land, Personal Property, and Improvements,
     including the name of the Improvements and the logo therefor, if any.

     2.   Earnest Money. Within two (2) business days after the full execution
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of this Agreement, Purchaser shall deliver to Heritage Title Company, as agent
for Chicago Title Insurance Company ("Escrow Agent"), whose offices are at 98
San Jacinto Boulevard, Suite 400, Austin, Texas  78701, Attention:  John Bruce,
Purchaser's check, payable to Escrow Agent, in the amount of $250,000.00 (the
"Earnest Money"), which Earnest Money shall be held and disbursed by Escrow
Agent in accordance with this Agreement. The Earnest Money shall be paid by
Escrow Agent to Seller at Closing (as hereinafter defined) and shall be applied
as a credit to the Purchase Price (as hereinafter defined), or shall otherwise
be paid to Seller or refunded to Purchaser in accordance with the terms of
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this Agreement. All interest and other income from time to time earned on the
Earnest Money shall remain with and become a part of the Earnest Money.

     3.   Purchase Price. Subject to adjustment and credits as otherwise
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specified in this Agreement, the purchase price (the "Purchase Price") to be
paid by Purchaser to Seller for the Property shall be TWENTY MILLION SIX HUNDRED
FIFTY THOUSAND AND NO/100 DOLLARS ($20,650,000.00). The Purchase Price shall be
paid by Purchaser to Seller at the Closing (as hereinafter defined) by cashier's
check or by wire transfer of immediately available federal funds, less the
amount of Earnest Money and subject to prorations, adjustments and credits as
otherwise specified in this Agreement.  If Seller has not received good funds by
2:00 p.m. Atlanta, Georgia time on the date of Closing, the adjustments to the
Purchase Price shall be re-prorated as of the first business day following such
date of Closing.

     4.   Purchaser's Inspection and Review Rights. Subject to the rights of the
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Tenant, Purchaser and its agents, engineers, or representatives, with Seller's
reasonable, good faith cooperation, shall have the privilege of going upon the
Property as needed to inspect, examine, test, and survey the Property at all
reasonable times and upon reasonable prior notice and from time to time.
Purchaser hereby agrees to indemnify, defend and hold Seller harmless from any
liens, claims, liabilities, and damages incurred through the exercise of such
privilege, and Purchaser further agrees to repair any damage to the Property
caused by the exercise of such privilege.  All such inspections shall be non-
destructive in nature and specifically shall not include any physically
intrusive testing; provided however, that if Purchaser desires to undertake such
intrusive testing, Purchaser shall first obtain Seller's written approval which
shall not be unreasonably withheld if Purchaser conducts such testing in
accordance with commercially customary standards; and provided further that if
Purchaser's Phase I Environmental Report recommends a Phase II investigation,
Seller shall be entitled to withhold its consent to such investigation in its
sole discretion.  At all reasonable times prior to the Closing (as hereinafter
defined), Seller shall make available to Purchaser, or Purchaser's agents and
representatives, for review and copying, all books, records, and files in
Seller's possession relating to the operation of the Property, including,
without limitation, title matters, surveys, tenant files, service and
maintenance agreements, and other contracts, books, records, operating
statements, and other information relating to the Property; provided, however,
Seller shall not be required to deliver or make available to Purchaser any
appraisals, budgets, strategic plans, internal analyses, information regarding
the marketing of the Property for sale, attorney and accountant work product or
privileged documents and/or other information which would not be relevant in
connection with a customary due diligence investigation of a property comparable
to the Property.  Seller further agrees to provide to Purchaser prior to the
date which is five (5) days after the effective date of this Agreement, to the
extent the same are in the possession of or under the control of Seller, the
most current boundary and "as-built" surveys of the Land and Improvements and
any title insurance policies, building inspection reports, environmental
reports, certificates of occupancy, building permits, ad valorem tax bills,
certificates of insurance and instruments reflecting the approval of any
association governing the Property relating thereto. Seller further agrees to
assist in good faith and cooperate with Purchaser in the review of the books,
records, and files relating to the Property. At no cost to Seller, Seller shall
request the authors of  existing  environmental reports to issue reliance
letters addressed to Purchaser and Purchaser's lender, if any, and provide
Purchaser with an introduction so Purchaser might pursue the matter.  If the
Closing is not consummated hereunder, Purchaser shall promptly deliver copies of
all reports, surveys and other information furnished to Purchaser by third
parties in connection with Purchaser's inspections of the Property; provided
however, that the delivery of such copies and information shall be without
warranty or representation whatsoever, express or implied.  Purchaser shall
maintain and shall insure that Purchaser and Purchaser's consultants and
contractors maintain public liability insurance and property damage insurance in
an amount not less than Two Million Dollars ($2,000,000) and in form and
substance adequate to insure against all liability of Purchaser and its
consultants and contractors, respectively, and each of their respective agents,
employees and contractors, arising out of inspections and testing of the
Property or any part thereof made on Purchaser's behalf and, at Seller's
request, Purchaser shall furnish Sellers with appropriate certificates and
endorsements reflecting Seller as an additional insured under any such
insurance.

     5.   Special Condition to Closing. Purchaser shall have to and through
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August 27, 2001 (the "Inspection Period") to make investigations, examinations,
inspections, market studies, feasibility studies, lease reviews, and tests
relating to the Property and the operation thereof in order to determine, in
Purchaser's sole opinion and discretion, the suitability of the Property for
acquisition by Purchaser. Purchaser shall have the right to terminate this
Agreement at any time prior to the expiration of the Inspection Period by giving
written notice to Seller of such election to terminate. In the event Purchaser
so elects to terminate this Agreement, Seller shall be entitled to receive and
retain the sum of Twenty-Five Dollars ($25.00) of the Earnest Money, and the
balance of the Earnest Money

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shall be promptly refunded by Escrow Agent to Purchaser, whereupon, except as
expressly provided to the contrary in this Agreement, no party hereto shall have
any other or further rights or obligations under this Agreement. Seller
acknowledges that the sum of $25.00 is good and adequate consideration for the
termination rights granted to Purchaser hereunder.

     6.   General Conditions Precedent to Purchaser's Obligations Regarding the
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Closing. In addition to the conditions to Purchaser's obligations set forth in
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Paragraph 5 above, the obligations and liabilities of Purchaser hereunder shall
in all respects be conditioned upon the satisfaction of each of the following
conditions, any of which may be waived by written notice from Purchaser to
Seller:

          (a) Seller shall have complied in all material respects with and
     otherwise performed in all material respects each of the covenants and
     obligations of Seller set forth in this Agreement, as of the date of
     Closing (as hereinafter defined).

          (b) All representations and warranties of Seller as set forth in this
     Agreement shall be true and correct in all material respects as of the date
     of Closing.

          (c) The Title Company shall be prepared to issue to Purchaser upon the
     Closing a fee simple owner's title insurance policy on the Land and
     Improvements without exceptions other than as described in paragraph 7
     pursuant to the Title Commitment.

          (d) Purchaser shall have received the Tenant Estoppel Certificate
     referred to in Paragraph 9(c) hereof, duly executed by the Tenant (as
     hereinafter defined) at least five (5) business days prior to Closing.

          (e) Tenant shall be in possession of its premises under the Lease, and
     rent shall have Commenced under the Lease.

     7.   Title and Survey.  Seller covenants and agrees that Seller shall, on
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or before ten (10) days after the Effective Date of this Agreement, cause
Chicago Title Insurance Company, or such other such title insurance company
acceptable to Purchaser (herein referred to as the "Title Company"), to deliver
to Purchaser its commitment (herein referred to as the "Title Commitment") to
issue to Purchaser, upon the recording of the Deed conveying title to the
Property from Seller to Purchaser, the payment of the Purchase Price, and the
payment to the Title Company of the policy premium therefor, an owner's policy
of title insurance, in the amount of the Purchase Price, insuring good and
marketable fee simple record title to the Property to be in Purchaser subject
only to the Permitted Exceptions (as hereinafter defined), with affirmative
coverage over any mechanic's, materialman's and subcontractor's liens. Such
Title Commitment shall not contain any exception for rights of parties in
possession other than an exception for the right of the Tenant under the Lease.
If the Title Commitment shall contain an exception for the state of facts which
would be disclosed by a survey of the Property or an "area and boundaries"
exception, the Title Commitment shall provide that such exception will be
deleted upon the presentation of the Texas equivalent of an ALTA/ASCM survey
acceptable to Title Company, in which case the Title Commitment shall be amended
to contain an exception only for the matters shown on the as-built survey which
Purchaser shall obtain at its sole cost and expense. Seller shall also cause to
be delivered to Purchaser together with such Title Commitment, legible copies of
all documents and instruments referred to therein. Purchaser, upon receipt of
the Title Commitment and the copies of the documents and instruments referred to
therein, shall then have twenty (20) days during which to examine the same,
after which Purchaser shall notify Seller in writing (the "Objection Notice") of
any defects or objections affecting the marketability of the title to the
Property. In the event the Objection Notice is not timely delivered to Seller,
then except for matters arising subsequent to the effective date of the Title
Commitment and Monetary Liens, Purchaser shall be deemed to have waived all
other title objections and such matters which are not objected to in the
Objection Notice shall be deemed a "Permitted Exception." Within five (5) days
after Seller's receipt of the Objection Notice, Seller shall deliver to
Purchaser a written notice (the "Response Notice") indicating whether Seller
elects to cure the objections identified in the Objection Notice, except that in
all events Seller shall be required to cure the following: outstanding deeds of
trust and other security interests arising by, through or under Seller,
undisputed mechanics and materialmen's liens, delinquent ad valorem property
taxes and assessments and judgment liens ("Monetary Liens"). Failure to timely
deliver a Response Notice shall be deemed to be an election by Seller not to
cure any matters described in the Objection Notice. In the event Seller elects
in the Response Notice not to cure any of Purchaser's objections in the
Objection Notice, Purchaser may elect to terminate this Agreement and receive
the Earnest Money by delivery within three (3) days after Purchaser's

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receipt of the Response Notice or Seller's deemed election, of a written notice
of termination (the "Election Notice"). In the event Purchaser fails to timely
elect to terminate this Agreement through the delivery of an Election Notice,
Purchaser shall be deemed to elect not to terminate this Agreement pursuant to
this Paragraph 7, and Seller shall convey title subject to the matters set forth
in the Objection Notice which Seller has not agreed to cure, provided that in
all events, Seller shall cure Monetary Liens.

     8.   Representations and Warranties of Seller. Seller hereby makes the
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following representations and warranties to Purchaser, each of which shall be
deemed material:

          (a) Lease. Attached hereto as Exhibit "C" is a true and accurate copy
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     of the Lease, which is the only lease in effect relating to the Property.
     Seller is the "landlord" under the Lease and owns unencumbered legal and
     beneficial title to the Lease and the rents and other income thereunder,
     subject only to the collateral assignment of the Lease and the rents
     thereunder in favor of the holder of an existing mortgage or deed of trust
     encumbering the Property, which mortgage or deed of trust shall be
     cancelled and satisfied by Seller at the Closing.

          (b) Lease - Assignment. To the Seller's actual knowledge, the Tenant
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     has not assigned its interest in the Lease or sublet any portion of the
     premises leased to the Tenant under the Lease.

          (c) Lease - Default. (i) Seller has not received any written notice of
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     termination or default under the Lease, (ii) there are no existing or
     uncured defaults by Seller or to Seller's actual knowledge by the Tenant
     under the Lease, (iii) to Seller's actual knowledge, there are no events
     which with the passage of time or notice, or both, would constitute a
     default by Seller or by the Tenant, and Seller has complied with each and
     every undertaking, covenant, and obligation of Seller under the Lease
     required through the date hereof, and (iv) to Seller's actual knowledge,
     Tenant has not asserted in writing any defense, set-off, or counterclaim
     with respect to its tenancy or its obligation to pay rent, additional rent,
     or other charges pursuant to the Lease.

          (d) Lease - Rents and Special Consideration. Tenant : (i) has not
              ---------------------------------------
     prepaid rent for more than the current month under the Lease, (ii) has not
     received and is not entitled to receive any rent concession in connection
     with its tenancy under the Lease other than as described in the Lease,
     (iii) is not entitled to any special work (not yet performed), or
     consideration (not yet given) in connection with its tenancy under the
     Lease, and (iv) does not have any deed, option, or other evidence of any
     right or interest in or to the Property, except for the Tenant's tenancy as
     evidenced by the express terms of the Lease. This representation shall not
     survive Closing if and to the extent such matters are covered in the Tenant
     Estoppel Certificate.

          (e) Lease - Commissions. No rental, lease, or other commissions with
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     respect to the Lease are payable to Seller, any partner of Seller, any
     party affiliated with or related to Seller or any partner of Seller or any
     third party whatsoever, except any such commissions which have been cashed-
     out and paid and satisfied in full by Seller or by Seller's predecessor in
     title to the Property.

          (f) Lease - Acceptance of Premises. (i) Tenant has accepted its leased
              ------------------------------
     premises located within the Property, including any and all work performed
     therein or thereon pursuant to the Lease, (ii) Tenant is in full and
     complete possession of its premises under the Lease, and (iii) Seller has
     not received any written notice from the Tenant that the Tenant's premises
     are not in full compliance with the terms and provisions of Tenant's Lease
     or are not satisfactory for Tenant's purposes.

          (g) No Other Agreements. Other than the Lease, the Permitted
              -------------------
     Exceptions and those matters, if any, described on Exhibit "B" hereto,
     there are no leases, service contracts, management agreements, or other
     agreements or instruments in force and effect, oral or written, to which
     Seller is a party and that grant to any person whomsoever or any entity
     whatsoever any right, title, interest or benefit in or to all or any part
     of the Property or any rights relating to the use, operation, management,
     maintenance, or repair of all or any part of the Property.

          (h) No Litigation. There are no actions, suits, or proceedings
              -------------
     pending, or, to Seller's actual knowledge, threatened by any organization,
     person, individual, or governmental agency against Seller with respect to
     the Property or against the Property.  Seller has no knowledge of any
     pending or threatened

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     application for changes in the zoning applicable to the Property or any
     portion thereof.

          (i) Condemnation. No condemnation or other taking by eminent domain of
              ------------
     the Property or any portion thereof has been instituted and, to Seller's
     actual knowledge, there are no pending or threatened condemnation or
     eminent domain proceedings (or proceedings in the nature or in lieu
     thereof) affecting the Property or any portion thereof or its use.

          (j)  Intentionally Omitted.
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          (k) No Assessments. To Seller's actual knowledge, no assessments have
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     been made against the Property that are unpaid, whether or not they have
     become liens.

          (l) Condition of Improvements. To the best of Seller's actual
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     knowledge, there are no latent  structural or other defects, in the
     Improvements. This representation shall not survive Closing if and to the
     extent such matters are covered in the Tenant Estoppel Certificate.

           (m) Certificates. There has been no written notice or request of any
               ------------
     municipal department, insurance company or board of fire underwriters (or
     organization exercising functions similar thereto), or mortgagee directed
     to Seller and requesting the performance of any work or alteration to the
     Property which has not been complied with.

          (n)  Violations. Seller has received no written notice of any
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     violations of law, municipal or county ordinances, or other legal
     requirements with respect to the Property.

          (o) Intentionally Omitted.
              ---------------------

          (p) Intentionally Omitted.
              ---------------------

          (q) Bankruptcy. Seller is "solvent as said term is defined by
              ----------
     bankruptcy law" and has not made a general assignment for the benefit of
     creditors nor been adjudicated a bankrupt or insolvent, nor has a receiver,
     liquidator, or trustee for any of Seller's properties (including the
     Property) been appointed or a petition filed by or against Seller for
     bankruptcy, reorganization, or arrangement pursuant to the Federal
     Bankruptcy Act or any similar Federal or state statute, or any proceeding
     instituted for the dissolution or liquidation of Seller.

          (r) Pre-existing Right to Acquire.  No person or entity has any right
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     or option to acquire the Property or any portion thereof which will have
     any force or effect after the execution of this Agreement, other than
     Purchaser.

          (s) Effect of Certification. To the best of Seller's knowledge,
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     neither this Agreement nor the transactions contemplated herein will
     constitute a breach or violation of, or default under, or will be modified,
     restricted, or precluded by the Lease or the Permitted Exceptions.

          (t) Authorization. Seller is a duly organized and validly existing
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     limited partnership under the laws of the State of Texas. This Agreement
     has been duly authorized and executed on behalf of Seller and constitutes
     the valid and binding agreement of Seller, enforceable in accordance with
     its terms, and all necessary action on the part of Seller to authorize the
     transactions herein contemplated has been taken, and no further action is
     necessary for such purpose.

          (u) Seller Not a Foreign Person. Seller is not a "foreign person"
              ---------------------------
     which would subject Purchaser to the withholding tax provisions of Section
     1445 of the Internal Revenue Code of 1986, as amended.

          (v) Intentionally Omitted.
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          (w) Contracts. Other than the Lease and the Permitted Exceptions,
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     there are no and Seller shall not enter into any service, management or
     maintenance contracts which are not terminable by Seller (or, after the
     Closing Date, by Purchaser) upon not more than thirty (30) days notice, or
     which, by their

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     terms, have been fully performed, complied with or terminated (and are of
     no further force or effect) on or as of the Closing Date.

          (x) Knowledge Defined.  References to the "knowledge" of Seller shall
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     refer only to the actual knowledge of the Designated Employees (as
     hereinafter defined) of The Brookdale Group and shall not be construed, by
     imputation or otherwise, to refer to the knowledge of any affiliate, to any
     property manager, or to any other officer, agent, manager, representative
     or employee of The Brookdale Group, or to impose upon such Designated
     Employee any duty to investigate the matter to which  such actual
     knowledge, or the absence thereof, pertains.  As used herein, the term
     "Designated Employee" shall refer to C.L. Davidson, III, Fred H. Henritze,
     Seabie W. Hickson, David Hendrickson and Patrick Walsh.

          (y) Representations and Warranties.  The representations and
              ------------------------------
     warranties of Seller set forth in this Section 8 as updated by the
     certificate of Sellers to be delivered to Purchaser at Closing shall
     survive Closing for a period of one (1) year.  No claim for a breach of any
     representation or warranty of Seller shall be actionable or payable (a) if
     the breach in question results from or is based on a condition, state of
     facts or other matter which was known to Purchaser prior to Closing, (b)
     unless the valid claims for all such breaches collectively aggregate more
     than Fifty Thousand Dollars ($50,000), in which event the full amount of
     such valid claims shall be actionable, up to but not exceeding the amount
     of the Cap (as defined below), and (c) unless written notice containing a
     description of the specific nature of such breach shall have been given by
     Purchaser to Seller prior to the expiration of said ninety (90)-day period
     and an action shall have been commenced by Purchaser against Seller within
     one hundred eighty (180) days of Closing.  As used herein, the term "Cap"
     shall mean the total aggregate amount of $2,000,000.  In no event shall
     Seller's aggregate liability to Purchaser for breach of any representation
     or warranty of Seller in this Agreement or the certificate to be delivered
     by Seller at Closing pursuant to this Section 8 exceed the amount of the
     Cap.

At Closing, Seller shall represent and warrant to Purchaser that all
representations and warranties of Seller in this Agreement remain true and
correct as of the date of the Closing, except for any changes in any such
representations or warranties that occur and are disclosed by Seller to
Purchaser expressly and in writing at any time and from time to time prior to
Closing upon their occurrence, which disclosures shall thereafter be updated by
Seller to the date of Closing.  If there is any material change in any
representations or warranties and Seller does not cure or correct such changes
prior to Closing, then Purchaser may, at Purchaser's option, (i) close and
consummate the transaction contemplated by this Agreement, or (ii) terminate
this Agreement by written notice to Seller, whereupon the Earnest Money shall be
immediately returned by Escrow Agent to Purchaser, and thereafter the parties
hereto shall have no further rights or obligations hereunder, except only (1)
for such rights or obligations that, by the express terms hereof, survive any
termination of this Agreement, and (2) that Purchaser shall have the right to
seek monetary damages from Seller for any changes in such representations and
warranties intentionally and willfully caused by Seller or any such
representations and warranties intentionally and willfully breached by Seller
and not within the actual knowledge of Purchaser at the time of Closing.

