Document:

Exhibit # 10.02

                        Partnership Agreement - A Gardens

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                                               TELEPHONE AND TELEVISION
                                           ROOM LEASE AND ACCESS AGREEMENT

         THIS TELEPHONE AND/OR  TELEVISION ROOM LEASE AND ACCESS  AGREEMENT,  is
entered into this 20th day of November,  1993, by and between Morris - Revocable
Trust hereinafter  called "Lessor" and WT&T  Telecommunications  Partners,  L.P.
heinafter called "Lessee".

                                                                        RECITALS

This Agreement is made with respect to the following facts and circumstances

A. Lessor is the owner of a certain  multi-family  residential property commonly
known  as: * * 1776 and  Almaden  Garden  Apartments  * * and more  particularly
described  on Exhibit "A" attached  hereto.  Such  property is herein  sometimes
referred to as the "Property" or "Project".

B.  Lessee is  engaged in the  business  of  installing  and  operating  private
telephone systems and/or private television  systems within apartment  complexes
similar to the Property.

C.  Lessor and Lessee  desire to enter into an  agreement  whereby  Lessee  will
install the telephone and/or television system(s) to be employed on the Property
and will operate such  system(s),  all in accordance  with the provisions of the
Agreement.  The  telephone  system to be  installed  shall  herein  sometimes be
referred to as the "Telephone  System".  The  television  system to be installed
shall herein sometimes be referred to as the "Television System".

In consideration  of the mutual promises  contained below and for other good and
valuable consideration, it is hereby agreed as follows:

                                                                       ARTICLE 1

                                                      PREMISES; UTILITY AREAS

1.1 EQUIPMENT ROOMS Lessor hereby leases to Lessee and Lessee hereby leases from
Lessor what is commonly  known as the  "Telephone  and/or  Television  Equipment
Room" described in Exhibit "C" attached hereto and  incorporated  herein by this
reference ' referred to herein as "the Equipment Rooms".  The Equipment Room/(s)
are to be used for the purpose of installing, operating, servicing and repairing
the private telephone and/or television utilities, to be provided pursuant

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to this Agreement (referred to herein as the "Telephone Equipment and/or the
Television Equipment").

1.2 TELEPHONE AND  TELEVISION  CABLE.  In addition to the lease of the Equipment
Room/s Lessor hereby grants to Lessee a non-exclusive easement and access to the
areas marked on Exhibit "D" (referred to herein as the Telephone and  Television
Cable  Areas")  for the  placement  and repair of wires,  cable and  accessories
necessary to provide the telephone  and/or  television  services as described in
this Agreement.  Lessee shall have the right of free access to the Telephone and
Television  Cable Areas to inspect,  maintain,  install,  replace and repair the
wire,  cable and other  accessories  associated with the Telephone System and/or
the Television  System,  and to the remainder of the Property for the purpose of
repair and  maintenance  of the wiring,  cable and  accessories  relating to the
Telephone System and/or Television  System, and for the purpose of repairing and
maintaining  such  systems.  In  addition,  the Lessor  also  grants to Lessee a
license  to enter and  access to the  property  for the  purpose  of  collecting
receipts for its services and otherwise  dealing with subscribers to the private
Telephone & Television systems within the Property.

                                                                       ARTICLE 2

                                                                            TERM

2.1 TERM.  This Agreement  shall remain in full force and effect for a full term
of ten (10) years and shall commence as of the date of the issuance of the first
billing summary listing all subscribers to either the Private  Telephone  and/or
Television Utility, and it shall not be extended, terminated or cancelled except
as hereafter provided.

2.2 EXTENSION OF AGREEMENT.  At the end of the term described  immediately above
Lessor and Lessee may negotiate the  extension of this  Agreement.  If new terms
are not agreed  upon,  then Lessee has thirty (30) days to match any  legitimate
offer by  another  qualified  3rd  party  telephone  and/or  television  service
provider.

                                                                       ARTICLE 3

                                                         EXCLUSIVE CONTROL

3.1  EXCLUSIVE  RIGHT.  Lessee  shall have the sole and  exclusive  control  and
possession of the Equipment Room/s and the exclusive right to provide  telephone
and/or  television  service  to  all  residents  within  the  boundaries  of the
Property.  If it is a requirement of law that the local  Telephone  Company also
serve the  Property,  this  exclusivity  provision  shall  not deny  said  local
Telephone  Company the right to also serve  residents  of the  Property.  Lessor
shall not  install  or use,  nor  permit  any  tenant or other  person,  firm or
corporation to install or use any equipment  similar to or intended for the same
use as the Telephone and/or Television  Equipment (whether coin operated or not)
in the Equipment Room/s or elsewhere on the Property. During the term

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of the Agreement, Lessee shall have the exclusive right to install equipment for
telephone and/or television purposes on or about the Property.

3.2 CONDITIONS OF EQUIPMENT ROOM/S. Lessee will provide with respect to the
Equipment Room/s, the insulation,  utilities,  lighting, air conditioning, and
venting as specified in Exhibit "C".

                                                                       ARTICLE 4

                                                                            RENT

4.1 RENT.  Lessee  shall pay to Lessor as rent for the  Equipment  Room/s and as
consideration  for the other  rights as  granted  to  Lessee  hereunder  monthly
payments  as  scheduled  on Exhibit  "E"  detailing  a  percentage  of the gross
receipts of Lessee in connection with the Telephone System and/or the Television
System,  which  percentages  vary in accordance  with the number of  subscribers
within the Project using the Telephone System and/or Television System.  Monthly
payments  shall be paid in arrears and are due fifteen (15) days  following  the
closing of each monthly  billing cycle for the billing cycle just ended.  Lessee
shall pay to  Lessor a late  charge of one and  one-half  percent  (1.5%) of the
amount due for any monthly  payment not received  within five (5) business  days
after the due date.  Lessee  shall  provide  to Lessor,  along with the  monthly
rental  payment,  a report  showing the number of subscribers by unit) and gross
monthly receipts for both the Telephone System and/or the Television System.

4.2 AUDIT.  Lessor shall have the right to audit Lessee's gross receipts no more
frequently  than  twice in any twelve  (12) month  period in order to verify the
amount of gross receipts.  Lessee shall cooperate with Lessor in connection with
any audit of its  receipts and shall make  available to Lessor such  information
and records as is reasonably  requested by Lessor. If any audit shows that there
is a  deficiency  in the payment of rent,  the  deficiency  shall become due and
payable fifteen (15) days following written demand from Lessor, accompanied by a
statement  showing the amount  due.  The costs of any audit shall be paid by the
Lessor unless the audit  discloses that Lessee shall have  understated its gross
receipts  by three  percent  (3%) or more,  in which case  Lessee  shall pay all
Lessor's costs of the audit.  Further,  notwithstanding  the above provisions of
this Paragraph 4.2 to the contrary, in the event any audit discloses that Lessee
shall have understated its gross receipts by three percent (3%) or more,  Lessor
shall be entitled to audit Lessee's gross receipts as often as four (4) times in
the ensuing  twelve (12) month  period.  If any two (2) audits during any twelve
(12) month period  disclose  that Lessee has  understated  its receipts by three
percent  (3%) or more,  Lessor may  terminate  this  Agreement  and Lessee shall
remain  liable  for the  deficiency  and cost of audit as herein  provided.  The
acceptance  by Lessor of any monies paid to Lessor by Lessee as rent  hereunder,
as shown on any statement furnished by Lessee, shall not be an admission

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of the accuracy of such statement or the sufficiency of the amount paid by
Lessee.

4.3 RECEIPTS.  The term "gross receipts' as used herein shall refer to the gross
amount as  received by Lessee in  connection  with or relating in any fashion to
the  operation  of the  Telephone  System  and/or the  Television  System at the
Property.  Such  receipts  shall  include but not be limited to: (i) all monthly
fees as paid by tenants of the Project in connection  with the Telephone  System
and/or Television System;  (ii) all "hook-up" charges or other like charges paid
by the tenants of the  Project;  (iii) all late charges or penalties of any kind
as paid by the tenants of the  Project;  and (iv) any and all other  receipts of
any kind  whatsoever  received  by the Lessee  relating to or arising out of the
Telephone  System and/or  Television  System at the Property.  In the event that
Lessee is not  involved  in both the  Telephone  and/or the  Television  Systems
pursuant to this Agreement, then "gross receipts" thereafter shall refer only to
the System for which Lessee provides services.

4.4 TAXES.  Lessee  shall have the right to deduct from the gross  receipts  all
taxes and fees imposed on the Telephone System and/or  Television  System and on
the revenue  generated by the Telephone System and/or the Television System that
are included in said receipts.

                                                                       ARTICLE 5

                                                                           TAXES

5.1 REAL PROPERTY TAXES.  Lessor shall pay any and all property taxes associate
with the Equipment  Room/s or otherwise  associated
with the Property. Lessee shall have no responsibility for any such taxes.

5.2 PERSONAL PROPERTY. Lessee shall pay all taxes, assessments, license fees and
public charges levied,  assessed or imposed on its business operation as well as
upon all trade fixtures,  leasehold  improvements and other personal property in
or about the  Equipment  Room/s and the  Property.  Lessee shall comply with the
provisions  of any law,  ordinance or rule of taxing  authorities  which require
Lessee to file a report of Lessee's  property  located on the  Property.  In the
unlikely event this personal property  addition  increases the Lessor's personal
property tax liability,  Lessee shall bear the cost of this additional tax until
the matter can be resolved with the proper taxing authority.

                                                                       ARTICLE 6

                                                                             USE

6.1  PURPOSE.  Lessee  shall use the  Equipment  Room/s  and the  Telephone  and
Television  Cable Areas and shall  employ its access to the  Property  solely in
connection  with the purposes  contemplated  by this  Agreement and for no other
purpose. During the term hereof,

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Lessee  shall  keep the  Equipment  Room/s  clean and free of any  objectionable
noises,  orders or nuisances,  and Lessee shall at all times comply with any and
all health and police  regulations  applicable to the Equipment  Room/s.  Lessee
shall not install any exterior lighting or make any exterior painting or install
any exterior  loudspeakers  or similar  devices on the exterior of the Equipment
Room/s or elsewhere in the property,  or make any changes on the exterior of the
Equipment Room/s without Lessor's prior written consent.

6.2  RESTRICTIONS.  Lessee  shall not do, nor permit  anything  to be done in or
about the Equipment  Room/s which will in any way obstruct or interfere with the
rights of other tenants or occupants of the Property, or injure or annoy them or
use or allow the Equipment  Room/s to be used for any unlawful or  objectionable
purpose, nor shall Lessee cause, maintain or permit any nuisance in, on or about
the  Equipment  Room/s.  Lessee shall not commit or suffer to be  committed  any
waste in or upon the Property. Lessee shall not use or be involved with anything
in or about the  Property  that will in any way  violate any house  rules,  law,
statute,  ordinance or  governmental  rule or regulation or  requirement of duly
constituted  public  authorities now in force or which may hereafter be enacted.
Lessee agrees that it shall comply with all fire and security  regulations  that
may be issued from time to time by governmental  authorities,  and shall provide
Lessor with a name of a designated  responsible  employee to represent Lessee in
all matters pertaining to such fire or security  regulations.  Lessee shall have
the sole cost and expense to determine  whether it is in  compliance  with the -
foregoing provisions of this Article 6, shall obtain all necessary  governmental
approvals  and  permits,  and shall  promptly  comply  with all laws,  statutes,
ordinances and governmental rules,  regulations and requirements now in force or
which may hereafter be in force,  and with the requirements of any board of fire
underwriters or other similar body now or hereafter constituted,  relating to or
affecting  the  condition,  use or occupancy of the Equipment  Room/s,  provided
however Lessee shall not be responsible  for any  requirement  due to structural
changes not  relating to or  affecting  the  condition,  use or occupancy of the
Equipment Room/s.

                                                                       ARTICLE 7

                                                                       UTILITIES

7.1  AVAILABILITY.  Lessor  agrees  that it will cause to be made  available  to
Lessee in connection  with the Equipment  Room/s the  distribution  of utilities
including electricity, air conditioning, venting and ventilation as described on
Exhibit "C" attached  hereto.  The cost of any and all  utilities as provided to
the Premises shall be borne by Lessor.

7.2  TRASH.  Lessee  shall  store  all  trash and  garbage  within  the areas as
established by Lessor for such purposes within the Property.

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Lessee shall not allow  refuse,  garbage or trash to accumulate in or around the
Equipment Room/s.

7.3 LIMITED LIABILITY.  Lessor shall not be liable to Lessee or any other person
for, and neither  shall Lessee nor any other person be entitled to any abatement
or reduction of rent or damages, direct or indirect, because of any reduction or
suspension in the utility services if required by any governmental authority, or
Lessor's  failure or inability to furnish any service or facility,  which Lessor
has agreed to supply, when such failure is caused by accidents, strikes, acts of
God,  governmental  preemption's or any other cause similar or dissimilar beyond
the  reasonable  control  of  Lessor.  Lessor  shall  not be  liable  under  any
circumstances  for any loss of or any injury to person,  property  or  business,
however  occurring,  through  or in  connection  or  incidental  to any  failure
described  above to furnish any service or facility,  nor shall any such failure
be construed as eviction of Lessee in whole or in part.

                                                                       ARTICLE 8

                                                                         REPAIRS

8.1 REPAIR BY LESSEE. Lessee will provide janitorial and housekeeping  services,
maintenance  and repair for the  Equipment  Room/s,  and will perform all future
improvements at its sole cost.  Notwithstanding the. Sentence immediately above,
the  obligation of Lessee to repair and maintain the  Equipment  Room/s shall be
limited to  maintenance  and repair of the  interior of the Room/s and shall not
include the roof,  exterior walls or structural  aspects of the Room/s except in
the event that any such damage is caused by or results  from the  negligence  of
Lessee or its agents or  employees,  in which event Lessee shall be obligated to
make such repairs.  In addition,  Lessee shall have no obligation to replace the
Equipment Room/s (exclusive of the Telephone and/or Television Equipment) in the
event of partial or complete destruction of the Equipment Rooms.

8.2 REPAIR BY LESSOR. Subject to reasonable wear and tear and Lessee's duties to
repair the Equipment Room/s as set forth in this Article,  Lessor shall maintain
and repair the exterior  walls,  roof and the  exterior  portions of the Room/s.
Lessee  shall,  be  responsible  for the  repair  of any and all HVAC  equipment
relating to the Equipment Room/s except in connection with any matters caused or
resulting  from the  negligence of Lessor or its  employees or agents,  in which
event Lessor shall be obligated to pay for such repairs.

8.3 REMOVAL UPON  TERMINATION.  Upon  expiration  or early  termination  of this
Agreement, Lessee shall have the right to remove the Telephone and/or Television
Equipment and fixtures as shall have been  installed,  furnished and supplied by
Lessee in said  Equipment  Room/s  subject to the  provisions of Paragraph  11.2
below,  it being expressly  understood and  acknowledged by Lessor that title to
and the ownership of all such

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equipment  and  fixtures  shall at all times be and  remain in and with  Lessee,
whether  the same or any parts  thereof be  affixed to the realty or  otherwise.
Lessee  shall  repair any damage  caused by the  removal  of its  equipment  and
fixtures,  including  replacement of  landscaping  removed or damaged by Lessee.
Under no circumstances shall Lessee remove wire in the walls, jacks in buildings
or any underground  wire or cable,  which shall revert to Lessor upon expiration
or termination of this Agreement.

