Document:

PROMISSORY NOTE

$18,000.00 Date:                                                  April 01, 2000

For value  received the  undersigned  Gary Stern (the  "Borrower") at 9808 Palma
Vista  Way,  Boca  Raton,  Florida  33428,  promises  to pay to the  order of PC
Universe,  Inc. (the "Lender") at 2303 North Dixie Highway,  Boca Raton, Florida
33431,  (or at such other place as the Lender may  designate in writing) the sum
of $18,000.00 with interest from April 01, 2000, on the unpaid  principal at the
rate of 1.00% per annum.

Unpaid  principal after the Due Date shown below shall accrue interest at a rate
of 10.00% annually until paid.

The  unpaid   principal  and  accrued  interest  shall  be  payable  in  monthly
installments of $507.75,  beginning on May 01, 2000, and continuing  until April
01, 2003,  (the "Due Date"),  at which time the remaining  unpaid  principal and
interest shall be due in full.

All payments on this Note shall be applied first in payment of accrued  interest
and any remainder in payment of principal.

If any payment  obligation  under this Note is not paid when due, the  remaining
unpaid  balance and any accrued  interest  shall become due  immediately  at the
option of the Lender.

The Borrower  reserves the right to prepay this Note (in whole or in part) prior
to the Due Date with no prepayment penalty.

If any payment  obligation  under this Note is not paid when due,  the  Borrower
promises to pay all costs of  collection,  including  reasonable  attorney fees,
whether or not a lawsuit is commenced as part of the collection process.

In any of the  following  events  of  default  occur,  this  Note and any  other
obligations of the Borrower to the Lender, shall become due immediately, without
demand or notice:

1.       the failure of the Borrower to pay the principal and any accrued
         interest in full on or before the Due Date.

2.       the death of the Borrower or Lender

3.       the filing of bankruptcy proceedings involving the Borrower as debtor;

4.       the application for the appointment of a receiver for the Borrower,

5.       the making of  a general assignment  for the benefit of  the Borrower's
         creditors;

6.       the insolvency of the Borrower;

7.       a  misrepresentation by the Borrower to  the Lender for  the purpose of
         obtaining or extending credit

If any  one or  more  of the  provisions  of  this  Note  are  determined  to be
unenforceable,  in whole or in part,  for any reason,  the remaining  provisions
shall remain fully operative.

All payments of  principal  and interest on this Note shall be paid in the legal
currency of the United  States.  The Borrower  waives  presentment  for payment,
protest, and notice of protest and nonpayment of this Note.

No renewal or extension of this Note, delay in enforcing any right of the Lender
under this Note or  assignment by Lender of this Note shall affect the liability
or the obligations of the Borrower.  Al rights of the Lender under this Note are
cumulative and may be exercised  concurrently or  consecutively  at the Lender's
option.

This  Note  shall be  construed  in  accordance  with  the laws of the  State of
Florida.

Signed this 3rd day of April, 2000 at Palm Beach County, Florida

Borrower
Gary Stern

By:   /s/ Gary Stern
          Gary Stern

 SIGNATURES

     Pursuant to the requirements of the Securities Act, the Registrant has duly
caused  this  Registration   Statement  to  be  signed  on  its  behalf  by  the
undersigned, thereunto duly authorized, in the City of , State of , on .

                                          First Irving Strategic Group, INC.

                                          By: /s/  MICHAEL T. WILLIAMS.

                                            ------------------------------------
                                                  President and Treasurer

     Pursuant  to  the   requirements  of  the  Securities  Act  of  1933,  this
Registration  Statement  has  been  signed  by  the  following  persons  in  the
capacities and on the dates indicated.

SIGNATURE                               TITLE                              DATE
                                        Director
Print Name:  Rob Rill
                                        President, Treasurer and Director
Print Name:  Michael T. WilliamsExhibit # 10.01

                        Partnership Agreement - D Greens

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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 - Crocker
Associates  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: * * * Durham Greens 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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<PAGE>

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
associated  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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<PAGE>

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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<PAGE>

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

                                                                               9

<PAGE>

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 anysuch  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:

                                                                              10

<PAGE>

(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  tobe 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 following
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 6 percentage of Lessee's gross receipts only.

13.3  RESTORATION  OF  SERVICE.  In the  event of a partial  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,  its
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  indemnify  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,  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  theProperty
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
(a)  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 entitled 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

<PAGE>

14.21 STATE LAW. This Agreement shall be governed by and be construed according
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    D1           HOUSE PHONES & T.V. OUTLET LOCATIONS

     EXHIBIT     E            RENT SCHEDULE

     EXHIBIT     F            INSURANCE REQUIREMENTS

     EXHIBIT     G            TCI AGREEMENT

<PAGE>

                              EXHIBIT A

                          DESCRIPTION OF PROJECT

                          DURHAM GREENS APARTMENTS
                          4355 Grimmer Blvd.
                          Fremont, Ca. 94538

<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

HOUSE PHONES                                                T.V. OUTLETS
FOUR (4) LAUNDRY ROOMS                                      WEIGHT ROOM
TWO (2) POOLS                                               LOUNGE AREA
SPA                                                         VEHICLE AREA FUTURE)
TWO (2) TENNIS COURTS
AEROBIC ROOM
WEIGHT ROOM
LOUNGE AREA
VEHICLE GATE (FUTURE)

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