          ACKNOWLEDGING PURCHASER'S OPPORTUNITY TO INSPECT THE PROPERTY,
PURCHASER AGREES TO TAKE THE PROPERTY "AS IS" WITH ALL FAULTS AND CONDITIONS
THEREON, SUBJECT, HOWEVER, TO THE REPRESENTATIONS AND WARRANTIES OF SELLER MADE
IN THIS AGREEMENT. EXCEPT FOR ANY SPECIFIC REPRESENTATION OR WARRANTY MADE BY
SELLER IN THIS AGREEMENT, PURCHASER ACKNOWLEDGES AND AGREES (I) THAT SELLER HAS
NOT MADE, DOES NOT MAKE AND SPECIFICALLY DISCLAIMS ANY REPRESENTATIONS,
WARRANTIES, PROMISES, COVENANTS, AGREEMENTS OR GUARANTIES OF ANY KIND OR
CHARACTER WHATSOEVER, WHETHER EXPRESS OR IMPLIED, ORAL OR WRITTEN, PAST, PRESENT
OR FUTURE, OF, AS TO, CONCERNING OR WITH RESPECT TO (A) THE NATURE, QUALITY OR
CONDITION OF THE PROPERTY, INCLUDING, WITHOUT LIMITATION, THE WATER, SOIL AND
GEOLOGY, (B) THE SUITABILITY OF THE PROPERTY FOR ANY AND ALL ACTIVITIES AND USES
WHICH PURCHASER MAY CONDUCT THEREON, (C) THE COMPLIANCE OF OR BY THE PROPERTY OR
ITS OPERATION WITH ANY LAWS, RULES, ORDINANCES OR REGULATIONS OF ANY APPLICABLE
GOVERNMENTAL AUTHORITY OR BODY, OR (D) THE HABITABILITY, MERCHANTABILITY OR
FITNESS FOR A PARTICULAR PURPOSE OF THE PROPERTY, AND (II) THAT NEITHER SELLER
NOR ANY OF SELLER'S EMPLOYEES, AGENTS OR ATTORNEYS NOR ANY OF THEIR RESPECTIVE
DIRECT OR INDIRECT PARTNERS, NOR ANY OF THEIR RESPECTIVE OFFICERS, DIRECTORS,
ADVISORS,

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EMPLOYEES, AGENTS, TRUSTEES, SHAREHOLDERS, BENEFICIARIES, CONTRACTORS OR
REPRESENTATIVES ARE MAKING OR SHALL BE DEEMED TO HAVE MADE ANY EXPRESS IMPLIED
REPRESENTATION OR WARRANTY OF ANY KIND OR NATURE.

     9.   Seller's Additional Covenants. Seller does hereby further covenant and
          -----------------------------
agree as follows:

          (a) Operation of Property.  Seller hereby covenants that, from the
              ---------------------
     date of this Agreement up to and including the date of Closing, Seller
     shall: (i) not negotiate with any third party respecting the sale of the
     Property or any interest therein, (ii) not modify, amend, or terminate the
     Lease or enter into any new lease respecting the Property, (iii) not grant
     or otherwise create or consent to the creation of any easement,
     restriction, lien, assessment, or encumbrance respecting the Property, and
     (iv) cause the Property to be operated, maintained, and repaired in the
     same manner as the Property is currently being operated, maintained, and
     repaired.

          (b) Preservation of Lease. Seller shall, from and after the date of
              ---------------------
     this Agreement to the date of Closing, use its good faith efforts to
     perform and discharge all of the duties and obligations and shall otherwise
     comply with every covenant and agreement of the landlord under the Lease,
     at Seller's expense, in the manner and within the time limits required
     thereunder, including, without limitation, those actions necessary to place
     Tenant in possession and commence the payment of rent. Furthermore, Seller
     shall, for the same period of time, take such actions as are reasonably
     necessary to enforce the terms and provisions of the Lease. Seller hereby
     agrees that from and after full execution of this Agreement, Seller shall
     not credit any portion of the security deposit, if any, against defaults or
     delinquencies of the Tenant under the Lease.

          (c) Tenant Estoppel Certificate. Seller shall use commercially
              ---------------------------
     reasonable efforts to obtain and deliver to Purchaser on or before five (5)
     business days prior to Closing a fully completed estoppel certificate with
     respect to the Lease in substantially the form of Exhibit "D" (the "Tenant
                                                       -----------
     Estoppel Certificate"), duly executed by the Tenant thereunder.  The Tenant
     Estoppel Certificate shall be executed as of a date not more than thirty
     (30) days prior to Closing. Purchaser agrees to accept a form which does
     not contain paragraphs 15 and 16 so long as Seller submits a bona fide
     request therefore to Tenant.

          (d) Insurance. From and after the date of this Agreement to the date
              ---------
     and time of Closing, Seller shall, at its expense, cause to be maintained
     in full force and effect the insurance coverage currently in effect on the
     Property.

          (e) Covenant to Satisfy Conditions; Effect of Failure to Satisfy.
              ------------------------------------------------------------
     Seller hereby agrees to use commercially reasonable efforts to cause each
     of the conditions precedent to the obligations of Purchaser to be fully
     satisfied, performed and discharged, on and as of the Closing Date.

     10.  Closing.  Provided that all of the conditions set forth in this
          -------
Agreement are theretofore fully satisfied or performed, it being fully
understood and agreed, however, that Purchaser may expressly waive in writing,
at or prior to Closing, any conditions that are unsatisfied or unperformed at
such time, the consummation of the sale by Seller and purchase by Purchaser of
the Property (herein referred to as the "Closing") shall be held at 2:00 p.m.,
local time, on September 17, 2001, at the offices of Title Company, or at such
earlier time as shall be agreed by the parties.

     11.  Seller's Closing Documents.  For and in consideration of, and as a
          --------------------------
condition precedent to, Purchaser's delivery to Seller of the Purchase Price
described in Paragraph 3 hereof, Seller shall obtain or execute, at Seller's
expense, and deliver to Purchaser at Closing the following documents (all of
which shall be duly executed, acknowledged, and notarized where required and
shall survive the Closing):

          (a) Limited or Special Warranty Deed.  A Limited or Special Warranty
              --------------------------------
     Deed (the "Deed") conveying to Purchaser marketable fee simple title to the
     Land and Improvements, together with all rights, easements, and
     appurtenances thereto, subject only to the Permitted Exceptions in form and
     substance reasonably acceptable to Title Company;

          (b) Bill of Sale.  A Bill of Sale conveying to Purchaser marketable
              ------------
     title to the Personal

                                       7
<PAGE>

     Property in the form and substance of Exhibit "F";
                                           -----------

          (c) Blanket Transfer.  A Blanket Transfer and Assignment in the form
              ----------------
     and substance of Exhibit "G";
                      -----------

          (d) Assignment and Assumption of Lease.  An Assignment and Assumption
              ----------------------------------
     of Lease in the form and substance of Exhibit "H", assigning to Purchaser
                                           -----------
     all of Seller's right, title, and interest in and to the Lease and the
     rents thereunder;

          (e) Seller's Affidavit.  A customary seller's affidavit in the form
              ------------------
     required by the Title Company;

          (f) FIRPTA Certificate. A FIRPTA Certificate in such form as Purchaser
              ------------------
     shall reasonably approve;

          (g) Certificates of Occupancy.  The original Certificates of occupancy
              -------------------------
     for all space within the Improvements;

          (h) Marked Title Commitment.  The Title Commitment, marked to change
              -----------------------
     the effective date thereof through the date and time of recording the Deed
     from Seller to Purchaser, to reflect that Purchaser is vested with the fee
     simple title to the Land and the Improvements, and to reflect that all
     requirements for the issuance of the final title policy pursuant to such
     Title Commitment have been satisfied;

          (i) Keys and Records.  All of the keys to any doors or locks on the
              ----------------
     Property and the original tenant files and other books and records relating
     to the Property in Seller's possession;

          (j) Tenant Notice.  Notice from Seller to the Tenant of the sale of
              -------------
     the Property to Purchaser in such form as Purchaser shall reasonably
     approve;

          (k) Settlement Statement.  A settlement statement setting forth the
              --------------------
     amounts paid by or on behalf of and/or credited to each of Purchaser and
     Seller pursuant to this Agreement;

          (l) Association/Governing Board Estoppels.  An estoppel signed by an
              -------------------------------------
     authorized representative of any association, governing board, or other
     entity governing the Property addressed to Purchaser and any lender to the
     effect that neither the Seller nor the Property are in default under any of
     the applicable instruments and that current charges and/or assessments have
     been paid; and

          (m) Other Documents.  Such other documents as shall be reasonably
              ---------------
     required by Purchaser's counsel.

     12.  Purchaser's Closing Documents.  Purchaser shall obtain or execute and
          -----------------------------
deliver to Seller at Closing the following documents, all of which shall be duly
executed and acknowledged where required and shall survive the Closing:

     (a)  Blanket Transfer.  The Blanket Transfer and Assignment;
          ----------------

     (b)  Assignment and Assumption of Lease.  The Assignment and Assumption of
          ----------------------------------
Lease;

     (c)  Settlement Statement.  A settlement statement setting forth the
          --------------------
amounts paid by or on behalf of and/or credited to each of Purchaser and Seller
pursuant to this Agreement; and

     (d)  Other Documents.  Such  other documents as shall be reasonably
          ---------------
required by Seller's counsel.

     13.  Closing Costs.  Seller shall pay the cost of the Title Commitment,
          -------------
including the cost of the examination of title to the Property made in
connection therewith, and the premium for the owner's policy of title insurance
issued pursuant thereto at standard rates. Seller shall pay the cost of any
transfer or documentary tax imposed by any jurisdiction in which the Property is
located,  the attorneys' fees of Seller, and all other costs and expenses
incurred by Seller in closing and consummating the purchase and sale of the
Property pursuant hereto.

                                       8
<PAGE>

Purchaser shall pay the cost of any survey obtained by Purchaser, the attorneys'
fees of Purchaser, and all other costs and expenses incurred by Purchaser in
closing and consummating the purchase and sale of the Property pursuant hereto.
Each party shall pay one-half of any escrow fees.

     14.  Prorations.  The following items shall be prorated and/or credited
          ----------
between Seller and Purchaser as of Midnight preceding the date of Closing:

          (a) Rents. Rents, additional rents, and other income of the Property
              -----
     (other than security deposits, which shall be assigned and paid over to
     Purchaser) collected by Seller from Tenant for the month of Closing.
     Purchaser shall also receive a credit against the Purchase Price payable by
     Purchaser to Seller at Closing for any rents or other sums (not including
     security deposits) prepaid by Tenant for any period following the month of
     Closing, or otherwise.

          (b) Property Taxes. City, state, county, and school district ad
              --------------
     valorem taxes based on the ad valorem tax bills for the Property, if then
     available, or if not, then on the basis of the latest available tax figures
     and information. Should such proration be based on such latest available
     tax figures and information and prove to be inaccurate upon receipt of the
     ad valorem tax bills for the Property for the year of Closing, either
     Seller or Purchaser, as the case may be, may demand at any time after
     Closing a payment from the other correcting such malapportionment. In
     addition, if after Closing there is an adjustment or reassessment by any
     governmental authority with respect to, or affecting, any ad valorem taxes
     for the Property for the year of Closing or any prior year, any additional
     tax payment for the Property required to be paid with respect to the year
     of Closing shall be prorated between Purchaser and Seller and any such
     additional tax payment for the Property for any year prior to the year of
     Closing shall be paid by Seller. This agreement shall expressly survive the
     Closing.

          (c) Utility Charges.  Except for utilities which are the
              ---------------
     responsibility of Tenant, Seller shall pay all utility bills received prior
     to Closing and shall be responsible for utilities furnished to the Property
     prior to Closing. Purchaser shall be responsible for the payment of all
     bills for utilities furnished to the Property subsequent to the Closing.
     Seller and Purchaser hereby agree to prorate and pay their respective
     shares of all utility bills received subsequent to Closing, which agreement
     shall survive Closing.

     15.  Purchaser's Default.  In the event of default by Purchaser under the
          -------------------
terms of this Agreement, Seller's sole and exclusive remedy shall be to receive
the Earnest Money as liquidated damages and thereafter the parties hereto shall
have no further rights or obligations hereunder whatsoever. It is hereby agreed
that Seller's damages will be difficult to ascertain and that the Earnest Money
constitutes a reasonable liquidation thereof and is intended not as a penalty,
but as fully liquidated damages. Seller agrees that in the event of default by
Purchaser, it shall not initiate any proceeding to recover damages from
Purchaser, but shall limit its recovery to the retention of the Earnest Money.

     16.  Seller's Default.  In the event of default by Seller under the terms
          ----------------
of this Agreement, including, without limitation, the failure of Seller to cure
any title defects or objections, except as otherwise specifically set forth
herein, at Purchaser's option: (i) if any such defects or objections constitutes
a Monetary Lien, Purchaser shall have the right to cure such defects or
objections, in which event the Purchase Price shall be reduced by an amount
equal to the costs to satisfy, bond over or insure over such defects or
objections, and upon such curing, the Closing hereof shall proceed in accordance
with the terms of this Agreement; or (ii) Purchaser shall have the right to
terminate this Agreement by giving written notice of such termination to Seller,
whereupon Escrow Agent shall promptly refund all Earnest Money to Purchaser, and
Purchaser and Seller shall have no further rights, obligations, or liabilities
hereunder, except as may be expressly provided to the contrary herein; or (iii)
Purchaser shall have the right to accept title to the Property subject to such
defects and objections with no reduction in the Purchase Price, in which event
such defects and objections shall be deemed "Permitted Exceptions"; or (iv)
Purchaser may elect to seek specific performance of this Agreement.  Purchaser
hereby waives the right to seek and obtain damages by reason of any default by
Seller except as provided in Section 8 hereof.

     17.  Condemnation.  If, prior to the Closing, all or any part of the
          ------------
Property is subjected to a bona fide threat of condemnation by a body having the
power of eminent domain or is taken by eminent domain or condemnation (or sale
in lieu thereof), or if Seller has received notice that any condemnation action
or proceeding with respect to the Property is contemplated by a body having the
power of eminent domain and in either instance

                                       9
<PAGE>

the Lease is terminable or rent thereunder may be reduced or abated, Seller
shall give Purchaser immediate written notice of such threatened or contemplated
condemnation or of such taking or sale, and Purchaser may by written notice to
Seller given within fifteen (15) days of the receipt of such notice from Seller,
elect to cancel this Agreement. If Purchaser chooses to cancel this Agreement in
accordance with this Paragraph 17, then the Earnest Money shall be returned
immediately to Purchaser by Escrow Agent and the rights, duties, obligations,
and liabilities of the parties hereunder shall immediately terminate and be of
no further force and effect. If Purchaser does not elect to cancel this
Agreement in accordance herewith, this Agreement shall remain in full force and
effect and the sale of the Property contemplated by this Agreement, less any
interest taken by eminent domain or condemnation, or sale in lieu thereof, shall
be effected with no further adjustment and without reduction of the Purchase
Price, and at the Closing, Seller shall assign, transfer, and set over to
Purchaser all of the right, title, and interest of Seller in and to any awards
that have been or that may thereafter be made for such taking.

     18.  Damage or Destruction.  If any of the Improvements shall be destroyed
          ---------------------
or damaged prior to the Closing, and the estimated cost of repair or replacement
exceeds $250,000.00 or if the Lease shall terminate as a result of such damage,
Purchaser may, by written notice given to Seller within fifteen (15) days after
receipt of written notice from Seller of such damage or destruction, elect to
terminate this Agreement, in which event the Earnest Money shall immediately be
returned by Escrow Agent to Purchaser and except as expressly provided herein to
the contrary, the rights, duties, obligations, and liabilities of all parties
hereunder shall immediately terminate and be of no further force or effect. If
Purchaser does not elect to terminate this Agreement pursuant to this Paragraph
18, or has no right to terminate this Agreement (because the damage or
destruction does not exceed $250,000.00 and the Lease remains in full force and
effect), and the sale of the Property is consummated, Purchaser shall be
entitled to receive all insurance proceeds paid or payable to Seller by reason
of such destruction or damage under the insurance required to be maintained by
Seller pursuant to Paragraph 9(d) hereof (less amounts of insurance theretofore
received and applied by Seller to restoration). If the amount of said casualty
or rent loss insurance proceeds is not settled by the date of Closing, Seller
shall execute at Closing all proofs of loss, assignments of claim, and other
similar instruments to ensure that Purchaser shall receive all of Seller's
right, title, and interest in and under said insurance proceeds.

     19.  Hazardous Substances.  Seller hereby warrants and represents to the
          --------------------
best of Seller's actual knowledge, that except as disclosed in that certain
Phase I Environmental Site Assessment (the "Environmental Site Assessment"),
dated October 7, 1998, prepared by Associated Environmental Consultants,
Inc. (i) no "hazardous substances", as that term is defined in the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended, 42
U.S.C. Section 9601, et. seq., the Resource Conservation and Recovery Act, as
                     --  ---
amended, 42 U.S.C. Section 6901 et. seq., and the rules and regulations
                                --  ---
promulgated pursuant to these acts, any so-called "super-fund" or "super-lien"
laws or any applicable state or local laws, nor any other pollutants, toxic
materials, or contaminants have been discharged, disbursed, released, stored,
treated, generated, disposed of, or allowed to escape on the Property by Seller
in violation of applicable laws, (ii) no asbestos or asbestos containing
materials have been installed, used, incorporated into the Improvements, or
disposed of on the Property by Seller, (iii) no polychlorinated biphenyls are
located on or in the Property, in the form of electrical transformers,
fluorescent light fixtures with ballasts, cooling oils, or any other device or
form, (iv) no underground storage tanks are located on the Property or were
located on the Property and subsequently removed or filled, (v) Seller has
received no written notice of an investigation, administrative order, consent
order and agreement, litigation, or settlement with respect to Hazardous
Substances that is proposed, threatened, or in existence with respect to the
Property, and (vi) the Property has not previously been used as a landfill,
cemetery, or as a dump for garbage or refuse.  Seller further warrants and
represents that it has no actual knowledge of any of the foregoing matters other
than as set forth in the Environmental Site Assessment.

     20.  Assignment.  Purchaser's rights and duties under this Agreement shall
          ----------
not be assignable except to a party under the control of controlled by or under
common control with Purchaser without the consent of Seller which consent shall
not be unreasonably withheld.

     21.  Broker's Commission.  Seller has by separate agreement agreed to pay a
          -------------------
brokerage commission to Real Estate Resource Partners ("Seller's Broker") and
Purchaser has by separate agreement agreed to pay a brokerage commission to Kent
Jones Company ("Purchaser's Broker") (collectively, the "Broker").  Purchaser
and Seller hereby represent each to the other that they have not discussed this
Agreement or the subject matter hereof with any real estate broker or agent
other than the aforesaid Broker so as to create any legal right in any such
broker or agent to claim a real estate commission with respect to the conveyance
of the Property contemplated by this

                                      10
<PAGE>

Agreement. Seller shall and does hereby indemnify and hold harmless Purchaser
from and against any claim, whether or not meritorious, for any real estate
sales commission, finder's fees, or like compensation in connection with the
sale contemplated hereby and arising out of any act or agreement of Seller,
including any claim asserted by Broker and any broker or agent claiming under
Seller's Broker or Seller. Likewise, Purchaser shall and does hereby indemnify
and hold harmless Seller from and against any claim, whether or not meritorious,
for any real estate sales commission, finder's fees, or like compensation in
connection with the sale contemplated hereby and arising out of any act or
agreement of Purchaser, including any such claim asserted by Purchaser's Broker
and any broker or agent claiming under Purchaser's Broker or Purchaser. This
Paragraph 21 shall survive the Closing or any termination of this Agreement.

     22.  Notices.  Wherever any notice or other communication is required or
          -------
permitted hereunder, such notice or other communication shall be in writing and
shall be delivered by overnight courier, by hand, or sent by facsimile (with
confirmation of transmission) to the addresses and/or facsimile numbers set out
below or at such other addresses as are specified by written notice delivered in
accordance herewith:

     PURCHASER:          c/o Wells Capital, Inc.
                         6200 The Corners Parkway, Suite 250
                         Norcross, Georgia 30092
                         Attn: Mr. Michael C. Berndt
                         Facsimile: (770) 200-8199

     with a copy to:     O'Callaghan & Stumm LLP
                         127 Peachtree Street, N. E., Suite 1330
                         Atlanta, Georgia 30303
                         Attn: William L. O'Callaghan, Esq.
                         Facsimile: (404) 522-2002

     SELLER:             c/o Brookdale Group, LLC
                         3445 Peachtree Road, Suite 700
                         Atlanta, Georgia 30326
                         Attn: Mr. Seabie W. Hickson, III
                         Facsimile: (404) 364-8099

     with a copy to :    King & Spalding
                         191 Peachtree Street, N.E., Suite 4900
                         Atlanta, Georgia 30303
                         Attn: Scott J. Arnold, Esq.
                         Facsimile: (404) 572-5100

Any notice or other communication mailed as herein above provided shall be
deemed effectively given or received on the date of delivery, if delivered by
hand, by overnight courier or facsimile, or otherwise on the third (3rd)
business day following the postmark date of such notice or other communication.

     23.  Possession.  Possession of the Property shall be granted by Seller to
          ----------
Purchaser on the date of Closing, subject only to the Lease and the Permitted
Exceptions.

     24.  Time Periods.  If the time period by which any right, option, or
          ------------
election provided under this Agreement must be exercised, or by which any act
required hereunder must be performed, or by which the Closing must be held,
expires on a Saturday, Sunday, or holiday, then such time period shall be
automatically extended through the close of business on the next regularly
scheduled business day.