8.4 LIENS.  Lessee  shall keep the Property  free from any liens  arising out of
work performed,  materials furnished or obligations incurred by, or on behalf of
or at the direction of Lessee, and shall protect,  indemnify,  hold harmless and
defend Lessor from any liens or  encumbrances  arising out of any work performed
by or on behalf of or at the direction of Lessee.

                                                        ARTICLE 9

                                                 DUTIES OF LESSEE

9.1  INSTALLATION.  Lessee shall at its own cost install in the Equipment Room/s
the Telephone and/or  Television  Equipment,  together with wire and accessories
necessary to provide Telephone and/or Television  services for the Property.  It
is  acknowledged  that  Lessor has  installed  certain  wiring and cable for the
Property.  The Telephone and/or  Television  Equipment to be installed by Lessee
(together  with the wiring and cable  supplied  by Lessor)  shall be all that is
required to provide to the Project the Telephone and/or  Television  services as
contemplated  by this  Agreement  and Lessee  shall be  obligated to provide and
install such  equipment at its cost as is  necessary or  appropriate  to provide
such Telephone and/or Television services.

9.2  MAINTENANCE.  Lessee shall  service and maintain in good working  order all
Telephone  and/or  Television  Equipment and all wiring,  cable and accessories,
whether  owned by Lessor or  Lessee,  constituting  a portion  of the  Telephone
System and/or Television system at its sole cost and expense.  Lessor shall have
no  obligation of any kind  whatsoever  for  maintenance  and repair of any such
equipment or any portions of either the Telephone  System and/or the  Television
System. In no event shall Lessor have any responsibility for any of the costs of
such repair and maintenance. In the event of damage or destruction to any of the
Telephone and/or Television Equipment or any of the wiring, cable or accessories
employed in  connection  with the  Telephone  System  and/or  Television  System
arising by reason of a casualty,  Lessee  shall be obligated at its sole cost to
replace and/or repair such damaged equipment or accessories; provided, only that
any such damage  resulting from the gross  negligence or intentional  conduct of
Lessor or its employees or agents shall be the responsibility of Lessor.  Lessee
shall be entitled  to employ and shall  employ any and all  proceeds  payable in
connection  with insurance  maintained  pursuant to this Agreement  available in
connection with the damage or

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destruction of any of the Telephone and/or  Television  Equipment or accessories
as  described  above to offset  the cost of repair  and/or  replacement  of such
equipment and/or accessories. Lessor shall be obligated to employ the portion of
the  insurance  proceeds  that covers the  replacement  of Lessor owned wire and
cable.

9.3 TENANT  INSTALLATION.  Lessee  shall  service and  actively  market both the
Telephone  System and/or  Television  System to all tenants  within the Project.
Lessee shall provide at its sole cost, all installation  services required as to
each tenant  within the Project and all  accessories  as required in  connection
with the "hook-up" of each of the tenants within the Project. Lessee at its sole
cost shall respond to any and all reasonable  inquiries or  requirements  of the
tenants within the Project  relating to the Telephone  System and/or  Television
System and shall respond within  twenty-four  (24) hours of  notification to all
service calls,  excluding Saturdays and Sundays and National Holidays,  in which
case response shall be made on the succeeding business day.

9.4  CHARGES.  Lessee at its sole cost  shall be  responsible  for  billing  all
subscribers  within  the  Project  for  Telephone  and/or  Television   services
provided,  and for collecting  all monies due in connection  with such services.
Lessor shall have no  responsibility of any kind whatsoever- for the obligations
of any  subscriber  in connection  with either the  Telephone  System and/or the
Television System.

9.5 INSURANCE.  Lessee shall maintain at its cost,  liability insurance covering
injury to persons or damage to  property  arising  out of its  operation  on the
Property.  Lessor shall be named as an additional insured in connection with all
such  insurance.  A listing of minimum  insurance  requirements  is contained in
Exhibit F and incorporated herein by this reference.

9.6 HOUSE PHONES. At no cost to Lessor,  Lessee shall install and activate as an
accommodation to Lessor,  service for a reasonable  amount of telephones  and/or
for a- reasonable amount of television outlets. Such telephone and/or television
services  shall be  located in common  areas  within  the  Project  and in areas
employed by Lessor and/or its property  manager in connection with management of
the Project as more  particularly  described on Schedule "D-1" attached  hereto.
The areas in which such  services are to be installed  shall be as designated by
Lessor.  In connection with any such services,  Lessor shall not be obligated to
pay the basic monthly fees in connection with either the telephone or television
service so  installed.  Lessor shall be  obligated to pay for any  extraordinary
television  service such as pay per-view as used by Lessor and shall  further be
obligated to pay the standard usage cost for the telephone  services employed by
Lessor.

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                                                             ARTICLE 10

                                                          ENTRY BY LESSOR

10.1 ACCESS.  Lessee hereby grants Lessor such licenses or easements in and over
the  Equipment  Room/s or any  portion  thereof  or the Cable  Areas as shall be
reasonably  required for the  installation  or maintenance  of mains,  conduits,
pipes or other  facilities to serve the Property or any part  thereof,  provided
that Lessor shall pay for any  alteration  required of the  Equipment  Room/s or
Cable Areas as the result of any such alterations.  Lessee further covenants and
agrees that Lessor may enter the Equipment Room/s to make any necessary  repairs
to the  Equipment  Room/s or Cable  Areas or to  perform  any work  which may be
necessary to comply with any laws, rules or regulations of any public authority,
or which  Lessor  may deem  necessary  to  prevent  waste  or  deterioration  in
connection  with the property  Except in the case of emergency  repairs,  Lessor
shall give Lessee  twenty-four  (24) hours prior written  notice of any intended
entry by Lessor into the Equipment Room/s for purposes of repairs or performance
of any work.

                                                             ARTICLE 11

                                                       VOLUNTARY TERMINATION

11.1 NOTICE OF TERMINATION. Within sixty (60) days following the commencement of
the six (6) month period starting with the twelfth (12th) month after acceptance
of the first  subscriber  for the  Telephone  System and/or  Television  System,
respectively  and within sixty (60) days following the  commencement of each six
(6) month period thereafter,  Lessee shall have the options as set forth in this
Article 11. Lessee shall give Lessor  written  notice of the dates of acceptance
of the first subscriber for the Telephone System and/or the first subscriber for
the Television  System. The computation of the above described time period shall
be made separately for the Telephone System and/or separately for the Television
System, based upon the date of acceptance of the first subscriber for each.

(a)  Subject  to the  time  periods  as  described  immediately  above  in  this
Paragraph,  in the event that  Lessee  fails to  maintain  an average  telephone
subscription  level during the two (2) immediately  preceding calendar months of
at least eighty (80%) percent penetration of the apartment units in the Project,
then Lessee  shall be entitled  to give Lessor  written  notice of its intent to
terminate its  obligations  pursuant to this  Agreement to provide the Telephone
System  for the  Project.  The  effective  date of the  termination  shall be as
provided in the notice but no earlier  than one hundred  eighty (180) days after
the date of receipt by Lessor of such written notice.

(b)  Subject  to the  time  periods  as  described  immediately  above  in  this
Paragraph,  in the event that Lessee  fails to  maintain  an average  television
subscription  level during the two (2) immediately  preceding calendar months of
at least sixty (60%) percent penetration

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of the  apartment  units in the  Project,  then Lessee shall be entitled to give
Lessor  written  notice of its intent to terminate its  obligations  pursuant to
this Agreement to provide the Television  System for the Project.  The effective
date of the  termination  shall be as provided in the notice but no earlier than
one  hundred  eighty  (180)  days  after the date of  receipt  by Lessor of such
written notice.

11.2 REMOVAL OF  EQUIPMENT.  In the event that Lessee  terminates  either of its
services  with respect to the  Telephone  System or its services with respect to
the  Television  system in accordance  with Paragraph  11.1  immediately  above,
Lessee shall have thirty (30) days to remove its equipment  associated  with the
terminated  service,  beginning  with the  effective  date of that  termination;
provided,  however, that any equipment not so removed thirty (30) days after the
date of  termination  for that service shall be deemed to be  abandoned.  Lessee
will repair any damages to the Premises caused by removal of its equipment.

11.3 LESSEE  COOPERATION.  In the event that Lessee  terminates its  obligations
with  respect  to  either  the  Telephone  System  and/or  Television  System in
accordance with Paragraph 11.1 immediately above, Lessee shall, upon the request
of  Lessor,  during  the  ninety  (90)  days  prior  to the  effective  date  of
termination,  negotiate  in good  faith  with  the  Lessor  for the  sale of the
Telephone Service and/or Television Service, as the case may be, relating to the
terminated  service,  which sale shall be made on a cash basis for a price equal
to the fair market value of the services being sold. Should Lessor and Lessee be
unable to agree upon a fair market value for the services,  then Lessee shall be
entitled to remove the equipment in accordance  with the provisions of Paragraph
11.2  immediately  above. In the event of any such removal of equipment,  Lessee
shall  cooperate  with Lessor in connection  with  Lessor's  efforts to obtain a
third-party  provider to furnish the services being  terminated by Lessee.  Such
cooperation  shall include,  but not be limited to, making space available prior
to the effective  date of  termination to the  third-party  provider  within the
Premises so that the third-party  provider can install  equipment as required to
provide the  services  effective  as of the date of  termination,  resulting  in
continuos service for existing subscribers. If the new service providers are the
Public Utilities for those services,  then WT&T will quarantee continuos service
for those subscribers in good standing.

                                                             ARTICLE 12

                                                                         DEFAULT

12.1 DEFAULTS BY LESSEE.  The occurrence of any one or more of the following
events shall  constitute a material default and breach of this Agreement:

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(a) The vacating or abandonment of the Equipment Room/s by Lessee; or

(b) The  failure  of Lessee  to make any  payment  of rent or any other  payment
required to be made by Lessee  hereunder,  as and when due,  where such  failure
shall  continue for a period of five (5) days after written  notice thereof from
Lessor to Lessee.  In the event that Lessor  serves  Lessee with a Notice to Pay
Rent or Quit pursuant to applicable  Unlawful Detainer statutes,  such Notice to
Pay Rent or Quit shall not constitute the notice required by this  subparagraph;
or

(C) The failure by Lessee to observe or perform any of the covenants, conditions
or  provisions  of this  Agreement to be observed or performed by Lessee,  other
than described in Paragraph (b) above, where such failure continues for a period
of thirty (30) days after written  notice  thereof from Lessor to Lessee,  which
notice shall specify the specific nature of the failure, provided, however, that
if the nature of  Lessee's  default is such that more than  thirty (30) days are
reasonably  required  for its  cure,  than  Lessee  shall not be deemed to be in
default if Lessee  commences  such cure  within  said thirty (30) day period and
thereafter diligently prosecutes such cure to completion; or

(d) The  occurrence  of any two (2) audits  during any twelve (12) month  period
disclosing  that Lessee has  understated  its receipts by three  percent (3%) or
more as described in Paragraph 4.2 above; or

(e) Failure of Lessee to maintain the Telephone System and/or  Television System
in good  condition  and repair  comparable  with  similar  services,  where such
failure continues for a period of fifteen (15) days after written notice thereof
from Lessor to Lessee; or

(f)  Failure  of Lessee to provide  state of the art  telephone  service  and/or
television service to residents of the Project comparable with similar services,
or to make service  calls upon request in a prompt  fashion as provided  herein,
where such failure  continues for a period of five (5) days after written notice
thereof  from Lessor to Lessee  (provided  that Lessee  shall not be entitled to
such five (5) day "cure"  period upon the second  (2nd)  occurrence  of any such
failure within any thirty (30) day period), except for any failure which results
from  failure of a tenant to timely pay its bills for  telephone  or  television
services  rendered,  destruction of equipment without fault be Lessee (provided,
however . that such destroyed  equipment is to be promptly replaced and repaired
by Lessee at its cost), or other commercially acceptable cause reasonably beyond
the control of Lessee; or

(g) Failure of Lessee to provide telephone or television services at rates equal
to or less than  those  charged by the  applicable  public  utility,  where such
failure  continues for a period of thirty (30) days after written notice thereof
from Lessor to Lessee; or

                                                                              11

<PAGE>

(h) An  appointment  of a receiver to take  possession of  substantially  all of
Lessee's assets or of the Premises, with such receivership remaining undissolved
for a period of sixty (60) days; or

(i) The attachment,  execution or other judicial seizure if substantially all of
Lessee's  assets or the  Premises,  with such  attachment,  execution or seizure
remaining undismissed for a period of sixty (60) days.

12.2  DEFAULTS BY LESSOR.  The  occurrence  of any one or more of the  followin
events shall  constitute a material  default and a breach of this Agreement by
Lessor:

(a) Failure to perform any of the material  obligations required of Lessor to be
performed, provided that such failure continues for a period of thirty (30) days
after written notice  thereof from Lessee to Lessor,  which notice shall specify
the specific  nature of the failure,  provided,  however,  that if the
nature of
Lessor's default is such that more than thirty (30) days are reasonably required
for its  cure,  than  Lessor  shall not be  deemed  to be in  default  if Lessor
commences such cure within said thirty (30) day period and thereafter diligently
prosecutes such cure to completion; or

(b) If bad debt exceeds five (5) percent during any consecutive  three (3) month
period; normal bad debt being three (3) percent of gross receipts; or

(c)  Failure of the  Property  ownership  or  management  to present  either the
Telephone  System or the Television  System in a positive  manner to prospective
residents or prospective clients; or

(d) Failure to remove or correct any mechanical, electrical or any other type of
interference  that was caused by any device  installed by Lessor during the term
of this  Agreement  that would  prevent or hinder  Lessee in  providing  quality
telephone and/or television service to the property.

12.3  REMEDIES UPON DEFAULT BY LESSEE. In the event of a default by Lessee, the
following shall be applicable:

(a) In addition to any and all other rights and remedies  available to Lessor at
law or in equity,  Lessor  shall have the right to  immediately  terminate  this
Agreement  and all  easements and other access rights and other rights of Lessee
hereunder  by giving  written  notice to Lessee of such  election by Lessor.  If
Lessor shall elect to terminate this Agreement,  then it may recover the amounts
from Lessee that are provided by applicable State law.

(b) In the event of a default by Lessee,  Lessor shall also have the right,
with or without  terminating this Agreement to re-enter the Equipment Room/s. if
Lessor does not elect to terminate this

                                                                              12

<PAGE>

Agreement,  Lessor may either  recover  all rent as it becomes due or re-let the
Room/s,  together with all access rights,  upon such Provisions as Lessor in its
sole  judgement  may deem  advisable,  and  Lessor  shall have the right to make
repairs and  alterations  to the Room/s.  if Lessor elects to re-let the Room/s,
then all rentals  received by Lessor from such a re-letting  shall be applied to
the payment of all costs and expenses incurred by Lessor in connection with such
re-letting and to the payment of rent due and payable hereunder.