     25.  Survival of Provisions.  All covenants, warranties, and agreements set
          ----------------------
forth in this Agreement shall survive the execution or delivery of any and all
deeds and other documents at any time executed or delivered under, pursuant to,
or by reason of this Agreement, and shall survive the payment of all monies made
under, pursuant to, or by reason of this Agreement for a period of one (1) year
from Closing.

     26.  Severability.  This Agreement is intended to be performed in
          ------------
accordance with, and only to the

                                      11
<PAGE>

extent permitted by, all applicable laws, ordinances, rules, and regulations. If
any provision of this Agreement, or the application thereof to any person or
circumstance, shall, for any reason and to any extent be invalid or
unenforceable, the remainder of this Agreement and the application of such
provision to other persons or circumstances shall not be affected thereby but
rather shall be enforced to the greatest extent permitted by law.

     27.  Authorization.  Purchaser represents to Seller that this Agreement has
          -------------
been duly authorized and executed on behalf of Purchaser and constitutes the
valid and binding agreement of Purchaser, enforceable in accordance with its
terms, and all necessary action on the part of Purchaser to authorize the
transactions herein contemplated has been taken, and no further action is
necessary for such purpose.

     28.  General Provisions.   No failure of either party to exercise any power
          ------------------
given hereunder or to insist upon strict compliance with any obligation
specified herein, and no custom or practice at variance with the terms hereof,
shall constitute a waiver of either party's right to demand exact compliance
with the terms hereof. This Agreement contains the entire agreement of the
parties hereto, and no representations, inducements, promises, or agreements,
oral or otherwise, between the parties not embodied herein shall be of any force
or effect. Any amendment to this Agreement shall not be binding upon the parties
hereto unless such amendment is in writing and executed by all parties hereto.
The provisions of this Agreement shall inure to the benefit of and be binding
upon the parties hereto and their respective heirs, legal representatives,
successors, and assigns. Time is of the essence of this Agreement. This
Agreement may be executed in multiple counterparts, each of which shall
constitute an original, but all of which taken together shall constitute one and
the same agreement. The headings inserted at the beginning of each paragraph are
for convenience only, and do not add to or subtract from the meaning of the
contents of each paragraph. This Agreement shall be construed and interpreted
under the laws of the State of Texas.  Except as otherwise provided herein, all
rights, powers, and privileges conferred hereunder upon the parties shall be
cumulative but not restrictive to those given by law. All personal pronouns used
in this Agreement, whether used in the masculine, feminine, or neuter gender
shall include all genders, and all references herein to the singular shall
include the plural and vice versa.

     29.  Effective Date.  The "effective date" of this Agreement shall be
          --------------
deemed to be the date this Agreement is fully executed by both Purchaser and
Seller and a fully executed original counterpart of this Agreement has been
received by both Purchaser and Seller.

     30.  Duties as Escrow Agent.  In performing its duties hereunder, Escrow
          ----------------------
Agent shall not incur any liability to anyone for any damages, losses or
expenses, except for its gross negligence or willful misconduct, and it shall
accordingly not incur any such liability with respect to any action taken or
omitted in good faith upon advice of its counsel or in reliance upon any
instrument, including any written notice or instruction provided for in this
Agreement, not only as to its due execution and the validity and effectiveness
of its provision, but also as to the truth and accuracy of any information
contained therein that Escrow Agent shall in good faith believe to be genuine,
to have been signed or presented by a proper person and to conform to the
provisions of this Agreement.  Seller and Purchaser hereby agree to indemnify
and hold harmless Escrow Agent against any and all losses, claims, damages,
liabilities and expenses, including reasonable costs of investigation and legal
fees and disbursements, that may be imposed upon Escrow Agent or incurred by
Escrow Agent in connection with its acceptance or performance of its duties
hereunder as escrow agent, including without limitation, any litigation arising
out of this Agreement.  If any dispute shall arise between Seller and Purchaser
sufficient in the discretion of Escrow Agent to justify its doing so, Escrow
Agent shall be entitled to tender into the registry or custody of the clerk of
the Court for the county in which the Property is located or the clerk for the
United States District Court having jurisdiction over the county in which the
Property is located, any or all money (less any sums required to pay Escrow
Agent's attorneys' fees in filing such action), property or documents in its
hands relating to this Agreement, together with such pleadings as it shall deem
appropriate, and thereupon be discharged from all further duties under this
Agreement.  Seller and Purchaser shall bear all costs and expenses of any such
legal proceedings.

                       [Signatures commence on next page]
                       ==================================

                                      12
<PAGE>

     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
duly executed and their respective seals to be affixed hereunto as of the day,
month and year first above written.

                         "SELLER":

                         SV RESERVE, L.P., a Georgia limited partnership

                         By:  /s/ C. L. Davidson, III
                              --------------------------------
                         Name: C. L. Davidson. III
                         Its: President

                         "PURCHASER":

                         WELLS CAPITAL, INC., a Georgia corporation

                         By: /s/ Leo F. Wells, III
                             ---------------------------------
                         Its: President
                             ---------------------------------

                         "ESCROW AGENT":

                         /s/ John P. Bruce
                         -------------------------------------

                         By:  /s/ John P. Bruce
                            ----------------------------------
                         Its: Commercial Escrow Officer
                             ---------------------------------

                         "SUBJECT TO THE TERMS
                         AND CONDITIONS CONTAINED
                         IN THE ATTACHED EARNEST
                         MONEY RECEIPT."

                                      13
<PAGE>

                    [LETTERHEAD OF HERITAGE TITLE COMPANY]

                             EARNEST MONEY RECEIPT

Date:   July 24, 2001

RE:     GF# 00010949; Simmons Vedder & Co. to TBD; Reserves A and B of Greens
        Crossing, Plat in 308, Page 2 Map Records of Harris County, Texas and
        All of that tract or parcel of land located west of Reserves A and B of
        Greens Crossing Section Four and west of Greens Crossing Section 8 and
        so

Heritage Title Company of Austin, Inc., as Escrow Agent, hereby acknowledges
receipt of Purchaser's wire transfer in the amount of $250,000.00, tendered as
Earnest Money to be held by Escrow Agent in accordance with the terms and
conditions of the attached Agreement for the Purchase and Sale of Property.
Escrow Agent does not assume and shall not incur any liability, implied or
otherwise, as a result of any banking institution's dishonor of said check for
any reason, or the performance or non-performance by any party to the agreement.
If the check is dishonored for any reason after being deposited for collection,
Escrow Agent may, at its option, notify all parties to the transaction of said
dishonor, require that any replacement of dishonored check be accomplished with
a Cashier's Check or deposit by wire transfer of funds, and collect any banking
charges incurred by Escrow Agent as a result of said dishonor.

The Earnest Money has been deposited into The Chase Manhattan Bank, Austin,
Texas. Escrow Agent shall not be liable for any interest or other charge on the
funds held and shall assume no liability for the funds until said check is
cleared through regular channels of banking. Escrow Agent shall not refund or
invest the funds until it has received collected funds into its escrow account.
Please be advised of the following critical elements associated with Escrow
Agent's receipt of these funds:

     In the event Purchaser has additional deposit accounts at the above
     referenced banking institution, the Earnest Money will be added to the
     total funds deposited on behalf of Purchaser so as to be included in any
     insurance limits. PLEASE NOTIFY ESCROW AGENT IMMEDIATELY IF THE EARNEST
     MONEY SHOULD BE PLACED WITH ANOTHER BANKING INSTITUTION.

     This Earnest Money has been deposited into a NON-INTEREST BEARING ACCOUNT.
     IF THE PURCHASER SHOULD REQUEST OR THE CONTRACT REQUIRE THE EARNEST MONEY
     TO BE DEPOSITED INTO AN INTEREST BEARING ACCOUNT, ESCROW AGENT MUST BE
     CONTACTED AS ADDITIONAL REQUIREMENTS ARE NECESSARY FOR THE HANDLING OF SUCH
     ACCOUNTS, including Purchaser's execution of a Form W-9 and an
     Authorization to Invest Funds. Service Fees may be incurred for any amounts
     less than $5,000.00.

     Escrow Agent may, at its sole option, require a written release and
     authorization signed by all parties before paying the Earnest Money Deposit
     to any or either party.

HERITAGE TITLE COMPANY OF AUSTIN, INC.

By: /s/ John P. Bruce
   --------------------------------------------
       John P. Bruce, Commercial Escrow Officer

                    Heritage Title Company of Austin, Inc.
 98 San Jacinto Boulevard . Suite 100 . Austin, Texas 78701 . 512/505-5000 .
                               Fax 512/505-5021
<PAGE>

                              Schedule of Exhibits
                              --------------------

Exhibit "A"   -    Description of Land
Exhibit "B"   -    Not Used
Exhibit "C"   -    Copy of Lease
Exhibit "D"   -    Tenant Estoppel Certificate Form
Exhibit "E"   -    Not Used
Exhibit "F"   -    Bill of Sale Form
Exhibit "G"   -    Blanket Transfer and Assignment Form
Exhibit "H"   -    Assignment and Assumption of Lease Form

<PAGE>

                                  EXHIBIT "A"
                                  -----------
                               LEGAL DESCRIPTION

The surface estate only of unrestricted Reserve "A" Block 1, RESERVE AT GREENS
CROSSING, a subdivision in Harris County, Texas, according to map or plat
thereof, recorded in Clerk's File No. T681583, Film Code No. 418068 of the Map
Records of Harris County, Texas.<PAGE>

                                 EXHIBIT 10.91

                           LEASE FOR IKON BUILDINGS
<PAGE>

                        THE RESERVE AT GREEN'S CROSSING

                                LEASE AGREEMENT

                                BY AND BETWEEN

                         SV RESERVE, L.P., AS LANDLORD

                                      AND

                    IKON OFFICE SOLUTIONS, INC., AS TENANT

                               December 17, 1999

<PAGE>

                               TABLE OF CONTENTS

<TABLE>
<S>                                                                     <C>
ARTICLE I..............................................................  1

ARTICLE II.............................................................  1

   Section 2.1    Premises.............................................  1
   Section 2.2    Term.................................................  2
   Section 2.3    Use..................................................  2

ARTICLE III............................................................  3

   Section 3.1    Rental Payments......................................  3
   Section 3.2    Additional Rent......................................  3

ARTICLE IV.............................................................  6

   Section 4.1    Services.............................................  6
   Section 4.2    Occupancy of Premises................................  7
   Section 4.3    Landlord's Entry.....................................  7
   Section 4.4    Hazardous Materials..................................  8

ARTICLE V..............................................................  9

   Section 5.1    Leasehold Improvements...............................  9
   Section 5.2    Liens................................................ 10
   Section 5.3    Indemnification...................................... 10

ARTICLE VI............................................................. 11

   Section 6.1    Condemnation......................................... 11
   Section 6.2    Force Majeure........................................ 11
   Section 6.3    Fire or Other Casualty............................... 11
   Section 6.4    Insurance............................................ 12
   Section 6.5    Waiver of Subrogation Rights......................... 12

ARTICLE VII............................................................ 13

   Section 7.1    Default By Tenant.................................... 13
   Section 7.2    Landlord's Remedies.................................. 13
   Section 7.3    Waiver of Duty to Relet or Mitigate.................. 14
   Section 7.4    Reentry.............................................. 14
   Section 7.5    Rights of Landlord in Bankruptcy..................... 15
   Section 7.6    Waiver of Certain Rights............................. 15
   Section 7.7    Non-Waiver........................................... 15
   Section 7.8    Holding Over......................................... 15
   Section 7.9    Abandonment of Personal Property..................... 15
   Section 7.10   Quiet Enjoyment...................................... 15

ARTICLE VIII........................................................... 15

   Section 8.1    Transfers............................................ 15
   Section 8.2    Permitted Transfers.................................. 16
   Section 8.3    Assignment by Landlord............................... 16
   Section 8.4    Limitation of Landlord's Liability................... 16

ARTICLE IX............................................................. 17

   Section 9.1    Subordination........................................ 17
   Section 9.2    Estoppel Certificate or Three-Party Agreement........ 17
   Section 9.3    Notices.............................................. 17

ARTICLE X.............................................................. 17

   Section 10.1   Rights and Remedies Cumulative....................... 17
   Section 10.2   Legal Interpretation................................. 18
   Section 10.3   Authority............................................ 18
   Section 10.4   Brokers.............................................. 18
   Section 10.5   Consents by Landlord................................. 18
   Section 10.6   Joint and Several Liability.......................... 18
   Section 10.7   Independent Covenants................................ 18
   Section 10.8   Attorneys' Fees and Other Expenses................... 19
   Section 10.9   Recording............................................ 19
   Section 10.10  Disclaimer; Waiver of Jury Trial..................... 19
   Section 10.11  Access to Roof....................................... 19
   Section 10.12  Parking.............................................. 19
   Section 10.13  No Accord or Satisfaction............................ 19
   Section 10.14  Acceptance........................................... 19
   Section 10.15  Waiver of Counterclaim............................... 20
   Section 10.16  Time Is of the Essence............................... 20
   Section 10.17  Counterparts......................................... 20
</TABLE>

EXHIBITS:
--------

Exhibit A -   Land
Exhibit B -   Floor Plan(s) of Premises
Exhibit C -   Special Stipulations
Exhibit D -   Commencement Date Agreement
Exhibit E -   Work Letter Agreement
Exhibit F -   Building Rules and Regulation
<PAGE>

                                LEASE AGREEMENT
                                ---------------

     THIS LEASE AGREEMENT (this "Lease") is made and entered into as of the
                                 -----
17 day of December, 1999, by and between SV RESERVE, L.P., a Georgia limited
partnership ("Landlord"), whose address is 3343 Peachtree Road, N.E., Suite 510,
              --------
Atlanta, Georgia 30326 and IKON OFFICE SOLUTIONS, INC., an Ohio corporation
("Tenant"), whose address is 70 Valley Stream Parkway, Malvern, PA 19355.
  ------
Subject to all of the terms, provisions, covenants and conditions of this Lease,
and in consideration of the mutual covenants, obligations and agreements
contained in this Lease, and other good and valuable consideration, the receipt
and sufficiency of which is hereby acknowledged, Landlord and Tenant agree as
follows:

                                  ARTICLE I.

                            BASIC LEASE PROVISIONS
                            ----------------------

Landlord, for and in consideration of the rents and all other charges and
payments hereunder and of the covenants, agreements, terms, provisions and
conditions to be kept and performed hereunder by Tenant, demises and leases to
Tenant, and Tenant hereby hires and takes from Landlord, the premises (defined
below), subject to all matters hereinafter set forth and upon and subject to the
covenants, agreements, terms, provisions and conditions of this Lease for the
term hereinafter stated.  For purposes of this Lease, the following terms shall
have the meanings ascribed to them below:

Building shall mean, collectively, the two (2) buildings consisting of
--------
approximately 78,895 square feet each, or 157,790 square feet total, situated
upon the Land (hereinafter defined) commonly known as The Reserve at Green's
Crossing located at 810 ("Building A") and 820 ("Building B") Gears Road,
Houston, County of Harris, State of Texas, respectively, as the same currently
exists or as it may from time to time hereafter be expanded or modified.  The
term "Buildings" shall mean Building A and Building B.

Commencement Date shall mean May 1, 2000.
-----------------

Land shall mean that certain tract of land situated in Harris County, Texas and
----
more particularly described on Exhibit A attached hereto and hereby made a part
                               ---------
hereof.

Lease Year shall mean each consecutive twelve (12) month period during the Term
----------
commencing with the Commencement Date.

Premises shall have the meaning set forth in Section 2.1 of this Lease.
--------

Prepaid Rent shall mean the amount of $66,567.66 for the first month of the
------------
Term.

Project shall mean the Building, together with the Land, the parking area
-------
serving the Building, all other improvements situated on the Land or directly
benefiting the Building, and all additional facilities or improvements directly
benefiting the Building that may be constructed in subsequent years.

Term shall mean one hundred twenty (120) months commencing on May 1, 2000.
----

                                  ARTICLE II.

     Section 2.1  Premises.  The Premises demised by this Lease consist of all
                  --------
of Building A consisting of 78,895 rentable square feet (the "Phase I Space")
(See Exhibit B), approximately 30,000 rentable square feet of space in Building
B (the "Phase II Space") (See Exhibit B) and approximately 32,000 additional
rentable square feet of space in Building B (the "Phase III Space") (See Exhibit
B) (collectively, the "Premises") for a total of 140,895 rentable square feet of
                       --------
area. The Premises are shown on the site plan attached as Exhibit B, and are
                                                          ---------
hereby made a part hereof by this reference. All square footage utilized in this
Lease has been, or will be as to future space made, in accordance with "Standard
Method for Measuring Floor Area in Office Buildings", published by the
Secretariat, Buildings Owners and Managers Association International (ANSI/BOMA
Z65.1-1996), approved June 7, 1996. Unless otherwise specifically designated,
all references to square footage or square feet in this Lease are to rentable
square footage or square feet. It is understood between both parties that for
purposes of the Lease Agreement, there shall be no add on factor.
Notwithstanding the foregoing, Landlord and Tenant acknowledge and agree that
the portion of the Premises located in Building B includes an electrical room.
For purposes of determining the rentable area of the Premises, the Premises has
only been allocated a pro rata share of the square footage of the electrical
room based upon the rentable area of the balance of the Premises in Building B
as compared to the rentable area of Building B. Further, Tenant agrees that
although such electrical room is included within the Premises, such room shall
remain a common area of the Building and shall be under Landlord's sole control
and Landlord shall have access to and from such electrical room and shall have
the right to utilize parts of the Premises for Landlord's use of and access to
the electrical room. Within thirty (30) days after the Phase II Commencement
Date (as that term is hereinafter defined) and the Phase III Commencement Date
(as that term is hereinafter defined), Landlord shall have the right with
Gensler, Tenant's architect, to remeasure the Phase II Space and the Phase III
Space in accordance with the foregoing standard and if determined by Landlord to
be different than the rentable square footage of the Phase II Space and the
Phase III Space described above, then the rentable square footage of the
Premises and all payments of Base Rent, Additional Rent and other sums hereunder
shall be adjusted accordingly. Tenant shall have
<PAGE>

the right to decrease the rentable area of the Phase II Space and the Phase III
Space subject to the following terms and conditions:

  (i)   Such right shall be exercised by Tenant, if at all, on or before
February 1, 2000 by written notice to Landlord;

  (ii)  Landlord and Tenant must agree upon the demising lines for the Phase II
Space and the Phase III Space within ten (10) days after Tenant's election to
adjust;

  (iii) Tenant shall have no right to decrease the total rentable area of the
Premises to less than 135,000; and

  (iv)  The Phase II Space and the Phase III Space must be contiguous along the
entire common demising line.

In the event that either (i) Landlord elects to remeasure the Premises using
Tenant architect, Gensler, as provided hereinabove, or (ii) Tenant elects to
decrease the rentable area of the Premises, then the rentable area of the
Premises shall be automatically adjusted in this Lease for all purposes as well
as Base Rent, Tenant's Pro Rata Share, the Tenant Improvement Allowance and all
other amounts herein which vary with the rentable square feet of the Premises.

In the event that Tenant leases less than all of the Project, Landlord covenants
and agrees to lease the balance of the Project to other third party office
tenants whose uses are consistent with the use and operation of the Project and
other similarly situated office buildings in the vicinity.

     Section 2.2  Term.  The Term of this Lease shall begin on the Commencement
                  ----
Date and shall continue in full force and effect for the Term of this Lease
unless extended or sooner terminated in accordance with the provisions of this
Lease. Notwithstanding the foregoing, Rent due hereunder with respect to the
Phase II Space shall not begin until the earlier of (i) July 1, 2000 or (ii) the
date Tenant begins use and beneficial occupancy of the Phase II Space (the
"Phase II Commencement Date") and Rent due hereunder with respect to the Phase
III Space shall not begin until the earlier of (a) September 1, 2000 or (b) the
date Tenant begins use and beneficial occupancy of the Phase III Space (the
"Phase III Commencement Date"), subject, however, to the terms of Special
Stipulation No. 2 in Exhibit C of this Lease. After the occurrence of the Phase
                     ---------
II Commencement Date, Tenant and Landlord shall execute a certificate in the
form attached hereto as Exhibit D stipulating and agreeing to the Phase II
                        ---------
Commencement Date and after the occurrence of the Phase III Commencement Date,
Tenant and Landlord shall execute a certificate in the form attached hereto as
Exhibit D stipulating and agreeing to the Phase III Commencement Date. Landlord
---------
acknowledges and agrees that use and beneficial occupancy of the Premises shall
not include construction and construction related activities such as the storing
of construction materials.