(c) Nothing  contained in this Paragraph  shall  constitute a waiver of Lessor's
rights to recover  damages by reason of  Lessor's  efforts to  mitigate  damages
caused by Lessee's default.

12.4          REMEDIES UPON DEFAULT BY LESSOR. In the event of a default by
Lessor, the following shall be applicable:

(a) In addition to any and all other rights and remedies  available to Lessee at
law or in equity,  Lessee  shall have the right to  immediately  terminate  this
Agreement and all other rights  hereunder by giving  written notice to Lessor of
such election by Lessee. If Lessee shall elect to terminate the Agreement,  then
it may recover the amounts from Lessor as are provided by applicable State law.

(b) In the event of a default by Lessor,  Lessee shall also have the right, with
or without terminating this Agreement, to enter the Equipment Room/s.

(c)  Nothing  contained  in this  Paragraph  12.4 shall  constitute  a waiver of
Lessor's  rights to recover  damages by reason of  Lessee's  efforts to mitigate
damages caused by Lessor's default.

12.5 REMOVAL OF EQUIPMENT.  In the event of a termination  of this  Agreement
by Lessor  resulting  from the default of Lessee,  the following shall be
applicable:

(a)  Lessee,  at its  cost,  shall  have  thirty  (30)  days  from  the  date of
termination  in which to remove the Telephone  Equipment  and/or the  Television
Equipment; provided, however, that in no event shall Lessee remove any wiring or
cabling installed in the Project.  Notwithstanding the above, at the election of
Lessor and without waiving Lessor's election to terminate this Agreement, Lessor
shall be entitled to require  Lessee to give Lessor ten (10) days prior  written
notice of its intent to remove the  Telephone  Equipment  and/or the  Television
Equipment.  During  such ten (10) day term,  Lessee  shall  cooperate  with such
third-party  providers  as  may  be  selected  by  Lessor  so as to  allow  such
third-party  providers to provide to the Project  substitute  telephone  service
and/or substitute  television service. Such cooperation shall include but not be
limited to cooperation in connection with the placement by third-party providers
of new equipment within the Equipment  Room/s.  In addition,  to the extent that
Lessor  elects to do so,  Lessee  shall  negotiate in good faith  following  any
notice of termination given by Lessor, in order to

                                                                              13

<PAGE>

arrive at an  agreement  for  purchase at fair  market  value on a cash basis by
Lessor of the telephone  service  and/or  television  service.  Failing any such
agreement for purchase of the services,  Lessee shall continue to be entitled to
remove the equipment in accordance with the provisions hereof from the Property,
in accordance with Section 11.2 and 11.3.

12.6 REMOVAL OF EQUIPMENT.  In the event of a termination  of this  Agreement
by Lessee  resulting  from the default of Lessor,  the following shall be
applicable:

(a)  Lessee,  at its  cost,  shall  have  thirty  (30)  days  from  the  date of
termination  in which to remove the Telephone  Equipment  and/or the  Television
Equipment; provided, however, that in no event shall Lessee remove any wiring or
cabling installed in the Project.  Notwithstanding the above, at the election of
Lessee and without waiving Lessee's election to terminate this Agreement, Lessor
shall be entitled to require  Lessee to give Lessor ten (10) days prior  written
notice  of its  intent to  remove  the  Telephone  Equipment  and/or  Television
Equipment.  During  such ten (10) day term,  Lessee  shall  cooperate  with such
third-party  providers  as  may  be  selected  by  Lessor  so as to  allow  such
third-party  providers to provide to the Project  substitute  telephone  service
and/or substitute  television service. Such cooperation shall include but not be
limited to cooperation in connection with the placement by third-party providers
of new equipment within the Equipment  Room/s.  In addition,  to the extent that
Lessee  elects to do so,  Lessor  shall  negotiate in good faith  following  any
notice of  termination  given by Lessee,  in order to arrive at an agreement for
purchase at fair market value on a cash basis by Lessor of the Telephone service
and/or  Television  service.  Failing  any such  agreement  for  purchase of the
services,  Lessee  shall  continue to be entitled  to remove such  equipment  in
accordance  with the  provisions  hereof from the Property,  in accordance  with
Sections 11.2 and 11.3.

                                                             ARTICLE 13

                                                       DAMAGE OR DESTRUCTION

13.1  DESTRUCTION  OF PREMISES DUE TO RISK COVERED BY  INSURANCE.  If during the
term of this  Agreement,  the Premises is totally or partially  destroyed from a
risk  covered  by  insurance  in effect at the  time,  and there are  sufficient
insurance  proceeds  to pay in full for the cost of  restoration,  Lessor  shall
restore  the  Premises  to  substantially   the  same  condition  as  they  were
immediately  prior to destruction,  provided that Lessor's  obligation  shall be
limited to the Premises  and shall not include  either the  Telephone  Equipment
and/or the  Television  Equipment.  Lessee,  at its cost,  shall be  required to
restore the Telephone Equipment and/or Television Equipment.  Any destruction of
the Premises  shall not terminate  this  Agreement.  If the existing laws do not
permit the Premises to be restored to

                                                                              14

<PAGE>

substantially  the  same  condition  as they  were  in  immediately  before  the
destruction,  or  if  in  the  opinion  of  Lessor's  architect  he  states  the
restoration  cannot be completed  within one hundred  eighty (180) days from the
date of damage or destruction, Lessor and/or Lessee may terminate this Agreement
by giving written notice thereof.

13.2 RENT. In the event of any partial  destruction of the Project,  the rent as
provided herein shall continue with no abatement, it being acknowledged that the
rent is based upon a percentage of Lessee's gross receipts only.

13.3  RESTORATION  OF  SERVICE.  In the event of a partical  destruction  of the
Project,  Lessee,  at its cost,  shall quickly restore either  telephone  and/or
television services to the Project. Such restoration of services shall include a
temporary  restoration of services during the period in which any destruction of
the Premises is being restored by Lessor.

                                                             ARTICLE 14

                                                           MISCELLANEOUS

14.1 INDEMNITY. Lessee shall indemnify and hold Lessor harmless from and against
any loss, claim,  damage,  liability or expense  (including  attorney's fees) in
connection with Lessee's operations on the Property or Lessor entering into this
agreement; provided, however, that Lessee shall have no obligations to indemnify
Lessor with respect to any loss,  claim,  damage or expense  arising in whole or
part by reason of the gross negligence or intentional acts of Lessor, employees,
agents or representatives.

14.2 LESSOR WARRANTIES. Except as specifically set forth herein, Lessor makes no
representations  or  warranties  of any kind  whatsoever to Lessee in connection
with the subject matter as described in this agreement. specifically, but not by
way of  limitation,  Lessor  makes no  representation  or  warranties  as to the
suitability  of the  Property or Project for the  purposes as intended by Lessee
pursuant to the  provisions of this  Agreement and makes no  representations  or
warranties  as to the  profitability  or other  success  of the  services  to be
provided by Lessee hereunder.

14.3 MEMORANDUM OF AGREEMENT.  Upon the request of either Lessee or Lessor,  the
parties agree to execute a memorandum  of the  Agreement in recordable  form and
recorded in the Official County Records.  This Agreement shall survive any sale,
assignment  or other  transfer of the  Property  and shall be  construed  in all
respects  as a lease and not a  license.  Lessor  shall use its best  efforts to
obtain from any third party lender a  nondisturbance  agreement  with respect to
this Agreement in a form reasonably satisfactory to both Lessor and Lessee.

                                                                              15

<PAGE>

14.4 AUTHORITY.  The person(s) executing this Agreement  expressly  represent(s)
and warrant(s) that he (they) has (have) full Power and authority to do so.

14.5  ASSIGNMENT.  Lessee may not assign  this  Agreement  without  the  written
consent of Lessor,  which shall not be  unreasonably  withheld.  Subject to this
provision,  this  Agreement  shall be binding upon the parties  hereto and their
respective heirs,  successors and assigns,  as the case may be.  Notwithstanding
the above  provisions,  Lessee may assign this Agreement to an affiliated entity
without the consent of Lessor. For purposes hereof, an "affiliated entity" shall
be an entity in which  Lessee  holds an interest of the equity  ownership or has
the control of the Property's Telephone and Television System's management.

14.6 OTHER  AGREEMENT.  The parties  hereby  represent that to the best of their
knowledge and belief the entering into and  performance  of this  Agreement will
not  create a breach or  default  in any  agreement  to which  they are a party.
Lessor has informed  Lessee of the agreement  between  Lessor and TCI - Freemont
Cable T.V.,  referred to herein as the TCI agreement,  a copy is attached herein
as Exhibit " G " and incorporated into this Agreement by this reference.  Lessee
has  represented  to Lessor that  entering  into this  Agreement  will not cause
Lessor to be in violation of the TCI agreement  and will  indemnity  Lessor,  as
referenced in 14.1 above regarding this matter.

14.7 ATTORNEY'S FEES. In the event it becomes  necessary for Lessee or Lessor to
enforce the terms of this Agreement,  the prevailing  party shall be entitled to
reasonable attorney's fees, costs and expenses.

14.8 CONDEMNATION. If title to all of the Project should be taken for any public
or  quasi-puplic  use under any statute,  or by right of eminent  domain,  or by
private  purchase  in lieu of  eminent  domain,  or if title to so,  much of the
Property is so taken that a reasonable  amount of reconstruction of the Property
will  not  result  in the  premises  being a  practical  improvement  reasonably
suitable for Lessee continued  occupancy for the purposes for which the Property
are leased,  then, in either event this,  Agreement  shall terminate on the date
that  possession  of  the  Property  or  part  of the  Property  is  taken.  All
compensation  awarded or paid upon a total or partial taking of the fee title to
the Property  shall belong to Lessor,  whether such  compensation  be awarded or
paid as compensation for diminution in value of the Agreement or of the fee, and
Lessee shall have no interest whatsoever in any such compensation excepting that
Lessee  shall be  entitled  to any  compensation  awarded  or paid to Lessee for
depreciation  to and cost of  removal  of stock and  fixtures  installed  in the
Property by Lessee.

14.9  SEVERABILITY.  The provisions of this Agreement shall be severable,  and
the invalidity or  unenforceability  of any provision shall not affect the
remaining  provisions.  This  Agreement  shall be  governed by the law of the
state  wherein  the  Property is located. The

                                                                              16

<PAGE>

provisions of the Exhibits  attached hereto and the attached Schedule are hereby
incorporated in this Agreement by this reference.

14.10 NOTICE. Any notice, request, demand, payment,  instruction,  communication
or other document required or permitted to be given hereunder or pursuant hereto
to any party shall be in writing and shall be  delivered  personally  or sent by
registered  or  certified  mail  postage  prepaid,   return  receipt  requested,
telegraphed, delivered or sent by telex, telecopy, cable or overnight commercial
courier to the  addressees  and addresses as provided on the  signature  page of
this agreement, page eighteen (18).

Notice shall be deemed to have been delivered, given and received on the date of
(i)  delivery to the address of the person to receive  such notice if  delivered
personally  or by  overnight  commercial  courier,  or (ii) if mailed,  four (4)
business  days after the date of posting by the United  States post  office,  or
(iii) if given by telegraph or cable,  when  delivered by the telegraph  company
with charges  prepaid,  or (iv) if given by telex,  facsimile or telecopy,  when
sent.  The  addresses  for notice may be changed by giving  written  notice,  as
provided herein if no written notice of change has been sent or received,  shall
be deemed to continue in effect for all purposes hereunder.

14.11 DESCRIPTIVE  HEADINGS.  The descriptive headings used and inserted in
this Agreement are for convenience only and shall not be deemed to affect the
meaning or construction of any provision of this Agreement.

14.12           TIME. Time is of the essence of this Agreement and each and
every provision hereof.

14.13 WAIVER.  No covenant,  term or condition or breach thereof shall be deemed
waived  except by  written  consent  of the  party  against  whom the  waiver is
claimed,  and any waiver of the breach of any covenant,  term or condition shall
not be deemed to be a waiver of any other covenant, term or condition.

14.14 HOLDING OVER PERIOD.  Should Lessee, with the consent of Lessor,  agree to
hold over  after  the  expiration  or  earlier  termination  of the term of this
Agreement,  such holding over shall be on a month-to-month  tenancy,  subject to
all terms and conditions of this Agreement. Not to exceed six (6) months.

14.15 FORCE MAJEURE. Any prevention, delay or stoppage due to strikes, lockouts,
labor  disputes,  acts of  God,  inability  to  obtain  labor  or  materials  or
reasonable  substitutes  therefore,   governmental  restrictions,   governmental
regulations,  governmental controls, enemy or hostile governmental action, civil
commotion,  fire or other  casualty,  and other  causes  beyond  the  reasonable
control of the party obligated to perform,  shall excuse the performance by such
party for a

                                                                              17

<PAGE>

period  equal  to any  such  prevention,  delay  or  stoppage,  except  for  the
obligations  imposed  with regard to rent to be paid by Lessee  pursuant to this
Agreement.

14.16 NO PARTNERSHIP.  It is agreed nothing contained in this Agreement shall be
deemed or construed as creating a Partnership  or joint venture  between  Lessor
and  Lessee,  or  between  Lessor  and any other  party,  or cause  Lessor to be
responsible in any way for the debt or obligations of Lessee or any other party.

14.17 FINANCING.  Lessor may, from time to time,  obtain financing in connection
with the  Project or  refinance  the  Project by means of a mortgage  or loan or
loans from one or several  lenders;  before said loans are  approved and closed,
such  lender/s  companies  may wish to approve this  Agreement,  and in order to
receive  such  approval,  this  Agreement  may have to be amended  or  modified.
Provided that the term hereof is not altered and Lessee's obligations to pay are
not increased and the provisions of this Agreement are not unreasonably  changed
thereby,  Lessee  agrees  that it shall  consent  and  execute  any such  proper
amendment  or  modification  of this  Agreement  that may be  requested  by said
lender/s.  At  the  request  of  any  said  lender/s  Lessee  hereby  agrees  to
subordinate  this  Agreement to any  mortgage,  deed of trust or other  security
agreement requested by any such lender/s.

14.18 OTHER USES. Should Lessee employ any of the facilities,  wiring, equipment
or other items  installed or employed in  connection  with either the  Telephone
System and/or the Television  System at the Property that  generates  additional
income from the Property or from the residents, past or present of the Property,
then Lessor shall be entilitied to the scheduled percent of the receipts derived
by Lessee from any such use.