     Section 2.3  Use.  The Premises are to be used only for general office
                  ---
purposes which shall include, but not be limited to, employee training, employee
lunch room and/or kitchen facilities (including vending machines for Tenant's
use only), printing facilities and incidental storage and warehouse facilities
relating thereto, meeting and conference rooms, operation of an employee
cafeteria, operation of an employee delicatessen (solely for the use of Tenant's
employees and guests), telecommunication facility, data processing and computer
facilities and equipment and for no other business or purpose without the prior
written consent of Landlord which consent shall not be unreasonable withheld,
delayed or conditioned, provided such use is consistent with the use of
similarly situated office buildings in the area. No act shall be done in or
about the Premises that is unlawful or that will increase the existing rate of
insurance on the Building. In the event of a breach of this covenant, Tenant
shall immediately cease the performance of such unlawful act or such act that is
increasing or has increased the existing rate of insurance and shall pay to
Landlord any and all increases in insurance premiums resulting from such breach.
Tenant shall not commit or allow to be committed any waste upon the Premises, or
any public or private nuisance or other act or thing which disturbs the quiet
enjoyment of any other tenant in the Building. If any of Tenant's office
machines or equipment unreasonably disturb any other tenant in the Building,
then Tenant shall provide adequate insulation, or take such other action as may
be necessary to eliminate the noise or disturbance at its sole cost and expense.
Tenant shall not, without Landlord's prior consent except as outlined and
specifically agreed to within this Lease, install any equipment, machine,
device, tank or vessel which is subject to any federal, state or local
permitting requirement. Tenant, at its expense, shall comply with all applicable
laws, statutes, ordinances and governmental rules, regulations or requirements
governing the installation, operation and removal of any such equipment,
machine, device, tank or vessel. Tenant, at its expense, shall comply with all
applicable laws, statutes, ordinances, governmental rules, regulations or
requirements, and the applicable provisions of any recorded documents now
existing or hereafter in effect relating to its use, operation or occupancy of
the Premises and shall observe such reasonable rules and regulations as may be
adopted and made available to Tenant by Landlord from time to time for the
safety, care and cleanliness of the Premises or the Building and for the
preservation of good order therein. The current rules and regulations for the
Building are attached hereto as Exhibit F. Without limiting the foregoing,
                                ---------
Tenant agrees to be wholly responsible at Tenant's sole cost and expense for any
accommodations or alterations which need to be made to the interior of the
Premises to comply with the provisions of the Americans With Disabilities Act of
1990, as amended. Landlord shall be wholly responsible at Landlord's sole cost
and expense (subject to reimbursement pursuant to and in accordance with the
terms of Section 3.2 of this Lease, if applicable) for any accommodations or
alterations which need to be made to the exterior of the Premises and/or the
Project to comply with the provisions of the Americans with Disabilities Act of
1990, as amended, and the Texas Accessibility Standards, except for any
accommodations or alterations required by Tenant's Work (as that term is defined
in Exhibit E) or Tenant's particular use of the Premises. Notwithstanding the
   ---------
foregoing, Landlord shall be responsible, at its sole cost and expense (not
subject to any reimbursement hereunder), for the completion of the Building in
compliance with all applicable laws, ordinances, rules and regulations.

                                       2
<PAGE>

                                 ARTICLE III.

     Section 3.1  Rental Payments.
                  ---------------

     (a)  Base Rent.  Commencing on the Commencement Date and continuing
          ---------
thereafter throughout the Term, Tenant shall pay the Base Rent described in this
paragraph, which is due and payable each Lease Year during the Term hereof in
twelve (12) equal installments on the first (1st) day of each calendar month
during the Term, and Tenant shall make such installments to Landlord at
Landlord's address specified in this Lease (or such other address as may be
designated by Landlord from time to time) monthly in advance.  Base Rent during
the Term shall be as follows:

     Months of           Base Rent Per         Base Rent    Base Rent
       Term           Rentable Square Foot     Annually      Monthly
       ----           --------------------     --------      -------

     1 - 2                  $10.125         $  798,811.87  $ 66,567.66
     3 - 4                  $10.125         $1,102,561.80  $ 91,880.15
     5 - 9                  $10.125         $1,426,561.80  $118,880.15
     10 - 60                $12.775         $1,799,993.60  $149,994.46
     61 - 120               $14.125         $1,990,141.80  $165,845.15

Base Rent is subject to adjustment as provided in Section 2.1 above.  So long as
Tenant is not then in default under this Lease, in the event Tenant has paid
Landlord any Prepaid Rent such Prepaid Rent shall be applied to the first (1st)
monthly installment of Base Rent due hereunder.

     (b)  Partial Month.  If the Commencement Date is other than the first (1st)
          -------------
day of a calendar month or if this Lease expires or terminates on a day other
than the last day of a calendar month, then the installments of Base Rent for
such month or months shall be prorated based upon multiplying the applicable
Base Rent by a fraction, the numerator of which shall be the number of days of
the Term occurring during said commencement or termination month, as the case
may be, and the denominator of which shall be the number of days in such month.

     (c)  Payment; Late Charge; Past Due Rate.  The Base Rent, the Additional
          -----------------------------------
Rent (hereinafter defined), any Prepaid Rent and any and all other payments,
which Tenant is obligated to make to Landlord under this Lease, shall constitute
and are sometimes hereinafter collectively referred to as "Rent".  Tenant shall
                                                           ----
pay all Rent and other sums of money as shall become due from and payable by
Tenant to Landlord or to such other person or persons as may be designated by
notice from Landlord to Tenant from time to time in lawful money of the United
States of America at the times and in the manner provided in this Lease, without
demand, deduction, abatement, setoff, counterclaim or prior notice.  Tenant
hereby acknowledges that late payment to Landlord of Rent or other sums due
hereunder will cause Landlord to incur costs not contemplated by this Lease, the
exact amount of which will be extremely difficult to ascertain.  If any Rent or
other sum due to Landlord from Tenant is not received on or before five (5) days
after its due date, then Tenant shall pay to Landlord immediately upon
Landlord's demand therefor a late charge in an amount equal to three percent
(3%) of such overdue amount, plus any reasonable attorneys' fees and costs
incurred by Landlord by reason of Tenant's failure to pay Rent and other charges
when due hereunder; provided, however, if Tenant fails to pay Base Rent
hereunder within such 5-day period more than twice in any Lease Year, then
thereafter such late charge shall be assessed immediately upon Tenant's failure
to pay on or before the due date for any such Base Rent.

     Section 3.2  Additional Rent.
                  ---------------

     (a)  Definitions:
          -----------

          (i)  "Operating Expenses" means all reasonable expenses, costs and
                ------------------
disbursements of every kind and nature relating to or incurred or paid by or on
behalf of Landlord in connection with the ownership and operation of the
Project, (excluding all such expenses, costs and disbursements paid directly by
Tenant), computed on an accrual basis in accordance with generally accepted
accounting principles consistently applied, including but not limited to the
following:

               (A) wages and salaries of all persons directly engaged in the
operation, maintenance, security, or access control of the Project, including
all taxes, insurance and benefits relating thereto (to the extent that persons
are engaged with respect to more than one building, wages and salaries relating
to such persons shall be equitably apportioned between all such buildings
including the Building, based upon the relative time spent on each building);

               (B) the actual cost of all supplies, tools, equipment and
materials used in the operation and maintenance of the Project, including rental
fees for the same, if such items are not purchased and amortized pursuant to
this Section 3.2 below;
     -----------

               (C) the actual cost of all utilities for the Project, including
but not limited to the cost of water and power, heating, lighting, air
conditioning and ventilating (excluding those costs billed to specific tenants)
of the Building and Project;

                                       3
<PAGE>

               (D) the actual cost of all maintenance and service agreements for
the Project which shall be competitively bid and the equipment therein,
including but not limited to alarm service, security service, access control,
landscaping, window cleaning, pest control, and exterior cleaning and sweeping
service;

               (E) the actual cost of repairs and general maintenance, excluding
repairs and general maintenance paid by proceeds of insurance, by Tenant or by
other third parties, and alterations attributable solely to tenants of the
Building;

               (F) amortization (together with reasonable financing charges) of
the cost of capital investment items which are installed after completion of
construction of the Premises for the purpose of reducing operating expenses,
promoting safety, complying with governmental requirements or maintaining the
quality of the Building;

               (G) the cost of all insurance relating to the Project (Landlord
agreeing to carry insurance with such coverages and in such amounts as is
customarily carried by other owners of similarly situated office buildings) and
the cost of reasonable deductibles paid on claims made by Landlord;

               (H) Landlord's and/or Landlord's managing agent's accounting
costs applicable to the Project;

               (I) all reasonable property management fees directly applicable
to the Project; and

               (J) All taxes, assessments and governmental charges, whether or
not directly paid by Landlord, whether federal, state, county or municipal and
whether they are imposed by taxing districts or authorities currently taxing the
Project or by others subsequently created or otherwise, and any other taxes and
assessments, assessed against or attributable to the Project or its operation,
excluding, however, federal and state taxes on income, death taxes, franchise
taxes and any taxes imposed or measured on or by the income of Landlord from the
operation of the Project together with the reasonable cost (including attorneys,
consultants and appraisers) of any negotiation, contest or appeal pursued by
Landlord in an effort to reduce any such tax, assessment or charge ("Real Estate
                                                                     -----------
Taxes"); provided, however, that if at any time during the Term the present
-----    --------  -------
method of taxation or assessment shall be so changed that the whole or any part
of the taxes, assessments, levies, impositions or charges now levied, assessed
or imposed on real estate and the improvements thereof shall be changed and as a
substitute therefor, or in lieu of or in addition thereto, taxes, assessments,
levies, impositions or charges shall be levied, assessed or imposed wholly or
partially as a capital levy or otherwise on the rents received from the Project
or the rents reserved herein or any part thereof, then such substitute or
additional taxes, assessments, levies, impositions or charges, to the extent so
levied, assessed or imposed, shall be deemed to be included within the Real
Estate Taxes to the extent that such substitute or additional tax would be
payable if the Project were the only property of Landlord subject to such tax.

     (ii) Operating Expense Exclusions.  Notwithstanding the foregoing,
          -----------------------------
Operating Expenses shall not include the following:

          a.   Cost of repairs or other work occasioned by fire, windstorm or
          other casualty of an insurable nature or by the exercise of eminent
          domain if and to the extent Landlord receives compensation.

          b.   Leasing commissions, attorneys' fees, costs and disbursements and
          other expenses incurred in connection with negotiations or disputes
          with tenants, other occupants, or prospective tenants or occupants.

          c.   Renovating or otherwise improving, or decorating or redecorating
          space for tenants or other occupants of the Building.

          d.   Landlord's costs of electricity and other services that are sold
          or provided to tenants and for which Landlord is entitled to be
          reimbursed by tenants as an additional charge or rental over and above
          the Base Rent and Additional Rent payable under this Lease with such
          tenant.

          e.   Costs incurred by Landlord for alterations or improvements which
          are considered capital improvements or replacements under generally
          accepted accounting principles, except as expressly provided above in
          Section 3.2(a)(i)(F).

          f.   Depreciation and amortization, except as provided above in
          Section 3.2(a)(i)(F).

          g.   Expenses in connection with services or other benefits which are
          not made available to Tenant but which are provided to other tenants
          or occupants.

          h.   Costs incurred due to violation by Landlord or any tenant of the
          terms and conditions of any lease.

          i.   Interest on debt or amortization payments on any mortgage or
          mortgages, and rental under any ground leases.

                                       4
<PAGE>

          j.     Any costs, fines or penalties incurred due to violations by
          Landlord or any governmental rule or authority, except if and to the
          extent such costs, fines or penalties are the subject of a good faith
          appeal by Landlord.

          k.     Compensation paid to officers and executives of Landlord (but
          it is understood that the on-site building manager and other on-site
          employees below the grade of building manager may carry a title such
          as vice president and the salaries and related benefits of these
          officer/employees of Landlord would be allowable Operating Expenses)
          and any general corporate overhead of the Landlord.

          l.     Cost incurred in the removal of asbestos or other substances
          considered to be detrimental to the health or the environment of
          occupants of the Building.

          m.     Costs associated with bringing the Building in compliance of
          general building codes, which codes were enacted prior to Tenant's
          occupancy, whether such work is performed before or after the
          Commencement Date of this Lease.

          (iii)  Tenant's Right to Audit.  In the event that within ninety (90)
                 -----------------------
days after Tenant's receipt of the Statement (as that term is hereinafter
defined) for the prior calendar year, Tenant reasonably believes that certain of
the Operating Expenses charged by Landlord include costs that are not properly
included within the term "Operating Expenses" or that Landlord has erred in
calculating same, Tenant shall have the right to audit Landlord's books and
records in accordance with this paragraph.  Tenant shall exercise such audit
right by providing Landlord with a written notice of Tenant's exercise of such
audit right within such 90-day period and a statement enumerating reasonably
detailed reasons for Tenant's objections to the Statement issued by Landlord
(the "Audit Notice").  Upon the receipt by Landlord of an Audit Notice, Landlord
shall instruct its property manager at the Building to meet with a designated
employee of Tenant (the "Tenant Representative") to discuss the objections set
forth in the Audit Notice.  Landlord shall provide the Tenant Representative
with reasonable access to Landlord's books and records at the Building relating
to Operating Expenses for the calendar year in question in order to attempt to
resolve the issues raised by Tenant in the Audit Notice.  If, within thirty (30)
days after Landlord's receipt of the Audit Notice, Landlord and Tenant are
unable to resolve Tenant's objections, then not later than ten (10) days after
the expiration of such 30-day period, Tenant shall notify Landlord if Tenant
wishes to employ an independent, reputable certified public accounting firm
charging for its services on an hourly rate or fixed fee (and not a contingent
fee) basis ("Acceptable Accountants") to inspect and audit Landlord's books and
records for the Building relating to the objections raised in Tenant's
statement.  Such audit shall be limited to a determination of whether or not
Landlord calculated the Operating Expenses in accordance with the terms and
conditions of this Lease and normal and customary accounting methods used by
owners of similar buildings in the area for calculating Tenant's Expense
Increase.  All costs and expenses of any such audit shall be paid by Tenant.
Any audit performed pursuant to the terms of this section shall be conducted
only by the Acceptable Accountants at the offices of Landlord's property manager
at the Building.  Notwithstanding anything contained herein to the contrary,
Tenant shall be entitled to exercise its audit right pursuant to this section
only in strict accordance with the foregoing procedures no more often than once
per calendar year and each such audit shall relate only to the calendar year
most recently ended.  In the event that Tenant fails to notify Landlord within
the foregoing 90-day period that Tenant objects to the Statement, then Tenant's
right to audit such year's Statement shall be null and void.  In the event such
inspection or audit by Tenant shall show that the Operating Expenses for any
Lease Year shall have been overstated by five percent (5%) or more, Landlord
agrees to pay the reasonable out-of-pocket costs of any audit conducted by
Tenant's independent certified public accountant (not to exceed, in any event,
the lesser of (i) Five Thousand Dollars ($5,000.00) or (ii) the total amount of
the overstatement) and to refund to Tenant, within thirty (30) days of the date
of receipt by Landlord of a copy of Tenant's audit, all or any portion of the
overpayment paid by Tenant as Additional Rent for the Lease Year in question.
In the event such inspection or audit by Tenant shall show that the Operating
Expenses for any Lease Year have been understated, then Tenant shall pay to
Landlord, within thirty (30) days of receipt by Tenant of the audit results,
such underpayment of Additional Rent.  In the event that Landlord disputes that
the results of Tenant's audit or inspection accurately reflects the terms and
conditions of this Lease and the application of such terms and conditions to the
Operating Expenses for such Lease Year, Landlord shall have the right to submit
such dispute to the American Arbitration Association for binding arbitration on
an expedited basis.  Landlord and Tenant agree to comply with the foregoing
provisions regarding refund/payment of the sums due after the arbitration
decision is rendered.

          (iv)   "Adjustment Period" means each calendar year occurring during
                  -----------------
the Term beginning with calendar year 2000, which shall be the first Adjustment
Period.

          (v)    "Tenant's Pro Rata Share" means the percentage calculated by
                  -----------------------
dividing the rentable area of the Premises (numerator) by the rentable area of
the Building (denominator), and expressing the fraction as a percentage.

     (b)  Gross-Up Adjustment.  If the Building is less than fully occupied or
          -------------------
if standard Landlord services are not provided to the entire Building during any
Adjustment Period, then Operating Expenses for such Adjustment Period shall be
"grossed up" by Landlord to that amount of Operating Expenses that, using
reasonable projections, would normally be expected to be incurred during the
Adjustment Period if the Building was ninety-five percent (95%) occupied and
receiving building standard Landlord services during the Adjustment Period, as
determined under generally accepted accounting principles consistently applied.

                                       5
<PAGE>

     (c)  Payment by Tenant.  Tenant hereby agrees to pay Landlord as additional
          -----------------
rent (the "Additional Rent") Tenant's Pro Rata Share of Operating Expenses for
           ---------------
any Adjustment Period.

     (d)  Manner of Payment.
          -----------------

          (i)    Landlord may give Tenant notice of Landlord's estimate of
amounts payable under this Section 3.2 for each Adjustment Period based upon
                           -----------
generally accepted accounting principles consistently applied. By the first day
of each month during the Adjustment Period, Tenant shall pay Landlord one-
twelfth (1/12th) of the estimated amount. If for any reason the estimate is not
given before the Adjustment Period begins, Tenant shall continue to pay on the
basis of the previous year's estimate, if any, until the month after the new
estimate is delivered to Tenant in writing.

          (ii)   Within one hundred twenty (120) days after each Adjustment
Period ends, or as soon thereafter as reasonably practical, Landlord shall give
Tenant a statement (the "Statement") showing the: (A) actual Operating Expenses
                         ---------
for the Adjustment Period; (B) the amount of Tenant's Pro Rata Share of such
Operating Expenses; (C) the amount, if any, paid by Tenant during the Adjustment
Period towards Tenant's Pro Rata Share of Operating Expenses; and (D) the amount
Tenant owes towards Tenant's Pro Rata Share of Operating Expenses or the amount
Landlord owes as a refund. Delay by Landlord in providing to Tenant any
Statement shall not relieve Tenant from the obligation to pay any Additional
Rent upon the rendering of such Statements.

          (iii)  If the Statement shows that the actual amount Tenant owes for
the Adjustment Period is less than the estimate of Tenant's Pro Rata Share of
Operating Expenses paid by Tenant during the Adjustment Period, Landlord shall
return the difference (the "Overpayment").  If the Statement shows that the
                            -----------
actual amount Tenant owes is more than any estimate of Tenant's Pro Rata Share
of Operating Expenses paid by Tenant during the Adjustment Period, Tenant shall
pay the difference (the "Underpayment").  The Overpayment or Underpayment shall
                         ------------
be paid within thirty (30) days after the Statement is delivered to Tenant.

          (iv)   During any Adjustment Period in which this Lease is not in
effect for a complete calendar year, unless it was ended due to Tenant's
default, Tenant's obligation for Additional Rent for those Adjustment Periods
shall be prorated by multiplying the Additional Rent for the Adjustment Period
by a fraction expressed as a percentage, the numerator of which is the number of
days of the Adjustment Period included in the Term and the denominator of which
is 365.

     (e)  Prepaid Rent.  Upon execution of this Lease, tenant shall pay to
          ------------
Landlord the Prepaid Rent.

                                  ARTICLE IV.

     Section 4.1  Services.
                  --------

     (a)  Services Provided.  Landlord shall furnish to Tenant while Tenant is
          -----------------
occupying the Premises:

          (i)    Cold domestic water for Tenant's restrooms and toilets in
locations as shown on the Building Plans which at a minimum shall provide
adequate water service for two (2) sets of restrooms for each of the Buildings
along with necessary water/sewer service for standard office water or as
required by applicable law or code.

          (ii)   Locks on the exterior entry doors; provided, however, Landlord
shall have no responsibility to prevent, and shall not be liable to Tenant for,
any liability or loss to Tenant, its agents, employees and visitors arising out
of losses due to theft, burglary, or damage or injury to persons or property
caused by persons gaining access to the Premises, and Tenant hereby releases
Landlord from all liability for such losses, damages or injury.  Landlord
acknowledges that Tenant plans to install a separate access control system
and/or expand the provided system, subject to Landlord's approval as to the
plans and specifications which approval shall not be unreasonably withheld,
conditioned or delayed.  Tenant shall have the right to remove any security
equipment that Tenant has installed in the Premises either during, or after, the
Term and any renewals thereof.  Tenant acknowledges that pursuant to the terms
of Section 5.1(c) of this Lease, Landlord may require Tenant to remove such
access control system upon the expiration or earlier termination of this Lease.
Further, in the event that Tenant installs such system, then Tenant shall
provide to Landlord a master key or access card to allow Landlord access to the
Premises as prescribed elsewhere in this Lease.

          (iii)  Electrical capacity to the Premises in the amount of eleven
(11.00) watts per square foot of rentable area (the "Building standard rated
electrical design load").  The Building Standard rated electrical design load
shall be the total watts per rentable square foot available to the Premises for
all purposes including, without limitation, operation of the HVAC system.

                 Should Tenant desire electrical capacity in excess of the
Building standard rated electrical design load, any additional equipment,
including, without limitation, high voltage panels shall be installed by
Landlord at Tenant's sole cost and expense, subject to Tenant's price approval
of the costs and expenses of such additional equipment.

                                       6
<PAGE>

          Except as expressly provided above, Tenant shall be responsible, at
its sole cost and expense, for all services and utilities to the Premises,
excluding those outlined in the Operating Expenses including, without
limitation, heating, ventilation and air conditioning.  Landlord and Tenant
acknowledge and agree that electricity serving the Premises shall (and other
utilities may) be separately metered or submetered at Tenant's sole cost and
expense and Tenant shall be solely responsible for paying all such costs
directly to the utility provider.  Further, Landlord shall not be obligated to
furnish any janitorial services to the Premises.  Tenant shall at its expense
throughout the Term cause janitorial services to be provided to the Premises by
contracting directly with a janitorial service company approved by Landlord
which approval shall not be unreasonably withheld, delayed or conditioned.
Tenant shall not be obligated to pay Landlord any pro-rata share of janitorial
services, and or any other Operating Expenses for which Tenant pays separately
from Operating Expenses, which Landlord provides exclusively to any portion of
the Buildings occupied by third parties.

     (b)  Cessation of Services. To the extent the services described in Section
          ---------------------                                          -------
4.1(a) of this Lease require electricity, gas and water supplied by public
------
utilities , Landlord's covenants thereunder shall only impose on Landlord the
obligation to use its best efforts to cause the applicable public utilities to
furnish the same.  Failure by Landlord to furnish the services described in this
Section 4.1 to any extent, or any cessation thereof, shall not render Landlord
-----------
in default hereunder or liable in any respect for damages to either person or
property, or be construed as an eviction of Tenant, or work an abatement of
Rent, or relieve Tenant from fulfillment of any covenant or agreement hereof,
except as provided herein below.  In addition to the foregoing, should any of
the equipment or machinery break down, cease to function properly for any cause,
or be intentionally turned off for testing or maintenance purposes, Tenant shall
have no claim for abatement or reduction of Rent or damages on account of an
interruption in service occasioned thereby or resulting therefrom; provided,
                                                                   --------
however, Landlord agrees to use diligent efforts to repair said equipment or
-------
machinery and to restore said services.

     (c)  Interruption of Service.  Notwithstanding anything to the contrary
          -----------------------
contained in this Lease, if Tenant cannot reasonably use the Premises for
Tenant's intended business operations by reason of any interruption in services
to be provided by Landlord (and Tenant does not in fact use the Premises) and
such condition exists for three (3) consecutive business days, then Tenant's
Base Rent shall be equitably abated for that portion of the Premises that Tenant
is unable to use for Tenant's intended business operations until such service is
restored to the Premises. Tenant shall not, however, be entitled to any
abatement of Base Rent if the interruption or abatement in service or the
failure by Landlord to furnish such service is the result of force majeure or is
the result of an interruption or abatement in service of a public utility
(collectively, an "Unavoidable Interruption"). By way of example only, there
shall be no abatement of Base Rent if Landlord is unable to furnish water or
electricity to the Premises if no water or electricity is then being made
available to the Building by the supplying utility company or municipality. At
the time of the loss of service, Tenant must give written notice promptly to
Landlord of the loss of service and its claim for abatement and Tenant only
shall be entitled to abatement of Base Rent in proportion to the area rendered
unusable. Landlord may prevent or stop abatement by providing substantially the
same service in similar quality and quantity by temporary or alternative means
until the cause of the loss of service can be corrected. Such abatement shall be
Tenant's sole remedy for loss of service and Tenant shall have no right to
terminate this Lease, unless such interruption of service continues for sixty
(60) consecutive days, and is not an Unavoidable Interruption, in which case
Tenant shall have such rights and remedies available to Tenant at law or in
equity.

     Section 4.2  Occupancy of Premises.  Tenant shall, throughout the Term of
                  ---------------------
this Lease, at its own expense, maintain all improvements on the Premises in the
manner set forth in Section 5.1 of this Lease, and shall keep the Premises free
from waste, damage or nuisance, and shall deliver up the Premises in a clean and
sanitary condition at the expiration or termination of this Lease or the
termination of Tenant's right to occupy the Premises by Tenant, in good repair
and condition, reasonable wear and tear and damage by casualty, as set forth in
Section 6.3 of this Lease excepted. In the event Tenant should neglect to
maintain and/or return the Premises in such manner, Landlord shall have the
right, but not the obligation after providing Tenant with thirty (30) days
written notice specifying the particulars of such correction to be made,
together with a reasonable time thereafter to correct the same, to cause repairs
or corrections to be made, and any reasonable costs therefor shall be payable by
Tenant to Landlord within ten (10) days of demand therefor by Landlord. Upon the
expiration or termination of this Lease or the termination of Tenant's right to
occupy the Premises by Tenant, Landlord shall have the right to reenter and
resume possession of the Premises. No act or thing done by Landlord or any of
Landlord's agents (hereinafter defined) during the Term of the Lease shall be
deemed an acceptance of a surrender of the Premises, and no agreement to accept
a surrender of the Premises shall be valid unless the same be made in writing
and executed by Landlord.

     Section 4.3  Landlord's Entry.  Tenant shall permit Landlord and its agents
                  ----------------
to enter the Premises at all reasonable times to inspect the same; to show the
Premises to prospective tenants (only within twelve (12) months of the
expiration of the term of this Lease and with notice to Tenant), or interested
parties such as prospective lenders and purchasers; to exercise its rights under
this Lease; to discharge Tenant's obligations when Tenant has failed to do so
within the time required under this Lease or within a reasonable time after
written notice from Landlord, whichever is earlier, though Landlord shall in no
event be obligated to do so; to post notices of nonresponsibility and similar
notices and "For Sale" signs at any time and to place "For Lease" signs upon or
adjacent to the Building or the Premises at any time within twelve (12) months
of the expiration of the term of this Lease. Tenant shall permit Landlord and
its agents to enter the Premises at any time in the event of an emergency. When
reasonably necessary during such as emergency, Landlord may temporarily close
entrances, doors, or other facilities without liability to Tenant by reason of
such closure.

                                       7
<PAGE>

     Section 4.4  Hazardous Materials.
                  -------------------

     (a)  As used in this Lease, the term "Hazardous Materials" shall mean and
include any substance that is or contains petroleum, asbestos, polychlorinated
biphenyls, lead, or any other substance, material or waste which is now or is
hereafter classified or considered to be hazardous or toxic under any federal,
state or local law, rule, regulation or ordinance relating to pollution or the
protection or regulation of human health, natural resources or the environment
(collectively "Environmental Laws") or poses or threatens to pose a hazard to
               ------------------
the health or safety of persons on the Premises or any adjacent property.

     (b)  Tenant agrees that during its use and occupancy of the Premises it
will not permit Hazardous Materials to be present on or about the Premises
except in a manner and quantity necessary for the ordinary performance of
Tenant's business and that it will strictly comply with all Environmental Laws
relating to the use, storage or disposal of any such Hazardous Materials. In
connection therewith, Landlord acknowledges that Tenant may install and utilize
printing facilities in the Premises so long as such facilities do not occupy
more than 20,000 rentable square feet of area.

     (c)  Tenant shall give prompt written notice to Landlord of:  (A) becoming
aware of any use, generation, manufacture, production, storage, release,
discharge or disposal of any Hazardous Materials on, under, from or about the
Premises or the migration thereof to or from other property; (B) the
commencement, institution or threat of any proceeding, inquiry or action by or
notice from any local, state or federal governmental authority with respect to
the use or presence of any Hazardous Materials on the Premises or the migration
thereof from or to other property; (C) all claims made or threatened by any
third party against Tenant or the Premises relating to any damage, contribution,
cost recovery, compensation, loss or injury resulting from any Hazardous
Materials; (D) Tenant's discovery of any occurrence or condition on any real
property adjoining or in the vicinity of the Premises that could cause the
Premises or any part thereof to be subject to any restrictions on the ownership,
occupancy, transferability or use of the Premises under any Environmental Law,
or any regulation adopted in accordance therewith, or to be otherwise subject to
any restrictions on the ownership, occupancy, transferability or use of the
Premises under any Environmental Law; and (E) obtaining knowledge of any
occurrence of expense by any governmental authority or others in connection with
the assessment, containment or removal of any Hazardous Materials located on,
under, from or about the Premises or any property adjoining or in the vicinity
of the Premises.

     (d)  If Tenant's use of Hazardous Materials on or about the Premises
results in a release, discharge or disposal of Hazardous Materials on, in, at,
under, or emanating from, the Premises or the Land, Tenant shall provide
immediate notice of the same to Landlord and agrees to investigate, clean up,
remove or remediate such Hazardous Materials in full compliance with (i) the
requirements of (A) all Environmental Laws and (B) any governmental agency or
authority responsible for the enforcement of any Environmental Laws; and (ii)
any additional requirements of Landlord that are reasonably necessary to protect
the value of the Premises or the Land. Provided, however, Tenant shall not take
any action under this Section 4.4(d) without first obtaining Landlord's consent
                      --------------
thereto. Landlord shall also have the right, but not the obligation, to take
whatever action with respect to any such Hazardous Materials that it deems
reasonably necessary to protect the value of the Premises or the Land. All costs
and expenses paid or incurred by Landlord in the exercise of such right shall be
payable by Tenant upon demand.

     (e)  Upon reasonable notice to Tenant, Landlord may inspect the Premises
for the purpose of determining whether there exists on the Premises any
Hazardous Materials or other condition or activity that is in violation of the
requirements of this Lease or of any Environmental Laws. The right granted to
Landlord herein to perform inspections shall not create a duty on Landlord's
part to inspect the Premises, or liability on the part of Landlord for Tenant's
use, storage or disposal of Hazardous Materials, it being understood that Tenant
shall be solely responsible for all liability in connection therewith.

     (f)  Landlord shall have the right, no more than once per year, to engage
or cause Tenant to engage, each at Landlord's sole cost and expense, an
environmental consultant acceptable to both Landlord and Tenant, to review
compliance by Tenant with all applicable laws and standards existing at such
time with respect to the practice relating to contamination or hazardous waste
compliance methods, conditions and procedures and Tenant's development of a plan
to identify, contain and remediate problems caused by such Hazardous Materials.
The foregoing sentence shall not be deemed to require an environmental
compliance audit, unless otherwise reasonably recommended pursuant to such
review. In the event that Landlord reasonably believes that there may be a
violation or threatened violation by Tenant of any Environmental Law or a
violation or threatened violation by Tenant of any covenant under this Article
IV, Landlord is authorized, but not obligated, by itself, is agents, employees
or workmen to enter at any reasonable time, so long as Landlord uses its
reasonable best efforts to not unduly interfere with Tenant's normal conduct of
business, upon any part of the Premises for the purposes of inspecting the same
for Hazardous Materials and Tenant's compliance with this Article IV, and such
inspections may include, without limitation, soil borings. Tenant agrees to pay
to Landlord, upon Landlord's demand, all actual and customary expenses, costs or
other amounts incurred by Landlord in performing any inspection for the purposes
set forth in this Section 4.4 only if it is found that Tenant has violated any
provision of this Section 4.4.

     (g)  Tenant shall surrender the Premises to Landlord upon the expiration or
earlier termination of this Lease free of debris, waste or Hazardous Materials
placed on or about the Premises by Tenant or its agents, employees, contractors
or invitees, and in a condition which complies with all Environmental Laws.

     (h)  Tenant agrees to indemnify and hold harmless Landlord and Landlord's
Related Parties (as defined in Section 5.3 of the Lease) from and against any
                               -----------
and all claims, losses (including, without limitation, loss

                                       8
<PAGE>

in value of the Premises or the Land), judgments, demands, causes of action,
liabilities and expenses (including reasonable attorney's fees and costs arising
from the same) sustained by Landlord attributable to (i) any Hazardous Materials
placed on or about the Premises by Tenant or its agents, employees, contractors
or invitees or (ii) Tenant's breach of any provision of this Section. Landlord
agrees to indemnify and hold harmless Tenant from and against any and all
claims, losses, judgements, demands, causes of actions, liabilities and expenses
(including reasonable attorneys' fees and costs arising from the same) sustained
by Tenant attributable to any Hazardous Materials placed on or about the
Premises by Landlord or its agents, employees, contractors and invitees.

     (i)  The provisions of this Section shall survive the expiration or earlier
termination of this Lease.

     (j)  Landlord represents and warrants that to the best of its knowledge, as
     of the Commencement Date, the Project and Premises are free of any
     Hazardous Materials.

                                  ARTICLE V.

  Section 5.1  Leasehold Improvements.
               ----------------------

     (a)  Acceptance of Premises.  Tenant has made a complete inspection of the
          ----------------------
Premises including the  physical condition of the Building and any improvements,
expenses, operation and maintenance, zoning, status of title and use that may be
made of the Premises and every other matter or thing affecting the Premises, and
shall accept the Premises in their "AS IS," "WHERE IS," and "WITH ALL FAULTS"
condition on the Commencement Date without recourse to Landlord, subject to the
terms of Exhibit E attached hereto and hereby made a part hereof.  Landlord has
         ---------
not made and does not make any representations and warranties whatsoever with
respect to the Premises or otherwise with respect to this Lease, except as
otherwise provided herein and may be set forth on Exhibit E hereto.  Landlord
                                                  ---------
shall have no obligation to furnish, equip or improve the Premises except for
the satisfactory completion of all work to be performed by Landlord as otherwise
provided for herein.

     (b)  Improvements and Alterations.  Tenant shall not make or allow to be
          ----------------------------
made (except as otherwise provided in this Lease) any improvements, alterations
or physical additions (including fixtures) in or to the Premises or the Project
in excess of $50,000 for any one alteration, addition or improvement or which
affect any structural or building system components of the Premises or Project
(mechanical, electrical or plumbing) or which under applicable laws require a
building, electrical, plumbing or other permit, without first obtaining the
written consent of Landlord, including Landlord's written approval of Tenant's
contractor(s) and of the plans, working drawings and specifications relating
thereto except as set forth in Exhibit E.  Approval by Landlord of any of
Tenant's drawings and plans and specifications prepared in connection with any
alterations, improvements, modifications or additions to the Premises or the
Project shall not constitute a representation or warranty of Landlord as to the
adequacy or sufficiency of such drawings, plans and specifications, or
alterations, improvements, modifications or additions to which they relate, for
any use, purpose or conditions, but such approval shall merely be the consent of
Landlord as required hereunder.  Except as otherwise expressly provided in
Exhibit E attached hereto, any and all furnishing, equipping and improving of or
---------
other alteration and addition to the Premises shall be: (i) made at Tenant's
sole cost, risk and expense, and in the case of alterations, improvements or
additions requiring a permit by Tenant and if it is necessary for Landlord to
employ a third party consultant to review Tenant's plans and specifications,
then Tenant shall reimburse Landlord for Landlord's actual reasonable costs
incurred in connection with such consultant; (ii) performed in a prompt, good
and workmanlike manner with labor and materials of such quality as the initial
tenant improvements; (iii) constructed in accordance with all plans and
specifications approved in writing by Landlord, which approval shall not be
unreasonably withheld, delayed, or conditioned prior to the commencement of any
such work only if such work is in excess of $50,000 (as described hereinabove);
(iv) prosecuted diligently and continuously to completion so as to minimize
interference with the normal business operations of other tenants in the
Building; and (v) performed by contractors approved in writing by Landlord which
approval shall not be unreasonable withheld, delayed or conditioned.  Landlord
and Tenant will mutually agree to a list of contractors or subcontractors who
may be employed by Tenant for any such work at the time the proposed work is to
be completed.  Tenant shall have no (and hereby waives all) rights to payment or
compensation for any such item.  Tenant shall notify Landlord upon completion of
such alterations, improvements, modifications or additions and Landlord shall
inspect same for workmanship and compliance with the approved plans and
specifications.  Tenant and its contractors shall comply with all reasonable
requirements Landlord may impose on Tenant or its contractors with respect to
such work (including but not limited to, insurance, indemnity and bonding
requirements) only if modification is in excess of $50,000, and shall deliver to
Landlord a complete copy of the "as-built" or final plans and specifications for
all alterations or physical additions so made in or to the Premises within
thirty (30) days of completing the work.  Tenant shall not place safes, vaults,
filing cabinets or systems, libraries or other heavy furniture or equipment
within the Premises after the initial occupancy of the Premises without
Landlord's prior written consent which consent shall not be unreasonably
withheld, delayed or conditioned.

     (c)  Title to Alterations.  All Alterations, physical additions,
          --------------------
modifications or improvements in or to the Premises (including fixtures) shall,
when made, become the property of Landlord except as provided for in the Lease
(security system, generator, UPS, etc.) and shall be surrendered to Landlord
upon termination or expiration of this Lease or termination of Tenant's right to
occupy the Premises, whether by lapse of time or otherwise, without any payment,
reimbursement or compensation therefor; provided, however, that Tenant shall
                                        --------  -------
retain title to and shall remove from the Premises movable equipment or
furniture owned by Tenant, repair any damage caused thereby, and return the
Premises to their preexisting condition.  Notwithstanding any of the foregoing
to the contrary, Landlord may require Tenant to remove all alterations,
additions or improvements to the Premises including, without limitation, any
computer, satellite or telecommunications equipment or hardware, whether or not
such

                                       9
<PAGE>

alterations, additions, or improvements are located in the Premises upon the
expiration or earlier termination of this Lease or the termination of Tenant's
right to possession of the Premises and restore the same to Building standard
condition, reasonable wear and tear excepted, provided that Landlord advises
Tenant in writing that such must be removed when Landlord grants its consent for
any such alterations. The rights conferred to Landlord under this Section 5.1(c)
shall be in addition to (and not in conflict with) any other rights conferred on
Landlord by this Lease, in equity or at law.

     (d)  Personal Property Taxes; Sales, Use and Excise Taxes.  Tenant shall be
          ----------------------------------------------------
responsible for and shall pay ad valorem taxes and other taxes, assessments or
charges levied upon or applicable to Tenant's personal property, the value of
Tenant's leasehold improvements in the Premises in excess of Building standard
(and if the taxing authorities do not separately assess Tenant's leasehold
improvements, Landlord may make a reasonable allocation of the taxes assessed on
the Project to give effect to this Section 5.1(d)) and all license fees and
                                   --------------
other fees or charges imposed on the business conducted by Tenant on the
Premises before such taxes, assessments, charges or fees become delinquent.
Tenant shall also pay to Landlord with all Rent due and owing under this Lease
an amount equal to any sales, rental, excise and use taxes levied, imposed or
assessed by the State or any political subdivision thereof or other taxing
authority upon any amounts classified as rent.

     (e)  Repairs, Maintenance and Property Management.  Tenant shall, at its
          --------------------------------------------
sole cost and expense, repair and maintain the Premises during the Term of this
Lease including, without limitation, all components thereof such as the HVAC
systems, plumbing and electrical and all other installations reflected on the
Final Plans including, if necessary, the replacement of such components.  All
repairs, alterations or additions that affect the Project's structural
components or base building mechanical, electrical or plumbing systems shall be
made by Landlord or its contractors only at Landlord's sole cost and expenses
(subject, however, to reimbursement pursuant to and in accordance with the terms
of Section 3.2 of this Lease, if applicable).  Landlord shall repair and
maintain the Landlord's Work as defined in Exhibit E, unless such repairs or
                                           ---------
maintenance is due to Tenant's negligence or willful misconduct.  Landlord's
repairs and maintenance costs may be included in Operating Expenses if otherwise
permitted pursuant to the terms of this Lease.  Unless otherwise provided
herein, Landlord shall not be required to make any improvements to or repairs of
any kind or character to the leasehold improvements located in the Premises
during the Term.

Tenant's obligation to maintain the Premises shall include the obligation to
repair, maintain and replace (if necessary,) the HVAC system and Tenant hereby
agrees to enter into a preventative maintenance/service contract with a
maintenance contractor approved by Landlord (which approval shall not be
unreasonably withheld, delayed or conditioned) for servicing all air
conditioning, heating, ventilating and other such equipment within or servicing
the Premises.

     Section 5.2  Liens.  Tenant shall keep the Premises and the Building free
                  -----
from any liens, including but not limited to liens filed against the Premises by
any governmental agency, authority or organization, arising out of any work
performed, materials ordered or obligations incurred by or on behalf of Tenant,
and Tenant hereby agrees to indemnify and hold Landlord, its agents, employees,
independent contractors, officers, directors, partners, and shareholders
harmless from any liability, cost or expense for such liens. Tenant shall cause
any such lien imposed to be released of record by payment or posting of the
proper bond acceptable to Landlord within ten (10) business days after the
earlier of imposition of the lien or written request by Landlord. If Tenant
fails to remove any lien within the prescribed ten (10) business day period,
then Landlord may do so at Tenant's expense and Tenant's reimbursement to
Landlord for such amount, including attorneys' fees and costs, shall be deemed
Additional Rent. Tenant shall have no power to do any act or make any contract
which may create or be the foundation for any lien, mortgage or other
encumbrance upon the reversion or other estate of Landlord, or of any interest
of Landlord in the Premises.