14.19 ENTIRE  AGREEMENT.  This Agreement along with any Exhibits and attachments
hereto  constitutes the entire  agreement  between Lessor and Lessee relative to
the Premises and the matters set forth herein,  and this  Agreement and Exhibits
and attachments hereto may be altered,  amended or revoked only by an instrument
in writing signed by both Lessor and Lessee.  It is understood that there are no
oral  agreements or  representations  between the parties hereto  affecting this
Agreement,  and this  Agreement  supersedes  and  cancels  any and all  previous
negotiations,   arrangements,   brochures,  agreements  or  representations  and
understandings,  if any,  between the parties hereto with respect to the subject
matter as set forth herein.

14.20   COUNTERPARTS.   This   Agreement  may  be  executed  in  any  number  of
counterparts,  each  of  which  shall  be  deemed  an  original,  but  all  such
counterparts  together shall  constitute but one and the same  instrument.  This
Agreement shall become  effective upon the execution of a counterpart  hereof by
each of the parties hereto.

                                                                              18

                                                                           1 C~!

<PAGE>

14.21 STATE LAW. This Agreement shall be governed by and be construed accordin
to the laws of the State of California.

This Agreement covers both Telephone and Television Utilities.

LESSOR:                                    LESSEE:

                                            WT&T Telecommunications Partners, LP
                                            A California Limited Partnership

------------------------------              ------------------------------------
                                                David V. Kline - Partner

Date:_________________________              Date: ______________________________

<PAGE>

                                                          LIST OF EXHIBITS

EXHIBIT                     A             PROJECT DESCRIPTION

EXHIBIT                     B             COMMENCEMENT DATE OF LEASE

EXHIBIT                     C             EQUIPMENT ROOM DESCRIPTION "PREMISES"

EXHIBIT                     D             AS BUILT CABLE PLAN "UTILITY AREAS"

SCHEDULE                    Dl            HOUSE PHONES & T.V. OUTLET LOCATIONS

EXHIBIT                     E             RENT SCHEDULE

EXHIBIT                     F             INSURANCE REQUIREMENTS

<PAGE>

                                                                       EXHIBIT A

                                                       DESCRIPTION OF PROJECT

                                                          1776 APARTMENTS
                                                          1776 Almaden Rd.
                                                        San Jose, Ca. 9S125

                                                                             and

                                                     Almaden Garden Apartments
                                                          1930 Almaden Rd.
                                                        San Jose, Ca. 95125

<PAGE>

                                                             EXHIBIT B
                                                            ARTICLE 2.1

                                                     COMMENCEMENT DATE OF LEASE

With reference to Paragraph 2.1 of the Agreement, the undersigned agree that the
term of the Agreement commenced as of __________________________, 1993.

LESSOR:                                                        LESSEE:

<PAGE>

                                             EXHIBIT C
                                 DESCRIPTION OF EQUIPMENT ROOM - ROOMS

                                  TO BE ADDED AT BUILT OUT OF ROOM/S

<PAGE>

                                                                       EXHIBIT D

                                   DESCRIPTION OF UTILITY AREAS

                                      'AS BUILT CABLE PLAN"

                               TO BE ADDED AT CUT OVER OF SYSTEMS

<PAGE>

                                      SCHEDULE D-1
                           HOUSE PHONES & T.V- OUTLET LOCATIONS

                         TO BE ADDED PRIOR TO CUT OVER OF SYSTEMS

<PAGE>

                                           EXHIBIT E

                           RENT SCHEDULE - 1776 & 1930 APARTMENTS 298 UNITS

The rent to be paid by Lessee  pursuant to Paragraph 4.1 of the Agreement  shall
commence as to -each of the Telephone  System and the Television  System at such
time as services are being provided with respect -to the Telephone System or the
Television  System,  as the case may be, to a minimum of sixty  percent (60%) of
the apartments  within the Project as more  particularly  described  below.  The
(60%) test is to apply  separately  to the Telephone  System and the  Television
System,  so that rent with  respect to one system may  commence  in a  different
month than the other, or if one system is installed with out the other. If after
the commencement of rent with respect to one or both of the Systems, the service
level falls below the minimum of (60%) rent shall  thereupon  cease with respect
to such  System  until  the month in which the  minimum  service  level is again
satisfied. For purposes of determining when service is being provided to a given
apartment,  "hook-up" of the service to such  apartment  shall be  considered as
proof of the commencement of service. The rent as described herein is based upon
a  percentage  of the gross  receipts  with  respect  to the  Telephone  and the
Television  Systems.  During  any  months in which  rent is not being  paid with
respect to the  Television  System  and/or the  Television  System  because  the
minimum  service  level  has not been  achieved,  Lessee  shall  continue  to be
obligated to provide the monthly reports to Lessor as described in Paragraph 4.1
of the  Agreement.  The percentage of the gross receipts paid in rent shall vary
in  accordance  with the number of apartment  units being  serviced as described
below.

The percentage 'of monthly  receipts to be paid by Lessee to Lessor is described
as follows:

<TABLE>
<CAPTION>

         Number of units                           Percentage of Monthly Receipts
         being serviced                   Telephone System and/or Television System

         -----------------------------------------------------------
<S>             <C>                             <C>                                           <C>

                        0-178                         0%                                            0%
                      179-208                         5%                                            7%
                      209-238                         6%                                            8%
                      239-268                         7%                                            9%
                      269-298                         8%                                           10%
</TABLE>

DURHAM  GREEN'S  EMPLOYEES  THAT LIVE ON THE PROPERTY AND RECEIVE FREE  SERVICES
FROM WT&T AND  THREE (3) MODEL  APARTMENTS  WILL BE  CONSIDERED  AS UNITS  BEING
SERVED.

<PAGE>

                                                                       EXHIBIT F

                                                       INSURANCE REQUIREMENTS

Lessee is required to comply at its cost with the  following  minimum  insurance
requirements:

1. Lessee at its expense  shall  maintain the  hereinafter  described  insurance
coverage  with  insurance  carriers  licensed and approved to do business in the
State of California (unless Lessor otherwise approves in writing) with a general
policyholder's  rating of not less than A, and financial rating of not less than
X, in the most current Best's Insurance  Report.  In no event will the insurance
be  terminated  or  otherwise  allowed  to  lapse  prior to the  termination  or
expiration of the Agreement.  Lessee may provide the insurance described in this
Exhibit  through a policy or  policies  covering  other  liabilities  of Lessee,
provided,  however,  that any such policy or policies  shall:  W allocate to the
Project the full  amount of  insurance  required  hereunder,  and (ii)  contain,
permit or  otherwise  unconditionally  authorize  the waiver of  subrogation  as
described in Paragraph 8 below.

2. As evidence of specified insurance coverage,  Lessor shall, in lieu of actual
policies,  accept  certificates  issued  by  the  applicable  insurance  carrier
acceptable to Lessor  showing such  policies in force for the specified  period.
Such  evidence  shall be delivered to Lessor  promptly upon the execution of the
Agreement and prior to the  commencement of any activity of Lessee in connection
with the Project.  Each policy and  certificate  shall be subject to approval of
Lessor and shall  provide  that such  policies  shall not be subject to material
alteration or  cancellation  without  thirty (30) days prior  written  notice to
Lessor,  which  notice shall be delivered  by  certified  mail,  return  receipt
requested.  Should any policy  expire or be cancelled  prior to  termination  or
expiration of the Agreement, and should Lessee fail to immediately procure other
insurance as specified,  Lessor shall have the right, but not the obligation, to
procure such other insurance and charge Lessee  therefor,  in which event Lessee
shall,  immediately upon written demand from Lessor, pay to Lessor as additional
rent pursuant to the Agreement the sum as advanced by Lessor with respect to the
insurance coverage.

3. Nothing contained in this Amendment or in the Agreement shall be construed to
limit the extent of Lessee's  responsibility  for  payment of damages  resulting
from its  operations  pursuant to the Agreement,  nor shall  anything  contained
herein be deemed to place any  responsibility  on Lessor for  insuring  that the
insurance  required hereunder be sufficient for the operation of Lessee pursuant
to the Agreement.

4.  Lessee  shall  maintain  full  workman's  compensation  insurance  including
employer's  liability  at a  minimum  limit  of Five  Hundred  Thousand  Dollars
($500,000), or current limit carried, whichever is greater, for all persons whom
it employs in carrying out the work pursuant to the Agreement,  including waiver
of subrogation  by the insurance  carrier with respect to Lessor as specified in
Paragraph 8 of this Exhibit.  Such insurance shall be in strict  accordance with
the requirements of the most current and applicable state worker's  compensation
insurance laws in effect from time to time.

5.  Lessee  shall  maintain  during the term of this  Agreement  general  public
liability  insurance,  with  coverage  limits not less than One Million  Dollars
($1,000,000)  for bodily injury or death to any one person,  injury and/or death
to any number of persons in any one

incident,  and for  property  damage  in any one  occurrence,  in the  aggregate
insuring  against  any and all  liability  of the  insured  with  respect to the
Premises or arising out of the Agreement.  All such insurance  shall name Lessor
and its designees as additional insureds.  All such insurance shall specifically
insure  for  performance  by  Lessee  of the  indemnity  provision  set forth in
Paragraph 9 below as to liability for injury to or death of persons an' d damage
to  property.   Such  insurance  shall  have  a  lender's  protective  liability
endorsement attached thereto.

6. Lessee shall maintain  insurance covering all of the items to be installed by
Lessee  in the  Premises  or the  Project  pursuant  to the  Agreement  and  any
alterations,  additions or improvements including but not limited to any and all
equipment to be installed by Lessee pursuant to the Agreement in amount not less
than any full  replacement  value  thereof  from time to time during the term of
this  Agreement  providing  protection  against  any  peril  included  with  the
classification  of fire and extended  coverage  together with insurance  against
sprinkler damage,  vandalism and malicious  mischief and water damage (from roof
leakage,  ground water or otherwise).  Lessee agrees to carry such insurance, it
being  expressly  understood  and agreed that none of the items to be insured by
Lessee  hereunder  shall be insured by Lessor.  Nor shall  Lessor be required to
reinstall, reconstruct or repair any of such items. Any policy proceeds shall be
used for the repair or  replacement  of the property  damaged or destroyed.  All
such insurance shall name Lessor -and its designees as additional insureds.

7.  Lessee  shall  maintain  owned,  hired and  non-owned  automobile  liability
insurance  covering all use of all automobiles,  trucks and other motor vehicles
utilized  by Lessee in  connection  with the  Premises  or Project of a combined
single limit for bodily injury and property  damage of $500,000 or current limit
carried,  which ever is greater.  All such  insurance  shall name Lessor and its
designees as additional insureds.

8. Lessee hereby waives any rights it may have against Lessor in connection with
any of the damage or injury  occasioned  to Lessee,  the Premises or the Project
arising  from any risks  actually  covered by insurance in effect at the time to
the  extent  of the  available  proceeds.  Lessee  on  behalf  of its  insurance
companies providing insurance hereunder,  waive any right of subrogation that it
may have against Lessor to the extent of available proceeds. Lessor as specified
herein shall be included as an additional insured under the coverage as required
pursuant  to this  Exhibit.  It is agreed that the  insurance  to be provided by
Lessee  hereunder  is primary and any other  insurance  maintained  by Lessor is
noncontributing  with the insurance to be maintained  by Lessee  hereunder  with
respect to claims or  liability  arising  out of or  resulting  from the acts or
omissions of a named insured or others performed on behalf of the named insured.

9. Lessee hereby agrees to indemnify and hold Lessor  harmless,  against any and
all damage,  loss,  liability and expense  including  without  limitation actual
attorney's fees and legal costs incurred directly by reason of loss or damage to
the Premises,  Project,  Property or any portion  thereof or any claim,  suit or
judgment brought by or on behalf of any person for damage,  loss or expenses due
to, but not limited to, bodily injury or property damage  sustained by person or
persons which arise out of, or are occasioned by or are in any way  attributable
to the negligence or willful  misconduct of Lessee or its employees or otherwise
attributable  to Lessee's  negligence  in  selecting or  supervising  any of its
agents  involved  in  performance  pursuant  to  the  Agreement,  except  to the
extent-that  any such damage or loss,  costs or expenses  are caused by the sole
gross negligence or willful misconduct of Lessor.

                                                                              -2

<PAGE>Exhibit # 10.03

                         Partnership Agreement - C Hills

<PAGE>

                              TELECOMMUNICATIONS SERVICE
                              AND LICENSE AGREEMENT

                     HUNTINGTON TELECOMMUNICATIONS PARTNERS L.P.

                                       And

                       STEPHEN L. DIAMOND and SUZZANNE DIAMOND

                                   Relating to

                           CLARENDON HILLS APARTMENTS

                                   TABLE OF CONTENTS

1.  INTERPRETATION                                        1

2.  SERVICES TO BE PROVIDED                               2

3.  LICENSES OVER PROPERTY                                2

4.  USE                                                   3

5.  TERM                                                  3

6.  FEES PAID TO OWNER                                    3

7.  INSTALLATION OF SERVICES                              4

8.  MARKETING THE SERVICES                                5

9.  TAXES                                                 5

10.  UTILITIES                                            5

11.  REPAIRS                                              6

12.  VOLUNTARY TERMINATION                                6

13.  DEFAULT                                              7

14.  DAMAGE, DESTRUCTION AND INSURANCE                    8

15.  MISCELLANEOUS                                        9

<PAGE>

                           TELECOMMUNICATIONS SERVICE

                              AND LICENSE AGREEMENT

THIS AGREEMENT,  (the  "Agreement") is entered into as of Nov. 7th, 1994, by and
between STEPHEN P. DIAMOND and SUZZANNE DIAMOND, tenants in common (collectively
referred  to as  "Owner"),  and  HUNTINGTON  TELECOMMUNICATIONS  PARTNERS,  L.P.
("Huntington"), with reference to the following facts:

                                       RECITALS

A.      Owner is the owner of the  multi-family  residential  property
described  on Exhibit "A"  attached to this  Agreement  and incorporated herein
by this reference (the "Property").

B.       Lessee is engaged in the business of installing and operating private
telephone systems and/or private  television  systems within apartment complexes
similar to the Property.

C. Owner and  Huntington  desire to enter into an agreement  whereby  Huntington
will install the  telephone  and/or  television  system(s) to be employed on the
Property and will operate such system(s),  all in accordance with the provisions
of the Agreement.

In consideration  of the mutual promises  contained below and for other good and
valuable  consideration,  the  receipt  and  sufficiency  of  which  are  hereby
acknowledged, Owner and Huntington agree as follows:

                                    ARTICLE I

                                 INTERPRETATION

1.1      Defined Terms.  Unless otherwise  defined in this Agreement,  the
following terms shall have the meanings set forth in this Article 1:

"Services" means any particular Telecommunications Services to be provided under
this Agreement.

"System"  means  collectively  the  Equipment  from time to time  located in the
Equipment Room, and the cable,  wire and other fixtures and  appurtenances  from
time to time located in the Cable Areas.

"Telecommunications  Services" means the Basic  Television  Services,  the Basic
Telephone  Services  and  such  Additional  Telephone  Services  and  Additional
Television  Services as Huntington  may at its sole  discretion and from time to
time  determine  to provide.  Services in each  category are divided into "Basic
Services",  meaning those services within such category which are required to be
offered by Huntington, and "Additional Services",  meaning those services within
such category which Huntington may but is not required to offer.