     Section 5.3  Indemnification.  Tenant shall defend, indemnify and hold
                  ---------------
harmless Landlord, its agents, employees, officers, directors, partners and
shareholders ("Landlord's Related Parties") from and against any and all
               --------------------------
liabilities, judgments, demands, causes of action, claims, losses, damages,
costs and expenses, including reasonable attorneys' fees and costs, arising out
of the use, occupancy, conduct, operation, or management of the Premises by, or
the willful misconduct or negligence of, Tenant, its officers, contractors,
licensees, agents, servants, employees, guests, invitees, or visitors in or
about the Building or Premises or arising from any breach or default under this
Lease by Tenant, or arising from any accident, injury, or damage, howsoever and
by whomsoever caused, to any person or property, occurring in or about the
Building or Premises. This indemnification shall survive termination or
expiration of this Lease. This provision shall not be construed to make Tenant
responsible for loss, damage, liability or expense resulting from injuries to
third parties caused by the negligence or willful misconduct of Landlord, or its
officers, contractors, licensees, agents, employees, or invitees or arising from
any breach or default under this Lease by Landlord.

     Landlord shall defend, indemnify and hold harmless Tenant, its agents,
employees, officers, directors, partners and shareholders from and against any
and all liabilities, judgments, demands, causes of action, claims, losses,
damages, costs and expenses, including reasonable attorneys' fees and costs,
arising out of the willful misconduct or negligence of Landlord, its officers,
contractors, licensees, agents, servants and  employees, or arising from any
breach or default under this Lease by Landlord. This indemnification shall
survive termination or expiration of this Lease. This provision shall not be
construed to make Landlord responsible for loss, damage, liability or expense
resulting from injuries to third parties caused by the negligence or willful
misconduct of Tenant, or its officers, contractors, licensees, agents,
employees, or invitees or arising from any breach or default under this Lease by
Tenant.

                                      10
<PAGE>

                                  ARTICLE VI.

     Section 6.1    Condemnation.
                    ------------

     (a)     Total Taking. In the event of a taking or damage related to the
             ------------
exercise of the power of eminent domain, by any agency, authority, public
utility, person, corporation or entity empowered to condemn property (including
without limitation a voluntary conveyance by Landlord in lieu of such taking or
condemnation) (individually, a "Taking") of (i) the entire Premises, (ii) so
                                ------
much of the Premises as to prevent or substantially impair its use by Tenant
during the Term of this Lease or (iii) portions of the Building or Project
required for reasonable access to, or reasonable use of, the Premises
(individually, a "Total Taking"), the rights of Tenant under this Lease and the
                  ------------
leasehold estate of Tenant in and to the Premises shall cease and terminate as
of the date upon which title to the property taken passes to and vests in the
condemnor or the effective date of any order for possession if issued prior to
the date title vests in the condemnor ("Date of Taking").
                                        --------------

     (b)     Partial Taking. In the event of a Taking of only a part of the
             --------------
Premises or of a part of the Project which does not constitute a Total Taking
during the Term of this Lease (individually, a "Partial Taking"), the rights of
                                                --------------
Tenant under this Lease and the leasehold estate of Tenant in and to the portion
of the property taken shall cease and terminate as of the Date of Taking, and an
adjustment to the Rent shall be made based upon the reduced area of the
Premises.

     (c)     Termination by Landlord or Tenant. In the event of a Taking of the
             ---------------------------------
Building (other than the Premises) such that, in Landlord's or Tenant's
reasonable opinion, the Building cannot be restored in a manner that makes its
continued operation practically or economically feasible, or if a portion of the
Premises or the Project is taken which renders the Premises (or the remaining
balance thereof) unusable for Tenant's intended business purposes, at Tenant's
sole but reasonable discretion,  Landlord or Tenant may terminate this Lease by
giving notice to the other party within thirty (30) days after the date notice
of such Taking is received by Landlord and Landlord provides Tenant a copy of
such notice.

     (d)     Rent Adjustment. If this Lease is terminated pursuant to this
             ---------------
Section 6.1, Landlord shall refund to Tenant any prepaid unaccrued Rent and any
-----------
other sums due and owing to Tenant (less any sums then due and owing Landlord
by Tenant), and Tenant shall pay to Landlord any remaining sums due and owing
Landlord under this Lease, each prorated as of the Date of Taking where
applicable.

     (e)     Repair. If this Lease is not terminated as provided for in this
             ------
Section 6.1, then Landlord at its expense shall promptly repair and restore the
-----------
Building, Project and/or the Premises to approximately the same condition that
existed at the time Tenant entered into possession of the Premises, wear and
tear excepted (and Landlord shall have no obligation to repair or restore
Tenant's improvements to the Premises or Tenant's Property), except for the part
taken, so as to render the Building or Project as complete an architectural unit
as practical, but only to the extent of the condemnation award received by
Landlord for the damage.

     (f)     Awards and Damages. Landlord reserves all rights to damages and
             ------------------
awards paid because of any Partial or Total Taking of the Premises or the
Project. Further, Tenant shall not make claims against Landlord or the
condemning authority for damages including, without limitation, any damages
based upon the value of Tenant's leasehold estate; provided, however, Tenant may
claim and recover from the condemning authority a separate award for Tenant's
moving expenses, business dislocation damages, Tenant's Property and any other
award that would not reduce the award payable to Landlord.

     Section 6.2    Force Majeure.  Neither Landlord nor Tenant shall be
                    -------------
required to perform any term, provision, agreement, condition or covenant in
this Lease (other than the obligations of Tenant to pay Rent as provided herein)
so long as such performance is delayed or prevented by "Force Majeure", which
                                                        -------------
shall mean acts of God, strikes, injunctions, lockouts, material or labor
restrictions by any governmental authority, civil riots, floods, fire, theft,
public enemy, insurrection, war, court order, requisition or order of
governmental body or authority, and any other cause not reasonably within the
control of Landlord or Tenant and which by the exercise of due diligence
Landlord or Tenant is unable, wholly or in part, to prevent or overcome. Neither
Landlord nor any mortgagee shall be liable or responsible to Tenant for any loss
or damage to any property or person occasioned by any Force Majeure, or for any
damage or inconvenience which may arise through repair or alteration of any part
of the Project as a result of any Force Majeure.

     Section 6.3    Fire or Other Casualty.
                    ----------------------

     (a)     Damage. If any portion of the Premises shall be destroyed or
             ------
damaged by fire or any other casualty, Tenant shall immediately give notice
thereof to Landlord. If any portion of the Premises or Project shall be
destroyed or damaged by fire or any other casualty then, at the option of
Landlord, Landlord may restore and repair the portion of the Premises or Project
damaged and, if the Premises are rendered untenantable in whole or in part by
reason of such casualty as determined by Landlord, Tenant shall be entitled to
an equitable percentage abatement of the Rent hereunder (subject to the
limitation in Section 7.3(c) below) until such time as the damaged portion of
              --------------
the Premises (exclusive of any of Tenant's Property or Tenant's improvements)
are repaired or restored by Landlord to the extent required hereby or either
Tenant or Landlord may terminate this Lease whereupon all Rent accrued up to the
time of such termination and any other sums due and owing shall be paid by
Tenant to Landlord (less any sums then due and owing Tenant by Landlord) and any
remaining sums due and owing by Landlord to Tenant shall be paid to Tenant. In
no event shall Landlord have any obligation to repair or restore any such
destruction or damage.

                                      11
<PAGE>

     (b)     Repair. Landlord shall use reasonable efforts to give Tenant
             ------
written notice of its decisions, estimates or elections under this Section 6.3
                                                                   -----------
within forty five (45) days after any such damage or destruction. If Landlord
has elected to repair and restore the Premises or other portion of the Project,
this Lease shall continue in full force and effect, and the repairs will be made
within two hundred ten (210) days subject to the provisions of Section 6.2 of
                                                               -----------
this Lease. Should the repairs not be completed within that period, both
Landlord and Tenant shall each have the option of terminating this Lease by
written letter of termination. If this Lease is terminated as herein permitted,
Landlord shall refund to Tenant any prepaid Rent (unaccrued as of the date of
damage or destruction) and any other sums due and owing by Landlord to Tenant
(less any sums then due and owing Landlord by Tenant) and any remaining sums due
and owing by Tenant to Landlord shall be paid to Landlord. If Landlord has
elected to repair and reconstruct the Premises or other portion of the Project
to the extent stated above, the Term will be extended for a time equal to the
period from the occurrence of such damage to the completion of such repair and
reconstruction with Rent during such extended period being the same as the last
rent paid by Tenant immediately prior to such extended period. If Landlord
elects to rebuild the Premises or other portion of the Project, Landlord shall
only be obligated to restore or rebuild the Premises or other portion of the
Project to approximately the same condition as existed at the time Tenant
entered into possession of the Premises, wear and tear excepted and not be
required to rebuild, repair or replace any part of Tenant's Property or Tenant's
leasehold improvements. Notwithstanding anything contained in this Lease to the
contrary, if Landlord shall elect to repair and restore the Premises or other
portion of the Project pursuant to this Section 6.3, in no event shall Landlord
                                        -----------
be required to expend under this Article VII any amount in excess of the
                                 -----------
proceeds actually received from the insurance carried by Landlord pursuant to
Section 6.4(a) of this Lease. Landlord shall not be liable for any inconvenience
--------------
or annoyance to Tenant or injury to the business of Tenant resulting in any way
from such damage or destruction or the disregard of the repair thereof.

     (c)     Negligence of Tenant.  Notwithstanding the provisions of Sections
             --------------------                                     --------
6.3(a) and 6.3(b) of this Lease, if the Premises, the Project or any portion
-----------------
thereof, are damaged by fire or other casualty resulting from the fault or
negligence of Tenant or any of Tenant's agents, the Rent under this Lease will
not be abated during the repair of that damage, and Tenant will be liable to
Landlord for the cost and expense of the repair and restoration of the Premises,
the Project or any part thereof, caused thereby to the extent that cost and
expense is not covered by insurance proceeds (including without limitation the
amount of any insurance deductible).

     Section 6.4    Insurance.
                    ---------

     (a)     Landlord shall maintain, or cause to be maintained, standard fire
and extended coverage insurance on the Buildings and Building standard tenant
improvements (excluding leasehold improvements by Tenant in excess of Building
standard and Tenant's Property) in amounts considered by Landlord to be
reasonable and customary. The insurance required to be obtained by Landlord may
be obtained by Landlord through blanket or master policies insuring other
entities or properties owned or controlled by Landlord.

     (b)     Tenant shall, at its sole cost and expense, procure and maintain
during the Term of this Lease all such policies of insurance as Landlord may
require, including without limitation comprehensive general liability insurance
(including personal injury liability, premises/operation, property damage,
independent contractors and broad form contractual coverage in support of the
indemnifications of Landlord by Tenant under this Lease) in amounts of not less
than a combined single limit of $1,000,000; comprehensive automobile liability
insurance; business interruption insurance; contractual liability insurance;
property insurance with respect to Tenant's Property, and all leasehold
improvements, alterations and additions in excess of Building standard, to be
written on an "all risk" basis for full replacement cost; worker's compensation
and employer's liability insurance; and comprehensive catastrophe liability
insurance; all maintained with companies, on forms and in such amounts as
Landlord may, from time to time, reasonably require and with Landlord to be
included as an additional insured. With respect to all third party insurance
carriers, the insurer must be licensed to do business in the state in which the
Building is located. In the event that Tenant fails to take out or maintain any
policy required by this Section 6.4 to be maintained by Tenant, such failure
                        -----------
shall be a defense to any claim asserted by Tenant against Landlord by reason of
any loss sustained by Tenant that would have been covered by such policy,
notwithstanding that such loss may have been proximately caused solely or
partially by the negligence or willful misconduct of Landlord or any of
Landlord's Related Parties. If Tenant does not procure insurance as required,
Landlord may, upon advance written notice to Tenant, cause this insurance to be
issued and Tenant shall pay to Landlord the premium for such insurance within
ten (10) days of Landlord's demand, plus interest at the Default Rate until
repaid by Tenant. Tenant shall provide to Landlord a certificate of insurance
that shall provide that Landlord shall be given at least thirty (30) days' prior
written notice of any cancellation or nonrenewal of any such policy. A
certificate evidencing each such policy shall be deposited with Landlord by
Tenant on or before the Commencement Date, and a replacement certificate
evidencing each subsequent policy shall be deposited with Landlord at least
thirty (30) days prior to the expiration of the preceding such policy. All
insurance policies obtained by Tenant shall be written as primary policies
(primary over any insurance carried by Landlord), not contributing with and not
in excess of coverage which Landlord may carry, if any. Notwithstanding the
foregoing, so long as Tenant maintains a net worth of at least $100,000,000.00,
Tenant shall have the right to assume, insure or maintain a plan of self-
insurance for all or any part of the insurance required by Landlord under this
Lease.

     Section 6.5    Waiver of Subrogation Rights.  Each party hereto waives all
                    ----------------------------
rights of recovery, claims, actions or causes of actions arising in any manner
in its (the "Injured Party's") favor and against the other party for loss or
             ---------------
damage to the Injured Party's property located within or constituting a part or
all of the Project, to the extent the loss or damage: (a) is covered by the
Injured Party's insurance; or (b) would have been covered by the insurance the
Injured Party is required to carry under this Lease, whichever is greater,
regardless of the cause or origin, including the sole, contributory, partial,
joint, comparative or concurrent negligence of the other party. This waiver

                                      12
<PAGE>

also applies to each party's directors, officers, employees, shareholders,
partners, representatives and agents. The waiver set forth in this Section 6.5
                                                                   -----------
shall be in addition to, and not in substitution for, any other waivers,
indemnities or exclusions of liability set forth in this Lease.

                                 ARTICLE VII.

     Section 7.1    Default by Tenant.  The occurrence of any one or more of
                    -----------------
the following events shall constitute a default by Tenant under this Lease:

     (a)     Tenant shall fail to pay to Landlord any Rent or any other monetary
charge due from Tenant hereunder as and when due and payable;

     (b)     Tenant breaches or fails to comply with any term, provision,
condition or covenant of this Lease, other than as described in Section 7.1(a),
or with any of the Building rules and regulations now or hereafter established
to govern the operation of the Project;

     (c)     A Transfer (hereinafter defined) shall occur, without the prior
written approval of Landlord;

     (d)     The interest of Tenant under this Lease shall be levied on under
execution or other legal process;

     (e)     Any petition in bankruptcy or other insolvency proceedings shall be
filed by or against Tenant, or any petition shall be filed or other action taken
to declare Tenant a bankrupt or to delay, reduce or modify Tenant's debts or
obligations or to reorganize or modify Tenant's capital structure or
indebtedness or to appoint a trustee, receiver or liquidator of Tenant or of any
property of Tenant, or any proceeding or other action shall be commenced or
taken by any governmental authority for the dissolution or liquidation of Tenant
and, within thirty (30) days hereafter, Tenant fails to secure a discharge
thereof;

     (f)     Tenant shall become insolvent, or Tenant shall make an assignment
for the benefit of creditors, or Tenant shall make a transfer in fraud of
creditors, or a receiver or trustee shall be appointed for Tenant or any of its
properties;

     (g)     During the first twelve (12) months of the Term, Tenant shall
desert, abandon or vacate the Premises or any substantial portion thereof or
fails to operate its business in the Premises for any reason other than
destruction or condemnation of the Premises; thereafter, Tenant shall have the
right to vacate all or any part of the Premises so long as Tenant continues to
comply with all of the other terms and conditions of this Lease;

     (h)     Tenant shall do or permit to be done anything which creates a lien
upon the Premises or the Project and such lien is not removed within the time
period specified in Section 5.2 hereof.

     Section 7.2    Landlord's Remedies.  Upon occurrence of any default by
                    -------------------
Tenant under this Lease and (i) if the event of default described in Section
7.1(a) is not cured within ten (10) days after receipt by Tenant of written
notice from Landlord of such default (provided, however, Landlord shall only be
obligated to notify Tenant in writing twice during any twelve (12) month period,
thereafter, Tenant shall be in default if Tenant fails to pay any sum due under
this Lease as and when due); or (ii) the events described in Sections 7.1(b),
(d), (f) and (g) are not cured within thirty (30) days after written notice from
Landlord of such default (unless such default cannot reasonably be corrected
within said thirty (30) days in which event Tenant shall not be in default if
Tenant commences such correction within said thirty (30) days and thereafter
diligently prosecutes such correction to completion; there being no notice and
cure period for events of defaults described in Sections 7.1(c), (e) and (h)
except as otherwise set forth herein), the Landlord shall have the option to do
and perform any one or more of the following in addition to, and not in
limitation of, any other remedy or right permitted it by law or in equity or by
this Lease:

     (a)     Continue this Lease in full force and effect, and this Lease shall
continue in full force and effect as long as Landlord does not terminate this
Lease, and Landlord shall have the right to collect Rent, Additional Rent and
other charges when due.

     (b)     Terminate this Lease, and Landlord may forthwith repossess the
Premises and be entitled to recover as damages a sum of money equal to the total
of (i) the cost of recovering the Premises, (ii) the cost of removing and
storing Tenant's or any other occupant's property, (iii) the unpaid Rent and any
other sums accrued hereunder at the date of termination, (iv) a sum equal to the
amount, if any, by which the present value of the total Rent and other benefits
which would have accrued to Landlord under this Lease for the remainder of the
Term, if the terms of this Lease had been fully complied with by Tenant,
discounted at five percent (5%) per annum exceeds the total fair market value of
the Premises for the balance of the Term (it being the agreement of the parties
hereto that Landlord shall receive the benefit of its bargain), (v) the cost of
reletting the Premises including, without limitation, the cost of restoring the
Premises to the condition necessary to rent the Premises at the prevailing
market rental rate, normal wear and tear excepted, (vi) any increase in
insurance premiums caused by the vacancy of the Premises, (vii) the amount of
any unamortized improvements to the Premises paid for by Landlord, (viii) the
amount of any unamortized brokerage commission or other costs paid by Landlord
in connection with the leasing of the Premises and (ix) any other sum of money
or damages owed by Tenant to Landlord. In the event Landlord shall elect to
terminate this Lease, Landlord shall at once have all the rights of reentry upon
the Premises, without becoming liable for damages, or guilty of trespass.

                                      13
<PAGE>

     (c)     Terminate Tenant's right of occupancy of the Premises and reenter
and repossess the Premises by entry, forcible entry or detainer suit or
otherwise, without demand or notice of any kind to Tenant and without
terminating this Lease, without acceptance of surrender of possession of the
Premises, and without becoming liable for damages or guilty of trespass, in
which event Landlord may, but shall be under no obligation to, relet the
Premises or any part thereof for the account of Tenant (nor shall Landlord be
under any obligation to relet the Premises before Landlord relets or leases any
other portion of the Project or any other property under the ownership or
control of Landlord) for a period equal to or lesser or greater than the
remainder of the Term of the Lease on whatever terms and conditions Landlord, at
Landlord's sole discretion, deems advisable. Tenant shall be liable for and
shall pay to Landlord all Rent payable by Tenant under this Lease (plus interest
at the Default Rate provided in Section 3.1(c) of this Lease if in arrears) plus
an amount equal to (i) the cost of recovering possession of the Premises, (ii)
the cost of removing and storing any of Tenant's or any other occupant's
property left on the Premises or the Project after reentry, (iii) the cost of
decorations, repairs, changes, alterations and additions to the Premises and the
Project, (iv) the cost of any attempted reletting or reletting and the
collection of the rent accruing from such reletting, (v) the cost of any
brokerage fees or commissions payable by Landlord in connection with any
reletting or attempted reletting, (vi) any other costs incurred by Landlord in
connection with any such reletting or attempted reletting, (vii) the cost of any
increase in insurance premiums caused by the termination of possession of the
Premises, (viii) the cost of any increase in insurance premiums caused by the
termination of possession of the Premises, (ix) the amount of any unamortized
improvements to the Premises paid for by Landlord, (x) the amount of any
unamortized brokerage commissions or other costs paid by Landlord in connection
with the leasing of the Premises and (xi) any other sum of money or damages owed
by Tenant to Landlord at law., It is agreed to by Landlord and Tenant that all
the above will be reduced by any sums received by Landlord through any reletting
of the Premises; provided, however, that in no event shall Tenant be entitled to
                 --------  -------
any excess of any sums obtained by reletting over and above Rent provided in
this Lease to be paid by Tenant to Landlord. For the purpose of such reletting
Landlord is authorized to make any repairs, changes, alterations or additions in
or to the Premises that may be necessary. Landlord may file suit to recover any
sums falling due under the terms of this Section 7.2(c) from time to time, and
                                         --------------
no delivery to or recovery by Landlord of any portion due Landlord hereunder
shall be any defense in any action to recover any amount not theretofore reduced
to judgment in favor of Landlord. No reletting shall be construed as an election
on the part of Landlord to terminate this Lease unless a written notice of such
intention is given to Tenant by Landlord. Notwithstanding any such reletting
without termination, Landlord may at any time thereafter elect to terminate this
Lease for such previous default and/or exercise its rights under Section 7.2(b)
                                                                 --------------
of this Lease.