"Telephone  Services" means the Basic Telephone Services to be provided pursuant
to the terms of this Agreement and any Additional Telephone Services.

"Telephone System" means the portion of the System to be utilized to provide the
Telephone Services pursuant to the terms of this Agreement.

"Television  Services"  means  the  Basic  Television  Services  to be  provided
pursuant to the terms of this Agreement -and any Additional Television Services.
The  expression   "Additional   Television  Services"  shall  include,   without
limitation, expanded basic service, premium channels and pay-per-view.

"Television  System"  means the  portion of the System to be utilized to provide
the Television Services pursuant to the terms of this Agreement.

"Wiring  and  Cable"  means  any wire or cable  and any  associated  accessories
currently  or  hereafter  installed  (whether  by or at the  expense of Owner or
Huntington)  on the  Property  which  is or is  capable  of  being  used for the
purposes of the Telephone System and/or the Television System.

1.2      Incorporation  by  Reference.  The  provisions  of the  Exhibits
attached  hereto  and the  attached  Schedule  are hereby incorporated in this
Agreement by this reference.

<PAGE>

                                    ARTICLE 2

                             SERVICES TO BE PROVIDED

2.1 GENERALLY. Huntington shall make the Telecommunication Services available to
all  residents  of the  Property  during  the  Term  subject  to the  terms  and
conditions of this Agreement.

2.2  CONDITIONS  REGARDING  SERVICES.  Huntington's  obligations  to provide any
Services are subject to the following conditions:

(a) Owner's full performance of Owner's obligations under this Agreement;

(b) The availability of the Services at commercially  reasonable rates,  meaning
rates  that  are at least  30% less on  average  than  the  prevailing  standard
residential  retail rates for telephone  services  charged by the local exchange
carrier  or cable  television  services  charged by the local  franchised  cable
company that would serve the Property.

2.3  REPRESENTATION  AND WARRANTY.  Huntington  represents and warrants to Owner
that the price and quality of Services and the  standards of  operation,  repair
and maintenance  provided to tenants under this Agreement shall be comparable to
the quality of services  offered by the largest local exchange  carrier and long
distance carrier (in the case of Telephone Services) and the largest local cable
operator (in the case of  Television  Services).  EXCEPT AS EXPRESSLY  STATED IN
THIS AGREEMENT,  HUNTINGTON MAKES NO REPRESENTATIONS OR WARRANTIES REGARDING THE
SYSTEM OR THE  PROVISION  OF  TELECOMMUNICATIONS  SERVICES,  EXPRESS OR IMPLIED,
INCLUDING, BUT NOT LIMITED TO ANY IMPLIED WARRANTY OF MERCHANTABILITY OR FITNESS
FOR A PARTICULAR PURPOSE.

                                    ARTICLE 3

                             LICENSES OVER PROPERTY

3.1 EQUIPMENT ROOM.  Owner grants to Huntington the sole and exclusive right and
license (the  "Equipment  Room License") to use, occupy and possess the areas of
the Property diagramed on Exhibit "C" attached hereto and incorporated herein by
this reference (referred to as the "Equipment Room", regardless of the number of
rooms actually diagramed or whether or not the area is, in fact, enclosed).  The
Equipment  Room  is to  be  used  for  the  purpose  of  installing,  operating,
servicing,  repairing  and  removing  the  equipment  and related  fixtures  and
installations  utilized  in  connection  with the  performance  of  Huntington's
obligations under this Agreement (the "Equipment").

3.2 CABLING LICENSE. Owner grants to Huntington an exclusive license (the "Cable
License") to use and occupy the portion of the  Property  marked on Exhibit "13"
(the  "Cable  Areas")  for the  placement  and  repair  of  Wiring  and Cable in
connection  with  the  performance  of  Huntington's   obligations   under  this
Agreement.  Huntington  shall have the right of free access to the Telephone and
Television  Cable Areas to inspect,  maintain,  install,  replace and repair the
Wiring and Cable and to the  remainder of the Property for the purpose of repair
and  maintenance  of the Wiring and Cable and for the purpose of  repairing  and
maintaining such systems.

3.3 OPERATIONAL  LICENSE.  Owner grants to Huntington a license (the "Operations
License") to access all  portions of the Property for the purpose of  collecting
receipts  for its  services  and  otherwise  dealing  with  subscribers  to the*
Services.

3.4 LICENSES  IRREVOCABLE  DURING TERM. The Equipment Room License,  the Cabling
License  and.  the  Operational  License  are coupled  with an interest  and are
irrevocable  until such time as Huntington  has no further rights or obligations
under this Agreement.

3.5 PERMISSIVE ENTRY BY OWNER.  Owner may access the Equipment Room or the Cable
Areas as may be  reasonably  required  for the  purposes of (a)  installing  and
maintaining mains,  conduits,  pipes or other facilities that serve the Property
or any part thereof,  (b) making any  necessary  repairs to the structure of the
Property,  whether or not the  affected  portion of the  structure  involves the
Equipment  Room or  Cable  Areas,  and (c)  performing  any  work  which  may be
necessary to comply with any laws, rules or regulations of any public authority,
or  which  Owner  may deem  necessary  to  prevent  waste  or  deterioration  in
connection  with the  Property.  Owner shall be solely liable for, and shall pay
for, any  alternations  required to be made to the Equipment Room or Cable Areas
as the result of the  exercise of any of the rights  described  in this  Section
3.5. Except in the case of an emergency, Owner shall give Huntington twenty-four
(24)  hours  prior  written  notice  of any  intended  entry by  Owner  into the
Equipment Room or the Cable Areas.

<PAGE>

                                ARTICLE 4
                                   USE

4.1 PURPOSE.  Huntington  shall use the  Equipment  Room and the Cable Areas and
shall employ its access to the Property  solely in connection  with the purposes
contemplated by this Agreement and for no other purpose. During the term hereof,
Huntington  shall keep the  Equipment  Room  clean and free of any  unreasonable
noises,  odors and  nuisances.  Huntington  agrees that it shall comply with all
fire,  health,  police and security  regulations that may be issued from time to
time by  governmental  authorities,  and shall  provide Owner with the name of a
designated   responsible   employee  to  represent  Huntington  in  all  matters
pertaining to such fire,  health,  police and security  regulations.  Huntington
shall not install any exterior lighting or make any exterior painting or install
any exterior  loudspeakers  or similar  devices  (other than devices which are a
component of the  Equipment) on the exterior of any enclosed  Equipment  Room or
elsewhere  in the  Property,  or make any changes to the exterior or boundary of
the Equipment Room without Owner's prior written consent.

4.2 RESTRICTIONS.  Huntington shall not do, nor permit anything to be done in or
about the  Equipment  Room which will in any way obstruct or interfere  with the
rights of other  tenants or occupants of the  Property,  or allow the  Equipment
Room to be used for any unlawful or objectionable  purpose, nor shall Huntington
cause,  maintain  or permit any  nuisance  in, on or about the  Equipment  Room.
Huntington  shall not perform any act in or about the Property  that will in any
way violate any law,  statute,  ordinance or governmental  rule or regulation or
requirement of duly  constituted  public  authorities  now in force or which may
hereafter  be  enacted.  Huntington  shall  obtain  all  necessary  governmental
approvals  and  permits,  and shall  promptly  comply  with all laws,  statutes,
ordinances and governmental rules,  regulations and requirements now in force or
which may hereafter be in force,  and with the requirements of any board of fire
underwriters or other similar body now or hereafter constituted,  relating to or
affecting he condition, use or occupancy of the Equipment Room, provided however
that  Huntington  shall not be responsible for any requirement due to structural
changes nor to those relating to or affecting the condition, use or occupancy of
the Equipment Room.

                                    ARTICLE 5

                                   TERM

5.1 TERM.  This Agreement  shall remain in full force and effect for a full term
of ten (10) years (the "Term") and shall commence as of the date of the issuance
of the first billing  summary  listing all  subscribers  to either the Telephone
System or the  Television  System and it shall not be  extended,  terminated  or
canceled except as hereafter provided.

5.2 EXTENSION OF AGREEMENT.  At the end of the Term described  immediately above
Owner shall have two options to extend the term of this  Agreement  for a period
five (5) years each.  Each option shall be deemed  exercised  unless  Huntington
otherwise  notifies  the other in  writing at least 120 days prior to the end of
the term. - If an option is not  exercised,  Owner and  Huntington may negotiate
the extension of the Term of this  Agreement.  If new terms are not agreed upon,
then  Huntington has thirty (30) days to match any  legitimate  offer by another
qualified- third party telephone and/or television service provider.

                              ARTICLE 6
                           FEES PAID TO OWNER

6.1 FEES.  Huntington  shall  pay to Owner as  consideration  for the  rights as
granted  to  Huntington   under  this  Agreement   monthly  payments  and  other
consideration  as scheduled on Exhibit "E"  detailing a percentage  of the gross
receipts of Huntington in connection with the Services,  which  percentages vary
in  accordance  with the number of  subscribers  within the  Property  using the
Services (the "Owner's Fees"). Monthly payments shall be paid in arrears and are
due fifteen (15) days  following  the closing of each monthly  billing cycle for
the billing cycle just ended. Huntington shall pay to Owner a late charge of one
percent  (1%) of the amount due for any monthly  payment  not  received by Owner
within five (5) business  days after the due date.  Huntington  shall provide to
Owner,  along with the monthly Owner's Fees payment, a report showing the number
of  subscribers  (by unit  number) and gross  monthly  receipts for sales of the
Services.

6.2 AUDIT.  Owner shall have the right to audit  Huntington's  gross receipts no
more  frequently  than twice in any twelve (12) month  period in order to verify
the  amount  of  gross  receipts.  Huntington  shall  cooperate  with  Owner  in
connection  with any audit of its receipts and shall make available to Owner for
inspection and copying at Owner's expense,  during  Huntington's  usual business
hours, such information and records as are reasonably requested by Owner. If any
audit  shows that there is a  deficiency  in the  payment of Owner's  Fees,  the
deficiency  shall  become due and payable  fifteen (15) days  following  written
demand from

<PAGE>

Owner, accompanied by a statement showing the amount due. The costs of any audit
shall be paid by the Owner unless the audit discloses that Huntington shall have
understated  its gross  receipts by three  percent  (3%) or more,  in which case
Huntington shall reimburse Owner for the auditor's reasonable charges.

6.3 RECEIPTS.  Subject to Section 6.4 the term "gross  receipts" as used in this
Agreement  shall  refer to the  gross  amount as  received  by  Huntington  from
residents of the Property who are subscribers to the Services, including (i) all
monthly  fees as paid by  residents  of the  Property  in  connection  with  the
Services,  and  (ii)  all  "hook-up"  charges  or  other  like  charges  paid to
Huntington  by the  residents  of the  Property,  and (iii) all late  charges or
penalties of any kind as paid to Huntington by residents of the Property.

6.4 DEDUCTIONS FOR TAXES AND EXPENSES.  Before computing the gross receipts upon
which  Owner's fees are  calculated  pursuant to Section 6.1,  Huntington  shall
deduct from the gross  receipts (a) all taxes and fees imposed on the Equipment,
the Services,  and upon the revenue generated by the Services, and (b) all costs
of collection of gross receipts.

                                    ARTICLE 7

                            INSTALLATION OF SERVICES

7.1 INSTALLATION. Huntington shall at its own cost install in the Equipment Room
and the  Equipment,  together  with  Wiring and Cable  necessary  to provide the
Services.  Huntington shall be entitled to utilize any existing Wiring and Cable
on or about the Property in connection  with the  performance of its obligations
under this Agreement.  Owner shall be responsible for obtaining  rights over any
such  Wiring  and  Cable  not  currently  vested  in  Owner to the  extent  that
Huntington  notifies  Owner that it requires use of or access to such Wiring and
Cable.

7.2  MAINTENANCE.  Huntington  shall  service and maintain all Equipment and all
Wiring and Cable at its sole cost and expense. Owner shall have no obligation of
any kind whatsoever for maintenance, repair or replacement of any such equipment
or any portions of the System.  In the event of damage or  destruction to any of
the  Equipment  or any of the Wiring and Cable  arising by reason of a casualty,
Huntington  shall be  obligated at its sole cost to replace  and/or  repair such
damaged equipment or accessories;  provided, only that any such damage resulting
from the gross negligence or intentional  conduct of Owner or Owner's  employees
or agents shall be the responsibility of Owner.  Huntington shall be entitled to
employ any and all proceeds  payable in  connection  with  insurance  maintained
pursuant  to  this  Agreement   available  in  connection  with  the  damage  or
destruction of any of the System or accessories as described above to offset the
cost of repair and/or replacement.  Owner shall be obligated to employ the first
available-   dollars  of  Owner's  casualty  insurance  proceeds  to  cover  the
replacement of Owner-owned Wiring and Cable.

7.3 TENANT  INSTALLATION.  Huntington  shall  actively  market and  provide  the
Services  to all  tenants  within the  Property.  Huntington  shall  provide all
installation  services  required as to each tenant  within the  Property and all
accessories as required in connection  with the "hook-up" of each of the tenants
within  the  Property.  Huntington  shall  respond  to any  and  all  reasonable
inquiries or  requirements  of the tenants  within the Property  relating to the
Telephone  System  and/or  Television  System and shall have in place  operating
procedures  and systems  reasonably  designed  to respond to all  service  calls
within   twenty-four  (24)  hours  of  notification  or  if  the  day  following
notification is a Saturday, Sunday or national holiday, by the close of the next
business day.

7.4 CHARGES.  Huntington shall be responsible for billing all subscribers within
the  Property for the Services  provided  and for  collecting  all monies due in
connection with such services.  Owner shall have no  responsibility  of any kind
whatsoever for the obligations of any subscriber in connection with the System.

7.5 HOUSE PHONES. At no cost to Owner,  Huntington shall install and activate as
an  accommodation  to Owner telephone  outlets (if Telephone  Services are to be
provided under this  Agreement) and television  outlets (if Television  Services
are to be provided under this Agreement) (the  "Complimentary  Outlets") in each
case up to the number specified in Exhibit "B". The Complimentary  Outlets shall
be located in common areas of the Property and in areas utilized by Owner and/or
its property  manager in  connection  with  management  of the  Property,  exact
locations to be determined by consultation  between  Huntington and Owner. Owner
shall  not be  obliged  to pay the basic  monthly  fees in  connection  with the
Services provided to the Complimentary  Outlets. Owner shall be obligated to pay
for any  extraordinary  television  service such as pay purview as used by Owner
and shall  further  be  obligated  to pay fees  based on the usage of  telephone
services  by Owner.  Owner may not  redirect,  resell  or  collect  any fee with
respect to any of the Services provided to the Complementary Outlets.

<PAGE>

                                    ARTICLE 8

                             MARKETING THE SERVICES

8.1  EXCLUSIVE  RIGHT.  Huntington  shall have the sole and  exclusive  right to
provide the Services,  and telephone and television  service of any kind, to all
residents  within the boundaries of the Property.  If it is a requirement of law
that the local  Telephone  Company  also serve the  Property,  this  exclusivity
provision  shall not deny said local  Telephone  Company the right to also serve
residents of the Property. Owner shall not install or use, nor permit any tenant
or other person,  firm or corporation to install or use in the Equipment Room or
elsewhere on the Property any equipment  similar to or intended for the same use
as the Equipment (whether coin operated or not) including,  without  limitation,
satellite dishes, wireless antennae or other devices for permitting or enhancing
reception of telephone or television signals (other than antennae installed on a
television  set).  During the Term of the Agreement,  Huntington  shall have the
exclusive  right to install  equipment  for purpose of providing  Services on or
about the Property.  Nothing in this Agreement will require Owner to violate any
existing  lease or agreement with any tenant but Owner shall not extend a lease,
permit a tenant to hold over or grant any new lease  except on terms  consistent
with  Huntington's  rights  hereunder.  Nothing in this Agreement shall restrict
Owner or any tenant from owning or operating any cellular telephone.

8.2    OWNER'S OBLIGATIONS. The Owner shall:

(a) use  reasonable  efforts to promote the use of the Services to residents and
prospective  residents  as  part  of the  amenities  provided  by  Owner  at the
Property.  Huntington may use incentives and incentive  programs at the Property
for the purpose of promoting the Services, provided that such incentive programs
are approved by the Owner.

(b) provide the use of Property personnel to perform procedures such as connects
and disconnects relating to the System;

(c) provide  Huntington with a current list of residents,  current  move-ins and
move outs, and the entering into or termination of leases,  that may be used for
marketing,  connects  and  disconnects  or for  other  purposes  related  to the
Services as determined by Huntington;

(d) cooperate with Huntington in obtaining permits,  consents,  licenses and any
other  requirements which may be necessary for Huntington to install and operate
the System and furnish the  Services;  provided  that  Huntington  shall pay all
reasonable costs of Owner associated therewith;

(e) provide access to the Property to Huntington and its employees and agents to
enable  Huntington to perform the activities  contemplated by or necessary under
this Agreement; and

(f) promptly  provide to  Huntington  all  information  requested  regarding the
Property  or  residents  necessary  to  operate  the  System  according  to this
Agreement or to comply with governmental or public utility commission rules.

                                    ARTICLE 9

                                      TAXES

9.1  REAL  PROPERTY  TAXES.  Owner  shall  pay any and all real  property  taxes
associated  with the Equipment Room or otherwise  associated  with the
Property.
Huntington shall have no responsibility for any such taxes.

9.2 PERSONAL PROPERTY. Huntington shall pay all taxes, assessments, license fees
and public charges levied, assessed or imposed on its business operation as well
as upon all trade fixtures,  leasehold  improvements and other personal property
in or about the Equipment Room other than Owner-owned Wiring and Cable.

                               ARTICLE 10
                               UTILITIES

10.1  AVAILABILITY.  Owner  agrees to cause  utilities  to be made  available to
Huntington (including electricity, air conditioning and ventilation as described
on  Exhibit  "C"  attached  hereto)  at the  Equipment  Room,  and at such other
portions of the Property as  Huntington  may require.  The cost of all utilities
shall be borne by Owner up to $100 per month,  such  allowance  to be  increased
proportionately  to any increase in the per kilowatt  charge  prevailing  at the
date of  execution  hereof for  electricity  supplied to the common areas of the
building within the Property in which the Equipment Room is located.  Huntington
will provide, at its sole cost,

<PAGE>

equipment for the insulation, lighting, air conditioning and ventilation for the
Equipment Room as specified in Exhibit "C".

10.2 TRASH.  Huntington  shall  store all trash and garbage  within the areas as
established by Owner for such purposes within the Property. Huntington shall not
allow refuse,  garbage or trash to  accumulate in or around the Equipment  Room.
Owner shall be responsible  for the costs of all trash removal  associated  with
operation of the System,  provided that Huntington  shall be responsible for the
costs of trash removal in connection  with initial  installation  of a Telephone
System and/or a Television System.

10.3  LIMITED  LIABILITY.  Huntington  shall  not be  liable  to  Owner  for any
reduction  or  suspension  in the  Services  if  required  by  any  governmental
authority,  or  Huntington's  failure or  inability  to furnish  any  service or
facility  which it has  agreed  to  supply,  when  such  failure  is  caused  by
accidents,  strikes, acts of God,  governmental  preemption's or any other cause
similar or dissimilar  beyond the reasonable  control of Huntington.  Huntington
shall not be liable  under any  circumstances  for any loss of or any  injury to
person,  property or business,  however  occurring,  through or in connection or
incidental to any failure described above to furnish any service or facility.

                                ARTICLE 11
                                 REPAIRS

11.1 REPAIRS BY HUNTINGTON.  Huntington will provide janitorial and housekeeping
services,  maintenance  and repair for the Equipment  Room, and will perform all
future improvements at its sole cost.  Notwithstanding the immediately preceding
sentence, the obligation of Huntington to repair and maintain the Equipment Room
shall be limited to maintenance and repair of the interior of the Equipment Room
and shall not include the roof, floors,  exterior walls or structural aspects of
the  Equipment  Room  except in the event  that any such  damage is caused by or
results from the  negligence of Huntington or its agents or employees,  in which
event  Huntington  shall  be  obligated  to  make  such  repairs.  In  addition,
Huntington  shall have no obligation to replace the Equipment  Room in the event
of partial or complete destruction of the Equipment Room.

11.2  REPAIR BY OWNER.  Subject  to  reasonable  wear and tear and  Huntington's
duties to repair the Equipment Room as set forth in this Article 11, Owner shall
maintain and repair the exterior walls,  floors,  roof and the exterior portions
of the Equipment Room. Huntington shall be responsible for the repair of any and
all HVAC equipment  relating to the Equipment Room except in connection with any
matters caused by or resulting from the negligence of Owner or Owner's employees
or agents, in which event Owner shall be obligated to pay for such repairs.

11.3 REMOVAL UPON TERMINATION. Upon expiration or termination of this Agreement,
Huntington  shall have the right but not the  obligation to remove the Equipment
and  other  fixtures  that  have  been  installed,  furnished  and  supplied  by
Huntington  in the Equipment  Room and Cable Areas subject to the  provisions of
Section 12.2 below, it being expressly understood and acknowledged by Owner that
title to and the ownership of all such equipment and fixtures shall at all times
be and remain in and with  Huntington,  whether the same or any parts thereof be
affixed to the Property or otherwise.  Huntington shall repair any damage caused
by  the  removal  of  its  equipment  and  fixtures,  including  replacement  of
landscaping  removed or  damaged by  Huntington.  Under no  circumstances  shall
Huntington remove wire in the walls,  jacks in buildings or any underground wire
or cable,  which shall become the sole property of the Owner upon  expiration or
termination of this Agreement.

11.4.  LIENS.  Huntington  and Owner shall each keep the Property  free from any
liens arising out of work performed, materials furnished or obligations incurred
by,  or on  behalf  of or at  their  respective  direction  and  shall  protect,
indemnify,  hold  harmless  and defend each other from any hens or  encumbrances
arising  out of any work  performed  by or on behalf  of or at their  respective
direction.

                                   ARTICLE 12

                              VOLUNTARY TERMINATION

12.1 NOTICE OF TERMINATION. Within sixty (60) days after the commencement of the
six (6) month period starting with the twelfth (12th) month after  acceptance of
the first  subscriber to the Telephone  Services and the first subscriber to the
Television  Services,  respectively,  and  within  sixty  (60)  days  after  the
commencement of each six (6) month period thereafter,  each party shall have the
options as set forth in this  Article 12.  Huntington  shall give Owner  written
notice  of the dates of  acceptance  of the first  subscriber  to the  Telephone
Services and the first subscriber to the Television Services. The computation of
the above described

<PAGE>

time  periods  shall  be made  separately  for the  Telephone  Services  and the
Television  Services,  based upon the date of acceptance of the first subscriber
for each.

(a) Subject to the time periods as described in this Section  12.1, in the event
that Huntington fails to maintain an average telephone  subscription level of at
least eighty (80%) percent  penetration  of the apartment  units in the Property
during  the two (2)  calendar  months  immediately  preceding  the six (6) month
periods  described  above,  then,  during the sixty (60) day  periods  described
above,  Huntington  shall be entitled to give Owner written notice of its intent
to terminate its obligations pursuant to this Agreement to provide the Telephone
Services  for the  Property.  Subject to the time  periods as  described in this
Section  12.1,  in the  event  that  Huntington  fails to  maintain  an  average
telephone  subscription  level of at least seventy (70%) percent  penetration of
the  apartment  units  in the  Property  during  the  two  (2)  calendar  months
immediately  preceding the six (6) month periods  described above,  then, during
the sixty (60) day periods  described above,  owner shall have the right to give
Huntington  written notice  terminating  its right and obligation to provide the
Telephone  Services.  The effective date of the termination shall be as provided
in the notice but no earlier  than one hundred  eighty (180) days after the date
of receipt by Owner or Huntington, as the case may be, of such written notice.

(b) Subject to the time  periods as  described in this Section 12.1 in the event
that Huntington fails to maintain an average television subscription level of at
least sixty (60%) percent  penetration  of the  apartment  units in the Property
during  the two (2)  calendar  months  immediately  preceding  the six (6) month
periods  described  above,  then,  during the sixty (60) day  periods  described
above,  Huntington  shall be entitled to give Owner written notice of its intent
to  terminate  its  obligations  pursuant  to  this  Agreement  to  provide  the
Television  Services for the Property.  Subject to the time periods as described
in this Section 12.1, in the event that Huntington  fails to maintain an average
television subscription level of at least fifty (50%) percent penetration of the
apartment units in the Property  during the two (2) calendar months  immediately
preceding the six (6) month periods described above, then, during the sixty (60)
day periods  described above,  Owner shall be entitled to give written notice to
Huntington  of Owner's  intent to terminate  Huntington's  right and  obligation
pursuant to this Agreement to provide the Television  Services for the Property.
The effective date of the termination  shall be as provided in the notice but no
earlier than one hundred eighty (180) days after the date of receipt by Owner of
such written notice.

12.2 REMOVAL OF EQUIPMENT.  In the event that Huntington  terminates  either the
Telephone  Services or the Television  Services in accordance with Section 12.1,
Huntington  shall have sixty (60) days to remove its equipment  associated  with
the terminated  service,  beginning on the effective  date of that  termination;
provided,  however,  that any equipment not so removed sixty (60) days after the
effective date of termination  for that Service shall be deemed to be abandoned.
Huntington  will  repair any  damages to the  Property  caused by removal of the
Equipment, as provided in Section 11.3.

12.3 HUNTINGTON COOPERATION.  In the event of any termination,  Huntington shall
cooperate with Owner,  at no expense to Huntington,  in connection  with Owner's
efforts  to  obtain  a  third-party  provider  to  furnish  the  services  being
terminated.  Such cooperation shall include, but not be limited to, making space
available prior to the effective date of termination to the third-party provider
within the Premises so that the  third-party  provider can install  equipment as
required  to  provide  the  services  effective  as of the date of  termination,
resulting in  continuous  service for existing  subscribers.  If the new service
providers are the public  utilities for those  services,  then  Huntington  will
guarantee continuous service for those subscribers in good standing.

                              ARTICLE 13
                             DEFAULT

13.1 DEFAULTS BY HUNTINGTON.  The occurrence of any one or more of the following
events  shall  constitute  a material default and breach of this  Agreement  by
Huntington:

(a) The failure of  Huntington  to make any payment of rent or any other payment
required to be made by Huntington hereunder, as and when due, where such failure
shall  continue for a period of five (5) days after written  notice thereof from
Owner to Huntington.  In the event that Owner serves Huntington with a Notice to
Pay Rent or Quit pursuant to applicable unlawful detainer statutes,  such Notice
to Pay Rent or Quit shall not constitute the notice required by this subsection;
or

(b) The  failure by  Huntington  to observe  or  perform  any of the  covenants,
conditions  or  provisions  of this  Agreement  to be observed or  performed  by
Huntington, other than described in Section 13.1(a)

<PAGE>

above,  where such failure shall continue for a period of thirty (30) days after
written notice thereof from Owner to Huntington,  which notice shall specify the
specific  nature of the failure,  provided,  however,  that if the nature of the
Huntington's  default  is such that more than  thirty  (30) days are  reasonably
required for its cure, then  Huntington  shall not be deemed to be in default if
Huntington  commences  such  cure  within  said  thirty  (30)  days  period  and
thereafter diligently prosecutes such cure to completion; or

(c) The  occurrence  of any two (2) audits  during any twelve (12) month  period
disclosing  that Huntington has understated its receipts by twenty percent (20%)
or more as described in Section 6.2 above.

13.2  DEFAULTS  BY OWNER.  The  occurrence  of any one or more of the  following
events  shall  constitute a material  default and a breach of this  Agreement by
Owner.

(a) Failure to perform any of the material  obligations  required of Owner to be
performed, provided that such failure continues for a period of thirty (30) days
after  written  notice  thereof  from  Huntington  to Owner,  which notice shall
specify the  specific  nature of the  failure,  provided,  however,  that if the
nature of Owner's default is such that more than thirty (30) days are reasonably
required for its cure,  than Owner shall not be deemed to be in default if Owner
commences  such  cure  within  said  thirty  (30)  days  period  and  thereafter
diligently prosecutes such cure to completion; or

(b) If accounts receivable  generated by existing or former Services subscribers
that are either 120 days past due or uncollectible in the reasonable  opinion of
Huntington  exceeds (5) percent of gross receipts during any  consecutive  three
(3) month period (normal bad debt being three (3) percent of gross receipts); or

(c)  Failure of the  Property  ownership  or  management  to present  either the
Telephone  Services or the Television  Services in a positive manner to existing
or prospective residents; or

(d) Failure to remove or correct any mechanical, electrical or any other type of
interference that was caused by any device installed by Owner during the term of
this  Agreement  that would prevent or hinder  Huntington  in providing  quality
Telephone Services and/or Television Services to the Property.

13.3 REMEDIES UPON DEFAULT BY HUNTINGTON.  Subject to Section 13.5, in the event
of an uncured default by Huntington, and in addition to any and all other rights
and remedies available to Owner at law or in equity,  Owner shall have the right
to  immediately  terminate  this  Agreement and all licenses and other rights of
Huntington  under  this  Agreement  by  giving  delivering   written  notice  to
Huntington.

NOTWITHSTANDING  ANY OTHER PROVISION OF THIS AGREEMENT,  HUNTINGTON SHALL NOT BE
LIABLE  FOR ANY REASON TO OWNER,  TO ANY  RESIDENT,  OR TO ANY OTHER  PERSON FOR
INCIDENTAL OR CONSEQUENTIAL DAMAGES,  INCLUDING BUT NOT LIMITED TO LOST PROFITS,
OF ANY NATURE WHATSOEVER,  OR FOR THE NONDELIVERY OF SERVICES,  OR THE CONDITION
OR REPAIR OF ANY  TELEPHONE  INSTRUMENT  OR ANY  PROPERTY TO WHICH THE SYSTEM IS
ATTACHED.