     (d)     Enter upon the Premises and do whatever Tenant is obligated to do
under the terms on this Lease; and Tenant agrees to reimburse Landlord on demand
for any expenses which Landlord may incur in effecting compliance with Tenant's
obligations under this Lease plus fifteen percent (15%) of such cost to cover
overhead plus interest at the Default Rate provided in this Lease, and Tenant
further agrees that Landlord shall not be liable for any damages resulting to
Tenant from such action. No action taken by Landlord under this Section 7.2(d)
shall relieve Tenant from any of its obligations under this Lease or from any
consequences or liabilities arising from the failure to perform such
obligations.

     (e)     Change all door locks and other security devices of Tenant at the
Premises and/or the Project, and Landlord shall not be required to provide the
new key to the Tenant except during Tenant's regular business hours, and only
upon the condition that Tenant has cured any and all defaults hereunder and in
the case where Tenant owes Rent to the Landlord, reimbursed Landlord for all
Rent and other sums due Landlord hereunder.  Landlord, on terms and conditions
satisfactory to Landlord in its sole discretion, may upon request from Tenant's
employees, enter the Premises for the purpose of retrieving therefrom personal
property of such employees, provided, Landlord shall have no obligation to do
so.

     (f)     Exercise any and all other remedies available to Landlord in this
Lease, at law or in equity.

     Section 7.3    Waiver of Duty to Relet or Mitigate. Notwithstanding
                    -----------------------------------
anything contained herein to the contrary, to the full extent permitted under
applicable law, Tenant and Landlord agree that Landlord shall have no duty to
relet the Premises or otherwise mitigate damages under this Lease and Tenant
hereby releases Landlord from any and all duty to relet the Premises or
otherwise mitigate damages. Tenant agrees that Landlord shall not be liable, nor
shall Tenant's obligations hereunder be diminished, because of Landlord's
failure to relet the Premises or collect rent due with respect to such
reletting. Furthermore, Tenant hereby waives any and all rights to plead such
failure of Landlord to mitigate damages as an affirmative defense in any
proceeding based on any Default by Tenant under this Lease. In the event, and
only in the event, that (despite such waiver and contrary to the intent of the
parties hereunder) applicable law requires Landlord to attempt to mitigate
damages, Landlord and Tenant agree that any such duty to mitigate shall be
satisfied and Landlord shall be deemed to have used objectively reasonable
efforts to fill the Premises by doing the following: (a) posting a "For Lease"
sign on the Premises; (b) advising Landlord's leasing agent of the availability
of the Premises; and (c) advising at least five (5) national outside commercial
brokerage entities of the availability of the Premises; provided, however, that
                                                        --------  -------
Landlord shall not be obligated to relet the Premises before leasing any other
unoccupied portions of the Project and any other property under the ownership or
control of Landlord. If Landlord receives any payments from the reletting of the
Premises and is required to mitigate damages (despite the intent of the parties
hereunder), any such payment shall first be applied to any costs or expenses
incurred by Landlord as a result of Tenant's Default under this Lease.

     Section 7.4    Reentry. If Tenant fails to allow Landlord to reenter and
                    -------
repossess the Premises, Landlord shall have full and free license to enter into
and upon the Premises with process of law for the purpose of repossessing the
Premises, expelling or removing Tenant and any others who may be occupying or
within the

                                      14
<PAGE>

Premises, removing any and all property therefrom and changing all door locks of
the Premises. Landlord may take these actions without being deemed in any manner
guilty of trespass, eviction or forcible entry or detainer, without accepting
surrender of possession of the Premises by Tenant, and without incurring any
liability for any damage resulting therefrom, including without limitation any
liability arising under applicable state law and without relinquishing
Landlord's right to Rent or any other right given to Landlord hereunder or by
operation of law or in equity.

     Section 7.5    Rights of Landlord in Bankruptcy. Nothing contained in this
                    --------------------------------
Lease shall limit or prejudice the right of Landlord to prove for and obtain in
proceedings for bankruptcy or insolvency, by reason of the expiration or
termination of this Lease or the termination of Tenant's right of occupancy, 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 damages referred to in this Section 7.5. In the event that under
applicable law, the trustee in bankruptcy or Tenant has the right to affirm this
Lease and continue to perform the obligations of Tenant hereunder, such trustee
or Tenant shall, in such time period as may be permitted by the bankruptcy court
having jurisdiction, cure all defaults of Tenant hereunder outstanding as of the
date of the affirmance of this Lease and provide to Landlord such adequate
assurances as may be necessary to ensure Landlord of the continued performance
of Tenant's obligations under this Lease.

     Section 7.6    Waiver of Certain Rights. To the extent permitted by
                    ------------------------
applicable law, Tenant hereby expressly waives any and all rights Tenant may
have under applicable state law to its right to redeem the Premises or otherwise
recover possession of the Premises after a termination of this Lease. Tenant
hereby waives any and all liens (whether statutory, contractual or
constitutional) it may have or acquire as a result of a breach by Landlord under
this Lease. Tenant also waives and releases any statutory lien and offset rights
it may have against Landlord, including without limitation the rights conferred
upon applicable state law.

     Section 7.7    Non-Waiver. Failure on the part of Landlord to complain of
                    ----------
any action or nonaction on the part of Tenant, no matter how long the same may
continue, shall not be deemed to be a waiver by Landlord of any of its rights
under this Lease. Further, it is covenanted and agreed that no waiver at any
time of any of the provisions hereof by Landlord shall be construed as a waiver
of any of the other provisions hereof and that a waiver at any time of any of
the provisions hereof shall not be construed as a waiver at any subsequent time
of the same provisions. The consent or approval by Landlord to or of any action
by Tenant requiring Landlord's consent or approval shall not be deemed to waive
or render unnecessary Landlord's consent or approval to or of any subsequent
similar act by Tenant.

     Section 7.8    Holding Over. In the event Tenant remains in possession of
                    ------------
the Premises after the expiration or termination of this Lease without the
execution of a new lease, then Tenant, at Landlord's option, shall be deemed to
be occupying the Premises as a tenant at will at a base rental equal to one
hundred twenty five percent (125%) for the first thirty (30) days, then one
hundred fifty percent (150%) thereafter of the then applicable Base Rent, and
shall otherwise remain subject to all the conditions, provisions and obligations
of this Lease insofar as the same are applicable to a tenancy at will, including
without limitation the payment of all other Rent; provided, however, nothing
                                                  --------  -------
contained herein shall require Landlord to give Tenant more than thirty (30)
days prior written notice to terminate Tenant's tenancy-at-will. No holding over
by Tenant after the expiration or termination of this Lease shall be construed
to extend or renew the Term or in any other manner be construed as permission by
Landlord to hold over. Tenant shall indemnify Landlord against all claims for
damages by any other tenant to whom Landlord may have leased all or any part of
the Premises effective upon the termination or expiration of this Lease, and for
all other losses, costs and expenses, including reasonable attorneys' fees,
incurred by reason of such holding over.

     Section 7.9    Abandonment of Personal Property. Any personal property
                    --------------------------------
left in the Premises or any personal property of Tenant left about the Project
at the expiration or termination of this Lease, the termination of Tenant's
right to occupy the Premises or the abandonment, desertion or vacating of the
Premises by Tenant, shall be deemed abandoned by Tenant and may, at the option
of Landlord, be immediately removed from the Premises or such other space by
Landlord and stored by Landlord at the full risk, cost and expense of Tenant.
Landlord shall in no event be responsible for the value, preservation or
safekeeping thereof. In the event Tenant does not reclaim any such personal
property and pay all costs for any storage and moving thereof within thirty (30)
days after the expiration or termination of this Lease, the termination of
Tenant's right to occupy the Premises or the abandonment, desertion or vacating
of the Premises by Tenant, Landlord may dispose of such personal property in any
way that it deems proper. If Landlord shall sell any such personal property, it
shall be entitled to retain from the proceeds the amount of any Rent or other
expenses due Landlord, together with the cost of storage and moving and the
expense of the sale. Notwithstanding anything contained herein to the contrary,
in addition to the rights provided herein with respect to any such property,
Landlord shall have the option of exercising any of its other rights or remedies
provided in the Lease or exercising any rights or remedies available to Landlord
at law or in equity.

     Section 7.10   Quiet Enjoyment. So long as there is no continuing event
                    ---------------
of default by Tenant as defined in Section 7.1, Landlord covenants and agrees
that Tenant shall peacefully and quietly have, hold and enjoy the Premises for
the Term without hindrance by Landlord or any person claiming through or under
Landlord.

                                 ARTICLE VIII.

     Section 8.1    Transfers. Except in strict accordance with the provisions
                    ---------
of this Article VIII, Tenant shall not, by operation of law or otherwise, (a)
assign, transfer, mortgage, pledge, hypothecate or otherwise encumber this

                                      15
<PAGE>

Lease, the Premises or any part of or interest in this Lease or the Premises,
(b) grant any concession or license within the Premises, (c) sublet all or any
part of the Premises or any right or privilege appurtenant to the Premises, or
(d) permit any other party to occupy or use all or any part of the Premises
(collectively, a "Transfer"), without the prior written consent of Landlord
which consent shall not be unreasonably withheld, delayed or conditioned. This
prohibition against a Transfer includes, without limitation, (i) any subletting
or assignment which would otherwise occur by operation of law, merger,
consolidation, reorganization, transfer or other change of Tenant's corporate or
proprietary structure, except in accordance with this Section 8.1; (ii) an
assignment or subletting to or by a receiver or trustee in any Federal or State
bankruptcy, insolvency, or other proceedings; (iii) the sale, assignment or
transfer of all or substantially all of the assets of Tenant, with or without
specific assignment of Lease; (iv) the change in control in a partnership; or
(v) conversion of Tenant to a limited liability entity. If Tenant converts to a
limited liability entity without obtaining the prior written consent of
Landlord: (i) the conversion shall be null and void for purposes of the Lease,
including the determination of all obligations and liabilities of Tenant and its
partners to Landlord; (ii) all partners of Tenant immediately prior to its
conversion to a limited liability shall be fully liable, jointly and severally,
for obligations of Tenant accruing under this Lease pre-conversion and post-
conversion, and all members and other equity holders in Tenant post-conversion
shall be fully liable for all obligations and liabilities of Tenant accruing
under the Lease after the date such members and other equity holders are
admitted to the limited liability entity as if such person or entity had become
a general partner in a partnership; and (iii) Landlord shall have the option of
declaring Tenant in Default under this Lease. If Tenant requests Landlord's
consent to any Transfer, then Tenant shall provide Landlord with a written
description of all terms and conditions of the proposed Transfer, copies of the
proposed documentation, and the following information about the proposed
transferee: name and address; reasonably satisfactory information about its
business and business history; its proposed use of the Premises; a copy of the
proposed sublease or assignment agreement; banking, financial and other credit
information; and general references sufficient to enable Landlord to determine
the proposed transferee's creditworthiness and character. Landlord's consent to
a Transfer shall not release Tenant from performing its obligations under this
Lease, but rather Tenant's transferee shall assume all of Tenant's obligations
under this Lease in a writing satisfactory to Landlord, and Tenant and its
transferee shall be jointly and severally liable therefor. Landlord's consent to
any Transfer shall not waive Landlord's rights as to any subsequent Transfer. If
the aggregate rental, bonus or other consideration paid by a transferee for any
such space exceeds the sum of (y) Tenant's Rent to be paid to Landlord for such
space during such period less (z) Tenant's costs and expenses actually incurred
in connection with such Transfer, including reasonable brokerage fees,
reasonable costs of finishing or renovating the space affected and reasonable
cash rental concessions, which costs and expenses are to be amortized over the
term of the Transfer (a "Profit"), then fifty percent (50%) of such Profit shall
be paid to Landlord over the term after such amount is earned by Tenant
(notwithstanding the foregoing, Tenant shall be entitled to retain one hundred
percent (100%) of any Profit with respect to the first thirty thousand (30,000)
rentable square feet of Premises subleased by Tenant). Such Profit in the case
of a sublease shall be calculated and adjusted (if necessary) on a Lease Year
(or partial Lease Year) basis, and there shall be no cumulative adjustment for
the Term. Landlord shall have the right to audit Tenant's books and records
relating to the Transfer. Tenant authorizes its transferees to make payments of
rent and any other sums due and payable, directly to Landlord upon receipt of
notice from Landlord to do so. Any attempted Transfer by Tenant in violation of
the terms and covenants of this Article VIII shall be void and shall constitute
a Default by Tenant under this Lease. In the event that Tenant requests that
Landlord consider a sublease or assignment hereunder, Tenant shall pay
Landlord's reasonable fees including Landlord's reasonable attorney's fees, not
to exceed Five Hundred and 00/100 Dollars ($500.00) per transaction, incurred in
connection with the consideration of such request.

     Section 8.2    Permitted Transfers. Notwithstanding any provision to the
                    -------------------
contrary, Tenant may assign this Lease or sublet the Premises without Landlord's
consent (i) to any corporation or affiliate or any other entity that controls,
is controlled by or is under common control with Tenant; (ii) to any corporation
or other entity resulting from a merger, acquisition, consolidation or
reorganization of or with Tenant; (iii) in connection with the sale of all or
substantially all of the assets of Tenant (collectively, a "Permitted
Transferee"), so long as Tenant provides evidence to Landlord in writing that
such assignment or sublease complies with the criteria set forth in (i), (ii) or
(iii) above and provided such assignee, subtenant or successor-in-interest
expressly assumes Tenants' obligations and liabilities hereunder. No such
assignment, sublease or transfer, however, shall release Tenant from any
covenant, liability or obligation under this Lease unless agreed to by Landlord
in writing.

     Section 8.3    Assignment by Landlord. Landlord shall have the right at
                    ----------------------
any time to sell, transfer or assign, in whole or in part, by operation of law
or otherwise, its rights, benefits, privileges, duties, obligations or interests
in this Lease or in the Premises, the Building, the Land, the Project and all
other property referred to herein, without the prior consent of Tenant, and such
sale, transfer or assignment shall be binding on Tenant. After such sale,
transfer or assignment, Tenant shall attorn to such purchaser, transferee or
assignee, and Landlord shall be released from all liability and obligations
under this Lease accruing after the effective date of such sale, transfer or
assignment.

     Section 8.4    Limitation of Landlord's Liability. Any provisions of this
                    ----------------------------------
Lease to the contrary notwithstanding, Tenant hereby agrees that no personal,
partnership or corporate liability of any kind or character (including, without
limitation, the payment of any judgment) whatsoever now attaches or at any time
hereafter under any condition shall attach to Landlord or any of Landlord's
Related Parties or any mortgagee for payment of any amounts payable under this
Lease or for the performance of any obligation under this Lease. The exclusive
remedies of Tenant for the failure of Landlord to perform any of its obligations
under this Lease shall be to proceed against the interest of Landlord in and to
the Project. Further, in no event shall Landlord be liable to Tenant, or any
interest of Landlord in the Project be subject to execution by Tenant, for any
indirect, special, consequential or punitive damages. In no event shall Tenant
be liable to Landlord for any indirect, special, consequential (except for
Tenant's indemnity of Landlord set forth in Section 7.8 hereof) or punitive
damages.

                                      16
<PAGE>

                                  ARTICLE IX.

     Section 9.1    Subordination. Landlord represents and warrants to Tenant
                    -------------
that the Project is not currently subject to any mortgage, deed of trust, ground
lease or similar encumbrance. This Lease shall be subject and subordinated at
all times to (a) all ground or underlying leases which may hereinafter be
executed affecting the Project, and (b) the lien or liens of all mortgages and
deeds of trust in any amount or amounts whatsoever hereafter placed on the
Project or Landlord's interest or estate therein or on or against such ground or
underlying leases and to all renewals, modifications, consolidations,
replacements and extensions thereof and to each advance made or hereafter to be
made thereunder. Tenant shall execute and deliver upon demand any instruments,
releases or other documents requested by Landlord, any lessor or mortgagee for
the purpose of subjecting and subordinating this Lease to such ground leases,
mortgages or deeds of trust. Tenant shall attorn to any party succeeding to
Landlord's interest in the Premises, whether by purchase, foreclosure, deed in
lieu of foreclosure, power of sale, termination of lease or otherwise, only upon
such party's request and at such party's sole discretion but not otherwise.
Notwithstanding such attornment, Tenant agrees that any such successor in
interest shall not be (a) liable for any act or omission of, or subject to any
rights of setoff, claims or defenses otherwise assertable by Tenant against, any
prior owner of the Project (including without limitation, Landlord), (b) bound
by any rents paid more than one (1) month in advance to any prior owner, and (c)
if such successor is a mortgagee or a ground lessor whose address has been
previously given to Tenant, bound by any modification, amendment, extension or
cancellation of the Lease not consented to in writing by such mortgagee or
ground lessor. Tenant shall execute all such agreements confirming such
attornment as such party may reasonably request. Tenant shall not seek to
enforce any remedy it may have for any default on the part of Landlord without
first giving written notice by certified mail, return receipt requested,
specifying the default in reasonable detail, to any mortgagee or lessor under a
lien instrument or lease covering the Premises whose address has been given to
Tenant, and affording such mortgagee or lessor a reasonable opportunity to
perform Landlord's obligations hereunder. Notwithstanding the generality of the
foregoing, any mortgagee or ground lessor may at any time subordinate any such
deeds of trust, mortgages, other security instruments or ground leases to this
Lease on such terms and conditions as such mortgagee or ground lessor may deem
appropriate.

     Section 9.2    Estoppel Certificate or Three-Party Agreement. Tenant
                    ---------------------------------------------
agrees within fifteen (15) business days following request by Landlord (a) to
execute, acknowledge and deliver to Landlord and any other persons specified by
Landlord, a certificate or three-party agreement among Landlord, Tenant and/or
any third party dealing with Landlord, certifying (i) that this Lease is
unmodified and in full force and effect, or, if modified, stating the nature of
such modification (ii) the date to which the Rent and other charges are paid in
advance, if any, (iii) that there are not, to Tenant's knowledge, any uncured
defaults on the part of Landlord hereunder, or so specifying such defaults, if
any, as are claimed and/or (iv) any other matters as such third party may
reasonably require in connection with the business dealings of Landlord and/or
such third party. Tenant's failure to deliver such certificate or three-party
agreement within such fifteen (15) business day period shall be conclusive upon
Tenant (x) that this Lease is in full force and effect without modification
except as may be represented by Landlord, (y) that to Tenant's knowledge there
are no uncured defaults in Landlord's performance, and (z) that no Rent has been
paid in advance except as set forth in this Lease.

     Section 9.3    Notices. Any notice, request, approval, consent or other
                    -------
communication required or contemplated by this Lease must be in writing, unless
otherwise in this Lease expressly provided, and may be given or be served by
depositing the same in the United States Postal Service, postpaid and certified
and addressed to the party to be notified, with return receipt requested, or by
delivering the same in person to such party (or, in case of a corporate party,
to an officer of such party), or by prepaid telegram or express overnight mail
service, when appropriate, addressed to the party to be notified. Notice
deposited in the mail in the manner hereinabove described shall be effective
from and after three (3) days (exclusive of Saturdays, Sundays and postal
holidays) after such deposit. Notice given in any other manner shall be
effective only if and when delivered to the party to be notified or at such
party's address for purposes of notice as set forth herein. For purposes of
notice the addresses of the parties shall, until changed as herein provided, be
as provided on the first page of this Lease; provided, that any notices sent to
Tenant will only be effective if copies thereof are simultaneously sent to IKON
Office Solutions, Inc. 70 Valley Stream Parkway, Malvern PA 19355, Attn: Real
estate Department and 810 Gears Road, Houston, Texas, Attn: Facilities Manager,
and provided, that any notices sent to Landlord will only be effective if copies
thereof are simultaneously sent to Brookdale Investors Three, L.P., 3343
Peachtree Road, N.E., Suite 510, Atlanta, Georgia 30326, Attention: Mr. Fred
Henritze, and SV Reserve, L.P., c/o Simmons, Vedder & Co., 210 Barton Springs
Road, Suite 500, Austin, Texas 78704, Attention: Mr. David Arnow. The parties
hereto shall have the right from time to time to change their respective
addresses by giving at least fifteen (15) days' written notice to t he other
party in the manner set forth in this Section 9.3.
                                      -----------

                                   ARTICLE X.

     Section 10.1   Rights and Remedies Cumulative. The rights and remedies of
                    ------------------------------
Landlord and Tenant under this Lease shall be nonexclusive and each right or
remedy shall be in addition to and cumulative of all other rights and remedies
available to Landlord and Tenant under this Lease or at law or in equity.
Pursuit of any right or remedy shall not preclude pursuit of any other rights or
remedies provided in this Lease or at law or in equity, nor shall pursuit of any
right or remedy constitute a forfeiture or waiver of any Rent due to Landlord or
services to be provided to Tenant or of any damages accruing to Landlord or
Tenant by reason of the violation of any of the terms of this Lease.