13.4 REMEDIES UPON DEFAULT BY OWNER.  Subject to Section 11.3, in the event of a
default by Owner,  and in  addition  to any and all other  rights  and  remedies
available to Huntington at law or in equity,  Huntington shall have the right to
immediately  terminate  this  Agreement  and  all  of  Huntington's  obligations
hereunder by giving written notice to Owner of such election by Huntington.

13.5 REMOVAL OF EQUIPMENT.  In the event of a termination  of this  Agreement by
Owner  resulting  from  the  default  of  Huntington,  the  following  shall  be
applicable:

Huntington,  at its  cost,  shall  have  thirty  (30)  days  after  the  date of
termination  in which to  remove  the  Equipment  from the  Property,  provided,
however,  that in no  event  shall  Huntington  remove  any  Wiring  and  Cable.
Notwithstanding  the above, at the election of Owner and without waiving Owner's
election  to  terminate  this  Agreement,  Owner  shall be  entitled  to require
Huntington  to give  Owner ten (10) days prior  written  notice of its intent to
remove  the  Equipment.  During  such  ten  (10) day  period,  Huntington  shall
cooperate,  at no cost to Huntington,  with such third-party  providers as Owner
may direct to provide  to the  Property  substitute  Telephone  Services  and/or
substitute  Television  Services.  Such  cooperation  shall  include  but not be
limited to cooperation in connection with the placement by third-party providers
of new equipment within the Equipment Room.

                                   ARTICLE 14

                        DAMAGE, DESTRUCTION AND INSURANCE

<PAGE>

14.1  DESTRUCTION  OF PREMISES DUE TO RISK COVERED BY  INSURANCE.  If during the
term of this  Agreement,  the Equipment  Room and the Cable Areas are totally or
partially  destroyed from a risk covered by insurance in effect at the time, and
there  are  sufficient  insurance  proceeds  to pay in  full  for  the  cost  of
restoration,  Owner  shall  restore  the  Equipment  Room and the Cable Areas to
substantially  the same condition as they were immediately prior to destruction,
provided that Owner's  obligation shall be limited to the Equipment Room and the
Cable Areas and shall not include the Equipment.  Huntington, at its cost, shall
be required to restore the Equipment. At election of Huntington, any destruction
of the Equipment  Room or the Cable Areas shall  terminate this  Agreement;  any
such election  shall be made by written  notice  delivered to Owner within sixty
(60) days after the occurrence of the casualty giving rise to the destruction or
damage.  If the  existing  laws do not permit the  Equipment  Room and the Cable
Areas to be  restored  to  substantially  the  same  condition  as they  were in
immediately before the destruction, if there are insufficient insurance proceeds
in the  reasonable  opinion of Huntington  to permit the Equipment  Room and the
Cable Areas to be restored to  substantially  the same condition as they were in
immediately  before the destruction,  or if in the opinion of Owner's  architect
the  restoration  cannot be completed  within one hundred eighty (180) days from
the date of damage or  destruction,  Owner and/or  Huntington may terminate this
Agreement  by giving  written  notice  thereof  within sixty (60) days after the
occurrence of the casualty giving rise to the destruction or damage.

14.2 OWNER'S FEES. In the event of any partial destruction of the Property,  the
Owner's Fees as provided for in this Agreement shall continue without abatement,
it being  acknowledged  that the rent is based upon a percentage of Huntington's
gross receipts only.

14.3  RESTORATION  OF  SERVICE.  In the  event of a partial  destruction  of the
Property,  Huntington,  at its cost,  shall restore the Services to the Property
within a reasonable period following the casualty.

14.4 INSURANCE. Huntington shall carry and maintain liability insurance covering
personal injury and property damage that may be caused to persons,  the Property
or its contents,  by the System or Huntington's  employees or agents.  Owner and
Huntington  each waive any right of recovery  against  each other for any claims
that may be brought for any loss that is covered by  insurance  upon or relating
to the  Property or the System.  Owner  shall carry and  maintain  comprehensive
general liability insurance and property insurance for the Property. Owner shall
provide a certificate of such insurance to Huntington within 10 days of request.
A listing of minimum insurance requirements is contained in Exhibit "G" attached
hereto and incorporated herein by this reference.

                                ARTICLE 15
                                  MISCELLANEOUS

15.1  WARRANTIES.  Owner  warrants that Owner is the owner of the Property,  and
that no other person claims or has any interest in the Property  other  persons,
referred to in this  Section 15.1 as "Tenants and Others" who are (a) tenants in
possession  under  leases or rental  agreements,  and (b) all other  persons  or
entities  claiming an interest or license in, or right or claim to, the Property
as would be revealed by an inspection  of the Official  Records of the county in
which the Property is located.  Owner warrants that the Property is structurally
sound,  and  that  to the  best  of  Owner's  knowledge  the  Equipment  Room is
watertight.  Owner  further  warrants  that Owner will  cooperate  diligently in
identifying  the rights of any third party to own, use or restrict or charge for
the use of the  Wiring  and  Cable.  Owner  further  represents  that  Owner has
disclosed prior to execution hereof the identity of any other person, except for
Tenants and Others, who Owner knows or believes has any right, title or interest
in and to the Wiring and Cable or to use or  restrict  or charge for the use the
Wiring and Cable.  Owner  makes no  representations  or  warranties  of any kind
whatsoever  to  Huntington  as to the  profitability  or  other  success  of the
services to be provided by Huntington hereunder.

15.2  MEMORANDUM  OF AGREEMENT.  Owner and  Huntington  shall,  upon the written
request of the other,  execute,  acknowledge  and  record a  memorandum  of this
Agreement  in the  recorder's  office of the  county in which  the  Property  is
located.  Said  memorandum  shall contain a legal  description  of the Property,
shall affirmatively  restate the grant of the irrevocable  licenses set forth in
Article 3, and shall  provide for indexing in the  recorder's  office of Owner's
name in the grantor index, and in Huntington's  name in the grantee index.  This
Agreement shall survive any sale,  assignment or other transfer of the Property.
Upon  termination of this  Agreement for any reason,  Huntington and Owner shall
upon the written  request of Owner,  execute a memorandum of termination of this
Agreement in recordable  form and  Huntington  shall deliver such  memorandum of
termination to Owner.

<PAGE>

15.3 NONDISTURBANCE AGREEMENT. If the Property is subject to or en cumbered by a
lien,  mortgage,  deed of trust or other security  interest (other than the lien
for property  taxes),  Owner shall,  within 10 days after request by Huntington,
use best efforts to cause the lien  holder,  mortgagee,  beneficiary  or secured
party (as the case may be) to furnish  to  Huntington  a written  nondisturbance
agreement stating that upon the foreclosure of its lien, mortgage, deed of trust
or security interest (as the case may be) or upon its acquisition of title to or
possession of the Property,  that it will  recognize  Huntington's  rights under
this Agreement.

15.4 AUTHORITY.  The persons  executing this Agreement  expressly  represent and
warrant that each has full power and authority to do so, that this  Agreement is
enforceable in accordance with its terms,  that the execution and performance of
this  Agreement do not violate  either  party's  partnership  agreement  (to the
extent either party is a partnership)  or articles of  incorporation  and bylaws
(to the extent either party is a corporation).

15.5 BINDING EFFECT. This Agreement shall be binding upon the parties hereto and
their respective heirs, personal representatives, successors and assigns, as the
case may be.

15.6 OTHER  AGREEMENT.  The parties  hereby  represent that to the best of their
knowledge and belief the entering into and  performance  of this  agreement will
not  create a breach or  default  in any  agreement  to which  they are a party,
provided that Huntington acknowledges that Owner is a party to an agreement with
Premier Communications  Network, Inc. dated July 19, 1988. Huntington shall have
no  obligation  to  provide  Television  Services  unless  Owner has  previously
effectively terminated such agreement.

15.7 ATTORNEYS  FEES. If any party to this  Agreement  shall bring any action or
proceeding for any relief against the other,  declaratory or otherwise,  arising
out of this  Agreement,  the losing  party shall pay to the  prevailing  party a
reasonable  sum for  attorney  fees and costs  incurred in bringing or defending
such action or proceeding and/or enforcing any judgment granted therein,  all of
which shall be deemed to have  accrued upon the  commencement  of such action or
proceeding  and  shall be paid  whether  or not such  action  or  proceeding  is
prosecuted  to final  judgment.  Any judgment or order entered in such action or
proceeding  shall  contain a specific  provision  providing  for the recovery of
attorney fees and costs, separate from the judgment,  incurred in enforcing such
judgment.  The  prevailing  party shall be determined by the trier of fact based
upon an assessment of which  party's major  arguments or positions  taken in the
proceedings  could fairly be said to have prevailed over the other party's major
arguments  or  positions  on major  disputed  issues.  For the  purposes of this
section,  attorney fees shall include, without limitation,  fees incurred in the
following- (1) post-judgment motions; (2) contempt proceedings; (3) garnishment,
levy, and debtor and third party examinations; (4) discovery, and (5) bankruptcy
litigation.  This Section is intended to be expressly  severable  from the other
provisions of this Agreement,  is intended to survive any judgment and is not to
be deemed merged into the judgment.

15.8  CONDEMNATION.  If title to all of the  Property  should  be taken  for any
public or quasi-public use under any statute,  or by right of eminent domain, or
by private  purchase  in lieu of eminent  domain,  or if title to so much of the
Property is so taken that a reasonable  amount of reconstruction of the Property
will not result in the Equipment  Room's and the Cable Area's being suitable for
Huntington's  continued  occupancy,  then, in either event this Agreement  shall
terminate on the date that possession of the Property or part of the Property is
taken.  Without limiting any of Huntington's other rights and remedies available
at law or in equity, Huntington shall be entitled to any compensation awarded or
paid to  Huntington  for  depreciation  to and  cost  of  removal  of  Equipment
installed in the Property by Huntington.

15.9  SEVERABILITY;  GOVERNING LAW. The  provisions of this  Agreement  shall be
severable,  and the invalidity or  unenforceability  of any provision  shall not
affect the remaining provisions.  This Agreement shall be governed by the law of
the state wherein the Property is located.

15.10 NOTICES.  Any notice,  demand,  approval,  consent, or other communication
required or desired to be given under this  Agreement in writing  shall be given
in the  manner  set  forth  below,  addressed  to the  party to be served at the
address  set forth on the  signature  page of this  Agreement,  or at such other
address  which that party may have given  notice  under the  provisions  of this
Section. Any notice, demand, approval,  consent, or other communication given by
(a) mail shall be deemed to have been given when  accepted or refused,  provided
it was  deposited in the United  States  mail,  certified,  postage  prepaid and
return receipt requested;  (b) overnight common carrier courier service shall be
deemed to be given on the  business  day (not  including  Saturday)  immediately
following the date it was deposited  with such common  carrier;  (c) delivery in
person or by  messenger  shall be deemed to have been  given  upon  delivery  in
person or by messenger; or (d) electronic facsimile shall be deemed to have been
given on the  earlier of (i) the date and at the time as the  sending  party (or
such  party's  agent)  shall have  received  from the  receiving  party (or such
party's agent) oral confirmation of the receipt of such transmission or (ii) one
hour after the completion of transmission of the entire <PAGE>

communication,  provided that, in either case, the original of such transmission
is  deposited  for  delivery to the  addressee  by one of the means set forth in
subsections  (a)  through  (c) of this  Section  15.10 on the  same  date as the
transmission by electronic facsimile.

15.11 DESCRIPTIVE  HEADINGS.  The descriptive headings used and inserted in this
Agreement are for convenience only and shall not be deemed to affect the meaning
or construction of any provision of this Agreement.

15.12  TIME.  Time is of the  essence  of this  Agreement  and  each  and  every
provision hereof.

15.13 WAIVER.  No covenant,  term or condition or breach thereof shall be deemed
waived  except by  written  consent  of the  party  against  whom the  waiver is
claimed,  and any waiver of the breach of any covenant,  term or condition shall
not be deemed to be a waiver of any other covenant, term or condition.

15.14 FORCE MAJEURE. Any prevention, delay or stoppage due to strikes, lockouts,
labor  disputes,  acts of  God,  inability  to  obtain  labor  or  materials  or
reasonable  substitutes  therefore,   governmental  restrictions,   governmental
regulations,  governmental controls, enemy or hostile governmental action, civil
commotion,  fire or other  casualty,  and other  causes  beyond  the  reasonable
control of the party obligated to perform,  shall excuse the performance by such
party for a period equal to any such prevention,  delay or stoppage,  except for
the obligations imposed with regard to rent to be paid by Huntington pursuant to
this Agreement.

15.15 NO PARTNERSHIP.  It is agreed nothing contained in this Agreement shall be
deemed or construed as creating a partnership or joint venture between Owner and
Huntington,  or  between  Owner  and any  other  party,  or  cause  Owner  to be
responsible  in any way for the debt or  obligations  of Huntington or any other
party.

15.16  FINANCING.  Owner may, from time to time,  obtain financing in connection
with the  Property or  refinance  the Property by means of a mortgage or loan or
loans from one or several  lenders.  Before said loans are  approved and closed,
such  lenders may wish to approve this  Agreement,  and in order to receive such
approval,  this Agreement may have to be amended or modified.  Provided that the
term hereof is not altered,  Huntington's  obligations  to pay are not increased
and the  provisions of this  Agreement  are not  unreasonably  changed  thereby,
Huntington  agrees that it shall consent to and execute such minor amendments or
modifications  of this  Agreement  that  may be  requested  in  writing  by said
lenders.  At the  request  of any  said  lenders  Huntington  hereby  agrees  to
subordinate  this  Agreement to any  mortgage,  deed of trust or other  security
agreement requested by any such lenders, provided Huntington receives a suitable
nondisturbance agreement meeting the terms of Section 153.

15.17 ENTIRE  AGREEMENT.  This Agreement along with any Exhibits and attachments
hereto constitutes the entire agreement between Owner and Huntington relative to
the Premises and the matters set forth herein,  and this  Agreement and Exhibits
and attachments hereto may be altered,  amended or revoked only by an instrument
in writing signed by both Owner and Huntington.  It is understood that there are
no oral agreements or representations  between the parties hereto affecting this
Agreement,  and this  Agreement  supersedes  and  cancels  any and all  previous
negotiations,   arrangements,   brochures,  agreements  or  representations  and
understandings,  if any,  between the parties hereto with respect to the subject
matter as set forth herein.'

15.18   COUNTERPARTS.   This   Agreement  may  be  executed  in  any  number  of
counterparts,  each  of  which  shall  be  deemed  an  original,  but  all  such
counterparts  together shall  constitute but one and the same  instrument.  This
Agreement shall become  effective upon the execution of a counterpart  hereof by
each of the parties hereto.

<PAGE>

IN WITNESS WHEREOF,  the parties have signed this Agreement as of the date first
above written.

Huntington:        HUNTINGTON TELECOMMUNICATIONS PARTNERS, L.P.

By:       KBL INVESTMENT COMPANY, L.P.,
          a California limited partnership,
          its General Partner

By:       HUNTTINGTON PARTNERS, INC.,
          a California corporation,
          its Managing General Partner

By:______________________________________________

Its:_____________________________________________

Address:            40 Vienna

                    Newport Beach, California 92660
Facsimile:          (714) 644-5010

Owner:

--------------------------------------------------

STEPHEN L DIAMOND

SUZZANNE DIAMOND

Address:           21070 Homestead Road, #210
                   Cupertino, California 95014

Facsimile:         (408) 732-9578

<PAGE>

                              Addendum to Contract

Per Article 12 Voluntary Termination, pace 6 & 7, paragraph l (b), as originally
written is now hereby null and void.

As a result this paragraph only will be rewritten as follows:

Subject to the time  periods as  described  in Section  12.1,  in the event that
Huntington  fails to  achieve  a  reasonably  consistent  growth  percentage  of
additional  cable  revenue  above and beyond the  already  delivered  100% basic
coverage  percentage as provided by the property Owner or if Huntington fails to
diligently  pursue  growth of its cable  market  share  above and  beyond  basic
coverage  then Owner shall be entitled to give written  notice to  Huntington of
Owner's intent to terminate  Huntington's right and obligation  pursuant of this
Agreement to provide the  Television  Services for the  Property.  The effective
date of the  termination  shall be as provided in the notice but no earlier than
one hundred eighty (180) days after the inception of services.

Clarendon Hills                         Huntington

-----------------------------------     -------------------------------------
Stephen P. Diamond                      Huntington Representative
Owner
                                        ------------------------------------
                                        Print Name

<PAGE>

                                   EXHIBIT"A"

                                  THE PROPERTY

Name:               Clarendon Hills

Street Address:     700 Alquire Parkway
                    Hayward, California 94544

                   California

Legal Description:

<PAGE>

                                   EXHIBIT"B"

                           TELECOMMUNICATIONS SERVICES

 "Basic Television Services':

[] Services comparable to those offered by the local franchised cable company.

[] _________ Complimentary Outlets, as provided in Section 7.5.

"Basic Telephone Services":

[]  Local calling within the local service area of the local exchange carrier;

[] Long distance calling plans designed to save on  long-distance  charges based
upon the calling  pattern of each resident.  Huntington  reserves the to use the
long  distance  carrier  with which it can  negotiate  the most  favorable  long
distance rates;

[]  Emergency 911 service;

[] House phones,  a feature that provides  residents with the ability to forward
personal calls to selected house phones; and

[] Call  forwarding,  a feature  which allows calls to be forwarded to any other
phone within the same area code;

[] Private number, a feature that provides the customer with the ability to have
an unpublished phone number.

[] Complimentary Outlets, as provided in Section 7.5.

<PAGE>

                              EXHIBIT"C"

                      DIAGRAM OF LOCATION OF EQUIPMENT ROOM

<PAGE>

                               EXHIBIT"D"

                         DIAGRAM OF CABLE AREAS

<PAGE>

EXHIBIT"E"

                             OWNER'S FEE COMPUTATION

         The  fees to be paid  by  Huntington  pursuant  to  Section  6.1 of the
Agreement  shall commence as to each of the Telephone  System and the Television
System at such time as services are being provided with respect to the-Telephone
System or  Television  System as the case may be, to a minimum of sixty  percent
(60%) of the apartments within the Project as more particularly described below.
The sixty percent (60%) test is to apply  separately to the Telephone System and
Television  System,  so that fees  with  respect  to the  Telephone  System  may
commence one month, and fees with respect to the Television  System may commence
in a different  month. If after the  commencement of fees with respect to one or
both of the Systems,  the service level falls below the minimum of sixty percent
(60%), fees shall thereupon cease with respect to such System until the month in
which the item service  level is again  satisfied.  For purposes of  determining
when service is being  provided to a given  apartment,  hook-up of the System to
such apartment shall be considered as proof of the commencement of service.  The
fees as described  herein are based upon a percentage of the gross receipts with
respect to the Telephone System and the Television System. The percentage of the
gross  receipts  paid in fees  shall  vary in  accordance  with  the  number  of
apartment  units being serviced as described  below. In determining the level of
service with respect to either the Telephone  Service or the Television  Service
in any given month, the highest level of service in such calendar month shall be
determinative.

The  percentage  of monthly  receipts to be paid by  Huntington  is described as
follows:

                      Percentage of Gross Monthly Receipts

No. Of Apartment

Units being serviced       Telephone System                   Television System

    0-171                         0%                                    0%
   172-199                        5%                                    7%
   200-228                        6%                                    8%
   229-256                        7%                                    9%
   257-284                        8%                                    9%
    285+                          9%                                    10%

In addition,  Huntington shall pay an advance of $ 10,000 to Owner on account of
fees.  The advance will be payable on execution of this  Agreement.  The advance
will be  recoupable  dollar for dollar  against the first fees due hereunder but
shall not otherwise be refundable.

<PAGE>

         In exchange  for  Huntington  delivering a package of 23 channels to be
agreed to by the parties and subject to adjustment from time to time (but in any
event not including  premium or pay per view channels) to up to three outlets in
every apartment unit free of charge to the occupants,  Owner will pay Huntington
$2,242.00 per month  (subject to annual  adjustment on each  anniversary  of the
first date of delivery of  Television  Service in  accordance  with the Consumer
Price Index,  All  Consumers,  All Urban Areas  published  by the United  States
Department of Labor, or any comparable  successor index).  Such payment shall be
offset  against any amounts due by  Huntington to Owner and the balance (if any)
due by Owner shall be paid in cash on  presentation of a monthly  statement.  On
the basis of such  payment or offset,  all  apartment  units shall be treated as
receiving  Television Services and the percentage of gross receipts shall be 10%
with  respect  to  any  additional  receipts  resulting  from  delivery  of  any
Additional Television Services.

<PAGE>

                                   EXHIBIT"F"

                 SCHEDULE OF EQUIPMENT ROOM IMPROVEMENTS TO BE MADE BY
                                   HUNTINGTON

<PAGE>

                                   EXHIBIT"G"

                             INSURANCE REQUIREMENTS

                     1.  HUNTINGTON  INSURANCE  COVERAGE.  Huntington is
required to comply at its cost with the  following  minimum insurance
requirements:

1.1 Worker's Compensation.  Huntington shall maintain fall worker's compensation
insurance  including  employer's  liability  at a minimum  limit of Five Hundred
Thousand Dollars ($500,000), or current limit carried, whichever is greater, for
all persons whom it employs in carrying out work pursuant to the Agreement. Such
insurance  shall  be in  strict  accordance  with the  requirements  of the most
current and applicable state worker's compensation insurance laws in effect from
time to time.

1.2  Public  Liability.  Huntington  shall  maintain  during  the  term  of this
Agreement general public liability insurance, with coverage limits not less than
One Million Dollars  ($1,000,000)  for bodily injury or death to any one person,
injury  and/or  death to any  number of  persons  in any one  incident,  and for
property damage in any one occurrence, in the aggregate insuring against any and
all  liability of the insured with respect to the Property or arising out of the
Agreement.  All such  insurance  shall  name  Owner  and  Owner's  designees  as
additional insured. All such insurance shall specifically insure for performance
by Huntington of the indemnity  provision set forth in Paragraph 1.5 below as to
liability  for  injury  to or death of  persons  and  damage to  property.  Such
insurance  shall  have a  lender's  protective  liability  endorsement  attached
thereto.

1.3 Property and Casualty.  Huntington shall maintain  insurance covering all of
the items of Wiring and Cable to be  installed  by  Huntington  in the  Property
pursuant to the Agreement and any  alterations,  additions or improvements in an
amount not less than any full replacement value thereof from time to time during
the term of this Agreement providing  protection against any peril included with
the classification of fire and extended coverage together with insurance against
sprinkler damage,  vandalism and malicious  mischief and water damage (from roof
leakage, ground water or otherwise). Owner is not required to insure such items.
Owner  shall not be  required to  reinstall,  reconstruct  or repair any of such
items.  Subject  to the  terms  of any  loan  or  security  agreement  to  which
Huntington  may be party,  any policy  proceeds  shall be used for the repair or
replacement  of  the  property   damaged  or  destroyed  unless  Owner  notifies
Huntington that all or a substantial  portion of the Property has been destroyed
or damaged  beyond  repair  and Owner does not intend to rebuild or replace  the
Property.  All  such  insurance  shall  name  Owner  and  Owner's  designees  as
additional insured.

1.4 Automobiles. Huntington shall maintain owned, hired and non-owned automobile
liability insurance covering all use of all automobiles,  trucks and other motor
vehicles  utilized by Huntington  in connection  with the Property of a combined
single limit

<PAGE>

for bodily  injury and property  damage of $500,000 or current  limits  carried,
which ever is greater. All such insurance shall name Owner and Owner's designees
as additional insured.

1.5  Indemnification.  Huntington  hereby  agrees to  indemnify  and hold  Owner
harmless,  against any and all damage,  loss,  liability  and expense  including
without  limitation  actual attorneys' fees and legal costs incurred directly by
reason of loss or damage to the  Property or any portion  thereof or any 'claim,
suit or  judgment  brought  by or on behalf of any person  for  damage,  loss or
expenses due to, but not limited to, bodily injury or property damage  sustained
by person or persons which arise out of, or are  occasioned by or are in any way
attributable  to the  negligence  or willful  misconduct  of  Huntington  or its
employees or otherwise  attributable to Huntington's  negligence in selecting or
supervising any of its agents involved in performance pursuant to the Agreement,
except to the extent that any such damage or loss,  costs or expenses are caused
by the sole gross negligence or willful  misconduct of Owner.  Owner is required
to comply at Owner's cost with the following minimum insurance requirements.

                    2. OWNER INSURANCE  COVERAGE.  Owner is required to comply
at Owner's cost with the following  minimum insurance requirements:

2.1 Worker's  Compensation.  Owner shall  maintain  full  worker's  compensation
insurance  including  employer's  liability  at a minimum  limit of Five Hundred
Thousand Dollars ($500,000), or current limit carried, whichever is greater, for
all persons  whom Owner  employs who may at any time come into  contact with the
Equipment,  the Equipment Room or the Wiring and Cable.  Such insurance shall be
in strict  accordance  with the  requirements of the most current and applicable
state worker's compensation insurance laws in effect from time to time.

2.2 Public  Liability.  Owner shall  maintain  during the term of this Agreement
general  public  liability  insurance,  with  coverage  limits not less than One
Million  Dollars ($  1,000,000)  for bodily  injury or death to any one  person,
injury  and/or  death to any  number of  persons  in any one  incident,  and for
property damage in any one occurrence, in the aggregate insuring against any and
all  liability of the insured with respect to the Property or arising out of the
Agreement.  All such  insurance  shall  name  Owner  and  Owner's  designees  as
additional insured. All such insurance shall specifically insure for performance
by Owner -of the  indemnity  provision  set forth in  Paragraph  2.5 below as to
liability  for  injury  to or death of  persons  and  damage to  property.  Such
insurance  shall  have a  lender's  protective  liability  endorsement  attached
thereto.

2.3 Property  and  Casualty.  Owner shall  maintain  insurance  covering all the
Property   pursuant  to  the  Agreement  and  any   alterations,   additions  or
improvements in an amount not less than any full replacement  value thereof from
time to time during the term of this Agreement providing  protection against any
peril included with the  classification  of fire and extended  coverage together
with insurance against sprinkler  damage,  vandalism and malicious  mischief and
water damage (from roof leakage, ground water or otherwise).

<PAGE>

Owner  shall not be  required to  reinstall,  reconstruct  or repair any of such
items. Subject to the terms of any loan or security agreement to which Owner may
be party, any policy proceeds shall be used for the repair or replacement of the
property  damaged or destroyed  unless Owner notifies  Huntington  that all or a
substantial  portion of the Property has been destroyed or damaged beyond repair
and that Owner does not intend to  rebuild  or replace  the  Property.  All such
insurance shall name Huntington and its designees as additional insured.

2.4  Automobiles.  Owner shall maintain  owned,  hired and non-owned  automobile
liability insurance covering all use of all automobiles,  trucks and other motor
vehicles  utilized by Owner in connection with the Property of a combined single
limit for bodily  injury  and  property  damage of  $500,000  or current  limits
carried, which ever is greater. All such insurance shall name Huntington and its
designees as additional insured.

2.5  Indemnification.  Owner  hereby  agrees to  indemnify  and hold  Huntington
harmless,  against any and all damage,  loss,  liability  and expense  including
without  limitation  actual attorneys' fees and legal costs incurred directly by
reason of loss or damage to the  Property or any  portion  thereof or any claim,
suit or  judgment  brought  by or on behalf of any person  for  damage,  loss or
expenses due to, but not limited to, bodily injury or property damage  sustained
by person or persons which arise out of, or are  occasioned by or are in any way
attributable  to the  negligence  or  willful  misconduct  of Owner  or  Owner's
employees  or  otherwise  attributable  to Owner's  negligence  in  selecting or
supervising  any of Owner's  agents  involved  in  performance  pursuant  to the
Agreement,  except to the extent that any such damage or loss, costs or expenses
are caused by the sole gross negligence or willful misconduct of Huntington.

                    3.  GENERAL PROVISIONS.

3.1 Insurance Company.  All coverage's described herein shall be underwritten by
insurance  carriers  licensed  and  approved  to do  business  in the  State  of
California  (unless otherwise in any particular case approved in writing by both
parties) with a general  policyholder's rating of not less than A, and financial
rating of not less than X, in the most current Best's  Insurance  Report.  In no
event will the insurance be  terminated  or otherwise  allowed to lapse prior to
the  termination  or expiration of the Agreement.  Insurance  -described in this
Exhibit may be provided through a policy or policies  covering other liabilities
of the policy holder, provided,  however, that any such policy or policies shall
allocate to the subject  matter of this  Agreement  the full amount of insurance
required hereunder.

3.2 Evidence and  Maintenance of Insurance.  As evidence of specified  insurance
coverage,  certificates  issued to one party by an applicable  insurance carrier
acceptable  to the other party  showing such policies in force for the specified
period may be provided in lieu of actual policies. Such evidence shall initially
be  delivered  by each  party to the other to prior to the  commencement  of any
activity of Huntington in connection with

<PAGE>

the Property.  Each policy and certificate  issued to one party shall be subject
to approval of the other party and shall provide that such policies shall not be
subject to  material  alteration  or  cancellation  without  ten (10) days prior
written notice to such other party, which notice shall be delivered by certified
mail, return receipt  requested.  Should any policy expire or be cancelled prior
to termination or expiration of the Agreement, and should the policy holder fail
to immediately procure other insurance as specified,  the other party shall have
the right but not the  obligation,  to procure such other  insurance  and charge
policy holder therefor, in which event the policy holder shall, immediately upon
written  demand from the other  party,  pay to such other party  pursuant to the
Agreement the sum as advanced with respect to the insurance coverage.

<PAGE>

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