                                      17
<PAGE>

     Section 10.2   Legal Interpretation. This Lease and the rights and
                    --------------------
obligations of the parties hereto shall be interpreted, construed and enforced
in accordance with the laws of the state in which the Building is located and
the United States. The determination that one or more provisions of this Lease
is invalid, void, illegal or unenforceable shall not affect or invalidate any
other provision of this Lease, and this Lease shall be construed as if such
invalid, illegal or unenforceable provision had never been contained in this
Lease, and, so far as is reasonable and possible, effect shall be given to the
intent manifested by the portion held invalid or inoperative. All obligations of
either party hereunder not fully performed as of the expiration or termination
of the Term of this Lease shall survive the expiration or termination of the
Term of this Lease and shall be fully enforceable in accordance with those
provisions pertaining thereto. Article and section titles and captions appearing
in this Lease are for convenient reference only and shall not be used to
interpret or limit the meaning of any provision of this Lease. No custom or
practice which may evolve between the parties in the administration of the terms
of this Lease shall waive or diminish the right of Landlord to insist upon the
performance by Tenant in strict accordance with the terms of this Lease. This
Lease is for the sole benefit of Landlord and Tenant, and, without the express
written consent thereto, no third party shall be deemed a third party
beneficiary hereof. Tenant agrees that this Lease supersedes and cancels any and
all previous statements, negotiations, arrangements, brochures, agreements and
understandings, if any, between Landlord and Tenant with respect to the subject
matter of this Lease or the Premises and that this Lease, including written
extrinsic documents referred to herein, is the entire agreement of the parties,
and that there are no representations, understandings, stipulations, agreements,
warranties or promises (express or implied, oral or written) between Landlord
and Tenant with respect to the subject matter of this Lease or the Premises. It
is likewise agreed that this Lease may not be altered, amended, changed or
extended except by an instrument in writing signed by both Landlord and Tenant.
The terms and provisions of this Lease shall not be construed against or in
favor of a party hereto merely because such party is the "Landlord" or the
"Tenant" hereunder or because such party or its counsel is the draftsman of this
Lease. All references to days in this Lease and any Exhibits or Addendums hereto
mean calendar days, not working or business days, unless otherwise stated.

     Section 10.3   Authority. Both Tenant and the person executing this Lease
                    ---------
on behalf of Tenant warrant and represent unto Landlord that (a) Tenant is a
duly organized and validly existing legal entity, in good standing and qualified
to do business in the state in which the Building is located, with no
proceedings pending or contemplated for its dissolution or reorganization,
voluntary or involuntary, (b) Tenant has full right, power and authority to
execute, deliver and perform this Lease, (c) the person executing this Lease on
behalf of Tenant is authorized to do so, (d) upon execution of this Lease by
Tenant, this Lease shall constitute a valid and legally binding obligation of
Tenant, and (e) upon request of Landlord, such person will deliver to Landlord
satisfactory evidence of the matters set forth in this Section. Both Landlord
and the person executing this Lease on behalf of Landlord warrant and represent
unto Tenant that (a) Landlord is a duly organized and validly existing legal
entity, in good standing and qualified to do business in the state in which the
Building is located, with no proceedings pending or contemplated for its
dissolution or reorganization, voluntary or involuntary, (b) Landlord has full
right, power and authority to execute, deliver and perform this Lease, (c) the
person executing this Lease on behalf of Landlord is authorized to do so, (d)
upon execution of this Lease by Landlord, this Lease shall constitute a valid
and legally binding obligation of Landlord, and (e) upon request of Tenant, such
person will deliver to Tenant satisfactory evidence of the matters set forth in
this Section.

     Section 10.4   Brokers. Landlord and Tenant warrant and represent to the
                    -------
other that it has not dealt with any real estate broker and/or salesman (other
than Cushman Realty Corporation, who represented Landlord and The Staubach
Company who represented Tenant) in connection with the negotiation or execution
of this Lease and no such broker or salesman has been involved in connection
with this Lease, and each party agrees to defend, indemnify and hold harmless
the other party from and against any and all costs, expenses, attorneys' fees or
liability for any compensation, commission and charges claimed by any real
estate broker and/or salesman (other than the aforesaid brokers) due to acts of
such party or such party's representatives.

     Section 10.5   Consents by Landlord. In all circumstances under this Lease
                    --------------------
where the prior consent or permission of Landlord is required before Tenant is
authorized to take any particular type of action, such consent must be in
writing and, unless the provision specifies to the contrary, such consent or
approval shall not be unreasonably withheld, conditioned or delayed.

               With respect to any provision of this Lease which provides that
Landlord shall not unreasonably withhold or unreasonably delay any consent or
any approval, Tenant, in no event, shall be entitled to make, nor shall Tenant
make, any claim for, and Tenant hereby waives any claim for money damages; nor
shall Tenant claim any money damages by way of setoff, counterclaim or defense,
based upon any claim or assertion by Tenant that Landlord has unreasonably
withheld or unreasonably delayed any consent or approval; but Tenant's sole
remedy shall be an action or proceeding to enforce any such provision, or for
specific performance, injunction or declaratory judgment.

     Section 10.6   Joint and Several Liability. If there is more than one
                    ---------------------------
Tenant, then the obligations hereunder imposed upon Tenant shall be joint and
several. If there is a guarantor of Tenant's obligations hereunder, then the
obligations hereunder imposed upon Tenant shall be the joint and several
obligations of Tenant and such guarantor, and Landlord need not first proceed
against Tenant before proceeding against such guarantor nor shall any such
guarantor be released from its guaranty for any reason whatsoever.

     Section 10.7   Independent Covenants. The obligation of Tenant to pay
                    ---------------------
Rent and other monetary obligations provided to be paid by Tenant under this
Lease and the obligation of Tenant to perform Tenant's other covenants and
duties under this Lease constitute independent, unconditional obligations of
Tenant to be performed

                                      18
<PAGE>

at all times provided for under this Lease, save and except only when an
abatement thereof or reduction therein is expressly provided for in this Lease
and not otherwise, and Tenant acknowledges and agrees that in no event shall
such obligations, covenants and duties of Tenant under this Lease be dependent
upon the condition of the Premises or the Project, or the performance by
Landlord of its obligations hereunder.

     Section 10.8   Attorneys' Fees and Other Expenses. In the event either
                    ----------------------------------
party hereto defaults in the faithful performance or observance of any of the
terms, covenants, provisions, agreements or conditions contained in this Lease,
the party in default shall be liable for and shall pay to the nondefaulting
party all reasonable expenses incurred by such party in enforcing any of its
remedies for any such default, and if the nondefaulting party places the
enforcement of all or any part of this Lease in the hands of an attorney, the
party in default agrees to pay the nondefaulting party's reasonable attorneys'
fees in connection therewith.

     Section 10.9   Recording. Neither Landlord nor Tenant shall record this
                    ---------
Lease, but a short-form memorandum hereof may be recorded at the request of
Landlord.

     Section 10.10  Disclaimer; Waiver of Jury Trial. LANDLORD AND TENANT
                    --------------------------------
EXPRESSLY ACKNOWLEDGE AND AGREE, AS A MATERIAL PART OF THE CONSIDERATION FOR
LANDLORD'S ENTERING INTO THIS LEASE WITH TENANT, THAT, EXCEPT AS OTHERWISE SET
FORTH IN THIS LEASE, LANDLORD HAS MADE NO WARRANTIES TO TENANT AS TO THE USE OR
CONDITION OF THE PREMISES OR THE PROJECT, EITHER EXPRESS OR IMPLIED, AND
LANDLORD AND TENANT EXPRESSLY DISCLAIM ANY IMPLIED WARRANTY THAT THE PREMISES OR
THE PROJECT ARE SUITABLE FOR TENANT'S INTENDED COMMERCIAL PURPOSE OR ANY OTHER
WARRANTY (EXPRESS OR IMPLIED) REGARDING THE PREMISES OR THE PROJECT. EXCEPT AS
EXPRESSLY SET FORTH IN THIS LEASE, LANDLORD AND TENANT EXPRESSLY AGREE THAT
THERE ARE NO, AND SHALL NOT BE ANY, IMPLIED WARRANTIES OF MERCHANTABILITY,
HABITABILITY, FITNESS FOR A PARTICULAR PURPOSE OR ANY OTHER KIND ARISING OUT OF
THIS LEASE, ALL SUCH OTHER EXPRESS OR IMPLIED WARRANTIES IN CONNECTION HEREWITH
BEING EXPRESSLY DISCLAIMED AND WAIVED.

                   LANDLORD AND TENANT WAIVE THE RIGHT TO A TRIAL BY JURY IN ANY
ACTION OR PROCEEDING BASED UPON, OR RELATED TO, THE SUBJECT MATTER OF THIS
LEASE. THIS WAIVER IS KNOWINGLY, INTENTIONALLY, AND VOLUNTARILY MADE BY TENANT
AND TENANT ACKNOWLEDGES THAT NEITHER LANDLORD NOR ANY PERSON ACTING ON BEHALF OF
LANDLORD HAS MADE ANY REPRESENTATIONS OF FACT TO INDUCE THIS WAIVER OF TRIAL BY
JURY OR IN ANY WAY TO MODIFY OR NULLIFY ITS EFFECT. TENANT FURTHER ACKNOWLEDGES
THAT IT HAS BEEN REPRESENTED (OR HAS HAD THE OPPORTUNITY TO BE REPRESENTED) IN
THE SIGNING OF THIS LEASE AND IN THE MAKING OF THIS WAIVER BY INDEPENDENT LEGAL
COUNSEL, SELECTED OF ITS OWN FREE WILL, AND THAT IT HAS HAD THE OPPORTUNITY TO
DISCUSS THIS WAIVER WITH COUNSEL. TENANT FURTHER ACKNOWLEDGES THAT IT HAS READ
AND UNDERSTANDS THE MEANING AND RAMIFICATIONS OF THIS WAIVER PROVISION AND AS
EVIDENCE OF SAME HAS EXECUTED THIS LEASE.

     Section 10.11  Access to Roof. Tenant shall have the right to access the
                    --------------
roof of the Building necessary to accomplish the work reflected in the Final
Plans. Tenant or Tenant's contractors shall not take any action that will
nullify, void or otherwise adversely affect Landlord's roof warranty. It is
anticipated that this would include but not be limited to HVAC, electrical, and
satellite dish installations included in Exhibit C of this Lease. Otherwise,
Tenant shall have no right of access to the roof of the Building.

     Section 10.12  Parking. Tenant's occupancy of the Premises shall at all
                    -------
times include the use of five and four tenths (5.4) parking spaces per 1,000
rentable square feet initially leased by Tenant which parking spaces shall be
used in common with other tenants, invitees and visitors of the Building. Tenant
shall have the right to park in the Building parking facilities in common with
other tenants of the Building upon such terms and conditions established by
Landlord at any time during the Term of this Lease. Tenant agrees not to
overburden the parking facilities by using the parking facilities in excess of
the parking ratio described above and agrees to cooperate with Landlord and
other tenants in use of the parking facilities. Landlord reserves the right to
reconfigure the parking area and modify the existing ingress to and egress from
the parking area as Landlord shall deem appropriate. At any time on or before
May 1, 2003, Tenant shall have the right to cause Landlord to reconfigure the
parking area (which may include an area currently used as a buffer in the
parking area) so as to make available to Tenant a total of six (6) parking
spaces per 1,000 rentable square feet of Premises initially leased or expanded
by Tenant. Such reconfiguration shall be at Landlord's sole cost and expense
subject to Landlord's right to amortize such costs in Operating Expenses over
the remaining Term of this Lease. Tenant shall have fifteen (15) exclusive
visitor parking spaces for the term of the Lease and any Renewals thereafter.

     Section 10.13  No Accord or Satisfaction. No payment by Tenant or receipt
                    -------------------------
by Landlord of a lesser amount than the Rent and other sums due hereunder shall
be deemed to be other than on account of the earliest Rent or other sums due,
nor shall any endorsement or statement on any check or accompanying any check or
payment be deemed an accord and satisfaction; and Landlord may accept such check
or payment without prejudice to Landlord's right to recover the balance of such
Rent or other sum and to pursue any other remedy provided in this Lease.

     Section 10.14  Acceptance. The submission of this Lease by Landlord does
                    ----------
not constitute an offer by Landlord or other option for, or restriction of, the
Premises, and this Lease shall only become effective and binding upon Landlord,
upon full execution hereof by Landlord and delivery of a signed copy to Tenant.

                                      19
<PAGE>

     Section 10.15  Waiver of Counterclaim. Tenant hereby waives the right to
                    ----------------------
interpose any counterclaim of whatever description in any summary proceeding.

     Section 10.16  Time Is of the Essence. Time is of the essence of this
                    ----------------------
Lease. Unless specifically provided otherwise, all references to terms of days
or months shall be construed as references to calendar days or calendar months,
respectively.

     Section 10.17  Counterparts. This Lease may be executed in any number of
                    ------------
counterparts, each of which when so executed and delivered shall be an original,
but such counterparts shall together constitute one and the same instrument.

     IN TESTIMONY WHEREOF, the parties hereto have executed this Lease as of the
day and year first above written.

<TABLE>
<CAPTION>
LANDLORD:                                                                  TENANT:
--------                                                                   ------
<S>                                                                        <C>
SV RESERVE, L.P., a Georgia limited partnership                            IKON OFFICE SOLUTIONS, INC.,
                                                                           an Ohio corporation
   By: SV Reserve GP, LLC, a Georgia limited
       liability company, its sole general partner                         By: /s/ Ronald Rael
                                                                              -----------------------------------
                                                                           Name: Ronald Rael
                                                                                ---------------------------------
       By: /s/ C.L. Davidson, III                                          Title: Director of Real Estate
           ----------------------                                                --------------------------------
           C.L. Davidson, III
           President
</TABLE>

                                      20
<PAGE>

                                   EXHIBIT A

                           LEGAL DESCRIPTION OF LAND
                           -------------------------

                         METES AND BOUNDS DESCRIPTION
                       15.69 ACRES (683,641) SQUARE FEET

Being 15.69 acres (683,641 square feet) of land situated in the W.C.R.R. Co.
Survey, Section 17, Abstract 889, Harris County, Texas, and being out of that
certain 583,907 acre tract of land called "Tract 1" recorded under File Number
G443632 and Film Code 132-81-0495 and under File Number G445633 and Film Code
###-##-####, both of the Harris County Official Public Records of Real Property,
and also being all of Restricted Reserves "A" and "B" in Greens Crossing,
Section Four, a subdivision recorded in Volume 308, Page 2 of the Harris County
Map Records: said 15.69 acres (683,641 square feet) of land being more
particularly described by metes and bounds as follows (all bearings are
referenced to the monumented north right-of-way line of Gears Road, varying in
width as recorded under Film Number H263645 and Film Code 002-97-1374 of the
Harris County Official Public Records of Real Property);

BEGINNING at a 5/8 inch iron rod set for the most southerly and of a 10-foot
cutback located at the intersection of the west right-of-way line of Greens
Crossing Boulevard, now based on 90 feet in width and recorded in Volume 308,
Page 2 of the Harris County Map Records, with the north right-of-way line of
said Gears Road, based on 90 feet in width, and being the most southerly
southeast corner of said Restricted Reserve "3" and also being the most
southerly southeast corner of the herein described tract of land;

THENCE S 87"42'11" W 882.90 feet, with the north right-of-way line of said Gears
Road, and passing at 430.00 feet the southwest corner of said Reserve "B", same
being the southeast corner of said Reserve "A", and passing at 831.12 feet a 5/8
inch iron rod found for the southwest corner of said Reserve "A", to a 5/8 inch
iron rod found for the beginning of a curve;

THENCE 158.16 feet, with the arc of a curve to the left in the north
right-of-way line of said Gears Road, now varying in width whose chord bears 3
85"26'16" W 158.11 feet and having a central angle of 04"31'31" and a radius of
2000.00 feet, to a 5/8 inch iron rod found for a point of reverse curve;

THENCE 158.16 feet, with the arc of a curve to the right whose chord bears 5
85"26'16" W 158.11 feet and having a central angle of 04"31'51" and a radius of
2000.00 feet, to a 5/8 inch iron rod found for the end of the curve and being
the southwest corner of this tract and also being the intersection of the north
right-of-way line of said Gears Road with the east line of that certain 6.118
acre tract of land called Parcel Three and conveyed to Harris County Flood
Control District by instrument recorded under File Number H617939 and Film Code
###-##-#### of the Harris County Official Public Records of Real Property;

THENCE N 02"17'30" W 177.50 feet, with the east line of said Parcel Three, to a
5/8 inch iron rod found for beginning of a curve;

THENCE 118.11 feet, with the arc of a curve to the left in the east line of said
Parcel Three whose chord bears N 19"32'07" W 116.26 feet and having a central
angle of 35"09'14" and a radius of 192.50 feet, to a 5/8 inch iron rod set for
the end of the curve;

THENCE N 37"26'44" W 58.47 feet, to a 5/8 inch iron rod found for the
intersection of the east line of said Parcel Three, with the east right-of-way
line of Old Gears Road, based on 50 feet in width, and being a corner in the
west line of this tract;

                                      A-1

<PAGE>

15.69 ACRES (683,641 SQUARE FEET)

THENCE N 02 degrees 17' 30" W 38.97 feet to a 5/8 inch iron rod set for the
intersection of the east right-of-way line of said Old ? Road with the south
right-of-way line of West Greens Road, based on 80 feet in width and recorded in
Volume 4201, Page ? of the Harris County Deed Records, and being the northwest
corner of this tract;

THENCE N 42 degrees 44' 13" E 209.58 feet, with the south right-of-way line of
said West Greens Road, to a 5/8 inch iron rod set for the beginning of a curve;

THENCE 396.81 feet, with the arc of a curve to the right in the south
right-of-way line of said West Greens Road whose chord bears N 53 degrees 00'
38" E 394.68 feet and having a central angle of 20 degrees 33' 29" and a radius
of 1105.91 feet, to the end of the curve and the northwest corner of Restricted
Reserve "A" in Greens Crossing, Section Eight, a subdivision recorded in Volume
321, Page 98 of the Harris County Map Records, same being the northwest corner
of that certain 1.6706 acre tract of land conveyed to Southwestern Bell
Telephone Company by instrument recorded under File Number H367735 and Film Code
###-##-#### of the Harris County Official Public Records of Real Property, and
being the most northerly northeast corner of this tract and from which a
Southwestern Bell Telephone Company monument in concrete bears N 44 degrees 39'
28" E 0.46 feet;

THENCE S 02 degrees 50' 58" E 283.06 feet to a Southwestern Bell Telephone
Company monument in concrete found for the southwest corner of said Restricted
Reserve "A" in Greens Crossing, Section Eight, and being an interior corner of
this tract and also being in the north line of said Restricted Reserve "A" in
Greens Crossing, Section Four;

THENCE N 87 degrees 25' 13" E 797.20 feet, passing at 224.58 feet a Southwestern
Bell Telephone Company monument in concrete found for the southeast corner of
said Restricted Reserve "A" in Greens Crossing, Section Eight, same being the
southwest corner of Restricted Reserve "B" in said Greens Crossing, Section
Eight, and passing at 362.06 feet the northeast corner of said Restricted
Reserve "A" in Greens Crossing, Section Four, same being the northwest corner of
said Restricted Reserve "B" in Greens Crossing, Section Four, to a 5/8 inch iron
rod set for the southeast corner of said Restricted Reserve "B" in Greens
Crossing, Section Eight, same being the northeast corner of said Restricted
Reserve "B" in Greens Crossing, Section Four, and being the most easterly
northeast corner of this tract and also being in the west right-of-way line of
said Greens Crossing Boulevard;

THENCE S 02 degrees 50' 58" E 496.24 feet to a 5/8 inch iron rod found for the
most northerly and of said 10-foot cutback located at the intersection of the
west right-of-way line of said Greens Crossing Boulevard with the north
right-of-way line of said ? Road and being the most easterly southeast corner of
said Restricted Reserve "B" in Greens Crossing, Section Four and also being the
most easterly southeast corner of this tract;

15.69 ACRES (683,641 SQUARE FEET)

THENCE S 42 degrees 25' 37" W 14.07 feet to the PLACE OF BEGINNING and
containing 15.69 acres (683,641 square feet ) of land.

The area stated in acres is compatible with the allowable precision of closure
for this survey. The area stated in square feet is a calculated value only.

                                        Jeffrey N. Heck
                                        Registered Professional Land Surveyor
                                        Texas Registration No. 4385

                          Texas Land Surveying, Inc.
                    P.O. Box 5825   Pasadena, Texas   77308
                                (281) 437-5380
                        Job No. 0273-041A   May 6, 1998

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